HomeMy WebLinkAbout06-005 Pool, Patio and More SDR
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: FEBRUARY 28, 2006
SUBJECT:
Public Hearing - PA 06-005 Site Development Review for POQI, Patio
and More, Located at 6175 Dublin Boulevard ~
Report Prepared by, Linda Ajello, Associate Planner ~ l.fi
ATTACHMENTS: 1. Resolution approving a Site Development Review for PA 06-005
Pool, Patio and More
2. Applicant's Written Statement
3. Project Plans
4. Photo Survey
5. Vicinity Map
RECOMMENDATION: 1. Receive Staff presentation
2. Open the public hearing
3. Take testimony from the Applicant and the public
4. Close public hearing and deliberate
5. Adopt Resolution (Attachment I) approving a Site Development
Review for P A 06-005 Pool, Patio and More.
PROJECT DESCRIPTION:
The project site is located at 6175 Dublin Boulevard. The property is approximately .76 acres in size with
a 10,584 square foot concrete tilt-up building and an attached trash enclosure. The existing building was
approved on July 9, 1997 by the Community Development Director and was previously owned and
occupied by RPL Graphics.
The Applicant, Pool, Patio and More, is requesting Site Development Review (SDR) approval to modify
the front fayade of the existing concrete tilt-up building (see Attachment 4). Pool, Patio and More is a
general retail showroom that will sell outdoor furniture, barbeque equipment and accessories. Small items
will be sold directly from this location and large items will be delivered directly to the customer from the
Campbell store where their warehouse is located.
ANALYSIS:
The parcel at 6175 Dublin Boulevard (Assessor Parcel Number 941-0550-056-04) has a PD (Planned
Development) zoning designation. Retail uses are allowed by right within the Planned Development
(P A# 96-050). A Site Development Review is required for exterior modifications to an existing structure,
including fayade renovations. The General Plan land use designation for the parcel is Retail/Office and
COPIES TO: Applicant
Property Owner
File
Page I of6
ITEM NO.: B. 2
G:\PA#\2006\06-005 Pool, Patio and More\Agenda Statement3.doc
Automotive, which permits all retail/office uses and adds auto dealerships, auto body shops, and similar
uses.
Background:
On March 18, 1997, the City Council adopted an Ordinance which rezoned a 7.5 acre parcel on the east
side of Dougherty Road and on the north side of Dublin Boulevard (otherwise known as the BJ Dublin
Commercial development) from the C-2, General Commercial Zoning District to a PD, Planned
Development, Zoning District. On the same night, the City Council also adopted an Ordinance approving
a Stage 2 Development Plan. The Stage 2 Development Plan includes the permitted and conditional uses
and development standards. The Development Plan included conceptual architectural plans and required
the design of the buildings to be compatible with the design of buildings in the development area.
On July 9, 1997, the Community Development Director approved a Site Development Review to
construct a 10,584 square foot concrete tilt-up building with an enclosed trash enclosure. The existing
building was constructed and structurally engineered to meet the design of the building approved under
the Site Development Review. The building was constructed and RPL Graphics began operation in the
building in the spring of 1998 (the building is approximately 7 years old).
RPL Graphics recently moved out of the building and the building was sold to Pool, Patio and More. On
January 26, 2006, Pool, Patio and More applied for a Site Development Review to construct a fayade
remodel of the existing building. Staff has worked with the Applicant and the Architect to design the
improvements in such a manner that the improvements are compatible with the design of the existing
building and the buildings in the vicinity.
Site Development Review:
A colored elevation is included with the project plans. Please note that the entrance element (tower)
appears slightly taller than what the elevations show. The elevations show the actual proposed height (27
feet above grade). The colored elevations have been included to show what the proposed colors and
materials will look like on the building.
Existing Building
The existing building was constructed as a concrete tilt-up building. The building was constructed for a
printing service and was designed to meet the needs of a typical industrial business. The building has a
simple rectilinear form (box) with few projections. Ornamental reveals (lines) are provided throughout the
exterior of the building. Pilasters (or decorative columns), which are 16 feet and 15 feet in height are
located on the front (south) elevation.
The roof form is flat with a parapet wall which allows the existing mechanical equipment to be screened
from view. At the top of the roof, a foam rounded embellishment has been added which is painted a
different color from the body color of the building.
The existing building is 20 feet high with an attached \3-foot, 6-inch high trash enclosure on the west side
of the building. Although the elevations give the appearance that the trash enclosure is flush with the face
of the building, the enclosure is actually set back approximately 66 feet from the face of the building (see
the Site Plan for more information).
The existing building has five small windows (approximately 13 feet tall x 5 feet wide) and one large
window (approximately \3' tall x 16' wide). The existing windows extend down to the ground with black
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metal covers over the top and lower window panels. The existing windows have dark glazing (glass) with
grey frames.
Landscaping was installed in conjunction with the Site Development Review for the building. Some of
the existing landscaping has since died or is in poor shape. For this project, Staff has added Condition of
Approval No. 20 which requires the Applicant to replace the missing, dead or damaged landscaping on
the property prior to Final Building Inspection. The existing building was also approved with a "green
wall" on the west and east elevations. The intent of the green wall was for vines to grow on wire lattice to
screen the blank walls on the sides of the building. The existing vines have not grown up the side of the
wall and therefore do not provide the visual break they were intended to provide. Staff has added
Condition of Approval No. 21 which requires the Applicant to replant these vines and also requires that
the vines show substantial growth within one year or they will be required to be replanted.
