HomeMy WebLinkAbout06-18-1984 84-026 Howard Johnson's CUP
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MEMORANDUM
AGENDA STATEMENT/STAFF REPORT
Meeting Date: June 18, 1984
TO:
Planning Commission
FROM:
Planning Staff
SUBJECT:
PA 84-026, Howard Johnson's Motor Lodge, 77
unit addition, 6680 Regional Street
GENERAL INFORMATION
PROJECT: This is a request for a Conditional Use Permit to allow
a 77 unit expansion of a motel in a C-l Zone and for Site
Development Review of the 77 unit addition and related parking
lot.
APPLICANT:
Motor Lodge Associates, 6 Blackhorn Road,
Lafayette, CA94549
.
ASSESSOR PARCEL NUMBER: 941-1500-2-01 & 941-1500-19-01
PARCEL SIZE:
5.56 acres
PARCEL LOCATION: South end on Regional Street
PROPERTY OWNER: Motor Lodge Associates
6 Blackhorn Road, Lafayette, CA 94549
EXISTING ZONING C-l (Retail Business)
EXISTING LAND USE: Motel, restaurant, parking and vacant land
SURROUNDING ZONING AND LAND USE:
North -
East -
South -
West -
C-l Bowling Alley
C-l Restaurant & Warehouse
Flood Control Channel & Highway
Flood Control Channel & Highway
580
580
SITE/ZONING HISTORY: S~42l - The Alameda County Planning
Director approved a Site Development Plan for a 93-unit motel and
restaurant (Howard Johnson Motor Lodge) - March 15, 1972.
S-595X and C-3206 - In April, 1977, approval was granted to add
48 units to the motel.
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 .
PA 83-002 - On March 28, 1983 the Dublin City Council approved a
request to rezone the subject property from Light Industrial (M-
1) and Highway Frontage (H-l to Retail Business (C-l).
PA 83-011 - A design review approval was granted on May 16, 1983
to allow a 550 sq. ft. addition and remodelling to take place at
the main lobby area of the motel.
APPLICABLE REGULATIONS:
Sections 8-48.0 to 8-48.9 of the Zoning Ordinance describes the
basic land use regulations that apply to (C-ll Retail Commercial
Zones. Hotels are permitted as Conditional Uses.
----------------------------------------------------------------------------
ITEM NO.
ex. I
COPIES TO:
Applicant
Section 8-94.0 of the Zoning Ordinance states that
conditional uses must be analyzed to determine: 1) whether
or not the use is required by the public need; 2) whether or
not the use will be properly related to other land uses,
transportation and service facilities in the vicinity; 3)
whether or not the use will materially affect the health or
safety of persons residing or working in the vicinity; and
4) whether or not the use will be contrary to the specific
intent clauses or performance standards established for the
district in which it is located.
Section 8-94.4 states the approval of a Conditional Use
Permit may be valid only for a specified term, and may be
made contingent upon the acceptance and observance of
specified conditions, including but not limited to the
following matters:
a) substantial conformity to approved plans and drawings;
b) limitations on time of day for the conduct of specified
. activities;
c) time period within which the approval shall be exercised
and the proposed use brought into existence, failing
which, the approval shall lapse and be void;
d) guarantees as to compliance with the terms of the
approval, including the posting of bond;
e) compliance with requirements of other departments of the
City/County Government.
8-95.0 SITE DEVELOPMENT REVIEW. Site Development Review is
intended to promote orderly, attractive, and harmonious
development; recognize environmental limitations on
development; stabilize land values and investments; and
promote the general welfare by preventing establishment of
uses, or erection of structures, having qualities which
would not meet the specific intent clauses or performance
standards of this Chapter, or which are not properly related
to their sites, surroundings, traffic circulation, or their
environmental setting. Where the use proposed, and the
adjacent land uses, environmental significance or
limitations, topography, or traffic circulation is found to
so require, the Planning Director may establish more
stringent regulations than those otherwise specified for the
District.
8-95-1. SITE DEVELOPMENT REVIEW: PROCEDURE.
The Planning Director or his designated representative shall
receive and decide applications for Site Development Review.
No public hearing is required, except in the case of a
concurrent application for a Variance, or in the case of a
Conditional Use. (The Planning Commission, on referral from
staff, may also undertake a project's site development
review.)
ENVIRONMENTAL REVIEW: A Negative Declaration (NO) was prepared
on the previous rezone application. Since the environmental
concerns of the current project are similar with the previous
rezone application, the previously prepared NO will be
considered.
NOTIFICATION: Public Hearing notices have been published in the
Tri-Valley Herald, mailed to adjacent property owners and
posted in public buildings.
ANALYSIS
General Comments:
This is an application to allow the addition of 77 units to the
existing 162 unit Howard Johnson Motor Lodge. The addition will
be a three story building located directly adjacent to the north
property line and physically connected to the existing building.
The parking required for the new units will require that 77 new
parking spaces be provided. The existing site is not large
enough to accomodate the new parking requirements. In order to
provide the new parking and replace the parking lost by
eliminating parking where the new building is to take place, a
new parking lot is proposed. It is south of the Willow Tree
Restaurant and east of the existing Motor Lodge.
The new building will not be very visible from off-site. The
parking lot however will be very visible. This later visual
impact is quite significant because the parking lot is directly
adjacent to Highway 580 and thus is a "front door" type site. As
such it should present a positive visual impression of the City
for people traveling along 1-580.
The subject property has had 3 other motel additions added to it
over the last 12 years. Each addition has extended the building
in a northerly direction. The proposed addition ends up being
adjacent to the north property line and Dublin Bowl. Because of
this location there are three Fire Department concerns which need
to be addressed. The only way the Fire Department can get to the
west side of the building (after the addition is in place) is to
drive all the way around the existing building or to gain access
by driving around the bowling alley. An access way from the
bowling alley is required as well as are two fire hydrants. The
Fire Department is also requesting that the additional units have
fire sprinklers in them and that the existing building be
retrofitted with sprinklers. The sprinklers are not required by
the Building Code, but the Fire Code, can be read to require them
where fire access is restricted as it is in this case. Staff
concurs on having sprinklers installed in the new addition
however retrofitting the existing structure appears to be
excessive.
