HomeMy WebLinkAbout86-036.1, .2 & .3 Kahler's Auto Repair - CUP,SDR & VAR
TO:
FRCM:
SUBJEcr:
GENERAL INFORMATION:
PROJEcr:
PROPERTY G'lNER AND
REPRESENTATIVE :
LOCATION :
ASSESSOR PARCEL NUMBER:
EXISTING LAND USE
AND ZONING:
SURROUNDING LAND USE
AND ZONING:
,-~
CITY OF DUBLIN--
P~ CCMMISSlOO
AGENDA srATrnENT/STAFF REPORT
~. "
Meeting Date: August 18, 1986
planning Commission
Planni~f~() ~
PA 86-036.1, .2, and .3 Kahler's Auto Repair -
Conditional Use Permit, Site Development Review,
and Variance requests for the proposed,_
construction of a 7,200+ square foot autb-repair
facility with street-side sideyard, a sideyard
variance, and-dimensional parking variances and
with use of long-term exterior storage. !
Conditional Use Permit, Site Development Review,
and Variance requests for a 7,200+ square foot,
two-story auto repair facility with long-term
exterior storage and with a 7+ foot street-side
sideyard setback (lO-foot minImum required), a
O-foot sideyard (lO-foot minimum required), and
with additional variances from the City's
dimensional parking requirements.
Dennis Kahler
6392 Scarlett Court
Dublin, CA 94568
6117 Dougherty Road
Dublin, CA 94568
941-550-045.
Planned Development (PD) District allowing both
Light Industrial (M-l) and General Commercial
(C-2) uses. Present land use consists of a
single-story structure used for offices by a
moving and storage company.
North: Truss manufacturing and storage yard; PD
allowing M-l and C-2 uses.
South: Brake shop; PD allowing M-l and C-2
uses.
East: Parcel lOB" of Parcel Map 4008, occupied.
by a truck repair and truck stop; PD
allowing M-l and C-2 uses.
West: Bowling Alley; C-2.
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ITrn NO.
'.3
COPIES TO: Applicant
ONner
PA File 86-036
ZONING HISTORY:
1962:
The site and area were rezoned from A, Agricultural
District, to M-l, Light Industrial District (447th
Zoning Unit).
11-4-79:
The subject property was rezoned by Alameda county
from the M-l District to the PD, Planned Development
District, restricting use of the property to uses
allowed by the M-l and C-2, General Commercial
District (141lth Zoning Unit.)
3-4-81:
Alameda County Approved a Conditional Use Permit (C-
3973) for the adjoining truck stop and weigh station.
At the time of the approval, the subject property was
part of the 4.8+ acres SUbsequently subdivided in 1982
into three parcels.
7-11-82:
The Dublin Planning Commission approved a Tentative
Parcel Map (PA 83-016) for the site. The subject
proposal consists of Parcel lOB" of Parcel Map 4008.
APPLICABLE REGULATIONS:
Section 8-49.1(d) establishes as an allowable use (subject to Site
Development Review approval) in a C-2, General Commercial District, the
operation of an auto repair facility.
Section 8-51.3(b} of the zoning Ordinance establishes as a Conditional
Use in a M-l, Light Industrial District, the use of long-term exterior
storage.
Section 8-94.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need; 2)
whether or not the use will be properly related to other land uses,
transportation and service facilities in the vicinity; 3) whether or not the
use will materially affect the health or safety of persons residing or working
in the vicinity; and 4) whether or not the use will be contrary to the
specific intent clauses or peformance standards established for the district
in which it is located.
Section 8-94.4 states the approval of a Conditional Use Permit may be
subject to conditions.
Section 8-95.0 of the zoning Ordinance states that the Site Development
Review is intended to promote orderly, attractive, and harmonious development;
recognize environmental limitations on development; stabilize 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 of this Chapter or which are
not properly related to their sites, surrounding traffic circulation, or their
environmental setting. Where the use is proposed, the adjacent land uses,
environmental significance or limitations, topography, or traffic circulation
is found to so require, the Planning Director may establish more stringent
regulations than those otherwise specified for the District.
section 8-95.5 of the zoning Ordinance states that at the conclusion of
the site Development Review investigation, the Planning Director shall
determine from reports and data submitted whether the Use and Structures
proposed will meet the requirements and intent of this Chapter, and upon
making an affirmative finding, shall approve said application. If from the
information submitted, the Planning Director finds that compliance with the
requirements on this Chapter, and the intent set forth herein would not be
secured, he shall disapprove, or approve subject to such conditions, changes,
or additions, as will assure compliance.
-2-
ENVIRONMENTAL REVIEW:
The City proposes 'to adopt a Negative Declaration
of Environmental Significance which finds the
proposed project will not have a significant
effect on the environment.
NOTIFICATION:
public Notice of the August 18, 1986, hearing was published
in The Herald, mailed to adjacent property owners, and
posted in public buildings
ANALYSIS:
Land Use:
The Subject proposal involves the relocation of an existing auto repair
operation from its current location at 6392 Scarlett Court to a new structure
at the subject property. Auto repair use, along with the limited amount of
exterior long-term storage proposed, is considered consistent with existing
adjoining land uses and the intent of the site's underlying zoning. Auto
repair is listed as an allowable use in the C-2, General Commercial District,
and therefore is consistent with the site's PD (C-2/M-l) zoning designation.
The exterior long-term storage is proposed to be limited to the 25' x 65'
fenced area at the rear (easterly) portion of the site and will be effectively
buffered by its proposed location, use of perimeter fencing, and construction
of the proposed new 20'8" high structure.
Development of a functionally laid out car repair facility at this site
is hindered by the property's width. The width of the subject property is
substandard, as regards the median lot width required for an M-l, Light
Industrial District (lOO-foot median lot width required - 76.9-foot median lot
width existing). The existing width, when reviewed in terms of a double-
loaded auto repair facility (i. e., interior car'racks/workstations loaded on
either side of a central drive aisle/maneuvering area), would make development
of the site for the proposed use questionable without securing the requested
street-side sideyard and sideyard variances.
