HomeMy WebLinkAboutPC Reso 11-17 Sky River RV CUP Parking ExceptionRESOLUTION NO. 11-17
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
., ~„Y.,~ ._...
APPROVING A CONDITIONAL USE PERMIT FOR RECREATIONAL VEHICLE (RV) SALES,
RENTAL, AND STORAGE AND APPROVAL OF A PARKING EXCEPTION FOR
SKY RIVER RV AT 6700 GOLDEN GATE DRIVE (APN 941-1500-047-04)
PLPA-2011-00018
WHEREAS, the Applicant, Scott Thorpe, Sky River RV, has submitted an application to
use an existing 99,427 square foot warehouse tenant space at 6700 Golden Gate Drive for
Recreational Vehicle (RV) sales, rental, and storage. The Applicant is also requesting approval
of a Parking Exception to reduce the required parking by 10% due to unusual design
circumstances; and
WHEREAS, Sky River RV is proposed to be located in the Downtown Dublin Zoning
District (DDZD) and is "Auto (Vehicle) Service/Sales" establishments are permitted use in the
Downtown Dublin Zoning District; and
WHEREAS, "Auto (Vehicle) Service/Sales" establishments are subject to approval of a
Conditional Use Permit by the Planning Commission in the Downtown Dublin Zoning .District;
and
WHEREAS, the Applicant submitted a complete application for a Conditional Use Permit
for "Auto (Vehicle) Service/Sales" as well as a request to be granted a Parking Exception to
reduce the amount of parking spaces required for the project by ten percent; and
WHEREAS, the Community Development Director is the decision-making authority for
Parking Exception requests, but the Director elected to refer the request to the Planning
Commission so that the decision on the Conditional Use Permit and the Parking Exception could
be made concurrently; and
WHEREAS, the. California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require. that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to CEQA, Staff is recommending that the Conditional Use Permit
for "Auto (Vehicle) Service/Sales" for Sky River RV be found exempt from CEQA pursuant to
Section 15301 (Existing Facilities); and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending approval of the Conditiona! Use Permit request; and
WHEREAS, the Planning Commission held a public hearing on said application on June
14, 2011; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission
does hereby make the following findings and determinations regarding the Conditional Use
Permit:
A. The proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity in that: 1 }the Project is compatible with
the existing land uses in the immediate vicinity in that the proposed project will occupy
space in an existing industrial/warehouse building; 2} the existing transportation and
services facilities are adequate to serve the proposed use; and 3) the number of parking
spaces proposed to be provided for the site, with approval of a 10% reduction, are
sufficient to serve both the existing and proposed tenants.
B. It will not adversely affect the health. or safety of persons residing or working in the
vicinity, or be detrimental to the public health, safety and welfare in that: 1) the Project
has been conditioned to comply with all State of California and Dublin Municipal Code
requirements for accessibility to ensure that proper vehicular and pedestrian access is
maintained at all times; and 2) the Project has been conditioned so that all activities of
the business shall take place inside and all vehicles shall be stored. inside so as to avoid
theft or vandalism.
C. It will not be injurious to property or improvements in the neighborhood in that: the
Project includes the rental, sales, and storage of RVs in an existing warehouse/industrial
building.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health, safety, and welfare in that: 1) the Project will be located on a fully
developed site that is served by existing u#ilities and services; and 2) the Project will not
create a demand for additional utilities or services beyond that which already exists to
serve the warehouse/industrial building.
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed in that: the tenant space proposed to be occupied by
Sky River RV is 99,427 square feet of a 225,358 square foot building, the remainder of
which is currently occupied by a building material supply company, which is a compatible
use to the proposed project; and
F. It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that: 1)
the proposed project is compatible with the Downtown Dublin Zoning District in which it is
located with approval of a Conditional Use Permit; and 2) adequate parking exists to
serve the Project in accordance with Chapter 8.76 (Off-Street Parking and Loading
Regulations) with approval of a Parking Exception due to unusual design circumstances.
