HomeMy WebLinkAbout03-11-1997 PC AgendaCITY OF DUBLIN PLANNING COMMISSION
IIRegular Meeting - Dublin Civic Center Tuesday - 7:00 p.m.
I 100 Civic Plaza, Council Chambers March 11, 1997
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS - February 25, 1997
ORAL COMMUNICATION - At this time, members of the audience are permitted to
address the Planning Commission on any item(s) of interest to the public; however, no
ACTION or DISCUSSION shall take place on any item which is NOT on the Planning
Commission Agenda. The Commission may respond briefly to statements made or
questions posed, or may request Staff to report back at a future meeting concerning the
matter. Furthermore, a member of the Planning Commission may direct Staff to place a
matter of business on a future agenda. Any person may arrange with the Community
Development Director (no later than 11:00 a.m., on the Tuesday preceding a regular
meeting) to have an item of concern placed on the agenda for the next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1
PA 96-061 Jack-in-the-Box Conditional Use Permit (CUP) and Site
Development Review (SDR) The City has received a Conditional Use
Permit/Site Development Review request to allow an 1,833 + square foot
expansion of the drive-through restaurant located at 7265 Village Parkway
9. NEW OR UNFINISHED BUSINESS
9.1
9.2
Draft Zoning Ordinance Revision
Upcoming Planning Schedule
10. OTHER BUS1NES S (Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT for March 11,1997
PROJECT: PA 96-061,Jack in the Box Conditional Use Permit Application and
Site Development Review
PREPARED BY: Dean A.Johnson,Assistant Planner
DESCRIPTION: Conditional Use Permit and Site Development Review for
expansion of a drive through restaurant in a Planned
Development,General Commercial Zoning District
RECOMMENDATION: Adopt a Resolution approving the Conditional Use Permit
BACKGROUND:
The Applicant is requesting a Conditional Use Permit and Site Development Review approval
for a 1,833 square foot expansion to the existing 1,141 square foot Jack In The Box drive
through restaurant,located at 7265 Village Parkway. The 1,833 square foot expansion will
expand seating from eighteen(18)to eighty-four(84),and include associated landscaping,
parking and signage. A drive through business requires Conditional Use Permit approval in the
C-1 District.
ANALYSIS:
Major Issues
Parking
Currently Jack In The Box Provides six(6)on site parking spaces,if approved this project will
require twenty-one(21)parking spaces and provide eight(8)spaces. Additional parking is
provided for Jack In The Box customers via a reciprocal parking agreement with the adjacent
property owners. Condition#11 requires the applicant to produce the agreement prior to
occupancy.
Circulation
Drive through traffic will circulate internally. Currently,traffic is permitted to travel on each side
of the building. This creates a conflict between traffic driving North in front of the building and
vehicles leaving the drive through and driving south in front of the building. Traffic will no longer
be permitted to travel North or South in front of the restaurant. Vehicles leaving the drive
through window will be diverted North away from the property.
COPIES TO:Applicant
Property Owner
ITEM NO. p•I Internal Distribution
Q
PA File 96-061
1,
Traffic Impacts
A traffic analysis was completed by the Dublin Public Works Department. The Applicant has
voluntarily paid a traffic impact fee of$40,380 to pre-mitigate all traffic impacts.
Design
This restaurant has not been modified substantially since it was constructed in 1969. The new
design will update both the appearance and the function of the restaurant. The elevations will
display the current corporate logo. The expanded eating area reflects modern market demands
of quick service restaurants. The restaurant building materials and colors are compatible with
the existing adjacent shopping center buildings. The scale,color,texture and height of the
proposed building are compatible with the existing surrounding retail buildings,and are in
conformance with the Zoning Ordinance,and the General Plan.
Conclusion
The proposed expansion of the Jack In The Box is consistent with the City of Dublin General
Plan and Zoning Ordinance requirements of the C-1, Retail Business District. Staff has
recommended Conditions of Approval to enhance the project which are included in Exhibit B,
Resolution Approving a Conditional Use Permit for PA 96-061.
GENERAL INFORMATION:
APPLICANT: Mahesh Gogri
Jack In The Box
7265 Village Parkway
Dublin,CA 94568
PROPERTY OWNER: John Ortesi
Wildis North America Corp.
1177 California Street,Suite 1123
San Francisco,CA 94108
LOCATION: 7265 Village Parkway
EXISTING ZONING: C-1, Retail Business District
GENERAL PLAN
DESIGNATION: General Commercial
ENVIRONMENTAL
REVIEW: The project has been found to be Categorically Exempt from
CEQA under Section 15301,Class 1 (e-2),of the California
Environmental Quality Act guidelines. The project consists of the
expansion of the drive-through restaurant within an existing retail
commercial development.