Proposed Improvements
The Applicant has proposed to make some minor improvements to the exterior skin of the building (see
Attachment 3). No modifications are proposed to the overall form (shape) of the building. Due to the
relatively young age of the building (7 years), the proposed improvements are only intended to give a
minor facelift to the building. All improvements are proposed to the front of the building. Any exterior
modifications will be limited due to the existing lot layout and location of the building and due to the fact
that concrete tilt-up buildings are typically not constructed to allow future modifications to the building.
Major modifications typically require significant structural changes to the building.
Part of the proposal includes the removal offour ofthe six pilasters. The pilasters will be removed and the
wall will be patched and painted. The existing locations of these pilasters are shown on the elevation in
dashed lines.
One major improvement to the front of the building will be a new tower element to announce the entrance
to the store. The entrance will be 27 feet in height above grade and 25 feet 8 inches in width. The entrance
feature will have a flat trim and flat cornice which will extend approximately 4 feet 6 inches away from
the main wall of the feature. The cornice will extend on all sides of this architectural feature. A new sign
will be constructed above the front entrance to the building. The new entrance feature will have a smooth
stucco appearance so that the exterior skin ofthe element is consistent with the existing building materials
which will remain. The overall form of the new architectural feature is consistent with the form of the
existing building. Additionally, the projection away from the main wall of the building breaks up the
shape and massing of the building and promotes a more exciting appearance for the building. The overall
form and design of the building, as proposed, is consistent with buildings in the vicinity.
At the new entrance to the building, the existing storefront door will be removed and replaced with a new
French door with a window around the door to match the new windows. The door will be recessed from
the main wall of this new element.
The existing windows will be removed and replaced with new windows. The six existing windows will be
replaced with three larger windows (\3 feet tall x 16 feet wide) and one smaller window (\3 feet tall x 5
feet wide). The windows will have bronze frames and grids (muntins). The new windows are similar in
shape and size to the existing windows. The design of the new windows, which extend to the ground, is
similar to the existing windows on the building and with windows in the vicinity. The overall shape, form,
size and color of the windows are compatible with the buildings in the vicinity. A portion of the window
will be blocked from view with a new fabric awning which will be black in color (see the colored
elevation provided with the project plans). The awnings will also give the building a more attractive
appearance by providing an element which projects away from the wall and thereby reduces the
appearance of the boxy shape of the building.
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In response to Staffs concerns regarding the existing rounded foam trim, the Applicant has proposed to
remove this piece. Staff also expressed a concern regarding the difference in cornice treatment with
respect to the existing building (which is flat) and the proposed tower element (flat in appearance with
trim which projects away from the wall) to the Architect. In response to Staffs concerns regarding this
issue, the Architect has included a rectangular trim which will not project away from the wall. While this
trim relates better to the design of the tower element and the existing building than the rounded piece,
Staff still has some concerns regarding the difference in the overall design between the two cornices. The
different roof top designs (cornice) give the new element the appearance that the element has been
"tacked on" rather than integrated into the design of the existing building which will remain. The varying
design with respect to the cornice detail is also inconsistent with similar improvements in the vicinity and
improvements along Dublin Boulevard which all share one cornice design. In order to promote a more
attractive appearance for the building and to integrate the new architectural feature into the design of the
existing building, Staff feels that the existing building cornice should be replaced with a cornice that
matches the cornice on top of the architectural element. The new cornice will also provide an attractive
addition to the existing building by eliminating the relatively flat appearance of the roof of the existing
building. Staff has added Condition of Approval No. 17 which requires the Applicant to submit plans
which show that the existing building will have a cornice to match the cornice shown on the tower
element.
The Applicant has also proposed to modify the existing colors of the building. The existing building
features two main colors with a red color on the bottom portion of the building and a beige color which is
the main body color for the building. The Applicant has proposed to repaint the building with earth tone
colors (refer to colored elevations). The main body color of the building will be tan and the bottom
portion of the building will have a darker tan color. The cornice at the top of the building will also have a
dark tan color. Typical building colors in the vicinity vary. There are grey tones, earth tones, beige tones,
etc. While the proposed color is darker than the existing building, the building color does fit in with the
established color palette in the vicinity and the adjacent buildings.
Parking Analysis:
There are currently a total of 38 parking stalls on site. Based on the City of Dublin Off-Street Parking and
Loading Requirements, 1 parking space per 400 square feet is required for retail sales of furniture/large
applianceslflooring. The existing parking spaces exceed the City's parking requirement by 12 spaces.
Parking
Re uirement
26 spaces re uired
38 space provided
Noticing Requirements:
A Public Hearing notice for this project was sent to all property owners and residents/tenants within 300
feet of the subject property as required by state law.
Review by City Departments:
The Public Works Department, Building Division, Alameda County Fire Department, Police Services and
Dublin San Ramon Services District have all reviewed the proposed project. Conditions of approval from
these agencies are included in the proposed Resolution (Attachment I).