G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in
that: 1) the Project is consistent with the Downtown Dublin/Transit-Oriented District
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General Pian land use designation for the site; and 2) the Project is consistent with the
Downtown Dublin Specific Pian which designates "Auto (Vehicle} Sales/Service" as a
conditionally permitted use.
BE IT FURTHER RESOLVED that the granting of a Parking Exception to reduce the
amount of parking spaces required for, the project by ten percent due to unusual design
circumstances is appropriate in this situation due to the fact that parking is being reduced on the
site to accommodate a future public street..
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
approve a Conditional Use Permit for "Auto (Vehicle Safes/Service" for Sky River RV and a ten
percent Parking Exception subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to establishment
of use and shall be subject to Planning Division review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance of the ,conditions
of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM]
Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin
Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal;
[CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood
Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit
Authority; and [CHS] California Department of Health Services.
'When
NO. CONDITIONS OF APPROVAL Agency "Required, Source
Prior to:
PLANNING -GENERAL
1. Approval. This Conditional Use Permit approval for PL On-going Planning
PLPA-2011-00018, Sky River RV, is to use an existing
99,427 square foot warehouse tenant space at 6700
Golden Gate Drive for Recreational Vehicle (RV) sales,
rental, and storage, in the. manner shown on the Project
Plans and as described in the Written Statement
supplied by the Applicant. The Conditional Use Permit
also allows a 10% parking exception due to unusual
design circumstances. The Project Plans consist of: (1 }
Site Plan prepared by David Babcock & Associates,
dated received May 16, 2011 and (2) Tenant Space
Floor Plan Dis la dated received A ril 6, 2011.
2. Permit Expiration. Construction or use shall PL 2 years of DMC
commence within two (2} years of Permit approval, or Permit 8.96.020.D
the Permit shall lapse and become null and void. approval
Commencement of construction or use means the
actual construction or use pursuant to the permit
approval, or, demonstrating substantial progress toward
commencin such construction or use.
3. Time Extension. The original approving decision- PL 2 years of DMC
maker may, upon the Applicant's written request for an Permit 8.96.020.E
extension of approval prior to expiration, and upon the approval
determination that any Conditions of Approval remain
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____ __
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
adequate to assure that applicable findings of approval
will continue to be met., grant a time extension of
approval for a period not to exceed 6 months. All time
extension requests shall be noticed and a public
hearing or public meeting shall be held as required by
the articular Permit.
4. Approval Period. This Canditional Use Permit PL On-going Planning
approval shall be null and void in the event the
approved use and/or structures cease to operate for a
continuous one- ear eriod.
5. Annual Review. On an annual basis, this Conditional PL On-going Planning
Use Permit approval may be subject to review by the
Community Development Department to determine
com liance with the Conditions of A royal.
6. Revocation. This Permit shall be revocable for cause PL On-going DMC
in accordance with Dublin Zoning Ordinance Section 8.96.020.1
8.96.020.1 (Revocation). Any violation of the terms of
the terms and conditions of this Permit may be subject
to the issuance of a citation.
7. Minor Amendments. Modifications or changes to this PL On-going DMC
approval may be considered and approved by the 8.100.080
Community Development Director if the modifications
or changes proposed comply with Section 8.100.080
Amendments of the Zonin Ordinance.
8. Clarifications and Changes to the Conditions. In the PL On-going Planning
event .that there needs to be clarification to these
Conditions of Approval, the Community Development
Director has the authority to clarify the intent of these
Conditions of Approval. Any clarification to these
Conditions of Approval shall be documented in writing,
signed by the Community Development Director and
placed in the project fife. The Community
Development Director also has the authority to make
minor modifications to these Conditions of Approval
without going to a Public Hearing in order for the
Applicant to fulfill the requirements of the Permit
a royal.
9. Hold Harmless/Indemnification. The Applicant shall ADM On-going Admin./
defend, indemnify, and hold harmless the City of Dublin City
and its agents, officers, and employees from any claim, Attorney
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, Planning Commission,
City Council, Community Development Director, Zoning
Administrator, or any other department, committee, or
agency of the City to the extent such actions are
brought within the time period- required by Government
Code Section 66499.37 or other applicable law;
provided, however, that the Applicant's duty to so
defend, indemnif ,and hold harmless shall be sub~ect
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When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
to the City's promptly notifying the Applicant of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
roceedin s.
