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HomeMy WebLinkAbout07-10-2012 - AgendaPlanning Commission Regular Meeting City of Dublin July 10, 2012 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – June 12, 2012 5. ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning Commission on any item(s) of interest to the public; however, no ACTION or DISCUSSION shall take place on any item, which is NOT on the Planning Commission Agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Furthermore, a member of the Planning Commission may direct Staff to place a matter of business on a future agenda. Any person may arrange with the Planning Manager (no later than 11:00 a.m., on the Tuesday preceding a regular meeting) to have an item of concern placed on the agenda for the next regular meeting. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA-2012-00002 Dublin Toyota Site Development Review 8.2 PLPA-2012-00001 7-11 Site Development Review 8.3 PLPA-2012-00028 Zoning Ordinance Amendments to Chapter 8.08 (Definitions), Chapter 8.36 (Development Regulations), and Chapter 8.76 (Off-Street Parking and Loading Regulations) 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department. (OVER FOR PROCEDURE SUMMARY) DRAFT DRAFT ® ~ Planning Comm~ss~on Minutes Tuesday, June 12, 2012 CALL TO ORDER/ROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, June 12, 2012, in the City Council Chambers located at 100 Civic Plaza. Chair Wehrenberg called the meeting to order at 7:01:29 PM Present: Chair Wehrenberg; Commissioners Schaub, Brown, and Bhuthimethee; Chris Foss, Assistant City Manager; Jeff Baker, Planning Manager; Mike Porto, Consulting Planner; and Debra LeClair, Recording Secretary. Absent: Vice Chair O'Keefe ADDITIONS OR REVISIONS TO THE AGENDA -NONE MINUTES OF PREVIOUS MEETINGS - On a motion by Cm. Brown and seconded by Cm. Schaub, on a vote of 4-0, with Vice Chair O'Keefe absent, the Planning Commission approved the minutes of the May 8, 2012 meeting. ORAL COMMUNICATIONS -NONE CONSENT CALENDAR -NONE WRITTEN COMMUNICATIONS - 7.1 Five Year Capital Improvement Program 2012-2017, Finding of General Plan Conformance for Proposed Fiscal year 2012-2013 Projects. Chris Foss, Assistant City Manager, presented the project as outlined in the Staff Report. Cm. Brown mentioned that the S4 project for the Dublin Blvd right turn at Village Parkway is shown only on the unfunded list and suggested adding S4, S8, Citywide Signal Communications upgrade and the S10, Traffic Signal Improvements to the funded list. He felt they could be funded if the S5, Eastern Dublin Arterial Street and Freeway Improvements, is removed from the active street program list. He felt the suggested change would permit completion of some projects that would improve traffic flow in the City. Mr. Foss responded the minutes will reflect Cm. Brown's suggestions. He stated the City Council will review the CIP at the June 19th meeting. He encouraged Cm. Brown to attend the meeting and ask these questions. He stated that the Eastern Dublin Arterial Streets and Freeway Improvements are the Eastern Dublin Traffic Improvement Program (TIF). Cm. Brown referred to Page 4 in the Parks Section which states there is concern for the ability to fund maintenance for new parks. He felt that the funds for any new park projects should be saved to ensure that the current parks have the maintenance funding necessary. ~FiYI" ~ ;. '-~ .-, 46 DRAFT DRAFT Mr. Foss stated that during the community conversations that issue was raised by those in attendance. The City Council is aware of the issue and Staff continues to keep them informed. Cm. Schaub felt that, if a smaller community park can be paid for by the HOA, it will not have much impact on the community. Chair Wehrenberg mentioned the small park in the recently approved Jordan Ranch project. Mr. Foss felt the challenge of having an HOA pay for the maintenance of a park is that the residents feel that the park belongs to them and is not a City park. Therefore, the residents could want to restrict the use of the park to only those residents. Cm. Schaub disagreed with Mr. Foss and mentioned his experience with the park within his HOA where there have been no such problems. Cm. Schaub asked about the plans for the lanes on Dublin Blvd at the Tralee project where it transitions to two lanes. Mr. Foss answered that area is part of the CIP project plan to widen Dublin Blvd between Dublin Court and Sierra Court to three lanes in each direction and directed the Commission to Page 46 of the project list. He stated Staff has started on the design for both sides of Dublin Blvd. On a motion by Cm. Schaub and seconded by Cm. Bhuthimethee, on a vote of 4-0, with Vice Chair O'Keefe being absent, the Planning Commission adopted: RESOLUTION 12 - 24 FINDING CONFORMITY WITH THE ADOPTED GENERAL PLAN FOR PUBLIC WORKS PROJECTS PROPOSED TO OCCUR DURING FISCAL YEAR 2012-2013 AS PRSENTED IN THE CITY OF DUBLIN FIVE YEAR CAPITAL IMPROVEMENT PROGRAM (CIP) 2012-2017 PUBLIC HEARINGS - 8.1 PLPA-2012-00014 Orchid at Schaefer Ranch Stage 2 Development Plan Amendment and Site Development Review Mike Porto, Consulting Planner, presented the project as outlined in the Staff Report. Cm. Schaub asked about the lot sizes and if the lots are flat or will they be similar to the surrounding homes. He felt that a change in elevation affects lot coverage and changes the look of the development. Mr. Porto answered this project is not like the projects on the east side of Dublin. He stated the lots are generally flat, using retaining walls for step-ups on the side yards with a minimum of 2.5 feet and several rear yards have higher slopes. He stated the development pad is a flatter area that slopes off towards Dublin Blvd and Schaefer Ranch Road. 47 DRAFT DRAFT Cm. Schaub felt that the lot coverage changes the look and feel of the development when there are many acres behind the houses. Mr. Porto stated that part of the original PD requires a minimum 500 square feet of flat usable rear yard area. He felt the Applicant did a good job of showing how the yard area is achieved in each individual yard. He continued that, within the overall Schaefer Ranch project, there were instances where the developer could not meet the minimum flat rear yard requirement and they had to install retaining walls to create the usable flat area. He stated that would not happen in this development. Cm. Schaub was concerned with the 45 degree angle of the front doors and the damage that could be done by the weather. He suggested keeping the doors away from a western exposure. Mr. Porto answered the doors are recessed slightly and protected from the weather. There was a discussion regarding sustainable landscaping, synthetic lawns and the problem of voles and gophers in the Schaefer Ranch development. Chair Wehrenberg referred to Sheets C12-15 regarding lots and "no fit" that identifies which plans on each lot can comply with lot coverage and usable rear yard requirements and asked Mr. Porto to explain the reference "no fit." Mr. Porto answered that those sheets list the lots and in the instance where they cannot meet the minimum requirement for the amount of rear yard area or the 15 ft flat usable yard area. "No Fit" means the house will not fit on that lot. But there are other houses that can fit on that lot. For instance, on Sheet C-12, lot #5, they can build a Plan 1 or Plan 2 house, but not a Plan 3, 4, or 5 because the yard area requirement cannot be met. Cm. Bhuthimethee asked if the original proposal included any one story homes. Mr. Porto answered no. The original concept included a casita or a guest room in the rear yards on lots that have the room, but there was no design and it was not part of the proposal. No single-story homes were proposed for this development. Cm. Bhuthimethee felt Dublin has a shortage of single story homes. Mr. Porto responded developers have difficulty selling single-story homes because they tend to be smaller. Cm. Bhuthimethee felt that older people are not interested in walking up stairs, etc. She felt that there are a lot of 2 story + homes in Eastern Dublin with a lot of stairs. Cm. Schaub felt the reality of the situation is that if you add the existing older single-story homes on the west side of town to the amount of single-story homes on the east side, the housing stock is balanced but felt the newer areas did not have as many single-story homes. Mr. Porto mentioned there are some single-story homes within the overall Schaefer Ranch development. 48 DRAFT DRAFT Cm. Bhuthimethee felt that most of the homes reviewed by the Planning Commission in the last year have been 2-story. Chair Wehrenberg mentioned the lot coverage requirements which she felt drives the 2-story homes and agreed with Cm. Bhuthimethee that 1-story homes are nice. Cm. Bhuthimethee felt that a segment of the population is not being addressed. Cm. Bhuthimethee felt that some of the plants on the plans could be better clustered. Mr. Porto answered the Applicants generally try to keep the landscaping consistent so the neighborhoods look cohesive. The City has also used the same landscape architect to review the plans for Schaefer Ranch throughout the project. He stated the City's landscape architect reviewed the project, commented and provided the Applicant with issues and concerns which were revised in subsequent drawings. He stated part of the landscape concept was set years ago and this project is carrying it forward. Cm. Bhuthimethee was concerned with maintenance issues. Chair Wehrenberg opened the public hearing. Dana Owyong, Discovery Buildings, spoke in favor of the project. He stated the reason there are no single story homes is because of lot coverage. They would provide them but the house would be very small. To meet that part of the market there are 3 homes that have bedrooms on the first floor. He stated that the master bedroom is downstairs in Plan 5 which could address that part of the market. One of their standard program items in all of their developments is having a master bedroom downstairs. Cm. Bhuthimethee asked if the master downstairs is offered in any of the other plans. Mr. Owyong answered Plan 5 is the only plan with the master bedroom downstairs. He stated there is a bedroom downstairs on other plans that could be used as a guest room or in-law room. He agreed the market needs more one-story homes. Cm. Bhuthimethee was also concerned about landscaping. She felt that some areas of groundcover are not clustered together which can sometimes cause maintenance problems. She stated that, on some of the front yard plans, there is a single row of plants between the driveways and spilling out onto the lawns. She felt the lawns would not survive. She asked the Applicant to work with the City's landscape architect on some of the issues. Mr. Owyong stated typically the third-party landscape architect will go out to the field and work with the installers to strategically set plants. He stated that although there is a landscape plan they have been artistically placing and clustering plants. Cm. Bhuthimethee felt that some of the ways the plants were placed on the plans are not sustainable. Mr. Porto mentioned the landscape plan is a specific response to the Water Efficient Landscape Ordinance (WELO) where there cannot be grass within two feet of the hardscape area. He __ - -,,.~ j€ 3Y L y .. 49 DRAFT DRAFT stated there was a significant change to the landscape plan for Schaefer Ranch in order to meet WELO. Cm. Bhuthimethee suggested possibly widening the strip or using a more hardy plant that would have a higher chance of survival. Chair Wehrenberg asked if she could point out the specific plant that concerns her. Cm. Bhuthimethee stated there is a single row of plants along the driveway that is the smallest plant on the plan. Mr. Owyong mentioned that the landscape architect has the history of the site and what is a survivable plant. He knows the microclimate and he has taken that knowledge and applied it to the development. He stated he would be happy to make adjustments to the landscape plan. Cm. Bhuthimethee suggested Mr. Owyong continue to work with the landscape architect. Mr. Owyong agreed and stated they have been very proactive on working to eradicate the voles and have taken precautions by laying down mesh under the lawns and around the trees. He stated they want the development to look good and the landscaping to survive. Cm. Schaub felt that, over time, the HOA figures out what kind of plants work in the area and what doesn't. Cm. Bhuthimethee asked about the crosswalks at the entrances to the development and if they are using pavers or painting them. Mr. Porto answered they will use pavers. Jeff Baker, Planning Manager, mentioned the Applicant is required to use pavers; it was not shown on the plans. Ravi Sharma, 7706 Kelly Canyon Dr, spoke regarding the project. He was concerned with the noise from the freeway since this project is closer to the freeway. He was concerned that the density has increased from what was originally approved. He felt a community center for the neighborhood would be useful. He was also concerned that the construction of the park has been delayed and wanted it to be built as soon as possible. He stated children are playing in the street because there is no park for them to play in and felt that was a dangerous condition. Cm. Schaub responded, in the original plan that was approved years ago, this area had larger lots. He stated there are still some large lots to be developed. He stated that the developer has provided as part of the project community benefit such as The School of Imagination and contributions towards the Heritage Park. Chair Wehrenberg mentioned the park is listed on the CIP program as the developer building the park. Mr. Porto answered the park is currently under construction, the developer is building the park and there is a requirement to complete it by a date certain. ~a . ,,~ 50 DRAFT DRAFT Mr. Baker stated the date is June 2013 and construction has begun. Chair Wehrenberg mentioned Mr. Sharma's concern regarding the freeway noise and asked if the Applicant uses different windows to mitigate the noise since the development is closer to the freeway. Mr. Owyong answered they must meet a minimum standard for window glazing and there are berms that help with noise mitigation as well. Chair Wehrenberg closed the public hearing. Cm. Schaub asked if this is the end of Schaefer Ranch Development. Mr. Porto stated the Applicant has submitted a request for a General Plan Amendment in the area to create additional lots and creating the ability to reconfigure some of the lots. Cm. Schaub stated he can make the findings and is in support of the project. Cm. Bhuthimethee stated she could make the findings and was in support of the project. Cm. Brown stated he can make the findings and likes the elevations and the architecture. Chair Wehrenberg had no issues and could make the findings. She felt it was a great addition to the community. On a motion by Cm. Schaub and seconded by Cm. Brown, on a vote of 4-0, with Vice Chair O'Keefe being absent, the Planning Commission adopted: RESOLUTION NO. 12 - 25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 2 DEVELOPMENT PLAN AMENDMENT FOR THE PROJECT KNOWN AS ORCHID AT SCHAEFER RANCH (SCHAEFER RANCH SOUTH) RESOLUTION NO. 12 - 26 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR 140 SINGLE-FAMILY RESIDENTIAL UNITS FOR THE PROJECT KNOWN AS ORCHID AT SCHAEFER RANCH (SCHAEFER RANCH SOUTH) ON 41.5 ACRES ,..,,~.. 51 DRAFT NEW OR UNFINISHED BUSINESS -NONE OTHER BUSINESS -NONE DRAFT 10.1 Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 10.2 Mr. Baker mentioned the City Council had concerns regarding tandem parking in the Jordan Ranch II project and added a Condition of Approval to the SDR to require designated parking spaces. Chair Wehrenberg did not agree with designating a parking space and felt that would allow the residents to use the garage as storage instead of parking. 