HomeMy WebLinkAbout87-078.1 & .2 Plant Cell Research Institute, Inc CUP & SDR
TO:
FROM:
SUBJECT:
GENERAL INFORMATION:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: June IS, 1987
~
Planning Commission
Planning Staff
PA 87-078,1 and .2 Plant Cell Research
Institute, Inc, (Applicants)/Bedford Properties
(Owners) - Conditional Use Permit and Site
Development Review,
PROJECT:
APPLICANTS AND
REPRESENTATIVE:
PROPERTY OWNERS AND
REPRESENTATIVE:
PROPERTY AND ZONING:
PARCEL SIZE:
GENERAL PLAN
DESIGNATION:
SURROUNDING LAND USE
AND ZONING:
Conditional Use Permit and Site Development
Review requests to develop a vacant 1,89 acre
M,l, Light Industrial District property (6515
Trinity Court) with two plant development labs
(green houses), accessory structures, and open'
air planting beds for Plant Cell Research
Institute, Inc,
PCRI, Inc,
Attention: J. Brian Mudd
6560 Trinity Court
Dublin, CA 94568
Bedford Properties
Attention: Sharon Slater
P.O. Box 1267
Lafayette, CA 94549
6515 Trinity Court
M-I, Light Industrial
(APN 941,205,31)
1.89 acres
Commercial/Industrial ' Business Park/
Industrial
North: M-I, Light Industrial District -
Southern Pacific right-of-way,
East: PD, Planned Development District -
Single story building with mixed
Commercial Uses,
South and West: M-l, Light Industrial District
- Mixed Light Industrial, Storage,
Research and Development, and Office
Uses.
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ITEM NO.
~,S
COPIES TO:
Applicant
Owner
File PA 87-078
APPLICABLE REGULATIONS:
Section 8-51,3 (b) (Conditional Uses: M-I Districts) establishes, in
part, exterior activities such as outdoor storage yards as Conditional Uses in
an M-I District,
Section 8-51,6 (Yards: M-I Districts) establishes the following Yard
requirements in M-I Districts:
Depth of Front Yard - not less than twenty (20) feet;
Depth of Rear Yard - not less than twenty (20) feet;
Width of each Side Yard ' not less than ten (10) feet provided that
where the abutting Lot is any R District, the width of the Side
Yard shall not be less than thirty (30) feet,
Section 8-94,0 states that conditional uses must be analyzed to
determine: I) 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 performance standards established for the district
in which it is located.
Section 8-94,4 states the approval of a Conditional Use Permit may be
valid only for a specified term, and may be made contingent upon the
acceptance and observance of specified conditions, including but not limited
to the following matters:
a) substantial conformity to approved plans and drawings;
b) limitations on time of day for the conduct of specified activities;
c) time period within which the approval shall be exercised and the
proposed use brought into existence, failing which, the approval shall
lapse and be void;
d) guarantees as to compliance with the terms of the approval, including
the posting to bond;
e) compliance with requirements of other departments of the City/County
Government,
Section 8-95.0 states that the Site Development Review is intended to
promote orderly, attractive and harmonious development; recognize environ-
mental 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 other-
wise specified for the District,
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.
NOTIFICATION:
Public Notice of the June 15, 1987, hearing was published in
The Herald, mailed to adjacent property owners, and posted
in public buildings.
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ANALYSIS:
The Applicants, Plant Cell Research Institute, Inc. (PCRI, Inc,), are
requesting approval of Conditional Use Permit and Site Development Review
applications to allow the relocation of two existing plant development labs
(greenhouses) along with accessory support structures from their current
location in the City of Pleasanton to the 1.89+ acre M-I, Light Industrial
District property identified as 6515 Trinity Court.
The subject property is currently vacant and is the last undeveloped
property in the Sierra Court/Sierra Lane/Trinity Court light industrial area,
The relocation of the greenhouses is being prompted by the pending development
of the property the structures currently occupy for residential uses,
Relocation to this site is being requested by PCRI, Inc, due to their desire
to locate this arm of their research operation in close proximity to their
principal lab and office space. PCRI, Inc. occupies, and is the sole tenant
of, the 42,225 square foot building situated directly opposite the subject
property at 6560 Trinity Court,
Site development proposed under these applications will include a
limited amount of exterior activity, in the form of plant beds, which are
proposed to occupy the center and rear portions of the site, In addition to
the greenhouse structures, a "headhouse" structure, which houses the
mechanical support equipment for the greenhouses, is also proposed for
relocation to this site,
Remaining on-site development proposed by the applications includes
development of a six-space paved parking area, a trash enclosure area, a
freestanding water tank structure, on-site landscaping along Trinity Court,
and a graveled yard area (which would provide vehicular access to the rear of
the two greenhouses),
The land use activity proposed on the site is described in detail in the
Applicant's Revised Written Statements (see Attachment #2), The proposed use
of the greenhouses is to be an extension of PCRI, Inc. 's" growth labs", which
provide controlled growing conditions for plants in various stages of
development, A series of growth labs exist in the facility across the street
from the subject property.
