HomeMy WebLinkAbout87-026.1 & .2 Sleep Shop, Ltd CUP & SDR
TO:
FROM:
SUBJECT:
GENERAL INFORMATION:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: April 6, 1987
Planning Commission
Planning Staff~ ~
PA 87 - 026.1 and .2 Sleep Shop, Ltd./Bel
Leasing Conditional Use Permit and Site
Development Review applications for the proposed
refurbishing and occupancy of the existing
single story commercial building at
7364 - 7372 San Ramon Road.
PROJECT:
APPLICANT/REPRESENTATIVE:
PROPERTY OWNER
PROPERTY DESCRIPTION
AND LAND USE:
SPECIFIC PLANS AND
ZONING DESIGNATIONS:
SUBJECT LOCATION AND
ASSESSOR'S PARCEL NUMBER:
ITEM NO.
S.7
Conditional Use Permit and Site Development
Review applications for the proposed refurbish-
ing and occupancy of the 6,375~ square foot
existing single story commercial building at
7364 - 7372 San Ramon Road. The subject 1/2~
acre property lies within Area 3 of the San
Ramon Road Specific Plan,
Michael Perkins
7182 Regional Street
Dublin, CA 94568
J. L, Lemm
c/o Bel Leasing
6140 Stoneridge Mall Road, Suite 515
Pleasanton, CA 94566
The subject 1/2~ acre property is an irregularly
shaped property with 110~ feet of frontage along
the west side of San Ramon Road. The subject
property is currently occupied by a partially
leased 6,375~ square foot single story
commercial building.
The subject property is located within Area 3 of
the San Ramon Road Specific Plan, When origi-
nally adopted, the Specific Plan anticipated
development in Area 3 to be Retail Shopper Uses.
The subject property is currently zoned C-l,
Retail Business District. The Administration
and Review Process Section of the Specific Plan
provides for alteration and/or expansion of
pre-existing uses through the Conditional Use
Permit process.
7364 -7372 San Ramon Road
941-040-002-10
COPIES TO: Applicant
Owner
PA File 87-026
SURROUNDING LAND USE:
North: Fishery holding (1.5! acre) currently
under the initial stages of development
for a 250! seat - 7,385! square foot
restaurant, Zoned PD, Planned
Development District.
East: San Ramon Road and with mixed retail
development beyond; Zoned C-l, Retail
Business District,
South: Nichandros holding (3.l! acres),
partially developed with retail-
commercial uses; Zoned C-l, Retail
Business District,
West: Morrison Homes holding (12.4+ acres),
currently vacant and carrying approval
for development of a 174 unit multiple
family residential condominium project.
ZONING HISTORY:
January 3, 1970, the Board of Supervisors
approved the 920th Zoning Unit, rezoning the
property from an R-S-D-25 to a C-l, Retail
Business District,
July 25, 1983, the Dublin City Council adopted
the San Ramon Road Specific Plan, placing the
subject property into Area 3 of the Plan.
APPLICABLE REGULATIONS:
A. ALQUIST-PRIOLO SPECIAL STUDIES ZONE ACT - CALIFORNIA PUBLIC RESOURCES
CODE
Section 2621.8 of the Act establishes that the prOV1S1ons of the Act
(pertaining to fault - rupture hazard zones) shall not apply to
alterations or additions to any structure within a special studies zone
where the value of such work does not exceed 50% of the value of the
structure.
B. SAN RAMON ROAD SPECIFIC PLAN
The subject property is located within Area 3 of the Specific Plan.
Development in this portion of Area 3 is envisioned to be for Retail
Shopper Uses,
The Specific Plan includes General Development Criteria to guide project
development within the Plan.
C. ZONING ORDINANCE
8-95.0 SITE DEVELOPMENT REVIEW. 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, surroundings,
traffic circulation or their enviromental setting. Where the use
proposed, the adjacent land uses, environmental significance or
lmiitations, topography or traffic circulation is found to so require,
the Planning Director may establish more stringent regulations than
those otherwise specified for the District.
8-95.1 SITE DEVELOPMENT REVIEW: PROCEDURE. The Planning Director or
his designated representative shall receive and decide applications for
Site Development Review. No public hearing is required, except in the
case of a concurrent application for a Variance, or in the case of a
Conditional Use,
ENVIRONMENTAL REVIEW: The City proposes to adopt a Negative Declaration of
Environmental Significance which finds the proposed project will not
have a significant impact on the environment
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NOTIFICATION:
The Herald,
buildings.
Public Notice of the April 6, 1987, hearing was published in
mailed to adjacent property owners, and posted in public
ANALYSIS:
The subject proposal to refurbish and occupy the existing 6,375~ square
foot structure currently occupying the site is generally consistent with the
site's underlying land use restrictions (as established by the General Plan
and the San Ramon Road Specific Plan),
Although the front (easterly) portion of the existing structure lies
within the 50-foot seismic setback zone for Calaveras Fault (and may actually
be partially located directly over the fault), the project proposal will be
exempt from the provisions of the Alquist-Priolo Special Studies Zone Act as
long as the value of the improvements does not exceed 50% of the current value
of the structure. If it is determined that the cost of the proposed work
exceeds 50% of the appraised value of the current structure, then a new site-
specific geotechnical study will be required and the mitigation measures
outlined in that report will need to be observed. (See Condition #3 of
Exhibit B.)
