HomeMy WebLinkAbout85-071 Admiral/LDM Movings Systems SDR
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MEMORANDUM
Date:
December 30, 1986
To:
Planning Commission Members
From:
Laurence L. Tong, Planning Director
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Re:
Item 9.1 Appeal of Planning Director's Determination Regarding
Conditions of Approval for PA 85-071 Admiral/LDM Moving Systems
Site Development Review for a New Building at 6720 Houston Place
Due to the limited amount of time since the December 29, 1986, appeal
letter was received, Staff will deliver the agenda statement for the item on Friday,
January 2, 1987.
LLT/gr
CITY OF DUBLIN
AGENDA STATEMENT
Planning Commission Meeting Date: January 5, 1987
SUBJECT:
EXHIBITS ATTACHED:
RECOMMENDATION:
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FINANCIAL STATEMENT:
DESCRIPTION:
Appeal of Planning Director's determination regarding
Conditions of Approval for PA 85-071 Admiral/LDM Moving
Systems Site Development Review for a new building at 6270
Houston Place.
1) Letter from Donald Hogue requesting occupancy of
structure, dated December 29, 1986.
2) Letter from Donald Hogue proposing method of separating
construction activity from use of rear parking area.
3) Memorandum from Planning Director to City Council Members
dated December 30, 1986.
4) Memorandum from Senior Planner to Planning Director dated
December 29, 1986.
5) Photos dated January 2, 1987.
6) Original Conditions of Approval, January 27, 1986.
7) Revised Conditions of Approval to account for error in
site plan by applicant, September 19, 1986.
8) Applicant's acknowledgement of revised Conditions,
December 11, 1986.
1) Hear Staff presention.
2) Hear applicant's presentation and public comments.
3) Question Staff, applicant, and the public.
4) Deliberate.
5) Decide whether project conforms with Conditions and
whether Zoning Approval can be given for occupancy.
None.
Donald Hogue of Admiral/LDM Moving Systems has submitted a written appeal
of the Planning Director's determination that the new building at 6270 Houston Place
does not conform to the Conditions of Approval, and Zoning Approval cannot be given
for occupancy. The project is a new warehouse/office building that was originally
approved by a Site Development Review permit in January, 1986. The Conditions of
Approval were revised in September, 1986, to account for a four-foot error in the
site plan submitted by the applicant. On December 11, 1986, the applicant
acknowledged and accepted the revised conditions.
The Zoning Ordinance provides that, where a Site Development Review has
been approved, the site shall (1) conform to all details specified on the plan and
(2) comply with all Conditions of Approval. Zoning Approval is a certification by
the Planning Director/Planning Staff that occupancy conforms with the Zoning
Ordinance.
The Zoning Ordinance also provides that, where a written appeal is filed
alleging an error in determination, the Planning Commission shall decide the matter.
The Planning Commission decision is final unless appealed to the City Council within
10 days.
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As of January 2, 1987, the Staff has determined that the construction of
the mansard roof is still not complete. The mansard roof element is required by the
following Conditions of Approval and is shown on the elevation plans:
Condition #1: Requires the project to conform to the plans and changes
to the building's architectural design called for by the Conditions of Approval.
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ITEM NO.
9.1
COPIES TO: ~onald Hogue
. C~_85~0~
Condition #2: Requires compliance with the Site Development Review
Standard Conditions.
Condition #4: Requires the architectural roof element to wrap around the
new building.
Condition #7: Requires completion of the proposed structure,
landscaping, and other site improvements prior to occupancy.
Based on the above findings, Staff has withheld Zoning Approval for
occupancy of the building. Staff, however, has made special arrangements for the use
of only the parking lot as requested by the applicant.
The applicant has offered a cash deposit to guarantee completion of the
construction. Staff's position has been to not allow occupancy if private
construction work is not complete.
If the City were to accept a cash security to guarantee construction of a
private structure, the cash security would be used if the applicant failed to
complete the structure. In that event, the City would need to hire a contractor to
finish construction of the private structure.
Staff would oppose placing the City in that position because:
1) It would be inappropriate for the City to be in the private
construction business of hiring contractors to finish private
construction work.
2) It would potentially leave the City morally, if not legally,
responsible if the construction was faulty.
3) It would set the undesirable precedent of allowing other applicants
to offer cash securities in order to occupy incomplete structures.
Staff recommends that the Planning Commission, by minute order, make the
following determinations:
1) That the project has not complied with the Conditions of Approval.
2) Zoning Approval for occupancy is denied.
3) A cash deposit to guarantee completion of private construction work
cannot be accepted for the reasons stated above.
If the Planning Commission would want to consider cash deposits for
incomplete private construction work, the Planning Commission should recommend that
the City Council provide policy direction and instruct Staff to review the matter.
A DMIRAL/LDM
MOVING SYSTEM
611 7 Dougherty Road
P.O. Box 2144
Dublin, CA 9456B
(415) 828-3985
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To all Members of the City Council.
Van Lines
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December 29, 1986
We have constructed a new office and industrial building at 6270
Houston Place in Dublin.
The building is completed, including the landscaping, wi~, the
exception of a metal mansart which extends downward for 10 feet
from the roof line around the complete perimeter of the building.
This mansart is .ornamental only and has been completed across the
front and approximately one third of one side of the building. I~
does cover the main sources of access to the build~ng.
Early in November a member of the Planning Department advised the
contractor and myself that if the mansart was completed to this
extent we could make a cash deposit with the city of Dublin, in
an amount to assure completion of the mansart and receive a
Certificate of Occupancy.
The Planning Director has since ruled we could not do this, eviQe~tly
because there is no precedent for this in the city of Dublin.
We are requesting that a temporary Certificate of Occupancy be issued
by December 31, 1986, we offer the following reasons to support this
request:
1. Due to a change in the tax laws, effective January 1, 1987 we
will lose approximately $31,000 per year, for 20 years, in depreciation
if we do not occupy the building this year.
2. The work remaining is ornamental only and does not effect t~e
structure of the building. Admiral Van & Storage is to be the sole
occupant, we can state unc?nditionally the work wil: be completed
within 60 days.
3. We are willing to deposit cash in an amount sufficient to guaranty
completion with the city of Dublin.
4. Because of the statement made by the Planner in November we did
not realize the problem existed until it was too late to make a timely
appeal.
5. As most of you are undoubtedly aware, American City Truck Stop has
many truck parking spaces we are occupyina ~nn there is a waitinq list
of local truckers who need these spaces.
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6. We are incurring expenses of over $10,000 per month in leasing
temporary office and warehouse space in San Jose, San Fr~~cisco,
and Berkeley while waiting to move into this location.
7. We have 22 employees working in a small office building which .
was actually designed for 8 people.
