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CITY OF DUBLIN
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: November 22, 1993
SUBJECT:
Exhibit
Exhibit
Exhibit
Exhibit
Public Hearing: PA 93-052 BJ Dublin
Commercial General Plan Amendment/Planned
Development Rezone/Tentative Map
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David K. Choy, Associate Planner '
Exhibit A: // Project Plans
Exhibit B: // Draft Resolution approving
Negative Declaration
Exhibit C: ~ Draft Resolution approving
/General Plan Amendment
Exhibit 0: Draft Ordinance approving PD
Rezone
/ Draft Resolution approving PO
Findings and General provisions
Exhibit F: / Draft Resolution approving
/ Tentative Map
G: Location Map
H: ;!/APPlicant's Written Statement
I: /. General Plan Land Use Map
J: / General Plan Land Use
Definitions
Exhibit E
REPORT PREPARED BY:
EXHIBITS ATTACHED:
RECOMMENDATION:
1)
Open pUblic hearing and hear Staff
presentation
Take testimony from Applicant and public
Question Staff, Applicant and public
Close pUblic hearing and deliberate
Adopt Draft Resolutions approving
PA 93-052 BJ Dublin commercial Negative
Declaration (Exhibit B), General Plan
Amendment (Exhibit C).
Introduce the Planned Development Rezone
Ordinance (Exhibit D), or give Staff and
Applicant direction and continue the
matter.
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4)
5)
6)
FINANCIAL STATEMENT:
No Significant Cost Impact
DESCRIPTION:
BACKGROUND
The property owner, BJ Dublin Commercial, a California Limited
Partnership, acquired the site in 1988. At that time the property was
approved for division into six separate lots (Parcel Map 2817), each
averaging two acres, with access provided off of the then unbuilt
Sierra Lane cul-de-sac. Upon learning of the city's intention to
extend Dublin Boulevard to the east of Dougherty Road, Tentative Tract
---------------------------------------------------------------------
ITEM NO.
COPIES TO: General/Agenda File
Project Planner
Applicant/Owner
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ITEM NO.
6.1
COPIES TO:
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Map 5900 was processed to consolidate the six lots into one parcel.
Primary access and orientation to the newly formed parcel was proposed
off of the Dublin Boulevard Extension.
PA 93-017 was approved by the Planning Commission on May 25, 1993,
allowing the III acre parcel to be split in two, accommodating a self-
storage project on the northern 4 acre parcel and creating a
I7 acre parcel for future retail/service commercial development.
ANALYSIS
General Plan Amendment
The Applicant, John Moore of the J. Patrick Land Company,
representing BJ Dublin Commercial, is requesting approval of a General
Plan Amendment, Planned Development Rezoning and Tentative Map Tract
6644, for the I7 acre parcel located near the intersection of Dougherty
Road and Dublin Boulevard.
The current General Plan Land Use Designation for the site is
Business Park/Industrial: Outdoor storage which does not allow retail
as a permitted land use. The Applicant is requesting to amend the
General Plan Land Use Designation for the property to the Retail/Office
and Automotive designation. This designation would encourage the
development of retail/office uses, in addition to automotive related
uses, on the property.
On October 11, 1993, the city Council initiated a General Plan
Amendment study for PA 93-052. The City council defined the size of
the General Plan Amendment Study to include the I7 acre parcel owned by
BJ Dublin Commercial, as well as four additional properties which are
located between the BJ Dublin Commercial property and the Dublin
Boulevard Extension (see Exhibit A).
Two of the four properties (APN 941-550-9-17 and 10-17) are
privately owned by the Vangelatos Trust and Mr. Stanitsas. On
September 27, 1991, the city Council approved PA 90-066 for the
location of a Chevron Service Station and Carwash on APN 941-550-9-17,
the approval of which has since expired. The other two parcels [APN
941-550-10-11 (por) and 12-7 (por)] are remnant parcels owned by the
city of Dublin which were acquired through the purchase of right-of-way
for Dublin Boulevard Extension. On August 26, 1992, the city Council
authorized the PUblic Works Staff to enter negotiations for the sale of
the remnant parcels.
By expanding the study area to allow the incorporation of the four
additional parcels, the project is provided with a physical connection
to the corner of Dougherty Road and Dublin Boulevard. In addition, the
city Council recognized the benefits of planning for a larger project
initially so that the individual developments work together as the
entire area is built.
Staff and the Planning Commission do not feel that the existing
Business Park Industrial: Outdoor Storage General Plan Land Use
Designation is appropriate for this area because these parcels are
located at one of the major intersections in the City of Dublin.
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Dublin Boulevard Extension will not only serve as the major east-west
link between the central portion of Dublin and the Eastern Dublin
Planning Area, carrying up to 60,000 Average Daily Trips by the year
2010, it will also serve as one of the primary access routes to the
future BART Station.
The Dublin Boulevard Extension project has greatly improved the
vehicular access and visibility for all of the parcels located along
Dublin Boulevard east of Dougherty Road, allowing for the
intensification of land uses in the area. The proposed Retail/Office
and Automotive General Plan Amendment could provide the impetus for the
transition of this area away from the industrial/outdoor storage uses
which currently exist, and encourage retail and service commercial
development along the Dublin Boulevard Extension.
The city is allowed to process four General Plan Amendments within
a calendar year. This request would constitute the second amendment to
the General Plan processed in the calendar year 1993. The first
amendment was the adoption of the Eastern Dublin Specific Plan on May
10, 1993.
Planned Development Rezoninq
The Applicant is requesting approval of a Planned Development (PD)
Rezoning to establish the General provisions and Development
Regulations for the existing 7.066 acre parcel (941-550-49 portion).
The subject site is currently zoned PD which permits uses from
both the M-1, Light Industrial and C-2, General Commercial Zoning
Districts, with development complying with the M-1 District
regulations. The proposed PO District would implement the
Retail/Office and Automotive General Plan Land Use Designation by
establishing a range of retail and service commercial type uses. The
following is a list of permitted and conditionally permitted uses for
consideration within the new PD District:
Permitted Uses
a. wholesale/retail stores (including membership stores)
b. restaurants (sit down)
c. business, professional, medical, veterinary offices
d. auto service, parts and repair (cleaning & detailing,
glass, muffler, brake, tires, body & paint, tune-up,
sound and security systems, accessories)
e. commercial/personal services (escrow, blue print,
copying, commercial supply)
f. contractors (plumbing, security systems, flooring,
pool/spa, electrical, irrigation)
g. financial (bank, savings & loan, stock broker,
insurance)
h. real estate (broker, mortgage, developer, property
management)
i. manufacturer showroom (miniblinds, windows, equipment)
j. light industrial (assembly, packaging and distribution)
k. private schools (supplemental learning center, beauty
college)
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Conditional Uses
a. daycare
b. drive-thru businesses
c. commercial amusement/recreation
d. automobile dealerships (new, used car sales, rental
lots)
e. research and development
f. outdoor storage yard (must be enclosed by a solid wall
or fence)
g. nurseries with outdoor storage/display
The new PO District will emphasize development consistent with the
C-2 District in terms of permitted and conditional uses, land use
regulations and minimum/maximum development criteria. The C-2 District
does not require setbacks for this property. This will allow more
efficient utilization of land, and help to facilitate commercial rather
than industrial type developments.
Three of the four additional properties included within the
General Plan Amendment study [941-550-9-17, 10-17 and 12-7 (por)] are
currently zoned C-2, General commercial, while the fourth parcel, owned
by the city of Dublin [941-550-10-11 (por)], is zoned M-1, Light
Industrial. The city will need to consider rezoning the M-1 parcel, at
the time of sale, to be consistent with adjacent properties and to be
consistent with the new General Plan Land Use Designation.