The subject property is included within the Assessment District funding
the Phase II - San Ramon Road Improvements Project. With construction of
those improvements, San Ramon Road will be widened to its ultimate design
width along the subject property's frontage. Included with these improvements
will be the realignment of the existing bikeway path approximately five feet
westward towards the subject property, The frontage of the property is
irregularly shaped, reflecting previous right-of-way acquisitions to
accommodate a planned frontage road which was never constructed, Even with
the widening of San Ramon Road, excess right-of-way will remain between the
eastern boundary of the subject property and the realigned bikeway (6,250~
square feet). Unlike the Developer for the adjoining parcel to the north (The
Fishery Restaurant site), the Applicant does not plan to purchase and
incorporate the excess right-of-way into his development.
The most importa~t item to be addressed in conjuction with the proposed
refurburishment and occupancy of the existing structure is the identification
and application of interim and ultimate driveway improvements to assure the
project will be consistent with development criteria established by the San
Ramon Road Specific Plan.
In conjunction with the 1986 PD, Planned Development Rezoning and Site
Development Review applications for the proposed Fishery Restaurant (the
adjoining property to the north), an Area Traffic Study was performed by the
City's Traffic Engineering firm (TJKM) , The Report expanded upon findings and
recommendations detailed in an earlier TJKM Report, which had been prepared in
conjunction with the San Ramon Road Specific Plan. The updated Report
(collectively entailing the Memorandums dated August 15, 1986, and April 23,
1986 - see Attachment #6) focused on those properties in Area 3 of the
Specific Plan located north of the Amador Valley Boulevard extension. The
Initial Report served to establish as "Key Elements" in the Circulation
Section of the Specific Plan the two following items regarding this portion of
the Plan:
- An internal and external street circulation and pedestrian pattern.
- Limitation of the number of direct access points from adjacent
properties to Silvergate Drive, San Ramon Road and Dublin Boulevard.
The August 15th update to the Study gave detailed direction as to the
number and location of driveways along the portions of both San Ramon Road and
the Amador Valley Boulevard extension which serve the referenced portion of
Area 3 of the Specific Plan.
The subject proposal is the second entitlement request for development
in this portion of Area 3 of the Specific Plan since the updated traffic
information was prepared,
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A principle item of the recommended circulation improvements is the
establishment of a shared driveway to San Ramon Road located along the shared
property line of the two properties directly north of the subject property
(The Fishery and the Moret properties). Establishment of this shared driveway
will occur with the construction of the Fishery Restaurant. It is envisioned
that this drive will ultimately be the only driveway off of San Ramon Road
serving Area 3 properties north of Amador Valley Boulevard.
Staff recommends that Conditions of Approval be applied to this project
that will require the Applicant to tie into this access driveway system and
initiate the steps that will ultimately allow the closure of the existing
driveway currently serving his property. It is anticipated that the Applicant
will be unable to secure all the necessary agreements to allow the closure of
that driveway at this time. As such, the Applicant should be required to
provide interim improvements along both sides of the driveway to serve as
interim improvements. The Applicant should also be required to record
documents agreeing to quit-claim his rights of access to San Ramon Road off of
that driveway at such time as all parties involved are in a position to file
matching documents. Upon recordation of all the necessary documents, the
Applicant shall be responsible for the physical improvements necessary to
close the driveway.
Consistent with the requirements imposed upon the Developer for The
Fishery Restaurant, the Applicant should be required to: 1) pursue the
necessary approvals to accommodate the planned physical improvements within
the existing 28-foot access easement along the north side of the property;
2) to provide for the cross access easements between the subject property and
the properties to the north and south; and 3) to secure quit-claims for access
rights to San Ramon Road from the existing 28-foot access easement.
If it is shown that all the necessary private agreements cannot be
secured by this Applicant, then he should be required to record his portion of
the respective agreements which will allow the matching ends of the various
agreements to be picked up when subsequent entitlements are sought by
neighboring property owners.
RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Open public hearing,
Hear Staff presentation.
Hear Applicant and public presentations,
Close public hearing.
Consider and act on two Draft Resolutions:
A - A Draft Resolution regarding the Negative Declaration of
Environmental Significance;
B - A Draft Resolution regarding the Conditional Use Permit
and the Site Development Review applications.
ACTION: Based on the above Staff Report, Staff recommends the Planning
Commission adopt the following two Draft Resolutions: Exhibit A - approving a
Negative Declaration of Environmental Significance and Exhibit B - approving the
Conditional Use Permit and Site Development Review applications (PA 87-026.1 and
,2) ,
ATTACHMENTS:
Exhibit A - Draft Resolution regarding the Negative Declaration of
Environmental Significance
Exhibit B - Draft Resolution regarding Conditional Use Permit and Site
Development Review Applications - PA 87-026,1 and .2
Exhibit C - Conditional Use Permit and Site Development Review Submittals
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Background Attachments:
1) Applicant's Written Statement
2) Environmental Assessment Form
3) Zoning Map
4) Site Photographs and Photo Key Map
5) Draft Negative Declaration of Environmental Significance
6) TJKM memorandums dated August 15, 1986, and April 23, 1986.
