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Home My WebLink About6.5 Goodwill DonationSta CUP Appeal SUBJECT: PUBLIC HEARING: EXHIBITS ATTACHED: RECOMMENDATION: Jf '?-?> FINANCIAL STATEMENT: AGENDA STATEMENT CITY COUNCIL MEETING DATE: February 22, 1988 Appeal of Planning Commission Action concerning PA 87-174 Goodwill Industries Conditional Use Permit request to operate a Goodwill Donation Station Truck Trailer (25 feet long by 8 feet wide) in the parking lot of the Howard Johnson Hotel site at 6680 Regional Street. Exhibit A - Resolution Upholding the Planning Commission's Action Denying PA 87- 174 Goodwill Industries Conditional Use Permit for a Goodwill Donation Station Truck Trailer. BACKGROUND ATTACHMENTS 1. Applicant'S Appeal Letter 2. Appealable Action Letter dated January 19, 1988 including Planning Commission Resolution 88-004 denying the Conditional Use Permit Request from Goodwill Industries, PA 87-174. 3. Planning Commission Minutes from the meeting of JanUary 18, 1988. 4. Partial Site Plan 5. Elevations 6. Photographs 7. Location Map 8. Excerpts from the Downtown Dublin Specific Plan as they apply to the Proposal 9. January 18, 1988 Planning Commission Staff Report exluding all background attachments and including the Resolution of Denial (Exhibit A) and the Resolution of Approval (Exhibit B). 10. January 18, 1988 letter from J. W. Swanson to the Planning Commission. 1. Open Public Hearing and hear Staff presentation Take Testimony from Applicant/Appellant and Public Question Staff, Applicant/Appellant and Public . Close Public Hearing and deliberate. Adopt Resolution upholding the Planning Commission's decision to deny PA 87-174, Conditional Use Permit request to operate a Goodwill donation station in the parking lot of the Howard Johnson Hotel site -or- Give Staff and Applicant direction and continue the matter. 2. , \t'3. ~LN 4. \ Sa 5b None ------------------------------------------------------------------------------ ITEM NO. t.5 -1- COPIES TO: Applicant Owner PA 87-174""""-- DESCRIPTION: APPLICANT/APPELLANT: Goodwill Industries 1301 30th Avenue Oakland, CA 94601 PROPERTY OWNER: Louise H. Clark 6680 Regional Street Dublin, CA 94568 LOCATION: 6680 Regional Street ASSESSOR'S PARCEL NUMBER: 941-1500-473 PARCEL SIZE: 5.61 acres GENERAL PlJu~ DESIGNATION: Office/Retail EXISTING ZONING AND lJu~D USE: Howard Johnson Hotel and Lord Dublin Restaurant/ C-l, Retail Business District SURROUNDING LAND USE AND ZONING: North - South - East West - C-l, Bowling Alley Flood Control and Highway 1-580 C-l, Restaurant Flood Control and Highway 1-580 I. BACKGROUND: On December 4, 1987 the Planning Department received an application fro~ Goodwill Industries for a Conditional Use Permit to locate a Goodwill donat:on station truck trailer in the parking lot of the Howard Johnson's Hotel site. On December 10, 1987 Staff mailed an application submittal status letter to Goodwill Industries, indicating that their application was incomplete and listing additional information necessary to complete the package. On December 15, 1987, Goodwill Industries provided to Staff all materials necessary to complete the application package. On December 16, 1987, Staff mailed out another application submittal status letter indicating the application was complete and processing would commence as soon as possible. On January 18, 1988 the Planning Commission held a public hearing to consider the Conditional Use Permit. After receiving testimony from Staff and the Public (the Applicant did not show up), the Planning Commission adopted Resolution No. 88-004 denying PA 87-174, Goodwill Industries Donation Station Conditional Use Permit request. The Appealable Action letter was promptly mailed to the Applicant and the Property Owner on January 19, 1988. On January 27, 1988 the Applicant appealed the Planning Co~~ission's action to the City Council. II. ANALYSIS The Applicant is requesting approval of a Conditional Use Permit to allow a Goodwill donation station in the southeast corner of the Howard Johnson Hotel site (see Attachment 4). The donation station consists of a blue and white truck trailer standing 13 feet in height, with a length of 25 feet and a width of 8 feet (see Attachment 5). -2- As proposed the truck trailer would occupy approximately four parking spaces. The temporary loss of these spaces would not jeopardize this site with respect to compliance with City parking regulations. The proposed hours of operation for the station are 10 a.m. to 5:30 p.m. seven days a week. A Goodwill employee would be present at the trailer during operating hours. The purpose of the station is to receive donations of items used to provide vocational training services for the handicapped. The site contains the Howard Johnson Hotel and the Lord Dublin Restaurant. These land uses work well together. They support one another because they are similar in nature (both service commercial uses), and they are conducive to one another's financial well being. The proposed donation station would create an inappropriate mixture or land uses on the property. The hotel and restaurant cater to individuals seeking a place to reside temporarily and to dine. The Goodwill donation station serves as a drop off point for discarded (though sometimes reusable) ieems. Discarding these items sometimes leads to the unwanted proliferation of debris and junk which in some cases can sit visable to the public for days at a time. This does not create good viewing from the hotel or restaurant. It is Staff's opinion that a Goodwill donation truck would be more appropriate on a site located in Light Industrial (M-l) District or a site that contains a supermarket or shopping center. The following locations would potentially be more appropriate than the one proposed: in the service alley between Wards and Mervyns; in the Pak'N Save parking lot, set back away from Dublin Boulevard a~d Dougherty Road frontages; _ on either the south or east side of the Oshman Sporting Goods building; and, in the parking lot of the shopping center located on the southeast corner of San Ramon Road and Alcosta Boulevard. Each of the above sites contain retail activities. These activities would coincide more appropriately (than a hotel and restaurant) with the donation activities generated by the proposed use. There is another problem with the proposed location of the trailer on the Howard Johnson site: although it would not be visible from any Dublin street, it would be highly visible from Interstate 580. This would not be conducive to creating and maintaining a positive and attractive image of the City. The Downtown Dublin Specific Plan (excerpts included as Attachment 8) sets forth policies for the subject site. This project does not comply wit~ the following policies: 1. The project does not improve the visual appearance of the downtown area, 2. The project does not provide landscaping as a buffer nor as an attractive urban design feature. 