HomeMy WebLinkAbout06-043 Gil Auto Body SDR, Var & CUP
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: February 13.2007
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
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PROJECT DESCRIPTION:
PUBLIC HEARING: P A 06-043: Gil Auto Body - Site Development
Review, Variance and Conditional Use Permit for an Automobile Repair
and Services Development located at 6380-6392 Scarlett Court (Quasi-
Judicial)
Report prepared by Erica Fraser, Senior Planner
1) Resolution approving the Site Development Review and Variance for
Gil Auto Body.
2) Resolution approving a Conditional Use Permit to allow an
AutomobileNehicle Repair and Service facility in the M-l (Light
Industrial) Zoning District at 6380-6392 Scarlett Court.
3) Alameda County Resolution Z-1772.
4) Right-of-Way Take Exhibit.
5) Site Development Review Plans.
6) Photos of Site.
7) Location Map.
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing and deliberate;
5) Adopt Resolution (Attachment 1) approving the Site Development
Review and Variance for Gil Auto Body; and
6) Adopt Resolution (Attachment 2) approving a Conditional Use Permit
allow an AutomobileNehicle Repair and Service facility in the M-l
(Light Industrial) Zoning District at 6380-6392 Scarlett Court.
The Applicant is requesting approval of a Site Development Review (SDR) and Variance to construct two
new buildings (7,386 square feet in total floor area) on a 22,495 square foot parcel located at 6380 Scarlett
Court (6380-6392). The new buildings will replace the previous 12,480 square foot one-story building
which was recently demolished. The proposal also includes a request for a Conditional Use Permit to
allow AutomobileN ehicle Repair and Service uses in the buildings.
BACKGROUND:
On September 11, 1974, the Zoning Administrator for the County of Alameda approved a Variance to
allow the construction of a 12,480 square foot industrial building (Attachment 3). The Variance, to reduce
the required rear yard setback to five feet, was granted by the County due to the small size, shallow depth
and the irregular shape of the property. The Zoning Administrator also approved a Conditional Use
Permit at the same meeting to permit an auto repair business and a paint shop to operate in the building.
COPIES TO: Property Owner/Applicant
File
ITEM NO. 3.1
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G:\P A#\2006106-043 Gil Auto BodvlPC Aeenda Statement revised.doc
Construction of the building was completed in 1975 and has been occupied by auto repair and service
uses.
In August of 2006, the auto service and repair businesses located in the Gil Auto Body building were
relocated by the City. In December of 2006, the Gil Auto Body building was demolished and a portion of
the property was taken by the City for right-of-way improvements including the widening of Dougherty
Road and to construct improvements at the Dougherty RoadlDublin Boulevard intersection (Attachment 4
shows the area affected by the City's improvements in green). As a result of these improvements, the
depth of the site was reduced from an average of 100 feet to an average of 59 feet (or a loss of 41 feet)
and the overall size of the property was reduced by 7,392 square feet (24 percent). The Applicant has
applied for a Site Development Review, Variance and Conditional Use Permit to reconstruct two new
buildings on the site to replace the building which was recently demolished.
The property has a land use designation of Business Park/Industrial and Outdoor Storage which allows a
variety of industrial and non-retail uses. The property is zoned M-l (Light Industrial) which permits a
variety of industrial uses and AutomobileN ehicle Repair and Service uses are conditionally permitted.
The property is located within the Scarlett Court Specific Plan area. Staff is currently preparing the Draft
Design Guidelines for the Scarlett Court Specific Plan area (in conjunction with Phase I of the Specific
Plan) and anticipates that these Guidelines will be reviewed by the Planning Commission and the City
Council in spring 2007.
ANALYSIS:
Site Development Review
The proposed project includes the construction of two one-story buildings on the site. The design of the
two buildings is consistent with one another. The two buildings will have four tenant suites and each suite
will have a roll-up door which will open onto one of the three parking areas.
All sheet pages referenced in this Section can be found in Attachment 5.
The Architect for Gil Auto Body collaborated with Staff and the City's Consulting Architect, Larry
Canon, to design a project which is attractively designed, includes a high level of detail and articulation
along Scarlett Court, has minimal impact on Dougherty Road and is compatible with the surrounding
buildings.
Site Plan
As discussed in the background section, the existing one-story building will be replaced with two new
one-story buildings. The proposed buildings are a total of 7,368 square feet in size. The southern building
will be 3,688 square feet in size and the northern building will be 3,698 square feet in size. As proposed,
the Floor Area Ratio of the development will be .32 which is within the .25 - .40 FAR range permitted by
the Dublin General Plan for the Business Park/Industrial land use designation.
Three parking areas will be constructed in order to provide parking near the entrances to each of the tenant
spaces. The entrances to each of the buildings are located adjacent to the parking areas. A new sidewalk
will be installed adjacent to the property line on Scarlett Court (the property does not currently have a
sidewalk).
As defined by the Zoning Ordinance, the front property line is located adjacent to Scarlett Court and the
rear property line is located adjacent to Dougherty Road.
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The northern building will be set back 42 feet from the right side (north) property line and the southern
building will be set back 70 feet from the left side (south) property line. The northern building will be set
back 7'8" and the southern building will be set back 8' from the front property line (Scarlett Court). Both
buildings will be set back l' from the rear property line (Dougherty Road). The Zoning Ordinance
requires buildings in the M-l Zoning District to maintain a minimum setback of 10' from the front
property line and 20' from the rear property line. As proposed, the setbacks of the new buildings are less
than what is required by the Zoning Ordinance and the Applicant has applied for a Variance to allow for a
reduction in the required setbacks. Please see Staffs discussion under the Variance section for more
information. .
Scarlett Court Elevation (Sheet A-3.0)
The left and right side of each building will have a large storefront window with grids. These windows
will be located in the lobby or office area of each tenant space and therefore will not provide a view of the
vehicle service areas.
The buildings have a variety of roof heights and design. The buildings will have a mixture of shed, flat
and gable roofs to promote visual interest on each of the elevations. The flat roof will have a cornice
which will be painted a brown color. The flat roofs promote architectural consistency between the
building and buildings in the vicinity because most of the buildings in the Scarlett Court area have flat
roofs. A unique trim band will extend from the edge of the shed roof on the left side of the building to the
edge of the shed roof on the right side of the building. Each roof will be constructed out of standing seam
metal and will be green in color.
The base of the building will have a four-foot tall band of tan CMU blocks. The remainder of the building
will be constructed with a stucco exterior with a light tan color. Low concrete masonry walls (30 inches in
height) will be constructed adjacent to the parking areas to screen a portion of the cars in the parking lots.
The previous building (Attachment 6) had service bays which opened directly onto Scarlett Court. The
service bays on the new building are located on the sides of the building (noted as the front elevation on
the plans) so that these areas will face the parking lots and will be screened from view on Scarlett Court.
A color and materials board for the project can be reviewed at City Hall and will also be available for
review during the Planning Commission meeting.
Doughertv Road Elevation (Sheet A-3.0)
The variety in roof types can also been seen from this elevation. Each building will have shed, gable and
flat roofs. Several different trim band forms will be located on the rear elevation to break up the massing
of the building and will have a brown or green color.
In order to break up the massing of the building and promote visual interest, this elevation includes several
colors and materials. The base of the building will have a 4-foot tall band of concrete masonry in a tan
color (similar to the front of the building on Scarlett Court). Each building will also have two 12'6"
sections of concrete masonry in a dark brown color. Tan stucco will also be located in other areas on the
elevation.
A new 8-foot tall screen wall with a decorative cap will also be constructed adjacent to each building to
screen views ofthe parking lots and service bays from motorists on Dougherty Road.
The walls along this elevation do not have windows in order to screen the service uses which tend to have
an unsightly appearance. In conjunction with the City's right-of-way widening project on Dougherty
Road, a new row of trees will be located along Dougherty Road with new shrubs which will provide a
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landscape buffer on the rear of the building. The new trees will be planted at the back of the new sidewalk
on Dougherty Road.
Front Elevation (Sheet A-3.0)
Please note that although the project plans define these elevations as the front elevations, this elevation
will not face the actual front property line.
Each tenant space will have a roll-up door which will provide access to the service bays on this elevation.
An entrance door will also be provided to allow customers to access the lobby/waiting room areas.
This elevation will also feature roof forms and color and materials which are similar to the Scarlett Court
and Dougherty Road elevations.
A trash enclosure will be located on three of the four front elevations. The trash enclosure will be located
near Dougherty Road and will be 8 feet in height. The enclosure will be integrated into the building with a
flat roof, concrete masonry base and stucco materials.
Parkinf!
The proposed project is for an industrial building which will be used for AutomobileN ehicle Repairs and
Services. Section 8.76.080 of the Dublin Zoning Ordinance requires one parking stall for every 400 square
feet of floor area and one parking stall for each service bay. The following table illustrates the required
number of parking stalls for the development:
Re airs and Service
Service Bays
11400 s uare feet
1IService Bay
Number of Stalls
Re uired
18.5
5
Use
Parking Requirement
As shown on the table above, the development will require a total of 23.5 or 24 parking stalls and a total
of 23 parking stalls will be constructed on the site. This will result in a deficit of one parking stall on the
site. The Applicant has requested approval of a 10 percent parking reduction for the site. Section
8.76.050.D allows the City to grant a parking exception of up to 10% of the required parking when
necessary due to design situations. In this case, due to the unique configuration of the property and the fact
that cars can be parked inside the tenant bays overnight, Staff recommends that the Planning Commission
grant a parking reduction of 1 space to allow the building to be constructed.
Parking stalls are located in three areas near the entrance to the service bays for each tenant. The parking
stall sizes will meet the size requirements for both compact and regular spaces as defined by Section
8. 76.070.A. 7 of the Dublin Zoning Ordinance. The total number of compact stalls will comprise 17% of
the total number of parking stalls which is less than the maximum of 35% established by Section
8.76.050.A. ADA accessible parking spaces have also been provided.
Landscape (Sheet L1 )
The previous development on the site had minimal landscaping adjacent to Scarlett Court as well as along
the sides of the building. A preliminary landscape plan was included on Sheet L-l of Attachment 5. The
preliminary landscape plan shows that the site will have trees, groundcover and shrubs distributed
throughout the site. Staff anticipates that the Scarlett Court Design Guidelines will be reviewed and
approved in spring 2007. These guidelines will contain recommended plants and street trees for the
Scarlett Court Area. Due to the City's improvements on Dougherty Road, it is unlikely that the building
will be constructed prior to the approval of the Scarlett Court Design Guidelines. In order to ensure
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consistency with the approved Guidelines, a note has been added to the Landscape Plans which states that
final plant selection will occur once the Scarlett Court Design Guidelines have been approved and
Condition No. 43 imposes this requirement as a condition to building permit issuance.
Site Develovment Review Findinf!s
The Resolution for the Site Development Review and Variance contains findings on why the proposed
project is consistent with the General Plan, Dublin Municipal Code and other applicable City policies. The
findings which support the Site Development Review can be found in Attachment 1, pages 2-4.
Variance
The Applicant is requesting a Variance from three requirements contained in Section 8.36.030.A,
Development Regulations, of the Zoning Ordinance. The Variance requests are shown in the table below:
Development Standard Code Requirement Proposed Difference
Lot Depth Minimum of 100 feet 59 feet 41 feet
Front Yard Setback Minimum of 10 feet 7 feet 8 inches 2 feet 4 inches
Rear Yard Setback Minimum 20 feet 1 foot 19 feet
The above requests are discussed in detail in the following section.
Lot Devth Variance
Due to the City's roadway improvements and right-of-way take along Dougherty Road (Attachment 4) the
depth of the property has been reduced to 59 feet. In order to allow a replacement project to be
constructed on the site, a Variance for the lot depth is required. A Variance is appropriate in this case
because the City took a portion of the property for roadway improvements and the Applicant would like
to replace the Gil Auto Body building which was demolished in order to take a portion ofthe property.