PLANNING- PROJECT SPECIFIC
10. Parking Requirements. The Applicant shall provide PL On-going Planning
parking as shown in .the Project Plans. All parking
spaces shall be striped according to the requirements
of the City of Dublin Zoning Ordinance, except in
certain areas of the site otherwise reflected on the site
plans included with this approval. Disabled, visitor,
employee, and compact parking spaces shall be
a ro riatel identified on the avement.
11. Second floor storage space not utilized. The project PL On-going Planning
plans indicate that the second floor mezzanine space
will not be utilized, and the parking calculations for the
Conditional Use Permit do not include the second floor
space. If at any point in the future the Applicant wishes
to use the second floor space, a parking analysis will
need to be conducted to demonstrate that there is
sufficient parking on site to warrant a Parking Reduction
er Section 8.76.050.E of the Zonin Ordinance.
12. No servicing of RVs. There shall be no major PL On-going Planning
(mechanical) servicing of RVs at the project site. Light
repairs are permitted but shall be limited to fixing
interior components of the RV (e.g. cabinets, interior
appliances, windows, vents, furniture) and the
installation of cosmetic enhancements on the RV
exterior.
13. All Uses Conducted Indoors. Except as allowed PL On-going Planning &
under Chapter 8.108 (Temporary Use Permit), all DMC
activities associated with the business shall be 8.108
conducted indoors at all times. No vehicles for rental,
lease, or sale shall be displayed outdoors or parked
outdoors overnight. No vehicle repairs shall be
conducted outdoors.
14. Sales Transactions. All sales transactions shat{ be PL On-going Planning
conducted inside the buildin .
15. Loudspeakers andlor Amplified Music. No PL On-going Planning
loudspeakers or amplified music shall be placed or
ro'ect outside of the buildin at an time.
16. Property Maintenance. The Applicant/Tenant shall PL On-going DMC
keep the property maintained in a safe, clean, and 5.64
litter-free condition at all times.
17. Nuisance. The Applicant/Tenant shall control al! PL On-going Planning
activities on the project site so as not to create a
nuisance to surroundin businesses and residents.
18. Temporary Promotional Banners and Balloons. The PL On-going DMC
use of Temporary Promotional Banners andlor 8.84.050.S
Balloons shall be subject to approval of a Zoning
Clearance and com liance with 8.84.050.S Tem ora
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When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior #o:
Promotional Si ns of the Dublin Zonin Ordinance. _
19. Prohibited Signage. The use of any A-Frame, PL On-going DMG
Portable Sign, or Sandwich Board Sign, or any other $.84.150
sign contained in Section 8.84.150 (Prohibited Signs)
of the Dublin Zoning Ordinance, is strictly prohibited.
BUILDING
20. Interior Keypad Pocking devices shall have Building B On-going CBC
Division and Fire Department approval prior #o
installation. All exit doors shall be readily openable
from the egress side without the use of a key, special
knowledge, or effort unless the door hardware meets.
the requirements for access-controlled egress doors as
ermitted b the California Buildin Code.
FIRE PR EVENTION
21. Any high piled combustible storage wilt require a Fire On-going Fire
separate fire ermit.
22. Project will be subject to the Fire and Building code Fire On-going Fire
requirements in effect at the time of tenant
im rovement submittal.
23. The second floor shall be secured by the building Fire On-going Fire
owner and Applicant and shall not be occupied or used
by the tenant or landlord for any purposes, including
stora e.
DSRSD
24.
Due to the change in use for this building, a review of
DSRSD
Issuance of _
DSRSD
the water and sewer demand charges will be required. Building
Exact changes will be assessed at the time of plan Permit
check by DSRSD. Some additional connection or
demand fees ma be re uired.