3. The project does not improve relationships between land uses in the area. On the contrary, it could prove to be detrimental to the downto~~ area. 4. Retail, hotel and commercial recreation land uses are encouraged in Zo~c 2 of the Downtown Dublin Specific Plan. The proposed use does not fit into either of these land use categories. III. RECO~~IENDATION Because this use does not seem to comply with the standards of the Downtown Dublin Specific Plan, Staff recommends that the City Council uphold the Planning Commission's decision to deny this Conditional Use Permit and adopt the attached Resolution. Should the Council decide to approve the Conditional Use Permit, the Council should give direction to Staff and Applicant and continue the item to a future meeting. -3- RESOLUTION NO. 88- A RESOLUTION OF THE DUBLIN CITY COUNCIL OF THE CITY OF DUBLIN ----~----------_._------------------------------------------------------------ UPHOLDING THE PLANNING COMMISSION'S ACTION DENYING PA 87-174 GOODWILL INDUSTRIES DONATION STATION - CONDITIONAL USE PERMIT REQUEST FOR A 25-FOOT LONG TRUCK TRAILER LOCATED IN THE HOWARD JOHNSON'S HOTEL SITE PARKING LOT AT 6680 REGIONAL STREET WHEREAS, Anthony Cossette, representing Goodwill Industries, filed an application for a Conditional Use Permit to locate a 25-foot long truck trailer for a donation station in the Howard Johnson's Hotel site located at 6680 Regional Street; and WHEREAS, the application has been reviewed in accordance with the prov1s1ons of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Planning Commission held a public hearing on said application on January 18, 1988; and WHEREAS, a Staff Report was submitted recommending the application be denied; and WHEREAS, on January 18, 1988, after hearing and considering all said reports, recommendations, and testimony as hereinabove set forth, the Planning Commission denied PA 87-174 Goodwill Industries Conditional Use Permit request to operate a Goodwill donation station in the parking lot of the Howard Johnson Hotel site located at 6680 Regional Street; and WHEREAS, on January 27, 1988, Goodwill Industries appealed the Planning Commission's January 18, 1988 action; and WHEREAS, on February 22, 1988, the City Council held a public hearing to consider said appeal; and WHEREAS, proper notice of said Public Hearing was given as required by law; and WHEREAS, the City Council heard and considered all reports, recommendation and testimony as hereinabove set forth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find: A. The use is not required by the public need at the proposed location in that a Good"ill Donation Station would serve the public more appropriately on an industrial or retail co~~ercial site, more so than on a site that contains a hotel and restaurant. B. The use is inappropriate for the site in that a Goodwill Donation Station does not properly relate to the hotel and restaurant activities on the subject property. c. The use, if permitted under all circumstances and conditions of this particular case, would materially affect adversely the health or safety of persons residing or working in the vicinity, would be materially detrimental to the public welfare, would be injurious to property or improvements in the area, all because the proposed land use mix would be inappropriate for the site. -1- EXHin A D. The use will be contrary to the specitrc intent, clause or performance standards of the Downtown Dublin Specific Plan in that: 1. The project does not improve the visual appearance of the downtown area. 2. The project does not provide landscaping as a buffer nor as an attractive urban design feature. 3. The project does not improve relationships between land uses in the area. 4. Retail, hotel and commercial recreational land uses are encouraged in Zone 2 of the Downtown Dublin Specific Plan. The proposed donation station does not fit into either of these land use categories. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby uphold the Planning Commission's action denying PA 87-174, Goodwill Industries Conditional Use Permit request to operate a Goodwill donation station in the parking lot of the Howard Johnson Hotel site located at 6680 Regional Street. PASSED, APPROVED AND ADOPTED this 22nd day of February, 1988, AYES: NOES: ABSENT: Mayor ATTEST: City Clerk -2- ~~'. ~/3 GOODWILL IN":USTRIES OF THE GREATER EAST BAY, INC. 1301 30th AVENUE. O,l.KLAND, CALlFOR~IIA . 94601 (" . ~ TELEPHONE (415) 534-6666 The Honorable Valerie Barnes Chairperson Planning Commission City of Dublin P.O. Box 2340 Dublin, CA 94568 RECE1YEo. JAN 27 i92.3 January 27, 1988 DUBLIN PLANNING Re: P A 87 - 174 Goodwill Industries CUP Dear Ms Barnes: Goodwill Industries of the Greater East Bay hereby submits an appeal of the Commission's action of January 18, 1988 and respectfully asks the commission to reconsider such action and grant the Conditional Use Permit as requested by Goodwill Industries. Goodwill believes the Commission was mistaken in its consideration of the impact the intended use will have on the surrounding environment and on the image of the City of Dublin, and would like to take this opportunity to offer a full explanation. In the staff report, image is a major consideration. Goodwill agrees, a strong, vibrant image is important to a city. Image is of major importance to Goodwill as well. Goodwill has developed a donation station administrative process that insures each site blends in well with its community. They are kept neat and clean at all times, and have a paid staff person during normal working hours to oversee their effective operation. Moreover, each site is inspected nightly. Our system works well and we have no complaints from cities or property owners. The real issue here, however, seems to be with the "perceived" image by the public of Goodwill as a negative element on the city streetscape. This misperception is illustrated in the staff report by the statement: "This would not be conducive to creating a positive image of the city." We know the exact opposite to be true. The name Goodwill is one of the most highly recognized and respected names in all of corporate America. Research has indicated that the public reacts favorably to the name, and has a positive image of the organization. People feel "good" when they see the name SHAPING NEW FUTURES FOR HANDICAPPED PI f\ 11 AC_HMENT I Goodwill in their neighborhood because they know of the work Goodwill does in the community. It is difficult to understand how Goodwill came to be considered a blight on a city's image, given the strong support Goodwill receives from the public. The staff report seems, moreover, to be excessive in its condemnation of Goodwill. For example, staff actually fears that traffic on Interstate 580 will see the Goodwill donation station, and consequently have their impression of Dublin radically changed. Goodwill respectfully consider this argument to be totally inappropriate, and somewhat absurd. Indeed, there are organizations and groups whose names might create a negative impact on the city's image. But how is it that Goodwill Industries, an organization so respected and supported' by the public, is subjected to the type of treatment unpopular and even unsavory organizations might be subjected to? Staff certainly seems to have a misunderstanding of Goodwill and its true image, adding "... the less visible the trailer becomes the more feasible the application becomes." Indeed, the more visible the trailer becomes, the greater the public response and general feelings of goodwill generated. People do desire that their communities find ways to help those in need and a Goodwill donation station is a very visible sign that the needs of the handicapped are being met, both by Goodwill, the community, and local businesses. A Goodwill donation station, proudly displayed, adds to the sense of "community" and suggests that a community is healthy at a fundamental caring level. And, after all, a true community is made up of many diverse elements working together to provide support and a higher quality of life. Staff also points out that the site itself is an "inappropriate mix." We disagree, Moreover, Howard Johnson's disagrees. In the many decades Goodwill has been operating donation stations we have found that the general public is supportive regardless of their location, Wealthy neighborhoods, business districts, industrial parks, school yards, supermarkets, and so forth have welcomed Goodwill donation stations and found them to be beneficial to their environment. There is no recognized "correct mix "of uses that are any better for a donation station, nor has anyone proposed that such a mix might exist. Public accessibility and visibility are the only real criteria. The Howard Johnson site is a good location. It is highly accessible to the public. The operation of the station is unobtrusive and will not hamper or interfere with other businesses. Howard Johnson wishes the donation ". r station to be located adjacent to their business because we help them demonstrate their commitment to the people of Dublin and to Goodwill's programs for the handicapped. It is difficult to understand why such a request should be denied, especially when only much good will come of it. Goodwill Industries therefore believes the staff recommendation for denial to be based upon an erroneous perception of Goodwill and its impact on the community. We submit: 1. Goodwill brings a valuable and necessary quality to the image of any city; 2. The public perception of a Goodwill donation station is always positive; 3. The specific mix of businesses at the proposed site will not be perceived as inappropriate by the public or property owners; 4. The donation station is an unobtrusive operation that poses no health or safety problems to the public or other businesses. Goodwill Industries would like to be in Dublin at this site. Dublin has a fine reputation and a very good image. We believe our presence adds to that reputation and image, and demonstrates the city's commitment to programs that help the handicapped. We also believe, however, that staff has misrepresented the relationship of our donation station to the streetscape, and hence should reconsider their recommendation. Goodwill Industries therefore requests the Planning Commission reverse the action taken on January 18, 1988 and permit Goodwill Industries to respond to the public need by locating a donation station at the site contained in the request. Splt.