10.3 Mr. Baker mentioned the budget meeting scheduled before the regular City Council meeting on June 19tH 10.4 Mr. Baker mentioned the City is considering a pilot parking program on a particular parcel on Village Parkway. The program follows a recommendation by the Urban Land Institute to reduce parking standards. The City Council directed Staff to put a program together for two specific parcels. Mr. Baker stated that the program will be brought forward to the Planning Commission for recommendation to the City Council. 10.5 Chair Wehrenberg asked about the status of the Dublin Crossings project and the scoping meeting. Mr. Baker answered the first item in the process is the scoping meeting for the Environmental Impact Report. Notices were sent to public agencies and interested parties who were encouraged to come and share their thoughts. This meeting will be held on June 20, 2012 at 7:00 pm. 10.6 Chair Wehrenberg asked about the Economic Development Element. Mr. Baker stated there will be a City Council workshop on July 19tH 10.7 Cm. Schaub stated he will not be in attendance for the June 26tH Planning Commission meeting. ADJOURNMENT -The meeting was adjourned at 8:01:45 PM Respectfully submitted, Doreen Wehrenberg Planning Commission Chair ATTEST: Jeff Baker Planning Manager G:IMlNUTES120121PLANN/NG COMMISSION106.12.12 DRAFT PC MINUTES.docx "°f? 1' 52 G~~~ OF DU~~~ u~ STAFF REPORT i9~~~~ az PLANNING COMMISSION ~~ ~ ~~ ~~LIFOR~l~ DATE: July 10, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2012-00002 Site Development Review for Dublin Toyota at 4321 Toyota Drive Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant has requested Site Development Review approval to make modifications to the building and site at the existing Dublin Toyota Automotive Dealership. Modifications include adding 3,724 square feet to the existing sales building, adding an entry portal structure to the south elevation of the sales building, architectural modifications to the exteriors of both the sales and service buildings, and minor site improvements. No substantive changes are being proposed to the site circulation or layout. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving Site Development Review fora 3,724 square foot addition, facade modifications, and related site improvements to the Dublin Toyota sales and service buildings at 4321 Toyota Drive. ~~~ _ Submitted By Principal Planner COPIES TO: Applicant File evi d By Planning Manager Page 1 of 5 ITEM NO.: V • 1 G:1PA#120121PLPA-2012-00002 Dublin Toyota SDRIPC 07.10.121PCSR 7.10.12.doc DESCRIPTION: The project site is located directly north of Interstate Highway 580 at 4321 Toyota Drive. Adjacent properties are the Hacienda Crossings retail center to the west, Tassajara Creek and the GM Auto Mall to the east, and the Dublin Corners retail center to the north. The southern edge of the property borders Interstate 580. The entire site is 19.15-acres, including a recently acquired 3.4-acre adjoining parcel. The site has two existing buildings; the service building on the northern portion of the site and a sales building immediately to the south. Access to the site is provided from Toyota Drive, which intersects with Dublin Boulevard to the north. The project site is depicted in Figure 1. ~;: ~; ROSEWOOD pR o¢ Z a~ ~ ,~ ~~ _.:__.. b~ -- The project site has a General Plan and Eastern Dublin Specific Plan Land Use Designation of General Commercial and is zoned PD, Planned Development. The project site is within the larger Santa Rita Commercial Center Planned Development Zoning District, which was approved by the City Council in January 1995. Other properties within the PD include the Hacienda Crossings and Dublin Corners shopping centers. Automobile Sales are a conditionally permitted use in the PD. In 1997 the Planning Commission approved a Conditional Use Permit for an automobile sales lot with ancillary service uses (Resolution 97- 05), and subsequently the City Council approved the Site Development Review for the sales and service buildings (Resolution 16-97). Additions and modifications to the original approved buildings have been made over the years; however, the structures and site are largely the same as they were when first approved in 1997. Photos of the existing sales and services buildings are included as Attachment 1. The Applicant is requesting approval of a Site Development Review Permit fora 3,724 square foot addition to the existing 23,886 square foot sales building, exterior modifications to both the sales and service buildings, modifications to the existing sidewalks and landscaping, and the construction of a new driveway for the sales building addition. ANALYSIS: Building Design The existing sales building measures 32 feet in height and is constructed of tilt-up concrete panels with architectural fabric canopies projecting from the north, south, and east elevations. The existing service building measures 20 feet in height and is constructed of similar materials, minus the fabric canopies. The Applicant is proposing to demolish the fabric canopies located on the south and east elevation of the sales building, along with portions of the existing landscaping. The existing architectural fabric canopy on the north elevation of the sales building will remain in place. 2of5 Figure 1: Project Site In place of the south elevation canopy the Applicant proposes to construct an approximately 63- foot wide, internally illuminated entrance portal with translucent glass. The portal will extend above the existing roofline to a height of approximately 42 feet. The glass portal is centered on the elevation and projects outwards in a gentle curve that terminates 23 feet from the building entrance wall. The portal is framed on both sides by columns supporting an extended parapet that would be clad in silver colored aluminum composite material (ACM) paneling, with a 12-inch red ACM header panel running across the width of the parapet. The silver ACM panels are rectangular in shape and they would also be used to cover the north and west elevations, as well as the lower half of the east elevation. The existing Toyota and Scion signage will be relocated on the new portal and parapet, and the existing Toyota sign on the north elevation will remain in its present location. Anew non-illuminated, silver and black Scion logo sign would be installed above the entrance door at the western edge of the south elevation, which can be approved by Staff through a Site Development Review Waiver. On the east elevation of the sales building the Applicant is proposing to remove the existing fabric canopy, as well as portions of the landscaping and walkway. In place of these features the Applicant is proposing a 3,724 square foot, one-story addition that will be used for delivering new vehicles to customers who are signing purchase documents within the adjoining offices. The addition will be a three-sided covered parking area with three large openings for vehicles. The north and south ends of the addition will be closed with solid walls covered in silver ACM paneling, and tinted insulation glass to match the existing glazing. On the service building the Applicant is proposing to install matching silver ACM panels over the existing concrete walls on the south and west elevations. No ACM panels would be installed on the north or east elevations, and all existing doors and glazing would remain as-is. Concrete walls not covered in silver ACM panels would be painted to match, and the existing wall signs on the south and west elevations would be reinstalled over the parts, reception, and waiting area entrances/exits. Additionally, two small fabric awnings overhanging the parts and customer waiting doors would be removed. Site Enhancements In order to accommodate the new entrance portal and building addition, the Applicant is proposing to remove portions of the existing landscaping at the southwest, southeast, and northeast corners of the sales building. The landscaped areas on the south side of the building would be replaced with concrete in order to accommodate the construction of the new portal and an accessible walkway, and the landscaping on the northeast corner will be modified to accommodate the building addition and paving for the new car delivery driveway and parking area. In addition, portions of the curb, drive and walkway along the east elevation would be removed for construction of the building addition. No site work is proposed for the areas surrounding the service building. The Applicant is also proposing to install new landscaping in the existing planters on the recently acquired 3.4 acre parcel in the southwest corner of the site. The new landscaping will match the existing found throughout the site. Finally, new matching groundcover will be installed in the parking lot planters leading away from the sales building's south entrance, and new sod will be placed along the Interstate 580 frontage to match the existing sod along Toyota Drive. 3 of 5 A Resolution recommending Site Development Review approval is included as Attachment 2 to this Staff Report. Conditions of Approval have been placed on the project to ensure that all new construction complies with applicable Building and Fire codes as well as local ordinances. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations, require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. For this project, Staff recommends that the project be found exempt from the California Environmental Quality Act (CEQA) in accordance with Section 15301 (Minor alterations to existing facilities involving little or no expansion). CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site is designated General Commercial in the General Plan and Eastern Dublin Specific Plan. The project site is located in a Planned Development (PD) Zoning District. The project is consistent with the Development Regulations for the PD and with the existing Conditional Use Permit for Automobile Sales. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services, 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 was mailed to all property owners and occupants within 300-feet of the proposed project. The Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no comments from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ATTACHMENTS: 1) Photos of Existing Sales and Service buildings 2) Resolution approving Site Development Review fora 3,724 square foot addition, facade modifications, and related site improvements to the Dublin Toyota sales and service buildings at 4321 Toyota Drive, with the project plans attached as Exhibit A. 4of5 GENERAL INFORMATION: APPLICANT/: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN LAND USE DESIGNATION: SPECIFIC PLAN LAND USE DESIGNATION: SURROUNDING USES: Miguel Enguidanos, AAI, 4301 Hacienda Drive, Suite 480, Pleasanton, CA 94588 HAMCOR, Inc., dba Dublin Toyota, 4321 Toyota Drive, Dublin, CA 94568 4321 Toyota Drive 986-0016-024-00 and 986-0016-023-00 General Commercial General Commercial LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Retail/Office Commercial/Shopping Center South n/a n/a Interstate 580 East PD Retail/Office Commercial/Shopping Center West PD Retail/Office Commercial/Shopping Center RESOURCES: General Plan Zoning Ordinance Eastern Dublin Specific Plan 5 of 5 ,~; ~s,~~~ ~_ ~~,~ 0. 'mac^. ~.~r^^ ~ ~~ ~. 4 Sales Building: West Elevation (facing Hacienda Crossings) ATTACHMENT 1 Sales Building: South Elevation portal ,~ "-` Sales Building: East Elevation (facing Tassajara Creek) -location of proposed building addition Service Building: Southeast corner ;~_, . ~. Service Building: West Elevation (partial) RESOLUTION NO. 12 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FORA 3,724 SQUARE FOOT ADDITION, FACADE MODIFICATIONS, AND RELATED SITE IMPROVEMENTS TO THE DUBLIN TOYOTA SALES AND SERVICE BUILDINGS AT 4321 TOYOTA DRIVE (APNs 986-0016-023-00 and 986-0016-024-00) PLPA-2012-00002 WHEREAS, Miguel Enguidanos of AAI (Applicant) and HAMCOR, Inc., dba Dublin Toyota (Property Owner), have requested Site Development Review approval of a 3,724 square foot addition to the existing sales building, architectural modifications to the exteriors of the existing sales and service buildings, and minor site modifications to the property at 4321 Toyota Drive (the "Project"); and WHEREAS, the Project is located in a PD (Planned Development) Zoning District, which has a General Plan and Eastern Dublin Specific Plan Land Use designation of General Commercial, and which conditionally permits automobile sales and service uses; and WHEREAS, the Project has an existing Conditional Use Permit for automobile sales and service that was approved by the Planning Commission in 1997 (Resolution 97-05) and a Site Development Review Permit that was approved by the City Council (Resolution 16-97); 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, Staff recommends that the project be found exempt from the California Environmental Quality Act (CEQA) in accordance with Section 15301 (Minor alterations to existing facilities involving little or no expansion); and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending Site Development Review approval of the project; and WHEREAS, the Planning Commission held a public hearing on said application on July 10, 2012; 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 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 Site Development Review: ATTACHMENT 2 A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review), with the General Plan and with any applicable Specific Plans and Design Guidelines in that: 1) automobile sales and service is a conditionally permitted use; 2) there is an existing Conditional Use Permit for the dealership; 3) the proposed project will modernize and enhance the architectural appearance of the buildings; 4) the proposed project is well designed and compatible with the surrounding area; and 5) automobile sales and service uses are consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of General Commercial. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) the zoning for the site is PD, Planned Development, and the proposed dealership is a conditionally permitted use type; 2) a Conditional Use Permit has previously been approved and remains in effect to allow an automobile dealership to operate at this location; 3) the dealership, as conditioned, is compatible with surrounding uses; 4) the overall design of the Project is compatible with the neighborhood in which it is located; and 5) the project is consistent with development standards of the PD zoning district. 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 site is located in an urbanized area that is currently developed with a variety of building types and uses; 2) adequate access to the site is provided from Toyota Drive; 3) the site is currently developed with an automobile dealership, which is compatible with the adjacent uses; and 4) operation of the use is subject to compliance with the existing Conditional Use Permit. D. The subject site is physically suitable for the type and intensity of the approved development in that: 1) the site has been designed for automobile sales and service uses; 2) access to the site is provided from Toyota Drive, which is an existing roadway; and 3) the proposed building addition and building modifications result in limited expansion of the use. E. Impacts to existing slopes and topographic features are addressed in that: the project is located on a fully developed site that is generally flat. F. Architectural considerations including the character, scale 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 project has been well designed to complement the surrounding area; 2) the materials used in the building addition and fagade modifications are of a high quality, including aluminum composite paneling and illuminated translucent glass; and 3) the proposed architectural modifications enhance the site by introducing new materials to the existing buildings. G. Landscape considerations, including the location, type, size, color, texture 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 project includes the installation of new landscaping groundcover within parking lot planters; 2) the project will install new sod along the full-length of the site's Interstate 580 frontage; and 3). the new landscaping will be consistent with the existing landscaping. 