Front Yard Setback Variance
As shown on the above table, the Applicant is requesting a Variance to reduce the front yard setback by 2
feet 4 inches. Due to the irregular lot shape and shallow depth, a setback of 10 feet from the property line
would result in a building which would not be wide enough to accommodate the service bays, office and
lobby areas. The buildings will actually be set back 16 feet from the back of curb (where the sidewalk and
street meet) from Scarlett Court due to the construction of the new sidewalk adjacent to the Gil property.
The reduction in the required front yard setback will also allow the Applicant to site the parking lots so
that they are directed away from Scarlett Court and also allows the parking areas to be screened with low
attractively designed screen walls. Additionally, by allowing the buildings to be located with a reduced
front yard set back, the Applicant can locate the service bay roll-up doors on the sides of the building so
that the service areas are screened from view.
In this case, the front yard set back reduction is appropriate due to the shallow depth of the property, the
16-foot set back of the building from the back of curb, and because the reduced set back allows for a
better siting of the project, including low screen walls to minimize views of the parking lots on the site to
minimize impacts on the vicinity.
Rear Yard Setback Variance
As shown on the above table, the Applicant is requesting a Variance to reduce the rear yard set back by 19
feet. The previous Gil Auto Body building (which was recently demolished) was approved with a rear
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yard Variance which allowed the building to be constructed with a 5 foot rear yard setback (Attachment
3). A Variance for a reduction of the required rear yard setback is appropriate because by allowing the
buildings to be located with a reduced rear yard set back, the Applicant can locate the service bay roll-up
doors on the building so that the service areas are screened from view. The rear yard is located adjacent to
Dougherty Road and therefore the reduced set back will not negatively impact any adjacent property
owners. The reduced rear yard set backs also allows for a greater side yard set back which will provide a
larger buffer between the building and Dublin Boulevard than what previously existed on the site.
The 8 foot tall screen walls along Dougherty Road will adequately screen the cars and work conducted
inside the building to reduce visual impacts to motorists and businesses in the vicinity as required by
Section 8.28.01O.D and therefore the reduced setbacks along both the front and rear property lines will not
result in visual impacts due to the provision of these screen walls. The Applicant has also requested
approval of a Conditional Use Permit to permit AutomobileNehicle Repair and Service uses which are
conditionally permitted in the M-l, Light Industrial, Zoning District.
In this case, the rear yard set back reduction is appropriate due to the shallow depth of the property and
because the reduced set back allows for a better siting of the project on the site to minimize impacts on the
vicinity.
Variance Findinf!s
The Resolution for the Site Development Review and Variance contains findings on why the proposed
project is consistent with the General Plan, Dublin Municipal Code and other applicable City policies. The
findings which support the Variance can be found in Attachment 1, pages 4-5.
ConduwnalUsePermu
The property is zoned M-l (Light Industrial). An AutomobileNehicle Repairs and Service facility is
permitted with the approval of a Conditional Use Permit. The General Plan Land Use designation for the
parcel is Business Park/Industrial and Outdoor Storage, which permits research, manufacturing, storage
and other light industrial uses.
The new buildings are intended to be used for automobile repair and service uses and the buildings have
been designed to accommodate those uses. The proposed uses are consistent with the Dublin General Plan
and the Municipal Code because the project is compatible with the existing zoning and General Plan Land
Use designation. AutomobileNehicle Repairs and Service facilities are allowed in this Zoning District
with the authorization of a Conditional Use Permit when the use is compatible with the land use
designation of Business Park/Industrial and Outdoor Storage. Similar uses have also been conditionally
approved in the vicinity ofthe Busick-Gearing buildings.
CUP Findinf!s
The Resolution for the Conditional Use Permit contains findings on why the proposed project is consistent
with the General Plan, Dublin Municipal Code and other applicable City policies. The findings which
support the Conditional Use Permit can be found in Attachment 2, pages 2-3.
Conformance with Zoning Ordinance and General Plan
As previously discussed, the proposed project is compatible with the Scarlett Court area. The proposed
development is consistent with the Floor Area Ratio established for the Business Park/Industrial land use
designation. The Variance for reduced lot depth, rear yard setback, and front yard setback are appropriate
for the site due to the irregular shape of the lot and shallow depth.
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ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental Quality Act, (CEQA), State CEQA
Guidelines and the Dublin Environmental Guidelines, and the project has been found to be Categorically
Exempt per CEQA Section 15302 because the project is a replacement of an existing structure.
CONCLUSION:
The proposed project will provide an attractive development to the area. The new buildings will revamp
the existing site and will modernize the architecture .on the site. The new project will modernize the old
site by creating new, attractively designed buildings with new parking areas, increasing the amount of on-
site landscaping and by screening unsightly uses.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate;
5) Adopt Resolution (Attachment 1) approving the Site Development Review and Variance for Gil Auto
Body; and 6) Adopt Resolution (Attachment 2) approving Conditional Use Permit to allow an
AutomobileNehicle Repairs and Service facility in the M-l (Light Industrial) Zoning District at 6380-
6392 Scarlett Court.
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GENERAL INFORMATION
APPLICANT:
Peter Shutts
Peter Shutts Architecture
4133 Mohr Avenue
Pleasanton, CA 94566
PROPERTY OWNER:
Ralph and Pauline Gil
6205 Grassland Drive
Castro Valley, CA 94552
LOCATION:
6392 Scarlett Court
ASSESSORS PARCEL
NUMBER:
941-0550-012-08
GENERAL PLAN
DESIGNATION:
Business Park/Industrial and Outdoor Storage
SPECIFIC PLAN
AREA:
Scarlett Court
EXISTING ZONING:
M-l (Light Industrial) Zoning District
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site M-l - Light Industrial Business Park/Industrial Vacant
and Outdoor Storage
North M -1 - Light Industrial Business Park/Industrial Vacant (former Miracle
and Outdoor Storage Auto Body building and
future widening for
Dougherty Road/Dublin
Boulevard intersection)
South N/A N/A Caltrans parking lot
East M-l - Light Industrial Business Park/Industrial Honda Dealership
and Outdoor Storage (under construction)
West N/A N/A Dougherty Road
Page 8 of8
RESOLUTION NO. 07 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW AND VARIANCE FOR A NEW 7, 386
SQUARE FOOT DEVELOPMENT LOCATED AT 6392 SCARLETT COURT (GIL AUTO
BODY) (APN 941-0550-012-08)
P A 06-043
WHEREAS, the Applicant, Ralph Gil, has requested the approval of a Site Development Review
and Variance to construct two new buildings located at 6380-6392 Scarlett Court; and
WHEREAS, the proposal includes two new industrial buildings which will be a total of 7,386
square feet in size; and
WHEREAS, the new buildings will replace the approved 12,480 square foot industrial building
which was recently demolished; and
WHEREAS, the County of Alameda. Zoning Administrator adopted a Resolution approving a
variance for the existing industrial building to reduce the required rear yard set back due to the irregular
lot configuration (Resolution Z-1772) and a Conditional Use Permit to allow AutomobileN ehicles
Repairs and Service uses to operate in the building; and
WHEREAS, the Applicant has applied for a Variance in order to reduce the require rear yard
setback from 20 feet to 1 foot, the front yard setback from 10 feet to 7 feet 8 inches and the required lot
depth from 100 feet to and average of 59 feet; and
WHEREAS, the Applicant has also applied for a Conditional Use Permit to use the buildings for
AutomobileN ehicle Repairs and Service uses which is also being reviewed by the Planning Commission
during this Public Hearing; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, the Applicant has submitted project plans dated received January 23,2007; 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, the application has been reviewed in accordance with the prOVISIons of the
California Environmental Quality Act (CEQA) and was found to be Categorically'Exempt under Section
15302, Replace!TIent or Reconstruction, as the proposed buildings will replace the existing building and are
smaller in size than the existing building; and
WHEREAS, a Staff Report was submitted recommending that the application for a Site
Development Review and Variance be conditionally approved; and
WHEREAS, the Planning Commission held a public hearing on said application on February 13,
2007; and
Attachment 1
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered
all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the planning Commission of the
City of Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
A. The proposed Project, as conditioned, is consistent with the purpose and intent of Chapter 8.104
Site Development Review of the Zoning Ordinance because: 1) the proposed project will be
compatible with the surrounding area because the development is designed with respect to the
properties in the vicinity which are designated for industrial and auto related uses as required by
Section 8.l04.020.A of the Dublin Zoning Ordinance; 2) the proposed project will conform to the
density, and height requirements for the M-l Zoning District as stated in Chapter 8.36 of the
Dublin Zoning Ordinance; 3) the proposed project is designed to facilitate the widening and
improvement of the Dougherty Road/Dublin Boulevard intersection, thereby reducing traffic
impacts; and 4) the project will be an attractive addition to the City and therefore will advance the
intent ofthe chapter as set forth in Sections 8.104.020.D and E.
B. The proposed Project, as conditioned, will be compatible with the policies of the General Plan
and M-1 (Light Industrial) Zoning District in which the project is located and all other
requirements of the Zoning Ordinance because: 1) the proposed project is designed for a mixture
of automobile service and repair uses which are consistent with the Zoning District in which it is
located and the intent of the Business Park/Industrial and Outdoor Storage General Plan Land Use
Designation with the approval of the Conditional Use Permit; 2) the overall design of the project is
compatible with the surrounding development; 3) the overall project, will be consistent with the
Floor Area Ratio (FAR) of .25 - .40 and total development potential for the site as stated in the
Dublin General Plan because the project, once complete, will have an FAR of .32; 4) the proposed
development is compatible with the General Plan Land Use designation of Business
Park/Industrial and Outdoor Storage, which allows a combination of industrial related uses, and
the zoning district allows automobile service and repair uses as a Conditional Use, which the
proposed project will achieve with approval of the requested Conditional Use Permit; and 5) the
proposed project meets the intent ofthe Dublin General Plan, which discourages projects which do
not relate well to the surrounding developments, since the proposed automobile service and repair
uses are compatible with the neighborhood, which includes industrial, automobile sales and
automobile repair and services.
C. The proposed Project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, nor be detrimental to the public health, safety and welfare
because: 1) there will not be any significant environmental impacts associated with the project
because the new buildings will replace the approved 12,480 square foot building and the new
buildings will be 5,094 square feet smaller in size than the existing building; 2) the site layout and
design of the proposed project has been reviewed with respect to safety and the site layout will not
result in any safety hazards with respect to pedestrians or motorists; 3) as conditioned, the
development will be operated in such a manner as to reduce impacts on the surrounding
neighborhood; 4) the project has been conditioned to comply with all Building Division, Fire
Department, Public Works Department, Planning Division and Dublin San Ramon Services
2
District requirements; and 5) as conditioned, the building and site will be operated in such a
manner as to reduce impacts on the surrounding neighborhood, streets and pedestrian areas.
D. The site development for the proposed Project including site layout, structures, vehicular access,
circulation and parking, setbacks, height, walls, public safety and similar elements, has been
designed to provide a desirable environment for the Project and surrounding areas because: 1) as
designed, the architecture of the building including roof forms, colors and materials that are
compatible with the surrounding buildings; 2) as shown on the Landscape Plans, the conceptual
Landscape Plan will be modified prior to approval of the Landscape Plan to comply with the
Scarlett Court design guidelines, once the guidelines have been approved by the City Council to
ensure compatibility with future projects in the Scarlett Court Specific Plan area; 3) the design of
the buildings include a variety of roof forms including gable, flat and shed roofs to promote visual
interest; 4) the two buildings share the same design for architectural consistency along Scarlett
Court and Dougherty Road; 5) the project has been designed to screen all service and loading
areas which are located at the sides of the buildings and screened from the public view by the
buildings and associated walls; 6) all mechanical equipment including HV AC units and trash
compactors are located behind screens; and 7) the buildings feature a variety of materials
including a stucco and concrete masonry.
E. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: 1) the new development will have automobile repair and service
uses which are consistent with the previous automobile repair and service use of the property and
the uses permitted and conditionally permitted in the M -1 (Light Industrial) Zoning District; 2) the
proposed FAR of .32 is consistent with the Dublin General Plan which requires an FAR of .25-.40
for properties with a land use designation of Business ParklIndustrial and Outdoor Storage; and 3)
the Applicant has requested approval of a Variance to reduce the required front and rear yard
setbacks.
F. Impacts to views are addressed because: the proposed building will replace an industrial building
which was previously located on the site.
G. There are no impacts to slopes or topographic features because: the existing site is relatively flat.
H. The character, scale and quality and design of the project is compatible with the proposed
development, existing and approved projects in the area and with anticipated future development
in the area because: 1) as previously discussed, the FAR of the site is within the FAR range
permitted by the Dublin General Plan; 2) the proposed color palette and materials which include a
smooth finish and stone are compatible with colors and materials found in the vicinity; 3) the
proposed building has a high level of architectural detail which is consistent with new and existing
industrial buildings in the vicinity; 4) the construction type of the building including the proposed
materials, low screen walls and roll up doors are consistent with typical industrial buildings in the
vicinity; 5) the overall layout of the site is compatible with properties in the vicinity; and 6) the
blank appearance in the rear wall of the building is consistent with typical rear wall designs on
industrial buildings and due to the nature of the uses inside the building, these activities should be
screened from view.
I. Parking on-site will conform to the requirements of Chapter 8.76, Off-Street Parking and Loading
Regulations, of the Dublin Zoning Ordinance, because: 1) a total of 23 parking stalls will be
constructed in conjunction with this project; 2) Section 8.76.080.D of the Dublin Zoning
Ordinance requires that the project provide one parking stall per every 400 square feet of floor
3
area plus one parking stall per service bay; 3) the development will have 7,786 square feet of floor
area and four service bays; 4) based on the requirements of the Dublin Zoning Ordinance, the
development will require a total of 24 parking stalls; 5) a total of 23 parking stalls will be located
on the site; 6) the Applicant has requested approval of an 8% parking reduction, as permitted by
Section 8.76.070.D of the Zoning Ordinance; 7) a parking reduction of 8 % is appropriate for this
site because vehicles can be parked inside of the service bays during the day and overnight and
due to the unique configuration of the property; 8) the proposed parking stall sizes for standard
and compact stalls meet the sizing requirements in Section 8.76.070.A.7.a of the Dublin Zoning
Ordinance; and 9) a total of 17% of the parking stalls will be compact sized parking stalls which is
less than the 35% maximum as required by Section 8.75.050.A ofthe Dublin Zoning Ordinance.
J. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Dublin Zoning Ordinance because: 1) the development will have both
perimeter and interior landscaping; 2) as conditioned, the plant species on the final Landscape
Plan shall conform to the Scarlett Court Design Guidelines, once the Guidelines are approved by
the City Council; and 3) a total of 9 trees will be planted on the site, which exceeds the minimum
requirement set forth in Section 8.76.070.A.12.d of 1 tree for every 4 parking spaces by 3 parking
spaces.
K. The approval of the Site Development Review is consistent with the Dublin General Plan and with
any applicable Specific plans because: 1) the use of the property complies with the General Plan
Land Use Designation of Business Park/Industrial and Outdoor Storage; and 2) the FAR of the
site, once the project is constructed, will be .32 which complies with the FAR permitted by the
General Plan.
L. Approval of this amendment complies with Chapter 8.58 relating to the Public Art Contribution
because: the proposed Project is a reconstruction of an existing building and therefore is not
subject to the Public Art Contribution as stated in Section 8.58.040.D of the Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Dublin does hereby make the following findings and determinations regarding said proposed
Variance:
A. There are special circumstances applicable to the property including size, shape, topography,
location or surroundings; such that the strict application of the requirements of the Zoning
Ordinance deprives the property of privileges enjoyed by other property in the vicinity and under
identical zoning classification, in that: 1) the property is an irregularly shaped lot; 2) the property
has an average depth of 59 feet which is less than the depth of 100 feet which is required by
Section 8.36.030.A of the Zoning Ordinance; 3) a Variance was approved by the County of
Alameda for the building which was recently demolished to reduce the required rear yard setback
due to the shallow depth of the site; 4) due to the City's right-of-way take along Dougherty Road,
the depth of the lot has been reduced by an average of 50' which has resulted in a shallow parcel
with a depth of 59 feet and an irregular lot line; and 5) due to the depth of the lot, the required
setbacks of 20 feet in the rear and 10' in the front would result in a development envelope which
will not be adequate in size to allow for the construction of a new building.
B. The granting of the Variance is subject to such conditions that will assure that the adjustment
shall hot constitute a grant of special privileges inconsistent with the limitations upon other
properties in the vicinity and under the identical zoning classification, in that: 1) the lot is an
irregular shaped lot; 2) the lot has an unusual configuration due to the irregular shape which has
4
resulted in a shallow depth of the parcel; and 3) due to the City's intersection improvements and
right-of-way take the lot has an average depth of 59 feet, which is less than the 100-foot minimum
depth for a parcel in the M-l Zoning District as required by Section 8.36.060.A of the Zoning
Ordinance.
C. The granting of the Variance will not be detrimental to persons in the vicinity or to the public
health, safety and welfare, in that: 1) the property is located in the M-l (Light Industrial Zone)
and is surrounded by other industrial and automobile repair and service uses; 2) the site is a unique
site due to is irregular lot shape and shallow depth; 3) a Variance was previously approved by the
County of Alameda for the previous industrial building which was recently demolished on the
site; and 4) by granting the approval of the Variance, the Planning Commission will permit
businesses to operate which are similar in nature to the uses that were previously found on the site.
D. The granting of the Variance is consistent with the purpose and intent of the applicable zoning
district in that: 1) by allowing the building to be replaced on the site, the site will accommodate
the automobile repairs and services businesses which have been temporarily relocated and will
provide additional land which can accommodate these uses consistent with Section 8.28.01O.A of
the Zoning Ordinance; 2) adequate parking will be provided on the site; 3) the low screen walls at
Scarlett Court and the taller screen walls along Dougherty Road will adequately screen the cars
and work conducted inside the building to reduce visual impacts to motorists and businesses in the
vicinity as required by Section 8.28.01O.D and therefore the reduced setbacks along both the front
and rear property lines will not result in visual impacts due to the provision of these screen walls;
and 4) the Applicant has requested approval of a Conditional Use Permit to permit
AutomobileNehicle Repair and Service uses which are conditionally permitted in the M-l, Light
Industrial, Zoning District.
E. The granting of the Variance is consistent with the Dublin General Plan and with any applicable
Specific Plan in that: 1) the proposed buildings will not alter the primary use of the property; 2)
approval of the Variance will allow the construction of two buildings which will provide needed
services to residents; and 3) the new buildings will provide economic viability of the property.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said application
(PA 06-043) Gil Auto Body Variance and Site Development Review to reduce the required lot coverage
from 100 feet to 59 feet, to reduce the required rear yard setback from 20 feet to 1 foot, and to reduce the
required front yard set back from 10 feet to 7 feet 8 inches at 6380-6392 Scarlett Court (APN 941-0550-
012-08).
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to review and approval by the City of
Dublin. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [DSR] Dublin San
Ramon Services District and [F] Alameda County Fire Department.
CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
SOURCE
GENERAL - SITE DEVELOPMENT REVIEW
1. A rovaI. This Site Develo ment Review a roval for the PL
5
CONDITION TEXT
Gil Auto Body, P A 06-043 establishes the detailed design
concepts and regulations for the project. Development
pursuant to this Site Development Review generally shall
conform the project plans submitted by Peter Shutts
Architecture received January 23, 2007 on file in the
Community Development Department, and other plans, text,
and diagrams relating to this Site Development Review,
unless modified by the Conditions of Approval contained
herein.
2. Permit Expiration. Construction or use shall commence
within one (1) year of Permit approval or the Permit shall
lapse and become null and void. Commencement of
construction or use means the actual construction or use
pursuant to the Permit approval or demonstrating substantial
progress toward commencing such construction or use. If
there is a dispute as to whether the Permit has expired, the
City may hold a noticed public hearing to determine the
matter. Such a determination may be processed
concurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new application must
be made and processed according to the requirements of this
Ordinance.
3. Time Extension. The original approving decision-maker
may, upon the Applicant's written request for an extension
of approval prior to expiration, and upon the determination
that any Conditions of Approval remain adequate to assure
that applicable findings of approval will continue to be met,
grant a time extension of approval for a period not to exceed
six (6) months. All time extension requests shall be noticed
and a public hearing or public meeting shall be held as
required by the particular Permit.
4. Permit Validity. This Site Development Review approval
shall be valid for the remaining life of the approved
structure so long as the operators of the subject property
comply with the project's conditions of approval.
5. Revocation of permit. The Site Development Review
approval shall be revocable for cause in accordance with
Section 8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit shall be
subject to citation.
6. Requirements and Standard Conditions. The Applicant!
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department,
Dublin Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County Public
and Environmental Health, Dublin San Ramon Services
District and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer shall supply written
6
RESPON.
AGENCY
PL
PL
PL
PL
Various
WHEN REQ'D
Prior to:
One year from
permit approval
One year from
permit approval
On-going
On-going
Building Permit
Issuance
SOURCE
DMC
8.96.020.D
DMC
8.96.020.E
DMC
8.96.020.F
DMC
8.96.020.1
Standard
CONDITION TEXT
statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions required have been or will be met.
7. Required Permits. Developer shall obtain all permits
required by other agencies including, but not limited to
Alameda County Flood Control and Water Conservation
District Zone 7, California Department of Fish and Game,
Army Corps of Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the permits to the
Public Works Department.
8. Compliance. The Developer shall comply with the
Subdivision Map Act, the City of Dublin Subdivision,
Zoning, and Grading Ordinances, the City of Dublin Public
Works Standards and Policies, and all building and fire
codes and ordinances in effect at the time of building
permit.
9. Clarification to the Conditions of Approval. In the event
that there needs to be clarification to the Conditions of
Approval, the Director of Community Development and the
City Engineer have the authority to clarify the intent of these
Conditions of Approval to the Developer without going to a
public hearing. The Director of Community Development
and the City Engineer also have the authority to make minor
modifications to these conditions without going to a public
hearing In order for the Developer to fulfill needed
improvements or mitigations resulting from impacts to this
project.
10. Non-City Agency Review. The Developer will be
responsible for submittals and reviews to obtain the
approvals of all participating non-City agenCIes. The
Alameda County Fire Department and the Dublin San
Ramon Services District shall approve and sign the
Improvement Plans.
11. Fees. Applicant/Developer shall pay all applicable fees in
effect at the time of building permit issuance, including, but
not limited to, Planning fees, Building fees, Traffic Impact
Fees, rvTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School
Impact fees, Fire Facilities Impact fees, Alameda County
Flood and Water Conservation District (Zone 7) Drainage
and Water Connection fees; or any other fee that may be
adopted and applicable.
12. Indemnification. The Developer shall defend, indemnify,
and hold hannless the City of Dublin and its agents, officers,
and employees from any claim, action, or proceeding
against the City of Dublin or its agents, officers, or
employees to attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other
department, committee, or agency of the City related to this
project to the extent such actions are brought within the time
7
RESPON.
