HomeMy WebLinkAbout04-053 Custom Truck Unltd CUP
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: December 14, 2004
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
PROJECT DESCRIPTION:
BA CKGROUND:
PUBLIC HEARING - PA 04-053, Conditional Use Permit for
Custom Trucks to operate an Auto Service establishment within an
existing industrial building with a parking reduction for individual use
at 6303 Sierra Court
Report prepared by: Charity Wagner, Associate Planner~
1.
Resolution approving P A04-053, Conditional Use Permit for
an Auto Service establishment in an existing industrial
building (Custom Trucks)
Project Plans and photographs
2.
1.
Open public hearing and hear Staff
presentation.
Take testimony from the Applicant and the
public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Adopt Resolution (Attachment 1) approving Conditional Use
Permit for an Auto Sales and Service establishment in an
existing industrial building.
2.
3.
4.
5.
The project site consists a 1.5-acre parcel developed with a 24,500 square foot industrial/service building.
According to Building Division records, this concrete tilt-up building contains six units and was constructed in
1971.
The zoning designation for the subject property is zoned M-l (Light Industrial). The City adopted the County
zoning designation upon incorporation and the zoning has since remained the same. The M-l Zone permits
general industrial uses such as warehouse and light manufacturing. In 1972, Alameda County Planning
approved Conditional Use Permit No. 2452 to allow commercial/professional offices and industrial/warehouse
uses for the subject site. A mixture ofland uses including a church, management office, warehouse/distribution
facility, professional office and two vacant units currently occupy the building.
The Applicant, Jack Berube, President of Custom Trucks Unlimited, requests review and approval of a
Conditional Use Permit to operate an automotive part and service business within a vacant unit, 6303 Sierra
Court.
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G:\P A#\2004\04-053 Custom Trucks\PC staffreport.doc
COPIES TO: Applicant
Property Owner
P A File
Proj ect Manager
ITEM NO.~
CONDITIONAL USE PERMIT:
Chapter 8.12 of the Dublin Zoning Ordinance states that Vehicle Repair and Service is permitted in the M-
1 Zone pursuant to Planning Commission approval of a Conditional Use Permit. As mentioned above,
Alameda County approved Conditional Use Permit 2452 to allow a mixture of office and warehouse uses;
however, this permit did not allow auto related uses. The Conditional Use Permit process allows the City
to look at each individual project that is proposed in context of the location and the proposed use. Further,
a Conditional Use Permit allows the Planning Commission to place conditions of approval to ensure that
the operation of the proposed use does not become a nuisance or harm to adjacent land uses or City
resources.
ANALYSIS:
Custom Trucks Unlimited markets individually owned trucks and sport utility vehicles for installation of
aftermarket accessories. Custom Trucks Unlimited is not an auto repair facility.
The proposed auto service establishment would occupy one (1) suite in the building, utilizing a total of
6,118 square feet (see Attachment 2, project plans). All business activity would be conducted entirely
within the existing building.
This project does not include any exterior alterations to the building. According to conversations with the
Applicant and real estate agent, the Applicant proposes only cosmetic changes including new carpet, new
tile and painting interior office walls. The Applicant's written statement indicates that the business
consists of installation of aftermarket accessories for sport utility vehicles. Such accessories include bed
liners and lifting/lowering kits. Custom Trucks does not sell, repair or provide routine auto services such
as oil changes or smog checks. The business has five (5) employees and is open Monday through Friday
from 8:30-5:30 p.m., Saturday from 9:00-3:00 p.m. and closed on Sunday. Custom Trucks Unlimited is a
three-year-old business that has out grown their current operation in the City of Livermore. The approval
of this request would permit the Applicant to relocate the business to the City of Dublin.
PARKING:
Original building plans, approved in 1970, indicate 54 on-site parking spaces. Over the last 30 years the
building site has been modified to include 3 roll up delivery doors and 2 handicap parking spaces. A
recent site inspection determined that the site contains a total 41 on-site parking spaces (including 2
handicap parking spaces). Based on the current land uses within the building, the Zoning Ordinance
requires a total of 52 parking spaces, exclusive of the proposed auto service business. The required
number of spaces is based on 19 spaces for the church (per previously approved conditional use permit),
25 spaces for office uses (1 space per 250 square feet) and 8 spaces for warehouse/distribution (1 space
per 1,000 square feet).