The existing size (I5,780 square feet) and configuration of the
smaller remnant parcel [941-550-12-7 (por)] has resulted in an
unbuildable parcel by itself. The two remnant parcels [941-550-10-11
(por) and 12-7 (por)] will be combined and offered for sale together,
through a formal bid process conducted by the Public Works Department
in December.
staff and the Planning Commission recommend the establishment of a
minimum parcel size of 20,000 square feet. This will preserve adequate
building sites for future development as well as prevent the site from
being subdivided into parcels too small to be effectively developed.
Lot 2 does not comply with the requirements for effective lot
frontage, as it possesses no frontage on either Dougherty Road or
Dublin Boulevard. The Applicant has proposed that the PD District
permit an irrevocable Common Access Easement to guarantee vehicular
ingress and egress for Lot 2 in lieu of the effective lot frontage
requirement. staff believes that the Common Access' Easement proposed
throughout the site could function effectively, since the property is
planned to operate as one integrated development. As such, Condition
No. 7 of the Planned Development Resolution (Exhibit E) is proposed to
permit a substandard effective lot frontage for Lot 2. This would be
permitted upon recordation of an Irrevocable Common Access and Public
Utility Easement across Lots 1 and 3 to provide vehicular ingress and
egress for Lot 2.
In order to ensure that the project is operated as one integrated
project, a Commercial Property Owners Association covering all nine
lots will be created with specific Covenants, Conditions and
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Restrictions (CC&R's). The CC&R's will include, at a minimum,
provisions for: internal circulation, joint parking, Emergency Vehicle
Access, cross access easements, a comprehensive architectural and
building design program, joint landscaping and maintenance, and a joint
sign program to ensure the quality of design and operation.
A conceptual site plan, schematic elevations, preliminary entry
details, preliminary sign details and a preliminary landscape plan have
been submitted to demonstrate one potential development scheme for the
site (see Exhibit A). Future Development will be required to
demonstrate general compliance with these preliminary plans. Each
individual parcel owner will be required to obtain Site Development
Review approval prior to construction, and will be allowed some
flexibility in building placement and utilization of various building
elements (glass area, trellis feature, mezzanine structures, etc.).
The Applicant is proposing to permit off-site signage as part of
the PD District. This would allow businesses to advertise on
freestanding signs which are located on another parcel within the PD
District, due to their placement at the major project entries. This
would help to ensure adequate visibility for each tenant as well as
further the objective of the proposed project, which is to appear and
function as one integrated development.
Tentative Map
The Applicant is requesting approval of Tentative Map Tract 6644
to divide the existing 7.066 acre parcel (941-550-49 portion) into 9
separate lots.
The western half of the site, comprised of Lots 1-3, is intended
to accommodate two large retailers (between 25,000 and 45,000 square
feet) and a small pad lot along the Dougherty Road frontage. The
eastern half of the site, comprised of Lots 4-9, will be reserved for
six smaller lots (each approximately .5 acres) which will be sold
individually to accommodate the development of "owner/user", or service
commercial type uses.
As part of each individual application for site Development
Review, the Public Works Department will review the individual requests
to determine the extent of potential project related impacts on local
roadways. Each project will be required to pay their proportionate
share of traffic impact mitigation fees. Credit may be given for past
developer contributions toward major street improvements.
The Property Owner is participating in the Assessment District for
the Dublin Boulevard Extension/Dougherty Road widening project, and has
dedicated property for frontage improvements along both roads. The
Property Owner is requesting approval of the Tentative Map to help
disperse the obligation to the Assessment District lien currently on
the single parcel.
On November 1,1993, the Planning commission held a public hearing
to review the proposed project and adopted Resolution No. 93-037,
recommending that the city Council approve the Negative Declaration,
Resolution No. 93-038, recommending that the city Council adopt the
General Plan Amendment, Resolution No. 93-039 recommending that the
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city Council approve the Planned Development Rezoning request and
Resolution No. 93-040, recommending that the city council approve the
Tentative Map request
The project has been reviewed by other city departments and
affected agencies and their comments have been incorporated into the
conditions of approval. Staff and the Planning Commission recommend
that the city Council adopt the draft Resolutions approving PA 93-052
BJ DUblin Commercial Negative Declaration (Exhibit B), General Plan
Amendment (Exhibit C), and introduce the Planned Development Rezone
Ordinance (Exhibit D).
Formal action on PA 93-052 BJ Dublin Commercial Planned
Development General provisions (Exhibit E) and Tentative Map (Exhibit
F) may be taken after the second reading and adoption of the Planned
Development Rezone Ordinance, which is scheduled for the December 13,
1993 regular city Council meeting.
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RESOLUTION NO. - 93
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
---------------------------------------------------------------------
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
FOR PA 93-052 BJ DUBLIN COMMERCIAL GENERAL PLAN AMENDMENT/PLANNED
DEVELOPMENT REZONING/TENTATIVE MAP
WHEREAS, The J. Patrick Land Company (Applicant), representing BJ
Dublin Commercial, a california Limited Partnership, is requesting
approval of 1) a General Plan Amendment for five parcels [941-550-49
(por), 9-17, 10-17, 10-11 (por) and 12-7 (por)] located near the
corner of Dougherty Road and Dublin Boulevard; 2) Planned Development
Rezoning to establish General provisions and Development Regulations
for the existing 7.066 acre parcel [941-550-49 (por)]; and 3)
Tentative Map to divide the existing 7.066 acre parcel [941-550-49
(por)] into 9 separate lots; and
WHEREAS, the California Environmental Quality Act (CEQA), state
CEQA Guidelines and city Environmental Guidelines require that certain
projects be reviewed for environmental impact and that environmental
documents be prepared; and
WHEREAS, an Initial Study was conducted finding that the project,
as proposed, would not have a significant effect on the environment;
and
WHEREAS, a Negative Declaration has been prepared for this
project; and
WHEREAS, the Planning commission did hold a public hearing on
said application on November 1, 1993 and did adopt Resolution
No. 93-037, recommending that the City council approve the Negative
Declaration, Resolution No. 93-038, recommending that the city council
adopt the General Plan Amendment, Resolution No. 93-039 recommending
that the City council approve the Planned Development Rezoning request
and Resolution No. 93-040, recommending that the City council approve
the Tentative Map request; and
WHEREAS, the City council did review and consider the Negative
Declaration at a public hearing on November 22, 1993; and
WHEREAS, public notice of the Negative Declaration was given in
all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED THAT THE City council does hereby
find that:
1. The project will not have a significant effect on the
environment.
EXHIBIT 13
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2. The Negative Declaration has been prepared and processed in
accordance with state and local environmental laws and
guideline regulation.
3. The Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin city Council does hereby
adopt the Negative Declaration for PA 93-052 BJ Dublin commercial
General Plan Amendment/Planned Development Rezone/Tentative Map.
