HomeMy WebLinkAbout09-22-1998 98-046 Lube & Latte SDR/CUP AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: September 22, 1998
SUBJECT:
EXHIBITS:
ATTACHMENTS:
o
mo
RECOMMENDATION:
PUBLIC HEARING PA 98-046, Morgan Stone's Lube 'n' Lane,
Conditional Use Permit and Site Development Review
(Report Prepared by: Anne Kinney, Assistant Planner)
Resolution approving the Conditional Use Permit and Site Development
Review, subject to conditions.
Project Plans, consisting of five sheets
Vicinity Map
Applicant's written correspondence (3 items)
Initial Study/Negative Declaration
1)
2)
3)
4)
Open public hearing
Receive staff presentation and public testimony
Close public hearing and deliberate
Adopt Resolution (Exhibit 1) approving the Conditional Use Permit
and Site Development Review, subject to conditions.
DESCRIPTION:
The Applicant, Morgan Stone is requesting approval of a Conditional Use Permit and Site Development
review to allow the operation and construction of a 4,344 square foot drive-through auto service providing
oil changing services and routine car maintenance. The business will also offer customers a
lounge/waiting area where coffee and bakery goods may be purchased. Hours of operation would be from
7:00 a.m. until 7:00 p.m. Monday through Sunday. This is a new concept in the auto-service business and
the first in Dublin. Mr. Stone plans to open a similar business in Antioch at the end of September.
BACKGROUND:
Under the current Dublin Zoning Ordinance a drive-through business in the C-N Neighborhood
Commercial Zoning District, requires a Conditional Use Permit approval prior to operation. Site
Development Review is required for the proposed 4,344 square foot building, landscaping, parking and
signage. In accordance with the Zoning Ordinance Section 8.104.060 "when a Site Development Review
is required for a project which is also subject to a Conditional Use Permit, it shall be approved,
conditionally approved or denied by the same decision-maker or body for those actions". Therefore, the
Planning Commission is required to take action on both the Conditional Use Permit and Site Development
Review for this project.
g:pa/98046/pcsrl
COPIES TO: The Applicant, Morgan Stone
The Property Owner, Imer Baker
?'~PA fi~'~)
ITEM NO.
Consistency with the General Plan and the Downtown Dublin Specific Plan:
The project is consistent with the City of Dublin General plan designation of Retail/Office and the
Downtown Dublin Specific Plan. The Specific Plan designates the property 'Zone 10: Village Parkway
Mixed Use' primarily to serve a variety of retail/commercial needs for Dublin residents. The process of
Site Development Review is consistent with the requirements of the Downtown Dublin Specific Plan and
will ensure that the building design and landscape treatment will compliment and enhance this prominent
intersection.
SITE DEVELOPMENT REVIEW
Site Development Review is required for the proposed 4,344 square foot building. The purpose of the Site
Development Review process is to promote orderly, attractive, and harmonious site and structural
development. It addresses building location, architectural and landscape design and theme, vehicular and
pedestrian access, on-site circulation, parking, and traffic impacts.
Architecture:
The single story building consists of four drive-through vehicle service bays, customer lounge and office
area. The proposed building faces south on the site. The building shape is long and narrow, conforming to
the limits of the size and shape of the parcel. The architecture can be described as industrial/modem and
consists of two distinct elements. The building is anchored by a curved aluminum element which takes
advm~tage of the site's comer location. The remainder of the building which houses the auto sexwice bays (a
total of four) is characterized by stucco finish, emphasized control joints, metal trim and circular medallions.
Colored elevations and a color and material board will be presented at the meeting.
Pari~'htg:
Section 8.76.080 D of the Dublin Zoning Ordinance requires a drive-through use to provide one parking stall
per employee on the largest shift. The Applicant has stated that the maximum number of employees on a
shift would be six. The project provides six plus one handicapped parking spaces which meets the minimum
requirements of the Zoning Ordinance. The seven parking stalls are located parallel to the western and
northern property lines abutting the adjacent commercial and office building. Conditions of approval
shall require the parking stalls to have a minimum width often feet to provide additional space to open the
car doors.
Staff is concerned that a parking problem may occur if the number of employees per shift increases or if a
future use locates on the property which has a higher parking demand. Conditions of Approval attached
to the project shall require the Applicant to enter into a reciprocal parking agreement if a parking problem
occurs. It shall be at the discretion of the Director of Community Development to determine if a parking
problem exists and ifa parking agreement is required. Under Section 8.76.050 C of the Dublin Zoning
Ordinance a parking agreement requires conditional use permit approval. The Applicant, Mr. Stone has
informed staff that the adjacent property owner of the Valley Center has stated their intention to enter into
a parking agreement.
Traffic and Circulation Impacts:
The Public Works Department has reviewed the proposed project and has determined that the project
would add additional vehicles to local roadways. A Traffic Study determined that an amount of $7,616
would be required to mitigate impacts to roadways in the area. Project generated traffic will be distributed
on Amador Valley Boulevard and Village Parkway. The Applicant has agreed to mitigate these traffic
impacts by the voluntary payment of $7,616 for street improvements.
RESOLUTION NO. 98 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 98-046 MORGAN STONE'S LUBE 'N' LATTE, CONDITIONAL USE
PERMIT, SITE DEVELOPMENT REVIEW AND ADOPTION OF A NEGATIVE
DECLARATION FOR A 4,344 SQUARE FOOT DRIVE-THROUGH AUTO BUSINESS
PROVIDING OIL CHANGING, ROUTINE CAR MAINTENANCE
AND COFFEE BAR SERVICE AT 7375 VILLAGE PARKWAY.
WHEREAS, the Applicant, Morgan Stone has requested approval of a Conditional Use Permit
and Site Development Review for a 4, 344 square foot drive-through auto business providing oil
changing, routine car maintenance and coffee bar service at 7375 Village Parkway in a C-N
Neighborhood Commercial Zoning District; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for
environmental impact and that environmental documents be prepared; and
WHEREAS, an Initial Study found that the project would not have an adverse impact on the
environment; and
WHEREAS, a Negative Declaration has been prepared for this project and is on file in the
Dublin Planning Department; and
WHEREAS the Planning Commission held a properly noticed public hearing on said application
on September 22, 1998; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
approve the Conditional Use Permit and Site Development Review, subject to conditions; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony hereinabove set forth and used their independent judgment to make a decision; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Conditional Use Permit:
Ae
The Negative Declaration is adequate and in compliance with State law.
EXHIBIT 1
all laws and regulations and because it will provide a new auto-related commercial use for the
City.
The approved site development, including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety and similar elements has been designed to
provide a desirable environment for the development.
mo
The subject site is physically suitable for the type and intensity of the approved development
because it is graded and level.
F. Impacts to views are addressed because the site is level and no views could be interrupted.
Impact to existing slopes and topographic features are addressed because the site is level and
there are not topographic features.
