HomeMy WebLinkAbout2/7/1994 PC Agenda AGENDA
CITY OF DUBLIN
PLANNING COMMISSION
Regular Meeting - Dublin Civic Center Monday - 7:30 p.m.
100 Civic Plaza, Council Chambers February 7, 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 - January 18, 1994
6. ORAL COMMUNICATION - At this time, members of the audience are
permitted to address the Planning Commission on any item which is
not on the Planning Commission agenda. Comments should not
exceed 5 minutes. If any person feels that this is insufficient
time to address his or her concern, that person should arrange
with the Planning Director to have his or her particular concern
placed on the agenda for a future meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 93-069 Snappy Car Rental Conditional Use Permit request
to allow the establishment of an automobile rental agency,
within an existing 1,362 square foot tenant space, with an
outdoor automobile storage/rental lot, on a 1.10 acre parcel
located at 6930-E Village Parkway
8.2 PA 93-070 Nohr's Auto Mall Conditional Use Permit/Site
Development Review request to allow the establishment of an
automobile and recreational vehicle sales and storage lot on
a +61,000 square foot parcel located at 6451 Scarlett Court
8.3 PA 94-003 Harrison's Marine Center Conditional Use Permit/
Site Development Review request to allow the establishment
of a boat sales and storage lot on a +.87 acre parcel
located at 5933 Dougherty Road
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS
11. PLANNING COMMISSIONERS' CONCERNS
12. ADJOURNMENT
(Over for Procedure Summary)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: February 7, 1994
TO: Planning Commission
FROM: Planning Staff
fl', 1 c-
PREPARED BY: David K. Choy, Associate Planner
SUBJECT: PA 93-069 Snappy Car Rental Conditional Use
Permit
GENERAL INFORMATION:
PROJECT: Conditional Use Permit request to allow the
establishment of an automobile rental agency,
within an existing 1,362 square foot tenant
space, with an outdoor automobile storage/rental
lot, on a 1.10 acre parcel
APPLICANT: Snappy Car Rental
Jane Mudgett
5330 E. 31st Street
Tulsa, OK 74135
Lisa Rodriquez
1601 El Camino Real, Suite 201
Belmont, CA 94002
PROPERTY OWNER: Alcosta Associates
c/o McColm Commercial Real Estate
5700 Stoneridge Mall Road, #320
Pleasanton, CA 94588
LOCATION: 6930 E Village Parkway
ASSESSOR PARCEL: 941-210-8
PARCEL SIZE: ±1.10 Acres
GENERAL PLAN
DESIGNATION: Retail/Office and Automotive
DOWNTOWN SPECIFIC
PLAN DESIGNATION: Development Zone No. 10/
Village Parkway Mixed Uses
COPIES TO: Applicant
Owner
ITEM NO. 0 Address File
PAGE 0; 2-")
EXISTING ZONING
AND LAND USE: C-2-B-40, General Commercial Combining
District/Multi-Tenant Retail/Office Complex
SURROUNDING LAND
USE AND ZONING: North: C-2-B-40, General Commercial Combining
District/Multi-Tenant Office Uses
South: C-2-B-40, General Commercial Combining
District/Retail Uses, Automotive Repair
Shop
East: C-2-B-40, General Commercial Combining
District/Retail Uses, Post Office
West: I-680
ZONING HISTORY:
C-1889,
V-4489: On September 9, 1968, the Alameda County Board of
Supervisors approved a Conditional Use Permit to allow
construction of a ±6300 square foot building for retail and
office uses. A Variance was concurrently approved to
reduce the required side yard from 20 feet to 10 feet.
On April 5, 1969, the subject parcel and adjacent area were
rezoned from M-1-B-40, Light Industrial Combining District
to C-2-B-40, General Commercial Combining District.
S-275X,
C-2040 &
V-4854: On July 16, 1969, the Alameda County Planning Commission
approved Site Development Review, Conditional Use Permit
and Variance to allow construction of a ±7,000 square foot
addition to the existing ±6,300 square foot retail/office
complex. Most of the addition (±6,190 square feet) was
utilized by the Alameda County Library Department as the
branch library serving the Dublin area. The Variance was
granted to reduce the number of required off-street parking
spaces (from 68 to 65) , to locate nine spaces within the
front yard and to reduce the side yards from the required
20 feet to 10 feet.
S-312
V-5087: On June 1, 1970, the Alameda County Planning Commission
approved Site Development Review and Variance for the
construction of a 17,000 square foot office building and a
detached Casper's restaurant on the adjacent parcel located
at 6966-6994 Village Parkway. The Variance approval
allowed a reduction in the number of parking spaces (from
65 to 62) on the subject property located at 6900-6958
Village Parkway, and required the recordation of a Joint
Parking and Access Agreement between the two parcels.
C-3568: On April 18, 1979, the Alameda County Zoning Administrator
approved a Conditional Use Permit to allow a health club
for men and women.
-2- PAGE Iv 01 26
r,
PA92-020: On June 1, 1992, the Planning Commission approved a
Conditional Use Permit request for the establishment of a
church and ministry located within the existing multi-
tenant retail/office complex, at 6912 Village Parkway.
PA93-018: On July 6, 1993, the Planning Commission approved a
Conditional Use Permit request for the relocation and
expansion of a church and ministry located within the
existing multi-tenant retail/office complex, at 6930 C/D
Village Parkway.
APPLICABLE REGULATIONS:
Section 8-49.2(A) (9) of the Dublin Zoning Ordinance states that
an automobile rental lot requires approval of a Conditional Use
Permit by the Planning Commission in order to be located within the
C-2, General Commercial 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 use consists of
the minor alteration of an existing private structure involving
negligible expansion beyond that previously existing.
NOTIFICATION: Public Notice of the February 7, 1994, hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The Applicants Jane Mudgett and Lisa Rodriguez, representing
Snappy Car Rental, request approval of a Conditional Use Permit to
allow the establishment of an automobile rental agency with an
outdoor automobile storage/rental lot on the 1.10 acre parcel located
at 6930 E Village Parkway.
The proposed rental car agency use would utilize an existing
1,362 square foot tenant space. The proposed rental fleet will start
out at around 10 cars and will gradually be increased, to meet
customer demand, up to a maximum of 50 cars. Staff expressed an
initial concern regarding the size of the ultimate fleet in
relationship to the amount of parking/storage spaces available on the
subject site.
-3- PAGE 3 OF Z°
The Applicants have indicated that Snappy Car Rental delivers
80% of their rental vehicles directly to the customer. In many
instances, rental vehicles are picked up from one customer, taken to
a car wash, and delivered directly to the next rental customer,
without returning the vehicle to the rental site.
The Applicants further indicate that in 1993, approximately 85-
92% of their fleet nationwide was on rent at all times. This would
represent between 43 to 46 of the 50 vehicles proposed with this use
being on rent at all times.
