Loading...
HomeMy WebLinkAboutPC Reso 87-036 PA 87-019.2 Amador Valley Lanes to establish retail and automotive center RESOLUTION NO. 87 - 036 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 87-019.1, AND .2, DOUGLAS W. BRADFORD (APPLICANT)/ AMADOR VALLEY LANES (OWNERS) CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW APPLICATIONS TO ESTABLISH A RETAIL AND AUTOMOTIVE CENTER AT 6000 DOUGHERTY ROAD WHEREAS, Douglas W. Bradford filed Conditional Use Permit and Site Development Review applications for the proposed remodeling of the existing 31,000+ square foot Amador Lanes Bowling Alley (6000 Dougherty Road) and for two new single story commercial structures (6,000+ and 3,000+ square feet respectively) with proposed uses of the complex including auto and motorcycle related sales, rental, and repair uses; and WHEREAS, Douglas W. Bradford concurrently submitted Tentative Parcel Map and Variance requests for the division of the 2.8+ acre property into three parcels with the following variances from the M-1 District requirements: 1) Minimum Lot Size Variances (20,000 sq. ft. minimum required - Parcel A - 9,115+ sq. ft. and Parcel B - 18,230+ sq. ft. requested), 2) Median Lot Width Variance (100 ft. minimum required - Parcel A - 86 ft. requested), 3) Front Yard Setback (20 ft. minimum required - Parcel A - 8 ft. requested and Parcel C - 4 ft. requested), and 5) Side Yard Setback (10 ft. minimum required - Parcel A - 8 ft. requested); and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Negative Declaration has been adopted (Planning Commission Resolution No. 87 - 035) for this project as it will not have a significant effect on the environment; and WHEREAS, notice of public hearings for this project was provided as required by local Ordinance and in accordance with California State Law; and WHEREAS, a Staff Report and a Supplemental Staff Report were submitted recommending conditional approval of the applications; and WHEREAS, the Planning Commission held public hearings on May 4, 1987, and May 18, 1987, to consider all reports, recommendations, and testimony; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) The uses serve a public need in that the uses will expand the City's retail and service commercial base by establishing a new retail and automotive center. b) The use will be properly related to other land uses and transpor- tation and service facilities in the vicinity in that daytime activities will be commensurate with present use of properties in the neighborhood. c) The use, under all circumstances and conditions of this particular case, will not materially affect adversely 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, in that all applicable regulations will be met. d) The use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located in that the rental car business is consistent with the character of the commercial district. e) All provisions of Section 8-95.0 through 8-95.8 Site Development Review, of the Zoning Ordinance are complied with. -1- 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 PA 87-019.1 and .2 as shown by materials from the Planning Commission Staff Report dated May 4, 1987, labeled Exhibit E and Attachments #2 and #3, and as shown by materials from the Supplemental Planning Commission Staff Report dated May 18, 1987, labeled Exhibit L, 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 initiation of the requested land use activity, and shall be subject to Planning Department review and approval. 1. Redevelopment of the 31,000+ square foot Amador Lanes Bowling Alley facility and development of two new single story commercial structures (6,000+ and 3,000+ square feet respectively) shall substantially conform with the plans prepared by Frank Rupert Bryant, Architect, consisting of six sheets, dated received by the City Plannng Department February 6, 1987, as modified by the Revised Site and Building Elevation Plans prepared by Frank Rupert Bryant, Architect, consisting of three sheets dated received May 12, 1987. Redevelopment of the existing structure and development of the two new structures shall reflect the changes called for in these Conditions of Approval. Approval for the Conditional Use Permit shall be until May 28, 1990. 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 remain adequate to assure that the above stated Findings will continue to be met. Approval for the Site Develoment Review shall be valid until May 28, 1988. 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 for a period of up to six months (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 remain adequate to assure that the above stated Findings will continue to be met. -2- 2. The building footprint location for proposed Shop Building A shall be modified as necessary to observe a minimum building frontage setback from Sierra Lane of 20', while observing a maximum overhang encroachment of 24" into that frontage setback. The revisions to the footprint of Shop Building A resulting from the above Condition shall be subject to review and approval by the Planning Director at the time building permits are requested. 3. Comply with the City of Dublin Site Development Review Standard Conditions and the City of Dublin Police Services Standard Commercial Building Security Recommendations (see Attachments A and B). ARCHAEOLOGY 4. 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 5. Exterior colors and materials for the new structure 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 main structure. 6. Additional architectural detailing shall be supplied within the 8' tall fascia band proposed for all three structures. The additional architectural detailing shall 1) break up the long, horizontal plane by appropriately spaced vertical elements, 2) provide additional texturing, shadow play and variety by use of an additional exterior building material or by use of different surface treatment, and 3) provide additional massing more proportionate with the proposed columns or other vertical elements below the fascia. For the three buildings in this project, an acceptable design solution shall include: 1) the use of different texturing for stucco placed within the fascia band, and 2) the use of ceramic tile bands along the top and bottom edges of the fascia band. An alternate design solution may be used if found acceptable by the Planning Director. 