We have attempted to outline the situation as brief~y as possible,
and I would welcome the ~pportunity to answer any questions or
discuss this more completely with any or all of you at your
convenience.
Sincerely,
CL---~IW d9 H~
Donald B. Hogue
President.
DH/ph
cc: Richard C. Ambrose, City Manager
Lawrence L. Tong, Plann~ng Director
ADMIRAL/LDM
MOVING SYSTEM
6117 Dougherty Road
P.O. Box 2144
Dublin, CA 94568
415/828-3985
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Van Lines
December 29, 1986
Mr. Kevin J. Gailey
Senior Planner, City of Dublin
P.O. Box 2340
Dublin CA 94568
Dear Mr. Gailey:
During the period of the completion of the mansart we will move our
trucks in and out of the truck parking area in the following manner.
All trucks to be used during the day will be driven through the
driveway prior to beginning work on the mansart each day.
Any trucks returning prior to the completion of work on the mansart
each day will be parked in the American City Truck Stop parking lot
until the mansart installers are through for the day .
Sincerely,
c.i2JI!:# ~i~~
Donald B. Hogue ~~
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OFFICES: BERKELEY' DUBLIN' OAKLAND' REDWOOD CITY.
MEMORANDUM
Date:
December 30, 1986
Subject:
City Council Members
Laurence L. Tong, Planning Director ~
Admiral/LDM (Donald Hogue) Request for Occupancy Dated 12/29/86
To:
From:
Donald B. Hogue of Admiral/LDM is requesting occupancy of a new structure
at 6270 Houston Place. The Site Development Review (SDR) for the project was
approved approximately one year ago in January of 1986. Occupancy requires a
determination that the SDR conditions have been met.
As of 12/29/86, the Pla;ning Staff reviewed the SDR conditions and field
inspected the site. Staff found that (1) the construction of the mansard roof was
not complete and (2) the lighting standards were not complete. (See attachments for
details.)
Based on the above findings, Staff determined that specific SDR
conditions had not been met and denied the request for occupancy.
Mr. Hogue has offered a cash deposit to guarantee completion of the
construction. Staff's position has been to not allow occupancy if private
construction work is not completed.
If the City accepts a cash security to guarantee construction on a
private structure, the cash security would be used if the applicant or his contractor
fails to complete the structure. In that event, the City would need to contract to
finish construction of a private structure.
Staff would oppose placing the City in that position because (1) it would
be inappropriate for the city to be in the private construction business, and (2) it
would possibly leave the City morally, if not legally, responsible if the
construction was faulty.
In the past, Staff has not allowed occupancy of any project, including
auto dealers and churches, until all the private construction work was completed.
Under special conditions, such as adverse weather conditions, Staff has allowed
occupancy with some of the landscaping unfinished if sufficient cash securities were
provided to guarantee final installation.
If the City wishes to accept cash securities for private construction,
Staff would suggest that the City Council provide policy direction after careful
review of the potential responsibilities and liabilities.
At this time, the Zoning Ordinance provides that, if someone alleges an
error in determination regarding conditions of approval, the matter shall be decided
by the Planning Commission, with potential for appeal to the City Council. Staff has
scheduled Mr. Hogue's 12/29/86 appeal for the 1/5/87 Planning Commission meeting.
LLT/gr
cc: Donald Hogue
Richard C. Ambrose
Kevin Gailey
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eXCfr<(fS ~M PA 5S .-()11 ADM leAL I L..Dfv'\ CD
The approval of the project as conditioned is in the best interest of
the public health, safety and general welfare; uNDeR.L..I",,,J6 ApDeD
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8. General site considerations, including site layout, orientation and the
location of buildings, vehicular access,. circulation and parking,
setbacks, height, public safety and similar elements have been designed
to provide a desirable environment for the development;
9. General, architectural considerations including the character, scale and
quality of the design, the architectural relationship with the site and
other buildings, building materials and colors, screening of exterior
appurtenances, exterior lighting and signing and similiar elements have
been incorporated into the project in order to insure compatibility of
this development with its design concept and the character of adjacent
buildings and uses;
10. General project landscaping and consideration including the locations,
type, size, color, texture and coverage of plant materials, provisions
for irrigation, maintenance and protection of landscaped areas and
similiar elements, have been considered to insure visual relief to
complement buildings and structures and to provide an attractive
environment to the public;
11. The project is consistent with the policies contained in the City's
General Plan.
CONDITIONS OF APPROVAL PA 85-071
Unless stated otherwise. all Conditions shall be complied with prior to .
issuance of buildin2 or 2radin2 permits and shall be subiect to Planning
Department review and approval.
GENERAL REOUIR~~~S
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conform with the lans repared Randall
cons~st~ng 0 eignt sheets an
prepared by H. W. A., consisting of a single
sheet, both dated received by the City Planning Department, August 6,
1985, as modified to generally reflect the Site Plan modifications
depicted in the Kev~sed Site Plan dated January 8, 1986, and the Staff
Study dated January, 1986, and the chan~es to the building's
architectural desi n called for by these cond~tions of approval.
Collect~ve y, t ese ma eria s s a serve as xn~ ~t A or t is
project and shall be maintained on file with the Planning Department.
This approval shall be valid until January 30, 1987. If construction
has not commenced by that time, this approval shall be null and void.
The approval period may be extended one additional year by the Planning
Director upon his determination that the Conditions of Approval outlined
in this document will assure development consistent with the aforestated
Findings of Approval. Development shall be subject to the conditions
listed below.
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Comply with the City of Dublin-Site Development Review Standard
Cond~t~ons and the ~ity of Dublin-Police Services Standard Commercial
'Building Security Recommendations (Attachment A and Attachment B).
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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.
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ARCHITECTURAL
side of
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of
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5 Elevations and examples of exterior colors and materials for buildings
and structures shall be subj~ct to final review and approval by the
Planning Director. A color and materials pallet shall be prepared by
the developer for review and approval by the Planning Director. All
ducts, meters, air conditioning equipment and other mechanical
equipment, whether on the structure, on the ground, or elsewhere, shall
be effectively screened from view with materials architecturally
compatible with the main structure. HVAC screen and colors shall be
designed to utilize materials , forms and colors, as feasible,
compatible with the architecture of the building.
6 _ The pattern used for the mix of smooth finished/vertical groove finish
for the concrete wall on the north building elevation shall be modified
to provide a smooth finished wall at the proposed roll-up doors.
BASIS FOR RELEASE OF OCCUP~~CY
C2> Prior to relea,e of occupancy all the following ,hall be accoopli,hed'
a. In
an
b. Grading of the subject property must conform with the
recommendations of the soils engineer to the satisfaction of the
City Engineer.
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installed in a manner which will not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are
, made.
