HomeMy WebLinkAbout7/5/1994 PC Agenda PLANNING COMMISSION
Regular Meeting - Dublin Civic Center Tuesday - 7:30 p.m.
100 Civic Plaza, Council Chambers July 5, 1994
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 - June 20, 1994
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 94-014 MCE Corporation Conditional Use Permit/Site
Development Review approval request to construct and operate
a new two-story corporate office building totaling 6,400
square feet in area, and an attached 6,000 square foot
storage and equipment maintenance facility on an undeveloped
1.89-acre lot located at 6515 Trinity Court. The project
will include an above-ground fuel storage tank, the outdoor
storage of equipment and materials, and the voluntary
contribution of Traffic Improvement Funds in the amount of
$5,376.
8.2 PA 94-026 My Space to Grow Conditional Use Permit approval
request for a day care center with a maximum of 90 children
in an existing 6,000 square foot building located at 7802
Dublin Boulevard. The project will include the voluntary
contribution of Traffic Improvement Funds in the amount of
$3,400.
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS (Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(Over for Procedure Summary)
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CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: July 5, 1994
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Ralph Kachadourian, Assistant Planner
SUBJECT: PA 94-014 MCE Corporation Conditional Use Permit
and Site Development Review
GENERAL INFORMATION:
APPLICANT/
PROPERTY OWNER: Maynard A. Crowther, President
MCE Corporation
2500 Old Crow Canyon Road, #320
San Ramon, CA 94583
LOCATION: 6515 Trinity Court
ASSESSOR PARCEL: 941-205-31
PARCEL SIZE: 1.89± acres
GENERAL PLAN
DESIGNATION: Business Park/Industrial
EXISTING ZONING
AND LAND USE: M-1, Light Industrial District; undeveloped parcel
SURROUNDING LAND
USE AND ZONING: North: Southern Pacific Railroad right-of-way;
M-1, (Light Industrial) District
South: Warehousing, Storage and Wholesale
businesses/Agricultural Research
Laboratory; M-1, (Light Industrial)
District
East: Murco Center on Dougherty Road;
PD, (Planned Development) District
West: Mixed-use commercial building; M-1,
(Light Industrial) District
ZONING HISTORY:
C-3442: On August 2, 1978, the Alameda County Zoning
Administrator approved a Conditional Use Permit to the
Oakland SPCA for an animal shelter.
COPIES TO: Applicant/Owner
Agenda File
ITEM NO. 861 Address File
PAGE OFF
S-701: On December 19, 1978, the Alameda County Zoning
Administrator approved a Site Development Review to the
SPCA for construction of an office building and
kennels.
PA 86-065: On March 9, 1987, Bedford Properties/Trinity V
requested withdrawal of their application for Site
Development Review to construct a 28,800 square foot
multi-tenant light industrial building.
PA 87-078: On June 15, 1987, the Dublin Planning Commission
approved a Conditional Use Permit (PA 87-078.1) and
Site Development Review (PA 87-078.2) to Plant Cell
Research Institute for two plant development labs
(greenhouses), accessory structures and open-air
planting beds.
APPLICABLE REGULATIONS:
Section 8-51.3 states in part that a contractors or other outdoor
storage yard for equipment and supplies, if conducted within an area
enclosed by a solid wall or fence, is a conditional use in the M-1
District and shall be permitted only if approved by the Planning
Commission.
Section 8-51.4.1 states in part that any structure of 1,000
square feet or more or any construction aggregating 1,000 square feet
or more shall be subject to Site Development Review pursuant to
Section 8-95.0.
Section 8-51.5 states in part that every use in an M-1 District
shall be on a building site having a Median Lot Width not less than
100 feet and an area not less than 20,000 square feet.
Section 8-94.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need;
2) whether or not the use will be properly related to other land uses,
transportation and service facilities in the vicinity; 3) whether or
not the use will materially affect the health or safety of persons
residing or working in the vicinity; and 4) whether or not the use
will be contrary to the specific intent clauses or performance
standards established for the district in which it is located.
Section 8-95.0 states that Site Development Review is a
discretionary review process intended to promote orderly, attractive
and harmonious site and structural development compatible with
individual site environmental constraints and 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, including,
but not limited to, setbacks, heights, parking, fences, accessory
2
PAGE a- Of."11
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 will not have a significant adverse effect on the environment.
NOTIFICATION: Public Notice of the July 5, 1994 hearing was published
in the local newspaper, mailed to adjacent property owners, and posted
in public buildings.
ANALYSIS:
Maynard A. Crowther, President of MCE Corporation has applied to
the City of Dublin for a Conditional Use Permit and Site Development
Review approval to construct and operate a new two-story corporate
office building, totaling 6,400 square feet in area (footprint of
3,200 square feet) and an attached 6,000 square foot storage and
equipment maintenance facility on the undeveloped 1.89± acre lot
located at 6515 Trinity Court. The Applicant's proposal includes an
above-ground fuel storage tank, the outdoor storage of equipment and
materials and the voluntary contribution of traffic improvement funds
in the amount of $5,376.
MCE Corporation is a licensed, general engineering contractor
that currently contracts with the City of Dublin for parks, street and
building maintenance services. MCE Corporation has purchased the
subject property and intends to relocate its corporate offices from
San Ramon to the new site.
This facility will be used for administrative, management and
construction personnel and as an equipment maintenance and storage
yard. The normal operating hours will be from 6:00 a.m. to 5:30 p.m.
Monday through Friday and if the need exists, 7:00 a.m. to 12:00 noon
on Saturdays.
Site Development Review
The project consists of the construction of a two-story 6,400
square foot administrative office building on a footprint of 3,200
square feet and an attached 6,000 square foot high-bay storage and
maintenance facility building. MCE will occupy the entire 1st floor
of the office building and in the future, plans to expand its
operation into the 2nd floor space. The Applicant has indicated that
the entire 2nd floor area will remain vacant at this time.
The exterior of the two pre-engineered steel framed buildings
will be masonry stucco with an extensive use of glazing in order to
provide an attractive finish. The design and appearance of these
buildings will be consistent with, and will compliment, the existing
architectural design of the surrounding buildings within the Trinity
Court/Sierra Court area. The buildings will be attached by a common
wall that will meet Building and Fire Code requirements. All roof-
3
mounted mechanical equipment will be adequately screened from public
view by parapet walls.
The 6,000 square foot high-bay storage building will have
four 25 x 60 foot bays with each bay having a 12 x 14 foot roll up
steel overhead doors. The interior of the storage building will be
used for dispatch office, shop, equipment repair and servicing and
rest room facilities.
The proposed project plans show a total of 27 parking spaces on-
site. The Zoning Ordinance requires 30 parking spaces for this
project with 24 parking spaces required for the office building use
(including future office occupancy of the 2nd floor) and 6 spaces
required for the high-bay equipment storage facility. The Applicant
has indicated that all MCE staff employed at this site will utilize
the parking spaces located within the storage yard area. The
Applicant will need to modify the parking layout to show the required
number of spaces including handicap parking spaces and this
requirement is specified in the conditions of approval (Exhibit D).