Site Plan Layout:
The application was initially submitted on April 23, 1986. A detailed
summary of recommended design changes was prepared by Staff in response to
that submittal (see Attachment 8) and prompted preparation of revised plans,
which were submitted on July 23, 1986. The revised application materials
address the items listed in Staff's June 16, 1986, memorandum on a point-by-
point basis (see Attachment 4) and include input from Staff/Applicant meetings
held subsequent to the preparation of the June 16, 1986, memorandum.
The revisions accommodated a reduction in the magnitude of the street-
side sideyard variance (setback was increased from a 6.9' setback to a mixed
7.5' to 8.5' setbacks) and eliminated the bulk of the originally requested
front yard setback and dimensional parking variances proposed within the front
(west) parking area.
The request for a zero-foot sideyard setback variance was retained in
the revised submittals. This variance request is supported by Staff due to
the presence at the shared property line of an existing structure (with a 0-
foot sideyard setback). The adjoining brake shop to the south runs 158 feet
along the common property line. The proposed auto repair facility will be
built along an 82-foot portion of that adjoining structure.
The basic layout of the site provides customer parking at the front 1/3
of the site. Directly adjacent to this parking is the covered vehicular entry
to the proposed structure (entry will double as the service write-up area) and
the public pedestrian entry to the structure (access to the counter write-up
area and public waiting room). The structure occupies the bulk of the center
of the property (footprint coverage of the proposed structure is 5,638+ square
feet, or 43%, of the 12,990~ square foot site). -
The revised parking layout appears adequate both numerically and
dimensionally. In the case of a full parking lot, the proposed location of
the driveway entrance to the building can doubly serve as one leg of a hammer-
head turnaround to provide easy turnaround and exit maneuvers.
-3-
The Applicant is requesting that sidewalks along Houston Place not be
required to be installed along a majority of the Houston Place frontage. The
basis of this request is tied to the Applicant's perception that limited use
of the sidewalks will exist until the property across Houston Place to the
north redevelops to a more intensive commercial use. The City Engineer has
indicated a desire to require that curb and gutter be installed along the
length of the property's Houston Place frontage. The City Engineer has
indicated he would accept deferment of installation of sidewalk for the
portion of the Houston Place frontage located east of the first driveway along
Houston Place.
Architecture:
The review of the plans initially submitted prompted Staff to advise the
Applicant of general concerns about the architectural detailing of the
proposed structure. Concurrence was reached that the architectural detailing
of the front (west) elevation of the building should receive highest priority
as it was the high-activity area as well as the most visually prominent
portion of the proposed structure.
While the project revisions submitted by the Applicant served to largely
satisfy the stated architectural goals, Staff has several additional
adjustments it feels should be considered. The Draft Resolution for the
Conditional Use Permit/Site Development Review request recommends the
following changes be incorporated into the project (see Conditions 4
through 7):
1. Provision of a second floor overhang along the length of the front
(west) building elevation to match the overhang proposed on the western edge
of the north elevation.
2. Raise the height of the area proposed to use a metal-seamed roof
treatment one foot above the height of the unroofed portion of the structure.
Additionally, provide a metal roof trim cap atop the brick wall portion where
no roof treatment is proposed.
3. Reinstitute use of brick columns along the blank portions of the
street side (north) elevation (3 columns) and the rear (east) elevation (5
columns) to help break up the mass of these two areas.
4. Increase depth of the "tower" pop-out to a minimum depth of two feet
and change the exterior treatment to predominant, or complete, use of split-
face dark gray bricks.
Landscaping:
The preliminary landscape plan submitted for the project proposes use of
turf lawn and trees. Staff has several adjustments it feels should be made to
the preliminary plans to make best use of the proposed landscape areas. The
recommended adjustments include the following (see Conditions 22 through 25):
1. Mound the landscaping to be established along Dougherty Road and
modify the landscape treatment in this area to include three additional trees
and to introduce use of clumped shrubbery planting.
2. Mound the landscaping to be established along Houston Place, running
the mound up against the street-side sideyard building elevation (north
elevation). Modify the landscape treatment of this area to include six
additional trees (with some trees to be 24-inch box specimen sized trees) and
to introduce use of clumped shrubbery planting.
3. Introduce more intensive landscaping at the base of the front
building elevation (west elevation) using both shrub planting and ornamental
trees (four small "color" trees).
4. Introduce vine and/or vertical tree/sh~ub growth at the exposed base
of the adjoining structure to the south.
-4-
RECOMMENDATION:
FORMAT:
II
2}
3)
4)
5)
Hear Staff presentation.
Open public hearing.
Hear Applicant and public presentations.
Close public hearing.
Consider and act on three draft Resolutions:
A) A Resolution regarding the Negative Declaration of
Environmental Significance.
B) A Resolution regarding the Variance Application PA 86-
036.1).
C) A Resolution regarding the Conditional Use permit/Site
Development Review applications (PA 86-036.2 and .3).
AcrION:
Based on the above Staff Report, Staff recommends the planning
Commission adopt the following Resolutions: Exhibit A approving
the Negative Declaration of Environmental Significance for PA 86-
036.1, .2, and .3; Exhibit B approving the Variance Application
(PA 86-036.1); and Exhibit C approving the Conditional Use
permit/Site Development Review applications (PA 86-036.2 and .3).
ATTACHMENTS:
Exhibit A - Resolution approving the Negative Declaration of
Environmental Significance for PA 86-036.1, .2, and .3.
Exhibit B - Resolution approving the Variance application PA 86-036.1.
Exhibit C - Resolution approving Conditional Use Permit and Site
Development Review applications PA 86-036.2 and .3.
Exhibit D - Conditional Use Permit, Site Development Review, and
Variance submittals.