2
ATTACHMENTS:
Exhibit A: Project plans(6 sheets)stamped received December 27,1996
Exhibit B: Resolution approving Conditional Use Permit and Site Development Review
Exhibit C. Standard Public Works Conditions of Approval
Exhibit D: City of Dublin Site Development Review Standard Conditions and the City of Dublin
Non-Residential Security Requirements
Exhibit E: Color and material board and colored elevations stamped received
December23,1996(not attached)
Exhibit F: Applicant's written statement
Exhibit G: Standard Plant Material,Irrigation System and Maintenance Agreement
Exhibit H: Typical Parking Striping Detail Sample
G:\PA96-061\SR
3 o)'C
GENERALC�ON®���Off�11S , , TITLE SfET
H ET. IiVID
ODER& CONTRACTORS SHAH LATE THAT ALL WORK TO BE DOPE SLICH
AS EXCAVATIONS, TRETICHES. CAISSONS, WALLS, ETC. AS INDICATED' P SI N l9
ON CRAWIWS IS SHGYM WITHOUT IPGW1FTXE OF LADER(Y2Q�D UTILITIES .SITE u . � SDI SITE PLAN � a -
ON THIS PARTICULAR SITE. THE ARCHITECT AND OWNER ASSUE NO t,-ILI_r\�Li'
RESPONSIBILITY FOR DETIERHINIM THEIR LOCATION, SIZE, DEPTH OR HAZARD. ,
���OGO00 O CO 0000 ERo
SOi E PLAN NOTES � �
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O MENU BOARD, SEE DETAIL 14/SD4 AND SHEET E51. Lt Pl1•NiIPG PLAN
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OO SPEAKER EtOARD, SEE DETAIL 15/SD4 AND SI�OET ES1. 1. t� . - -;
OSTANDARD POLE SIGN CONDUIT AND WIRING BY ELECTRICAL - .S ., NO 2-T Ni _��- _Il
CONTRACTOR. INSTALLATION AND HOOK-UP BY SIGN _ ARCHITECTURAL
CONTRACTOR. SEE SHEET ES/.At -
1ftOCfiEXTMIONS PLM AND OR I
!GDVAL NOTES ' a
ODIRECTIONAL SIGN, SEE SHEET ESt. V I C I N 17 Y M AIP ;.� - - 1 -� F`�' p3 ROOF PLAN. t=V
', BUILDER CROSS AND LWWITWINAL SECTIMIS
O ENTRY SIGN, SEE SHEET ES1.
U 425 hUN. Ci.C. v
At
O6 'TFVJJIC YOU' AND 00 NOT ENTER' SIGN, SEE SHEET E51.
OHEIGHT CLEARANCE POLE SIGN, O_EMlJJCE HEIGHT TO B-0 E 9'. _ 1t1 � --- - - - \ 1 i 141 DO
AS
O
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OHANDICAPPED PARKING STALL SYMBOL (SEE DETAIL 14/SO3) t I i L Eel 5 E - -. 1 3 fl fl fl
PAWING STALL STRIPING, AND ADJACENT ACCESS AISLE STRIPING" \ "� it �• LttSEE - --�_ I,, luul
IS TO BE PAINTED BLUE. 1 t
Ib 1 1 O
OHANDICAPPED PARKING SIGN, SEE DETAIL 51SD3. TO %,6 �� 11 30
O HANDICAPPED ACCESS RAMP. SEE DETAIL 13/SD3. I I ❑/T `7/ovT,^-/ ---�� -. 61
19
tJ C C
O HANDICAPPED SYMBOL AT ENTRY DOOR. PROVIDE DECAL I i.�. - _ _ .It o t� w
OF INTERNATIONAL SYMBOL OF ACCESSIBILITY PER A.D.A.
REOUIREI ENTS. _
A iDR
OTRASH ENCLOSURE, SEE DETAIL 6/SD4. �% 1 �,5, _ ' I0� 1 UT r sL., I I .I _ �L1
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tl C44T STANDARD. SEE DETAIL 16/SD4- AND SHEET ESI. / I) Ij{}-Ir - 1 / i _ - P •
CEMOVE eMl cnccA ;E ,,:Ts ,g F.. o
OCONCRETE PAVING. SEE PAVING SECTION THICKNESS' CHART II II O
ELSEWHERE ON THIS SHEET. rn
I °�; o I 1'�Kv ExIST.. See
OASPHALT PAVING, SEE=_PAVING-SECTIO1T THIESQ•Esst- t� II it-
£ESEVkERE7fr17-MIS.SRET, t .FP_:::I 'i st,;.;:" conT. \7�• iI -
16 6' NIGH CONCRETE -CURB, SEE DETAIL 2/SD3. II - _ �,1 - o� i .m ! / / _ 1 FF-
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COND2ETE Ct1R8 PJ•D GIfTTER, SEE MAIL 6/503.,MTC-!,n-2AEWO£
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O 4' WIC PAINTED VMITE LINES OR PER CITY STMDARD,S. • ` 1 _ -.� to wt3ut
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O 4" THICK CONCRETE SIDEWALK, WIDTH AS NOTED ON PLAN. t J -�-- SI.E \,4Np5cnPE
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21 PEW CQ\ICREfE APPROACH. J •--� - - -y SEWEC, .G- 1 1 r \ O // / / / ,,�� _ J oe�'a�,viAY. m >r
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23 EXISTING CONCRETE APPROACH TO REMAIN.cc
2L EXISTING CONCRETE SIDEWALK. �.' • --- - _ .� _ _ _ _ - - - - _ fir, `---- _ V. , 1 _ .'�-j —_. --- — " tv _ F 2 _._�—TI
25 O PAY. TELEPHONE. /- t" t4 4p ZI. V4LLEy C10Q +) .. T
AM
(� BARRIER POST, SEE DETAIL 18/SO4.