Snappy Car Rental conducts over 80% of their business as
referrals from national insurance companies such as USF&G, Farmers,
Metropolitan, Aetna, AAA, etc. (see Attachment 3) . Because of their
specific clientele, there is very little drop-by traffic generated to
the office space. In addition, the average rental period for Snappy
Car Rental is 10.26 days, as opposed to an average rental period of 3
days for typical car rental agencies such as Agency, Dollar,
Enterprise, Budget, etc. Most of the office operation involves
scheduling pick-up and delivery of rental vehicles to and from
customers.
Staff recommends that a total of 8 parking spaces on-site be
reserved for rental vehicle storage. This represents 16% of the
proposed ultimate rental fleet, which is consistent with the national
rental figures provided by the Applicants for Snappy Car Rental.
Staff recommends that the rental vehicle storage spaces be
undesignated or "floating". Rental vehicles may be parked within
the spaces which are used the least amount of time, thereby
minimizing competition for premium parking spaces used by the other
tenants on-site.
Sufficient parking is available on the parcel (62 spaces
provided, 51 spaces required) . Two Variances were approved for this
property, and are still valid, which reduced the on-site parking
requirement to 62 spaces. A Joint Parking and Access Agreement with
the adjacent property to the north was required with the approval of
the second Variance. There are a total of 137 parking spaces
available between the two properties.
Snappy Car Rental opened a facility in November, 1993, in the
City of Belmont. The Applicants have indicated that the Belmont
facility may be used to balance the demand for vehicles within their
service area. Staff contacted the City of Belmont to inquire about
the performance record of Snappy Car Rental. Staff was informed that
a parking problem does not exist at this location, nor have they
received any complaints regarding the operation.
Staff has included a Condition of Approval which prohibits
rental vehicles from being serviced or washed on the subject site.
The proposed hours of operation will be Monday through Friday,
7:30 a.m. to 5:30 p.m., and Saturday, 9:00 a.m. to 12:00 p.m. A
total of three employees will be present on-site.
PAGE A 0
-4-
The proposed use will be located within a tenant space which was
occupied up until April, 1993, by a retail business, B&B Street Rods
(see Attachment 4) . The Public Works Department has determined that
because this space was occupied within the last year, credit for
trips generated to the site can be applied toward the current
proposal. The proposed office use will not generate additional
vehicular traffic above and beyond that which was previously existing
for the retail use, and therefore, is not subject to a Traffic Impact
Fee.
The proposed project is in compliance with all applicable
regulations of the Zoning Ordinance, General Plan and Downtown
Specific 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 a Conditional Use Permit, subject to the
conditions listed 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 93-069, 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) for PA 93-069 Snappy Car Rental.
ATTACHMENTS:
Exhibit A: Project Plans
Exhibit B: Draft Resolution approving Conditional Use Permit
Background Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Applicant's Written Statement
Attachment 3: Letter from Snappy Car Rental, dated January 5, 1994
Attachment 4: Letter from Property Agent regarding previous use
-5-
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DEC - 3 1°93 PAGE 7 of EXHIBIT A
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CUBLIN PLANNING frqG Z er 7i
RESOLUTION NO. 94-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 93-069 SNAPPY CAR RENTAL CONDITIONAL USE PERMIT
REQUEST LOCATED AT 6930 E VILLAGE PARKWAY
WHEREAS, Jane Mudgett and Lisa Rodriguez, on behalf of Snappy Car
Rental, request approval of a Conditional Use Permit to allow the
establishment of an automobile rental agency with an outdoor
automobile storage/rental lot on the property located at
6930 E Village Parkway; and
WHEREAS, the Planning Commission held a public hearing on said
application on February 7, 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 was
found to be Categorically Exempt under Section 15301, Class 1(a) of
the State CEQA 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 Dublin Planning
Commission does hereby find that:
A. The proposed project serves the public need by providing a car
rental agency within the City of Dublin.
B. The proposed project will be properly related to other land uses
and transportation and service facilities in the vicinity, as the
proposed use will be compatible when compared to the type and
nature of operations typically found in general commercial areas
and the uses currently in operation in the immediate vicinity.
C. The proposed land use 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 land use will not be contrary to the specific intent
clauses or performance standards established for the District in
which it is to be located in that conditions have been applied to
ensure conformance with the applicable zoning regulations, and
the use is consistent with the character of the surrounding area.
E. The approval of the Conditional Use Permit will be consistent
with the Dublin General Plan and the Downtown Specific Plan.
PAGE °}°- EXHIBIT 5
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 93-069 Snappy Car Rental 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, [B] Building, [P0] Police, IPWI Public Works. (ADM]
Administration/City Attorney, (FIN) Finance, [F] Dougherty Regional
Fire Authority, (DSR1 Dublin San Ramon Services District, ICOl Alameda
County Department of Environmental Health.
1. PA 93-069 Snappy Car Rental Conditional Use Permit request is
approved for the establishment of an automobile rental agency
with an outdoor automobile storage/rental lot. This approval
shall generally conform to the plans labeled Exhibit A, stamped
approved and on file, dated received by the Planning Department
December 3, 1993. [PL]
2. The activities associated with PA 93-069 Snappy Car Rental shall
consist of: [PL]
a. administrative and management operations
b. customer service
c. rental vehicle pick-up and delivery
d. temporary outdoor storage of rental vehicles within eight
(8) parking spaces.
3. The storage and parking of rental vehicles shall not, at any
time, exceed a maximum of eight (8) parking spaces on-site. [PL]
4. The servicing or washing of the rental vehicles or equipment on
the site shall be prohibited. [PL, PW]
5. No loudspeakers or amplified music shall be permitted outside the
enclosed building. [PL]
6. The Applicant/Property Owner shall be responsible for clean-up
and disposal of project related trash to maintain a clean,
litter-free site. [PL]
7. The Applicant shall control activity so as not to create a public
or private nuisance to the existing or surrounding businesses
[PL, PO]
8. All signs shall be subject to the requirements of the Sign
Regulations within the Zoning Ordinance. [PL]
2 - PAGE 9 OF 21)
9. The Applicant shall work with the Dublin Police Services
Department on an ongoing basis to establish an effective theft
prevention and security program. [PL, PO]
10. The Applicant shall comply with all applicable Planning,
Building, Police Department and Dougherty Regional Fire Authority
requirements. [PL, B, F]
11. On 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]
12. This approval shall become null and void in the event the
approved use ceases to operate for a continuous one-year period.
[PL]
13. 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 7th day of February, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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ATTAMENT 1.
i14GE I I OF
III . - __-' 5330 East 31st Street
`• P.O. Box21018
�i�� Tulsa, OK 74121-1018
CAR R ENTAL 918-621-1100
.
CONDITIONAL USE PERMIT
CITY OF DUBLIN, CA
DECEMBER 1993
4, Snappy Car Rental provides replacement rental vehicles to people whose cars are
`` being repaired. Snappy is a subsidiary of Chrysler Corporation and has been in
business for 20 years.
ft. Snappy is seeking a storefront and office space for a new car rental location in Dublin.