PUBLIC WORKS --- --
25. Clarifications and Changes to the Conditions. In PW Approval of Public
the event that there needs to be clarification to these Imprvmt Works
Conditions of Approval, the Directors of Community -Plans
Development and Public Works have the authority to
clarify the intent of these Conditions of Approval to the
Applicant/Developer by a written document signed by
the Directors of Community Development and Public
Works and placed in the project file. The Directors also
have the authority to make minor modii•ications to these
conditions without going to a public hearing in order for
the Developer to fulfill needed improvements or
miti ations resultin from im acts of this ro'ect.
26. Standard Public Works Conditions of Approval. PW Approval of Public
Applicant/Developer shall comply with all applicable Imprvmnt Works
City of Dublin Public Works Standard Conditions of Plans
Approval. In the event of a conflict between the Public
Works Standard Conditions of Approval and these
Conditions, these Conditions shall prevail.
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When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
27. Hold Harmlessllndemnification. The Developer PW Through Public
shall defend, indemnify, and hold harmless the City of completion Works
Dublin and its agents, officers, and. employees from of Imprvnts
any claim, action, or proceeding against the City of and
Dublin or its advisory agency, appeal board, Planning Occupancy
Commission, City Council, Community Development of the
Director, Zoning Administrator, or any other Building
department, committee, or agency of the City to the
extend such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law: provided, however, that the
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly
notifying the Developer of any said claim, action, or
proceeding and the City's full cooperation in the
.defense of such actions or roceedin s.
28. All improvement work must be performed per a PW Issuance of Public
Grading/Sitework Permit issued by the Public Works Grading/ Works
Department. Said permit will be based on the final site Sitework
plan that will demonstrate parking lot sealing, Permit
restriping, and placement of traffic and parking control
signage. The accessible parking stalls at the entrance
to the tenant space shall be removed from the site plan
for adequate drive aisle circulation.
29. Accessible Path of Travel. Applicant shall provide an PW Issuance of Public
accessible path of travel/walkway from the public Grading/ Works
sidewalk on Regional Street to the building entrance Sitework
per California Building Code requirements. Said Permit
walkway shall be 4'-minimum width with compliant curb
ramps at transitions between the walkway and the drive
aisle crossin s.
30. Vehicle Parking. Applicant should repair any PW Occupancy Public
distressed areas of pavement within the existing Works
parking field, then seal and re-stripe the entire parking
field of spaces that are required for this business. All
parking spaces shall be double striped using 4" white
lines set approximately 2 feet apart according to City
standards and §8.76.070 (A) 17 of the Dublin Municipal
Code. All compact-sized parking spaces shall have the
word "COMPACT" stenciled on .the pavement within
each space. 12"-wide concrete step-out curbs shall be
constructed at each parking space where one or both
sides abuts a landscaped area or planter.
31. Damaged Sidewalk. If required, the PW Occupancy Public
Applicant/Developer shall repair any damaged and/or Works
protruding sidewalk on Regional Street adjacent to the
ro a fronts e.
32. Signs and Pavement Markings. The PW Occupancy Public
Applicant/Developer shall be responsible for the Works
following on-site traffic signs and pavement markings:
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When.
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
1) R26F "No Stopping -Fire Lane" signs shall be
posted along all curbs that are longer than 20' and
that parallel the drive aisles as required by the Fire
Marshall.
2) R100B (disabled parking regulations sign) shall be
installed at the driveway entrance to the site with
amended text to read "...may be reclaimed at
DUBLIN POLICE or by telephoning 833-6670".
3) Accessible parking signs and legends per State
Title 24 requirements.
4) The word "Compact" shall be stenciled on the
pavement surface within each compact parking
space.
5) R1 "STOP" signs and pavement markings shall be
installed at each drive aisles and drivewa s.
33. Temporary Fencing. Temporary Construction fencing PW During Public
shall be installed along perimeter of all work under Construction Works
construction to separate the construction operation from and
the public. All construction activities shall be confined to Occupancy
within the fenced area. Construction materials and/or
equipment shall not be operated or stored outside of
the fenced area or within the public right-of-way unless
approved in advance by the City Engineer/Public Works
Director.
