HomeMy WebLinkAbout6.2 KHavyDubHondaAGENDA STATEMENT
CITY CLERK
File #J 40 Jo -J_~J~._J
CITY COUNCIL MEETING DATE: August 19, 2003
SUBJECT:
ATTACHMENTS:
Public Hearing: PA 02-031 Ken Harvey/Dublin Honda - Planned
Development Rezoning Stage 2 Development Plan, Site Development
Review & Master Sign Program
Prepared by Janet Harbin, Senior Planner
1. Resolution Making Findings Related to the Planned Development (PD)
Rezoning and Related Stage 2 Development Plan.
2. Ordinance adopting a Planned Development (PD) Stage 2 Rezoning
(with the Rezoning Exhibit attached as Exhibit A-1 and the
Development Plan attached as Exhibit A-2)
3. Resolution approving a Site Development Review
4. Resolution approving a Master Sign Program (with attached Exhibit B)
5. Consultant's (Applicant's) Statement
6. Planning Commission Resolutions (without attachments)
7. Planning Commission Minutes from July 8, 2003
RECOMMENDATION:
1. Open public hearing. '""
2. Receive staff presentation and public testimony.
3. Close public hearing and deliberate.
4. Adopt Resolution (Attachment 1) Making Findings Related to the
Planned Development (PD) Rezoning and Related Stage 2 Development
Plan.
5. Waive the Reading and Introduce Ordinance (Attachment 2) adopting a
Planned Development (PD) Stage 1 & 2 Rezoning (with the Rezoning
Exhibit attached as Exhibit A-1 and the Development Plan attached as
Exhibit A-2).
6. Adopt Resolution (Attachment 3)~approving a Site Development
Review.
7. Adopt Resolution (Attachment 4) apProving a Master Sign Program
(with attached Exhibit B).
BACKGROUND: '
Ken Harvey's Dublin Honda has been in operation at the subject site since the 1970's, and before the City
was incorporated. The Dublin Honda dealership is located at 7099 Amador Plaza Road in the Downtown
Core Specific Plan area, and is surrounded by other retail commercial-type uses. The Specific Plan land
use concept plan identifies the property as Retail/Automotive. Following approval of the Downtown Core
Specific Plan, the Plan area was rezoned to the PD Planned Development (Stage 1) zoning district, as
were the other downtown specific plan areas. The current zOning for the subject property is PD Planned
Development which requires a Stage 2 rezoning and Development Plan, and must receive approval by the
COPIES TO:
In-House Distribution
Applicant/Owner
ITEM NO. ~
City Council based on a recommendation of the Planning Commission. A Site Development Review is
required for any new construction with a gross floor area greater than 1,000 square feet in a commercial
or industrial PD zoning district.
The Applicant, Ken Harvey is requesting approval of a Planned Development (PD) Stage 2 Rezoning as
and Development Plan (Attachment 2) and a Master Sign Program (Attachment 3) to expand and renovate
the Dublin Honda auto dealership. The existing auto dealership contains approximately 10,000 square
feet of space, consisting of the showroom, office space, and vehicle service area. The proposal is to
renovate the showroom and the exterior of the building to meet the requirements of the Honda
Corporation for their franchises (see Attachment 1, Project Plans). Additionally, approximately 19,000
square feet would be constructed for a larger service area with an open parking area on the second level
for vehicle storage and overflow parking. The total square footage of the auto dealership, after the
renovation and expansion is completed, will be 33,068 square feet.
The existing vehicle drop-off area for vehicle service on the north side of the building is proposed to be
expanded and covered to provide two entry lanes and one exit lane. The applicant has proposed a total of
180 parking spaces, 44 of which are employee and customer parking with We remaining 136 parking
spaces used for display/vehicle inventory and storage, and service parking.
Additionally, approval of a Master Sign Program is being requested by the Applicant to provide a
comprehensive program to allow additional wall signs and the 8-foot high Honda logo on the front of the
building. The Master Sign Program will regulate all wall signs and freestanding signs for the dealership.
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project to advertise the project and the upcoming public hearing. A public notice was
also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the
City has not been contacted nor received any objections from surrounding property owners regarding the
current proposal.
Planning Commission Recommendation: On July 8, 2003, the Planning Commission held a public
hearing on the project on the PD Planned Development Rezoning, Site Development Review, and Master
Sign Program. At that time, the Planning Commission adopted Resolutions (see Attachment 6, Planning
Commission Staff report and Attachment 7 Planning Commission Minutes from July 8, 2003)
recommending approval of the project, including the PD rezoning, Site Development Review, and the
Master Sign Program, to the City Council. No concerns or unresolved issues related to the project were
expressed by the public or other agencies prior to or at the hearing.
STA GE 2 PD-PLANNED DEVELOPMENT REZONING
One of the first implementing actions following adoption of the three downtown Specific Plans was the
initiation ofrezonings in each of the specific plan areas. The City Council approved PD Planned
Development Zoning Districts for these areas as it would allow the flexibility needed to encourage
innovative development while ensuring that the goals, policies, and action programs of the Specific Plans
and the General Plan are satisfied. On April 16, 2002, the City Council approved the rezoning for the
properties in the Downtown Core Specific Plan area to a Planned Development Stage 1 (Downtown Core
Specific Plan) Zoning District. Prior to the rezoning, the property was within the C-2 General
Commercial Zoning District. At this time, to further implement the recently established PD zoning for the
Dublin Honda site, the Applicant has requested a Stage 2 PD-Planned Development rezoning.
This rezoning is being pursued under the "Planned Development" Zoning District of the Dublin Zoning
Ordinance (Chapter 8.32). The purpose of the Planned Development zoning district is to create a more
desirable use of the land and a more coordinated development than would otherwise be possible under a
single zoning district. A Planned DeveloPment rezoning and Stage 2 Development Plan establishes the
regulations for the use, development, improvement, and maintenance of the property as required by
Chapter 8.32 of the Dublin Zoning Ordinance.
The Zoning Ordinance differentiates between a Stage 1 PD and a Stage 2 PD in that the information
required for a Stage 1 Planned Development rezoning is more general than the information required for a
Stage 2 Planned Development action. A Stage 1 Planned Development application requires basic
information about proposed land uses and densities, maximum amount of development proposed, a
phasing plan, a master landscape plan and statements requiring consistency with the General Plan and any
applicable Specific Plan. Stage 2 Planned Development rezoning requests must be accompanied by all of
the Stage 1 information plus development regulations, architectural standards and other more detailed
information. Under the Zoning Ordinance, a Planned Development must receive both Stage 1 and Stage 2
approvals. These can be done simultaneously or sequentially. As a Stage 1 Planned Development
rezoning was previously approved by the City Council to rezone all three specific plan areas, it is most
appropriate to consider a Stage 2 Planned Development for the project at this time to establish the specific
development regulations to be followed.
The prOposed land uses and expansion areas for Dublin Honda are identified in the PD Ordinance in
Attachment 2 and in the zoning map contained in the ordinance. The necessary findings that must be
made by the City Council with adoption the ordinance are in the Resolution in Attachment 1. Exhibit A-1
of Attachment 2 establishes the proposed Planned Development (PD) zoning for the property or
regulations for the rezoning (including permitted and conditional uses and development regulations). The
Development Plan is shown in Exhibit A-2 of Attachment 2. The Stage 2 Planned Development
Rezoning and Development Plan depicts the comprehensive development concept for the site and the
project plans, including the proposed site, architectural, landscape and other plans. The development
regulations to be followed, or the underlying zoning provisions are for the C-2 General Commercial
zoning district regulations, except as modified by the provisions of the PD.
CONSISTENCY WITH GENERAL PLAN AND SPECIFIC PLAN
The General Plan land use designation for the site is Retail/Office which allows certain automotive uses
that are new or existing, such as Dublin Honda. The Land Use Element contains the following policy
which is applicable to this application:
2.2.2, Automobile Dealers
· Guiding Policy A: Keep automobile dealers in Dublin
Staff finds that the project is consistent with the Dublin General Plan because the project would allow the
existing Honda auto sales and service at the site to continue operations, and also expand the facility to
provide improved auto-related sales and services to the community.
The site is located within the Downtown Core Specific Plan area of Dublin. The Specific Plan area
extends from the 1-680 corridor to the west, ending at the westerly boundary of the Target Store property
boundary, and encompassing the properties from Dublin Boulevard to Amador Plaza Road. The City
Council adopted the Downtown Core Specific Plan on December 19, 2000. The intent of the Specific Plan
is to maintain the viability of existing "big box" retail uses and to increase the appearance and
functionality of the area by promoting more pedestrian activity through a mix of smaller-scale specialty
retail, office, mixed use, and residential uses and promoting existing long established businesses.
The Land Use Plan for the Downtown Core Specific Plan designates the Honda dealership site as R/A
Retail/Auto land use, which includes sales and service of new and used vehicles. The Specific Plan
recognized that the area is significantly built-out, and new development would be largely a result of
changes in use or expansion of well-established businesses such as Dublin Honda. The Specific Plan also
established increased Floor-Area-Ratios (FARs) for properties within the Plan area. For the Dublin Honda
property, the maximum FAR is .79 or 79 %. The current FAR for the property with the existing structure
is approximately. 12 or 12%. With the expansion of the showroom and the new service and repair center,
the resulting FAR will be .55 or 55%. As the new FAR will be less than the maximum of 79%, the project
would be consistent with the maximum allowable FAR established by the Downtown Core Specific Plan.
Staff has reviewed the project and recommends that the City Council find the project compatible with the
Specific Plan.
SITE DEVELOPMENT REVIEW
Following approval of a Stage 2 Planned Development rezoning, Site Development Review is required
for the project to address the layout of structures on the site, architectural design of new structures and for
exterior design changes such as the expansion and renovation of buildings under Section 8.104.030 of the
Zoning Ordinance. Specific site plans, building elevations and design, parking and access configurations,
detailed landscaping and similar detailed project information are addressed at this stage of project review
and should reflect the standards established by the project's Development Plan. The Applicant has
requested Site Development Review at this time as specific site and design plans have been developed for
the project and are shown in the Project Plans in Exhibit A-2 of Attachment 2. The Resolution approving
the Site DevelOPment Review is Attachment 3 of this report.
Site Access and Parking
The project site is located at 7099 Amador Plaza Road. Access to the subject property will be from
existing driveways on Amador Plaza Road. Large trucks (i.e. Car Carriers) will access the site from
Amador Plaza Road, as they currently do. Public Works Staff have analyzed the site plan and have
determined that Car Carrier trucks will need to continue to park on Amador Plaza Road, as they currently
do, to unload cars for the dealership. Due to the limited width of the site, adequate access on-site for the
large Car Carrier trucks is not possible.
Approximately 19,000 square feet Would be added to the repair and service area and approximately 350
square feet would be added to the existing showroom. The repair and service area addition would contain
two levels with the at-grade level consisting of the repair and service area with 4 new service bays, and
the second level, an open parking area for vehicle storage and overflow parking. The existing vehicle
drop-off area for customer service on the north side of the building is proposed to be expanded and
covered to provide two entry lanes and one exit lane (see Exhibit A-2 of Attachment 2) for a total of 3,692
square feet.
The site currently contains approximately 80 parking spaces. With the new site plan proposed for the
expansion project, an additional 100 parking spaces will be provided. The majority of the parking will be
provided at grade on the site, but additional parking will be available for use on the rooftop of the new
service center building. A total of 121 parking spaces are required for the dealership based on the various
uses in the building, including parking spaces for customers. The applicant is proposing a total of 180
parking spaces on-site with the expansion project, 44 of which are employee and customer parking for the
dealership offices and showroom/display area (44 are required by ordinance); 81 for repair and service
parking (77 are required by ordinance); with the remaining 55 parking spaces used for display/vehicle
inventory and storage parking or additional customer parking (the ordinance has no specific requirement
for display/vehicle inventory and storage parking for auto dealerships). Therefore, adequate on-site
parking would be provided to meet parking demand for the various land uses and activities proposed for
the project, and no parking impacts are associated with the proposal.
Design
The proposed project is designed with a glass display/showroom area and a large blue metal cylinder as
the major features and focal points (see Attachment 2, Exhibit A-2, Elevations, Sheets P-4 and P-5) on the
front of the building facing Amador Plaza Road. The showroom is two' stories (cylinder height of 29'-6")
and has a wide "Honda Blue" stripe and wave along the front wall. The Applicant is proposing to
remodel the exterior and interior of the showroom, and add approximately 350 square feet of floor area to
the from portion of the building facing Amador Plaza Road. In doing so, he would meet the requirements
of the Honda Corporation for their franchises and the basic design that Honda has recently developed for
its auto dealerships. Staff met with representatives and designers for the Honda Corporation early in the
project review process, and the corporate design for the facility was modified to reflect the majority of
Staff's suggestions.
The building is designed with white stucco walls and tempered glass applications which integrate the new
canopy structure and service shop with the design of the renovated showroom. The design intent of the
glass and the specific blue of the cylinder and wave on the awning of the showroom is to provide a
distinctive and modem building that presents a clear statement of the car brand, and opens the view of the
interior to prospective customers close to the street. The design of the proposed building has been
reViewed by Staff and by the City's consulting architect, Larry Cannon.
Landscaping
A Landscape Plan has been prepared as part of the application and is included in the Project Plans, Sheet
L-1 of Exhibit A-2, Attachment 2. Under this plan, existing landscaping would remain and be enhanced
with the development. New plantings of trees, shrubs and accent plants will be installed along the site
frontage to provide a more attractive appearance and buffer, but not block, the view of the vehicles parked
on-site. This landscaping and the new paved walkway proposed from Amador Plaza Road to the front of
the dealership building would provide improved pedestrian access on and to the site, as recommended by
the design guidelines of the Downtown Core Specific Plan. Additionally, the Dublin Place shopping
center on the westerly side of Amador Plaza Road, and across the street from the Honda dealership, will
be completing pedestrian improvements to their parking area with the renovation of the Target Store,
providing a better connection between the west and east side of Amador Plaza Road. Similar buffer
plantings would be located on the north side of the site.
The landscaping will conform to the City of Dublin standards for landscaping and streetscapes, and
incorporate the use of native trees, plants and shrubs. A Final Landscape Plan will be required to be
submittal prior to issuance of building permits.
.Grading and Utilities
The siting and design of on-site improvements has been carefully planned to accommodate the expanded
building areas, and to also complement the existing site topography and minimize grading consistent with
the policies of the General Plan and the City's grading standards. The site is relatively flat and has been
graded to accommodate existing structures and uses, as well as Amador Plaza Road. According to the
Applicant, only minor amounts of grading would be needed as part of the proposed deVelopment program
to expand the existing building, install improved parking areas, and construct other on-site improvements.
Existing buildings and uses are served by water, sewer, natural gas and electrical power services.
Additional connectiOns may be needed to supply increased quantities of water and sewage generation by
the increase in impervious and developed area on the site; however, capacity is available to meet the
needs of the building expansion.
Noise/Nuisance:
The dealership will be located in close proximity to 1-680. It is not anticipated that the dealership will
have noise impacts on any adjacent uses, which are retail commercial uses such as Safeway to the south
and a retail shopping area to the north. The dealership will operate seven days a week from 6:30 a.m. to
9:00 p.m. and will provide automobile sales, service and parts. Conditions of apProval for the Site
Development Review and stipulated in the PD rezoning and development plan for the project state that the
Applicant/Developer is responsible for ensuring that noise from the dealership is not audible at the
property line. Exterior loudspeakers also are not permitted. In addition, the Applicant/Developer will be
responsible for controlling all on-site activities and maintaining the premises in a litter-free condition.
MASTER SIGN PROGRAM
As part of the submittal for the renovation and expansion of the Dublin Honda auto dealership, Mr.
Harvey has also submitted an application for a Master Sign Program for additional signage to be installed
on the dealership building with the exterior changes proposed. Chapter 8, Sign Regulations of the Zoning
Ordinance requires that an automobile dealership have an approved comprehensive Master Sign Program
to address signage on the site. The Master Sign Program would cover all aspects of signage for the auto
dealership including the existing freestanding pylon sign, and existing and proposed directional and wall-
mounted signs. The proposed Master Sign Program is set forth in the Resolution (Attachment 4) and the
accompanying Exhibit B, which also contains colored renderings of the typical signage.