2of12 H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles in that: 1) access to the site is currently provided from two driveways along Toyota Drive; and 2) the project consists of site improvements that include new accessible walkways along the south and east elevations of the sales building. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Site Development Review for the Dublin Toyota project at 4321 Toyota Drive as shown on the Project Plans date-stamped "Received by Dublin Planning on May 4, 2012", included as Exhibit A to this resolution, and the Color and Materials Board, subject to the following conditions: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to 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. NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: GENERAL 1. Approval. This Site Development Review and for PL Ongoing Standard the addition and building remodel at 4321 Toyota Dri tablishes the detailed design concepts and regu ations for the project. Development pursuant to this Site Development Review shall generally conform to the Project Plans submitted by AAI Architects (13 pages), dated received by Dublin Planning on May 4, 2012, on file in the Community Development Department, and other plans, text, and diagrams related to this Site Development Review, unless modified by the Conditions of Approval contained herein. 2. Effective Date. This Site Development Review PL Ongoing Standard approval becomes effective 10 days after action by the Planning Commission (10 days after the date of this Resolution . 3. Permit Expiration. Construction or use shall PL One year from 8.96.020.D commence within one (1) year of SDR approval, or Permit the SDR Permit shall lapse and become null and approval void. 4. Time Extension. The. original approving decision- PL Permit Standard maker may, upon the Applicant's written request for Expiration an extension of approval prior to expiration, and u on the determination that an Conditions of 3of12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: 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. Modifications to the Site Development Review PL On-going 8.104 approval. The Community Development Director may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Chapter 8.104 (Site Develo ment Review) of the Zonin Ordinance. 6. signage. The Project Plans outline the location, PL On-going Planning size, and construction specifications of the wall- mounted signage allowed for the building occupant. The signage shown on the building are in compliance with the existing Master Sign Program a roved for the ro~ect site. 7. Revocation of Permit. The Site Development PL On-going 8.96.020.1 Review and Master Sign Program approval shall be revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be sub~ect to citation. g. Indemnification. The Developer shall defend, Various In accordance Standard indemnify, and hold harmless the City of Dublin and with its agents, officers, and employees from any claim, Government action, or proceeding against the City of Dublin or its Code Section agents, officers, or employees to attack, set aside, 66499.37 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 extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedin s. g, Fees. Applicant/Developer shall pay all applicable FIN Issuance of Standard fees in effect, including, but not limited to, Planning first Building fees, Building fees, Traffic Impact Fees, TVTC fees, Permit Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement between Developer and School District), Fire Facilities Impact fees, Noise Miti ation fees, Inclusionar Housin In-Lieu fees, 4of12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: 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. 10. Requirements and Standard Conditions. The Various Issuance of Standard Applicant/Developer shall comply with applicable first Building City of Dublin Fire Prevention Bureau, Dublin Public Permit Works 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 applicable conditions required have been or will be met. PLAN NING 11. Equipment Screening. All new electrical and/or PL, B Issuance of Planning & mechanical equipment shall be screened from public first Building Building view. Any roof-mounted equipment shall be Permit completely screened from view with architecturally- compatible roof screens to the satisfaction of the Communit Develo ment Director. 12. Colors. The exterior paint color of the remodeled PL Issuance of Planning portions of the building shall match the existing paint Building color, which is complementary to the adjacent Permit sho in center. 13. Concept Landscape Plan. The Final Landscape PL Issuance of Planning Plan submitted for review and approval by the City Building prior to installation shall be in substantial compliance Permit with the Concept Landscape Plan (prepared by L. Spessard and Associates and part of the Project Plans . 14. Exterior Maintenance and Repair. All buildings, PL Ongoing Planning exterior furniture, and finishes on-site shall be regularly maintained and any damages repaired on an on-going basis. Buildings which have faded, cracked, chipped or pealing exterior paint shall be repainted and maintained in good condition at all times. Exterior paint colors are subject to review and approval by the Community Development Director in accordance with Cha ter 8.104. 15. Property Maintenance. The Applicant/ Developer PL During Planning and property owner shall be responsible for Construction, maintaining the site in a clean and litter free Through condition durin construction and throu h Com letion 5 of 12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: completion. Per the City of Dublin Non-Residential and On-going Property Maintenance Ordinance, DMC Section 5.64.050, the Applicant/ 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 regular and continuous basis. 16. Accessory/Temporary Structures and Uses. A PL Placement Planning Temporary Use Permit is required for all construction on site trailers, security trailers and storage containers used durin construction. 17. Temporary Signage. All temporary signage shall PL Ongoing DMC be subject to the regulations of Chapter 8.84, Sign 8.84 Re ulations of the Dublin Zonin Ordinance. 1g. Prohibited Signage. The use of any A-Frame, PL Ongoing DMC portable or sandwich board signs on-site or within 8.84 the ublic ri ht-of-wa is rohibited. BUIL DING 1g, Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes and Completion ordinances in effect at the time of buildin ermit. 20. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit six (6) sets of Building construction plans to the Building Division for plan Permits 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/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. A separate building permit is required for all exterior si na e. 21. Construction Drawings. Construction plans shall B Issuance of Building be fully dimensioned (including building elevations) building accurately drawn (depicting all existing and permits proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations 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. 22. Engineer Observation. The Engineer of record B Frame Building shall be retained to provide observation services for Inspection all components of the lateral and vertical design of the building, including nailing, holddowns, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the Cit Inspector prior to schedulin the final frame 6of12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: ins ection. Prior to frame ins ection 23. Temporary Fencing. Temporary Construction B Through Building fencing shall be installed along perimeter of all work Completion under construction. 24. Electronic File. The applicant/developer shall B Issuance of Building submit all building drawings and specifications for building this project in an electronic format to the satisfaction permits of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file an d submitted prior to the issuance of the final occu anc . FIRE 25. The project must meet all Building and Fire Code Fire, B Through Fire requirements in effect at the time of building permit Completion a lication. 26. Fire sprinkler and fire alarm systems are required to Fire, B Occupancy Fire be extended into the new areas of work. POLI CE 27. Maintain site security fencing. PO Ongoing Police 28. Lighting throughout the site shall meet current DMC PO Ongoing Police Security Requirements. The Applicant shall work with the Dublin Police Department on an on-going basis to establish an effective anti-theft program for the site. 29. Update the "Business Site Emergency Response PO Ongoing Police Card" on file with the Police De artment. 30. Keep the site clear of graffiti vandalism at all times. PO Ongoing Police 31. All interior and exterior doors shalt be identified with PO Ongoing Police appropriate signage indicating their use and accessibilit . 32. Buildings shall be addressed in accordance with the PO Ongoing Police DMC Securit Re uirements. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD 33. Prior to issuance of any building permit, complete DSRSD Issuance of DSRSD improvement plans shall be submitted to DSRSD building that conform to the requirements of the Dublin San permits Ramon Services District 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 olicies. 34. Domestic and fire protection waterline systems shall DSRSD Issuance of DSRSD be designed to be looped or interconnected to avoid building dead end sections in accordance with the permits requirements of the DSRSD Standard Specifications and sound en ineerin ractice. 35. Prior to issuance by the City of any Building Permit DSRSD Issuance of DSRSD or Construction Permit b the Dublin San Ramon buildin 7of12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: Services District, whichever comes first, all utility permits connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection 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. 36. No sewer line or waterline construction shall be DSRSD Issuance of DSRSD permitted unless the proper utility construction building permit has been issued by DSRSD. A construction permits permit will only be issued after all of the items in the revious condition of a royal have been satisfied. 37. The Applicant shall hold DSRSD, it's Board of DSRSD Through DSRSD Directors, commissions, employees, and agents of completion DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and com letion of the ro~ect. 3$. Improvement Plans shall include recycled water DSRSD Issuance of DSRSD improvements as required by DSRSD. Services for building landscape irrigation shall connect to recycled water permits mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the re uirements therein. 3g. The site currently uses potable water for irrigation. DSRSD Issuance of DSRSD DSRSD regulations will require the use of recycled building water on this site for irrigation in the future. Plans for permits new construction of a commercial building must be reviewed by DSRSD for possible Water and Sewer Demand Capacit Char es. PUBLIC WORKS 40. Clarification of Conditions. In the event that there PW On-going Public Works 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 improvements or mitigations resulting from im acts to this ro'ect. 41. Public Improvements. All public improvements PW Issuance of Public Works shall conform to the City of Dublin Standard Plans Grading/ and design requirements and as approved by the Sitework Cit En ineer. Permit 42. Water and Sewer Facilities. Developer shall PW Issuance of Public Works construct all potable and recycled water and sanitary Grading/ sewer facilities required to serve the project in Sitework accordance with DSRSD master plans, standards, Permit s ecifications and re uirements. 43. Standard Public Works Conditions of Approval. PW On-going Public Works 8of12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: Applicant/Developer shall comply with all applicable City of Dublin Public Works Standard Conditions of Approval. In the event of a conflict between the Public Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. 44. Encroachment Permit. An encroachment permit Issuance of Public Works from the Public Works Department may be required Building for any work done within the public right-of-way Permits & on- even if covered under an Improvement Agreement. going 45. Storm Drain Improvements. A Triton Filter shall PW Final Public Works be installed on-site catch basins. 46. Storm Water Treatment Measures Maintenance PW Final Public Works Agreement. Applicant/Developer shall enter into an agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation for all storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the reissuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be ro erl o erated and maintained. 47. Grading/Sitework Permit. All site improvement PW Issuance of Public Works work and public right-of-way work must be Grading/ performed per aGrading/Sitework Permit issued by Sitework the Public Works Department. Said permit will be Permit based on the final set of improvement plans to be approved once all of the plan check comments have been resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached application (three 8-1/2" x 11" pages) for more information. The Applicant/Developer must fill in and return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00 due at the time of permit issuance, although the Applicant/Developer will be responsible for any adopted increases to the fee amount. 48. Vehicle Parking. All parking stalls shall be PW Final Public Works constructed in accordance with Building and Municipal Code requirements. In addition, all customer and employee stalls shall be clearly identified with signs and pavement markings. The proposed parking shall not impede required exit aths or encroach onto edestrian athwa s. 49. Parking ProhibitionslRestrictions. Vehicle PW On-going and Public Works parking shall be prohibited or restricted at locations Installed Prior deemed reasonabl necessar b the Cit to Final 9of12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: Engineer/Public Works Director during final design and/or construction. 50. Step Out Curbs. All step out curbs adjoining the PW Final Public Works parking spaces and adjacent landscape areas shall be 12" wide. 51. Site Accessibility Requirements. All disabled PW Final Public Works access ramps, parking spaces for the disabled, and other physical site improvements shall comply with current UBC Title 24 requirements and City of Dublin Standards for accessibilit . 52. Path of Travel. A minimum 5 foot clear path of PW On-going Public Works travel shall be provided from Toyota Drive to the primary building entrance. Display vehicles shall not block the path of travel. 53. Driveway. The Applicant/Developer shall upgrade PW Final Public Works the existing driveways at Toyota Drive to conform to current Cit standard (if it not conformin as is). 54. Relocation of Existing Improvements/ Utilities. PW Final Public Works Any necessary relocation of existing improvements or utilities shall be accomplished at no expense to the Cit . 