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ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental Quality Act, (CEQA), State CEQA
Guidelines and the Dublin Environmental Guidelines, and the project has been found to be Categorically
Exempt per CEQA Section 15301 (Minor alteration of existing facilities).
CONCLUSION:
This application has been reviewed by the applicable City departments and agencies, and their comments
have been incorporated into the Conditions of Approval for the project. The proposed project, as
conditioned, is consistent with the Dublin General Plan and the Planned Development Zoning District in
which the project site is located and represents an appropriate project for the site.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) receive Staff presentation, 2) open the public
hearing, 3) take testimony from the Applicant and the public, 4) close public hearing and deliberate, 5)
adopt Resolution (Attachment 1) approving a Site Development Review for PA 06-005 Pool, Patio and
More.
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GENERAL INFORMATION:
PROPERTY OWNER:
Steven and Ginger Cohen, Season's Leisure, Inc.
d.b.a. Pool Patio & More
3295 El Camino Real, Atherton, CA 94027
APPLICANT:
Steven D. Cohen, Season's Leisure, Inc.
d.b.a. Pool Patio & More
3295 EI Camino Real, Atherton, CA 94027
LOCATION:
6175 Dublin Boulevard, Dublin, CA 94568 (APN 941-0550-056-04)
ZONING:
Planned Development (PD)
GENERAL PLAN
LAND USE DESIGNATION:
Retail/Office and Automotive
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site PD- Planned Retail/Office and Vacant (formerly RPL
Development Automotive Graphics)
North PD- Planned Business Park/Industrial Self Storage Facility
Development and Outdoor Storage
South M -1 - Light Industrial Business Park/Industrial Industrial Complex
and Outdoor Storage
East PD- Planned Retail/Office and Dental Office
Development Automotive
West PD- Planned Retail/Office and AutomobileN ehicle
Development Automotive Repairs and Service
ENVIRONMENTAL REVIEW:
This project is Categorically Exempt from the environmental
review requirements of the California Environmental Quality
Act (CEQA) pursuant to CEQA Guidelines Section 15301, Class
1 (Minor Alteration to Existing Facilities).
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RESOLUTION NO. 06-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR A FAc;ADE REMODEL AND
RELATED IMPROVEMENTS FOR POOL, PATIO AND MORE LOCATED AT 6175 DUBLIN
BOULEVARD (APN 941-00550-056-04)
P A 06-005
WHEREAS, Mr. Steven Cohen of Pool Patio and More ("Applicant"), has requested approval of
a Site Development Review to construct exterior modifications to an existing building located at 6175
Dublin Boulevard; and
WHEREAS, the Applicant has requested approval of fayade improvements including a new
entrance, windows, doors, awnings, paint and trim; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City of Dublin ("City") environmental regulations require that certain projects be reviewed
for environmental impact and that environmental documents be prepared; and
WHEREAS, the project has been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to Section 15301, Class 1; and
WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a Public
Hearing on said application on February 28, 2006; and
WHEREAS, the Planning Commission held a Public Hearing on said application on February 28,
2006; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony 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
find that:
A. The proposed Project, as conditioned is consistent with the purpose and intent of Chapter 8.104,
Site Development Review, of the Zoning Ordinance because: I) the facade improvements. as
conditioned. will be attractive and will be compatible with similar improvements in the vicinitv as
required bv Section 8.104.020.A of the Dublin Zoning Ordinance; 2) as conditioned the top of
existing building (cornice) will be required to be modified to match the design of the cornice on
the new architectural (tower) element so that the building shares one consistent design with respect
to the top of the building and will therefore be compatible with the intent of the PD Zoning
District in which it is located as required bv Section 8.104.020.C of the Dublin Zoning Ordinance;
ATTACHMENT 1
3) there will be no changes to the existing site including the lavout. parking or landscaping; 4) as
conditioned. the applicant will be required to replace dead or dying landscaping to improve the
propertv; and 5) as conditioned. the design of the building will be compatible with the existing
buildings in the vicinitv and the buildings on Dublin Boulevard.
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies
with the policies of the General Plan, with the development regulations or performance standards
established for the Zoning District in which it is located and with all other requirements of the
Zoning Ordinance because 1) the proposed facade improvement. as conditioned. meets the intent
of the Dublin General Plan which discourages proiects which do not relate well to the surrounding
buildings and as conditioned. the proposed remodel is compatible with the existing buildings in
the area; 2) the proposed remodel is consistent with the requirements of the PD (Planned
Development) Zoning District in which the building is located (PA-96-050); 3) the new
architectural element on the building will be 27 feet in height from grade and will meet the
requirements of the PD Zoning District which requires the building to have a maximum height of
45 feet above grade; 4) as conditioned. the proposed facade improvements will meet the intention
of this PD Zoning District which requires buildings in the Zoning District to be compatible itself
and with each other with respect to form. design and colors; and 5) the proposed improvements are
intended to promote a more retail friendlv environment for the building and retail businesses are a
permitted use under the PD Zoning District.
C. The proposed Project, as conditioned, 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
because: 1) the design of the improvements. as conditioned. are compatible with the design of the
existing building and buildings in the vicini tv; and 2) the proposed business and remodel will
comply with all City of Dublin regulations.