Access into the storage yard and maintenance facility will be
through a 16-foot sliding security gate which will be monitored and
controlled by a computerized access system. The Dougherty Regional
Fire Authority (DRFA) has determined that the width of the 16-foot
entrance drive aisle to the storage yard is adequate for emergency
vehicle access.
The Public Works Department has reviewed this project for traffic
impacts and public safety concerns and has requested that the
Applicant include the installation of a public sidewalk as part of
this project. Public sidewalks are currently installed along most of
Sierra Court, Sierra Lane and a portion of Trinity Court.
A prior Site Development Review approval S-701 was granted to the
Oakland SPCA to allow construction of an office building and kennels.
The SDR approval required the installation of a sidewalk along the
property frontage. However, the project was never completed. Plant
Cell Research, which was the previous occupant of the site, was not
required to install a sidewalk due to the use being a temporary
operation.
Staff concurs with the Public Works Department request for
installation of a sidewalk since the Applicant is constructing a
permanent facility on this site. This condition has been included in
the draft resolution (Exhibit D) requiring installation of the
sidewalk.
TJKM Traffic Consultants completed a trip rate and traffic fee
study for the project and determined the project's proportional share
of the construction costs is $5,376. The Public Works Department has
reviewed the study and concurs with the findings of the study and the
amount of the fee. The Applicant indicated to Staff that they will
voluntarily pay this amount prior to the issuance of building permits.
4
Conditional Use Permit
The Applicant is requesting Conditional Use Permit approval to
allow the outdoor storage and maintenance yard and a 1,000 gallon
above-ground pre-cast concrete (ConVault) fuel storage tank. The yard
area will be used for vehicle and equipment storage and fueling, a
vehicle and equipment wash down area and the storage of bulk
materials, such as gravel and asphalt. Hazardous materials or waste
will not be stored, transported to or kept within the storage yard
area. Under the current M-1 zoning requirements, outdoor storage
facilities are considered a conditional use.
The Applicant plans to utilize the existing 6-foot high slatted
chain link fence along the sides and rear perimeter of the property to
screen the storage yard area from public view. Dublin Police Services
has recommended that the perimeter fencing be a minimum of 8 feet in
height with a barbed or security wire placed on top of the fencing.
Through the Conditional Use Permit process, the Applicant may
utilize a greater fence height than the existing 6-foot high fence in
order to provide additional security for the yard. A condition has
been included in the draft resolution (Exhibit C) allowing the
Applicant to utilize a fence height up to 8 feet if needed.
From Trinity Court, the storage yard will be screened by an 8-
foot high masonry stucco wall painted and textured to match the
buildings. Dublin Police Services recommends that this wall be coated
with graffiti-resistant paint to help prevent potential "tagging" that
has been occurring within the area. Staff recommends that the
Applicant work closely with Dublin Police Services to prevent
potential graffiti problems from occurring at the site.
This project meets the M-1 District development standards and
requirements specified by the Zoning Ordinance. The current General
Plan Land Use Designation for this property is Business Park/
Industrial and the project, as proposed, is consistent with the
General Plan and is in compliance with the Zoning Ordinance.
The project has been reviewed by other City departments and
affected government agencies and their comments have been incorporated
into the conditions of approval.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt Draft Resolutions approving PA 94-014 or give
Staff and Applicant direction and continue the matter.
5
PA �
,
ACTION: Staff recommends that the Planning Commission adopt the
Draft Resolution approving the Negative Declaration (Exhibit
B), the Draft Resolution approving the Conditional Use
Permit (Exhibit C) and the Draft Resolution approving the
Site Development Review (Exhibit D) for PA 94-014,
MCE Corporation.
ATTACHMENTS:
Exhibit A: Project Plans
Exhibit B: Draft Resolution approving the Negative 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 Written Statement and Project Proposal
Attachment 3: Site Development Review Standard Conditions
Attachment 4: Non-Residential Security Requirements
Attachment 5: Standard Plant Material, Irrigation and Maintenance
Agreement
6
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RESOLUTION NO. 94 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL
SIGNIFICANCE FOR PA 94-014 MCE CORPORATION
WHEREAS, Maynard A. Crowther, President of MCE Corporation, has made
an application to the City of Dublin for a Conditional Use Permit and Site
Development Review approval to construct and operate a new two-story
corporate office building, totaling 6,400 square feet in area (footprint of
3,200 square feet) and an attached 6,000 square foot storage and equipment
maintenance facility, an above-ground fuel storage facility and the outdoor
storage of equipment and materials on the undeveloped 1.89± acre lot
located at 6515 trinity court. The proposal includes the voluntary
contribution of traffic improvement funds in the amount of $5,376.00; and
WHEREAS, the California Environmental Quality Act (CEQA) , together
with the State guidelines and City environmental regulations require that
certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, an Initial Study was conducted finding that the project, as
proposed, would not have a significant adverse effect on the environment;
and
WHEREAS, a Negative Declaration has been prepared for this
application; and
WHEREAS, the Planning Commission did review and consider the Negative
Declaration at a public hearing on July 5, 1994; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find that:
1. The Conditional Use Permit and Site Development Review approval
for the project PA 94-014, MCE Corporation, will not have a significant
adverse effect on the environment.
2. The Negative Declaration has been prepared and processed in
accordance with State and local environmental laws and guideline
regulations.
3. The Negative Declaration is complete and adequate.
PASSED, APPROVED AND ADOPTED this 5th day of July, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
EXHIBIT . ; ,� �..
RESOLUTION NO. 94 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-014 MCE CORPORATION CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION AND OPERATION OF A NEW TWO-STORY CORPORATE OFFICE BUILDING,
TOTALING 6,400 SQUARE FEET IN AREA (FOOTPRINT OF 3,200 SQUARE FEET) AND AN
ATTACHED 6,000 SQUARE FOOT STORAGE AND EQUIPMENT MAINTENANCE FACILITY, AN
ABOVE-GROUND FUEL STORAGE TANK AND THE OUTDOOR STORAGE OF EQUIPMENT AND
MATERIALS ON THE UNDEVELOPED 1.89± ACRE LOT LOCATED AT 6515 TRINITY COURT.
THE PROPOSAL INCLUDES THE VOLUNTARY CONTRIBUTION OF TRAFFIC IMPROVEMENT
FUNDS IN THE AMOUNT OF $5,376.
WHEREAS, Maynard A. Crowther, President of MCE Corporation has made an
application to the City of Dublin for a Conditional Use Permit and Site
Development Review approval to construct and operate a new two-story
corporate office building, totaling 6,400 square feet in area (footprint of
3,200 square feet) and an attached 6,000 square foot storage and equipment
maintenance facility, an above-ground fuel storage tank and the outdoor
storage of equipment and materials on the undeveloped 1.89± acre lot
located at 6515 trinity court. The proposal includes the voluntary
contribution of traffic improvement funds in the amount of $5,376; and
WHEREAS, the Planning Commission held a public hearing on said
application on July 5, 1994; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and a
Negative Declaration has been adopted (Planning Commission Resolution No.
