HomeMy WebLinkAboutPC Reso 92-030 PA 92-019 Two Pesos drive thru window and modification to parking lot RESOLUTION NO. 92 - 030
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-019 TWO PESOS SITE DEVELOPMENT REVIEW APPLICATION FOR
THE ADDITION OF A DRIVE THRU WINDOW AND MODIFICATIONS TO THE PARKING
LOT CONFIGURATION AT 6568 VILLAGE PARKWAY
WHEREAS, Mohammed K. Munif, on behalf of Two Pesos Restaurant,
filed a Conditional Use Permit and Site Development Review application
requesting approval of the addition of a drive thru window onto the
south elevation of an existing restaurant, and modifications to the
parking lot configuration located at 6568 Village Parkway; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on May 4, 1992; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and a
Mitigated Negative Declaration has been adopted (Planning Commission
Resolution No. 92-027). The project, as mitigated, will not have a
significant effect on the environment; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE 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
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
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been incorporated into the project in order to insure compatibility of
this development with the development's design concept or theme and
the character of adjacent buildings and uses.
F. Landscape considerations, including the locations, type,
size, color, texture and coverage of plant materials, provisions and
similar elements have been considered to insure visual relief and an
attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 92-019 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. [PL]
Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM]
Administration/City Attorney, [FIN] Finance, [F] Dougherty Regional
Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health.
1. Except as specifically modified elsewhere, PA 92-019 Site
Development Review is approved for the addition of a drive thru
window onto the south building elevation and modifications to the
parking lot configuration at 6568 Village Parkway. This approval
shall generally conform to the site plan, floor plan, elevations,
and preliminary landscape plans prepared by Michael S. Johnstone,
AIA, dated received April 17, 1992 (Exhibit A) stamped approved.
[PL]
2. Prior to issuance of building permits, development of the
proposed project drive thru addition at 6568 Village Parkway
shall be subject to a Traffic Impact Fee. The Applicant shall
deposit a Traffic Impact Fee of $9,918.00 in the form of a
Certificate of Deposit made to the City of Dublin with interest
accruing to the purchaser, which is acceptable to both the
Applicant and the City Finance Director. The ultimate Traffic
Impact Fee to be imposed on the project shall be determined once
a new traffic study, which depicts daily traffic counts for the
drive thru addition, is taken, no sooner than six nor later than
twelve months after occupancy of the new drive thru addition is
complete. If a second traffic study is not performed, the
deposit amount of $9,918.00 shall be imposed as the ultimate
Traffic Impact Fee. [PL, B, PW, FIN]
3. The new traffic study, depicting daily traffic counts at the
drive thru, taken no sooner than six nor later than twelve months
after occupancy or operation of the drive thru addition, shall be
performed by a qualified Traffic Engineer, approved by the City
of Dublin. All costs incurred as a result of the additional
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study (including the cost of the new traffic study, consultant
time and staff time) shall be borne by the Applicant. Any
percentage increase in traffic found by the new traffic study
shall be deemed to be due to the addition of the drive thru and
that percentage shall be used to calculate the final amount of
the Traffic Impact Fee, based on the formula for calculating the
fee set forth in the memorandum from TJKM, the City's traffic
consultant, to the City of Dublin, dated June 21, 1991. If the
final amount of the fee is less than the amount deposited, the
difference together with accrued interest, at the rate earned by
the City on its investments, shall be returned to the Applicant.
If the final amount of the fee is greater than the amount
deposited, the Applicant shall be required to pay an additional
fee amount within 30 days of establishment of the new Traffic
Impact Fee. [PL, PW, FIN]
4. 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]
Architectural
5. Exterior colors and materials for the exterior building
modifications shall be subject to final review and approval by
the Planning Director. All ducts, meters, air conditioning
equipment and other mechanical equipment on the structure shall
be effectively screened from view with materials architecturally
compatible with the materials of the existing structure. A
colors and materials sample board shall be submitted prior to
issuance of building permits. [PL]
Debris/Dust/Construction Activity
6. Measures shall be taken to contain all trash, construction
debris, and materials on-site until disposal off-site can be
arranged. The Applicant shall keep adjoining public streets free
and clean of project dirt, mud, and materials during the
construction period. The Applicant shall be responsible for
corrective measures at no expense to the City of Dublin. Areas
undergoing grading, and all other construction activities, shall
be watered, or other dust palliative measures used, to prevent
dust, as conditions warrant. [PW, B, PL]
7. The existing trash enclosure 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 to
facilitate the District's mechanical pick-up service. If wooden
doors are utilized, the doors shall be trimmed with a heavy metal
lip. Raised concrete curbing shall be provided inside the trash
enclosure area to serve as wheel stops for metal trash bins to
protect the interior walls of the enclosure. Colors and
materials of the trash enclosure shall be architecturally
compatible with the main structure. [PL]
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Fire Protection
8. The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority. [F, PL]
9. The curb along the south property line shall be painted red and
posted "No Parking" to the satisfaction of the Fire Chief. [F]
10. Prior to issuance of a building permit, the Applicant shall
supply written confirmation that the requirements of Dougherty
Regional Fire Authority have been, or will be, met. [F, B, PL]
Lighting
11. Exterior lighting shall be provided and shall be of a design and
placement so as not to cause glare onto adjoining properties or
onto Dublin Boulevard, Village Parkway or I-680. 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. [PL]
Landscaping and Irrigation Plans
12. 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 general plant palette with common and botanical
names and container size and growth rate. [PL]
13. The final landscape plan shall be generally consistent with
preliminary landscape plans prepared by Michael S. Johnstone,
AIA, dated received by the Planning Department April 17, 1992
(Exhibit A) stamped approved. [PL]
14. 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]
15. The Applicant shall install and maintain tree grates for all
trees located within the raised concrete medians. [PL]
16. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (attached). [PL]
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Parking
17. The applicant shall submit a parking striping plan subject to
review and approval by the Planning Director. All parking spaces
shall be double-striped (four inch stripes set two feet apart).
