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Home My WebLink About5.1 PGE CUP �OF DljB ti i�; � �� STAFF REPORT l��i�� PLANNING COMMISSION �� `1LIFOR�� DATE: May 09, 2017 TO: Planning Commission SUBJECT: Pacific Gas 8� Electric - Conditional Use Permit to amend Planned Development zoning regulations; Conditional Use Permit to allow an equipment and materials storage yard; and a Site Development Review Permit for a free standing 1,850 square foot canopy at 5875 Arnold Road, Ste. 300 (PLPA-2017-00007). Report prepared by Robert Paley, Assistant Planner EXECUTIVE SUMMARY: Pacific Gas & Electric has requested approval of a minor amendment to the Creekside Business Park Planned Development zoning regulations to expand the list of permitted uses to include an equipment and materials storage yard as a conditionally permitted use type. The applicant further requests approval of a Conditional Use Permit to allow the outdoor storage of equipment and materials within an existing enclosure, and a Site Development Review Permit for a free standing 1,850 square foot canopy within the enclosure. RECOMMENDATION: Disclose ex-parte contacts, conduct the public hearing, deliberate and take the following actions: a) Adopt a Resolution approving a Conditional Use Permit for a minor amendment to the Planned Development Zoning District (PD 03-97) for the Creekside Business Park to allow an Equipment and Materials Storage Yard as a conditionally permitted use; and b) Adopt a Resolution approving a Conditional Use Permit for an Equipment and Materials Storage Yard within an existing outdoor enclosure, and a Site Development Review Permit for a freestanding 1,850 square foot metal canopy. � �� . ��,� b Submitted By eviewed By Assistant Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: �• � Page 1 of 5 DESCRIPTION: The project site is located at 5875 Arnold Figure 1:Proiect Site Road, Suite 300 near the intersection of �,__.. .v _ �.�_,�.,.,�,�....�,.,�,.�,..�. ..;.,..�,o Gleason Drive and Arnold Road. The site is � `�.��°�' ` within the Eastern Dublin Specific Plan, and is � � �� _� , designated as Campus Office in the General �� °�.�;� ��=�_ � r �1 . � Plan. Access to the site is provided from ��"'�'�� ,�� , drivewa s located on Arnold Road and � �� Y ; ��+°�• �� - �� Gleason Drive. The subject 5.5-acre project �� ; � � �.. site includes an existing 85,577 square foot � , �� office buildin of which PG&E occu ies a �. �# � � �. '� " g p �� d_-- ►.� ��''1 (' r Q,,�!�� '"� 25,060 square foot suite in the eastern wing of P � �_ � the building (Figure 1). *m�°�� "�'"` .�� ' �°., �;, *.P._ � !'�; , The business center has Planned � �� '�� ` � ` � '�� '� �z ,, 4- � _ vi ��,4 . i- .. ... F",-. Development Zoning that was approved in _ 1997 through a Resolution of the City Council �` � - � � - ++�'� ` �� (Reso. 03-97) and is known as the Creekside �. ' � .• . � R �, � QT Business Park. The intent of the PD's r -¢ � , ,. . „ �°. ,� ;E ;�� development regulations and design � ' �-� � ., . ° _�f�-`-"�a�"'�'r... �c:,. �. ._.r.�w�`----- : � guidelines are to encourage innovative site � � � ,�_• �. � �� t t �� z and design solutions to accommodate a mix of �,•w. . industrial, service commercial, and office uses. The business center, as currently comprised, is meeting this intent. The applicant, PG&E, currently operates a facility at this location that includes an enclosure where they park maintenance vehicles. They would like to construct a canopy within this enclosure to store equipment and materials. However, the outdoor storage of equipment and materials is prohibited by the PD Zoning. Therefore, the applicant is requesting an amendment to the PD Zoning to allow outdoor storage of materials as a conditionally permitted use type. The Applicant is also requesting approval of a Conditional Use Permit for an Equipment and Materials Storage Yard (outdoor storage of non-hazardous equipment and materials) within the existing outdoor enclosure and a Site Development Review Permit for a freestanding 1,850 square foot canopy where they would store the equipment/materials within the existing enclosure. ANALYSIS: Conditional Use Permit— PD Amendment Per the regulations of PD Resolution 03-97, the outdoor storage of materials is specifically prohibited within the PD. In order to allow the requested use, the PD must first be amended to include outdoor storage as either a permitted use or a conditionally permitted use. The Dublin Zoning Ordinance classifies outdoor storage as "Equipment and Materials Storage Yard". , Requiring a conditional use permit allows the city to regulate this use on a case-by-case basis and determine if it is essential or desirable through a public hearing process. Per section 8.32.080 minor amendments to an adopted Planned Development Zoning District may be approved by means of a Conditional Use Permit upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance for the site. 2of5 The intent of the PD zoning is to encourage innovative site and design solutions to accommodate a mix of industrial, service commercial, and office uses designed in such a way as to integrate the uses, structures, and parking and circulation to create the appearance of a singular workplace, rather than a variety of independent developments. The business center is currently comprised of a variety of uses, including a mix of office, service commercial, research and development, light manufacturing, and warehousing operations. At its intent, and as currently comprised, the site most closely resembles the M-1 and C-2 zoning districts — both of which conditionally permit an Equipment and Materials Storage Yard (DMC 8.12.050). The General Plan and Eastern Dublin Specific Plan land use