There are two other issues that need to be recognized by the
Planning Commission: land use and environmental.
There is only one environment concern that this project needs to
address. That concern is noise. The addition is in an area that
the draft General Plan Noise element shows to be above 60dba now
and 70 qba in the future. Such noise levels need to be reduced
so that the noise level, interior to the building, is not over
45dba. Normal building construction will reduce noise by l5dba,
therefore a reduction of approximately l5dba is needed. The
applicant has indicated that acoustic insulation and/or noise
related doors and windows will be used to assure that the noise
level will be 45dba or less interior to each unit.
The land use issue is; should the proposed use be allowed to
expand on the subject site. The proposed use is complementary to
existing development and it should not create future land use
conflicts. This is so because the motel already exists. No
complaints have been registered by adjacent properties. Adequate
parking and traffic capacity will be available.
SUMMARY:
The proposed motel use is appropriate for the subject 'site. The
parking lot is a necessary use, however its visual impact is
great enough that substantial landscaping is required in order to
soften the parking lots appearance and create a more attractive
streetscape and City image for people traveling down Highway 580
and to a lesser degree for those viewing it from the Willow Tree
Restaurant.
Fire safety concerns exist which require that fire protection
systems be installed.
Noise impacts can and will be mitigated thereby resulting in a
project which would not create any significant environmental
impact.
The project is therefore an appropriate land use and its design
is adequate to warrant approval as stated in the attached
Resolutions.
RECOMMENDATION
FORMAT: 1) Open public hearing and hear staff presentation
2) Take testimony from applicant and the public
3) Question staff, applicant and public
4) Close public hearing and deliberate
5) Take action on the Negative Declaration
6) Take action on the Conditional Use Permit
7) Take action on the Site Development Review
ACTION:
Staff recommends that the Planning Commission:
1) Adopt Resolution (Exhibit C) reapproving the Negative
Declaration
2) Adopt Resolution (Exhibit D) approving the Conditional Use
Permit with the Findings and Conditions contained therein
3) Adopt Resolution (Exhibit E) approving the Site Development
Review with the Findings and Conditions contained therein
ATTACHMENTS
Location Map
Exhibit A - Development Plans
Exhibit B Negative Declaration and Initial Study
Exhibit C Resolution Approving Negative Declaration
Exhibit D Resolution Conditionally Approving Conditional Use
Permit
Exhibit E Resolution Approving Site Development Review
Letter from Fire Department
COPIES TO
Applicant
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AOOITIOSS At.lD ,f,L-;ERATlOhS FOR
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EXHIBIT B
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THE CITY OF DUBLIN
1'.0, Box 2340
Dublin. CA 94568 (415) 829,4600
NEGATIVE DECLARATION FOR: Motor Lodge Associates - PA 83-002
(Pursuant to Public Resources Code Section 21000, et seq.)
LOCATION AND
PROPONENT: End of Regional Street, south of bowling alley and
Willow Tree restaurant.
Motor Lodge Associates - Applicant and Owner of
APN 941-1500-22-1.
Peter Bedford - Owner of APN 941-1500-19-1.
DESCRIPTION: Request to rezone 5.6 acres from (M-l) Light
Manufacturing, and (N-l) Highway Commercial to (C-l)
Retail Business. This will allow for the expansion of
the existing Howard Johnson Motor Lodge by
approximately 80 rooms and for possible addition of
other retail uses.
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FINDINGS: The project will not have a significant effect on the
environment.
INITIAL STUDY: The Initial Study is attached with a brief
discussion of the following environmental components:
Noise Impact
Visual Impact
MITIGATION MEASURES: Acoustic insulation and air conditioning
within 65+dbA CNEL noise contours. for buildings.
Site Development Review of any new construction.
PREPARATION: This ~egative Declaration was prepared by the City
of Dublin Planning Staff, (415) 829-4916.
DATE: 2/]5/83
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EN\.IBRONMENTAL' ASSESSMENT
(Pur~uant to Public Resources Code Section 21000 et sec:)
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~A No.B?-co~
FORM I {f'J1ERlM
Based on the proiect information submitted in Secti,on 1 General Data, the Planning Stoff
will use Section 3, Initial Study, to d~termine whether 0 Negative Declor~tion or an
Environmentol Impac: Report is required. , . '
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- to be completed by the PLANNING STAFF
,
, Description of surrounding properties, includin'g information on: plants and animals;
h istorical, ~ul tu~'l!' and ~en ic aspects; tyjle ,and intensity of land ufe; .and ~calf ,or J.
devrlopment. N\t,(l!cen, \...)7FS .Ivxll::Op 601 /(w ~ {RI. ~.~'t;:7l\'rd'n iJ
(,\pii~~V\\cv1~. -'7iDrp r:in/,\C:\ c.,\ry)?dl .;.bl'i()~.J,ne ~1-fC' i'"
\IP~I' 'lIt, fhl~ 1'"mm --+1'iR H;-oht.lJ?J!;" It., . ~ ~)O E'V\c\ v-t.';1 (.d-dt?~S2(. f.
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B. ENVIRONMENTAL IMPACTS - Factual explanations of all answers except "no" are re-.
'qui red on otto.ched sheets. ' . .
ro1POOENT
ll1PACIS
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SCALE OF IHPil,cr
UNKNCXi'N
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NO QUALIFIED
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1.1 HydrologIc: BOrOned Will con~truc.tion o( rhc proied alrer the hydro-
lo!)ic bo loncD "1
1.2 Ground Water ' Will ,h~ proiect cffect ,he quality or <\uantity or
ground worcr lupplicl"1
1.J Depth to Vlorar Tobia Will ,he rota o( woter ",ithdrc....ol chcn!)e the deplh .
or gradic:nt of th,: """,'cr toblc 7
1.4 OroinoCJe and ~onnel Form Will condrvdiofl imped~ the nclural drainoge pottern
or cau,., alteration of strcom chonnel form 1
'..5 Sedimentation will condructian in on orca rCluh in moior sediment
(n(lul( into ouiceanr \JwIOter bodic1?