Research conducted at the main lab/office facility includes genetic
engineering research. Both the existing facility and the proposed greenhouse
operation are subject to a variety of Federal and State agency regulations
pertaining to the genetic engineering research. Strict precautions are
required by these agencies, and are put in practice by PCRI, Inc., to restrict
the surrounding environment from direct contact from any genetically altered
plant specimans,
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 three Draft Resolutions:
A - A Draft Resolution regarding the Negative Declaration of
Environmental Significance for PA 87-078.1 and .2
B - A Draft Resolution regarding the Conditional Use Permit
request PA 87-078,1
C - A Draft Resolution regarding the Site Development Review
request PA 87,078.2
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ACTION:
Based on the above Staff Report, Staff recommends the
Planning Commission adopt the following Draft Resolutions:
Exhibit A approving the Negative Declaration of Environ-
mental Significance for PA 87-078,1 and .2, Exhibit B
approving the Conditional Use Permit request PA 87-078.1,
and Exhibit C approving the Site Development Review request
PA 87-078.2,
ATTACHMENTS:
Exhibit A - Draft Resolution regarding a Negative Declaration of
Environmental Significance for PA 87-078.1 and ,2
Exhibit B - Draft Resolution regarding Conditional Use Permit request
PA 87-078.1
Exhibit C - Draft Resolution regarding Site Development Review request
PA 87,078.2
Exhibit D - Conditional Use Permit and Site Development Review
Submittals
Background Attachments:
1 - Zoning Map
2 - Copy of Applicant's Revised Written Statements
3 ' Environmental Assessment Form
4 - Site Photographs and Photo Key Map
5 ' Negative Declaration of Environmental Significance '
PA 87,078.1 and ,2
6 - Pertinent Agency Comments
7 - Sample Exterior Treatments for Metal Buildings
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RESOLUTION NO. 87 - 035
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR
PA 87-078,1 AND ,2 PLANT CELL RESEARCH INSTITUTE, INC, (APPLICANTS)/BEDFORD
PROPERTIES (OWNERS) CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW TO DEVELOP
A VACANT 1,89 ACRE M-1, LIGHT INDUSTRIAL DISTICT PROPERTY, 6515 TRINITY COURT
WHEREAS, Scott Korney, representing Plant Cell Research Institute,
Inc" filed Conditional Use Permit and Site Development Review applications
requesting approval to develop a vacant 1.89 acre M-I, Light Industrial District
property (6515 Trinity Court) with two plant development labs (greenhouses),
accessory structures, and open-air planting beds; and
WHEREAS, the California Environmental Quality Act (CEQA), together with
the State Guidelines and City environmental regulations, require that certain
projects be reviewed for environmental impact and that environmental documents be
prepared; and
WHEREAS, an Initial Study of Environmental Significance was conducted
finding that the project, as proposed, would not have a significant effect on the
environment; and
WHEREAS, a Negative Declaration of Environmental Significance has been
prepared for this application; and
WHEREAS, public notice of the Negative Declaration of Environmental
Significance was given in all respects as required by State Law; and
WHEREAS, the Planning Commission did review and consider the Negative
Declaration of Environmental Significance at a public hearing on June IS, 1987;
NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission
finds as follows:
I, That the project PA 87-078,1 and .2 Site Development Review and Conditional
Use Permit applications will not have a significant effect on the environment,
2, That the Negative Declaration of Environmental Significance has been prepared
and processed in accordance with State and Local environmental laws and
guideline regulations,
3, That the Negative Declaration of Environmental Significance is complete and
adequate.