7) Pertinent Agency Comments
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RESOLUTION NO, 87-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE CONCERNING
PA 87-026,1 AND .2 SLEEP SHOP LTD,/BEL LEASING - CONDITIONAL USE PERMIT
AND SITE DEVELOPMENT REVIEW APPLICATIONS, 7364 -7372 SAN RAMON ROAD
WHEREAS, Michael Perkins filed Conditional Use Permit and Site
Development Review applications for the proposed refurbishing and retail
occupancy of the existing 6,375~ square foot single story commercial building
at 7364 - 7372 San Ramon Road; and
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, pursuant to Public Resources Code Section 21000 et seq., a
Negative Declaration of Environmental Significance has been prepared for
PA 87-026.1 and .2 by the Dublin Planning Department; and
WHEREAS, the Dublin City Council did review and adopt a Negative
Declaration for the San Ramon Road Specific Plan at a public hearing on
August 22, 1983; and
WHEREAS, the Planning Commission did review the Negative Declara-
tion of Environmental Significance for PA 87-026.1 and .2 and considered it at
a public hearing on April 6, 1987; and
WHEREAS, proper notice of said public hearing was given as legally
required; and
WHEREAS, the Planning Commission did review PA 87-026.1 and .2
relative to the previously adopted Negative Declaration for the San Ramon Road
Specific Plan and relative to the Negative Declaration proposed for the subject
project.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds that:
1. The project, PA 87-026,1 and .2 will not have any significant
environmental impacts and is consistent with the information in the
Negative Declaration prepared for the San Ramon Road Specific Plan and
the Negative Declaration prepared for the subject project.
2. The Negative Declaration 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 6th day of April, 1987.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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RESOLUTION NO, 87-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 87-026.1 AND .2 SLEEP SHOP LTD,/BEL LEASING
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW APPLICATIONS,
7364 - 7372 SAN RAMON ROAD.
WHEREAS, Michael Perkins filed Conditional Use Permit and Site
Development Review applications for the proposed refurbishing and retail
occupancy of the existing 6,375~ square foot single story commercial building
at 7364 - 7372 San Ramon Road; and
WHEREAS, the adopted San Ramon Road Specific Plan and City of
Dublin Zoning Ordinance provide in part for the alteration and/or expansion of
pre-existing uses through the Conditional Use Permit process; and
WHEREAS, the Planning Commission did hold a public hearing on said
applications on April 6, 1987; 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
prov~s~ons of the California Environmental Quality Act and a Mitigated Negative
Declaration of Environmental Significance has been recommended for adoption
(Planning Commission Resolution No, 87- ) for this project, as it will have no
significant effect on the environment; 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;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds:
A. Refurbishment and occupancy of the existing 6,375~ square foot single
story retail structure serves the public need by providing for an
expansion of Retail Shopper Uses available to City residents.
B. The uses will be compatible with and enhance the development of the
general area as they will be properly related to other land uses, and
transportation and service facilities in the 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.
D. The uses will not be contrary to the specific intent clauses or perfor-
mance 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, attrac-
tive, and harmonious development, which includes preservation of
significant natural landscape features with minimum alteration of natural
land forms and which recognizes environmental limitations on development;
stabilizes land values and investments; and promotes the general welfare
by preventing establishment of uses or erection of structures having
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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
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, and which will
encourage the use of common open areas for neighborhood or community
activities and other amenities.
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 and within the San Ramon Road Specific Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission hereby approves the Conditional Use Permit and Site Development
Review applications PA 87-026,1 and .2 as substantially shown by materials from
the April 6, 1987, Staff Report labeled Exhibit C and Attachment 1, 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 grading permits or use of the property, and
shall be sub;ect to Planning Department review and approval.
GENERAL PROVISIONS
1. Development shall substantially conform with the revised plans prepared by
Hernikl & Associates consisting of two sheets dated received by the City
Planning Department, February 27, 1987, and the changes called for by these
Conditions of Approval. Approval for the Site Development Review shall be
valid until April 16, 1988. 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 for a period of up to six months
(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 the above stated Findings will continue to be met. Approval for the
Conditional Use Permit shall be valid until April 16, 1990, 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.
3. Prior to this issuance of building permits for the proposed refurbishment
of the subject structure, a contractor's or architect's estimate of the
work proposed shall be prepared and submitted to the Planning Department.
Additionally, an up-to-date appraisal of the value of the existing
structure shall be prepared and submitted. If the cost of the work
proposed exceeds 50% of the appraised value of the current structure, then
a site-specific geotechnical investigation shall be prepared conforming to
the requirement of the Alquist-Priolo Special Studies Zones Act. The
report shall establish what adjustments, if any, to the footprint of the
structure are required to observe the recommended seismic setback zone, and
what additional mitigation measures, if any, must be observed due to the
presence of the fault trace, If the adjustments to the Site Plan exceed a
-2-
10% modification to the existing structure, then the modified project
design shall be subject to review and approval under a new Conditional Use
Permit and Site Development Review submittal.
4. The Developer is encouraged to initiate the necessary proceedings to allow
consideration of the abandonment of excess right-of-way along the
property's San Ramon Road frontage. If right-of-way is purchased from the
City to facilitate the development of the site, the Developer shall secure
approval from the Planning Department for the resultant, modified site plan
layout.
5. The showroom sales area shall not exceed 4750 square feet and the office
area shall not exceed 400 square feet, A minimum of eleven on-site parking
spaces shall be supplied.