of Campus Office also permits light industrial and research and development uses and the conditional use of equipment and material storage. As such, allowing an Equipment and Materials Storage Yard as a conditionally permitted use is consistent with the intent of the PD. A resolution approving the amendment to the Planned Development Zoning District is included as Attachment 1. Conditional Use Permit— Equipment and Maferials Storage Yard A Conditional Use Permit enables the City to place Conditions of Approval on a project to ensure that the operating characteristics are compatible with surrounding uses. The proposed Project has been reviewed for issues related to operating characteristics and parking. Conditions of Approval have been placed on the Project, where appropriate, to ensure compatibility with the surrounding light industrial, commercial, and residential uses. In 2015, the Applicant, Pacific Gas & F;R„�o2:0ucdoorEndosura Electric (PG&E), obtained approval of a � ;- --- - _------------- Site Development Review (PLPA-2015- __ - 00019) to construct an outdoor II{ I}{ � _ ._ �i��-�{{{{�}��{j�� . , , � � enclosure connected to the northern ____..... . . , (rear) portion of the eastern wing of the �-:< .�:: _ building by an 8-10 foot tall block wall ' depending on grade (Figure 2). The ' - enclosure is currently only used in �=� accordance with Conditions of Approval � °�r== for secured vehicle parking by PG&E employees and for the loading and unloading of equipment. The CMU wall is well designed in relation to the larger - - ' �'3>• - _ _ - - Creekside Business Park and is compatible with the design, character, and colors and materials of the primary structure and similar existing outdoor enclosures within the business park. The applicant proposes to use a portion of this enclosed parking area for outdoor storage of non-hazardous equipment and materials. The storage area will be limited to the 1,850 square foot portion of the total enclosure at the northerly most boarder of the enclosure space (Figure 3). The equipment and materials storage area will be located within the existing enclosure, and is proposed to be covered by a freestanding metal canopy. Therefore, the storage area will not be visible from outside of the existing enclosure. The most common items to be stored in the enclosure will be various piping supplies, and other equipment on secured pallets. Condition of Approval No. 16 will ensure that materials will not be stacked so that they are visible above the wall of the enclosure. Furthermore, Section 3of5 I _ _ , , �. w�..x� , ,.�,_ ?� 8.28.020.B.3b of the Dublin Zoning FiRUre 3:canoav Ordinance prohibits the stacking of materials above 6-feet high inside � � 8 � open areas used for storage. , - - . -- Condition of Approval No. 16 also ,----__ states that no materials, boxes, � I , pallets, or other items can be placed =�-- F ----1--=—_�-�_____— - outside of the storage enclosure or in i any other location that is visible from � � public view or from adjacent properties. The storage area will not @ remove or reduce any required �, � parking. Site Deve/opment Review- Canopy The proposed freestanding metal roof canopy is designed to occupy an existing niche created by the design of the block wall enclosure. The canopy will not attach to the block wall; rather, it will be anchored by four (4) tubular steel pillars set in 36" concrete piers within the enclosure. The roof of the canopy will have a standard 4/12 pitch standing at 10'-3" tall at the lowest point and increasing to 14'2" tall at the highest point. The height of the block wall that will be covered by the canopy is 8' tall. The canopy will FiBUre 4: Canonv HeiRht extend 2'-3" above the wall at the lowest point, and 5'-7" at the highest point (Figure 4). ' Condition of Approval #18 will ensure that the proposed canopy will be painted to match the existing building, block wall, and surrounding areas (color chips y � included in project plans attached as Exhibit A). The standing seam metal roof and corresponding fascia will be q painted Fossil Grey to match the � � medium shade of the building. The ----�-!----, � � steel tube columns and frame will be �-----------� ! � � i painted Stratosphere to match the lighter shade of the building. The concrete piers will be painted Meadowlark to match the darkest shade of the building. The canopy will be designed so that roof drainage is directed into an existing French drain that will terminate in the storm drain and will also be outfitted for future installation of PV panels. A resolution conditionally approving outdoor storage of equipment and materials, and the construction of the canopy are included as Attachment 2. ENVIRONMENTAL REVIEW: The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR), State Clearinghouse number 91103064. The Eastern Dublin Specific Plan Final EIR was certified by City Council Resolution No. 51-93 dated May 10, 1993. A Mitigated Negative Declaration (SCH 96082092) was approved for the project site by the City Council on October 15, 1996. Pursuant to the California Environmental Quality Act 4 of 5 (CEQA) Guidelines section 15168(c)(2), the proposed project was examined to determine if another environmental document should be prepared. The project involves a minor amendment to the PD zoning district to allow for the outdoor storage of equipment and materials pursuant to the approval of a conditional use permit. The project does not result in an expansion of the existing commercial building, but includes only the storage of non-hazardous equipment and materials within a portion of an existing outdoor enclosure and the addition of a canopy within the existing development footprint to protect the materials to be stored. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exists. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site is designated Campus Office in the General Plan and Eastern Dublin Specific Plan. The project site is located in a Planned Development Zoning District. The existing use, proposed canopy, and the proposed outdoor storage of non-hazardous equipment and materials are consistent with the General Plan, Eastern Dublin Specific Plan, and Zoning Ordinance. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District have reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice of the Planning Commission meeting was mailed to all property owners and occupants within 300-feet of the proposed project. The Public Notice was also published in the East Bay Times and posted at several locations throughout the City. A copy of this Staff Report was provided to the Applicant. ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for a minor amendment to the Planned Development Zoning District (PD 03-97) for the Creekside Business Park to conditionally permit equipment and materials storage yard. 2) Resolution approving a Conditional Use Permit for an equipment and materials storage yard within an existing outdoor enclosure and a Site Development Review permit for a freestanding 1,850 square foot metal canopy with the project plans included as Exhibit A and the written statement included as Exhibit B. 5 of 5 RESOLUTION NO. 17-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR A MINOR AMENDMENT TO THE PLANNED DEVELOPMENT ZONING DISTRICT (PD 03-97) FOR THE CREEKSIDE BUSINESS PARK TO ALLOW AN EQUIPMENT AND MATERIALS STORAGE YARD AS A CONDITIONALLY PERMITTED USE (APN 986-0014-003-00) PLPA-2017-00007 WHEREAS, Pacific Gas & Electric is requesting approval of a Conditional Use Permit to amend the Planned Development (PD) Reso. 03-97 to allow an Equipment and Materials Storage Yard as a conditionally permitted use within the PD; and, WHEREAS, the Project is located in a Planned Development (PD) Zoning District with a General Plan Land Use designation of Campus Office; and, WHEREAS, the outdoor storage of materials is prohibited in the PD Resolution 03-97; and, WHEREAS, the intent of the PD's development regulations and design guidelines are to encourage innovative site and design solutions to accommodate a mix of industrial, service commercial, and office uses; and, WHEREAS, the General Plan and Eastern Dublin Specific Plan land use designation of Campus Office permits a mix of uses consistent with the PD as well as the conditional use of outdoor storage of equipment and materials; and, WHEREAS, an Equipment and Materials Storage Yard (outdoor storage of equipment and materials) is consistent with the intent of the PD Zoning District, General Plan and Eastern Dublin Specific Plan; and, WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts; and, WHEREAS, the project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR), State Clearinghouse number 91103064 and a Mitigated Negative Declaration (SCH 96082092) was approved for the project site by the City Council on October 15, 1996. Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168(c)(2), the proposed project was examined to determine if another environmental document should be prepared. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exists; and, WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Conditional Use Permit; and, ATTACHMENT 1 : WHEREAS, the Planning Commission held a properly noticed public hearing on said application on May 9, 2017 at which time all interested parties had the opportunity to be heard; and, WHEREAS, proper notice of said hearing was given in all respects as required by law; and, WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that: 1) the Project is located on a parcel that is developed to accommodate a mix of industrial, service commercial, and office uses; and, 2) the Project site is well suited for this type of use. B. It will not adversely affect the healfh or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that: 1) the Project will conform to all applicable regulations contained in the Dublin Zoning Ordinance and Planned Development Zoning District; and 2) Conditions of Approval have been applied to the Project to ensure on-going compatibility with the ProjecYs surroundings. C. It will not be injurious to property or improvements in fhe neighborhood in that: 1) an Equipment and Materials Storage Yard is consistent with the intent of the Planned Development Zoning District and will be subject to a Conditional Use Permit which provides for an evaluation of the uses impact on a case-by-case basis. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in thaf: 1) vehicular access to the site is available from existing driveways on Arnold Road and Gleason Drive; 2) the Project frontage is fully improved with a sidewalk that provides pedestrian access to the Project; and 3) the Project will be served by existing public utilities and services; and 4) Existing Emergency Vehicle Access (EVA) around the perimeter of the property. E. The subject site is physically suitable for the type, density and intensity of the use and li related structures being proposed in that: 1) the Project is located on a parcel that is developed for light industrial uses and is accessible to vehicles and pedestrians from : existing driveways on Arnold Road and Gleason Drive; 2) the Project is located on a parcel that is developed to accommodate a mix of industrial, service commercial, and office uses. I F. It will not be contrary to the specific intent clauses, development regulations, or � performance standards established for the zoning districf in which it is located in that: 1) the Project is located on a parcel that is developed to accommodate a mix of industrial, I ' 2of5 � � service commercial, and office uses; and, 2) the Project site is well suited for this type of use; 3) outdoor storage of equipment and materials is consistent with the intent of the PD. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the Project site has a General Plan and Eastern Dublin Specific Plan designation of Campus Office; 2) the Project would be located on a parcel that is developed for light industrial uses; and 3) outdoor storage of is consistent with the General Plan and Eastern Dublin Specific Plan designation of Campus Office. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Conditional Use Permit for a minor amendment to the Planned Development Zoning District (PD Reso. 03-97) for the Creekside Business Park to allow Equipment and Materials Storage Yard as a conditionally permitted use, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits, and shall be subject to Planning Division 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; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTAJ Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. COA Resp. Required Source # Condition Text A enc Prior to: PLANNING DIVISION 1. ApprovaL This Conditional Use Permit (PLPA-2017- PL On-going Planning 00007) approval is for a minor amendment to the Planned Development Zoning District (PD Reso. 03-97) for the Creekside Business Park to allow Equipment and Materials Stora e Yard as a conditionall ermitted use. 2. Effective Date. This Conditional Use Permit approval PL On-going DMC becomes effective after the 10-day appeal period has 8.96.020.H and passed. 8.136 3. Compliance. The Applicant/Property Owner shall operate PL On-going DMC this use in compliance with the Conditions of Approval of 8.100 this Conditional Use Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be sub'ect to enforcement action. 4. Revocation of Permit. The Conditional Use Permit PL On-going DMC approval shall be revocable in accordance with the Dublin 8.96.020.1 Zoning Ordinance. Any violation of the terms or conditions of this ermit shall be sub'ect to citation. 5. Requirements and Standard Conditions. The Various Building Various A licant/ Develo er shall com I with a licable Cit of Permit �I 3of5 i �, , COA Condition Text Resp. Required Source , # A enc Prior to: Dublin Fire Prevention Bureau, Dublin Public Works Issuance Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all a licable conditions re uired have been or will be met. 6. Minor Amendments. The Community Development PL On-going DMC Director or his/her designee shall determine that a minor 8.100.080.A amendment to a Conditional Use Permit is in substantia� conformance with the Conditional Use Permit if it is a minor project as described below, is Categorically Exempt from the California Environmental Quality Act, and is consistent with the conditions of a roval for the ermit. 7. Indemnification. The Applicant/Developer shall defend, ADM On-going ACmin/ indemnify, and hold harmless the City of Dublin and its y agents, officers, and employees from any claim, action, or Attorney proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, P�anning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant/Developer Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or roceedin s. 8. Clarification of Conditions. In the event that there PL, PW On-going Various needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development � and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed res ultin from im a cts to this improvements or mitigations g P ro'ect. PASSED, APPROVED AND ADOPTED this 9th day of May 2017 by the following vote: j 4of5 � I _ AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA120171PLPA-2017-00007 PG&E Canopy CUP SDRIPCIPC Reso(PD amendment).docx � 5of5 i 1 __ " -_ ALASKA•CAUFORNIA•GUAM•HAWAI'1 ^�� 300 California Street,Suite 220 ~ San Francisco,California 94104 Phone:415.247.0400 R 1 M Fax:415.247.0401 www.ri ma rchitects.com A R C H t T .E C T S March 21, 2016 Mr. Robert Paley Assistant Planner City of Dublin 100 Civic Plaza Dublin, CA 94568 Re: Written Statement for: PG&E Canopy 5875 Arnold Rd,Suite 300 City of Dublin RIM#146062.602 Dear Robert, On behalf of PG&E, we are submitting to the City of Dublin a canopy design for approval. This canopy shall be located within a currently fenced/walled off parking area on the North side of the building located at 5875 Arnold Road. a. The canopy shall be used for temporary storage of materials used by PG&E (the tenant occupying Suite 300). b. The canopy will not increase the number of employees. c. The canopy will not change the current hours and days of operation. d. The canopy shall be used exclusively by PG&E employees. e. The canopy will not change the current PG&E operations. f. The canopy will be constructed within a currently fenced/walled off area and therefore should not cause any disruption to surrounding residents of businesses. g. The canopy shall be used for storage of materials used in Suite 300 and shall not have any 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. This includes storage for exterior rated piping material, valves and piping connection assemblies. Part of the area will be for staging of pallets received or to be shipped. The pallets will contain the same items mentioned above. Vehicles may also on occasion park under the canopy. h. The canopy use will not create any negative impacts on property,transportation systems or existing improvements in the neighborhood. Larry S.Cash,CEO � Timothy L Armour ( Scott A.Bohne � James E.Dougherty � Michelle M.Jones � David L McVeigh . Kurt