''' Its fleet size will be approximately 50 cars and generally over 90% of the fleet is on
rent at any given time. The fleet is comprised of 1994 Chrysler air-bag equipped
,4 vehicles, all of which meet California emission standards. Snappy will provide
services to insurance company insureds and claimants through local body shops and
auto dealerships.
Snappy is temporary transportation a custom 's car
F
is
Since being repaired, thereproviding should be no significantsubstitute impact to the local trafficwhile . In additioner ,
within the prior six (6) months there was a car rental company (Agency Rent-A-Car)
providing the same service from the Village Parkway Shopping Center. Snappy's goal
is to provide this service to the community and to fill the gap left by the prior car
1rental agency.
w.
Over 80% of Snappy's rental transactions are deliveries. That is, with the use of a
small pick-up truck and tow dolly, vehicles are towed directly to the renter.
Therefore, Snappy is unlike retail (airport, for example) car rental companies who have
frequent, short-term transactions on site. Furthermore, Snappy's average length of
rental is typically over 10-12 days. (An airport car rental company averages 1-3 days
in length.) Often our transactions may take place "on the road."
When a renter is finished with the rental car, they may leave it at the
,, local body shop. Snappy then picks up the car, cleans it in a local car
wash, then immediately rents the vehicle to the next renter; all without
returning to the rental location.
ga Snappy does not use hazardous chemicals, nor will they generate substantial traffic;
therefore, the health and safety of local residents will not be affected.
Attached is additional information regarding Snappy Car Rental and our products and
services. If you need additional information, please contact Jane Mudgett, Western
Vice President, at (214) 644-1124.
w
9? - oz ATTACHMENT
D E C - 3 1393
6.54913Thp 1//2/ -c-/(„Fk 14. 1, ,‘
NNiNto Y/ Snappy features quality products of the Chrysler Corporation. PAGE i? LiR)
BENEFITS
VALET DELIVERY SERVICE
Valet delivery is the highest standard of service in the car rental business.
Snappy uses tow units to physically deliver vehicles to the customer's
home,work or body shop.The customer's presence is not required in the
rental office; the rental is virtually hassle-free.This minimizes the
inconvenience of transportation and lost time to the customer and is a
positive attribute to the total claims experience provided by Farmers.
Some companies advertise a pickup and delivery service when,in fact,
they don't actually deliver a car to the customer.Snappy feels that delivery
of the vehicle is critical to the total claims experience and enhances the
overall perception of service delivered by the insurance company.Valet
delivery minimizes the customer's inconvenience at a time when they may
be formulating their first impressions of the claims experience.
Snappy continuously surveys our customers about our service.Snappy
believes we enhance your client's claims experience.
"I appreciate[Snappy]bringing the car directly to the body shop."
"The agent and everyone I dealt with were terrific. Pickup and
delivery were a lifesaver!"
"So convenient having the car delivered to you and picked back up...
service appreciated."
"The person who delivered the car was very nice,as were the
agents when returning it."
"The best part was the door-to-door pickup and delivery."
"[Snappy]gave us prompt service—we had a car at our home within
two and a half hours. I would recommend Snappy Car Rental."
"Excellent service. Thanks so much for the rental car on such
short notice, and delivering it, also.• You made our day."
DEC — 319 ATTACHMENT Z
693-0 v3/Z1Crel!'kc �.�t Z 111
DUBLIN PLAMMNIG f
14
PAGE 13 pF
OVERVIEW OF SNAPPY CAR RENTAL
Snappy Car Rental was established in Cleveland, Ohio in 1973. In 1991,
the Home Office was relocated to Tulsa, Oklahoma.Snappy currently
operates nearly 200 offices nationwide.
In July of 1989,Snappy Car Rental was acquired by Pentastar Transportation
Group,a subsidiary of the Chrysler Corporation.
Currently, two additional rental car firms are held in Pentastar—Thrifty
Car Rental and Dollar Rent-A-Car. Each company has its own specific
market,operating independently of the others.Snappy specializes in the
insurance replacement market with more than 80% of its business
dedicated to the insurance market. Our business plan is to focus our
efforts and resources solely on the insurance industry.
CHRYSLER
IN
4
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Snappy Car Rental Thrifty Car Rental Dollar Rant-A-Car
SNAPPY CAR RENTAL
Richard W.Titterud,President&Chief Executive Officer
Jeff Johnston,Vice President Donald Booth,Director of Sales
5330 East 31st Street,Tulsa,OK 74135 Phone:(918)621-1100 Fax:(918)621-1198
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Snappy Car Rental's
Mission Statement
Snappy Car Rental provides
reliable, clean, current model
replacement cars to qualified
customers throughout
North America.
Our superior service
and competitive rates are
professionally marketed to the
insurance industry and other
referral sources by well trained,
valued and caring employees.
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R c , v D ° ATTACHMENT
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,DEC - 3 1993 rile,
D' `,1,: ' ?�� J FGE Zd
41111.1 - __„ 5330 East 31st Street
P.O. Box 21018
�� Tulsa, OK 74121-1018
CAR RENTAL 918-621-1100
5 January 1994 RECEIVED
EFIVE
JAN1a1994
David Choy r/a��3a �,( �c-
City of Dublin DJ:LIN PLANN�TvG
Planning Department
100 Civic Plaza
Dublin, CA 94568
Dear David:
Thanks for your call today. I have outlined below additional
information about Snappy Car Rental that you will find helpful.
1. Unlike airport car rental companies whose average rental
does not exceed 3 days, Snappy's average rental is 10.26
days in length. Turnover of the fleet is low and the number
of transactions per day is low; approximately 6 rentals per
day.
2. Over 80% of our business is referred from national insurance
companies and we have national agreements with many of them.
These includes such companies as USF&G, Farmers,
Metropolitan, Aetna and AAA, to name a few. Our affiliation
helps even the demand for our rental cars. Also, we only
have small seasonal differences in our business versus other
car rental companies who have large peaks and valleys and
limited weekend aoctiovirtyfl3.
eet nationwide was on rent. In
Dublin that would equate to 42-46 cars on rent at all times.
4. On the West Coast, Snappy delivers 80% of their rentals
directly to the customer. This translates to picking up a
car at a body shop, taking it to a car wash, then delivering
the car directly to the next renter - all without returning
to the rental location.
5. We require a fleet of 50 cars to simply cover our expenses
and reap a small profit. Payroll and rent are high costs in
California, so we must set minimum revenue requirements.
6. In November, 1993, Snappy opened an office on the peninsula
in Belmont, CA. This office will assist to balance demand
if necessary. For example, if demand is high in Belmont,
Snappy will move cars from Dublin to Belmont. Conversely,
if demand is low in Dublin, we have substantial additional
parking in Belmont to accommodate our needs.
Snappy features quality products of the Chrysler Corporation.
Q' ATTACHMENT 3
PAGE OF W MjG I o Ct
David Choy
5 January 1994
Page Two
Feel free to contact me in Dallas if you have any additional
questions at (214) 644-1124. See you at the hearing on
February 7th.