27 SDAE 40 PVC SLEEVE, SEE IFR10ATION PLAN. SLEEVE TO BE 11FIte'• I9D%C eTED. W/ 1]Oj T`F0 LINE.;, } Sn V` L iy r \V
EDI
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TWICE THE OIMETER OF IRRIGATION PIPING. PIPE -O SE
OCONCRETE (XRB AHD WALK. SEE DETAIL 3/503.
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OCONSTRUCTION .DIM, SEE DETAIL 7/SD3.
(City of Dublin) APO PpeiT�r u ^L5['/i'DT9: ,13 14 EXISTIKIG 9.00 S.F. EXf A7, ON SITE 6 � Q �
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O ISOLATION JOINT, SEE DETAIL 9/SD3. -�--- _ 1
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TraU 2551, filed October 5, 064 6q Book 49 ot-Maps, Pages S2 to 45, inclusive, Alameda TOT,1 t_ 2. 3'� S, F, ' Lit
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RESOLUTION NO. -97
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 96-061
APPROVING PA 96-061 CONDITIONAL USE PERMIT REQUEST AND SITE
DEVELOPMENT REVIEW FOR JACK IN THE BOX
WHEREAS,Jack In The Box has requested approval of a Conditional Use Permit and Site
Development Review for an 1,833 square foot expansion of the drive through restaurant in a C-1,
Retail Business District; and
WHEREAS,the proposed project has been found to be Categorically Exempt from CEQA
under Section 15301,Class 1(e-2),of the California Environmental Quality Act guidelines; and
WHEREAS,the Applicant has voluntarily paid a traffic impact fee to mitigate impacts due to
increased traffic generated because of the building expansion; and
WHEREAS the Planning Commission held a properly noticed public hearing on said application
on March 11,1997;and
WHEREAS,the Staff Report was submitted recommending that the application be conditionally
approved;and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth and used their independent judgment to make a
decision.
NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
find that:
A. The proposed use is in the best interests of the public health,safety and general welfare.
B. The approval of the application is consistent with the intent/purpose of Section 8-95.0 Site
Development Review.
C. The proposed use will not materially adversely affect the health of safety of persons residing or
working 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 proposed use will not be contrary to the specific intent clauses or performance standards
established for the District in which it is to be located.
E. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 96-061 Conditional Use Permit and Site Development Review for Jack In
The Box as generally depicted by the staff report and the materials labeled Exhibits A and B to the
Staff Report,stamped approved and on file with the Dublin Planning Department,subject to
compliance with the following conditions: 1 EXHIBIT $
to ��
CONDITIONS OF APPROVAL:
Unless stated otherwise,all Conditions of Approval shall be complied with prior to final parcel map
approval,and shall be subject to Planning Department review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the conditions of
approval. fPLI Planning,[B]Building,fPO1 Police,fPW1 Public Works,[PR]Parks and Recreation,
[ADM]Administration/City Attorney,[FIN]Finance,IF]Dougherty Regional Fire Authority,fDSR1 Dublin
San Ramon Services District,[CO1 Alameda County Flood Control&Water Conservation District(Zone
D.
Community Development
1. This approval is for the expansion of a drive through restaurant at 7265 Village Parkway as shown
on the site plan,floor plan,elevations,and landscape plan prepared by William L.Unger Architect,
dated received December 27, 1996. [PL]
2. This Conditional Use Permit approval supersedes all previous Conditional Use Permit and Variance
approvals for the project. [PL]
3. This approval shall become null and void,in the event the approved use fails to be established or
ceases to operate for a continuous one year period. [PL]
4. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. [PL]
5. The Applicant/Property Owner shall be responsible on a daily basis for clean up and disposal of
Jack In The Box trash found on-site and off-site on adjacent properties to maintain clean and litter-
free site. [PL]
6. The Applicant shall be responsible for ensuring that project related activities in the parking lot and
noise are maintained in a manner which minimizes the impacts on surrounding businesses and
residents. [PL,B]
7. Loudspeakers utilized for the drive through service window shall observe a noise level which
reflects the minimum functional volume. The menu board speaker noise level shall not be
discernible beyond the property lines. No amplified music shall be permitted outside the enclosed
building. [PL]
8. Trash enclosures shall provide for collection and sorting of petrucible solid waste as well as source
separated recyclable materials.Trash receptacles shall be located as agreed upon with Livermore
Dublin Disposal. Written confirmation of this shall be sent to the Community Development Director
by the Applicant prior to the issuance of building permits. [PL]
9. Trash enclosures shall have a stucco exterior painted to match the adjacent building or wall with a
solid metal door painted to match the stucco. The enclosure shall incorporate use of a 10'x 10'
concrete apron in front of the enclosure to facilitate the disposal company's mechanical pick-up
service. Raised concrete curbing shall be provided inside the trash enclosure area to serve as
wheel stops for the metal trash bins in order to protect the interior walls of the enclosure.[PL]
10.All customer parking spaces shall be as shown on the approved plans and shall be subject to
review and approval of the Community Development Director and the Public Works Director. All
parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart in
2
accordance with Exhibit H. Handicapped and customer parking spaces shall be appropriately
identified on the pavement and as designated on the site plan. [PL,PW]