H.Mitchell � Eric R.Nelson � Phillip L.Noret � Krista R.Phillips �Tim L.Ridenour � Brent L.Wiese � Christine M.Walke Resutts wit17 IMcr�inatian EXHIBIT B 'i O ATTACI�MENT 2 Planning Department Submittal March 21,2017 Page 2 i. The canopy will cover an existing area of parking which is double loaded. This means that one car has to move for another car to move. The canopy will go over the second "parked-in" row. It will provide cover for an existing EV charging station and will be engineered for the future installation of PV panels. j. The site is physically suitable for the type and intensity of development proposed. k. The proposed canopy shall not impact any views as it is only 2'-3" above the existing block wall at � the low end and 5'-7" at the high end. I. The existing site topography shall not be altered. The canopy roof drainage offsets the area of pavement that will be covered. Currently this area of pavement drains toward the storm drain at the loading dock. The new canopy roof will drain to the North side into a continuous gravel filled catch trench that will act as a French drain slowing the water flow that will terminate in the storm drain on the West side of the canopy. m. The canopy design is intended to occupy an existing niche created by an existing block wall in a subtle way as if it were always there. The overall height of the canopy will occupy a space just over the top of an existing block wall and under the canopy of existing adjacent trees. The existing adjacent building has a three color paint scheme, see Exhibit A. The canopy design shall also utilize this paint scheme with the same three colors. n. The existing landscape features shall not be altered by the construction of the new canopy. o. The proposed project is not on a hazardous waste and substance site to the best of our knowledge. The PG&E contact for the project is Habib Larijani,Sr. Project Manager CRESS Design/Construction-GOTTC. He can be reached at 415-816-1692. Please don't hesitate to contact him if you have any questions. Thank you. Best Regards, Cc: Michelle lones, RIM Architects Habib Larijani, PG&E Connor Secrest, Roebbelen � _. RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR AN EQUIPMENT AND MATERIALS STORAGE YARD WITHIN AN EXISTING OUTDOOR ENCLOSURE AND A SITE DEVELOPMENT REVIEW PERMIT FOR A FREESTANDING 1,850 SQUARE FOOT METAL CANOPY (APN 986-0014-003-00) PLPA-2017-00007 WHEREAS, Pacific Gas & Electric is requesting approval of a Conditional Use Permit for an Equipment and Materials Storage Yard in order to store non-hazardous equipment and materials within an existing outdoor enclosure and a Site Development Review Permit for a freestanding 1,850 square foot metal canopy within the enclosure; and, WHEREAS, the Project is located in a Planned Development (PD) Zoning District with a General Plan Land Use designation of Campus Office; and, WHEREAS, on May 9, 2017, the Planning Commission approved Resolution 17-X amending the Planned Development Zoning District (PD Reso. 03-97) to allow an Equipment and Materials Storage Yard as a conditionally permitted use within the PD; and, WHEREAS, the storage of non-hazardous equipment and materials will occur entirely within an existing 8 foot tall outdoor block wall enclosure and Conditions of Approval have been placed on the Project to ensure that stored equipment and materials will not be visible outside of the enclosure; and, WHEREAS, the proposed freestanding metal roof canopy is designed to occupy an existing niche created by the design of the block wall enclosure and Conditions of Approval have been placed on the Project to ensure that the freestanding canopy will be painted to match the existing block wall, main building, and overall site; and, WHEREAS, Conditions of Approval have been placed on the project to ensure compliance with the PD Zoning District, General Plan, Eastern Dublin Specific Plan and the Dublin Municipal Code; and, WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts; and, ' WHEREAS, the project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR), State Clearinghouse number 91103064 and a Mitigated Negative Declaration (SCH 96082092) was approved for the project site by the City Council on October 15, 1996. Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168(c)(2), the proposed project was examined to determine if another environmental document should be prepared. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exists; and, ATTACHMENT 2 WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Conditional Use Permit; and, WHEREAS, the Planning Commission held a properly noticed public hearing on said application on May 9, 2017 at which time all interested parties had the opportunity to be heard; and, WHEREAS, proper notice of said hearing was given in all respects as required by law; and, WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that: 1) the Project is located on a parcel that is developed to accommodate a mix of industrial, service commercial, and office uses; and, 2) the Project site is accessible from existing driveways on Arnold Road and Gleason Drive; and 3) the outdoor storage of non-hazardous equipment and materials will be entirely within an existing 8-10 foot tall block wall enclosure; 4) the freestanding canopy will be painted to match the existing block wall, main building, and overall site; and 5) Conditions of Approval have been applied to the Project to ensure on- going compatibility with the Project's surroundings. B. It 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 in that: 1) the Project will conform to all applicable regulations contained in the Dublin Zoning Ordinance; and 2) Conditions of Approval have been applied to the Project to ensure on-going compatibility with the Project's surroundings. C. It will not be injurious to property or improvements in the neighborhood in that: 1) the outdoor storage of equipment and materials will be entirely within an existing 8-10 foot tall block wall enclosure and entirely under a freestanding steel canopy that will be painted to match the block wall, main building, and overall site; and, 2) Conditions of Approval have been placed on the Project prohibiting any materials from being stacked so that they are visible above the existing block wall or placed outside of the storage area or in any location where they may be visible. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) vehicular access to the site is available from existing driveways on Arnold Road and Gleason Drive; 2) the Project frontage is fully improved with a sidewalk that provides pedestrian access to the Project; and 3) the 2of10 Project will be served by existing public utilities and services; and 4) Existing Emergency Vehicle Access (EVA) around the perimeter of the property. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the Project is located on a parcel that is developed for light industrial uses and is accessible to vehicles and pedestrians from existing driveways on Arnold Road and Gleason Drive; 2) the Project is located on a parcel that is developed to accommodate a mix of industrial, service commercial, and office uses; and, 3) Conditions of Approval have been placed on the Project prohibiting any materials from being stacked in a way that will make them visible from outside of the enclosure and the freestanding canopy will be painted to match the existing block wall, main building, and overall site. F. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that: 1) the Project is located within a Planned Development Zoning District (PD Reso. 03-97), in which the outdoor storage of equipment and materials (Equipment and Materials Storage Yard) are permitted subject to approval of a Conditional Use Permit by the Planning Commission; 2) the Project is located on a parcel that is developed to accommodate a mix of industrial, service commercial, and office uses; and, 3) all required parking will be provided on the Project site; and 4) a Condition of Approval has been placed on the Project prohibiting any materials from being stacked so that they are visible from anywhere outside of the storage area. G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the Project site has a General Plan and Eastern Dublin Specific Plan designation of Campus Office; 2) the Project is located on a parcel that is developed for light industrial uses; and 3) outdoor storage of non-hazardous equipment and materials is consistent with the General Plan and Eastern Dublin Specific Plan designation of Campus Office. BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Site Development Review Permit: A. The proposal is consistent with the purposes of Chapter 8.104, with the General Plan, and with any applicable Specific Plans and design guidelines in that: 1) the canopy is well designed in relation to the larger Creekside Business Park and is compatible with the design, character, colors and materials of the primary structure and the existing block wall enclosure; 2) the project is consistent with the General Plan and Eastern Dublin Specific Plan land use of Campus Office which permits a mix of industrial, service commercial, and office uses; and, 3) the project is consistent with the design guidelines for the Creekside Business Park which permits accessory structures through the Site Development Review process and requires that they be constructed to be consistent with the overall site. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) The roof of the canopy will have a standard 4/12 pitch standing at 10'-3" tall at the lowest point and increasing to 14'2" tall at the highest point and Section 8..40 (Accessory Structures and Uses Regulations) permits up to 15-feet in height for accessory 3of10 i',. structures; and, 2) the canopy has been designed with materials and finishes that are continuous and uniform. C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed in that: 1) the project consists of the construction of a 1,850 square feet canopy within an existing outdoor enclosure; and, 2) Conditions of Approval have been applied to the Project to ensure on-going compatibility with the Project's surroundings. D. The subject site is suitable for the type and intensity of the approved development in that: 1) the Creekside Business Park was designed to support a mix of industrial, service commercial, and office uses and the subject site permits accessory structures pursuant to a Site Development Review Permit; and, 2) the canopy has been designed to occupy an existing niche created by the design of the block wall enclosure and will be painted to match the existing building, enclosure, and overall site. E. Impacts to existing slopes and topographic features are addressed in that: 1) the project will not impact slopes or topographic features as the outdoor enclosure for secured vehicle parking will be constructed on a fully developed site that is relatively flat and requires no grading. F. Architectural considerations, including character, sca/e and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other development in the vicinity in that: 1) the canopy is well designed in relation to the larger Creekside Business Park and is compatible with the design, character, colors and materials of the primary structure, existing enclosure, and overall site; 2) The roof of the canopy will have a standard 4/12 pitch standing at 10'-3" tall at the lowest point and increasing to 14'2" tall