94- ) . This project will not have a significant adverse effect on the
environment; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find that:
A. The proposed project will serve a public need by utilizing and
developing a vacant lot within the City of Dublin to provide a
commercial office and maintenance/storage facility use appropriate for
the M-1, (Light Industrial) District.
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 to the type and nature of operations typically
found in the neighborhood.
C. The use, under all circumstances and conditions of this particular
case, will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially
detrimental to the public welfare or injurious to property or
PAU � or± EXHIBIT, �'
improvements in the neighborhood, as all applicable regulations will
be met.
D. The use will not be contrary to the specific intent clauses or
performance standards established for the District in which it is to
be located.
E. The approval of this Conditional Use Permit will be consistent with
the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 94-014 MCE Corporation Conditional Use Permit as
shown on Exhibit A, dated recieved by the Planning Department on April 29,
1994, stamped approved 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. [PL1 Planning, fBl Building,
[PO1 Police, [PW1 Public Works, fADM1 Administration/City Attorney, IFINI
Finance. [F1 Dougherty Regional Fire Authority. fDSR] Dublin San Ramon
Services District, fCOl Alameda County Environmental Health.
1. PA 94-014 MCE Corporation Conditional Use Permit request is approved
to allow an outdoor storage yard for vehicles and equipment, a vehicle
and equipment wash down area, five (5) bulk material storage bins and
a 1,000 gallon (ConVault) above-ground fuel storage tank. These uses
will be ancillary to the corporate office and maintenance buildings.
[PL]
2. The outdoor storage and equipment yard shall be screened from public
view. Equipment and materials shall not be stacked or stored so as to
exceed the height of the existing 6-foot perimeter fence. The
Applicant may utilize an 8-foot high fence or solid wall with security
wire and screening subject to the prior review and written approval of
Dublin Police Services, Building Inspection Department and the
Planning Department. [PO, B, PL]
3. Redwood or vinyl slats shall be used within the chain-links for
screening. The existing 6-foot high chain-link fence around the
perimeter of the property shall be maintained in good repair at all
times. [PL, PO]
4. With the exception of fuel for the above-ground storage tank, no
hazardous materials or waste shall be handled, transported to or
stored within the outdoor storage and equipment yard. [F, CO]
5. The Applicant shall comply with all National Pollution Discharge
Elimination System (NPDES) regulations and requirements. [PW]
6. The Applicant shall work with the Dublin Police Services Crime
Prevention Unit to establish and maintain an effective anti-theft
security program. [PO]
- 2 -
7. Exterior security lighting for the outdoor storage yard shall be
provided and be of a design and placement so as not to cause glare
onto adjoining properties or businesses. Photometrics for the yard
area lighting shall be submitted for review and approval by the
Planning Department and Dublin Police Services. [PO, PL]
8. The Applicant shall maintain a 20-foot wide unobstructed access way
through the outdoor storage yard area to allow for adequate emergency
vehicle access. [F, PO]
9. The Applicant shall comply with all applicable Planning, Building,
Public Works, Dougherty Regional Fire Authority and Dublin Police
Services requirements and regulations. [PL, B, PW, F, PO]
10. No loudspeakers or amplified music shall be permitted to project or be
placed within the outdoor storage and equipment yard area. [PL]
11. The Applicant shall be responsible for clean-up and disposal of all
project-related trash and shall maintain a clean and litter-free site
at all times. [PL]
12. All activities associated with the outdoor storage yard use shall be
conducted so as not to create a nuisance to adjacent businesses. [PL]
13. On at least an annual basis, this Conditional Use Permit approval
shall be subject to Zoning Investigator review and determination as to
compliance with the Conditions of Approval. Any violation of the
terms or conditions of this permit may be subject to citation. [PL]
14. This approval shall become null and void in the event the approved use
ceases to operate for a continuous one-year period. [PL]
15. This permit shall be revocable for cause in accordance with Section 8-
90.3 of the Dublin Zoning Ordinance. [PL]
PASSED, APPROVED AND ADOPTED this 5th day of July, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 3 -
RESOLUTION NO. 94 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-014 MCE CORPORATION SITE DEVELOPMENT REVIEW TO ALLOW THE
CONSTRUCTION AND OPERATION OF A NEW TWO-STORY CORPORATE OFFICE BUILDING,
TOTALING 6,400 SQUARE FEET IN AREA (FOOTPRINT OF 3,200 SQUARE FEET) AND AN
ATTACHED 6,000 SQUARE FOOT STORAGE AND EQUIPMENT MAINTENANCE FACILITY, AN
ABOVE-GROUND FUEL STORAGE TANK AND THE OUTDOOR STORAGE OF EQUIPMENT AND
MATERIALS ON THE UNDEVELOPED 1.89± ACRE LOT LOCATED AT 6515 TRINITY COURT.
THE PROPOSAL INCLUDES THE VOLUNTARY CONTRIBUTION OF TRAFFIC IMPROVEMENT
FUNDS IN THE AMOUNT OF $5,376.
WHEREAS, Maynard A. Crowther, President of MCE Corporation, has made
an application to the City of Dublin for a Conditional Use Permit and Site
Development Review approval to construct and operate a new two-story
corporate office building, totaling 6,400 square feet in area (footprint of
3,200 square feet) and an attached 6,000 square foot storage and equipment
maintenance facility, an above-ground fuel storage tank and the outdoor
storage of equipment and materials on the undeveloped 1.89± acre lot
located at 6515 Trinity court. The proposal includes the voluntary
contribution of traffic improvement funds in the amount of $5,376; and
WHEREAS, the Planning Commission held a public hearing on said
application on July 5, 1994; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and a
Negative Declaration has been adopted (Planning Commission Resolution No.
94- ) . This project will not have a significant adverse effect on the
environment; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find that:
A. The approval of 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 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
_ 1 _ EXHIBIT D
�_ l 5 or Z5
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.
G. The approval of this Site Development Review will be consistent with
the policies set forth within the Dublin General Plan.
SE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 94-014, MCE Corporation Site Development Review as
generally depicted on the plans 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. [PL1 Planning, (Bl Building,
[PO] Police, [PW1 Public Works, (ADM] Administration/City Attorney, [FIN]
Finance, [F1 Dougherty Regional Fire Authority, [DSR1 Dublin San Ramon
Services District, (CO] Alameda County Environmental Health.
GENERAL PROVISIONS
1. PA 94-014 MCE Corporation Site Development Review request is approved
for the construction of a new two-story corporate office building,
totaling 6,400 square feet in area (footprint of 3,200 square feet)
and an attached 6,000 square foot storage and equipment maintenance
facility building on the undeveloped 1.89± acre lot at 6515 Trinity
Court.