55. Damage/Repairs. The Applicant/Developer shall be PW Final Public Works responsible for the repair of any damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project, to the reasonable satisfaction of the City En ineer/Public Works Director. 56. Bicycle Parking. Bicycle racks shall be installed PW Final Public Works near the entrance at a ratio of 1 rack per 40 vehicle parking spaces. Bicycle racks shall be designed to accommodate a minimum of four bicycles per rack, and so that each bicycle can be secured to the rack. The location of the bicycle racks shall not encroach into any adjacent/adjoining sidewalks in a manner that would reduce the unencumbered width of the sidewalk to less than 4'. Bicycle racks shall be placed in locations where they will have adequate lighting and can be surveyed by the building occu ants. 57. Graffiti. The Applicant/Developer and/or building PL, PW On-going Public Works tenant(s) shall keep the site clear of graffiti vandalism on a regular and continuous basis. Graffiti resistant paint for the structures and film for windows or lass shall be used whenever possible. 58. Erosion Control During Construction. PW During Public Works Applicant/Developer shall include an Erosion and Construction Sediment Control Plan with the Grading and and Grading Improvement plans for review and approval by the Activities Cit En ineer/Public Works Director. Said plan shall 10 of 12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: be designed, implemented, and continually maintained pursuant to the City's NPDES permit between October 1St and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer/Public Works Director. 59. Construction Hours. City acknowledges that this PW During Public Works site is within a commercial district, with no Construction surrounding residential areas. Standard construction and Grading and grading hours shall be limited to weekdays Activities (Monday through Friday) and non-City holidays between the hours of 7:30 a.m. and 5:00 p.m. The Applicant/Developer may request reasonable modifications to such determined days and hours, taking into account the seasons, impacts on neighboring properties, and other appropriate factors, by submitting a request form to the City Engineer/Public Works Director. For work on Saturdays, said request shall be submitted no later than 5:00 p.m. the prior Wednesday. Overtime inspection rates will apply for all after-hours, Saturda ,and/or holida work. 60. Construction Noise Management Plan. Developer PW During Public Works shall prepare a Construction Noise Management Construction Plan, to be approved by the City Engineer and and Grading Community Development Director that identifies Activities measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the ro'ect lans ands ecifications. 61. Dust Control. The Developer shall be responsible PW During Public Works for watering or other dust-palliative measures to Construction control dust as conditions warrant or as directed by and Grading the Cit En ineer. Activities 62. Temporary Construction Fencing. Temporary Various During Public Works Construction fencing shall be installed along the Construction perimeter of all work under construction to separate and Grading the construction operation from the public. All Activities construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the City En ineer/Public Works Director. 63. Fire Access. Access roads, turnarounds, pullouts, Various During Fire and fire operation areas are Fire Lanes and shall be Construction maintained clear and free of obstructions, including and Grading the arkin of vehicles. Activities 11 of 12 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: 64. Entrances. Entrances to job sites shall not be Various During Various blocked, including after hours, other than by Construction approved gates/barriers that provide for emergency and Grading access. Activities PASSED, APPROVED AND ADOPTED this 10t" day of July 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Manager Planning Commission Chair G:IPA#120121PLPA-2012-00002 Dublin Toyota SDRIPC 07.10.121PC Reso SDR 7.10.12.doc 12 of 12 Irr ~. ~a~9o~ ~r~;° ~ air-p :f~9 ~° =c=~°~°"a ° ° ° pmf~°~, r W m~ ~~ ~ ~~~~~~ m~~g~~o°m~§y~ o og - ~. a ~ m _ ~ III{ ~~ ~ 8~ W ~~g~g" s~g~~m.m~`~c~ =__a~mc~~N a - F= - rn mg$m °~"'~, °°° -- r = y =~_ _ a ~~~~ D ~ 4 4 4 ~~ ~ ~ ~ N ~om~e~ ggg~ ~~~g m~q - ~n~ r _ ~ _~`~= Zm g _ €D o ~ 4 ~ ~ °.~m~~ R$m8o~s=~°~~ E° ego o~ ~~ m _ Z a ~H g Z ~ ~ o ~ ~€ g s ~ ~~~$ma o~~Q q~~~g~m~y ~~~ ;~° ~° ~m g O '^ y o R o~ ~ ~ ~~bp~o s~~~m~~~m~~n~ on m afN N g ° r 8 g9g~8° F~~~~~~g~ ~"m ~~ o~="°~~ - ~ s z a~g9o» has>~~~~~~~~~ =~s H~ - >o fE<z~o ~ar~=. ° a ~o~~ ~~~~ ~ ~3fa-~-a. n~n° ~ _ ~ ° ~ ~ # ~ ~ ~ ® y~„~s ~-pg;$A~ ~~~~ o~ ~~~~N~ $ o~ ~ 8 ffmg~ .~y8~ X80 °'ys = m;; 58~b~my~_ ~ ~ ~ ~ S~ g 8 ~=~g~ ~„~~~~~~~ ~~~ o~° ~ ~ _ ~ m= i ~~rm~om~~>'^m~ - --- _" ~~°_ .~ °E- m~~go~~~n> _ ~ ~ ~ >~~s~ ,~ g~Q~~~m~ ~ ~~m= o~ yK n Sf s$9~~ ~ fo ~ ~n °s o 8 ~ 9 ~~a~~o~ ~~- boo g S -° m=om~` g"- m mN~ °s ~`aa~o9~ ~°N€`~ `~~~~~°~~ a~ ~ E ~~m~~ ~o~~~~~~~>~~~ ~~$~~a~~o ~ ~N ° ~ e m ° a ~ s ~, N - o e m ~ a ~ W N - RI - R ~o _~ '~ ~~ ~a o o '~ fr~ ~ ° ?e~° ~ s n~~ H ~ O g =~ $ F ~ ~R o a omo >_ ~m s ~Qm ~~- ~_ ~„ m ~°~ g° o= ~ o Z °~~>m - a ---->- m ~ ~_ ~€~ ~o °~; ~g Ny ~a ~~ a°Q ~Q g>g °~ ~~ ~~ m~~~ a € a~ ~~_~ ~a ~~ ~~ O ~° _ - 9 ~ _ ~~am n . ~~ ~o ~ a~ ~ ~ ~ g a, ~o- °~" g 8 8~ ~_ ~~gm ~~ ~s ~m ~ ~o~~~~ ~~ ~~ ~ Z ~, _ ~ ~ ~°~mgo ~ P ~ ~~ m~~ ~~ ~~ R>~ s~~ ~~ ar ,~ '">~ ~~~ ~ '~ r sg ~ ""_ ~ Rg $m ~<Q~n a~ ~ ~" - - °n~~°~ ~ `~ ~ ~ a~ " ~ Pia r ~_° s= _ ,~ ~, 88 ~# O gg~om ~ ~ ~$ a~€ ~a go ~~_ °8 ~~ ~8 s ~>H ~o~ 8~~ ~ ~ ~°g ~ ~g~ ~~ ~~ _ o~ >~Fbm ~€ Q~ $ ~ ~ - n ~ ~~ N ~~~ ~~ ~m ~~~ ~~a ~~ ~~ ~ €~ ~xD ~~. ~ ~ ~$ ~~ ~~~~ ~~ 8° am $a~~~ eg ~Q ~~ N ttt « _ - - ~" ~ a .~~~ a~ ~~ _ ~ ;~ ~ gyms ~g ~~ ~ ~~ Mme ~~~ ~ g o gg ~n ~ m (m em ~ ag »~ ~ ~~ g, ~ ~g m ~ o :9 ~ Ngg ND g~ ~R~ egg ~~ ~a ~ ga ~~ ~ma S ~ £~ Dgo~ 8 a ~ €~ ~~m§~ o ~~ ~R ~ - m g $ ~ ~a ~ ~¢ i 8 p~ ~ F~ ~~ m mg ~~ N~~ $ s ~'s o~~a A 8 i ~~ ~Fgf~ - v~ ~Q ~ ~ ~~ g a~ ~ ~ ~o o~~ ~~ a m ~n n$ ama °~ om ~g~o ~ @n ~~~~~ € ~ @o ~ ~~ s ~ ~' Nam ~a, ~ ~ R g g~R ~ ~ ~ ~"~° ~ ~ ~ ~ ~~~~o ~ ~ ~ N ~ _ Zso ° ;~ ~ ~ ~ ~g ~ ~ ~m ~ a A ~~ m R $ ~ x ~ ° Nis n ~~~~ a .~N~ ~m >~~~ mz ~ ~~~~ ~ ~i'O 4~im o ~g~~c~ o° L H~~~fo_ m ~~>a~g ~ z~B S'~,~D ~~zo n >~ mm F ~,~ ~ m ~ v Z ~ >f= O ~ ~ ~ ~ m -_ ~ ~ ~~ F 8~ o ~ oe"~°yS ~ 2 "'~m~qo ~~ ~ ~ ~~~S~o _~ > o o g i~~o ~ ~ ~ Ao T g n o ~ O o8o m ~ ~ l.,v v v Z D m ~ o O ~, ~ - -oopD~m m oooTT ~ Z n mm"~~ss~~ ~ v ~~aEaN~ ~, ~ X a~ ~ z z ,A` a n~ m n m y m ooom~Dm NN~~ctic ~~ ~ ~ aaa~omo ~~ ~ m&",m z"oc~i ~ g ~ mcc~ c~i coo o~~ i _~ ~ap~ v,~ ~ _~ (~ y~ ~ fV ~ o ~~'~8'3 D D A ~ 0 ~~~~b y E 5,5 ~ ° o ~ W m 0 ~ ~~e~~a~A N v N ~ ~ m ~ - m pJ ~ ~ m ~B~fFFyyga~ om ~~ a~ ~ <m o Z o O D i~ g9%~~ ~~ i m a m my i o ~' Q T~I O ' ~ Rg~e~~8 i z ~~ ~~ i m m F m m D ~ m ti~aia m ~ ~ ~ _ ~ A o ~ O ~''~ ~Zs3 eq~ = D ~ v, i o ~ C ~ ~ ~~~~~~i ~ ~ ~ ~ ~ ~ m ~ ~ 3 ~ x o~ osoo o m ~~ rz x~ y ~~ yy 0 N £ 3~ 3'^- d ~ ~ ° p p ° n p - ' ' ~' F v p o W o m p - ~ n p u ~ ~ C _. 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I ti V by 8~ I ilia rye 3 `~ hrc~ 3` I ~ ti ~`~~ oM I h 2 M~~ ~ g~~~ D ~ ^ a W o o; ~ W~~oo~ ~~} < ~ - ~ °`$~~ p ~ ~ a ~a>o4~ ~. ~ 4 ~ ~ ^ 2 ^ a• ^ EE S •~ I ~.~ ~'~ ~ n°~ s a` s. F I ~ to ~ _ r,m ~ ~ ~~ e~ a , i I a al m~ ~ I ~ I L 1 I 1 1 !k sroa.n I ssr.~ i.. F e I I I _ _ ~ ii 6 ~ _ ~~2'O V10A01 II ~~ I w G~~~ O~ DU~~~ ~~~ STAFF REPORT 9~~~~ s2 PLANNING COMMISSION ~` ~ ~~ O~LIFOR~~~ DATE: July 10, 2012 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2012-00001 Site Development Review for a 7-11 retail store at 7120 Dublin Boulevard Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant has requested Site Development Review approval for exterior changes, associated site improvements, and approval of a Master Sign Program for an existing 2,760 square foot commercial building at 7120 Dublin Boulevard. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving Site Development Review and a Master Sign Program for 7-11, which includes the remodel of an existing 2,760 square foot commercial building, Master Sign Program, and associated site improvements at 7120 Dublin Boulevard. ~ S~ ~S ~ Submitted By Reviewed By Principal Planner Planning Manager COPIES TO: Applicant File •~ ITEM NO.: Page 1 of 6 G:1PA#120121PLPA-2012-00001 Seven Eleven SDRIPCSR 07.10.2012.docx DESCRIPTION: The project site is located at 7120 Dublin Boulevard, near the intersection of Dublin Boulevard and Village Parkway. The 2.92-acre site is a small, three- building neighborhood shopping center containing a variety of retail, service, and restaurant uses. The subject building was most recently occupied by a Carl's Jr. fast food restaurant with a drive- thru lane. ~.- .~ ,~~ I-680 }r ~\~ ' A,^~ Project Site ,~ F, Access to the site is provided from multiple driveways on both Dublin Boulevard and Village Parkway. The project vicinity is depicted in Figure 1. The project site has a General Plan Land Use Designation of Retail/Office and is located in the C-2 (General Commercial) Zoning District. The subject building was originally constructed in 1976 as a Carl's Jr. restaurant, and it operated as such until the business closed in June 2012. Alameda County approved the original development of the project site, which is in a shopping center comprised of other restaurant, retail and service uses. Photos of the existing building are included as Attachment 1. In order to permit exterior alterations to the building and the associated site improvements, Site Development Review approval is required. The proposed project includes exterior modifications to the existing building that will utilize many of the same building materials that are already in use. The Applicant is also proposing improvements to the parking areas adjacent to the building, removal of all signage related to the existing use, the installation of new planters adjacent to the building, removal of the current drive through window and drive aisle, and the installation of landscaping where the drive through aisle was removed. The building awnings are proposed to change from red to green, but the building paint color is not proposed to change. No exterior modifications are proposed to the other buildings in the shopping center. The proposed building elevations, site plan, and landscape plan are shown in the Project Plan set, which is included as Exhibit A to Attachment 2 of this Staff Report. ANALYSIS: Building Design The building is currently designed for use as adrive-through restaurant. The Applicant is proposing to remodel the building for use as a convenience market, and there are exterior modifications desired by the Applicant in order to make it suitable for this change in use. The proposed changes, including materials, colors, and overall design are consistent with the existing building and the surrounding shopping center. 2of6 West elevation: The main building entry is proposed to shift from its current location on the north elevation (facing the interior of the shopping center) to the west elevation (facing the intersection of Dublin Boulevard and Village Parkway). Two single entry doors and a portion of the brick wall will be removed from the facade and adouble-door entry will be installed. Placing the main building entry on this elevation will open up a larger parking field in front of the store and also provides a stronger visual presence toward the street. A low-rise planter and landscape screen is proposed to be located on the west elevation to provide additional depth, wall articulation, and opportunity for landscaping to soften the brick portion of the facade, which is an existing condition. Condition of Approval No. 17 requires that the proposed planting palette for the planter boxes be shown on the Final Landscape Plan submitted for review and approval by the City. North elevation: The existing main storefront entry is proposed to be removed, and fixed storefront windows of a similar size and kind will be installed in the same location. The half-height windows on the north elevation are proposed to remain. All other elements on this elevation are proposed to remain as-is. East elevation: This elevation is currently the drive-thru window for Carl's Jr. The windows on this elevation are proposed to be replaced with horizontal wood-texture, cement fiber siding. The existing vertical siding on the building will be removed and replaced with horizontal siding to match the material proposed on the other elevations. One landscape screen is proposed to be located on this elevation, which will have a new landscaped edge due to the removal of the drive-thru window. South elevation: This side of the building currently has the sizable order board for the drive-thru window that will be removed. The windows on this elevation are proposed to be replaced with horizontal siding, which is an element that is already present on the east elevation of the building. The siding will be a neutral color that is complementary to the building, and Condition of Approval 16 requires that the color be reviewed and approved by Planning Staff prior to installation. The windows on this elevation are to be removed due to the fact that this is the back of the tenant space devoted to employee/office uses, and not a portion of the building that should be visually accessible. Three landscape screens are proposed on this elevation. Site Enhancements In addition to modifying the building entry, refreshing the building materials, removing all of the site signage related to Carl's Jr., the Applicant is also proposing several additional site enhancements, including new landscaping and improved disabled accessibility. All of the entry driveways to the site will remain, and disabled access to the entry door of the building will be enhanced per current code. The existing landscaping on site is generally in good condition. The Applicant will be required to prepare and submit for review and approval a Final Landscape Plan (required by Condition of Approval 17). The Final Landscape Plan will include the plant palette proposed for the future planters adjacent to the building as well as any plant material proposed to be added to existing landscape islands. 3 of 6 All of the existing trees on site are proposed to remain with the exception of two trees that are within a portion of the drive-thru area that is proposed to be modified. The drive aisle adjacent to the south elevation is currently one-way and is proposed to be changed to two-way. This will necessitate the removal of a portion of the landscaped area where two trees are planted. They will be replaced in a new landscaped area that is currently the drive-thru. The drive-thru aisle is proposed to be removed in its entirety and landscaping installed in its place. Condition of Approval 47 requires that the Applicant upgrade the existing trash enclosure to be in compliance with the City's current regulations and Condition of Approval 16 requires the Applicant to submit details of the enclosure changes for Staff review and approval. Staff will ensure that the upgraded enclosure utilizes similar materials and colors as the building. Parking The parking requirement for a restaurant is 1 parking space per 100 square feet of floor area accessible to customers, plus 1 parking space per 300 square feet of floor area not accessible to customers. The parking requirement for neighborhood retail is 1 parking space per 300 square feet. Therefore, the previous restaurant use required 19 parking spaces, and the proposed retail use requires 9 spaces. The shopping center, of which the subject building is a part, has a parking surplus of 21 spaces. Therefore, there is more than sufficient parking for the proposed retail use of the building. Master Sign Program The project application includes a Master Sign Program for 7-11. This is being reviewed by the Planning Commission at the same time as the Site Development Review. The Applicant is proposing three wall signs (21 square feet each) and one monument sign. The wall signs are internally-illuminated, individual channel letters, and are proposed to be installed on the same three elevations where the previous Carl's Jr. signs were located: North, West, and South. The new monument sign is proposed to be located in the landscaped area near the corner of Dublin Boulevard and Village Parkway. The existing Carl's Jr. pylon sign will be removed. The proposed monument sign is 8 feet wide by 6 feet tall and will be a two-part aluminum cabinet that is texture-coated and painted to match the building. The internally-illuminated sign lettering on the monument sign is approximately 10 square feet in size. A Resolution recommending Site Development Review and Master Sign Program approval is included as Attachment 2 to this Staff Report. Conditions of Approval have been placed on the project to ensure that all new construction complies with applicable Building and Fire codes as well as local ordinances. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. For this project, Staff recommends that the project be found exempt from the California Environmental Quality Act (CEQA) in accordance with Section 15301 (Minor alterations to existing facilities involving little or no expansion). The project involves no expansion of the existing commercial building, but includes only architectural modifications and minor site enhancements. 4of6 CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site is designated Retail/Office in the General Plan. The project has been reviewed for compliance with policies contained in the Community Design and Sustainability Element of the General Plan, including those related to building and site design, parking, and circulation. The project site is located in the C-2 (General Commercial) Zoning District. The project is consistent with Development Regulations for this zoning district as described in Chapter 8.36 of the Zoning Ordinance, including maximum building height and required setbacks. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services, 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 was mailed to all property owners and occupants within 300-feet of the proposed project. The Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no comments from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ATTACHMENTS: 1) Photos of Existing Building 2) Resolution approving Site Development Review and a Master Sign Program for 7-11, which includes the remodel of an existing 2,760 square foot commercial building, Master Sign Program, and associated site improvements at 7120 Dublin Boulevard, with the Project Plans attached as Exhibit A. 5 of 6 GENERAL INFORMATION: APPLICANT/: PROPERTY OWNER LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN LAND USE DESIGNATION: SPECIFIC PLAN LAND USE DESIGNATION: SURROUNDING USES: David Sabin, Lend Lease, 8 Harbor Point Drive #204, Mill Valley, CA 94941 Ready Family Partnership LP, c/o Shelter Bay Retail Group, 655 Redwood Highway, Suite 177, Mill Valley, CA 94901 7120 Dublin Boulevard APN 941-1401-02-00 Retail/Office N/A CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY Downtown Dublin North DDZD, (Village Parkway District), Retail, Restaurant C 2 Retail/Office South C-O Business Park/Industrial Business Park/Offices East C-O Business Park/Industrial Business Park/Offices West DDZD Downtown Dublin Restaurant (Village Parkway District) RESOURCES: General Plan Zoning Ordinance 6 of 6 West Elevation ATTACHMENT 1 Photos of Existing Building South Elevation (partial) South Elevation (partial) East Elevation Drive aisle at South Elevation RESOLUTION NO. 12- XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW AND A MASTER SIGN PROGRAM FOR 7-11, WHICH INCLUDES THE REMODEL OF AN EXISTING 2,760 SQUARE FOOT COMMERCIAL BUILDING, MASTER SIGN PROGRAM, AND ASSOCIATED SITE IMPROVEMENTS AT 7120 DUBLIN BOULEVARD (APN 941-1401-02-00) PLPA-2012-00001 WHEREAS, David Sabin, Lend Lease (Applicant) and Ready Family Partnership LP (Property Owner), have requested approval for Site Development Review and a Master Sign Program to make exterior changes to the 2,760 square foot commercial building and minor site modifications to the property at 7120 Dublin Boulevard (the "Project"); and WHEREAS, the Project is located in the C-2 (General Commercial) Zoning District, which permits retail uses and has a General Plan Land Use designation of Retail/Office; 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, Staff recommends that the project be found exempt from the California Environmental Quality Act (CEQA) in accordance with Section 15301 (Minor alterations to existing facilities involving little or no expansion); and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending Site Development Review approval of the project; and WHEREAS, the Planning Commission held a public hearing on said application on July 10, 2012; 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 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 Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review), with the General Plan and with any applicable Specific Plans and Design Guidelines in that: 1) the building currently exists and the project involves remodeling the existing facility for a different use by a different tenant; 2) the proposed architectural modifications will retain most of the features of the existing building as well as ATTACHMENT 2 compatibility with the remaining building materials and surrounding buildings in the shopping center; and 3) retail uses are consistent with the General Plan Land Use designation of Retail/Office. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) the continued use of the building for retail uses meets all development standards of the C-2 (General Commercial) Zoning District including maximum building height and required setbacks; and 2) the project meets the Off-Street Parking and Loading Requirements for retail uses that require 1 space per 300 square feet. 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 proposed changes are designed to repurpose the building (originally constructed in 1976) to be suitable for a retail use while remaining aesthetically consistent with other buildings in the shopping center; 2) the remodeled building will allow the site to continue to be used to by a tenant intending to serve the local community; and 3) the proposed modifications, including materials, colors, and overall design are consistent with the existing building and the surrounding shopping center. D. The subject site is physically suitable for the type and intensity of the approved development in that: the General Plan allows retail development in the Retail/Office land use designation. E. Impacts to existing slopes and topographic features are addressed in that: the project is located on a fully developed site that is generally flat. F. Architectural considerations including the character, scale 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 proposed architectural modifications utilize the existing building materials in different locations with the intent of creating a building that is suitable for retail tenant while retaining compatibility with the remaining building materials and surrounding buildings in the shopping center; 2) circulation and parking around the project site has been designed to enhance vehicle, pedestrian, and bicycle circulation and to also connect with existing circulation patterns on the site. G. Landscape considerations, including the location, type, size, color, texture 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 project includes the removal of the drive through aisle and pickup window and the installation of new landscaping in this location; 2) all existing mature trees in the landscaped area (except for two) will be retained; and 3) the project includes the installation of new planters at the base of the building in several locations that will provide visual interest and landscape at the building facades. H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles in that: 1) the project consists of site improvements including new pedestrian pathways from the intersection of Dublin Boulevard and Village Parkway to the building and from accessible parking areas to the building,; and 2) the 2of13 project provides pedestrian and bicycle amenities at the base of the building including planter areas, trash receptacles, and bicycle parking. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve Site Development Review and a Master Sign Program to make exterior changes to the 2,760 square foot retail building and minor site modifications to the property at 7120 Dublin Boulevard, as shown on the Project Plans date-stamped received on June 25, 2012 and included as Exhibit A, subject to the following conditions: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to 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. NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: GENERAL ~, Approval. This Site Development Review and PL Ongoing Standard Master Sign Program approval for the building remodel and related signage program at 7120 Dublin Blvd. establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review and Master Sign Program generally shall conform to the Project Plans submitted by HFA Architects (4 pages), dated received June 25, 2012, and the Master Sign Program Plans submitted by AdArt Sign Company (6 pages), dated received on June 25, 2012, on file in the Community Development Department, and other plans, text, and diagrams related to this Site Development Review and Master Sign Program, unless modified by the Conditions of Approval contained herein. 2. Effective Date. This Site Development Review and PL Ongoing Standard Master Sign Program approval becomes effective 10 days after action by the Planning Commission (10 da s after the date of this Resolution . 3, Permit Expiration. Construction or use shall PL 1 year from 8.96.020.D commence within one (1) year of SDR and Master Permit Sign Program approval, or the SDR and Master Sign approval Program Permit shall lapse and become null and void. 4, Time Extension. The original approving decision- PL Permit Standard maker ma u on the Applicant's written re uest for Expiration 3 of 13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: an 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 required b the particular Permit. 5. Modifications to the Site Development Review PL On-going 8.104 approval. The Community Development Director may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Chapter 8.104 (Site Develo ment Review of the Zonin Ordinance. 6. Modifications/Amendments to the Master Sign PL On-going 8.84 Program. Modifications or changes to this Master Sign Program approval, including any changes to the sign sizes or locations will be reviewed and considered by the Community Development Director. Future modifications or changes shall comply with Section 8.84.130 of the Zoning Ordinance. 7. Wall signs. signage is permitted on the North, PL On-going Planning South, and West building elevations only, as shown on the si na a Site Plan re ared b AdArt. 8. Sign copy. The Project Plans outline the location, PL On-going Planning size, and construction specifications of the wall- mounted signage and freestanding sign allowed for the building occupant. Changes to the signage or sign copy in the same location, size, and configuration may be approved only if the proposed signage has similar characteristics to this approval. Changes to signage or sign copy that stay within the location, design, and size configurations of this Master Sign Program shall be processed as a Site Development Review Waiver (as a Minor Modification to A roved Site Develo ment Review . 9. Location of freestanding/monument sign. PL Prior to Planning Monument sign shall be set back from the public monument right of way so as to ensure that it does not present sign a problem for vehicular/pedestrian visibility. Prior to installation installation, Planning Staff shall sign off on the exact location. 10. Revocation of Permit. The Site Development PL On-going 8.96.020.1 Review and Master Sign Program approval shall be revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be sub'ect to citation. 11. Indemnification. The Developer shall defend, Various In accordance Standard indemnif ,and hold harmless the Cit of Dublin and with Govern- 4of13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: its agents, officers, and employees from any claim, ment Code action, or proceeding against the City of Dublin or its Section agents, officers, or employees to attack, set aside, 66499.37 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 extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or roceedin s. 12. Fees. Applicant/Developer shall pay all applicable FIN Issuance of Standard fees in effect, including, but not limited to, Planning first Building fees, Building fees, Traffic Impact Fees, TVTC fees, Permit Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement between 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. 13. Requirements and Standard Conditions. The Various Issuance of Standard Applicant/Developer shall comply with applicable first Building City of Dublin Fire Prevention Bureau, Dublin Public Permit Works 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 applicable conditions required have been or will be met. PLANNING 14. Equipment Screening. All new electrical and/or PL, B Issuance of Planning & mechanical equipment shall be screened from public first Building Building view. Any roof-mounted equipment shall be Permit com letel screened from view with architectural) - 5of13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: compatible roof screens to the satisfaction of the Communit Develo ment Director. 15. Colors. The exterior paint color of the remodeled PL Issuance of Planning portions of the building shall match the existing paint Building color, which is complementary to the adjacent Permit sho in center. 16. Details. Building and material details to be reviewed PL Issuance of Planning and approved by the Community Development Building Director prior to issuance of building permit(s): Permit a. Trash Enclosure design (to be compatible with the color and materials used on the building) b. Landscape screen design and mounting detail c. Color of ro osed horizontal sidin 17. Concept Landscape Plan (Sheet L-1 ). The Final PL Issuance of Planning Landscape Plan submitted for review and approval Building by the City prior to landscape installation shall be in Permit substantial compliance with the Concept Landscape Plan (Sheet L-1). The landscape plan shall identify the proposed plant palette for the new planters to be installed at the base of the building as well as planting proposed for any landscape islands that are required to be expanded in the parking field. All planter areas shall include automatic irrigation. All trees on site are to be retained with the exception of the two trees proposed to be removed with the reconfiguration of the drive aisle curb/landscape area. 18. Exterior Maintenance and Repair. All buildings, PL Ongoing Planning exterior furniture, and finishes on-site shall be regularly maintained and any damages repaired on an on-going basis. Buildings which have faded, cracked, chipped or pealing exterior paint shall be repainted and maintained in good condition at all times. Exterior paint colors are subject to review and approval by the Community Development Director in accordance with Cha ter 8.104. 19. Property Maintenance. The Applicant/ Developer PL During Planning and property owner shall be responsible for Construction, maintaining the site in a clean and litter free Through condition during construction and through Completion completion. Per the City of Dublin Non-Residential and On-going Property Maintenance Ordinance, DMC Section 5.64.050, the Applicant/ 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 regular and continuous basis. 