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HomeMy WebLinkAboutPC Reso 88-009 PA 87-164 Scotsman manufacturing request RESOLUTION NO. 88 - 009 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 87-164 SCOTSMAN MANUFACTURING CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUEST 6085 SCARLETT COURT WHEREAS, Rodger Coupe, Jr., P.E. filed a Conditional Use Permit and Site Development Review request to establish an outdoor storage yard for modular office units to construct a 1,152 square foot modular office building and to move an existing 1600 square foot metal warehouse building on the site located at 6085 Scarlett Court (AP #941-550-19-9); and WHEREAS, the adopted City of Dublin Zoning Ordinance provides in part for the establishment of a range of manufacturing, processing, assembly, research, wholesale storage or utility uses, when conducted within an enclosed building in an M-1, Light Industrial District, as allowable use and further provides for the establishment of long-term storage as a Conditional Use; and WHEREAS, the Planning Commission did hold a public hearing on said applications on March 7, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Negative Declaration of Environmental Significance has been adopted (Planning Commission Resolution No. 88-008) for this project, as it will have no significant effect on the environment; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit and Site Development Review applications be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and WHEREAS, the proposed land use, if conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area and will not overburden public services; NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission finds: a) Construction of a 1,152+ square foot modular office building, the move-on of a 1,600+ square foot warehouse facility, and the storage of modular office trailers serve the public need by providing for the relocation of an existing service commercial facility. b) The uses will be properly related to other land uses, transportation and service facilities in the vicinity, as the proposed uses will be compatible to said land uses, transportation and services facilities in the immediate vicinity. c) The uses 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 uses will not be contrary to the specific intent clauses or performance standards established for the district in which they are to be located. e) All provisions of Section 8-95.0 through 8-95.8 Site Development Review, of the Zoning Ordinance are complied with. f) Consistent with Section 8-95.0, this project 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. g) The approval of the project as conditioned is in the best interest of the public health, safety and general welfare. h) General site considerations, including site layout, orientation, and the location of buildings, vehicular access, circulation and parking, setbacks, height, public safety and similar elements have been designed to provide a desirable environment for the development. i) General architectural considerations as modified by the Conditions of Approval, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project in order to insure compatibility of this development with its design concept and the character of adjacent buildings and uses. j) General project landscaping provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment to the public. k) The project is consistent with the policies contained in the City's General Plan. BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally approve Conditional Use Permit and Site Development Review PA 87-164 as shown by materials labeled Exhibit B of the Staff Report dated March 7, 1988 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 issuance of building or grading permits and shall be subject to Planning Department review and approval. 1. Development of the Scotsman Manufacturing storage/warehouse/office facility shall generally conform with the preliminary site plan, elevations, floor plans, landscape, grading and drainage plans submitted to and dated received by the City Planning Department on November 13, 1987, enclosed in file PA 87-164. Approval of the Conditional Use Permit shall be until March 17, 1989. The approval period for the Conditional Use Permit may be extended two additional years (Applicant must submit a written request for the extension prior to the expiration date of the Conditional Use Permit) by the Planning Director upon his determination that the Conditions of Approval have been complied with and remain adequate to assure that the above stated Findings will continue to be met. Approval for the Site Development Review shall be valid until March 17, 1989. 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 one additional year (Applicant must submit a written request for the extension prior to the expiration date of the permit) by the Planning Director upon his determination that the Conditions of Approval have been complied with and remain adequate to assure that the above stated Findings will continue to be met. Development shall be subject to the Conditions listed below. 2. Comply with the City of Dublin Site Development Review Standard Conditions and the City of Dublin Police Services Standard Commercial Building Security recommendations. -2- ARCHAEOLOGY 3. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. ARCHITECTURAL 4. Building permits for this project will not be issued until the Applicant has received approval from the Planning Director for revised Architectural Elevations, including complete architectural design, color and material details for the 1,152+ square foot office facility. Approval will not be granted until the Revised Elevations meet the full satisfaction of all concerns raised of the Planning Director with respect to the design of the office building. Approval shall be contingent upon the Applicant producing a design that is at least comparable to the Scotsman office building, approved under PA 83-041. DRAINAGE 5. A grading, drainage and improvement plan shall be prepared and shall be submitted for review and approval by the City Engineer. Calculations (hydraulic) shall be prepared by the Developer for review by the City Engineer to determine the sizing of drainage lines. Improvement plans shall include all improvements on Scarlett Court. 