This approval shall generally conform to the plans prepared by Peter
Bernard, Consulting Engineer; Greg Jacobs Engineers and Swanson &
Swanson Landscape Architects; consisting of four (4) sheets dated
received by the Planning Department on April 29, 1994, labeled Exhibit
A, stamped approved and on file. [PL, B]
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]
3. All signs shall be subject to the requirements of the Sign Regulations
within the Zoning Ordinance. [PL]
- 2 -
4. Prior to the issuance of a building permit, the Applicant's voluntary
contribution of Traffic Improvement Funds in the amount of $5,376.
shall be paid in full to the City. [PL, PW, FIN]
PARKING/CIRCULATION
5. The Applicant shall submit a revised parking lot striping plan subject
to review and approval of the Planning Director and Public Works
Director. All employee and visitor parking spaces shall be double-
striped with 4-inch wide stripes set approximately 2 feet apart.
Handicapped, visitor, employee and compact parking spaces shall be
appropriately identified on the pavement and designated on the parking
plan. [PL, PW]
6. Handicapped ramps and parking stalls shall be provided and maintained
as required by the State of California Title 24 provisions. [PL, B]
7. All landscaping adjacent to parking stalls shall maintain a minimum 1
foot wide raised curb or equivalent to facilitate pedestrian access.
[PL]
8. All landscape planters within the parking area shall maintain a three
(3) foot curb radius to facilitate vehicular maneuvering. [PL]
ARCHITECTURAL
9. Exterior colors and materials for the proposed buildings 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 structure. [PL]
LANDSCAPE AND IRRIGATION PLANS
10. 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]
11. The final landscape plan shall be generally consistent with the
preliminary landscape plans prepared by Swanson & Swanson Landscape
Architects, dated received by the Planning Department April 29, 1994
(Exhibit A) . [PL]
12. 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. [PL, PW]
- 3 -
13. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and Maintenance
Agreement (Attached) . [PL]
LIGHTING
14. 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) . Wall lighting around
the entire perimeter of the corporate office and maintenance 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 Planning Director. [PL, B, PO]
FIRE PROTECTION
15. The Applicant shall comply with all applicable requirements of the
Dougherty Regional Fire Authority (DRFA) . [F, PL]
16. The plans and specifications for the above-ground fuel storage tank
(ConVault) shall be subject to the review and approval of DRFA.
[F, PL]
17. The Applicant shall work with DRFA to determine the adequate fire flow
required to service the property. [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 of the
Dublin San Ramon Services District (DSRSD) . [F, PL]
20. The Applicant shall be required to pay all applicable sewer and water
connection fees, as determined by DSRSD. [DSR]
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. As required by the Dublin Police Department, all security hardware for
the new structures must comply with the City of Dublin Non-Residential
Security Requirements (Attached). Security hardware must be provided
for doors, windows, roof, vents, skylights and roof ladders. [B, PO]
23. The Applicant shall work with the Dublin Police Department prior to
submittal of building plans and on an ongoing basis to establish an
effective theft prevention and security program. [PO]
24. 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, ryPL]
- 4 - D r.;- �i
DRAINAGE/GRADING
25. The Applicant shall submit a grading, drainage and improvement plan
subject to review and approval by the Public Works Director. A
grading permit shall be required for site grading and drainage. [PW]
26. Roof drains shall empty into approved dissipating devices. Roof
water, or other concentrated drainage, shall not be directed onto
adjacent properties, sidewalks or driveways. No drainage shall flow
across property lines. [PW, B]
27. 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]
28. 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]
PUBLIC IMPROVEMENTS
29. The Applicant shall construct a public sidewalk along the Trinity
Court property frontage. [PW]
30. All on-site pedestrian walkways shall maintain a minimum 4 foot
unobstructed width. [PL]
31. All 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 an encroachment permit has been issued.
[PW]
32. The Applicant shall be responsible for correcting deficiencies in the
existing frontage improvements to the satisfaction of the Public Works
Director. Any relocation of improvements or public facilities shall
be accomplished at no expense to the City. [PW]
DEBRIS/DUST/CONSTRUCTION ACTIVITY
33. 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]
34. 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]
35. 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]
- 5 -
36. The trash receptacle located on-site shall be placed within one of the
storage bins as shown on the approved plans and shall incorporate a
concrete apron in front to facilitate the Livermore Dublin Disposal's
mechanical pick-up service. 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/bin. [FL]
MISCELLANEOUS
37. The Applicant shall comply with all applicable requirements of the
Uniform Building Code and the Building Department. [B]
38. 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]
39. 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]
40. Prior to issuance of building permits, the Applicant shall submit for
review and approval a final site plan (1" = 20') 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]
41. 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 shall be subject to citation. [FL]
PASSED, APPROVED AND ADOPTED this 5th day of July, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 6 - PA Cr_az D-`1
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CITY of DUBUN
ATTACHMENT A:SUBMITTAL
SITE DEVELOPMENT REVIEW,CONDITIONAL USE PERMIT and ENVIRONMENTAL
INFORMATION FORM-PART 1
DESCRIPTION OF THE PROJECT: 6515 TRINITY COURT
The following information is intended to describe the Proposed Use and Project Scope
for the MCE Office and Equipment Maintenance/Storage Facility located at 6515 Trinity
Court, Dublin.
Proposed Use:
MCE Corporation plans to use the subject site for it's new corporate home and primary
place of business. MCE is a licensed, General Engineering Contractor requiring open
space equipment storage,maintenance shop and office space facilities in order to conduct
the day-to-day business demanded in the construction industry.
The facility will be used to house management, office, support, construction and
maintenance personnel.The day-to-day activities of the combined work force will include
estimating, scheduling and managing of various construction related activities, the
dispatching of construction crews and the maintenance of company owned equipment,
rolling stock and work vehicles,total occupancy during peak year is approx.45 persons.
The normal hours of operation for the facility are from 6:00am to 5:30pm Monday through
Friday and 7:00am to 12:00pm on Saturday as required.Crews report to work generally
at 7:00am and will be dispatched along with the necessary equipment to various
construction projects before 7:30am and generally return back to the yard between the
hours of 3:30pm and 5:30pm. Estimators, superintendents, office and management
personnel arrive to and leave from the site at various times during the course of the day.
Use during non-normal hours will be restricted and limited to a 24 hour emergency
response crew, on an as needed basis only.
There is no plan to perform construction or equipment maintenance activities during non-
normal hours or on legal paid holidays.
Project Scope:Written Narrative
The basic intent of this project is to develop and improve a 1.89 acre site and construct
an owner occupied, two story office complex with attached high bay storage and
equipment maintenance space.
The site work is to include a landscaped frontage,paved off street parking area complete
with associated hardscape and drainage features, pedestrian walkways and a paved
equipment and material storage lot which is to be screened from the street by the
building and associated walls. The storage area will be fenced and well lighted for
security purposes.
(TA ciq RI`iiVfD ATTACHMENT L.
AIR / 91994
f5 is 7((:ni4-.1 Cf
DUauN PLANNING
This lot will also house an above ground fuel storage facility. The components for the fuel
storage facility consist of a 1,000 gallon, pre-cast concrete vault manufactured by
ConVault and specifically designed for this use. The vault will be pad mounted with
perimeter curb for containment and will be well protected against vehicle caused damage
by using pipe bollards.
The facility will also be equipped with a vehicle wash down area located on the far side
of the high bay storage building. This wash area will help improve and maintain the
physical appearance of the rolling stock stored on the lot.
