HomeMy WebLinkAboutPC Reso 91-053 PA 91-038 El Monte Recreational Vehicle Center 7
RESOLUTION NO. 91 - 053
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 91-038 EL MONTE RECREATIONAL VEHICLE CENTER SITE
DEVELOPMENT REVIEW TO INSTALL TWO WALL SIGNS ON THE PRIMARY BUILDING
FRONTAGE AND TO MODIFY THE EXISTING PARKING LOT AT 6301 SCARLETT COURT
WHEREAS, Robert Difley, on behalf of El Monte Rents, Inc., filed
a Conditional Use Permit and Site Development Review application
requesting approval to allow the establishment of a recreational
vehicle (or motor home) sales, service and rental facility, to install
two wall signs on the primary building frontage and to modify the
existing parking lot; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on August 19 and September 3, 1991; 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, and
Section 15304, Class 4; 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 project is in compliance with all provisions of Section
8-95.0 through 8-95.8 Site Development Review of the Zoning Ordinance.
B. Consistent with Section 8-95.0, this application, as
modified by the Conditions of Approval, will promote orderly,
attractive and harmonious development, recognize environmental
limitations on development; stabilize land values and investments; and
promote the general welfare by preventing establishment of uses or
erection of structures having qualities which would not meet the
specific intent clauses or performance standards set forth in the
Zoning Ordinance and which are not consistent with their environmental
setting.
C. The approval of the application as conditioned is in the
best interests of the public health, safety and general welfare.
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D. General site considerations, including site layout,
vehicular access, circulation and parking, setbacks, height, walls,
public safety and similar elements have been designed to provide a
desirable environment for the development.
E. General architectural considerations, 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
ensure compatibility of this development with its design concept and
the character of adjacent buildings and uses.
F. General landscape considerations, including the locations,
type, size, color, texture and coverage of plant materials, provisions
for irrigation, maintenance and protection of landscaped areas and
similar elements have been considered to ensure visual relief to
complement buildings and structures and to provide an attractive
environment for the public.
G. The project is consistent with the policies of the General
Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 91-038 El Monte Recreational Vehicle
Center Site Development Review as generally depicted on the Plans
labeled Exhibit A, stamped approved and on file with the Dublin
Planning Department, subject to approval of the related Conditional
Use Permit and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of building permits or establishment of
use, and shall be subject to Planning Department review and approval.
The following codes represent those departments/agencies responsible
for monitoring compliance of the conditions of approval. [PL]
Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM]
Administration, [FIN] Finance, [F] Dougherty Regional Fire Authority,
[DSR] Dublin San Ramon Services District, [CO] Alameda County
Department of Environmental Health.
1. This Site Development Review approval for PA 91-038 is to permit
the installation of two internally illuminated wall signs on the
primary building frontage and to modify the existing parking lot
by restriping 95 parking spaces for motor home vehicles and
reconfiguring the drive aisles to facilitate movement of the
motor home vehicles. This approval shall generally conform to
the plans and Staff Study labeled Exhibit A, as modified by the
following conditions of approval, and associated Conditional Use
Permit, consisting of a Site Plan and Floor Plan, prepared by the
Applicant, Robert Difley (2 sheets) dated received by the
Planning Department August 1, 1991 and August 8, 1991.
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(respectively), a Sign Plan prepared by Arrow Sign Company
(1 sheet) dated received by the Planning Department June 13,
1991, and a Staff Study dated August 13, 1991 (1 sheet). [PL, B,
PW]
2. If the Applicant desires to establish the uses and occupy the
site in phases, the Applicant shall submit a Phasing Plan
depicting compliance with the Conditions of Approval and site
improvements required for each phase of occupancy, subject to the
review and approval of the Planning Director. Said Phasing Plan
shall be submitted a minimum of 10 (ten) days prior to the
proposed occupancy or establishment of the use.[PL]
3. The project shall comply with all applicable Site Development
Review Standard Conditions (attached) . [PL]
4. Prior to issuance of building permits to allow the alteration
(including but not limited to installation of truck lifts,
ventilation system, trailer/modular units, and reconstruction of
the mezzanine floor) of Building 3 (rear building), which is in
the established right-of-way line of the Dublin Boulevard
Extension, the Applicant must receive Variance approval from the
provisions of Chapter 7.68 Establishing Right-of-Way Lines of the
Dublin Municipal Code. [PL, B]
Signs
5. This Site Development Review approval is for the following signs:
[PL]
Primary Building Frontage: South Elevation
a. "El Monte RV Center" - Internally Illuminated Individual
Letters
Maximum Letter Height: 4 feet
Maximum Length: 35 feet
Maximum Sign Area: 140 square feet
Color: Ivory
b. "Rentals - Sales" - Internally Illuminated Individual
Letters
Maximum Sign Height: 2.5 feet
Maximum Length: 31 feet
Maximum Sign Area: 77.5 square feet
Color: Ivory
6. Prior to the issuance of building permits and installation of the
wall signs, the Applicant shall submit 4 (four) sets of revised
sign plans to the Planning Department for review and approval.