11.Prior to occupancy Applicant will submit a copy of the reciprocal parking agreement held with
adjacent property owners.[PL]
12.All landscaping adjacent to parking stalls shall maintain a minimum 1 foot wide raised curb or
equivalent to facilitate pedestrian access. [PL]
13.Prior to occupancy the Applicant shall complete and submit to the Dublin Planning Department the
Standard Plant Material,Irrigation and Maintenance Agreement,Exhibit G. [PL]
14.Exterior colors shall conform to the colors and materials palette submitted to the Dublin Planning
Department dated received December 27,1996. All roof equipment shall be completed screened
from view by a parapet. Equipment not screened by a parapet shall be screened by materials
matching the building,to be approved by the Community Development Director. [PL]
15.All signs displayed shall comply with the Dublin Sign Ordinance. Five foot(5')by five foot(5')wall
signs,as shown on the submitted elevations are approved for the North,South,and West side
elevations, the proposed wall sign on the East side elevation is denied. [PL]
16.Prior to the issuance of building permit all applicable fees shall be paid. [PL]
17.The Applicant shall comply with applicable Dougherty Regional Fire Authority,Dublin Public Works
Department,Dublin Building Department,Dublin Police Service,Alameda County Flood Control
District Zone 7,Alameda County Public Health,and Dublin San Ramon Services District
requirements.Prior to issuance of building permits or the installation of any improvements related
to this project.[F,PW,PO,Z7,DSR,PL]
Public Works:
18.The owner shall comply with the Public Works Departments Standard Conditions of approval,
Exhibit C. [PW]
19.The owner shall obtain an encroachment permit from the City Public Works Department for all work
within the public right-of-way. All work shall be in accordance with the City standard plans and
specifications. The work shall be subject to approval of the Public Works Director.[PW]
20.The owner shall obtain a grading permit from the City Public Works Department for all work out
side the building footprint including paving,sidewalks,curb and gutter,utility trenching and
landscaping. All work shall be in accordance with the City standard plans and specifications. The
work shall be subject to approval of the Public Works Director.[PW]
21.The site improvements shall be designed by a registered civil engineer. The plans shall be 24"by
36"using the City standard border. The original drawings or a photo mylar copy and three sets of
blueprints shall be given the City prior to issuance of any permits.[PW]
22.The drive-through lane shall be relocated west of the existing parking lot light standard. The project
may not utilize the shopping center drive isle as part of the stacking area for this drive-through.
[PW]
3
23.The south driveway shall be 36 feet long and centered on the southerly property line. Landscaping
shall be extended to the new driveway on both the project and gas station sides of the driveway.
[PW]
24.The owner shall remove the landscape median between the gas station and the project a minimum
distance of 50 feet behind the new driveway.[PW]
25.The owner shall repair damaged portions of the parking lot in the vicinity of the project. These
repairs shall include the large pot hole and low area north of the building.[PW]
Police
26.The Applicant shall comply with all applicable City of Dublin Site Development Review Standard
Conditions and the City of Dublin Non-Residential Security Requirements(Exhibit D).[PL,PO,B]
27.The Applicant shall work with the Dublin Police Department on an ongoing basis to establish an
effective theft prevention and security program.The Applicant and/or Property Owner shall keep
the drive through restaurant clear of graffiti vandalism on a regular and continuous basis at all
times. Graffiti resistant paints for the structures and film for windows or glass should be used.
[PO]
Dublin San Ramon Services District(DSRSD)
28.The existing building does not conform to District standard requirements for restaurants. A grease
interceptor and sampling manhole shall be installed in conformance to District standards.
Improvement plans showing this requirement shall be submitted to DSRSD.[DSR]
29.Prior to issuance by the City of any Building Permit,all utility connection fees,plan checking fees,
inspection fees,permit fees and fees associated with a wastewater discharge permit shall be paid
to DSRSD in accordance with the rates and schedules established in the DSRSD Code. [DSR]
30.No sewer line or water line construction shall be permitted unless the proper utility construction
permit has been issued by DSRSD. A construction permit will only be issued after all of the items
in Condition#8 have been satisfied. [DSR]
31.The Subdivider shall hold DSRSD,its Board of Directors,commissions,employees,and agents of
DSRSD harmless and indemnify the same from any litigation,claims,or fines resulting from
completion of the project. [DSR]
PASSED,APPROVED AND ADOPTED this 11th day of March, 1997.
AYES:
NOES:
ABSENT: None
4
Planning Commission Chairperson
ATTEST:
Community Development Director
g:\pa96061\reso
5 /(/
CITY OF DUBLIN
STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL
Site Development Project PA 96061 (Jack in the Box)
1. Prior to approval of a Building permit, 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 to the Public Works Director for approval.
2. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of
improvement plans and grading plans to the City of Dublin Public Works Department. Upon
completion of construction, the City's mylar shall be modified to an"as-built"plan(mylar)prepared
by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work
was done under his supervision and in accordance with recommendations contained in the soils
report shall be submitted to the Public Works Department.