The construction work is to include the erection of a two story, office structure with a
building foot print of approximately 3200 square feet and the erection of a high bay
storage and equipment maintenance facility totaling approximately 6,000 square feet.
These buildings are to be attached and contiguous with a minimum of one common wall,
however the buildings will not share a common roof system due to varying eve heights.
The type of construction proposed is the erection of a pre engineered steel framed
building which will be endosed using an insulated panel for sheathing. Masonry stucco
will be applied to the panels for the exterior wall finish. The proposed building design
calls for the extensive use of glazing helping to create a more attractive finished product.
The roof and any mechanical equipment installed on the roof are to be screened using
parapet walls.
The office building will consist of finished floor space totaling 3,200 square feet. This
interior space consists of individual offices, conference room, lunch / break room,
bathroom facilities, storage and a reception area for an office staff of approximately 15
people, and is to be owner occupied. The building will have two means of entry/exit
for compliance with local fire codes. The interior finishes are to be above average in
quality and appearance and will be completed by specialized subcontractors according
to industry standards. The office building will be heated and cooled using a split system,
heat pump for overall energy efficiency. The second floor of the office structure is
unfinished and will be used for future expansion.
The high bay storage building will consist of 4 each, 25 X 60 foot bays totaling 6,000
square feet. Each bay will have a 12 X 14 roll up, steel overhead door and a 3 X 7
hollow metal, man door. The interior space will consist of a dispatch office, shop
bathroom facilities and equipment maintenance shop for a full time staff of approximately
10 people,and is to be owner occupied. Each enclosed bay will have two means of entry
/exit for compliance with local fire codes. This building will be well insulated for sound
abatement and protection to the surrounding area and well ventilated helping to maintain
a safe,clean working environment within the building. The storage building will be heated
by natural gas,unit heaters hung from the ceiling. The shop area is to be partitioned and
isolated from the other parts of the building with a 2 hour, insulated fire wall.
Both buildings are to have sprinklers installed for fire protection and the construction
techniques to be used are the latest the industry has to offer in efficient building design.
RECI VID
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AD' 'T94
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PAGE 3 {�
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The estimated insulation value of the two buildings exceeds R-30 which is remarkable for
buildings of this designed use.
The overall project will blend and compliment existing architecture of the surrounding area
and will achieve the owners goal of creating an aesthetically pleasing location for
continued work and service in the East Bay both now and in the future.
Project Impact Effects or Changes to Area
1). The subject parcel is landlocked therefore there are no changes, effects or impacts
to bays, tidelands or beaches and the site is virtually flat and featureless therefore no
significant changes to contours, hills or lakes is required.
2).The parcel is located within a fully developed and occupied business park therefore
there is no change to scenic views or vistas from public lands or roadways.
3).The proposed use and design is very compatible to the surrounding areas and in no
way competes with immediate businesses.
4). MCE is a small business concem of 60 people or less and in no way will overburden
the existing sanitary sewer collection and treatment facilities in the district. Litter will be
collected and stored in containers on site for contracted pick-up and disposal.MCE also
recycles it's paper waste.
5). Due to the nature of the surrounding business types,ie.(moving and storage, parcel
delivery service,general contracting,auto auction and wholesale landscape and irrigation
supply) MCE does not believe that changes in dust, ash, smoke, fumes or odors will
significantly change or increase due to this project.
6). Site development will take advantage of the existing storm water run off system. All
wash down and shop facilities will be equipped with a containment system designed to
separate silts and grease from waste water used or generated on the site. There will be
no contribution to or effect on the ground water as a result of this project.
7). Due to the existing heavy use of area roads by large corrinerdal type vehicles there
will be no significant contribution to vibration or increase to traffic patterns.There is also
no planned assembly or construction activities on the site which would produce vibration.
8). The site is virtually flat and conforms to the elevations of the surrounding areas,
therefore landfill or slope of 10%or greater do not apply.
9). The proposed use for the site indudes the above ground storage of diesel fuel and
open flame welding and cutting. Application for a Conditional Use Permit allowing these
activities is part of this submittal effort. There is to be no on site disposal of hazardous
materials or storage and/or disposal of explosives.
10).There will be no significant increase on the demand for municipal services as a result
of this project. The site is part of a PUD Industrial Park as approved by local authorities
and is completely built out.
11). Utilities have already been extended to the site and the proposed use will not require
special or additional utility demands.
12). The project is not part of a larger or series of other projects.
SITE HISTORY: Environmental Setting
In 1987 The Plant Cell Research Institute proposed and began construction of a green
house facility on the subject site. The green house operation has been abandoned and
DECEIVED
APR 3a0'n,
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P4,.,.iiNG PAGE__OF 3�i
dismantled leaving the site in ifs present condition. The site is part of an industrial park
which is completely built out and ornipied.
The site is clean and free of any hazardous waste or materials as stated in a soils report
prepared for Bedford Properties by Kaldveer Associates and dated August 14,1991. The
site is not part of a landfill, nor is it located near a landfill.
The property has no apparent historical or scenic values. Development of this site will
in no way impact or change the architecture of surrounding areas. The flora and fona of
the area consists of natural grasses,weeds,trees,landscaping,small non-migratory birds
and possible transient rodents and will not be negatively affected by the proposed
development. The proposed use of this site will have no negative impact on any water
shed controlled or administered by the Department of Fish and Game.
AGREEMENT TO PURCHASE LAND:
The Ernest Money Agreement for the purchase of the property was accepted on March
8, 1994 and is contingent upon MCE obtaining the financing and necessary agency
approvals for the construction of the proposed project as described in the scope of work.
The contract calls for dose of escrow on or before June 6, 1994.
PROJECT FINANCING:
MCE has received the preliminary approval for the construction financing for this project.
This loan is contingent upon MCE obtaining the necessary agency approvals for this
project within the time allowed on the land purchase agreement and has been approved
for the amounts described within the budget.
ZONING:
The property is currently zoned M-1 and there is no intent to change this. The City of
Dublin has given an opinion that the planned use meets the requirements for this zone
classification.
CITY APPROVAL
MCE has met with Mr. Dennis Carrington, Senior Planner for the City of Dublin. MCE
received a Checklist of Submittal Requirements for the Site Development Review and
for the Conditional Use Permit required for this project.
The City will assist the design team by reviewing plans, specs and documentation as it
is completed, before final submittal for the Site Development Review. The design team
will take full advantage of this offer in order to facilitate the approval process and hopefully
eliminate the need for re-submittal to the review board.
A conditional use permit must be obtained from the city due to the planned storage of
bulk materials and the above ground, desiel fuel storage facility located at the site. A
detail for the planned screening wall and storage bins must be included in this submittal.