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 project and as conditions of approval in order to insure the compatibility of
the development with the development's design concept or theme and the character of adjacent
buildings, neighborhoods and uses.
Landscape considerations, including the locations, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to insure visual relief and an
attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Coinmission does hereby approve the
Conditional Use Permit and Site Development Review for PA 98-046 Morgan Stone's Lube 'N' Latte,
subject to the following Conditions of Approval. This approval shall be generally depicted on the plans
with notations, labeled Exhibit 2, consisting of five (5) sheets (Site/landscaping/floor plans, grading and
survey plans, dated received June 19, 1998) and (elevations and roof plans, dated received July 29,
1998) prepared by planHOUSE, Architecture/Energy Analysis/Planning, and color elevations and
material board, stamped approved and on file with the Dublin Planning Department, subject to
compliance with the following conditions of approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to 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, [Al)MI Administration/City Attorney, [FIN] Finance, [PR] Parks & Recreation, [F]
Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda
County.
11.
12.
13.
14.
15.
16.
17.
Wall-mounted sign on the building's curved southeastern facing elevation:
Internally illuminated, Individually lettered signs
"Lube 'n' Latte" plus logo
Maximum Sign Height: 8.8 feet
Maximum Sign Length: 14.8 feet
Wall-mounted sign on building's east elevation:
Individual foam letters, non-illuminated
"Coffee, Coolers, Magazines & More"
Maximum Sign Height: 1.9 feet
Maximum Sign Length: 43.2 feet
Design and location of signs. The design and location of these wall-mounted signs shall be as
shown on the approved building elevation plan, labeled Exhibit 2, Sheet P-3. The color and
illumination of these signs shall be submitted to the Planning Department for review and
approval prior to the issuance of a building permit for the installation of these signs and shall
conform to the project's color and material board, dated received June 19, 1998. [PL, B]
ARCHITECTURAL
Exhibit A. Building design and architectural treatments shall be as shown on the approved
plans, Exhibit A. Exterior colors shall be consistent with the color samples submitted by
planHOUSE, dated June 19, 1998. Any variations or modifications to the design, layout and
colors of the building may be considered and will require prior review and approval by the
Community Development Department. [PL]
Screening. All ducts, meters, air conditioning equipment and other mechanical equipment on-
site, either ground or roof mounted, shall be effectively screened or enclosed from public view
with materials architecturally compatible with the main structure. [PL]
Trash Bins. All trash bin(s) used for this site shall, at all times, be maintained within the
covered trash/storage area as shown on the plans, Exhibit A. A minimum 10' wide x 20' long
concrete apron shall be installed in front of the covered trash/storage area to facilitate the
disposal company's mechanical pick-up service and shall reflect the dimensional criteria deemed
acceptable by the Livermore Dublin Disposal Service. The trash enclosure may need to be
covered to met the National Pollution Discharge Elimination System (NPDES) requirements.
[PL, B]
LIGHTING
Isochart. The Developer shall prepare a Lighting Isochart to the satisfaction of the Director of
Public Works and Director of Community Development. Exterior lighting shall be provided
within the parking lot and on the building and shall be of a design and placement so as not to
cause glare onto adjoining properties, businesses or to vehicular traffic. Lighting used after
daylight hours shall be adequate to provide for security needs (1.0 foot candles). Wall lighting
around the perimeters of the building shall be supplied to provide "wash" security lighting. The
Lighting Isochart shall be provided and subject to the review and approval of Dublin Police
Services and the Community Development Department prior to the issuance of a building
Site History
The project site is located at the northwest comer of the intersection of Village Parkway and Amador
Valley Boulevard. The property was formerly a Unocal Service Station and is currently vacant. The
service station was constructed in 1966. The surface and subsurface facilities were removed in March
1996 and there are no remaining structures on site. The site has undergone complete environmental clean-
up. Alameda County Health Care Services Agency has determined that no further remedial action is
required for the property and the site presents no significant risk to human health or the environment.
ANA.LYSIS:
CONDITIONAL USE PERMIT
The purpose of a Conditional Use Permit is to determine whether the proposed use is appropriate for the
site and if conditions of approval are required. Issues that are commonly addressed include access to the
site, land use compatibility and site design. The following findings must be made by the Planning
Commission before a Conditional Use Permit may be granted:
The proposed use and related structures is compatible with other land uses, transportation
and service facilities in the vicinity
The proposed use will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and welfare;
The proposed use will not be injurious to property or improvements in the neighborhoo&
There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to
the public health, safety, and welfare;
The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed;
The proposed use will not be contrary to the specific intent clauses or performance
standards established for the C-N Neighborhood Commercial Base Zoning District in
which it is to be located an&
The approval of the Conditional Use Permit will be consistent with the Dublin General
Plan and the Downtown Dublin Specific Plan.
Location:
The proposed project would be located in an area designated for commercial/retail uses in downtown
Dublin. It would be located at the intersection of Village Parkway and Amador Valley Boulevard.
Vehicular access to the site is restricted to fight mm entrance only access from Amador Valley Boulevard
and fight turn exit only onto Village Parkway.
Land use compatibility:
Surrounding land uses include the Valley Center, commercial strip mall to the west of the property and a
medical office building to the north. An Arco Service Station, a former BP Service Station and an Oil
Changer are located on the other three comers of the intersection towards the east, southeast and south of the
property. The proposed drive-through auto service would be compatible with the mix of existing uses in the
immediate area. Conditions of approval attached to the project will ensure that City Standards are
maintained and nuisances associated with the business will be minimized. Standard conditions are included
in the draft Resolution which prohibit loud-speakers and amplified music to project or be placed outside
of the building. In addition, the Applicant will be responsible for controlling all on site activities and
maintaining the premises in a litter free condition.
28.
29.
30.
31.
32.
33.
34.
35.
36
37.
38.