AGENCY
Various
Various
Various
PW
Various
Various
WHEN REQ'D
Prior to:
Building Permit
Issuance
Issuance of
Building Permits
On-going
Issuance of
Building Permits
Building Permit
Issuance
On-going
SOURCE
Standard
Standard
Standard
Public
Works
Various
Administrat
ion/City
Attomey
CONDITION TEXT RESPON. WHEN REQ''I) SOURCE
AGENCY Prior to:
period required by Government Code Section 66499.37 or
other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold harmless
shall be subject to the City's promptly notifying The
Developer of any said claim, action, or proceeding and the
City's full cooperation in the defense of such actions or
proceedings.
13. Clean-up. The Applicant/Developer shall be responsible Various On-going Planning
for clean-up and disposal of project related trash to maintain
a safe, clean, and litter-free site.
14. Modifications. Modifications or changes to this Site PL On-going DMC
Development Review approval may be considered by the 8.104.100
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zoning Ordinance.
15. Controlling Activities. The App1icant/Developer shall PL On-going Planning
control all activities on the project site so as not to create a
nuisance to the existing or surrounding businesses and
residences.
16. Soft Foam Building Materials. Soft Foam (ie efis type PL Building Permit Planning
material) may be installed no closer then 6 feet from the Issuance/
earth or paved areas. On-going
17. Temporary Construction Fencing. Temporary B,PW Start of and During Public
Construction fencing shall be installed along the perimeter Construction Works
of all work under construction to separate the construction
operation from the public. All construction activities shall
be confined to within the fenced area. Construction
materials and/or equipment shall not be operated or stored
outside of the fenced area or within the public right-of-way
unless approved in advance by the City Engineer/Public
Works Director.
18. Accessory/Temporary Structures. The use of any PL On-going DMC
accessory or temporary structures, such as storage sheds or 8.108
trailer/ container units used for storage or for any other
purposes, shall be subject to review and approval by the
Community Development Director.
PROJECT SPECIFIC
19. Equipment Screening. All electrical and/or mechanical PL Building Permit Planning
equipment shall be screened from public view. Any roof- Issuance
mounted equipment shall be completely screened from view
. by materials architecturally compatible with the building Through
and to the satisfaction of the Community Development Completion! On-
Director. The Building Permit plans shall show the location gomg
of all equipment and screening for review and approval by
the Director of Community Development.
20. Colors. The exterior paint colors of the buildings are PL Occupancy Planning
subject to City review and approval. The Applicant shall
paint a portion of the building the proposed colors for
reVlew and approval by the Director of Community
Development prior to painting the buildings.
21. Conditional Use Permit. The property owner and all PL On-going Planning
tenants shall comply with the Conditions of Approval for
8
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
the Conditional Use Permit for the property at all times.
22. Screens. The screen walls shown on the site plan shall be PL On-going Planning
maintained at all times. Any damage to the walls shall be
repaired in a timely manner.
23. Low Screen Wall. A 30" screen wall to match the screen ? ? ?
walls parallel to Scarlett Court shall be. installed between
parking stalls 20-23 and the landscape area on the north side
of the property. The screen wall shall line up and be
integrated into the screen wall which is between parallel to
parking stall 23.
24. Trash Enclosure. All bins and trash cans shall be kept ? ? ?
inside of the trash enclosure at all times. These bins or cans
may be removed for a short period of time to allow for
garbage pick-up but shall be immediately moved into the
enclosure once the trash has been picked-up.
25. Clean-up. The site and parking area shall at all times be PL On-going Planning
kept free of storage materials, pallets, trashcans, bins, boxes,
trash bags, and other materials. These areas of the site shall
be policed as often as necessary in order to keep the site neat
and clean.
LANDSCAPING
26. Final Landscape and Irrigation Plans. Final Landscape PL Building Permit DMC
and Irrigation Plans, prepared and stamped by a State Issuance 8.72.030
licensed landscape architect or registered engineer, shall be
submitted for review and approval by the City Engineer and
the Community Development Director. Plans shall be
generally consistent with the landscape plans prepared by
Borrecco/Kilian and Associates Inc. received by the
Planning Division on January 23, 2007 except as modified
by the Conditions listed below and as required by the
Community Development Director.
27. Plant Species. Plant species shall be selected according to PL Building Permit Planning
use, sun/shade location and space available. The landscape Issuance
plan should include plant species that are not salt sensitive.
Street trees shall be high branching and produce minimal
litter.
28. Slopes. The landscape plan shall address slopes within the PL Building Permit Planning
property, including erOSIOn, maintenance and irrigation Issuance
issues. All slopes shall have a one-foot level area at top and
bottom of the slope for maintenance.
29. Landscaping at StreetlDrive Aisle Intersections. PL Building Permit Planning
Landscaping shall not obstruct the sight distance of Issuance
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls) at
drive aisle intersections shall not be taller than 30 inches
above the curb. Landscaping shall be kept at a minimum
height and fullness giving patrol officers and the general
public surveillance capabilities of the area.
30. Lighting. The Applicant/Developer shall prepare a PL, PW, PO Building Permit Planning
photometric plan to the satisfaction of the City Engineer, Issuance
Director of Community Development, the City's Consulting
Landscape Architect and Dublin Police Services. Exterior
9
CONDITION TEXT RESPON. WHEN REQ'D SOURCE'
AGENCY Prior to:
lighting shall be provided within the parking lot and on the
building, and shall be of a design and placement so as not to
cause glare onto adjoining properties, businesses or to
vehicular traffic. Lighting used after daylight hours shall be
adequate to provide for security needs. The plan shall shows
measurements for the parking structure, connecting paths,
outdoor parking area and residential areas. Lighting levels
shall maintain a minimum level of 1.0 foot-candle at ground
level in parkinl!; lot areas between sunset and sunrise.
31. Street Lights and Trees. Maintain approximately 15' PL,PO Building Permit Planning
clearance between streetlights and street trees. Where such Issuance
clearance is not practical for design considerations, the
spacing between the trees shall be increased and the size of
the trees shall be increased to 36" box minimum to reduce
the conflict between the lil!;htinl!; and folial!;e.
32. Standard Plant Material, Irrigation and Maintenance PL Building Permit DMC
Agreement. The App1icant/Developer shall complete and Issuance 8.72.050.B
submit to the Dublin Planning Department the Standard
Plant Material, Irrigation and Maintenance Aln"eement.
33. Landscaping. Applicant/Developer shall construct all PL,PW Building Permit Planning!
landscaping within the site and along the project frontage Issuance Public
(on Scarlett Court) in accordance with Condition No. 43. Works
The on site landscaping shall be to the satisfaction of the
Director of Community Development. The street trees on
the frontage landscaping shall be a minimum 24" box, their
exact tree locations and varieties shall approved by the
Community Development Director and the City Enl!;ineer.
34. Plant Standards. All trees shall be 24" box minimum, with PL Occupancy Planning
at least 30% at 36" box or greater; all shrubs shall be 5
l!;allon minimum.
35. Maintenance of Landscaping. All landscaping materials PL On-going City of
within the public right-of-way shall be maintained for 90 Dublin
days and on -site landscaping shall be maintained III Standards
accordance with the "City of Dublin Standards Plant Plant
Material, Irrigation System and Maintenance Agreement" Material,
by the Developer after City-approved installation. This Irrigation
maintenance shall include weeding, the application of pre- System and
emergent chemical applications, and the replacement of Maintenanc
materials that die. Any proposed modifications to the e
landscaping on the site, including the removal or Agreement
replacement of trees, shall require prior review and written
approval from the Community Development Director.
36. Maintenance Along Street Frontage. Applicant/Developer PL,PW On-going Public
shall install and perpetually maintain all street trees and Works
other plant materials installed along the property street
frontages. The irrigation system(s) to serve these
landscaped areas shall be connected to the
App1icant/Developer's private on-site irrigation system. A
separate water service and irrigation system shall be
installed to serve these landscape areas.
37. Backflow Prevention Devices. The Landscape Plan shall PL, PW, F Building Permit Planning
show the location of all backflow prevention devises. The Issuance
10
CONDITION TEXT . RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
location and screening of the backflow prevention devices
shall be reviewed and approved by City staff.
38. Utility Structures. To the maximum extent practicable, all PL,PW Issuance of Public
utility vaults, boxes and structures shall be underground and Building Permits Works
placed in landscape areas and screened from public view.
All utility vaults, boxes and structures shall be shown on
landscape plans and approved by the City Engineer and
Community Development Director prior to construction.
39. Root Barriers and Tree Staking. The landscape plans shall PL,PW Building Permit Planning
provide details showing root barriers and tree staking will be Issuance
installed which meet current City specifications.
40. Water Efficient Landscaping Ordinance. The Applicant! PL Building Permit DMC 8.88
Developer shall submit written documentation to the Public Issuance
Works Department (in the form of a Landscape
Documentation Package and other required documents) that
the development conforms to the City's Water Efficient
Landscaping Ordinance.
41. Landscape Screening. At no time shall any of the PL On-going Planning
landscaping around building including shrubs and trees be
removed. Removals may only occur if the species is to be
replaced with the same species.
42. Trees. The property owner shall continually maintain all PL On-going Planning
trees shown on the approved Landscape Plans including
replacing dead or dying trees with the same species, pruning
and regular watering of the trees. Within five years and
every five years thereafter, all trees which are to be installed
in conjunction with this phase of the project shall show
substantial growth to the satisfaction of the Community
Development Director. If the trees have not shown
substantial growth, the property owner shall replace the
trees to the satisfaction of the Community Development
Director.
43. Scarlett Court Specific Plan. Prior to issuance of a PL Issuance of Planning
Building Permit, the preliminary Landscape Plan shall be Building Permits
modified so that the plant species are compatible with the
species included in the Scarlett Court Specific Plan. Occupancy
BUD...UlNG-GENERAL
44. Building Codes and Ordinances. All project construction B Through Building
shall conform to all building codes and ordinances in effect Completion
at the time of building permit.
45. Building Permits. To apply for building permits, B Issuance of Building
ApplicantJDeveloper shall submit five (5) sets of Building Permits
construction plans to the Building Division for plan check.
Each set of plans shall have attached an annotated copy of
these Conditions of Approval. The notations shall clearly
indicate how all Conditions of Approval will or have been
complied with. Construction plans will not be accepted
without the annotated resolutions attached to each set of
plans. ApplicantJDeveloper will be responsible for
obtaining the approvals of all participation non-City
agencies prior to the issuance of building permits.
46. Construction Drawin~s. Construction plans shall be fully B Issuance of Building
II
CONDITION TEXT
dimensioned (including building elevations) accurately
drawn (depicting all existing and proposed conditions on
site), and prepared and signed by a California licensed
Architect or Engineer. All structural calculations shall be
prepared and signed by a California licensed Architect or
Engineer. The site plan, landscape plan and details shall be
consistent with each other.
47. Addressing. Address will be required on all doors leading
to the exterior of the building. Addresses shall be
illuminated and be able to be seen from the street, 5 inches
in height minimum.
48. Engineer Observation. The Engineer of record shall be
retained to provide observation services for all components
of the lateral and vertical design of the building, including
nailing, hold downs, straps, shear, roof diaphragm and
structural frame of building. A written report shall be
submitted to the City Inspector prior to scheduling the final
frame inspection.
49. Phased Occupancy Plan. If occupancy is requested to
occur in phases, then all physical improvements within each
phase shall be required to be completed prior to occupancy
of any buildings within that phase except for items
specifically excluded in an approved Phased Occupancy
Plan, or minor handwork items, approved by the Department
of Community Development. The Phased Occupancy Plan
shall be submitted to the Directors of Community
Development and Public Works for review and approval a
minimum of 45 days prior to the request for occupancy of
any building covered by said Phased Occupancy Plan. Any
phasing shall provide for adequate vehicular access to all
parcels in each phase, and shall substantially conform to the
intent and purpose of the subdivision approval. No
individual building shall be occupied until the adjoining area
is finished, safe, accessible, and provided with all
reasonable expected services and amenities, and separated
from remaining additional construction activity. Subject to
approval of the Director of Community Development, the
completion of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of the
deferred landscaping and associated improvements.