6. The Developer shall diligently pursue the necessary approvals to provide
for the installation of paving, curbing and landscaping along the 28 foot
access easement running the length of the north side of the property. The
Developer shall also diligently pursue the necessary approvals to provide
for the installation of landscaping (3'~ width) along the northern edge of
the easement to be installed in conjunction with the improvements to be
installed with The Fishery Restaurant. Pursuit of approvals for this
additional landscaping is considered necessary to allow the development of
a 5' to 6' wide landscape strip along the south side of the eastern parking
area of The Fishery Restaurant, If, upon demonstration that a diligent
effort has been made by the Developer to pursue the necessary approvals for
any of the referenced improvements and said approvals cannot be secured,
discharge of the requirements of this Condition may be granted by the
Planning Director,
ARCHAEOLOGY
7, 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
8. Exterior colors and materials for the building refurbishment shall be
subject to final review and approval by the Planning Director. All ducts,
meters, air conditioning equipment and other mechanical equipment on the
proposed structure shall be effectively screened from view with materials
architecturally compatible with the main structure.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
9. 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. The 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.
10. The detailed design of the trash enclosure area shall be subject to review
and approval as part of the project Landscape and Irrigation Plans. The
design of the trash enclosures shall reflect dimensional criteria deemed
acceptable by the Livermore-Dublin Disposal Service, and shall incorporate
use of a concrete apron in front of the enclosure to facilitate the
District's mechanical pick-up service. If wooden doors are utilized, the
doors shall be trimmed with a heavy metal lip. Raised concrete curbing
shall be provided inside the trash enclosure area to serve as wheel stops
for metal trash bins to protect the interior walls of the enclosures.
-3-
DRAINAGE
11. A grading and 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,
12. The area outside the building shall drain outward at a 2% m1n1mum slope for
unpaved areas and a 1% minimum in paved areas (with a maximum gradient of
5%).
13. Roof drains shall empty into approved dissipating devices. Roof water, or
other concentrated drainage, shall not be directed onto adjacent
properties, sidewalks or driveways, No drainage shall flow across property
lines. Downspouts shall drain through the curb of the concrete walks
around the building,
14. 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 swa1e.
DRIVEWAYS AND STREET IMPROVEMENTS
15. If access from San Ramon Road is utilized at the northeast corner of the
property on an interim basis (i.e., until the driveway at San Ramon Road at
the common boundary of the Moret and The Fishery Restaurant sites is
developed and until all appropriate quit-claim documents are recorded,
allowing the elimination of direct vehicular access to San Ramon Road
across the subject property), then the Developer shall be responsible for
the installation of improvements at the existing driveway and the location
and width of the interim improvements shall be subject to review and
approval by the Planning Department and the City Traffic Engineer prior to
installation. Said review shall include consideration of the lane widths,
radius return dimensions, height, width and length of median (if utilized),
and depth of entry paving.
16. Upon full development of the Moret/Fishery driveway (including the
development of full cross vehicular access from the driveway to the subject
property) and upon the recordation of the necessary quit-claim documents
pertaining to the existing driveway, the Developer shall install the
necessary improvements to close off the current driveway at San Ramon Road.
These improvements shall be installed within 90 days of the occurrence of
the above two items. The design of the improvements installed shall be
subject to review and approval by the Planning Department and the City
Engineer prior to installation.
17. 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.
18. Any relocation of improvements or public facilities shall be accomplished
at no expense to the City,
19. The entire proposed parking and driveway area shall be paved (resurfaced as
applicable) with asphalt concrete paving. The structural pavement design
proposed by the Developer shall be subject to review and approval by the
City Engineer. 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. After rough grading has been completed,
the Developer shall have soil tests performed to determine the final design
of the road bed.
20. 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.
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EASEMENTS
21, Cross vehicular access easements (or other appropriate documents approved
by the Planning Department) shall be recorded between the subject property
and the adjoining properties to the north and south. The cross access
easements shall be submitted for review and approval by the Planning
Department and the City Attorney prior to recordation.
22. The Developer shall acquire easements, and/or obtain rights-of-entry from
the adjacent property owners for improvements or construction activity
required outside of the subject properties, Copies of the easements and/or
rights-of-entry shall be in written form and shall be furnished to the City
Engineer.
23. Existing and proposed access and utility easements shall be submitted for
review and approval by the City Engineer prior to the issuance of grading
or building permits. These easements shall allow for practical vehicular
and utility service access for portions of the subject properties.
FIRE PROTECTION
24. 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,
GRADING
25. Grading shall be completed in compliance with the construction grading
plans prepared for this project.
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES
26. 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.
27. The Developer shall enter into an Improvement Agreement with the City for
all improvements in the public right-of-way. 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
improvements. 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.
LANDSCAPING AND IRRIGATION PLANS
28. 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.
29. The Developer shall sign and submit a copy of the City of Dublin Landscape
Maintenance Agreement.
30. Landscaping installed along San Ramon Road shall be established on a
landscape mound.
LIGHTING
31. Exterior lighting shall be of a design and placement so as not to cause glare
onto adjoining properties or onto San Ramon Road, Lighting used after day-
light hours shall be adequate to provide for security needs. Wall lighting
around the entire perimeter of the building shall be supplied to provide
"wash" security lighting,
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SIGNAGE
32. Signage shall substantially conform to the Sign details submitted with the
application. The final design of all project or building signs shall be
subject to review and approval by the Planning Director prior to installation.
STORAGE AND EXTERIOR ACTIVITIES
33. 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
34. The materials used across the site for new pedestrian walkways 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.