Landscaping at western property line. The proposed landscaping within the planter adjacent
to the western property line shall be replaced with low densely growing plants to allow vehicle
doors to open and drivers to disembark with ease. [PL]
Landscaping at northern property line. A landscaping planter shall be installed along the
northern property line at the base of the adjacent office building and shall conform with the
requirements outlined in No. 28 above. [PL]
Obstruction. Landscaping shall not obstruct the sight distance of motorists, pedestrians or
bicyclists. Except for trees, landscaping at drive aisle intersections shall not be taller than thirty
(30) inches above the curb. [PL, PW]
Maintenance. All landscape areas on the site shall be enhanced and properly maintained at all
times. Any proposed or modified landscaping to the site, including the removal or replacement
of trees, shall require prior review and written approval from the Community Development
Department. [PL]
Standard Plant Material, Irrigation and Maintenance Agreement Form. The
Developer/Property Owner shall complete and submit the Standard Plant Material, Irrigation and
Maintenance Agreement Form (attached) prior to the issuance of a building permit. [PL]
Installed prior to occupancy. Prior to final occupancy approval, all required landscaping and
irrigation, including the installation of street trees and irrigation lines within the sidewalk, shall
be installed. [PL, BI
Street trees. The Developer/Applicant shall provide street trees in City standard tree wells on
the adjacent streets. The number and location of the trees will be determined during the Grading
plancheck review process. [?W]
Landscape design and construction. The Landscape design and construction shall emphasize
drought-tolerant and/or native species wherever possible. [PL]
Fencing. The applicant shall install an opaque fence along part of the western property line to
screen the proposed development from the rear of the adjacent Valley Center building. This
fence shall be shown on site and landscaping plans. [PL]
Landscaping of walls and trash containers. Landscaping of walls and the trash container with
the use of vines is encouraged to discourage graffiti on walls. [PL]
POLICE SECURITY
Security hardware. All security hardware for the use must comply with the City of Dublin
Non-Residential Security Requirements (attached) Security hardware must be provided for all
doors, roll-up service bay doors, windows, roof, vents, and skylights and any other areas per
Dublin Police Services recommendations and requirements. [B, PO]
Landscaping and fencing:
The landscaping for the building has been chosen to present a clean, manicured appearance. Conditions of
approval shall require low densely growing shrubs to be planted along the western property line within the
proposed parking to allow vehicle doors to open and drivers to disembark with ease. Conditions of approval
also address the need for additional landscaping on site. An opaque fence shall be required to be built along
part of the western property line to screen the rear of the adjacent Valley Center building.
ENVIRONMENTAL REVIEW:
A Negative Declaration has been prepared for the project pursuant to the California Environmental Quality
Act and the Dublin Environmental Guidelines because the initial study found that the project would not have
an adverse impact on the environment.
CONCLUSION:
The Conditional Use Permit and Site Development Review Application process evaluates proposed
projects in relation to certain criteria and subject to conditions to determine if the project is appropriate for
a specific site. The proposed drive-through auto service is in an appropriate use given its location within
an established mixed use commercial area in downtown Dublin. In addition the site has adequate parking,
circulation and access. Land use compatibility issues can be adequately mitigated with the conditions of
approval outlined in the draft resolution.
RECOMMENDATION:
Staff recommends the Planning Commission conduct a public meeting, deliberate, and adopt Resolution
(Exhibit 1) approving the Conditional Use Permit and Site Development Review for Morgan Stone's
Lube 'n' Latte, PA 98-046.
GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNER:
LOCATION:
EXISTING ZONING:
GENERAL PLAN DESIGNATION:
Mr. Morgan Stone
2116 Myrtle Beach Lane
Danville, CA 94526
Mr. Imer E. Baker
Baker Investments
2379 Harborview Drive
San Leandro, CA 94577
7375 Amador Valley Boulevard,
(APN 941-175-21-2)
C-N Neighborhood Commercial Zoning District
Retail/Office
DOWNTOWN DUBLIN SPECIFIC PLAN:
G :~PA98046\pcsr I
Zone 10: Village Parkway Mixed Use
52.
Fees. Prior to the occupancy of a building, a Fire Permit, Plan Review, Inspection and Service
Fee shall be paid, in accordance with Alameda County Fire Department (ACFD), requirements.
IF]
53.
WATER AND SEWER SERVICES
Requirements. The Developer/Property Owner shall comply with all applicable requirements
and regulations of the Dublin San Ramon Services District (DSRSD). [DRS, PL]
54.
Improvement plans. Prior to the issuance of a building permit, complete improvement plans
shall be submitted to DSRSD that conform to the requirements 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 all DSRSD policies. [DRS]
Easement dedications. Prior to the approval by the City of a grading permit, the locations and
widths of all proposed easement dedications for water and sewer lines shall be submitted to and
approved by DSRSD. [DRS]
56.
Separate instrument. All easement dedications for DSRSD facilities shall be by separate
instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. [DRS]
57.
Fees. Prior to the issuance of a building permit, all utility connection fees, plan check fees,
inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid
to DSRSD in accordance with the rates and schedules established in the DSRSD Code. [DRS]
58.
Improvement plans. Prior to the issuance of a building permit, all improvement plans for
DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans
shall contain a signature block for the District Engineer indicating approval of the sanitary sewer
or water facilities shown. Prior to approval by the District Engineer, the Developer shall pay all
required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and
water systems, a performance bond, a one-year maintenance bond, and a comprehensive general
liability insurance policy in the amounts and forms that are acceptable to DSRSD. The
Developer shall allow at least 15 working days for final improvement drawing review by
DSRSD before signature by the District Engineer. [DRS]
59.
Utility Construction Permit. No sewer line or 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 the items in Condition #57 above have been satisfied. [DRS]
60.
Hold Harmless. The Applicant/Developer/Property Owner shall hold DSRSD, its Board of
Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend
the same from any litigation, claims, or fines resulting from the construction and completion of
the project. [DRS]
9
The proposed use is compatible with other land uses, transportation and service facilities in the
vicinity because the proposed use will be located in an area designated for commercial, office
and retail uses in downtown Dublin at the intersection of two main arterial streets.
Co
The proposed use will not adversely affect the health or safety of persons residing or working in
the vicinity, and will not be detrimental to the public health, safety and welfare because all City
and Alameda County regulations and conditions will be met.
The use will not be injurious to property or improvements in the neighborhood because the
Applicant has agreed to mitigate off-site traffic and circulation impacts by the voluntary payment
of $7,616 for street improvements.
Eo
There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to the
public health, safety, and welfare.
The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed.
Go
The proposed use is not contrary to the specific intent clauses, development regulations, and
performance standards established for the C-N zoning district which encourages new
development of small scale, Iow intensity uses in proximity to residential neighborhoods.
Conditions of approval will ensure ongoing compatibility with adjacent commercial and
residential uses.
The proposed use is consistent with the Dublin General Plan and Downtown Dublin Specific
Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby make the following findings and determinations regarding said proposed Site Development
Review:
AG
The approval of this Site Development Review application is consistent with the intent and
purpose of Dublin Zoning Ordinance Section 8.104, SITE DEVELOPMENT REVIEW, because
the project it is compatible with the site and surrounding properties.
The approval of this application, as conditioned, complies with the Retail/Office designation of
the General Plan, the Downtown Dublin Specific Plan designation 'Zone 10: Village Parkway
Mixed Uses', the C-N Neighborhood Commercial Zoning District as well as with all other
requirements of the Zoning Ordinance because a drive-through auto business is a conditionally
permitted use in such designation and zone.
The approval of the Site Development Review application, 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 the construction of the building will conform to
70.
Erosion control measures. The Developer shall install erosion control measures in all areas of
the site during construction between November 15 and April 15 to the satisfaction of the
Director of Public Works. These measures shall include straw mats in landscape areas behind
sidewalks adjacent to Dublin Boulevard, a gravel construction entrance and sediment control in
all storm drainage inlets in accordance with the Regional Water Quality Control Board Manual
of Sediment Control. [PW]
71.