PASSED, APPROVED AND ADOPTED this 22nd day of November, 1993.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
city Clerk
- 2 -
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RESOLUTION NO. - 93
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
---------------------------------------------------------------------
ADOPTING PA 93-052 BJ DUBLIN COMMERCIAL GENERAL PLAN AMENDMENT
WHEREAS, The J. Patrick Land Company (Applicant), representing BJ
Dublin Commercial, a California Limited Partnership, is requesting
approval of 1) a General Plan Amendment for five parcels [941-550-49
(por), 9-17, 10-17, 10-11 (por) and 12-7 (por)] located near the
corner of Dougherty Road and Dublin Boulevard; 2) Planned Development
Rezoning to establish General provisions and Development Regulations
for the existing 7.066 acre parcel [941-550-49 (por)]; and 3)
Tentative Map to divide the existing 7.066 acre parcel [941-550-49
(por)] into 9 separate lots; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on November 1, 1993 and did adopt Resolution
No. 93-037, recommending that the city council approve the Negative
Declaration, Resolution No. 93-038, recommending that the city council
adopt the General Plan Amendment, Resolution No. 93-039 recommending
that the City Council approve the Planned Development Rezoning request
and Resolution No. 93-040, recommending that the city council approve
the Tentative Map request; and
WHEREAS, the city Council did hold a public hearing on said
application on November 22, 1993; and
WHEREAS, proper notice of said pUblic hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and a
Negative Declaration of Environmental Significance has been adopted
(City Council Resolution No. - 93). The project, as proposed, will
not have a significant effect-oTI the environment; and
WHEREAS, the existing Business Park/Industrial: Outdoor storage
General Plan land use designation is not appropriate for the area
because the Dublin Boulevard Extension project has greatly improved
the vehicular access and visibility for the subject properties,
allowing for the intensification of land uses; and
WHEREAS, the proposed Retail/Office and Automotive General Plan
land use designation could provide the impetus for the transition of
this area away from the industrial/outdoor storage uses which
currently exist, and encourage retail and service commercial
development along the Dublin Boulevard Extension; and
WHEREAS, the Staff Report was submitted recommending that the
application be approved; and
WHEREAS, the city Council did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
EXHIBIT C
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NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin city Council does
hereby approve PA 93-052 BJ Dublin commercial General Plan Amendment
for five parcels [941-550-49 (por), 9-17, 10-17, 10-11 (por) and 12-7
(por)] located near the corner of Dougherty Road and Dublin Boulevard.
changing the land use designation from Business Park Industrial to
Retail, Office and Automotive.
BE IT FURTHER RESOLVED THAT THE Dublin city council does hereby
direct staff to edit, format, and print the up-to-date Dublin General
Plan with all city council approved revisions and without any other
substantive changes.
PASSED, APPROVED AND ADOPTED this 22nd day of November, 1993.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
city Clerk
- 2 -
. e
ORDINANCE NO. - 93
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO PERMIT THE
REZONING OF REAL PROPERTY LOCATED AT THE NORTHEAST PORTION OF THE INTERSECTION OF
DOUGHERTY ROAD AND DUBLIN BOULEVARD
------------------------------------------------------------------------------------
The City Council of the City of Dublin does ordain as follows:
Section 1
Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the
following manner:
Approximately 7.066 acres generally located on the east side of
Dougherty Road and on the north side of Dublin Boulevard, more specifically
described as Assessor's Parcel Numbers 941-550-49 (portion), are hereby
rezoned from a PD (Planned Development) District.permitting uses from the M-1,
Light Industrial and C-2, General Commercial Districts, to a PD (planned
Development) District permitting uses from the C-2, General Commercial
District; and PA 93-052 - BJ Dublin commercial, as shown on Exhibit A (project
plans), Exhibit B (Negative Declaration of Environmental Significance),
Exhibit C (General Plan Amendment), Exhibit E (Findings and General
Provisions) and Exhibit F (Tentative Map Tract 6644) on file with the City of
Dublin Planning Department, are hereby adopted as regulations for the future
use, improvement and maintenance of the property within this District.
A Map depicting the rezoning area is outlined below:
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, 1'0 PD (PA 93-0':;2.)
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EXHIBIT D
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section 2
This Ordinance shall take effect and be enforced thirty (30) days from
and after its passage. Before the expiration of fifteen (15) days after its
passage, it shall be published once, with the names of the Councilmembers
voting for and against the same, in a local newspaper published in Alameda
county and available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this
13th day of December, 1993, by the following votes:
AYES:
NOES:
ABSENT
Mayor
ATTEST:
City Clerk
2
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RESOLUTION NO. - 93
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
---------------------------------------------------------------------
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR
A PD, PLANNED DEVELOPMENT REZONING CONCERNING
PA 93-052 BJ DUBLIN COMMERCIAL
WHEREAS, The J. Patrick Land Company (Applicant), representing BJ
Dublin Commercial, a California Limited Partnership, is requesting
approval of 1) a General Plan Amendment for five parcels [941-550-49
(por), 9-17, 10-17, 10-11 (por) and 12-7 (por)] located near the
corner of Dougherty Road and Dublin Boulevard; 2) Planned Development
Rezoning to establish General provisions and Development Regulations
for the existing 7.066 acre parcel [941-550-49 (por)]; and 3)
Tentative Map to divide the existing 7.066 acre parcel [941-550-49
(par)] into 9 separate lots; and
WHEREAS, the Planning commission did hold a public hearing on
said application on November 1, 1993 and did adopt Resolution
No. 93-037, recommending that the city Council approve the Negative
Declaration, Resolution No. 93-038, recommending that the City council
adopt the General Plan Amendment, Resolution No. 93-039 recommending
that the City council approve the Planned Development Rezoning request
and Resolution No. 93-040, recommending that the city Council approve
the Tentative Map request; and
WHEREAS, the City Council did hold a public hearing on said
application on December 13, 1993; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and a
Negative Declaration of Environmental Significance has been adopted
(city council Resolution No. - 93). The project, as proposed, will
not have a significant effect-on the environment; and
WHEREAS, the staff Report was submitted recommending that the
Planned Development Rezone application be conditionally approved; and
WHEREAS, the City council did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin city council does
hereby find that:
EXHIBIT E.
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1. The Planned Development Rezoning will be appropriate for the
subject property in terms of providing a range of permitted
and conditionally permitted uses which will be compatible
with existing and proposed land uses in the immediate
vicinity.
2. The Planned Development Rezoning will not have a substantial
adverse affect on health or safety or be substantially
detrimental to the public welfare or be injurious to
property or public improvement.
3. The Planned Development Rezoning will not overburden public
services.
4. The Planned Development Rezoning will be consistent with the
General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin city council does hereby
approve PA 93-052 BJ DUblin Commercial Planned Development Rezoning as
shown by materials labeled Exhibit A, stamped approved and on file
with the Dublin Planning Department subject to the requirements of the
related General Plan Amendment and Tentative Map and sUbject to the
following conditions.
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied
with prior to recordation of the Final Map. and shall be subiect to
Planninq Department review and approval. The followinq codes
represent those departments/aqencies responsible for monitorinq
compliance of the conditions of approval. rPLl Planninq. rBl
Buildinq. rpOl police. rpWl Public works. rADMl Administration/city
Attorney. rFINl Finance. rFl Douqherty Reqional Fire Authority. rDSRl
Dublin San Ramon Services District. rCOl Alameda county Flood control
& water Conservation District (Zone 7).