Since
.4002
Jane Mudgett
Western Regional Vice President
cc: Jeff Johnston
Mike Leugemors
ATTACHMENT 3
PACE 11.OF W
Far. 20rz
Mc('olili
C'oliil ti.rcial
Dial Estate (510) 734-6300
Fax 734-6303
5700 Stoneridge MallRRoad,Suite 32 Pleasanton,California 94588
FAX MEMO
January 6,1994
To: Mehran Sepehri, City of Dublin Fax 833-6628
From: Bob Schlarb
Re: Snappy Car Rental-6930 E Village Parkway,Dublin
As discussed today,the suite located at 6930 E Village Parkway was previously occupied until
April of 1993 by B&B Streetrods,a retail operation which sold specialty auto parts. They had
occupied this suite since January of 1991.
Please call me if you have any further questions regarding the traffic impact study for Snappy Car
Rental.
PAGE��OF on ATTACHMENT q
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: February 7, 1994
TO: Planning Commission
FROM: Planning Staff
CY/ -
PREPARED BY: David K. Choy, Associate Planner
SUBJECT: PA 93-070 Nohr's Auto Mall Conditional Use
Permit/Site Development Review
GENERAL INFORMATION:
PROJECT: Request for Conditional Use Permit and Site
Development Review approval to allow the
establishment of an automobile and recreation
vehicle sales and storage lot on the ±61,000 square
foot parcel.
APPLICANT: Jerry Lemm
5506 Sunol Boulevard, #203
Pleasanton, CA 94566
PROPERTY OWNER: D. Michael Nohr
11 Twelve Oaks Drive
Pleasanton, CA 94588
LOCATION: 6451 Scarlett Court
ASSESSOR PARCEL: 941-550-12-7
PARCEL SIZE: ±1.4 acres
GENERAL PLAN
DESIGNATION: Business Park Industrial: Outdoor Storage
EXISTING ZONING
AND LAND USE: C-2, General Commercial, Vacant
SURROUNDING LAND
USE AND ZONING: North: PD, Planned Development; Public Right-of
Way and Vacant
South: M-1, Light Industrial; Public Right-of
Way and Auto Painting and Repair
East: M-1, Light Industrial; Dolan's Lumber
West: M-1, Light Industrial; Vacant (City of
Dublin Remnant Property) and Public
Right-of-Way
COPIES TO: Applicant
Owner
ITEM NO. 81 PACE I_016 Address File
ZONING HISTORY:
PA 84-029: On July 16, 1984, the Dublin Planning Commission
approved a Conditional Use Permit to allow the
establishment of an Recreational Vehicle Sales Center.
The Conditional Use Permit was valid through July 16,
1987.
PA 86-057: On July 21, 1986, the Dublin Planning Commission
approved a Conditional Use Permit to allow the operation
of an automobile dealership with service, paint, repair
and sale of auto parts. The Conditional Use Permit was
valid through November 1, 1986.
PA 86-089: On November 3, 1986, the Dublin Planning Commission
approved a Conditional Use Permit and Site Development
Review to allow the operation of an automobile
dealership with service, paint, repair and sale of auto
parts. The Conditional Use Permit was valid through
November 18, 1989.
PA 90-074: On November 19, 1990, the Dublin Planning Commission
approved a Conditional Use Permit to allow an automobile
sales and service facility. The Conditional Use Permit
was valid through November 30, 1991.
On January 14, 1991, the City Council upheld, upon
appeal, the Planning Commission action, and approved the
Conditional Use Permit to allow an automobile sales and
service facility. The Conditional Use Permit was valid
through January 14, 1992.
Dublin Blvd.
Extension: On October 28, 1991, the City Council approved, through
eminent domain, the purchase of approximately 33,684.95
square feet of the subject site. Approximately
27,904.54 square feet was utilized for the Dublin
Boulevard Extension Right-of-Way and a 5,780.41 square
foot parcel was created on the north side of Dublin
Boulevard, which is still owned by the City. An
approximate 61,000 square foot parcel, located on the
south side of Dublin Boulevard, was created for the
property owner. The parcel located directly to the west
of the subject site is a remnant parcel owned by the
City of Dublin, which was also acquired as part of the
Dublin Boulevard Extension project.
APPLICABLE REGULATIONS:
Section 8-49.2(A) (9) of the Dublin Zoning Ordinance states that a
boat and trailer sales, storage or rental lot requires approval of a
Conditional Use Permit by the Planning Commission in order to be
located within the C-2, General Commercial 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
2 PAGE of 151
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
structures and signage; to stabilize property values; and to promote
the general welfare.
ENVIRONMENTAL REVIEW: This project has been found to be Categorically
Exempt from CEQA under Section 15302, Class 2(b) of the California
Environmental Quality Act guidelines. The project consists of the
replacement of a commercial structure with a new structure of
substantially the same size, purpose and capacity.
NOTIFICATION: Public Notice of the February 7, 1994, hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The Applicant, Jerry Lemm, representing Michael Nohr, the property
Owner, is requesting Site Development Review and Conditional Use Permit
approval to allow the establishment of an automobile and recreation
vehicle sales and storage lot on the existing f61,000 square foot
parcel.
The project is proposed to serve as an interim use for the site,
until the surrounding properties begin to redevelop. As an interim
use, the Applicant is proposing the use of a 12' x 60' modular building
on-site, to accommodate office space. Landscaping is proposed around
the office building and around the perimeter of the site. The existing
asphalt on-site will be restriped to designate business parking as well
as automobile and recreational vehicle storage spaces. Staff
recommends that the use of bark proposed in front of the office
building be minimized, and that use of a live groundcover be installed.
The Applicant has indicated a desire for a five year approval
period for the proposed use. Staff, however, is concerned with the
appearance of the proposed interim use on the site, located along the
newly constructed Dublin Boulevard. The project involves modest site
improvements, which Staff feels is consistent with a 1-2 year interim
use time period. A longer approval period would warrant more
substantial site improvements. Although the area is in the beginning
stages of transition, Staff believes that this site is situated at a
very critical gateway to the eastern Dublin Extended Planning Area.
BART is scheduled for completion in late 1995 or early 1996, which will
substantially increase the amount of traffic utilizing Dublin
Boulevard.
3 PACE v—.OF I�
Staff recommends that the proposed use be approved for a period of
two years, with the ability to extend this approval through subsequent
Planning Commission review. This will provide the City with an
opportunity to re-evaluate this use in relationship to future
development on surrounding properties in the area.
The existing driveway providing vehicular ingress and egress to
the site from Dublin Boulevard will be removed and relocated toward the
eastern property line. In addition, perimeter landscaping is proposed
along the property frontage of Dublin Boulevard.
This property was included as part of the Dublin Boulevard
Extension Assessment District. The Property Owner has dedicated land
to the City and has completed frontage improvements for this site
through the Assessment District. The Public Works Department has
indicated that the City will give credit for these improvements which
may be applied toward future traffic impact fee contributions. The
Public Works Department has reviewed the project and determined that
the credit applicable to this property would exceed a corresponding
traffic impact fee, based on the amount of additional trips generated
by the proposed use to the site, and that no additional fee is required
at this time.