~ P.K. Cherian Vice President Operations ( CITY OF DUBLIN (. PlanninglZoning 829-4916 Building & Safety 829-0822 EngineeringlPublic Works 829-4927 Development Services P.O, Box 2340 Dublin, CA 94568 APPEALABLE ACTION LETI'ER Date: January 19, 1988 Re. Planning Application #: CEJmY.[ED MAIL PA 8~ Goodwill Industries CUP Project Description: Conditional Use Permit proposal to locate a Goodwill donation trailer in the parking lot of the Howard Johnson Hotel site. Finance Control #: NIA Project/Site Address: . 6680 Regional Street Assessor Parcel Number(s): 941-1500-47-3 Applicant: Goodwill Industries Attn.: Anthony Cossette 1301 30th Avenue Oakland, CA 94601 Property Owner: Louise H. Clark 6680 Regional Street Dublin, CA 94568 Dear Applicant: The above referenced project was acted upon on January 18, 1988, by t~e: xx Zoning Administrator Planning Director Planning Commission City Council and was: Approved Approved subject to conditions XX Denied Findings are attached. This action becomes final and effective at 5:00 p.m. on January 28, 1988 unless appealed before that time in accordance with the Zoning Ordinance and other applicable regulations. If you have any questions regarding t~is matter, please contact Rod Earger, the Project Planner, or me. LLT/RB/ao yncerelY, 1j1~~ ~-r-"""IACHME~~""'I {C, ~ ;1 . -. '1 ll~~ ..'~ -7 .-....... (, (;;,}, RESOLUTION NO. 88- A RESOLUTION OF THE FLANNING COMMISSION OF THE CITY OF DUBLIN ------------------------------------------------------------------------------ DENYING FA 87-174 GOODWILL INDUSTRIES DONATION STATION - CONDITIONAL USE FERMIT REQUEST FOR A 25 FOOT LONG TRUCK TRAILER LOCATED IN THE HOWARD JOHNSON'S HOTEL SITE FARKING LOT AT 6680 REGIONAL STREET WHEREAS, Anthony Cossette, representing Goodwill Industries, filed an application for a conditional Use Permit to locate a 25-foot long truck trailer for a donation station in the Howard Johnson'S Hotel site parking lot at 6680 Regional Street; and WHEREAS, the Planning commission held a public hearing on said application on January 18, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the request is categorically exempt in accordance with the provisions of the California Environmental quality Act; and WHEREAS, a Staff Report was submitted recommending the application be denied; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: A. The use is not required by the public need at the proposed location in that a Goodwill Donation Station would serve the public more appropriately on an industrial or retail commercial site, more so than on a site that contains a hotel and restaurant. B. The use is inappropriate for the site in that a Goodwill Donation Station does not properly 'relate to the hotel and restaurant activities on the subject property. C. The use, if permitted under all circumstances and conditions of this particular case, would materially affect adversely the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare, or injurious to properc] or improvements in the area, as all applicable regulations will be met. D. The use will be contrary to the specific intent, clause or performance standards of the Dow"TItown Dublin Specific Plan in that: 1. The project does not improve visual appearance of the downtown area. 2. The project does not provide landscaping as a buffer nor as an attractive urban design feature. 3. The project does not improve relationships between land uses in the area. 4. Retail, hotel and commercial recreational land uses are encouraged in Zone 2 of the Dow"TItown Dublin Specific Plan. The proposed donation station does not fit into either of these land use categories. 'i ! -1- the .. ,,{:', <~i~~{t~;:Sf,;;N)< ;',; ':;X"~'!,'H}':e{"l;i;:;r.'~,)'f~;~,:~lf:ii'~<(.::'" BE IT FURTHER RESOLVED THAT ,THf ';li~'Pla~'i~g' cOuimiss:io~"d~nies Conditional Use Permit request inPA 87-7:/4,", "..:""" PASSED, APPROVED AND ADOPTED this 18th day of January, AYES: Commissioners Barnes, Burnham, Mack and Tempel NOES: None ABSENT: Commissioner Zika Planning Commission Chairperson ATTEST: -2- .: ~,..~.t:"r;;'~;':'~''''~'~~~':'1:J,w~}~~~~;~"W.1~1lli~fI.~~-.:~:;~'l&~;~~f':~';Z~-''';:;:,''':''~:~~-;::.zf'(,:;;;~JZ:i:rJ~:~'::':'.. I I~' :-". [1 l' .~ ~tb' ~ ~ Doug Bradford, Owner/Applicant, 2694 Bishop Drive, #202, .San Ramon, said he would accept the denial of the request for Building A. However, he encouraged the Commission to adopt the draft Resolution (Exhibit B), which would overturn the Zoning Administrator's denial and approve the Sign Location Variance request for Building B. Mr. Bradford requested that Condition #3 of Exhibit B be modified to allow greater flexibility in the sign copy in the event that more than three tenants occupy the building. In response to concerns regarding the copy size of the sign, Mr. Gailey indicated that Condition #3 was proposed to prevent the sign from containing copy running from the top to the. bottom of it. He said that would not be feasible aesthetically. Cm. Barnes closed the public hearing. On motion by Cm. Burnham, seconded by Cm. Mack, and by a unanimous vote (Cm. Zika absent), a Resolution was adopted upholding the Zoning Administrator's November 24, 1987, denial of that portion of PA 87-140 Amador Automotive Center - Sign Location Variance request concerning Building A _ Tenant Space A-3. RESOLUTION NO. 88 - 002 UPHOLDING THE ZONING ADMINISTRATOR'S NOVEMBER 24, 1987, DENIAL OF THAT PORTION OF PA 87-140 AMADOR AUTOMOTIVE CENTER - SIGN LOCATION VARIANCE REQUEST CONCERNING BUILDING A - TENANT SPACE A-3, 6000 DOUGHERTY ROAD On motion by Cm. Burnham, seconded by Cm. Mack, and by a unanimous vote (Cm. Zika absent), a Resolution was adopted as presented overturning the Zoning Administrator's November 24, 1987, denial of that portion of PA 87-140 Amador Automotive Center .. Sign Location Variance request concerning Building B - Tenant Spaces B-8, B-9, and B-IO. The Commissioners concurred that the modification to Condition #3 requested by the Applicant not be made. RESOLUTION NO. 88 - 003 OVERTURNING THE ZONING ADMINISTRATOR'S NOVEMBER 24, 1987, DENIAL OF THAT PORTION OF PA 87-140 AMADOR AUTOMOTIVE CENTER _ SIGN LOCATION VARIANCE REQUEST CONCERNING BUILDING B .. TENANT SPACES B-8, B-9, B-10, 6000 DOUGHERTY ROAD * * * */ SUBJECT: ."'.-,~-,._...." ..,~-.-..---._-,....._:-.,;:~.--;'~-:~.~.~'-;-;:'''-' -.~ ~.- .~ :..<"-~C-. . PA 87-'174 GoodYill Industries Donati~n Station Conditional Use Permit, . 6680 Regional Street: Cm. Barnes opened the public hearing and called for the Staff Report. Mr. Barger advised that the Applicant was requesting approval of a Conditional Use Permit to allow a Goodwill donation station in the southest corner of the Howard Johnson Hotel site. He indicated that the station would consist of a blue and white truck trailer standing 13 feet in height, with a length of 25 feet and a width of 8 feet. Regular Meeting ATTACHMENT 3. January 18, 1988 L. ".......-...........-. ...... .~. --.,~ : .-.