The parking regulations outlined in Chapter 8.76 of the Dublin Zoning Ordinance, state that an auto repair
and service facility requires 1 parking space per 400 square feet, plus 1 space per service bay and 1 space
per company vehicle. Custom Trucks would occupy 6,118 square feet and plans do not indicate service
bays or company vehicles. Therefore, the proposed use would require 15 parking spaces (6,118/400 =
15.2). The existing land uses require 52 parking spaces and the proposed auto service use requires 15
parking spaces for a total of 67 parking spaces. In accordance with Chapter 8.76 (Off-Street Parking and
Loading Regulations), the Applicant requests a reduction of parking for shared parking. Staff has
conducted a parking analysis to determine if the existing parking lot, comprised of 41 parking spaces, will
accommodate the proposed auto service business by use of shared parking. Through this analysis, Staff
2
has quantified the actual parking demand for each tenant space by analyzing nature of the business,
specific use of the tenant space, operating hours, number of employees and verification of parking lot
occupancy during site visits (these numbers are represented in the chart below as the "Actual Parking
Demand"). The following chart details the existing land uses, required parking and actual parking
demand.
Address Current Tenant Size of Code Required Required Actual Parking
Unit (sq. ft) Parking Ratio Parking Demand Day /
Evening & Weekend
6800 Sierra Barclay Maps - 3,059 1 per 250 sq. ft 12 8/0
Court office
6820 Sierra Vacant 3,071 1 per 1,000 sq. ft. 4 4/0
Court
6303 Custom Truck 6,618 1 per 400 sq. ft plus 1 15 9/9
Sierra - proposed per service bay plus 1
Lane auto service per company vehicle
6313 Sierra Security Locks 4,774 1 per 1,000 sq. ft. 4 4/0
Lane - warehouse
6325 Sierra Unity Church - 4,128 1 per 50 sq.ft. of 19 2/19
Lane assembly assembly area plus 1
per classroom
6333 Sierra Property Mgmt 3,350 1 per 250 sq. ft. 13 12/0
Lane - office
TOTAL 25,000 67 39/28
Staffs analysis found that the actual parking demand for the site is 39 parking spaces for weekday
business hours and 28 spaces for weekend and evening business hours. Based on Staff analysis, the actual
parking demand is 2 to 13 parking spaces less than the number of parking spaces available within the
existing parking lot. Furthermore, the existing parking lot is able to handle the peak parking demand for
the complex (the peak parking demand is discussed below as item three).
In accordance with Section 8.76.050 (E) of the Dublin Zoning Ordinance, a parking reduction for
individual uses may be granted subject justification of the following findings:
1. The Conditional Use Permit findings can be made.
The proposed parking reduction would; would not adversely effect the neighboring land uses, the
health or safety of persons working in the vicinity nor would it be injurious to property or
improvements in the neighborhood. The proposed use does not intend to utilize parking area for
business activity. The proposed parking reduction is a function of the existing building being under
parked according to the current Zoning Ordinance. The subject site is suitable for the type of use,
consistent with the intent of the zoning district and with the applicable General Plan land use
designation.
2. A parking study prepared by a qualified consultant analyzing the parking demands of the proposed
use and the parking demands of similar uses in similar situations demonstrating that the required
parking standards are excessive, and proposing alternative parking standards which are
appropriate and ensure that three will not be a parking deficiency.
Staff conducted a parking evaluation for the existing complex. Through the parking analysis, Staff was
able to quantify the actual number of required parking spaces by analyzing nature of the business,
3
operating hours, number of employees and verification of parking lot occupancy during site visits (see
chart above for "Actual Parking Demand"). Specifically, the office uses (Barclay Maps and Property
Management) are professional offices that generate minimal vehicular traffic and operate Monday
through Friday 8:00am to 5:00 pm; Unity Church, which requires 19 parking spaces, only holds
services on evenings and weekends with two administrative employees on-site during the weekday;
and the parking requirement for Custom Trucks was adjusted to accommodate floor area used for
storage, office and service area. Staff concluded, and the City Traffic Engineer concurs, that the land
uses within the complex are compatible and the addition of the proposed auto service use would not
result in a parking deficiency.
3. Overflow parking will not adversely affect any adjacent use.
Using the Urban Land Institute (ULl) research on peak hourly parking demand for a typical weekday,
the City Traffic Engineer determined that demand for parking in the complex would peak at 36 spaces
between the hours 10:00 a.m. and 12:00 p.m. on weekdays. The peak parking demand represents the
time at which the parking lot will experience the greatest number parked of vehicles. The City Traffic
Engineer has certified that the proposed auto service business would result in no significant parking
impacts on the existing complex or adjacent public streets. However, if needed street parking is
available on the adjacent streets (Sierra Court and Sierra Lane).