1. PA 93-052 BJ Dublin commercial Planned Development Rezoning is
approved to establish Findings and General provisions for the
existing 7.066 acre parcel [941-550-49 (por)]. This approval
shall generally conform to the plans prepared by wilsey & Ham,
consisting of 4 sheets, dated received by the Planning Department
on October 25, 1993, and the plan prepared by Banducci Associates
Architects, consisting of 1 sheet, dated received by the planning
Department on August 27, 1993, labeled Exhibit A, stamped
approved and on file. [PL, PW]
2. The following principal uses are permitted in PA 93-052
PO District: [PL]
a. wholesale/retail stores (including membership stores)
b. restaurants (sit down)
c. business, professional, medical, veterinary offices
d. auto service, repair and parts (cleaning & detailing,
glass, muffler, brake, tires, body & paint, tune-up,
sound and security systems, accessories)
e. commercial/personal services (escrow, blue print,
copying, commercial supply)
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f. contractors (plumbing, security systems, flooring,
pool/spa, electrical, irrigation)
g. financial (bank, savings & loan, stock broker,
insurance)
h. real estate (broker, mortgage, developer, property
management)
i. manufacturer showroom (miniblinds, windows, equipment)
j. light industrial (assembly, packaging and distribution)
k. private schools (supplemental learning center, beauty
college)
3. The following uses are conditional uses in PA 93-052 PO District,
subject to approval of a Conditional Use Permit: [PL]
a. daycare
b. drive-thru businesses
c. commercial amusement/recreation
d. automobile dealerships (new, used car sales, rental
lots)
e. research and development
f. outdoor storage yard (must be enclosed by a solid wall
or fence)
g. nurseries with outdoor storage/display
4. Except as specifically modified by these Conditions of Approval,
development and operation of land use activities within this PO,
Planned Development, District shall be subject to the provisions
of the C-2, General commercial, District of the city of Dublin
zoning Ordinance, with regard to permitted/conditional uses, land
use restrictions and minimum/maximum development criteria. [PL]
5. Prior to recordation of the Final Map, the Property Owner shall
submit conditions, covenants and restrictions (CC&R's) which must
include, at a minimum, the following provisions: internal
circulation, joint parking, Emergency Vehicle Access, cross
access easements, a comprehensive architectural and building
design program, joint landscaping and maintenance, and a joint
sign program, to ensure the quality of design and coordinated
operation of the individual parcels. [PL]
6. All lots shall observe a minimum lot size of 20,000 square feet.
[PL, PW]
7. The Planned Development District shall permit a substandard
effective lot frontage for Lot 2 of Tentative Map 6644, in a form
approved by the city Attorney. An irrevocable Common Access and
Public Utility Easement shall be recorded across Lots 1 and 3,
which provides vehicular ingress and egress from Dougherty Road
and Dublin Boulevard for Lot 2. [PL, ADM, PW]
8. The Planned Development District shall permit off-site signage
located on freestanding signs. Businesses will be permitted to
advertise on freestanding signs which are located off-site (but
within this PO District), due to the signs' placement at the
major project entries within the PO District. [PL]
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9. Development occurring on the individual lots within the PO
District, shall be subject to approval of site Development
Review. [PL]
10. Development of any structure in this PO District, requ~r~ng site
Development Review shall be subject to appropriate traffic
mitigation fees to mitigate off-site impacts attributable to such
development.
PASSED, APPROVED AND ADOPTED this 13th day of December, 1993.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
city Clerk
4
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RESOLUTION NO. - 93
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
---------------------------------------------------------------------
APPROVING PA 93-052 BJ DUBLIN COMMERCIAL TENTATIVE MAP TRACT 6644 TO
DIVIDE AN EXISTING ~7.1 ACRE VACANT PARCEL INTO NINE SEPARATE LOTS
WHEREAS, The J. Patrick Land Company (Applicant), representing BJ
Dublin Commercial, a California Limited Partnership, is requesting
approval of 1) a General Plan Amendment for five parcels [941-550-49
(por), 9-17, 10-17, 10-11 (por) and 12-7 (por)] located near the
corner of Dougherty Road and Dublin Boulevard; 2) Planned Development
Rezoning to establish General provisions and Development Regulations
for the existing 7.066 acre parcel [941-550-49 (por)]; and 3)
Tentative Map to divide the existing 7.066 acre parcel [941-550-49
(por)] into 9 separate lots; and
WHEREAS, the state of California Subdivision Map Act and the
adopted city of Dublin subdivision Ordinance require that no real
property may be divided into two or more parcels for purpose of sale,
lease or financing unless a tentative map is acted upon, and a Final
Map or Parcel Map is approved consistent with the Subdivision Map Act
and city of Dublin Subdivision Ordinance; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on November 1, 1993 and did adopt Resolution
No. 93-037, recommending that the city council approve the Negative
Declaration, Resolution No. 93-038, recommending that the city council
adopt the General Plan Amendment, Resolution No. 93-039 recommending
that the City council approve the Planned Development Rezoning request
and Resolution No. 93-040, recommending that the city council approve
the Tentative Map request; and
WHEREAS, the city council did hold a public hearing on said
application on December 13, 1993; and
WHEREAS, proper notice of said pUblic hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and a
Negative Declaration of Environmental significance has been adopted
(City council Resolution No. - 93). The project, as proposed, will
not have a significant effect on the environment; and
WHEREAS, the staff Report was submitted recommending that the
Tentative Map be conditionally approved; and
WHEREAS, the city Council did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin city Council does
hereby find that:
A. Subject to the conditions set forth below, Tentative Map Tract
6644 is consistent with all elements of the city of Dublin
EXHIBIT F
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General Plan and complies with the provisions of the state
Subdivision Map Act and the city of Dublin subdivision Ordinance.
B. The design of the subdivision or the type of improvements for
Tentative Map Tract 6644 are consistent with all elements of the
city of Dublin General Plan and complies with the provisions of
the state subdivision Map Act and the city of Dublin subdivision
Ordinance.
c. The site is physically suitable for the type and density of
service commercial, retail, office and automotive development
proposed in that the site is level, of sufficient size for the
proposed development and is adjacent to Dublin Boulevard and
Dougherty Road.
D. The design of the subdivision or the type of improvements
proposed for Tentative Map Tract 6644 are not likely to cause
substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat based upon the findings
of a Negative Declaration dated October 11, 1993.
E. The design of the subdivision or the type of improvements
proposed for Tentative Map Tract 6644 will not cause serious
pUblic health problems in that all necessary utilities are
available and zoning, Building and Subdivision ordinances control
the type of development and the operation of the uses to prevent
health problems after development.
F. The design of the subdivision or the type of improvements
proposed for Tentative Map Tract 6644 do not conflict with
easements, acquired by the public at large, for access through or
use of, property within the proposed subdivision, as defined by
Section 66474 of the Government Code, State of California.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin city council does
hereby approve PA 93-052 BJ Dublin commercial Tentative Map as shown
by materials labeled Exhibit A, stamped approved and on file with the
Dublin Planning Department subject to the requirements of the related
General Plan Amendment and PD Rezoning and subject to the following
conditions.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with Drior to recordation of the Final Map. and shall be subiect to
planninq Department review and approval. The followinq codes
represent those deDartments/aqencies res~onsible for monitorinq
compliance of the conditions of approval. rPLl planninq, rBl
Buildinq, (Pal Police. (PWl pUblic Works, rADMl Administration/citv
Attornev~ rFINl Finance. rFl Douqherty Reqional Fire Authority. rDSRl
Dublin San Ramon Services District. rCOl Alameda County Flood control
& water conservation District (Zone 7).
1. PA 93-052 BJ Dublin commercial Tentative Map Tract 6644 is
approved to divide an existing I7.066 acre vacant parcel into
nine separate lots. This approval shall generally conform to the
plans prepared by wilsey & Ham, consisting of 4 sheets, dated
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received by the Planning Department on October 25, 1993, and the
plan prepared by Banducci Associates Architects, consisting of 1
sheet, dated received by the planning Department on August 27,
1993, labeled Exhibit A, stamped approved and on file. [PL, PW]
2. The Applicant shall comply with all applicable city of Dublin
Typical Public Works Conditions of Approval for subdivisions.