Backqround Attachments
1 - Location Maps
2 - Copy of Applicant's written Statement.
3 - Environmental Assessment Form (dated received April 23, 1986).
4 - Memorandum submitted in conjunction with submittal of revised
plans.
5 - Negative Declaration of Environmental Significance for PA86-
036.1, .2, and .3.
6 - Site Photographs.
7 - Pertinent Agency Comments
8 - Staff Memorandum dated June 16, 1986, outlining recommended
design changes (in response to initial application submittal).
-5-
RESOUlTION NO. 86 --
A RESOUlTION OF THE PLANNING CCMMISSION
OF THE CITY OF DUBLIN
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ADOPTING A NEX;ATIVE DECLARATION OF ENVIROOMENTAL SIGNIFICANCE
CONCERNING PA 86-036.1, .2, and .3 KAHLER'S AUTO REPAIR -
CONDITIONAL USE PERMIT, SITE DEVELOPMENT REVIEW, AND VARIANCE RmJESTS
WHEREAS, the California Environmental Quality Act (CEQA), as
amended together with the State's administrative guidelines for implementation
of the California Environmental Quality Act and City environmental regulations,
requires that certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, a Negative Declaration of Environmental Significance has
been prepared for PA 86-036.1, .2, and .3; and
WHEREAS, the Planning Commission did review the Negative
Declaration of Environmental Significance and considered it at a public hearing
on August 18, 1986; and
WHEREAS, the City planning Commission determined that the project,
PA 86-036.1, .2, and .3, will not have any significant environmental impacts;
NCW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds that the Negative Declaration of Environmental Significance has been
prepared and processed in accordance with State' and Local Environmental Law and
Guideline Regulations, and that it is adequate and complete.
PASSED, APPROVED AND ADOPTED this 18th day of August, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
planning Director
EXHIBIT A
J/K'4FT I!8tJL..P/ IoN - ;VaT. M~77c,.(j
RESOUlTION NO. 86:':
A RESOUlTIOO OF THE PLANNING CCMMISSION
OF THE CITY OF DUBLIN
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APPROIJING PA 86-036.1 KAHLER' S AUTO REPAIR
VARIANCE RmJESTS FOR STREET-SIDE SIDEYARD, SIDEYARD, AND
DIMENSIONAL PARKING VARIANCES
~, Dennis Kahler filed Conditional Use Permit, site
Development Review, and variance applications requesting approval of a proposed
7,200+ square foot auto repair facility with street-side sideyard, sideyard,
and dImensional parking variances, and with use of long-term exterior storage
at 6117 Dougherty Road; and
~, the Planning Commission did hold a Public Hearing on
August 18, 1986, on this application; and
~, proper notice of said Public Hearing was given in all
respects as required by law; and
~, this application has been reviewed in accordance with the
prOVisions of the California Environmental Quality Act and a Negative
Declaration of Environmental Significance has been adopted (Planning Commission
Resolution No. -86) for this project, as it will have no significant effect
on the environment; and
~, the Staff report was submitted recommending the Variance
application be approved; and
~, the Planning Commission did hear and consider all said
reports, recommendations, and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin planning Commission
does hereby find that:
a) There are special circumstances (substandard lot width and
area) which would deprive the property of privileges enjoyed by other property
in this vicinity under the identical zoning classification;
b) The granting of the Variance will not constitute a grant of
special privileges inconsistent with the limitations upon other properties in
the vicinity and zone;
c) The granting of the application will not be detrimental to the
persons or property in the neighborhood or to the public welfare;
d) The requested variance, as conditioned, will not be
inconsistent with the General Plan.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
adopt said Variance application subject to the following conditions:
1. Development shall generally conform with the revised plans
prepared by Stoddard Design, A. I. A., consisting of five sheets dated received
by the City of Dublin Planning Department July 23, 1986, and the changes called
for by the Conditions of Approval for the Conditional Use Permit and Site
Development Review requests PA 86-036.2 and .3.
2. The approval period for the Variances shall be valid until
August 28, 1987. If construction pursuant to PA 86-036.2 and .3 has ,not
commenced by that time, this approval shall be null and void. The approval
period for the Variances may be extended one additional year (Applicant must
submit a written request for the extension prior'to the expiration date of the
permit) by the Planning Director upon his determination that the abovestated
Findings will continue to be met.
~Yf.~!R~T Q
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ATTEST:
PASSED, APPROIlED AND ADOPTED this 18th day of August, 1986.
AYES:
NOES:
ABSENT :
Planning Director
Planning Commission Chairperson
-2-
RESOUlTION NO. 86-
A RESOUlTION OF THE PLANNING CCMMISSION
OF THE CITY OF DUBLIN
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APPROVING PA 86-036.2 AND .3 - KAHLER'S AUTO REPAIR CONDITIONAL USE PERMIT
AND SITE DEVELOPMENT REVIEW 6117 DOUGHERTY ROI\D
WHEREAS, Dennis Kahler filed Conditional Use Permit, Site
Development Review, and Variance applications requesting approval of a
proposed 7,200+ square foot auto repair facility with street-side sideyard,
sideyard, and dimensional parking variances, and with use of long-term
exterior storage at 6117 Dougherty Road; and
WHEREAS, the adopted City of Dublin Zoning Ordinance provides in
part for the establishment of auto repair facilities in C-2, General
Commercial Districts, as an allowable use and further provides for the
establishment of long-term storage as a Conditional Use in the M-l, Light
Industrial District; and
WHEREAS, the Planning Commission did hold a public hearing on said
applications on August 18, 1986; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, this application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and a Negative
Declaration of Environmental Significance has been adopted (Planning
Commission Resolution No. 86- ) for this project, as it will have no
significant effect on the environment; and
WHEREAS, a concurrent request, PA 86-036.1, for variance approval
to establish a street-side sideyard of 7+ (lO-foot minimum required), a
sideyard of zero feet (10 foot minimum required) and for variance approval
from the City's dimensional parking requirements has been previously approved
(Planning Commission Resolution No. 86- ___); and
WHEREAS, the Staff Report was submitted recommending that the
Conditional Use Permit and Site Development Review applications be
conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth; and
WHEREAS, the proposed land use, if conditionally approved, is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services;
NCW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds:
a)
Construction of the 7,200+ square foot auto repair facility with
ancillary long-term exterIor storage serves the public need by providing
for the relocation and expansion of an existing commercial auto repair
facility.
b)
The uses will be properly related to other land uses, and transportation
and service facilities in the vicinity, as the proposed uses will be
compatible to said land uses, and transportation and services facilities
in the immediate vicinity.
c)
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.