[PL]
7. All signs displayed for direction of vehicular traffic shall
comply with Section 8-87.50 E) Permitted Signs of the Dublin Sign
Ordinance and shall be subject to Planning Department review and
approval. [PL]
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8. Two "Entrance Only" and "Exit Only" directional signs shall be
installed at each side of the entrance driveway and exit driveway
(See Staff Study Exhibit A). [PL, PW]
9. A "No Entry" sign facing eastbound traffic and a "Stop - Left
Turn Only" sign facing southbound traffic shall be installed at
the driveway on the southeast corner of Building 1 (building
closest to Scarlett Court)(see Staff Study, Exhibit A). [PL, PW]
10. A hanging overhead sign indicating the vehicle height restriction
shall be installed on the south side of the drive through on the
west side of Building 1. (See Staff Study, Exhibit A.) [PL, PW]
11. A "one-way" sign shall be installed at the entry to the drive
through on the west side of Building 1 (see Staff Study, Exhibit
A) . [PL, PW]
12. A "No Entry" sign shall be placed at the center of the project
site where southbound traffic must turn left (see Staff Study,
Exhibit A). [PL, PW]
On-Site Circulation
13. All drive aisles located in the front half of the project site
shall be striped with white lines and one way directional arrows
shall be marked on the pavement at regular intervals as depicted
on the Staff Study, Exhibit A. [PL, PW]
14. A portion of the pavement striping at the center of the project
site where southbound traffic must turn left shall be deleted
(see Staff Study, Exhibit A) . [PL, PW]
15. No motor home/recreational vehicles shall be parked in a manner
that obstructs drive aisles. [PL, RV, PW]
Parking
16. A total of 74 parking spaces are required on the project site for
employees, customers and handicapped parking. [PL]
17. The Applicant shall install two handicapped parking spaces at the
site. Handicapped ramps and parking stalls shall be either
maintained or provided as required by the State of California
Title 24. [PL, B]
18. Prior to striping, the Applicant shall submit a parking striping
plan subject to the review and approval of the Planning Director.
All customer and employee parking spaces shall be double-striped
(4 inch wide stripes set approximately 2 feet apart, see
Attachment). Handicapped, customer, employees and compact
parking spaces shall be appropriately identified on the parking
plan. [PL]
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Lighting
19. Exterior lighting shall be provided and shall be of a design and
placement so as not to cause glare onto adjoining properties or
onto Scarlett Court. Lighting used after daylight hours shall be
adequate to provide for security needs (1-1/2 foot candles).
Wall lighting around the entire perimeter of the building shall
be supplied to provide "wash" security lighting. [PL, B, PO]
20. The Applicant shall relocate the light pole to be removed on the
west side of the project site as depicted on the Site Plan
labeled Exhibit A. The Applicant shall provide photometrics and
cut sheets subject to the review and approval of the Planning
Director. [PL, PO]
Police Security
21. All applicable security hardware for the existing buildings, in
particular, the motor home parking lot area, shall comply with
the City of Dublin Non-Residential Security Requirements (City
Ordinance No. 21-89; attached). Security hardware must be
provided for doors, windows, roof vents, skylights and roof
ladders to the satisfaction of the Dublin Police Department. [B,
PO, PL]
22. The Applicant shall work with the Dublin Police Department prior
to establishment of use and on an ongoing basis to establish an
effective theft prevention and security program. [PO]
23. Written documentation that all Police Department requirements
have been complied with shall be submitted to the Planning
Director prior to establishment of use. [PL]
Fire Protection
24. Prior to establishment of use, the Applicant shall provide
written documentation to the Planning Director that all
requirements of the Dougherty Regional Fire Authority have been
met. [PL]
Hazardous Materials Regarding Public Health and Safety
25. Prior to establishment of use, the Applicant shall obtain
approval and environmental clearance from the Alameda County
Department of Environmental Health - Hazardous Materials Division
for the removal of hazardous material at the site. The Applicant
shall provide written documentation to the Planning Department
that said approval has been obtained. [CO, PL, B]
Water and Sewer Services
26. The Applicant shall comply with all requirements of the Dublin
San Ramon Services District (DSRSD). [DSR]
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' 27. Written documentation that DSRSD requirements have been complied
with shall be submitted to the Planning Director prior to
establishment of use. [PL]
Landscaping and Irrigation Plans
28. Prior to establishment of use, a final detailed Landscape and
Irrigation Plan depicting all new landscaping (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 landscape architect, landscape designer or plan
preparer. Final landscape plans shall indicate common and
botanical names and container size and growth rate of each plant.