(see Attachment E-l). [PL, PW, B)
3. Should the Applicant wish to defer compliance with conditions No.
2.b., 6, 37, 40 and 50 of City of Dublin Typical Public works
conditions of Approval for subdivisions (Attachment F-1), a base
vehicular access and landscaping plan shall be prepared, subject
to review and approval of the Public Works Director and the
Planning Director, prior to the recordation of the Final Map.
Improvements on the base vehicular access and landscaping plan
shall be completed prior to the issuance of the first building
permit for the site. [PW, PL]
4. An Emergency Vehicle Access (EVA) easement shall be submitted for
review and approval by the city Engineer prior to Parcel Map
approval. This EVA shall allow for practical emergency vehicular
access from the Allsafe Self storage project to the north, to
Dublin Boulevard, across the eastern portion of Lot 9. [PW]
5. An irrevocable Common Access and Public utility Easement, in a
form approved by the City Attorney, shall be recorded across Lots
1 and 3, which provides vehicular ingress and egress from
Dougherty Road and Dublin Boulevard for Lot 2. [PL, ADM, PW]
6. A Common Access Easement, in a form approved by the city
Attorney, shall be recorded along the eastern border of Lot 1
and/or along the western border of Lot 2 to ensure adequate
vehicular ingress and egress. Location and form of said easement
shall be subject to review and approval of the Public Works
Director. [PL, PW]
7. In addition to the existing PG&E and Zone 7 easements, a 15 foot
wide water line easement located along the eastern property line
of Lot 9 shall be dedicated to the Dublin San Ramon Services
District (DSRSD). [DSR]
8. Prior to issuance of individual building permits, if water and
sewer services are to be provided to each lot, the Applicant is
required to provide individual metered connections for each lot
or building off of the existing 12" water line located in Dublin
Boulevard, subject to review and approval of DSRSD. [DSR]
9. The Applicant shall provide an easement for sewer line
construction and maintenance purposes for the branch sewer system
proposed through the parking lot, SUbject to review and approval
of DSRSD. [DSR]
10. Prior to the issuance of individual building permits for each
lot, the Applicant shall be required to pay all applicable sewer
and water connection fees and other permit, plan review and
inspection fees as determined by DSRSD. [DSR]
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11. All buildings, structures and trees shall be located outside of,
and shall not impede access to the existing 15-foot ACFC&WCD
easement running parallel to the eastern property line. Zone 7
has a 24-inch steel waterline within this easement, which must
remain under a minimum of three feet of cover. Prior to any
construction, an encroachment permit must be obtained from
Zone 7. [CO]
12. All known wells without a documented intent of future use, filed
with Zone 7, shall be destroyed prior to any construction, in
accordance with a well destruction permit obtained from Zone 7.
13. Any damage incurred to the public improvements throughout the
project, prior to completion and/or acceptance by the Public
Works Director shall be the responsibility of the Developer.
[PW]
14. This approval shall be revocable for cause in accordance with
section 8-90-3 of the Dublin zoning Ordinance. [PL]
15. The approval of this Tentative Map shall expire in accordance
with the regulations of Section 66452.6 of the Subdivision Map
Act. [PW, PL]
16. If one or both of the city of Dublin remnant parcels [APN 941-
550-10-11 (por) and 12-7 (por)] are acquired by the Subdivider,
Lots 1 and 2 of the Final Map may be modified to accommodate the
new parcel configuration. [PW, PL]
17. Prior to recordation of the Final Map, a commercial Property
Owners Association shall be established to the satisfaction of
the city Attorney, Planning Director and public Works Director.
Said Association shall incorporate and enforce the CC&R's and the
provisions of the Planned Development Rezone.
PASSED, APPROVED AND ADOPTED this 13th day of December, 1993.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
city Clerk
4
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CITY OF DUBLIN
100 Civic Plaza
Dublin ,CA 94568
(415) 833-6630
In order to assist Applicants in the preparation of Subdivision Plans (Tentative
Maps and Parcel Maps), the City of Dublin has prepared the following list of
Subdivision Conditions of Approval that have typically been applied to
subdivisions. This list should not be considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a
specific application will be recommended as Conditions of Approval for that
application. Additional Conditions may be imposed as deemed necessary by the City.
Prior to the actual preparation of subdivision plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning
and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR SUBDIVISIONS
ARCHAEOLOGY:
1. If, during construction, archaeological remains are encountered, construction
in the vicinity shall be halted, an archaeologist consulted, and the City Planning
Department notified. If, in the opinion of the archaeologist, the remains are
significant, measures, as may be required by the Planning Director, shall be taken
to protect them.
BONDS:
2. Prior to release by the City Council of the performance and labor and
materials securities:
a. All improvements shall be installed as per the approved Improvement Plans
and Specifications.
b. All required landscaping shall be installed and established.
3. 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 .
4. Grading of the subject property must conform with the approved Grading Plan
and the recommendations of the soils engineer to the satisfaction of the Public
Works Director/City Engineer.
5. The following shall have been submitted to the Public Works Director/City
Engineer
- 1 -
ATTACHMENT F..I
Rev: 5/17/89
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a. 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.
b. A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
c. A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and
specifications.
6. Performance, labor, and material securities to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities and
landscaping, shall be provided and approved by the Public Works Director/City
Engineer prior to approval of the Final Map.
CREEK:
7. Buildings shall be no closer than 20 feet from top of the bank along the
Creek, where the top of bank is either the existing break in topography, or a point
at the existing ground line which is the intersection of a line on a two-
horizontal-to-one-vertical slope begun at the toe of the slope in the Creek
(whichever is more restrictive.)
DRAINAGE:
8. Each lot shall be so graded as not to drain on any other lot or adjoining
property prior to being picked up by an approved drainage system.
9. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices.
10. A minimum of 12" diameter pipe shall be used for all public storm drains to
ease maintenance and reduce potential blockage.
11. Under~sidewa1k drains shall be provided to allow on-site drainage to be tied
in, should the need arise.
DEBRIS:
12. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. Subdivider shall be
responsible for corrective measures at no expense to City of Dublin.
DUST:
13. Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-pal1ative measures may be used, to prevent dust, as
conditions warrant or as directed by the Public Works Official.
14. Dust control measures, as approved by the Public Works Director/City Engineer
shall be followed at all times during grading and construction operations.
- 2 -
Rev: 5/17/89
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EASEMENTS:
15. The land divider shall acquire easements, and/or obtain rights~of~entry from
the adjacent property owners for improvements required outside of the land
division. Copies of the easements and/or rights~of~entry shall be in written form
and be furnished to the Public Works Director/City Engineer.
16. Existing and proposed access and utility easements shall be submitted for
review and approval by the Public Works Director/City Engineer prior to Final Map
approval. These easements shall allow for practical vehicular and utility service
access for all lots.
EROSION:
17. Prior to any grading of the site, and in any case prior to filing a Final Map,
a detailed construction grading/erosion control plan (including phasing); and a
drainage, water quality, and erosion and sedimentation control plan, for the post~
construction period, both prepared by the Project Civil Engineer and/or Engineering
Geologist; shall be approved by the Public Works Director/City Engineer. Said
plans shall include detailed design, location, and maintenance criteria, of all
erosion and sediment control measures. The plans shall attempt to insure that no
increase in sediment or pollutants from the site will occur. The post~construction
plan shall provide for long~term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. The construction grading/erosion
control plan shall be implemented in place by October 15th and shall be maintained
in place until April 15th unless otherwise allowed in writing by the City Engineer.