20 Grading shall be completed in compliance with the construction grading
plans and the Soil Engineering recommendations as established by a Soil
and Foundation Study prepared for this project (subject to review and
approval by the City Engineer). Grading 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 City
Engineer that all work was done in accordance with the recommendations
contained in soils and/or geologic investigation reports covering this
site and the approved plans and specifications.
21 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 City Engineer.
IHPROVEHENT PLANS
22 All improvements ~~thin the public right-of-way, including curb gutter,
sidewalks, 'rlriveways, paving, and utilities, must be constructed in
accordance with approved standards and/or plans.
LANDSCAPING AND IRRIGATION PLANS
23 A detailed Landscape and Irrigation Plan, along with a cost estimate of ,
the work and materials proposed, shall be submitted for review and
approval by the Planning Director. Landscape and Irrigation Plans shall
be signed by_~ lic~nsed landscape architect.
24 The design and placement of service areas, trash enclosures, and utility
boxes shall be compatible with the site's overall design and landscaping
and shall be subject to review and approval by the Planning Director as
part of the Landscape and Irrigation Plan.
25 The developer/owner shall sign and submit a copy of the City of Dublin
Landscape ~~intenance Agreement (see Attachment C).
26 The proposed tree planting program along the south and east boundaries
of the property shall be modified to provide six additional trees on the
South property line (to give a 1 tree @ 22' planting ratio) and to
provide three additional trees on the east property line (to give a 1
tree @ 17' planting ratio). Shrub planting along the north and south
boundaries of the property shall be modified to provide a fourth "10'-
IS' shrub" at each point that a three-shrub grouping is proposed
(approximately 10 additional shrubs on each side).
LIGHTING
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m~n~mum pole height) shall be
arking/maneuverin areas to
details, prepared by
designer, including
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Final Landscaoe Plans, irriqation system plans, tree Pl.cservation tech-
niques, and qUarantees, shall be reviewed and approved by the Dublin .
Planning r:epa.rt:nEnt prior to the issuance of the building ~t. All
such sul:mittals shall insure:
a. That plant rcaterial is utilized. which will be capable of healthy
grcwth within the given range of soil and climate.
b. 'TI1at proposed landscape scree11.ing is of a height and density so that it
provides a positive visual impact within three years fran the time
of planting. '
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c. That unless unusual circumstances prevail, at least 75% of the propdsed
trees on the site are a minimum of 15 gallons in size, and at
least 50% of the proposed shrubs on the site are mi.nirnum of 5 gallons
in size'.
d. That a pla.'1 for an autara.tic irrigation system be provided which
assures that all plants. get adequate water. In unusual circumstances,
and if approved. by Staff, a manual or quic.l( coupler system rray be
used.
e. That concrete curbing is to be used at tr.e edges of all planters and
paving surfaces.
f. Tnat all cut and fill slopes in e.."{cess of 5 feet in height are rounded
rot.'1 horizontally and ver-.J.cally.
g. That all cut and fill slopes graded and not constructed on by Septeml:er 1,
of any given yezr, ar: hydro seeded with p:re.'1l1ial or native grasses
and flcwers, and t,.'1at stock piles of lease soil e..v.isting on t.l1at date
are hydroseeeed in a si..r.ri.lar rnaIl11er.
h. Th"'t t,.'1e area under t.'.;.e drip lille of all e..nsting oal(s, \vc.lnuts, etc.,
\k.ich ar: to be saved are fenced during construction and grading
o~ations and no activity is pexmitted \IDe"''''' them t,.':.at will cause
soil ~ction or d2uage to t.'1e tree.
i. 'TI1at a guara'1tee frcm the cwners or contrac-...ors shall be required
guaranteeing all shrubs and grcur..d cover, all trees, ar.d the irrigation
system for one year.
J . That a pe!:ITanent maintenance agreerrent on all lar.dscaping will be
required. fran tr.e cmper insuring regular irrigation, farhlization
and weed abate.T.e..'1t.
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Final i.ns;:::ection or occu:::ancv ]:€....-rmits will not be aranted until all
const..."'llction and landscaping is ccmDlete in accordance wit.'1 aDProved plans
and t.'1e conditions reauired bv the Ci tv, or a bond has been osted
to cover all costs of the unfinished. work, plus 25%.
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MEMORANDUM
Date:
December 29, 1986
To:
L. Tong, Planning Director
From:
K. Gailey, Senior Planner
Subject:
Donald B. Hogue's Letters of December 29, 1986
Regarding New Office and Industrial Building at 6270 Houston Place
As of 4:30 p.m. on December 29, 1986, the following reflected status of
occupancy conditions we have established for Hogue for use of the rear parking lot
area:
Condition 1: Secure D.S.R.S.D.--Fire Department o.k. of pinched access at northeast
corner of site.
Tonya Snyder-Hoover, D.S.R.S.D. Fire Inspector submitted
to the City outlining striping requirements at the affected are that
with to mitigate the presence of sub-minimum access width clearance.
done.
12/24/86 letter
must be complied
Work has been
Condition 2: Installation of light standards (to be up and operational).
The five light supports have been poured. Hogue advised the light
standards are to be installed on 12/30/86 (a.m.). Final inspection for lights
(Building Inspection) called for 12/30/86.
Condition 3: Encroachment permit.
Adam Harris, general contractor, filed for an encroachment permit the
week of 12/22/86. Work had been performed without a permit. Don Santina, Public
Works Department, performed an inspection on 12/29/86, which led to a requirement
that a $310.00 performance bond be posted for work in place. Hogue was advised of
the bond requirement on 12/30/86.
Condition 4: Submit letter outlining method by which construction will be segregated
from activities at the rear parking lot.
Hogue submitted a letter on 12/29/86 outlining the proposed means to
segregate work and parking use.
Per your direction I performed a field inspection of the site to
determine the status of the mansard roof installation as of 12/29/86. The work
status was as follows:
1. Front (west) elevation - Mansard support structure and front metal
sheeting complete. Soffit and drain (not required by City) not in place.
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2. Side (north) elevation - Six-foot "wrap" from front elevation is in
place. Installation of mansard support structure is 85% complete (two more segments
to be installed, which were going up while field review was made).
3. Rear (east) and side (south) elevations - No work done to date
including lack of six-foot-deep "wrap" around southwest corner.