1.6 Fln?<Iin~ Will there be ,ilk or Ion of life or property due
I"rt~inn?
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Will receiying VO'O'crs filii to "'.eo' 10::.,,1, ,t..~.c: and V- I I I
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2.2 Wind Alteration Will ,tructure o:d fer",in-impedc p:c....cilirs ."in.of / I ., I
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excessive d~rormction of rno:eriolt? I 1
3,3 Consoliootion V/ill .there be ri,k to lire or proper"', hc::,oll-:.e ef V , I
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I quo!.::c activity?
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3,6 lique(a~tjon VIii I the pttJjecl &:::I'.It'= or be f!)I'f'101C:J h'') Iiqu::!c::.t:Otl I I 1 V
.' of soil, in. !!ole?.::s. or undr.r roundot i-:n~ ? I
3,7 Erodibility Will thera b~ tubstonrial 10S1. of ",i! c';" ~o c,..n- V- I I I
,truerian practices? I
3.8 Permoebility Willlhe permc~bility o( soils on06ot~rl wi~!--. th~ ~ I 1 I
protect pretent advcr~ conditions leloti'"e te do:!- I I I .
, vclopment or welh? , I ,
~.9 Uuiq\1O.Fl:OtureJ " Will cny unique geolo!)ical. (ealure, ho damoJcd V- i I I
or cfe,tro)'cd by p:oiect octi"iti,u 7 , I I I
3.10 Minerol Resources Are there geologic deposits of po'JIcntinl r.':'::I-;.ercinl V I I I
volue close to the pro:ec:t? , I
; : ;
4.0 PLANTS AND ANIMALS .. 1 I I
. . ~ I I 1
4.1 Plant and Anim~1 Species " Arc the.ra rore or endongered species p:r.~nt? . 1 'I 1
"
Arc there specie, pre;.:nt w!-.icn ore p::J'j ic,Jlorly \/ i I i
-- susc~ptiole to impact rrom humon activity?
" Is thcre vf'~elation pro:sent, the Iou or ...,hi,,;r. will t/" , i
deny rooo or h'Jbj'at to imp:)rront .,.,iJd:ifc J?cci-:,1 .- ! !
.'. :
" Arc there nui100nce :.fte-:ies ar pror.' or a,i",:;:s (nr V' ! ! ! I
" " .- whico condiliont will be improved hy tf-,,, p~oicct?
4.2 Vegetative Community Typc, Are there ony unusual populations of pin"" rh"t moy , V'
be ot ~cicnr itic intere:.,7 ! ! !
Arc thero veS:::rotive comr.'lutlity tyrCO\ whic:h o~e V' .; ! ! !
porliC:J1ar1y su~cC'p~ibrc 10 impact rtf~:n Jlume," c:c:iviry?
Au: rhzrc rn<'I\or rrees or major vCDr.rntic.I" ,h.,t will V ! ! !
'. ),0 e:f./c:Y!lr nHt:t.rr.-i hy rl-:,,: rroj...ct? ",-
f,rr: ~hc:t: v:::;p~.:J~i...r. l"."mtr.uniry ry:",,,:~ r....~...~r. ,J. r: Ir..~, V- I I I
of which will deny ffYJ:i ')r ho':ilo' II", j.'j'.....:Ir.r ..:i~'Hjit'l I ! I
lj"lecics, (If ro 0 :u~tti::"lolk" nu,,"~.":4 fJ~ ,':;:-' :r.-:~ ::'~::';1"JI,::.
4.3 Oivttrsity " there ,ubsro~:inl d:vcr,ity in Ih..~ n"'r":,n: r.,r.:":T'.n::., I I I
a, reflccted in the ntlmbr., ond typr. ~f p!",,,, :: nr.i:r.,1 I I I
lpccies p'e1cnt or rhe ,hre:!-rHm.:n~inr.r:1 or~~'1"'rr.-n: I I I
of pion' 'Pecicl prcHent'? I I I
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o::>>JFCNENT IMPACTS SCi\LE OF IMPAcr
" NO QUALIFIED YES ffi'-:"KNCX \"N
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5.0 FACILITIES AND SER'/ICES I I I
Educational Fodliric, Will projcch"d enrollmenh odvcnely a'rrect the ex- I I I
5,) I I I
hring or p~opv~ed racilities in t~rm') or 'Pocin9 (or I 1 1 .'
.. t-ik,", .. 011 oc'i~iriC'" Including donrooms, recreationol I I I
, oreos, a~ ,torring needs 7
.- : , \Vi1Ilh" project impact Ih.a P'Jpil/lcoche~ rotio '0 ", f I I
os to impede ,he leoming procen? - " I I I ,
.. Is the school locor~d such ,hal it presents 0 hord"'ip l I I
.. '"
, ' ' (or 0 portion or the enrollment in letms of travel time,
" di"foncc, or sorely ho.tord,1 I I I
.- I I I
5.2 Commercial Fociliti.e:s Will.here be on inadequate ,upply of and acceu to: V'
commercial fa.cililiei rar the protect? . ~.- ,I I I
5.3 lI~urd Wo.l. 0'9<'",1 Art: proviliol'l1 for SCy,oO~() capacity inadequate for vi i i .
the ncedi of the project without exc~edin9 qvoliry ! ! t
standards?
-- Will th= J'roject be exposed to nui~nces and odari V
associated with woit~W'Oter trc<Hment planh'1 ! ! !
5.4 Solid Wo.te 0;9<'",1 Is thcro Inar:l.equoto provision (or dhpoYJI of solid 7' I I !
wostas generated by ,ho prc-jeel 7 J
5.5 Woter Supply Is thero inodeql.l'3tc quontHy Of' quality or woter .. ./ I
l I
supply to mect Ih: needs of ttin pratect? I
5.6 StOtm Waler Drainage 'Hill storm water droina3~ bo it'adeqvcte to prevent / I I I I I
do....."sfream FloodIng and fa meet Federal State and I I !
loco I standords?