It shall be the developer's responsibility to maintain the erosion and sediment
control measures for the year following acceptance of the subdivision improvements
by the City Council.
FINAL MAP:
18. Prior to filing the Final Map, 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
approved by the Public Works Director/City Engineer.
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/City Engineer and Dublin San Ramon
Services District.
21. The improvement plans must be approved by the Dougherty Regional Fire
Authority, as indicated by their signature on the title sheet.
~ 3 ~
Rev: 5/17/89
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FLOOD CONTROL:
22. Comply with Alameda County Flood Control Di~trict requirements.
23. In the lOa-year Flood Hazard Zone, all residential units shall have their
finished floor elevation be above the lOa-year flood level. Commercial buildings
shall either provide flood-proofing, or have their finished floor elevation above
the lOa-year flood level.
FRONTAGE IMPROVEMENTS:
24. Dedication of land shall be made to the City of Dublin such that it conveys
land sufficient for the approved streets' right-of-way. Improvements shall be
made, by the applicant, along all streets within the development and as required
off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the
existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
25. The design and improvements of the Tract shall be in conformance with the
design and improvements indicated graphically, or as modified by the Conditions of
Approval. The improvements and design shall include street locations, grades,
alignments, and widths, the design and storm drainage facilities inside and outside
the Tract, grading of lots, the boundaries of the Tract, and shall show compliance
with City standards for roadways.
GRADING:
26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall
have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No
cut or fill slopes shall exceed 2:1, unless approved by the project's Soils
Engineer and reviewed and approved by the Public Works Director/City Engineer.
Slopes shall be graded so that there is both horizontal and vertical slope
variation, where visible from public areas, in order to create or maintain a
natural appearance.
27. Prior to final preparation of the subgrade and placement of base materials,
all underground utilities shall be installed and service connections stubbed out
behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines,
shall be installed in a manner which will not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are made.
28. Grading shall be completed in compliance with the construction grading plans
and recommendations of the Project Soils Engineer and/or Engineering Geologist, and
the approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall,
upon its completion, submit a declaration to the Public Works Director/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and
specifications. Inspections that will satisfy final subdivision map requirements
shall be arranged with the Public Works Director/City Engineer.
- 4 -
Rev: 5/17/89
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29. If grading is commenced prior to filing the Final Map, a surety or guarantee,
as determined suitable by the Public Works Director/City Engineer, shall be filed
with the City of Dublin to insure restoration o~. the site to a stable and erosion
resistant state if the project is terminated prematurely.
30. Any grading on adjacent properties will require written approval of those
property owners affected.
31. Street grades shall be no more than 12% maximum, with 6% grades at
intersections, unless otherwise approved by the Public Works Director/City
Engineer.
32. The developer shall keep adjoining public streets free and clean of project
dirt, mud, materials, and debris during the construction period, as is found
necessary by the Public Works Official.
33. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the soil and geologic investigation report, or
where such conditions warrant changes to the recommendations contained in the
original soil investigation, a revised soil or geologic report shall be submitted
for approval by the Public Works Director/City Engineer. It shall be accompanied by
an engineering and geological opinion as to the safety of the site from hazards of
land slippage, erosion, settlement, and seismic activity.
HANDICAPPED ACCESS:
34. Handicapped ramps and parking shall be provided as required by State of
California Title 24.
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
35. 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."
36. All improvements within the public right-of-way, including curb gutter,
sidewalks, driveways, paving, and utilities, must be constructed in accordance with
approved standards and/or plans.
37. The Applicant/Developer shall enter into an improvement agreement with the
City for all improvements.
38. Complete improvement plans, specifications, and calculations shall be
submitted to, and be approved by, the Public Works Director/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution
of the Subdivision Improvement Agreement. Improvement plans shall show the
existing and proposed improvements along adjacent public street(s) and property
that relate to the proposed improvements.
39. All required securities, in an amount equal to 100% of the approved estimates
of construction costs of improvements, and a labor and material security, equal to
50% of the construction cost, shall be submitted to, and be approved by, the City
and affected agencies having jurisdiction over public improvements, prior to
execution of the Subidvision Improvement Agreement.
- 5 ~
Rev: 5/17/89
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MAINTENANCE OF COMMON AREA:
40. Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements,
shall be the responsibility of the developer during construction stages and until
final improvements are accepted by the City Council and the securities are released
(one year after improvements are accepted). Thereafter, maintenance shall be the
responsibility of a homeowners' association or individual property owners,
depending upon how maintenance is to be handled.
MISCELLANEOUS:
41. Copies of the Final Map and improvement plans, indicating all lots, streets,
and drainage facilities within the subdivision shall be submitted at 1"= 400-ft.
scale, and l"~ 200-ft. scale for City mapping purposes.
42. The subdivider/developer shall be responsible for controlling any rodent,
mosquito, or other pest problem due to construction activities.
NOISE:
43. Construction and grading operations shall be limited to weekdays (Monday
through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in
writing by the Public Works Director/City Engineer.
PARKLAND DEDICATION:
44. The subdivider shall dedicate land or pay fees in lieu of park dedication to
the City of Dublin as is required by the Subdivision Ordinance.
PUBLIC IMPROVEMENTS:
45. Any relocation of improvements or public facilities shall be accomplished at
no expense to the City.
STREETS:
46. The street surfacing shall be asphalt concrete paving. The Public Works
Director/City Engineer shall review the project's Soils Engineer's structural
pavement design. The subdivider shall, at his sole expense, make tests of the soil
over which the surfacing and base is to be constructed and furnish the test reports
to the Public Works Director/City Engineer. The Developer's soils engineer shall
determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the
final design of the road bed. In lieu of these soil tests,the road may be
designed and constructed based on an R-value of 5.
47. An encroachment permit shall be secured from the Public Works Director/City
Engineer for any work done within the public right.of.way, where this work is not
covered under the Subdivision Improvement plans.
- 6 -
Rev: 5/17/89
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STREET LIGHTS:
48. Install street light standards and luminaries of the design, spacing, and
locations, approved by the Public Works Director/City Engineer.
STREET SIGNS:
49. The subdivider shall furnish and install street name signs, bearing such names
as are approved by the Planning Director, and traffic safety signs in accordance
with the standards of the City of Dublin. Addresses shall be assigned by the City
Building Official.
STREET TREES:
50. Street trees, of at least a 15.ga11on size, shall be planted at the minimum
ratio of two trees per lot along the street frontages. Trees shall be planted in
accordance with a planting plan, including tree varieties and locations, approved
by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be
provided with root shields.
TITLE:
51. A current title report and copies of the recorded deeds of all parties having
any record title interest in the property to be divided and, if necessary, copies
of deeds for adjoining properties and easements, thereto, shall be submitted at the
time of submission of the Final Subdivision Map for the Public Works Director/City
Engineer.
UTILITIES:
52. Electrical, gas, telephone, and Cable TV services, shall be provided
underground to each lot in accordance with the City policies and existing
ordinances. All utilities shall be located and provided within public utility
easements, sized to meet utility company standards.
53. Prior to the filing the Final Map, the subdivider shall furnish the Public
Works Director/City Engineer with a letter from Dublin San Ramon Services District
(DSRSD) stating that the District has agreed to furnish water and sewer service to
each of the dwelling units and/or lot included on the Final Map of the subdivision.
54. The Dublin San Ramon Services District shall review and approve the
improvement plans as evidenced by their representative's signature on the Title
Sheet.
WATER:
55. 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.
- 7 -
Rev: 5/17/89
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56. Any water well, cathodic protection well, or exploratory boring shown on the
map, that is known to exist, is proposed, or is located during the course of field
operations, must be properly destroyed, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. Zone 7 should be contacted (at
484.2600) for additional information.