Hogue's 12/29/86 letter appealing the Planning Director's decision to not
issue occupancy until mansard is complete was filed under the appeal process outlined
in the Zoning Ordinance (operative section of Code Section 8-92.0) which reads as
follows:
8-92.0 ADMINISTRATION OR ENFORCEMENT: APPEALS. Upon written
application setting forth the grounds for appeal, the Planning Commission
shall have jurisdiction to hear and decide appeals alleging error in any
order, requirement, permit, revocation, decision, or determination made
by any official of the County, other than a member of the Planning
Commission or Board of Supervisors in the administration or enforcement
of Planning Commission rules, or of the precise plans or zoning
regulations of the County; provided, however, that all appeals from
decisions of the Zoning Administrator which are required to be made
following noticed public hearing and those appeals from the decision of
the Planning Director on a Site Development Review which also requires
affirmative action on a Variance in order to be implemented shall be
governed by the procedure contained in Section 8-102.0. The order
deciding such appeal shall become effective ten (10) days after the date
of such order unless notice of appeal is filed pursuant to Section 8-
102.0 within said period of ten (10) days. (Amended by Sec. 39, Ord.
70-57; amended by Sec. 15, Ord. 71.41; amended by Sec. 2, Ord. 71.51.)
Conditions of Approval for the subject CUP/SDR permit included reference
back to the City's Site Development Review Standard Conditions (see Condition No.2).
Item 3 of the same indicates that final inspection or occupancy permits will not be
granted until all construction and landscaping is complete in accordance with
approved plans and the conditions required by the City, or until a bond has been
posted to cover all costs of the unfinished work, plus 25%. This has been used in
the past for some unfinished landscape work.
In response to the items mentioned in Hogue's letter of 12/29/86, I offer
the following information:
Page 1: No comment.
Page 2: Mansard is ornamental, not structural, but it does require a
permit and inspection. Mansard work (except installation of sheet metal soffit and
drainage gutter) is complete around all pedestrian access doors except the exit door
at the southwest corner of the structure.
Page 3: In early November, I advised Harris of agencies that would have
to provide an o.k. for occupancy. Discussion of bonding the installation of the
mansard for non-public areas was subsequent to these discussions.
Page 4: The Hogues (father and son) met with you to ask if installation
of the entire mansard could be bonded. In response to your indication it could not
be bonded, they modified their request back to Harris' original request to bond only
the "non-public-access" area (Le., over north, south, and east elevations). You
advised that the City would not authorize occupancy until the mansard was 100%
installed (overruling my previous direction to Harris). Reasons outlined for their
request included:
(1) Building was structurally complete and functionally operational.
(2) They were incurring cost of renting a temporary storage facility.
(3) They were turning away business due to inability to use storage
space.
(4) They were experiencing supply problems from the metal fabricator
(for sheet metal facing of mansard) and slow work of roof installer.
Reasons outlined for denial of request were:
(1) Precendent of allowing occupancy without building being complete.
(2) Potential problems if the builder defaulted and the City had to
become a stand-in "contractor" to complete the work.
(3) Lateness of submittal of shop drawings and commencement of work on
mansard roof.
Page 5: Vic Taugher, Building Official, has indicated an ability and
willingness to release occupancy of any portion of the project, including the
following incremental occupancies:
(1) Allow use of the parking area (if the four conditions outlined at
the beginning of this memorandum are complied with).
(2) Allow occupancy of the parking lot and front of the building,
including the offices (conditioned upon conformance to the four
points above and completion of the mansard over the public-access
areas) .
(3) Occupancy of the entire structure (conditioned upon conformance to
the four points above and constructing the mansard only during off-
work periods).
1 - This issue was raised late in the discussion stages between Harris
and myself regarding what steps were necessary to secure occupancy release. Hogue
has advised that use of either the parking area in the rear of the project or the
front office section of the project would qualify them for the current tax
depreciation schedule.
2 - No comment (see earlier comment regarding the "ornamental" nature of
the mansard.
3 - Per Site Development Review Standard Conditions, it appears the
City's acceptance of a bond covering 125% of the installed cost of uncompleted work
is an option for the City.
4 - "Timely appeal" became more of a problem because of early Planning
Commission meetings in December (1st and 15th).
5 - These spaces would not all become immediately available at once, as
work on the mansard would require Hogue's group to continue to occupy the spaces for
a period until the roof is completed.
6 - No comment.
7 - No comment.
KG/gr
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',' Development Services
P.O. Box.2340 .
Dublin, CA 94568
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CITY OF DUBLIN
'lanning/Zoning 829-4916
~Jilding & Safety 829-0822'
Engineering/Public Works 829-4927
January 27, 1986
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RE:
9PEALABLE ACTION LEITER
~PA 85-071 Admiral/LDM Moving
ASSESSOR PARCEL NUMBER: 941-0550-004
PROPERTY OWNER:
Donald B. Hogue
130 Bando Court
Walnut Creek CA 94595
APPLICANT &
REPRESENTATIVE:
Randall Harris, A.I.A., Architect
1581 Boulevard Way
Walnut Creek CA 94595
Dear Applicant:
The above referenced project was acted upon January 27, 1986, by the Zoning
Administrator and was approved subject to conditions. Findings and conditions
of approval applying to this project are as follows;
FINDINGS:
1. The proposed furniture and household goods storage warehouse is required
by the public need:
2. The proposed uses will be properly related to other land uses, and
transportation and service facilities in the vicinity;
3. The uses will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially
detrimental to the public welfare or injurious to property or
improvements in the neighborhood, as all applicable regulations will be
met;
4. The uses will not be contrary to the specific intent clauses for
performance standards established for the District in which it is to be
located;
5. All provisions of Section 8-95.0 through 8-95.8 Site Development Review,
of the Zoning Ordinance are complied with;
6. Consistent with Section 8-95.0, this project, as modified by the
Conditions of Approval, will promote orderly, attractive and harmonious
development, recognize environmental limitations on development;
stablize land values and investments; and promote the general welfare by
preventing establishment of uses or erection of structures having
qualities which would not meet the specific intent clauses or
performance standards set forth in the Zoning Ordinance and which are
not consistent with their environmental:setting;
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7. The approval of'the project as conditioned is in the best interest of
the public health, safety and general welfare;
8. General site considerations, including site layout, orientation and the
location of buildings, vehicular access, circulation and parking,
setbacks, height, public safety and similar elements have been designed
to provide a desirable environment for the development;
9. General, architectural considerations including the character, scale and
quality of the design, the architectural relationship with the site and
other buildings, building materials and colors, screening of exterior
appurtenances, exterior lighting and. signing and similiar elements have
been incorporated into the project in order to insure compatibility of
this development with its design concept and the character of adjacent
buildings and uses;
10. General project landscaping and consideration including the locations,
type, size, color, texture and coverage of plant materials, provisions
for irrigation, maintenance and protection of landscaped areas and
similiar elements, have been considered to insure visual relief to
complement buildings and structures and to provide an attractive
environment to the public;
11. The project is consistent with the policies contained in the City's
General Plan.
CONDITIONS OF APPROVAL PA 85-071
Unless stated otherwise, all Conditions shall be complied with prior to
issuance of building or grading permits and shall be subiect to Planning
Department review and approval.