5.7 Police Will thot project's additional population, facilities. V" 1 I I
or a:her (C')tvres generate an in.crease in police service I 'I l
or create 0 police h:J::ord? I i,
5.8 fire \-ViII the proi~ctJ30 additional population, fadlitiei. V I I I
or olhe( featurei generate on incrc:os.e .in firo service30 , I I
, ' or create a firc hazard? I I I .
5.9 Recreation WiB the project hove inad~vole (oc'ilitics to meet -/ ! ' I I I
the recreational needs or the resident,? I
5.10 Cultural Facilities Will culrurol facilitiei lie unavailoble to the project . V I I I
reiidents1 ; ;
6.0 TRANSPORTATION I I I
.' Are the traEric demands on adiacent roads c~rently v' I I I
6.1 Transportation Facilitie, I I I
or or above copocity? If not, will the trafFic sen':' I I I
C:tated' by the proj e.;t couse Ihe adjacent roods 10 I ! I
reach or exceed capacity?
-- Aro the other transportation Facilities .....hich Servo the ,/ I I I
,.
project toade<\uotc to accommodate the project's " I I ! .
-- tfavel demands?
6.2 . Circulation Coortich \ViJl desig, of th-3 pruject or condition, in the lurraunc!.. I I I V
ing arC'O increase accidents dve to circulation conFlicts: , I I
6,3 ~ood Sore.ty and 0.c1i9" \Vill project r~sidcnlJ and users be ~xpased to increased ./ I I" I
" occidenl rhks duo to roodway and street deij!)n.Of' lode ,
or traffic: controls '1 ! I I ,
7.0 HEALTH j i j
VliII the project be ~xpos;d 10 or genoroto any intense / I I I
7.1 Odors I I I
odors?
7.2 Crowding and Density 'Nill the relidcnts and uu~n be exp~led '0 crowding 0# V- I I ~
high deMit,,! in their phy,icol livinlJ environment?
7,3 Nuh.ancel ..../ill the projr.ct bf:' C'xposed to or gcnerale fodon tMI -/ I 1 I
may bo can,idNcd 01 nuilOnccs7 I I
7.4 Strue!ural Sorely Will deti9n ond propau~d con,r,ucrion technique, roil V I I l
to meet ,tala and local building codes? ; ! ;
8.0 NOISE lvi I
- I
8.1 Nois" lev.,l. Will the project bo cxpoytrf tn ror !Jcnerate advcr~ I I I
noi\e I.:vrh? I I I
8,2 Vibration, Will ,he rr..,icc..t bo cxpo:.~rf 10 vinrari",n1 ...nnoyin!) to I I I
humof\l ? .~ I I I
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9.0 CO!--.\MUNITY CHMAcrE~
9.1 Community Or!]Onix.otion
9.2 Homogeneity and OiversiJy .
9.3 Co';'munity Srobiliry and
Physicol Conditions '..:::
10.0 VISUAL QUALITY
.
10.1 View1
10.2 Shodow>
11.0 HISTORIC AND CULTUlAL
RESOU;CES
11.1 Historic and Cuhurol
~eSO\Jrce'
11.2 Archaeo!ogical Sil~'
. and Structures
12.0 ENERGY
12.1 EnC1'gy Requirements
J2.2 Conu~(votion Me:uures
13.0 LAND USE
13.1 Site t-'.o:::ords
13.2 rhj"licollhr~ot.
13,3 Sanilcry Londral
lJA \"IoterwOYs
~
IMPl\CIS
Will the projed diHupt on exiltinO ,".:1 or
ot!)Onh.nlionl or group' .....ilhin I"~ CO:'l'munity?
Will tho proiect change the character ~r ,ho
community in lerms or distribution or c.oncentrotion
or income, ethnic, housing, or age group? .
Will the project bo expol,::d II.> or gl/:nerole on ..
0',:0 ot poor ,tobility onJ phy")icol con-iiliOo'\s7
,
., "
VliII residenls or the surroundin!J orca b~ odve;scly
. :." affeded by view~ of or from the project? ......" :"... . .
V/i1l the projecl re,id~nts be adversely oHecte~ by -. ./
view~ of Of" (r"m the surroundin!J nreo? '."
Will the proiect be expo,ed to or ~enefOle excessive vi'
,.hodoW\ ?
Will 1M proi~ct involve the ~estruction or alter-
ation of 0 hi\loric relOurc~? .
Wilt the project rcsult in i300brio~ of 0 hhroric
rc)Ource it,,", ih surrounding cnviro."\menr?
Will Ihe project inrro~"Jcc rhysicol, vi,uol, audible
or o~mt)-:;~heric elernc.nrs rhnt orc I"lot in c!-Ksrocfcr with
o hisJoric rcso!Jtce or i:s ~ltinlJ?
Will the project involve rh-:: dC'~trudion or altcl'otion
of on orc!'oco1o~jcol rc~tc:C'7
Will the proi~ct rcs:Jh in is>IQrion o( en archaeological
resource?
WiIi th= prniect intro-:l'Jco: p;"ysicol, visual, audihle
or ormo,?hc:ric elem~nh rhot ore nor in character wilh
on archoeolO!Jical rcsourc~ or ih selting?
Ara tner. potenli~1 proble"', w:rh rhe ,upply of
energy required ror t:\~ projt:et 7
W;l1 the ,:,::,,,:rar requirements C'xceed ,he capacity
of r!lc 1-::rvice utility company?
Will theft: be 0 net incrco$c in ener!JY u1ed (or the
proiect COITl?-:Jrc:f to the no proi-:-:t oltcrn~tive? .
Doos the rr,:,icct pfonning an,.f d,:sic., (oi: to include'
ovoibb!c: cflcr:T( con::c:r.,.-,tion m-:a-.urr.~?
NO
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0::>> conditlons of the site, pr":Jposcd site cevelQpOIent,
or surrounding oreo c,~olc potentially hazardous silv-
arions?