D. The approved site development, including site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a
desirable environment for the development because: 1) the Applicant proposes to modify the
exterior skin of the building and the interior of the building. and no changes are proposed to the
site. layout or location of the building; and 2) as conditioned. the building will meet current
requirements of the Municipal Code with respect to safetv.
E. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: 1) the intent of the proposed remodel is to allow the building to be
redesigned in such a manner in order to promote a retail business and. as previously noted. retail
businesses are permitted in this Zoning District; 2) the proposed improvements are minor in scale
and are compatible with similar improvements and existing buildings in the vicinity.
F. Impacts to views are addressed because: there will be no maior changes to the height of the
building. with the exception of the new entrance. and the layout of the building will remain the
same and therefore there will be no impacts to the existing views.
G. There are no impacts to slopes or topographic features because: the site is relativelv flat and no
changes are proposed to the layout of the building or the site other than the face of the building.
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H. The character, scale and quality and design of the project is compatible with the proposed
development, existing and approved projects in the area and with anticipated future development
in the area because: I) the proposed improvements are intended to meet the needs of a retail
businesses and the design of the building and improvements are compatible with businesses in the
neighborhood; 2) as conditioned. the proposed improvements will be consistent with the form and
shape of the existing building and therefore will be compatible with the buildings in the vicinity;
3) the proposed smooth stucco material on the new architectural element (entrance). is compatible
with the existing building which is concrete with a smooth finish and with buildings in the vicinity
which have a combination of CMU blocks. smooth stucco and concrete; 4) the new windows will
be compatible with the design and shape of the existing windows and will have bronze frames and
glass which are compatible with the existing building and the windows on the adiacent buildings;
5) the window openings and shape are compatible with the existing building which has a
rectilinear shape and buildings in the vicinity which typicallv have a large amount of glass or have
windows which extend to the ground. do not have trim around the windows and have muntins
(grids); 6) the proposed improvements will include awnings over the new windows which are
compatible with the design of the existing building and will promote an attractive appearance for
the building by breaking UP the massing of the wall; 7) the overall building form will not change
and will be compatible with the existing building and buildings in the neighborhood which have a
relatively flat appearance with little articulation; 8) the new architectural element (tower) will be
compatible with the existing shape of the building and will announce the entrance to the store and
will promote visual interest of the building by providing an element which proiects awav from the
main wall of the building and breaks UP the form and massing of the building; 9) the new element
is compatible with buildings in the vicinity because it maintains the rectilinear form of the building
and is compatible with the building forms in the vicinity; and 10) the proposal includes a new
tower element with cornice which is different from the existing building. as conditioned. the
existing building will be required to have a cornice treatment to match the new architectural
element for architectural consistency between the two elements and to meet the design
requirements of the Planned Development Zoning District.
I. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Stage 1 Planning Development Zoning because: I) as conditioned. the
Applicant will be required to replace all existing dead landscaping and any landscaping damaged
as a result of the proposed improvements; and 2) as conditioned. the Applicant will be required to
replant the existing vines on the side of the building which were required in coni unction with the
original SDR for the building to screen the side ofthe wall and promote visual interest of the blank
wall.
J. The approval of the Site Development Review is consistent with the Dublin General Plan and any
applicable Specific Plans because: 1) as conditioned. the proposed building improvements will
promote an attractive remodel for the existing building; 2) the proposed improvements will result
in a new design for an existing concrete tilt-up building and will be compatible with similar
improvements in the neighborhood; and 3) the proposed improvements will allow the existing
building to accommodate a retail use and will promote a new use in the area and the retail store
will be compatible with businesses in the area.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
conditionally approve P A 06-005, a Site Development Review application to construct a fayade remodel
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and related improvements, as generally depicted by the Site Plan, Floor Plan and Elevations dated
received February 13,2006, stamped approved and on file with the City of Dublin Planning Department,
subject to the conditions below.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda
County Fire Department, [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, [LA VTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
GENERAL
1. Approval. This Site Development Review approval is for PL Ongoing Planning
the Pool, Patio and More Remodel, PA 06-005. The project
shall generally conform with the project plans submitted by
Robert Remiker Architects received February 13, 2006, on
file in the Community Development Department, and other
plans, text, and diagrams relating to this Site Development
Review and Conditional Use Permit, unless modified by the
Conditions of Approval contained herein.
2. Permit Expiration. Construction or use shall commence PL One year from DMC
within one (1) year of Permit approval or the Permit shall permit approval 8.96.020.D
lapse and become null and void. Commencement of
construction or use means the actual construction or use
pursuant to the Permit approval or demonstrating substantial
progress toward commencing such construction or use. If
there is a dispute as to whether the Permit has expired, the
City may hold a noticed public hearing to determine the
matter. Such a determination may be processed
concurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new application must
be made and processed according to the requirements of this
Ordinance.
3. Time Extension. The original approving decision-maker PL One year from DMC
may, upon the Applicant's written request for an extension permit approval 8.96.020.E
of approval prior to expiration, and upon the determination
that any Conditions of Approval remain 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
six (6) months. All time extension requests shall be noticed
and a public hearing or public meeting shall be held as
required bv the particular Permit.
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
4. Permit Validity. This Site Development Review and PL Ongoing DMC
Conditional Use Permit approval shall be valid for the 8.96.020.F
remaining life of the approved structure so long as the
operators of the subject property comply with the project's
conditions of approval.