The Master Sign Program would provide a comprehensive signage program for the auto dealership, and
provide superior quality and design of signage for the site, compatible with the style and character of the
existing improvements on the site and the surrounding area. The existing signage on the site consists of
one 50-foot high pylon sign with the company logotype and a small directional sign, a freestanding
directional sign, a wall-mounted dealership name sign and two wall-mounted logotype signs (refer to
Exhibit B of Resolution 4 for details). The additional signage proposed would include an 8-foot non-
illuminated company logotype wall-mounted on the blue cylinder of the building frontage, small
directional signage, a new internally-illuminated wall-mounted service center location sign, and an
intem~ly-illUminated wall-mounted company logotype and an internally-illuminated company name sign
attached to the building parapet on the 1-680 frontage.
ENVIRONMENTAL REVIEW
This project has been found to be Categorically Exempt from CEQA under Section 15332, Class 32 of the
California Environmental Quality Act Guidelines. The project consists of expansion and renovation of an
existing auto dealership, and is consistent with all General Plan and Zoning regulations, and currently
served by all required utilities and public services.
RECOMMENDATION:
· Staff recommends that the City Council: 1. Open public hearing.
2. Receive staff presentation and public testimony.
3. Close public hearing and deliberate.
4. Adopt Resolution (Attachment 1) Making Findings Related to the Planned Development (PD)
Rezoning and Related Stage 2 Development Plan.
5. Waive the Reading and Introduce Ordinance (Attachment 2) adopting a Planned Development
(PD) Stage 1 & 2 Rezoning (with the Rezoning Exhibit attached as Exhibit A-1 and the
Development Plan attached as Exhibit A-2).
6. Adopt Resolution (Attachment 3) approving a Site Development Review.
7. Adopt Resolution (Attachment 4) approving a Master Sign Program (with attached Exhibit B).
RESOLUTION NO. XX- 03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
A RESOLUTION MAKING FINDINGS RELATED TO A PLANNED DEVELOPMENT (PD)
STAGE 2 REZONING AND DEVELOPMENT PLAN FOR KEN HARVEY/DUBLIN HONDA
DEALERSHIP LOCATED AT 7099 AMADOR PLAZA ROAD ·
PA-02-031
WHEREAS, the Applicant, Ken Harvey, has requested approval of a Planned Development
Rezoning and Stage 2 Development Plan in conjunction with Site Development Review and a Master
Sign Program to expand and renovate the Dublin Honda auto dealership located at 7099 Amador Plaza
Road. The proposal is to remodel and expand the showroom area of the dealership, and renovate the
exterior of the building to meet the requirements of the Honda Corporation for their franchises (see
Exhibit A-2, Project Plans prepared by Michael Zucker & Associates, dated June 12, 2003). Additionally~
approximately 19,000 square feet would be constructed for a larger service area with an open parking area
on the second level for vehicle storage and overflow parking, and the vehicle drop-off area is proposed to
be expanded and covered to provide two entry lanes and one exit lane, resulting in a total square footage
of approximately 33,100; and
WHEREAS, the proposed project area is located within the Downtown Core Specific Plan area
of Dublin and contains approximately two acres of land. The site lies west of the 1-680 freeway and north
of Dublin Boulevard at 7099 Amador Plaza Road within the PD Planned Development Zoning District;
and
WHEREAS, a complete application for the above Project is available and on file in the
Community Development Department; and
WHEREAS, according to the City of Dublin Municipal Code, Zoning Ordinance, all development
proposals within the PD Planned Development Zoning District require approval of a Stage 1 and Stage 2
Rezoning/Development Plan prior to construction; and
WHEREAS, the subject site was previously rezoned to a PD Planned Development District Stage
1 Development Plan with the rezoning of the Downtown Core Specific Plan area on December 19, 2000;
and
WHEREAS, the Applicant/Developer has submitted a complete application requesting a PD
Planned Development District Rezoning, including a Development Plan (Stage 2), as required by Section
8.32 of the Zoning Ordinance which meets the requirements of said section, which is available and on file
in the Planning Department; and
WHEREAS, proper notice of the public hearing was given in all respects as required by law; and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines and is
Categorically Exempt from the provisions of CEQA, the State CEQA Guidelines and the City of Dublin
Environmental Guidelines, under Section 15332, Class 32 of the California Environmental Quality Act
Guidelines, as there is no potential for. significant environmental effects to occur as a result of the project
and the project would be located on an infill site which was previously improved. The project consists of
expansion and renovation of an existing auto dealership, and is consistent with all General Plan and
Zoning regulations and currently served by all required utilities and public services; and
WHEREAS, the City adopted the Downtown Core Specific Plan on December 19, 2000 which was
prepared pursuant to Government Code Sec. 65450 et seq.; and,
WHEREAS, the Specific Plan includes permitted land uses, development standards, urban design
guidelines, transpOrtation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the Specific Plan land use category/designation for the Honda auto 'dealership site is
R/A Retail/Auto land use, which includes sales and service of new and used vehicles. The Specific Plan
established increased Floor-Area-Ratios (FARs) for properties within the Plan area, including the Dublin
Honda property, which is the maximum FAR of .79 or 79 %. With the expansion of the showroom and
the new service and repair center, the resulting FAR will be .55 or 55%; therefore, the project would be
consistent with the maximum allowable FAR established by the Downtown Core Specific Plan; and,
WHEREAS, the project project is consistent with the Dublin General Plan as the land use
designation for the site is Retail/Office, which allows certain automotive uses that are new or existing.
Approval of the project would allow the exigting Honda auto sales and service at the site to continue
operations, and also expand the facility to provide improved auto related sales and services to the
community. Additionally, the project is consistent with the Land Use Element of the General Plan, which
contains Guiding Policy 2.2.2A stating that the City's policy is to keep automobile dealers in Dublin; and
WHEREAS, the Planning Commission held a public hearing on said application on July 8, 2003;
and recommended approval of the project to the City Council; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending that the
Planning Commission recommend the PD Planned Development rezoning and Stage 2 Development Plan,
as shown in Exhibits A-1 and A-2, the Site Development Review, and Master Sign Program to the City
Council for approval; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
which report was presented to the City Council at a duly noticed public hearing on August 19, 2003, at
which time all interested parties had the opportunity to comment on the project; and
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony, hereinabove set forth and supports the Planned Development (PD) Rezoning and Stage 2
Development Plan; and
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Dublin City Council~does hereby find as follows
regarding approval of the Planned Development Rezoning'and Stage 2 Development Plan for PA 02-031:
The planned Development Zoning District and Development Plan (Stage 2) meets the purpose and
intent of Chapter 8.32 of the Zoning Ordinance because they will provide a retail commercial use
that is an appropriate use for the site, which promotes the development and expansion of retail
automotive uses, and which is located near adjacent retail commercial land uses. The
comprehensive Development Plan will be sensitive to surrounding uses by virtue of site layout and
design of the architecture and site plan; and
Development under the Planned Development Zoning District and Development Plan (Stage 2)
would be harmonious and compatible with existing and future development in the surrounding
areas due to site design/layout, architecture design, setback, parking and landscaping requirements
of the Planned Development Zoning District, which are adequate and have been specially designed
to fit into the existing neighborhood. Both uses are supportive of surrounding retail uses through
the provision of retail automotive related sales and services for community residents and..
businesses in the surrounding commercial areas, and supportive of similar surrounding retail
commercial uses; and
o
The Planned Development (PD) Rezoning and Development Plan is consistent with the general
provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it
contains all information required by Section 8.32 of the Zoning Ordinance for a Stage 2
Development Plan and accomplishes the objectives of Section 8.32.010, A through H, of the
Zoning Ordinance; and
o
The subject site is physically suitable for the type and intensity of the zoning district being
proposed because it is located on relatively flat land within a developed downtown area adjacent
to existing retail commercial uses, and contains existing development to be expanded, and because
it is located adjacent to roadways which are designed to carry traffic that would be generated by
the proposed type of use; and
o
The Planned Development Rezoning will not have a substantial adverse effect on health or safety
or be substantially detrimental to the public welfare or be injurious to property or public
improvement as all applicable laws and regulations will be satisfied; and
o
The Planned' Development Rezoning will not overburden public services as all agencies must
commit to the availability of public services prior to the issuance of building permits as required
by City laws and regulations; and
o
The Planned Development District Rezoning/Development Plan and accompanying Site
Development Review and Master Sign Program, will create an attractive, efficient, and safe
environment; and
8. The Planned Development District Rezoning will benefit the public necessity, convenience, and
general welfare by providing conveniently located auto related services; and
°
The Planned Development District Rezoning and accompanying Site Development RevieW and
Master Sign Program will be compatible with and enhance the general development of the area as
the auto dealership will be remodeled and renovated; and
10. The project is consistent with the Retail/Office designation of the Dublin General Plan which
allows certain automotive uses that are new or existing, and the R/A Retail/Automotive
designation of the Downtown Core Specific Plan, and the proposed use types are permitted by said
designation.
BE IT FURTHER RESOLVED TItAT the Dublin City Council does hereby approve a PD
Planned Development Zoning District and Development Plan for PA 02-031 Ken Harvey/Dublin Honda,
with the Rezoning and Development Plan attached as Exhibit A-1 and A-2, which constitute the
regulations for the use, improvement, and maintenance of the property. Except as specifically identified
otherwise inthe approved Development Plan, development and operation of land use activities within this
Rezoning shall be subject to the current City of Dublin Zoning Code and to the approval Site
Development Review and Master Sign Program.
PASSED AND ADOPTED BY the City Council of the City of Dublin on this 19th day of August 2003,
by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G\:pa\2000\00-017~CC PDfindings Reso
ORDINANCE NO. XX-03
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVE A RELATED
STAGE 2 DEVELOPMENT PLAN FOR APPROXIMATELY 2 ACRES FOR PA 02-031 KEN
HARVEY/DUBLIN HONDA LOCATED AT 7099 AMADOR PLAZA ROAD
The Dublin City Council does ordain as follows:
SECTION 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ("the Property") to a Planned Development Zoning
District:
Approximately 1.96 acres of land located at 7099 Amador Plaza Road, west of the 1-680 freeway
and north of Dublin Boulevard (APN: 941-0305-026 & -033), and within the boundaries of the
Downtown Core Specific Plan area. The 1.96 acre parcel contains an' existing auto dealership
proposed for expansion and renovation, and shall be zoned Planned Development District, and the
map amended accordingly. The subject property has a General Plan designation of Retail/Office
and a Specific Plan designation of R/A Retail/Auto land use
A map of the rezoning area is shown below:
SECTION 2.'
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Planned Development (PD) Rezoning and Stage 2 Development Plan for the. Project Area
(Exhibits A-1 & A-2, hereto) which are hereby approved. The Stage 2 Development Plan consists of the
following:
A Planned Development (PD) Stage 2 Rezoning and Development Plan for approximately
1.96 acres located at 7099 Amador Plaza Road, west of the 1-680 freeway and north of Dublin
Boulevard.
, TTACH,ME T
Any amendments to the Stage 2 Development Plan shall be in accordance with section 8.32.080 of
the Dublin Municipal Code or its successors.
SECTION 3.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City
Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the
City of Dublin in accordance with Section 36933 of the Government Code of the State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 19th day of August
2003, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
G:LPA#L2002\02-03 I\CC-PDord.
2
EXHIBIT A-1
DEVELOPMENT PLAN
PA 02-031, KEN HARVEY/DUBLIN HONDA
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for PA 02-031
Ken Harvey/Dublin Honda project, located between Dublin Boulevard and Amador Valley
Boulevard, at 7099 Amador Plaza Road (APNs 941-0305-26 & 941-305-33). This Development Plan
meets all the requirements for the Planned Development Stage 2 review of the project.
This Development Plan includes the Project General Information, Site Plan, Utility Plan, Conceptual
Grading Plan, Irrigation and Landscape Plans, Floor Plan and Exterior Elevations, Roof Plan, Rooftop
Parking Plan, Electrical Site and Rooftop Lighting Plans, and other related plans, Sheets P-1 through P-8,
L1, EL-1 through EL-2A dated received June 12, 2003, and labeled Exhibit A-2 of the Planned
Development rezoning and Site Development Review. The Ordinance and other related approvals for this
Development Plan (City Council Ordinance No. 03- ), are on file in the Community Development
Department, Planning Division. The Planned Development District allows the flexibility needed to
encourage innovative development while ensuring that the goals, policies, and action programs of the
General Plan, Downtown Core Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are
satisfied.
1. Permitted and Conditional Uses:
Permitted Uses
As provided for in the C-2 General Commercial Zoning District, Section 8.24.02'0 of the City of
Dublin Zoning Ordinance, and the Downtown Core Specific Plan
Conditional Uses
All other Permitted and Conditional Uses as established by Section 8.24.020 of the City of Dublin
Zoning Ordinance, and the Downtown Core Specific Plan.
Site Area/Densities: The maximum square footage of the proposed auto dealership expansion and
renovation for the parcels covered under this Development Plan (and as shown on the Site Plan
contained in Exhibit A-2), are as follows:
Site Area:
+ 1.96 acres
Approximately 33,100 square foot Showroom, Office & Service building
Approximately 8,000 square foot outdoor vehicle storage/display area
Approximately 13,000 square foot rooftop vehicle storage/display area
Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
provisions of this PD District Rezoning and Stage 2 Development Plan, the use, development,
improvement and maintenance of property within this PD Zoning District shall be subject to the
1
EXHIBIT A-1
o
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provisions of the C-2, General Commercial Zoning District of the City of Dublin Zoning Ordinance
with regard to permitted/conditional uses, land use restrictions and minimum/maximum
development criteria.
Operations - Performance Standards: The dealership shall be permitted to operate seven days a
week from 6:30 a.m. to 9:00 p.m. The Applicant/Developer is responsible for ensuring that noise
from the dealership is not audible at the property line. Exterior loudspeakers are not permitted. In
addition, the Applicant/Developer will be responsible for controlling all on-site activities and
maintaining the premises in a litter-free condition.
Site Plan and Architecture: See Site Plan, Floor Plans, and Exterior Elevation Plans, Sheets P-l,
P-2.1, P-2.2, P-3, P-4, P-5, and P-6 contained in Project Plans, Exhibit A-2. Any modifications to
the project shall be substantially consistent with these plans and of equal or superior materials and
design quality.
Phasing Plan: The project shall be constructed in two phases of development, as shown on the Site
Plan, Sheet P-1 of Exhibit A-2. The proposed phasing of construction is as follows:
Phase I -
Phase II -
New Service Shop
Rooftop Parking Area
New Drive-in Service Canopy
Showroom Addition and Remodeling
Associated improvements for each phase of development shall be installed during the construction
of the specific phase, and completed prior to occupancy of the newly constructed area. If the
Developer/Applicant decides to modify the phasing, a new phasing plan shall be submitted for the
review and approval of the Community Development Director.
Landscaping Plan: Refer to attached Landscape Plan included in the Project Plans, Exhibit A-2,
Sheet L-l, for site landscaping and rooftop plantings.
Development Standards:
Lot Size:
6,000 sq. ft. minimum
Lot Width and Frontage: 60 feet minimum
Lot Depth:
100 feet minimum
Floor Area Ratio (FAR):
According to the provisions of the Downtown Core Specific Plan for
the Retail/Auto land use category.
Front, Rear and Side
Yard Setbacks:
See the C-2, Retail Commercial Zoning District setback regulations,
Chapter 8.36.030 of the Zoning Ordinance.
EXHIBIT A-1
Building Height:
75 feet or six stories maximum, in accordance with the provisions of
the Downtown Core Specific Plan.
Parking:
Parking shall be generally provided as shown on the Site Plan in
Project Plans, Exhibit A-2, Sheet P-l, as modified and approved
through the related Site Development Review for PA 02-031. All
drive aisles and fire lanes shall be kept clear at all times.
General Plan Consistency: The commercial PD Planned Development Zoning for P 02-031, with
the underlying C-2 Retail Commercial Zoning District Provisions for uses and development, is
consistent with the Retail/Office General Plan land use designation on the site, as stated in Section
8.24.020(D)(4) of the Zoning Ordinance. The General Plan land use designation for the site is
Retail/Office which allows certain automotive uses that are in new and existing, such as Dublin
Honda. The Land Use Element contains the following polices which are appropriate to this
application:
2.2.2. Automobile Dealers
11.
· Guiding Policy A: Keep automobile dealers in Dublin
Staff finds that the project is consistent with the Dublin General Plan because the project would
allow the existing Honda auto sales and service at the site to continue operations and expand the
facility to provide improved auto-related sales and services to the community.