GENERAL REQUIREMENTS
1 Development shall generally conform with the plans prepared by Randall
Harris, A.I.A., Architect, consisting of eight sheets and the
Preliminary Landscape Plan prepared by H. W. A., consisting of a single
sheet, both dated received by the City Planning Department, August 6,
1985, as modified to generally reflect the Site Plan modifications
depicted in the Revised Site Plan dated January 8, 1986, and the Staff
Study dated January, 1986, and the changes to the building's
architectural design called for by these conditions of approval.
Collectively, these materials shall serve as Exhibit I'A" for this
project and shall be maintained on file with the Planning Department.
This approval shall be valid until January 30, 1987. If construction
has not commenced by that time, this approval shall be null and void.
The approval period may be extended one additional year by the Planning
Director upon his determination that the Conditions of Approval outlined
in this document will assure development consistent with the afore stated
Findings of Approval. Development shall be subject to the conditions
listed below.
2 Comply with the City of Dublin-Site Dev~lopment Review Standard
Conditions and the City of Dublin-Police Services Standard Commercial
Building Security Recommendations (Attachment A and Attachment B).
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ARCHAEOLOGY
3 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.
ARCHITECTURAL
4 The design of the architectural roof screen wrap along the west side of
the building shall be modified from a IS-foot high flat-parapet screen
design to a 10-foot + high angular mansard roof screen design. The roof
screen, with the abovestated design change, shall continue around the
northwest and southwest corners of the structure for a minimum length of
thirty-five feet. The overhang dimension at the southwest corner may be
decreased from the six-foot depth if called for by the Building
Inspector. For the remainder of the perimeter of the structure, the
height of the roof screen wrap shall be decreased to a 10-foot + height
and the depth of the overhang increased to 2 feet +. A mansard-roof
design, or an alternate design determined acceptable to the Planning
Director, shall be utilized for this roof screen wrap. The fluting
treatment of the concrete panels may be replaced with an alternate
architectural treatment if determined acceptable to the Planning
Director.
S Elevations and examples of exterior colors and materials for buildings
and structures shall be subject to final review and approval by the
Planning Director. A color and materials pallet shall be prepared by
the developer for review and approval by the Planning Director. All
ducts, meters, air conditioning equipment and other mechanical
equipment, whether on the structure, on the ground, or elsewhere, shall
be effectively screened from view with materials architecturally
compatible with the main structure. HVAC screen and colors shall be
designed to utilize materials , forms and colors, as feasible,
compatible with the architecture of the building.
6 . The pattern used for the mix of smooth finished/vertical groove finish
for the concrete wall on the north building elevation shall be modified
to provide a smooth finished wall at the proposed roll-up doors.
BASIS FOR RELEASE OF OCCUPANCY
7 Prior to release of occupancy all the following shall be accomplished:
a. In conjunction with the completion of the proposed structure, all
improvements shall be installed as per the approved landscaping
and irrigation plans and the drainage and grading plans.
b. Grading of the subject property must conform with the
recommendations of the soils engineer to the satisfaction of the
City Engineer.
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c. The following shall have been submitted to the City Engineer:
I) An as-built grading plan prepared by a registered Civil
Engineer including original ground surface elevations, ag-
graded ground surface elevations, lot drainage, and
locations of all surface and subsurface drainage facilities.
II) A complete record, including location and elevation of all
field density tests, and a summary of all field and
laboratory tests.
III) 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.
DRAINAGE
8 The drainage system developed shall be subject to review and approval by
the City Engineer.
9 Calculations (hydraulic) shall be prepared by the developer for review
by the City Engineer to determine the sizing of drainage lines.
10 The area outside the building shall drain outward at a 2% minimum slope
for unpaved areas and a 1% minimum in paved areas.
11 Roof drains shall empty onto paved areas, concrete swales, or other
approved dissipating devices.
12 Where storm water flows against a curb, a curb with gutter shall be
used.
13 The flow line of all asphalt paved areas carrying waters shall be slurry
sealed at least three feet on either side of the center of the swale.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
14 Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. The
developer shall keep adjoining public streets free and clean of project
dirt, mud, and materials during the construction period. Developer
shall be responsible for corrective measures at no expense to the City
of Dublin. Areas undergoing grading, and all other construction
activities, shall be watered, or other dust-pallative measures used, to
prevent dust, as conditions warrant.
EASEMENTS
15 The developer shall acquire easements, and/or obtain rights-of-entry
from the adjacent property owners for any improvements including
grading, required outside of the proposed development. Copies of the
easements and/or rights-of-entry shall be in written form and be
furnished to the City Engineer. An encIoachment permit will be required
for any major work within the Alameda County Flood Control and Water
Conservation District's water easement at the northeast side of the
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subject property. A two-inch air valve assembly on the 24-inch water
transmission pipeline in the easement shall be relocated from the
proposed parking area to the nearby landscaped area.
EROSION
16 Prior to any grading of the site, and in any case prior to securing
building permits, detailed construction grading plan and a drainage,
water quality, and erosion and sedimentation control plan, for
construction and post-construction period, prepared by the Project Civil
Engineer shall be approved by the City Engineer. The plan shall provide
for all reasonable efforts to insure that.no increase in sediment or
pollutants from the site will occur.
FIRE
17 Prior to issuance of building permits, the developer shall supply
written confirmation that the requirements of the Dublin San Ramon
Services District Fire Department have been, or will be, met, including
the following requirements listed in the letter from the fire department
regarding this project dated September 4, 1985;
a. Two on-site hydrants will be required, the locations of which
shall be subject to review and approval by the D.S.R.S.D. Fire
Department.
b. No High-Piled Storage (storage of combustibles more than 12 ft.
high) will be permitted without a permit from this Department.
Requirements for a permit include smoke removal capability as
described in the Uniform Fire Code, 1979 Ed., Sec. 81.106; access
to the building as described in UFC Sec. 81.109; and a floor plan
showing the dimensions and locations of the stockpiles and aisles.
c. Extinguishers of a minimum 2A10B:C rating shall be located every
75 ft. of travel.
d. "NO PARKING FIRE LANE" signs and red curbing shall be installed on
the north side access driveway.
e. Hydrants will be fully charged before construction above the
foundation begins.
f. The fire sprinkler system must be maintained in service at all
times and supervised by an approved fire alarm company.
18 The sloped loading dock area at the southeast corner of the building
shall be redesigned to utilize a retaining wall along the south side of
the ramp (i. e., the cut slope area in the adjoining landscape area
shall not be utilized).
GRADING
19 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, to the
greatest extent feasible, sanitary sewers, and water lines, shall be
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installed in a manner which will not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are
made.