EXHiBiT C
-1-- Ot</f-ff ;!F50LvT!fJ,J - cvP /~DR-
d) The uses will not be contrary to the specific intent clauses or
performance standards established for the district in which they are to
be located.
e) All provisions of Section 8-95.0 through 8-95.8 Site Development Review,
of the zoning Ordinance are complied with.
f) consistent with Section 8-95.0, this'project will promote orderly,
attractive, and harmonious development, recognize environmental
limitations on development; stabilize 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.
g) The approval of the project as conditioned is in the best interest of the
public health, safety and general welfare.
h) 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.
i) General architectural considerations as modified by the Conditions of
Approval, 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 similar 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.
j) General project landscaping provisions for' irrigation, maintenance and
protection of landscaped areas and similar elements have been considered
to insure visual relief to complement buildings and structures and to
provide an attractive environment to the public.
k) The project is consistent with the policies contained in the City's
General Plan.
BE IT FURTHER RESOLVED that the planning commission does hereby
conditionally approve Conditional Use Permit and Site Development Review
applications PA 86-036.2 and .3 as shown by materials labeled Exhibit A, on
file with the Dublin planning Department, subject to the fOllowing conditions:
Unless stated otherwise, all Conditions of Approval shall be complied with
prior to issuance of building or qrading permits and shall be subject to
Planning Department review and approval.
1. Development shall generally conform with the revised plans prepared by
Stoddard Design, A.I.A., consisting of five sheets dated received by the
City Planning Department, July 23, 1986, and the changes called for by
these Conditions of Approval. Approval for the Conditional Use Permit
shall be until August 28, 1988. The approval period for the Conditional
Use Permit may be extended two additional years (Applicant must submit a
written request for the extension prior to the expiration date of the
Conditional Use Permit) by the planning Director upon his determination
that the Conditions of Approval remain adequate to assure that items a) -
d) and k) of the above stated Findings will continue to be met. Approval
for the Site Development Review shall be valid until August 28, 1987. If
construction has not commenced by that time, this approval shall be null
and void. The approval period for the Site Development Review may be
extended one additional year (Applicant must submit a written request for
the extension prior to the expiration date of the permit) by the Planning
Director upon his determination that the Conditions of Approval remain
adequate to assure that items e) - k) of the above stated Findings will
continue to be met. Development shall be subject to the Conditions
listed below.
2. Comply with the City of Dublin Site Development Review Standard
Conditions and the City of Dublin Police Services Standard commercial
Building Security Recommendations.
-2-
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.
ARCHITEcrURAL
4. Exterior colors and materials for the building addition shall be subject
to final review and approval by the Planning Director and shall be
consistent with those of the existing structure. All ducts, meters, air
conditioning equipment and other mechanical equipment on the enlarged
structures shall be effectively screened from view with materials
architecturally compatible with the main structure.
5. The "roof" treatment proposed along the top of the west elevation and
along the westerly 18+ feet of the north elevation shall be modified by
raising it approximately one foot above the remainder of the untreated
walls. Brick columns shall be added to the east elevation (five columns)
and to the blank portion of the north elevation (three columns). The
"tower" treatment shall be adjusted to reflect a minimum "pop-out" of two
feet.
6. Treatment of the proposed "tower" shall be modified to use split-face
dark grey blocks. A metal trim cap along the unroofed portions of the
exposed perimeter shall be provided.
7. The second floor area at the front (east) building elevation shall be
cantilevered out to match the outset shown for the western portion of the
building's north elevation.
DRAINAGE
8. A grading drainage plan shall be prepared and shall be submitted for
review and approval by the City Engineer. Calculations (hydraulic) shall
be prepared by the developer for review by the City Engineer to determine
the sizing of drainage lines.
9. The area outside the building addition shall drain outward at a 2%
minimum slope for unpaved areas and a 1% minimum in paved areas (with a
maximum gradient of 5%).
10. Roof drains shall empty into approved dissipating devices. Roof water,
or other concentrated drainage, shall not be directed onto adjacent
properties, sidewalks or driveways.
11. Where storm water flows against a curb, a curb with gutter shall be
used. 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/CONSTRucrION ACTIVITY
12. 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 priod. 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-palliative measures used, to prevent dust, as
conditions warrant. Provision of temporary construction fencing shall be
made Subject to review and approval of the City Engineer and the Building
Official.
FIRE PROTEcrION
13. 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.
-3-
GRADING
14. 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). The report shall discuss the compaction
of soil under the proposed building addition.
IMPROVlliENT PLANS, AGRErnENTS, AND SECURITIES
15. Improvements within the public right-of-way along Houston Place shall
include curb, gutter, and sidewalks (west of the western driveway),
driveways, and paving (as appropriate). Improvements must be constructed
in accordance with approved standards and/or plans.
16. Installation of the sidewalks for the remainder of the Houston Place
frontage may be deferred until deemed ,required by the City Engineer.
Cost of installation of this portion of the sidewalk shall be covered by
a deferred improvement agreement and/or performance bond deemed
acceptable by the City Engineer.
