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HomeMy WebLinkAboutPC Reso 86-041 PA 86-060.1 .2 Dublin Security Storage RESOLUTION NO. 86 - 041 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 86-060.1 AND .2 DUBLIN SECURITY STORAGE CONDITIONAL USE PERMIT/SITE DEVELOPMENT REVIEW 6031 SCARLETT COURT WHEREAS, Glenn Kierstead, representing Dublin Security Storage, submitted Conditional Use Permit and Site Development Review requests for a three-phased development of a partially developed 6.6±acre site with new development proposed to consist of three two-story mini-storage structures (70,000+ sq. ft. cumulative area) and the development of exterior vehicle storage and with additional work to include conversion of two existing buildings for mini-storage use (12,600± sq. ft. cumulative area) and general site work; and WHEREAS, the adopted City of Dublin Zoning Ordinance, which in part provides for the establishment of uses in M-1, Light Industrial Districts, lists storage as a permitted use, and lists outdoor storage as a conditionally permited use; and WHEREAS, the Planning Commission did hold a public hearing on said applications on August 4, 1986; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Negative Declaration of Environmental Significance, prepared in accordance with the California Environmental Quality Act (CEQA) by the Dublin Planning Department, was considered and adopted by the Planning Commission (Resolution No. 86-040) with a determination that the project would not have a significant environmental impact; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit and Site Development review requests be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission finds: 1. The proposed expansion of the Dublin Security Storage Mini-Storage facility serves the public need by providing for, in part, the existing demand for small rental storage spaces. 2. The proposed use will be properly related to other land uses, and transportation and service facilities in the vicinity. 3. The use 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. 4. The use will not be contrary to the specific intent clauses for performance standards established for the District in which it is to be located. 5. All provisions of Section 8-95.0 through 8-95.8 Site Development Review, of the Zoning Ordinance are complied with. -1- r'1 6. 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. 7. The approval of the project will not conflict with the best interests of the public as regards public health, safety and general welfare. 8. 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. 9. 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 signing 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. 10. General project landscaping and consideration 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 insure visual relief to complement buildings and structures and to provide an attractive environment to the public. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby approve said application as shown on Exhibit "A" on file with the Dublin Planning Department and subject to the following conditions: CONDITIONS OF APPROVAL, PA 85-060.1 AND .2 Unless stated otherwise, all Conditions shall be complied with prior to issuance of building or grading permits and shall be subject to Planning Department review and approval. GENERAL REQUIREMENTS 1. Development shall generally conform with the plans prepared by Richard A. Bohn, Jr., A.I.A. consisting of four sheets dated received by the City Planning Department, July 23, 1986, modified to generally reflect the changes called for by the three Staff Studies prepared for this project and the changes called for by these Conditions of Approval. Use of the proposed mini-storage facility (and the interim use of the two existing structures) shall be as generally described in the Written Statement dated received June 20, 1986. Collectively, these materials shall serve as Exhibit "A" for this project and shall be maintained on file with the Planning Department. This approval shall be valid until August 14, 1987. If construction has not commenced by that time, this approval shall be null and void. This approval period 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 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- r1 r1 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. The final design of building elevations and the choice of exterior colors and materials proposed for use shall be subject to final review and approval by the Planning Director. All ducts, meters, air conditioning equipment and other mechanical equipment on the new structures shall be effectively screened from view with materials architecturally compatible with the main structure. BASIS FOR RELEASE OF OCCUPANCY 5. Prior to release of occupancy, all improvements shall be installed as per the approved landscaping and irrigation plans and the drainage and grading plans. Additionally, grading of the subject property must conform with the recommendations of the soils engineer to the satisfaction of the City Engineer. DRAINAGE 6. Grading, drainage and paving improvements shall be subject to 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. The Developer shall install storm drainage improvements as directed by the City Engineer. 7. The proposed wall along the westerly property line shall not block drainage from the adjacent property. An inlet shall be provided at the low point. 8. The area outside the building shall drain outward at a 2% minimum slope for unpaved areas and a 1% minimum in paved areas (5% maximum slope for paved areas). 9 Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices and shall not direct roof water onto adjacent properties. 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 pad elevation for the new buildings shall be certified by a Registered Civil Engineer for checking against the 100-year flood elevation (requiring a minimum finished floor elevation for all new buildings of 330 on the National Geodetic Vertical Datum of 1929 or as determined by the City Engineer). 