\i~ CtiP '" ;.:& Mr. Barger stated that the proposed use appeared to be inappropriate for the property. He'said that the subject site contains the Howard Johnson Hotel and the Lord Dublin Restaurant, and that the inclusion of a Goodwill donation station on the site could create an inappropriate mixture of land uses. Mr. Barger reviewed the contents of the January 18, 1988, Staff Report and said it was Staff's recommendation that the Planning Commission adopt a Resolution denying the Conditional Use Permit request for a Goodwill donation station. The Applicant was not present. In response to an inquiry by Cm. Burnham, Mr. Barger verified that the Property Owner did not have any concerns regarding the placement of the donation station on the subject site. Mr. Barger referred to the comments contained in a letter from James Swanson, dated January 18, 1988, and distributed ~o the Commissioners at the meeting, requesting that the request be denied. In response to an inquiry by Cm. Burnham, Mr. Barger indicated that the Applicant seemed to feel that since the Property ~Jner did not object to the location of the donation station on the proposed site, it would not be necessary to look for an alternate site. Ms. Sands said she was in concurrence with the Staff Report as presented by Mr. Barger. She complimented him on his presentation. Cm. Barnes closed the public hearing. On motion by Cm. Mack, seconded by Cm. Tempel, and by a unanimous vote (Cm. Zika absent), a Resolution was adopted denying PA 87-174 Goodwill Industries Donation Station Conditional Use Permit. RESOLUTION NO. 88 - 004 DENYING PA 87-174 GOODWILL INDUSTRIES DONATION STATION _ CONDITIONAL USE PERMIT REQUEST FOR A 25-FOOT LONG TRUCK TRAILER LOCATED IN THE HOWARD JOHNSON HOTEL SITE PARKING LOT AT 6680 REGIONAL STREET * * * * NEW BUSINESS OR UNFINISHED BUSINESS None. Regular tleeting PCH-8-13 January 18, 1988 'I I ,,7\ I ~ ~. ~ ut~_ ..n ( -.9 ,'" ,-..\) , \"'-- - , O. \ -" - t - l~~\~ , \ Y, b.>t;', --'-, -= ,- '\\ .. r:z. \, '\ I t.. r \\ \~ ~ -' - - . \', I. '\1:. ... I \~ II ::x:. 't . ,~ ~ \; {, -- - - " \t,~ -J -- - i T.. I ~ q-.I I.i':-t . . L... _ 'J 1,,_. D!J:::U:'J r~_!e~::.;o o ~:~ ~t . v ~ ~ lJ\ I :) . ............. ............... ............... . . --,-- ~ V / / 1\--- U / ,/. / / --.-- . ,-- - - , I I l <::.~ :' " i \ \ \ \\\ 1,\. . 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Specific Plan , .-BRN=f 1''''- .,......) c" lV\drtll 6/ .987 ~7~ by C,.'l. <l(" I - ;J.J -~") .. .} .J , ~ ., j ~ ':1 ~ , " ~ , , . ~ ~ ~ j 'i . .~ - ~ (R-l with Replacement Pages as Revised () by Planning Commission) . WURSTER,' BERNARDI AND EMMONS! INC L .::=.......;.:..: ~,~..t~~.: . .:' ~.' ~ ~ ,. .:~ . " :".. 1\., .;".::"'\ \ ..~.~.: .27?-~~.~~~~.t.;:~:,;:.~.):~.1~ ~~~~~'-r.2E.~E.?'..:t::.:7.r:-;;~:~~:W;~1~~.\.:~~~-::.::;:~~'-:~ . ~',' // A UA!;HMENT 0 . L :". ' '-~' , .~~ - "'~ \"" , > ' .. . . ~' . ','...' ':'_~ ~_:, ~~; F~':i:f;':; ~~~t\:~~~~:~Jt;,~~~.:;.);~~.: ................'.'::. .,;.:.(it;B~~~?:.rl~:~,..~: __. .~..., ...._ ,., .... 1/:....::::;X-.~./J ~~~z..::I'J..'.:';;;z''fo-:;'J/A~.'::-./I!i.:~....l;:';;'-:J:'~''#d'l..~~'/!:-~''~''''_''1'.~_'l.. '.. .,~~...~2':I,~;//.i. ___..off'" ..._._.---..,.._.____J_ ..... ~ :-.:.~.- .- -.... '" i ... ' , 1 i f 1 " ~ i r,fC. !. \:i/ ,; ~ r. f: t t , r K. ,. .!: i". (', n ;.. (j. '. ;, A Dublin "Restaurant Row' with restaurants, entertainment uses and second stor] offices al?ng Amador Plaza' Road. specialty shops, is encouraged .,. Other special requirements are established to improve the - visual appearance of downtown, protect adjacent residential areas and encourage increased pedestrian connections among projects. ("! Central Block Improvements A conceptual plan is suggested for review and discussion by property o'liners 'and merchants located within the major central area of Downtown Dublin. The plan encourages greater vehicular and pedestrian access among the various portions of the block, a clearer identification of entries from adjacent streets, and additional landscaping to improve the visual environment. It further encourages intensification of development by the selected infill of buildings where a substantial oversupply of parking spaces exist. A major feature of the concept is'the potential for creatine a structure and/or plaza space for a combination of public - and private use: since th: downtown area does not currently contain an area where publ~c events can be held, this element of the concept could assist in creating a greater civic focus within t~e area for t~e benefit of both city residents and downtown busineSSES. Urban Desion Imorove~ents , ' The imege and identity of downto.~ with the City of Dublin will be enhanced by a series of public urban design improvements which will be comple~entary to those recentlv imDlemented by.the City, They will consist of improvements to-major downtown entries, the creation of continuity theme elements located in the medians of the major boundary. streets, entry pylons to major projects and landscape and ~ pedestrian amenity improvements along the proposed Dublin Restaurant Row. Designs will emphasize colorful banners which may be chanc~ seasonably to support downtown prc=otional efforts and will utilize the repetition of a Downtown Dublin logo. Implement~tion and Fundino The Soecific Plan implementation and funding strategies emphasize a public/private partnership which includes flexibility and the, utilization of a variety of funding sources and methods. Costs of i~?le~enting the i~provements and programs for which some certainty of interest and sc0ge . 8 " ;-.. ..~ .... .;:'~~i~.;:.'. ,:; ~ <.~,:.(..' .-...... '. <: ;.';. ; . ',' ..', .. r,7:":~il;;;;i.';;.or.,;;} C::' :-,' I I I. i 10 I I I I I I I , t I I . " ! . ; ! i i ~ ! . , i , . e e I.. ..' ..: ."........ ., ..~/:~~.::;~i.?,:.;.:.:~. ~.' , I" ....\2-,. ':; ...:., "_"~" ~~'..;...~;:.:.c~:.:d.~:.:;}?~~:....:.~;:...:'~,[:i::""::j;;i~~.;~=::;;.."r':'~~:". ~;'-'d-:<~:,;~ :::'~;-:::':'~: ~:',t..:-;.,;;;; ::;'~"f,;::'~-;"';"':;('_~~':'" A. B. .' 2~' Sp,ECIFIC PLAN POLICIES . . ....,i.... GENERAL 1) The emphasis of Downtown Dublin opon regional retail uses shall be maintained. . \ ' 2)' Improved relationships among do.~town developments shall be encouraged and required. .~ 3) Contingency plans to insure dealerships within the City 'prepared. The City shall seek to enhance the image of Downtown Dublin as a source of community pride. the retention of automob ~. of Dublin shall be 4) CIRcULATION 1) The City shall consider the location of a B.A.R.T. Station in the downtown area after evaluatina the actual impacts of the Park-an~-?~de facility"and estimated impacts of a transit station. 2) Circulation improvements shall be limited to normal street and intersection imp~ovements without extraordinary elements such as elevated.flY7ove~s or similar measures. 3) Do'~town development shall not de~end uoc~ additional f~eeways ramps from Interstate Eighw~ys: 4) Emphasis shall be nlaced u=on t~e imo~ovement of downtown pedestrian circuletioa whe~e appropriate. 5) The cuantitv of future develoc~ent in the downtown area shali be limited to a level co~sistent with a realistic and affordable level of circ~lation inp~ovements. 6) An annual report shall be p~e9a:ed fo~ the City Council on Downtown traffic conditions at least annuallv to determine whethe~ any future ce7elop~ent li~ts-or controls are ne~essary. 7) Internal vehicular and pedest~ia~ circulation among : adjacent projects shall be encc~raged.__. The City shall work with regional transit agencies and will consider all regional trans?ortation programs which might haye positive im9acts upon Downtown Dublin. 8) ,9) The City shall consider plans which p~opose new points of access to San Ramon Road. 10 ... '. ;~ . , ' . h.....';. , 1. '. :~'. :.~:} r, ',;:: ,: ~ ':,~: ~~, "':f.<{r~}~:~:): ~ /:,;~:~ ':,?' , '- '. ' , " '.:; 7.::_:~~; :::~~.:'. ...~- . :.;~~-;s~:~~:~~~...:i.-;;';;';::'.~ .~. '::":';'.:':" ';::,:'~:.'i~8~:;:':''':.':..i,;1~.,....: ! j , , . ! j ! , i :! . 1 1 ~ . ; ! . , .: 1 ~ [ ~. . " 5) 6) , '. 7) 8) 9) 11) . E. '~.:'.~. '; ;....