BE IT FURTHER RESOLVED that the Dublin Planning Commission hereby adopts
the Negative Declaration of Environmental Significance for PA 87-078,1 and ,2
Conditional Use Permit and Site Development Review applications,
PASSED, APPROVED AND ADOPTED this 15th day of June, 1987,
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning
/1,(Mr ks<<UTI';J A
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RESOLUTION NO, 87-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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APPROVING PA 87,078,1 PLANT CELL RESEARCH INSTITUTE, INC,
(APPLICANTS)/BEDFORD PROPERTIES (OWNERS)
CONDITIONAL USE PERMIT APPLICATION TO DEVELOP A VACANT 1,89 ACRE M-I,
LIGHT INDUSTRIAL DISTRICT PROPERTY AT 6515 TRINITY COURT
WHEREAS, Scott Korney, representing Plant Cell Research Institute,
Inc" filed Conditional Use Permit and Site Development Review applications
requesting approval to develop a vacant 1,89 acre M-I, Light Industrial District
property (6515 Trinity Court) with two plant development labs (greenhouses),
accessory structures, and open-air planting beds; and
Uses:
yards
WHEREAS, Sectin 8-51.3 (b) of the Dublin Zoning Ordinance (Conditional
M,l Districts) establishes exterior activities such as outdoor storage
as Conditional Uses in an M-I District; and
WHEREAS, the California Environmental Quality Act (CEQA), together with
the State Guidelines and City environmental regulations, require that certain
projects be reviewed for environmental impact and that environmental documents be
prepared; and
WHEREAS, this application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and a Negative Declaration
has been adopted (Planning Commission Resolution No, 87 - ___) for this project
as it will not have a significant effect on the environment; and
WHEREAS, notice of public hearings for this project was provided as
required by local Ordinance and in accordance with California State Law; and
WHEREAS, a Staff Report and a Supplemental Staff Report were submitted
recommending conditional approval of the applications; and
WHEREAS, the Planning Commission held a public hearing on June IS,
1987, to consider all reports, recommendations, and testimony;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
a) The uses serve a public need in that the uses will expand the existing
facilities of an existing Dublin research facility,
b) The use will be properly related to other land uses and transportation and
service facilities in the vicinity,
c) The use, under all circumstances and conditions of this particular case, will
not materially affect adversely 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, in that all applicable
regulations will be met,
d) The use will not be contrary to the specific intent clauses or performance
standards established for the District in which it is to be located.
e) The approval of the project as conditioned is in the best interest of the
public health, safety and general welfare.
f) The project is consistent with the policies contained in the City's General
Plan,
8
OtAPrR5fJ(o"'~ CtJP !t9 81-D~8,1
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve PA 87-078,1 as shown by materials from the Planning
Commission Staff Report dated June IS, 1987, labeled Exhibit D and Attachments #2
and #3, on file with the Dublin Planning Department, subject to the following
conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior
to the initiation of the requested land use activity, and shall be sub;ect to
Planning Department review and approval,
General Provisions
I, Development of the 1,89 acre site with two plant development labs (green-
houses), accessory structures, and open-air planting beds shall substantially
conform with the plans prepared by Jordan/Casper/Woodman/Dobson (JCWD),
consisting of three sheets dated received by the Planning Department May 20,
1987 (Elevations, Preliminary Planting Plan, and Floor Plans) as supplemented
by the Revised Site Development/Roof Plan (showing planting beds and truck
turning radii), also prepared by JCWD, consisting of one sheet, dated
received by the Planning Department May 22, 1987, The land use activity on
the site shall be consistent with the Applicant's Revised Written Statements
dated received by the Planning Department on May 22, 1987. Development and
use of the site shall comply with the following Conditions of Approval,
Approval for the Conditional Use Permit shall be until June 25, 1989. 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 the above stated Findings will continue to be met,
2, With the exception of conventional use of the proposed planting beds, all
demonstrations, displays, services, and other activities associated with the
facility shall be conducted entirely within an enclosed structures. No loud-
speakers or amplified music shall be permitted outside the new structures,
3. Development and operation of the facility shall comply with the requirements
of the DSRSD - Fire Department, including, but not limited to, the
requirements outlined in the District's letter of June 3, 1987.
4. No experimentation or growing of genetically engineered plants shall occur
outside the plant developmental laboratories (greenhouses), The Applicant
shall regularly advise the City of changes to the regulations of State and/or
Federal agencies pertaining to experimentation on genetically engineered
materials which would impact transport, disposal, or outside testing of said
materials as may relate to the operations conducted by PCRI, Inc, at the
subject property and at APN (941-205-29).