MISCELLANEOUS:
3. The Developer shall pay all applicable Traffic Impact Fees prior to issuance a building permit.
4. Copies of the street improvement plans on AUTOCAD, if available.
5. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers,
and employees, from any claim, action, or proceeding against the City of Dublin or its agents,
officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its
advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought
within the time period provided for in Section 66499.37 of the Government Code of the State of
California. The City of Dublin shall promptly notify the developer of any claim, action, or
proceedings.
6. In submitting subsequent plans for review and approval, each set of plans shall have attached an
annotated copy of these conditions of approval. The notations shall clearly indicate how all
conditions of approval will be complied with. Construction plans will not be accepted without the
annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining
the approval of all participating non-City agencies prior to the issuance of building permits.
IMPROVEMENT PLANS:
7. Prior to acceptance of the project as complete and the approval of final building inspection by the
City:
a) All improvements shall be installed as per the approved Improvement Plans and Specifications.
b) All required landscaping shall be installed.
_ 1 _ EXHIBIT C
Rev: 6/96
c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the
Project Landscape Architect that all work was done under his supervision and in accordance with the
recommendations contained in the landscape and soil erosion and sedimentation control plans shall
be submitted to the Public Works Director/City Engineer.
d) An as-built grading plan prepared by a registered Civil Engineer, including original ground
surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and
subsurface drainage facilities.
8. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on
Improvement Plans" and "City of Dublin Improvement Plan Review Check List."
9. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways,
paving, and utilities, must be constructed prior to occupancy and in accordance with approved City
Standards and/or Plans.
10. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved
by, the Public Works Director and other affected agencies having jurisdiction over public
improvements, prior to issance of a building permit. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s) and property that relate to the proposed
improvements.
PERMIT:
11. The developer and/or their representatives shall secure all necessary permits for work including, but
not limited to, grading, encroachment, Fish and Game Department, County Flood Control District,
Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin,
Department of Public Works.
DRAINAGE:
12. The site shall be graded so as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system.
13. No buildings or other structures shall be constructed within a storm drain easement.
14. The finish grade shall slope away from all buildings a minimum of 2% for 10 feet.
15. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches.
16. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area Design Storm
less that 1 sq. mile 15 year
1 to 5 sq. miles 25 year
over 5 sq. miles 100 year
- 2
Rev: 6/96
FLOOD CONTROL:
17. The developer shall comply with Alameda County Flood Control District requirements.
FRONTAGE IMPROVEMENTS:
18. Improvements shall be made, by the applicant, along the street frontage which includes commercial
driveway.
FIRE:
19. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue reflectorized
traffic marker shall be epoxied to the center of the paved street opposite each hydrant.
20. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto,
necessary to provide water supply for fire protection, must be installed by the developer and conform
to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon
Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Public Works Director and Dublin San Ramon Services District.
21. Fire access roads must be designed, constructed, and gated to the satisfaction of the Public Works
Director and to the Dougherty Regional Fire Authority.
22. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by
their signature on the title sheet.
HANDICAPPED ACCESS:
23. Handicapped ramps and parking shall be provided as specified in the American Disability Act
(ADA).
DUST:
24. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-
palliative measures may be used, to control dust, as conditions warrant or as directed by the Public
Works Director.
NPDES:
General Construction:
25. Gather all construction debris on daily and place them in a covered dumpster or other container
which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed
around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters
that could contribute to storm water pollution.
26. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project
site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved
areas.
- 3 -
Rev: 6/96
27. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis.
Caked on mud or dirt shall be scraped from these areas before sweeping.
28. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
1) start of the rainy season(October 15)
2) site dewatering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street
flooding. Dispose of filter particles in an appropriate manner.
29. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable,
oils, fertilizers, pesticides or any other materials used on the project site that have the potential for
being discharged to the storm drain system.
30. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or
stream. See "Building Maintenance/Remodeling" flyer for more information.
31. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge
wash water into street gutters or drains.
32. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm
water pollution prevention measures. Failure to comply with the approved construction BMPs will
result in the issuance of correction notices, citations and/or a project stop order.
33. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains
to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way
that there is no discharge of soaps or other pollutants to the storm drain system. Washwaters should
discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and
conditions of the Dublin-San Ramon Services District (DSRSD).
34. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a rust-
inhibitive paint.
35. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto
this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains
should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and
conditions of the DSRSD.
36. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices
to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which
contribute to runoff pollution.
37. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved
methods.
38. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy
season (October 15) and once in January. Additional cleaning may be required by the Public Works
Director.
GENERAL DESIGN
- 4 - )v
Rev: 6/96
39. The developer is responsible for the construction site and construction safety.
40. All public sidewalks must be within City right-of-way or in a pedestrian easement except as
specifically approved by the Public Works Director.
41. No special paving or concrete paving will be allowed in public streets.
42. All of the plans, including Improvement and Grading Plans must be designed to the City of Dublin's
standards plans and specifications,policies and requirements using standard City title block and
format. The grading plan design must based on the approved soil reports. In addition to the civil
engineer, a soils engineer must sign the grading plans. The soils engineer or his technical
representative must be present at all times during grading. All engineering plans must be designed
and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the
Director of Public Works, and after his approval, original mylars or photo mylars with three sets of
blue prints must be submitted to the City.