17. Prior to filing for building permits, precise plans and speCifications
for street improvements, grading, drainage (including size, type, and
location of drainage facilities both on- and off-site) and erosion and
sedimentation control shall be submitted and subject to the approval of
the City Engineer.
18. The subdivider shall enter into an Improvement Agreement with the City
for all public improvements. Complete improvement plans, specifications,
and calculations shall be submitted to, and reviewed by, the City
Engineer and other affected agencies having jurisdiction over public
improvements prior to execution of the Improvement Agreement.
Improvement plans shall show the existing and proposed improvements along
adjacent public street(s) and property that relate to the proposed
improvernents. All required securities, in an amount equal to 100% of the
approved estimates of construction costs of improvements, and a labor and
material security, equal to 50% of the construction costs, shall be
submitted to, and approved by, the City and affected agencies having
jurisdiction over public improvements, prior to execution of the
Improvement Agreement.
19. An encroachment permit shall be secured from the City Engineer for any
work done within the public right-of-way where this work is not covered
under the improvement plans.
LANDSCAPING AND IRRIGATION PLANS
20. A detailed Landscape and Irrigation Plan (at 1 inch = 20 feet or larger),
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.
21. The developer/owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement.
22. Landscaping installed along Dougherty Road shall be established on a
landscape mound and shall include three additional 15-gallon sized trees
and shall also include clumped plantings of shrubs. This treatment shall
be of a design and layout to aid in the screening the front end of parked
cars from view along Dougherty Road.
23. Landscape planting along Houston Place shall be established on a
landscape mound running up to the north wall of the proposed structure
and shall include two additional trees and shall also include clumped
plantings of shrubs. Of the trees along Houston Place, the six trees
along the building frontage shall be 24-inch box specimen trees. The
landscape treatment shall be of a design and layout to aid in softening
the building height and setback of the adjoining two-story building
elevation.
24. Additional landscaping (shrubs and two ornamental trees) shall be provided
along the base of the west building elevation.
-4-
25. Additional landscaping (shrubs and/or trellis climbing vines) shall be
provided along the portion of the south property line adjacent to the
exposed portion of the adjoining building.
LIGHTING
26. Exterior lighting shall be of a design, and placement so as not to cause
glare onto adjoining properties. Lighting used after daylight hours
shall be minimized to provide for security needs only. Wall lighting
around the exposed perimeter of the new building shall be supplied to
provide "wash" security lighting. Photometrics shall be submitted to the
Planning Department for review and approval.
SIGNAGE
27. Any new project or building signs shall be subject to review and approval
by the Planning Director prior to installation.
STORAGE AND EXTERIOR AcrNITIES
28. With the exception of long-term exterior storage of vehicles in the rear
fenced storage area, all demonstrations, displays, services, and other
activities associated with the new structure shall be conducted entirely
within the structure. No loudspeakers or amplified music shall be
permitted outside the structure.
MISCELLANEOUS
29. The materials used for pedestrian walkways into the new building shall be
of a uniform design and shall be subject to review and approval of the
Planning Director. The pedestrian circulation system shall include
handicapped access.
30. The Developer shall be responsible for correction of deficiencies in the
existing frontage improvements to the satisfaction of the City Engineer.
31. All improvements shall be installed as per the approved landscaping and
irrigation plans and the drainage and grading plans prior to the release
of occupancy. Additionally, grading of the subject property must conform
with the recommendations of the Soils Engineer to the satisfaction of the
City Engineer.
32. The existing well located on the subject property shall be abandoned in
accordance with the requirements of the Alameda County Health Department.
33. The location and means of on-site storage and enclosure of trash shall be
subject to review and approval by the Livermore-Dublin Disposal Service
and the Planning Department prior to the issuance of building permits.
34. Except as specifically altered by the above conditions of approval,
development shall comply with the conditions established for PA 83-016.
PASSED, APPROVED AND ADOPTED this 18th day of August, 1986.
AYES:
NOES:
ABSENT :
Planning Commission Chairperson
ATTEST:
Planning Director
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3 ',986 ' CIT( OF DUBLIN
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TRACT 5072,5073,5074 -- , -. DATE: JULY 1983
TRACT 4930,51808 P.M. 4050 .-----..- -----
P.M. 4008 ,TRACT4749, TRACT 4950 ATTACHMENT 1
P.M.2922,TRACT 4943 I 4991 I 4859 85003
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SERVICE & REPAIRS ON
aaSCN, PORSCHE
!tj---- -MER-CEDES
April 23, 1986
REC~)VED
M'R, 2 3',986
City of Dublin
Planning Department
6500 Dublin Boulevard
Suite D
Dublin, CA 94568
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DUBLIN PLANNING
Gentlemen,
".-- "-
,--,--,_.,-, .
We are submitting plans for 6117 Dougherty Road, Dublin;'-
CA; parcel #4008, for preliminary site development review and,
a variance.
We presently have leased a portion of the building we are-
located in on Scarlett Court since 1974. It is our desire to
own our building and property, thus giving us the pride and
control of ownership, and also allowing us to provide our
customers with the best possible atmosphere to have their
autos serviced and maintained. Our intent is to build a
high-quality auto repair facility at this site.
The city should incur no costs because of this proposed
project and will receive numerous benefits, including increased
revenues through taxes, and also initiating a new precedence
in the development of non-dealership independent automotive
facilities in the Valley. It is important to make clear that
we are concerned of the attractiveness and uniqueness of our
project. No outside storage of disassembled autos or unsightly
equipment will exist on this site.
A variance is requested on the Southern lot line. Withthe
unusually narrow width of this lot, our building was best . .
designed using '0' lot line on the South. Please note that the
existing building which shares our property line to the South is
also located on '0' lot line, as well as an automotive-related
business. .
Thank you.