Monitoring Wells. The Developer/Applicant shall destroy any existing monitoring wells on site
prior to development in accordance with the requirements of Zone 7, Alameda County Health
Department and other applicable agencies. [PW]
72.
Above-ground utilities. The Developer/Applicant shall remove all above-ground utilities out of
the public right-of-way, including but not limited to the domestic water back-flow prevention
device. [PW]
73.
Underground utilities. The Developer shall construct all underground utilities to the project
building in accordance with the governing utility agency and the Director of Public Works. [PW]
74.
Screening above-ground utilities. The Developer/Applicant shall screen any above-ground
utilities that can not be underground, such as the back flow prevention devices. [PW, PL]
75.
ADA access. The project shall provide a minimum four foot wide direct access for pedestrians
from the proposed building to adjacent streets per current Title 24/ADA requirements. [PW]
76.
Standard Conditions of Approval. The Developer shall conform to all City Standard
Conditions of Approval. [PW]
77.
Fees. Prior to the issuance of building permits, the applicant shall comply with and/or pay all
applicable connection fees, development fee and traffic impact fees. [B]
78.
Plans. The Developer shall submit site plans, grading and utility plans to the City Public Works
Department for review and approval by the Director of Public Works. [PW]
79.
Roof drains. Roof drains shall empty directly into the storm drain system. The applicant shall
comply with all National Pollution Discharge Elimination System regulations and requirements
at all times during construction. Roof water, or other concentrated drainage, shall not be
directed onto adjacent properties, sidewalks or driveways. No drainage shall flow across
property lines. [PW, B, PL]
80.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
Trash/debris. Measures shall be taken to contain all construction related trash, debris, and
materials on-site until disposal off-site can be arranged. The Developer/Property Owner shall
keep the adjoining public streets and properties free and clean of project dirt, mud, and materials
during the construction period. The Developer/Property Owner shall be responsible for
corrective measures at no expense to the City of Dublin. lB, PW]
11
o
10.
GENERAL CONDITIONS
Approval: PA 98-046 Morgan Stone's Lube 'n' Latte is approved for the operation,
construction, layout, and design of an 4,344 square foot drive-through auto business providing
oil changing, routine car maintenance and coffee bar service, as generally depicted on the plans
with notations, labeled Exhibit 2, consisting of three (3) sheets, prepared by planHOUSE, dated
received June 19, 1998; two (2) sheets, prepared by£lanHOUSE, dated received July 29, 1998;
and a color and materials board, dated received June 19, 1998, stamped approved and as
specified by the following Conditions of Approval for this project. [PL]
Period of approval. This approval shall be null and void in the event the approved use fails to
be established within one year, or ceases to operate for a continuous one-year period.[PL]
Hours of operation. Hours of operation for the drive-through auto business shall be from 7:00
a.m. to 7:00 p.m. Monday through Sunday. [PL]
Noise/nuisances. The Applicant shall control all activities on the site so as not to create a
nuisance to the existing or surrounding businesses or residents. No loudspeakers or amplified
music shall be permitted to project or be placed outside of the building.[PL, PO]
Maintenance. The Applicant shall be responsible for maintaining the premises in a safe, clean
and litter-free conditions at all times. The Applicant shall be responsible for cleaning up and
disposing of the business generated trash and litter on-site and off-site in the neighborhood.[PL]
Accessory structures. The use of any detached accessory structures, such as storage sheds or
trailer/container units, used for storage or for any other purpose, shall not be allowed on the site
at any time. Outdoor vehicle parking and/or storage, including the storage of materials or
equipment of any kind is prohibited. [PL, B, FI
Business activities. All activities associated with this business shall be conducted inside of the
building.[PL]
Modifications. Modifications or changes to this approval may be considered by the Community
Development Director, if the modifications or changes proposed comply with Section 8.104.100
and 8.100.080, of the Zoning Ordinance. [PL]
Encroachment Permit. The Developer/Applicant shall obtain an Encroachment Permit for any
work that is performed in the City's right-of-way. [PW]
SIGNAGE
Signage. All proposed signage for Morgan Stone's Lube 'n' Latte shall comply with the
provisions of the Dublin Zoning Ordinance except as follow: [PL]
89.
Permit revocable. The permit shall be revocable for cause in accordance with Section 8.132 of
the Dublin Zoning Ordinance. [PL]
PASSED, APPROVED AND ADOPTED this 22nd day of September, 1998.
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
Planning Commission Chairperson
Community Development Director
g:',,pa\98046\reso
13
permit. [PL, B, PO]
18.
PARKING
Reciprocal Parking Agreement. The Applicant shall enter into a parking agreement with the
adjacent property owner, if a parking issues arises, as determined by the Director of Community
Development. The parking agreement shall be subject to Conditional Use Permit approval. If a
Reciprocal Parking Agreement is not entered into, the Conditional Use Permit approving
PA 98-046 shall be revoked. [PL]
19.
Parking layout. All parking spaces for the site, shall be as shown on the approved plans,
labeled Exhibit 2. The final layout and design of the parking area shall be subject to review and
approval of the Zoning Administrator and the City Engineer. All spaces shall be double-striped
with 4-inch wide stripes set approximately 2 feet apart. Handicapped, visitor, employee and
compact parking spaces shall be appropriately identified on the pavement and designated on the
parking plan. [PL, PW]
20. Parking stalls. Ail parking stalls shall be ten feet in width. [PL, PW]
21.
Handicapped ramps. Handicapped ramps and parking stalls shall be provided and maintained
as required by the State of California Title 24 provisions. All required handicap signage for the
parking stalls shall be installed. [PL, PW, B]
22.
Curb adjacent landscaping. Ail landscaping adjacent to parking stalls shall maintain a
minimum 1 foot wide raised curb or equivalent to facilitate pedestrian access. Continuous
curbing shall be provided for all parking stalls. [PL, PW]
23.
Radii of landscape planters. All landscape planters within the parking area shall maintain a
five (5) foot curb radius, or be 2 feet shorter than adjacent parking spaces (with three (3) foot
curb radii) to facilitate vehicular maneuvering. [PL]
24.
Striping, drive aisles and sidewalks. The Developer/Applicant shall configure the layout of
pavement striping, drive aisles and sidewalks for maximized traffic safety, which will include
traffic circulation, convenience and site distance per City of Dublin Zoning Standards. [PW]
25.
Fire lanes. The Developer/Applicant shall have all curbs within the development which have
been designated as fire lanes painted red with white three inch high lettering stating "NO
STOPPING - FIRE LANE". [F, PO]
26.
LANDSCAPING
Final Landscaping and Irrigation Plan. A Final Landscaping and Irrigation Plan shall be
submitted to the satisfaction of the Director of Community Development. All landscaping shall
be generally consistent with that shown on Exhibit 2, prepared by planHOUSE. [PL]
27.
