HomeMy WebLinkAbout11/17/1995 PC Agenda PLANNING COMMISSION
Regular Meeting-Dublin Civic Center Tuesday-7:30 p.m.
100 Civic Plaza,Council Chambers October 17,1995
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS-September 5,1995
6. ORAL COMMUNICATION-At this time,members of the audience are permitted to address the
Planning Commission on any item(s)of interest to the public;however,no ACTION or
DISCUSSION shall take place on any item which is NOT on the Planning Commission Agenda.
The Commission may respond briefly to statements made or questions posed,or may request Staff
to report back at a future meeting concerning the matter. Furthermore,a member of the Planning
Commission may direct Staff to place a matter of business on a future agenda. Any person may
arrange with the Planning Director(no later than 11:00 a.m.,on the Tuesday preceding a regular
meeting)to have an item of concern placed on the agenda for the next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 95-031 Alcosta Shell Service Station Expansion-Conditional Use Permit and Site
Development Review approval request to expand the existing Alcosta Shell Service Station
located at 8999 San Ramon Road. The expansion,totaling 2,300 square feet,will involve
the construction of a new 24-hour food mart with an automatic car wash and interior
storage room.
8.2 PA 95-035 Arlen Ness Enterprises-Request for a General Plan Amendment,Conditional Use
Permit and Site Development Review to allow a 44,016 square foot Motorcycle Parts mail-order and
retail business at 6050 Dublin Boulevard.
9. NEW OR UNFINISHED BUSINESS
9.1 Draft memo regarding Planning Commission Training
10. OTHER BUSINESS(Conunission/Staff Informational Only Reports)
11. ADJOURNMENT
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: October 17, 1995
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Sharon Young,Planning Intern L
'it
SUBJECT: PA 95-031 Alcosta Shell Service Station CUP/SDR
GENERAL INFORMATION:
PROJECT: Conditional Use Permit and Site Development Review approval request
to expand the existing Alcosta Shell Service Station located at 8999 San
Ramon Road. The expansion,totaling 2,300 square feet,will involve
the construction of a new 24-hour food mart with an automatic car wash
and interior storage room.
APPLICANT: Craig Schwab, Finance Manager
C&J Cox Corporation
P.O.Box 10187
Pleasanton, CA 94588
PROPERTY OWNER: Shell Oil Company
Western Tax Region
P.O. Box 2099
Houston, TX 77252
LOCATION: 8999 San Ramon Road
ASSESSOR PARCEL: 941-164-1-7
PARCEL SIZE: .52 acres
GENERAL PLAN
DESIGNATION: Retail/Office
EXISTING ZONING
AND LAND USE: C-N,Neighborhood Business District; Service Station Type'A'
COPIES TO: Craig Schwab
Shell Oil Co.
D. Carrington
S. Young
ITEM NO. ( , PA Address File
SURROUNDING LAND USE AND ZONING:
North: City of San Ramon;Chevron Service Station
South&East: C-N,Neighborhood Business District;San Ramon Village Plaza
Shopping Center
West: R-1-B-E,Single Family Residential Combining District;single-family
residential homes
ZONING HISTORY:
865 Z.U.: On April 5,1969,the Alameda County Board of Supervisors approved a
Rezoning from A,Agricultural District to C-N,Neighborhood Business
District.
C-2052N-4869: On August 27,1969,the Alameda County Planning Commission
approved a Conditional Use Permit to construct and operate a Type A
service station and a Variance to locate a 48 square foot,three-sided,
freestanding sign in the required front yard mounted on a three sided,
10.5 foot high structure.
C-3568: On August 8,1979,the Alameda County Zoning Administrator
approved a Conditional Use Permit for the addition of a cashier booth to
the existing service station.
C-4023: On July 29,1981,the Alameda County Zoning Administrator approved
a Conditional Use Permit to remove three service bays and construct a
storage building and car wash.
S-822: On October 29,1981,the Alameda County Planning Director approved a
Site Development Review application for new pump islands and a car
wash.
PA87-138: On January 13,1988,the Dublin Zoning Administrator denied a
Variance to Shell for Service Station Price Signs for four fuel products
which exceeded the maximum permitted sign area,and required the
applicant to bring the price signs into conformance with the City's sign
ordinance within thirty(30)days.
On February 16,1988,the Planning Commission heard and considered
an appeal of the January 13,1988 Zoning Administrator action and
upheld the decision,denying the Variance request.
On April 11,1988,the City Council heard and considered an appeal of
the February 16,1988 Planning Commission action and upheld the
decision,denying the Variance request. A Zoning Ordinance
Amendment was initiated,providing increased sign area for service
station price signs when four(4)or more fuel products are offered.
PA92-039 On November 20,1992,the Dublin Zoning Administrator approved a
Site Development Review and Variance application to allow an existing
alternative type,freestanding,service station display structure to exceed
the maximum permitted sign height of 8 feet and maximum permitted
sign area of 32 square feet.
-2- PAGE c7Th
APPLICABLE REGULATIONS:
Section 8-47.1(b)of the Zoning Ordinance indicates in part that a store for the sale at retail of
food,packaged liquor or household supplies is a permitted use in the C-N,Neighborhood Business
District.
Section 8-47.2(A)(3)of the Zoning Ordinance states that a Service Station Type'A'is a
conditional use in the C-N,Neighborhood Business District.
Section 8-47.2(A)(4)of the Zoning Ordinance states that a Drive-In Business,such as a car
wash,is a conditional use in the C-N,Neighborhood Business District.
Section 8-65.1 states in part that a Service Station Type'A'shall be subject to the following
limitations and requirements:1)the building site shall have an area not less than 10,000 square feet,with
an effective lot frontage on at least one street,not less than one hundred twenty(120)feet;2)no building
shall be less than forty(40)feet from any street line;and 3)all operations except those related to the
actual refueling process,shall be conducted within a building,
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 8-94.3 states in part that if a proposed Conditional Use application also requires a Site
Development Review,the combined applications shall be processed concurrently by the decision maker.
(which in this case is the Planning Commission)
Section 8-95.0 states that Site Development Review is a discretionary review process intended to
promote:1)orderly,attractive and harmonious site and structural development compatible with
individual site environmental constraints and compatible with surrounding properties and neighborhoods;
2)to resolve major project-related issues including,but not limited to,building location,architectural
and landscape design and theme,vehicular and pedestrian access and on-site circulation,parking and
traffic impacts;3)to insure compliance with development standards and general requirements
established for Zoning and Planned Development Districts,including,but not limited to,setbacks,
heights,parking,fences,accessory structures and signage;4)to stabilize property values;and 5)to
promote the general welfare.
ENVIRONMENTAL REVIEW: The project has been reviewed in accordance with the California
Environmental Quality Act(CEQA)and the State CEQA Guidelines. An Initial Study of Environmental
Review was completed on September 20,1995,and a Negative Declaration has been prepared because
the project will not have a significant impact on the environment.
NOTIFICATION: The Notice of Public Review of the Negative Declaration and Public Hearing of
October 17,1995,was published in the local newspaper,mailed to adjacent property owners,and posted
in public buildings.
E.
ANALYSIS:
The proposal involves the expansion of the existing service station to accommodate a new 1,000
square foot food mart with a new 900 square foot automatic car wash and a 400 square foot interior
storage room. The entire building proposal,totaling 2,300 square feet, will require the purchase of an
additional 1,674±square feet of land from the Duckett-Wilson Development Corporation because a
portion of the expansion will encroach onto the San Ramon Village Plaza Shopping Center parcel.
Conditional Use Permit
A Conditional Use Permit is used to ensure that the current and proposed use of the service station
is consistent with the retail/office uses designated under the Dublin General Plan. Within Dublin's Zoning
Ordinance,the service station is classified as a conditional use designated under Service Station Type'A',
within the C-N,Neighborhood Business zoning district.
Since 1969,the Alcosta Shell has operated under an approved Conditional Use Permit granted by
the Alameda County Planning Commission. Over the years, Shell Oil Company has obtained additional
Conditional Use Permits for the construction of a cashier booth, a storage building, and a car wash.
Although these modifications have altered the service station's original layout,they have not changed the
basic function of the site as a Type 'A' service station.
The Applicant's proposed expansion will require a new Conditional Use Permit due to the project's
potential impact to the environment. The Planning Department and other city departments/agencies have
compiled several Conditions of Approval on the proposed project. Staff specifically recommends three
Conditions of Approval to control noise and maintain public safety: amplified music or other noise
generated by the use shall not be permitted to project off-site; all activities associated with the use, except
the refueling of motor vehicles, shall be conducted entirely within the enclosed food mart building; and
vehicle washing, detailing or auto repair uses or activities,with the exception of the automatic car wash,
shall not be allowed at the site at any time. These and other Conditions of Approval for a Conditional Use
Permit are included in the draft Resolution, Exhibit C.
Site Development Review
Site Development Review examines the Applicant's development proposal to determine the
project's quality of site planning, architecture, and landscape design. The proposed expansion will consist
of modifications to the design and layout of a portion of the project site. These modifications, indicated on
the site plan, elevation plan, and preliminary landscape&irrigation plan(Exhibit A), will conform to
similar design guidelines used by Shell Oil Company.
Most on-site improvements to the existing service station will occur on the southern portion of the
project site. Major modifications will be the replacement of the existing car wash(including restroom and
storage room)with a new facility housing the food mart, with an automatic car wash and an interior storage
room. This new facility will be constructed with a combination of textured concrete, wainscot and sheet
metal panels. A new trash enclosure will also be constructed on the southwestern portion of the project
site. It will incorporate the use of a 10'x10' concrete apron in front of the enclosure to facilitate
mechanical pick-up service provided by the Livermore Dublin Disposal Service. Minor modifications will
take place underneath the fuel island canopy with the addition of two new fuel pumps, once the cashier
kiosk is removed when the food mart is completed.
Staff reviewed and commented on all on and off-site improvements for this project. During this
process, Police Services,the Fire Authority, and the Public Works Department addressed several issues of
concern regarding the service station expansion in the Conditions of Approval for Site Development
Review under draft Resolution, Exhibit D.
Police Services recommended that the layout of the food mart provide for added security to the
service station's employees and its patrons. The placement of freestanding shelving or other similar types
of interior appurtenances allowing maximum visual surveillance of the alcohol cold storage area from the
employee service cashier area,interior access to the restrooms,and the use of security devices should be
taken into consideration when devising the final interior layout of the new food mart.
The Fire Authority suggested that the interior plans detail information describing fire apparatus
access and the location of all on and off-site fire hydrants. The Fire Authority also indicated that the
Applicant pay a one time Fire Impact Fee of$1,200.00 prior to issuance of a building permit.
Furthermore,the Fire Authority recommended that the new trash enclosure be constructed of non-
combustible material to minimize potential fire hazards.
The Public Works Department indicated a need for a Lot Line Adjustment between the Applicant's
property and the San Ramon Village Plaza Shopping Center,a right-of-access along San Ramon Road for
the creation of the new access driveway with ingress and egress limited to right turns only along San
Ramon Road,the restriping of parking spaces adjacent to the service station expansion to allow two-way
vehicle access for parking and circulation,modifications to the landscape islands,and the submittal of a
grading&irrigation plan prior to issuance of a building permit.
Parking and circulation improvements will be made on the project site. The Applicant is to provide
two parking spaces for the food mart and restripe parking spaces adjacent to the car wash in the San
Ramon Village Plaza Shopping Center. The Applicant shall also pay for improvements to create a new
driveway along San Ramon Road. The location of the driveway will require the removal of approximately
5 parking spaces within the shopping center;the elimination of these parking spaces will not reduce the
number of spaces required for the shopping center. Since the creation of the new driveway will take place
within the public right-of-way,the Applicant must obtain a right-of-access along San Ramon Road from
the City of Dublin and an approval of an encroachment permit from the City Council. (However,if the
right-of-access is denied by the City Council,it will not effect the proposed expansion of the use since the
access driveway is not located on the service station property.) All these modifications are intended to
improve parking and traffic flow,better facilitating vehicular access to and from the expanded service
station site and the shopping center.
Based on a traffic study performed for this project by TJKM,the Public Works Department has
determined that traffic impact fees will not be required. The Public Works Department has concluded that
the majority of traffic going to the service station is from Interstate 680 and Alcosta Boulevard,which is
outside of the City's jurisdiction. The Public Works Department and Police Services have determined that
the access driveway's location and proximity to the Alcosta Boulevard intersection would not adversely
impact traffic or create any related traffic hazards on San Ramon Road.
Conclusion
The proposed expansion of the Alcosta Shell will be a major improvement to the existing service
station. The new food mart,car wash,and interior storage room will also greatly enhance the image of the
adjacent shopping center. Various other City departments and affected government agencies have reviewed
the proposed project and have confirmed that the project is in compliance with all applicable regulations
and requirements included in the Zoning Ordinance and the General Plan. All comments and concerns have
been incorporated into the Conditional Use Permit and Site Development Review draft Resolutions,
Exhibits C and D,as Conditions of Approval.
Staff recommends approval of the Applicant's Conditional Use Permit and Site Development
Review request to expand the existing Alcosta Shell Service Station,located at 8999 San Ramon Road,
subject to the conditions specified in the draft resolutions.
FACE nr:1
-5-
Staff recommends approval of the Applicant's Conditional Use Permit and Site Development
Review request to expand the existing Alcosta Shell Service Station, located at 8999 San Ramon Road,
subject to the conditions specified in the draft resolutions.
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 the Draft Resolutions approving the Negetive Declaration, Conditional
Use Permit and Site Development Review request, or give Staff and Applicant
direction and continue the matter.
ACTION: Recommendation that the Planning Commission adopt the Draft Resolutions, Exhibits B,
C and D, approving the Negetive Declaration,the Conditional Use Permit and the Site
Development Review for PA 95-031 Alcosta Shell Service Station Expansion.
To approve the project as presented,a Planning Commissioner may make a motion as:
I move to adopt the Resolutions approving the Negetive Declaration,Exhibit B, the
Conditional Use Permit,Exhibit C, and the Site Development Review,Exhibit D,for
PA 95-031,Alcosta Shell Service Station Expansion.
ATTACHMENTS:
Exhibit A: Project Site, Elevation Drawings, and Preliminary Landscape&Irrigation Plans
Exhibit B: Draft Resolution approving the Negetive Declaration
Exhibit C: Draft Resolution approving the Conditional Use Permit
Exhibit D: Draft Resolution approving the Site Development Review
Background Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Applicant's Statement Regarding the Proposed Project
Attachment 3: Non-Residential Building Security Requirements
Attachment 4: Standard Plant Material,Irrigation System &Maintenance Agreement
Attachment 5: Site Development Review Standard Conditions
Attachment 6: Typical Public Works Conditions of Approval
r,
11
-6-
RESOLUTION NO. 95-00
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR
PA 95-031 ALCOSTA SHELL SERVICE STATION EXPANSION
WHEREAS,the Applicant, Craig Schwab of C &J Cox Corporation,has filed Conditional Use
Permit and Site Development Review applications requesting approval to expand the existing Alcosta
Shell Service Station. The expansion will total 2,300 square feet,of which, 1,000 square feet will
accommodate a new 24-hour food mart; 900 square feet for the automatic car wash; and a 400 square
foot interior storage room. This project consists of the removal of the existing automatic car wash,
which includes restrooms and storage room, and the removal of the cashier kiosk under the fuel island
canopy, and other on and off-site improvements; and
WHEREAS, the California Environmental Quality Act(CEQA), State CEQA guidelines and
City Environmental Guidelines require that certain projects be reviewed for environmental impacts and
that environmental documents be prepared; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA)and a Negative Declaration has been prepared for this
project as it will not have a significant effect on the environment; and
WHEREAS, the Planning Commission did hold a public hearing on said application on October
17, 1995; did review and consider the Negative Declaration; and did adopt Resolution No. 95-00,
adopting the Negative Declaration, Resolution No. 95-00 approving the Conditional Use Permit,
Resolution No. 95-00 approving the Site Development Review; and
WHEREAS, public notice of Negative Declaration was given in all respects as required by law.
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby find that:
1. The project will not have a significant effect on the environment; and
2. The Negative Declaration has been prepared and processed in accordance with State and
local laws and guideline regulation; and
3. The Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does
hereby adopt the Negative Declaration for PA 95-031 Alcosta Shell Service Station Expansion
Conditional Use Permit and Site Development Review.
PASSED,APPROVED AND ADOPTED this 17th day of October, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
EXHIBIT 13
RESOLUTION NO.95-00
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 95-031 ALCOSTA SHELL SERVICE STATION CONDITIONAL USE
PERMIT FOR A 2,300 SQUARE FOOT EXPANSION OF THE FACILITY TO ADD A NEW
FOOD MART WITH AN AUTOMATIC CAR WASH AND INTERIOR STORAGE ROOM,
LOCATED AT 8999 SAN RAMON ROAD,WITHIN THE C-N,NEIGHBORHOOD BUSINESS
DISTRICT.
WHEREAS,the Applicant,Craig Schwab of C&J Cox Corporation,has filed Conditional Use
Permit and Site Development Review applications requesting approval to expand the existing Alcosta
Shell Service Station.The expansion will total 2,300 square feet,of which,1,000 square feet will
accommodate a new 24-hour food mart;900 square feet for the automatic car wash;and a 400 square
foot interior storage room. This project consists of the removal of the existing automatic car wash,
which includes restrooms and storage room,and the removal of the cashier kiosk under the fuel island
canopy,and other on and off-site improvements;and
WHEREAS,the Planning Commission held a public hearing on said Conditional Use Permit
application on October 17,1995;and
WHEREAS,proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS,the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA)and a Negative Declaration has been prepared because
the project will not have a significant impact on the environment;and
WHEREAS,the Staff Report was submitted recommending that the application be conditionally
approved;and
WHEREAS,the Planning Commission did hear and consider all said reports,recommendations
and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
A. The proposed project will serve a public need by providing customers and the general public
with the continued use of an improved and remodeled service station with the addition of a 24-
hour food mart with an automatic car wash.