7. Additional architectural detailing shall be supplied so that there is a consistent style on all elevations. Columns and 24" eave overhangs shall be added to the southwest elevation of proposed Shop Building A and to the north elevation of proposed Shop Building C. Vertical trim elements along the roll-up doors established for the north and west elevations of Building B shall be supplied. DRAINAGE 8. A grading and drainage plan shall be prepared by the Developer 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. 9. The area outside all buildings shall drain outward at a 2% minimum slope for unpaved areas and a 1% minimum in paved areas (with a maximum gradient of 5%). 10. Roof drains shall empty into approved dissipating devices. Roof water, or other concentrated drainage, shall not be directed onto adjacent properties, sidewalks or driveways. 11. 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. -3- n 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 dust-palliative measures used, to prevent dust, as conditions warrant. 13. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements or construction activity required outside of the subject properties. Copies of the easements and/or rights-of-entry shall be in written form and shall be furnished to the City Engineer. 14. Cross access, cross parking and cross utility easements shall be submitted for review and approval by the City Engineer prior to the issuance of grading or building permits. These easements shall allow for practical cross vehicular, cross parking and cross utility service access over the three proposed parcels. FIRE PROTECTION 15. Prior to issuance of building permits, the Developer shall supply written confirmation that the requirements of the Dublin San Ramon Services District Fire Department have been, or will be, met. 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 structures. 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. 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) shall be submitted and subject to the approval of the City Engineer. 20. The parking and driveway surfacing shall be asphalt concrete paving. The project's Soils Engineer's structural pavement design shall be subject to review and approval by the City Engineer. The Developer shall 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 improvements, and a labor and material security, equal to 50% of the -4- 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 (see Attachment C). 25. All efforts shall be taken to assure that the proposed site work along the west property boundary shall be of a design, and shall be installed in such a manner, as to not damage existing off-site landscaping. 26. An effort shall be made to retain up to five of the existing on-site trees located along the western property boundary adjoining the south half of Building B. The trees involved with this Condition are those situated more than 18 feet west of the existing western wall of Building B. Retention of the two southerly trees shall be made only if a narrower drive aisle (16'+) along that section of the building is determined acceptable by the City Engineer, DSRSD Fire Department and the Planning Department. 27. The Developer shall diligently pursue the necessary approvals to provide the installation of off-site landscaping within the adjoining property to the north (10' strip running 50+' along the shared property boundary extending from the northeast corner of the subject property). If, upon demonstration that a diligent effort has been made by the Developer to pursue the necessary approvals for the referenced landscaping improvements and no approval can be secured, discharge of the requirements of this Condition may be granted by the Planning Director. 28. The perimeter landscaping strip to be established along the north property boundary shall be a minimum width of five feet for that section of the property line within 40 feet of the northeast corner of Building B. 29. A perimeter landscaping strip of a minimum width of three feet shall be established along the west property boundary adjoining the west elevation of Building B, and along the portion of the north property boundary adjoining the north elevation of Building B not addressed by the previous Condition. 30. A combination of mounding of landscape areas and intensive shrub planting shall be established along the property's Sierra Lane and Dougherty Road frontages to provide screening of the adjoining parking areas and to compliment the two new proposed structures. Unless otherwise allowed by the Planning Director upon his review of the detailed project Landscape and Irrigation Plans, the existing landscaping along the project frontages shall be removed in conjunction with the introduction of the required landscape mounds. The Applicant is encouraged to enlarge the Dougherty Road frontage planter by 2'+ in conjunction with on-site repair of the linear north-south cracking - failure within the adjoining parking area. LIGHTING 31. Exterior lighting shall be of a design and placement so as not to cause glare onto Sierra Lane or Dougherty Road, or on to adjoining properties. Lighting used after daylight hours shall be adequate to provide for security needs. Wall lighting around the perimeter of the new buildings and along the west and north elevations of the existing structure 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. -5- SIGNAGE 32. A modified tenant sign program shall be prepared and submitted for review and approval by the Planning Director prior to the issuance of building permits. The tenant sign program submitted with the project application shall be modified to decrease the height of wall-fascia mounted signs on proposed Shop Buildings A and C to a two-foot maximum height. The tenant's obligation to conform with the approved tenant sign program shall be incorporated into the individual tenant lease agreements as a binding tenant requirement. 