VIii! the project or rh= wrroundin'J (lr~ crente Q reelin'J ~/
or insec.urify and phy,ic.ollhreol Q:Tlon:) rhe residenh V
nnd u,=n?
Wil! :h:: project b"! ~);pos~d 10 l1ru.-:lurol (f.'tmngc,
noise, oil', or )lJdoce: nr.A S'-Olln,t w,:tcr pollulion
--:r t)ther nvi,.-In.:;:-:; oU':'I.:icrc J ~",;,h 0 lnn;'a,y landfill-:
'dill II,.: proir.~1 affect 01. exi,';n~ .....-::cr......1.1 throu~:'
filling, drcdQin~, druin;,,'J, culllo,;rrin~, ....-l';lc: dh-
ch"'lJC1, Iou of vi,u.,11 quality or ath.~r land u~c
prC"c.ti.::~:. ?
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(1) Does the project have the potential t~ degrade the'
guality of the environment, substantially reduce
the habitat of a fish cr wildlife species, cause a
-' fish or wildlife population to drop below self-
susroining levels, threaten to eliminate a plant'
or animal community, reduce the number or restrict '.
. the range of a rare or end'angered plant or onimal
)-:3 '.;' ,'. . ,-'. '.'. :' or el iminat~ important eXQ:nples ~f the major periods '.-
:~~ .,.....,.: ..' or California history C',r prehistory? .... '.:' ..
I:: .' . . '. . . . " . . ..'" ' .
~~ .::/ ::' .-.: (2) Does the proj e~t h~ve the potentia I to achi~~e short- .
~!! ':.' ,-.__ . ,term, to the dIsadvantage of long-term, environmental
~~ .. . ",goals?
.
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Other Environmental Components:
--
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C. 'MANDATORY FINDINGS OF SIGNIFICANCE
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(3) Doe~ the project have impacts which are individually
. limited but cumulateively considerable? (A project
may impact on two or more separa te resources Y'here
the impact on each resour:::e is relatively small, hut
where the effect of the tota I of those impacts on the
environment is sign ifi cent.)
(4) Doe~ the project have environmental effects which
will cause substantia I advers?' effects on human
beings, either directly or indirectly?
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**NOTc: Where 0 project is revised in response to an Initiol Study so !h.J~ p')~'~:I~icl aC'lers<:
effects ore mitlgated to 0 point where n,!? sig;,ificl1nt environmental effects would occur, 0,
revised In it ia', S!ud, will be prepared and a Negative Declaration will be re.:prred i u.ead of
".... 1= IR
. ,
'-"
ADDITIONAL COMMENTS ATTACHED TO INTERIM ENVIRONMENTAL ASSESSMENt
FORM
1.6 The site is adjacent to a Flood Control channel. Should it
overflow some flooding might occur. The chance of this occuring
is slight, however.
2.1 With the close proximity of Highway 580, some potential for
short term air pollution exists near the Highway, but no data is
available.
3.6 No soils report is availabl~ so we can not assess the
subsurface conditions.
4.2 There are ,some mature trees within landscape areas. New
construction could affect them, but that impact would be slight.
5.7 Some additional police service might be needed to provide
security for the motel.
6.2 Circulation patterns of the new construction are not known.
at this time.
,
,
8.0 Part of the land is within the 65dbA noise contour area and
thus, depending upon the use and location of new ~onstruction,
some accoustic insulation may be required.
10.1 The property is quite visible from Highway 580 and San
Valley Blvd. Buildings on site will also view these roads.
views to and from the site should be considered during site
development review.
Ramon
Such
11.2 No archaeological information is available.
12.1 Design of buildings is not known and therefore, no energy
data available.
EXHIBIT C ~
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------
ADOPTING A NEGATIVE DECLARATION WITH MITIGATION.CONCERNING
PA 84-026 HOWARD JOHNSON MOTOR LODGE ADDITION
WHEREAS, the California Environmental Quality Act
(CEQA), as amended together with the State's administrative
guidelines for implementation of the California Environmental
Quality Act and City Environmental regulations, requires that
certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, a Negative Declaration with mitigation was
prepared by the Dublin Planning Department on February 15, 1983;
and
WHEREAS, the PLanning Commission did review that
Negative Declaration and consider it at a public hearing on March
7, 1983; and
WHEREAS, the City Council did review that Negative
Declaration and approved it on March 23, 1983;
NOW, THEREFORE, BE IT RESOLVED as follows:
1) The Planning Commission on June 18, 1984, after
considering the Negative Declaration at a public hearing,
finds that the project, PA 84-026 Howard Johnson Motor Lodge
Addition, has either been changed by the applicant or the
applicant has agreed to provide mitigation measures that will
result in a project that will not have any significant
environmental impacts that were identified in the Initial
Study; and
2) the Planning Commission finds that the February 15,
1983 Negative Declaration has been prepared and processed in
accordance with State and local environmental law and
guideline regulations and that it is adequate and complete;
and
3) the Planning Commission approves the Negative
Declaration recognizing that the following environmental
mitigation measures will be incorporated into the project.
Noise
1) Acoustic insulation will be installed in the new 77
unit addition which assures that the exterior noise measured
in the interior of the units will not exceed 45dba.
2) Each unit will be provided with air conditioning.