B. The proposed use will be properly related to other land uses and transportation and service
facilities in the vicinity,as the proposed use will be compatible with the existing use and to the
type and nature of operations typically found in the neighborhood.
C. The proposed use,under all circumstances and conditions of this particular case,will not
materially adversely affect the health or safety of persons residing or working in the vicinity,or
be materially detrimental to the public welfare or injurious to property or improvements in the
neighborhood,as all applicable regulations will be met.
D. The proposed use will not be contrary to the specific intent clauses or performance standards
established for the District in which it is to be located.
EXHBIT C
PAGEOF
E. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan and
the City of Dublin Zoning Ordinance.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 95-031 Alcosta Shell Service Station Conditional Use Permit application as
generally shown on Exhibit A,stamped approved and on file with the Dublin Planning Department,subject
to the approval of the related Site Development Review Resolution and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use,and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PLI Planning,1BI Building,IPOI Police,IPWI Public
Works,[ADM]Administration/City Attorney,IFINI Finance,IF]Dougherty Regional Fire
Authority,IDSRI Dublin San Ramon Services District,ICOI Alameda County Department of
Environmental Health.
1. This Conditional Use Permit approval is for the addition of a new 24-hour food mart with an
automatic car wash and interior storage room,located at 8999 San Ramon Road. This approval
shall generally conform to the plans labeled Exhibit A,as modified by the following Conditions of
Approval and associated Site Development Review Resolution,consisting of a revised Site Plan,
Building Elevations,and a Preliminary Landscape Plan consisting of three(3)sheets,prepared by
Tait&Associates Inc.and Ronald J.Allison Landscape Architects,dated received by the Planning
Department on September 27,1995. [PL]
2. The Applicant and Property Owner shall comply with all applicable Planning,Building,Public
Works,Dublin San Ramon Services District,Dougherty Regional Fire Authority,Dublin Police
Services and the Alameda County Environmental Health regulations and requirements. [PL,B,
PW,DSR,F,PO,CO]
3. All signage shall be subject to the requirements of the sign regulations within the Zoning
Ordinance. [PL]
4. The Applicant and Property Owner shall provide and maintain the required number of customer
parking spaces for the food mart use at all times. [PL]
5. The Applicant and Property Owner shall be responsible for clean-up and disposal of any project
related trash and shall maintain the site in a clean,litter-free condition at all times. [PL]
6. The service station,food mart and car wash use shall be conducted so as not to create a nuisance to
surrounding and/or adjacent businesses. [P0,PL]
7. Amplified music or other noise generated by the use shall not be permitted to project off-site.
[PL,PO]
8. All activities associated with this use shall be conducted entirely within the enclosed food mart,
with the exception of the refueling of motor vehicles. [PL]
9. The use of any accessory structures,such as storage sheds or trailer/container units,used for
storage or for any other purpose,shall not be allowed on the site at any time. [PL,B,F]
L ri
10. With the exception of the automatic car wash,no other vehicle washing,detailing or auto repair
uses or activities shall be permitted on the site. Long or short term storage and/or parking of
motor vehicles shall not be permitted on the site. [PL]
11. All landscape areas on the site shall be enhanced and properly maintained at all times. Any
proposed or modified landscaping to the site shall require prior review and written approval from
the Planning Department. [PL]
12. On at least an annual basis,this Conditional Use Permit approval shall be subject to Zoning
Investigator review and determination as to the compliance with the Conditions of Approval.
[PL]
13. This approval shall become null and void in the event the approved use ceases to operate for a
continuous one-year period. [PL]
14. 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 may be subject to the
issuance of a citation. [PL]
PASSED,APPROVED AND ADOPTED this 17th day of October, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-3- � '
RESOLUTION NO.95-00
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 95-031 ALCOSTA SHELL SERVICE STATION SITE DEVELOPMENT REVIEW
FOR A 2,300 SQUARE FOOT EXPANSION OF THE FACILITY TO ADD A NEW FOOD MART
WITH AN AUTOMATIC CAR WASH AND INTERIOR STORAGE ROOM,LOCATED AT 8999 SAN
RAMON ROAD,WITHIN THE C-N,NEIGHBORHOOD BUSINESS DISTRICT.
WHEREAS,the Applicant,Craig Schwab of C&J Cox Corporation,has filed Conditional Use Permit
and Site Development Review applications requesting approval to expand the existing Alcosta Shell Service
Station.The expansion will total 2,300 square feet,of which,1,000 square feet will accommodate a new 24-
hour food mart;900 square feet for the automatic car wash;and a 400 square foot interior storage room. This
project consists of the removal of the existing automatic car wash,which includes restrooms and storage room,
and the removal of the cashier kiosk under the fuel island canopy,and other on and off-site improvements;and
WHEREAS,the Planning Commission held a public hearing on said Site Development Review
application on October 17,1995;and
WHEREAS,proper notice of said public hearing was given in all respects as required by law;and
WHEREAS,the application has been reviewed in accordance with the provisions of the California
Environmental Quality Act(CEQA)and a Negative Declaration has been prepared because the project will not
have a significant impact on the environment;and
WHEREAS,the Staff Report was submitted recommending that the application be conditionally
approved;and
WHEREAS,the Planning Commission did hear and consider all said reports,recommendations and
testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT TILE Dublin Planning Commission does hereby
find that:
A. The approval of this application is consistent with the intent/purpose of Section 8-95.0 SITE
DEVELOPMENT REVIEW.
B. The approval of this application,as conditioned,complies with the General Plan and with the C-N,
Neighborhood Business District regulations and the general requirements established in the Zoning
Ordinance.
C. The approval of this application,as conditioned,is in the best interests of the public health,safety and
general welfare.
D. The proposed service station expansion,including site layout,vehicular access,circulation and parking,
setbacks,height,walls,public safety and similar elements have been designed to provide a desirable
environment for the development.
E. Architectural consideration,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 expansion project
in order to insure compatibility of this development with the service station's design concept or theme
and the character of adjacent buildings and uses.
EXtl4l�f•�. „9P
ra.
F. Landscape considerations, including the locations,type, size,color,texture and coverage of plant
materials, provisions and similar elements have been considered to insure visual relief and an attractive
environment for the public.
G. The approval of this Site Development Review will be consistent with the policies set forth within the
Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally
approve PA 95-031 Alcosta Shell Service Station Site Development Review application as generally shown on
Exhibit A, stamped approved and on file with the Dublin Planning Department, subject to the approval of the
related Conditional Use Permit Resolution and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise.all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use,and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL] Planning. [B] Building. [PO] Police. [PW] Public Works.,
[ADM] Administration/City Attorney. [FIN] Finance. [F] Dougherty Regional Fire Authority. [DSR]
Dublin San Ramon Services District, [CO] Alameda County Environmental Health.
GENERAL PROVISIONS
1. This Site Development Review approval is for the construction of a new 1,000 square foot food mart
with a 900 square foot automatic car wash and a 400 square foot interior storage room. This approval
includes additional on and off-site improvements. This approval shall generally conform to the plans
labeled Exhibit A, as modified by the following Conditions of Approval and associated Conditional
Use Permit Resolution, consisting of a revised Site Plan,Building Elevations and a Preliminary
Landscape Plan consisting of three(3) sheets, prepared by Tait&Associates Inc. and Ronald J.Allison
Landscape Architects, dated received by the Planning Department on September 27, 1995. [PL]
2. The Applicant shall comply with all applicable City of Dublin Site Development Review Standard
Conditions and the City of Dublin Non-Residential Security Requirements(Attached). [PL,PO, B]
3. All existing and proposed signage for the food mart, car wash and service station shall be subject to the
requirements and provisions of the sign regulations within the Zoning Ordinance. [PL]
PARKING
4. Customer parking spaces on the service station site and the restriping of parking spaces on the San
Ramon Village Plaza Shopping Center, shall be as shown on the approved plans and shall be subject to
review and approval of the Planning Director and Public Works Director. All parking spaces shall be
double-striped with 4-inch wide stripes set approximately 2 feet apart. Handicapped and customer
parking spaces shall be appropriately identified on the pavement and as designated on the site plan.
[PL, PW]
5. Handicapped ramps and parking stalls shall be provided and maintained as required by the State of
California Title 24 provisions. [PL, B]
LANDSCAPING
6. A final detailed Landscape and Irrigation Plan(at 1 inch=20 feet or larger), signed by a licensed
landscape architect, along with a cost estimate of the work and materials proposed, shall be submitted
for review and approval by the Planning Director. Final landscape and irrigation plans shall indicate
the common and botanical names, container size, growth rate and number of each plant. All
landscaping, as shown on the Landscape Plan, shall include drought tolerant vegetation. [PL]
7. The final landscape and irrigation plan shall be generally consistent with the preliminary landscape plans
prepared by Ronald J.Allison,Landscape Architects,dated received by the Planning Department on
September 27,1995(Exhibit A). [PL]
8. All landscaping adjacent to parking stalls shall maintain a minimum 1 foot wide raised curb or equivalent
to facilitate pedestrian access. [PL]
9. All landscape planters within the parking area shall maintain a three(3)foot curb radius to facilitate
vehicular maneuvering. [PL]
10. Landscaping at the driveways shall not obstruct the sight distance of motorists,pedestrians or bicyclists.
Except for trees,landscaping at these drive aisle intersections shall not be taller than thirty(30)inches
above the curb. [PL,PW]
11. The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant Material,
Irrigation and Maintenance Agreement(Attached). [PL]
ARCHITECTURAL
12. Exterior colors and materials for the proposed food mart,interior storage room and car wash building
shall be subject to the review and approval by the Planning Director. All ducts,meters,air conditioning
equipment and other mechanical equipment that is on-site or roof mounted shall be effectively screened
from public view with materials architecturally compatible with the main structures. [PL]
LIGHTING
13. Exterior lighting shall be provided and shall be of a design and placement so as not to cause glare onto
adjoining properties or businesses. Lighting used after daylight hours shall be adequate to provide for
security needs(1.5 foot candles). Any wall lighting around the perimeters of the buildings shall be
supplied to provide"wash"security lighting. The Applicant shall provide photometrics and cut sheets
subject to the review and approval of the Police Department and the Planning Director. [PL,B,PO]
FIRE PROTECTION
14. The Applicant shall comply with all applicable regulations and requirements of the Dougherty Regional
Fire Authority(DRFA). [F]
15. Prior to the issuance of a building permit,a one time Fire Impact Fee in the amount of$1,200.00 shall be
collected,in accordance with DRFA requirements. [F,B]
16. The Applicant shall submit all plans for review and approval by DRFA. All interior plans shall include
detailed information describing fire apparatus access and the location of all on and off-site fire hydrants.
[F,CO]
17. The proposed trash enclosure for the site shall be constructed of non-combustible materials. [F]
18. Prior to issuance of a building permit,the Applicant shall provide written confirmation to the Planning
Department that the requirements of DRFA have been,or will be met. [F,B,PL]
WATER AND SEWER SERVICES
19. The Applicant shall comply with all applicable requirements and regulations of the Dublin San Ramon
Services District(DSRSD). [DSR,PL]
20. The Applicant shall be required to pay all applicable sewer and water connection fees,as determined by
DSRSD. [DSR] }}�
�7 1'1
21. Prior to issuance of building permits,the Applicant shall provide written documentation to the Planning
Department that the requirements of DSRSD have been,or will be,met. [DSR,B,PL]
POLICE SECURITY
22. The placement of freestanding shelving or other similar types of interior appurtenances,as indicated in
the floor plan of the food mart,shall allow for maximum visual surveillance of the alcohol cold storage
area from the employee service/cashier area. [PO]
23. Security devices,such as the use of mirrors or closed circuit video systems,shall be provided for in the
food mart to minimize potential theft problems. [PO]
24. Access to the restrooms,as indicated in the floor plan,shall be from the interior of the food mart to
provide added security to patrons of the service station. Final interior floor plans of the food mart shall
be submitted for review and approval prior to the issuance of a building permit. [PO,B]
25. All security hardware for the new food mart and interior storage room must comply with the City of
Dublin Non-Residential Security Requirements(Attached). Security hardware must be provided for
doors,windows,roof,vents,and skylights. [B,PO]
26. The Property Owner and operator of the service station/food mart shall keep the site clear of graffiti
vandalism on a regular and continuous basis at all times. [PO,PL]
27. The Applicant shall work with the Dublin Police Department on an ongoing basis to establish an effective
robbery,theft prevention and security program. [PO]
28. Prior to issuance of building permits,the Applicant shall provide written documentation to the Planning
Department that all Dublin Police Services requirements have been,or will be met. [PO,PL]
DRAINAGE/GRADING
29. The Applicant shall submit a grading,drainage and improvement plan subject to review and approval by
the Public Works Director. If needed,a grading permit shall be required for site grading and drainage.
[PW]
30. Roof drains shall empty into approved dissipating devices. Roof water,or other concentrated drainage,
shall not be directed onto adjacent properties,sidewalks or driveways. [PW,B]
31. Where storm water flows against a curb,a curb with gutter shall be used. The flow line of all asphalt
paved areas carrying water shall be slurry sealed at least three feet on either side of the center of the
swale. [PW]
32. All catch basins within paved areas not against curb and gutter shall be a 3 foot concrete apron around all
sides of the inlet per City of Dublin Standard Plans. [PW]
33. The Applicant and Property Owner shall comply with all National Pollution Discharge Elimination
System(NPDES)regulations and requirements at all times. [PW]
ON&OFF-SITE/PUBLIC IMPROVEMENTS
34. The installation of the new access driveway along San Ramon Road shall have ingress and egress limited
to right turns only.The dimensions of the new driveway shall be subject to the review and approval of the
Public Works Director. [PW]
35. Any improvements within the public right-of-way,including curb,gutter,sidewalks,driveways,paving
and utilities,shall be constructed in accordance with approved standards and/or plans and may be
constructed only after the City Council grants an encroachment permit for access to San Ramon Road.
[PW,PL]
36. The Applicant and Property Owner shall process a Lot-Line Adjustment for the additional property to be
acquired from the San Ramon Village Plaza Shopping Center. The Lot-Line Adjustment shall be
processed and approved by the Public Works Director prior to the issuance of a building permit. [PW,B,
PL]
37. The Applicant shall be responsible for correcting deficiencies,if any,in the existing frontage
improvements and to the existing driveways to the satisfaction of the Public Works Director and shall be
accomplished at no expense to the City. [PW]
DEBRIS/DUST/CONSTRUCTION ACTIVITY
38. Measures shall be taken to contain all trash,construction debris,and materials on-site until disposal off-
site can be arranged. The Applicant shall keep adjoining public streets free and clean of project dirt,
mud,and materials during the construction period. The Applicant shall be responsible for corrective
measures at no expense to the City of Dublin. [B,PW]
39. Areas undergoing grading,and all other construction activities,shall be watered,or other dust palliative
measures used,to prevent dust,as conditions warrant. [PW,B]
40. The use of any temporary construction fencing shall be subject to the review and approval of the Public
Works Director and the Building Official. [PW,B,PL]
MISCELLANEOUS
41. The design of the trash enclosure shall be architecturally compatible with the main structures and shall be
painted to match the existing food mart store. The design of the trash enclosure shall reflect the
dimensional criteria deemed acceptable by the Livermore Dublin Disposal Service,and shall incorporate
use of a 10'x 10'concrete apron in front of the enclosure to facilitate the disposal company'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 the metal
trash bins in order to protect the interior walls of the enclosure. [PL,B]
42. Prior to the issuance of a building or demolition permit,the Applicant shall supply written confirmation
that the requirements of the Alameda County Health Department have been,or will be met. [PL,F,B,
CO]
43. The Applicant shall comply with all applicable regulations and requirements of the Uniform Building
Code and the Building Inspection Department. [B]
44. Building permits for the proposed project shall be secured and construction commenced within one year
after the effective date of this approval or said approval shall be void. This one year period may be
extended an additional six(6)months after the expiration date of this approval(Applicant must submit a
written request for the extension prior to the expiration date)by the Planning Director upon the
determination that the Conditions of Approval remain adequate to assure that the above stated Findings of
Approval will continue to be met. [B,PL]
45. 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 these 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 attached to each set of plans.
The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior
to the issuance of building permits. [B,PL]
.1tr-1/(]�
PAGE
r
46. Prior to issuance of building permits,the Applicant shall submit for review and approval a scaled final
site plan in conformance with the Conditions of Approval. Said plans shall be fully dimensioned
(including building elevations),accurately drawn(depicting all existing and proposed conditions at site),
and prepared and signed by a licensed civil engineer,architect or landscape architect. The site plan,
landscape plan and details shall be consistent with each other. [PL]
47. The permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of this approval may be subject to the issuance of a
citation. [PL]
PASSED,APPROVED AND ADOPTED this 17th day of October,1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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HOUSTON, TX
CONCEPTUAL SITE PLAN
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k ALCOSTA BOULEVARD
DUBLIN. CALIFORNIA
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CITY OF DUBLIN
APPLICATION FOR CONDITIONAL USE PERMIT
Question#4:
Written Statement describing the requested use in detail and giving
reasons why the application should be approved:
At present we are operating a Shell Oil Company service station with a free car
wash at 8999 San Ramon Valley Road. We have entered into negotiations with
the property owner to the South(Duckett-Wilson Development Corporation)
whereby they have agreed to sell to us an additional 1,575 square feet of land
that is presently being used as landscaping and consists of juniper plants.
No parking spaces will be taken from the parking lot to the South.
By obtaining this extra land,we will be able to construct a small snack shop and
a new car wash building. This will mean that we will be able to remove the
existing kiosk in the center of the existing islands.