The project, as proposed, is in compliance with the General Plan
and Zoning Ordinance. The project has been reviewed by other City
departments and government agencies and their comments have been
incorporated into the conditions of approval. Staff recommends
approval of the Conditional Use Permit (Exhibit B), and the Site
Development Review (Exhibit C) relating to PA 94-003.
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 93-070 Conditional
Use Permit (Exhibit B) and Site Development Review
(Exhibit C), or give Staff and Applicant direction and
continue the matter.
ACTION: Staff recommends that the Planning Commission adopt Draft
Resolution (Exhibit B) approving the Conditional Use Permit,
and Draft Resolution (Exhibit C) approving the Site
Development Review for PA 93-070 Nohr's Auto Mall.
ATTACHMENTS:
Exhibit A: Project Plans
Exhibit B: Draft Resolution approving the Conditional Use Permit
Exhibit C: Draft Resolution approving the Site Development Review
Background Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Applicant's Written Statement II
PAGE `1 OF
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JAN 6
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4 1994
J131.1N PLANNING
I . _ if 1.
GOLDSWORTHY ARCHITECTURAL GROUP
NOHR'S • Fi 1
....1 ; ;I.• •
. •",:.! : AUTO MALL 1020 SERPEN,TNE LANE SUITE 10, r•i,
o ', I;i;‘• I PLEASANTON, CA 94566
CO 4 el 0 c•Ae......a.TY coup.-. (510) 462-0500 krk 1
OU L..11•••:. C.41.11•65,6.•-ir.e. .14066
. _ -..
.,‘ EXHIBIT A
-- s-- 1 r.Ac:::. 1-) 01-
1
•
RESOLUTION NO. 94-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 93-070 NOHR'S AUTO MALL CONDITIONAL USE PERMIT
REQUEST AT 6451 SCARLETT COURT
WHEREAS, Jerry Lemm, representing Michael Nohr, the property Owner,
is requesting Conditional Use Permit and Site Development Review
approval to allow the establishment of an automobile and recreation
vehicle sales and storage lot on the ±61,000 square foot parcel, located
at 6451 Scarlett Court; and
WHEREAS, the Planning Commission held a public hearing on said
application on February 7, 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 was
found to be Categorically Exempt under Section 15302, Class 2(b) of the
State CEQA 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 Dublin Planning Commission
does hereby find that:
A. The proposed automobile and recreation vehicle sales and storage
lot use provides for the public need by offering a range of
services for the community.
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 when compared to the type and
nature of operations typically found in general commercial district
areas and the uses currently in operation in the immediate
vicinity.
C. The proposed use 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 in that conditions have been applied to
ensure conformance with the applicable zoning regulations, and the
use is consistent with the character of the surrounding area as
well as the retail business district.
PAGE ►S EXHIBIT
E. The approval of the Conditional Use Permit will be consistent with
the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 93-070 Nohr's Auto Mall 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 approval of the related Site Development Review and to
the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of building permits or establishment of use,
and shall be subject to Planning Department review and approval. The
following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL] Planning, [B]
Building, [PO] Police, IPW] Public Works, [ADM1 Administration/City
Attorney, fFINI Finance, fFl Dougherty Regional Fire Authority, 1DSRI
Dublin San Ramon Services District, [CO1 Alameda County Department of
Environmental Health.
1. PA 93-070 Nohr's Auto Mall Conditional Use Permit is approved for
an automotive and recreation vehicle sales and storage lot. This
approval shall generally conform to the plans labeled Exhibit A,
stamped approved and on file, dated received by the Planning
Department January 4, 1994.
2. This approval shall be valid for a period of two-years, until
February 17, 1996. This approval may be extended on a yearly basis
(Applicant must submit written request for the extension prior to
the expiration date) by the Planning Commission upon the
determination that the conditions of approval remain adequate to
assure that the above stated Findings of Approval will continue to
be met. Failure to exercise the approval or to make substantial
construction progress, within 1 (one) year from the effective date
of approval, in accord with an approved building permit for the
project will cause the permit to become null and void. [PL]
3. With the exception of storage of automobiles and recreational
vehicles, no exterior demonstrations, displays, services, engine
repair work, or other activities shall occur in the storage area.
[PL, PO]
4. The Applicant shall obtain the proper licenses and permits through
the Department of Motor Vehicles and the State Board of
Equalization prior to establishment of use. Said licenses and
permits shall be displayed at all times during the operation of
business. [PL, PO]
5. The Applicant shall work with the Dublin Police Services Department
to establish and maintain an effective security program. [PL, PO]
6. The Applicant shall be responsible for clean-up and disposal of
project related trash to maintain a clean, litter-free site. [PL]
- 2 - f
7. No loudspeakers or amplified music shall be permitted outside the
enclosed building. [PL]
8. The Applicant shall control activity so as not to create a public
or private nuisance to the existing or surrounding businesses and
residences. [PL, PO]
9. All signs shall be subject to the requirements of the Sign
Regulations within the Zoning Ordinance. [PL]
10. On 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]
11. 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 7th day of February, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 3 - PAGE d OF 15
RESOLUTION NO. 94 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 93-070 NOHR'S AUTO MALL SITE DEVELOPMENT REVIEW
REQUEST AT 6451 SCARLETT COURT
WHEREAS, Jerry Lemm, representing Michael Nohr, the property
Owner, is requesting Conditional Use Permit and Site Development
Review approval to allow the establishment of an automobile and
recreation vehicle sales and storage lot on the ±61,000 square foot
parcel, located at 6451 Scarlett Court; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on February 7, 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 was
found to be Categorically Exempt under Section 15302, Class 2(b) of
the State CEQA 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 Dublin Planning
Commission does hereby find that:
A. The approval of the application is consistent with the
intent/purpose of Section 8-95.0 Site Development Review.
B. The approval of the application, as conditioned, complies
with the General Plan and with the C-2, General Commercial
District Regulations and the General Requirements
established by the Zoning Ordinance.
C. The approval of the application, as conditioned, is in the
best interests of the public health, safety and general
welfare.
D. The proposed site development, including site layout,
vehicular access, circulation and parking, setbacks, height,
walls, public safety and similar elements has been designed
to provide a desirable environment for the development.
E. Architectural considerations, including the character, scale
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 buildingsand uses.
°` EXHIBIT C
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 93-070 Nohr's Auto Mall Site
Development Review as shown on 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, 1B1 Building, [PO1 Police, [PW1 Public Works, [ADH1
Administration/City Attorney, [FIN1 Finance, [F] Dougherty Regional
Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health.
1. PA 93-070 Nohr's Auto Mall Site Development Review shall
generally conform with the plans labeled Exhibit A, dated
received by the Planning Department January 4, 1994. [PL]
2. The Applicant shall submit a parking lot striping plan subject to
review and approval of the Planning Director. All employee and
customer parking spaces shall be double-striped (4 inch wide
stripes set approximately 2 feet apart, see Attachment) .