ENVIRONMENT AL REVIEW:
This project has been found to be Categorically Exempt from CEQA under Section 15301, Class 1 of the
California Environmental Quality Act Guidelines. The project consists of minor modifications to an
existing building and is consistent with all General Plan and Zoning regulations and is currently served by
all required utilities and public services.
CONCLUSION:
Staff supports the approval of a Conditional Use Permit for an Auto Service establishment in this location.
Staff feels that an auto service use is suitable for this location because the subject building was built to
accommodate industrial service uses, it is located within an industrial neighborhood and the City Traffic
Engineer has confirmed that the proposed auto service use would not have a significant impact on the
existing complex or adjacent streets. Staff has proposed Conditions of Approval as part of this use permit
to ensure the proposed use does not have negative impacts on surrounding businesses or drain City
resources. One of the key Conditions of Approval is listed below:
2. Limited activity. All activities associated with the Automobile Service establishment shall
be conducted entirely within the enclosed building. The business operations shall be limited
to installation of customized accessories. At no time shall the business operations include
auto repair, auto services, auto wash or detailing and/or auto sales. Activity shall further be
limited as follows:
a) No service work can be conducted outdoors.
b) No repair vehicles may be left outside overnight.
c) No signs, flags, banners, balloons, or pennants may be mounted or installed without a permit
from the City of Dublin per Dublin Municipal Code Chapter 8.84 (Sign Regulations). No
signage that is described under Section 8.84.150 (Prohibited Signs) may be installed at any
time.
It is intended that the proposed Conditions of Approval for this project will ensure that the business is
operated within the intent and guidelines of the Dublin Zoning Ordinance and does not have negative
impacts on surrounding property owners and tenants.
4
RECOMMENDATION:
Staff recommends that the Planning Commission adopt the attached resolution approving a Conditional
Use Permit for an Auto Service establishment in an existing industrial building with a parking reduction
for shared parking at 6303 Sierra Court (P A04-053).
G:\P A#\2004\04-053 Custom Trucks\PC staff report.doc
5
GENERAL INFORMATION:
APPLlCANT:
PROPERTY OWNER:
LOCATION:
GENERAL PLAN
DESIGNA nON:
EXISTING ZONING
AND LAND USE:
Jack Berube, President of Custom Trucks Unlimited, 3829 First Street,
Livermore, CA 94551
E. Greg & Beverly Kent, PO Box 236, Alamo, CA 94507
6303 Sierra Court (APN 941-0205-014)
Business Park/Industrial
Zoning: M-l (Light Industrial)
Existing Land U se: Warehouse, Professional Office and Religious
Assembly
6
RESOLUTION NO. 04-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT FOR CUSTOM TRUCKS TO OPERATE AN
AUTO SERVICE ESTABLISHMENT IN AN EXISTING INDUSTRIAL BUILDING WITH A
PARKING REDUCTION FOR INDIVIDUAL USE
LOCATED AT 6303 SIERRA COURT
P A 04-053
WHEREAS, the Applicant, Jack Berube of Custom Trucks Unlimited, Inc., has requested
approval of a Conditional Use Permit to establish an Automobile Service establishment within an existing
industrial building located at 6303 Sierra Court in the M-1 (Light Industrial) zoning district.
WHEREAS, the proposed building at 6303 Sierra Court was approved for construction in 1970
and was designed and built for the purposes of housing industrial and commercial service-type users; and
WHEREAS, the proposed use of Vehicle Service is permitted in the M-l (Light Industrial)
zoning district with a Conditional Use Permit approved by the Planning Commission; and
WHEREAS, the City Traffic Engineer has confirmed that parking demand for the proposed use of
VehicJe Service would not result in a significant impact for the complex or adjacent streets;
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, the project has been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to the CEQA Guidelines, Section 15301; and
WHEREAS, the Conditions of Approval proposed will limit or eliminate any negative impacts
the Automobile Service establishment could have on surrounding businesses; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said application
on December 14,2004; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
application be conditionally approved; 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.
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
find that:
1
ATTACHMENT /
A. The proposed use and related structure is compatible with other land uses, transportation and
service facilities in the vicinity, because it is in an existing industrial and commercial building
with similar surrounding uses.
B. 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 because the proposed use
creates no recognizable negative impacts and the proposed use will serve a public need by
providing a service to the community.
C. The proposed use will not be injurious to property or improvements in the neighborhood because
the site is adjacent to like commercial and industrial uses.
D. There are adequate existing provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use would not be detrimental to the public health, safety, and
welfare, because no facilities will be altered, and no increase in public service demands will result
from the proposed use.
E. The subject site is physically suitable for the type, density and intensity of the use being proposed
because the existing industrial building is of adequate size to serve the use.