Master Sign Program: Signage shall conform to the comprehensive Master Sign Program
approved for the Project, as shown in Exhibit B and attached colored elevations of typical signage,
of the Dublin Honda Master Sign Program, PA 02-31.
Compliance with Related Planning Approvals: The Applicant/Developer shall comply with all ~
the related Site Development Review and Master Sign Program conditions of approval for PA 02-
031.
G:\paX2002\pa02-03 IXDevelopment Plan
EXHIBIT A-1
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RESOLUTION NO. XX-03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
A RESOLUTION APPROVING SITE DEVELOPMENT REVIEW FOR KEN HARVEY/DUBLIN
HONDA FOR EXPANSION AND RENOVATION OF THE HONDA AUTO DEALERSHIP
LOCATED AT 7099 AMADOR PLAZA ROAD PA 02-031
WHEREAS, the Applicant/Property Owner has requested approval of a Site Development
Review in conjunction with a PD Planned Development rezoning and Stage 2 Development Plan and
Master Sign Program to expand and renovate the Dublin Honda auto dealership located at 7099 Amador
Plaza Road, within the Downtown Core Specific Plan area and the PD Planned Development Zoning
District; and
WHEREAS, the proposal is to remodel and expand the showroom area of the dealership, and
renovate the exterior of the building to meet the requirements of the Honda Corporation for their
franchises (see Attachment 2, Exhibit A-2, Project Plans prepared by Michael Zucker & Associates, dated
June 12, 2003). Additionally, approximately 19,000 square feet would be constructed for a larger service
area with an open parking area on the second level for vehicle storage and overflow parking, and the
vehicle drop-off area is proposed to be expanded and covered to provide two entry lanes and one exit
lane, resulting in a total square footage of approximately 33,100; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines and is
Categorically Exempt from the provisions of CEQA, the State CEQA Guidelines and the City of Dublin
Environmental Guidelines, under Section 15061(b)(3) and Section 15332, as there is no potential for
significant environmental effects to occur as a result of the project and the project would be located on an
infill site which was previously improved with structures, utility service and other improvements; and
WHEREAS, the City adopted the Downtown Core Specific Plan on December 19, 2000 which was
prepared pursuant to Government Code Sec. 65450 et seq.; and,
WHEREAS, the Specific Plan includes permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the Specific Plan land use category/designation for the Honda auto dealership site is
R/A Retail/Auto land use, which includes sales and service of new and used vehicles. The SpeCific Plan
established increased Floor-Area-Ratios (FARs) for ProPerties within the Plan area, including the Dublin
Honda property, which is the maximum FAR of .79 or 79 %. With the expansion of the showroom and
the new service and repair center, the resulting FAR will be .55 or 55%; therefore, the project would be
consistent with the maximum allowable FAR established by the Downtown Core Specific Plan; and,
WHEREAS, the project is consistent with the Dublin General Plan as the land use designation for
the site is Retail/Office, which allows certain automotive uses that are new or existing. Approval of the
project would allow the existing Honda auto sales and service at the site to continue operations, and also
expand the facility to provide improved auto related sales and services to the community. Additionally,
the project is consistent with the Land Use Element of the General Plan, which contains Guiding Policy
2.2.2A stating that the City's policy is to keep automobile dealers in Dublin; and
WHEREAS, the Planning Commission did hold a public hearing on the project on July 8, 2003 on
the PD Planned Development Rezoning, Site Development Review, and Master Sign Program, and
recommended approval of the project to the City Council; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending that the City
Council approve the application; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth; and
WHEREAS, the City Council did hold a public hearing on the project on August 19, 2003 on the
PD Planned Development Rezoning, Site Development Review, and Master Sign Program; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the City Council recommending approval of the
application; and
WHEREAS, the City Council did hear and use their indePendent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth; and
WHEREAS, the City Council has determined that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council of the City of Dublin does
hereby adopt a Resolution approving PA 02-031, the Site Development Review for the Ken
Harvey/Dublin Honda Auto Dealership, and does hereby make the following findings:
1. The Ken Harvey/Dublin Honda project is consistent with the intent and purpose of Chapter 8.104
Site Development Review of the Zoning Ordinance.
2. The approval of this application, as conditioned, is in the best interest of the public health, safety
and general welfare.
The proposed site development, including site layout, structures, vehiCular access, circulation,
setbacks, height, fencing, public safety and similar elements has been designed to provide a
desirable environment for the development and the public.
4. The proposed parking lot will provide sufficient parking for the auto dealership use with a total of
180 parking spaces, where 121 parking spaces are required for the dealership based on the various
2
uses in the building. Therefore, adequate on-site parking would be provided to meet parking
demand for the various land uses and activities proposed for the project.
o
Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings; building materials and colors;
screening of exterior appurtenances; and exterior lighting and similar elements have been
incorporated into the project in order to insure compatibility of this commercial development with
the development's design concept or theme and the architectural character of the surrounding
retail and commercial uses.
o
The proposed signage for the project is compatible with the design of the auto dealership,
surrounding uses, and other design elements in the project, and a Master Sign Program is part of
the project application submitted for approval.
The approval of the SDR, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and general
welfare because it promotes a design quality and well-developed sign program that provides
effective and attractive identification of Honda auto dealership without detrimentally impacting
traffic or circulation visibility.
The proposed SDR considered site layout, vehicular accesS, circulation and parking, setbacks,
height, walls, public safety and similar elements, to ensure a desirable environment for the
development.
9. Landscape considerations, including the location, type, size, color, texture and increased coverage
of plant materials, the proposed pedestrian access areas and similar enhanced landscaping
elements have been considered to ensure visual relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin City Council hereby approves PA 02-031,
the Ken Harvey/Dublin Honda Site Development Review request to construct an approximately 23,500
square foot expanded area and renovate the interior and exterior of the existing building at 7099 Amador
Plaza Road for a total of approximately 33,100 square feet, as generally depicted by the plans, labeled
Exhibit A-2 of the PD Planned Development and Stage 2 Development Plan, consisting of 13 sheets
prepared by Michael Zucker & Associates, dated received by the Planning Department on June 12, 2003,
subject to the approval of the PD Planned Development and Stage 2 Development Plan, and compliance
with the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Department of Community
Development review and approval. The following codes represent those departments/agencies
responsible for monitoring compliance of the conditions of approval. [PL] Planning, [BI Building,
[PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County
Department of Environmental Health.
3
# : ~: ' : ' A~ Y REQUI~D
GENERAL CONDITIONS
1. Planned Development Rezoning. This approval shall be PL Building Permit
as generally depicted on the project plans and
Development Plan labeled Exhibit A-1 and A-2 of the PD
Planned Development Rezoning and Stage 2
Development Plan, dated received June 12, 2003, and
prepared by Michael Zucker & Associates, consisting of
13 sheets.
2. Fees. Prior to the issuance of a building permit, all B, PL, Building Permit
applicable fees shall be paid. These fees shall include, ADM
but not be limited to, those fees required by City
Ordinances such as Traffic Impact Contribution Fees,
School Impact fees, Fire Impact fees, Regional
Transportation Fees, or any other that may be adopted. In
addition, all fees required by DSRSD, ACF, Zone 7, shall
be paid in accordance with those Agencies' ordinances
and regulations.
3. Compliance with Agencies. The Applicant/Developer F, PW, PO, Prior to issuance of
shall comply with applicable Alameda County Fire, Z7, DSR, Building Permits
Dublin Public Works Department, Dublin Building PL
Department, Dublin Police Service, Alameda County
Flood Control District Zone 7, Alameda County Public
Health, and Dublin San Ramon Services District
requirements. Prior to issuance of building permits or the
installation of any improvements related to this project,
the Developer shall supply written statements from each
such agency or department to the Planning Department, -
indicating that all applicable conditions required have
been or will be met.
4. Building Code and Ordinance Compliance. All project B Through Completion
construction shall comply with all requirements of the
Building Code and Ordinances in effect at the time of
building permit approval.
5. Building Permits. Building permits for the expansion PL, B On-going
and remodeling of the buildings shall be secured and
construction commenced within one (1) year after the
effective date of this approval or said approval shall be
void. This one (1) year period may be extended an
additional one (1) year after the expiration date of this
approval (a written request for the extension must be
submitted prior to the expiration date) by the Community
4
Development Director upon the determination that the
Conditions of Approval remain adequate to assure that the
above stated Findings of Approval will continue to be
met.
6. Addressing. Addressing will be required on all doors B Prior to Occupancy
leading to the exterior of the building. Addresses shall be
illuminated, be able to be seen from the street, and be a
minimum height of 5 inches.
7. Application for Building Permits/Submittal of PL, B Prior to issuance of
Materials. To apply for building permits, the Building Permits
Applicant/Developer shall submit eight (8) sets of
construction plans to the Building Division for plan
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations
shall clearly indicate how all Conditions of Approval will
or have been complied with. Construction plans will not
be accepted without the annotated conditions attached to
each set of plans. The Applicant will be responsible for
obtaining the approvals of all participating non-City
agencies prior to the issuance of building permits.
8. Construction Plans. Construction plans shall be fully B Prior to issuance of
dimensioned (including building elevations) accurately Building Plans
drawn (depicting all existing and proposed conditions on
site), and prepared and signed by a licensed civil
engineer, architect or landscape architect. The site plan,
landscape plan and details shall be consistent with each
other.
9. Operation of Uses. The Applicant/Property Owner shall B, PL On-going
develop this project and operate all uses in compliance
with the Conditions of Approval of this Site Development
Review and the regulations established in the Planned
Development (PD) Zoning Ordinance. Any violation of
the terms or conditions specified may be subject to
enforcement action.
10. Revocability. The permit shall be revocable for cause in PL On-going
accordance with Section 8.132 of the Dublin Zoning
Ordinance.
11. Modifications to Planned Development. No further PL On-going
approvals shall be granted to increase the service area,
office space or showroom, unless an amendment to the
.......... iCON T ' ~NTE RESP2 i WHEN
# .: · ,,=;,,, AGENCY ~QUI~D '
Planned Development Rezoning Development Plan is
submitted for approval by the Planning Commission.
Minor modifications may be submitted for approval by
the Community Development Director at his/her
discretion.
12. Effective Date. No development shall be permitted until PL On-going
the Planned Development Stage 2 Development Plan
rezoning submittal has been approved by the City
Council. -
13. Siting and Design. The proposed buildings shall be PL Prior to issuance of
generally located as shown on the Site Plan of the Project Building Permits
Plans, Exhibit A. The architectural design of the
buildings shall emphasize low profiles and rooflines, the
use of colors shown on the plans, non-reflective surfaces,
compatibility with existing structures on the site, and
appropriate landscape screening. The architectural
guidelines in the Development Plan for the project,
Exhibit A-1, shall be reflected in the overall design of the
new facilities.
14. Roof Equipment Screening. All roof equipment shall be PL, B Prior to issuance of
completely screened from view by a parapet. Equipment. Building Permits
not screened by a parapet shall be screened by materials
architecturally compatible with the building, as approved
by the Community Development Director.
15. Standard Public Works Conditions of Approval. PW Prior to Issuance of
Applicant/Developer shall comply with all applicable Building Permits
City of Dublin Standard Public Works Conditions of
Approval (Attached to this Resolution). In the event of a
conflict between the Standard Public Works Conditions
of Approval and these Conditions, these conditions shall
prevail.
16. Master Sign Program/Sign Site Development Review. p On-going
All signage shall conform to the Master Sign Program
reviewed and approved as part of the project. Individual
signage shall be subject to Sign Site Development
Reviews. Modifications may be considered by the
Zoning Administrator upon application for a Sign Site
Development Review pursuant to Section 8.104 Site
Development Review.
17. Temporary Construction Fencing. The use of PW, B During Construction
6
CONDITION TEXT MS . WHEN
# ~ ' '~ AGENCY REQU!~D
·, ,:,.: i~,~, (Pri~ to)
temporary construction fencing shall be installed to
safeguard the public during construction of the new
building and site improvements. Said fencing shall be
subject to the review and approval of the Public Works
Director and the Building Official.
18. ADA Requirements/Handicap Ramps. All handicap B Prior to issuance of
ramps shall comply with all current State ADA Building Permits
requirements and City of Dublin Standards.
LIGHTING/LANDSCAPING
19. Exterior Lighting. All exterior light fixtures shall be PL Prior to issuance of
equipped with cut-off lenses, directed downward, and Building Permits
limited in height to the maximum necessary for adequate
illumination to minimize excess light and glare.
20. Lighting. The Developer/Applicant shall submit for PO, PW Prior to issuance of
approval a photometric lighting plan that demonstrates Building Permits
that all exterior areas of the site will have a lighting level
not less than 1.0 foot-candles at the ground surface.
Lighting in landscaped areas throughout the project shall
be subject to review and approval of City's Landscape
Architect, Planning, and Public Works Departments, in
consideration of IES standards for lighting in
public/community areas.
21. Final Lighting Plan. The applicant shall submit a final PO, PW Prior to Occupancy
lighting plan for approval by the Dublin Police Services.
At a minimum the plan should include: 1.0 foot candle
lighting at all doors, and lighting fixtures should be of a
vandal-resistant type.
22. Water Efficient Landscape Regulations. DSR, PW On-going
Applicant/Developer shall comply with all
implementation of the "Water Efficient Landscape
Regulations" of the Zoning Ordinance.
23. Final Landscape and Irrigation Plan. A Final PL Prior to Issuance of
Landscape and Irrigation Plan prepared and stamped by a Building Permits
State licensed landscape architect or registered engineer,
generally consistent with the preliminary landscape plan
prepared by Michael Zucker & Associates, dated received
June 12, 2003 (see Exhibit A-l, Sheet L-l), along with a
cost estimate of the work and materials proposed, shall be
submitted for review and approval by the Community
Development Director.
7
..... CD~DiTIONTEXT ......................... ~"~'~' ...... RESP. - wHEN
# ~ = AGENCY ~QUI~D
24. Standard Plant Material, Irrigation and Maintenance PL, PW Prior to Issuance of
Agreement. The Applicant/Developer shall complete Building Permits
and submit to the Dublin Planning Department the
Standard Plant Material, Irrigation and Maintenance
Agreement.
PUBLIC SAFETY
25. Fire Department. The Applicant shall comply with all F Prior to Occupancy
applicable regulations and requirements of the Alameda
County Fire Department (ACFD), including payment of
all appropriate fees.
26. Fire Extinguishers and Alarms. Fire extinguishers and F Prior to Occupancy
alarms are required in all buildings and in accordance
with the regulations and requirements of the Alameda
County Fire Department (ACFD), including payment of,
all appropriate fees.
27. Fire Hydrants. All fire hydrants shall be shown on final F Prior to issuance of
plans. Building Permits
28. Security. All security for the use must comply with the PO Prior to Occupancy
City of Dublin Non-Residential Security Requirements.
29. Graffiti. The Applicant/Property Owner shall keep the PO On-going
site clear of graffiti vandalism on a regular and
continuous basis at all times. Graffiti resistant paints for
the structures and film for windows or glass should be
used.
30. Exit Paths. The proposed parking shall not impede PW, B On-going
required exit paths or encroach into pedestrian pathways.
PUBLIC WORKS
31. Traffic Mitigation Contribution. The PW Prior to issuance of
Developer/Applicant shall pay Voluntary Traffic Building Permits
Mitigation Contributions based on the number of daily
vehicle trips generated by the project. The contribution or
fee shall be collected for each phase of development
based on the number of daily vehicle trips generated by
said use, and assuming 118 total vehicle trips for all uses.
The total contribution for both phases of the project shall
be $34,928.
8
~" CONDITION'¥EX¥ ~ ............ ~ RESP. WHEN
# AGENCY REQUI~D~
(Prior t°)
32. Existing Underground Utilities and Associated PW On-going
Easements. According to the Preliminary Title Report
for the project site, several existing easements encumber
the site. The Applicant/Developer shall assure that the
rights of each easement holder are not compromised as a
result of the proposed improvements. If any existing
utilities or other improvements protected by said
easements are altered or removed, the
Applicant/Developer shall submit evidence that the
easement holder consents to said work.
33. Storm Drainage. The Applicant/Developer shall modify PW Prior to issuance of
or replace the existing storm drainage system to convey Building Permits
the on-site storm runoff to the existing public storm drain
system. Not more than ¼ acre of the site will be allowed
to surface drain to the abutting public streets through the
driveway, and in no event shall storm runoff flow across
the public sidewalks.