Final Landscaping Plan. The final Landscaping Plan shall shown additional landscaping
proposed for the project than that shown on the preliminary plan. [PL]
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Lub ' 'Latte
e n anHOUSE
7375 Villagc Parkway, ])ublin, CA 2512 Nin~ S~ SuilcOnc
Building Plans & Land~a~ Layout
39.
40.
41.
42.
43.
44.
45.
46.
47.
48.
49.
50.
51.
Security program. The Developer/Property Owner shall work with Dublin Police Services on
an ongoing basis to establish an effective robbery, burglary, theft prevention and security
program for the business. [PO]
Graffiti. The Developer/Property Owner shall, at all times, keep the site and building clear of
graffiti vandalism on a regular and continuous basis. Graffiti resistant paints for the structures
and film for windows or glass should be used. [PO, PL]
Addresses. Addressing and building numbers shall be visible from the approaches to the
building. [PO]
Lighting over exterior doors. The Applicant shall provide lighting over exterior doors and
provide for lighting in the parking lot areas. Lighting fixtures shall be of a vandal resistant type.
[PO]
Height. Exterior landscaping shall be kept at a minimal height and fullness giving patrol
officers and the general public surveillance capabilities of the area. [PO]
FIRE PROTECTION
Regulations. The Developer/Property Owner shall comply with all applicable regulations and
requirements of the Alameda County Fire Department (ACFD), including payment of all
appropriate fees. [F]
Sprinklers. Automatic fire sprinklers shall be designed and installed to the specifications of
NFPA 13 and 25. Plans and calculations shall be submitted to the fire department for review and
approval prior to installation. A permit for the system installation shall be applied for and fees
paid prior to installation. [F]
Hazardous Materials Management Plan. A Hazardous Materials Management Plan shall be
completed and filed with the Alameda County Environmental Health Department. [F, BI
Flammable and combustible liquids. Provide details for the storage and dispensing of
flammable and combustible liquids. [F]
Fire extinguishers. Portable fire extinguishers shall be installed in accordance with the
Uniform Fire Code, and/or State Fire Code for the specific occupancy. [F]
Emergency lighting. Emergency lighting shall be installed. [FI
KNOX box. A KNOX box shall be installed near the front entry to the satisfaction of the Fire
Inspector. Two sets of keys shall be provided for the box. [F]
Fire Lanes. A "Fire Lane" shall be identified and so marked to allow emergency equipment
access to the property (see Exhibit A). Said "Fire Lane" shall be constructed to support the
imposed loads of fire equipment. [FI
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Architeciur~ / Energy Analysi~ / Planning
Om~ile. CA
(925) 837-8504
Lube'n%atte
~ I,.) o . ~ ~ -G-ia~l~-n~Dr~in~ge/Utility.& Ro~f. Pla~
planHOUSE
2512 Ninth Street, Suite One
~erkeleyLCA 94710 / (~l~ g43.6777
61.
62.
63.
64.
65.
66.
67.
68.
69.
DRAINAGE/GRADING
Grading Permit. The Developer/Applicant shall obtain a Grading Permit from the Public
Works Department. An information packet on the Grading Permit process can be obtained at the
Public Works counter at City Hall. Included in the Grading Permit packet is the City of
Dublin's Plan Check List, which shall be adhered to as a part of these Conditions. [PW]
Drainage issues. The 'Developer' s/Applicant's Civil Engineer shall address all drainage issues
in and around the building. Issues which should be addressed include, but are not necessarily
limited to: Roof water leaders shall drain to an approved drainage system; site drainage shall
meet the current Uniform Building Code requirements, i.e., no concentrated water across public
property; no drainage onto adjacent property unless an easement is provided; and slopes of
landscaped areas should be 1% minimum. [PW]
Curb with gutter. Where storm water flows against a curb, a curb with gutter shall be used.
The flow line of all asphalt paved areas carrying water shall be slurry sealed at least three feet on
either side of the center of the swale. Minimum slopes on asphalt parking areas shall be 1% and
maximum slopes 5%. [PW]
Catch basins. All catch basins within paved areas not against curb and gutter shall have a 3 foot
concrete apron around all sides of the inlet per City of Dublin Standard Plans. [PW]
NPDES. The Developer/Property Owner shall comply with all National Pollution Discharge
Elimination System (NPDES) regulations and requirements at all times. [PW]
ON & OFF-SITE/PUBLIC IMPROVEMENTS
Public Facilities Fee. The Developer/Property Owner shall pay a Public Facilities Fee in the
amount of $452.00 per 1,000 square feet of commercial building space prior to issuance of
building permits. [B, PL]
Public right-of-way improvements. The Developer/Applicant shall remove and replace curb,
gutter and sidewalk on the adjacent streets as determined by the Public Works Director. The
limits of the work will be determined during the grading plan check review. All improvements
within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities,
shall be constructed in accordance with the City of Dublin approved standards.[PW]
Drive-aisle. The Developer/Applicant shall provide a drive-aisle to the neighboring parking lot
to the west of the site. The drive-aisle shall have a minimum width of 25 feet. [PW]
Trash enclosure. Access to the trash enclosure shall be reviewed by the Livermore-Dublin
Disposal Company. The Developer/Applicant shall submit a letter from the Livermore-Dublin
Disposal Company outlining their comments at the time of submittal of site plans for building
department review [PW]
10
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81.
Dust. Areas undergoing grading, and all other construction activities, shall be watered, or other
dust palliative measures used, to prevent dust, as conditions warrant. [B, PW]
82.
Temporary construction fencing. The use of any temporary construction fencing shall be
subject to the review and approval of the Public Works Director and the Building Official. [B,
PW]
83.
MISCELLANEOUS
Conditions/regulations. The Developer/Property Owner shall comply with all applicable
Alameda County Fire Department, Public Works Department standard conditions, Dublin Police
Services, and the Dublin San Ramon Services District regulations and requirements. Prior to
issuance of grading or building permits or the installation of any improvements related to this
project, the Developer shall supply written documentation from each such agency or department
to the Community Development Department, indicating that all applicable conditions required
have been or will be met. [B, PL]
84.
Regulations/UBC. The Developer/Property Owner shall comply with all applicable regulations
and requirements of the Uniform Building Code and the Building Inspection Department. [B]
85.
Building permits for the proposed project 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 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. lB, PL]
86.
To apply for building permits, the Developer shall submit thirteen (13) sets of full
construction plans for plan check. Each set of plans shall have attached an annotated copy
of these Conditions of Approval, including any attached Special Conditions. The notations
shall clearly indicate how all Conditions of Approval will be complied with. Construction plans
will not be accepted without the annotated conditions attached to each set of plans. The
Developer will be responsible for compliance with all Conditions of Approval specified and
obtaining the approvals of all participating non-City agencies prior to the issuance of building or
grading permits. [B, PL, PW]
87.