~f..;"'.;:~_:;....:l.;:..;:~A~:~::.j.; .y.L:::~~: An increase of height over a portion or all of the site up to that ~pecifie~ in ~he Development Standards may be granted xf the C1ty f1nda that such an increase , would not be detrimental to'adjacent residents. The city shall seek the creation of a downtown plaza space for joint public and private uses. ' URBAN DESIGN 1> ,Additional public improvements within the downtown are, shall be used to.identify the area more strongly with , the City of Dubl1n. ' 2) The City shall require adequate landscaping between sidewalks and parking lots. The City shall encourage and require a high level building I landscaping ,and signing quality. ~ ~ 3) 4) . Prooerties adjacent to the freeways shall be reauired to adequately landscape the e~ges of their property as part of any development approval. The use of tar and gravel roots shall be discouraged. ~ Substantial areas or sloped roofs shall 'be encouraged. The use of colorful fabric a~ilings shell be encouraged. A strong pedestrian environme~t shall be encouraged along &aador Plaze Road. Uses along San Ra~on Road shall be encouraged,to increase their orientation tc~ard that street and to imple~ent appropriate building and landscape improvements. F. IMELEM~~~ATION &~ F~uING . 1) I!lI~le!llentation of the Downtown Dublin Specific Plan shall be considered a joint puhlic and private sectcr effort. The City shall re-evaluate the plan implementation progress annually to deter~ine whether private sector participation and cooperation warrants the continuation of projected public funding levels. 2) The Citv shall consider the establishment a city-wide Busines; License Fee. Program. The citv shall establish a Traffic Monitoring Program to oeri~dicallv assess current and projected traffic imp~cts and shall take appropriate actions to revise the downtown or other area plans to maintain traffic congestion at levels acceptable to the City. 3) 12 .'~' . . ~. . : .' "': . . ,,,,'::':'~',:';:;'::::~;a::!';.c'~''',:,' . : '. :.' .." " . ,:'::'}/'.:~::"". ",.-, it. ,', '. . ~ ",~"":' ,'.'. .... !.:. ....." ,..."'!._.,.:.:.:;;;.:L;/;:,~':;'";;~.;;.:~.:.>,,.:.,'..;r ,;,,:;:,..;>;.L.;::....., I i t. , ~O ~ f I ~ t i " , t o @ (." "'-.-,. ....... 4. DEVELOPMENT PLAN A. LAND USE PLAN 1) OVERVIEW Downtown Dublin includes a mix of retail stores,' offices, restaurants, auto dealerships, warehousing ar. auto-oriented retail and service establishcents as shown on Diagram 7. Occupancy rates are high and the area has perfor~ed well economically over recent year~ However, two major downtown retailers have recently moved from the area and competition is increasing in the Tri-Valley }~ea where Downtown Dublin is being challenged by new retail and office areas which have been planned as integrated developments with carefull, interrelated parts, a high degree of visual appeal, - well-designed common areas and substantial pedestrien amenities. Downtown Dublin, while containing a good mix of retail and service uses to attract shoppers, is difficient in these features end suff=rs substantially from a development pattern which lacks ~ focus and offers little in the way of visual appeal. ~ In addition, one of Downtown Dublin's gre;test assets _ the ease of reaching the are; bv car and mevine cuicklv amono the various downtown areas is beinc t~reatened b; incr~ased freewav and local streEt concestion. If - Downtown Dublin is to continue to function as a st=o~c retailing ce~te~1 cevelopment controls 2!e necessary to avoid the creation of a level of traffic c=ncestion which would disc=urage shoppers fro~ patronizing the area. Imorovements contained in the Ci!:culation Plan should -. aliow reasonabla traffic conditions for a n=w regional transit facility, a hotel and a~oroximatelv 675,000 scuare feet of additional develocment. ~2!k=t projections have indicated th= likely de=and for arou~~ 500,000 squar= f=et of new d=velopment ov== the next ~~ vears. (See It=3 F or the A~?endix for a S~ary of Estimated Mark=t Demand.) Finallv, some a==as of downtown, such es the auto dealership prope~ties, are susceptible to future majo: land use chenges and need special attention. The primary objectives of th= Land Use element of this So=cific Plen are shown on Di;cram 8 and su~arized as follows: . a) Encourage the retention of automobile d=alershios but develop contingency plans for th=ir potential relocation. 24 ," ,., . !. .r' I';' I' \', . j" ' i,"'"',, r :~ '.1 :;e. ~j ,~ U ~tj ),1 .~ . ,~ " ;j~ J.; :j> :~~ . ,.~ ;r. ~I . iH 'I' ,'~ . 1:. ["; -l: ,s J~ ~~~ :!' , '"".: ,; }: '. .... '. '.~. ~ .~} .-~ "~ ". ~ I . :. .~1 .; ~ ~ . ., . , ,I ~ , , ~ ,~ " j .,' :, Jt;fJi' '::fjf~~:;!.f::!:~;;!;:'1?~f:i?;/;i,~r ;,;,' '.. " ,- "'. .(. ,.,," ,,' .'" >,;.".r,,.,lfi,,'~r"~;).">";;"" .X.:i2r{fif5ilxd!~lr!~I,';., . .'.;:' " :s ...~:_~,.~;:~. CJ Lt_ Industrial 8 Hotel m Publ' U IC se ~ Mixed Use m Vacant 8 Retail: G - . eneral IIID Retail - R . estaurant eza Retail - ^ . utomocive o Fin. & Off' ' Ice mJ Comm - R .. ecreat.ion. Exist.ing Land U DUBLIN DO 5 es DUBLIN, CAlIFOWTOWN PLAN ~.:~ 25 Diagram 7 " " , ..' /~; :~J~:>~~::~\:~\~~.~.~~.'~""" ,P ...... . " '.~~<'~/.''', ',.)i;_ " f ,:,', ,::.,~::-'5~-/':1....,#:~.'_-;: '.,. '.~"=_ :~,~~~.""}1.2~.(;t~Rfi~,<;~d,~~.c ~=.=~ . " i ! ! i j ! i ~ i I t ! ! i ~ b) Plan for the future accommodation of a regional transit station within the downtown. ~ ~~Y: c) . . Develop"a greater mix of uses to increase downto'~ vitality and encourage-greater development , intensity witbout increased traffic conges~ion. Establisb development standards to encourage greater intensity near }~ador Valley Boulevard to reduce congestion at tbe Dublin Boulevard/San Ramon Road intersection. . d) e) Encourage more full service, dinner bouse-type restaurants. ' f) Allow increased development without requlrlng additional parking in those area wbere parking ratios are currently excessive relative to the actual need. gl Encouraae the development of a higb quality Restaur~nt Rowand pedestrian oriented sbopping street. 2) LAND OSE ZONES '0' ,- The goals and requirements for commercial uses downtow~ are different from tbose in ot~er parts of Dubin and recuire a more cefined set of cS7eloooent standards tbaa provided in the City's zoning ordin~;ce. To accomplis~ this, eleven special Development Zones have been established wit~in the downtown area as sho~~ on Diacram 9. Development stancarcs for each of the zones wili yary slightly-in order to tailor future develop~ent .more closely to the City's cowntown .objectives. In general, the zones are as follows: Zone 1: Office/Co~"ercial '. Currently occupied by the one of the two 3~story buildings in Downtown DUblin, t~is zone will continue as a mix of retail, office and service cc~e=cial use Zone 2: General Co~~ercial o Currently developed with a mix of retail, office, ho' and commercial recreation uses including one 3-story building, this area is constrained from substantial development intensification by-~~e traffic capacity limitation of ' Dublin Boulevard and the Dublin Boulevard/San Ramon Road intersection. A mix of us, ,~ will continue to be encouraged but retail, hotel an' ~ co~~ercial recreation uses rather than office use w: be encouraged. '; 27 ','" - :: :~.\,~ : :..... ....'. .'. '. '. '~, . . .. .Ct":." "'. ">.': ,: :' :::?)];:,?::<".:?;./.;:. .,-. . ;;;..,~""~ i:,:'>;,_",,;C_"~.<;.J.". A ",";",",,~,~;,,->,<,:,~~,,~':i.,'~i~~~.L~.;...L:";~'''''~J___~-''.'".,,'~,... '-' , . , .,:,' ....:.. , ., " "'.' . . , ' (9 . 'Development Zones Map , DUBLIN DOWNTOWN PLAN DUBLIN, CALIFORNIA ~~~~ R-l n Diagram 9 .. . . . - .: . ..' :.....~_.~. . , " , 1" (, " ' :,,;:,~>.'~.: :<>'~-.~.:':" . ',' I' ... '.j' ';1. .., ~. ,. r'~ .', ' ....:. ' .'f.' '.' '" ."! ~', . ...!, .....~,....... -'__~~~~ .~__..;.." ~,. f..-;;., ''';'dd,,~_:..j~:~~-_~:__.oI-' ..:...: "'l'hi':a...J.~....;...~.4M..:"~:d.;~~;~~-::.;J.::-...:"__". ........(.:;:-,:..;... .....:...