34. Construction Hours. Construction and grading PW During Public
operations shall be limited to weekdays (Monday Construction Works
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 5:00 p.m. The
Applicant/Developer may request permission to work
on Saturdays and/or holidays between the hours of
8:30 am and 5:00 pm by submitting a request form to
the City Engineer na later than 5:00 pm the prior
Wednesday. Overtime inspection rates will apply for
all Saturda and/or holida work.
35. Damage/Repairs. The Applicant/Developer shall be PW Occupancy Public
responsible for the repair of any damaged pavement, Works
curb & gutter, sidewalk, or other public. street facility
resulting from construction activities associated with
the develo ment of the ro'ect.
36. Fees. The Developer shall pay all applicable fees in PW Issuance of Public
effect at the time of building permit issuance, including, Building Works
but not limited to: Planning fees; Building fees; Dublin Permit
San Ramon Services District fees; Public Facilities
fees; City of Dublin Fire fees; Noise Mitigation fees;
Inclusions Housing In-Lieu fees; Alameda County
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When
NO. CONQITlONS OF APPROVAL Agency. Required, Source
Prior to•
Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other
fees as noted in the Develo merit A reement.
37. Bicycle Racks. Bicycle racks shall be installed near PW, PL Issuance of Public
the entrances to the office and retail buildings at a ratio Occupancy Works and
of 1 bicycle space per 40 vehicle parking spaces. Permit(s) Planning
Bicycle racks shall be designed to accommodate a
minimum of four bicycles per rack, and so that each
bicycle can be secured to the rack. The location of the
bicycle racks shall not encroach into any
adjacent/adjoining sidewalks in a manner that would
reduce the unencumbered width of the sidewalk to less
than 4'. Bicycle racks shall be placed in locations
where they will have adequate lighting and can be
surveilled b the buildin occupants.
POLICE
38. Non-Residential Security Requirements. The PO On-going Police
Applicant shall comply with all applicable City of Dublin
Non-Residential Security Requirements. Skylights in
service areas shall comply with the .iron bar
requirements. Skylights in public areas may use an
alarms stem in the lace of bars.
39. Graffiti. The Applicant/Tenant shall keep the site clear PO On-going Police
of graffiti vandalism on a regular and continuous basis
at all times.
40. Theft Prevention and Security Program. The PO On-going Police
Applicant/Tenant shall work with Dublin Police on an
on-going basis to establish an effective theft prevention
and securit ro ram.
41. Addressing, suite, and building numbers shall be PO On-going Police
visible from the approaches to the building. All exterior
doors shall include the business name, address, and
suite number painted on the door in 6" high letters in a
contrastin color.
42. Employee exit doors shall be equipped with 180 PO On-going Police
degree viewers if there is not a burglary-resistant
window panel in the door from which to scan the
exterior.
43. All interior doors shall be identified with appropriate PO On-going Police
signage indicating their purpose or .the areas they
access i.e lobb ,stairs, exit onl ,office .
44. A diagrammatic map of the premises shall be posted in PO On-going Police
the lobby. This can be in the form of a fire exit map as
Ion as all rooms are noted on the ma .
45. Multi-user restrooms shall be equipped with motion- PO On-going Police
sensor li htin and emer enc li hts.
46. The Applicant shall submit a security plan for the site. PO On-going Police
The plan shall include information on: alarm systems,
inventory control, key control,. a complete "Business
Site Emergency Response Card", and employee
safet /securi trainin .
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When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
47. The business owner shall schedule a Police Services PO On-going Police
safety talk for their staff within the first 6 weeks of
.operation at this site. This can be arranged by
contacting the Crime Prevention Unit of Dublin Police
Services - 925-833-6670.
PASSED, APPROVED AND ADOPTED this 14th day of June 2011 by the following vote:
AYES: Brown, Wehrenberg, Schaub, O'Keefe, Bhuthimethee
NOES:
ABSENT:
ABSTAIN:
arming Commission Chair
ATTES
c
Plan ing ager
G:IPA#120111PLPA-2011-00018 Sky River RV CUPIPC 06.14.20111PC Reso Sky River RV CUP.doc
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