5, The perimeter of the subject property (except for the Trinity Court frontage)
shall be fenced with a 6' high cyclone fence with redwood slat inserts and
with three-strand barbed wire topping above the fence, Said fencing shall be
located along the perimeter of the northerly one-half of the site. An
alternate type of fencing may be utilized if approved by the Planning
Department,
6, Prior to the issuance of building permits, the Applicant shall advise the
DSRSD - Fire Department and the City Building Official of the proposed
amounts of storage, proposed use, and proposed means of disposal of
pesticides, fertilizers and other similar items utilized for the research
conducted at this site,
7. Provide the Planning Director with a copy of all current and valid local,
State and Federal permits regulating potentially hazardous materials,
operations or uses associated with the proposed use, including, but not
limited to, hazardous wastes permits from the Alameda County Environmental
Health Department as applicable,
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8. The Conditional Use Permit shall be revocable for cause, in accordance with
Section 8-90,3 of the Dublin Zoning Ordinance, at any time during the
effectiveness of the approval,
PASSED, APPROVED AND ADOPTED this 15th day of June, 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
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APPROVING PA 87-078,2 PLANT CELL RESEARCH INSTITUTE, INC,
(APPLICANTS)/BEDFORD PROPERTIES (OWNERS) SITE DEVELOPMENT REVIEW APPLICATION TO
DEVELOP A VACANT 1,89 ACRE M-1, LIGHT INDUSTRIAL DISTRICT PROPERTY AT
6515 TRINITY COURT
WHEREAS, Scott Korney, representing Plant Cell Research Institute,
Inc, , filed Conditional Use Permit and Site Development Review applications
requesting approval to develop a vacant 1,89 acre M-l, Light Industrial District
property (6515 Trinity Court) with two plant development labs (greenhouses),
accessory structures, and open-air planting beds; and
WHEREAS, the California Environmental Quality Act (CEQA), together with
the State Guidelines and City environmental regulations, require that certain
projects be reviewed for environmental impact and that environmental documents be
prepared; and
WHEREAS, this application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and a Negative Declaration
has been adopted (Planning Commission Resolution No, 87 - ___) for this project
as it will not have a significant effect on the environment; and
WHEREAS, notice of public hearings for this project was provided as
required by local Ordinance and in accordance with California State Law; and
WHEREAS, a Staff Report and a Supplemental Staff Report were submitted
recommending conditional approval of the applications; and
WHEREAS, the Planning Commission held a public hearing on June IS,
1987, to consider all reports, recommendations, and testimony;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
a) All provisions of Section 8-95.0 through 8-95,8 Site Development Review, of
the Zoning Ordinance are complied with,
b) 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,
c) 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,
d) 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,
e) General project landscaping prov~s~ons 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,
c
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BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve PA 87-078,2 as shown by materials from the Planning
Commission Staff Report dated June IS, 1987, labeled Exhibit D and Attachments #2
and #3, on file with the Dublin Planning Department, subject to the following
conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior
to the initiation of the requested land use activity, and shall be subiect to
Planning Department review and approval,
General Provisions
I. Development of the 1.89 acre site with two plant development labs (green-
houses), accessory structures, and open-air planting beds shall substantially
conform with the plans prepared by Jordan/Casper/Woodman/Dobson (JCWD),
consisting of three sheets dated received by the Planning Department May 20,
1987 (Elevations, Preliminary Planting Plan, and Floor Plans) as supplemented
by the Revised Site Development/Roof Plan (showing planting beds and truck
turning radii), also prepared by JCWD, consisting of one sheet, dated
received by the Planning Department May 22, 1987, The land use activity on
the site shall be consistent with the Applicant's Revised Written Statements
dated received by the Planning Department on May 22, 1987, Development and
use of the site shall comply with the following Conditions of Approval,
Approval for the Site Develoment Review shall be valid until June 25, 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.
2. Comply with the City of Dublin Site Development Review Standard Conditions
and the City of Dublin Police Services Standard Commercial Building Security
Recommendations,
ARCHAEOLOGY
3, If, during construction, archaeological remains are encountered, construction
in the vicinity shall be halted, an archaeologist consulted, and the City
Planning Department notified, If, in the opinion of the archaeologist, the
remains are significant, measures, as may be required by the Planning
Director, shall be taken to protect them.
ARCHITECTURAL
4. Provide additional patterns, texture, finish, and variety in surface to
enhance the overall design effect of the headhouse, subject to review and
approval by the Planning Director.
5, Exterior colors and materials for the structures shall be subject to final
review and approval by the Planning Director. All ducts, meters, and other
mechanical equipment on the structures shall be effectively screened from
view with materials architecturally compatible with the main structures.
6. Siding and roofing materials on the greenhouses shall be fracture resistant
to avoid potential damage by vandalism.
DRAINAGE
7, A grading and drainage plan shall be prepared by the Developer 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.
8. The area outside all buildings shall drain outward at a 2% mlnlmum slope for
unpaved areas and a l% minimum in paved areas (with a maximum gradient of
5%),
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9. Roof drains shall empty into approved dissipating devices, Roof water, or
other concentrated drainage, shall not be directed onto adjacent properties,
sidewalks or driveways, 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/CONSTRUCTION ACTIVITY
10, Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. The Developer
shall keep adjoining public streets free and clean of project dirt, mud, and
materials during the construction period, 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,
II, 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,
FIRE PROTECTION
12. 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
13. A grading permit shall be obtained from the Public Works Department if more
than ISO cubic yards of grading will be done.
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 structures,
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES
IS. Prior to filing for building permits, precise plans and specifications for
any work proposed within the public right-of-way shall be submitted for
review and approval of the City Engineer. The existing driveway curb cut
shall be removed and replaced by new sidewalk, curb and gutter. A grading,
drainage, and improvement plan with drainage calculations shall be submitted
to the City Engineer for review and approval,
16. The parking and driveway surfacing proposed at the southwest corners of the
site shall be asphalt concrete paving, The Developer's Soils Engineer shall
determine a preliminary structural design of the road bed, The graveled
surface area shall be maintained in a dust free surface.