~_V..... , . ; ~ . -; , : ~ f: , " '" " . " .. . .' ,', I: " '. ~-: " '. i-. I l: i: i ~~ , i' }: i; L' i, I. H ~ , ; ~ ;, '.. " '.i ~~1 _ It i :1 . .,:" ,5) ZONING ORDINANCE MODIFICATIONS The Zoning Ordinance will be amended to allow properties within Downtown Dublin to ~e designated as part of a Downtown OVerlay Zoning District to supplement the current zoning designations. Land uses, development standards and interim uses will be as outlined in the Development Sta~dard7 for each D~w~town Development Zon and the support~ng d~agrams outl~n~ng soecial reauirements. The Zoning Ordinance and-Mao will be' changed to implement the purposes of the Downtown Specific Plan. To the extent that such changes are adopted as part of the Soecific Plan, they will be reviewed and aooroved a: part of the regular procedures for amend~ent of-the zoning Ordinance. Permits fo'r ne'" construction and other, property imorovements will be subject to conformance with the Soecific Plan, and to the recuirements of both the underlying district and the overlay zone, or the more restrictive of the two. Where a subject is not addressed by the overlay zone, the existing provisions of the Zoning Ordinance will re~ain in effect. 6) D~VELOPME~T ST;~~~_~S In order to tailor land uses and develo~~ent characteristics more closely to the ooals and needs of Downtown Dublin, soecial Develooment"Standards will covern future change within the-downtown area. Table C ~ontains land use, develop~ent intensity, and building height standards. Fo: the purposes of these standards, "Service CO~uercial' uses which are to be located on the ground floor of structures are to be interpretec as businesses which are * c=~patible with and strongly s~P?ortive of the pri~ary downtown retail character. USeS which would be ~ substantially disruptive to retail continuity or which ~ are inappropriate to the goals and policies of this Specific Plan will not be allowed. T~e following standards shall apply to all areas of the downtown: a) parking lots s~all be'screened by low walls and/or landscaping from adjacent streets. b) Parking lots shall contain a minimu~ of 20% of their surface area in l?ndscaping. R-l 35 .' . . .. ...... '. } ,r.. . '0.:': &1II::~:i~:...';:j.:~-!;~.:..:.~..:r../..~ 1:t.:" ,,:""';.,', ;;l....1i;..~~}.I~.,., .,'.; ..,J" ',..' '.. .. .. ,'. ,'., i....: ',' ~."J;?r-'~.:,,:,,~"~It';(.:f'.:'Y'I''''1rJ'''I':'f..:'':Io(.:~::''''1,;;~j':,~ '..,~!.:7/.....:...,:~.-;.;, .'~ i'--,>.~"~.;,~:",.K:.]2~~~~~jf{i~j~t>.:-!~~--'~.__.> j ~ / 'J ~ ~ ~ ~ !; " ij Ii (: .. I' ., .' ~ " :'j ~.O~. _'""';"0." r- au ." ~ ~; ~ ~ ;; ,... -~ ~ ~ ~ c~=t""-- g n -4 0 ::: ::. Z '"0 -f "" "" 0,;;; 0 0 0 :;: >>v> 0 Vl 7Z'" Z -t i?iO 8 > o ac z Z ,."V'I o. _ g oc;~ ~ .....- '" ::0 ~ 0 ,0 ~ ~ ~ ~ c "'0> ~ ~ ~ ~ ~ z ~ In 6 ~ > '" V> ... ." :r > '" Q N 0 ~ 2 Z ~ n . ~: > ~; I;: 1; ~~ \ ,- i r ! ';. C.,." . '. j ..i tJ@ :l! i C'J>!:>~~.~ ~c () ~g2 :l.~!J~.=: ~ s:Cl;:" On 0 (it~z "'<:~ <-i ::j b;:~~~l'l >... 6 ~"'~ol:! ;;:0 2 ~ct~2"n= Vl~ ~ : i~~I'~;:! c> c ;--l~-'6-<;] ~% ~ ~ ~l.':>OJ..~o 02 . t:-.~~;!;C1~ ;:QC) , Gr>"'~a'" ~8 ..... 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INHCR~TED PROJECT WITH PUBLIC fOCAL POINT COMMERCIAL US'S " . D.ESIRED - AND REGIONAL TRANSIT PA,KING Special Site Development Requirements DUBLIN DO\NNTOWN PLAN . 0 r..t m DUBLIN. CALrFORNIA . . - u , o. . NEW ROADWAY AND lANDSCAPED PEDESTRIAN WAY REQUIRED ,Q ~ :i .. ~ . R-l 37 Diagram 12 -, ..;.;'.~~~~.~;:"~~.: . ~.". ,-. . - ~::;~.~ ...~,.., n "-J / . ," ,\j ; ~ >;'-'. .,~. '.'~. . "J,./ ":..>:,'.'~::,/ ,,-:,:.,::.:; , .'~ '. . ~ ..' .'J". . . ,..;. ~lI' ".:..;~...:....!I:....__:"'.;._..~ w. .,__...:..........:; .~.....!.~..:.;.:.....;.._'_::.~_:..:-~ .~.....::....:..:.~~.:~~ ... .... :...,. ~.~....; ~~..~_.;.: .....-;; ~.: ...:.......~. .. . . .' . . , Roof top equipment which can be seen from the downtown area, adjacent freeways, off-ramps and overpasses shall be s~reened from view. In addition, the Specific~ite Development Requirements described on Diagram 12 will be applied to each affected properties. c) Development standards not identified in this Specific Plan will generally be as required for C-l Districts in the Ci ty of Dublin Zoning Ordinance. However, each ~ new development'or property change will be subject to Site Development Review as prescribed by Sections 8- 95.0 through 8-95.8 of the Dublin Zoning Ordinance unless exempted from such review by the Planning Director on the basis of being of minor imoect. ,Special review shall be given to those properties adjoining residentially-zoned property and more stringent site development and architectural design requirements may be imposed to mitigate ~pacts upon those residential properties. Where potential mitigation measures to eliminate undesirable impacts L on adjacent residential properties are felt by the ~ city to be insufficient, additional landscapea setbacks and lower'height restrictions may be imposa~. B. CENTR.a.L BLOCK I~.PROV:::-!ENT PLAN 1) EXISTING CONDITIONS Bounded by Dublin Boulevard, ~~ador Plaza Road, ~3ado: Valley Boulevard and Regional Street the Central Bleck is the hub of downtown. Located within this superblock are a number of separate properties and laroe anchor stores which have established the retail image of Dublin. The major buildings on the site are grouped into two shopping centers facing opposite directions. This arrangement has left a service corridor running north and south through the center of the block. The other uses within the block have been cushed to the cerimeter and seoarated from the retail center by parking. These uses-include the City's public Library, a service station, several restaurants, and a movie theater complex. The following existing conditions are noteworthy: aJ A poor circulation route links the stores and parking in the Central Block bJ A surplus of parking resources exists 'cJ Little or no concern has been shown for pedestrian circulation and amenities R-l 38 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: January 18, 1988 FROM: Planning Commission Planning Staff~E5 ff TO: SUBJECT: PA 87-174 Goodwill Industries Donation Station Conditional Use Permit, 6680 Re~iona1 Street. GENERAL INFORMATION: PROJECT: Conditional Use Permit to operate a Goodwill donation station truck trailer (25 feet long by 8 feet wide) in the parking lot of the Howard Johnson Hotel site, APPLI CANT: Goodwill Industries Attn.: Anthony Cossette 1301 30th Avenue Oakland, CA 94601 PROPERTY OWNER: Louise H. Clark 6680 Regional Street Dublin, CA 94568 LOCATION: 6680 Regional Street ASSESSOR PARCEL NU~ER: 941-1500-47-3 PARCEL SIZE: 5.61 acres GE1.~ERAL PLAN DESIGNATION: Office/Retail E.XISTING ZONING AND l..>,ND USE: Howard Johnson Hotel and Lord Dublin Restaurar.t C-l, Retail Business District SUR.~OUNDING l.~D USE A.~D ZONING: North: South: East: West: C-l, Bowling Alley Flood Control and Highway 1-580 C-l, Restaurant Flood Control and Highway 1-580 ZONING HISTORY: S-421 and C-2418 - The Alameda County Planning Director approved a Site Development Plan and Conditional Use Permit for a 93-unit motel and restaurant (Howard Johnson Motor Lodge) and five signs - March IS, 1972. S-595X and C-3206 - In April, 1977, approval was granted to add 48 units to the Motor Lodge. S-777X and C-3787 - In May, 1980, an additional 22 ,units were approved for the Motor Lodge. S-600 - A Site Development Plan for the Willow Tree Restaurant was approved by the Alameda County Planning Director on June 23, 1977. ------------------------------------------------------------------------------ ITE.'