Plans. All plans shall be fully dimensioned (including building elevations) accurately 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. [B, PL, PW]
88.
Conditions of approval. The Developer/Property Owner shall develop this project and operate
all uses in compliance with the Conditions of Approval of this Conditional Use Permit and Site
Development Review and the regulations established in the Zoning Ordinance. Any violation of
the terms or conditions specified may be subject to enforcement action. [PL]
12
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CT.
HASTINGS
7485
N
7201
Project Site
A
IV~c~mty Map
Morgan Stone's Lube 'N' Latt
p ~
MOBGAN H. STONE
2116 Myrtle Beach Lane
Dam411e, CA 94526
Phone ( 925 ) 837-8504
Fax ( 925 ) 837-2559
August 21,1998
Anne Kinney
City of Dublin Planning Department
100 Civic Plaza
P.O. Box 2340
Dublin, CA 94568
Re: Morgan Stone's Lube 'n' Latte CUP application.
Dear Ms. Kinney,
Being the developer of the above mentioned project, I hereby voluntarily agree to pay funds in
the amount of $7,616.00 (Seven thousand six hundred and sixteen) to mitigate the traffic impact
problem. I will pay this amount in full at the time of the building permit approval.
Sincerely,
~Vlorgan H. Stone
f) Are there any ways in which your business, activity, or use may disrupt the peace
of the surrounding residents or businesses?
By providing a new auto-based service business at this location, it is likely that there will
be an increase in vehicular activity onto and off of this property. I understand that I may
do my own traffic study to assess this impact, or that I may rely upon the current traffic
study completed by the City (per conversation with Mehran Sepehri, Senior Civil
Engineer, City of Dublin). I understand that my contribution to the mitigation of any
impact may involve a fee based upon projected vehicular use of the adjacent streets.
My hours of operation are consistent with adjacent commercial activity and should pose
no noise or activity conflict with existing business patterns. In fact, I would project a
positive impact for adjacent businesses from my prospective clients.
g.) Are there any ways in which your business, activity, or use have a negative effect
on the health or safety of persons residing or working in the vicinity or be detrimental to
the public health, safety or general welfare?
There will be no adverse impact created by the functioning of this business. In the course
of business, we will be removing used oil from vehicles, however, I will be contracting
with a certified waste disposal company for the removal and off-site recycling and/or
disposal of all waste product created during the course of my business activities. No
materials will be left open or exposed; all materials are drained into enclosed, secure
containers provided by the recycler who will be removing them in sealed containers
several times a week.
h.) Will you business, activity, or use create any negative impacts on property,
transportation systems or existing improvements in the neighborhood?
All new business activities will be confined to our property. We intend to construct an
attractive commercial structure which should enhance the sense of commerce at and
around this location to the benefit all adjacent merchants. Any impacts on transportation
systems will be small (see Item "b" above), and traffic impact mitigation will be per City
Transportation Studies.
i.) Describe how the design of the project including site layout, structures, vehicular
access, circulation and parking, etc. will provide a desirable environment for the future
development.
This is a drive-thru vehicle service business/coffee shop. Access is restricted onto site
from Amador Valley Boulevard; egress off the site is restricted to Village Parkway. The
design of the auto service bays provides for drive-thru servicing with stacking space
on-site. The physical presence of the structure is contemporary, one-story, with clean
lines and professionally designed graphics. Both signage and building colors will be
distinctive and coordinated, yet subdued.
j.) Is the site physically suitable for the type and intensity of the development
proposed?
2116 M3xtle Beach Lane. Danville, CA 94526 Phone: (92~ 837-8504 Fax: (925) 837-2559
June 8, 1998
City of Dublin Planning Commission
100 CMc Plaza
Dublin, CA 94568
Re: Written Statement pertaining to the Conditional Use Permit Application for Morgan
Stone's Lube 'n' Latte.
WRITTEN STATEMENT
a.) What type of Business, activity, or use are you proposing?
I am proposing a quick lube, preventive maintenance, and coffee business. (Other than
brewing coffee, lattes, and other coffee-bar beverages, there will be no on-site food
preparation; any other comestibles provided (i.e., muffins) will be on a "ready to eat"
basis.)
b.) How many employees will you have or propose to have?
I ex ect to have no more than ten emr>lovees ~qa mare t-~,a
c.) ~What are the proposed hours and days 6foperation?
Hours of operation will be 7:00 AM to 7:00 PM, Monday through Sunday.
d.) Will your business, activity or use target a specific segment of the community?
I will be targeting the middle- to high-income class of families in the community with
discounted services to senior citizens and students.
e.) In what ways will your business, activity or use benefit the community?
My business will benefit the community in that it provides a much needed automobile
maintenance service in a very environment-friendly manner. I have a strong desire to
ensure that this business not only blends in with others but that it sets a higher standard of
aesthetics and presentation as it applies to automotive service outlets, gl ~ C ~ I ¥ £ ~
2116 M)Ttle Beach Lane, Damfille, CA 94526 Phone:
DUBUN PLANNING
(925) 837-8504 Fax: (925) 837-2559
ATTACHMENT B
MORGAN H. STONE
2116 Myrtle Beach Lane
Dam411e. CA 94526
Phone ( 925 ) 837-8504
Fax ( 925 ) 837-2559
August 26, 1998
/Vqme Kinney
City of Dublin Planning Department
100 Civic Plaza
P.O. Box 2340
Dublin, CA 94568
Re: Morgan Stone's Lube 'n' Latte CLIP application / Parking requirements.
Dear Ms. Kinney,
In order to meet the parking requirements set forth by the city of Dublin for this property, I will
have no more than six employees working at any one time during business hours.
Sincerely,
Morgan H. Stone
The previous use of the site was for a Unocal service station and automotive repairs. The
proposed minor repair automotive drive-thru business is suitable for the type of access and
consistent with the prior use and other requirements
k.) Describe how the proposed development may impact views.
No view should be impacted as a result of this development. The adjacent businesses have
no windows directly facing this site or other provisions to look toward this development.
Additionally, the structure is one-story (consistent with adjacent development)~ is located
toward the center of the lot, and has ample landscaping proposed to softer the visual
impact at the comer.
1.) Describe the physical characteristics of the site including existing slopes and
topographic features.
The site is effectively flat (please see survey provided). It is currently undeveloped,
overgrown with weeds, and behind a 6-foot high chain link fence.
m.) Describe the architectural design/theme of the development including character,
scale and quality of the design, and explain how the project will relate to and be
compatible with the existing site and the character of adjacent buildings, neighborhoods
and uses.