No changes will take place with the existing canopy, pumps,or pavement areas.
The only modifications will be on the extreme south side of the property,where
the existing car wash,restrooms and storage room will be removed and a new
building housing a snack shop, restrooms,storage room,and car wash will be
built. Additional landscaping will be added where existing pavement is removed.
We also anticipate a new driveway to serve both the shopping center and the
service station along San Ramon Valley Road with ingress and egress limited to
right turns only. A traffic study has been done by TJKM,and is included with this
packet.
This use is required by the public need. The service station is currently a
very busy location,but traffic flow is average to poor because of its current
design. The heavy use of the car wash and the need for a small convenience
store for Dublin has increased since the Lucky's store relocgticab 61YrblLamon.
9s-o31
a.tlr 21995
5 99 u(,r rrol 4 .
ATUC NT Z
rAcEL or.. .:
The use will be properly related to other land uses in the area. This land
/ has been used as a service station site since before 1972. There will be no
change to its present use, except that it will become more convenient for the
customers to buy convenience store items at the same time as they purchase
gasoline.
The use will not materially affect the health or safety of persons residing or
working in the vicinity. This location currently has a conditional use permit and
meets the current requirements.
The use will not be contrary to the specific intent clauses or performance
standards established for the district in which it is located. This location
currently has a conditional use permit and meets the current requirements.
PROPOSED USE OF LOCATION:
This location will continue to operate as it is presently operating,with the
exception that all items that are sold out of the kiosk (candy, snacks,cigarettes,
gum, oil,etc.)will now be sold out of a small convenience store.
We anticipate that approximately four full-time employees and three part-time
employees will be needed at the location. This is an increase of two employees
over the existing business.
The service station will continue to operate twenty-four hours per day.
The use will not adversely affect the surrounding neighborhood. In fact,the
modernization of the building will enhance the shopping center,which has fallen
into a substandard state of repair.
dECE_IVEG
;14-
1, S 1
I't - I ''i CITY OF DUBLIN
\` _ \�/ • P.O. Box 2340, Dublin, California 94568 City Offices, 100 Civic Plaza, Dublin, California 94568
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates. Strike plates for wood jambs shall be the high security type
"and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted 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. An auxiliary
locking device shall be 'installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shalla o �e�
Administration (415) 833-6650 • City Council (415) 833-6605 • Finance (415) 833-6640 • Buil
•
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material and engage the metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Windows. All accessible windows which are not located at the front or main
entrance side of a non-residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tempered glass.
9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which are
not located on the front or main entrance side of a non-residential building
shall be protected with a steel grill and 1/4" minimum bars not more than 2" on
center or by a screen with 1/8" diameter wire mesh not more than 2" on center
mounted on the inside.
9. Roof openings. All skylights on the roof of a non-residential building shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws at
6" o.c.;
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building or premise used for business purposes shall be secured by
covering the same with ej.therof the following:
Tht3t U I3P TA PAGE 4.or ��
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders. Exterior ladders to the roof are not permitted.
1/90
THE CITY OF DUBLIN
P.O.Box 2340
Dublin,CA 94568 (415)829-4600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I (property owner) do hereby
agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for (name of
project) located at
(address). All plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
ATTACHMENT 4
Form 83-05 1/83
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 aooroved
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, fleshings, 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 least their minimum Code
requirements.
ATTACHMENT 5
PAGE.?k.c 33
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.
PAGE. 0 �?3.
SAMPLE
•
CITY OF DUBLIN
100 Civic Plaza (415) 833-6630
Dublin CA 94568
In order to assist applicants in the development of commercial/industrial property,
the City of Dublin Public Works Department has prepared the following list of
Conditions of Approval that have typically been used. This list should not be
considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a
specific application will be recommended as Conditions of Approval for that
application. Additional Conditions may be imposed as deemed necessary by the City.
Prior to the actual preparation of development plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning
and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR COMMERCIAL/INDUSTRIAL
SITE DEVELOPMENT REVIEW OR CONDITIONAL USE PERMIT DEVELOPMENT
ARCHAEOLOGY:
1. 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.
CREEK:
2. Buildings shall be no closer than 20 feet from top of the bank along the
Creek, where the top of bank is either the existing break in topography, or a point
at the existing ground line which is the intersection of a line on a two-
horizontal-to-one-vertical slope begun at the toe of the slope in the Creek
(whichever is more restrictive.)
DRAINAGE:
3. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices. Concentrated flows will not be allowed to flow over walkways.
4. A minimum of 12" diameter pipe shall be used for all public storm drains to
ease maintenance and reduce potential blockage.
5. Under-sidewalk drains shall be provided to allow on-site drainage to be tied
in, should the need arise.
Rev: 5/17/89
1 ATTACHMENT 6
•
DEBRIS:
6. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. Developer shall be
responsible for corrective measures at no expense to City of Dublin.
DUST:
7. Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-pallative measures may be used, to prevent dust, as
conditions warrant or as directed by the Public Works Official.
8. Dust control measures, as approved by the Public Works Director/City Engineer
shall be followed at all times during grading and construction operations.
EASEMENTS:
9. The developer shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements required outside of the development site.
Copies of the easements and/or rights-of-entry shall be in written form and be
furnished to the Public Works Director/City Engineer.
10. Existing and proposed access and utility easements shall be submitted for
review and approval by the Public Works Director/City Engineer prior to acceptance
of the development. These easements shall allow for practical vehicular and
utility service access for all lots.
EROSION:
11. Prior to any grading of the site, and in any case prior to issuance of a
grading permit, a detailed construction grading/erosion control plan (including
phasing); and a drainage, water quality, and erosion and sedimentation control plan
for the post-construction period, both prepared by the Project Civil Engineer
and/or Engineering Geologist, shall be approved by the Public Works Director/City
Engineer. Said plans shall include detailed design, location, and maintenance
criteria, of all erosion and sediment control measures. The post-construction plan
shall attempt to insure that no increase in sediment or pollutants from the site
will occur. The plan shall provide for long-term maintenance of all permanent
erosion and sediment control measures such as slope vegetation. The construction
grading/erosion control plan shall be implemented in place by October 15th and
shall be maintained in place until April 15th unless otherwise allowed in writing
by the Public Works Director/City Engineer. It shall be the developer's
responsibility to maintain the erosion and sediment control measures for the year
following acceptance of the development by the Public Works Director/City Engineer.
FEES AND/OR DEPOSITS
12. Fees and/or deposits will be required per the City of Dublin Public Works Fee
and Deposit schedules.
- 2 -
Rev: 5/17/89
•
•
FIRE:
13. Install fire hydrants at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the
paved street opposite each hydrant.
14. All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire protection, must
be installed by the developer and conform to all requirements of the applicable
provisions of the Standard Specifications of Dublin San Ramon Services District and
Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Public Works Director/City Engineer and Dublin San Ramon
Services District.
15. The development plans must be approved by the Dougherty Regional Fire
Authority as evidenced by their signature on the Title sheet.
FLOOD CONTROL: 1
16. Comply with Alameda County Flood Control District requirements.
17. In the 100-year Flood Hazard Zone, commercial buildings shall either provide
flood-proofing, or have their finished floor elevation above the 100-year flood
level.
FRONTAGE IMPROVEMENTS:
18. Dedication of land shall be made to the City of Dublin such that it conveys
land sufficient for the approved streets' right-of-way. Improvements shall be
made, by the applicant, along all streets within the development and as required
off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the
existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
19. The design and improvements of the development shall be in conformance with
the design and improvements indicated graphically, or as modified by the Conditions
of Approval. The improvements and design shall include street locations, grades,
alignments, and widths, the design and storm drainage facilities inside and outside
the development property, grading of lots, the boundaries of the development
property, and shall show compliance with City standards for roadways.
GRADING:
20. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall
have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No
cut or fill slopes shall exceed 2:1, unless approved by the project's Soils
Engineer and reviewed and approved by the Public Works Director/City Engineer.
Slopes shall be graded so that there is both horizontal and vertical slope
variation, where visible from public areas, in order to create or maintain a
natural appearance.
- 3 -
Rev: 5/17/89
a 1
•
21. Prior to final preparation of the subgrade and placement of base materials,
all underground utilities shall be installed and service connections stubbed out
behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines,
shall be installed in a manner which will not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are made.
22. Grading shall be completed in compliance with the construction grading plans
and recommendations of the Project Soils Engineer and/or Engineering Geologist, and
the approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall,
upon its completion, submit a declaration to the Public Works Director/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and
specifications.
23. Any grading on adjacent properties will require written approval of those
property owners affected.
24. The developer shall keep adjoining public streets free and clean of project
dirt, mud, materials, and debris during the construction period, as is found
necessary by the Public Works Official.
25. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the soil and geologic investigation report, or
where such conditions warrant changes to the recommendations contained in the
original soil investigation, a revised soil or geologic report shall be submitted
for approval by the Public Works Director/City Engineer. It shall be accompanied by
an engineering and geological opinion as to the safety of the site from hazards of
land slippage, erosion, settlement, and seismic activity.
HANDICAPPED ACCESS:
26. Handicapped ramps and parking shall be provided as required by State of
California Title 24.
IMPROVEMENTS:
27. An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape
and soil erosion and sedimentation control plans shall be submitted to the Public
Works Director/City Engineer.
28. Grading of the subject property must conform with the approved grading plan
and recommendations of the soils engineer to the satisfaction of the Public Works
Director/City Engineer.
29. The following shall have been submitted to the Public Works Director/City
Engineer :
a. An as-built grading plan prepared by a registered Civil Engineer, including
original ground surface elevations, as-graded ground surface elevations,
lot drainage, and locations of all surface and subsurface drainage
facilities.
- 4 -
Rev: 5/17/89
FACZ.fi r .77
•
b. A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
c. A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and
specifications.
30. Prior to issuance of the encroachment permit, a cash bond or surety bond shall
be provided and approved by the Public Works Director/City Engineer to guarantee
the proper installation of public improvements.
31. Prior to release of the bond posted on encroachment permit:
a. All improvements shall be installed as per the approved plans.
b. All required landscaping shall be installed and established.
SITE PLANS AND GRADING PLANS:
32. Obtain copies of and comply with conditions as noted on "City of Dublin
General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review
Check List."
33. 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 and may be constructed only after an encroachment
permit has been issued.
34. Complete site plans and grading plans shall be submitted to, and be approved
by, the Public Works Director/City Engineer and other affected agencies having
jurisdiction over public improvements, prior to issuance of the grading or
encroachment permit. Plans shall show the existing and proposed improvements, both
on-site and along adjacent public street(s), and property that relate to the
proposed improvements.
MAINTENANCE OF COMMON AREA:
35. Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements,
shall be the responsibility of the developer during construction stages and until
final improvements are accepted by the City Council and the securities are released
(one year after improvements are accepted). Thereafter, maintenance shall be the
responsibility of a property owners' association or individual property owners,
depending upon how maintenance is to be handled.
MISCELLANEOUS:
36. Copies of the plans indicating all public improvements shall be submitted at
1"— 400-ft. scale, and 1"= 200-ft. scale for City mapping purposes.
37. The developer shall be responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
- 5 -
Rev: 5/17/89
FACE r,3
NOISE:
38. Construction and grading operations shall be limited to weekdays (Monday
through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in
writing by the Public Works Director/City Engineer.
PERMITS:
39. Commercial/industrial property within the City of Dublin generally requires a
grading and/or encroachment permit. A grading permit is required to review and
inspect onsite improvements, typically involving but not limited to grading,
drainage, and public access. An encroachment permit is required for all work done
in the public right-of-way.
PUBLIC IMPROVEMENTS:
40. Any relocation of improvements or public facilities shall be accomplished at
no expense to the City.
STREETS:
41. The street surfacing shall be asphalt concrete paving. The Public Works
Director/City Engineer shall review the project's Soils Engineer's structural
pavement design. The subdivider 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 Public Works Director/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. In lieu of these soil tests, the road may be
designed and constructed based on an R-value of 5.
42. An encroachment permit shall be secured from the Public Works Director/City
Engineer for any work done within the public right-of-way.
STREET LIGHTS:
43. Install street light standards and luminaries of the design, spacing, and
locations, approved by the Public Works Director/City Engineer and P.G.& E.
STREET TREES:
•
44. Street trees, of at least a 15-gallon size, shall be planted along the street
frontages. Trees shall be planted in accordance with a planting plan, including
tree varieties and locations, approved by the Public Works Director/City Engineer.
Trees planted within, or adjacent to, sidewalks shall be provided with root
shields.
WATER:
45. Water facilities must be connected to the DSRSD system, and must be installed
at the expense of the developer, in accordance with District standards and
specifications. All material and workmanship for water mains, and appurtenances
thereto, must conform with all of the requirements of the officially adopted Water
Code of the District and will be subject to field inspection by the District.
- 6 -
Rev: 5/17/89
46. Any water well, cathodic protection well, or exploratory boring shown on the
map, that is known to exist, is proposed, or is located during the course of field
operations, must be properly destroyed, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. Zone 7 should be contacted (at
443-9300) for additional information.
ZONING:
47. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
- 7 -
Rev: 5/17/89
rAer vT..��
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: October 17, 1995
TO: Planning Commission
FROM: Planning Staff I'
PREPARED BY: Dennis Carrington, Senior Planner
SUBJECT: PA 95-035, Arlen Ness Enterprises
GENERAL INFORMATION:
PROJECT: Request for a General Plan Amendment, Conditional Use Permit and Site
Development Review to allow a 44,016 square foot Motorcycle Parts mail-order and retail
business at 6050 Dublin Boulevard.
GENERAL PLAN AMENDMENT
GPA to change the General Plan designation of the property from Business
Park/Industrial: Outdoor Storage to Retail Office and Automotive. The GPA would allow an
increase in the Floor to Area Ratio (FAR) from .40 to .50 and would allow retail sales where they
are currently prohibited.
CONDITIONAL USE PERMIT
CUP to allow retail sales in the M-1 zone.
SITE DEVELOPMENT REVIEW
SDR to permit a two story 44,016 square foot building with 67 parking spaces.
APPLICANT
/PROPERTY OWNER: Arlen Ness Enterprises
16520 East 14th Street
San Leandro, CA 94578
LOCATION: 6050 Dublin Boulevard.
Item No.1 Copies To: Arlen Ness
PA File
OF U Senior Planner
ASSESSOR PARCEL: 941-550-19-10
GENERAL PLAN
DESIGNATION: Business Park/Industrial:Outdoor Storage
EXISTING ZONING
AND LAND USE: M-1,Light Industrial District. Vacant 10,000 square foot building.
SURROUNDING GENERAL
PLAN,ZONING,AND
LAND USE,: North:Retail/Office and Automotive,Planned Development
District(C-2 General Commercial District underlying
zoning),Vacant.
South: Business Park/Industrial:Outdoor Storage,M-1,Light
Industrial District,Vacant.
East: Business Park/Industrial:Outdoor Storage,M-1,Light
Industrial District,Vacant.
Public Lands;A,Agricultural;BART property.
West: Business Park/Industrial:Outdoor Storage,M-1,Light
Industrial District,Vacant.
ZONING HISTORY
Building
Permit On December 3,1965,a building permit was issued for a 10,000 square
foot aluminum frame building. This building is proposed to be
incorporated into the structure proposed by Arlen Ness Enterprises.
C-2190: On July 15, 1970,the Alameda County Planning Commission approved a
Conditional Use Permit for the use of three mobile homes as offices for a
one year period.
C-2368: On October 27, 1971,the Alameda County Zoning Administrator approved
the renewal of Conditional Use Permit,C-2190,to continue the use of the
mobile homes as offices.
C-3242: On June 22, 1977,the Alameda County Zoning Administrator approved a
Conditional Use Permit to Aggregate Systems and B&B Rentals for the
outdoor storage of construction equipment,trucks and related equipment.
The use permit approval was valid for five years.
2 PAGE OF 5�
AC-3949: On January 29, 1981,the Alameda County Zoning Administrator approved
an Administrative Conditional Use Permit to allow the recycling of
aluminum cans within a trailer at the site. The approval was valid for a
period of one year.
PA 82-007: On November 18,1982,the City of Dublin Zoning Administrator approved
a Conditional Use Permit to allow Aggregate Systems and B&B Rentals
to allow the continued use of outdoor storage of construction equipment,
trucks and related equipment. The approval was for one year.
L-83-1: On August 8, 1983,the Dublin City Engineer approved a Certificate of
Compliance establishing four parcels East of the Chabot Channel,South of
Dublin Boulevard and North of Scarlett Court. This was done pursuant to
Government Code Section 66412.6(b)which allows parcels created by
deed prior to March 4, 1972,to be established if a Certificate of
Compliance is approved. The northerly parcel is the Arlen Ness property.
The two parcels south of the Arlen Ness property are vacant. The
southmost parcel lies along Scarlett Court and is the site of the Scotsman
building,currently being used by Valley Nissan for used car sales.
APPLICABLE REGULATIONS:
GENERAL PLAN AMENDMENT
Government Code Section 65358 limits the number of General Plan Amendments
a jurisdiction may adopt to the Land Use Element of the General Plan to a maximum of
four(4)per calendar year. To date,the City Council has adopted one General Plan
Amendment to the Land Use Element for Hansen Hills on June 13,1995. The City
Council has authorized General Plan Amendment studies for Schaefer Ranch,Trumark
Homes and Arlen Ness Enterprises.
Section 65351 of the Government Code requires that when considering an
amendment to its General Plan,a City must provide the opportunity for public
involvement. Section 65358 of the Government Code and Section 8-103.3 of the Dublin
Zoning Ordinance require that,upon receipt of a petition to reclassify property,the
proposal be set for public hearing before the Planning Commission as required by State
Law. After the conclusion of hearings on any proposed amendment,the Planning
Commission must make a report of its findings,recommendations and reasons. The City
Council then holds public hearings on the matter and has authority to adopt the proposed
amendments.