! NO. 1; 'd-- J\ TIACHMENT C\ PA 83-002 - On March 28, 1983, the DubL,.. City Council approved a request to rezone the subject property from Light Industrial (M-1) and Highway Frontage (H-l) to Retail Business (C-1). PA 83-011 - A Site Development Review approval was granted on May 16, 1983, to allow a 550 square foot addition and remodeling to take place at the main lobby area of the motel. PA 84-026 - On June 18, 1984, the Planning Commission approved a Conditional Use Permit and Site Development Review for a 77-unit addition to the existing motel. PA 86-081 - On September 15, 1986, the Planning Commission approved a Conditional Use Permit for a 28 foot tall Freestanding Sign on the rear portion of the site. On October 14, 1986, the Zoning Administrator denied without prejudice a Variance request to consider the existing Freestanding Sign as a Directional Sign. On November 3, 1986, the Planning Commission upheld the Zoning Administrator's decision denying the Variance request. On November 24, 1986, the City Council continued the Applicant's appeal. On January 22, 1987, the Applicant withdrew his appeal. PA 87-014 - On March 2, '1987, the Planning Commission approved a Conditional Use Permit for a second Freestanding Sign at the entrance to the site and a Variance to allow: 1) the Freestanding Sign not to be located within the middle one-third of the site; 2) to allow the sign to exceed the maximum permitted sign area based on setback; and 3) to allow the sign to exceed maximum permitted height based upon setback. APPLICABLE REGULATIONS: The Downtown Dublin Specific Plan establishes policies and standards to control development within the downtown area. Section 8-48.2 q) Conditional Uses: C-l Districts allow "recycling centers when operated in conjunction with a Permitted use on the same premises" subject to approval of a Conditional Use Permit. Section 8-94.0 states that conditional uses must be analyzed to deter- mine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or 'safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Pe~it may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions. ENVIRONMENTAL REVIEW: Categorically Exempt, Class 4 (e) NOTIFICATION: Public Notice of the January 18, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant is requesting approval of a Conditional Use Permit to allow a Goodwill Donation Station in the southeast corner of the Howard Johnson Hotel site (see Attachment B). The donation station consists of a blue and white truck trailer standing 13 feet in height, with a length of 25 feet and a width of 8 feet (see Attachment C). As proposed, the truck trailer would occupy approximately four parking spaces. The temporary loss of the parking spaces does not create a problem since the property would continue to comply with on-site parking requirements as established in the Dublin Zoning Ordinance and the Downtown Dublin Specific Plan. -2- ( ( The proposed hours of operation for ~_ station are 10:00 a.m. to 5:30 p.m., seven days a week. A Goodwill employee will be present at the trailer during operating hours. The purpose of the station is to receive donations of items used to provide vocational training services for the handicapped. The City Zoning Ordinance does not list a specific categorf for this use, however, the use is considered similar to a recycling center which requires a Conditional Use Permit. The proposed use appears to be inappropriate for the property. The site contains the Howard Johnson Hotel and the Lord-Dublin Restaurant. These uses coincide with one another in supportive fashion. On the other hand the inclusion of a Goodwill Donation Station on this site could create an inappropriate mixture of land uses. It is Staff's opinion that a Goodwill donation trailer would be more appropriate on a site located in the Light Industrial (M-1) District or on a site that contains a supermarket or shopping center. To be more specific, the following locations would potentially be more appropriate than the one proposed: in the service alley between Ward's and Mervyn's; on either the south or east side of the Oshman's Sporting Goods building; in the Pak 'n Save parking lot set back away from the Dublin Boulevard and Dougherty Road frontages; and, in the parking lot of the shopping center located on the southest corner of San R~on Road and Alcosta Boulevard. In each case, the less visible the trailer becomes the more feasible the application becomes. Location and visibility are key issues which must be considered. Each of the above sites contains retail activities which provide a service to the general public. These activities would coincide more appropriately (than a hotel and restaurant) with the donation activities generated by the proposed activity. There is another problem with the proposed location of the trailer on the Howard Johnson site. Although it would not be visible from any Dublin Street, it would be highly visible from Interstate 580. This would not be conducive to creating a positive image of the City. The Downtow~ Dublin Specific Plan (excerpts included as Attachment 1) sets forth policies for the subject site. This project does not comply with the following policies: 1. The project does not improve the visual appearance of the do.~town area. 2. The project does not provide landscaping as a buffer nor as an attractive urban design feature. 3. The project does not improve relationships between land uses in the area. On the contrary, it could prove to be detrimental to the downtown area. 4. Retail, hotel and commercial recreation land uses are encouraged in Zone 2 of the Downto.~ Dublin Specific Plan. The proposed use does not fit into either of these land use categories. Because Staff has reservations about this use, and because it might not comply with the standards of the Do.~town Dublin Specific Plan, it is recommended that the Planning Commission deny this Conditional Use Permit request. However, if the Planning Commission finds that the proposal can be conditioned so that it complies with the standards of the DOw~town Dublin Specific Plan, while at the same time be operated in an acceptable fashion, a resolution for approval with appropriate conditions has been provided for your consideration. -3- k,_AiMENDATION: FORl1AT: 1) 2) 3) 4) 5) Open public hearing and hear Staff presentation. Take testimony from Applicant and the public. Question Staff, Applicant and the public. Close public hearing and deliberate. a) Adopt draft Resolution denying Conditional Use Permit PA 87-174, Goodwill Industries Donation Station; or b) Adopt draft Resolution conditionally approving application; or c) Give Staff and Applicant direction and continue the matter. ACTION: Staff recommends that the Planning Commisison adopt the Resolution denying PA 87-174 Conditional Use Permit for Goodwill donation station. ATTACHMENTS: ' Exhibit A: Exhibit B: Resolution of Denial Resolution of Approval Background Attachments: 1. Excerpts from the Downtown Dublin Specific Plan as they apply to this proposal. 2. Partial Site Plan 3. Elevations 4. Photographs 5. Location Map 6. Application Form -4- ( ( RESOLUTION NO. 8 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN -----.---------------------------------------------------.-------------------- DENYING PA 87-174 GOODWILL INDUSTRIES DONATION STATION - CONDITIONAL USE PERMIT REQUEST FOR A 25 FOOT LONG TRUCK TRAILER LOCATED IN THE HOWARD JOHNSON'S HOTEL SITE PARKING LOT AT 6680 REGIONAL STREET WHEREAS, Anthony Cossette, representing Goodwill Industries, filed an application for a Conditional Use Permit to locate a 25-foot long truck trailer for a donation station in the Howard Johnson's Hotel site parking lot at 6680 Regional Street; and WHEREAS, the Planning Commission held a public hearing on said application on JanuarY 18, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the request is categorically exempt in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, a Staff Report was submitted recommending the application be denied; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: A. The use is not required by the public need at the proposed location in that a Goodwill Donation Station would serve the public more appropriately on an industrial or retail commercial site, more so than on a site that contains a hotel and restaurant. B. The use is inappropriate for the site in that a Goodwill Donation Station does not properly relate to the hotel and restaurant activities on the subject property. C. The use, if permitted under all circumstances and conditions of this particular case, would materially affect adversely the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare, or injurious to property or improvements in the area, as all applicable regulations will be met. D. The use will be contrary to the specific intent, clause or performance standards of the Downtown Dublin Specific Plan in that: 1. The project does not improve visual appearance of the downtown area. 2. The project does not provide landscaping as a buffer nor as an attractive urban design feature. 