5. Revocation of permit. The Site Development Review PL Ongoing DMC
and/or Conditional Use permit approval shall be revocable 8.96.020.1
for cause in accordance with Section 8.96.020.1 of the
Dublin Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subiect to citation.
6. Requirements aud Standard Conditious. The Applicant! Various Building Permit Standard
Developer shall comply with applicable City of Dublin Fire Issuance
Prevention Bureau, Dublin Public Works Department,
Dublin Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County Public
and Environmental Health, Dublin San Ramon Services
District and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer shall supply written
statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions required have been or will be met.
7. Required Permits. Developer shall obtain all permits PW Building Permit Standard
required by other agencies including, but not limited to Issuance
Alameda County Flood Control and Water Conservation
District Zone 7, California Department of Fish and Game,
Army Corps of Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the permits to the
Public Works Department.
8. Fees. ApplicantlDeveloper shall pay all applicable fees in Various Building Permit Various
effect at the time of building permit issuance, including, but Issuance
not limited to, Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District
School Impact fees, Fire Facilities Impact fees, Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; or any other fee that
may be adopted and applicable.
9. Indemnification. The Developer shall defend, indemnifY, ADM Ongoing Administratio
and hold harmless the City of Dublin and its agents, n/ City
officers, and employees from any claim, action, or Attorney
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 related to this
project to the extent such actions are brou!!ht within the
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
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
oroceedings.
10. Clean-up. The ApplicantlDeveloper shall be responsible PL Ongoing Planning
for clean-up and disposal of project related trash to maintain
a safe, clean, and litter-free site.
11. Modifications. Modifications or changes to this Site PL Ongoing DMC
Development Review approval may be considered by the 8.104.100
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zoning Ordinance.
12. Controlliug Activities. The ApplicantlDeveloper shall PL Ongoing Planning
control all activities on the project site so as not to create a
nuisance to the existing or surrounding businesses and
residences.
13. Soft Foam Building Materials. Soft Foam (i.e. efis type PL Building Permit Planning
material) may be installed no closer then 6 feet from the Issuance
earth or oaved areas.
14. Accessory/Temporary Structures. The use of any PL Ongoing DMC
accessory or temporary structures, such as storage sheds or 8.108
trailer/ container units used for storage or for any other
purposes, shall be subject to review and approval by the
Community Develooment Director.
PROJECT SPECIFIC
15. Equipment Screening. All electrical and/or mechanical PL Building Permit Planning
equipment shall be screened from public view. Any roof- Issuance
mounted equipment shall be completely screened from view
by materials architecturally compatible with the building Through
and to the satisfaction of the Community Development Completion!
Director. The Building Permit plans shall show the location Ongoing
of all equipment and screening for review and approval by
the Community Develooment Director.
16. Colors. The exterior paint colors of the buildings are PL Occupancy Planning
subject to City review and approval. The Applicant shall
paint a portion of the building the proposed colors for
reVIew and approval by the Community Development
Director prior to oainting the buildings.
17. Trim. The Building Permit plans shall show that the PI. Building Permit Planning
existing flat roof will have a (trim treatment) cornice to Issuance
match the proposed cornice on top of the new tower
element. Prior to submitting plans for the Building permit,
the Applicant shall submit one set of plans to the Planning
Division showing the modification for review and approval
by the Community Develooment Director.
18. New Architectural Element. The new architectural PI. Building Permit Planning
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
element (tower) shall be limited to 27' in height above Issuance
lITade.
19. Window Signs. Window signs shall be limited in size to no PL Ongoing DMC
more than 25% of the window opening as required by the 8.84
Dublin Zoning Ordinance.
20. Outdoor Display of Merchandise. Merchandise shall not PL Ongoing DMC
be displayed outside of the building. Merchandise may only 8.108
be temporarily stored outside with a valid Temporary Use
Permit has been obtained from the Planning Division.
21. Trash and Waste Accumulation. The applicant or any PL Ongoing Planning
future owner shall provide and conduct regular maintenance
of the site in order to eliminate and control the accumulation
of trash, excess/waste materials and debris.
LANDSCAPING
22. Laudscaping. The Applicant or Developer shall replace any PL Final Building PA-97-014
missing, dead or damaged landscaping per the approved Inspection
Landscape Plan for PA-97-0l4, unless the Applicant applies
for a Site Development Review Waiver to modify the
approved Landscape Plan on the site prior to Final Building
Insnection.
23. Vines. The Applicant shall replant the existing vines on the PL Final Building PA-97-0l4
side of the building prior to Final Building Inspection. Inspection
Within one year the vines shall show substantial growth and
shall begin to cover the wire to provide screening of the
existing building as approved under PA-97-0l4, to the
satisfaction of the Community Develonment Director.
24. Standard Plant Material, Irrigation and Maintenance PL Building Permit DMC
Agreement. The Applicant/Developer shall complete and Issuance 8.72.050.B
submit to the Dublin Planning Department the Standard
Plant Material, Irrigation and Maintenance Agreement if
anv landscaning will be renlaced on-site.
BUILDING - GENERAL
25. Building Codes and Ordinances. All project construction B Through Building
shall conform to all building codes and ordinances in effect Completion
at the time of building nermit.