20 Grading shall be completed in compliance with the construction grading
plans and the Soil Engineering recommendations as established by a Soil
and Foundation Study prepared for this project (subject to review and
approval by the City Engineer). Grading 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 City
Engineer that all work was done in accordance with the recommendations
contained in soils and/or geologic investigation reports covering this
site and the approved plans and specifications.
21 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 City Engineer.
IMPROVEMENT PLANS
22 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.
LANDSCAPING AND IRRIGATION PLANS
23 A detailed Landscape and Irrigation Plan, along with a cost estimate of
the work and materials proposed, shall be submitted for review and
approval by the Planning Director. Landscape and Irrigation Plans shall
be signed by a licensed landscape architect.
24 The design and placement of service areas, trash enclosures, and utility
boxes shall be compatible with the site's overall design and landscaping
and shall be subject to review and approval by the Planning Director as
part of the Landscape and Irrigation Plan.
25 The developer/owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement (see Attachment C).
26 The proposed tree planting program along the south and east boundaries
of the property shall be modified to provide six additional trees on the
South property line (to give a 1 tree @ 22' planting ratio) and to
provide three additional trees on the east property line (to give a 1
tree @ 17' planting ratio). Shrub planting along the north and south
boundaries of the property shall be modified to provide a fourth "10'-
15' shrub" at each point that a three-shrub grouping is proposed
(approximately 10 additional shrubs on each side).
LIGHTING
27 Parking lot light standards (24-foot mlnlmum pole height) shall be
provided for the western and eastern parking/maneuvering areas to
provide adequate security lighting. Light .standard details, prepared by
a civil engineer or a qualified lighting designer, including
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photometries that indicate footcandle distribution, shall be submitted
for review and approval by the Planning Director.. Exterior lighting
shall be of a design and placement so as not to cause glare onto
adjoining properties. Lighting used after business hours shall be
minimized to provide for security needs .only. Additional wall lighting
along the south side of the building shall be suplied to provide "wash"
security lighting.
PARKING AND DRIVEWAYS
28 A double stripe pattern shall be used for all parking spaces. The
southwesternmost parking space and the 9' x 25' southernmost area of the
adjoining driveway shall be striped as a no-parking/turnaround zone, and
a three-foot end-aisle indentation shall be supplied to aid back-out
maneuvers for cars on this lot. The parking space at the northwest
corner of the building shall be eliminated and added to the area
utilized for a new landscape planter/sidewalk area that shall be carried
around the northwest corner of the building to proposed doorway. The
driveway width in that area may be reduced to a width of twenty-two
feet. A planter area shall also be established along the northeast
corner of the building with minimum legs of ten feet. The parking lot
on the west side of the structure may be shifted southerly up to a
maximum of five feet.
29 Minimum slope on A.C. parking lot shall be 1%, maximum slope shall be
5%.
30 The layout and design of the truck parking areas/maneuvering areas along
the east side of the structure shall be subject to review and approval
by the Planning Director and shall reflect the following minimum
maneuvering dimensions:
40' turn radius (no parking in this area allowed)
60' perpendicular open-dock parking area (adjoining east side of
building)
45' parking space depth (without cab parking at southeast corner)
60' maneuvering space (in front of 55' perpendicular open-dock
parking area - may overlap with 50' turn radius area)
31 The parking and driveway surfacing shall be asphalt concrete paving.
The City Engineer shall review the project's Soils Engineer's structural
pavement design. The developer 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 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.
32 An encroachment permit shall be secured from the City Engineer for any
work done within the public right-of-way.
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33 Developer shall 'be responsible for installation of street light
standards and luminaries of the number design, spacing, and locations as
approved by the City Engineer.
34 The driveway width along the north side of the building shall be
increased in width from 22 feet to 26 feet. The adjoining northerly
perimeter planter strip may be reduced to a six-foot minimum width.
Where no parallel unloading zone parking will occur, the landscape strip
shall be widened to "pinch" the driveway to a width of 22 feet (i. e.,
at the northwest corner of the building).
SIGNAGE:
35 All signs shall be subject to review and approval by the Planning
Director prior to installation.
36 One freestanding sign may be developed for this project and shall be
located on the western portion of the property.
STORAGE AND EXTERIOR ACTIVITIES:
37 Uncovered and unscreened outside storage is expressly prohibited. All
demonstrations, displays, services and other activities shall be
conducted entirely within the proposed structure. Any areas proposed
for development as screened storage areas shall be subject to review and
approval by the Planning Director as regards to their design, location,
building material and use. No loudspeakers or amplified music shall be
permitted outside the enclosed structure. Exterior parking of loaded
trucks shall not exceed a one-week period (144 hours in any 168-hour
period).
TITLE:
38 A current title report and copies of the recorded deeds of all parties
having any recorded title interest in the property to be developed and,
if necessary, copies of deeds for adjoining properties and easements,
thereto, shall be submitted at the time of submission of the drainage
and/or grading plans to the City Engineer.
UTILITIES:
39 Prior to the filing of the grading or building permits the developer
shall furnish the City Engineer with a letter from Dublin San Ramon
Services District stating that the District has agreed to furnish water
and sewer service to the development.
40 The location of any pad mounted transformers shall be subject to
approval by the Planning Director. Generally speaking, such
transformers shall not be located between the street and the front of
the proposed structure.
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WELLS:
41 Known water wells without a documented intent of future use are to be
destroyed prior to any demolition or grading in accordance with a well
destruction permit obtained from Zone 7 pf the Alameda County Flood
Control and Water Conservation District. Other wells encountered prior
to, or during, construction shall be treated similarly.
MISCELLANEOUS:
42 A raised pedestrian walkway area extending from the western parking area
to the two doorways serving the office area at the northwest and
southwest corners of the building shall be provided. A pedestrian
walkway around the northeast corner of the building shall also be
provided if a pedestrian door. is established at that corner of the
building.
43 The materials used for pedestrian walkways throughout the site shall be
of a uniform design and shall be subject to review and approval of the
Planning Director. Those portions of walkways adjoining parking areas
shall be raised 6" above the parking/drive aisle surface. Handicap
access depressions shall be provided.
44 Except as specifically altered by the above conditions of approval,
development shall comply with the conditions established for PA 83-016.
This action becomes final and effective at 5:00 p.m. on February 6, 1986,
unless appealed before that time in accordance with the Zoning Ordinance.
If you have any questions regarding this matter, please contact this office.
Sincerely,
LLT/KG/ao
cc: PA 85-071
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SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
CITY OF DUBLIN
All projects approved by the City of Dublin shall rreet the follcMing standard
conditions unless specifically e.,<:empted by the Planning I:'epart:Irent.