General Plan policies affected by the proposed amendment include:
Section 1.8.1 Land Use Classification.
Business Park/Industrial:Outdoor Storage. The Floor to Area Ratio(FAR)range,
permitted is.25 to.40(a FAR is the ratio of the square footage of a building to the gross
square footage of the lot on which it is located). The anticipated employee density is 360-
a PAGE 3 OP-
490 square feet per employee. Uses permitted are non-retail businesses conducted indoors
(research,limited manufacturing and distribution activities,administrative offices)that do
not involve heavy trucking or generate nuisances due to emissions or noise;and retail and
manufacturing activities conducted outdoors such as mobile home or construction
materials storage. Residential uses are not permitted.
Retail/Office and Automotive. The FAR range permitted is.25 to.50. The
anticipated employee density is 220 to 490 square feet per employee. Uses permitted are
all retail/office uses(shopping centers,stores,restaurants,business and professional
offices,motels,service stations,sale of auto parts,auto dealerships,and auto body shops.
Residential uses are not permitted.
CONDITIONAL USE PERMIT
Section 8-94.0,CONDITIONAL USES,of the Zoning Ordinance 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 8-51.3(A)(10),CONDITIONAL USES REQUIRING PLANNING
COMMISSION APPROVAL,of the Zoning Ordinance allows"Other uses which are
found by the Planning Commission as may meet the intent of the M-1 district and the
requirements of Section 8-51.8 PERFORMANCE STANDARDS:M-1 DISTRICTS".
Section 8-51.8,PERFORMANCE STANDARDS,of the Zoning Ordinance states
in part that no use shall be permitted in an M-1 district which is characterized by any
detrimental effects including electrical disturbances adversely affecting equipment;the
storage or handling of any inflammable or explosive materials,unless provided at all points
with adequate safety devices against hazards of explosion and all equipment and devises
standard in the industry for fire prevention and fire fighting;direct or sky-reflected glare or
heat perceptible at any point outside the building site;emission of odorous gasses or
odorous mater in quantities such as to be perceptible at the lot line;or the discharge into
the air of any dust,dirt or particulate matter from any activity or from any products stored
on the building site.
SITE DEVELOPMENT REVIEW
Section 8-95.0 of the Zoning Ordinance states that Site Development Review is a
discretionary review process intended to promote orderly,attractive and harmonious site
and structural development compatible with surrounding properties and neighborhoods;to
resolve major project related issues including,but not limited to,building location,
architectural and landscape design and theme,vehicular and pedestrian access and on-site
circulation,parking and traffic impacts;to ensure compliance with development standards
and general requirements established for Zoning and Planned Development Districts, ++II
FACE?0,4
4
including,but not limited to,setbacks,heights,parking,fences,accessory structures and
signage;to stabilize property values;and to promote the general welfare.
ENVIRONMENTAL REVIEW
A Negative Declaration has been prepared pursuant to the California
Environmental Quality Act(CEQA),State CEQA guidelines and the City of Dublin
Environmental Guidelines. The project,as proposed,will not have a significant effect on
the environment.
ANALYSIS:
GENERAL PLAN AMENDMENT
On August 22,1995,the City Council initiated a General Plan Amendment Study
for PA 95-035,Arlen Ness Enterprises.
Arlen Ness Enterprises is requesting that the City approve a General Plan
Amendment from"Business Park/Industrial:Outdoor Storage"to"Retail/Office and
Automotive".The Retail/Office and Automotive designation would permit a retail facility
in a building where it is currently prohibited and would allow buildings to have a FAR of
up to.50,thus allowing the Applicant's building which has a FAR of.47.
The purpose of the FAR is to limit coverage of lots to encourage landscaping,
open space,the movement of air and to provide access to light. Retail sites tend to allow
greater coverage of the lot to maximize the use of sites for building coverage and sales.
Manufacturing sites tend to allow less coverage of sites to provide for parking,outdoor
storage,and greater separation of buildings in an area to prevent noise and visual impacts.
The employee density of the proposed project is 3078 square feet per employee
(30 employees in 44,016 square feet). This figure complies with the proposed plan
designation which allows a far higher maximum employee density of 220 square feet per
employee.
The proposed motorcycle parts distributor would be compatible with Retail/Office
and Automotive uses permitted to the north,with automobile sale uses permitted to the
south,the BART station to the east and with vacant properties designated Business
Park/Industrial:Outdoor Storage to the west. The use would be enclosed in a new butler-
type building which would be attractively designed(see Sheet 6 of Exhibit A). The
proposed use would generate relatively little traffic because only 4,666 square feet of the
building(11%)would be used for retail use. The balance of the building would be used
for administration and storage.
Staff does not feel that the existing Business Park/Industrial:Outdoor Storage
designation is appropriate for this area because the extension of Dublin Boulevard has
5 PAGE.OF 5
greatly improved access and visibility for the subject property allowing the intensification
of uses. This General Plan Amendment could provide the impetus for the transition of an
area characterized by some marginal and ill-maintained industrial uses to retail/office and
automotive uses which would be better suited to the area.
Staff recommends that the Planning Commission adopt a Draft Resolution(Exhibit
C)recommending that the City Council approve a General Plan Amendment from
"Business Park/Industrial:Outdoor Storage"to"Retail/Office and Automotive". The
proposed land use designation would be consistent with existing uses in the area,would be
appropriate for the entryway to Eastern Dublin,and would permit land uses which would
be valuable additions to the City of Dublin.
CONDITIONAL USE PERMIT
The Applicant is proposing a Conditional Use,pursuant to Zoning Ordinance
Section 8-51.3(A)(10),to allow an indoor retail use for 4,666 square feet of the proposed
44,016 square foot motorcycle parts distribution facility. Section 8-51.3(A)(10)allows
"Other uses which are found by the Planning Commission as may meet the intent of the
M-1 district and the requirements of Section 8-51.8 PERFORMANCE STANDARDS:
M-1 DISTRICTS". The proposed use would meet the intent of the M-1 District because
it would encourage the development of a light industrial/warehousing use with a related
but small-scale retail component,and would have no impacts in violation of Section 8-
51.8.
The proposed indoor retail land use has been analyzed and it has been determined
that:
1)The use is required by the public need because a retail motorcycle parts
distribution facility would provide a significant retail opportunity for the citizens of the
City of Dublin;and
2)That the use will be properly related to other land uses,transportation and
service facilities in the vicinity because of the near proximity of compatible retail,office,
and automotive land uses;because the facility will be at a location with adequate access on
Dublin Boulevard at Scarlett Drive;and because all public facilities are adequate and
available;and
3)The proposed project will not materially affect the health or safety of persons
residing or working in the vicinity because all applicable regulations will be met;and
4)The project will not be contrary to the specific intent clauses or performance
standards established for the district in which it is located because conditions have been
applied to ensure conformance with applicable zoning regulations,and because the use is
consistent with the character of the surrounding area.
6 PAGE 07.52
Staff recommends that the Planning Commission adopt a Draft Resolution(Exhibit
D)recommending that the City Council approve a Conditional Use Permit to allow an
indoor retail use in the M-1,Light Industrial District.The proposed retail facility would
meet the intent of the M-1 District and would be consistent with existing uses in the area.
SITE DEVELOPMENT REVIEW
ARCHITECTURE
The retail portion of the use will be located at the front of the building facing
Dublin Boulevard. It will be attractively designed with store front windows,cement
plaster siding and fascia,and half-round cement plaster columns.
The manufacturing and storage operation is the primary use of this project. The
manufacturing and storage portions will be located generally behind the retail entrance.
The manufacturing and storage building will have vertical metal siding with metal roofing
that is suitable for the use. The existing building will be renovated with new vertical metal
siding to match the new building.
The various building elevations are shown on Sheet 6 of Exhibit A.
SETBACKS
The proposed 44,016 square foot facility complies with setback requirements. A
side yard setback of 10 feet is required from Scarlett Drive and a front yard setback of 20
feet is required from Dublin Boulevard. As shown on Exhibit A,the new portion of the
building is proposed to be located 10 feet from Scarlett Drive and approximately 83 feet
from Dublin Boulevard.
BUILDING HEIGHTS
The proposed building would be 24 feet 6 inches high at its highest point and
would be consistent with the maximum allowable height of 45 feet in the M-1 District.
SIGNAGE
Wall Signs
The Sign Ordinance allows wall signs with a size equivalent to one square foot per
lineal foot of tenant frontage,with a maximum of 150 square feet unless exceeded by
means of a Master Sign Program. The proposed signs are consistent with the Sign
Ordinance as shown in the following chart:
7 ��
SIDE OF BUILDING LENGTH OF TENANT FRONTAGE SIGN SIZE
North 150 feet 140 sq.ft.
West 142 feet 30 sq.ft.
South 126 85 sq.ft.
Freestanding Sign
The Applicant is proposing an 8 foot tall freestanding sign with 34 square feet of
area located 8 feet from the property line. The proposed sign is consistent with the Sign
Ordinance which allows a freestanding sign 12.5 tall,with a sign area of 35 square feet per
side in this location.
LANDSCAPING
A final detailed Landscape and Irrigation Plan is required which would be generally
consistent with the landscape plan shown on Sheet 7 of Exhibit A. The landscaping on
that plan must not obstruct sight distance of motorists,pedestrians or bicyclists.
Landscaping at drive aisle intersections must not be taller than thirty inches. The final
Landscape and Irrigation Plan must be in conformity with the City's Water Efficient
Landscaping Ordinance. Conditions requiring the above are incorporated into the Draft
Resolution approving the Site Development Review(Exhibit E).
PARKING
This project is consistent with the parking regulations of the Zoning Ordinance. A
total of 67 parking spaces and two loading spaces are proposed by the Applicant. The
Zoning Ordinance requires 66 parking spaces and two loading spaces. A revised striping
plan is required as a Condition of Approval.
REMEDIATION OF GASOLINE STORAGE IMPACTS
The prior owner of the site stored gasoline in an underground tank which leaked.
Without remediation of the leakage,this site could not be used. Discussions by Staff with
the Alameda County Department of Environmental Health,and a report by Levine-Fricke
dated July 18, 1995,indicate that the gasoline storage impacts to the site are in the
process of remediation. All that remains to be done is the turning and aeration of the soil
and the monitoring of a test well. A Condition of Approval has been included in the Draft
Resolution which requires that,prior to issuance of a building permit,the soil be turned
and aerated to the County's satisfaction,and then re-compacted and graded.
8 PAGE-1OFa�.
TRAFFIC IMPACTS
A Traffic Generation and Impact Analysis prepared by TJKM for this project
indicates that it would generate a total of 350 daily trips. The pro-rata share of the
proposed project traffic increase was calculated for the Dublin Boulevard widening
between Donlan Way and Village Parkway,Village Parkway reconstruction and new
traffic signals,a new road paralleling Dublin Boulevard to serve the planned West Dublin
BART station,Dublin Boulevard widening between Dougherty Road and Tassajara Road,
Dougherty Road widening and the future Scarlett Drive. The total cost for these
improvements is$23,215,000. The total cost share of this project is$54,291. Land being
dedicated by the Applicant for this project has a total value of$257,280,therefore no
Traffic Impact Fee will be required.
The proposed site plan has been analyzed and it has been determined that:
1. The approval of this application is consistent with the intent/purpose of
Section 8-95.0 SITE DEVELOPMENT REVIEW.
2. The approval of this application,as conditioned,complies with the General
Plan,with District Regulations and the General Requirements established in the Zoning
Ordinance.
3. The approval of this application,as conditioned,is in the best interests of
the public health,safety and general welfare.
4. The proposed site development,including site layout,vehicular access,
circulation and parking,setbacks,height,walls,public safety and similar elements have
been designed to provide a desirable environment for the development.
5. Architectural consideration,including the character,scale and quality of the
design,the architectural relationship with the site and other buildings,building materials
and colors,screening of exterior appurtenances,exterior lighting and similar elements have
been incorporated into the project in order to insure compatibility of this development
with the development's design concept or theme and the character of adjacent buildings
and uses.
6. Landscape considerations,including the locations,type,size,color,texture
and coverage of plant materials,provisions and similar elements have been considered to
insure visual relief and an attractive environment for the public.
Staff recommends that the Planning Commission adopt a Draft Resolution(Exhibit
E)recommending that the City Council approve a Site Development Review to a two
story 44,016 square foot building with 67 parking spaces.
9 PAGE 9 OF 5
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation
2) Take testimony from the Applicant and the Public.
3) Question Staff,the Applicant and the Public.
4) Close public hearing and deliberate.
5) Adopt Draft Resolutions recommending that the City Council
approval of PA 95-035 Negative Declaration(Exhibit B),General
Plan Amendment(Exhibit C),Conditional Use Permit(Exhibit D),
and Site Development Review(Exhibit E)or give Staff and
Applicant direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt Draft Resolutions
recommending that the City Council approve the Negative Declaration(Exhibit B),
General Plan Amendment(Exhibit C),Conditional Use Permit(Exhibit D),and Site
Development Review(Exhibit E)for PA 95-035,Arlen Ness Enterprises.
To approve the project as presented,a Planning Commissioner may make a motion
such as:
I move to adopt the Draft Resolutions recommending that the City Council
approve the Negative Declaration,General Plan Amendment,Conditional Use Permit,and
Site Development Review for PA 95-035,Arlen Ness Enterprises.
ATTACHMENTS:
Exhibit A: Project Plans
Exhibit B: Draft Resolution recommending City Council approval of the Negative
Declaration
Exhibit C: Draft Resolution recommending City Council approval of the General
Plan Amendment
Exhibit D: Draft Resolution recommending City Council approval of the Conditional
Use Permit
Exhibit E: Draft Resolution recommending City Council approval of the Site
Development Review
Background Attachments:
Attachment 1: Applicant's Written Statement
Attachment 2: General Plan Land Use Map
Attachment 3: Traffic Generation and Impact Analysis for Arlen Ness project
Attachment 4: Site Development Review Standard Conditions
Attachment 5: City of Dublin Non-Residential Security Requirements
Attachment 6: Typical Public Works Conditions of Approval for Commercial/Industrial
Site Development Review or Conditional Use Permit Development
Attachment 7: Standard Plant Material,Irrigation System and Maintenance Agreement
Attachment 8: Typical Parking Striping Detail
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RESOLUTION NO.95-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING ADOPTION OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL SIGNIFICANCE FOR
PA 95-035 ARLEN NESS ENTERPRISES GENERAL PLAN AMENDMENT,
CONDITIONAL USE PERMIT
AND SITE DEVELOPMENT REVIEW AT 6050 DUBLIN BOULEVARD
WHEREAS, Arlen Ness submitted an application requesting approval of a General Plan
Amendment,from"Business Park/Industrial:Outdoor Storage"to"Retail/Office and Automotive",a
Conditional Use Permit to allow a retail use in the M-1 District;and a Site Development Review to allow
a 44,016 square foot motorcycle parts mail-order and retail business at 6050 Dublin Boulevard;and
WHEREAS, the California Environmental Quality Act(CEQA),State CEQA guidelines and
City Environmental Guidelines require that certain projects be reviewed for environmental impacts and
that environmental documents be prepared;and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA)and a Negative Declaration has been prepared for this
project as it will not have a significant effect on the environment;and
WHEREAS, the Planning Commission did hold a public hearing on said application on October
17, 1995;did review and consider the Negative Declaration;and did adopt Resolution No.95- ,
recommending that the City Council adopt the Negative Declaration for PA 95-035 Arlen Ness,General
Plan Amendment,Conditional Use Permit,and Site Development Review;and
WHEREAS, public notice of Negative Declaration was given in all respects as required by law.
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby find:
1. That the project will not have a significant effect on the environment;and
2. That the Negative Declaration has been prepared and processed in accordance
with State and local laws and guideline regulation;and
3. That the Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend that the City Council adopt the Negative Declaration for PA 95-035 Arlen Ness.
EXrjBk .
PASSED,APPROVED AND ADOPTED this 17th day of October, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
g:95-035pcndres
2 PAGE��OF�70
RESOLUTION NO.95-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN
RECOMMENDING ADOPTION OF PA 95-035 ARLEN NESS ENTERPRISES
GENERAL PLAN AMENDMENT
WHEREAS, Arlen Ness submitted an application requesting approval of a General Plan
Amendment,from"Business Park/Industrial:Outdoor Storage"to"Retail/Office and
Automotive",a Conditional Use Permit to allow a retail use in the M-1 District;and a Site
Development Review to allow a 44,016 square foot motorcycle parts mail-order and retail
business at 6050 Dublin Boulevard;and
WHEREAS,the Planning Commission did hold a public hearing on said application on
October 17, 1995;and
WHEREAS,proper notice of said public hearing was given in all respects as required by
law;and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA)and a Negative Declaration has been prepared for
this project as it will not have a significant effect on the environment;and
WHEREAS, the existing Business Park/Industrial:Outdoor Storage General Plan land
use designation is not appropriate for the area because the extension of Dublin Boulevard has
greatly improved access and visibility for the subject property,allowing for intensification of land
uses;and
WHEREAS, the proposed Retail/Office and Automotive General Plan land use
designation could provide the impetus for the transition of an area characterized by marginal and
ill-maintained uses to a retail/office and automotive-oriented area permitting uses which would be
valuable additions to the City of Dublin;and
WHEREAS, the Staff Report was submitted recommending that the Planning
Commission recommend City Council approval of the application;and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations,and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby recommend that the City Council adopt PA 95-035 Arlen Ness Enterprises General
Plan Amendment for property located at 6050 Dublin Boulevard;changing the land use
designation from the Business Park/Industrial:Outdoor Storage land use designation of the
General Plan to the Retail/Office and Automotive land use designation of the General Plan.
EXHIBIT .C..