34. Parking. The parking lot shall be constructed in PW Prior to Occupancy
accordance with the Exhibits approved with this
application. All parking stalls shall be built in accordance
with Building Code and Municipal Code requirements.
In addition, all customer stalls shall be clearly identified
with signs and pavement marking.
35. Pavement Slopes. Pavement slopes within the parking PW Grading
field shall not exceed 5% in any direction, and shall not
be flatter than 1%. Within any parking stall designated
for the physically disabled, the slope shall not exceed 2%
in any direction.
36. Physically Challenged Tow-Away Sign. An R100B PW On-going
(Disabled Parking Regulations) sign shall be installed at
each driveway entrance to the site with amended text as
follows, "towed vehicles may be reclaimed at DUBLIN
POLICE or by telephoning 833-6670".
37. Public Improvements. The Applicant/Developer shall PW Prior to Occupancy
replace all damaged improvements, along the project
frontage, within the public right-of-way, including curb,
gutter, sidewalks, driveways, paving and utilities to the
satisfaction of the Director of Public Works. Any
improvement constructed within the public right-of-way
shall be constructed in accordance with the City's
approved standards. An encroachment permit will be
9
AGENCY ~QUiRED
I (Prior ~)
needed from the City of Dublin for any work within the
public rights of way. The Applicant/Developer shall
replace damaged sidewalk on the Amador Plaza Road
frontage, and replace pavement markings as needed.
38. Easements. The existing Drainage Easement, Storm PW On-going
Drain Easement, and Sanitary Sewer Easement (recorded
as Series No. 85-235999, 72-34582, and 70-28781) shall
be maintained as clear and open and no part of any
building shall interfere with said easements.
39. Maintenance Covenant and Agreement. The PW Prior to issuance of
Applicant/Developer shall contact the Building Official in Building Permits
regards to getting permission to move the Covenant and
Agreement Regarding Maintenance of Yards for Over-
Sized Building Easement (recorded as Series No. 90-
324662 on 12/11/90) westerly to accommodate the new
proposed building. This said easement should be
recorded with the Alameda County Recorders Office
prior to obtaining Building Permit.
40. Utility Boxes. All sewer clean-outs, water meter boxes, PW Prior to Occupancy
and other utility boxes shall be set to grade to the
approval of the Director of Public Works.
41. Bicycle Parking. The applicant/Developer shall install PW Prior to Occupancy
one Bicycle parking space in a rack for every 40 vehicular
parking spaces near several entries to the satisfaction of
the Director of Public Works. Bicycle racks shall be
located near the building entrances for convenient
surveillance by the employees and patrons.
GEOTECHNICAL
42. Geotechnical Investigation. A site-specific geotechnical PW Grading
investigation shall be required for each building
constructed as part of the proposed expansion prepared by
a California-registered geologist or California- registered
engineering geologist. The report(s) shall address the
potential for Geotechnical hazards and impacts to
structures for active earthquake faults, expansive soils,
and the potential for landslides on the site, pavement
sections, and foundation design. Specific measures to
reduce seismic hazards, expansive soils and landslide
hazards to a less-than-significant level shall be included
in the report(s) and implemented as part of the project
10
i · C'O~DiTiO~*T~XT '~' RESP. WHEN ·
# ! ' ' · AGENCY REQUIRED
during all phases.
43. Erosion And Sedimentation Control Plan. An erosion PW Grading
and sedimentation control plan shall be prepared by a
California-registered civil engineer for implementation
during the rainy season (Generally from Oct 1 st to April
15tn). The plan should be prepared in accordance with
City of Dublin and RWQCB design standards and shall
be approved by the Dublin Public Works Director prior to
issuance of a grading permit. It is recommended that this
plan, at a minimum, include the following provisions:
· Existing vegetated areas should be left
undisturbed until construction of
improvements on each portion of the
development site is actually ready to
commence;
· Ail disturbed areas should be immediately
revegetated or otherwise protected from
both wind and water erosion upon the
completion of grading activities;
· Stormwater runoff should be collected into
stable drainage channels, from small
drainage basins, to prevent the buildup of
large, potentially erosive stormwater
flows;
· Specific measures should be implemented
to control erosion from stockpiled earth
and exposed soil;
· Runoff should be directed away from all
areas disturbed by construction;
· Sediment ponds or siltation basins should
be used to trap eroded soils before runoff
is discharged into on-site or offsite
drainage culverts and channels;
· To the extent possible, major site
development work involving excavation
and earth moving shall be scheduled
during the dry season.
44. National Pollution Discharges Elimination Permit. PW Grading
Pursuant to the Alameda County's National Pollution
Discharges Elimination Permit (NPDES) No.
CAS0029831 with the California Regional Water Quality
Control Board, all grading and construction activities
within the City of Dublin must comply with the
11
cO~iYiON 'TEXT" · ~SP. WHEN '
AGENCY ~ouiRED
· ..... · :: :~: '' i' ' (P~ior-' t°)
provisions said permit. In particular, all storm drain inlets
shall be fitted with Filter Devices to remove
Hydrocarbons and other contaminants and stenciled "No
Dumping Flows to Bay" on the face of curb next to the
inlet.
45. Hydrology Study. The project sponsor shall submit a PW Grading
hydrology study for the proposed project, prepared by a
California-registered civil engineer, documenting the
amount of current stormwater runoff from the site,
estimated future quantities of runoff, and the ability of
downstream facilities to accommodate increased
stormwater quantities. The study shall be approved by
the City of Dublin Public Works Department and Zone 7
District Engineer prior to issuance of a grading permit. (A
permit from Zone 7 will be required for any connection to
Zone 7's drainage network.
CONSTRUCTION
46. Construction-Related Traffic. Construction-related PW On-going
traffic shall be prohibited on Amador Valley Boulevard
and other local streets, and shall instead use Dublin
Boulevard exclusively during all work associated with the
various phases of the proposed expansion project.
47. Fees and Bonds. The applicant shall obtain all necessary PW On-going
permits, pay all applicable fees and post bonds as
required.
48. Construction Practices. The following construction PW On-going
practices, based on BAAQMD standards, shall be
required during all phases of construction on the project
site:
· Water all active construction areas as needed;
· Watering or covering of stockpiles of debris, soil,
sand or other materials that can be blown by the
wind;
· Cover all trucks hauling soil, sand, and other loose
materials or require all trucks to maintain at least
two feet of freeboard;
· Pave, apply water three times daily, or apply (non-
toxic) soil stabilizers on all unpaved access roads,
parking areas and staging areas at construction
sites;
· Sweep daily (with water sweepers) all paved
12
CONDiTIO~ TEX ........ RESP. wHEN"
# ' '" AGENCY REQUI~D
i ..... ,~, (Prior to)'
access road, parking areas and staging areas at
construction sites;
· Sweep streets daily (with water sweepers) if
visible soil material is carried onto adjacent public
streets;
· Hydroseed or apply non-toxic soil stabilizers to
inactive construction areas;
· Enclose, cover, water twice daily or apply non-
toxic soil binders to exposed stockpiles (dirt, sand,
etc.);
· Limit traffic speeds on unpaved roads to 15 mph;
· Install sandbags or other erosion control measures
to prevent silt runoff to public roadways; and
· Replant vegetation in disturbed areas as quickly as
possible.
49. Public Works Checklist. The applicant shall use the PW On-going
Public Works Checklist to comply with other Public
Works Conditions for this project.
ARCHAEOLOGICAL
50. Archaeological. If an archeological or Native American PL On-going
artifact is identified during Sitework and preparation,
grading, or construction, work on the project shall cease
immediately until a resource protection plan conforming
to CEQA Guideline Section 15064.5 (e) is prepared by a
qualified archeologist and approved by the Dublin
Community Development Director. Project work may be
resumed in compliance with such plan. If human remains
are encountered, a native American descendant and the
County Coroner shall be contacted immediately.
NOISE
51. Noise Reduction Measures. The following construction PW On-going
noise reduction measures shall be implemented as part of
all construction.
· Limit construction time to 7:00 a.m. to 5:30p.m.
Monday-Friday, except state and federal holidays.
Exceptions may be granted in writing by the City
Engineer for emergency or extenuating circumstances
· All construction equipment should be in good
working condition, and the mufflers should be
inspected for proper functioning.
13
CONDITIONT~XT~' ............................................. RESP. WHEN ....
# AGENCY ~QUIRED
........... ............... ..~ (P~ior, to)
Designate a construction noise coordinator. This
coordinator shall be available to respond to.
complaints from neighbors and take appropriate
measures to reduce noise.
WATER/SEWER
52. Improvement Plans. Complete improvement plans shall DSR Prior to issuance of
be submitted to DSRSD that conform to the requirements Building Permits
of the DSRSD Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and Installation
of Water and Wastewater Facilities", all applicable
DSRSD Master Plans and policies and all Recycled Water
Design and Construction Standards.
53. Waterline Systems. Should water lines be extended to DSR Occupancy
serve the project, domestic and fire protection waterline
systems for Tracts Or Commercial Developments shall be
designed to be looped or interconnected to avoid dead end
sections in accordance with requirements of the DSRSD
Standard Specifications and sound engineering practice.
54. Extension of Water/Sewer Lines. Should water/sewer DSR Occupancy
lines be extended to serve the project, DSRSD policy
requires public water and sewer lines to be located in
public streets rather than in off-street locations to the
fullest extent possible. If unavoidable, then public sewer
or water easements must be established over the
alignment of each public sewer or water line in an off-
street or private street location to provide access for
future maintenance and/or replacement.
55. Submittal to DSRSD. Should water/sewer lines need to DSR Occupancy
be extended to serve the project, the locations and widths
of all proposed easement dedications for water and sewer
lines shall be submitted to DSRSD.
56. Easement Dedication. Should water/sewer lines need to DSR Occupancy
be extended to serve the project, all easement dedications
for DSRSD facilities shall be by separate instrument
irrevocably offered to DSRSD or by offer of dedication
on the Parcel Map.
57. Utility Construction Permit. Should water or sewer DSR Prior to issuance of
facilities be extended for the project, no sewerline or Building Permits
water line construction shall be permitted unless the
14
CONDITION TEX RESP. ~EN
# i · ~: ,' i] AGENCY ~QUIRED
........ · (Prior to) -
proper utility construction permit has been issued by
DSRSD. A construction permit will only be'issued after
all of fees and permits have been obtained.
58. Hold Harmless. The Applicant shall hold DSRSD, its DSR On-going
Board of Directors, commissions, employees, and agents
of DSRSD harmless and indemnify the same from any
litigation, claims, or fines resulting from completion of
the project.
59. Substitution of Materials. All exterior architectural PL Prior to issuance of
elements visible from view and detailed on the plans shall Building Permits
be in a style and in materials in harmony with the exterior
oft he building. Any substitutions of materials are subject
to the approval of the Community Development Director,
and must be of a quality and appearance similar to that
approved with this Site Development Review approval.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 19th day of August
2003, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
G:\paL2002\pa 02-03 I\CC-SDR Reso
15
RESOLUTION NO. XX- 03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN APPROVING A MASTER SIGN PROGRAM FOR
KEN HARVEY/DUBLIN HONDA LOCATED AT 7099 AMADOR PLAZA ROAD
PA02-031
WHEREAS, the Applicant has requested approval of a Master Sign Program for existing signage
and proposed signage at the Dublin Honda auto dealership located at 7099 Amador Plaza Road in
conjunction with a PD Planned Development rezoning and Stage 2 Development Plan, and Site
Development Review, to expand and renovate the auto sales and service facilities; and
WHEREAS, the Master Sign Program would provide a comprehensive signage program for the
auto dealership, and provide superior quality and design of signage for the site, compatible with the style
and character of the existing improvements on the site and the surrounding area; and
WHEREAS, the existing signage on the site consists of one 50-foot high pylon sign with the
company logotype and a small directional sign, a freestanding directional sign, a wall-mounted dealership
name sign and two wall-m°unted logotype signs; and
WHEREAS, additional signage proposed would include an 8-foot company logotype wall-
mounted on the face of the building frontage, small directional signage, a new wall-mounted service
center location sign, and a wall-mounted company logotype and a company name sign on the building
parapet on the 1-680 frontage in accordance with the sign plans received on April 23, 2003, shown in
Exhibit B, and on file; and
WHEREAS, a complete application for the requested action is available and' on file in the
Department of Community Development; and
WHEREAS, the Planning Commission did hold a public hearing on said application for this
project on July 8, 2003; 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 Planning Commission
recommend the Master Sign Program to the City Council for approval for the proposed expansion and
renovation of the Dublin Honda auto dealership; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth, and recommended
approval of the project to the City Council on July 8, 2003; and
WHEREAS, the City Council did hold a public hearing on said application for this project on
August 19, 2003; 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 City Council approve the
Master Sign Program, PD Planned Development rezoning and Stage 2 Development Plan, and the Site
Development Review to the City Council for the proposed expansion and renovation of the Dublin Honda
auto dealership; and
WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby approve the proposed Dublin Honda Master Sign Program, as generally depicted on the plans
stamped received on April 23, 2003, and on file with the Dublin Planning Department, and makes the
following findings and determinations regarding said proposed Dublin Honda Master Sign Program:
The Master Sign Program (MSP) for PA 02-031 Dublin Honda contributes to an effective and
attractive identification of the car dealership and its users by providing clear, legible and succinct
signage that will identify and direct automobile and pedestrian traffic to the site.
The design quality of the site, improved with this MSP, and the surrounding area will be superior
to the quality that would result under the regulations and standards of Section 8.84.40 "Sign
Development Regulations"; 8.84.050, Signs Subject To Permits, 8.84.110, "Regulations for Wall
Signs and Projecting Signs"; and 8.84.120, "Freestanding Sign General Regulations". The MSP
allows the use of one existing freestanding sign for the site. All existing and proposed signage
will conform to the overall design and layout of the car dealership.
All of the existing and proposed signs have been designed to be compatible with the style and
character of the existing improvements on the site and they are well related to each other.
All exiSting and proposed signage is visible, legible, does not cause glare or disrupt the flow to
pedestrian or vehicular traffic and conforms with the Design Criteria in Section 8.84.060, of the
Zoning Ordinance. The existing freestanding signs are of a scale that relates well to the existing
layout of the used car dealership
The approval of the MSP is consistent with the intent of Section 8.104, "Site Development
Review" (SDR). The MSP compliments and improves the site's development and design by
providing a comprehensive sign program that incorporates the architectural style and design of the
existing buildings. Additionally, all signage will promote safe traffic circulation to and within the
site.
The approval of the MSP, as conditioned, complies with the Retail/Office designation of the
General Plan and the general requirements established in the Zoning Ordinance because it
establishes a comprehensive, well-designed automobile dealership signage program for the
development.
The approval of the MSP, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and general
welfare because it promotes a sign program that will provide effective and attractive identification
for the site.
The proposed MSP considered site layout, vehicular access, circulation, parking, setbacks, height,
walls, public safety and similar elements to ensure that the MSP design assists in the provision of
a desirable environment for the automobile dealership.
Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors, screening
of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the
MSP, where appropriate, in order to insure the compatibility of the signage within the design
concept and the character of adjacent buildings and uses and in accordance with the design
guidelines of the Downtown Core Specific Plan.
10.
Landscape considerations including the requirement for planters and additional landscaping on the
site and the rooftop parking lot that are of sufficient width, length and height have been required to
insure visual relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE City Council of the City of Dublin does hereby
adopt a Resolution approving PA 02-031, the Master Sign prOgram for Dublin Honda, subject to the
Conditions of Approval as follows:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL] Planning, [B] Building, [PO] Police, [PW] Public
Works, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire
Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of
Environmental Health.
GENERAL SIGN REQUIREMENTS:
This Master Sign Program approval for PA 02-031 is for an existing and previously approved
freestanding sign, four other existing signs, and seven wall-mounted and directional signs as
shown on Exhibit B, and as generally depicted and indicated by plans prepared and submitted by
Dublin Honda and Michael Zucker & Associates, consisting of 2 sheets with attached colored
elevations of typical signage, dated received April 23, 2003, stamped approved and on file with
the City of Dublin Community Development Department. Sign's approved under this Master Sign
Program shall generally conform to the following conditions, dimensions, restrictions and
notations made and indicated on the plans labeled Exhibit B and the Dublin Zoning Regulations.