17, An encroachment permit shall be secured from the City Engineer for any work
done within the public right-of-way,
LANDSCAPING AND IRRIGATION PLANS
18. A detailed Landscape and Irrigation Plan (at I 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, Land-
scaping at the proposed driveway shall be installed and maintained in a
manner that sight distance is not obstructed.
19, The Developer/Owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement (see Attachment C).
,3-
20, All reasonable effort shall be taken to assure that the proposed site work
along the west and south property boundaries shall be of a design, and shall
be installed in such a manner, as to not damage existing landscaping, both
on' and off-site,
2l, A combination of mounding of landscape areas and shrub planting shall be
established along the property's Trinity Court frontage to provide screening
of the adjoining parking areas and to give a "finished" street frontage,
LIGHTING
22, Exterior lighting shall be of a design and placement so as not to cause glare
onto Trinity Court, or onto adjoining properties, Lighting used after
daylight hours shall be adequate to provide for security needs. Special
attention shall be given to providing security lighting for the area
surrounding the proposed water tank, Wall lighting shall be supplied to
provide "wash" security lighting,
SIGNAGE
23, All signage development for this facility shall be subject to review and
approval by the Planning Department prior to installation.
MISCELLANEOUS
24, Pedestrian walkways established for the facility shall be of a uniform
design. The pedestrian circulation system shall include handicapped access
to meet the requirements of Title 24 of the Building Code,
25, The detailed design, placement and construction materials of on-site trash
enclosure area shall be subject to review and approval by the Livermore'
Dublin Disposal Service and the Planning Department prior to the issuance of
building permits. The trash enclosure area shall be shifted 10'~ to the
east, or as otherwise approved by the Livermore Dublin Disposal Service, A
concrete apron pad in front of the trash enclosure area shall be supplied
with the design and location of the apron subject to review and approval by
the Planning Department and the Livermore-Dublin Disposal Service,
26, 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 of the new structures,
27. The Developer shall be responsible for correction of deficiencies on the
existing frontage improvements to the satisfaction of the City Engineer,
28. The design, materials, height and location of any proposed perimeter fencing
shall be subject to review and approval by the Planning Department and the
Dublin Police Services Department prior to the issuance of building permits,
Appropriate keyed access to any secured portions of the site shall be
provided to the appropriate emergency service agencies (e.g" Police, Fire,
etc.), The Applicant shall be responsible for the installation of 6' high
cyclone fencing with three-strand barbed wire topping provided along the
north and east property boundaries,
29, The one handicap parking space developed at this site shall be of a design
which conforms to the design requirements for Handicapped Accessibility
outlined in the State Building Code,
30. This development shall be responsible for the payment of a portion of the
off-site improvements costs of the Dublin Boulevard/Sierra Court traffic
signal, This development's share shall be based on a study, subject to
review and approval of the City Engineer, evaluating present and future
projects which would contribute to traffic volume increases, Percentage of
the total signal cost paid will be in direct proportion to the project's
traffic impact.
-4-
31. The Developers shall grant the Dublin San Ramon Services District and/or City
of Dublin a 10' wide sanitary sewer easement along the length of the
westerly property line.
PASSED, APPROVED AND ADOPTED this 15th day of June, 1987,
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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PRElI~INARY
MAYl9 1987
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~UTLEFI>
StylWaltRJ II Flat Will System
/1 SIIII)I)II>, filII cx!cril)r O/I/I('or(IIIU' lI'ilb UI}IU'(i!Ce! jos!clIL'Ix,!l)r IIL'II' Olle! rcirofi! (1/1/I!iUllil)lIS.
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A. 111e StylWall@ II Flat ,)'stem
features 3 S11100th. clean look for
almost any structure. 111e out-
side sllrt";tce is eOlbossed \yjth
a non, repeating stucco emboss,
ed pattern - prO\iding a rich
textured look and protecting
against nicks and scratches,
B. Each pand is fastened to the
wall structural ,..stem and the
next panel is locked into the
adjacent p:tnel. concealing the
fastener. 1 he f:L.;teners are hid-
den for added appearance and
improved security. 111e 16,inch
panel width, combined \\ith the
\\ide "return leg" means almost
any conventional tinishing ma.
terial can be e:L,ily t;lstened to
the interior of the wall ')'stem.
C. StylWallll Flat panels can
be easily insulated \\ith a \\ide
variety of insulation ~")'stenlS-
D. The special joint design lets
the next panel "lock" easily into
place against the previously
installed panel. Because eacb
new pand is positioned perfectly
by nesting against tbe first panel.
a unifornl joint is created each
time \\ith no lll1sightlv \"lriation
in the size of each joint.
E. 111e StylWall II Flat system
includes predesigned and
factol)',I;IIJricated transition
materials to let you combine
StylWall with other Butler w:1I1
'Tstems, brick. glass. and other
"
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B
c:J
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cOI1\-entional wall materials, The
StylWallll Flat ,')'Stem includes
pre,designed and factory fabri,
CIted accessories such a...., "in-
dows, walk and O\'erhead doors
to provide a quality appear.mce.