35. All improvements shall be installed as per the approved landscaping and irri-
gation plans and the drainage and grading plans prior to the release of occu-
pancy,
PASSED, APPROVED AND ADOPTED this 6th day of April, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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(408) 828,2401
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RECEIVED
FEB 201987
DUBUN PlANNING
t-\GI{I W)cAn ot0
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RECEIVED
FEe 201987
OUBlIN PLANNfNC
WRITI'EN STATEMENT
Sleep Shop Ltd. proposes to nove its existing retail furniture
store from 7182 Regional Street, Dublin to 7364-7372 San Rarron Road,
Dublin. Sleep Shop Ltd. has operated a retail furniture store in
Dublin since May, 1979.
We furtrer propose to upgrade the existing building on the site
by rerroving nost existing dividing walls to create 4,775 square feet
of shCMrocm space, and 1,600 square feet of office and warehouse
space. The interior \'lill be painted, carpeted, arrl track lighting
installed for an upgraded look. Individual lettered electric signs
over each entranceway (see plans) will provide high quality visibility.
The parking area will be re-surfaced, and we propose to landscape
and maintain tre area in front of tre building, including tre city-
a.med property directly east of the building.
The benefits to the city of Dublin are rrany. One, we are
taking over an existing run--dc1.-m building arrl irrproving its looks
dramatically. 'lWo, we are making a single store operation out of
a building that traditionally has housed 3-5 sep<U:'ate operations. This
will decrease tre arronnt of traffic caning on to tre site. Three, due
to our larger vol1..lIre, v.e will create larger tax revenue for tre city
of Dublin. And, four, we are opening up space for additional stores
to operate in tre space we are vacating on Regional Street in Dublin.
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'RECEIVED
CITY OF DUBLIN FEB 201987_
ENV1RONMENTAL A~Q~~~-~~T
(Pursuan~ to Public Resources Code Section,21000 et sec.)
The State CEQA (California Environmental Quality'Act) Guidelines
reauire the City .to take an active role in preparing environ-
me~tal documents.- This comprehensive Envirc~~ental Assessment
Form is designed to assist the City in preparing a complete and
accurate environmental as~essment in a timely manner and in
conformance with the State CEQA Guidelines. The form has three
sections: General Data, Exemption, and Initial Studv. The
applicant is requested to complete Section 1, General Data.. The
Pl~nnino Staff will prepare either Section 2, Exemption, or
section-3, Initial Study. Please type or print legibly in ink.
~A No.~1~o~ c,
"
,FORM" I"NTERlM
SECTION 1. GENERAL DATA - - - to be completed by the APPLICANT
1 Nome (ir any) and address or pro'led: Sleep . Shop Ltd.. 7364-7372 San Rarron Valley Blvd.
, _ _ _ Dl1hliri CA .
2. Proposed use or property:
Retail Furniture Store
. 3. Ncme, .I' and teleoncne or Acolicont:
ccaressr ) . . .
Dublin, CA 94568 (41"i) 828-2401
Michael Pe'rkins. 7182 Reqional St.,
,4. . Name, cdcress, o~d telepnone of cor.r:::cr perso,n 15a:m ccdiricn to cppliccnt or
D insrecd or op?1 ic::;nr: Mark W. Noe, 1990 No. California Blvd., Suite 802
Walnut Creek, CA Q4"i96 !41"i) q,q R707
5. Atted~ed plans ere 0 predimincry or@ fuIIy ceve!cpe~.'
6. Building ereG: 6,375
sq.. rr.
7.
Site creo:
19,378
GOa sq, fr. or 0 acres'.
8.. Curie~r zo~i:1S:
(special stuCv
C-1 Retail district) .
9. Mcximum Building Height' 14
liOa f~. or [I} srcries.
10,
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Descnoe C:T.ounr or cal y rrcr,lC f_f1_rc,ec, by f1uo.cer, ripe er.G time or cey: Exoectations
are for" 20-25 cars per day, evenly spaced throughout the day; M-F 10AM-9PM;
'Sat 10.11 err!, JUll. Nuuu 5r'lVl .
11.
Number or off-street perking spcces' provicea: 15 ea.
12. Number or loading focil ities proviced:
1 ea.
p..- \
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13. Proposed developm~nt schedule: obeginning:- May 3. 1987complelion: ' June 30, 1987
14.0. If residenriol: numbero of new 'units i number of exisHng unirs
.N/A bedrooms ; unir sizes ;rcnge of D scile prices or Dren~s
ewel ling Osinsle fc.n:ily 0 duplex D ~ultiple. .
14.b. If commercial: 'scope of proiecrD neighborhood, KXl dry, 0 regio~al ,
sc I es '0 rea 4, 775 fX5;a sq. fro or 0 ccre; est ima red emp laymenr p~r sh ift-3-4 i hours of
operation M-F: 10.AM-9IM; Sat.: 10AM-6PM; Sun.: Noon-5PM
inumber of new
i type of
14. c. If industrial: m~~eriols involved
N/A hours of operaHon'
. i esrir::G~ed efiiplo)'ment per shifr
14.d. If insriturional: maior fU;1c:ion
N/A es~irr:ared OCC::UPCilCY
i esHr.icted emp[oY(71:=nt per sh irr
i.llours of operc~ion .