ZONING:
57. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
.8-
Rev: 5/17/89
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EXHIBIT G
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Dublin Commercial Center
Project Owner: BJ Dublin Commercial, a California Limited Partnership
Project Applicant: J. Patrick Land Company, 5627 Stoneridge Drive, Suite 320, Pleasanton,
CA 94588, (510) 463-1688. Contacts: John Moore, Cindy Guyon.
History: The 7 acre site is located near the intersection of Dougherty Road and the Dublin
Boulevard Extension. The property has been vacant at least 16 years. A prior owner had graded
the property in 1977 intending to build a subdivided industrial park. After grading, construction
was never undertaken and the property changed hands a number of times.
In 1988, the current owners of the Property began working with the City to create a reasonable
development plan for the site. Eventually, the City's circulation plan in the east end of Dublin was
changed to eliminate Sierra Lane and to instead extend Dublin Boulevard as the frontage road along
Interstate 580 to the Hacienda and Santa Rita interchanges.
With the completion of the Dublin Boulevard extension on August 17, 1993, the site is served with
a 200 foot frontage on Dougherty and a 11,000 foot fron~age on Dublin Boulevard.
Land Use: The property is in a large area east of Dougherty Road currently designated at
Business Park and Outdoor Storage. Most parcels to the north and south of the parcel are
developed in accordance with this general plan designation. (Borchers Bros., Admiralty Van
Lines, V-Haul, Schork/EI Monte Recreation Vehicle, Busick, Dolans Lumber). Several parcels
were developed under this designation but are currently unoccupied (Lemoine, Scotsmans,
Corallo, Vangelatos). Immediately to the north of the subject site, the City has approved a
ministorage facility which is currently under construction.
Planning Considerations: Regional Planning in the East Dublin Planning Area has been
underway for several years. Although a plan has yet to become effective allowing development in
this area, good planning principal dictate that growth is likely to occur in this area were urban
services and facilities can be efficiently and economically provided with a minimum of
environmental impacts.
The extension of Dublin Boulevard (with related utilities) and the construction of the new BART
station between Hopyard and Hacienda are the beginnings of the public infrastructure that will
serve the East Dublin Planning Area.
Planning studies in this area have projected that Dublin Boulevard extension will soon become a
major arterial road carrying in excess of 20,000 trips per day. City Staff predicts that the change in
circulation patterns will revitalize the area and support an upzoning of the properties along the new
Dublin Boulevard extension.
The project owner is responsible for repayment of a significant portion of the Assessment District
bonds which funded the Dublin extension and Dougherty improvement work. Current economic
realities suggest that as a single parcel, the sheer size of the assessment puts the bond repayment at
some risk, both now as an undeveloped parcel, and in the future, if the project had to wait to
develope as a single parcel. Splitting the property into several parcels, each with its pro rated share
of assessment lien, will dilute the P9tential for default on the assessment liens l}t;.W~irr(\7 ~elT d
R E C E 1"i'i1~ment of the parcels. t ^ n ts n
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Dublin Storage Center
Submitted August 24, 1993
Page 2
Application: The applicant seeks the following:
A. General Plan Amendment from Business Park and Outdoor Storage to RetaiVOffice and
Automotive
B. Rezoning to Planned Development with an allowed list of uses. (See attached listing)
C. Subdivision of the site into 9 parcels of varying sizes.
Project Description: The proposed project will include 9 parcels for varying uses. The
applicant intends to subdivide the 7 acre property and sell parcels to end users who each process
their own Site Development Review through the City. As of the date of this submittal, no actual
end users are identified. Therefore, a list of permitted uses is provided as a part of this submittal
package.
The project is roughly divided in half to take advantage of the Dougherty Road Frontage and the
Dublin Boulevard Frontage. The plan calls for a small pad user at the western end of the project
with a mini-box retail user immediately behind. Then, fronting on Dublin, but still with good
visibility from the DublinlDougherty intersection, anothe~large retail use is anticipated.
The balance of the site consists of 6 parcels that are intended to house owner/user businesses. In
accordance with Staff's condition under the Parcel Map 6571, these parcels are shown as :t1/2 acre
lots. (As specific users become known, lot lines may be adjusted to taylor lots to the purchaser's
needs. Reduction in size of some lots would increase size of others. The number of lots will be
maintained) The site plan for this portion of the project includes building envelopes that would
allow a maximum building coverage of 31 % for a single story or 35% with a second story
mezzanine option while still providing requisite parking for the intended uses. It is intended that
these buildings would be positioned as zero lot line to the rear and on one side so that the
appearance from the street will be three buildings on the six parcels. The end user is not required
to utilize the entire building envelop. Given the end users actual use, parking dictates may require
a reduction in square footage for the building itself. This issue will be addressed during the Site
Development Review for the actual user.
Circulation: The project parcels will each have good access to Dublin Road and Dougherty
Boulevard. During an interim period prior to the constrUction of the south lanes of Dublin
Boulevard, all points along Dublin Boulevard would be Right and Left In and Out. However,
assuming the completion of Dublin Boulevard improvements, the following permanent access
points are shown:
1. Fully signalized Four Way intersection at Dougherty Road and Sierra Lane.
2. Right InlRight Out curb cut at southwest corner of the property to service the small pad
user (could be a quick lube or a fast food where easy traffic flow through is important).
3. Right InlRight out curb cut at the retail user parcel on Dublin Boulevard.
4. Right and Left In/Right and Left out curb cut at Dublin Boulevard at the location of the
existing median break (which would have to be modified slightly to allow an acceleration H
R E eEl V F "lane for eastbound exit). .' EX H I BIT
AU'G 2 6 10u"
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Dublin Storage Center
Submitted August 24,1993
Page 3
5. Right In/Right Out curb cut between median break and "Chabot Road" intersection. (JIe
understand that the City intends to officially name this street something else, but for
purposes of this statement, Chabot Road is used.)
Internal circulation is provided across the entire site through properly sized driveways. Parcels
will each include easements for ingress and egress benefiting the other parcels in the project.
Parking: A total of 340 parking spaces are shown on the PD exhibit to this submittal. Actual
parking will depend on actual uses. A breakdown of parking spaces shown per parcel is as
follows:
Parking spaces are owned in fee by the owner of the parceL No croSS parking is provided.
OwnerjUsers will have the ability (but not the obligation) to contract with each other for shared use
of parking spaces with neighboring parcels. Each user must provide "assurances through their
individual Site Development Review that the parking provided is sufficient for the acroal intended
use.
Parcell Pad 8 spaces
Parcel 2 Mini box 139 spaces
Parcel 3 Retail 66 spaces
Parcel 4 Owner/U ser 18 spaces
Parcel 5 Owner/U ser 13 spaces
Parcel 6 Owner/U ser 27 spaces
Parcel 7 OwnerlU ser 24 spaces
Parcel 8 Owner/User 16 spaces
Parcel 9 OwnerlU ser 29 spaces
Commercial Property Owners Association: The six owner/user parcels will have
Covenants,IConditions and Restrictions ("CC&R's) creating a Commercial Property Owners
Association to provide for architectural control and landscaping and driveway maintenance~ The
other parcels in the project will not be a part of the Association. The pad/retail- uses are sufficiently
different in terms of traffic, greater maintenance needs, and architectural dictates of potential
"franchise" buyers, that they can not fairly be incorporated into the Association.