.[B, PL]
All signage shall comply with the provisions established in this Master Sign Program or to the
specific conditions stated. Modifications may be considered by the Zoning Administrator upon
application for a Sign Site Development Review pursuant to Section 8.104 Site Development
Review. [PL]
o
Building Permits for installation of all signage for the Dublin Honda auto dealership shall be
secured and construction commenced within 1 year of the effective date of approval of this Master
Sign Program or said approval shall be void. [B, PL]
All freestanding and wall-mounted signs shown on Exhibit B shall be well-maintained in an
attractive manner and in accordance with the approved plans. Any indirect light fixtures used to
illuminate any signage shall be glare-shielded. [PL]
New or proposed wall signs or additional freestanding signs for the automobile dealership site
shall first be subject to review by the Community Development Department and shall conform to
this Master Sign Program. The use of said additional wall and/or freestanding signage not shown
or indicated by this Master Sign Program approval, will require a separate Sign Site Development
Review approval by the Zoning Administrator prior to installation or use. Said signage shall
comply with the sign regulation provisions of Section 8.84.060, 8.84.110 and 8.84.120, of the
Zoning Ordinance. [PL]
o
Wall-mounted signs shall be placed fiat against the building wall of the occupied frontage as
applicable. No sign shall appear above the roof line. If signs change, all mounting holes from
previous signs shall be repaired and walls repainted prior to mounting the new signs. [PL]
o
The use of any Temporary Promotional Signs (i.e., banners, pennants, flags, balloons, searchlights
and similar advertising devises) for special advertising and/or promotional use shall first require a
separate Zoning Clearance approval and shall comply with the provisions established in the Sign
Regulations of the Zoning Ordinance. [PL]
8. The use of any A-Frame, portable or sandwichboard signs on the site is prohibited. Said signs
shall also not be placed within the public right-of-way. [PL, PW]
Any vehicles with signage shall be parked as close as practical to the business it serves. Said
vehicles cannot be parked adjacent to the Interstate 680 or Amador Plaza Road frontages or on the
public street. Vehicles with signage shall be used in the normal course of business and shall not
be used as a sign platform or for the sole purpose of attracting people to a place of business. [PL,
PW, PO]
10. This Master Sign Program/Sign Site Development Review approval shall be revocable for cause in
accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. [PL]
PASSED, APPROVED AND ADOPTED this 19th day of August 2003
by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\paL2002\pa 02-03 I\CC-MSP reso
4
/ \
I \
/
/
/
{1
Arcnitecture.lnterior Design
M/"~t a e 1
Zucker
& Associates
20 March 2003
Planning Commission
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Dublin Honda
MZA Project No. 03-17
Dear Commissioners:
We are submitting a design review package for the renovation and expansion of Dublin
Honda. The package includes information that has been previously reviewed by the
Community Development Department, with revisions to those plans in order to
incorporate the plan review comments. Furthermore, we studied the building and site
conditions in greater detail and made minor modifications to the plans and elevations in
order to facilitate the buildability of the project,
We believe the project will greatly enhance the existing site for the following reasons:
1. The project will renovate and expand an existing business thereby enhancing
its long term business prospects.
2. The new service and storage structure is a compatible addition to this site and
is comparable in size and scale with surrounding buildings.
3. The project is located in a business district and is consistent w/th uses in the
area. The new structure will reduce vehicle off-site travel thereby increasing
safety.
4. The project is located in a business district and is consistent with uses in the
area.
MAR
594 Howard Street Suite 200 -san Francisco, CA
We believe the project should be approved for the following reasons:
1. The project will renovate an existing building thereby enhancing the
appearance of this building.
2. The new fagade will bring a fresh image to the building and should help
stimulate sales. Additionally, the new appearance will match the upscale
image of other nearby projects.
3. The rear addition will allow the business to operate more efficiently
thereby enhancing its existing location. If the project is NOT approved it
may have to relocate due to Honda's dealership agreements.
4. - The site area is 85,594 sr.
94105 - Telephone: 415.957.0909 · Facsimile: 415.957.0638
5. The project shall maintain all setback requirements.
6. The project is an existing business in an existing business area zoned for
commercial uses. No housing or affordable housing is required nor
provided.
7. We do not believe the site contains hazardous waste.
Site Development
1. The existing business is automotive sales and service.
2. The existing business has over 50 employees.
3. Hours of operation are: Sales: 7am-8pm 7 days
Service: 7am-6pm 5 days
4. The proposed design will simplify site circulation and increase site
storage. The service center will be centralized. The sales floor will be
renovated and expanded. The goal of the project is to increase the
functionality of the site and increase productiv/ty while decreasing its
impact on neighboring properties.
5. The proposed project is suitable for the site and its use.
6. The project will have a contemporary design. The image will be fresh and
new. It will be visible from the freeway. The new structure will be'
nominally visible from the street and will NOT interrupt any views.
7. The proposed design is modeled after a branding image created by the
manufacturer (Honda). The manufacturer is requiring its dealers to
upgrade their buildings to match specific design criteria. The pr°posal has
been designed to respond to the existing structure, city requirements, and
the Honda image package. Materials include contemporary automotive
fin/shes such as high end aluminum siding, aluminum divided lite
windows, tile accents and Hondas blue accents. The service building wilt
have painted exterior walls and metal accents that will blend with the sales
building. The building materials and colors will reflect the image of its
corporate sponsor like many of the surrounding buildings:
8. The current building has some landscaping. The proposed project will
enhance and plant the existing planter areas~ and maintain the planted
material with sprinkler systems and maintenance.
Thank you, for your consideration of this project. Please call me if you have any
questions or comments that we need to address.
CIATES
ENCL.
Cc: Ken HarVey
DUBLIN HONDA
7099 Amador Plaza Road
Dublin, CA 94568
SITE PHOTOGRAPHS
PLANNING REVIEW SUBMITTAL
TO
City of Dublin, CA
March 20, 2003
Michael Zucker
& Associates
DUBLIN HONDA
7099 Amador Plaza Road
Dublin, CA 94;568
SiTE PHOTOGRAPHS
PLANNING REVIEW SUBMITTAL
TO
City of Dublin, CA
March 20, 2003
Michael Zucker
& Associates
RESOLUTION NO. 03-
A RESOLUTION OF THE .PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THE CITY COUNCIL ADOPT THE ORDINANCE APPROVING THE
PLANNED DEVELOPMENT (PD) REZONING/DEVELOPMENT PLAN (STAGE 2)
FOR PA 02-031 KEN HARVEY/DUBLIN HONDA
LOCATED AT 7099 AMADOR PLAZA ROAD
WHEREAS, the Applicant/Property Owner, Ken Harvey, has requested approval of a PD Planned
Development Rezoning and Stage 2 Development Plan in conjunction with Site Development Review and
Master Sign Program to expand and renovate the Dublin Honda auto dealership located at 7099 Amador
Plaza Road, within the Downtown Core Specific Plan area and the PD Planned Development Zoning
District. The proposal is to remodel and expand the showroom area of the dealership, and renovate the
exterior of the building to meet the requirements of the Honda Corporation for their franchises (see
Exhibit A-2, Project Plans prepared by Michael Zucker & Associates, dated June 12, 2003). Additionally,
approximately 19,000 square feet would be constructed for a larger service area with an open parking area
on the second level for vehicle storage and overflow parking, and the vehicle drop-off area for is proposed
To be expanded and covered to provide two entry lanes and one exit lane, resulting in a total square
footage of approximately 33,100; and
WHEREAS, according to the City of Dublin Municipal Code, Zoning Ordinance, ail development
proposals wdthin the PD Planned Development Zoning District require approval of a Stage 1 and Stage 2
i Rezoning/Development PI'an prior to construction; and
WltEREAS, the Applicant/Developer has submitted a complete applicaffon for a PD Planned
Development District Rezoning, including a Development Plan (Stage 2), as required by Section 8.32 o{~
the Zoning Ordinance which meets the requirements of said section, which is available and on file in the
Planning Department; and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines and is
Categorically Exempt from the provisions of CEQA, the State CEQA Guidelines and the City of Dublin
Environmental Guidelines, under Section 15332, Class 32 of the California Environmental Quality Act
Guidelines, as there is no potential for significant environmental effects to occur as a result of the project
and the project would be located on an infill site which was previously improved. The project consists of
· expansiOn and renovation of an existing auto dealership, m~d is consistent with all General Plan and
Zoning regulations and currently served by all required utilities' and public services; and
WHEREAS, the City adopted the Downtown Core Specific Plan on December 19, 2000 which was
prepared pursuant to Government Code Sec. 65450 et seq.; and,
WHEREAS, the Specific Plan includes permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
ATTACHMENT
WHEREAS, the Specific Plan land use category/designation for the Honda auto dealership site is
R/A Retail/Auto land use, which includes sales and service of new and used vehicles. The Specific Plan
established increased Floor-Area-RatiOs (FARs) for properties within the Plan area, including the Dublin
Honda property, which is the maximum FAR of .79 or 79 %. With the expansion of the showroom and the
new service.and repair center, the resulting FAR will be .55 or 55%; therefore, the project would be
consistent with the maximum allowable FAR established by the Downtown Core Specific Plan; and,
WltEREAS, the project is consistent with the Dublin General Plan as the land use designation for
the site is Retail/Office, which allows certain automotive uses that are new or existing. Approval of the
project would allow the existing Honda auto sales and service at the site to continue operations, and also
expand the facilitY to provide improved auto related sales and services to the community. Additionally,
the project is consistent with the Land Use Element of the General Plan, which contains Guiding Policy
2.2.2A stating that the City's policy is to keep automobile dealers in Dublin; and
WHEREAS, the Planning Commission held a public hearing on said application on July 8, 2003;
and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WltEREAS, a Staff Report was submitted to the Planning Commission recommending that the
Planning Commission recommend the PD Planned Development rezoning and Stage 2 Development Plan,
as shown in Exhibits A-1 and A-2, the.Site Development Review, and Master Sign Program to the City
Council for approval; and
WHEREAS, the Plamfing Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning
Commission does hereby make the following findings and determinations .regarding said proposed
Planned Development Rezoning:
The Planned Development Zoning District and Development Plan (Stage 2) meets the purpose
and intent of Chapter 8.32 of the Zoning Ordinance because they will provide a retail
commercial use that is an appropriate use for the site, which promotes the development and
expansion of retail automotive uses, 'and which is located near adjacent retail commercial land
uses. The comprehensive Development Plan will be sensitive to surrounding uses by virtue of'
site layout and design of the architecture and site plan; and
Development under the Planned Development Zoning District and Development Plan (Stage 2)
would be harmonious and compatible with existing and future development in the surrounding
areas due to site design/layout, architecture design, setback, parking' and landscaping
requirements of the Planned Development Zoning District, which are adequate and have been
specially designed to fit into the existing neighborhood. Both uses are supportive of
surrounding retail uses throUgh the provision of retail automotive related sales and services for
community residents and businesses in the surrounding Commercial areas, and supportive of
similar surrounding retail commercial uses; and
Co
The Planned Development (PD) Rezoning and Development Plan is consistent with the
general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in
2
that it contains all informatiOn required by Section 8.32 of the Zoning Ordinance for a Stage 2
Development Plan and accomplishes the objecti-ves of Section 8.32.0 ! 0, A through H, of the
Zoning Ordinance; and
The'subject site is physically suitable for the type and intensity of the zoning d/strict being
proposed because it is located on relatively fiat land within a developed downtown area
adjacent to existing retail commercial uses, and contains existing development to be expanded,
and because it is located adjacent to roadways which are designed to carry traffic that would be
generated by the proposed type of use; and
The Planned Development Rezoning will not have a substantial adverse effect on health or
safety or be substantially detrimental to the public welfare or be injurious to property or public
improvement as all applicable laws and regulations will be satisfied; and
The Planned Development Rezoning will not overburden public services as ail agencieS must
commit to the availability of public services prior to the issuance of building permits as
required by City laws and regulations; and
The Planned Development District Rezoning/Development Plan and accompanying Site
Development Review and Master Sign Program, will create an attractive, efficient, and safe
environment; and
Ho
The Plat,ned Development District Rezoning will benefit the public necessity, convenience,
and general welfare by providing conveniently located auto related services; and
The Planned Development District Rezoning and-aCcompanying Site Development Review
and Master Sign Program will be compatible with and enhance the general development of the
area as the auto dealership will be remodeled and renovated; and
Jo
The project is consistent with the Retail/Office designation of the Dublin General Plan which
allows certain automotive uses that are new or existing, and the R/A Retail/Automotive
designation of the D6wnt0wn Core Specific Plan, and the proposed use types are permitted by
said designation.
BE IT FURTHER' RESOLVED THAT the Dublin Planning commission does hereby
recommend that the City Council approve a PD Plarmed Development Zoning District and Development
Plan for PA 02-031 Ken Harvey/Dublin Honda, with the Rezoning and Development Plan attached as
Exhibit A-1' and A-2, which constitute the regulations for the use, improvement, and maintenance of the
property. Except as specifically identified otherwise in the approved Development Plan, development and
operation of land use activities within this Rezoning shall be subject to the current City of Dublin Zoning
Code and to the approval Site Development Review and Master Sign Program.
PASSED, APPROVED AND ADOPTED this 8th day of July 2003.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Manager
Planning Commission Chairperson
g:\pa'~2002\02-03 lkPD Reso - PC.doc
RESOLUTION NO. 03-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVAL OF PA 02-031 KEN HARVEY/DUBLIN
HONDA FOR SITE DEVELOPMENT REVIEW FOR EXPANSION AND RENOVATION OF
THE HONDA AUTO DEALERSHIP LOCATED AT 7099 AMADOR PLAZA ROAD
WHEREAS, the Applicant/Property Owner has requested approval of a Site Development
Review in conjunction with a PD Planned Development rezoning and Stage 2 Development Plan and
Master Sign Program to expand and renovate the Dublin Honda auto dealership located at 7099 Amador
Plaza Road, within the Downtown Core Specific Plan area and the PD Planned Development Zoning
District; The Proposal is to remodel and expand the showroom area of the dealership, and renovate the
exterior of the building to meet the requirements of the Honda Corporation for their franchises (see
Attachment 1, Exhibit A-2, Project Plans prepared by Michael Zucker & Associates, dated June 12,
2003). Additionally, .approximately 19,000 square feet would be constructed for a larger service area with
an open parking area on the second level for vehicle storage and overflow parking, and the vehicle drop-
off area is proposed to be expanded and covered to provide two entry lanes and one exit lane, resulting in.
a total square footage of approximately 33,100; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Enviroranental Guidelines and is
Categorically Exempt from the provisions of CEQA, the State CEQA Guidelines and the City of Dublin
Environmental Guidelines, under Section 15061 (b)(3) and Section 15332, as there is no potential for
significant environmental effects to occur as a result of the project and the project would be located on an
infill site which was previously improved with structures, utility service and other improvements; and
WHEREAS, the City adopted the Downtown Core Specific Plan on December 19, 2000 which was
prepared pursUant to Government Code Sec. 65450 et seq.; and,
WHEREAS, the Specific Plan includes permitted land uses, development standards, urban design
guidelines, transportation improvementS and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the Specific Plan land use category/designation for the Honda auto dealership site is
R/A Retail/Auto land use, which includes sales and service of new and used vehicles. The Specific Plan
established increased Floor-Area-Ratios (FARs) for properties within the Plan area, including the Dublin
Honda property, which is the maximum FAR of .79 or 79 %. With the expansion of the showroom and
the new service and repair center, the resulting FAR will be .55 or 55%; therefore, the project would be
consistent with the maximum allowable FAR established by the Downtown Core Specific Plan; and,
WHEREAS, the project is consistent with the Dublin General Plan as land use designation for the
site is Retail/Office, which allows certain automotive uses that are new or existing. Approval of the
project would allow the existing Honda auto sales and service at the site to'continue operations, and also
expand the facility to provide improved auto related sales and services to the community. Additionally,
the project is consistent with the Land Use Element of the General Plan, which contains Guiding Policy
2.2.2A stating that the City's policy is to keep automobile dealers in Dublin;-and
WI-IEREAS, the Planning Commission did hold a public hearing on the project on July 8, 2003 on
the PD Planned Development Rez0~iing, Site D~velopmentReview; and Master Sign Program, and
recommended apprOval of the project to'the City Cbuncil; and
WHEREAS, prop'er':notice of said public hearing Was ~iven in all respects aS.required bY law; and ·
WHEREAS, a Staff Report'was submitted to the Planning Commission recommending that the City
Council approve the application; and
WHEREAS, the Planning CommisSion did hear and. use their inciependent judgment and considered
all said reports, recomm~ndatio/~s, and'testimony hereinabove set forth; and
WHEREAS, the Planning CommisSion has found that the' proposed Project is appropriate for the
subject site.