26. Bnilding Permits. To apply for building permits, B Issuance of Building
Applicant/Developer shall submit five (5) sets of Building
construction plans to the Building Division for plan check. Permits
Each set of plans shall have attached an annotated copv
of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or have
been complied with. Construction plans will not be
accepted without the annotated Conditions of Approval
attached to each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participating
non-City agencies nrior to the issuance of building nermits.
27. Construction Drawings. Construction plans shall be fully B Issuance of
dimensioned (including building elevations) accurately Building
drawn (denicting all existing and nronosed conditions on Permits
7
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
site), and prepared and signed by a California licensed
Architect or Engineer. All structural calculations shall be
prepared and signed by a California licensed Architect or
Engineer. The site plan, landscape plan and details shall be
consistent with each other.
28. Addressing. Address will be required on all doors leading B Occupancy Building
to the exterior of the building. Addresses shall be
illuminated and be able to be seen from the street, 5 inches
in height minimum.
29. Temporary Fencing. Temporary Construction fencing B Through Building
shall be installed along the perimeter of all work under Completion of
construction. Exterior Work
30. Cool Roofs. All new roofing or reroofing installed shall use B Through Building
materials and installation standards approved under Title 24 Completion
energy requirements.
31. Electronic File. The Applicant/Developer shall submit all B Issuance of Building
building drawings and specifications for this project in an Building
electronic format to the satisfaction of the Building Official Permits
prior to the issuance of building permits. Additionally, all
revisions made to the building plans during the project shall Final
be incorporated into an "As Built" electronic file and Occupancy
submitted prior to the issuance of final occupancy
FIRE - GENERAL
32. Exit Signs. Exit signs shall be provided as required by the F Occupancy Fire
CBC Chapter 10.
33. Fire Extinguishers. Provide 2AIOBC fire extinguishers, F Occupancy CFC 1002
in locations approved by the Fire Department, in the
space. An approved SIgn III accordance with the
Uniform Fire Code shall be conspicuously posted above
the extinguisher.
34. Knox Box. Provide a Knox box at the main entrance to the F Issuance of CFC 902.4
space. The Knox box shall contain a key that provides access Building
to the tenant space. Order forms for the Knox box are Permits
available at the fire prevention office at the address above.
The key can be placed in the box during the Fire Department
inspection.
35. Address. Approved address numbers shall be placed on the F Issuance of CFC 901.4.4
space in such a position as to be plainly visible and legible Building
from the street or road fronting the property. Said numbers Permits
shall be placed on a contrasting background.
36. Codes. The project shall comply with Uniform Building and F Issuance of Fire
Fire Codes as adopted by the City of Dublin. Building
Permits
FIRE - PROJECT SPECIFIC
37. Occupancy. The Building Permit plans shall state that the F Issuance of Fire
building occupancy is "M". Building
Permits
38. Fire Sprinklers. The sprinkler system shall be modified F Issuance of Fire
as necessary to protect the storage in accordance with Building
8
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
NFP A 13. Any high piled storage shall comply with Permits
CFC article 81.
39. Fire Sprinklers (TI). The sprinkler system shall be F Issuance of NFP A 13
modified as necessary to provide protection for the Building
tenant improvement. Submit detailed shop drawings to Permits
the Fire Department for approval and permit prior to
installation. A separate permit fee is required.
40. Door Hardware. Door hardware on the exit doors shall F Issuance of CBC
comply with CBC 1003.3.1.8. Building 1003.3.1.8
Permits
POLICE - PROJECT SPECIFIC
41. Residential and Non-Residential Security Ordinance. PO Ongoing Police
The ApplicantlDeveloper shall comply with all applicable
City of Dublin Residential and Non-Residential Security
Ordinance requirements.
42. Graffiti. The Applicant and Tenant shall keep the site clear PO Ongoing Police
of graffiti vandalism on a continuous basis at all times.
43. Parking Signage. All entrances to the parking areas shall PO Occupancy Police
be posted with appropriate signs as described in Sec.
22658(a) of the California Vehicle Code, to assist in
removmg vehicles at the property owner' s/manager' s
request.
44. Doors. Employee exit doors and doors to the rear of the PO Occupancy Police
tenant space shall be equipped with 180-degree viewers if
there is not a burglary resistant window pane in the door
from which to scan the exterior.
45. Theft Prevention and Security Program. The Applicant PO Ongoing Police
or Manager shall work with the Dublin Police on an
ongoing basis to establish an effective theft prevention and
securi tv program.
46. Emergency Response Card. The tenant shall complete a PO Occupancy Police
"Business Site Emergency Response Card" and deliver it to
the Dublin Police prior to occupancy.
47. Construction Phase Security. During the construction PO Through Police
phase the Applicant and Developer shall conform to the Occupancy
following security requirements:
1. The site shall have a security fence around the
perimeter of all work under construction.
11. The site shall have lighting and the fence shall be
locked when workers are not present.
111. A temporary address SIgn shall be posted of
sufficient size and color contrast to be seen from the
street during hours of darkness.
IV. The Applicant shall file a Dublin Police "Business
Site Emergency Response Card" prior to any phase
of construction, which will provide 24-hour
telephone contact numbers of persons responsible
for the construction site.