PASSED, APPROVED AND ADOPTED this
1984.
th day of June,
AYES:
NOES:
ABSENT:
Planning'Commission Chairman
ATTEST:
Planning Director
np R1-20
EXHIBIT D
...-
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------
APPROVING PA 84-026 HOWARD JOHNSON ADDITION, 6680 REGIONAL STREET,
A CONDITIONAL USE PERMIT APPLICATION FOR MOTOR LODGE ASSOCIATES TO
ALLOW A 77 UNIT ADDITION TO THE EXISTING MOTEL WITHIN A C-l
(RETAIL BUSINESS) DISTRICT
WHEREAS, Motor Lodge Associates, have filed an
application for a Conditional Use Permit (PA 84-026) to allow a 77
unit motel expansion of an existing motel in a C-l District,
located at 6680 Regional Street, Dublin, California (941-1500-22-
01 & 941-1500-19-1); and
WHEREAS, the Planning Commission did hold a public
hearing on said application on June 18, 1984; and
WHEREAS, proper notice of said public hearing was given
in all respects as required by law; and
WHEREAS,
accordance with the
Quality Act; and
this application has been reviewed in
provisions of the California Environmental
WHEREAS, a Pre-Hearing Staff Analysis was submitted
recommending the application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider
all said reports, recommendations and testimony as hereinabove set
forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
a) The use is required by public need as the applicant
states that a demonstrate able demand exists or more motel rooms in
Dublin;
b) The use will be properly related to other land uses
and transportation and service facilities in the vicinity;
c) The use, if permitted, under all the circumstances
and conditions of this particular case, will not materially affect
adversely the health or safety of persons residing or working in
the vicinity, or be materially detrimental to the public welfare
or injurious to property or improvements in the neighborhood, as
all applicable regulations will be met;
d) The use will not be contrary to the specific intent
clauses or performance standards established for the Oistrict in
which it is to be located and it will be compatible with existing
on-site and neighboring development;
BE IT FURTHER RESOLVED that the Planning Commission does
hereby conditionally approve said application as shown by
materials labelled Exhibit "A", on file with the Dublin Planning
Department, subject to the following conditions:
DP 83-20
-,.....
1) This permit shall terminate on June 28, 1986 unless
substantial construction has already taken place. The permit
shall be subject to revocation for cause in accordance with
Section 8.90.3 of the Dublin Zoning Ordinance;
2) No additional identification signs shall be added to
the Howard Johnson development;
3) This permit is subject to Site Development Review
approval;
4) The new parking lot shall be extensively landscaped
and lighted to present an attractive appearance as seen from
Highway 580.
5 )
new addition
Department.
DSRSD Fire Department access and sprinklers in the
shall be provided as is required by the DSRSO Fire
PASSED, APPROVED AND ADOPTED this
, 1984.
th day of
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
EXHIBIT E
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------
APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 84-026 HOWARD JOHNSON
MOTOR LODGE ADDITION
WHEREAS, Motor Lodge Associates proposes to building a
77 unit addition to the existing Howard Johnson Motor Lodge on
5,56 acres at 6680 Regional Street (APN 941-1500-22-01 & 941-
1500-19-1); and
~HEREAS, the Planning Commission did hold a public
hearing on said application on June 18, 1984; and
WHEREAS, proper notice of said public hearing was given
in all respects as required by law; and
WHEREAS, a 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 as herein set
forth; and
WHEREAS, the Planning Commission finds that:
1. All provisions of Section 8-95.0 through 8-95.8 Site
Development Review, of the Zoning Ordinance are complied with.
2. This application, as modified by the Conditions of
Approval, will promote orderly, attractive and harmonious
development, recognized environmental limitations on; stabilize
land values and investments; and promote the general welfare by
preventing establishment of uses or erection of structures having
qualities which would not meet the specific intent clauses or
performance standards set forth in the Zoning Ordinance and which
are not properly related to their sites, surroundings, traffic
circulation or their environmental setting.
3. The approval of the application as conditioned is in
the best interests of the public health, safety and general
welfare,
4. General site considerations, including site layout,
open space topography, orientation and the location of buildings,
vehicular access, circulation and parking, setbacks, height,
walls, fences, public safety and similiar elements have been
designed to provide a desirable environment for the development.
5. General, architectural considerations including the
character, scale and quality of the design, the architectural
relationship, with the site and other buildings, building
materials, colors, screening of exterior appurtenances, exterior
lighting and signing and similiar elements have been incorporated
in order to insure compatibility of this development with its
design concept and the character of adjacent buildings.
6. General landscape considerations including the
location, type, size, color, texture and coverage of plant
materials, provisions for irrigation, maintenance and protection
----
of landscaped areas and similiar elements have been considered to
insure visual relief to complement buildings and structures and to
provide an attractive environment of the public,
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission approves the Site Development Review as shown on the
plans labeled Exhibit "A" and subject to the following Conditions:
CONDITIONS:
1. Comply with the Plans labelled Exhibit "A" as may be
amended by the related Conditional Use Permit action of the
Planning Commission and by these Conditions.
2. Comply with City of Dublin Site Development Review
Standard Conditions. (attached)
3. Comply with City of Dublin Police Services Standard
Commercial Building Security Requirements. (attached)
4. Comply with the City Engineers recommended
Conditions of Approval as listed in his memorandum to the Planning
Director dated 6/28/84. (attached)
5. The new parking area shall be restricted for use by
customers and guests of the Howard Johnson Motor Lodge only.
6. The new parking lot shall be extensively landscaped.
Said landscaping shall include; a) 15 gallon fast growing canopy
trees planted approximately 25 feet on center along the north,
east and south property lines. b) 4 additional tree islands
within the two compact space parking bays (2 each bay). c) 15
gallon medium to fast growing trees in the interior of the lot
~hat are of an evergreen canopy type. d) 5 gallon oleanders
around the periphery of the lot as shown on Exhibit~.
7. All parking stalls, throughout the entire Howard
Johnson Motor Lodge shall be striped and signed as required by the
Planning Department. A parking striping and signing plan shall be
approved prior to issuance of building permits.
8. No occupancy of the addition shall take place until
the parking lot and its landscaping are in place as per the
approved plans.
9. State of California Title 24 handicapped access
provisions shall be complied with.
10. All recommendations of the DSRSD Fire Department
shall be complied~~ except that the City is not requiring
sprinklers in the existing building.
11. Provide landscape soil preparation, plant planting,
fertilizing and maintenance specifications.
12. Provide a signed Dublin Landscape Maintenance
Agreement (attached) and a bond or letter of credit to cover
landscape maintenance costs of the new landscaping for two years.
13. Remove the 9 eucalyptus trees along the north
property line because of their fire potential and replace with 6-
15 gallon alders. The other existing trees, ground cover and
shrubs shall be irrigated and maintained during and after
construction of the addition.