NOW, THEREFORE,.' BE IT RESOLVED THAT THE Planning Comis:si6n of the CitY of
Dubliri does hereby adopt a Resolution recommending City CoUncil approval of PA 02-031, the Site
DeveloPment Review, ~-nd doe~'hel-eby make the foilO%ing findings:
A. The Ken Harvey/Dublin Honda project is consistent with the intent and purpose of Chapter 8.104
site Development Review of the Zoning Ordinance.
B. The approval of this application, as conditioned, is in the best interest of the public health, safety
and general welfare.
The proposed site development, including site layout, structures, vehicular access, circulation,
setbacks, height, fencing, public safety and similar elements has been designed to provide a
desirable environment for the development and the public.
The proposed parking lot will provide sufficient parking for the auto dealership use with a total of
180 parking spaces, where 121 parking spaces are required for the dealership based on the various
uses in the building. Therefore, adequate on-site parking would be provided to meet parking
demand for the various land uses and activities proposed for the project.
Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings; building materials and colors;
screening of exterior appurtenances; and exterior lighting and similar elements have beea
incorpOrated into the project in order to' insure compatibility of this commercial development with
the deVelopment'S deSign Concept or theme and the architectUral Character of the surroUnding
retail and commercial uses.
The proposed silage for the project is compatible with the d~sign of the autO' dealership,
surrounding uses} and other design elements in the project, and a Master Sign Program is part of
the project application submitted for approval.
Landscape~considerations, including the location, type, size, color, texture and increased corel'age
of plant materials, the proposed pedestrian access areas and similar enhanced landscaping
elements have been considered tO ensure visual relief and an. attractive environment for the' pubiic.'
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby recommends
the City Council approve PA 02-031 Ken Harvey/Dublin Honda Site Development Review request to
construct an approximately 23,500 square foot expanded area and renovate the interior and exterior of the
existing building at 7099 Amador Plaza Road for a total of approximately 33,100 square feet, as generally
depicted by the plans, labeled Exhibit A-2 of the PD Planned Development and Stage 2 Development
Plan, consisting of 13 sheets prepared by Michael Zucker & Associates, dated received by the Planning
Department on June 12, 2003, subject to the approval of the PD Planned Development and Stage 2
Development Plan, and compliance with the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise~ all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use~ and shall be subject to Department of Community
Development review and approval. The following codes represent those departments/agencies '
responsible for monitoring compliance of the conditions of approval. [PL] Planning~ [BI Building~
[PO] Police~ [PW] Public Works [ADM] Administration/CiW Attorney, IFIN} Finance, IF] Alameaa
Coun .ty Fire Department~ [DSR] Dublin San Ramon Services District~ [CO] Alameda Coun~
Department of Environmental Health.
CONDiTiON'TEXT ~SP:~ -. WHEN
':aor to)
GENERAL CONDITIONS
1. Planned Development Rezoning. This appro;cal shall be PL Building Permit
as generally depicted on the project plans and
Development Plan labeled Exhibit A-1 and A-2 of the PD
Planned Development Rezoning and Stage 2
Development Plan, dated received June 12, 2003, and
prepared by Michael Zucker & Associates, consisting of
13 sheets..
2. Fees. Prior to the issuance of a building permit, all B, PL, Building Permit
applicable fees shall be paid. These fees shall include, ADM
but not be limited to, those fees required by .City
Ordinances such as Traffic Impact Contribution Fees,
School Impact fees, .Fire Impact fees, Regional
Transportation Fees, or any other that may be adopted. In
addition, all fees required by DSRSD, ACF, Zone 7, shall
be paid in accordance with those Agencies' ordinances
and regulations.
3. Compliance with Agencies. The Applicant/Developer F, PW, PO, Prior to issuance of
shall comply with applicable Alameda County Fire, Z7, DSR, Building Permits
Dublin Public Works Department, Dublin Building PL
Department, Dublin Police Service, Alameda County
Flood Control District Zone 7, Alameda County Public
Health, and Dublin San Ramon Services District
requirements. Prior to issuance of building permits or the
.- · .... ........... · .
installation of any improvements related to thi~ project,
the DevelOper sMil SupPly written statements'fr6m each
sUch-agencY or depat~mer/t to ff/e Planning Department,
indicating that all applicable condition's required have
been or will be met.
4. ? BUilding Code and Ordinance Compliance. Ail projectB 'Through cd~ple~idn
construction shall comply with all requirements of the
Bffiidihg Code and :Or~fi~ee~s :'id'effect ~{:'the ti~e of,
buitdifi!~p~if:aPP~bVal. ,%-:...,'~ ../ :.~:. ..... .,... . . . . ..:
'i.~!:, :':;~ .:.'::.5~:'::i: ,i" ': :i '"' i "'. : :: .:' i i';".:: ~: ..... ' I....:, .......
5. :Buildiln~ PeFha~'i:i](B~i!ding;i3emks:ft~ th'e'~P~SiOn':'' '"PL~ B
~'~reho~eiiiig'!~f~fid:buii~figs.siiali~'b:e see~efi?~d ~ ·
co%mctitfi· dt~enc~dWith{fi 6~e:(i) ye~.iif~i:::~e .:'
effective date of this approval or said approval shall be
void. This one (.1) year period may be extended an
additional one.. (1).year after,the, expiration date of this
apprOVal (aWritten reqdest ~°r the extension must be
submit40dprior to the ~expiration date) by the Community
Developmeht Director upon the determination that the
Conditions of Approval remain adequate to assure that the
above stated Findings of Approval will continue to be
met. ,.
6. Addressing. Addressing will be required on ail doors B Prior to Occupancy
leading to the exterior of the building. Addresses shall be
illuminated, be able to be seen from the street, and be a
minimum height of 5 inches.
7. Application for Building Permits/Submittal of PL, B Prior to issuance of
Materials. To apply for buildi~ng permits, the Building Permits:
Applicant/Developer shall submit eight (8) sets of
construction plans to the Building DivisiOn for plan
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations
shall clearly indicate how all Conditions of Approval will
or have been complied with. Construction plans will not
be accepted without the annotated conditions attached to
each set of plans. The Applicant will be responsible for
obtaining the approvals of al! participating non-City
agencies prior to the issuance of building permits.
8. Construction Plans. Construction plans shall be fully B Prior to issUance of
dimensioned (including building elevationS) accurately Building Plans
drawn (depicting all existing and proposed Conditions on
site), and prepared and signed by a licensed civil
engineer, architect or landscape, architect. The site plan,
landscape plan and details shall be consistent With eaCh
other.
9. Operation of Uses. The Applicant/Property Owner shall B, PL Ongoing
develop this project and operate all uses in compliance
with the COnditions of Approval of this Site Development
Review and the regulations established in the Planned
Development (PD) Zoning Ordinance. Any violation of
the terms or conditions specified may be subject to
enforcement action.
10. Revocability. The permit shall be revocable for cause in PL Ongoing
accordance with Section 8.132 of the Dublin Zoning
Ordinance.
11. Modifications to Planned Development. No further PL Ongoing
approvals shall be granted to increase the service area,
office space or showroom, unless an amendment to the
Planned Development Rezoning Development Plan is
submitted for approval by the Planning Commission.
Minor modifications may be submitted for approval by
the Community Development Director at his/her
discretion.
12. Effective Date. No development shall be permitted until PL Ongoing
the Planned Development Stage 2 Development Plan
rezoning submittal has been approved by the City
Council.
13. Siting and Design. The proposed buildings shall be PL Prior to issuance of
generally located as shown on the Site Plan of the Project Building Permits
Plans, Exhibit A. The architectural design o£the
buildings shall emphasize low profiles and rooflines, the ·
use of colors shown on the plans, non-reflective surfaces,
compatibility with existing structures on the site, and
appropriate landscape screening. The architectural
guidelines in the Development Plan for the project,
Exhibit A-l, shall be reflected in the overall design of the
new facilities.
i4. Roof Equipment Screening. All roof equipment shall be PL, B Prior to issuance of
completely screened from view by a parapet. Equipment Building Permits
not screened by a parapet shall be screened by materials
architecturally compatible with the building, as approved
by the Community Development Director.
15. Standard Public Works Conditions of Approval. PW Prior to Issuance of
"AppliCant/DeveloPer s~xali Comply with all applicable '' Building Permits
City of Dublin standard Public Works Conditions of
Approval (Attached to this Resolution). In the event of a
conflict between the Standard Public Works Conditions
of Approval and these Conditions, these conditions shall
prevail.
16.Master Sign Program/Sign Site Developm~nt'Review.
All signage shall conform to the Master Sign Program
reviewed and approved as part of the project. Individual
signage shall be subject to Sign Site D~velopment
Reviews. Modifications may be Considered by the
Zoning Administrator upon application fora si:g~: :Site
Development Review pursuant to Section 8.104 Site
Development Review.
17. Temporary Construction Fencing~ The use of PW, B During Construction
temporary constrUction fencing shall be installed to
safeguard the public during construction 'of the new
building and site improvements. Said fencing shall be
subject to the review and approval of the Public Works
Director and the Building Official.
18. ADA Requirements/Handicap Ramps. All handicap
ramps shall comply with all current State ADA
requirements and City of Dublin Standards.
LIGHTING/LANDSCAPING
19. Exterior Lighting. All exterior light fixtureS shall be PL Prior to issuance of
equiPped with cUt-off lenses, directed downward, and Building Permits
limited in height .to the maximum necessary for adequate
illumination to minimize excess light and glare.
20. Lighting. The Developer/Applicant shall submit for PO, PW Prior to issuance of
approval a photometric lighting plan that demonstrates Building Permits
that all exterior areas of the site will have a lighting l~vel
not less than 1.0 foot-candles at the ground surface.
Lighting in landscaped areas throughout the project shall
be subject to review and approval of City's Landscape
Arc.hitect~ Planning, and Public Works Departments, in
consideration of IES standards for lighting in
public/community areas.
21. Final Lighting Plan. The applicant shall submit a final PO, PW Prior to Occupancy
lighting plan for approval by the Dublin Police Services.
At a minimum the plan should include: 1.0 foot candle
ti~hti~ at all doors, and l~htin~ fi×tures should be of a
v~dat-resistant type.
22. Water Efficient Landscape Regulations. DSR, PW Ongoing
Applicant/Developer shall comply with all
implementation of the "Water Efficient Landscape
Regulations" of the Zoning Ordinance.
23. Final Landscape and Irrigation Plan. A Final PL Prior to Issuance of
Landscape and Irrigation Plan prepared and stamped by a Building Permits
State licensed landscape architect or registered engineer,
.generally Consistent with the preliminary landscape plan
Iprepared by Michael Zucker & Associates, dated received
June 12, 2003 (see Exhibit A-I, Sheet L-I), along with a
cost estimate of the work and materials proposed, shail be
submitted for review and approval by the Community
Development Director.
24. standard Plant Material, Irrigation and Maintenance PL, PW Prior to Issuance of
Agreement. The Applicant/Developer shall complete Building Permits
and submit to the Dublin Planning Department the
Standard Plant Material, Irrigation and Maintenance
Agreement.
PUBLIC SAFETY
25. Fire Department. The Applicant shall comply with all ' F Prior to Occupancy
applicable regulations and requirements of the Alameda
County Fire Department (ACFD), including payment of
all appropriate fees.
26. Fire Extinguishers and Alarms. Fire extinguishers and F Prior to Occupancy
alarms are required in ali buildings and in accordance
with the regulations and requirements of the Alameda
County Fire Department (ACFD), including payment of
all appropriate fees.
27. Fire Hydrants. All fire hydrants shall be shown on final F
plans.
28. Security. All security for the use must comply with the PO Prior to Occupancy
City of Dublin Non-Residential Security Requirements.
29.' Graffiti. The Applicant/Property Owner shall keep the PO Ongoing
site clear of graffiti vandalism on a regular and
continuous basis at all times. Graffiti resistant paints for
the structures and film for windows or glass should be
used.
~ ~GENCY ~QUi!RED·
(Prio~ to)'
30. Exit Paths. The proposed parking shall not impede PW, B Ongoing
required exit paths or encroach into pedestrian pathways.
PUBLIC WORKS
31.. Traffic Mitigation Contribution. The PW Prior to issuance of
Developer/Applicant shall pay Voluntary Traffic Building Permits
Mitigation Contributions based on the number of daily
vehicle tripS generated by the project. The contribution or
fee shall be collected for each phase of development
based on the number of daily vehicle trips generated by
said use, and assuming 118 total vehicle trips for all uses.
The total contribution for both phases of the project shall
be $34,928.
32. Existing Underground Utilities and Associated PW Ongoing
Easements. According to the Preliminary Title Report
for the project site, several existing easements encumber
the site. The Applicant/Developer shall assure that the
rights of each easement holder are not compromised as a
result of the proposed improvements. If any existing
utilities or other improvements protected by said
easements are altered or removed, the
Applicant/Developer shall submit evidence that the
easement holder consents to said work~
33. Storm Drainage. The Applicant/Developer shall modify PW Prior to. issuance of
or replace the existing storm drainage system to convey Building Permits
the on-site storm runoff to the existing public storm drain
system. Not more than ¼ acre of the site will be allowed
to surface drain to the abutting public streets through the
driveway, and in no event shall storm runoff flow across
the public sidewalks.
34. Parking. The parking lot shall be constructed in PW Prior to Occupancy
accordance with the Exhibits approved with this
application. All parking stalls shall be built in accordance
with Building Code and Municipal Code requirements.
In addition, all customer stalls shall be clearly identified
with signs and pavement marking.
35. Pavement Slopes. Pavement slopes within the parking PW Grading
field shall not exceed 5% in any direction, and shall not
be flatter than 1%. Within any parking stall designated
for the physically disabled, the slope shall not exceed 2%
in any direction.
· ' (Prio.~ to)'.,
'36. PhYsically Challenged Tow-Away Sign. An R100B PW Ongoing
(Disabled Parking Regulations) sign shall be installed at
each driveway entrance to the site with amended text as
follows, "towed vehicles may be reclaimed at DUBLIN
POLICE or by telephoning 833-6670".
37. Public Improvements. The Applicant/Developer shall PW Prior to Occupancy
replace all damaged improvements, along the project
frontage, within the public right-of-way, including curb,
gutter, sidewalks, driveways, paving and utilities to the
satisfaction of the Director of Public Works. Any
improvement constructed within the public right-of-way
. shall be constructed in accordance with the City's
approved standards. An encroachment permit will be
needed from the City of Dublin for any work within the
public rights of way. The Applicant/Developer shall
replace damaged sidewalk on the Amador Plaza Road
frontage, and replace pavement markings as needed.
38. Easements. The existing Drainage Easement, Storm PW Ongoing
Drain Easement, and Sanitary Sewer Easement (recorded
as Series No. 85-235999, 72-34582, and 70-28781) shall
be maintained as clear and open and no part of any
building shall interfere with said easements.
39. Maintenance Covenant and Agreement. The PW Prior to issuance of
Applicant/Developer shall contact the Building Official in Building Permits
regards to getting permission to move the Covenant and
Agreement Regarding Maintenance of Yards for Over-
Sized Building Easement (recorded as Series No. 90-
324662 on 12/11/90) westerly to accommodate the new
proposed building. This said easement should be
recorded with the Alameda County Recorders Office
prior to obtaining Building Permit.
40. Utility Boxes. All sewer clean-outs, water meter boxes, PW Prior to Occupancy
and other utility boxes shall be set to grade to the
approval of the Director of Public Works.
41. Bicycle Parking. The applicant/Developer shall install PW Prior to Occupancy
one Bicycle parking space in a rack for every 40 vehicular
parking spaces near several entries to the satisfaction of
the Director of Public Works. Bicycle racks shall be
located near the building entrances for convenient
surveillance by the employees and patrons.
# A~GENCY
' GEOTECHNICAL
42. Geotechnical Investigation. A site-specific geotechnical PW Grading
investigation shall be required for each building
constructed as part of the proposed expansion prepared by
a California-registered geologist or California- registered
engineering geologist. The report(s) shall address the
potential for Geotechnical hazards and impacts to
structures for active earthquake faults, expansive soils,
and the potential for landslides on the site, pavement
sections, and foundation design. Specific measures to
reduce seismic hazards, expansive soils and landslide
hazards toa less-than~significant level shall be included
in the report(s) and implemented as part of the project
during all phases.
