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HomeMy WebLinkAboutPC Reso 86-060 PA 86-087.1 Uhaul RESOLUTION NO. 86 - 060 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 86-087.1 AND .2 U-HAUL COMPANY CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS 6265 SCARLETT COURT WHEREAS, Tom Oley, on behalf of U-Haul Company, filed Conditional Use Permit and Site Development Review requests for a proposed 25,200+ square foot Vehicle Maintenance/Light Industrial facility with exterior storage and display of rental equipment and an 800+ square foot Vehicle Wash Canopy Facility at 6265 Scarlett Court; 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 ecnlosed 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 public hearings on said applications on October 6, 1986, and October 20, 1986; and WHEREAS, proper notice of said public hearings 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. 86-059) 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 Planning Commission finds: a) Construction of the 25,200+ square foot U-Haul Maintenance and Light Industrial Facility with ancillary long-term exterior storage and the construction of the 800+ square foot Vehicle Wash Canopy serves the public need by providing for the expansion of an existing service commercial facility, and by establishing new light industrial lease space. b) The uses will be properly related to other land uses, and transportation and service facilities in the vicinity, as the proposed uses will be compatible to said land uses, and 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. -1- /y /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 Conditional Use Permit and Site Development Review applications PA 86-087.1 and .2, as shown by materials labeled Exhibit A, 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 25,200+ square foot U-Haul Maintenance and Light Industrial Facility shall generally conform with the plans prepared by Douglas G. Young, Architect, consisting of three sheets dated received by the City Planning Department, August 18, 1986. Development of the 800+ square foot Vehicle Wash Canopy Facility shall generally conform with the plans prepared by Douglas G. Young, Architect, consisting of four sheets dated received by the Building Inspection Department, March 6, 1986. Development of both structures shall reflect the changes called for in these Conditions of Approval. Approval for the Conditional Use Permit shall be until October 16, 1988. 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 Development Review shall be valid until October 16, 1987. 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 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. (See Attachments A and B.) -2- n 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. Exterior colors and materials for the new structure shall be subject to final review and approval by the Planning Director and shall be consistent with those of the existing structures. 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. 5. The design of the glass storefront panels proposed for installation in place of three existing roll-up doors on the south elevation of Buildng A shall be subject to review and approval by the Planning Director prior to installation. 6. The design of the Vehicle Wash Canopy Facility shall be modified to incorporate the use of a dark brown metal fascia on the north and west sides of the canopy, which shall be compatible in design to the fascia band on the adjoining Vehicle Service Building. DRAINAGE 7. A grading drainage 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. 8. The area outside the building addition shall drain outward at a 2% minimum slope for unpaved areas and a 1% minimum in paved areas (with a maximum gradient of 5%). 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. Part of this site is in the 100-year flood plain as shown on the Flood Insurance Rate Map, Community Panel No. 060705 001 A, dated August 18, 1983. The finished floor elevation of the new building shall be a minimum of 333 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 dust-palliative measures used, to prevent dust, as conditions warrant. EASEMENTS 13. No resubdivision of Parcel 3 of Parcel Map 3000, nor reconfiguration of said parcel through either a lot line adjustment or a lot line merger process, shall occur until a vehicular access easement (or other appropriate document approved by the Planning Department and City Attorney) has been recorded covering both Parcels 2 and 3 of Parcel Map 3000. Said document shall facilitate the creation of a second vehicular access to Parcel 3 from the adjoining cul-de-sac bulb. This restriction -3- eN r1 shall be formalized as a recorded encumbrance covering both Parcels 2 and 3 of Parcel Map 3000. The City of Dublin shall be named as a party which must concur with the elimination or change of the recorded restriction. The referenced, future vehicular access easement, when prepared, shall be submitted for review and approval by the Planning Department and the City Attorney prior to recordation. The Developer shall be responsible for the pro rata costs of improvements necessary to establish said cross vehicular access, which shall be installed within 60 days of close of escrow for the sale of either property. 14. 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. 15. 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 16. 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 17. A grading permit shall be obtained from the Public Works Department if more than 150 cubic yards of grading will be done. 18. 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. 19. 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. IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES 20. 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. 21. The parking and driveway surfacing shall be asphalt concrete paving, or, at the Developer's discretion, may be concrete paving (in part or in totality). 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. 22. 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. 23. 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 24. 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. 25. The Developer/Owner shall sign and submit a copy of the City of Dublin Landscape Maintenance Agreement. (See Attachment C.) 26. Landscaping installed along the north property boundary shall be established on a landscape mound and shall include eight additional 15- gallon sized trees and shall also include clumped plantings of shrubs (with a minimum planting ratio of one shrub @ 67 square feet) as generally shown on the Staff Study Landscape Plan dated September, 1986. (See Attachment D.) 27. Landscape planting along the west side of the new access road for the rear two parcels shall be established on a landscape mound and shall include 13 additional 15 gallon sized trees as generally shown on the Staff Study Landscape Plan dated September 1986. The minimum width of this landscape strip shall be increased to 10 feet. Landscape planting in this area shall also include clumped shrub planting (with a minimum planter ratio of 1 shrub @ 50 square feet). 