14. All trees shall be protected from damage during
construction, including fencing them off and ha~d digging around
their roots. Tree fencing of both the building and parking lot
sites shall occur prior to construction occuring.
---'
15, Paint out and screen irrigation control boxes,
valves, backflow devices and the like.
16. The fire access shall be directly south of the
parking aisle just westerly of Dublin Bowl. 4-6 parking stalls
shall be removed to allow fire department equipment to use the
access gate. A ramp, chain gate and signing shall be installed as
per Fire Department requirements. An easement over the bowling
alley property shall be recorded to assure Fire Department access.
The existing trees on the bowling alley site shall be saved and
protected from damage during accessway construction.
17. All construction areas' equipment and materials
shall be fenced off and/or barricaded to restrict vehicular and
pedestrian access to the construction site and associated areas by
employees, customers and guests.
18. The new parking lot lights shall be lensed so that
their light sources are shielded from view from the highway.
19. A new masonary trash enclosure shall be built that
is designed to accommodate the refuse needs of the restaurant
and/or motel. Its design and location shall be approved by the
Planning Department.
20. Final architectural, landscape, irrigation, grading
and improvement plans shall be approved by the City prior to
issuance of building permits.
PASSED, APPROVED AND ADOPTED this
, 1984.
th day of
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
DP 83-20
'".~,~~
-~
MEMORANDUM
TO: Larry Tong, Planning Director
FROM: Lee Thompson, City Director
RE: PA 84-026 Howard Johnson Motor Lodge
I recarrnend that the following conditions be made part of this projects Site Development
Review Conditions of Approval.
ARCHAEOLCGY:
1. If, during construction, archaeological remains are encountered, construction in tl:e
vicinity shall be halted, an archaeologist consulted, and the City Planning Departrrent
notified. If, in the opinion of the archaeologist, the remains are significant,
measures, as may be required by the Planning Director, shall be taken to protect th~~.
BONDS:
2. Prior to release by the City of the performance and labor and materials securities:
a, All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b. All required landscaping shall be installed and established.
c. An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape
and soil erosion and sedimentation control plans shall be submitted to the City
Engineer.
d. Grading of the subject property must conform with the recommendations of the soils
engineer to the satisfaction of the City Engineer.
e. The following shall have been submitted to the City Engineer:
1) An as-built grading plan prepared by a registered Civil Engineer, including
original ground surface elevations, as-graded ground surface elevations, lot
drainage, and locations of all surface and subsurface drainage facilities.
2) A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
3) A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and specifications.
3. Performance, labor, and material securities to guarantee the installation of
improvements, including streets, drainage, grading, utilities and landscaping, shall be
provided and approved by the City Engineer.
DRAINAGE:
4. The new building and parking areas shall be so graded as not to drain on any other lot
or adjoining property prior to being picked up by an approved drainage system unless an
alternate solution is approved by the City Engineer,
5. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices.
6. A minimum of 12" diameter pipe shall be used for all public storm drains to ease
maintenance and reduce potential blockage,
7. under-sidewalk drains shall be provided to allow on-site drainage to be tied in, should
the need arise.
DP 83-20
8. A soil erosion and siltation control plan for both construction and post-construction
periods, prepared by a Civil Engineer, shall be to the satisfaction of the City
Engineer if the site is to remain open after October 15th.
DEBRIS:
9. Measures shall be taken to contain all trash, construction debris, and materials on-
site until disposal off-site can be arranged. The developer shall be responsible for
corrective measures at no exPense to City of Dublin.
OUST:
10. Areas undergoing grading, and all other construction activities, shall be watered, or
other dust-pallative measures may be used, to prevent dust, as conditions warrant.
11. Dust control measures, as approved by the City Engineer shall be followed at all tirres
during grading and construction operations,
EASEMENTS:
12. The developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the project. Copies of the
easements and/or rights-of-entry shall be in written form and be furnished to the City
Engineer.
13. Existing and proposed access and utility easements shall be submitted for review and
approval by the City Engineer prior to issuance of building permits. These easements
shall allow for practical vehicular and utility service access for the affected
property.
FIRE:
14. Install fire hydrants at the l=ations approved by the Dublin San Ramon Services
District, in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the paved
street opposite each hydrant.
15. All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by
the developer and conform to all requirements of the applicable provisions of the
Standard Specifications of Dublin San Ramon Services District. All such work will be
subject to the joint field inspection of the City Engineer and Dublin San Ramon
Services District.
FLOOD CONTROL:
16. CClI1l'ly with Alameda County Flood Control District requirements.
GRADING :
17. Parking lots shall have a minimum gradient of 1.0 percent, and a m<L~imum gradient of
5.0 per cent.
18. Prior to final preparation of the subgrade and placerrent of base materials, all
underground utilities shall be installed and service connections stubbed out behind the
sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be
installed in a manner which will not disturb the street pavement, curb, gutter and
sidewalk, when future service connections or extensions are made,
,19. Grading shall be cCll1l'leted in cCll1l'liance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon
its cCll1l'letion, submit a declaration to the City Engineer that all work was done in
accordance with the recommendations contained in the soils and geologic investigaticn
reports and the approved plans and specifications. Inspections shall be arranged with
the City Engineer.
20, If grading is ccmnenced prior to October 15 of any year, a surety or guarantee, as
determined suitable by the City Engineer, shall be filed with the City of Dublin to
insure restoration of the site to a stable and erosion resistant state if the project
is terminated prematurely. '
DP 83-20
---
21. Any grading on adjacent properties will require written approval of those property
owners affected,
22. The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period, as is found necessary by the City
Engineer.
23. Where soil or geologic conditions encountered in grading operations are different from
that anticipated in the soil and geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by the
City Engineer. It shall be accompanied by an engineering and geOlogical opinion as to
the safety of the site from hazards of land slippage, erosion, settlement, and seismic
activity.
HANDICAPPED ACCESS:
24. Handicapped ramps and parking shall be provided as required by State of California
Title 24.