1. Final buildinq and site developrent plans shall be reviewed andl approved
bv the Planninq I:'epartrrent staff prior to the issuance of a buildinq permit.
All such plans shall insure:
a. That standard carrrercial ~r residential security requirerrents as
established by the Dublin Police I:'epartrrent are provided.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking stalls.
d. That e.'<:terior lighting of the building and site is not directed onto
adjacent properties and tr.e light source is shielded fran direct
offsite viewing.
e. That all mechanical equipnent, including electrical and gas meters,
is architecturally screened fran view, and that electrical trans-
forrrers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy matE:"ial (prefarably
masonry) and in harmony with the architecture of the building(s).
g. That all vents, gutters, downsp:)Uts, flashings, etc., are painted to
watch the color of adjace.Ylt surface.
h. That all waterials and colors are to be as approved by the Dublin
Planning I:'epartrrent. Once constructed or installed, all iroprove.rrents
are to be maintained in accordance with the approved plans. Any
changes which affect the e.'rterior character shall be resubnitted to
the Dublin Planning I:'epartrrent for approval.
i. That each parking space designated for canpact cars be identified
with a paVem2J1t marking reading "Small Car Only" or its equivalent,
and additional signing be provided if necessary.
j. That all e.'<:terior architectural elem2J1ts visible fran vie., and not
detailed on the plans be finished in a style and in waterials in
harmony with the exterior of the building.
k. That all other public agencies that require revie<tl of the project be
supplied with copies of the final building and site plans and that
cc:mpliance be obtained with at least their minimum Cede requirerrents.
ATTACHMENT f\
DP 83-13
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2. Final landscape Plans, irriqation system plans, tree preservation tech-
niques, and quarantees, shall be reviewed and approved by the Dublin
Planninq De~t prior to the issuance of the buildinq permit. All
such suJ:mittals shall insure:
a. That plant material is utilized which will be capable of healthy
grCMth within the given range of soil and c1inate.
b. That proposed landscape screening is of a height and density so that it
provides a positive visual impact within three years fran the time
of planting.
I
c. That unless unusual circumstances prevail, at least 75% of the pror:;dsed
trees on the site are a mi.nirrIum of 15 gallons in size, and at
least 50% of the proposed shrubs on the site are minimum of 5 gallons
in size.
d. That a plan for an autaretic irrigation system be provided which
assures that all plants get adequate water. In unusual circumstances,
and if approved by Staff, a manual or quick coupler system rray be
used.
e. That concrete curbing is to be used at the edges of all planters and
paving surfaces.
f. That all cut and fill slopes in e.'{cess of 5 feet in height are rounded
roth horizontally and vertically.
g. That all cut and fill slopes graded and not const..'"llcted on by Septe.mber 1,
of any given year, are hydro seeded with pere.nnial or native grasses
and flCMers, and that steck piles of loose soil e.usting on t..l1at date
are hydroseeded in a similar manner.
h. That t.'1e area under t..l-)e drip line of all e.usting oa'<:s, walnuts, etc.,
which are to be saved are fenced during construction ar:d grading
operations and no activity is permitted under the.m t..'cat will cause
soil conpaction or darnage to the tree.
i. That a guarantee from the owners or contractors shall be required
guaranteeing all shrubs and grour.d cever, all trees, ar:d the irrigation
syste.m for one year.
J . That a pennanent maintenance agreerrent on all landscaping will be
required from the owner insuring regular irrigation, fer'"....ilization
and weed abate.ment.
3. Final inspection or eccuoancv ]:€rmits will not be oranted. until all
construction and landscaoin is COmPlete in accordance wi.t."l aporoved lans
and the conditions required. bv t..'1e Ci tv, or a bond has been posted
to caver all costs of the unfinished. WDrk, plus 25%.
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C I T Y
OF
DUBLIN
POLICE SERVICES
STANDARD C~IAL BUIIDING SECURITY RECCMMEI:IDATIONS
I. JXX)RS
All exterior doors are to be constructed as follews:
a) Wcx:xJ. doors shall be of solid core construction, no less than 1-3/4
inches thick.
b) Auxiliary locks are to be added to each door and shall be double
cylinder, one inch, threw deadbolt or equivalent burglary resistant
locks where permitted by the Building and Fire Ccxies. The cylinders
are to be protected by cylinder ring guards so they cannot be gripped
by pliers or other wrenching devices.
c) In-swinging doors shall have rabbited jambs, or alternate rreans of
strengthening.
d) Exterior hinges shall have non-rerrovable hinge pins.
e) Exterior and interior garage out-swinging doors shall have non-
removable, hidden or non-accessible hinge pins.
f) Doors with glass panels and doors that have glass panels adjacent to
the door frame shall be secured with iromoJOrk or steel grills of at
least 1/8th inch material or 2 inch rresh secured on the inside of the
glazing.
g) All exterior doors, excluding front doors, shall have a minimum of
40 watt bulb over the outside of the door. Such bulb shall be
directed onto the door surfaces by reflectors.
h) The strike is to be a wrought box strike, or equivalent.
i) Sliding glass doors: All sliding glass doors shall be equipped with a
locking device that shall engage the strike sufficiently to prevent its
being disengaged by any p::>ssible rrovement of the door within the space
or clearances provided for installation and operation. ' The l::olt and
strike shall be reinforced by hardened material so as to prevent their
separation by pulling, prying or similar attack. The locking device
function may be operable by a keyed or cOOed lock inside and out as
permitted by the Fire Department or Building Cedes.
Double sliding glass doors shall be locked at the rreeting rail.
II. w"INIXWS
A. All accessible rear and side glass windews shall be secured as foll~'S ~
1) Any accessible windew shall be secured on the inside with a
locking device capable of withstanding prying or wrenching.
2) Louvered windows shall not be ,used within eight feet of ground
level, adjacent structures, ~r f.ire escapes.
B
DP 83-012
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B. Accessible-Transoms
All exterior transoms exceeding 8" x -12" on the side and rear
of any building or premise used for business purposes shall be
protected by one of the follCMing:
1) Outside iron bars of at least 1/8" material spaced no Il'Ore than
2" apart.
2) Outside iron or steel grills of at least 1/8" material, but not
Il'Ore than 2" nesh. .
3) The windCM barrier shall be secured with belts, the ro\ll1ded
or flush head on the outside.
4) Wire hung glass with positive locking devices.
III. R(X)F OPENINGS
A. All glass skylights on the roof of any building or premises used
for business purposes shall be provided with:
1) Iron bars of at least 1/8" material spaced no Il'Ore than 2" apart
\ll1der the skylight and securely fastened as in B-3.
2) A steel grill of at least 1/8" material of 2" nesh \ll1der the
skylight and securely fastened as in B-3.
3) Other skylight protection of approved design.