15. Describe Ciry permi rs requi red: ~ Site. ~e.ve:{oflVle~ ~\I'ie.."V; 0 VCl'ria..;'" c..:::: j
o Ac\~Yl;V\;S-t't-tl.f\\1e. Col"diTioY\aA 1I.se. f-Z'IMI-f)' 0 -Re(.Ic<SSi-flc.xf.Cl".Cre.ZOl1t~;
D Plc..V\W'-O- pe..\J~loprt\eV\-+j ]XXt,:Col0.iliDVIOJ LtSe..fe.r-Mit'j 0 '51:)'0'\ Ol^.l~j
~ o+1"e. Y' Siqn, as part of this <'lpp 1 i mh on
16_ Desc:ioe orh~r pU~flC cpprov~ls required: 1&&1 ur:knOWi1iD.locc! csenc!es;D resior:cl
agencies; 0 s;-.c~.e cgenc:es; 0 recercJ cgencles; for
GRTlr\C~ TlON
. ., ., ' "":l' t . ..,' 1 .' k I'
1 here!:Jy cerrify thGr ~ii2 IniOiri'.~hail SU:;:T:lirer 1:3 rue Cj"'~G COi"ieCI iO d"12 ceSi or my :10\I/2:GS2
nd t..._J.I~c 1 unr1~;-~~";1d rhGr the fir.dinGs of this Envirc:"iGie:ntcl Asses;;:".enr o~oly onl~J~ ~.O f~:::-'
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. pcoi'c' c; d'l~'~Dn: coo'D- fh. _
S;9;1~r'.Jr2:~p~ fe1JIJ/,Uxl Da~e: February 17, 1987
N (. L . ).
G:7:e prin. or lype .
Michael Perkins
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NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR:
PA 87-026.1 and .2 Sleep Shop, Ltd.
/Bel Leasing Conditional Use Permit and Site
Development Review requests for proposed
refurbishing and occupancy of the existing single
story commercial building at 7364 -7372 San Ramon
Road.
Pursuant to Public Resources Code Section 21000, et seq)
LOCATION AND ZONING:
7364 - 7372 San Ramon Road, Dublin, CA 94568
Retail Business District
(APN 941-040-02-1)
PROJECT:
Conditional Use Permit and Site Development Review
requests for the proposed refurbishing and occupancy
of the 6,375+ square foot existing single story
commercial building at 7364-7372 San Ramon Road.
The subject 1/2+ acre property is located within
Area 3 of the San Ramon Road Specific Plan area.
APPLICANT:
Michael Perkins
7182 Regional Street
Dublin, CA 94568
OWNER:
J. L. Lemm
c/o Bel Leasing
6140 Stoneridge Mall Road, Suite 515
Pleasanton, CA 94566
FINDINGS:
The project will not have a significant adverse impact on
the environment.
INITIAL STUDY:
The Initial Study of Environmental Significance dated March
31, 1987, is available for review at the City offices.
SIGNATURE:
DATE:
Laurence L. Tong, Planning Director
LLT/KG/slh
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4637 Chabot Drive, Suite 214
Pleasanton Ca. 94566
(415) 463-0611
MEMORANDUM
DATE:
August 15, 1986
-':r""i-:1VED
TO:
Kevin J. Gailey, Senior Planner
AUG 18 1986
FROM:
Chris D. Kinzel
CUBL!;'J ?Lr.,~!!'l!NG
SUBJECT:
Site Plan- - The Fishery
In your July 30, 1986 letter you requested our comments on the driveway design
for The Fishery in the Dublin site plan.
The raised median near the driveway is very important to restrict left-turn
movements and possible blockage of the interim intersection just adjacent to San
Ramon Road. Therefore, an access scheme similar to that shown in the
July 3, 1986 staff study drawing should be followed.
To allow convenient "in" movements, the entrance portion of the driveway should
be 24 fee't wide from San Ramon Road to the first north-south aisle way. The
portion of the entrance' aisle adjacent to the median should have a minimum width
of 14 feet. The median should be four feet wide to accommodate traffic signs.
The exit aisle way should be at least 14 feet wide adjacent to the median. Curb
return radii of approximately 25 feet should be provided for the driveway, for
both the entrance and exit sides. The east nose of the median should extend to
within about ten feet of the west curb line of San Ramon Road. See the attached
Sketch.
Please contact me or Ty Tekawa if there are questions. We would like to review
the final drawings.
rhm
Attachment
cc: Lee Thompson
PlEASANTON'SACRAMENTO'FRESNO.CONCORD
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4637 Chabot Drive, Suite 214
Pleasanton Ca. 94566
(415) 463-0611
MEMORANDUM
RECEIVED
AUG 18 1986
DUBLIN Pl.Af'!N!NG
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Pleasanton Ca. 94566
(415) 463-0611
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MEMORANDUM
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DATE:
April 23, 1986
TO:
Lawrence L. Tong, Planning Director
Kevin Gailey, Senior Planne~
FROM
Chris D. Kinzel
SUBJECT:
Traffic Analysis of Area Three of
the San Ramon Road Specific Plan
As requested,' TJKM has undertaken an analysis of' the traffic issues related to the
land generally north and west of the intersection of Amador Valley Boulevard and
San Ramon Road.
Access to this area is of special concern primarily due to the adjacent San Ramon
Road arterial and the desire to consolidate driveway access to a minimum number
of well designed locations along the San Ramon Road frontage of the four
properties within Area Three.
In preparing the recommendations contained in this analysis, TJKM has taken into
account the San Ramon Road Specific Plan, the improvement plans for San Ramon
Road and current development proposals for various properties within Area Three.