There is no clearly predominant architectural style in the neighborhood. Our architectural
theme is "industrial/modem" with softer color tonalities than might be found in other auto
service or showroom structures. My intention is to create an impression consistent with
crisp service in an casual, no-nonsense atmosphere which through the use of color, design,
and product will be inviting particularly to the female consumer. The style is intended to
attract busy people who appreciate professionalism and understand the need to regularly
attend to their cars but are uncomfortable with the conventional gas/service station
experience. I have sought out professional design services to invest a sense of quality and
coordination of function, graphics, and finish into the structure.
n.) Describe how the landscape features have been designed so as to insure visual
relief and an attractive environment for the public.
I am proposing medium-height perimeter screening using drought-tolerant California
native specimens supported by an automatic irrigation system. My objective is a clean,
manicured appearance supporting the impression of our quality service. Because this site
is at a traffic intersection, I will appreciate the input of the City Trail:it Engineer on a
mutually agreeable solution to screening and driver visibility (for traffic safety).
o.) Is the proposed project located on a hazardous waste and substances site? ( A list
of these sites is available in the Planning Department.
I have checked with your Planning department, and this property is not on the City's list of
hazardous sites.
2116 M.~xtle Beach Lane, Danville, CA 94526 Phone: (925) 837-8504 Fax: (925) 837-2559
INITIAL STUDY/
NEGATIVE DECLARATION
Prepared For:
City of Dublin
City Applications:
Conditional Use Permit
and
Site Development Review
Prepared By:
Dublin Planning Department
Contact: Anne Kinney
(925) 833-6610
September 1998
ATTACHMENT C
City of Dublin
Environmental Checklist/Initial Study
Project Location
The project site is located at the northwest comer of the intersection of Village Parkway and Amador
Valley Boulevard. The site is a 14, 694 square foot parcel which is rectangular in shape and measures
approximately 149 by 100 feet. This property was formerly a Unocal Service Station and is currently
vacant. The service station surface and subsurface facilities were removed in March 1996 and there are
no remaining structures on the site.
Surrounding land uses include the Valley Center, a commercial strip mall and an office building adjacent
to the west and to the north respectively. An Arco Service Station, a former BP Service Station and an
Oil Changer are located on the other three comers of the intersection towards the east, southeast and
south of the subject property.
Exhibit 1 depicts the project location.
Project Description
Morgan H. Stone, the applicant is requesting Conditional Use Pem~it and Site Development Review
approval to construct a 4,344 square foot drive-through quick lube, preventive car maintenance and
coffee bar service with landscaping, parking and signage. The building includes four drive-through
vehicle service bays, customer lounge and office area. It is proposed that the drive-through service
would operate from 7:00 a.m. to 7:00 p.m. Monday to Sunday and would employ approximately ten
people with no more than six employees during the largest shift.
Vehicular access to the site is restricted to entrance only access from Amador Valley Boulevard with
exit only onto Village Parkway. A total of seven parking spaces are proposed including one-
handicapped stall. The proposed amount of parking meets the minimum City requirement for the
proposed use of 1 parking space per employee on the largest shift.
Refer to Exhibit 2 Site Plans
2 Morgan Stone's Lube 'N' Latte
PA 98-046
CT.
HASTINGS
N
7201
Project Site
EXHIBIT 1
Project Location
Morgan Stone's Lube 'N' Latt,
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1. Project description:
PA 98-046, Lube 'N' Latte Conditional Use Permit and Site
Development Review.
Morgan H. Stone, the applicant, is requesting approval of a
Conditional Use Permit and Site Development Review for the
construction of a drive-through quick lube, preventive car
maintenance and coffee bar service.
2. Lead agency:
City of Dublin
100 Civic Plaza
Dublin CA 94568
3. Contact person:
4. Project location:
5. Project sponsor:
6. General Plan designation:
7. Zoning:
8. Surrounding land uses:
North:
West:
Across Intersection towards East:
Across Intersection Southeast:
Across Intersection towards East:
Anne Kinney, Assistant Planner
Northwest comer of the intersection of Village Parkway and
Amador Valley Boulevard
Morgan H. Stone
Retail/Office
C-N Neighborhood Commercial Zoning District
Office building - Chiropractor and Dentist Offices
Valley Center, commercial strip mall
Arco Service Station
Former BP Service Station
Oil Changer
9. Other public agency required approvals:
· Building permits (City of Dublin)
Morgan Stone's Lube 'N' Latte
PA 98-O46
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "potentially significant impact" as indicated by the checklist on the following
pages.
Land Use/Planning Transportatio .n/ Public Services
Circulation
Population/Housing Biological Resources Utilities/Service
Systems
Geotechnical Energy/Mineral Aesthetics
Resources
Water Hazards Cultural Resources
Air Quality Noise Recreation
Mandatory Findings
of Significance
Determination (to be completed by Lead Agency):
On the basis of this initial evaluation:
X I find that the proposed project could not have a significant effect on the environment and a
Negative Declaration will be prepared.
__ I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A Negative Declaration will be prepared.
__ I find that although the proposed project may have a significant effect on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on
the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated." An Environmental Impact Report is required, but must only analyze the effects that
remain to be addressed.
__ I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on
the proposed project.
Signature: /~c__~ Date:
Printed Name: /~n~e- K,,~Ae,_{ For:
4 Morgan Stone's Lube 'N' Latte
PA 98-046
Evaluation of Environmental Impacts
1)
A brief explanation is required for all answers except "no impact" answers that are adequately
supported by the information sources a lead agency cites in the parenthesis following each
question. A "no impact" answer is adequately supported if the referenced information sources show
that the impact simply does not apply to projects like the one involved (e.g. the project falls outside
a fault rupture zone). A "no impact" answer should be explained where it is based on project-
specific factors as well as general factors (e.g. the project will not expose sensitive receptors to
pollutants, based on a project-specific screening analysis).
2)
All answers must take account of the whole action, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3)
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" entries when the determination
is made, an EIR is required.
4)
"Negative Declaration: Potentially Significant Unless Mitigation Incorporated" implies elsewhere
the incorporation of mitigation measures has reduced an effect from "potentially significant effect"
to a "less than significant impact." The lead agency must describe the mitigation measures and
briefly explain how they reduce the effect to a less than significant level.
5)
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
processes, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063 (c) (3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist.
6)
Lead agencies are encouraged to incorporate the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
document in substantiated. A source list should be attached and other sources used or individuals
contacted should be cited in the discussion.
7) This is only a suggested form and lead agencies are free to use different forms.
5 Morgan Stone's Lube 'N' Latte
PA 98-046
Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found
following the checklist.