Styl\\'all 11 Flat wall panels are
available with Butler,Tone'" or
Butler,Cote@ ~()O FP (a tluoro,
pol)TI1er containing Kynar
.:;OO@ resin) coating systems.
K)nar ~OO is a
registered Trademark of
Pennwalt Corpor.ltion,
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PA 87"018
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OCT
2 1986 CALIF";RNIA
''''0 OM Go-_..... c.-.... c..._.. ...".
A PART or- THE
ZONING MAP
THE CITY or-
DUBLIN
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peR I
TRINITY V SITE DEVELOPMENT REVIEW
Written Statement
May 15, 1987
Plant Cell Research Institute (PCRI) would like to develop
two plant developmental labs, with adjacent planting beds, Plant
developmental labs are an essential facility for the operations
of PCRI,
They are modern, plant growth structures that are
controlled and monitored by computers, and have the clean, orderly
environment of a laboratory.
As PCRI is developing its activities in agricultural
research, it has become necessary to locate the "growth labs"
near our laboratory and office building, so our scientists are
closer to their work,
Also, these "growth labs" are crucial
in impressions formed by potential clients since the office
and growth labs would be contiguous.
PCRI plans to make marked contributions to the development
of agriculture,
We anticipate our laboratory techniques will
enab Ie us to improve crops, their yields and to produce new
plant
products.
Such
developments,
among
many
possible
applications, could lead to improved crop drought tolerance,
disease resistance, improved food nutritional value, etc. The
techniques used to accomplish these improvements in agronomic
plants are mainly tissue culture and genetic engineering.
Genetically engineered plants will be restricted to growth in
.
"
RECEIVED
r/L~ '( ~ :-: 1::? 7
DUGl.l:'l F~.Aj'D.;;:'>:v
The Plant Cell Research Institute, Inc.
6560 Trinity Court. Dublin, CA 94568 . (415) 833,3400 . Facsimile: (415) 833,3409
IL. . . ATTACHMENT ~
~/Jtf) W fGt7(t1J<:S71WeHeN,
;-
(~
("
TRINITY V SITE DEVELOPMENT REVIEW
Written Review
May 15, 1987
Page 2
the plant developmental laboratories. All genetically engineered
material is autoclaved before disposal.
All regulations of
the Federal and State governments are observed in the use of
genetically engineered material.
The potential impact of these
developments has already drawn a lot of scientific, public and
media notice for our work. As a company of 6 years in Dublin,
we have brought both new business, residents, and favorable
press attention to the City of Dublin,
The development of the property across the street from
our current building is crucial to our plans for expansion in
the Dublin community,
The good will and benefits for this
development are many; the costs to the city are none in that
no incremental city services are needed, no increased auto traffic
will result, and a fallow lot will be put to productive and
more aesthetic use,
.
.
.,
.~ \. ..
peR I
r"
r
K
TRINITY V SITE DEVELOPMENT REVIEW
Application Insert
III G. Detailed Description of Proposed Use of Property:
Property is to be used for the expansion of existing
Plant Cell Research Institute (PCRI) research facilities across
the street,
For purposes of this permit, PCRI would like to
develop two state-of-the-art plant developmental labs.
These
labs will be used as an extension facility for the research
needs of peRI,
PCRI would utilize the additional portion of
this property for planting beds.
PCRI is a contract research company, working on techniques
to improve agricultural crops, and their uses, These techniques
include tissue culture, molecular biology and natural products
chemistry.
The improvement in agricultural crops depends in
some cases on genetic engineering. As a growing organization,
PCRI needs to have its "growth labs" and research facilities
contiguously located. This property is large enough to provide
for the potential of building more laboratories and offices,
as the need should arise in the future.
RECEIVED
'1 '\'( 11 n ]E.f1"'/
f'f i f.J t'" ~ ~
PUtlUN "l.ANi\lji\:v
.
"
The Plant Cell Research Institute, Inc.
6560 Trinity Court. Dublin, CA 94568 . (415) 833,3400 . Facsimile: (415) 833,3409
,\
CITY OF DVe.LIl{
,
,
1t1- 078
PA No. ...'
ENVI~aNMENTAL ASSESSMENT FO~M, lwTeR.1M
(Pursuant to Publ ic Resources Code Section 21000 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 I, 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 comp leted by the APPLICANT
1. Name (if any) and address of project: Trinity V, 6515 Trinity Court, Dublin, CA
2. Proposed use of property: Growth of plant material to service the needs
of the PCRI scientists,
,3. Name, address, and telephone of Applicant: ' Scott Korney - PCRr, rnc, ,
6560 Trinity Court, Dublin CA q4~nR (41~) R11-147n
'4. Name, address, and telephone of con~act person DU in addition to applicant or
o instead of applicant: Joseph A, Grippo (415) 833-3404
5. Attached plans are on preliminary or 0 fully developed.
6. Building area: 10,512
sq . ft.