20. Accessory/Temporary Structures and Uses. A PL Placement Planning Temporary Use Permit is required for all construction on site trailers, security trailers and storage containers used durin construction. 6of13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: 21. Temporary Signage. All temporary signage shall PL Ongoing DMC be subject to the regulations of Chapter 8.84, Sign 8.84 Re ulations of the Dublin Zonin Ordinance. 22. Prohibited Signage. The use of any A-Frame, PL Ongoing DMC portable or sandwich board signs on-site or within 8.84 the ublic ri ht-of-wa is rohibited. BUIL DING 23. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes and Completion ordinances in effect at the time of buildin ermit. 24. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit six (6) sets of Building construction plans to the Building Division for plan Permits 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/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. A separate building permit is required for all exterior si na e. 25. Construction Drawings. Construction plans shall B Issuance of Building be fully dimensioned (including building elevations) building accurately drawn (depicting all existing and permits proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations 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. Change of Occupancy Permit required As per B Through Building section 3406 of the CA Building Code, a change of Completion occupancy requires the building to meet the requirements of a new building for the proposed occupancy type. This may require upgrades to the structural systems. The building will be required to meet accessible codes as listed in Chapter 11 B of the California Building Code. Afire sprinkler system is re uired. 27. Electronic File. The applicant/developer shall B Issuance of Building submit all building drawings and specifications for building this project in an electronic format to the satisfaction permits of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occu anc . 7of13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: FIRE 28. The project must meet all Building and Fire Code Fire, B Through Fire requirements in effect at the time of building permit Completion a lication. 29. The project will require the installation of fire Fire, B Occupancy Fire sprinklers due to the change in use and square foota a of the buildin . POLICE 30. Adhere to the Dublin Municipal Code Non- PO Ongoing Police Residential Securit Re uirements. DUBLIN SAN RAMON SERVICES DISTRICT DSRSD) 31. Prior to issuance of any building permit, complete DSRSD Issuance of DSRSD improvement plans shall be submitted to DSRSD building that conform to the requirements of the Dublin San permits Ramon Services District 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 olicies. 32. Domestic and fire protection waterline systems shall DSRSD Issuance of DSRSD be designed to be looped or interconnected to avoid building dead end sections in accordance with the permits requirements of the DSRSD Standard Specifications and sound en ineerin practice. 33. Prior to issuance by the City of any Building Permit DSRSD Issuance of DSRSD or Construction Permit by the Dublin San Ramon building Services District, whichever comes first, all utility permits connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection 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. 34. No sewer line or waterline construction shall be DSRSD Issuance of DSRSD permitted unless the proper utility construction building permit has been issued by DSRSD. A construction permits permit will only be issued after all of the items in the revious condition of a royal have been satisfied. 35. The Applicant shall hold DSRSD, it's Board of DSRSD Through DSRSD Directors, commissions, employees, and agents of completion DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and com letion of the ro'ect. 36. Improvement Plans shall include recycled water DSRSD Issuance of DSRSD improvements as required by DSRSD. Services for building landscape irrigation shall connect to recycled water permits mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the re uirements therein. 37. Construction and remodel plans must be reviewed DSRSD Issuance of DSRSD by DSRSD for possible Water and Sewer Demand building Capacit Char es. No additional char es are ermits 8of13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: expected. However, due to the change in use of the building, the plans must be reviewed by DSRSD to ensure the remodeled building meets DSRSD s ecifications for the new use. PUBLIC WORKS 38. Clarifications and Changes to the Conditions. In PW Prior to Public Works the event that there needs to be clarification to these Approval of Conditions of Approval, the Directors of Community Improvement Development and Public Works have the authority to Plans clarify the intent of these Conditions of Approval to the Applicant/Developer by a written document signed by the Directors of Community Development and Public Works and placed in the project file. The Directors 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 improvements or mitigations resulting from im acts of this ro~ect. 39. Standard Public Works Conditions of Approval. PW Prior to Public Works Applicant/Developer shall comply with all applicable Approval of City of Dublin Public Works Standard Conditions of Improvement Approval. In the event of a conflict between the Plans Public Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. 40. Hold Harmless/Indemnification. The Developer PW Through Public Works shall defend, indemnify, and hold harmless the City completion of of Dublin and its agents, officers, and employees Improvements from any claim, action, or proceeding against the and City of Dublin or its advisory agency, appeal board, Occupancy of Planning Commission, City Council, Community the Building Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extend such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law: provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or roceedin s. 41. Grading/Demolition/Sitework Permit. All PW Issuance of Public Works improvement work must be performed per a Grading/Sitew Grading/Demolition/Sitework Permit issued by the ork Permit Public Works Department. Said permit will be based on the final set of civil plans to be approved once all of the plan check comments have been resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached application (three 8-1/2" x 11" pages) for more information. The A licant/Develo er must fill 9of13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: in and return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00 due at the time of permit issuance, although the Applicant/Developer will be responsible for any adopted increases to the fee amount. 42. Site Accessibility Requirements. All parking PW Prior to Public Works spaces for the disabled, and other physical site Occupancy improvements shall comply with current UBC Title 24 requirements and City of Dublin Standards for accessibility. 43. ADA Accessible Driveways: The driveways on PW Prior to Public Works Dublin Boulevard and Village Parkway directly Occupancy serving the tenant building shall be removed and re laced per current ADA/Title 24 re uirements. 44. Damaged Sidewalk, Curb, and Gutter. If required, PW Prior to Public Works the Applicant/Developer shall repair any damaged Occupancy and/or protruding sidewalk, curb and gutter on Dublin Boulevard and Village Parkway along the pro~ect fronts e. 45. Step Out Curb: 12"-wide concrete step-out curbs PW Occupancy Public Works shall be constructed at each parking space where one or both sides abuts a landscaped area or planter. 46. Signs and Pavement Markings. The PW Occupancy Public Works Applicant/Developer shall be responsible for the following on-site traffic signs and pavement markings: 1. R1006 (disabled parking regulations sign) shall be updated with amended text to read "...may be reclaimed at DUBLIN POLICE or by telephoning 833-6670". 2. R26F "No Stopping -Fire Lane" signs shall be posted along all curbs that are longer than 20' and that parallel the drive aisles as required by the Fire Marshall. 3. Accessible parking signs and legends per State Title 24 requirements. 4. All van accessible aisles shall be 8 feet wide and striped with a blue border with 4" wide white stripes at 36" on center and paint the words "NO PARKING" in 12" min. high letters. 47. Trash Enclosure. Upgrade existing trash enclosure PW Issuance of Public Works per City ordinance [Ord. 9-11 ]. An accessible route Building from the building and a pedestrian door shall be Permit provided for the trash enclosure. Said door shall have a clear width of 36 inches. 48. Water Quality/Best Management Practices. PW Issuance of Public Works Pursuant to the Alameda Countywide National Grading/Sitew Pollution Dischar es Elimination Permit NPDES ork Permit 10 of 13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: No. CAS0029831 with the California Regional Water Quality Control Board (RWQCB), the applicant shall design and operate the site in a manner consistent with the Start at the Source publication, and according to Best Management Practices to minimize storm water pollution. All trash dumpsters and compactors which are not sealed shall have roofs to prevent contaminants from washing into the storm drain system. All storm drain inlets serving vehicle parking areas and connecting to the public storm drain shall be fitted with Filter Devices to remove Hydrocarbons and other contaminants, and all storm drain inlets shall have drain markers "No Dumping -Drains to Creek" using an approved marker available from the Alameda Countywide Clean Water Pro ram. 49. Storm Water Treatment Measures Maintenance PW Occupancy Public Works Agreement. Applicant/Developer shall enter into an agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation for all storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the reissuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be ro erl o erated and maintained. 50. Lighting. The Applicant/Developer shall prepare a PW Prior to Public Works photometric plan to the satisfaction of the City Occupancy Engineer, Director of Community Development, the City's Consulting Landscape Architect and Dublin Police Services. A minimum of one foot-candle of light shall be provided and maintained across the surtace of the parking lot. Any illumination, including security lighting, shall be directed away from adjoining properties, businesses or vehicular traffic so as not to cause an lare." 51. Erosion Control During Construction: PW Prior to Public Works Applicant/Developer shall include an Erosion and Issuance of Sediment Control Plan with the Grading and Grading/ Improvement plans for review and approval by the Sitework City Engineer/Public Works Director. Said plan shall Permit and be designed, implemented, and continually during maintained pursuant to the City's NPDES permit construction. between October 1St and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed b the Cit En ineer/Public Works Director. 52. Occupancy Permit Requirements. Prior to PW Prior to Public Works issuance of an Occupancy Permit, the physical Occupancy condition of the ro'ect site shall meet minimum 11 of 13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: health and safety standards including, but not limited to the following: i. Lighting for the building and parking lot shall be adequate for safety and security. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. ii. All construction equipment, materials, or on- going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means reasonably approved by the City Engineer/Public Works Director. iii. All fire hydrants for the building shall be operable and easily accessible to City and ACFD personnel. iv. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) for the building shall be installed and fully functional. 53. Construction Hours. Construction and grading PW During Public Works operations shall be limited to weekdays (Monday Construction through Friday) and non-City holidays between the hours of 7:30 a.m. and 5:00 p.m. The Applicant/Developer may request permission to work on Saturdays and/or holidays between the hours of 8:30 am and 5:00 pm by submitting a request form to the City Engineer no later than 5:00 pm the prior Wednesday. Overtime inspection rates will apply for all Saturday and/or holiday work. 54. Graffiti. The Applicant/Developer and/or building PL, PW On-going Public Works tenant(s) shall keep the site clear of graffiti j vandalism on a regular and continuous basis. Graffiti i resistant paint for the structures and film for windows or glass shall be used whenever possible. 55. Fees. The Developer shall pay all applicable fees in PW Issuance of Public Works effect at the time of building permit issuance, Building including, but not limited to: Planning fees; Building Permit fees; Dublin San Ramon Services District fees; Public Facilities fees; City of Dublin Fire fees; Noise Mitigation fees; Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Develo ment A reement. 56. Temporary Fencing. Temporary Construction PW During Public Works fencin shall be installed alon erimeter of all work Construction 12 of 13 NO. CONDITIONS OF APPROVAL Agency When Source Required Prior to: under construction to separate the construction and operation from the public. All construction activities Occupancy shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer/Public Works Director. 57. Damage/Repairs. The Applicant/Developer shall be PW Occupancy Public Works responsible for the repair of any damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project. 58. Parking space protection. The PW Prior to Public Works Applicant/Developer shall extend the curb of the Occupancy planter island at the front elevation in order to protect the parkin spaces at the front of the buildin . PASSED, APPROVED AND ADOPTED this 10t" day of July 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#120121PLPA-2012-00001 Seven Eleven SDRIPC Reso SDR.doc 13 of 13 z uneuroa ae 08ZOOTT-ZT ~H3H-Pf1N POHd I ~ N ~ °~"~ ~ ~ ~ I w "'" ~~ ~ ~ W • HHSOe v~ 'rHZHna '~ ' _ _ ~r _ G - . _ - a~i N°"'~z V.°L Uri am° , ~^ QA1H N11HRQ OZIL ~c i I I z I ~ r m I ~ m _~~_ - s ~nasn9a aoe{NOUVindusw W 1~L ~R~~7 1~7-1~ ~ ~ ~ ~ IJ Z Q N_ O N ~ ~ W nD tf~ o- r Gil ~ lJ ~ Z o ~ W ~~-~ ~ Z Q CC ~ 9 ~~ oh z ~W ~x x~ ~~ w~ -w~~ ~ 5 j\ ~.. 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C'o O 0 dw3 m ~ci.~ mac co `° m«•3 ~ _ ~mv coo ao~ U ~~3~~ d . m J Ev'3 Z aj} V O1 i O N ~O a~ir~ N N O~ y O C Fo.~c~i J Q d c U m m C C Z~ N d~ Q m O m 0 W r c E d O w ~ W Em d aLna~ Omooaoi o r w~~=o•3 Q Q ~ ~ Q' m ~ m 1n F- C O O V d o%=~c W''n o m 3 O N Q C ~ `~ ¢ C c =cOmm rnE C7'~> y 2 c 3 . o n Z J O E of o U~ V N O ~ ~'e o `° Q w >. TC Z a. W H ~/1 ~ U C r d ~ ~ O ~ N U co ~ "] d Q c U m ~ c 0 a C N it ~ ~ N m ~ W ~~FW-'~w Z J N uQiooo~ -_- --~^~°°-- - _ T _ _ 0 J E A n O V o ~ :? 0 0 'N G~~~ O~ DU~~~ /9'~1~`~z ~~ ~ ~~ ~~LIFOR~l~ DATE: TO: July 10, 2012 Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2012-00028 Zoning Ordinance Amendments to Chapter 8.08 (Definitions), Chapter 8.36 (Development Regulations) and Chapter 8.76 (Off-Street Parking and Loading Regulations) Prepared By: Marnie R. Delgado, Senior Planner EXECUTIVE SUMMARY: The City is initiating amendments to the Zoning Ordinance to bring greater clarity and consistency to existing regulations. Amendments are proposed to: 1) Chapter 8.08 (Definitions) to add a new definition for Accessory Storage -Multi-Family; 2) Chapter 8.36 (Development Regulations) to create a minimum requirement for accessory storage in the R-2 (Two-Family), R-M (Multi-Family) and comparable PD (Planned Development) Zoning Districts; and, 3) Chapter 8.76 (Off-Street Parking and Loading Regulations) to establish a consistent guest parking standard for apartments and condominiums and limit the use of tandem parking for residential uses. The Planning Commission will review the proposed Zoning Ordinance Amendments and make a recommendation to the City Council. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council amend Chapter 8.08 (Definitions), Chapter 8.36 (Development Regulations) and Chapter 8.76 (Off-Street Parking and Loading Regulations) of the Dublin Municipal Code. vm f Jti~ ~ ~ Submitted By v Senior Planner t iewed By Planning Manager . _ m _ ~ _av _ _ _ __ _....~ _. COPIES TO: File ITEM NO.: Page 1 of 7 G:IPA#120121PLPA-2012-00028 Off-Street Parking & Loading ZOA107.10.12 PCSR Ch. 8.08, 8.36, 8.76 ZOA. doc STAFF REPORT PLANNING COMMISSION DESCRIPTION: At the February 7, 2012 City Council meeting, Staff presented an informational report on the status of parking in Area G of Dublin Ranch (Attachment 1). The City Council received the report and, among other things, directed Staff to prepare Zoning Ordinance Amendments to: 1) establish consistency between the parking standards for apartments and condominiums; 2) require a minimum amount of personal storage for attached residential units; and, 3) eliminate the use of tandem parking to meet minimum parking requirements. The Planning Commission is being asked to review the proposed amendments and adopt a Resolution (Attachment 2) recommending City Council adoption of the proposed amendments (Attachment 2, Exhibit A). Apartment and Condominium Parking Standards Chapter 8.76 (Off-Street Parking and Loading Regulations) sets forth the minimum parking requirements by Use Type. Apartments and Condominiums currently have the following parking requirements: Table 1_ Section 8.76.080_B (Residential Use Tvnesl RESIDENTIAL USE NUMBER OF PARKING SPACES REQUIRED Residences Apartments Studio 1 covered or garaged per dwelling plus 1 parking space for unreserved and guest parking. 1 Bedroom 1 covered or garaged per dwelling plus 1 parking space for unreserved and guest parking. 2+ Bedrooms 1 covered or garaged per dwelling plus 1 parking space for unreserved and guest parking. Condominiums Studio 1 covered or garaged per dwelling plus guest parking (see below) 1 Bedroom 1 covered or garaged per dwelling plus guest parking (see below) 2+ Bedrooms 2 covered or garaged per dwelling plus guest parking (see below) Guest Parking Projects with 10 or more dwellings shall provide one additional guest parking space for every 2 dwelling units which shall be marked as a guest parking space. The guest parking requirement for apartments is one parking space per unit; for condominiums, the guest parking requirement is one parking space for every two units resulting in less guest parking for condominium projects than for apartment projects. The proposed Zoning Ordinance Amendment would create a consistent guest parking requirement among both apartments and condominiums as follows (with proposed new text shown with an underline and strikethrough text proposed to be deleted): 2of7 Table 2. Proposed Amendment to Section 8.76.080.8 (Residential Use Tvnesl RESIDENTIAL USE NUMBER OF PARKING SPACES REQUIRED Residences Apartments Studio 1 covered or garaged per dwelling plus 1 unreserved quest parking space per dwelling fer 1 Bedroom 1 covered or garaged per dwelling plus 1 unreserved quest parking space per dwelling fer i_tnr°c°ni°rJ onrl rri ~°o~ r~nrl~inn 2+ Bedrooms 1 covered or garaged per dwelling plus 1 unreserved guest parking space per dwelling fer Condominiums Studio 1 covered or garaged per dwelling plus 1 unreserved guest parking space per dwelling_~°°° "°~^~~~~ 1 Bedroom 1 covered or garaged per dwelling plus 1 unreserved guest parking space per dwelling_r~°° "°~^~•~~ 2+ Bedrooms 2 covered or garaged per dwelling plus 1 unreserved guest parking space per dwelling,. Personal Storage for Attached Residential Units While some existing multi-family residential developments include personal storage areas for residents (commonly provided in closets on patios and balconies), the Zoning Ordinance does not require that personal storage areas be provided thus leaving it to the discretion of the developer whether to include this amenity in amulti-family project. The proposed Zoning Ordinance Amendment would require that a minimum of 90 cubic feet of personal storage be provided per unit for all new multi-family developments in the R-2 (Two Family Residential) and R-M (Multi-Family Residential) Zoning Districts and comparable PD (Planned Development) Zoning Districts. Chapter 8.36 (Development Regulations) is proposed to be amended as follows (with proposed new text shown with an underline and strikethrough text proposed to be deleted): Table 3. Proposed Amendments to Section 8.36.020 (Agricultural and Residential Development Reaulationsl STANDARD A R-1 R-2 R-M LOT AREA Interior lot 100 acres 4,000 sq. ft. 8,000 sq. ft. 5,000 sq. ft. Corner lot 100 acres 5,000 sq. ft. 9,000 sq. ft. 6,000 sq. ft. 3 of 7 LOT SQUARE NA 4,000 sq. ft. and 4,000 sq. ft. and 750 sq. ft. and larger FOOTAGE PER DU larger as consistent larger as consistent as consistent with with General Plan with General Plan. General Plan LOT WIDTH & FRONTAGE Interior lot 300 feet 50 feet 80 feet 50 feet Corner lot 300 feet 60 feet 90 feet 60 feet LOT DEPTH NA 100 feet 100 feet 100 feet RESIDENTIAL USE 1 du. 1 Second Unit 1 du 1 Second Unit 2 du's 1 du per full 750 sq. (maximum per lot) ft. (and larger as consistent with General Plan) SETBACKS Front 50 feet 20 ft. avg. 18 ft 20 ft. avg. 18 ft. 20 ft. minimum to garage minimum (1) Side 30 feet (2) 10 feet 10 feet (3) Street Side 50 feet 10 feet 10 feet 10 feet Rear 50 feet 20 feet 20 feet 30 feet (1) Living spaces may encroach to 15 ft. from Front Lot Line with Site Development Review on lots up to 6,000 square feet in size. (2) Side Yard setbacks in the R-1 zoning district shall be a minimum of 5 feet plus one foot for each full 10 feet by which lot width exceeds minimum lot width up to a maximum of 10 feet. (3) Buildings with 4 or more residences in the R-M zoning district shall have a 15 foot Side Yard on one side. STANDARD A R-1 R-2 R-M DISTANCE BETWEEN RESIDENCES 100 feet 10 feet 20 feet 20 feet MAXIMUM LOT COVERAGE NA 40% 1 story, 35% 2 stories 40% 1 story, 35% 2 stories 40% 1 story, 35% 2 stories COMMON USEABLE OUTDOOR SPACE NA NA NA 30 % of net site area ACCESSORY STORAGE- NA NA 90 cubic feet 90 cubic feet MULTI-FAMILY (1) minimum per unit minimum per unit HEIGHT LIMITS (2) (2) (2) (3) (1) Multi-family accessory storage shall also be provided in comparable PD (Planned Development) Zoning Districts See also Chagter 8 08 (Definitions). (2) West of Dougherty Road 25 feet and 2 stories; may be increased to 35 feet and 2 stories pursuant to a Site Development Review approval by the Zoning Administrator. East of Dougherty Road; 35 feet and 2 stories. (3) 35 feet if 4 or fewer du.; 45 feet if 5 or more du.; 75 feet if 5 or more du. and lot coverage does not exceed 35%. Staff is proposing a minimum of 90 cubic feet of storage per unit be provided for the storage of personal effects. 90 cubic feet consists of a space that is 3'x5'x6' (in any configuration of length, width and height). While none of the surrounding Tri-Valley cities (Livermore, Pleasanton or San Ramon) currently have a similar requirement, a number of cities throughout California do have such a requirement. Table 4 below summarizes a survey of cities that was conducted through the League of California Cities Housing, Community and Economic Development (HCED) Listserv: 4of7 Table 4. Multi-Family Accessory Storage Requirements Survey CITY STANDARD Square Feet (Surface Area) Cubic Feet Volume Sierra Madre 150 square feet/unit 30-inch min. dimension Lemoore 32 s uare feet/unit Livin ston 30 s uare feet/unit Paso Robles 250 cubic feet/unit Dana Point 250 cubic feet/unit Lawndale 200 cubic feet/unit San Dimas 150 cubic feet/unit Fontana 125 cubic feet/unit San Gabriel 90 cubic feet/unit Glendale 90 cubic feet/unit (new construction) 60 cubic feet/unit (condo conversion 3-foot min. dimension 24 square feet min. surface area In evaluating what might be an appropriate size requirement for accessory storage, Staff selected a size that was small enough that the accessory storage area could not be legally converted to a habitable room such as an office or bedroom. The minimum size for a habitable room is 70 square feet with a minimum width of 7-feet. In addition to adding a minimum requirement for accessory storage in the R-2, R-M and comparable PD Zoning Districts, a new definition for Accessory Storage -Multi-Family is proposed to be added to Chapter 8.08 (Definitions) as follows: Accessory Storage -Multi-Family Residential. The term Accessory Storage - Multi-Family Residential shall mean a dedicated, enclosed and securable space located within an individual dwelling unit, an attached or detached individual garage, or another dedicated space approved by the Community Development Director, in which occupant(s) of the dwelling unit can store their personal effects. Accessory Storage -Multi-Family Residential spaces shall not include bedroom closets, linen closets, pantries or any other areas customarily provided to meet the day to day functions of the dwelling unit. Accessory Storage-Multi-Family Residential spaces may be used to satisfy required bicycle storage space. Tandem Parking The Zoning Ordinance currently allows for the use of tandem parking within single-family dwelling unit attached garages. The Tandem Parking regulation (Section 8.76.060.L) reads as follows: L. Tandem Parking. The Zoning Administrator may approve an off-street parking program by means of a Conditional Use Permit utilizing limited tandem (front to back) parking for commercial and industrial uses under unusual design constraints provided that the development requires 20 or more parking spaces. Tandem parking is permitted within single-family dwelling unit attached garages. 5 of 7 This may be accomplished by the use of tandem, wedge or other techniques approved by the Zoning Administrator. The Zoning Administrator may require that an attendant be on duty during normal business hours. The proposed Zoning Ordinance Amendment would separate the regulations pertaining to the use of tandem parking for commercial/industrial uses from residential uses and would limit the use of tandem parking in residential projects so that it could not be used for required parking. The proposed amendment would read as follows (with proposed new text shown with an underline and strikethrough text proposed to be deleted): L. Tandem Parking. The Zoning Administrator may approve an off-street parking program by means of a Conditional Use Permit utilizing limited tandem (front to back) parking for commercial and industrial uses under unusual design constraints provided that the development requires 20 or more parking spaces. The Zoning Administrator may require that an attendant be on duty during normal business hours. Tandem parking is not permitted to satisfy req uired parking within single-family dwelling unit attached garages or multi-family dwelling unit attached garages. ~~nn h ~ mn T h ~' ~ io~ n~~ glom ~ei~rvo n r n~hor +onhnirr~ io ~ p i--r , r r ~ CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The proposed Zoning Ordinance Amendments are consistent with the Dublin General Plan and all applicable Specific Plans in that the General Plan and applicable Specific Plans include policies that encourage the development of a variety of housing types including multi-family housing and the proposed amendments make provisions to facilitate the on-going enjoyment of residential properties by maintaining adequate parking standards and regulations. NOTICING REQUIREMENTS/PUBLIC OUTREACH: A Public Notice was published in the Valley Times and posted at several locations throughout the City. The Public Notice was provided to all persons who have expressed an interest in being notified of meetings. The Staff Report for this public hearing was also made available on the City's website. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. Pursuant to the CEQA, Staff is recommending that the proposed Ordinance be found exempt from CEQA per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of the proposed Ordinance is exempt from CEQA because the Ordinance does not, in itself, allow the construction of any building or structure, but it sets forth the regulations that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed. This Ordinance of itself, therefore, has no potential for resulting in significant physical change in the environment, directly or ultimately. 6of7 ATTACHMENTS: 1) City Council Staff Report dated February 7, 2012, without attachments. 2) Resolution recommending that the City Council amend Chapter 8.08 (Definitions), Chapter 8.36 (Development Regulations) and Chapter 8.76 (Off-Street Parking and Loading Regulations) of the Zoning Ordinance, with the draft Ordinance attached as Exhibit A. 7of7 ~~ or o0~~i ~ ~ ~ iii ~`~~~~z ~ ~ ~ ~'~L~FO~~•~ DATE: TO: FROM: SUBJECT: STAFF REPORT CITY COUNCIL CITY CLERK File #570-20 February 7, 2012 Honorable Mayor and City Councilmembers Joni Pattillo, City Manager ~ "~~ 7 ~~ ~'!~ ~ ~'~, Area G Parking Report Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will receive information on the status of parking in Area G of Dublin Ranch. FINANCIAL IMPACT: There is no financial impact for this review. RECOMMENDATION: Staff recommends that the City Council receive the report and/or provide Staff with direction on whether or not to research steps that could be taken to minimize parking challenges in Area G and in future unentitled higher density residential neighborhoods. ~ " _. r~ ~ .~ Submitted By Reviewed By Planning Manager Assistant City Manager DESCRIPTION: At the City Council meeting on October 18, 2011, Councilmember Biddle requested that an item be placed on a future City Council Agenda to discuss the status of the parking in Area G of Dublin Ranch (see Attachment 1). Area G, commonly referred to as "Dublin Ranch Villages," is bounded by Central Parkway to the North, Dublin Boulevard to the South, Keegan Street to the East and Brannigan Street to the West. The overall area is comprised of 1,396 approved and constructed medium-high and high density for sale condominiums (the Villas, the Cottages, the Courtyards and the Terraces), a 5 acre Neighborhood Park (Bray Commons), a 2 acre Neighborhood Square (Devaney Square), and a 23 acre neighborhood retail commercial property (commonly referred to as "The Promenade") bisects the area and is as yet undeveloped. Three of the projects are constructed and completely occupied and the fourth neighborhood (the Terraces) is still selling. Page 1 of 8 ITEM NO. 7.'