3. The project does not improve relationships between land uses in the area. 4. Retail, hotel and commercial recreational land uses are encouraged in Zone 2 of the Downtown Dublin Specific Plan. The proposed donation station does not fit into either of these land use categories. -1- EXHIBIT A the 'U~Je:~;~,.~~,W;,:,',;;{"s';1r~J;?,~;~~~1?~~::~~~~?)(f~;Xf,:!;~;~';'?'. ' BE IT FURTHER RESOLVED THAT TH., .,bUn Planning 'Commission 'denies Conditional Use Permit request in PA 87-174; ',' '/{",:,"';' ',:.,",,-,.-., '",..,',: , PASSED, APPROVED AND ADOPTED this' 18th day of January, 1988. ' AYES: NOES: j , : 3 " ., ~ l J ;; q ~ 1- " ;-1 ~ 'j " ABSENT: Planning Commission Chairperson ATTEST: Planning Director ~ .! " ,. " ,; ,'I 'j 'j j 1 ; 'I i ! , i " I I I . , :,i :i i I I -2- (',;, {,,'J RESOLUTION NO. 8 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ------------------------------------------------------------------------------ APPROVING PA 87-174 GOODWILL INDUSTRIES DONATION STATION - CONDITIONAL USE PERMIT REQUEST FOR A 25 FOOT LONG TRUCK TRAILER LOCATED IN THE HOWARD JOHNSON'S HOTEL SITE PARKING LOT AT 6680 REGIONAL STREET WHEREAS, Anthony Cossette, representing Goodwill Industries, filed an application for a Conditional Use Permit to locate a 25-foot long truck trailer for a donation station in the Howard Johnson's Hotel site parking lot at 6680 Regional Street; and WHEREAS, the Planning Commission held a public hearing on said application on January 18, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the request is categorically exempt in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, a Staff Report was submitted recommending the application be conditionally approved; and WHEREAS, the Planning Commission heard and considered all said reports. recommendations and testimony hereinabove set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: a. The use is required by the public need in that it provides a location for the general public to drop off reusable items. b. The use would be properly related to other, land uses and transportation and service facilities in the vicinity. c. The use, if permitted under all circumstances and conditions of this particular case, will not materially affect adversely the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare, or injurious to property or improvements in the area, as all applicable regulations will be met. d, The use will not be contrary to the specific intent clause or performance standards established for the district in which it is to be located in that conditions have been applied to insure conformance with the Zoning Regulations. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve said application as shown in accordance with the Site Plan and elevations on file (PA 87-174) with the Dublin Planning Department and subject to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be comolied with prior to issuance of building permit or establishment of proposed land use activitv and shall be subject to Planning Department review and aoproval. 1. The donation station truck trailer shall be located in the Howard Johnson's Hotel site parking lot as generally depicted in the Site Plan and elevations on file in PA 87-174. 2. The donation station shall not interfere with or obstruct vehicular access or movement within the parking lot. -1- 'XHIBIT B '. ~ " ( (no) The donation trailer shall be equipp :ith a "skirt" which fully encloses its lower portions from the 'ground up to the bottom edges of the trailer. It shall be provided on all four sides of the trailer. This is required as a means of making this appear to be a more permanent accessory structure. Detailed plans of the "skirt" shall be submitted to the Planning Department for review and approval. Once approved by Planning, the skirt shall be installed in accordance with the approved plans. The skirt shall be fitted prior to this facility opening for business. 4. The donation trailer, it's skirt and steps shall all be painted to match the colors of the hotel/restaurant facility. 5. Landscape and Irrigation Plans (drawn to scale by a 1iscensed landscape architect) for the planter areas around the proposed trailer shall be submitted to the Planning Department for review and approval. The plans shall include mounding, berming and substantial utilization of plant materials that will fully screen this trailer from view of Interstate 580. Once the plans have been approved by Planning, the landscaping and irrigation shall be installed in accordance with approved plans. This shall occur prior to locating the Goodwill donation trailer on the subject site. The improvements shall be maintained in proper working order as long as this trailer is located on this site. Plant materials shall be replaced as necessary, in order to maintain this area as a substantial buffer (when found nec~ssary by the Planning Department). 6. The Applicant shall be responsible for maintaining the donation station (including the parking lot surrounding the truck trailer) in a clean and orderly manner. No items shall be left outside the truck trailer at any time. 7. The Applicant shall provide on-site signage indicating hours of operation and a telephone number for use in case of emergency. In addition, the signs shall indicate that no items are to be left outside the truck trailer during non-operating hours. Said signage shall be limited to ~.o signs with maximum 24 square feet sign area. 8. At least two dumpsters are to be kept on the site at all times. They shall be located on the north side of the trailer and shall be in place prior to this donation station opening for business. 9. This permit shall expire January 29, 1989, and shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 18th day of January, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- ~ RECEIY.ED. JAr-I 1 G iJ.:; James w. Swanson 6491 Eden Street Dublin, CA 94568 DUBUN PlANNING. January 18, 1988 Dublin Planning Commission 6500 Dublin Blvd. Dublin, CA 94568 Chairman and Commissioners: 'j J '1 ~ ;1 ~ :l , ;Ii I read in this mornings Valley Times that your Commission is considering giving permission to Goodwill Industries to park one of their trailers near Howard Johnson on Regional Blvd. : ~ My nephew works for Goodwill Industries in Southern California. It is his job to supervise the operation of such trailers in that area and to seek permission of the local authorities to locate them in places such as is being considered in Dublin. He tells me that he has a never ending problem trying to make sure that the conditions of their permits are met. He says that the problem is that when the Goodwill worker is not there people come and dump all kinds of junk on the ground. This happens at night and when the workers are at lunch or if someone is sick or late to work. Even when the worker comes, the mess cannot be taken care of. Small stuff can be loaded into the trailer. Big stuff like mattresses, refrigerators, chests and dressers are too heavy and wind up on the ground. There is no solution to the problem. My nephew says he just lies when he goes to the hearings. Otherwise he would lose his job. But he says that no one has come up with a solution. 'j 'J J :1 ,I 1 ! .! j A few years back, there was a Goodwill trailer back of Orchard Supply. The same problems that I am describing existed there. A trailer is up in San Ramon by Safeway. Sometimes it is neat. Other times it is filthy. Our community should not allow a situation that will be a continuing problem. " , i 'I J ! ,i Besides the mess that is sure to happen, the stuff that is outside attracts people to come and steal or just throw the junk around. Our city is working hard to improve its appearance. I think it would be best to have Goodwill and Salvation Army and the other groups continue making pickups at peoples homes. ,i " i ! J I " , ,] i For a short time there was also a trailer near Montgomery Ward. I found that it had the same problems as my nephew describes. I support the Goodwill idea but don't think Dublin should tolerate something that will be a continuing problem. Sincerely, ~~;1/ ~~~ P.S. I only found out about this today. I can't come to your meeting, but felt strongly about this and wanted to write ~his letter. ATTACHMENT (0 ~1 "j I,-""--"--~--'.- -.