F. The proposed use is compatible with the specific intent established for the M-l Zoning District for
at the time the industrial building was constructed for the purposes of housing industrial and
commercial service type users.
G. The subject site provides a sufficient number of parking spaces to meet the greatest parking
demands of the participating use types and to ensure that there will not be a parking deficiency.
H. That satisfactory evidence has been provided that the use types, by their nature and operating
times, will not conflict with each other and overflow parking will not adversely affect any adjacent
use.
1. The proposed use is consistent with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve P A 04-053, a Conditional Use Permit request to establish an Automobile Service establishment
within an existing industrial building located at 6303 Sierra Court, within the M-1 (Light Industrial)
zoning district, subject to the following Conditions of Approval.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the establishment of
use, and shall be subject to Planning Department review and approval. The following codes represent
those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL]
Planning, [B] Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN]
Finance, [F] Alameda County Fire Department, [DSRSD] Dublin San Ramon Services District, [CO]
Alameda County Department of Environmental Health [DEH].
1) This Conditional Use Permit approval for P A 04-053 establishes an Automobile Service establishment
within an existing industrial building with parking reduction for shared parking located at 6303 Sierra
Court, and further identified as APN 941-0205-014. The operators of the permit shall comply with
the project's conditions of approval and, provided the use established herein does not cease to operate
2
for more than one continuous year, this Conditional Use Permit shall be valid for the remaining life of
the approved structure. This Conditional Use Permit will be revocable for cause in accordance with
Section 8.96.020.1 of the Dublin Zoning Ordinance.
2) Review and Permitting Authority. The applicant shall comply with all applicable regulations and
requirements of the Dublin Community Development Department -- Building Division and Planning
Division, Alameda County Fire Department, Dublin Police Services, and Dublin Public Works
Department. [All]
3) Limited activity. The business operations shall be limited to installation of customized accessories.
At no time shall the business operations include auto repair, auto services, auto wash or detailing
and/or auto sales. As indicated by the Applicant hours of operation shall be Monday through Friday
8:30-5:30 p.m., Saturday from 9:00-3:00 p.m. and closed on Sunday. Activity shall further be limited
as follows:
a) No service work can be conducted outdoors.
b) No repair vehicles may be left outside overnight.
c) No signs, flags, banners, balloons, or pennants may be mounted or installed without a permit
from the City of Dublin per Dublin Municipal Code Chapter 8.84 (Sign Regulations). No
signage that is described under Section 8.84.150 (Prohibited Signs) may be installed at any
time. [PL]
4) Outdoor activity. All actIvItIes associated with the Automobile Service establishment shall be
conducted entirely within the enclosed building with no installation or work to be conducted outdoors.
Nor shall any vehicles be stored or left outside overnight. [PL]
5) Sign age. All new signs shall be subject to the Zoning Ordinance, Chapter 8.84, Sign Regulations. No
signs, flags, banners, balloons, or pennants may be mounted or installed without a permit from the
City of Dublin per Dublin Municipal Code Chapter 8.84 (Sign Regulations). [PL]
6) Building Alterations. Any upgrades to the tenant space will be subject to Building Permit issuance.
To apply for permits, Applicant shall submit 5 sets of construction plans, prepared by a California
licensed Architect or Engineer, to the Building Division. [B]
7) Parking lot upgrade. Prior to occupancy, the Applicant/Owner shall upgrade the existing parking lot
to meet the current handicap parking stall standards. [PW]
8) Property Maintenance. Both the applicant and property owner shall be responsible for maintaining
the premises in a safe, clean and litter-free conditions at all times. [PL, PO]
9) Security. The applicant shall comply with all applicable City of Dublin Non-Residential Security
Ordinance requirements. [PO]
10) Building Identification. The unit address shall be posted on all doors leading to the exterior of the
building. Prior to occupancy of the unit, the Applicant shall install 5-inch illuminated address
numbers, so as to be visible from the street (Sierra Court). [B]
11) Graffiti. The applicant shall keep the site clear of graffiti vandalism on a regular and continuous
basis at all times. Graffiti resistant materials should be used. [PO]
12) Fire Safety. The following conditions are required by the Alameda County Fire Department for
businesses that engage in auto installation. [F]
a) The project shall comply with the California Building and Fire Codes, adopted by the City of
Dublin. Said Code requirements include occupancy separations, allowable area and exiting.