12. The 12' x 14' rectangular concrete channel shall be extended northwards to a point approximately 20 feet from the northerly property line of APN 941-550-34, or as otherwise directed by Zone 7 of the Alameda County Flood Control and Water Control District. 13. In accordance with Alameda County Ordinances No. 81-18 and No. 81-30, as adopted by the City of Dublin, substantial improvement of the existing buildings requires that they be protected by either of the following: A) Having the lowest floor, including basement, elevated to or above the level of the base flood; or -3- B) Providing engineered dikes to at least one (1) foot above the level of the base flood around the development and, together with attendant utility and sanitary facilities, be floodproofed so that below the elevation of the base flood level the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy. A Civil Engineer or Architect registered by the State of California shall state that the standards of this subsection are satisfied. Note: Substantial improvement means any repair, reconstruction, or improvement of a structure, the cost of which equals 50 percent of the market value of the structure. DEBRIS/DUST/CONSTRUCTION ACTIVITY 14. 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 priod. 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. 15. The number, design, placement and means of access of trash enclosures shall be subject to review and approval by the Planning Director as part of the Landscape and Irrigation Plan. The design of trash enclosures shall reflect dimensional criteria of the Livermore-Dublin Disposal Service. EASEMENTS 16. The developer shall grant the necessary maintenance easement right-of-way grant through APN 941-550-33 to the Alameda County Flood Control and Water Conservation District for the existing 12' x 4' rectangular concrete channel. 17. The developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements, including grading, required outside of the proposed development. Copies of the easements and/or rights of entry shall be in written form and be furnished to the City Engineer. FIRE 18. 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. The developer is advised that the Fire Department's initial comments on the project indicate that an additional fire hydrant will be required to serve the project and that, if windowless second story construction is utilized, automatic smoke removal vents will be required (as called for in the District's letter of August 4, 1986 - see Attachment C). GRADING 19. 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 building and shall comment on the necessary setback from the existing slope. If grading on the adjacent property to the West is necessary to backfill the wall and/or to make sure that the area will drain into the pipe or downstream ditch, written permission shall be obtained to do the offsite work prior to the issuance of a grading permit. -4- LANDSCAPING AND IRRIGATION PLANS 20. A detailed Landscape and Irrigation Plan, 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. 21. The Developer shall sign and submit a copy of the City of Dublin Landscape Maintenance Agreement. (See Attachment D.) LIGHTING 22. 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 minimized to provide for security needs only. Wall lighting along the new buildings shall be supplied to provide "wash" security lighting, and shall be subject to review and approval by the Dublin Police Services Department and the City Engineer. PARKING AND DRIVEWAYS 23. The driveway widths surrounding all new buildings shall be a minimum width of twenty-five feet (measured between buildings and between buildings and adjoining parking and/or landscape areas). An exception to this standard shall be allowed along the west side of Building "A" and the northeast side of Building "E" where the driveway width may be reduced to 22' to allow the creation of a 6' width perimeter landscape planter running the length of the respective buildings. 24. Minimum slope on A. C. parking lot shall be 1%, maximum slope to be 5%. 25. The layout and design of the exterior R. V. unit, passenger car and/or truck storage areas across the entire site (both APN 941-550-033 and 034) shall be subject to review and approval by the Planning Director prior to occupancy of the new buildings. A continuous raised concrete curb shall be provided for parking along the north and west property lines which shall maintain a minimum setback of three feet from the property line to accommodate vehicular overhangs. 26. The parking and driveway surfacing shall be asphalt concrete paving. The City Engineer shall review the project's Soils Engineer's structural pavement design. 27. PHASE I - IMPROVEMENTS AND DESIGN MODIFICATIONS A. Install continuous 6-inch raised curbing (300'+) along the existing flood control channel along the east side of APN 941-550-033, and install landscaping and irrigation in that area comparable to that planted within the adjoining area to the south. B. Install a cul-de-sac turnaround with a 70 foot diameter, including perimeter curb and gutter and accompanying landscaping and irrigation, and a formal driveway access for Burke Forms lease space. An alternative means for vehicular turnaround movements may be utilized if deemed acceptable by the City Engineer. Temporary asphalt curbing may be utilized for any interim turnaround area. The final design of the required turnaround area shall utilize raised concrete curbing and gutter. C. Install six-foot cyclone fence with redwood inserts along north and west boundaries of the two subject parcels (see Condition #36). D. Adjust entry gate access for existing entrance to provide for emergency police and fire access (see Condition #37). E. Provide a secondary gated emergency access to Buildings A and B (to be provided in conjunction with imposition of a restriction on storage of any materials within a 20' access zone extending from the new cul-de-sac across Burke Forms lease holding to the new gated access. This access shall also be designated