50. Green Building Guidelines. To the extent practical the
applicant shall incorporate Green Building Measures. Green
Building plan shall be submitted to the Building Official for
review.
51. Cool Roofs. Flat roof areas shall have their roofing material
coated with light colored gravel or painted with light
colored or reflective material designed for Cool Roofs, as
required under CA title 24 energy requirements.
52. Electronic File. The applicant/developer shall submit all
building drawings and specifications for this project in an
electronic format to the satisfaction of the Building Official
prior to the issuance of building permits. Additionally, all
12
RESPON.
AGENCY
B,PL,P
B
B
B
B
B
WHEN REQ'D
Prior to:
Building Permits
SOURCE
Occupancy
Building
Prior to Frame
Inspection
Building
Prior to Occupancy
of any affected
building
Building
Through
Completion
Building
Through
Completion
Building
Prior to First and
Final inspection)
Building
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
revisions made to the building plans during the project shall
be incorporated into an "As Built" electronic file and
submitted prior to the issuance ofthe final occupancy.
FIRE - GENERAL CONDlTIONS
53. Building and Fire Codes. The project shall be III F Issuance of Fire
compliance with Building and Fire Codes unless specifically Building Permits
addressed by an alternate materials or methods application.
54. Knox Boxes. Knox boxes are required at the entrances to the F Occupancy Fire
buildings. .
55. Address Numbers. Approved address numbers shall be F Occupancy Fire
placed on the buildings in such a position as to be plainly
visible and legible from the street or road fronting the
property . Said numbers shall be placed on a contrasting
background
56. Automatic Sprinklers Automatic sprinklers shall be F Occupancy Fire
provided throughout the building as required by the Dublin
Fire Code. If the building has over 100 sprinklers the system
shall be monitored by UL listed central station.
POLICE - PROmCTSPEClF'IC
57. Security Requirements. The Applicant/Developer shall PO Issuance of Police
comply with all applicable City of Dublin Non-Residential Building Permits
Security requirements.
On-going
58. Lighting. Exterior lighting IS required over all doors. PO Issuance of Police
Security lighting shall be provided in all parking areas. A Building Permits
lighting plan shall be submitted for approval by the Dublin
Police prior to Issuance of a Building Permit. All light
fixtures shall be of a vandal resistant type.
59. Parking Lot Signage. All entrances to the parking lot shall PO Issuance of Section
be posted with appropriate signs as described in Section Building Permits 6.04.200 of
6.04.200 of the City of Dublin Municipal Code to assist in the Dublin
removing vehicles at the property owner's/manager's On-going Municipal
request. Code
60. Graffiti. The Applicant/Developer shall keep the site clear PO,PW On-going Police
of graffiti vandalism on a continuous basis at all times. If
available, graffiti resistant materials should be used.
61. Theft Prevention. The Applicant shall work the Dublin PO On-going Police
Police Department on an ongoing basis to establish an
effective theft prevention and security program..
62. Tenants. Tenants shall complete a "Business Site PO Occupancy Police
Emergency Response Card" and deliver it to the police prior
to occupancy. On-going
63. Exit Doors. Employee exit doors and doors to the rear of PO Issuance of Police
tenant spaces shall be equipped with 180-degree viewers if Building Permits
there is not a burglary resistant window pane in the door
from which to scan the exterior.
64. Construction Security. During the construction phase the PO Through Police
site shall have security lighting and be fenced and locked Completion
when workers are not present. The site shall also have the
following:
. A temporary address SIgn shall be posted of
sufficient size and color contrast to be seen from the
13
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
street during hours of darkness.
. The Applicant shall file w "Business Site
Emergency Response Card" with the Dublin Police
Department pnor to any phase of construction
which will provide 24-hour telephone contact
numbers of persons responsible for the construction
site.
. Good security practices shall be followed with
respect to storage of building materials and storage
of tools at the construction site.
PuBLIC WORKS - STANDAR.I> CONDITIONS
65. Standard Public Works Conditions of Approval. PW Occupancy Public
Applicant/Deve10per shall comply with all applicable City Works
of Dublin Public Works Standard Conditions of Approval.
In the event of a conflict between the Public Works
Standard Conditions of Approval and these Conditions,
these Conditions shall prevail.
66. Zone 7. Any water well, cathodic protection well, or PW During Public
exploratory boring on the project property must be properly Construction Works
abandoned, backfilled, or maintained in accordance with
applicable groundwater protection ordinances. For
additional information contact Alameda County Flood
Control, Zone 7.
67. Encroachment Permit. An encroachment permit from the PW On-going Public
Public Works Department may be required for any work Works
done within the public right-of-way even if covered under
an Improvement Agreement.
68. Public Improvements. Applicant/Deve10per shall PW Occupancy Public
construct the public sidewalk, curb & gutter and driveways Works
along the Scarlett Court property frontage up to Dublin
Boulevard accordance with City of Dublin standard detail.
69. Sidewalks. All public sidewalks must be within City right- PW Improvement Plans Public
of-way or in a pedestrian access easement unless approved Works
by the City Engineer.
70. Grading Plan. The Grading Plan shall be in conformance PW Issuance of Public
with the recommendations of the Geotechnical Report, the Building Permits or Works
approved Tentative Map, and the City design standards & Grading/Sitework
ordinances. In case of conflict between the soil engineer's Permits
recommendations and City ordinances, the City Engineer
shall determine which shall apply.
71. Fire Hydrant. Fire hydrant locations shall be approved by PW,F Issuance of Public
the Alameda County Fire Department. A raised reflector Building Permits Works
blue traffic marker shall be installed in the street opposite
each hydrant.
72. Street Lights. Street light standards and luminaries shall be PW Issuance of Public
designed and installed per approval of the City Engineer. Building Permits or Works
The maximum voltage drop for streetlights is 5%. Grading/Sitework
Permits
73. Roof Drainage. To the maximum extent possible, roof PW Issuance of Public
drainage shall drain across bio-swa1es or into bio-filters Building Permits Works
prior to entering the storm drain system. The landscaping
and drainage improvements in the bio-swale and bio-filters
14
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
shall be appropriate for water quality treatment. The City
Engineer may exempt specific roof leaders from this
requirement if space limitations prevent adequate water
treatment without creating hazards, nuisance or structural
concerns. Concentrated flows will not be allowed to drain
across public sidewalks.
74. Utilities. All electrical, gas, telephone, and Cable TV PW Issuance of Public
utilities, shall be underground in accordance with the City Building Permits Works
policies and ordinances. All utilities shall be located and
provided within public utility easements and sized to meet
utility company standards.
75. Archeological Materials. If archaeological materials are PW During Public
encountered during construction, construction within 100 Construction Works
feet of these materials shall be halted until a professional
Archaeologist who is certified by the Society of California
Archaeology (SCA) or the Society of Professional
Archaeology (SOP A) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation
measures.
76. Pest Control. The Developer shall be responsible for PW During Public
controlling any rodent, mosquito, or other pest problem due Construction Works
to construction activities.
77. Dust Control. The Developer shall be responsible for PW During Public
watering or other dust-palliative measures to control dust as Construction Works
conditions warrant or as directed by the City Engineer.
78. Title Report. A current preliminary title report together PW Issuance of Public
with copies of all recorded easements and other Grading/Sitework Works
encumbrances and copies of Final Maps for adjoining Permits
properties and off-site easements shall be submitted for
reference as reasonably deemed necessary by the City
Engineer/Public Works Director during review of the final
map.
79. Easement Dedications. Applicant/Developer shall dedicate PW Occupancy Public
easements on the final map or by separate instrument as Works
follows:
0 Public emergency vehicle access easement (20'-
minimum width) granted to the City of Dublin at
locations dictated by the Fire Marshal.
0 Provide a 6' Public Service Easement (PSE) along
the frontage on Scarlett Court.
0 Provide private utility easement for storm drain,
electrical, and any other common utilities being
shared by different parcels.
0 Any other easements deemed reasonably necessary
by the City Engineer/Public Works Director during
final design and/or construction.
80. Improvement and Grading Plans. All improvement and PW Issuance of Public
grading plans submitted to the Public Works Department for Grading/Sitework Works
review/approval shall be prepared in accordance with the Permits
approved Tentative Map, these Conditions of Approval, and
the City of Dublin Municipal Code including Chapter 7.16
15
CONDITION TEXT
(Grading Ordinance). When submitting plans for
review/approval, the Applicant/Developer shall also fill-out
and submit a City of Dublin Improvement Plan Review
Checklist (three 8-1/2" x 11" pages). Said checklist includes
necessary design criteria and other pertinent information to
assure that plans are submitted in accordance with
established City standards. The plans shall also reference
the current City of Dublin Standard Plans (booklet), and
shall include applicable City of Dublin Improvement Plan
General Notes (three 8-1/2" x 11" pages). For on-site
improvements, the Applicant/Developer shall adhere to the
City's On-site Checklist (eight 8-112" x 11" pages). All of
these reference documents are available from the Public
Works Department (call telephone 925-833-6630 for more
information).
81. GradinglSitework Permit. All site improvement work and
public right-of-way work must be performed per a
Grading/Sitework Permit issued by the Public Works
Department. Said permit will be based on the final set of
improvement plans to be approved once all of the plan
check comments have been resolved. Please refer to the
handout titled Grading/Site Improvement Permit
Application Instructions and attached application (three 8-
112" x 11" pages) for more information. The
Applicant/Developer must fill in and return the applicant
information contained on pages 2 and 3. The current cost of
the permit is $10.00 due at the time of permit issuance,
although the Applicant/Developer will be responsible for
any adopted increases to the fee amount.
82. Vehicle Code Enforcement on Private Property. The
Applicant/Developer shall support the City in adopting an
Ordinance pursuant to California Vehicle Code (CVC)
~21107.6-8 for the enforcement of the CVC along the
private street main entrance (Parcel A) and parking drive
aisles. Upon the effective date of the Ordinance, all CVC
provisions will be enforceable on the private street including
speeds, traffic control devices, and other driving regulations.
Although the CVC does not allow general enforcement of
traffic regulations within the entire parking field, it does
specifically allow enforcement of sections pertaining to
unsafe speed, exhibitionist speed, reckless driving, and off-
road vehicles. Appropriate signs shall be posted within the
property that indicate the area is subject to public traffic
regulations and control.
83. Storm Drainage Study/Required Improvements.
Applicant/Developer shall prepare a Storm Drainage Study
for the properties and roads to be developed/constructed
with the project. The Study shall include a hydrology map
and hydraulic calculations. Since the project will
substantially increase the imperviousness of the site, the
Study must demonstrate that design flows do not adversely
impact existing hydraulics downstream of the project. The
16
RESPON.
AGENCY
PW
PW
PW
WHEN REQ'D
Prior to:
SOURCE
Issuance of
Grading/Sitework
Permits
Public
Works
Occupancy
Public
Works
Issuance of a
Grading/Sitework
Permits
Public
Works
CONDITION TEXT RESPON. WHENREQ'D SOURCE
AGENCY Prior to:
Study is therefore subject to review and approval by both
the City of Dublin and Zone 7.
All storm drain improvements and mitigation measures
identified in the Study and/or specified by the City Engineer
shall become requirements of this project
84. Overland Storm Drain Flow. To accommodate potential PL,PW Issuance of a Public
overland flow, the site grading and on-site storm drain Grading/Sitework Works
system shall be designed to convey storm water overland to Permits
Scarlett Drive without inundating the buildings in the event
the pipe network becomes plugged.
