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HomeMy WebLinkAboutPC Reso 86-010 PA 85-096 Approving in part of William Glass and Associates, Architects Inc. - Gemco Store nursery Remodel . /\ RESOLUTION NO. 86-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING IN PART THE APPEAL OF WILLIAM GLASS AND ASSOCIATES, ARCHITECTS, INC. CONCERNING PA 85-096 GEMCO STORE REMODEL - SITE DEVELOPMENT REVIEW AND AMENDING THE ZONING ADMINISTRATOR ACTION OF JANUARY 27, 1986, CONDITIONALLY APPROVING THE REQUEST TO MODIFY THE ARCHITECTURAL DETAIL OF THE STOREFRONT ELEVATION OF THE EXISTING GEMCO STORE AND TO COVER AND ENCLOSE A PORTION OF THE EXISTING OPEN-AIR NURSERY AREA, 7200 AMADOR PLAZA ROAD. WHEREAS, William Glass and Associates, Architects, Inc., on behalf of Lucky Stores, Inc./Gemco Division, filed a Site Development Review application requesting approval to modify the storefront elevation of the existing Gemco Store (tying the roof detail to the relocated store entry area), and to cover and enclose 1,100± square feet of the existing open-air nursery area, at the Dublin Gemco Store at 7200 Amador Plaza Road, more specifically described as APN 941-305-29-02; and WHEREAS, the application was reviewed in accordance with the provisions of the California Environmental Quality Act and was determined to be categorically exempt; and WHEREAS, the Zoning Administrator found that the Site Development Review request would not have a significant environmental impact; and WHEREAS, the Zoning Administrator conditionally approved the request on January 27, 1986, subject to an appeal period extending to February 6, 1986; and WHEREAS, the architectural firm for the project, William Glass and Associates, Architects, Inc., filed a written appeal on behalf of the applicant on February 4, 1986, indicating problems with Conditions 8, 9, 10, 12, 14, 15, and 18 as well as those standard conditions which would apply to off-site or common area improvements as difficulties were envisioned for the applicant in securing the necessary approvals from numerous owners, tenants, and lenders who have the right of refusal over any common area changes or improvements in the subject shopping center; and WHEREAS, the Planning Commission did hold a public hearing on said appeal on March 3, 1986; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Planning Commission finds that the Site Development Review will not have a significant environmental impact; and WHEREAS, the Staff Report was submitted recommending the appeal be denied and that the Zoning Administrator's decision of January 27, 1986, conditionally approving the request be upheld; and WHEREAS, the Planning commission did hear and consider all said reports, recommendations and testimony herein above set forth; and WHEREAS, an established City General Plan policy calls for the provision of a vehicular interconnection between the subject shopping center and the Dublin Library property (APN 941-305-12-2); -1- • • WHEREAS, the Planning Commission, in acknowledgement of the constraints the applicant may face in securing the necessary approvals from adjoining commercial tenants, landowners, lenders, etc., who have some level of review authority over changes in the common areas of the subject shopping center, adjusted the subject language in the draft Resolution for Conditions #9, #10 and #18 to require the applicant to demonstrate that they have diligently pursued the necessary approvals for easements to provide for the physical improvements called for in the Conditions. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find that: 1. The proposed remodel of the Gemco Store serves the public need by expanding the retail service area available to the general public. 2. This project will be properly related to other land uses and transportation and service facilities in the vicinity. 3. This project 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. This project 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. 6. Consistent with Section 8-95.0, this project, as conditioned by this approval, 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 as conditioned is in the best interest of the public health, safety, and general welfare. 8. General site considerations, including site layout, orientation, 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 ele- ments have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment to the public. 11. The project is consistent with the policies contained in the City's General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby deny said appeal and reaffirms the Zoning Administrator action of January 27, 1986, conditionally approving the request as indicated below: 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. -2- r1 /1 GENERAL REQUIREMENTS: 1. Development shall generally conform with the revised plans prepared by William Glass and Associates, Architects, Inc., consisting of four sheets dated received by the City Planning Department December 23, 1985. Collectively, these materials shall serve as Exhibit "B" for this project and shall be maintained on file with the Planning Department. This approval shall be valid until March 13, 1987. If construction has not commenced by that time, this approval shall be null and void. This approval may be extended one additional year by the Planning Director upon his determination that the Conditions of Approval outlined in this document continue to remain adequate to assure development consistent with the aforestated Findings of Approval. 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). ARCHITECTURAL: 3. Elevations and examples of exterior colors and materials for buildings and structures 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 structure shall be effectively screened from view with materials architecturally compatible with the main structure. DRAINAGE: 4. The drainage system developed shall be subject to review and approval by the City Engineer. 5. 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). 6. Roof drains shall empty onto paved areas, concrete swales, or other approval dissipating devices. Calculations (hydraulic) shall be prepared by the developer for review by the City Engineer to determine the sizing of new drainage lines. DEBRIS/DUST/CONSTRUCTION ACTIVITY: 7. Measures shall be taken to contain all trash, construction debris, and materials in the construction area until disposal off-site can be arranged. The developer shall keep adjoining parking and driveway areas free and clean of project dirt, mud, and materials during the construction period. All construction areas shall be watered, or other dust-palliative measures used, to prevent dust as conditions warrant. EASEMENTS: 8. 