43. Erosion And Sedimentation Control Plan. gm erosion PW Grading
and sedimentation control plan shall be prepared by a
California-registered civil engineer for implementation
during the rainy Season (Generally from Oct 1 st to April
15th). The plan should be prepared in accordance with
City of Dublin and RWQCB design standards and shall
be. approved by the Dublin Public Works Director prior to
issuance of a grading permit. It is recommended that this
plan, at a minimum, include the following provisions:
· Existing vegetated areas should be left
undisturbed until construction of
improvements on each portion of the
development site is actually ready to
commence;
· All disturbed areas shr~uld be immediately
revegetated or otherwise protected from
both wind and water erosion upon the
completion of grading activities;
· Stormwater runoff should be collected into
stable drainage channels, from small
drainage basins, to prevent the buildup of
large, potentially erosive stormwater
flows;
· Specific measures should be implemented
to control erosion from stockpiled earth
and exposed soil;
· Runoff should be directed away from all
areas disturbed by construction;
· Sediment ponds or siltation basins should
be'used to trap eroded soils before runoff
(PriOr to)
is discharged into on-site or offsite
drainage culverts and channels;
o To the extent possible, major site
development work involving excavation
and earth moving shall be scheduled
during the dry season. ,
44. National Pollution Discharges Elimination Permit. PW Grading
Pursuant to the Alameda County's National Pollution
Discharges Elimination Permit (NPDES) No.
CAS0029831 with the California Regional Water Quality
Control Board, ail grading and construction activities
within the City of Dublin must comply with the
provisions said permit. In particular, all storm drain inlets
shall be fitted with Filter Devices to remove
Hydrocarbons and other contaminants and stenciled "No
Dumping Flows to Bay" on the face of curb next to the
inlet.
45. Hydrology Study. The project sponsor shall submit aPW Grading
hydrology study for the proposed project, prepared by a
California-registered civil engineer, documenting the
amount of current stormwater runoff from the site,
estimated future quantities of runoff, and the ability of
downstream facilities to accommodate increased
stormwater quantities. The study shall be approved by
the City of Dublin Public Works Department and Zone 7
District Engineer prior to issuance of a grading permit. (A
permit from Zone 7 will be required for any connection to
Zone 7's drainage network.
CONSTRUCTION
46. Construction-Related Traffic. Construction-related PW Ongoing
traffic shall be prohibited on Amador Valley Boulevard
and other local streets, and shall instead use Dublin
Boulevard exclusively during all work associated with the
various phases of the proposed expansion project.
47. Fees and Bonds. The applicant shall obtain all necessary PW Ongoing
permits, pay all applicable fees and post bonds as
required.
48. Construction Practices. The following construction PW On-going
practices, based on BAAQMD standards, shall be
required during all phases of construction on the project
site:
#.
~ior to~.
· Water all active construction areas as needed;
· Watering or covering of stockpiles of debris, Soil,
sand or other materials that can be blown by the
wind;
· Cover all trucks hauling soil, sand, and other loose
materials or require all trucks to maintain at least
two feet of freeboard;
· Pave, apply water three times daily, or apply (non-
toxic) soil stabilizers on all unpaved access roadS,
parking areas and staging' areas at construction
sites;
· Sweep daily (with water sweepers) all paved
access road, parking areas and staging areas at
construction sites;
· Sweep streets daily (with water sweepers) if
Visible soil material is carried onto adjacent public
streets;
· Hydroseed or apply non-toxic soil stabilizers to
inactive construction areas;
· Enclose, cover, water twice daily or apply non-
toxic soil binders to exposed stockpiles (dirt, sand,
etc.);
· Limit traffic speeds on unpaved roads to 15 mph;
· Install sandbags or other erosion control measures
to prevent silt runoff to public roadways; and
· Replant vegetation in disturbed areas as quickly as
possible.
49. Public Works Checklist. The applicant shall use the PW Ongoing
Public Works Checklist to comply with other Public
Works Conditions for this project.
ARCHAEOLOGICAL
50. Archaeological. If an archeological or Native American PL Ongoing
arti£act is identified during Sitework and preparation,
grading, or construction, work on the project shall cease
immediately until a resource protection plan conforming
to CEQA Guideline Section 15064.5 (e) is prepared by a
qualified archeologist and approved by the Dublin
Community Development Director. Project work may be
resumed in compliance with such plan. If human remains
are encountered, a native American descendant and the
County Coroner shall be contacted immediately.
NOISE
(~ri~r-to)
51. Noise Reduction MeaSur;s'i The following construction PW Ongoing '
noise redUction measures shall be implemented as part of ~
al1 cOnstruction.
· ' Limit construction time to 7:00 a.m, to 5:30p.m.
Monday-Friday, except state and federal holidays.
Excgpti.ons may be granted in writing by the City
Engineer for emergency or' extenuating circumstances ~. : :~,..
· All 'co~truction equipment, should be in-good
working condition, and the mufflers should be.
inspected for proper functioning.
Designate a construction noise coordinator, This
coordinator shall be available to respond to
complaints from neighbors and take appropriate
measures :to redUce noise,
WATER/sEWER ~.
52. Improvement Plans. ComPlete improvement plans shall DSR Prior to issuance of
be submitted to DSRSD that conform to the requirements Building Permits
of the DSRSD Code, the D SRSD "Standard Procedures,
Specifications' and Drawings for Design and Installation
of Water and Wastewater Facilities", all applicable
DSRSD Master Plans and policies and all Recycled Water
Design and Construction Standards.
53. Waterline Systems. Should water lines be extended to DSR Occupancy
serve the project, domestic and fire protection waterline
Systems for Tracts or Commercial Developments shall be
designed to be looped or interconnected to avoid dead end
sections in accordance with requirements of the DSRSD
Standard Specifications and sound engineering practice.
54. Extension of WatedSewer Lines. Should water/sewer DSR Occupancy
lines be extended to serve the project, DSRSD policY
requires public water and sewer lines to be located in
public streets rather than in off-street locations to the
fullest extent possible. If unavoidable, then public sewer
or water easements must be established over the
alignment of each public sewer or water line in an off-
street or private street location to provide access for
future maintenance and/or replacement.
55. Submittal to DSRSD. Should water/sewer lines need to DSR Occupancy
be extended to serve the project, the locations and widths
of all proposed easement dedicatioris for water and sewer
lines shall be submitted to DSRSD.
(~rio~ t~!)
56. Easement Dedication. Should water/seWer lines need'to DSR Occupancy
be extended to serve the project, all easement dedications
for DSRSD facilitieg shall be by separate instrument
irrevocably offered to DSRSD or by offer of dedication
on the Parcel Map.
57. Utility Construction Permit. Should water o'r:':gewef DSR Pri0~ to iS'sUan~e of
facilities be extended for the project, no sewerline Or Building Permits
water line construction shall be Permitted unless the
proper utility construction permit has been issued by
DSRSD. A construction permit will only'be issued after '. ·
all of fees and permits have been obtained.
58. Hold Harmless. The Applicant shall hold DSRSD, its DSR Ongoing
Board of Directors, commissions, employees, and agents
of DSRSD harmless and indemnify the same from any
litigation, claims, or fines resulting from completion of ~ ~'
the project.
59.. Substitution of Materials. All exterior architectUral PL Prior to issuance of
elements visible from view and detailed on'the plans shall Building.Permits '
be in a style and in materials in harmony with. the exterior
of the building. Any substitutions of materials are subject
to the approval of the Community Development Director,
and must be of a quality and appearance similar to that
approved with this Site DevelOpment Review approval.
PASSED, APPROVED AND ADOPTED this 8th day of July 2003.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Manager
Planning Commission Chairperson
RESOLUTION NO. 03 -
A RESOLUTION OF THE PLANNING coMMISSION
OF 'THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL APPROVE A MASTER SIGN PROGRAM FOR
KEN HARVEY/DUBLIN HONDA LOCATED AT 7099 AMADOR PLAZA ROAD
PA 02-031
WHEREAS, the Applicant has requested approval of a Master Sign Program for existing signage
and proposed signage at the Dublin Honda auto dealership located at 7099 Amador Plaza Road in
conjunction with a PD Planned Development rezoning and Stage 2 Development Plan, and Site
Development Review, to expand and renovate the auto sales and service facilities; and
WHEREAS, the Master Sign Program would provide a comprehensive signage program for the
auto dealership, and provide superior quality and design of signage for the site, compatible with the style
and character of the existing improvements on the site and the surrounding area; and
WHEREAS, the existing signage on the site Consists of one 50-foot high pylon sign with the
company logotype and a small directional sign, a freestanding directional sign, a wall-mounted dealership
name sign and two wall-mounted logotype signs; and
WHEREAS, additional signage proposed would include an 8-foot company logotype wall-
mounted on the face of the.building frontage, small directional signage, a new wall-mounted service
center location sign, and a wall-mounted company logotype and a company name sign on the building
parapet on the 1-680 frontage in accordance with the sign plans received on April 23, 2003, shown in
Exhibit B, and on file; and
WHEREAS, a complete application for the requested action is available and on file in the
Department of Community Development; and
WHEREAS, the Planning Commission did hold a public hearing on said application for this
project on July 8, 2003; and
WHEREAS, pr~oper, notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
recommend the Master Sign Program, PD Planned Development rezoning and Stage 2 Development Plan,
and the Site Development Review to the City Council for approval for the proposed expansion and
renovation of the Dublin Honda auto dealership; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth, and this recommended
approval shall be as generallydepicted on the plans stamped received on April 23, 2003 and on file with
the Dublin P!anning Department.
Page 1
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby make the following findings and: dete~natior/s :regarding said proposed Dublin Honda
Master Sign Program:
Do
The Master Sign Program (MSP) for PA 02-031 Dublin Honda contributes to an effective and
attractive identificatiOn of the car dealership and its users by providing clear, legible and succinct
signage th'at will identify and dkect automobile and pedestrian: traffic ~to the site.
The ddsi~':quality' of the site, imP/6ved with this MSP, and 'the sUrro~di~g area will be Stfperior
to the quality that would result under the re~tations and Standards of Section 8.84.40 '!Sign
Development Regulations"; 8.84.050, Signs Subject To Permits, 8.84.110, "Regulations for Wall
S~gns and Project~ng Signs; and 8:84~I2 , "Freestanding :Sign General Regulations". The MSP
allows ~e use of one existing freestanding sign for the si~e2:~ All exiSting and Proposed signage
will conform to the overall design and .layout of the car deal'ership.
All of the existing and prOpoSed signs have been designed to be compatible with the style and
character of the existing improvements on the site and they are well related to each other.
Ail existing and proposed signage is Visible, legible, does. not cause glare or disrupt the flow to
pedestrian or vehicUlar'traffiC and conforms with the' Design Criteria in Section 8,84.060, of the
Zoning Ordinance. The existing freestanding signs are of a scale that relates well to the existing
layout of the used car dealership
The aPiSroval of the MSP is consistent with the intent of Section 8,104, "Site DevelopmEnt
Review" (SDR). The MSP compliments and impi~Ove~ ~the site'S development and design by:
providing a comprehensive sign program that incorporates the architectural style and design of the
existing buildings. Additionally, all signage will promote safe traffic circulation to and within the
site.
Fo
The approval of the MSP, as conditioned, complies with the Retail/Office designation of the
General Plan and the general requirements established in the Zoning. Ordinance because it
establishes a comprehensive, well-designed automobile dealership slgnage program for the
development.
The approval of the MSP, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and general
welfare because it promotes a sign program that will provide effective and attractive identification
for the site.
II,
The proposed MSP considered site layout, vehicular access, circulation, parking, setbacks, height,
wallS, public safety and similar elements to' ensure that the MSP design assists in the provision of
a desirable environment for the automobile dealership.
Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors, screening
of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the
MSP, where appropriate, in order to insure the compatibility of the signage within the design
concept and the character of adjacent buildings and uses and in accordance with the design
guidelines of the Downtown Core Specific PI:an,
Landscape considerations including the requirement for planters and additional landscaping on the
site and the rooftop parking lot that are of sufficient width, length and height have been required to
insure visual relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does
hereby adopt a Resolution recommending City Council approval of PA 02,-031, the Master Sign Program
for Dublin Honda, subject to the Conditions of Approval as follows:
Page 2
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies respOnsible for monitoring
compliance of the conditions of approval. [PL] Planning, [BI Building, [PO] Police, [pv~rl Public
Works, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire
Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of
Environmental Health.
GENERAL SIGN REQUIREMENTS:
1. This Master Sign Program approval for PA 02-031 is for an existing and previously approved
freestanding sign, four other existing signs, and seven wall-mounted and directional signs as
shown on Exhibit B, and as generally depicted and indicated by plans prepared and submitted by
Dublin Honda and Michael Zucker & Associates, consisting of 2 sheets with attached colored
elevations of typical signage, dated received April 23, 2003, stamped approved and on file with
the City of Dublin Community DeveloPment Department. Sign' s approved under this Master Sign
Program shali generally conform to the following conditions, dimensions, restrictions and
notations made and indicated on the plans labeled Exhibit B and the Dublin Zoning Regulations.
[B, PL}
2. All signage shall comply with the provisions establiShed in this Master Sign Program or to the
Specific conditions stated. Modifications may be considered by the Zoning Administrator upon
application for a Sign Site Development Review pursuant to Section 8.104 Site Development
Review. [PL]
3. Building Permits for installation of all signage for the Dublin Honda' auto dealership shall be
secured and construction commenced within 1 year of the effective date of approval of this Master
Sign Program or said approval shall be void. [B, PL]
4. All freestanding and wall-mounted signs shown on Exhibit B shall be well-maintained in an
attractive manner and in accordance with the approved plans. Any indirect light fixtures used to
illuminate any signage shall be glare-shielded. [PL]
New or proposed wall signs or additional freestanding signs for the automobile dealership site
shall first be subject to review by the Community Development Department and shall conform to
this Master Sign Program. The use of said additional wall and/or freestanding signage not shown
or indicated by this Master Sign Program approval, will require a separate Sign Site Development
Review approval by the Zoning Administrator prior to installation or use. Said signage shall
comply with the sign regulation provisions of Section 8.84.060, 8.84.110 and 8.84.I20, of the
Zoning Ordinance. [PL]
Walt-mounted signs shall be placed fiat against the building wall of the occupied frontage as
applicable. No sign shall appear above the roof line. If signs change, ail mounting holes from
previous signs' shall be repaired and walls repainted prior to mounting the new signs. [PL]
o
The use of any Temporary Promotional Signs (i.e,, banners, pennants, flags, balloons, searchlights
and similar advertising devises) for special advertising and/or promotional use shall first require a
page 3
separate Zoning Clearance approval and shall comply with the provisions established in the Sign
Regulations of the Zoning Ordinance. [PL]
8. The use of any A-Frame, portable or sandwichboard signs on the site is prohibited. Said signs
shall also not be placed within the public right,of-way. [PL, PW]
Any Vehicles with signage shall be parked as close as practical to the business it serves. Said
Vehicles cannot be parked adjacent to the Interstate 680 or.Amador Plaza Road frontages or on the
public street, vehicles with signage shall be used in the normal course of business and shall not
be used as a sign platform or for the sole purpose of attracting people to a place of business. [PL,
PW, PO]
10. This Master Sign Program/Sign Site Development Review approval shall be revocable for cause in
accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. [PL]
PASSED, APPROVED AND ADOPTED this 8th day of July 2003.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Commission Chair 2erson
Planning Manager
G:\pak2002\pa 02-03 lkPC-MSP reso
Page 4
CALL TO ORDER
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, July 8, 2003, in
the Council Chambers located at 100 Civic Plaza. Chair Fasulkey called the meeting to order at 7:00
p.m.
ROLL CALL
Present: Commissioners Fasulkey, Jennings, Nassar, Machtmes, and King; Jeri Ram, Planning
Manager; Gregory Shreeve, Building Official, Michael Porto, Planning Consultant; Janet Harbin,
Senior Planner; Kristi Bascom, Associate Planner; and Maria Carrasco, Recording Secretary.
ADDITIONS OR REVISIONS TO THE AGENDA - None
MINUTES OF PREVIOUS MEETINGS - June 24, 2003 were approved as submitted.
ORAL COMMUNICATION - None
WRITTEN COMMUNICATIONS - None
PUBLIC HEARINGS:
8.1
Continue Public Hearing for PA 03-013 T&C Auto - Conditional Use Permit to the
July 22-a Planning Commission meeting
Cm. Fasulkey opened the public hearing and continued the public hearing to July 22, 2003 Planning
Commission meeting.