43. All building pad elevations must be above the 100-year flood level. Finish floor elevations must be
a minimum of one (1) foot above the 100-year flood elevation.
44. Prior to filing for building permits, precise plans 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 review and approval of the Public Works
Director.
EASEMENTS:
45. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for improvements required outside of the project. The easements and/or rights-of-entry shall
be in writing and copies shall be furnished to the Public Works Director.
NOISE:
46. Construction and grading operations, including the maintenance and warming of equipment, shall be
limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m.
and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above
mentioned days and hours. The developer is responsible for the additional cost of the Public Works
inspectors' overtime.
47. During the construction, noise control and construction traffic mitigation measures within residential
neighborhoods or on public streets must be taken to reduce noise and use of public streets by
construction traffic as directed by Public Works officials.
TRAFFIC:
48. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact
fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public
5 - 19 �),
Rev: 6/96
Works projects to improve traffic circulation for accommodating new development within the City.
If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building
permits, the Applicant shall pay its fair share of this regional traffic impact fee.
UTILITIES:
49. Electrical, gas, telephone, and Cable TV services, shall be provided underground in accordance with
the City policies and existing ordinances. All utilities shall be located and provided within public
utility easements and sized to meet utility company standards. All utilities to and within the project
shall be undergrounded.
50. Any relocation of improvements or public facilities shall be accomplished by the developer and at no
expense to the City.
WATER:
51. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the
developer, in accordance with District standards and specifications. All material and workmanship
for water mains, and appurtenances thereto, must conform with all of the requirements of the
officially adopted Water Code of the District and will be subject to field inspection by the District.
52. Developer shall design, incorporate, and institute water conservation measures for the entire project.
Refer to "Water Efficient Landscape Ordinance# 18-92."
53. Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
54. Developer shall design and construct the water and sewer system in accordance with the DSRSD
requirements.
ARCHILOGICAL:
55. If, during construction, archaeological materials are encountered, construction within 100 feet of
these materials, shall be halted until a professional Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if
they are deemed necessary.
F:\FORMS\DE V\COA S DR.DOC
J0 a`i
- 6 -
Rev: 6/96
-„ � .
���82� CITY OF DUBLIN
\\- --� S' // P.O.Box 2340,Dublin,California 94568 • City Offices,100 Civic Plaza,Dublin,California 94568
•
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates. Strike plates for wood jambs shall be the high security type
and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins. -2( 1V
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54. oC�
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration(415)833.6650•City Council(415)833-6605•Finance(415)833-6640•Building Inspection(415)833-6620
Code Enforcement(415)833-6620 • Engineering(415)833.6630 • Planning(415)833-66�10�/ •�
Police(415)833-6670 • Public Works(415)833-6630 • Recreation(415)833.6645 EXHIBIT VIJ)
material and engage the metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Windows. All accessible windows which are not located at the front or main
entrance side of a non-residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track. 1
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tempered glass.
9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which are
not located on the front or main entrance side of a non-residential building
shall be protected with a steel grill and 1/4" minimum bars not more than 2" on
center or by a screen with 1/8" diameter wire mesh not more than 2" on center
mounted on the inside.
9. Roof openings. All skylights on the roof of a non-residential building shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws at
6" o.c.,
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building or premise used for business purposes shall be secured by
covering the same with eitherof the following:
a� �
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders. Exterior ladders to the roof are not permitted.
1/90
--" Wm. L. Unger ARCHITECT California C-2896
13290 Oak Ranch Lane Chico, CA. 95973 Tele. 916 895-8059
Fax. 916 894-7555
November 22, 1996
CITY OF DUBLIN
Re: SITE DEVELOPMENT REVIEW for
Jack In The Box Restaurant R462
7265 Village Parkway
Dublin, CA. 94566
The owner proposes a complete remodel and expansion of the above
reference project. The building work consists of a major remodel
of the kitchen area, and an 1,833 sq. ft. expansion including the
addition of a new rear storage room with new walk-in freezer-
coolers, and the extension of the dining room out to the front
and the side. The incorporation of all new toilet rooms and
facilities to comply with Title 24 to accommodate the physical
impaired.
The site work will include the modification of the parking areas,
the closing and re-construction of a new "common" driveway
between the adjoining service station and the Jack In The Box.
Extension of the drive-thru lane and relocation of the speaker
and menu board. Demolition and the re-construction of a new
trash enclosure. Construction of new curbs and planters and new
planting in these areas to match the existing landscaping and up-
grading the existing landscaping where necessary. Included in
the site work will also be the installation of a new grease
interceptor and new utilities to accommodate the remodel work and
installation of new parking lot lights.
All of the above additions and renovations are deemed necessary
by the Owner to provide a kitchen unit that complies with present
codes and allows efficient operation for storage and preparation
of the present menu items. The additional dining room and new
toilet facilities are mandatory to provide the customer with a
pleasant and convenient restaurant to patronize.
The upgrading and design to the exterior will present a pleasing
and new appearance to the area and be an overall asset to the
community.