7. Site area: 1. 89 A
Dsq.ft.orUlacres'. 8. Current zoning: M-I
9. Maximum Building Height' 20
Oft. or 0 stories.
10. Describe amount of doily traffic generated by number, type and time af day: Two
~mployees on site 8:00 a,m. to 4:30 p,m, Ample parkin~ located across the
street at the PCRI building.
11. Number of off-street parking spaces pro"ided:~
12. Number of loading facilities provided: 0
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13. Proposed development schedule: beginning:
completion: ) ~Ionths
14.a. If residential: number of new 'units ; number of existing units ;number of neVI
bedrooms ; unit sizes ;range of 0 sale prices or 0 ren~s- ; type of
dwelling Osingle familyD duplexD multiple.
14.b. If commercial:
sales area
operation
scope of projectD neighborhood, 0 city, 0 regional
q sq. ft. or 0 acre; estimated employment per shift
; hours of
14. c. If industrial: materials involved Growing Plants; estimated employment per shift 2
hours of operation' 8 hours/day
l4.d. IF institutional: major function
estimated oc7upancy
'0; estimated employment per shift
; hours of opera tion
15. Describe City permits required: rn Site t>evilOfl";\f~"-:t" Jt.e."i~""; 0 Vo.i1a..,^c.e,;
o AelWlil'\istrAnll€. CoMi-no~ lt$e. P.e.rMitj 0 Rec..lassifiCA.t\ol'\ (rezlmi~;
o PIa.VI~ De.ve..lop~j rn Cor.ct.itiov'\OJ USe. ferMi-t'j 0 Sl~\'\ 0..... '!::j;
o O#.e.r
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16. Describe other public approvals required: 0 unknown; D local agenciesiD regional
agencies; 0 state agencies; 0 Federal agencies; for
CERTIFICATION
I he'reby certiFy that the inFormation submitted is true and correct to the best of my knowledge
and belieF. I understand that the findings of this Environmental Assessment apply only to the
project os described above.
. Stgnato,", ~;;tr~~ Dal.' 1I"'f/.Ii Iff?
Name (print or type): Scott Karney
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Sierra
Court
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Trinity II
Trinity IV
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TRINITY V SITE DEVELOPMENT REVIEW
SITE PHOTOGRAPH KEY MAP
Trinity I
6515 TRINITY COURT
VACANT LOT
Trinity Court
. Dougherty
Road
Trinity III
PCRI
: ,:
ATTACHMENT 1
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NEGATIVE DECLARATION FOR: PA 87-078.1 and ,2 Plant Cell Research Institute,
Inc, (Applicants)/Bedford Properties (Owners) -
Conditional Use Permit and Site Development Review
requests,
(Pursuant to Public Resources Code Section 21000, et seq.)
LOCATION:
6515 Trinity Court
Dublin, CA 94568
PROPONENTS:
PCRI, Inc.
Attn,: J, Brian Mudd
6560 Trinity Court
Dublin, CA 94568
Bedford Properties
Attn.: Sharon Slater
7901 Stoneridge Drive
Suite 226
Pleasanton, CA 94566
DESCRIPTION:
Conditional Use Permit and Site Development Review
requests to develop a vacant 1,89 acre M-l, Light
Industrial District property (6515 Trinity Court)
with two plant development labs (green houses),
accessory structures, and open-air planting beds
for Plant Cell Research Institute, Inc.
FINDINGS:
The project will not have a significant effect on
the environment,
INITIAL STUDY:
The Initial Study is available for review upon
request (Planning Application File PA 87-078),
PREPARATION:
This Negative Declaration was prepared by the City
of Dublin Planning Staff (415) 829-4916.
SIGNATURE:
DATE:
Laurence L, Tong, Planning Director
;
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CITY OF DUBLIN
MEMORANDUM
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Date:
June 1, 1987
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To:
Kevin Gailey, Senior Planner
From:
City Engineer
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I' gutter.
PA 87-078 Plant Cell Research Institute
The existing driveway curb cut shall be removed and replaced by curb and
~11 2. Correct deficiencies in the existing frontage improvements such as chipped
, curb and paving which is lower than the gutter lip as required by the City Engineer.
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3. Landscaping at driveways shall be such that sight distance is not
obstructed.
l.lf\ 4. A grading, drainage, and improvement Pdlan with drainage calculations shall
. V be submitted to the City Engineer for review an approval.
>:." J') 5. The minimum parking lot slope shall be 1.0 percent, and the maximum slope
~ shall be 5.0 percent.
~. ~. 6. Where water drains along a curb, a gutter shall be provided.