33. Freestanding Signs established for this project shall be subject to review under separate Site Development Review applications. The proposed Projecting Sign at the southwest corner of Building B shall be subject to review under a separate Variance application unless modified to conform with Section 8-87.33 of the Ordinance. STORAGE AND EXTERIOR ACTIVITIES 34. With the exception of authorized motorcycle display (to occur only within the 18' x 23' raised concrete pad within the parking lot area at the northeast corner of Building B) all demonstrations, displays, services, and other activities associated with the new structure shall be conducted entirely within an enclosed structure. No loudspeakers or amplified music shall be permitted outside the new structure. Any additional car or motorcycle sales involving exterior display shall be subject to review under a separate Conditional Use Permit. MISCELLANEOUS 35. Five-foot flares shall be provided on the new driveway connection to Dougherty Road. The existing power pole proposed to be retained within the center of the proposed new driveway along Dougherty Road shall be removed unless the City Engineer determines its removal costs are economically prohibitive and also determines that retention of the pole in the current location will not constitute a traffic safety hazard. The existing Dougherty Road driveway at the northeast corner of the site shall be removed. 36. New pedestrian walkways established throughout the complex shall be of a uniform design. The pedestrian circulation system shall include handicapped access to meet the requirements of Title 24 of the Building Code. 37. The detailed design, placement and construction 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. Concrete apron pads in front of each trash enclosure area shall be supplied with the design and location of the aprons subject to review and approval by the Planning Department and the Livermore-Dublin Disposal Service. The location of trash enclosure areas shall be adjusted as necessary to assure that at least one trash enclosure is present within the boundaries of each proposed parcel. 38. All improvements shall be installed as per the approved landscaping and irrigation plans and the drainage and grading plans prior to the release of occupancy of the new structures. 39. 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 services 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. -6- 40. The Developer shall be responsible for correction of deficiencies on the existing frontage improvements to the satisfaction of the City Engineer. This work shall include, but not be necessarily limited to, correction of sidewalk cracking and uplifting involving a 20 foot + stretch of sidewalk directly north of the southerly Dougherty Road driveway depression, and repair of concrete curbing and asphalt failures in vicinity of the northerly Dougherty Road driveway depression. 41. The design, materials, height and location of any proposed perimeter fencing shall be subject to review and approval by the Planning Department and the Dublin Police Services Department prior to the issuance of building permits. Fencing in disrepair shall be repaired or replaced. 42. The design and use of any vehicle wash/service areas shall be subject to review and approval by ACFC & WCD - Zone 7 and DSRSD prior to installation. 43. The cracked/uplifting concrete slabs adjoining the west side of the 288+ lease space occupied by the Enterprises Car Rental outlet at the southeast corner of Building B shall be replaced or shall be repaired in a manner approved by the Planning Director. 44. Handicap parking spaces at this site (five spaces minimum) shall be modified as necessary to conform to the Site Development Review requirements for Handicapped Accessibility outlined in the State Building Code. 45. The Developer shall construct a six-foot (minimum height) masonry wall or solid wood fence (with 2" X planking members) along the west property line extending from the northwest corner of the site for a minimum distance of 375 feet. The precise location, height, design and materials of this wall or fence shall be subject to review and approval by the Planning Director. The wall/fence shall be established to help screen the rear of the refurbished building as viewed from the adjoining office-research complex to the west. Portions of the wall/fence may be jogged or eliminated if the Planning Director finds that effective buffering will be achieved by intensive landscaping. 46. All tenant occupancies in the retail and automotive center shall be subject to review and approval by the Planning Director prior to their respective occupancies in the center. Said review shall serve to verify compatibility of the uses with zoning district requirements and to allow determination on the adequacy of available on-site parking. Occupancy of the three structures shall conform to the numerical parking requirements of the City Zoning Ordinance. 47. Existing failures within the parking lot and at driveway entrances to the site shall be repaired in conjunction with the proposed new development. 48. The Conditional Use Permit shall be revocable for cause, in accordance with Section 8-90.3 of the Dublin Zoning Ordinance, at any time during the effectiveness of the approval. PASSED, APPROVED AND ADOPTED this 18th day of May, 1987. AYES: Commissioners Burnham, Mack, Petty and Raley NOES: None ABSENT: Commissioner Barnes lanning Commission ChairperAon ATTEST• ii lanning Director U -7-