PACE ?.o ..$
PASSED,APPROVED AND ADOPTED this 17th day of October,1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
g:95035pcgpares
PAGE 0E6Y
RESOLUTION NO.95-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING APPROVAL OF PA 95-035 ARLEN NESS
CONDITIONAL USE PERMIT
AT 6050 DUBLIN BOULEVARD
WHEREAS, Arlen Ness submitted an application requesting approval of a General Plan
Amendment,from"Business Park/Industrial:Outdoor Storage"to"Retail/Office and Automotive",a
Conditional Use Permit to allow a retail use in the M-1 District;and a Site Development Review to allow
a 44,016 square foot motorcycle parts mail-order and retail business at 6050 Dublin Boulevard;and
WHEREAS, the Planning Commission did hold a public hearing on said application on October
17, 1995;and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA)and a Negative Declaration has been prepared for this
project as it will not have a significant effect on the environment;and
WHEREAS, Section 8-51.3(A)(10)of the Zoning Ordinance allows"Other uses which are
found by the Planning Commission as may meet the intent of the M-1 district and the requirements of
Section 8-51.8 PERFORMANCE STANDARDS:M-1 DISTRICTS";and
WHEREAS, the proposed use would meet the intent of the M-1 District because it would
encourage the development of a light industrial/warehousing use with a related but small-scale retail
component,and would have no impacts in violation of Section 8-51.8;and
WHEREAS, the Planning Commission did consider the proposal to allow a retail use in the M-1
District;and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved;and
WHEREAS, the Planning Commission did hear and consider all said reports,recommendations
and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby find:
4 i{
A)The use is required by the public need because a retail motorcycle parts distribution facility
would provide a significant retail opportunity for the citizens of the City of Dublin;and
B)That the use will be properly related to other land uses,transportation and service facilities in
the vicinity because of the near proximity of compatible retail,office,and automotive land uses;because
the facility will be at a location with adequate access on Dublin Boulevard at Scarlett Drive;and because
all public facilities are adequate and available;and
C)The proposed project will not materially affect the health or safety of persons residing or
working in the vicinity because all applicable regulations will be met;and
D)The project will not be contrary to the specific intent clauses or performance standards
established for the district in which it is located because conditions have been applied to ensure
conformance with applicable zoning regulations,and because the use is consistent with the character of
the surrounding area.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend that the City Council conditionally approve PA 95-035,Arlen Ness Conditional Use Permit
application,as generally depicted by materials labeled Exhibit A,stamped approved and on file with the
Dublin Planning Department and subject to the approval of the related Site Development Review and to
the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use,and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. fPLI Planning,Bl Building,IP01 Police,[PW1 Public Works,
[ADM]Administration/City Attorney,[FIN]Finance,[F]Dougherty Regional Fire Authority,[DSRj
Dublin San Ramon Services District,[CO]Alameda County Department of Environmental Health.
GENERAL
1. This Conditional Use Permit approval for PA 95-035 is to allow the operation of 4,666 square
foot retail motorcycle parts store within a 44,016 square foot motorcycle parts mail-order
distribution facility at 6050 Dublin Boulevard in an M-1,Light Industrial,District. This approval
shall generally conform to the plans prepared by ATI Engineering Services Inc.,dated October 5,
1995,consisting of 7 sheets stamped approved labeled Exhibit A,except as modified by
conditions of this Resolution. These sheets consist of a Site Plan,Grading Plan,Main Floor Plan,
Mezzanine Plan,Roof Plan,Elevations,and Landscape Plan. [PL]
SECURITY
2. As required by the Dublin Department of Police Services,all security hardware for the new
structure must comply with the City of Dublin Non-Residential Security Requirements
(Attachment 5).[B,PO]
2
FAGc OF
3. The Applicant shall work with the Dublin Department of Police Services prior to submittal of
building plans and on an ongoing basis to establish an effective theft prevention and security
program. [PO]
4. The Applicant should consider the use of anti-graffiti coating on windows and wall surfaces. [PO]
5. Prior to issuance of building permits,the Applicant shall provide written documentation to the
Planning Department that all Dublin Police Services requirements have been,or will be,met.[PO,
PL]
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 Applicant shall be responsible for corrective measures at no
expense to the City of Dublin. [B,PW]
7. Areas undergoing grading,and all other construction activities,shall be watered,or other dust
palliative measures used,to prevent dust,as conditions warrant.[B,PW]
8. The use of any temporary construction fencing shall be subject to the review and approval of the
Director of the Department of Public Works and the Building Official. [PW,B]
9. The trash receptacle shall be located as agreed upon with the Livermore Dublin Disposal
Company. Written confirmation of this shall be sent to the Director of Planning by the Applicant
prior to the issuance of building permits. [PL]
10. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation.
[PL]
PASSED,APPROVED AND ADOPTED this 17th day of October, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
g:pa95035pccupres
3
PAGE2.Lo
RESOLUTION NO.95-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING APPROVAL OF PA 95-035 ARLEN NESS
SITE DEVELOPMENT REVIEW
AT 6050 DUBLIN BOULEVARD
WHEREAS, Arlen Ness submitted an application requesting approval of a General Plan
Amendment,from"Business Park/Industrial:Outdoor Storage"to"RetaillOffice and Automotive",a
Conditional Use Permit to allow a retail use in the M-1 District;and a Site Development Review to allow
a 44,016 square foot motorcycle parts mail-order and retail business at 6050 Dublin Boulevard;and
WHEREAS, the Planning Commission did hold a public hearing on said application on October
17, 1995;and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act(CEQA)and a Negative Declaration has been prepared for this
project as it will not have a significant effect on the environment;and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved;and
WHEREAS, the Planning Commission did hear and consider all said reports,recommendations
and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby find that:
A. The approval of this application is consistent with the intent/purpose of Section 8-95.0
SITE DEVELOPMENT REVIEW.
B. The approval of this application,as conditioned,complies with the General Plan,with
District Regulations and the general requirements established in the Zoning Ordinance.
C. The approval of this application,as conditioned,is in the best interests of the public health,
safety and general welfare.
D. The proposed site development,including site layout,vehicular access,circulation and
parking,setbacks,height,walls,public safety and similar elements have been designed to
provide a desirable environment for the development.
E. Architectural consideration,including the character,scale and quality of the design,the
architectural relationship with the site and other buildings,building materials and colors,
screening of exterior appurtenances,exterior lighting and similar elements have been
incorporated into the project in order to insure compatibility of this development with the
development's design concept or theme and the character of adjacent buildings and uses.
F. Landscape considerations,including the locations,type,size,color,texture and coverage
of plant materials,provisions and similar elements have been considered to insure visual
relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend that the City Council conditionally approve PA 95-035,Arlen Ness Site Development
Review application,as generally depicted by materials labeled Exhibit A,stamped approved and on file
with the Dublin Planning Department and subject to the approval of the related Conditional Use Permit
and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use,and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL]Planning,[B]Building,[PO]Police,[PW]Public Works
JADM]Administration/City Attorney,[FIN]Finance,[F]Dougherty Regional Fire Authority,[DSR]
Dublin San Ramon Services District.[CO]Alameda County Department of Environmental Health,[Z7]
Zone Seven.
GENERAL
1. This Site Development Review approval for PA 95-035 is to allow the for the construction of a
two story 44,106 square foot motorcycle parts mail-order and retail business at 6050 Dublin
Boulevard;in a M-1 Light Industrial District. This approval shall generally conform to the plans
prepared by ATI Engineering Services Inc.,dated October 5, 1995,consisting of 7 sheets
stamped approved labeled Exhibit A,except as modified by conditions of this resolution. These
sheets consist of a Site Plan,Grading Plan,Main Floor Plan,Mezzanine Plan,Roof Plan,
Elevations,and Landscape Plan. [TT]
2. The Applicant shall comply with all applicable city of Dublin Site Development Review Standard
Conditions and the City of Dublin Non-Residential Security Requirements(Attachments 4 and 5).
[PL]
3. All signs shall be subject to the requirements of the Sign Regulations within the Zoning
Ordinance.[PL]
2
PAGE ,()5'
PUBLIC WORKS
4. Prior to occupancy,street improvement plans,grading plans and striping plans must be approved
by the Public Works Director. These plans must be to the City of Dublin standards and to the
City's Director of Public Works satisfaction. The improvement and grading plans should be
designed on the City of Dublin's standard sheets and standard title block.[PW]
5. Prior to occupancy,the Applicant shall dedicate 35 feet of Scarlett Drive to the City of Dublin
and it shall be constructed and improved to the City of Dublin's Standards and to the satisfaction
of the Director of Public Works. Scarlett Drive shall be 25 feet curb to curb.[PW]
6. The Applicant,prior to occupancy,shall dedicate adequate street dedications to the City of
Dublin. The Dublin Blvd.cross section from centerline to the curb shall be 51 feet and from
centerline of Dublin Blvd.to the property line shall be 61 feet. Dublin Blvd.shall be constructed
to the City of Dublin Standards and to the satisfaction of the Director of Public Works prior to
occupancy. This condition will relieve the Applicant from any obligation to pay Traffic Impact
Fees.[PW]
7. Submit an original mylar and three sets of blueprints of improvement plan and grading plan after
approval of the plans by the Director of Public Works. After completion of project,the City's
mylar needs to be updated to show as built.[PW]
8. Prior to construction,a grading permit and encroachment permit are required.[PW]
9. The maximum slope of the main driveway off of Dublin Blvd.and Scarlett Drive shall not exceed
6%.[PW]
10. Provide a minimum 2 foot wide sidewalk between the building walls and parking spaces.[PW]
11. The most southerly driveway shall be designed to accommodate truck movement with a minimum
turning radius of 42 feet.[PW]
12. Hydrologic and hydraulic calculations for the storm drain system are required to be submitted
prior to issuance of building permits as part of the Grading and Improvement Plan to the
satisfaction of the Director of the Department of Public Works. The pad elevation shall be above
the 100 year flood elevation. The impacts of this project on adjacent and nearby properties shall
be evaluated as part of the calculations.[PW]
13. The inlet next to the trash enclosure must be an oil separator-type inlet.[PW]
14. The storm drain system should work on gravity. If it cannot work on gravity and needs to be
pumped out,the Director of Public Works may approve the system as long as the adjacent
property will be protected from flooding.[PW]
3
15. The existing traffic report from TJKM dated August 18,1994,for the project needs to be updated
to the satisfaction of the Director of Public Works. The City of Dublin will give credit for the
Dublin Boulevard dedication and improvements toward the Traffic Impact Fee.[PW]
16. Provide a raised curb and sidewalk for the 5 foot wide area adjacent to the western roll-up door.
17. The area outside the building shall drain outward at a 2%minimum slope for unpaved areas and a
1%minimum slope in paved areas(with a maximum gradient of 5%)unless otherwise approved
by the Director of Public Works. Show the grades of all slopes on the Grading and Improvement
Plan. [PW]
18. All catch basins within paved areas not against curb and gutter shall have a 3-foot concrete apron
around all sides of the inlet per City of Dublin Standard Plans.[PW]
19. The project shall conform to requirements of the City of Dublin"Typical Public Works Conditions
of Approval for Commercial/Industrial Site Development Review or Conditional Use Permit
Development"and"City of Dublin Improvement Plan General Notes"(Attachment 6).[PW]
20. Any wells to be destroyed shall be destroyed pursuant to City of Dublin Municipal Code Chapter
7.60.[PW]
LIGHTING
21. Parking lot streetlights shall be designed for 1 foot-candle of lighting.[PW]. Roof-mounted
exterior lighting shall be provided around the entire perimeter of the building to provide"wash"
security lighting. The Applicant shall provide photometrics and cut sheets for the review and
approval of the Police Department and the Planning Director.[PL,PO]
FIRE PROTECTION
22. The curbing at project entries and along the perimeter of the project not adjacent to parking stalls
shall be painted red and labeled"NO STOPPING FIRE LANE-CVC 22500.1". Curbing
elsewhere in the project,but not adjacent to parking stalls and loading zones shall be painted red.
[F]
23. Fire flows shall meet the requirements of the Dougherty Regional Fire Authority(DRFA).[F]
24. A fire suppression system(sprinkler system)will be required in this structure. The warehouse
area shall be classified as an ordinary hazard Type M. The office/retail are shall be classified as an
ordinary hazard Type II. The shop area shall be classified as an extra hazard location. If high pile
storage is intended,the requirements listed in N.F.P.A.231 and 231C will be required. All fire
suppression components shall be protected and monitored in compliance with DRFA
requirements.[F]
25. Prior to issuance of a building permit,a Fire Impact Fee in the amount of$600.00 per 2,000
square feet of building area shall be collected separately for each new building,in accordance with
DRFA requirements.[F,B]
26. (Deleted)
27. Provide DRFA with Materials Safety Data Sheets for chemical products to be on stock.[F]
28. Provide a site plan detailing the location of all hydrants,both on-site and off-site. Hydrants will
be required on-site. The spacing shall be 300 feet apart. The required fire flow shall be based as
per the I.S.O.guideline for 1980. The underground and hydrants system shall be complete and
final approval granted by the Dublin San Ramon Services District and Dougherty Regional Fire
Authority prior to construction of the building. [F,DSR]
29. A one-hour separation wall between the office,retail,warehouse area and the shop area will be
required.[F]
30, Fire apparatus access shall be provided around the outer perimeter of this structure and shall be
maintained at all times. The minimum unobstructed road width of 20 feet and unobstructed
vertical clearance of 13 feet 6 inches is required.
31. During construction an all-weather fire apparatus roadway must be provided within 150 feet of
the structure. The roadway shall consist of 6 inches minimum of class 2 aggregate compacted to
90%.[F]
32. Smoke control dampers are required,either mechanical or non-mechanical. Draft curtains are
required as per Chapter 81,as for high-pile storage,of the Uniform Fire Code.[F]
33. Prior to the issuance of a building permit,the Applicant shall provide written confirmation to the
Planning Department that the requirements of DRFA,including any fees,have been,or will be,
met. [F]
DISPOSAL SERVICE
34. The trash receptacle shall be located as agreed upon with Livermore Dublin Disposal. Written
confirmation of this shall be sent to the Director of Planning by the Applicant prior to the issuance
of building permits.[PL]
35 The Applicant shall submit a design detail and location of the trash enclosure area subject to the
Planning Director's review and approval. The design of the trash enclosure shall reflect
dimensional criteria deemed acceptable by Livermore Dublin Disposal and shall incorporate use of
a 10'x 10'concrete apron in front to facilitate a 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 enclosure. Colors and materials of the rash enclosure shall be architecturally
5
PAGE a� G
compatible with the main structure subject to Planning Director review and approval.[PL,LDD,
B]
36 The trash enclosure shall be constructed of non-combustible materials.[F]
DUBLIN SAN RAMON SERVICES DISTRICT(DSRSD)
37. Prior to issuance of any building permit,complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the DSRSD Code,the DSRSD"Standard
Procedures,Specifications and Drawings for Design and Installation of Water and Wastewater
Facilities",all applicable DSRSD Master Plans and all DSRSD policies.[DSR]
38. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in
addition to each development project's demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master planning.[DSR]
39. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may only be allowed under extreme circumstances
following a case by case review with DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design reports,design criteria,and final plans and
specifications. The DSRSD reserves the right to require payment of present worth 20 year
maintenance costs as well as other conditions within a separate agreement with the Applicant for
any project that requires a pumping station.[DSR]
40. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be
designed to be looped or interconnected to avoid dead end sections in accordance with
requirements of the DSRSD Standard Specifications and sound engineering practice.[DSR]
41. DSRSD policy requires public water and sewer lines to be located in public streets rather than in
off-street locations to the fullest extent possible. If unavoidable,then public sewer or water
easements must be established over the alignment of each public sewer or water line in an off-
street or private street location to provide access for future maintenance and/or replacement.
[DSR]
42. Prior to approval by the City of a grading permit or a site development permit,the locations and
widths of all proposed easement dedications for water and sewer lines shall be submitted to and
approved by DSRSD. [DSR]
43. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered
to DSRSD. [DSR]
44. Prior to issuance by the City of any Building Permit,all utility connection fees,plan checking fees,
inspection fees,permit fees and fees associated with a wastewater discharge permit shall be paid
to DSRSD in accordance with the rates and schedules established in the DSRSD Code. [DSR]
45. Prior to issuance by the City of any Building Permit,all improvement plans for DSRSD facilities
shall be signed by the District Engineer. Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating approval of the sanitary sewer or water
facilities shown. Prior to approval by the District Engineer,the Applicant shall pay all required
DSRSD fees,and provide an engineer's estimate of construction costs for the sewer and water
systems,a performance bond,a one-year maintenance bond,and a comprehensive general liability
insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall
allow at least 15 working days for final improvement drawing review by DSRSD before signature
by the District Engineer. [DSR]
46. No sewerline or water line construction shall be permitted unless the proper utility construction
permit has been issued by DSRSD. A construction permit will only be issued after all of the items
in condition 43 have been satisfied. [DSR]
47. The Applicant shall hold DSRSD,its Board of Directors,commissions,employees,and agents of
DSRSD harmless and indemnify the same from any litigation,claims,or fines resulting from
completion of the project. [DSR]
48. The site is not currently served with potable water by the District. Applicant's Architect or
Engineer shall determine appropriate water meter size. Water meter installation is performed by
Applicant's contractor. A District water construction permit is required including bonds and
insurance per District specifications. Water permit to be issued prior to the Building Permit.