A. Architectural Control. The submittal package includes schematic elevations for the
buildings containing mandatory elements for the buildings which will provide unifonnity to
this portion of the project (e.g. exterior wall construction type, colors, signage panels,
accent tiles, metal trellis, window treatments). Parcel buyers are expected to submit their
own architectural plans in connection with Site Development Review which comply with
the schematics provided in the submittal. The buyer is allowed flexibility in whether to
position the building to front on or side on to Dublin Boulevard. Also, the Buyer can
rearrange the various elements of the building (e.g. increase glass area, extend trellis, add
the second story mezzanine, etc.).
B. Landscape. The submittal package includes a schematic landscape plan for the
owner/user end of the project. The palette of plants and trees is established to create
unifonnity in design, however, owners will submit their specific landscaping plans with
their Site Development Review application. Subsequent to installation, irrigation systems
and landscaping will be maintained by the Association. Landscaping easements will be
R E C .~ I V rouded in the plan and will be commonly owned by the association. EX H I BIT H
AU(~ :::; 6 1993
~IJBlIN PLANN'Nr' ~t 5 ~ G
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Dublin Storage Center
Submitted August 24, 1993
Page 4
C. Driveways. The driveways in the owner/user end of the project will be maintained by the
association following installation by the individual lot buyers. The easements over the
driveways will be commonly owned by the association.
Benefits to City: The city benefits from the proposed project in a number of ways:
A. The project furthers stated objectives of upgrading the uses along this future gateway to the
City.
B. The project allows for the dilution of risk of default on assessment district assessments.
C. The project allows for introduction of additional sales tax base through potential retail uses
within the project.
RECEIVED
AUG 2 G 1993
EXHIBIT H
~IJBLlN PLANNII'Jr-
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Dublin Storage Center
Submitted August 24,1993
Page 5
Proposed Permitted Uses
RetaiVOffice and Automotive Designation
wholesale/retail stores (including membership stores)
restaurants (examples: full service sit down, fast food with drive-thru)
business and professional offices
auto dealerships
sale of auto parts (examples: tires, sound systems, accessories, security systems)
auto bcxiy shops (examples: paint, body)
auto service (examples: quick lube/service, cleaning and detailing, glass, muffler, brakes)
commerciaVpersonal services (examples: escrow, blue print, copying, commercial supply)
contractors (examples: plumbing, security system, flooring, pooVspa, electrical, irrigation)
financial (examples: bank, savings & loan, stock broker, insurance)
real estate (examples: broker, mortgage, developer, property management)
Manufacturer representative with showroom (exa!.nples: miniblinds, windows, equipment)
Other requested uses for PD .
Private school (examples: supplemental learning center, beauty college)
Daycare
Commercial Amusement (examples: skating rink, electronic entertainment, health club)
Light industrial--assembly, packaging, and distribution only
Research and Development
Home improvement w/ outdoor storage
Nursery w/ outdoor storage .
Public and Quasi-public uses
EXHIBIT H
RECEIVED
AUG 26 1993
7?Jt ~ c! s
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HIBITI
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Primary planninq Area
Residential (Note: Assumed residential household size is based on data
contained in the 1990 Housing Element)
Residential: Low-Density Sin~le-famil 0.5 to 3.8 units
residential acre). Detached units with assumed household
persons per unit.
ross
of 3.2
Re~dential: single-family (0.9 to 6.0 .units per groSS residential
acre; assumed household size of 3.2 ersons er unit.). Detached and
zero lot line (no side yard) units are within this density range.
Examples are recent subdivisions in Dublin's western foothills at about
2.0 units per acre and ponderosa Village at 5.8 units per acre.
Residential: Medium Density (6.1 to per grosS residential
acre; assumed household size of 2.0 unit.). The range
allows duplex, townhouse, and garden apartment development suitable for
family living. Except where mixed dwelling types are designated, unit
types and densities may be similar or varied. Where the plan requires
mixed dwelling types, listed policies specific to the site govern the
location and distribution of dwelling types. Recently reviewed
projects in the medium density range include parkway Terrace (7.8) and
Amador Lakes west of the Dougherty Hills (13.5).
Residential: Medium-High Density (14.1' to 25.0 units per groSS
residential acre; assumed household size of 2.0 ersons er unit.).
projects at the upper end of this range normally will require some
under-structure parking and will have three or more living levels in
order to meet zoning ordinance open space requirements. Examples of
medium-high density projects include The springs (17.8) and Greenwood
Apartments (19.8).
commercial/Industrial
*
Retail/Office FAR: .25 to .50; emolo ee densit: 200-450 sauare feet
per emoloyee.). Shopping centerS, stores, restaurants, business and
professional offices, motels, service stations, and sale of auto parts
are included in this classification. Residential use is excluded
except in the Downtown Intensification Area described in section
2.2.1.A.
[Retail/Office
to 490 SQuare
retail/office
similar uses.
Business park/Industrial FAR: .30 to .40; emolo ee densit: 360-490
sauare feet per emoloyee'L' UseS are non-retail businesses (research,
limited manufacturing and distribution activities, and administrative
offices) that do not involve heavy trucking or generate nuisances due
to emissions, noise, or open useS.
and Automotive FAR: .25 to .50; em lo ee densit 220
feet per emOlOyeeL' This classification includes all
uses and adds auto dealerships, au~o body shops, and
Residential uses are not_permitted.-
Residential uses are not .permitted. Maximum attainable ratios of floor
area to site area (FAR) a:r.'e controlled by parking and lan~~Al B IT:f
, I
6
PIr~E" j ~~-\h-'
e
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requirements and typically result in .35 to .40 FAR's. Examples' Clark
Avenue, Sierra court.
Business Park/Industrial: .25 to .40; employee
densit: 360-490 s uare feet er em 10 ee.. In addition to the
Business Park/Industrial uses described above, this classification
includes retail and manufacturing activities conducted outdoors such as
mobile home or construction materials storage. Example: scarlett
court.
if
Public/Semi-PubliC (FAR: .50; employee density: 590 sauare feet per
employee)
Public/semi-Public Facilities. Uses other than parks owned by a public
agency that are of sufficient size to warrant differentiation from
adjoining uses are labeled. Development of housing on a site
designated on the General Plan as semi-public shall be considered
consistent with the General Plan. Determination as to whether housing
should be permitted on a specific semi-public site and the acceptable
density and design will be through review of a Planned unit Development
proposal under the Zoning Ordinance. Examples: public and private
schools, churches, Civic Center.
Parks/Public Recreation. publicly owned parks and recreation
facilities.
Open Space. Included are areas dedicated as open space on subdivision
maps, slopes greater than 30 percent, stream protection corridors,
woodlands, and grazing lands.
*'
Extended plannina Area (See Figure 1-2)
Residential and Ooen Space
See General Plan Map and sections 2.1.4, 3.1, 3.2, and 3.3.
Commercial/Industrial
Business Park/Industrial: .25 to .40; emoloyee
densit: 360-490 square feet er em 10 ee. This classification is
intended to provide a campus-like setting with open plazas and
landscaped pedestrian amenities for the uses described in the Business
Park/Industrial classification for the primary Planning Area and to
allow retail uses to serve businesses and residents. Maxfm~m-fieer
area_ra~fo_tbtliici~n9-fieor-erea-as-pereent-of-iet~areat-to-be
determined_b7~~en~n9-re9tlietion~-8hOtlid-be-between~~z5-enci-~37~
See General Plan Map and Section 2.3~~4.
Business park/Industrial. Same as in primary Planning Area.
Public Lands
Large holdings such as ParKs RFTA, santa Rita, and Tassajara Creek
Regional Park.
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EXHIBIT :r
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