9
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
v. Good security practices shall be followed with
respect to storage of building materials and storage
of tools at the construction site.
PUBLIC WORKS - GENERAL
48. Erosion Control dnring Construction. PW Issuance of Public Works
Applicant/Developer shall include an Erosion and Sediment Grading!
Control Plan with the Grading and Improvement plans for Sitework Permit
review and approval by the City Engineer and/or Public
Works Director. Said plan shall be designed, implemented,
and continually maintained pursuant to the City's NPDES
permit between October I" and April 15th or beyond these
dates if dictated by rainy weather, or as otherwise directed
by the City Engineer and/or Public Works Director.
All grading, construction, and development activities within
the City of Dublin must comply with the provisions of the
Clean Water Act. Proper erosion control measures must be
installed at development sites within the City during
construction, and all activities shall adhere to Best
Management Practices.
49. Water Quality/Best Management Practices. Pursuant to PW Issuance of Public Works
the Alameda Countywide National Pollution Discharges Grading!
Elimination Permit (NPDES) No. CAS0029831 with the Sitework Permit
California Regional Water Quality Control Board
(RWQCB), the applicant shall design and operate the site in
a manner consistent with the Start at the Source publication,
and according to Best Management Practices to minimize
storm water pollution. All trash dumpsters and compactors
which are not sealed shall have roofs to prevent
contaminants from washing into the storm drain system. All
storm drain inlets serving vehicle parking areas shall be
fitted with Filter Devices to remove Hydrocarbons and other
contaminants, and all storm drain inlets shall be stenciled
"No Dumping ~ Drains to Bay" using an approved stencil
available from the Alameda Countywide Clean Water
Program
50. Parking Lot Lights. The Applicant/Developer shall PW Occupancy Public Works
provide photometric calculation for the existing parking lot
and around the building that demonstrates a minimum foot-
candle lighting level of not less than 1.0 at the ground
surface for the adjacent parking area; if this cannot be
verified provide additional lighting where necessarv.
51. Disabled Parking. All disabled parking stalls shall meet PW Issuance of Public Works
State Title 24 requirements, including providing curb ramps Building
at each loading zone. Curb ramps cannot encroach within Permits and
the loading/unloading areas. Disabled stalls shall be Occupancy
conveniently located and grouped near the prImary
entrances to each building. Van accessible stalls shall also
be provided and shall meet State Title 24 requirements.
10
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
52. Vehic1e Parking. Applicant shall repair any distressed areas PW Occupancy Public Works
of pavement within the existing parking field, then seal and
re-stripe the entire parking field. All parking spaces shall be
double striped using 4" white lines set approximately 2 feet
apart according to Figure 76-3 and 98.76.070 (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. Wheel
stops as necessary shall be orovided at the oarkin!! stalls.
53. Temporary Fencing. Temporary Construction fencing PW During Public Works
shall be installed along perimeter of all work under Construction
construction to separate the construction operation from the
public. All construction activities shall be confined to
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 EngineerlPublic Works
Director.
54. Construction Honrs. Construction and grading operations PW During Public Works
shall be limited to weekdays (Monday through Friday) and Construction
non-City holidays between the hours of 7:30 a.ill. and 5:30
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 no later than 5:00 pm the prior Wednesday.
Overtime inspection rates will apply for all Saturday and/or
holidav work.
55. DamagelRepairs. The Applicant/Developer shall be PW Prior to Public Works
responsible for the repair of any damaged pavement, curb & Acceptance of
gutter, sidewalk, or other public street facility resulting from Improvements
construction activities associated with the development of by City Council
the proiect.
56. Fees. The Developer shall pay all applicable fees in effect PW Issuance of Public Works
at the time of building permit issuance including, but not Building
limited to, Planning fees, Building fees, Dublin San Ramon Permits
Services District fees, Public Facilities fees, Dublin Unified
School District School Impact fees, Public Works Traffic
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, Inclusionary Housing In-Lieu fees;
Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees; and any
other fees as noted in the Develooment Agreement.
PUBLIC WORKS - STANDARD CONDITIONS
57. In the event that there needs to be clarification to these PW Improvement Public Works
Conditions of Approval, the Community Development Plans
Director and the City Engineer have the authority to clarify
the intent of these Conditions of Approval to the Developer
without going to a public hearing. The Community
II
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY PRIOR TO
Development Director and the City Engineer also have the
authority to make minor modifications to these conditions
without going to a public hearing in order for the Developer
to fulfill needed improvements or mitigations resulting from
impacts of this proiect.
58. Construction activities, including the maintenance and PW Through Public Works
warming of equipment, shall be limited to Monday through Completion
Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:30 p.m. except as otherwise approved by the City
Engineer.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) - STANDARD CONDITIONS
59. Prior to Issuance of any building permit, complete DSR Issuance of Dublin San
improvement plans shall be submitted to DSRSD that Building Ramon
conform to the requirements of the Dublin San Ramon Permits Services
Services District Code, the DSRSD "Standard Procedures, District
Specifications and Drawings for Design and Installation of
Water and Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies.