at the highest point and Section 8..40 (Accessory Structures and Uses Regulations) permits up to 15-feet in height for accessory structures; 3) the enclosure has been designed to occupy an existing niche created by the design of the existing block wall enclosure.; and, 4) Conditions of Approval have been applied to the Project to ensure on- going compatibility with the Project's surroundings. G. Landscape considerations, including location, type, size, color, fexture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public in that: 1) the existing block wall enclosure is currently planted with 11 Boston ivy plants evenly spaced within a 10-inch wide planter along the north side of the outdoor enclosure wall and provides a green screen along the face of the wall similar to existing trash enclosure walls throughout the Creekside Business Park; and, 2) the project includes a condition of approval requiring that existing landscaping be protected during construction and that any existing trees, shrubs or groundcover damaged or destroyed during construction be replaced in kind. H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles in that: 1) the project site is fully developed and has been adequately designed to ensure proper circulation for bicyclists, pedestrians and 4of10 ,; automobiles and the construction of the canopy has been designed to integrate within the existing block wall enclosure ensuring that existing site parking and circulation will not be disrupted. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Conditional Use Permit for an Equipment and Materials Storage Yard within an existing enclosure and a Site Development Review for a free standing 1,850 square foot canopy as shown on the project plans dated received by the Planning Division on March 22, 2017, and in the written statement date stamped received by the Planning Division on March 22, 2017 and incorporated by reference, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to issuance of building permits and shall be subject to Planning Division 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; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: ' GENERAL 1. Approval. This approval is for 1) a Conditional PL Planning Use Permit for Equipment and Materials Storage Yard within an existing outdoor enclosure; and, 2) a Site Development Review Permit for a free standing 1,850 square foot canopy within the existing enclosure located at 5875 Arnold Road, Suite 300 associated with the PG&E Gas Operation Facility (PLPA-2017- 00007). This approval shall be as depicted and indicated on the plans prepared by RIM Architects dated received by Dublin Planning on March 22, 2017 (Exhibit A), the Written Statement dated received by Dublin Planning on March 22, 2017 (Exhibit B), stamped approved and on file in the Community Development Department, except as modified by the following Conditions of A roval. 2. Effective Date. This approval becomes PL DMC effective 10 days following action by the 8.96.020. Plannin Commission unless a ealed before H 5of10 that time in accordance with the Dublin Zoning and Ordinance. 8.136 3. Permit Expiration. Construction or use shall PL 1 year from DMC commence within one (1) year of Permit approval 8.96.020. approval or the Permit shall lapse and become D null and void. 4. Time Extension. The Planning Commission, PL 1 year from DMC upon the ApplicanYs written request for an approval 8.96.020.E extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as re uired b the articular Permit. 5. Minor Amendments. Modifications or changes PL On-going DMC to this Conditional Use Permit approval may be 8.100.080 considered and approved by the Community Development Director if the modifications or changes proposed comply with Chapter 8.100.080 (Amendments) of the Dublin Zoning Ordinance. 6. Revocation of Permit. The Permit approval PL On-going DMC shall be revocable for cause in accordance with 8.96.020.1 Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Requirements and Standard Conditions. The Various Issuance of Various Applicant shall comply with applicable City of building Dublin Fire Prevention Bureau, Dublin Public permits or Works Department, Dublin Building Department, installation Dublin Police Services, Alameda County Flood of Control District Zone 7, Livermore Amador improvemen Valley Transit Authority, Alameda County Public ts and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Applicant 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. 8. Fees. A licant shall a all a licable fees in Various Issuance of Various 6 of 10 effect, including, but not limited to, Planning building fees, Building fees, Traffic Impact Fees, MC permits fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement befinreen Developer and School District), Fire Facilities Impact fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and a licable. 