85. Erosion Control during Construction. PW Issuance of Public
Applicant/Deve1oper shall include an Erosion and Sediment Grading/Sitework Works
Control Plan with the Grading and Improvement plans for Permits
review and approval by the City EngineerIPublic Works
Director. Said plan shall be designed, implemented, and And
continually maintained pursuant to the City's NPDES
permit between October 1 sl and April 15th or beyond these During
dates if dictated by rainy weather, or as otherwise directed Construction
by the City EngineerIPublic Works Director.
86. Water Quality/Best Management Practices. Pursuant to PW Issuance of Public
the Alameda Countywide National Pollution Discharges Grading/Sitework Works
Elimination Permit (NPDES) No. CAS0029831 with the Permits
California Regional Water Quality Control Board
(RWQCB), the Applicant/Developer shall design and
operate the site in a manner consistent with the Start at the
Source publication, and according to Best Management
Practices to minimize storm water pollution. All roof
downspouts shall be tied into the bio-fi1tration swales before
enter the public storm drain system. All trash dumpsters
and recycling area enclosures that are not located inside the
building shall have roofs to prevent contaminants from
washing into the storm drain system. The applicant shall
file a Notice of Intent with the RWQCB and shall prepare
and submit a Storm Water Pollution Prevention Plan for the
City EngineerIPublic Works Director's review/approval.
Finally, all storm drain inlets serving vehicle parking areas
shall be stenciled "No Dumping - Flows to Bay" using
stencils available from the Alameda Countywide Clean
Water Program.
87. Trash Enclosure. All trash dumpsters and recycling area PW Issuance of Public
enclosures that are not located inside the building shall have Grading/Sitework Works
roofs to prevent contaminants from washing into the storm Permits
drain system. An area drain and a horse bib shall be
provided inside the trash enclosure for periodic wash down.
Said area drain shall be tied into a sanitary sewer system.
An oil/sand interceptor is required per DSRSD for every
trash enclosure.
88. Storm Water Treatment Measures Maintenance PW Occupancy Public
Agreement. Applicant/Deve1oper shall enter into an Works
agreement with the City of Dublin that guarantees the
17
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior tQ:
property owner's perpetual maintenance obligation for all
storm water treatment measures installed as part of the
project. Said agreement is required pursuant to Provision
C.3.e.ii of RWQCB Order R2-2003-0021 for the reissuance
ofthe Alameda Countywide NPDES municipal storm water
permit. Said permit requires the City to provide verification
and assurance that all treatment devices will be properly
operated and maintained.
89. Construction Noise Management Program/Construction PW During Public
Impact Reduction Plan. Applicant/Developer shall Construction Works
conform to the following Construction Noise Management
Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce construction
impacts:
0 Off-site truck traffic shall be routed as directly as
practical to and from the freeway (1-580) to the
job site. Primary route shall be from 1-580 to
Dougherty Road to Dublin Boulevard and onto
Scarlett Court. An Oversized Load Permit shall
be obtained from the City prior to hauling of any
oversized loads on City streets.
0 The construction site shall be watered at regular
intervals during all grading activities. The
frequency of watering should increase if wind
speeds exceed 15 miles per hour. Watering
should include all excavated and graded areas and
material to be transported off-site. Construction
equipment shall use recycled or other non-potable
water resources where feasible.
0 Construction equipment shall not be left idling
while not in use.
0 Construction equipment shall be fitted with noise
muffling devices.
0 Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
daily basis.
0 Excavation haul trucks shall use tarpaulins or
other effective covers.
0 Upon completion of construction, measures shall
be taken to reduce wind erosion. Replanting and
repaving should be completed as soon as possible.
0 After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using the
following methods:
I. Inactive portions ofthe construction
site shall be seeded and watered until
grass growth is evident.
11. All portions of the site shall be
sufficiently watered to prevent dust.
... On-site vehicle speed shall be limited to
Ill.
15 moho
18
CONDITION TEXT RESPON. WHENREQ'D SOURCE
. AGENCY Prior to:
IV. Use of petroleum-based palliatives shall
meet the road oil requirements of the
Air Quality District. Non-petroleum
based tackifiers may be required by the
City Engineer/Public Works Director.
0 The Department of Public Works shall handle all
dust complaints. The City Engineer/Public
Works Director may require the services of an air
quality consultant to advise the City on the
severity of the dust problem and additional ways
to mitigate impact on residents, including
temporarily halting project construction. Dust
concems in adjoining communities as well as the
City of Dublin shall be addressed. Control
measures shall be related to wind conditions. Air
quality monitoring of PM levels shall be provided
as required by the City Engineer/Public Works
Director.
0 Construction interference with regional non-
project traffic shall be minimized by:
1. Scheduling receipt of construction
materials to non-peak travel periods.
11. Routing construction traffic through
areas of least impact sensitivity.
111. Routing construction traffic to
minimize construction interference with
regional non-project traffic movement.
IV. Limiting lane closures and detours to
off-peak travel periods.
v. Providing ride-share incentives for
contractor and subcontractor personnel.
0 Emissions control of on-site equipment shall be
minimized through a routine mandatory program
of low-emissions tune-ups.
90. Geotechnical Report and Recommendations. The PW Issuance of Public
ApplicantJDeveloper shall provide a site specific Building Permits or Works
geotechnical report prepared by a reputable geotechnical Grading/Sitework
engineer. The Geotechnical Engineer shall certifY that the Permits
project design conforms to the report recommendations
prior to issuance of a Grading/Sitework Permit or Building And
Permit. All report recommendations shall be followed
during the course of grading and construction. During
Construction
91. Stop Controls. Stop control devices for vehicles, including PW Issuance of Public
an R1 STOP sign, STOP pavement legend, 12"-wide white Grading/Sitework Works
stop bar stripe, and appropriate delineation, shall be Permits
provided at the following location:
0 At the exit aisle approaches to Scarlett Court.
92. Parking Prohibitions/Restrictions. Vehicle parking shall PW On-going Public
be prohibited/restricted in the following locations. This Works
parking prohibition shall be indicated with red-painted
19
CONDITION TEXT RESPON. WHEN REQ~D SOURCE
AGENCY Prior to:
curbs, and with R26F "No Stopping - Fire Lane" signs
installed on both sides at a spacing not to exceed 200' .
0 Prohibited or restricted at other locations deemed
reasonably necessary by the City Engineerlpublic
Works Director during final design and/or
construction.
93. Address Numbering System. After the final Map records PW Issuance of Public
but before Building Permits are issued, the Building Permits Works
ApplicantlDeve10per shall propose address numbers for
each buildinglhouse unit based on the address grid utilized
within Alameda County and available from the Dublin
Building Official. The addressing scheme is subject to
review and approval by the City and other interested outside
agencies. Signs shall be prominently displayed on Scarlett
Court that identifies all addresses within the development.
Addresses are required on the front and rear of each
building. Retail building requires address ranges to be
posted on the street side of each buildings, or as otherwise
required by the Building Official and Fire Marshal.
94. Site Accessibility Requirements. All disabled access PW Occupancy Public
ramps, parking spaces for the disabled, and other physical Works
site improvements shall comply with current UBC Title 24/
ADA requirements and City of Dublin Standards for
accessibility .
95. Relocation of Existing Improvements/Utilities. Any PW Occupancy Public
necessary relocation of existing improvements or utilities Works
shall be accomplished at no expense to the City.
96. Joint Utility Trenches/UndergroundinglUtility Plans. PW Occupancy Public
ApplicantlDeveloper shall construct all joint utility trenches Works
(including electric, telecommunications, cable TV, and gas)
in accordance with standards enforced by the appropriate
utility agency. All vaults, electric transformers, cable TV
boxes, blow-off valves and other utility features shall be
placed underground and located behind the proposed
sidewalk within the public service easement, unless
otherwise approved by the City Engineer/Public Works
Director. Conduit shall be under the public sidewalk within
the right of way to allow for street tree planting. Utility
plans showing the location of all proposed utilities shall be
reviewed and approved by the City Engineer/Public Works
Director prior to installation.
97. Construction Hours. Standard construction and grading PW During Public
hours shall be limited to weekdays (Monday through Friday) Construction Works
and non-City holidays between the hours of 7:30 a.m. and
6:00 p.m. The ApplicantlDeveloper may request reasonable
modifications to such determined days and hours, taking
into account the seasons, impacts on neighboring properties,
and other appropriate factors, by submitting a request form
to the City Engineer/Public Works Director. For work on
Saturdays, said request shall be submitted no later than 5 :00
20
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
p.m. the prior Wednesday. Overtime inspection rates will
apply for all after-hours, Saturday, and/or holiday work.
98. Damage/Repairs. The ApplicantlDeveloper shall be PW Final Inspection or Public
responsible for the repair of any damaged pavement, curb & Acceptance of Works
gutter, sidewalk, or other public street facility resulting from Improvements by
construction activities associated with the development of City Council
the project, to the satisfaction ofthe City Engineer/Public
Works Director.
99. Occupancy Permit Requirements. Prior to issuance of an PW Occupancy Public
Occupancy Permit, the physical condition of the project site Works
shall meet minimum health and safety standards including,
but not limited to the following:
0 The streets and walkways providing access to each
building shall be complete, as determined by the
City Engineer/Public Works Director, to allow for
safe, unobstructed pedestrian and vehicle access to
and from the site.
0 All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
0 All street name signs and address numbers for
streets providing access to the buildings shall be in
place and visible.
0 Lighting for the streets and site shall be adequate
for safety and security. All streetlights on streets
providing access to the buildings shall be energized
and functioning. Exterior lighting shall be provided
for building entrances/exits and pedestrian
walkways. Security lighting shall be provided as
required by Dublin Police.
0 All construction equipment, materials, or on-going
work shall be separated from the public by use of
fencing, barricades, caution ribbon, or other means
approved by the City Engineer/Public Works
Director.
0 All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
0 All site features designed to serve the disabled (i.e.
H/C parking stalls, accessible walkways, signage)
shall be installed and fully functional.
IOU Release of Security. When all improvements govemed by PW Acceptance of Public
the Grading Permit are complete to the satisfaction ofthe Improvements by Works
City Engineer/Public Works Director, the City Engineer will City Council
release the Security. Prior to the bond release the
ApplicantlDeve10per shall furnish the following to the City:
1. As-Built or Record Drawings printed on mylar of
all Improvement Plans and maps associated with
the project.
2. A recorded copy of the Covenants, Conditions, and
Restrictions that govern the project.
21
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
3. A Declaration or Report by the project
Geotechnical Engineer confirming that all
geotechnical and grading work associated with the
project has been performed in accordance with the
Engineer's recommendations.
4. Payment of any outstanding City fees or other
debts.
5. Any other information deemed necessary by the
City Engineer/Public Works Director.
10 Geographic Information System. Once the City PW Acceptance of Public
Engineer/Public Works Director approves the development Improvements by Works
project, a digital vectorized file on floppy or CD of the City Council
Improvement Plans shall be submitted to the City and
DSRSD. Digital raster copies are not acceptable. The
digital vectorized files shall be in AutoCAD 14 or higher
drawing format or ESRI Shape file format. Drawing units
shall be decimal with the precision of 0.00. All objects and
entities in layers shall be colored by layer and named in
English, although abbreviations are acceptable. All
submitted drawings shall use the Global Coordinate System
of USA, California, NAD 83 California State Plane, Zone
III, and U.S. foot. Said submittal shall be acceptable to the
City's GIS Coordinator.
1m Traffic Mitigation Contribution or TIF. The PW Issuance of Public
developer/applicant shall pay Traffic Mitigation Building Permits Works
Contributions based on the number of daily vehicle trips
generated by the project or as determined by the Public
Works Director. Altematively, the developer/applicant shall
pay the Traffic Impact Fee in effect at the time building
permits are issued for each phase of the project.