TJKM had earlier analyzed the traffic impacts of development in this area, and
has sized the intersection in order to accommodate development from Area Three.
The intersection will also accommodate traffic from other proposed development in
the area and through traffic along both San Ramon Road and Amador Valley
Boulevard. For this reason, it appears that the San Ramon Road/Amador Valley
Boulevard intersection is able to accommodate foreseeable land uses to which Area
Three could be developed. Consequently, the traffic concerns of TJKM in this
area are related to access and circulation as op.posed to congestion or traffic
impacts.
In the various proposals that have been made to date there are essentially two
driveway locations proposed for access from Area Three to San Ramon Road. The
first driveway p'roposed would be located on the south side of the Hayward
Fishery holdings which would place the driveway in alignment with an existing
easement. This driveway would be located approximately 170 feet in advance of
the signalized intersection of Amador Valley Boulevard and San Ramon Road.
The other driveway is located near the north end of the Moret property
approximately 470 feet north of the signalized intersection. From a traffic
standpoint, neither of these driveways is at a good location. The driveway on the
south side of the Hayward Fisheries is too close to the major signalized intersection
and would require exiting traffic from the driveway to, on occasion, make
hazardous movements just to proceed southerly on Amador Valley Boulevard. On
the occasion where drivers exiting this driveway wanted to make either a left turn
to Amador Valley Boulevard or a U-turn to proceed north on San Ramon Road,
such a movement would be potentially quite hazardous.
PlEASANTON-SACRAMENTO-FRESNO'CONCORD
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- The driveway at the ~orth edge of the Moret property is located on San Ramon
Road in advance of the special auxiliary lane being constructed to facilitate
" . driveway movements in and out of the Area Three properties. Thus, access into
. and out of the Moret property at the proposed location would be made from a
moving traffic lane on a relatively high speed, high volume arteriaL
Considering the location of the signalization intersection, the planned length of the
auxiliary lane, and the parcelization of properties, the optimum location for a
driveway appears to be at the property line common to the Moret parcel and the
Hayward Fisheries. This location would provide a driveway approximately 340
feet in advance of the intersection, which is a sufficient distance to allow traffic
exiting the common driveway to either make a right turn, proceed straight
southerly, make a left turn or even a U-turn at the signalized intersection.
Such a driveway should be of a high standard construction consisting of
approximately a 35 foot width with street type opening with curb return radiis of
approximately 25 feet., This would proyide a driveway somewhat comparable in
characteristics to the driveways recently constructed for the residential
development north of Area Three and the shopping center south of Area Three.
It is recognized that this particular location is at odds with the preliminary site
plans that have been developed for the parcels and does not align itself with the
easement on the south side of the Hayward Fisheries property. It appears this
issue of the misalignment with the easement and the driveway can be handled with
proper design of the on-site circulation. There will need to be on-site circulation
connecting the various parcels possibly necessitating a roadway or aisleway parallel
to San Ramon Road. Should this occur, such an aisleway should be located at least
50 feet west of the San Ramon Road curb line so that blockage of such an
aisleway would not normally occur unless there are more than two cars waiting to
exit Area Three.
In addition to the driveway provided on San Ramon Road to Area Three, there
will need to be access points provided on Amador Valley Court. There appears to
be a general agreement as to the location of two access points to Amador Court,
one approximately 120 feet west of San Ramon Road and an additional location
about 310 feet west of the first location. Both such access points would traverse
the current Nichandrous holdings. These two locations are satisfactory to TJK1-l
TJKM will be happy to respond to any questions you or any of the property
owners may have regarding these recommendations.
CDK/nlc
cc: Lee Thompson V
157-032MICK
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MEMORANDUM
RECEIVED
MAR 5 1987
DUBUN PLANNING
Date:
March 5, 1987
Subject:
Senior Planner\ ~
Ci ty Engineer ~
PA 87-026 Sleep Shop Ltd./Bel Leasing
CUP/SDR 7364-7372 San Ramon Road
APN 941-040-02-10 FC 32138
To:
From:
1. Cross-roadway easements shall be granted across the portion of the property
in front of the building where the roadway area is proposed and in the rear to
conform to the San Ramon Road Specific Plan.
2. If any parking areas are approved within the public right-of-way, the owner
shall purchase that right-of-way area from the City, subject to the City's
determining said right-of-way is excess.
3. Landscaping shall be extended to the curb of San Ramon Road.
4. The strips along the roadway easement on the north edge of the property
shall be landscaped.
5. Landscaping shall not result in inadequate sight distance for motorists,
bicyclists, or pedestrians.
6. A grading and drainage plan shall be subitted for the review and approval
of the City Engineer.
7. A grading permit shall be obtained from the City.
8. An encroachment permit shall be obtained from theCity for work in the
City's right-of-way.
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'3 i:}(;:.::ra! 07f;C23: 7C5: Dublin 3oule\iara J Cubiin. C:a.l!~::.rnia 9J568 l (415) 828-0515
RECEIVED
MP\R 1 :) 1937
Harch 16, 1987
DU!3l!N FLAf'.!N!!'10
City of Dublin
P.O. Box 2340
Dublin, CA 94568
Attention: Hr. Kevin J. Gailey
Dear Kevin:
This department has the following requirements for PA87-026.