for emergency access (police and fire). -5- n n F. Install a continuous raised 6" curb observing a three-foot minimum setback from the property line and including adequate "pop-outs" to accommodate a tree planting program reflecting an average planting ratio of 1 tree @ 17'; curbing and landscaping are to be installed along the west boundary of APN 941-550-034 and shall continue along the west portion of the north boundary of that parcel for a minimum distance of 175± feet. G. Adjust the size and/or location of Building B by bringing its southern edge 13+ feet further south to a point that will accommodate a straight 25-foot minimum width driveway between the three planned two-story buildings at full development. H. Modify the striping plan by adjusting the number, location and configuration of drive aisles and exterior long-term parking spaces to promote improved internal circulation. (Adjust plan to be generally reflective of Staff Study - Phase I, dated July, 1986.) I. Identify a minimum of five standard sized parking spaces adjoining Buildings A and B for use by mini-storage space renters. (Location shall be generally reflective of Staff Study - Phase I, dated July, 1986). 28. PHASE II - IMPROVEMENTS AND DESIGN MODIFICATIONS A. Install continuous six-inch raised curbing along the remainder of the north property line (observing a minimum setback of three feet) with provision of adequate pop-outs to provide for a tree planting program with an average planting ratio of 1 tree @ 17 feet linear distance. B. Remove interior fence that defined lease area for Burke Forms with the Phase I layout. C. Install a modified secondary access gate off of the cul-de-sac bulb. The design and location of the gates shall be subject to review and approval by the Planning Department and the appropriate emergency service agencies. "Knox-box" keyed access for emergency entrance shall be supplied, or an equivalent method of access determined acceptable to the Police and Fire agencies. D. Modify the striping plan by adjusting the number, location and configuration of drive aisles and exterior long-term parking spaces to promote improved internal circulation. (Adjust plan to be generally reflective of the Staff Study - Phase II, dated July, 1986). E. Provide a minimum of two'standard sized parking spaces adjoining building C and two parking spaces adjoining Building E for use by mini-storage space renters. (Location shall be generally reflective of the Staff Study - Phase II, dated July, 1986.) F. Provide a minimum of three standard sized parking spaces adjoining the "office/warehouse" area of Building E for use by employees or visitors. (Location shall be generally reflective of the Staff Study - Phase II, dated July, 1986.) 29. PHASE II - IMPROVEMENTS AND DESIGN MODIFICATIONS A. Modify the striping plan by adjusting number, location and configuration of drive aisles and exterior long-term parking spaces to promote improved internal circulation. (Adjust to be generally reflective of the Staff Study - Phase III, dated July, 1986.) B. Provide a minimum of four standard sized parking spaces adjoining Building D for use by mini-warehouse space renters. (Location shall be generally reflective of Staff Study - Phase III, dated July, 1986.) SIGNAGE 30. Any new project signs shall be subject to review and approval by the Planning Director prior to installation. -6- STORAGE AND EXTERIOR ACTIVITIES 31. Additional outside storage, beyond vehicular storage referenced in Condition #22, is expressly prohibited. All demonstrations, displays, services, and other activities shall be conducted entirely within the structures on the site. No loudspeakers or amplified music shall be permitted outside the enclosed structure. TITLE 32. A current title report and copies of the recorded deeds of all parties having any recorded title interest in the property to be developed and, if necessary, copies of deeds for adjoining properties and easements thereto, shall be submitted at the time of submission of the drainage and/or grading plans to the City Engineer. MISCELLANEOUS 33. Pedestrian walkway areas serving the new buildings shall be of a minimum width of five feet. 34. The materials used for new pedestrian walkways shall be of a uniform design and shall be subject to review and approval of the Planning Director. Those portions of walkways adjoining parking areas shall be raised 6" above the level of the parking/drive aisle surface. 35. Parking areas on the end of the proposed Building D shall be physically separated from the building by way of a raised concrete walkway, which shall doubly serve to provide access to the east side of the structure. 36. Screen fencing, six-foot high cyclone fencing with redwood slat inserts or equivalent, shall be established with the first phase of the development along the north and west property lines of the subject property. For security purposes, the height of this fence may be increased to include "three-strand" barbed-wire security treatment above the six-foot high cyclone fence. For the west property line, the existing adjoining fencing on APN 941-550-19-3, -4 and -5 may be used to satisfy this requirement to the extent that it covers the subject property's west boundary and for as long as it remains in place and in good condition. 37. The design and location of fences utilized in the project shall be subject to review and approval by the Dublin City Police Services. A Knox override switch for the gate entrance into the project shall be provided to allow emergency police and fire access. An alternate means to provide emergency access to the property may be utilized if approved by the DSRSD Fire Department and the Dublin City Police Services. 38. Except as specifically altered by the above conditions of approval, development shall comply with the conditions established for S-689. (See Attachment E.) PASSED, APPROVED AND ADOPTED this 4th day of August, 1986. AYES: Commissioners Barnes, Burnham, Mack, Petty and Raley NOES: None ABSENT: None .Planning ommission Chairperson ATTEST: Planning Director -7-