Sincerely,
6382
KAHLER'S PORSCHE MERCEDES SERVICE
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ATTACHM~NT P
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IIPR 23 ',986
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CITY OF PUBLlH
PA No. 8~~O %.1, ,2. ~ ,:;
FORM, Il-ln:RlM
DUBLIN PLANNING
ENVI~DNMENTAL ASSESSMENT
(Pursuant to Public Resources Code Section_ 21 000 et sec.)
The state CEQA (California Environmental Quality Act) Guidelines
require the City to take an active role in preparing environ-
mental documents. This comprehensive Environmental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental assessment in a timely manner and in
conformance with the state CEQA Guidelines. The form has three
sections: General, Data, Exemption, and Initial Study. The
applicant is requested to complete Section 1, General Data. The
Planning Staff will prepare either Section 2, Exemption, or
Section 3, Initial Study. Please type or print legibly in ink.
SECTION. 1. GENERAL DATA - - - to be completed by the APPLICANT
1. Name (if any) and address of project: 6117 DOl1t>:llP-rty Rei, T)l1h 1 in
2. Proposed use of property: Automotive Repair Shop
. 3. Name, address, and telepnone of Applicant:' Dennis J. Kahler,
6392 Scarlett Court. Dublin, CA 41)-R2Q-?O)O
. .
'4. Name, address, and telephone of con~act person D in ~ddition to appl icant or
D instead of applicant:
5. Attached plans are@ preliminary or D fully developed. '
'.
6. Building area: 5310
7. Site~rea:51,230
sq. ft.
[Xlsq.ft. ?rDacres'. 8. Current zoning: PD
9. Maximum Building Height' 45
~ ft. or 0 stories.
10. Describe ~mount of daily trafFic generated by number, type and time of day:
. fernployees 8arn - 5prn" ApproximRtPly 10 C'l1c::tromprc:: A clAY
11. Number of oFf-street parking spaces provided: 11
12. Number of loading facil ities provided: 1
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. 13. Proposed development schedule: ,beginning:Summer 86 completion: Fall-Winter 86
14.0. If residentia I: number' of new 'units ; number of existing un its
bedrooms ; unit sizes ;range of 0 sale prices or D ren~s
dwelling Osingle fcmilyD duplexD multiple.
;number of new
i type of
14.b. If commercial: scope of proiectD neighborhood, 0 city, ~ regio~al
salesorea Osq.ft. orDacre; estimated employment per shift' 5 ihoursof
operation 8: 00 - 5: 30
14.c. If industrial: materials involved
hours of operation'
. ; esHmated employment per shift
14.d. If institutional: maior function
estimated occ::upancy , ,
i estimated employment per shift
i,hours of operation
15. Describe City permits required: tr:1 SHe '[)evdOfMe<4" lZ.e.\I"ie.\V; KJ Va.';;tL~Le:..>
o AclWliVlistr",tille CoV'.Gli-nOV\M l,{se. P.e.r;,:tj 0 ~c.lo.ssj-fi~ticv\' Cre;.ZDy'\1~ j
D Pla,^~ pe.\l€.IOpM€N\-rj D Co~dl()viOJ USe.. ftV""Mrt'; 0 SI~Y\ OV\ l!j.>
o O+!-\e. yo
16. Describe other public approvals required: Q[J unknown; D loce! agencies;D regional
agencies; D state agencies; 0 Federal agenci~s; for
CERTIFICATION
1 he'reby certify that the information submiHed is true and correct to the best of my knowledge
and belief. I unders~and that the findings of this Environmental Assessment apply only to the
pro ied as described above.
Signature:~~' -Date: 4-22-86
--~
..------
Name (print o~ type):
Dennis J. Kahlpr
k')...
TO: CITY OF DUBLIN, PLANNING DEPARTMENT
FROM: DENNY KAHLER, KAHLER'S PORSCHE MERCEDES SERVICE
RE: DESIGN CHANGES PROPESED BY STAFF
1. A. A 20 FOOT SETBACK IS NOW USED NITH 2'6' OVERHANG FOR PARKING, AS
SUGGESTED BY STAFF.
B. THE PARKING SPACE ON THE NORTHWEST CORNER IS NO LONGER IN THE 10
FOOT SIDE YARD
C. THE NORTH ELEVATION HAS BEEN MODIFIED AS DISCUSSED WITH STAFF.
THE FRONT 20 FOOT HAS BEEN INSET THREE FOOT, A TOWER THEME WITH
A METAL SEAM ROOF HAS BEEN ADDED.
D. THE PARKING LOT HAS BEEN WiDENED TO 57'6' AS REGUESTED.
E. VARIANCE ,APPROVAL ON SOUTH PROPERTY LINE AND ABOVE ITEMS IS
REQUESTED.
2. A. HANDICAP SPACE IS NOW LOCATED ON NORTH SIDE OF DRIVE~AY RAMP AND
HANDICAP ACCESS IS SAME MATERIAL AS WALKWAYS.
B. THE BUILDING HAS BEEN MOVED TOWARD REAR PROPERTY LINE.
C. LANDSCAPING HAS BEEN ADDED TO THE NORTHEAST CORNER OF THE
BUILDING
D. THE DRIVEWAY HAS BEEN CENTERED IN THE REAR LOT AND ACCESS FOR
TRUCK MOVEMENTS HAS BEEN PROVIDED.
E. LANIlSCAPIN6 IS REQUESTED ON THE NORTH PROPERTY LitlE, HOWEVER IF
FUTURE TRAFFIC PATTERNS WOULD GENERATE NEED FOR A SiDEWALK I
WOULD AGREE TO INSTALL ONE AT THE REGUEST OF STAFF.
3. A. THE WINDOW PLACEMENT ON THE WEST ELEVATiON HAS BEEN MODIFIED TO
BETTER BALANCE THE ELEVATION. THE KETAL SEAM ROOF HAS BEEN RAISED
AND THE EXTENSION FROK THE FACE OF THE BUILDING SHORTENED.
B. DESIGN CHANGES ON THE NORTH ELEVATION ARE'SUBMITTED AS DISCUSSED
WITH STAFF.