6. The Soils Report prepared for building purposes shall include recommendations for on-site grading. 7. Cross drainage easements will be required for drainage onto or through adjacent properties. 8. The area outside the building shall drain outward at a 2% minimum slope for unpaved areas and a 1% minimum is paved areas. 9. Roof drains shall empty into approved dissipating devices. Roof water, or other concentrated drainage, shall not be directed onto adjacent properties, sidewalks or driveways. 10. Where storm water flows against a curb, a curb with gutter shall be used. The flow line of all asphalt paved areas carrying waters shall be slurry sealed at least three feet on either side of the center of the swale. 11. The project site falls within the 100-year flood plain as shown on the Flood Insurance Rate Map, Community Panel No. 0607050001 A, dated August 18, 1983. The finished floor elevation of the buildings shall be a minimum elevation of 330 on the National Geodetic Vertical Datum of 1929, or as determined acceptable to the City Engineer. The finished floor elevation shall be certified by the Developer's Licensed Surveyor or Civil Engineer. DEBRIS/DUST/CONSTRUCTION ACTIVITY 12. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The Developer shall keep adjoining public streets free and clean of project dirt, mud, and materials during the construction period. The Developer 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 dus- palliative measures used, to prevent dust, as conditions warrant. -3- DEDICATIONS 13. A 35 foot wide street right-of-way shall be dedicated to the City by the property owner. The location of this dedication shall occur starting on the west property line and extend 35 feet in a right angle easterly direction into the property. A dedication agreement shall be completed by the Applicant and approved by the City Attorney and City Engineer prior to issuance of building permits. The improvements shall be installed by the Applicant at the discretion of the City Engineer. An offer of dedication for the right-of-way shall be submitted with, or prior to the construction plans package and shall be completed to the satisfaction of the City Engineer prior to the issuance of building permits. EASEMENTS 14. Existing and proposed access and utility easements shall be submitted for review and approval by the City Engineer prior to the issuance of grading or building permits if such to be required by P.G. & E. and other public utility agencies. These easements shall allow for practical vehicular and utility service access for portions of the subject properties. FIRE PROTECTION 15. Prior to issuance of building permits, the Developer shall supply written confirmation that the requirements listed below from the Dublin San Ramon Services District Fire Department have been, or will be, met. A) All weather roadways shall be in place prior to combustibles being placed on the site. B) The proposed fire hydrant must be in place and fully charged prior to combustibles being placed on the site. C) Any gate leading to the site must be equipped with a Knox lock. This may be obtained from this department. D) A 2A-10BC fire extinguisher shall be placed every 75 feet of travel distance within both the office area and the warehouse. E) The storage of any flammable or combustible materials shall be approved through this department. F) Any future buildings which may extend in excess of 149 feet from the fire hydrant now in place will require an on-site fire hydrant. Please contact Tonya Hoover for further information at 829-2333. GRADING 16. A grading permit shall be obtained from the Public Works Department if more than 150 cubic yards of grading will be done. 17. Grading shall be completed in compliance with the construction grading plans and the soil engineering recommendations as established by a Soil and Foundation Study prepared for this project (subject to review and approval by the City Engineer). The report shall discuss the compaction of soil under the proposed structure. 18. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the Project Soil and/or Geologic Report, or where such conditions warrant changes to the recommendations contained in the original investigation, a revised Soil and/or Geologic Report shall be submitted for approval by the City Engineer. It shall be accompanied by an engineering and geologic opinion as to the safety of the site from hazards of soil expansion, liquefaction, settlement, or seismic ground shaking. -4- IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES 19. Prior to filing for building permits, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site) and erosion and sedimentation control shall be submitted and subject to the approval of the City Engineer. 20. The parking and driveway surfacing shall be asphalt concrete paving. The City Engineer shall review the project's Soils Engineer's structural pavement design. The Developer shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the City Engineer. The Developer's Soils Engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the Developer shall have soil tests performed to determine the final design of the road bed. 21. The Developer shall enter into an Improvement Agreement with the City for any public improvements. Complete improvement plans, specifications, and calculations shall be submitted to, and reviewed by, the City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improveemnts, and a labor and material security, equal to 50% of the construction costs, shall be submitted to, and approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Improvement Agreement. 22. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. LANDSCAPING AND IRRIGATION PLANS 23. A 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. 24. The Developer/Owner shall sign and submit a copy of the City of Dublin Landscape Maintenance Agreement. 