[DSR]
49. Water system improvements for fire protection including fire hydrants and building sprinkler
systems may be required by DRFA. Upon determination of hydrant and sprinkler tap locations,
Applicant shall submit detailed water system improvement plans per District specifications and
shall obtain a water system construction permit(permit may be combined with#47 above). Water
system shall be looped in accordance with District specifications. Construction permit to be
issued prior to the issuance of the Building Permit.[DSR]
50. The Applicant shall submit detailed building plans for determination of sewer system connection
charge,due to additional building area to be added. Sewer connection fees shall be paid prior to
Building permit. [DSR]
51. The existing building was served by a private sewer lateral which connects to the public sewer in
Scarlett Court,approximately 900 feet from the site. The condition of the private sewer is
undetermined and may be unsuitable for continued use for the new development. The Applicant
shall complete a television inspection of the entire run of lateral and provide the District with
videotape of the existing lateral. The lateral shall also be tested by either low pressure air or
hydrostatically in accordance with District standard procedures and specifications and to the
satisfaction of the District inspector. If the District allows the existing sewer lateral to remain in
service for the new building,proof of adequate private easements shall be presented to the
District,and improvements to the private lateral may be required with accompanying sewer
construction permit per District specifications. Applicant shall obtain certification of sewer lateral
7
PACE J.L._Or.6
condition from District,and obtain appropriate construction permits,prior to issuance of Building
Permit.
If the lateral is found to be defective and not capable of meeting District standards,the Applicant
shall construct an 8-inch diameter sewer within the alignment of the future Scarlett Drive(east
side of Chabot Canal)in accordance with District standards. It shall be the responsibility of the
Applicant to negotiate and collect reimbursement from adjacent parcels that may seek to connect
to the new sewer as development occurs on adjacent parcels in the area. Prior to allowing future
use of the new sewer by adjacent development,the Applicant shall transfer ownership and
easements rights of the commonly used sewer to the District. The District shall then assume
maintenance and ownership of the commonly used portion of the new sewer upon application by
the Owner.
52. The Applicant shall show existing 15-foot wide DSRSD waterline easement along east side of site
(west edge of P.G.&E.easement). No structure or improvements including transformer pads
allowed within easement limits.
53. Prior to the issuance of a building permit,the Applicant shall provide written confirmation to the
Planning Department that the requirements of DSRSD,including any fees,have been,or will be,
met. [DSR]
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT(Zone 7)
54. Special Drainage Area 7-1 was established by the Alameda County Flood Control and Water
Conservation District(ACFC&WCD)Board (Resolution 6922,May 17, 1966)to provide for a
program of flood control improvements along the major streams and arroyos within Zone 7&.
Ordinance No.53 of the ACFC&WCD prescribes fees and charges within SDA 7-1 to be
collected at the time of issuance of a building or use permit. The fees and charges so collected are
used to finance SDA 7-1 flood control improvements. Z7]
55. Zone 7 administers a program for the destruction of unused wells in the Livermore-Amador
Valley. Known water wells without a documented intent of future use,filed with Zone 7,are to
be destroyed prior to any demolition or construction activity in accordance with a well destruction
permit obtained from Zone 7.[Z7]
56. Any proposed work within the waterline easement,including construction traffic,should first be
reviewed with Zone 7. [Z7]
57. An encroachment permit is required prior to any work within the waterline easements from Zone
7 of Alameda County Flood Control and Water Conservation District,7041 Koll Center Parkway,
Suite 170,Pleasanton,CA 94566. The permit will have specific conditions for construction
within the waterline easements. This permit will become effective upon payment of an application
8
fee and the deposit of an approved surety bond with Zone 7 and any application inspection
charges.
58. Prior to the issuance of a building permit,the Applicant shall provide written confirmation to the
Planning Department that the requirements of Zone 7,including any fees,have been,or will be,
met.[Z7]
ARCHITECTURAL
59. Exterior colors shall conform the colors and materials palette submitted to the Dublin Planning
Department dated September 6, 1995. All ducts,meters,air conditioning equipment and other
mechanical equipment that is on-site or roof-mounted shall be effectively screened from view.
[PL]
LANDSCAPE AND IRRIGATION PLANS
60. A final detailed Landscape and Irrigation Plan(at 1 inch=20 feet or larger),along with a cost
estimate of the work and materials proposed,shall be submitted for review and approval by the
Planning Director. Landscape and Irrigation Plans shall be signed by a licensed landscape
architect. Final landscape plans shall indicate the common and botanical names,container size,
growth rate and number of each plant. All landscaping,as shown on the Landscape and Irrigation
Plan,shall include drought tolerant vegetation.[PL]
61. The final landscape plan shall be generally consistent with the preliminary landscape plans
prepared by ATI Engineering Services,Inc.,dated received by the Planning Department on
October 5, 1995.[PL]
62. Landscaping shall not obstruct the sight distance of motorists,pedestrians or bicyclists. Except
for trees,landscaping at drive aisle intersections shall not be taller than thirty(30)inches above
the curb. Landscaping at drive aisle intersections must not be taller than thirty(30)inches.[PL]
63 The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant
Material,Irrigation and Maintenance Agreement(Attachment 7).[PL]
64. The Applicant shall submit written documentation to the Planning Director(in the form of a
Landscape Documentation Package and other required documents)that the development
conforms to the City's Water-Efficient Landscaping Ordinance).[PL]
65. Show street trees as being Bradford Pear rather than Raywood Ash on the Final Landscape and
Irrigation Plan.PW]
PARKING
66. The Applicant shall submit a revised parking lot striping plan for new parking areas subject to
review and approval of the Planning Director and the Director of Public Works and shall conform
9
fee and the deposit of an approved surety bond with Zone 7 and any application inspection
charges.
58. Prior to the issuance of a building permit,the Applicant shall provide written confirmation to the
Planning Department that the requirements of Zone 7,including any fees,have been,or will be,
met.[Z7]
ARCHITECTURAL
59. Exterior colors shall conform the colors and materials palette submitted to the Dublin Planning
Department dated September 6, 1995. All ducts,meters,air conditioning equipment and other
mechanical equipment that is on-site or roof-mounted shall be effectively screened from view.
[PL]
LANDSCAPE AND IRRIGATION PLANS
60. A final detailed Landscape and Irrigation Plan(at 1 inch=20 feet or larger),along with a cost
estimate of the work and materials proposed,shall be submitted for review and approval by the
Planning Director. Landscape and Irrigation Plans shall be signed by a licensed landscape
architect. Final landscape plans shall indicate the common and botanical names,container size,
growth rate and number of each plant. All landscaping,as shown on the Landscape and Irrigation
Plan,shall include drought tolerant vegetation. [PL]
61. The final landscape plan shall be generally consistent with the preliminary landscape plans
prepared by ATI Engineering Services,Inc.,dated received by the Planning Department on
October 5, 1995.[PL]
62. Landscaping shall not obstruct the sight distance of motorists,pedestrians or bicyclists. Except
for trees,landscaping at drive aisle intersections shall not be taller than thirty(30)inches above
the curb. Landscaping at drive aisle intersections must not be taller than thirty(30)inches. [PL]
63 The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant
Material,Irrigation and Maintenance Agreement(Attachment 7).[PL]
64. The Applicant shall submit written documentation to the Planning Director(in the form of a
Landscape Documentation Package and other required documents)that the development
conforms to the City's Water-Efficient Landscaping Ordinance). [PL]
65. Show street trees as being Bradford Pear rather than Raywood Ash on the Final Landscape and
Irrigation Plan.PW]
PARKING
66. The Applicant shall submit a revised parking lot striping plan for new parking areas subject to
review and approval of the Planning Director and the Director of Public Works and shall conform
9
the parking plan shown on sheet 1 dated October 5, 1995.All newly-striped parking spaces shall
be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the"Typical
Parking Striping Detail"(Attachment 8). Handicapped,visitor,employee and compact parking
spaces shall be appropriately identified on the pavement and designated on the parking plan.[PL]
67. Handicapped ramps and parking stalls shall be provided and maintained as required by the State of
California Title 24 provisions including the provision of an eight(8)foot wide striped
handicapped ramp for a handicapped van parking space.[PL,B]
68. The Applicant shall provide a minimum one foot wide raised curb or equivalent on landscape
fingers and islands adjacent to parking stalls to allow for pedestrian access. [PL]
69. The Applicant shall provide continuous curbing for all parking stalls. [PW]
SIGNAGE
70. MI approved signs shall be well maintained in an attractive manner and in accordance with the
approved plans. Any indirect light fixtures used to illuminate any signage on the site shall be
glare-shielded. [PL]
71. All signage shall comply with the provisions of the sign regulations of the Zoning Ordinance.[PL]
REMEDIATION OF GASOLINE STORAGE IMPACTS
72. Prior to issuance of a building permit,the soil monitoring well shall be monitored and the soil in
the gasoline storage impact area shall be turned and aerated to the satisfaction of the County of
Alameda Department of Environmental Health. The soil shall then be re-compacted and graded.
[CO]
73. Soil re-compaction must meet City of Dublin requirements and must be supervised by a soils
engineer. [B,PW]
MISCELLANEOUS
74. Approval of the Site Development Review shall be valid for one year,until October 24, 1996. If
construction has not commenced by that time,this approval shall be null and void. The approval
period for the Site Development Review may be extended six(6)additional months(Applicant
must submit a written request for the extension prior to the expiration date of the permit)by the
Planning Director upon the determination that the Conditions of Approval remain adequate to
assure that the above-stated findings of approval will continue to be met.[PL]
75. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation.
[PL]
10 m1735_
76. 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
these 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
attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all
participating non-City agencies prior to the issuance of building permits. [B,PL]
PASSED,APPROVED AND ADOPTED this 17th day of October, 1995.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
11
Dublin Boulevard and Scarlett Drive Property
(6050 Dublin Boulevard)
Project Description
This project is defined as a+44,000 square foot combination Parts Distribution Center,
Office Complex and an area that will serve as a Retail/Showroom. The construction project
will incorporate the use of an existing 10,000 square foot warehouse building that will be
remodelled to match the new construction. The parcel is currently designated Business
Park/Industrial: Outdoor Storage and a General Plan Amendment will re-designate the
property to Retail/Office and Automotive.The facility is consistent with the proposed use of
the site and consistent with the General Plan Amendment that re-designated the adjoining
properties to the northwest side of Dublin Boulevard.
The facility will house the headquarters,showroom/retail sales center, and distribution center
for Arlen Ness,Inc. Arlen Ness Inc.is an internationally respected motorcycle design and
parts supplier with annual sales in the$10,000,000 range.
This site is not located on a hazardous waste and substance site(pursuant to Government
Code Section 2.65962.5). It has undergone Environmental Phase I and Phase II remediation
activities to remove refined petroleum products that had leaked from three Underground
Storage Tanks which were removed in 1990. Extensive remediation has taken place which is
detailed in a report prepared by Levine-Fricke. This report was submitted along with the
Site Development Review package.
•
ATTAIIMENT 1
AT I ENGINEERING SERVICES,INC.
"Providing Value through Quality,Service,and Innovation"
37
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N 149 M 2980'
DUBLIN GENERAL PLAN
Revised February 1992
RECEIVED
P 619
9C4 Ni nb1��.
NNIN,
r1KOic-G�1;17 4F.1\ A1_ 1 IJ AM1•117tiflT Mk.f
A1 NI: ..1,17 zls5-s
'17UE:'4.4 kLa/b '1'('bp�� """' Page No.
'bUP-I k1j GA •ee6= AlTACLiMENT z
. l
Transportation Consultants
August 18, 1994
Ms.Dianna Almini
LD Pacific Construction,Inc.
79 Tracy Court
P.O.Box 787
Alamo,CA 94507
Subject: Traffic Generation and Impact Analysis for the Proposed Arlen Ness Motorcycle
Parts Store in the City of Dublin
This is to present the revised results of TJKM's traffic analysis for the proposed retail use
to be located on the southeast corner of Dublin Boulevard and Scarlet Drive. The
purpose of this analysis is to estimate the total number of vehicles that will use City of
Dublin streets during an average day,and to determine the pro-rata cost share of several
street improvements that are required to support new development.
Project Description
As the name implies,the Arlen Ness Motorcycle Parts Store will be a retail store for a
variety of motorcycle parts and accessories. Nearly all of its sales business is conducted
through phone or mail orders,and only approximately 5 percent of sales are over the
counter sales. Therefore,this is not a retail use,but more closely resembles an industrial
park type of activity which has light assembly,packaging and shipping.
We understand that the company's current business location in San Leandro will be
relocated to the new Dublin site. We have reviewed the site plan for this facility which
included a two-level building with a total of 43,700 square feet of floor area. We
understand that the existing building on this site will be demolished. The main driveway
for the proposed building is shown on Dublin Boulevard approximately 100 feet east of
Scarlet Drive. A secondary access and loading area is shown from Scarlet Drive
approximately 200 feet south of Dublin Boulevard. ,
TJKM offers several comments on the site plan although they are not related to the
findings of this study,but should be considered in refining the site design. The site plan
shows a median on Scarlet Drive. A median in this location would make truck access to
the site much more circuitous and is probably not necessary given the low traffic volumes
on Scarlet Drive. Another comment is that the Dublin Boulevard driveway is shown as
roughly 30 feet wide. A wider driveway(40 to 45 feet)is suggested to give better access
from a high speed arterial mad. In our opinion,a wider driveway is much preferred to
two additional parking spaces which would have to be omitted. RECEIVED
_
-A- fir-C11.J
4637 Ch�hui Drive.Suii�•'_la,I'I.:�.:,ni,on,C+lil,rrni:i'Ia SH%-?75J,(51 ��ATFAMENT 3
Pleasanton.Sacramento.Fresno.Santa Rosa .T3Q
Ms.Dianna Almini Page 2 August 18,1994
Added Daily Traffic
For the purposes of this study,we assume that the proposed motorcycle pans store
functions similar to an industrial park use since there is no specific data for a wholesale
motorcycle parts store in standard published sources r 2. The trip rate information for an
industrial parks shows an average of 8.0 trips per 1,000 square feet of building area based
on the San Diego studies. By way of definition a vehicle trip is one-way,either arriving
or leaving the site. As shown in Table I,the estimated daily traffic for the proposed use
is 350 including employees trips,shopping trips,and delivery trips.
Table I
Trip Generation Calculation
Description Quantity
Total Building Area 43,700
Trip Rate Per 1,000 s.f. 8
Daily Trips 350
If the applicant believes that this estimate does not accurately represent the activity at the
existing San Leandro store,then observations should be made there to quantify the daily
trips at that site to submit for review by the City. If the rate is found to be substantially
lower,obviously this would make a significant difference in the responsible cost share of
planned roadway improvements as described in the next section.
Trip Distribution and the Project's Share of Planned Local Roadway Improvements
The pro-rata cost share of the proposed project traffic increase was calculated for three
major planned road improvements in the City. These improvements include the Dublin
Boulevard widening between Donlan Way and Village Parkway,Village Parkway re-
construction and new traffic signals,a new road paralleling Dublin Boulevard to serve the
planned West Dublin BART station,Dublin Boulevard widening between Dougherty Road
and Tassajara Road,Dougherty Road widening and the future Scarlet Drive. The total
cost expected for these improvements is$23,215,000.
The added increment of vehicles entering and exiting from the project on planned local
roadway improvements are shown in Table II. Distributions were determined for all
major local roadways,but only those with planned improvements are shown. Given the
t Institute of Transportation Engineers,Trip Generation,5th Edition, 1991.
2 San Diego Association of Governments,Trip Generation, 1993.
Ll ii
Ms.Dianna Almini Page 3 August 18, 1994
close proximity of the site to the Dougherty Road interchange with I-580,it is expected
that the majority of the site traffic(75 percent)would travel to and from the I-580
freeway for access to regional routes or other local communities,and that the remaining
25 percent would be local employee trips. The resulting percentages and amounts of site
traffic that is expected to use the three planned improvements are relatively small,except
Dublin Boulevard adjacent to the site.
The table also outlines the 1993 ADT and the forecasted 2010 ADT for the three nearby
arterials to be improved. The project's estimated share of the cost of these improvements
is derived by calculating the project's percentage of the future traffic growth(2010 ADT-
1993 ADT)and then multiplying this percentage by the expected improvement costs. The
subtotal for project's share is$54,291. However,as part of the site development,portions
of the fronting property will be dedicated to the City for future road improvements. The
credit associated with this land dedication($257,280)exceeds the cost share for
improvements. Therefore,the impact fee amount is not applicable for this site.
Conclusion
The proposed Arlen Ness Motorcycle Parts store will cause an increase of 350 vehicle
trips per day on Dublin roadways. Most of this traffic is not expected to travel on Dublin
streets that are planned for local improvements because of the site's proximity to 1-580.
The percent of site traffic on the planned improvements ranges from 0.1 to 0.6 percent of
the forecasted growth. The project's estimated share of those improvement costs is
determined to be$54,291. However,the land dedication value exceeds these costs so no
impact fee is required.
Sincerely,
CFI D. • ger,P.E.
Senior Associate
rhm
Arrachmenu
157-065L.WS
•
Proposed Arlen Ness Motorcycle Parts Store
Table 2:Estimated Project Share of Planned Improvement Costs
Percent Project Estimated
Project Project 1993 2010 Traffic Percent Total Project
Facility Segment Total Trips ADT ADT Growth of Growth Costs Share
Village Parkway Average North and South of Amador 3% 10 16,650 27,500 10,850 0.1% $ 348,000 $ 336
Valley BI.
Dougherty Road Dublin Bl.to north City Limit 5% 17 22,000 42,000 20,000 0.1% 1,002,000 876 I
Dublin Boulevard East of Village Parkway 12% 42 22,000 50,000 28,000 0.1% 2,525,000 3,783
Dublin Boulevard Dougherty to Hacienda 100% 350 8,000 64,000 56,000 0.6% 7,500,000 46,821
Dublin Boulevard Hacienda to Tassajara 1% 3 5,000 70,000 65,000 0.0% 7,500,000 403
ScarlcttDrive S.P.R.R.to Scarlett Court 2% 7 - 10,000 10,000 0.1% 2,100,000 1,468
New Read West of Hook Ramps 1% 3 - 13,000 13,000 0.0% 2,240,000 602
Total Cost Share
$ 23,215,000 $ 54,291
Land Dedication Frontage Offset Sq.Feet Unit Cost Credit
Dublin Boulevard 180 31 5,580 $ 16 $ 89,280
Scarlett Drive cast of channel 300 35 10,500 16 168,000
Total Credit
$ 257,280
Total Impact Fee Amount
NA
1
.,4c
TJKM
8/18/94 ARLEN.XLS
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following
conditions unless specifically exempted by the Planning Department.