R-[[OoCLIV
EXHIBIT F 1 7�t9 y
9®
au 0 ° IN U�NNiNG
n n
`-* Page 2 Wm. L. Unger ARCHITECT
Jack In The Box
The following is in response to the itemized comments on the
"check list".
a. The approval of the application would be consistent with the
purpose and intent of the Site Development Review.
b. The application complies with the General Plan and Zoning
Ordinance.
c. The approval of the application is in the best interest of
the public health, safety and welfare.
d. The proposed development including traffic, parking, cir-
culation, public access and safety provide a desirable
environment
e. The architectural design has considered the scale, relati-
onship and character of adjacent buildings and uses on the
site. Compatible materials, lighting and colors have been
incorporated into the project theme.
f. The existing landscaping has established an attractive
environment and will be maintained where possible. New
areas will planted to provide this same character and style.
To the best of my knowledge the project is not located on a
hazardous waste and substances site.
Wm. L. Unger
cc: Mahesh
35
Mahesh,
These comments are for you to add to:
ENVIRONMENTAL INFORMATION FORM ITEMS 8 AND 9.
8. An existing 900 Sq. Ft. Jack In The Box. The site contains
no historical or scenic aspects. The area is basically level,
asphalt paved parking lot with landscaping planters and a masonry
trash enclosure.
9. The site is in a small shopping center, fronting onto
Village Parkway, with a service station on one side. Residential
"backs up" to the other side of Village Parkway. All landscaping
of the area is in place, with street trees at 50 feet apart.
There are no historical or scenic aspects.
LQL Z�
I. x
THE CITY OF DUBLIN
P.O.Box 2340
Dublin.CA 94568 (4I5)829-4600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
i (property owner) do hereby
agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for (name of
project) located at
(address). All plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
EXHIBIT
Form 83-05 1/83
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•
EXHIBIT 1.4
i I
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT for March 11,1997
PROJECT: PA 95-027,Zoning Ordinance Revision
DESCRIPTION: Draft Revised Zoning Ordinance.
RECOMMENDATION: 1) Hear Staff presentation on Draft Revised Ordinance
2) Give Staff preliminary Comments on Draft Revised Ordinance
PREPARED BY: Y Dennis Carrington,Senior Planner/Zoning Administrator
ANALYSIS:
The City Council has given the revision of the Zoning Ordinance a high priority. On August 6,
1996,the Planning Commission directed Staff to revise the Ordinance using the attached"Zoning
Ordinance Sections Most Needing Revision"(Attachment 1)as a guide. Staff,with the assistance of the
members of the Zoning Ordinance Steering Committee,has revised these sections of the Ordinance and
the remaining administrative sections of the document. The changes outlined in the above list were
reviewed and approved on consensus by the Zoning Ordinance Steering Committee and the Planning
Commission. A Draft of the revised Zoning Ordinance(Attachment 2)has been completed and is
attached for your review and comment. Staff is seeking preliminary comments on the Draft Revised
Ordinance at the meeting of March 11,1997. It is requested that members of the Planning Commission
provide more detailed comments on the Draft by March 20,1997,for inclusion in a revised Draft that
will be sent to the City Council and Planning Commission for the April 1,1997,Joint Study Session on
the Zoning Ordinance. It is anticipated that Planning Commission hearings will be held in April-May
and City Council hearings in May-June. The Ordinance could be in effect by this July.
Staff has sent the"Discretionary Permits"and"Authority to Administer Title 8"sections to Kit
Faubion of the City Attorney's Office for review and has just received comments that will require
significant revisions to those sections. It is advised that the Commissioners pay attention to other
sections of the Ordinance,paying special attention to areas that interest you as decision-makers. For
example,permitted and conditionally permitted land uses,development standards,accessory structures
and uses,parking,how clear and effective the Ordinance is(or isn't),and how it will be implemented.
Listed below are some potentially controversial issues:
1. Parking. Of particular interest will be changes to prohibit parking of motor homes,boats,utility
trailers,or camper tops in front of residences;and to prohibit parking of motor vehicles for repair,
dismantling,or painting in front of residences. These changes are the result of many complaints in
1
(1 I ITEM NO. COPIES TO: In-house distribution
residential areas about these problems. We could receive complaints from individuals who have
enforcement proceedings carried out against them.
2. Accessory Structures and Uses. Three potentially controversial changes are proposed in this
section. The first change would be to allow the repair of vehicles in a residential district as an accessory
use if the vehicle is registered to the occupant of the premises(already allowed by the current
Ordinance),but prohibit the painting of motorized vehicles,and the repair or maintenance of Tractor
Trucks or Semi-Trucks in residential districts. The second change would state that Side Yards may not
be obstructed to less than their required width. The third change would prohibit accessory structures
adjacent to a fence from appearing over the fence. The prohibition on painting motorized vehicles or
repairing large trucks in residential areas stems from long standing complaints in residential areas. It is
possible that complaints could be received from individuals who have enforcement proceedings carried
out against them. The second change,based on safety concerns,would ensure that access along the
sides of residences is not blocked. The third change would make residential areas more attractive. The
last change stems from comments made by Planning Commissioners on a field trip taken last year.