Handicapped, customer, employee and compact parking spaces shall
be appropriately identified on the pavement and designated on the
parking plan. The location of handicapped parking spaces will be
subject to review and approval by the Planning Director. [PL]
18. A minimum of thirty-nine (39) parking spaces shall be maintained
on-site at all times. [PL]
19. All striping and arrows providing direction for vehicles shall be
painted on-site, to the satisfaction of the Planning Director and
the Public Works Director. [PL, PW]
20. The northwestern most parking space located in the parking area
west of the building shall be striped and designated as a
turnaround. [PL, PW]
On-Site Circulation
21. The landscape fingers located adjacent to parking stalls #14 and
#23 shall be reduced in length approximately two feet, in order
to facilitate ingress and egress of vehicles into these parking
spaces. [PL, PW]
22. In order to ease vehicular turning movements 1) the turning
radius of the drive thru aisle, across from the menu board, shall
be increased from 30 feet and 2) the turning radius at the
entrance to the drive thru aisle shall be increased. Both
modifications shall be accomplished to the satisfaction of the
Planning Director and the Public Works Director [PL, PW]
Grading and Drainage
23. A grading and drainage plan shall be submitted for review and
approval by the City Engineer. [PW]
24. The area outside the building shall drain outward at a 2% minimum
slope for unpaved areas and a 1% minimum in paved area (with a
maximum gradient of 5%). [PW]
25. Roof drains shall empty into approved dissipating devices. Roof
water, or other concentrated drainage, shall not be directed onto
adjacent properties, sidewalks or driveways. No drainage shall
flow across property lines. Downspouts shall drain through the
curb of the concrete walks around the building. [PW, B]
26. Where storm water flows against a curb, a curb with gutter shall
be used. The flow line of all asphalt paved areas carrying water
shall be slurry sealed at least three feet on either side of the
center of the swale. [PW]
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27. All catch basins within paved areas not against curb and gutter
shall have a 3 foot concrete apron around all sides of the inlet
per City of Dublin Standard Plans. [PW]
Public Improvements
28. All improvements within the public right-of-way, including curb,
gutter, sidewalks, driveways, paving and utilities, must be
constructed in accordance with approved standards and/or plans
and may be constructed only after an encroachment permit has been
issued. [PW]
29. The Developer shall be responsible for correcting deficiencies in
the existing frontage improvements to the satisfaction of the
City Engineer. [PW]
30. Any relocation of improvements or public facilities shall be
accomplished at no expense to the City. [PW]
31. In order to protect the existing transformer located at the
southeast corner of the property from vehicular damage, the
Applicant shall install two bollards, with a minimum diameter of
six (6) inches and a minimum height of three (3) feet, between
the driveway flare and the transformer. The Applicant shall
provide the Public Works Department with a standard detail of the
bollard, prior to installation. [PW]
32. The Applicant shall install to the satisfaction of the City
Engineer, one (1) R-11, "No Entrance", sign north of the drive
thru exit driveway, within the Public right-of-way. [PW]
33. An encroachment permit shall be secured from the City Engineer
for any work done within the public right-of-way. [PW]
34. The Applicant shall install 5 foot flat flares on all driveways,
to the satisfaction of the City Engineer. [PW]
Miscellaneous
35. All damaged on-site existing pavement sections shall be repaired
or replaced as directed by the City Engineer. [PW]
36. Prior to issuance of building permits, the Applicant shall submit
for review and approval a final site plan (1" = 20') in
conformance with the Conditions of Approval. Said plans shall be
fully dimensioned, accurately drawn, and prepared and signed by a
licensed civil engineer, architect or landscape architect. [PL]
37. Prior to issuance of building permits, the Applicant shall
provide written documentation that the requirements of the Dublin
San Ramon Services District have been, or will be, met. [DSR, B,
PL]
38. All signage shall be subject to the provisions established in the
City of Dublin Sign Ordinance. [PL]
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39 . Approval for the Site Development Review shall be valid for one
year, until May 14 , 1993 . If construction has not commenced by
that time, this approval shall be null and void. The approval
period for the Site Development Review may be extended six ( 6 )
additional months (Applicant must submit a written request for
the extension prior to the expiration date of the permit) by the
Planning Director upon the determination that the conditions of
approval remain adequate to assure that the above stated findings
of approval will continue to be met . [PL]
40 . 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]
41 . 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.
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]
PASSED, APPROVED AND ADOPTED this 4th day of May, 1992 .
AYES : Commissioners Barnes, Burnham, Rafanelli and Zika
NOES : None
ABSENT: Commissioner North
e__Xe-tt_....--t. ,
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Planning mmission airperson
ATTES :
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