8.2
PA 03-029 Conditional Use Permit for a Partial Garage Conversion - to allow the
partial conversion of a garage to residential living space on property at 11968 West
Vomac Road
Cm. Fasulkey opened the public hearing and asked for the staff report.
Ms: Bascom advised the Commission that the Applicant is requesting the approval of a Conditional
Use Permit to allow the partial conversion of garage space to residential living space. The subject
property is located at 11968 West Vomac Road. The applicant submitted plans to the Building
Department to receive a building permit for an addition to an interior remodel of their home. The
addition, which is not a part of this Conditional Use Permit, is a 1,380 square foot addition to the rear
of the house. The addition has already been permitted, but the Applicant was advised that they '
needed a Conditional Use Permit for the interior remodel as they had proposed on their plans. The
proposed interior remodel consists of converting the third car garage completely into living space and
also partially encroaching into the two-car garage space. No special planning review was required for
the third-car garage conversion, as the City's parking ordinance only requires a two-car garage.
However, in order to convert a portion of the two-car garage space, a Conditional Use Permit is
required. Instead of maintaining a 20-foot by 20-foot garage space as required by the Zoning
Ordinance, the new garage space will be 16 feet wide and 22 feet deep.
Staff has received letters from several surrounding property owners who have concerns regarding the
proposed change in the faqade from a 3-car garage, which is the prevalent style in the neighborhood.
In order to prevent the remodel from looking like an obvious garage conversion, and per the City's
parking ordinance, Staff has recommended Condition of Approval No. 5, which requires the
Applicant to remove the third-car driveway and curb cut and replace the area with landscaping. This
should ensure that once the remodel is complete, the house will look like it is intended to have a 2-car
garage, with the existing.16' 2-car garage door remaining and a 2-car wide driveway. The proposed
project, as conditioned, meets the parking requirements for the Conditional Use Permit, leaving one
large enclosed parking space in the garage and two unenclosed parking spaces in the driveway.
In conclusion, Staff recommends that the Planning Commission adopt the attached resolution
approving a Conditional Use Permit to allow the partial conversion of a garage to residential living
space in a single-family home, subject to the attached conditions of approval.
Cm. King asked how many houses in from San Ramon Road is this. property?
Ms. Bascom she believes it is three or four houses from San Ramon Road.
Cm. Fasulkey stated the City has received a letter with concerns from residents at 11963 West Vomac, .
11967 West Vomac, 11959 West Vomac, 11962 West Vomac, and 11955 West Vomac.
Blanca Munoz, Applicant, introduced her contractor Steve Evans.
Mr. Evans, contractor said Staff's presentation was very accurate. He explained that a bay window
would be installed on the front of the house where the garage door is currently. In regards to the
driveway, and from the standpoint of cost, they will remove the driveway in that area but not affect
the curb cut. The driveway will be replaced with lawn. He presented pictures to the Planning
Commission.
Cm. Fasulkey asked if there were questions for the applicant.
Cm. Jennings asked when construction would begin.
Mr. Evans explained that there is a permit for a room addition on the back of house but construction
has not begun. The garage conversion is proposed to take place at the same time.
Cm. Jennings asked how long it would take to complete the project.
Mr. Evans said 4 1/2 months.
Cm King asked about the materials proposed for the bay window.
Mr. Evans stated a vinyl window with stucco finish.
Cm. King asked the type of frame for the window.
113
Mr. Evans stated white vinyl.
Cm. King asked Ms. Munoz the number of vehicles parked on her property.
Ms. Munoz responded a Suburban, a Camry, a Honda, an E1 Camino, and a boat.
Cm. King said one of the letters from a neighbor indicates there are 2 cars and I boat parked in the
driveway as well as 4 cars parked on the street in front of the house at all times.
Ms. Munoz stated she owns the Camry and the Honda. The E1 Camino belongs to her nephew and
the Suburban and boat belongs to her ex husband, which will be removed.
Cm. Machtmes asked if the garage is used to park vehicles.
Ms. MUnoz responded no. Once the conversion is complete, the Camry and Honda will fit in the
garage.
Cm. King asked about landscaping.
Ms. Munoz stated the whole front and back of the house would be re-landscaped
Cm. Fasulkey stated the Zoning Ordinance requires 20 feet of clear space across the garage. He asked
if there would be additional cars with the increase of living space.
Ms. Munoz said there will be a new game room and the kitchen size will increase.
Cm. Jermings asked Staff about the conditions of approval.
Ms. Bascom said this application came through the Building Department first; however the Planning
Department needed to look at it for the garage conversion, which requires a Conditional Use Permit.
It is required to meet all the Building codes.
Cm. Nassar asked if the City has received any complaints prior to the Conditional Use Permit
application regarding parking issues.
Ms. Bascom said the Police Department has received some calls.
Mr. Shreeve said there are issUes raised such as who will be responsible for the curb cut. Condition
#6 reqUires an encroachment permit be obtained with a bond posted through Public Works on
completion of the work. He explained that the standard conditions placed on the project by the
Building Department require the applicant to follow the building codes.
Cm. Fasulkey read for the record the letters submitted to the City regarding the property:
In the spirit of efficiency and saving time we the following neighbors of West Vomac Road have decided
to submit this letter instead of attending the hearing scheduled for July 8, 2003. The hearing is to
review and determine if the address at 11968 should be allowed to convert their garage(s) into a living
area. If this will change the outside appearance of the home, zee are unanimously opposed to this
request. First we believe that converting a garage into room addition is not in the theme of this three-
car garage neighborhood and would adversely affect property values and the esthetics of the
neighborhood. Secondly the stated address requesting this proposal has been and is still in a state of
much needed repair. We believe funds would be better spent on fixing up the residence than on a garage
remodel. If you have any further questions please feel free to contact any of us.
Sincerely
11963 West
11967 West
11959 West
11962 West
11955 West
Vomac Road, Pat and Ali Pohl
Vomac Road, Ray and Vicki Emard
Vomac Road, Ray Abbate
Vomac Road, Terry and Pam ]ones
Vomac Road, Mark and Deanna Masterman
Cm. Fasulkey read for the record an anonymous letter received regarding the project.
My concern is that there are already 2 cars and I boat parked in the driveway (I don't think they have
been moved for a long, long time), as well as at least 4 cars parked on the street in front of their home at
all times. If they are allowed to convert their garage parking to additional living space, this would
create limited garage parking and may create even more cars. Furthermore, the condition of the outside
of the home is in need of repair. Their mailbox is falling down and the exterior of the home is in badly
need of repair. This brings down the value of everyone's property, as well as an eyesore for the
neighborhood and the town of Dublin.
Cm. Fasulkey stated that Mr. Abbate submitted a separate letter as well.
Mr. Evans stated driving through the neighborhood there are few people that use the third garage for
parking. Once the game room is complete and the pool tables can be moved from the garage it
should correct her parking problem.
Cm. Fasulkey closed the public hearing.
Cm. King asked for clarification on parking in the front of a residence.
~Ms. Bascom stated that the City's Zoning Ordinance defines it as the lawn/landscaped area next to
the driveway. For this particular project, if the garage is removed and replaced with a bay window,
the driveway would be replaced with landscaping.
Cm. King asked if the City would allow the garage door and driveway to remain to allow for parking,
but allow the conversion from inside the garage.
Ms. Ram said that would be allowed.
Cm. King has concerns with the parking issues for the property and cannot support the project unless
the boat is completely removed as a condition of approval.
Cm. Fasulkey stated the boat is transitory and that the Commission should look at the overall picture.
If the applicant moves next year, another owner may come in and own a boat as well.
Cm. Jennings said when going up that hill and making a right turn from San Ramon Road, the parked
cars cause an obstruction of view, which is dangerous.
Cm. Machtmes agreed with the neighbors concerns regarding the parking issue.
Cm. Jennings stated Staff has given two options - a resolution to approve the project and a resolution
to deny the project.
On motion by Cm. Jennings 2nu by Cm. King by a vote of 3-2 with Cm. Machtmes and Cm. Nassar
voting no, the Planning Commission approved the resoluti°n to deny the project by adopting
RESOLUTION NO. 03 - 35
A RESOLUTION OF THE PLANNING COMMISSION
DENYING A REQUEST FOR PA 03-029 FOR A CONDITIONAL USE PERMIT
TO ALLOW THE PARTIAL CONVERSION OF A GARAGE
TO RESIDENTIAL LIVING SPACE FOR PROPERTY AT 11968 WEST VOMAC ROAD
(APN 941-2751-053)
Ms. Ram explained the appeal process to the applicant (Ms. Munoz).
8.3
PA 03-016 Bank of America Site Development Review and Conditional Use Permit -
the proposed project is for a free-standing, one-story, single-tenant structure of
approximately 6,100 square feet with associated on-site parking, landscaping, and
drive-up window access located at the Southwest corner of Dublin Boulevard and
Glynnis Rose Drive
Cm. Fasulkey opened the public hearing and asked for the staff report.
Michael Porto, Planning Consultant, advised the Commission that the proposed project consists of an
approximately 6,100 square foot banking center facility with associated on-site parking, landscaping,
and drive-up window access, at the southwest comer of Dublin Boulevard and Glynnis Rose Drive. It
is part of the Koll Dublin Corporate Center Development Plan, in the Eastern Dublin Specific Plan
Area. The Applicant is requesting Site Development Review and a Conditional Use Permit for the
project. Hours of operation are proposed to be 9:00 a.m. to 6:00 p.m. Monday through Friday and
9:00 a.m. to 2:00 p.m. on Saturdays.
The amount of on-site parking provided is adequate for compliance with the City's parking
standards, which would require 41 on-site parking spaces for the proposed use. Additionally, the 12
compact spaces shown on the site are less than the 35% maximum, or 14 spaces, allowed. All
properties within Koll Dublin Corporate Center Planned Development are encumbered with
reciprocal access and parking easements which allow for functional internal circulation and shared
parking among the developed sites within this complex. In addition, proper traffic-directing
measures through driving surface patterns and signage should prevent the occurrence of conflicts
between incoming and exiting vehicles.
The proposed project is consistent with the General Plan, the Eastern Dublin Specific Plan, and the
Planned Development zoning and development standards approved under PA 98-047 of which the
proposed project is a part. Staff recommends that the Planning Commission adopt the Resolution
approving PA 03-016, Conditional Use Permit and Site Development Review.
Rikki Dy-Liacco, Applicant, thanked Mr. Porto for all his work on the project. He explained that the
building would compliment the surrounding properties within the Koll Center site.
Cm. King asked how it is consistent with the surrounding buildings.
Mr. Dy-Liacco said they are trying to emulate the color and composition of the building, with color
and materials.
Cm. Fasulkey asked if there were any other questions or comments from the public, and hearing none
he closed the public hearing.
Cm. Machtmes asked how many parking stalls would be provided.
Mr. Porto stated 42 parking stalls.
Cm. Machtmes stated 41 stalls are required.
Mr. Porto stated that is correct.
Cm. Machtmes asked why the drive through window required a Conditional Use Permit.
Mr. Porto said when the Planned Development for the Koll Center was approved, a Conditional Use
Permit was required for any drive-through windows.
Cm. Jermings asked if there is existing landscaping for the project.
Mr. Porto said yes, along Dublin Blvd.
Cm. Jennings had a question for the applicant. She asked for clarification on under story planting.
Cm. Fasulkey re-opened the public hearing.
Mr. Dy-Liacco stated it is to achieve enough foliage and enhance the overall Dublin Blvd. plan for
landscaping and site furniture.
Cm. Fasulkey re-closed the public hearing.
On motion by Cm. Jennings, seconded by Cm. Nassar by a 5-0 vote, the Planning Commission
unanimously approved
RESOLUTION NO. 03 - 36
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW
FOR PA 03-016 BANK OF AMERICA
8.4
PA 02-031 Ken Harvey/Dublin Honda Planned Development Rezoning Stage 2
Development Plan, Site Development Review and Master Sign Program - the
proposed expansion, exterior facade renovation and associated improvements for an
existing 10,000 square foot car dealership to add a new service and repair shop,
remodel the showroom and install additional signage. The project site area is located
within the Downtown Core Specific Plan area.
Cm. Fasulkey opened the public hearing and asked for the staff report.
Ms. Harbin presented the staff report. The Applicant, Ken Harvey, is requesting approval of a
Planned Development (PD) Stage 2 Rezoning, SiteDevelopment Review and a Master Sign Program
to expand and renovate the Dublin Honda auto dealership. The existing auto dealership contains
approximately 10,000 square feet of space, consisting of the showroom, office space, and vehicle
service area. The proposal is to renovate the showroom and the exterior of the building to meet the
requirements of the Honda Corporation for their franchises (see Attachment 1, Project Plans).
Additionally, approximately 19,000 square feet would be constructed for a larger service area with an
open parking area on the second level for vehicle storage and overflow parking. The total square
footage of the auto dealership, once the renovation and expansion is completed, will be 33,068 square
feet.
The existing vehicle drop-off area for vehicle service on the north side of the'building is proposed to
expand to provide two entry lanes and one exit lane. The applicant has proposed a total of 180
parking spaces, 44 of which are employee and customer parking with the remaining 136 parking
spaces used for display/vehicle inventory and storage, and service parking.
Approval of a Master Sign Program is being requested by the Applicant to provide a comprehensive
program to allow additional wall signs and the 8-foot high Honda logo on front of the building. The
Master Sign Program will regulate wall signs and freestanding signs for the dealership.
In conclusion Staff finds that the project is consistent with the Dublin General Plan because the project
would allow the existing Honda auto sales and service at the site to continue operations, and also
expand the facility to provide improved auto related sales and services to the community. She stated
the applicant's son, Mark Harvey, is available for questions.
Cm. Jennings asked the total parking spaces.
Ms. Harbin responded 180 spaces.
Cm. Jennings asked the number of employees.
Ms. Harbin stated 36 employees.
Cm. Nassar asked if the use is compatible with surrounding businesses.
Cm. Harbin stated the land use designation is retail auto and has been an existing use since before the
City was incorporated.
Cm. Nassar asked if Staff looked at aesthetics and if it is possible for a car dealer to not appear as a car
dealership.
Ms. Harbin stated they have integrated the appearance to blend with the area. She explained that it is
difficult to make it look like the Safeway building and the Honda Company requires their franchises
to follow their guidelines.
Cm. Jennings asked if they plan to do anything with the strip between the dealership and the retail
shops.
Ms. Harbin said there would be trees and shrubbery added to enhance the area.
Mark Harvey, Dublin Honda, thanked Staff for all the work done on the project. He explained that
Honda has allowed many concessions.
Cm. Nassar asked if he drives a Honda.
Mr. Harvey said absolutely.
Cm. Jermings asked if the landlord next door is okay with the project.
Mr. Harbin said the landlord would be happy once the landscaping is completed.
Cm. Fasulkey asked if the number of cars woUld be increased with the remodel.
Mr. Harvey said they are not looking to expand in the number of cars they sell but are looking to
make it nicer for the customers.
Cm. Fasulkey closed the public hearing and asked for a motion.
On motion by Cm. Machtmes, seconded by Cm. King by a 5-0 vote the Planning Commission
unanimously approved
RESOLUTION NO. 03 - 37
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL ADOPT THE ORDINANCE APPROVING THE
PLANNED DEVELOPMENT (PD) REZONING/DEVELOPMENT PLAN (STAGE 2)
FOR PA 02-031 KEN HARVEY/DUBLIN HONDA
LOCATED AT 7099 AMADOR PLAZA ROAD
RESOLUTION NO. 03- 38
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVAL FOR PA 02-031 KEN HARVEY/DUBLIN
HONDA FOR SITE DEVELOPMENT REVIEW FOR EXPANSION AND RENOVATION OF THE
HONDA AUTO DEALERSHIP LOCATED AT 7099 AMADOR PLAZA ROAD
RESOLUTION NO. 03 - 39
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING CITY COUNCIL APPROVE A MASTER SIGN PROGRAM FOR PA 02-031
KEN HARVEY/DUBLIN HONDA LOCATED AT 7099 AMADOR PLAZA ROAD
NEW OR UNFINISHED BUSINESS - None
OTHER BUSINESS {Commission/Staff Informational Only Reports)
ADJOURNMENT - The meeting was adjourned at 8:15 p.m.
Respectfully submitted,
ATTEST:
Planning Manager
Planning CommissiOn Chairperson
120