~ 00 7. This development shall pay a portion of the offsite costs of the Dublin
l' Blvd./Sierra Court traffic signal. This development's share shall be based on the
study evaluating present and future projects which would contribute to traffic volume
increases. Percentage of the total signal cost paid will be in direct proportion to
the project's traffic impact.
'4_\
f.~f 8. Grant a ten foot wide sanitary sewer easement along the westerly property
line.
LST/gr
ATTACHMENT 6
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CITY OF DUBLIN
1/'
829-4916
829,0822
829-4927
. Development Services
P.O, Box 2340
Dublin, CA 94568
Planning/Zoning
Building & Safety
EngineeringIPublic Works
APPLICATION REFERRAL
Date: May 20, 1987
Re. Planning Application #:
PA 87-078 The Plant Cell Research Institute, Inc. (PCRI)
(Applicant)/Bedford Properties (Owner)
Site Development Review/Conditional Use Permit
Finance Control #:
32149
Project/Site Address:
6515 Trinity Court
Assessor Parcel Number(s):
941-205-31
TO:
Lee Thompson - City Engineer
Vic Taugher - Building Official
John Severini - Police Services
Paul Ryan - DSRSD General Manager
Phil Phillips - DSRSD Fire Department
Emil Katan - DSRSD Water Department
Lou Holveck - Pacific Gas & Electric
Vince Wong - Zone 7
Bill Brandi - Livermore Dublin Disposal Service
FROM, Kevin J. Gailey - Seninr Planner ~~
PROJECT DESCRIPTION: Site Development Review and Conditional Use Permit requests to
develop a vacant 1.89+ acre M-1, Light Industrial District property (6515 Trinity
Court) with two plant developmental labs (greenhouses), accessory structures, and
open-air planting beds for The Plant Cell Research Institute, Inc. (PCRI, Inc.).
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ATTACHED FOR YOUR REVIEW ARE:
- Copy of Application
- Applicant's Written Statement
_ Environmental Assessment Form
- Zoning Map
_ Site Photographs and Photo Key Map
_ Site Plan, Landscape Plan & Building Elevations
PLEASE RETURN THIS FORM WITH COMMENT TO DUBLIN PLANNING BY:
June 1. 1987
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DUBLIN SAN RAMON SERVICES DISTRICT
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General Offices: 7051 Dublin Boulevard · Dublin, California 94568 · (415) 828,0515
June 2, 1987
RECEIVED
JUiI J 1987
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Mr. Kevin J. Gailey, Senior Planner
City of Dublin, Development Services
P. O. Box 2340
Dublin, CA 94568
Subject: PA 87-078, The Plant Cell Research Institute, Inc.,
6515 Trinity Court, Site Development Review/Conditional
Use Permi t
Dear Mr. Gailey:
Please be advised that this facility would require Civil Engineering
drawings showing all utilities, including storm drain, water, fire and
sewer.
Mr. Lee Thompson, City Engineer, has plans for diverting the sewage
from Arroyo Vista through the subject property to Trinity Court. Please
arrange for a 10 foot sewer line easement along the north-westerly
property 1 i ne.
Communication regarding fees and drawings is required between the
developer and the District.
Yours very truly,
2 'M~ jc:;:qJ..('c...--
Emil Kattan
Assistant Civil Engineer
EK:dh
A POLITICAL SUBDIVISION OF THE STATE OF CALIFORNIA. PROVIDES MUNICIPAL TYPE SERVICES TO CITIZENS OF AMADOR,L1VERMORE AND SAN RAMON VALLEYS
ALAMEDA AND CONTRA COSTA COUNTIES.
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3rd June 1987
.~ECEIYED
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City of Dub I in
P. 0, Box 2340
Dubl in, CA 94521
Attention: Kevin J, Gai ley, Senior Planner
Dea r Mr, Ga i ley:
This department has the fol lowing requirements for 6515 Trinity Court
(PA87-078l.:
I. Fire extinguishers shall be located every 75' of travel
distance
2, AI I exit doors shal I be posted as such
3. Exit doors shal I be openable from the inside without the
use of a key or special knowledge
4. Any gating system shal I be equipped with a Knox Lock, This
must be obtained from this department prior to occupancy
5. An on-s i te hydrant will be requ i red and sha II be p I aced by
this department prior to construction
6, If there is to be storage of hazardous materials within
these structures, a Knox Box must be provided for al I
material safety data sheets, Location of box to be determined
by this department and
7. Usage and storage of al I combustible or flammable materials
must comply with the Uniform Fire Code, Please contact this
department for specifications.
If there are any questions, please contact this office,
Sincerely,
/
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TONYA L. HOOVER,
Fire Inspector,
Fire Prevention Bureau
TLH/ I i w
cc: PCR I I nc,
Attn: J, Brian Mudd
Bedford Properties
P. 0, Box 1267
Lafayette, CA 94549
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