Handicapped, customer, employee and compact parking spaces shall
be appropriately identified on the pavement and designated on the
parking plan. [PL]
3. The Applicant shall slurry-seal the paved parking and storage lot
to the satisfaction of the Public Works Director, prior to
occupancy of the office space. [PW]
4. The Applicant shall obtain an encroachment permit prior to
relocating the driveway along Dougherty Road. Said driveway
shall be constructed with a maximum slope of 5%, subject to
Public Works Director review and approval. [PW]
5. The Applicant shall provide a trash enclosure which reflects the
dimensional criteria deemed acceptable by the Livermore Dublin
Disposal Service. Colors and materials of the trash enclosure
shall be subject to Planning Director review and approval. [PL]
- 2 -
6. The Applicant shall comply with the City of Dublin Site
Development Review standard conditions and the City of Dublin
Non-Residential Security Requirements (attached) . [PL, PO, B]
7. The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority, the Dublin San Ramon
Services District and the Building Department. [F, DSR, B]
8. 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]
9. The final landscape plan shall be generally consistent with the
preliminary landscape plans prepared by Goldsworthy Architectural
Group, dated received by the Planning Department January 4, 1994
(Exhibit A) . [PL]
10. 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]
11. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (attached) . [PL]
12. The Applicant shall maintain a 20 foot wide unobstructed roadway
through the storage area to allow for adequate emergency vehicle
access. [F]
13. Exterior lighting around the vehicle storage area shall be
provided and shall be of a design and placement so as not to
cause glare onto adjoining properties or onto Dublin Boulevard or
Dougherty Road. 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 building shall be
supplied to provide "wash" security lighting. The Applicant
shall provide photometrics and cut sheets subject to the review
and approval of the Planning Director and Dublin Police Services
Department. [PL, PO, B]
14. All signs shall be subject to the requirements of Sign
Regulations within the Zoning Ordinance. [PL]
15. The permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. [PL]
- 3 -
PAGE I I OF
16. To apply for building permits, the Applicant shall submit two (2)
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)
PASSED, APPROVED AND ADOPTED this 7th day of February, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 4 - PAGE-J_.=0r 15
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Supplement to Environmental Information 6451 Scarlett Ct.,Dublin,CA 94568
6.Description of Project:
This project will be a sales and storage area for Recreational Vehicles(R.V.$)and Upscale
automobiles.It is planned as an interim use until the transitional area is redeveloped and reaches
its highest and best use.
The property was the previous Chrysler Dealership which was condemned to facilitate the
extension of Dublin Blvd.The original landscaping,storm drainage,lighting,parking and paving
will be refurbished and utilized.
The site is approximately 61,000 sq.ft.The only building would be a modular office
approximately 12'X 60'.The office would be attractively painted,have double door access from
front and back.It would be built to facilitate handicapped access.The area fronting on the new
Dublin Blvd.extension would be landscaped.
This use would give the owner the economic ability to carry the property until the area is
redeveloped.Previous to the Chrysler Dealership the owner ran his R.V.business in this location.
At that time,he generated$9,000,000.00 in sales.The use would obviously be of economic
advantage to the city of Dublin.
PACE I5 OF 15
RECEIVED
Pr¢ 93-D70
DEC - s 1993ATTACHMENT 2-
DUBLIN PLANNING
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: February 7, 1994
TO: Planning Commission
FROM: Planning Staff
14
PREPARED BY: David K. Choy,Assoc ate Planner
SUBJECT: PA 94-003 Harrison's Marine Center Conditional Use
Permit/Site Development Review
GENERAL INFORMATION:
PROJECT: Request for Conditional Use Permit and Site
Development Review approval to allow the
establishment of a boat sales and storage lot on
the ±.87 acre parcel.
APPLICANT: Harrison's Marine Centers
c/o Michael St. John
1285 Embarcadero
Oakland, CA 94606
PROPERTY OWNER: Kanaris & Maria Vangelatos & N. Stanitsas
590 E. Willow Street
Long Beach, CA 90806-3115
LOCATION: 5933 Dougherty Road
ASSESSOR PARCEL: 941-550-9-17 & 10-17
PARCEL SIZE: ±.87 acres
GENERAL PLAN
DESIGNATION: Business Park Industrial: Outdoor Storage
EXISTING ZONING
AND LAND USE: C-2, General Commercial, Vacant Automobile
Dealership
SURROUNDING LAND
USE AND ZONING: North: PD, Planned Development; Vacant
South: M-1, Light Industrial; Public Right-of
Way and Auto Painting and Repair
East: M-1, Light Industrial; Vacant (City of
Dublin Remnant Property)
West: C-2, General Commercial; Service Station
and Grocery Store
COPIES TO: Applicant
Owner
ITEM NO. 4211/ Address File
DACE I OF 15
ZONING HISTORY:
C-3226: On August 17, 1977, the Alameda County Zoning
Administrator approved a Conditional Use Permit for a
new and used car and truck sales lot.
C-3975: On March 18, 1981, the Alameda County Zoning
Administrator approved a Conditional Use Permit to allow
the expansion of the existing auto sales lot.
PA 87-104: On October 5, 1987, the Dublin Planning Commission
approved a Conditional Use Permit for the Crown Isuzu
auto sales/display lot and car rental facility. The
Conditional Use Permit expired on October 16, 1992.
PA 90-066: On November 19, 1990, the Dublin Planning Commission
denied a Conditional Use Permit and Site Development
Review request for a new service station, including a
food mart and car wash.
On September 23, 1991, the City Council, upon appeal of
the Planning Commission decision, approved the
Conditional Use Permit and Site Development Review
request for a new service station, including a food mart
and car wash. This application expired on
September 23, 1992.
APPLICABLE REGULATIONS:
Section 8-49.2(A) (9) of the Dublin Zoning Ordinance states that a
boat and trailer sales, storage or rental lot requires approval of a
Conditional Use Permit by the Planning Commission in order to be
located within the C-2, General Commercial District.
Section 8-94.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need;
2) whether or not the use will be properly related to other land uses,
transportation and service facilities in the vicinity; 3) whether or
not the use will materially affect the health or safety of persons
residing or working in the vicinity; and 4) whether or not the use will
be contrary to the specific intent clauses or performance standards
established for the district in which it is located.
Section 8-95.0 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
structures and signage; to stabilize property values; and to promote
the general welfare.
2
°AGE '2 OF 155
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 use consists of the minor
alteration of an existing private structure involving negligible
expansion beyond that previously existing.
NOTIFICATION: Public Notice of the February 7, 1994, hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The Applicant, Michael St. John, representing Harrison's Marine
Center, is requesting Site Development Review and Conditional Use
Permit approval to allow the establishment of a boat sales and storage
lot on the ±.87 acre parcel.
The existing 3,000 square foot building located on the site will
serve as an office for the operation. No physical changes to the
building are proposed, other than a new coat of paint.