9. Hold Harmless/lndemnification. The Applicant ADM On-going Admin/City shall defend, indemnify, and hold harmless the Attorney City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the e�ent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Applicant's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Applicant of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or roceedin s. 10. Clarifications and/or Changes to these PL On-going Planning Conditions of Approval. In the event that there needs to be clarification to the Conditions of Approval, the Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Applicant without going to a public hearing. The Community Development Director also has the authority to make minor modifications to these Conditions of Approval without going to a public hearing in order for the Applicant to fulfill needed improvements or mitigations resulting from im acts to this ro�ect. 11. Controlling Activities. The Applicant shall PL Through Planning control all activities on the project site so as not construction to create a nuisance to existin /surroundin and on- 7 of 10 businesses. oin 12. Clean-up. The Applicant shall be responsible PL Through Planning for clean-up and disposal of project related trash construction to maintain a safe, clean, and litter-free site. 13. Property Maintenance. The Applicant and PL On-going DMC property owner shall be responsible for 5.64.050 maintaining the site in a clean and litter free condition during construction and through completion. Per the City of Dublin Non- Residential Property Maintenance Ordinance, DMC Section 5.64.050, the ApplicanU Property Owner shall maintain the building, site and all signage in good condition and shall keep the site clear of trash, debris and graffiti vandalism on a re ular and continuous basis. 14. Noise/Nuisances. The Applicant shall control PL On-going DMC all activities so as not to create unusual or 5.28 unnecessary noise which annoys or disturbs or injures or endangers the health, repose peace or safety of any reasonable person of normal sensitivit resent in the area. 15. Accessory/Temporary Structures and Uses. PL Placement DMC A Temporary Use Permit is required for all on-site 8.108 construction trailers, security trailers and stora e containers used durin construction. CC�INDITIONAL USE f�ERMIT'FO�t O�lTD�1Qi� ST�R�GE � 16. Outdoor Storage of Equipment and PL On-going Planning Materials. The storage of equipment and materials shall be entirely within the existing enclosure. All equipment and materials being stored within the enclosure shall not be stacked so that they extend above the height of the enclosure walls. 17. Non-Hazardous Materials. At no time shall PL On-going Planning equipment or materials that are hazardous to human health and well-being be stored within the outdoor enclosure. 18. Annual Review. On an annual basis, this PL On-going Planning Conditional Use Permit approval may be subject to a review by the Community Development Director to determine compliance with the Conditions of Approval. If it is determined that the use has ceased for a period of 1 year or longer, the use shall lapse and become null and void. : SITE DEVELOPMENT REV"IEW ��; � 19. Canopy Final Paint Colors. The paint colors of PL Painting of Planning the cano shall be as indicated b Exhibit A to outdoor 8of10 the Written Statement prepared by RIM enclosure Architects dated received by Dublin Planning on March 22, 2017. The Applicant shall paint a portion of the canopy the proposed color and shall call for a Planning inspection prior to aintin the entire enclosure. 20. Existing Landscaping. Existing landscaping PL Planning Planning shall be protected during construction. Any Final existing trees, shrubs or groundcover damaged Inspection or destroyed during construction shall be replaced in kind and to the satisfaction of the Communi Develo ment Director. 21. Existing Enclosure. The existing wall of the PL Planning Planning enclosure shall be protected during Final construction. Any damage sustained during Inspection construction shall be replaced or repaired to the satisfaction of the Community Development Director. 22. Planning Final Inspection. The Applicant shall PL Upon Planning call for a Planning Final Inspection from the City Completion of Dublin Planning Division upon completion of of the Project. All improvements will be inspected Improvemen . for compliance with this Site Development ts Review a roval. BUI�DING DiVIS10N 23. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes Completion and ordinances in effect at the time of building ermit. 24. Building Permits. To apply for building permits, B Issuance of Building Applicant shall submit five (5) sets of Building construction plans to the Building & Safety Permits Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant will be responsible for obtaining the approvals of all participation non-City agencies rior to the issuance of buildin ermits. 25. Construction Drawings. Construction plans B Issuance of Building shall be fully dimensioned (including building Building elevations) accurately drawn (depicting all Permits existing and proposed conditions on site), and prepared and signed by a California licensed Architect or En ineer. All structural calculations 9of10 shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 26. Temporary Fencing. Temporary Construction B Through Building fencing shall be installed along perimeter of all Completion work under construction. PASSED, APPROVED AND ADOPTED this 9th day of May 2017 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA120171PLPA-2017-00007 PG&E Canopy CUP SDRIPCIPC Reso(CUP SDR).docx 10 of 10 N � � � z d � Z � o � � N ��i�g 9 � � �S310N ltlN3N3�J ONV 133HS 2J3A0� � �� "g � � . �1�� b,NG y �3�g �(uedwo��a;�a13 � � � � ;�\� � ,: ;��€Y� � v_ � ANtldWO'J'JRLL'J3130NV5V•J�I�I�tld Y�WO y' °� O F , ', sU- -��iw� a � � � � eesoavo'Nnena � ^ . .y ..�� LL � a Q � avoa aioNav s�es a� �j W W ° „ pue seg�1�►�ed �.�,;�Pi �� 1� � m AdONV� � aa �� °v �� <�____ N,,, � 3�Jd ��s a�� a E E o � E - - ' - - � - � ` °E - E - o - - _ - -� aj�1 .�.,ai ` '_ � � N � �, � _ a � - � )t�. .. � .j{ ...• �,._.-, ......,. € ; g - � ; E 8 t s� ^� 1{ �� ° E - E _" µ ,� s ;f t+ �e . ��, T o g - - $ g R � � z � y ; �� !ti u+r s $ g E �E g � � 3 - � 2 W .. , Z...., O._.. ..,. �. �Y �� E�o ' _ - � - q �_ j � -4_ � H c� /, � . .,... � � g q� E E� c _� q a 3 � � $ c4 w �n $� � . ..s... � { _. �' E 9 g' 3� o � � g a U crns m' � y�u � . 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