RECIIVfD
01+
AS" a fr,
r,OLIN P .:.
a5 25
n /'N
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 annroved
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 no:
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 3
pm.. ..1-(,nr W�9
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 ins ection or occupancy ermits will not be ranted until all
construction and landscapin is com lete in accordance with ap roved
pTans and the conditions re uired by the City.
r
l '' i,, CI.4,_ / , _TY OF___DUBLIN _____ __
______ __
__
\ '(1 5 / 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 shall be of hardened
Administration (415) 833-6650 • Oily Council (415) 833-6605 • Finance (415) 933-6640 • °u
Code Enforcement (415) 833 6620 • EEngineering (415) 833 6630 PlanrTM
HMEN0
Police (415) 833-6670 • Public Works (415) 833-6630 • Recreaton (415) 833-6645 E -7
1 r 2
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) 829-460O
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 5*
Form 83-05 1/83
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: July 5, 1994
TO: Planning Commission
FROM: Planning Staff 'T
PREPARED BY: Dennis Carrington, Senior Planner
SUBJECT: PA 94-026 My Space To Grow Day Care Center
Conditional Use Permit
GENERAL INFORMATION:
PROJECT: Conditional Use Permit request to allow the
operation of a day care center, for a maximum of
90 children, as the primary use within a building
in the C-2 General Commercial District located at
7802 Dublin Boulevard
APPLICANT: Edie O'Guinn
My Space To Grow
7197 Amador Valley Boulevard
Dublin, CA 94568
PROPERTY OWNER: KB Enterprises
789 Augusta Drive
Moraga, CA 94556
LOCATION: 7802 Dublin Boulevard
ASSESSOR PARCEL: 941-1500-15-19
GENERAL PLAN
DESIGNATION: Retail/Office
EXISTING ZONING
AND LAND USE: C-2, General Commercial
SURROUNDING LAND
USE AND ZONING: North: Dublin Plaza Shopping center, C-1,
Retail Business District
South: Orchard Supply pick-up dock, M-1, Light
Industrial District
East: Great Western Bank building, C-2,
General Commercial District
Copy to: Agenda/General File
Applicant/Owner
ITEM NO. eel PA File
PAGE OF
West: Home Express Shopping Center, C-1,
Retail Business District
ZONING HISTORY:
S-687: On October 30, 1978, the Alameda County Planning
Department approved a Site Development Review S-687 for
a Firestone Tire store.
PA 84-042 On October 19, 1984, the Planning Director approved a
Site Development Review to establish the existing
shopping center.
PA 85-067 On August 2, 1985, the Zoning Administrator approved a
temporary construction trailer for this site.
APPLICABLE REGULATIONS:
Section 8-49.2(A) (4) of the Dublin Zoning Ordinance states that a
community facility (which includes a day care facility, Section 8-
20.10) may be permitted as a Conditional Use within the C-2 District.
Section 8-94.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need;
2) whether or not the use will be properly related to other land uses,
transportation and service facilities in the vicinity; 3) whether or
not the use will materially affect the health or safety of persons
residing or working in the vicinity; and 4) whether or not the use
will be contrary to the specific intent clauses or performance
standards established for the district in which it is located.
ENVIRONMENTAL REVIEW: This project has been found to be Categorically
Exempt from CEQA under Section 15301, Class 1(a) of the California
Environmental Quality Act guidelines. The project consists of
interior and exterior alterations involving such things as interior
partitions, plumbing, and electrical conveyances.
NOTIFICATION: Public Notice of the July 5, 1994, hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The Applicant, Edie O'Guinn, is requesting Conditional Use Permit
approval to operate a day care facility as the primary use within an
existing commercial building in a C-2 General Commercial District,
located at 7802 Dublin Boulevard.
The proposed day care use will accommodate a maximum of 90
children from 3 months to 2 years of age in the Infant Toddler
Department and children from 2 to 3 years of age in the Transitional
2
PAGE�OF
Department. Children aged 3 to 5 years will be cared for in the
Preschool Program. The hours of operation will be 6:30 a.m. to 6:30
p.m. Monday through Friday and from 9:00 a.m. to 3:00 p.m. on
Saturday. A total of 30 employees with 15 employees on each shift
would work under the supervision of the Director.
The day care center is proposed to be located in an existing
commercial building. Concern has been raised over the potential loss
of sales tax revenue to the city if businesses which generate tax
revenues cannot locate in commercial areas because non tax revenue
generating land uses are occupying commercial spaces. Tom Archer, the
property manager for the shopping center, has stated in a letter dated
June 28, 1994, (Attachment 3) that the property has proven very
difficult to lease as a retail store. Further, he feels that there
are already two other stores currently vacant in the center and that
trips to the day care center may increase sales. Also, the proposed
day care operation would be beneficial to all retailers and consumer-
oriented businesses. Staff concurs that the proposed day care center
site is not an appropriate retail location and believes that no tax
revenues would be lost through approval of this Conditional Use
Permit. Staff is also in agreement that the proposed day care center
would have beneficial impacts on surrounding businesses as well as
serving the public's need for day care.
The Public Works Department completed a traffic impact fee study
for the project. Because the day care facility will generate
additional traffic on local streets, the Applicant will voluntarily
contribute traffic improvement funds in the amount of $3,400.00.
The shopping center contains 102 parking spaces. The proposed
day care center and the remainder of the retail spaces in the center
require 95 parking spaces. The removal of 8 parking spaces for the
playground would result in a total of 94 parking spaces. A condition
has been included in the Draft Resolution requiring the Applicant to
submit a revised parking plan using a combination of full size parking
spaces (9' x 20') and compact parking spaces (8' x 17') to bring the
parking space count up to 95 spaces or more. The parking lot will be
required to be restriped according to the parking plan prior to
occupancy.
The parking demand of the retail spaces in the shopping center
utilizes all 102 parking spaces available. Any use more intense than
retail would generate a parking demand that could not be met on-site.
In such a case a more intense use could only be permitted through a
variance of parking standards or a joint parking agreement with
adjacent properties. If the above could not be accomplished, the
building permit would be denied.
The Applicant is proposing an 8-foot tall solid wall with locked
gates around the playground area. Through the Conditional Use Permit
process, the Applicant may have a fence up to 12 feet tall. A
condition has been included in the draft resolution permitting a fence
up to 8 feet tall plus an additional 2 feet of security wire and/or
mesh screening for a total height of 10 feet.
3 PAGE 3 0F.?A
The Applicant has operated a day care center, with a maximum of
thirty (30) children, in a residence at 7197 Amador Valley Boulevard
for two years. The Applicant is currently applying for the necessary
licensing from the State Department of Social Services for the
proposed day care center.
Conditions are included in the Draft Resolution (Exhibit B)
requiring continued verification of appropriate licensing and yearly
participation in a Child Abuse Prevention Program approved by Dublin
Police Services.
The proposed day care use is in conformance with all applicable
regulations of the Zoning Ordinance and the General Plan. This
project has been reviewed by other City departments and affected
agencies, and their comments have been incorporated into the draft
resolution. Staff recommends approval of the Applicant's request for
Conditional Use Permit subject to the conditions in the Draft
Resolution, Exhibit B.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt resolution relating to PA 94-026, My Space to
Grow Day Care Conditional Use Permit, or give Staff and
Applicant direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt the
draft resolution approving the Conditional Use Permit
(Exhibit B) relating to PA 94-026.