25. Landscaping installed along the new west property boundary shall be established on a landscape mound and shall include four additional 15-gallon sized trees. The plans shall also include clumped plantings of shrubs. In addition, the width of the landscape planter shall be 25 feet along the entire length of the west frontage. 26. Tree wells shall be installed every twenty feet along the perimeter of the north, south and east property lines. Fifteen gallon evergreen trees shall be installed in each of the tree wells. This landscaping shall be installed prior to the issuance of occupancy permits. Six-inch high concrete curbs shall be installed around each tree well for the protection of the trees. 27. The Applicant shall have completed the installation of the continuous five foot wide landscape planters along the north, south and east property lines, on the subject site, no later than 6 months from the date that the City accepts the dedication offer for the new right-of-way on the west side of this site. Additional landscaping and irrigation shall be installed in these areas in compliance with approved landscape plans. These details shall be included as a part of the required landscape and irrigation plan for the site and identified as Phase II Landscape and Irrigation Improvements. -5- • LIGHTING 28. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties. Lighting used after daylight hours shall be adequate to provide for security needs. Wall lighting around the exposed perimeter of the new building shall be supplied to provide "wash" security lighting. Photometrics for area lighting shall be submitted to the Planning Department and the Dublin Police Services for review and approval prior to the issuance of building permits. 29. The Developer shall install new street light standards and luminaries of design, spacing and locations approved by the City Engineer. SIGNAGE 30. Any future signing on this site or on the buildings shall be approved prior to any sign installation through the appropriate Planning Review process. STORAGE ACTIVITIES 31. Outdoor storage on this site shall be limited to modular office trailers. These trailers shall not be stacked, shall not be located within 20 feet of the front and rear property lines or within 10 feet of the side property lines. MISCELLANEOUS 32. If the project is developed in phases, all physical improvements shall be required to be in place prior to occupancy except for items specifically excluded in a Phasing Plan approved by the Planning Department. No occupancy shall be allowed until the entire area, or approved phase, is finished, safe, accessible, provided with all reasonable expected service and amenities, and completely separated from remaining additional construction activity. Any approved Phasing Plan shall have sufficient cash deposits, or other performance guarantees determined acceptable by the Planning Director, to guarantee that the project and all associated improvements shall be installed in a timely and satisfactory manner. 33. The detailed design, placement and materials of on-site trash enclosure areas shall be subject to review and approval by the Livermore-Dublin Disposal Service and the Planning Department prior to the issuance of building permits. Two trash enclosure areas shall be provided on the site. 34. The Developer shall be responsible for correction of deficiencies, to the satisfaction of the City Engineer, in the existing frontage improvements on the street that is to be dedicated. 35. At the time the City accepts the dedication for the 35 foot right- of-way on the west side of the property, the property owner shall be responsible for the immediate replacement of the cyclone fence with an attractive concrete-block wall. The design, materials and height of the wall shall be subject to review and approval by the Planning Department prior to the issuance of building permits. Constructive plans for the wall shall be included with the construction and improvement plan for all other improvements proposed on this site. 36. Automatic sprinklers are required to be installed in both buildings to the satisfaction of the Building Official. Plans for the sprinkler system should be included with plans to be submitted for building permits. 37. The following conditions from Alameda County Flood Control and Water Conservation District (Zone 7) shall be complied with prior to the issuance of building permits. -6- A) To protect against further damage to the chain-link fence and to prevent overbank drainage and erosion, a curb should be placed at least 3 feet from the fence along the flood control channel. B) The existing chain-link fence along the flood control easement shall be repaired and/or replaced where damaged. C) In order to properly access our 18-inch waterline, one of the following is required: (1) 12 foot wide standard flood control gates, centered in the District's water line easement, wherever there is a fence, or (2) a new access easement for operation and maintenance purposes stretching from the Zone's 17 foot wide access easement to the Zone's existing 15 foot wide waterline easement. D) No structures should be placed within the District's waterline easement. The District cannot properly operate and maintain their pipeline or adequately respond to an emergency situation if the proposed modular office units are placed over the pipeline. E) Zone 7 is responsible for enforcement of the Groundwater Protection Ordinance. Well number 3S/lE 6G4 near the center of the site and any other known water wells without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7. Other wells encountered prior to or during construction are to be treated similarly. Please contact Zone 7 (Vincent Wong) for further information at 484-2600. Prior to the issuance of building permits the Developer shall supply written confirmation that the requirements listed above have been complied with or will be met. 39. The Applicant shall submit to the City Engineer a recently completed Title Report for review. 40. Two additional parking spaces shall be shown on construction plans, to the satisfaction of the Planning Director. PASSED, APPROVED AND ADOPTED this 7th day of March, 1988. AYES: Commissioners Barnes, Burnham, Mack, Tempel, and Zika NOES: None ABSENT: None I Planning C ion Chairperson ATTEST: Planning irecto -7-