1. Parking shall be in designated areas only. There shall be
no obstruction of access to the building
2. The building address shall be placed in such a position as
to be plainly visible from the road fronting the property.
3. Exits shall be clearly marked and accessible.
4. Extinguishers shall be located every 75 feet of travel distance
and shall be a 2A-I0BC size and type.
If there are any questions, please contact this office.
Bureau
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Development Services
P.O. Box 2340
Dublin, CA 94568
CITY OF DUBLIN
APPLICATION REFERRAL
Planning/Zoning 829-4916
Building & Safety 829-0822
Engineering/Public Works 829-4927
Date: February 24, 1987
Re. Planning Application #:
PA 87-026 Sleep Shop, Ltd./Bel Leasing
Conditional Use Permit/Site Development Review
Finance Control #:
32138
RECEIVED
MAR 5 ;987
DUBUN PLANNrNG
Project/Site Address:
7364 - 7372 San Ramon Road
Assessor Parcel Number(s):
941-040-02-10
TO: Lee Thompson - City Engineer
Vic Taugher - Building Official
John Severini - Police Services
William Fraley - Alameda County Planning Department
Paul Ryan - DSRSD General Manager
Phil Phillips - DSRSD Fire Department
Emil Katan - DSRSD Water Department
Lou Holveck - P.G. & E.
L. F. Woods - Pacific Bell
Vince Wong - Zone 7
Bill Brandi - Livermore Dublin Disposal Service
Myrt Jones - Viacom Cable Television
FROM: Kevin J. Gailey - Senior Planner ~
PROJECT DESCRIPTION: Conditional Use Permit and Site Development Review applications
for the proposed refurbushing and occupancy of the 6,375~ square foot existing single
story commercial building at 7364 - 7372 San Ramon Road. Subject property lies within
Area 3 of the San Ramon Road Specific Plan.
ATTACHED FOR YOUR REVIEW ARE:
- Copy of Application
- Environmental Assessment Form
- Applicant's Written Statement
- Zoning Map
- Site Photographs & Photo Key
- Sign Plan & Photographs
- Site Plan, Building Elevations & Floor Plans
PLEASE RETURN THIS FORM WITH COMMENT TO DUBLIN PLANNING BY:
March 13, 1987
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Development Services
P.O. Box 2340
Dublin, CA 94568
CITY OF DUBLIN
APPLICATION REFERRAL
Planning/Zoning 829-4916
Building & Safety 829-0822
Engineering/Public Works 829-4927
Date: February 24, 1987
Re. Planning Application #:
PA 87-026 Sleep Shop, Ltd./Bel Leasing
Conditional Use Permit/Site Development Review
Finance Control #:
32138
Project/Site Address:
7364 - 7372 San Ramon Road
RECEIVED
MAR G 1987
DU8UN PLANNING
Assessor Parcel Number(s):
941-040-02-10
TO: Lee Thompson - City Engineer
Vic Taugher - Building Official
John Severini - Police Services
William Fraley - Alameda County Planning Department
Paul Ryan - DSRSD General Manager
Phil Phillips - DSRSD Fire Department
Emil Katan - DSRSD Water Department
Lou Holveck - P,G. & E.
L. F. Woods - Pacific Bell
Vince Wong - Zone 7
Bill Brandi - Livermore Dublin Disposal Service
Myrt Jones - Viacom Cable Television
FROM: Kevin J. Gailey - Senior Planner ~
PROJECT DESCRIPTION: Conditional Use Permit and Site Development Review applications
for the proposed refurbushing and occupancy of the 6,375~ square foot existing single
story commercial building at 7364 - 7372 San Ramon Road. Subject property lies within
Area 3 of the San Ramon Road Specific Plan.
ATTACHED FOR YOUR REVIEW ARE:
- Copy of Application
- Environmental Assessment Form
- Applicant's Written Statement
- Zoning Map
- Site Photographs & Photo Key
- Sign Plan & Photographs
- Site Plan, Building Elevations & Floor Plans
PLEASE RETURN THIS FORM WITH COMMENT TO DUBLIN PLANNING BY:
March 13, 1987
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CITY OF DUBLIN
MEMORANDUM
TO: Planning Commissioners
FROM:
Laurence L. Tong - Planning
by Kevin J. Gail~Senior
April 6,1987 \'U
Director
Planner
DATE:
RE: Condition for PA 87-026 Sleep Shop, Ltd.
Conditional Use Permit/Site Development Review
In acknowledgment that a large percentage of the proposed project's vehicular
driveway network will be established within the City-owned right-of-way for
San Ramon Road, Staff recommends that an additional Condition of Approval be
applied to this project which addresses potential liability problems for the
City. The language recommended for inclusion within Exhibit B - Draft
Resolution for Conditional Use Permit and Site Development Review permits
PA 87-026 is as follows:
New Condition #36:
A Certificate of Insurance naming the City of Dublin as additional
insured shall be filed by the Developer with the City of Dublin
prior to the issuance of building permits for tenant improvements or
to the occupancy of the structure by the proposed land use activity.
The Certificate of Insurance shall be maintained for the life of
this land use activity. The amount and nature of the coverage of
the Certificate of Insurance shall be subject to review and approval
by the City Attorney. The Developer shall prepare and record the
appropriate "hold-harmless" 'documents to relieve the City of
liability of activities occurring within the driveway system located
within that section of the San Ramon Road right-of-way directly
adjacent and east of the subject property.
LLT/KJG/ao
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