10~ Notice of Intent. Prior to any clearing or grading, the PW Issuance of Public
Developer shall provide the City evidence that a Notice of Grading/Sitework Works
Intent (NO!) has been sent to the California State Water Permits
Resources Control Board per the requirements of the
NPDES. A copy of the Storm Water Pollution Prevention
Plan (SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
104 SWPP. The Storm Water Pollution Prevention Program PW Issuance of Public
(SWPPP) for the operation and maintenance of the project Grading/Sitework Works
shall identify the Best Management Practices (BMPs) Permits
appropriate to the proj ect construction activities. The
SWPPP shall include the erosIOn control measures III
accordance with the regulations outlined in the most current
version of the ABAG Erosion and Sediment Control
Handbook or State Construction Best Management Practices
Handbook.
10~ Implementation. The Developer is responsible for ensuring PW During Public
that all contractors implement all storm water pollution Construction Works
prevention measures in the SWPPP.
DUBLIN SAN RAMON SERVICES DISTRICTmSRSD) - STANDARD CONDITIONS
10 Prior to issuance of any building permit, complete DSR Issuance of I Dublin San
improvement plans shall be submitted to DSRSD that Building Permits Ramon
22
CONDITION TEXT
conform to the requirements of the Dublin San Ramon
Services District Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and Installation of
Water and Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies.
107 Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services
District, whichever comes first, all utility connection fees
including DSRSD and Zone 7, plan checking fees,
inspection fees, connection fees, and fees associated with a
wastewater discharge permit shall be paid to DSRSD in
accordance with the rates and schedules established in the
DSRSD Code.
1m Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services
District, whichever comes first, all improvement plans for
DSRSD facilities shall be signed by the District Engineer.
Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating approval
of the sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the applicant shall pay all
required DSRSD fees, and provide an engineer's estimate of
construction costs for the sewer and water systems, a
performance bond, a one-year maintenance bond, and a
comprehensive general liability Insurance policy in the
amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature
by the District Engineer.
10~ No sewer line or waterline construction shall be permitted
unless the proper utility construction permit has been issued
by DSRSD. A construction permit will only be issued after
all of the items in Condition No.9 have been satisfied.
111 The applicant shall hold DSRSD, its Board of Directors,
commissions, employees, and agents of DSRSD harmless
and indemnify and defend the same from any litigation,
claims, or fines resulting from the construction and
completion of the project.
111 Improvement plans shall include recycled water
improvements as required by DSRSD. Services for
landscape irrigation shall connect to recycled water mains.
Applicant must obtain a copy of the DSRSD Recycled
Water Use Guidelines and conform to the requirements
therein.
112 Above ground backflow prevention devices/double detector
check valves shall be installed on fire protection systems
connected to the DSRSD water main. The applicant shall
collaborate with the Fire Department and with DSRSD to
size and configure its fire system. The applicant shall
mInllTIlZe the number of backflow prevention
devices/double detector check valves installed on its fire
protection system. The applicant shall minimize the visual
23
RESPON.
AGENCY
DSR
DSR
DSR
DSR
DSR
DSR
WHEN REQ'D
Prior to:
Issuance of
Building Permits
Issuance of
Building Permits.
Improvement Plans
Issuance of
Building Permits
Improvement Plans
Issuance of
Building Permits
SOURCE
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
Dublin San
Ramon
Services
District
CONJ)ITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
impact of the backflow prevention devices/double detector
check valves through strategic placement and landscaping.
11~ All existing potable water services that are to be abandoned DSR Improvement Plans Dublin San
shall be indicated on the Improvement Plans. Existing Ramon
service lines that are attached to an active water main shall Services
be abandoned by excavating the service connection at the District
main; removing the corporation stop and disconnecting the
service pipe at the main; and inserting a plug at the saddle.
SIGNS--PItOJECT SPECIFIC
114 Temporary Promotional Banners and Balloons. PL On-going Chapter
Temporary Promotional Banner Signs and Balloons shall 8.84 of the
only be permitted after first secunng an approved Dublin
Temporary Promotional Sign Permit. Any signage on site Zoning
shall be subject to the sign requirements contained in the Ordinance
City of Dublin Municipal Code.
11~ A-Frame Signs. The use of any A-Frame, portable, PL On-going Chapter 8.
sandwich-board, pennants, or human-held SIgnS on the 84 of the
premises is strictly prohibited. Said signs and any form of Dublin
off-site advertising signs shall also be prohibited upon any Zoning
public property, including City streets and sidewalks. Ordinance
lU Master Sign Program. Prior to Occupancy, the Applicant PL Occupancy Chapter 8.
or Developer shall apply for and receIve approval of a 84 of the
Master Sign Program for all sIgnage associated with this Dublin
proj ect. Zoning
Ordinance
PASSED, APPROVED, AND ADOPTED this 13th day of February, 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:IPA#\2006\06-043 Gil Auto BodylPC Resolution SDRand Variance revised.doc
24
CONDITION TJCXT RESPON. WBN REQ'D SOURCJC
AGJCNCY Prior to:
impact of the backflow prevention devices/double detector
check valves through strategic placement and landscaping.
11. All existing potable water services that are to be abandoned DSR Improvement Plans Dublin San
shall be indicated on the Improvement Plans. Existing Ramon
service lines that are attached to an active water main shall Services
be abandoned by excavating the service connection at the District
main; removing the corporation stop and disconnecting the
service pipe at the main; and inserting a plug at the saddle.
SIGNS - PROJECT SPJCCIFIC
114 Temporary Promotional Banners and Balloons. PL On-going Chapter
Temporary Promotional Banner Signs and Balloons shall 8.84 of the
only be permitted after first securing an approved Dublin
Temporary Promotional Sign Permit. Any signage on site Zoning
shall be subject to the sign requirements contained in the Ordinance
City of Dublin Municipal Code.
115 A-Frame Signs. The use of any A-Frame, portable, PL On-going Chapter 8.
sandwich-board, pennants, or human-held signs on the 84 of the
premises is strictly prohibited. Said signs and any form of Dublin
off-site advertising signs shall also be prohibited upon any Zoning
public property, including City streets and sidewalks. Ordinance
lIt Master Sign Program. Prior to Occupancy, the Applicant PL Occupancy Chapter 8.
or Developer shall apply for and receIve approval of a 84 of the
Master Sign Program for all signage associated with this Dublin
proj ect. Zoning
Ordinance
PASSED, APPROVED AND ADOPTED this 13th day of February 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:IPA#\2006\06-043 Gil Auto BodylPC Resolution SDR and Variance revised.doc
24
RESOLUTION NO. 07 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY OF DUBLIN PLANNING COMMISSION APPROVE A
CONDITIONAL USE PERMIT TO ALLOW AUTO REPAIR AND SERVICE USES IN THE M-1
(LIGHT INDUSTRIAL) ZONING DISTRICT LOCATED AT6380-6392 SCARLETT COURT
(APN 941-0550-012-08)
P A 06-043
WHEREAS, the Applicant, Ralph Gil owner of the Gil Auto Body buildings, has requested a
Conditional Use Permit to allow auto repair and service uses at 6380-6392 Scarlett Court, APN 941-0550~
012-08, in the M-1 (Light Industrial) Zoning District; and
WHEREAS, the Gil Auto Body Building which is 7,386 square feet in size will be used solely for
auto repair/service related uses; and
WHERAS, AutomobileNehicle Repairs and Services are permitted in the M-1 (Light Industrial)
Zoning District with approval of a Conditional Use Permit by the Planning Commission; and
WHEREAS, the Applicant submitted project plans and a written description for the requested
entitlement received by the Planning Division on January 23,2007; and
WHEREAS, the application has been reviewed in accordance with the proVIsIOns of the
California Environmental Quality Act (CEQA) and the proposed use was found to be exempt under the
CEQA Guidelines Section 15301 as it is a comparable use. Additionally, the proposed project, including
the new buildings and site improvements and was found to be Categorically Exempt under Section 15302,
Replacement or Reconstruction, as the proposed buildings will replace the existing building and are smaller
in size than the existing building; and
WHEREAS, the Planning Commission held a public hearing on said application on February 13,
2007; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth and used his/her independent judgment to make a decision; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission does hereby
find that:
ATTACHMENT 2
A. The proposed Automobile/Vehicle Repairs and Service uses are compatible with other land
uses, transportation and service facilities in the vicinity because 1) the building is located
in close proximity to similar uses including automobile sales and automobile repairs and
services; 2) Chapter 8.08, Definitions, states that "AutomobileNehicle Repairs and
Service" include establishments which repair, tow, and service automobiles, trucks, boats,
and recreational vehicles; 3) Section 8.12.050 states that AutomobileNehicle Repairs and
Service uses are permitted in the M-1 (Light Industrial) Zoning District with a Conditional
Use Permit; 4) the new Gil Auto Body Project will replace the previous building which
was used for automobile sales and services; and 5) the proposed location of the Gil Auto
Body building is compatible with the existing and allowed uses on the site as required by
Chapter 8.100, Conditional Use Permit, ofthe Dublin Zoning Ordinance.
B. The proposed Gil Auto Body Project will not adversely affect the health or safety of
persons residing or working in the vicinity or be detrimental to the public health safety and
welfare because 1) the site with related automobile repairs and services uses will comply
with all City of Dublin and State regulations; and 2) the automobile repairs and service
uses (tenants) will be located in new buildings and the automobile service facilities will be
compatible with existing uses in the vicinity.
C. It will not be injurious to property or improvements in the neighborhood because 1) the Gil
Auto Body Project and all tenants in the building will comply with all City of Dublin
regulations and the Conditions of Approval for this Conditional Use Permit; 2) the
automobile repairs and services uses will be located in new buildings approved by the
Planning Commission on February 13, 2007; and 3) the proposed automobile repairs and
service uses are an appropriate use in the Light Industrial Zoning District.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to
the public health, safety and welfare because 1) the proposed Gil Auto Body Project is a
new development and was designed to accommodate business which provide automobile
repairs and services; and 2) the buildings and property were designed to accommodate a
variety of uses and the proposed use fits in with the intended uses of the building.
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed because 1) as conditioned, the Applicant and all tenants
will be required to exercise adequate property maintenance; 2) as conditioned, no service
work or repairs may be conducted outside of the tenant spaces; 3) the previous building on
the site, which was recently demolished, was used solely for automobile repairs and
services uses; and 4) the proposed use of the building is compatible with existing
businesses in the vicinity which include a variety of automobile sales, automobile repairs
and services and light industrial uses.
F. It will not be contrary to the specific intent clauses, development regulations or
performance standards established for the zoning district in which it is located because 1)
the proposed use is a Conditional Use in the M-1 (Light Industrial) Zoning District and is a
permitted use when the required findings as stated in Section 8.100.060 of the Dublin
Zoning Ordinance can be made; 2) the proposed uses are compatible with the uses which
2
previously operated in the building (which was recently demolished on the site) and
therefore meets the requirements of the Dublin Zoning Ordinance; and 3) the proposed use
is consistent with the intent of the M-1 (Light Industrial) District as defined by Section
8.28.020.B of the Dublin Zoning Ordinance because the proposed uses meet the needs of
residents in the City, is compatible with the surrounding land uses and will be conducted
entirely within the existing building.
G. It is consistent with the Dublin General Plan because 1) the proposed use is permitted with
a Conditional Use Permit and meets the intentions of the zoning district in which it is
located; and 2) as conditioned, the businesses will operate in such a manner as to limit
impacts on the surrounding businesses.
BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby approve P A 06-043,
Conditional Use Permit, to allow a AutomobileNehic1e Repairs and Service use in the M-1 (Light
Industrial) Zoning District subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to review and approval by the City of
Dublin. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [DSR] Dublin San Ramon
Services District and [F] Alameda County Fire Department.