28. Additional landscaping (shrubs and ornamental trees) shall be provided along the base of the building elevations in enlarged planter areas as generally shown on the Staff Study - Perimeter Landscape - Landscaping Areas dated September, 1986. 29. Tree planting along the 570'+ west boundary of the northerly two parcels shall be increased to a minimum planting ratio of 1 tree @ 25 feet (increasing the minimum number of trees from 19 to 23). The width of this planter shall be increased to a minimum depth of 7 feet, except for along the northerly 230 feet, where a width of 5 feet can be used. The aisle along the west side of the proposed building shall be a minimum of 22 feet wide, subject to the review and approval of the Planning Director. 30. Tree planting along the northerly 215 feet of the east boundary of this property shall be increased to a minimum planting ratio of 1 tree @ 25' (increasing the minimum number of trees from 7 to 10). To the extent feasible, shrub and vine planting (and commensurate irrigation) shall be installed along the length of the east property boundary between the new concrete curbing and the existing ACFC & WCD - Zone 7 fence. LIGHTING 31. 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. 32. The Developer shall install new street light standards and luminaries (or move existing standards) along the subject property's public street frontage of the design, spacing and locations approved by the City Engineer. SIGNAGE 33. A tenant sign program shall be prepared and submitted for review and approval by the Planning Director prior to occupancy of the new structure. 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. Tenant signs shall be of one uniform design -5- and length. All tenant signs shall be located within the 12 1/2'+ x 6'+ area situated above the store front area and below the parapet roof element. 34. If a freestanding sign is established along the Scarlett Court frontage to provide identification of the new structure, said sign shall be subject to review and approval by the Planning Director prior to installation, shall be limited in its dimensions to a maximum height of 8 feet and a maximum area of 32 square feet, and shall be designed as a single faced sign. The sign's copy may be formatted as a directory of tenants occupying the new structure, and shall prominently identify the address range of the structure and the name of the facility. STORAGE AND EXTERIOR ACTIVITIES 35. All demonstrations, displays, services, and other activities associated with the new structure and occuring within 215 feet of the north property boundary (extending to a point 35 feet south of the south elevation of the new structure) shall be conducted entirely within the structure. With the exception of optional use of a low-volume employee paging system, no loud- speakers or amplified music shall be permitted outside the new structure. 36. Exterior storage and/or display, above and beyond rental trucks and recreational vehicles, shall be generally limited to bulky and/or gasoline powered items or equipment within the five following generalized categories: (1) garden equipment, (2) contractors' equipment, (3) recreational equipment, (4) moving equipment, (5) miscellaneous equipment. Allowable items in each respective category shall include, but not be limited to, the items listed in the document entitled "Amended List of Rental Items With Exterior Display and/or Storage" prepared by Staff and dated October 15, 1986. (See Attachment E.) The five generalized categories listed above may be supplemented and/or modified upon 30-day written notice by the Applicant to the Planning Director maintaining review and authority over any new or modified categories. MISCELLANEOUS 37. Five-foot flares shall be provided on the new private road as it meets Scarlett Court. The design of the cul-de-sac may, at the Developer's discretion, be modified to a standard, circular design with a 50' radius (measured to face-of-curb). 38. Pedestrian walkways into the new building shall be of a uniform design, shall be constructed as a ramped extension of the landscape planters established around the perimeter of the new structure. The pedestrian circulation system shall include handicapped access to meet the requirements of Title 24 of the Building Code. 39. The Developer shall be responsible for correction of deficiencies, to the satisfaction of the City Engineer, in the existing frontage improvements for Parcel 1 of Parcel Map 3000 along Scarlett Court. 40. 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 along the north property boundary as generally detailed on the Staff Study Landscape Plan dated September, 1986. 41. 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 structure or use of the proposed vehicle parking facility. 42. 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 -6- 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. 43. The design, materials, height and location of all 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. Appropriate keyed access to the site shall be provided to the appropriate emergency service agencies (e.g., Police, Fire, etc.). Fencing in disrepair shall be repaired or replaced. New cyclone fencing shall be installed along the north property boundary. 44. The design and use of the Vehicle Service Area shown for the northern portion of APN #941-550-038 shall be subject to review and approval by ACFC & WCD - Zone 7 and DSRSD prior to its installation. 45. Construction of any mezzanine areas in any of the tenant lease spaces of the new structure, or in the areas to be occupied by U-Haul, shall not occur until approval from the Planning Department, Building Inspection Department, and DSRSD - Fire Department has been secured. The tenant's obligation to conform with this requirement shall be specifically detailed within each respective individual tenant lease agreement as a binding tenant agreement. 46. The Developer is advised that the City of Dublin is currently studying various route alignments for the proposed extension of Dublin Boulevard to serve the area to the east of the current City limits. It is likely that a portion of APN #941-550-039 will be needed for the construction of the extension. As of this date, the City of Dublin has not made any determination or selection of any possible route. It is anticipated, however, that the Dublin City Council will consider the matter within the next several months. 47. Materials and items for retail sale in the showroom shall be accessory to the approved uses and shall be specified on a list prepared by the Applicant and subject to review and approval of the Planning Director. The listing of items available for retail sale may be indicated by generalized categories if feasible, otherwise they shall be listed on an item-by-item basis. 48. Except as specifically altered by the above Conditions of Approval, development shall comply with the conditions established for S-755. PASSED, APPROVED AND ADOPTED this 20th day of October, 1986. AYES: Commissioners Barnes, Burnham, Mack, Petty and Raley NOES: None ABSENT: None Tanning C ssion Chairperson A EST: P anning Director -7-