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. 9. Prior to occupancy, the applicant shall provide a recorded cross easement for vehicular ingress and egress from the southeast portion of the contiguous library parking lot through the subject property to Amador Valley Boulevard (see Staff Study dated January, 1986) or show to the satisfaction of the Planning Director that diligence has been pursued to accomplish the Condition. If upon the request for occupancy it is the desire of the applicant to request additional time to satisfy this Condition, the request shall be taken to the Planning Commission as another public hearing item for consideration by the Commission. The alignment of the cross vehicular connection and the necessary adjustments to parking and landscapes shall be subject to review and approval by the Planning Director. The easement document shall be subject to review and approval by the City Attorney prior to recordation (see sample agreement marked Attachment C). Development of the vehicular connection between the two -3- i'1 /1 properties shall not be the responsibility of this applicant. The developer shall supply the necessary right-of-entry agreements to the Library's agent who is subsequently chosen to make the modifications to the respective parking lots to allow said vehicular access connection. 10. Prior to occupancy, the applicant shall provide a recorded cross easement for vehicular ingress and egress through the parking area adjoining the northwest corner of the Gemco building to APN 941-305-14-2 (see Staff Study dated January, 1986) or show to the satisfaction of the Planning Director that diligence has been pursued to accomplish the Condition. If upon the request for occupancy it is the desire of the applicant to request additional time to satisfy this Condition, the request shall be taken to the Planning Commission as another public hearing item for consideration by the Commission. The alignment of the cross vehicular connection and the necessary adjustments to parking and landscape areas in vicinity of the connection shall be subject to review and approval by the City Engineer and the Planning Director. The easement document shall be subject to review and approval by the City Attorney prior to recordation. Development of the vehicular connection between the two properties shall be jointly the responsibility of the owners of the Gemco property and APN 941-305-14-2. Installation of the connection shall be accomplished within 120 days of the City's notification to both owners for work to commence. The developer shall supply the necessary right-of-entry agreements to the agent for APN 941-305-14-2, who is chosen to make their share of the modifications to the existing parking/ landscape areas to accommodate the referenced driveway connection. FIRE: 11. Prior to the 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. LANDSCAPING AND IRRIGATION PLANS: 12. 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. Said Plan shall detail all proposed modifications to existing landscape areas modified as a result of the work detailed within this permit (including changes prompted by Conditions #9, #10 and #18). LIGHTING: 13. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties. Wall lighting along the north side of the new structure shall be supplied to provide "wash" security lighting along that area of the structure-. Release from the discharge of this condition may be granted by the City Engineer and the City Police Department upon their determination that the lighting is not necessary. PARKING AND DRIVEWAYS: 14. The developer shall be responsible for the correction of the minor deficiencies in the existing frontage improvements as determined necessary by the City Engineer. 15. The landscape-walkway-drive aisle area adjoining the northeast corner of the Gemco building shall be modified to promote better delineation between pedestrian walkway and vehicular travel areas. This shall be accomplished by continuing the raised concrete walkway around the corner of the building which may transition back to the existing grade alignments approximately 50 feet west of the intersection of the two drive aisles (see Staff Study dated January, 1986). SIGNAGE: 16. Any new signs proposed in conjunction with the building addition/ modification shall be subject to review and approval by the Planning Director. -4- STORAGE AND EXTERIOR ACTIVITIES: 17. Unenclosed outside storage of merchandise display is expressly prohibited (unless authorized by subsequent CUP or ACUP approvals for special promotional events). The construction-related exterior storage adjoining the rear (west) side of the Gemco building shall be cleared prior to the issuance of a building permit for the proposed building modifications. 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. MISCELLANEOUS: 18. Prior to occupancy, the applicant shall establish a four-foot (minimum clear width) pedestrian walkway extending from the northeast corner of the Gemco Store along the westerly edge of the access road and extending to the southwest corner of the intersection of the shopping center entry and Amador Valley Boulevard or show to the satisfaction of the Planning Director that diligence has been pursued to accomplish the Condition. If upon the request for occupancy it is the desire of the applicant to request additional time to satisfy this Condition, the request shall be taken to the Planning Commission as another public hearing item for consideration by the Commission. 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 six inches (minimum) above the parking/drive aisle surface and shall provide for a minimum 2-foot vehicle overhang. 19. The Planning Director shall have the discretion to make minor adjustments to these Conditions as determined necessary to reflect the outcome of the requirements called for in Conditions #9, #10 and #18, listed above. 20. Except as specifically altered by these conditions of approval, development shall comply with the conditions established for S-646. PASSED, APPROVED AND ADOPTED this 3rd day of March, 1986. AYES: Commissioners Barnes, Burnham, Mack, Petty and Raley NOES: None ABSENT: None %ngsion Chairperson ATTEST: Planning Director -5-