C. THE BLOCK BANDS HAVE BEEN CHANGED AROUND THE BUILDING TO
PROVIDE BETTER APPEARANCE. THE COLUMNS HAVE BEEN DELETED ON
THE FRONT AND SIDE OF THE BUILDING. NO ROOF ELEMENT HAS BEEN
BEEN ADDED TO THE REAR ELEvATION, HOWEVER ADDITIONAL ROOFING
HAS BEEN ADDED TO THE FRONT AND SIDE ELEVATIONS.
4. A. THE REAR STORAGE WILL BE USED FOR PARKING OF CARS ONLY.
THESE CARS MAY HAVE ENGINES REMOVED FOR REPAIRS BUT WILL
NOT APPEAR IN A DISASSEMBLED STATE ON THE LOT. CARS WILL BE STORED
OVER 72 HOURS, A VARIANCE IS REQUESTED.
B. PHOTOS OF PROPOSED BLOCKS ARE PROVIDED.
C. THE SITE PLAN SHOWS THE BUILDING TO THE SOUTH.
D. SIGN OETAILS ARE NOT VET INCLUDED.
E. THE SITE PLANS SHOWS PROPOSED FENCE.
F. THERE ARE CURRENTLY 5 EMPLOYESS, NO INCREASE IS ANTICIPATE~ AT
THE PROPOSED LOCATION.
5. A. A CONDITIONAL USE PERMIT FOR OUTSIDE STORAGE IS REQUESTED.
RECEIVED
JUL 2:3 1986
ATTACHMENT 1-
/fr!tJtAtIT!r NIIl()~M.
G
CITY OFFICES
6500 DUBLIN BLVD.
ADMINISTRATION
829.4600
BUILDING INSPECTION
829-0822
CITY COUNCIL
829.4600
CODE ENFORCEMENT
829-0822
ENGINEERING
829.4927
FINANCE
829.6226
PLANNING
829-4916
POLICE
829-0566
PUBLIC WORKS
829.4927
RECREATION
829-4932
CITY OF DUBLIN
P.O. Box 2340 DUBLIN. CALIFORNIA 94568
NEGATIVE DECLARATION OF ENVIRONMENrAL SIGNIFICANCE FOR:
PA 86-036 Kahler's Auto Repair Conditional Use Permit, Site
Development Review, and Variance
(Pursuant to Public Resources Code Section 21000, et seq.)
LOCATION:
6117 Dougherty Road
Dublin CA 94568
PROJEcr:
Conditional Use Permit/Site Development
ReviewIVariance requests to establish a 7,200+
square foot auto repair facility involving the
construction of a new two-story structure on a
0.30+ acre property at the southeast corner of
the Intersection of Dougherty Road and Houston
Place. A Conditional Use Permit is requested
to allow long-term exterior storage. Variances
from the required street-side sideyard and
sideyard requirements and from the dimensional
parking requirements of the City Zoning
Ordinance are requested.
rnNER AND
REPRESENTATIVE :
Dennis Kahler
6392 Scarlett Court
Dublin CA 94568
FINDINGS:
The project will not have a significant
adverse impact on the environment.
INITIAL SWDY:
The Initial Study dated JUly 1986 provided
a discussion of the project's potential
environmental impacts. No potential
significant impacts have been identified for
the project.
MITIGATION MEASURES:
project.
No mitigation measures are required for the
SIGNATURE:
Laurence L. Tong,
Planning Director
DATE:
......._1 I
. ATTACHMENT :;
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Do (./(;.HE. R. ry ,eoAP
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DUBLIN SAN RAMON SERVICES DISTRICT
General Offices: 7051 Dublin Boulevard · Dub!!.n, California 94568 · (415) 828-0515
May 9, 1 986
l?ECEIVED
M-A Vi ~ 3 1986.
a... ..._0
DUBLIN PLANNING
Mr. Kevin J. Gailey,
City of Dublin
Development Services
P.O. Box 2340
Dublin, CA 94568
Subject:
Senior Planner
Files No. PA 86-034 & 86-036 Valley Christian Center,
Expansion of Existing Sanctuary & Kahler's Auto Repair
Dear Mr. Gailey:
The District requires the usual water, fire and sewer fees prior to
construction of the above facilities. Site drawings .showing District utili-
ties would be required for District approva).
Very truly yours,
~,^,~Q., ,~~~
Emil Kattan
Assistant Civil Engineer
EK/la
cc: Doug McMillan, Office Engineer
ALAMEDA AND CONTRA COS'
ATTACHMENT -t
: ~6eNc.y {PlllMef\frS
A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA. PROVIDES MUNICIPAL TYPE S.
I-
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CITY OF DUBLIN
(
P.O. Box 2340
Dublin. CA 94568
REVISED SUBMITI'AL
APl"L1CATION REFERRAL
Plarming ~t (415)829-4916
(415) 829-4600
Date: July 24, 1986
FILE NO. PA 86-036 Kahler's Auto Repair
Conditional Use Permit, Site Development Review and
Variance Applications
RECEIVED
AUG 4 1986
TO: Paul Ryan - General Manager, DSRSD
c:- I-'hi l~ Phi llips - Fire Department, DSRSD
Pacific Gas & Electric
Pacific Bell
Livermore Dublin Disposal Service
Zone 7, Alameda County Flood Control and
Water Conservation District
Lee Thompson - City Engineer
Vic Taugher - Building Official
John Severini - Police Department
. '~. '!'_.
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FROM: Kevin J. Gaile~nior Planner
PROJECT DESCRIPTION~ ~onditional Use Permit, Site Development Review and
Variance applications for a proposed 6,856+ square foot auto repair facility
with a proposed 7.5+-foot street side sideyard (10' minimum required), a
zero-foot sideyard (10' minimum required), and with dimensional Variances from
the City Parking Ordinance. Subject property is located at the southeast
corner of Dougherty Road and Houston Place.