3
b) Provide at least one 2A 10BC portable fire extinguisher. Travel distance to an extinguisher shall
not exceed 75 feet of travel distance. (CFC 1998, Section 1002.1)
c) Approved numbers or addresses should be placed on all buildings. The address shall be
positioned as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background. Individual suite numbers shall be permanently
posted on the main entrance doors or tenant spaces. (CFC 1998, Section 901.4.4) If there are rear
doors to the tenant space, they shall include the numerical address corresponding to the address on
the front of the building. The business name shall also be displayed on the rear doors in
accordance with Dublin Police.
d) A Knox key lock system is required. Applications are available at the Alameda County Fire
Department, Fire Prevention Division, 100 Civic Plaza, Dublin, CA 94568. Please return the
completed application with building plans when you submit for a permit or prior to final
inspection for occupancy. (CFC Section 902.4)
13) Nuisance. The applicant shall control all business activity so as not to create a public or private
nuisance to the existing and surrounding businesses and residents. [PL, PO]
14) Revocation. This permit shall be revocable for cause in accordance with Dublin Zoning Ordinance
Section 8.96.020.1, Revocation. Any violation of the terms of the terms and conditions of this permit
may be subject to the issuance of a citation. [PL, PO]
PASSED, APPROVED, AND ADOPTED this 14th day of December 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G\P A#\2004 \04-053\PC reso.doc
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Presented To:
City of Dublin
Application/Information For
Conditional Use Permit
For:
Custom Trucks Unlimited
RECEIVED
OCT 0 5 2004
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Custom Trucks Unlimited
Custom Trucks Unlimited, Inc. is a California Corporation in good standing with the State
of California and is solely owned by Jack Berube. Mr. Berube has owned the corporation for
three years in the City of Livermore. They have out grown their current facility and are
considering moving to larger space at 6303 Sierra Court in Dublin. Custom Trucks
Unlimited is requesting a Conditional Use Permit be granted to allow their occupancy.
Custom Trucks Unlimited markets and installs in most cases accessories for individually
owned trucks and SUVs, such as bed liners, lifting and lowering kits. They currently employ
5 people with hours of operations from 8:30 AM to 5:30 PM, Monday through Friday and
9:00 AM to 3:00 PM on Saturday.
The target market for Custom Trucks Unlimited is anyone who drives a light truck or sport
utility vehicle desiring to accessorize the vehicle to increase the value or add to its looks.
Custom Trucks Unlimited is the only company of its type in Dublin and the entire Tri-
Valley region. Custom Trucks Unlimited will be an asset to the City of Dublin and its
surrounding communities.
All work is performed inside the building with no work or storage outside the facility. The
space is in a building void of any residential adjacent or nearby. Custom Trucks Unlimited
uses no hazardous materials or chemicals. They are no impact on neighboring businesses,
individuals, visitors or employees. Custom Trucks Unlimited will not have any negative
impact the property, surrOlmding properties, transportation systems or existing
improvements.
,
I have attached elevation photos, building layout, site plan with parking and the assessor's
parcel map showing the location in the neighborhood. I hope this adequately describes the
tenancy and you will approve the Conditional Use Permit. We look forward to our
relationship with the City of Dublin, its community eaders and its citizens.
Sincerely,
Jack Berube
President
Custom Trucks Unlimited, Inc.
.......
Customs Trucks Unlimited
6303 Sierra Court
Dublin, California
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6303 Sierra Court
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Custom Trucks Unlimited
6303 Sierra Court
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Assessor's Parcel Map
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ReFEREN~:_~~~'}T!i~ ?~~~l· ~~z~~~~~~·~
"PO - 41
1,,1. ,
941 020500134 941 020500146 941 020500] 56
CHEVRON USA INC CAL WEST PROPERTIES SEKA PROPERTIES
PO Box 285 PO Box 4900 6769 Dublin Blvd
Houston, TX 7700] Scottsdale, AZ 85261 Dublin, CA 94568
941 020500158 941 020500] 60 941 020500800
E G & Beverly Kent BER..1'I/AL INVESTMENT INC WELLS ENTERPRISES
PO Box 236 PO Box 2434 ] 725 S Bascom Ave #104
Alamo, CA 94507 Dublin, CA 94568 Campbell, CA 95008
941 020501] 00 941 0205013 02 941 020501500
Sam Genirberg E G & Beverly Kent LABEL CONCEPTS INC
2520 College Ave PO Box 236 6700 Sierra Ln
Berkeley, CA 94704 Alamo, CA 94507 Dublin, CA 94568
941 020501600 941 020501900
DUBLIN VENTURES LP PACIFIC GULF PROPERTIES INC
39111 Pasco Padre Pkwy 2235 Faraday Ave #0
Fremont, CA 94538 Carlsbad, CA 92008
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