1 Final buildinz and site development plans shall be reviewed and artrowed
by the Planninz Department staff prior to the issuance of a buildinz
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 parkinz
stalls.
d. That exterior lizhting of the building and site is not
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
Planning Department. Once constructed or installed, all
improvements are to be maintained in accordance with the proved
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 ideas-;= ,d
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 rc=
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 least their minimum Code
requirements.
2. Final landscape plans. irrigation system plans, tree preserration
technioues, 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 :ears 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 sire,
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 p'anzers
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 `_
September 1, of any given year, are hydroseeded with
per
ennial 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.
_. That a guarantee from the owners or contractors shall be required
guaranteeing all _..rubs 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 _rrigation, 'on
and weed abatement.
3. Final inspection or occupancy permits will not be granted until
il a__
construction and landscaping is complete in accordance - w•'*'��"
plans and the conditions reouired by the City. �'•*,•
=�+r.,t.
a - �^ )82) CITY OF DUBLIN
PO.Doe 2340.Dublin.CaCrnta°4563 • City Offices.100 Civic i•:aza.Cvt.^.Cainc „Fe
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate o, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the
e door it
shall be fitted with a cylinder ring geared so that it cannot be with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
•
3. Strike plates. Strike plates for wood jambs shall be the high security type
'and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
ton
on the strike side shall have solid shims above and below the strike plates an
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage th
strike sufficiently to prevent its being disengaged by any possible movement o ra
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. An auxiliar
locking device shall be 'installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration(415)833-6650•City Council(415)833-6605•finance(415)833-6640•Budding InspecSon(4151 833-6620
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„r^
material and engage the metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Windows. All accessible windows which are not located at the front or main
entrance side of a non-residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall
be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal Itcking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tempered glass.
9. Ooenable transoms. All exterior openable - •
" p transoms exceeding x which are
not located on the front or main entrance side of a non-residential building
shall be protected with a steel grill and 1/4" minimum bars not than
more
2" on
center or by a screen with 1/8" diameter wire mesh not more than 2 oncenter
mounted on the inside.
9. Roof openings. All skylights on the roof of a non-residential b•+-'+ng shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center cr;
.b) A screen with 1/8" diameter wire mesh not more than. 2" on center.
All roof access hatches of non-residential building shall be pro-acted as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws a:
6" o.c.;
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building or premise used for business purposes shall be secured by
covering the same with eitherof the following:
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders. Exterior ladders to the roof are not permitted.
1/90
r,��.�� c 5
CITY OF DUBLIN
100 Civic Plaza (415) 833-6630
Dublin CA 94568
In order to assist applicants in the development of commercial/industrial property,
the City of Dublin Public Works Department has prepared the following list of
Conditions of Approval that have typically been used. This list should not be
considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a
specific application will be recommended as Conditions of Approval for that
application. Additional Conditions may be imposed as deemed necessary by the City.
Prior to the actual preparation of development plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning
and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR COMMERCIAL/INDUSTRIAL
SITE DEVELOPMENT REVIEW OR CONDITIONAL USE PERMIT DEVELOPMENT
ARCHAEOLOGY:
1. 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.
CREEK:
2. Buildings shall be no closer than 20 feet from top of the bank along the
Creek, where the top of bank is either the existing break in topography, or a point
at the existing ground line which is the intersection of a line on a two-
horizontal-to-one-vertical slope begun at the toe of the slope in the Creek
(whichever is more restrictive.)
DRAINAGE:
3. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices. Concentrated flows will not be allowed to flow over walkways.
4. A minimum of 12" diameter pipe shall be used for all public storm drains to
ease maintenance and reduce potential blockage.
5. Under-sidewalk drains shall be provided to allow on-site drainage to be tied
in, should the need arise.
Rev: 5/17/89 - 1 - AilACHMENT
1
DEBRIS:
6. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. Developer shall be
responsible for corrective measures at no expense to City of Dublin.
DUST:
7. Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-pallative measures may be used, to prevent dust, as
conditions warrant or as directed by the Public Works Official.
8. Dust control measures, as approved by the Public Works Director/City Engineer
shall be followed at all times during grading and construction operations.
EASEMENTS:
9. The developer shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements required outside of the development site.
Copies of the easements and/or rights-of-entry shall be in written form and be
furnished to the Public Works Director/City Engineer.
10. Existing and proposed access and utility easements shall be submitted for
review and approval by the Public Works Director/City Engineer prior to acceptance
of the development. These easements shall allow for practical vehicular and
utility service access for all lots.
EROSION:
11. Prior to any grading of the site, and in any case prior to issuance of a
grading permit, a detailed construction grading/erosion control plan (including
phasing); and a drainage, water quality, and erosion and sedimentation control plan
for the post-construction period, both prepared by the Project Civil Engineer
and/or Engineering Geologist, shall be approved by the Public Works Director/City
Engineer. Said plans shall include detailed design, location, and maintenance
criteria, of all erosion and sediment control measures. The post-construction plan
shall attempt to insure that no increase in sediment or pollutants from the site
will occur. The plan shall provide for long-term maintenance of all permanent
erosion and sediment control measures such as slope vegetation. The construction
grading/erosion control plan shall be implemented in place by October 15th and
shall be maintained in place until April 15th unless otherwise allowed in writing
by the Public Works Director/City Engineer. It shall be the developer's
responsibility to maintain the erosion and sediment control measures for the year
following acceptance of the development by the Public Works Director/City Engineer.
FEES AND/OR DEPOSITS
12. Fees and/or deposits will be required per the City of Dublin Public Works Fee
and Deposit schedules.
2
Rev: 5/17/89
PACuq
FIRE:
13. Install fire hydrants at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the
paved street opposite each hydrant.
14. All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire protection, must
be installed by the developer and conform to all requirements of the applicable
provisions of the Standard Specifications of Dublin San Ramon Services District and
Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Public Works Director/City Engineer and Dublin San Ramon
Services District.
15. The development plans must be approved by the Dougherty Regional Fire
Authority as evidenced by their signature on the Title sheet.
FLOOD CONTROL:
16. Comply with Alameda County Flood Control District requirements.
17. In the 100-year Flood Hazard Zone, commercial buildings shall either provide
flood-proofing, or have their finished floor elevation above the 100-year flood
level.
FRONTAGE IMPROVEMENTS:
18. Dedication of land shall be made to the City of Dublin such that it conveys
land sufficient for the approved streets' right-of-way. Improvements shall be
made, by the applicant, along all streets within the development and as required
off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the
existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
19. The design and improvements of the development shall be in conformance «ith
the design and improvements indicated graphically, or as modified by the Conditions
of Approval. The improvements and design shall include street locations, grades,
alignments, and widths, the design and storm drainage facilities inside and outside
the development property, grading of lots, the boundaries of the development
property, and shall show compliance with City standards for roadways.
GRADING:
20. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall
have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No
cut or fill slopes shall exceed 2:1, unless approved by the project's Soils
Engineer and reviewed and approved by the Public Works Director/City Engineer.
Slopes shall be graded so that there is both horizontal and vertical slope
variation, where visible from public areas, in order to create or maintain a
natural appearance.
- 3 -
Rev: 5/17/89
.,: v.
21. Prior to final preparation of the subgrade and placement of base materials,
all underground utilities shall be installed and service connections stubbed out
behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines,
shall be installed in a manner which will not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are made.
22. Grading shall be completed in compliance with the construction grading plans
and recommendations of the Project Soils Engineer and/or Engineering Geologist, and
the approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall,
upon its completion, submit a declaration to the Public Works Director/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and
specifications.
23. Any grading on adjacent properties will require written approval of those
property owners affected.
24. The developer shall keep adjoining public streets free and clean of proiect
dirt, mud, materials, and debris during the construction period, as is found
necessary by the Public Works Official. •
25. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the soil and geologic investigation report, or
where such conditions warrant changes to the recommendations contained in the
original soil investigation, a revised soil or geologic report shall be submitted
for approval by the Public Works Director/City Engineer. It shall be accompanied by
an engineering and geological opinion as to the safety of the site from hazards of
land slippage, erosion, settlement, and seismic activity.
HANDICAPPED ACCESS:
26. Handicapped ramps and parking shall be provided as required by State of
California Title 24.
IMPROVEMENTS:
27. An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape
and soil erosion and sedimentation control plans shall be submitted to the Public
Works Director/City Engineer.
28. Grading of the subject property must conform with the approved grading plan
and recommendations of the soils engineer to the satisfaction of the Public Works
Director/City Engineer.
29. The following shall have been submitted to the Public Works Director/City
Engineer :
a. An as-built grading plan prepared by a registered Civil Engineer, includinc
original ground surface elevations, as-graded ground surface elevations,
lot drainage, and locations of all surface and subsurface drainage
facilities.
- 4 -
Rev: 5/17/89
b. A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
c. A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and
specifications.
30. Prior to issuance of the encroachment permit, a cash bond or surety bond shall
be provided and approved by the Public Works Director/City Engineer to guarantee
the proper installation of public improvements.
31. Prior to release of the bond posted on encroachment permit:
a. All improvements shall be installed as per the approved plans.
b. All required landscaping shall be installed and established.
SITE PLANS AND GRADING PLANS:
32. Obtain copies of and comply with conditions as noted on "City of Dublin
General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review
Check List."
33. 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 and may be constructed only after an encroachment
permit has been issued.
34. Complete site plans and grading plans shall be submitted to, and be approved
by, the Public Works Director/City Engineer and other affected agencies having
jurisdiction over public improvements, prior to issuance of the grading or
encroachment permit. Plans shall show the existing and proposed improvements, both
on-site and along adjacent public street(s), and property that relate to the
proposed improvements.
MAINTENANCE OF COMMON AREA:
35. Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements,
shall be the responsibility of the developer during construction stages and until
final improvements are accepted by the City Council and the securities are released
(one year after improvements are accepted). Thereafter, maintenance shall be the
responsibility of a property owners' association or individual property owners,
depending upon how maintenance is to be handled.
MISCELLANEOUS:
36. Copies of the plans indicating all public improvements shall be submitted at
1"— 400-ft. scale, and 1"— 200-ft. scale for City mapping purposes.
37. The developer shall be responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
- 5 -
Rev: 5/17/89
NOISE:
38. Construction and grading operations shall be limited to weekdays (Monday
through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in
writing by the Public Works Director/City Engineer.
PERMITS:
39. Commercial/industrial property within the City of Dublin generally requires a
grading and/or encroachment permit. A grading permit is required to review and
inspect onsite improvements, typically involving but not limited to grading,
drainage, and public access. An encroachment permit is required for all work done
in the public right-of-way.
PUBLIC IMPROVEMENTS:
40. Any relocation of improvements or public facilities shall be accomplished at
no expense to the City.
STREETS:
41. The street surfacing shall be asphalt concrete paving. The Public Works
Director/City Engineer shall review the project's Soils Engineer's structural
pavement design. The subdivider 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 Public Works Director/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. In lieu of these soil tests, the road may be
designed and constructed based on an R-value of 5.
42. An encroachment permit shall be secured from the Public Works Director/City
Engineer for any work done within the public right-of-way.
STREET LIGHTS:
43. Install street light standards and luminaries of the design, spacing, and
locations, approved by the Public Works Director/City Engineer and P.G.& E.
STREET TREES:
44. Street trees, of at least a 15-gallon size, shall be planted along the street
frontages. Trees shall be planted in accordance with a planting plan, including
tree varieties and locations, approved by the Public Works Director/City Engineer.
Trees planted within, or adjacent to, sidewalks shall be provided with root
shields.
WATER:
45. Water facilities must be connected to the DSRSD system, and must be installed
at the expense of the developer, in accordance with District standards and
specifications. All material and workmanship for water mains, and appurtenances
thereto, must conform with all of the requirements of the officially adopted Water
Code of the District and will be subject to field inspection by the District.
- 6 -
Rev: 5/17/89
46. Any water well, cathodic protection well, or exploratory boring shown on the
map, that is known to exist, is proposed, or is located during the course of field
operations, must be properly destroyed, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. Zone 7 should be contacted (at
443-9300) for additional information.
ZONING:
47. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
- 7 -
Rev: 5/17/89
CITY OF DUBLIN
IMPROVEMENT PLAN GENERAL NOTES
(Use only those applicable and/or add as necessary)
Use 1/8"lettering of appropriate weight to assure legibility,even after reduction or other means of reproduction of drawings.
1. Basis of elevation datum(if City/County benchmark,give number,location,and elevation).
2. All street improvements shall be constructed in accordance with the provisions of the current City ordinance code,
State Standard Specifications,and City or County Standard Plans.The improvements are subject to inspection
and approval of the Public Works Department. Contact Public Works Construction Inspection at 510/8=3-8630 at
least 24 hours prior to the start of any work to arrange for inspection.
3. All revisions to this plan must be reviewed by the Public Works Department prior to construction and shall be
accurately shown on revised plans signed by the City Engineer.
4. Notify Underground Service Alert 800/642-2444 72 hours prior to any excavation.The USA authorization number
shall be kept at the jobsite.
5. All new utility distribution services shall be placed underground.
6. Prior to placing curb,sidewalk,asphalt concrete,subbase,or base material,all underground facilities within the
right-of-way shall be installed,backfill completed,and the Public Works Department's Construction Division notified
by each of the utility companies having facilities within the work area,that the utility installation has satisfactorily
passed acceptance tests.
7. All manholes or inlets over 5 feet In depth shall be provided with polypropylene steps.The steps shall be integrally
cast into the walls of the manhole or inlet whether precast or field cast.The steps shall be installed in accordance
with Caltrans specifications and City of Dublin/Alameda County Standard Plans.
8. When widening the pavement on an existing road,the existing pavement shall be sawcut to a neat line and removed
back to an existing adequate structural section,or to the original road section. An exploratory trench,er potholing,
may be required to determine the limits of pavement removal.
9. Should It appear that the work to be done,or any matter relative thereto,is not sufficiently detailed or explained on
these plans,the contractor shall contact (name of design engineer)at
(phone number)for such further explanations as may be necessary.
10. A building permit shall be required for construction of all retaining walls over 3 feet in height(2 feet in height with a
surcharge). Prior to acceptance of the improvements as complete,verification that Building Inspection has signed
off on the permit shall be provided to the construction inspector.All wood in contact with the ground shall be
pressure-treated,whether a construction permit is required or not.
11. All public storm drain lines shall be Class III RCP unless otherwise specified on the plans.
12. No trees shall be removed unless they are shown and noted to be removed on the improvement plans. Ail trees
conflicting with grading,utilities,or other improvements,or overhanging the sidewalk or pavement so as to form a
nuisance or hazard,shall be trimmed and properly graded and sealed.The drip line of trees to be saved will be
fenced,and no grading shall take place within this fenced area.
13. Existing curb and sidewalk within the project limits that are damaged or displaced,even though they were not to be
removed,shall be repaired or replaced even if damage or displacement occurred prior to any work performed by the
contractor.
•
October 25,1993 PACE 65(i.r�.1
14. Erosion control facilities shall be installed complete prior to October 15 and shall be maintained daily urs:i.'oril IS.
The person responsible for the daily maintenance of these facilities is (name)aria car:e
reached 24 hours a day at (telephone/pager number). These facilities shall ccr.trcl and
contain erosion-caused silt deposits and provide for the safe discharge of silt-free storm waters into existing
storm drain facilities. Design of these facilities must be approved/updated each year prior to September.30 and
shall be signed by the City Engineer.
15. The typical section of the following listed streets shall be continued through the intersection:
(List of street names)
19. The thickness of subbase,base,and surfacing shall be based on traffic index and soil test for"R"value. (See
pavement design chart below.)
17. All traffic striping and markings shall be Thermoplastic.
15. Asbestos Cement Pipe(ACP)shall not be used in the construction of any storm drainage facilities.
19. All striping on major roads shall be cat-tracked prior to final installation. Final installation of striping will be aiicwed
only after approval of the striping layout by the construction inspector.
20. Order of work for road widening and median island construction in which traffic striping will be relocates:
a. Rough grading g. -. Install final striping
b. Storm drain&drainage structures h. Install final signing(at
c. Utility installation interim locations if necessary)
d. Curb and sidewalk L Construct median curb
e. Pavement construction j. Complete final striping,pavement
f. Remove conflicting striping,pave- markers,and sign installation
ment markers,and signing,and
install interim striping.
21. If.during construction,archaeological remains are encountered,construction in the vicinity shall be haltes,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.
22. A California Division of Occupational Safety and Health(CAL OSHA)permit shall be obtained for trenches've feet
or greater in depth. A copy of this permit shall be supplied to the Public Works Department. An additicr.i copy
shall be kept at thejobsite at all times.
Example of a pavement design chart:
LIMITS R
ROAD NAME From To AC AB A5 VALUE TI
ctober 28.1993
THE CITY OF DUBLIN
P.O. Box 2340
Dublin, CA 94568 (415) 829-4600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I (property owner) do hereby
agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin ' s approved
landscape plan for
(name of
project) located at
(address ) . All plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation .
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance .
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
installation .
This agreement is binding against this and all property owners
of record.