MISCELLANEOUS:
25. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
NOISE:
26. Construction and grading operations shall be limited to weekdays (Monday through
Friday) and the hours from 7:30 a.m. to 5:30 p.m" except as approved in writing by the
City Engineer.
PUBLIC IMPROVEMENTS:
27. Any relocation of improvements or public facilities shall be accomplished at no expense
to the City.
STREETS:
28, The parking surfacing shall be asphalt concrete paving. The City Engineer shall revie'..
the project's Soils Engineer's structural pavement design, The subdivider shall, at
his sole expense, make tests of the soil over which the surfacing and base is to be
constructed and furnish the test reports to the City Engineer. The Developer's soils
engineer shall determine a preliminary structural design of the parking lot subgrade.
After rough grading has been completed, the developer shall have soil tests performed
to determine the final design of the road bed.
29. An encroachment permit shall be secured from the City Engineer for any work done within
the public right-of-way.
TITLE:
30. A current title report and copies of the recorded deeds of all parties having any
record title interest in the property and, if necessary, copies of deeds for adjoining
properties and easements, thereto, shall be submitted at the time of submission of the
grading and improvement plans to the City Engineer.
UTILITIES:
31. Electrical, gas, telephone, and Cable TV services, shall be provided underground in
accordance with the City policies and existing ordinances. All utilities shall be
located and provided within public utility easements, sized to meet utility company
standards .
32. Prior to the issuance of a grading permit, the subdivider shall furnish the City
Engineer with a letter from Dublin San Ramon Services District stating that the
District has agreed to furnish water and sewer service to the project,
DP 83-20
-'
WATER:
33. Water facilities must be connected to the DSRSD system, a."1d must be installed at the
expense of the developer, in accordance with District standards and specifications.
All material and workmanship for water mains, and appurtenances thereto, must conform
with all of the requirements of the officially adopted Water Code of the District and
will be subject to field inspection by the District.
34. Any water well, cathodic protection well, or exploratory boring shown on the map, that
is known to exist, is proposed, or is located during the course of field operations,
must be properly destroyed, backfilled, or maintained in accordance with applicable
ground\vater protection ordinances. Zone 7 should be contacted {at 443-9300) for
additional information.
ZONING:
35. Comply with all zoning provisions, including Zoning Ordinance and Conditional Use
Permit Conditions of Approval.
OTHER
36. Provide a ,title report indicating access easement over Dublin Bowl.
37. A grading permit will be required for all disturbed areas of site. Grading and
Drainage plan has been submitted for the new large parking area in the southeast, but
nothing indicating how drainage is to be handled in the area of the new buildings and
parking to the north.
38. Need proof of Bedfords Properties approval for grade over and onto their site,
39 . Need drainage release or easement fran owners of willows Restaurant toailow drainage
to pass through their site fran the new parking lot.
40. Compact stalls shall be painted for that designation and/or signed.
41. Submit lighting details and photc rnetrics.
42. Pavement sections shall be submitted as recarmended by your soils engineering based on
soil conditions and traffic loading.
43. Standard parking stalls shall be 9' wide (not indicated on parking lot plan).
44 . The southeast corner of the large parking lot will have to be raised to obtain a 1%
minimum grade.
DP 83-20
DUBLIN SA~ RAMON SERVICES,:)ISTRICT
FIRE DEPARTMENT
HEADQUARTERS STATION
9399 Flrcrest Lane
San Ramon, California
7051 Dublin Boulevard
Dublin, California 94566
Telephone:
829-2333
June 1, 1984
Mr. Larry Tong, Director
City of Dublin Planning Department
P. 0, Box 2340
Dublin, CA 94568
Dear Larry:
I have reviewed the plans for the proposed addition to Howard Johnson
Motor Lodge. Below is a list of requirements from this Fire Department.
1. Access from the parking area of Dublin 40 Bowl to be at least
20' wide, equipped with a sliding chain link gate, locked with a
padlock keyed to this Department's Knox coded key. NO PARKING
signs to be installed on both sides of the gate stating that it
is a Fire Department access with no parking, citing the Vehicle
Code section, and advising that parked cars will be towed.
2. Flush mount fire hose cabinets, supplied with 100' of fire hose
and a 2AlOBC fire extinguisher, shall be located every 75' of
travel.
3. Smoke detectors will be placed in hallways which, when activated,
sound an alarm in the hall and at the front desk.
4. Smoke detectors will be installed in each guest room which sound
an alarm in that room.
5. Pull box alarms will be installed in hallway every 75' of travel
which sound alarms in hallway and at front desk.
6, Smoke detectors will be installed in each utility room, elevator
room, storage room, and other accessory rooms, which will sound
an alarm at the front desk.
7, Automatic sprinklers will be installed at the top of all rubbish
and linen chutes, and in their terminal rooms.
8, Stairways shall be maintained as a smoke-proof enclosure as re-
quired by the Building Code. Floor designations shall be visible
from inside the stairway, and stairway shall be provided with
battery-powered emergency lighting.
Mr. Larry Tong
re Howard Johnson Motor Lodge
June 1, 1984
Page 2
9. Exit signs shall be installed, identifying exits and direction
of travel to such exit. Exit signs shall be lighted from
separate circuits with battery-powered backup.
10. Fire separations with automatic self-closing doors will be
provided between existing wing and new construction,
11. Due to the restricted access being created by this expansion,
two additional on-site fire hydrants will be required. The
locations shall be determined by this Department at a later
date.
12. This Department also has concerns with the trees between the
proposed addition and the Dublin 40 Bowl. These trees present
a fire exposure hazard, and we recommend they be removed, or the
building be set back an additional 10 feet.
13. Due to limited access to the north and west sides of the building,
and the extensive additions since the original construction, this
Department also highly recommends that the new construction be
equipped with an automatic fire extinguishing system, and that as
a condition of permit the existing building be retrofitted with a
like system.
Should you have any questions, please feel free to contact me.
Very truly yours, ;(~
~l~c~eJ:JC'
Tom Hathcox, Captain
Fire Prevention
TIl:cb