ATTACHMENTS:
Exhibit A: Project Plans
Exhibit B: Draft Resolution approving Conditional Use Permit
Background Attachments:
Attachment 1: Location map
Attachment 2: Applicant's written statement
Attachment 3: Letter dated June 28, 1994, from Tom Archer,
property manager
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EXHIBIT A
`( p2�publ► I vd.
DBLIN pI,pNNIN0
RESOLUTION NO. 94 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-026 MY SPACE TO GROW CONDITIONAL USE PERMIT REQUEST TO
ALLOW THE OPERATION OF A DAY CARE CENTER (COMMUNITY FACILITY)
IN A C-2, GENERAL COMMERCIAL DISTRICT
AT 7802 DUBLIN BOULEVARD
WHEREAS, Edie O'Guinn submitted an application requesting
approval of a Conditional Use Permit for the operation of a day care
center, for a maximum of 90 children, as the primary use within an
existing commercial building located at 7802 Dublin Boulevard; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on July 5, 1994; 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
the project has been found to be Categorically Exempt from CEQA under
Section 15301, Class 1(a) of the California Environmental Quality Act
Guidelines; 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
does hereby find:
A. The operation of the day care center will serve a public
need by providing, in part, for an existing need for child
care facilities in the City of Dublin.
B. The use will be properly related to other land uses and
transportation and service facilities in the vicinity, as
the proposed use will be compatible with the type and nature
of operations typically found in the neighborhood.
C. The use, under all circumstances and conditions of this
particular case, will not materially adversely affect the
health or safety of persons residing or working in the
vicinity, or be materially detrimental to the public welfare
or injurious to property or improvements in the
neighborhood, as all applicable regulations will be met.
EXHIBIT 6
D. The use will not be contrary to the specific intent clauses
or performance standards established for the district in
which it is to be located.
E. The project is consistent with the policies contained in the
City's General Plan.
SE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 94-026, My Space to Grow Day Care
Center Conditional Use Permit application, as generally depicted by
materials labeled Exhibit A, stamped approved and on file with the
Dublin Planning Department, subject 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. [PL1
Planning, [Bl Building, [PO1 Police, [PW] Public Works, [ADM1
Administration/City Attorney, [FIN] Finance, [F1 Dougherty Regional
Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health.
1. This Conditional Use Permit approval for PA 94-026 is to allow
the operation of a day care center at 7802 Dublin Boulevard in a
C-2, General Commercial District. This approval shall generally
conform to the plans stamped approved, labeled Exhibit A,
consisting of a Site Plan, Floor Plan and Elevations dated
received by the Planning Department June 15, 1994. [PL]
2. The maximum number of children present at the day care facility
at any one time shall not exceed ninety (90) . [PL]
3. The day care center shall operate Monday through Friday between
the hours of 6:30 a.m. and 6:30 p.m. and from 9:00 a.m. and 3:00
p.m. on Saturdays and shall be closed on Sundays. [PL]
4. Childrens' sounds shall be controlled so as not to create a
nuisance to the adjoining land uses. No outside activities may
take place before 8:00 a.m. [PL, PO]
5. Prior to the establishment of this use, the operator shall submit
a copy of the State Department of Social Services License Permit
for the operation of a day care center. [PL]
6. On a continuous basis, the Applicant shall provide the City of
Dublin Planning Department with current day care operating
licenses issued by the State of California Department of Social
Services. [PL]
7. The day care director shall, at the minimum of a once-a-year
basis, make arrangements to have the Dublin Police Services Child
r C _I 0_or?--
Abuse Prevention Program, or an equivalent program approved by
Dublin Police Services, presented to the Staff and children
attending the facility. A certification of the presentation of
such a program shall be presented to the Planning Department on a
yearly basis. [PL, PO]
8. The Applicant shall have a graffiti-resistant film applied to all
windows of the structure to deter damage to the windows. [PO]
9. The Applicant shall ensure that all windows are provided with
curtains and that children are protected from view from outside.
[PO]
10. The Applicant shall submit a revised parking lot striping plan
subject to review and approval of the Planning Director and
Public Works Director showing ninety-five (95) or more parking
spaces. Compact spaces shall be 8.5' by 17' and full size
parking spaces shall be 9' by 20' . All newly striped parking
spaces shall be double-striped with 4-inch wide stripes set
approximately 2 feet apart. Handicapped, visitor, and employee
and compact parking spaces shall be appropriately identified on
the pavement and designated on the parking plan. Note: The
entire parking lot does not have to be restriped to meet this
requirement. When a parking bay has any restriping, the entire
parking bay shall be restriped. [PL, PW]
11. Handicapped ramps and parking stalls shall be provided and
maintained as required by the State of California Title 24
provisions. [PL, B]
12. All landscaping adjacent to parking stalls shall maintain a
minimum one (1) foot wide raised curb or equivalent to facilitate
pedestrian access. [PL]
13. The playground shall be screened from public view by a solid wall
or fence. An eight (8) foot high solid fence is proposed by the
Applicant. The Applicant may add screening and security wire to
the fence as long as the total height does not exceed ten (10)
feet. The design of the fence shall be approved by the Planning
Director prior to issuance of a building permit. [PL]
14. The Applicant shall provide exterior lighting of the playground
area for security purposes (1.5 foot candles). The exterior
security lighting shall be placed so as not to cause glare onto
adjoining properties or businesses. The Applicant shall provide
photometrics and cut sheets subject to the review and approval of
the Planning Director. [PL, PO]
15. The Applicant shall work with the Dublin Police Services Crime
Prevention Unit to establish and maintain an effective anti-theft
security program. [PO]
16. Prior to the issuance of a building permit, the Applicant's
voluntary contribution of Traffic Improvement Funds in the amount
of $3,400.00 shall be paid in full to the City. [PL, PW, FIN)
17. This use shall comply with all applicable Planning, Building,
Dougherty Regional Fire Authority, Police Department, Dublin San
Ramon Services District and State of California Department of
Social Services regulations and ordinances. Prior to issuance of
a building permit, the Applicant shall provide written
confirmation to the Planning Department that the requirements of
this Conditional Use Permit and of the Dublin Police Services,
Dougherty Regional Fire Authority and the Dublin San Ramon
Services District have been, or will be met. [PL, B, F, PO, DSR]
18. The Applicant shall be required to pay all applicable sewer and
water connection fees, as determined by the Dublin San Ramon
Services District. [DSR]
19. No future modifications to the site or exterior portion of the
residence shall be done without prior review and approval of the
Planning Director and must comply with all applicable zoning,
building code and engineering regulations including issuance of
building permits. [PL, B]
20. All signs shall be subject to the requirements of the sign
regulations and Zoning Ordinance. [PL]
21. The Applicant shall be responsible for cleanup and disposal of
project-related trash in order to maintain a clean and litter-
free site. [PL]
22. 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]
23. This use permit shall be valid for one (1) year, until July 5,
1995. At the end of one year, the Zoning Investigator will
review the use for any valid zoning complaints and to determine
if the conditions of approval have been complied with on a
continuous basis. If the conditions are continually being met
and there have been no valid zoning complaints, the Planning
Director may extend the use permit indefinitely. [PL]
24. This approval shall be null and void in the event the approved
use fails to be established within one year, or ceases to operate
for a continuous one-year period. [PL]
25. At any time during the effectiveness of this approval, the
approval shall be revocable for cause in accordance with Section
8-90.3 of the Dublin Zoning Ordinance. Any violation of the
terms or conditions of this permit shall be subject to citation.