3. Development Regulations. In this section,the potentially controversial issue with developers is
the change to require a 10 foot distance between uninhabitable spaces of adjacent residences and 15 feet
between inhabitable spaces. This change would provide for more space and light adjacent living areas of
residences and is the consensus of Planning Commissioners after seeing examples on a field trip.
4. Landscaping and Fencing Regulations. In this section,three changes are proposed which
could be potentially controversial with developers. The first would be to require corner landscaping for
all corners in Commercial districts and for corners in Residential districts where both streets have a
design ADT of 4000 or more. The second would be to make the removal or replacement of the majority
of trees in a parking lot in a Multi-Family,Commercial,Office,or Industrial development pursuant to a
Site Development Review. The third change would be to require fence/wall standards such as
articulation,caps and bases,materials and finish restrictions,the requirement that wall designs not
change within a development,and the requirement for pilasters at direction changes in walls. The first
change would make important intersections attractive and enhance property values. Conditions could be
included requiring maintenance by merchants,developers of centers,and homeowners associations. The
second change stems from controversial tree removal actions in the past by developers. The third
change would make walls around developments more attractive and avoid street scenes like Village
Parkway north of Amador Village Parkway and Portola Avenue in Livermore.
Inclusion of related Ordinances in Draft Revised Ordinance
Kit Faubion has recommended that the Sign Ordinance,the Development Agreements Chapter of
the Municipal Code,the Density Bonus Ordinance and the Water-Efficient Landscaping Ordinance be
made part of the revised Zoning Ordinance. This is a good proposal for several reasons. It would
simplify numbering within the new Chapter. It would make Title 8 of the Municipal Code the Zoning
Ordinance and unify all of the ordinances in one document. It would give us a chance to change these
ordinances if necessary. If members of the Commission have any changes you would like to make to the
ordinances,and specifically,the Sign Ordinance,Staff would appreciate you input by March 20th.
Minor changes will be proposed to the types of permits necessary for various signs to reflect changes in
the Zoning Ordinance. Staff experience with the Sign Ordinance in the last year and a half indicate that
minor changes could be made to make it more effective. If you have any proposals for changes,please
communicate them to the Planning Staff.
ZONING ORDINANCE STEERING COMMITTEE
Staff wishes to thank Commissioner Don Johnson,ex-Commissioner George Zika,and Chamber
of Commerce President Maureen Nokes for their participation on the Zoning Ordinance Steering
Committee,and would also like to thank the Planning Commission for reviewing and commenting on
sections of the Ordinance during the past year.
GENERAL INFORMATION:
APPLICANT(S): City of Dublin
LOCATION: Citywide
ENVIRONMENTAL REVIEW: This project is exempt from the California Environmental Quality
Act(CEQA)because there is no possibility that revising the
Zoning Ordinance will have a significant impact on the
environment(Section 15061(a)(3)). All discretionary permits
which are based on the Zoning Ordinance will receive
environmental review pursuant to CEQA.
ATTACHMENTS:
Attachment 1: Zoning Ordinance Sections Most Needing Revision
Attachment 2: Draft Revised Zoning Ordinance(under separate cover)
g:pa95-027/3-11pc
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• ZONING ORDINANCE SECTIONS MOST NEEDING REVISION
1. PERMITTED AND CONDITIONAL USES. Revise permitted and
conditional uses in Residential, Commercial, and Manufacturing zones to
reflect new land use types, and current planning practice.
2. PARKING. Revise Parking regulations to meet current industry and
planning standards and to address the parking of commercial vehicles. The
current parking standards require more parking than is necessary.
3. ACCESSORY STRUCTURES AND ACCESSORY USES. Revise
Accessory Structures and Accessory Uses to more clearly state where
different types of accessory structures can be located, and to reflect
accessory structure types that were not in existence or commonly used at the
time this Ordinance was written, such as satellite dishes, hot tubs, and spas.
4. SETBACKS. Reexamine setback requirements for all zones. An
example would be to allow staggered front yard setbacks to provide
streetscape variety, or to require larger sideyard setbacks in residential areas.
5. LANDSCAPING. The current Ordinance does not address landscaping
for industrial or commercial lots, require continued landscape maintenance, or
the preservation of mature trees.
6. HEIGHT. Revise height requirements for residential zones. The
Ordinance now restricts the height of single family dwellings to a maximum of
25 feet. Most new homes average 32 feet in height.
7. HOME OCCUPATIONS. The current home occupation regulations do
not adequately address issues such as firearms sales, number of parked
commercial vehicles, employees, use of homes for mail order businesses
where multiple deliveries occur per day, and new types of appliances or
machines that should not be worked on in a single family home.
8. FENCE,WALLS AND HEDGES. Revise Fence, Walls and Hedges
regulations to make the Ordinance language more clear. Flexibility could be
allowed for lattice screens on top of walls.
9. NON-CONFORMITY. Revise Non-Conforming Uses and Structures
regulations to include the amortization of structures.
10. PLANNED DEVELOPMENT. Revise Planned Development regulations
to allow shell planned developments and to clarify the section.
11. ENFORCEMENT. Revise the Enforcement regulations to more clearly
state the enforcement policies of the City.
ATTACHMENT L