B. All hatcbvay openings on the roof of any building or premises used
for business purposes shall be secured as follCMs:
1) If the hatchway is of wooden material, it shall be covered on
the inside with at least 16 guage sheet steel or its equivalent
attached with screws at 6".
2) The hatchway shall be secured fran the inside with a slidebar
or slide belts. The use of crossbar or padlock must be
approved by the Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided with
non-rercovable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the roof
or exterior walls of any building or premise ,used for business
purposes shall be secured by covering the sarre with either of the
following:
1) Iron bars of at least 1/2" round or I" x 1/4" flat steel
material, spaced no Il'Ore than 5" apart and securely fastened
as in II B-3.
2) A steel grill of at least 1/8" material of 2" nesh and securely
fastened as in I I B- 3 .
.'
'J..uE CITY OF DUBLI~
P.O. Box 2340
Dublin. CA 94568
(415) 829-400n
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I
agree that all plants (trees,
installed in accordance with
landscape plan for
proj ect) located at
(address) . All plants will be replaced in kind as
approved plan at such time as they are found to be
diseased, damaged, or dead, for at least one (1) year
date of their installation.
(property owner) do hereby
shrubs and ground cover) will be
the City of Dublin's approved
(name of
per the
missing,
from the
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
-
;ATTACHMENT C-
1/83
Form 83-05
c
De'Je]opmem SelVices
P.O. Box 2340
Dubiin. CA 94568
r
CITY OF DUBLIN
, /A- 8.o-o?(
0':. r'lanning/Zoning 829-4916 .
Buiiding & Safety 829-0S22
EngineeringPublic Works 829-4927
.'
September 19, 1986
Mr. Adam Harris
6617 Dougherty Road
Dublin, CA 94568
Dear Mr. Harris:
This letter is in response to the plan submittals received from your Office on August
18, 1986, which detailed proposed modifications to the width of both the drive aisle
and landscape strip along the north side of the Admiral/LDM Moving Systems building
currently under construction at the terminus of Houston Place.
As detailed in an earlier transmittal from your Office (your July 28, 1986, letter),
the sum total of approved on-site improvements is equal to 186', but the actual pro-
perty width has been determined to be 181.9'. The plans submitted for the review of
the project (the Site Plan dated June 10, 1985, prepared and certified by Juan J.
Escudero and the Architectural Site Plan dated printed August 6, 1985, and prepared by
Randall Harris & Associates) incorrectly detailed the width of the subject property at
186'. To address this error, you have proposed that the northerly drive aisle be re-
duced from 27' to 25'~ and the northernmost landscape strip be reduced from 5' to 3~'.
In acknowledgement of the documentation submitted in regards to this matter, and of
your efforts to.secure approval from the adjoining property owner to the north to be
allowed to locate a portion of the required project landscaping off-site (approvals
were not granted), it is apparent that an on-site solution must be utilized for the
above-described problem.
By this letter be advised that this Office has made a determination that the proposed
adjustments are conditionally acceptable to this Office and may be incorporated into
the project design subject to the following adjustment to the Conditions of Approval
for the subject Site Development Review Permit (PA 86-071):
Amend existing Condition #26 to add the following two sentences:
#26. (added as final two sentences) A modified Landscape and Irrigation Plan shall be
prepared and submitted for review and approval by the Planning Director for the
shrub and tree planting proposed along the north property line where the planter
width is limited to a width of three feet. Planting in this area shall be of a
type and density to provide for a tall, columnar planting mass and which will
not be adversely impacted by the narrow width of the planter.
Amend existing Condition #34:
#34. The driveway width along the north side of the building shall be increased in
width from 22' to 25'. The adjoining northerly perimeter planter strip may be
reduced to a three-foot minimum width. \Vhere no parallel unloading-zone parking
will occur, the landscape strip shall be widened to a width of 20' (i.e., both
west of the northwest corner of the new strycture and east of the northeast
corner of the new structure~ -- -------~------------~-~-~~~---------'-- -------.-----~~---
crTT-A"pj E~r~ 7
f\ ft~~-~" 111
:,
.
,;
c;
Mr. Adam Harris
September 18, 1986
Page 2
Add as a new Condition #45:
#45. The uses established under this Site Development Review request shall be subject
to review,after the one-year anniversary of initial occupancy to determine
compliance with the above Conditions, or what additional requirements may be
needed to assure the Findings of Approval established for the project will
continue to be met. Particular attention shall be given during this review of
the adequacy of the on-site circulation system, as regards the northerly
driveway, to provide a safe and functional access across the north side of the
structure. If determined necessary, the Developer shall modify the driveway
width to a full 27' (reducing the adjoning landscape strip to 1+'). At his
discretion, the Planning Director may refer the matter back to the Planning
Commission for direction and/or resolution.
Add as a new Condition #46:
#46. An "as-built" Site Layout Plan prepared and signed by a licensed civil engineer
shall be prepared and submitted to the City prior to issuance of the stucture's
occ'Upancy'.
To formalize this Office's approval of the project modification, it will be necessary
to secure written acknowledgement and approval to the above indicated Conditions from
the owner of the property.
If you have any questions regarding this letter, please contact me at 829-4916 at your
convenience.
Sincerely,
~~ tJf);. -
Kevin J. G il y
Senior Plan er
cc: PA 8&071
Donald B. Hogue
Vic Taugher
City Engineering Department
Attn.: Wayne Anderson
~
.
ADAM HARRIS
GENERAL BUILDING CONTRACTOR
Lie. 1322637
1946 A Meadow Road. walnut creek, CA 94596 . (4151944-5393
Mr, Kevin Gailey
City of Dublin Planning Department
6500 Dubl1n Boulevard
Dub I in, CA 94568
December 1 1,1986
Dear Kevin:
This letter is in response to an9 in acknowledgement of your letter dated
September 19,1986 regarding the changes to the conditions of approval for
the AdmirallLDM Building,
We hereby acknowledge the amendments to the existing conditions #26 and
#34 with the following clarifications,
In the last sentence of the amendment to condition #26, the following
shall read; Planting in this area shall be of a type and density to provide
for a conducive and attractive planting mass which will not be adversely
effected by the narrow width of the planter.
The amendment to condition #34 shall read; The planter width for the first
25' at the northwest corner of the property shall be 5' wide and make a
reduction to 3' in width 25' back from the end of the culdesac, The planter
shall remain 3' in width along the north property line for a distance of 40'
beyond the northeast corner of the building at which point the width w111
increase to 5' for the remainder of the north property 1 ine.
The new conditions, #45 and #46 are hereby acknowledged and accepted.
.... r: r~ . . ': 7 roo :..
DEe 115 1986
QUill-iN PlANNING
~~
Owner
c~~~;
Genera I Contractor
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