[PL]
PASSED, APPROVED AND ADOPTED this 5th day of July, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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E �.0GAT1ONL
My Space To Grow
June 9, 1994
TO: CITY PLANNING DEPT.
FROM: EDIE O'GUINN/MY SPACE TO GROW
RE: USE PERMIT
Dublin is in need for a Children's Developmental Center that will
work within the community and for the community so that, parents
children will be socially and emotionally prepared for the Dublin
Unified Schools.
We feel by providing special services for children and parents.We
could assist parents in the work force with maintaining and
promoting future growth and success in their children that would
normally fall through the cracks of our system. Due to lower ratios
of teachers vs children at My Space To Grow, with qualified staff
to assist them to build on self esteem, self discipline, and
studying techniques,in addition they will enjoy all the wonderfull
joys of being children . We also assist children who have delayed
speech, attention deficit and delayed learning by, providing
resources for their families.
RED IVED
'RA Q -02.10
J U N 1 5 1994 ATTACHMENT 2
1v�
DUBLIN PLANNING 7197 Amador Valley Blvd., Dublin, CA 94568 • (510) 829-4063
MY SPACE TO GROW will care for children ages 3mo. - 2yrs.
in our Infant Toddler Department designed to give children a warm
yet stimulating SPACE TO GROW. Children ages 2yrs-3yrs will
spend their Transitional time learning socialization and
communication with their peers and adult role models in addition
to toilet traning. Children ages 3-4yrs and 4-5yrs will partake in
MY SPACE TO GROWS preschool program, and excellent program created
and designed to provide adventures in learning, journeys through
natural developement.
We are very excited to introduce a Saturday drop in care program
to meet the needs of the parents who are in retail and this will
enhance cash flow for business and the city by providing a service
to consumers who may not normally shop, due to lack of care, in
addition, it would limit shoppers distractions and retail nuisance
when children become bored in stores.
Sincerely,
Edie O'Guinn
Owner
ifEttliVED
oN 1 �t�
-7� uo 1vc(
Duauklafttiwo
lb or
PROPOSE SITE DATA
BENEFITS: The propose site at 7802 Dublin Blvd.,
will benefit business for the merchants
in the area withoutmpetitive. It will bring
CHARTTARISTIC: The use of the facility will not affect the
health or safety of persons weorking in the
area. No traffic congestions, due to parents
dropping off and picking up at different time
of the day as required by the State of
California.
CHARTARISTIC The use of the facility will not affect the
health or safety of perons working in the area.
traffic congestions, due to parents dropping off
and picking up at different time of the day, as
regulated by the State of California. Regarding
parking places, there are a total of 49, we need
to utilize 8 of them for outdoor space, this will
not affect any other business in the area.
The sq. footage of the parking area needed is
approximate 3,645, which is required by the State
State of Calif. Total capacity of 90. The heigh
of the fence surrounding playground is g' ?I„5
barbvz
RECEIVED
T
JUN 1 5 1994
AIN PLANNING
EMPLOYEES: Number of employee's would be a total staff of 30
15 on each shift.
HOURS OF OPERATION: 6:30 - 6:30, five (6) day week, Monday thru
Friday, and as a special gift for the parents
of Dublin, we will be open Saturdays from
9:00am -3:00pm for drop-in care, shift times
are from 6:30am - 12:30pm and 12:30pm - 6:30pm.
RECEIVED
JUN 1 5 1994
r.JJLIN PLANNING
PAGE (8 or 7.0
CB COMMERCIAL
REAL IESTATE GROUP, INC. A. C 13
BROKEKERAGI:AND MANAGEMENT
BROKER AGE SERV ICES
COMMERCIAL
Local Perspective Worldwide
I'D)'NDED 1906
June 28, 1994
RECEIVED
Mr. Dennis Carrington
Planning Department J U N 2 9 1994
City of Dublin DUBLIN PLANNING
100 Civic Plaza
Dublin, California 94568
Re: 7802 Dublin Blvd., Dublin, California
Dear Dennis:
Except for one brief tenancy of a furniture company that failed within two months
following the rent start date, the subject 6,000 square foot property has been vacant since
July 1991, nearly three (3) years. CB Commercial Real Estate Group has been marketing
the property since March 1992, over two (2) years. The focus of our leasing efforts has
been retail users. Due to changing real estate market conditions and changing retailing
trends, and despite lowering the asking rental rate below the market, we have been unable
to recruit a retailer and have come to the conclusion that the subject property is not likely
to be leased to a retailer in the foreseeable future. The primary shortcoming of the
property is lack of visibility to a major thoroughfare. This shortcoming coupled with the
availability of numerous other "superior" locations in the trade area for users in this size
range the makes the continued use of the property for retailing problematic.
Therefore, the owner of the property, in consultation with CB Commercial, decided to lease
the property to an established day care provider, pending issuance of a Conditional Use
Permit by the City of Dublin. The owner support the My Space To Grow application for
the following reasons:
- the property has proven very difficult to lease as a retail store;
- there are two other stores currently available in the same shopping center
for retail/restaurant users;
- the daily trips into the shopping center generated by the day care operation
will be beneficial to the existing tenants in the shopping center and may assist in leasing the
two remaining vacant stores;
- the day care operation plans to offer drop-in day care service which will
be beneficial to all the retailers and consumer oriented businesses in the shopping center and
in downtown Dublin;
ATFACHMENT 3
201 NORTH Civic DRIVE, SUITE 240, WALNUT CREEK,CALIFORNIA 94596-3880
PAG «O
Mr. Dennis Carrington
June 28, 1994
Page 2
- the day care operation provides a needed and valuable service to the
community; My Space To Grow is an existing Dublin business that needs to move within
Dublin in order to expand the size of the business and the scope of services provided to the
community.
- the eight(8)parking places being converted to play yard are behind the
building and are not useful for any other purpose; given their location, we doubt if any
customer has ever used one(1)of these parking places;
- the parking requirement of the day care operation is for a peak of
approximately eighteen(18)to twenty(20)parking places(for staff and customers)readily
available on the side and front of the property;
- the shopping center parking area, excluding the eight(8)places, is more
than adequate to serve the shopping center when fully occupied;
- the owners of the shopping center need to lease this property; they cannot
continue to carry the property in a negative cash position indefinitely; failure to
successfully conclude this transaction could result in the property becoming blighted.
On behalf of the owners, I therefore urge the City's support and approval of the pending
Conditional Use Permit application for My Space To Grow. Please call me if you have any
questions regarding this correspondence.
Sincerely,
CB COMMERCIAL
REAL ESTATE GROUP, INC.
Tom Archer
Senior Associate
(510)930-2030
cc: Mr. Max Brown
Ms. Edie O'Guinn
20