The site will be restriped to designate business parking as well
as boat storage spaces. A portion of the boat storage area will be
enclosed with a chain link fence. The perimeter of the site will be
secured with steel pipes, placed 7 feet on center, with chains between
the posts, to deter theft.
The existing driveway providing vehicular ingress and egress to
the site from Dougherty Road will be removed and relocated toward the
northern property line. In addition, perimeter landscaping is proposed
along the property frontage of Dublin Boulevard and Dougherty Road.
Staff is concerned with the long-term appearance of the proposed
use on the site, which is located at the gateway to the eastern Dublin
Extended Planning Area. BART is scheduled for completion in late 1995
or early 1996, which will substantially increase the amount of traffic
utilizing Dublin Boulevard.
The Applicant, however, is requesting approval of this application
for the relatively short period of one year. The subject site is not
large enough to accommodate a full service marine center. The
Applicant is pursuing alternate sites within Dublin to accommodate a
permanent facility. Staff feels that the modest site improvements are
consistent with the one-year requested approval period. Staff has
prepared the draft Resolution to include the one-year approval period,
with the ability to extend this approval upon subsequent Planning
Commission review.
The proposed hours of operation will be Monday through Saturday,
7:30 a.m. to 5:00 p.m. (September - March) and 7:30 a.m. to 8:00 p.m.
(April - August) . Between 4 and 8 full-time employees will be present
on-site.
This property was included as part of the Dublin Boulevard
Extension Assessment District. The Property Owner has dedicated land
to the City and has completed frontage improvements for this site
through the Assessment District. The Public Works Department has
3
PAGE 3 OF 15-
Public Works Department has reviewed the project and determined that
the credit applicable to this property would exceed a corresponding
traffic impact fee, based on the amount of additional trips generated
by the proposed use to the site, and that no additional fee is required
at this time.
The project, as proposed, is in compliance with the General Plan
and Zoning Ordinance. The project has been reviewed by other City
departments and government agencies and their comments have been
incorporated into the conditions of approval. Staff recommends
approval of the Conditional Use Permit (Exhibit B), and the Site
Development Review (Exhibit C) relating to PA 94-003.
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 94-003 Conditional
Use Permit (Exhibit B) and Site Development Review
(Exhibit C) , or give Staff and Applicant direction and
continue the matter.
ACTION: Staff recommends that the Planning Commission adopt Draft
Resolution (Exhibit B) approving the Conditional Use Permit,
and Draft Resolution (Exhibit C) approving the Site
Development Review for PA 94-003 Harrison's Marine Center.
ATTACHMENTS:
Exhibit A: Project Plans
Exhibit B: Draft Resolution approving the Conditional Use Permit
Exhibit C: Draft Resolution approving the Site Development Review
Background Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Applicant's Written Statement
I. 139.6 I_ 80.0 1
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Cut and trim existing payment edge
1.:
RECEIVED
JAN211994
DUBLIN PLANNING
Scale EXHIBITA
F.•d I { 1 i 1
0 5 10 20 40 80
Harrison's Marine Center Preliminary Site Plan
5933 Dublin Blvd.
Dublin, CA 94568 1-20-94
-- SriJ ...�S
RESOLUTION NO. 94-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-003 HARRISON'S MARINE CENTER CONDITIONAL USE
PERMIT REQUEST AT 5933 DOUGHERTY ROAD
WHEREAS, Michael St. John, representing Harrison's Marine Center,
is requesting Conditional Use Permit and Site Development Review
approval to allow the establishment of a boat sales and storage lot on
the ±.87 acre parcel located at 5933 Dougherty Road; and
WHEREAS, the Planning Commission held a public hearing on said
application on February 7, 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 was
found to be Categorically Exempt under Section 15301, Class 1(a) of the
State CEQA 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 Dublin Planning Commission
does hereby find that:
A. The proposed boat sales and storage lot use provides for the public
need by offering a range of services for the community.
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 when compared to the type and
nature of operations typically found in general commercial district
areas and the uses currently in operation in the immediate
vicinity.
C. The proposed use 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 in that conditions have been applied to
ensure conformance with the applicable zoning regulations, and the
use is consistent with the character of the surrounding area as
well as the retail business district.
EXHIBIT B
'ACE 6 OF 1 S
E. The approval of the Conditional Use Permit will be consistent with
the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 94-003 Harrison's Marine 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 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, [B1
Building, [PO1 Police, [PW1 Public Works, [ADM1 Administration/City
Attorney, fFINI Finance, [Fl Dougherty Regional Fire Authority, [DSR1
Dublin San Ramon Services District, fCO1 Alameda County Department of
Environmental Health.
1. PA 94-003 Harrison's Marine Center Conditional Use Permit is
approved for a boat sales and storage lot. This approval shall
generally conform to the plans labeled Exhibit A, stamped approved
and on file, dated received by the Planning Department
January 21, 1994. [PL]
2. This approval shall be valid for a period of one-year, until
February 17, 1995. This approval may be extended on a yearly basis
(Applicant must submit written request for the extension prior to
the expiration date) by the Planning Commission upon the
determination that the conditions of approval remain adequate to
assure that the above stated Findings of Approval will continue to
be met. Failure to exercise the approval or to make substantial
construction progress, within 6 months from the effective date of
approval, in accord with an approved building permit for the
project will cause the permit to become null and void. [PL]
3. With the exception of storage of boats and water crafts and minor
vehicle preparation work, no exterior demonstrations, displays,
services, engine repair work, or other activities shall occur in
the storage area. [PL, PO]
4. The Applicant shall obtain the proper licenses and permits through
the State Board of Equalization prior to establishment of use.
Said licenses and permits shall be displayed at all times during
the operation of business. [PL, P0]
5. The Applicant shall work with the Dublin Police Services Department
to establish and maintain an effective security program. [PL, PO]
6. The Applicant shall be responsible for clean-up and disposal of
project related trash to maintain a clean, litter-free site. [PL]
7. No loudspeakers or amplified music shall be permitted outside the
enclosed building. [PL]
- 2 -
� IS
8. The Applicant shall control activity so as not to create a public
or private nuisance to the existing or surrounding businesses and
residences. [PL, PO]
9. All signs shall be subject to the requirements of the Sign
Regulations within the Zoning Ordinance. [PL]
10. On 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]
11. 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 7th day of February, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 3 -
PACE a Cr.i5
RESOLUTION NO. 94 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-003 HARRISON'S MARINE CENTER SITE DEVELOPMENT REVIEW
REQUEST AT 5933 DOUGHERTY ROAD
WHEREAS, Michael St. John, representing Harrison's Marine Center,
is requesting Conditional Use Permit and Site Development Review
approval to allow the establishment of a boat sales and storage lot on
the ±.87 acre parcel located at 5933 Dougherty Road; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on February 7, 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 was
found to be Categorically Exempt under Section 15301, Class 1(a) of
the State CEQA 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 Dublin Planning
Commission does hereby find that:
A. The approval of the application is consistent with the
intent/purpose of Section 8-95.0 Site Development Review.