[PL, B]
29. Landscaping shall not obstruct the site distance of motorists,
pedestrians or bicyclists. Except for trees, landscaping at
drive aisle intersections shall not be higher than 30" above the
curb. [PL]
30. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (attached) . [PL]
Improvement Plans
31. The Applicant shall submit a Grading, Drainage and Improvement
Plan to the City Engineer for review and approval. [PW]
32. The Applicant shall conform to applicable "Typical Public Works
Conditions of Approval for Commercial/Industrial Site Development
Review" (attached). [PW]
33. All on-site existing pavement sections which are damaged shall be
repaired or replaced as directed by the City Engineer. [PW]
34. All construction and grading activities shall be limited to take
place between the hours of 7:30 a.m. and 5:30 p.m., Monday
through Friday, except as may be approved in advance in writing
by the Public Works Director. [PW, B, PL]
Disposal Service
35. The Applicant shall consult with the Livermore Dublin Disposal
Service to determine appropriate location of the trash enclosure.
Prior to establishment of use, the Applicant shall obtain
approval of the trash enclosure location from the Planning
Director. [PL]
36. The Applicant shall submit a detailed design and location plan of
the trash enclosure area subject to the Planning Director's
review and approval as part of the project's Landscape and
Irrigation Plans. The materials and colors of the trash
enclosure shall be compatible with the colors and materials of
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the main structure, subject to the review and approval of the
Planning Director. The design of the trash enclosures shall
reflect dimensional criteria deemed acceptable by the
Livermore/Dublin Disposal Service and shall incorporate use of a
10' X 10' concrete apron in front of the enclosure to facilitate
the Disposal Services' mechanical pick-up service. If wooden
doors are utilized, the doors shall be trimmed with a heavy metal
lip. Raised concrete curbing shall be provided inside the trash
enclosure area to serve as wheel stops for metal trash bins to
protect the interior walls of the enclosures. [PL]
Building Requirements
37. The Applicant shall not utilize a portion of the third floor of
Building 1 (building closest to Scarlett Court) for storage.
This floor is designed for office use. Any other storage will
require structural analysis. The Applicant shall consult with
the Building Department prior to establishment of use. [B, PL]
38. Building 2 on the site is not approved for major vehicle
repairing and the existing offices and mezzanine levels are
illegal and not constructed to the City's Building Code. The
Applicant shall consult with the Building Department prior to
issuance of building permits. [B, PL]
39. Building 3 on the site contains an illegal mezzanine level. The
Applicant shall consult with the Building Department prior to
issuance of building permits. [B, PL]
Miscellaneous
40. Building permits for the proposed improvements shall be secured
and construction commenced within six (6) months after effective
date of this approval or said approval shall be void. This six
(6) month period may be extended for an additional 6 months after
the effective date of this approval (Applicant must submit a
written request for the extension prior to expiration date) by
the Planning Director and the Building Official 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]
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 permit shall be subject to
citation. [PL]
42. To apply for building permits, the Applicant shall submit six (6)
sets of construction plans to the Building Department for plan
check. Each set of plans shall have attached an annotated copy
of this resolution of approval, as well as the applicable
Conditional Use Permit resolution. The notations shall clearly
indicate how all conditions of approval will be complied with.
[B]
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43. Construction plans will not be accepted without the annotated
resolutions attached to each set of plans. The Applicant will be
responsible for obtaining the approvals of all participating non-
City agencies prior to the issuance of building permits. [B, PL]
PASSED, APPROVED AND ADOPTED this 3rd day of September, 1991.
AYES: Commissioners Burnham, North and Zika
NOES: None
ABSENT: Commissioners Barnes and Rafanelli
Planning Commissi Chairperson
ATTEST:
Plannin D T—
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