CONDITION TEXT RESPON. WlmNUQ'D SOURCE
AGENCY PriortQ:
GENERAL - CONDITIONAL USE PERMIT
1. Approval. This Conditional Use Permit PL On-going Planning
approval for P A 06-043 allows auto repair
uses at the Gil Auto Body Buildings. The
project shall generally conform with the
project plans prepared by Peter Shutts
Architecture received by the Planning
Division on January 23,2007, on file in the
Community Development Department, and
other plans, text, and diagrams relating to
this Conditional Use Permit, unless
modified by the Conditions of Approval
contained herein.
2. Permit Expiration. Approved use shall PL On-going DMC
commence within one (1) year of CUP 8.96.020.D
approval, or the CUP shall lapse and
become null and void. Commencement of
use means the actual use pursuant to the
permit approval, or, demonstrat~ng
substantial progress toward commencmg
such use. If there is a dispute as to whether
the Permit has expired, the City may hold a
noticed public hearing to determine the
matter. Such a determination may be
processed concurrently with revocation
proceedings in appropriate circumstances.
If a CUP expires, a new application must be
3
CONDITION TEXT RESPON. WlIlDNREQ'D SOURCE
AGENCY Prior to:
made and processed according to the
requirements of the Dublin Zoning
Ordinance.
3. Continued Use. This Conditional Use PL On-going Planning
Permit approval shall become null and void
III the event the approved uses cease to
operate for a one-vear period.
4. Annual Review. On an annual basis, this PL,PO On-going Planning
Conditional Use Permit approval may be
subject to a review by the Planning Manager
to determine compliance with the
Conditions of Approval.
5. Revocation. This permit shall be revocable PL On-going DMC
for cause in accordance with Dublin Zoning 8.96.020.1
Ordinance Section 8.96.020.1, Revocation.
Any violation of the terms of the terms and
conditions of this permit may be subject to
the issuance of a citation.
6. Modifications. Modifications or changes to PL On-going DMC
this Conditional Use Permit approval may 8.104.100
be considered by the Community
Development Director if the modifications
or changes proposed comply with Section
8.104.100 of the Zoning Ordinance.
PROJECT SPECIFIC
7. Service. No service work or repairs shall be PL On-going Planning
conducted outdoors.
8. Vehicie Storage. No vehicles shall be PL On-going Planning
stored on the premises. Campers, trucks or
recreational vehicles may not be stored
outside.
9. Property Maintenance. The Applicant and PL On-going Planning
Property Owner shall maintain the building,
site and all building materials, III good
condition and shall keep the site clear of
trash, debris and graffiti vandalism on a
regular and continuous basis.
10. Temporary Promotional Signage. Prior to PL Display DMC
the display of any temporary signs, 8.84.050.T
including banners, a Temporary
Promotional Sign Permit must be applied
for and approved.
11. Clarifications and Changes to the PW Prior to Approval of Public Works
Conditions. In the event that there needs Improvement Plans
to be clarification to these Conditions of
Approval, the Directors of Community
Development and Public Works have the
authority to clarify the intent of these
Conditions of Approval to the
Applicant/Developer by a written document
signed by the Directors of Communitv
4
CONDITION TEXT RESPON. WHENREQ'D SOURCE
AGENCY Prior to:
Development and Public Works and placed
in the project file. The Directors also have
the authority to make minor modifications
to these conditions without gomg to a
public hearing in order for the Developer to
fulfill needed improvements or mitigations
resulting from impacts of this proiect.
12. Damaged VehicIes. Damaged vehicles PW Prior to Approval of Public Works
shall be located inside the tenant spaces or Improvement Plans
may be located at the rear of the property,
adjacent to Dougherty Road. At no time
shall damaged vehicles be parked where
they are visible from the public right-of-
way nor shall these vehicles be parked on
Scarlett Court.
FIRE PREVENTION DIVISION
13. The repair garages shall comply with F Ongoing CFC article
California Fire Code article 29. Annual Fire 29
Department permits are required for the
repair garages.
14. The storage and use of hazardous materials F On-going Fire
shall comply with the California Fire Code.
PASSED, APPROVED AND ADOPTED this 13th day of February 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:IP A#\2006\06-043 Gil Auto BodylPC Reso for CUP revised.doc
5
RESOLUTION NO. Z-1772 OF
THE ZONING ADMINISTRATOR OF ALAMEOA COUNTY
ADOPTED AT THE HEARING OF SEPTEMBER 11, 1974, CONCERNING V-6490
....
WHEREAS Multiple Allied Services has filed with the Alameda County
Zoning Administrator an application for a VARIANCE to construct an industrial
bu i Iding with rear yard reduced from the requi red 20' to 5', in an M-l (light
Industrial) District, located on the southeasterly corner of Dougherty Road and
Scarlett Court, Dubl in Area, Pleasanton Township. as shown on a plot plan on
file with the Alameda County Planning Department; and
WHEREAS it satisfactorily appears from affidavits on file that proper
notice of said publ ic hearing was given in all resp~cts as required by law; and
WHEREAS the Zoning Administrator did hold a public hearing on said
appl ication at the hour of 1 :30 p.m. on the 11th day of September, 1974, in the
Alameda County Publ ic Works Bui lding, 399 Elmhurst Street, Hayward, Cal ifornia; and
WHEREAS a Pre-Hearing Analysis was submitted recommending the application
be conditionally approved; and
WHEREAS the applicant's representative did appear at said meeting and
presented testimony in support of the application; and
WHEREAS the Zoning Administrator did hear and consider all said reports,
recommendations and testimony as hereinabove set forth: Now Therefore
BE IT RESOLVED that the Zoning Administrator finds that:
(a) Property is shallow and irregular in shape which severely limits
development potential On the property constituting special
circumstances applicable to the property which deprive the property
of privileges enjoyed by other property in the vicinity under the
identical zoning ciassification.
(b) The granting of the appl ication wi II not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone as similar yard reductions
were approved on the adjoining property and others in the area.
(c) The uSe will not be detrimental to persons or property in the
neighborhood or the publ ic welfare if properly conditioned to
require installation of landscaping and to require safe and adequate
off-street parking.
BE IT FURTHER RESOLVED that the Zoning Administrator does hereby approve
said application as shown on a plot plan labelled Exhibit "A" on file with the Alameda
County Planning Department, subject to the conditions of concurrent Conditional Use
Permi t c-2829.
Said Permit shall be subject to revocation for cause in accordance with Section 8-90.3
of the Alameda County Zoning Ordinance.
Except as specifically stated above, the land and use of said property shall comply
with all provisions of the Alameda County Zoning Ordinance.
RICHARD P. FLYNN - ZONING ADMINISTRATOR
ALAMEDA COUNTY PLANNING DEPARTMENT
Attachment 3
./
>
~
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=
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Dougherty Road Improvements
I,
Place to 1-580
~QlI bOundarlal .,., rCX'. .,t.tlYe .nd':II
pt.-.nn-w pll~e only.
1..-..--1
: J" Project limit
..-..-..
250
500
1,000
1,500
~~et
e
o
"".a-y I:.dcdrop cchded ;, JUM ::003 by
H.1'Jt( GecS!>>tgllnc. flown It. se.. cf 1 irI:tl" 200 f..t
Parcels
PARKING SUMMARY
SITE AREA. 22,4Ct5 S.F.
BUILDIN6 A AREA= 3p<:ll'> S.F.
BUILDIN6 B AREA= 3bl'>l'>S.F.
BUILDIN6 AREA TOTAL= 1;3l'>6 S.F.
PARKIN6 REQUIRED; I:~ + I. BAY + I: EMPLOYEE
REQUIRED TOTAL PARKIN6= 26
LESS I~ ALLOIfED= -3
..-. NET REGlJIRED PARKIN6 23
.~ STANDARD SPAC,ES PRIY1DED= 11
" COMPAC,T SPAC,ES PROVIDED= 4
j .3 IlLQOO 1-"- IL 3 HANDIC.AP SPACES PROVIDED= 2
~ ~ TOTAL PARKIN6 PROVIDED= 23
, . ....... .
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BUILDING CODE DATA nEC~IVED
ElUILDINC9 1 Tn: TYPE V-N
BUILDINe OGCUPANGY 6ROUP 6ReUJM 2 3 Z007
. B
ONE HOUR SEPARATION REGlUIRED BETWEEN H-4 . B
BUILDIN6S HILL BE R.LL Y SPRINKLERED ~~N PLANNIN(
BASIC- ALLOHA6L..E AREA
BASIC- BUILDINe HEISHT ALLOHABI...E
40'
TENANT AREA=I,l'>5l'> SF, n-lO EXITS REGlUIRED
mrnnr ~
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FEYISICNS BY
Peter
G.
Shutts AlA
A7'CMteCNre
PIGnning
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Peter
G.
Shutts AlA
Anlh'woture
PlAnning
4'33 JloItr.i_
Pr.-fcM
ccaWvrnCa 94681
('ZS) 484-01103
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FEVISICNS BY
Peter
G.
Shutts AlA
At"Ch\teONn
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Architecture
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Designer
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Date
Dee 8 2006
Scale
Drawing No.
1 of 1
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FINAL PLANT SELECTION TO BE DETERMINED BY ADOPTION
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WIND DIREcrlCN
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I'<:EGlJlRED. 5EE 5FECIFICATlCNS.
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WATERINC:f l3.A5lN AT EDGE OF ROOrI3ALl-
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I" ~ FINISl-l GRADE
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ALL LAND5CAFE AREA &!4ALl BE WATERED WITI-I A BURIED,
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VOLUME , MFR NOZZLES AND DRIF WILL BE USED W14ERE
AFFROFRIA TE FOR WATER CON&ERY A TION.
~
NOTES,
TREE srAKE TO ee 1.OCA'TED ON FMvAILINCo
WIND 51DE u-IEN TREE IS IN LEAF.
lNSrA.l..L ~E'S ROOr~ 2" AeOYE FINI$oI GRADE
(ROOr FLARE Sl-l.AL..L. BE EXPOSED AT GrRADE)
ALL LANDSCAPE AREAS S~ALL BE COYERED WIT~ A 2"
LAYER OF BARK MULC~ TOP DRESSII'>IC:J.
;l
ALL TREES &!4ALL BE INSTALLED AT A MINIMUM OF 15 GAL SIZE.
ALL 5l-lRUBS 5l-lALL BE INSTAl-LED AT A 5 c:sAL. SIZE, EXCEFT
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~
TREE FLANTING AND STAKING DETAIL
CONTACT J. R FARTNERS . (Bee) 333-~ FOR. ~E srAKES
SI-IRU13 FLANTING DETAIL
CONCEPTUAL LANDSCAPE PLAN IS PRELIMINARY
AND SUBJECT TO CHANGES PER THE LOCAL
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THESE PLANS FOR CONSTRUCTION.
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LEGEND
" ARu'llRAiN "'
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<yumffiBOXEsrOBEREWOVED
o OVERHEAD POWER UHES TO
"y BE PI.ACE1l UNDERGllOUHD
o TREE TO BEREWOVED
O SIGH'S TO BERELOC.l.TED OR
4 REWOVED PER 0f'f'S1TE PWS
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o F!IICETO BEREWCVED
M STORW DRAIN TO BE RElOCATED
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N 2 3 2007
DUBLiN PLANNING
Photo Survey of the Previous Gil Auto Body Building
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The Gil Auto Body building was approved with a set back of 26 feet to the back of curb (where
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minimal landscaping adjacent to
A view looking south from the former Miracle Auto Body building at the Gil site.
Attachment 6
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The rear of the Oil Auto Body building was set back 6 feet from the property line (adjacent to
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View of the Oil Auto Body building from the 1-580 west off ramp. The approved building was
set back 3 feet from the side property line shown in this photo. The parking lot shown in this
picture is owned by Caltrans.
View of the front of the Oil Auto Body building taken from Scarlett Court. As shown in this
photo, the approved building had service bays which opened up onto Scarlett Court.
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Attachment 7
Monday, January 29,2007 11 :51 AM