B. The approval of the application, as conditioned, complies
with the General Plan and with the C-2, General Commercial
District Regulations and the General Requirements
established by the Zoning Ordinance.
C. The approval of the application, as conditioned, is in the
best interests of the public health, safety and general
welfare.
D. The proposed site development, including site layout,
vehicular access, circulation and parking, setbacks, height,
walls, public safety and similar elements has been designed
to provide a desirable environment for the development.
E. Architectural considerations, including the character, scale
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.
PACE OF EXHIBIT d
"t
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 94-003 Harrison's Marine Center Site
Development Review as shown on 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. 1121,1
Planning, 1131 Building, [PO1 Police, [PW1 Public Works, [ADM"
Administration/City Attorney, fFIN1 Finance, 1F1 Dougherty Regional
Fire Authority, [DSR1 Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health.
1. PA 94-003 Harrison's Marine Center Site Development Review shall
generally conform with the plans labeled Exhibit A, dated
received by the Planning Department January 21, 1994. [PL]
2. The Applicant shall submit a parking lot striping plan subject to
review and approval of the Planning Director. All employee and
customer parking spaces shall be double-striped (4 inch wide
stripes set approximately 2 feet apart, see Attachment) .
Handicapped, customer, employee and compact parking spaces shall
be appropriately identified on the pavement and designated on the
parking plan. [PL]
3. The Applicant shall obtain an encroachment permit prior to
relocating the driveway along Dougherty Road. Said driveway
shall be constructed with a maximum slope of 5%, subject to
Public Works Director review and approval. [PW]
4. The Applicant shall provide a trash enclosure which reflects the
dimensional criteria deemed acceptable by the Livermore Dublin
Disposal Service. Colors and materials of the trash enclosure
shall be subject to Planning Director review and approval. [PL]
5. The Applicant shall comply with the City of Dublin Site
Development Review standard conditions and the City of Dublin
Non-Residential Security Requirements (attached) . [PL, PO, B]
- 2 -
PA E 10 OF IS
6. 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]
7. The final landscape plan shall be generally consistent with the
preliminary plans prepared by the Applicant, dated received by
the Planning Department January 21, 1994 (Exhibit A) . [PL]
8. 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]
9. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (attached) . [PL]
10. The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority, the Dublin San Ramon
Services District and the Alameda County Department of Public
Health. [F, DSR, CO]
11. The Applicant shall install appropriate perimeter fencing along
the north and east property lines. Said fencing located along
the north property line shall not obstruct the driveway sight
distance of motorists, pedestrians or bicyclists. [PL, PW]
12. The Applicant shall utilize a vinyl coated chain link fence with
redwood or vinyl slats for the enclosed outdoor storage yard to
provide screening. [PL]
13. The Applicant shall maintain a 20 foot wide unobstructed roadway
through the storage area to allow for adequate emergency vehicle
access. [F]
14. Exterior lighting around the vehicle storage area shall be
provided and shall be of a design and placement so as not to
cause glare onto adjoining properties or onto Dublin Boulevard or
Dougherty Road. 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 building shall be
supplied to provide "wash" security lighting. The Applicant
shall provide photometrics and cut sheets subject to the review
and approval of the Planning Director and Dublin Police Services
Department. [PL, PO, B]
15. All signs shall be subject to the requirements of Sign
Regulations within the Zoning Ordinance. [PL]
- 3 -
PAGE ll or l5
16. The permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. [PL]
17. To apply for building permits, the Applicant shall submit two (2)
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]
PASSED, APPROVED AND ADOPTED this 7th day of February, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
- 4 -
rs es
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PrE 13 O; 16
PROTECT DESCRIPTION
HARRISON'S Marine Center
5933 Dougherty Road
Dublin,California 94568
Site Description: The proposed site address of 5933 Dougherty Rd.is at the NE corner of
the Dougherty Rd.and Dublin Blvd.intersection. The site includes parcels 941-550-9-17
&10-17. The site is approximately.87 acres,the terrain is level,sloping less than 1%to the
south,with approximately a 3'grade at the street frontage of Dougherty Rd.left over from
the right-of-way improvements. Approximately 80%of the site is paved with asphalt.
Existing Buildings: The existing Building is approximately 3,000 sq.ft.,wood frame with a
Showroom Glass front. The building is in a state of disrepair,and has been vacant for the
past year except for temporary uses such as Christmas tree lots.
Current Use: Eyesore for the City of Dublin. Christmas tree lot for 2 months. Vacant 10
months out of the year, generating a minimum of revenue to the City.
Proposed Use: Retail sales of SeaRay and Malibu boats,along with Sea•Doo personal water
craft. Includes indoor display of Sea•Doo p.w.c.and accessories,outdoor display of SeaRay
and Malibu boats. Possibly minor service work,such as rii:ing of new Sea•Doos. The
proposed use would not only dean up a non productive piece of property,but generate
considerable tax revenues for the City of Dublin. Estimated gross sales of 3.5-4.5 million
the first year should provide roughly$35,000-$45,000 in sales tax revenue not including
the public safety tax override. Hours of operation most likely would be 7:30am to 8:00pm
from April-August,and 7:30am-5:00pm September-March.
Proposed Tenant: Harrison's Marine Centers has been the leader in marine retail sales and
service for over 25 years. Harrison's currently has 5 locations,4 in northern California,and
1 in Tempe,AZ. Harrison's is a family owned corporation with a commitment to being the
best. This has been achieved by building a team that is committed to outstanding customer
service and representing the best products in the industry.
The products;
SeaRay is the worlds largest manufacturer of technologically superior high quality
power boats. SeaRay boats have once again in 1994 received Fortune magazines
award for being one of the 10 Best Made Products in America.
Malibu boats is a California based company that builds luxury precision crafted
tournament ski boats. Malibu is committed to one goal-"To provide not the
slightest compromise in performance,safety and value." Malibu boats have been
selected as Powerboat Magazines"Boat of the Year"for the past 4 years in a row.
Sea•Doo personal water craft built by Bombardier. Bombardier is the Pioneering
leader in snowmobiles,manufacturer of Learjet and Challenger jet aircraft,along
with TGV high speed trains. Sea•Doo was awarded Personal Water Craft of the Year
for 1993 by Powerboat magazine.
ri GENED
JAN J '- 91, ATTACHMENT Z.
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Continued; Project Desc►lption Harrison's Dublin
Surrounding Properties: Currently the surrounding properties are zoned C-2, M-1, and
PD. The surrounding properties contain automotive sales and service, body shops,
motorcycle sales, lumber yards, light industrial uses, service stations, warehouse grocery
stores, public storage, recreational vehicle sales and service. The proposed use would appear
to be appropriate with the existing uses in the area.
Traffic Generation: Based on two of our existing facilities of approximately the same size we
should employ on a daily basis 4-8 full time employees. Because we are a seasonal business
customer trip counts can vary from a high of 30-40 per day in season (April, May,June,July,
August) to a low of 5-10 in the winter off season (Oct., Nov., Dec.).
`PA- -V)3
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