60. Prior to issuance by the City of any Building Permit or DSR Issuance of Dublin San
Construction Permit by the Dublin San Ramon Services Building Ramon
District, whichever comes first, all utility connection fees Permits Services
including DSRSD and Zone 7, plan checking fees, District
inspection fees, connection fees, and fees associated with a
wastewater discharge permit shall be paid to DSRSD in
accordance with the rates and schedules established in the
DSRSD Code.
61. The applicant shall hold DSRSD, its Board of Directors, DSR Issuance of Dublin San
commissions, employees, and agents of DSRSD harmless Building Ramon
and indemnify and defend the same from any litigation, Permits Services
claims, or fines resulting from the construction and District
completion of the proiect.
12
PASSED, APPROVED AND ADOPTED this 28th day of February, 2006, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G:\PA#\2006\06-005 Pool, Patio and More\PC Reso Approve SDR.DOC
13
..
..
Robert Remiker
ARCHITECT
REceiVED
JAN 2 6 2006
DUBLIN PLANNING
Pool, Patio, and More
6175 Dublin Blvd.
L PooL Patio, and More proposes to use the existing facility at 6175 Dublin Blvd. as a retail
showroom, featuring outdoor furniture, barbeques, and accessories. In the "off.season",
decorative holiday items are also featured.
2. The facility will employ 7 people.
3. The hours of operation are 10:00 a.m. to 6:00 p.m. weekdays, 10:00 a.m. to 6:00 p.m. Saturdays,
and 11:00 a.m. to 5:00 Sundays.
4. Because the retail operation sells smaller items from this location, with larger items shipped from
a central warehouse offsite, the business does not produce high traffic volumes for deliveries, does
not produce high volumes of waste, does not engage in manufacturing processes, does not utilize
chemicals in its operation, and does not emit any hazardous by-products as a result of its
operation.
5. The project makes use of the parking, circulation, and access systems already in place. Deliveries
and customer traffic patterns will remain as originally designed in the Planned Development
approved in 1996.
6. The site accommodates the proposed retail store and exceeds the required parking required for this
use.
7. The improvements are primarily interior. The most substantial exterior modification is made at
the building entry, creating an enlarged ~ade surrounding the doors. This entry ''tower'' will not
affect views from adjacent properties and is in scale with similar building features in the
surrounding properties. The motel to the west remains substantially taller than the proposed entry
feature.
8. The site is primarily flat, with drainage channeled to catch basins, and area drains. No
modification to the topography or site is proposed. No modifications to drainage systems are
required.
9. The modifications to the building include the enlargement of storefront windows, the addition of
awnings at the storefront windows, and the addition of a ''tower'' to enhance the character of the
tilt-up structure, provide an opportunity for signage, and to enhance the "identity" for the new
tenants. While the existing tilt-up building is largely unchanged, the entry tower follows a pattern
quite common to retail tenants in Dublin (Safeway, Expo, etc.). Its coloration will be sophisticated
and suDdued and will not present any conflict with the identity of adjacent properties.
10. The landscape, with ground cover, evergreen and deciduous trees has matured to a level where it
already provides visual relief, masks the electrical transformer, softens the edges of the parking
areas, and provides continuity with the adjacent properties in the Planned Development. No
changes are required or proposed at this time.
I L The proposed project is not located on a hazardous waste and substance site pursuant to
Government Code Section 65962.5
2233 Fifth Street Berkeley, California 94710 (510) 644-8099 Fax(SIO) 644-3337 robrem@sbeglobal.o.t
ATTACHMENT 2
.
SIT E
DES..GN
...
REVIE
Tenant Improvement:
'Pool Patio & More
6175 Dublin Blvd., Dublin, CA 94568
PESCRIPflON OF WORK
TeNNrt. ~ilIan I!OlIetlne ~I properl!f~tl1t:-upMlfleanol wood p_1z&:t roof.
Tht lDd:miOr MlI'k ilIoIudee the conetructlOn or a IIIlW dIItr)I- and _ aluminum ~ wlIIdowI
I\fth !Wnted WDC<l dIItr)I o:Ioor& and flI11r1c -. Tht roll met.Ii roll up door will be ~ All
~ _o:Ioor& and wIndoMI wtI1 be paIIItN to matoh _1ftOretro~ mateo1llL Tht bu11dIne
MIl be painted In the four ooIor ll<lhIIM ehowi1ln the eIevlrtlone.
IIlteI10r wori: MIl ilIoI...... new partItIDII walla. N1W1IMwroom Uehtlne. nlftl1lehod fIoor1ne and oai>lnetr)'
!!.elated ~ atruotural.eleotr1oal and rooIIne MlI'k will occur.
1UILlIIN/lI'I'IPBo v-N:~
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PROJECT DATA
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Existing Building.
Existing building and adjacent building (6129 Dublin Blvd.)
ATTACHMENT lf
View of the side of the existing building and adjacent building.
View of the Cook's Collision building (6091 Dublin Blvd.).
View of the Car West Auto Body Building (9077 Dublin Blvd.).
View ofthe Kassabian Motors building (across the street - 6080 Dublin Blvd.).
Vicinity Map - 6175 Dublin Boulevard
N
SCALE 1 : 4,261
600
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200 0 200 400
FEET
u:
ATTACHMENT 5
http://mapguide/mwf/Dublin.mwf
Tuesday, February 21,20063:12 PM