I. Land Use and Planning. Will the project
a) Conflict with general plan'designation or
zoning? (Source: 4, 5)
b) Conflict with applicable environmental plans
or policies adopted with jurisdiction over the
project? (Source: 4, 5)
c) Be incompatible with existing land use in the
vicinity? (Source: 1, 3, 4, 5)
d) Affect agricultural resources or operations
(soils or farmlands or impacts from
incompatible uses)? (Source: 2, 3)
e) Disrupt the physical arrangement of an
established community (including low income
or a minority community)? (Source: 1, 3)
II. Population and Housing. Would the project:
a) Cumulatively exceed official regional or local
population projections? (Source: 2, 4, 5)
b) Induce substantial growth in an area either
directly or indirectly (e.g. through projects in an
undeveloped area or extension of major
infrastructure)? (Source: 3)
c) Displace existing housing, especially affordable
housing? (Source: 3)
III. Soils and Geology. Would the proposal result in
or expose people to potential impacts involving:
a) Fault rupture? (Source: 1, 2 )
b) Seismic ground shaking? (Source: 1, 2)
c) Seismic ground failure? (Source: 1, 2)
d) Seiche, tsunami, including liquefaction?
(Source: 1, 2)
e) Landslides or mudflows? (Source: 1, 2)
f) Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
(Source: 1, 2)
g) Subsidence of land? (Source: 1, 2)
h) Expansive soils? (Source: 1, 2)
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
6 Morgan Stone's Lube 'N' Latte
PA 98-046
i) Unique geologic or physical features? (Source: 1,
2,3)
IV. Water. Would the proposal result in:
a) Changes in absorption rates, drainage patterns, or
the rate and amount of surface mn-off? (Source:
l, 2)
b) Exposure of people or property to water related
hazards such as flooding? (Source: FEMA map)
c) Discharge into surface waters or other alteration
of surface water quality (e.g. temperature,
dissolved oxygen or turbidity)?
(Source: 1, 2)
d) Changes in the amount of surface water in any
water body? (Source: 1, 2)
e) Changes in currents or the course or direction of
water movements? (Source: 1, 2)
f) Changes in the quantity of ground waters, either
through direct additions or withdrawals, or
through substantial loss of groundwater
recharge capability? (Source: 1, 2)
g) Altered direction of rate of flow of groundwater?
(Source: 1, 2)
h) Impacts to groundwater quality? (Source: 1, 2)
i) Substm~tial reduction on the amount of
groundwater otherwise available for public
water supplies? (Source: 1, 2)
V. Air Quality. Would the proposah
a) Violate any air quality standard or contribute to
an existing or projected air quality violation?
(Source: 1, 2)
b) Expose sensitive receptors to pollutants?
(Source: 1, 2 )
c) Alter air movement, moisture, temperature, or
cause any change in climate? (Source: 1, 2)
d) Create objectionable odors? (Source: 1, 2)
VI. Transportation/Circulation. Would the
proposal result in ?
a) Increased vehicle trips or traffic congestion?
(Source: 1, 2, 3)
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
7 Morgan Stone's Lube 'N' Latte
PA 98-O46
b) Hazards to safety from design features (e.g.
sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)?
(Source: 1, 2, 3)
c) Inadequate emergency access or access to nearb'
uses? (Source: 1, 2, 3)
d) Insufficient parking capacity on-site or off-site?
(Source: 1, 2)
e) Hazards or barriers for pedestrians or bicyclists?
(Source: 1, 2, 3)
f) Conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts,
bicycle racks)? (Source: 1, 2)
g) Rail, waterborne or air traffic impacts? (Source:
l, 2, 3)
VII. Biological Resources. Would the proposal
result in impacts to:
a) Endangered, threatened or rare species or their
habitats (including but not limited to plants,
fish, insects, animals and birds)?
(Source: 1, 2, 3)
b) Locally designated species (e.g. heritage trees)?
(Source: 1, 2, 3)
c) Locally designated natural communities (e.g. oak
forest, coastal habitat)? (Source: 1, 2)
d) Wetland habitat (e.g. marsh, riparian and vernal
pool)? (Source: 1, 2)
e) Wildlife dispersal or migration corridors?
(Source: 1, 2)
VII. Energy and Mineral Resources. Would the
proposal:
a) Conflict with adopted energy conservation
plans? (Source: 1, 2)
b) Use nonrenewable resources in a wasteful and
inefficient manner? (Source: 1, 2)
c) Result in the loss of availability of a known
mineral resource that would be of future value
to the region and residents of the State?
(Source: 1, 2)
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Morgan Stone's Lube 'N' Latte
PA 98-046
IX. Hazards. Would the proposal invoh,e:
a) A risk of accidental explosion or release of
hazardous substances including but not limited
to oil. pesticides, chemicals, or radiation?
(Source: 1, 2, 6)
b) Possible interference with an emergency
response plan or emergency evacuation plan?
(Source: 1, 2)
c) The creation of any health hazard or potential
health hazards? (Source: 1, 2, 6)
d) Exposure of people to existing sources of
potential health hazards? (Source: 1, 2, 6)
e) Increased fire hazard in areas with flammable
brush, grass or trees? (Source: 1, 2)
X. Noise. Would the proposal result in:
a) Increases in existing noise levels? (Source: 1, 2,
4)
b) Exposure of people to severe noise levels?
(Source: 1, 2, 4)
XI. Public Services. Would the proposal result in a
need for new or altered governmental services
in any of the following areas?
a) Fire protection? (Source: 1, 2)
b) Police protection? (Source: 1, 2)
c) Schools? (Source: 1, 2)
d) Maintenance of public facilities, including
roads? (Source: 1, 2)
e) Other governmental services? (Source: l, 2)
XII. Utilities and Service Systems. Would the
proposal result in a need for new systems or
supplies, or substantial alterations in the
following utilities?
a) Power or natural gas? (Source: 1, 2)
b) Communication systems? (Source: 1, 2)
c) Local or regional water treatment or distribution
systems? (Source: 1, 2)
d) Sewer or septic systems? (Source: 1, 2)
e) Storm water drainage? (Source: 1, 2)
f') Solid waste disposal? (Source: 1, 2)
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
9 Morgan Stone's Lube 'N' Latte
PA 98-046
g) Local or regional water supplies? (Source: 1, 2)
XIII. Aesthetics. Would the proposal:
a) Affec! a scenic vista or view? (Source: 1, 2, 3)
b) Have a demonstrable negative aesthetic effect?
(Source: 1, 2, 3)
c) Create light or glare? (Source: 1, 2, 3)
XIV. Cultural Resources. Would the proposal:
a) Disturb paleontological resources? (Source: 1,2,3
b) Disturb archeological resources? (Source: 1, 2,3)
c) Have the potential to cause a physical change
which would affect unique ethnic cultural
values? (Source: 1, 2)
d) Restrict existing religious or sacred uses within
potential impact area? (Source: 1, 2)
XV. Recreation. Would the proposal:
a) Increase the demand for neighborhood or
regional parks or other recreational facilities?
(Source: 1, 2)
b) Affect existing recreational opportunities?
Source: 1, 2)
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop
below self-sustaining levels, threaten to
eliminate a plant or animal community, reduce
the number of or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals?
X
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
) X
X
X
X
X
X
X
X
10 Morgan Stone's Lube 'N' Latte
PA 98-046