ATI'ACHED FOR YOUR REVIEW ARE:
- Applicant's Revised Written Statement (and Staff's Letter regarding
Project)
- Revised Site Plans and Building Elevations
PLEASE RETURN THIS FORM WITH COMMENT TO DUBLIN PLANNING BY:
August 5, 1986 .
/))5 J}erf hCl-S Some COYlcerns w; I-A em J-J 1-/ OCCU.f4YlCY .be}'Yl Y
locale/ t()J J), ::z.eyo Jvl ;,;,... C/~t2r4~('c-' :rV1.sk//C<.-h~~ &/
t:( Clu/&rna/::: .g;-e sysleJNl wo/.(/J e~'YI1,.Y;ale )'?1tJ,sf e.fJt9uy
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Develop,rnent Services
P.O: Box 2340
Dublin. CA 94568
-
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CITY OF DUBLIN
r
Planning,Zoning 829-4916
Building & Safety 829-0822
Engineering, Public Works 829-4927
MEMORANDUM
FROM:
File PA 86-036 - Kahler's Auto Repair
Kevin J. Gailey - Senior Planner ~ b'O U:\
June 16, 1986 (Reflects Applicant/Staff Meeting
of June II, 1986, and Discussions with Larry Tong, Planning
Director, on June 18, 1986)
TO:
DATE:
RE: Design Changes Proposed by Staff
I. Steps Necessary to Eliminate or Reduce Variances
A. Adjust the plan to move the westerly parking spaces out of
required 20' front yard setback along Dougherty Road. (Curb must
be moved back 3'-0"+, the 2'6" overhang of parking spaces may be
located within the 20' front setback zone, but will require
Variance approval.)
B. Adjust plan to move the parking space adjoining the northwest
corner of the building outside of the required 10' sideyard
setback. (Curb must be moved 1'6"- + into site.)
C. Narrow the width of approximately 50% of the building to pull it
outside of the required 10' street side sideyard setback along
Houston Place. For the remaining portion of this builidng
elevation, pursue a Variance for a partial encroachment while
"dressing up" the north building elevation to downplay impact of
building's setback from street.
D. Widen parking area to meet the minimum required dimensional
standards. (Widen curb-to-curb width from 56'0" to 57'6" and
utilize compact sized depth for stalls on east half of parking
area.)
E. Variance for construction within the la' sideyard at the south
property line will take Variance approval.
II. Site Plan Adjusmtents (See Staff Study Site Plan dated ~~y 27, 1986)
A. .Introduce one handicap space with adjoining required 5'0" handicap
access strip (proposed location is adjoining the north side of the
driveway ramp into the building with the ramp located along the
passenger side of the handicapped parking space and with the ramp
and parking space constructed of the same materials [e.g.
aggregate finish, bomanite concrete, or equivalent)).
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B. Design changes required to observe items in I., Steps Necessary to
Eliminate or Reduce Variances, will necessitate that the
building's depth be decreased or the building's footprint moved
back (to the east) by 5'6"+. or some combination of reducing the
width and adjusting the footprint location.
C. Adjust landscape plan to pull additional landscaping around
northeast corner of the building.
D. Adjust driveway location at east side of building to accommodate
existing truck movements off Houston Place into the American City
Truck Stop site.
E. Make provision of a sidewalk along the property's south boundary
(along Houston Place). Alternatively, put up assurance to build
sidewalk in the future while requesting to be allowed to landscape
that area in the interim.
III. Architectural Adjustments
A. Front (West) Elevation
1. Balance window locations and the number of windows used on
either side of the roll-up door.
2. Lift top of the metal seam roof element to the top edge to
align with the top of the adjoining block brick parapet (or
be slightly above the blocks).
3. Reduce the depth that the metal seam roof element extends
away from the west elevation and shorten the overall height
of the roof.
B. Side (North) Elevation
1. Move windows proposed at the west edge of this elevation off
the corner. Alternatively, add similar window treatment to
the east edge of the north building elevation.
2. Add a roof element using materials similar to the metal seam
treatment proposed for the front (west) elevation. Three
design options to consider:
a. Push in walls 3' to 5' at the ends of the elevation
and pullout center four segments and use a mansard
metal seam roof element over the top of the center
area.
b. Use an indented roof element for center four segments
of the wall.
-2-
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c. Use a roof element with comparable width, height and
design as used on the front (west) elevation for the
center two or four segments of this elevation.
Alternatively, prepare and submit a different or
modified layout for consideration by Staff.
C. Rear (East) Elevation
1. Utilize split face blocks above. and below center band of
dark grey split-face to match north and west elevations.
. 2. Add two ground-to-top-of-wa11 columns with similar location
as shown on front (west) elevation.
3. Adjust location of roll-up door to be centered between the
proposed columns (move to north 4'0" .:t).
4. Adjust center band of dark grey split-face so it runs along
a single, centered line (i.e., eliminate portion of band
shown above roll-up door.
5. Add a roof element at the requested center section which
matches or compliments the width, height, and design used on
the front (west) elevation.
IV. Requested Supplementary Information
A. Provide description (within a revised Written Statement) of the
proposed uses of the rear storage area.
B. Provide photos or samples of block bricks proposed to be used at
this site.
C. Show on the site plan the location of the adjoining building to
the south.
D. Provide design details of proposed sign.
E. Provide design details of proposed rear fence.
F. Provide information detailing number of proposed employees (within
a revised Written Statement).
V. Conditional Use Permit for Outside Storage
Within the revised Written Statement describe the type of exterior
storage anticipated to occur at the rear (east) edge of the property.
If vehicle storage for more than 72 continuous hours is envisioned, then
the application will need to be modified to include a Conditional Use
Permit. If all temporarily stored vehicles are moved into the building
during evening hours, then no Conditional Use Permit will be required.
KJG/ao
cc: D. Kahler
N. Stoddard