Signed:
Date :
•
•
f T
Form 83-05 1/83 _57
SAMPLE
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ATTAc/imENT
_ P
,-
F.,'12 E
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: October 17,1995
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Laurence L.Tong,Planning Director
SUBJECT: Draft Memorandum regarding Planning Commission Training
EXHIBITS ATTACHED: A-Draft Memorandum
B-List of Planning Applications
C-Memorandum re:Planning Commission Training
RECOMMENDATION: Review the draft memorandum,make any needed revisions,and
authorize the Chairperson to sign
w FINANCIAL STATEMENT: None
ANALYSIS:
—
On September 5,1995,the Planning Commission discussed the memorandum from the City
Manager regarding Planning Commission Training. The City Council indicated concern that the Planning
Commission may not understand that the Planning Commission has the ability to continue a controversial
item and ask for additional information. The City Council thought that alternatives for the Hansen Hill
project could have been developed earlier by the Applicant for the Planning Commission.
The Planning Commission plays an important role as an advisory body to the City Council. Its
recommendations are beneficial to the City Council. The City Council reviews and considers the Planning
Commission's reconunendations along with recommendations from Staff,Applicants and all others involved
with a project.
Staff has prepared a list of planning applications that the Planning Commission has taken action on
between February and September,1995(Exhibit B). All Planning Commission actions are appealable and
are subject to being overturned by the City Council. Of the 14 actions taken,12(86%)were final or the City
Council approved or modified the Planning Commission's recommendations. The City Council overturned
only 2 of the Planning Commission's actions.
It would be unrealistic to expect all Planning Commission actions to be upheld or to go
unchallenged by the City Council,just as it would be unrealistic to expect all Staff recommendations to be
followed by the Planning Commission. In comparison with some other agencies,the City Council has
supported a very high proportion of the Planning Commission's actions. This indicates that the Planning
Commission and the City Council are generally headed in the same direction regarding planning matters.
X1.C. 41 ,e L OF...1_
The Planning Commission suggested that there may be some room for improvement in
communications between the Planning Commission and the City Council. Several potential methods for
improving communications were brought up:1) discussions between the Planning Commission and the
Planning Director and/or the City Attorney;or 2) discussions between the Planning Commission and the
City Council at a team building joint session.
The Planning Commission suggested that when the City Council hears a revised proposal that is
significantly different than that heard by the Planning Commission,that the City Council consider referring
the revised proposal back to the Planning Commission for review and comment prior to the City Council
acting on the revised proposal.
In the case of the Hansen Hill project,the item had been pre-noticed for both the Planning
Commission and City Council meetings to accommodate the Applicant's time constraints. The Planning
Commission addressed the concept of the Applicant preparing alternative project designs,however,the
Applicant,citing time constraints,preferred to move the project forward to the City Council to gain a final
decision. It may have been impractical to require the Applicant to prepare alternative project designs for the
Planning Commission.
Regarding the child care center project,the Planning Commission indicated that it was not aware
the City Council wanted the Planning Commission to consider significantly modifying or altering the
operational aspects of projects in order to make the projects acceptable to the community.
The Planning Commission also suggested that the City Council consider establishing a growth
policy for the community in a vision statement.
Staff has prepared a draft memorandum to the Mayor and City Council from the Chairperson and
Planning Commission for the Planning Commission's review. If Staff has not accurately identified the
Planning Commission's concerns in the draft memorandum,the Planning Commission should make any
needed revisions.
(engendaA10-17sr)
DATE: October 17,1995
TO: Mayor Houston and City Council Members
FROM: Chairperson Zika and Planning Commission Members
SUBJECT: Planning Conunission Training
The Planning Commission received and discussed the memo from the City Manager regarding Planning
Commission Training. The Planning Conunission would like to improve communications between the
Planning Conunission and the City Council through discussions between the Planning Commission and
[I)the Planning Director and or City Attorney OR 2)the City Council at a team building joint session].
The Planning Commission has 3 topics for discussion.
First,the Planning Commission requests that should the City Council hear a revised proposal that is
significantly different than that heard by the Planning Commission that the City Council consider referring
the revised proposal back to the Planning Conunission for review and comment prior to the City Council
acting on the revised proposal. In the Hansen Hill project situation,the Planning Commission addressed the
concept of the Applicant preparing alternative project designs. The Applicant citing time constraints,
preferred to move the project forward to the City Council to gain a final decision.
Second,the Planning Commission would like to confirm that the City Council wants the Planning
Commission to consider modifications and/or alternatives to a proposal in order to make the proposal
acceptable to the community.
Third the Planning Commission suggests that the City Council consider establishing a growth policy for the
conununity m a vision statement.
EXHIBIT A
-» to
LIST OF PLANNING APPLICATIONS
AS OF FEBRUARY 1,1995
APPLICATION PC CITY COUNCIL
NAME ACTION ACTION
94-054 Hansen Ranch Recommended Approved PC
ND,TPM,DA Approval Recommendation
94-055 Petco Approved Modified PC
ND,CUP,SDR Recommendation
94-052 Cross Winds Church Final
ND,CUP
95-007 Hansen Ranch Phase II Denied Overturned PC
GPA,PD REZONE,TMA Recommendation
95-006 Valley Auto Center Final
CUP,SDR,MSP/SDR
95-012 Marg-ette Arts/Crafts Fair Final
CUP
95-021 Conformity of location,purpose Final
and extent of disp.of real property
95-018 Dublin Blvd.Precise Plan Recommended Approved PC
ND,RESO, Approval Recommendation
93-012 Outdoor Sales Ord. Recommended Approved PC
ND Zoning Ord.Amend.,Zoning Ord. Approval Recommendation
Amend,Stnd.Rqmts.Spec.Events
95-017 A Creative Playschool Denied Overturned PC
CUP
Recommendation
95-016 Hansen Ranch Phase I Final
CUP,SDR
94-058 BP Service Station Remodel Final
ND,CUP,SDR,VAR
95-031 Enea Plaza Final
MSP/SDR
95-034 Conformity of Location Final
g:con�/ge/patjon
EXHIBIT ti
CITY OF DUBLIN
MEMORANDUM
TO: Planning Director
FROM: ity Manager
RE: Planning Commission Training
DATE: July 18, 1995
The City Council at its Team Building Workshop on July 8, 1995 indicated a concern that the
Planning Commission may not understand that they have the ability to continue a controversial
item and request the applicant to provide them with more information at a subsequent meeting.
I would appreciate it if you and/or the City Attorney would advise the Commission either in
writing or at one of your Planning Commission meeting regarding their ability to take such
action.
Several Councilmembers thought that the additional variations or alternatives developed for the
Hansen Hill Project could have been developed by the applicant for the Planning Commission
earlier.
If you have any questions regarding this assignment,please advise.
RCA:slh
c/dodrea/718p1an
EXHIBIT C
•
xC_tgrrs
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 1,1995
TO: Planning Commission
FROM: Planning Staff IT
PREPARED BY: Tasha Huston,Associate Planner aKa �U
SUBJECT: PA 95-007 Hansen Ranch General Plan Amendment,Planned Development
Rezone&Tentative Map Amendment
GENERAL INFORMATION
PROJECT: The applicant is requesting approval of a General Plan Amendment,Planned
Development(PD)Rezoning,and Tentative Map Amendment to Phase II of
the approved Tentative Map. The project involves approximately 2.4 acres of
land(overall)redesignated from open space to residential land use,with 16
homesites relocated into an oak/bay woodland area,on the 147+acre Hansen
Hill Ranch project site.
APPLICANT: California Pacific Homes,Inc.
One Civic Plaza,Suite 300
Newport Beach,CA 92660
Martha Buxton,Agent
PROPERTY OWNER: California Pacific Homes,Inc., I Civic Plaza,Suite 300,Newport Beach,CA
92660. Phone#:(714)721-2770
LOCATION: West of Silvergate Drive,north of Hansen Drive,south of Winding Trail Lane
ASSESSOR PARCEL: 941-110-1-9;941-110-2
PARCEL SIZE: ±147 acres(Phases 1 and 2)
GENERAL PLAN
DESIGNATION: Low Density Single-Family Residential;Open Space,Stream Corridor
EXISTING ZONING
AND LAND USE: Planned Development District;Vacant Agricultural land with grazing use.
SURROUNDING LAND
USE AND ZONING: North: Planned Development District with residential use;Alameda
County Agricultural District with grazing use.
South: R-1-B-E District with residential use;Agricultural District with church
use;Planned Development District with grazing use.
East: Planned Development District with residential use.
West: Planned Development District with grazing use,Agricultural District
with grazing use.
' COPIES TO: Applicant
ITEM NO. • Owner 0 ;V
Address Frio.
•
discussed with the City Attorney. While the letter correctly identifies changes in various aspects of local •
schools,it appears that these issues are not relevant for review based upon the proposed project
amendments. If the project involved a request for additional units it would have raised issues which
would require the review of these school issues. However,the proposal does not increase project density
or number of units,and therefore does not affect issues of school capacity that were previously decided
under the earlier EIR.
Department of Fish&Game
The City received a letter from the Department of Fish and Game,also after the close of the comment
period,which listed several concerns with the proposed development of units in a woodland and riparian
habitat area. The first concern is that the homesites in this area would essentially create a barrier which
would block a riparian corridor,creating an island of open space surrounded by development The second
comment states that if development is approved in this area of the site,a survey is needed to address
whether this site contains any Alameda whipsnake,a State of California"Threatened"species. Third,the
letter states that the proposed amendments would require significantly more grading in the open
space/riparian corridor than that expected with only a roadway. These issues,combined with the loss of
woodland and riparian habitat area,are considered significant environmental impacts.Because the project
EIR did not propose mitigation for development in the riparian corridor and woodland,other than to
recommend that development be kept out of the corridor area,the significant impacts warrant additional
EIR documentation.
The comments from Fish and Game did not specify a minimum width needed for wildlife corridors,
rather,they state that each situation is considered on a case by case basis. The letter states that the
Department's guidelines call for areas of contiguous open space,and that corridors of even 320 feet wide
severely restrict wildlife passage. In summary,the Fish and Game letter recommends against approval of
the proposed amendments. The staff also stated that if the project were amended,supplemental
environmental studies would need to be conducted to determine the minimum adequate width for a
wildlife corridor,and what other mitigation measures are available to minimize the impacts to the
riparian corridor. For example,where the road and/or development occurs directly over the riparian
corridor,a bridge structure or other solution should be used to provide a wildlife passageway and
connecting link between habitat areas. Another example of possible mitigation would be to require the
applicant to purchase and dedicate to a public agency an area of existing oak woodland off-site.
East Bay Regional Parks District(EBRPD)
At the April 17 study session,the Planning Commission asked whether the EBRPD had commented on
the proposal. After this meeting,a representative from the District sent a letter of comment containing
recommendations. In summary,the District's letter commends the plan approved in 1989 for providing a
trail and open space corridor amenities which will provide an important link to the regional trail system.
It identifies several possible negative effects of relocating the homesites into the open space area,
including the reduced value of habitat areas when separated by physical barriers such as development.
ALTERNATIVES/OPTIONS
1) Project as proposed
If the Planning Commission wishes to consider approval of the General Plan Amendment,Rezoning,and
4)
Tentative Map Amendment,as proposed,the Commission would need to determine that the proposal is
consistent with the General Plan. If the Commission believes that the project is inconsistent with any of
the General Plan policies,the project cannot be approved as proposed.
Also,regarding environmental impacts,new findings and a new statement of overriding considerations
would need to be prepared if the Council approved the applications as proposed. The findings would
include a statement that the proposal results in significant environmental impacts which cannot be
9 ...__PAGE 1 or IQ
•
mitigated to an insignificant level. A sample resolution of approval will be available for the Commission's
review at the May 1, 1995 public hearing.
A resolution recommending the City Council's approval of the project would need to be adopted,and
would need to contain the findings and any modified General Plan policies as mentioned above. A
condition of approval should be incorporated into the approval to meet the requirements of the Fish&
Game Department regarding additional environmental studies and mitigation measures. If the
Commission is comfortable with the above-mentioned Resolutions(to be provided at the meeting),it
could adopt the resolutions and the project would be heard by the City Council at the May 8th regular
City Council meeting. If major changes are proposed to the Resolutions or to the project,or issues are
unresolved,the item may need to be continued to the next Planning Commission meeting.
2) Revised Project:
The main issues and concerns with the project as proposed result from the request to redesignate
approximately 2.4 acres of land(overall)from open space to allow residential land use,with 16 homesites
relocated into an Oak/Bay woodland area. Several of the environmental impact concerns and
inconsistencies with General Plan policies could be addressed or lessened if there were fewer or no units
allowed in this sensitive area.
One alternative would be to redesign the proposal to reduce the number of homesites to be built in the
open space area,or eliminate units in this area and relocate them to another portion of the site which is
currently designated for residential land use. Another option would be to select another area of open
space on site for redesignation to residential which has fewer environmental constraints. Possibly, the
density in that area could be increased,while maintaining the project density overall. It should be noted
that if any number of units are to be allowed in open space areas,the findings regarding environmental
mitigation measures mentioned in option#1 above would need to be made.
Also,a condition of a approval should be incorporated into the approval to meet the requirements of the
Fish&Game Department regarding additional studies to develop mitigation measures. If the applicant
wishes to propose an alternative project design,the item would need to be continued to the next Planning
Commission meeting date to allow time to analyze a revised proposal.
3) Denial
If the Planning Commission concurs with staff,and determines that the project as proposed involves
significant environmental impacts for which there are alternatives or mitigation measures which would
substantially lessen these impacts,it cannot recommend approval of the project unless the impacts are
mitigated or avoided. The only exception to this would occur if the Commission determines that there is
substantial evidence in the public record showing that it is infeasible to mitigate or lessen the significant
adverse environmental impacts.
Additionally,if the Planning Commission determines that the project as proposed involves development
which would be inconsistent with the General Plan policies,or would create an internally inconsistent
Plan,the Commission would need to deny the request for a General Plan Amendment. Because state law
requires consistency between the City's General Plan and its Zoning,denial of the GPA would require
denial of the Rezoning and Tentative Map applications,to maintain consistency. If the Planning
Commission recommends denial,the item will be scheduled for the City Council's review at its next
meeting on May 8th, 1995.
CONCLUSION
For the reasons explained in the analysis,staff recommends that the Commission make a recommendation
of denial of the General Plan Amendment,PD Rezoning,and Tentative Map Amendment.
10 1�
fXctR.rrs
Regular Meeting-May 1,1995
A regular meeting of the City of Dublin Planning Commission was held on Monday,May 1,1995,
in the Dublin Civic Center Council Chambers. The meeting was called to order at 7:31 by
Commissioner Geist.
**********
ROLL CALL
Present: Commissioners Geist,Jennings,Johnson,and Lockhart;Laurence L.Tong;Planning
Director;Carol Cirelli,Senior Planner,Tasha Huston,Associate Planner,and Gaylene Burkett,
Recording Secretary.
Absent: Commissioner Zika
**********
PLEDGE OF ALLEGIANCE TO THE FLAG
Cm.Geist led the Commission,Staff,and those present in the pledge of allegiance to the flag.
**********
ADDITIONS OR REVISIONS TO THE AGENDA
The minutes of the April 17,1995,meeting were approved as submitted.
ORAL COMMUNICATIONS
None
WRITTEN COMMUNICATIONS
None
PUBLIC HEARING
8.1 PA 95-007 Hansen Ranch Phase II-.The applicant is requestinga roval
of a General Plan Amendment Planned Develo ment D Rezonin and
Tentative Ma Amendment to the a roved Tentative Ma he Hansen
Ranch Subdivision includes 180 units overall on a 147 acre site on the west
side of Silver ate Drive north of Hansen Drive and south of Windin
Trails Lane. The ro osed amendments a 1 to Phase IT of the subdivisio and involve a roximatel 2.4 acres of land overall
redesi nated from o ens ace to residential land use with 16 homesites
relocated into an Oak/Ba woodland area on the ro'ect site.
Cm.Geist asked for the staff report.
Regular Meeting
{5-lpcmin} 39
May 1,1995
1 HD
Cm.Geist closed the public hearing and asked the Planning Commission to deliberate.
Motion was made by Cm.Jennings,seconded by Cm.Lockhart and with a vote of 3-1-1,the
Planning Commission voted to adopt draft Resolutions recommending denial for PA 95-007
Hansen Ranch Phase II General Plan Amendment,denial of the Planned Development Rezoning
and denial for the Tentative Map Amendment.
Cm.Lockhart stated he had hoped that Staff and the developer had worked together on a plan that
would work for all parties concerned.
Cm.Johnson felt the project was well planned. He felt the road being moved was not a significant
change,because the road was already there.
Cm.Lockhart asked if the damage was already done with the road,could Staff work with the
developer to find another place for the road.
Cm.Geist had concern over the short time frame with the Planning Commission having only two
sessions to review the project.
Cm.Jennings asked Ms.Buxton if she had said they did not want to go back to the drawing board.
Ms.Buxton stated that was correct.
• Cm.Geist stated that this was a recommendation to the City Council,and this item would be
brought before the City Council on Monday,May 8,1995,at 7:00 p.m.
NEW OR UNFINISHED BUSINESS
Mr.Tong informed the Planning Commission that beginning in June,1995,the City Council would
be changing their regular meeting date to the second and fourth Tuesday of each month and asked
the Planning Commission for feed back to consider the changing of the Planning Commission
meetings to the first and third Tuesday of each month;however the Park and Community Services
Commission currently meets on the third Tuesday,and something would have to be worked out
with them.
Cm.Jennings asked if the packets would still be delivered on the same day.
Mr.Tong answered yes.
The Planning Commission's consensus was that they would appreciate the additional day to review
the packets and it would not be a problem to change the dates to the first and third Tuesday of each
month.
Mr.Tong indicated he would prepare a draft and request the change.
OTHER BUSINESS
None
Regular Meeting
{5-lpcmin} 47 May 1,1995
ID fp