~ Attac ment 1 The four residential projects located within Area G comply and exceed the parking requirements that are established in the City of Dublin Zoning Code (Section 8.76.080). The required parking for condominiums is shown below. Condominiums: - 1 Bedroom Units: One (1) covered or garage space per dwelling plus 0.5 guest space per unit - 2+ Bedrooms: Two (2) covered or garage spaces per dwelling plus 0.5 guest space per unit The Cottages and The Villas Two neighborhoods comprise the westerly half of Area G: "The Cottages" is designated as a Medium-High Density development and is comprised of 200 side-by-side and stacked flat condominium units. "The Villas" is designated as a High Density development and is comprised of 289 stacked flat and side-by-side condominium units. The following table illustrates the required and actual number of parking spaces for these two projects. Page 2 of 8 Table 1: "The Cottages" and "The Villas" The Cotta es (200 Units Gara a Re uired Provided Excess Parkin One bedroom units 23 units 1 s ace/unit 23 23 0 Two bedroom+ units 177 units 2 s aces/unit 354 354` 0 Guest Parkin 0.5 space/unit 100 108'~* +8 The Villas' 289 Units Gara a Re uired Provided Excess Parkin One bedroom units 112 units 1 s ace/unit 112 112 0 Two bedroom+ units (177 units 2 s aces/unit) 354 354 0 Guest Parkin 0.5 s ace/unit 145 161 ** +16 '103 tandem garages = 206 parking spaces (described below) `*There are an additional 22 on-street parking spaces along the Chancery and Finnian frontages of Devaney Square. "The Cottages" and "The Villas" comply with the City of Dublin Zoning Ordinance with respect to parking and, due to restriping of Brannigan Street before occupancies, excess guest parking was achieved adjacent to Devaney Square. Tandem Parking: There are no tandem garage parking spaces in "The Villas." However, "The Cottages" have 103 garages in a tandem configuration (total of 206 parking spaces allowing for 85 two bedroom units and 18 one bedroom units). The Courtyards and The Terraces Two neighborhoods comprise the easterly half of Area G: "The Courtyards" is designated as a Medium-High Density development and is comprised of 281 side-by-side and stacked townhome condominium units. "The Terraces" is designated as a High Density development and is comprised of 626 stacked flat podium condominium units. Table 2: "The Courtyards" and "The Terraces" The Court aids (281 U nits Gara a Re uired Provided Excess Parkin One bedroom units 0 0 0 Two bedroom+ units 281 units 2 s aces/unit 562 562* 0 Guest Parkin 0.5 space/unit 141 146 +5 The Terraces 626 Uni ts Gara a Re uired Provided Excess Parkin Page 3 of 8 One bedroom units 92 units 1 space/unit 92 92 0 Two bedroom+ units 534 units 2 s aces/unit 1068 1068** 0 Guest Parkin 0.5 space/unit 313 330""'* +17 "The Couryards: 258 tandem garages = 516 parking spaces '*The Terraces: 137 tandem parking spaces in parking structure "'There are an additional 71 on-street parking spaces along the Maguire and Finnian frontages of Bray Common. There is an excess of 22 guest parking stalls for "The Courtyards" and "The Terraces" The provision of guest parking on the east half of Area G did not take into account any parking adjacent to the Neighborhood Park (Bray Commons). The frontage on Maguire, Finnian and Keegan yields approximately 71 additional on-street parking stalls. Currently these uncounted stalls are being utilized by residents for overnight and guest parking. It should be noted that there would be a total of 93 additional parking spaces (71 on-street spaces, an additional 5 spaces on "the Courtyards, and 17 spaces on "The Terraces.") beyond those that are required by the Ordinance for the east half of Area G. Tandem Parking: "The Courtyards" have a total of 258 tandem garages accommodating 516 garage parking spaces. "The Terraces" has a total of 137 tandem parking spaces within the parking garage. The Homeowners Association, managed by Massingham Associates, continues to encourage the residents to park both their cars in the designated garage and keep the garages free from storage (see Attachment 2). The Covenants, Conditions and Restrictions (CC & R's) state "that you must keep your garage clear enough to park the number of vehicles in it that it was designed to hold." Contributing Issues to Parking Concerns While there is a myriad of factors that could contribute to the parking issues in Area G, Staff feels that there are three primary contributing issues that appear to affect the parking conditions in Area G. Tandem Parking: The City of Dublin Parking Ordinance allows tandem parking in multi-family projects. Additionally, the Planning Commission, in review of the projects acknowledged the tandem parking design solutions in the graphics provided for review. In many instances the residents of Area G are using their tandem garages to park two cars however, due to the inconvenience of having to move one car to get to the other, some residents choose to find parking on-street or within private parking courts. Over time, the unused second car space becomes an area for storage. Multiple Cars: Most residents have only one or two cars which can be adequately parked in their garages; however, some residents have a third car, a business truck or recreational vehicle which can displace parking. When this happens, guest parking is used to accommodate the additional vehicles. Page 4 of 8 One-Bedroom Units: In accordance with the City of Dublin Zoning Ordinance (Section 8.76.080) Parking Requirements, one-bedroom condominium units (of which we have 227, including 23 in the Cottages, and 112 in the Villas, and 92 in the Terraces) are only required to have one parking stall and 0.5 guest stalls per unit. It is entirely possible that there are two people, with 2 cars living in these one bedroom units. The second car is then relegated to the guest parking stalls located on the private streets, public streets or one of the guest stalls provided on site in designated parking courts. By contrast, the Zoning Ordinance requirements for apartment parking is one covered or garage stall for each unit regardless of bedroom count and one unreserved guest parking stall for each unit resulting in more required spaces per one bedroom unit and less required spaces per two bedroom unit than required for condominiums. It is actually conceivable that an apartment project can provide more parking than a condominium project. Comparative Projects California Highlands: For comparison, Staff reviewed California Highlands, a 246 unit condominium project which was developed over 10 years ago and is located near the Dublin Boulevard extension to Schaefer Ranch. The Planned Development Zoning requirement is to provide 15% of the overall parking for guest parking, resulting in one guest parking stall for approximately each 8 units. However, the guest parking was provided at a ratio of one guest parking stall for each 3 condominium units, thus exceeding the minimum parking requirement as noted in Table 3 below. No known guest parking issues have been raised at California Highlands. As noted above, the ratio in Area G slightly exceeds 1 guest parking stall for every 2 condominium units. Table 3: California Highlands California Hi hlands 246 Units Re uired Provided Excess Parkin One and two bedroom units 246 units 2 s aces/unit 492 492 0 Guest Parkin 246 x 15% 37 84 +47 Sorrento West: Sorrento west is comprised of 5 neighborhoods. Neighborhood 1 is a traditional single-family detached product with a standard 2 car garage. Guest parking is on public and private streets and is provided at the required ratio of 1 guest space for each residential unit. This product does not compare with a product in Area G. The following table illustrates the required and actual number of parking spaces for the remaining 4 neighborhoods in Sorrento West. Table 4: Sorrento West Trevi- 117 Units Gara a Re uired Provided Excess Parkin Two bedroom+ units 117 units 2 s aces/unit 234 234* 0 Guest Parkin 0.5 s ace/unit 59 79 +20 *18 tandem garages = 36 parking spaces Firenze 66 Units Page 5 of 8 Gara a Re uired Provided Excess Parkin Two bedroom+ units (66 units 2 spaces/unit) 132 165 +33* Guest Parkin 0.5 space/unit 33 42 +9 '`An extra 3~' car tandem space provided on 33 units Siena 64 Units Gara a Re uired Provided Excess Parkin Two bedroom+ units 64 units 2 spaces/unit 128 192 +64* Guest Parkin 0.5 s ace/unit 32 79 +47 *An extra 2-car garage space (tandem 4-car) provided on 32 units Amalfi 96 Units Gara a Re uired Provided Excess Parkin Two bedroom+ units 96 units 2 s aces/unit 192 192 0 Guest Parkin 0.5 space/unit 48 48 0 Excess guest parking in Sorrento West is 78 stalls; however, Sorrento West is developed at a Medium Density land use where the neighborhoods in Area G were developed at a more urban Medium-High and High Density Land use. Sorrento West requires a parking permit to parking in the guest parking spaces overnight. Additionally the additional 3 and 4 car garage spaces in the attached Firenze and Siena product provide uncounted excess resident parking which provides additional parking for homeowners with extra personal vehicles. Currently, the City has not received concerns regarding parking in Sorrento West. The Milano and Amalfi projects are complete but not completely sold and the Firenze and Siena neighborhoods are almost complete with unsold units. Trevi still has two buildings to construct. The CC&R's for Sorrento West have identical language as Area G regarding parking the number of vehicles in the garage and not allowing storage to obstruct vehicle parking. Massingham Associates (the same property manager as Area G) has been issuing Community Bulletins, in a similar manner to Area G, stating these requirements. Potential Options for Area G: The following is a discussion of potential options for the homeowner's association and/or the City to pursue in order to address the parking concerns within Area G. Potential Action by the Homeowner's Association 1. Increase the amount of guest parking. This option would require the HOA to identify locations where it is practical to add additional on-site parking, prepare improvement plans and process an amendment to the existing Site Development Review permit. However, there are limited opportunities to create additional parking spaces because the Page6of8 development is at a relatively high density and the improvements have already been constructed. 2. Require a parking permit for all vehicles that are parked overnight in the on-site guest parking spaces. This would force the residents to park their vehicles in their garages, leaving the guest spaces open to visitors. This would require an amendment to the CC&Rs by vote of the property owners. It would also require enforcement by the HOA, which could include citation or towing of vehicles. However, this could result in additional vehicles parked off-site on public streets. 3. Establish a protocol that residents cannot park company owned vehicles anywhere in Area G. Many companies find it cheaper to have employees drive their company vehicle to and from work rather than provide space to leave company vehicles. This would require a vote of the owners to amend the CC&Rs. The City is limited in its ability to require action by the property owners and their HOA. However, Staff could work with the HOA to try and implement measures as directed by the City Council. Potential Action by the City 1. Enforce the rule prohibiting vehicles to be parked in the public right-of-way for more than 72 hours. This would force the residents to use their garage spaces for their vehicles. As a result, this option would help make street parking available for guests and help to ensure that street parking is not used for long vehicle storage. This would require increased Staff time for the Police Department to patrol and enforce this requirement. However, this option would effectively reduce the amount of parking available to the residents and could increase the parking concerns for residents of Area G. 2. Prohibit overnight parking on surrounding streets. This would force the residents to use their garage spaces for their vehicles. This would also help make street parking unattractive to residents thus freeing up spaces for guest parking. This option would require increased Staff time for the Police Department to patrol and enforce this requirement. This would effectively reduce the amount of parking available to the residents and could increase the parking concerns for residents of Area G. 3. Staff could meet with Massingham Associates, the management company for the various homeowner's associations, to discuss the parking issue and methods to address the concerns using existing rules. Staff could evaluate the viability of enforcing these measures as directed by the City Council. In which case, Staff would return to the City Council with a report on the potential effectiveness of these measures and the fiscal impacts. Potential Options for City-Wide consideration: 1. Establish consistency in the Zoning Ordinance parking requirements for condominiums and apartments related to amount of parking provided for one bedroom units and required guest parking. 2. Evaluate a requirement to provide a minimum square foot area for personal storage for all attached products. 3. Evaluate the effectiveness of tandem parking stalls and consider policy alternatives to restrict the amount of tandem parking to meet minimum parking requirements, or prohibit the use of tandem parking for compliance with required garage parking (additional stalls could be allowed as tandem as long as the required stalls are not). Page 7 of 8 Staff could further evaluate these options as directed by the City Council. In which case, Staff would return to the City Council with a report on the potential effectiveness of these measures and the fiscal impacts. Conclusions Some of the residents of Area G have raised concerns regarding the perceived lack of guest parking within their neighborhoods. The parking provided at the Villages (Area G) is consistent with the City's Zoning Ordinance. Area G has more guest parking than a similar project, the California Highlands. There may be reasons beyond the City's regulations for these problems, such as the displacement of the automobile by storage, the inconvenience of tandem parking and households with multiple cars which were detailed above. Without the ability to conduct studies which include going on to private property, it would be difficult to ascertain these reasons. However, the City Council could direct Staff to analyze alternatives to address these issues with future development projects, as outlined in this Staff Report. NOTICING REQUIREMENTS/PUBLIC OUTREACH: This is a public meeting item. Although we are not required to notice public meetings, the City Council has previously provided staff with direction to notify the affected neighbors on any issues relative to Area G. In an attempt to implement the City Council's direction, Staff provided a notice of this Public Meeting to Massingham and Associates who are the property managers for all of the Homeowner's Associations in Area G and Sorrento West. Massingham Associates posted the Public Meeting Notice at each of the mail kiosks in each of the projects they manage the week of January 23, 2012, which is the legal posting place for messages in each of the neighborhoods. Additionally the notice was placed in the Board Members' meeting packets and announced at the Homeowner's meetings over the last three weeks. The notice was also published on the HOA web site for each neighborhood. Staff surveyed all of the posting locations on January 31, 2012 and the notices were all clearly visible with the exception of The Terraces. The Notice had not been posted at The Terraces. As a result, the HOA immediately posted the notice at The Terraces. Additionally, a Public Notice was also published in the Valley Times and posted at several locations throughout the City. ATTACHMENTS: 1. Minutes from October 18, 2011 City Council meeting 2. Massingham notices distributed to the Cottage and Villas Residents Page 8 of 8 ORDINANCE NO. xx - 12 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ************** AMENDING CHAPTER 8.08 (DEFINITIONS), CHAPTER 8.36 (DEVELOPMENT REGULATIONS) AND 8.76 (OFF-STREET PARKING AND LOADING REGULATIONS) OF THE ZONING ORDINANCE CITY-WIDE PLPA-2012-00028 WHEREAS, the City is initiating amendments to the Zoning Ordinance to bring greater clarity and consistency to existing regulations; and WHEREAS, this ordinance will amend Dublin Municipal Code Chapter 8.08 (Definitions) to create a new definition for Accessory Storage -Multi-Family; and WHEREAS, this ordinance will amend Dublin Municipal Code Chapter 8.36 (Development Regulations) to create a minimum requirement for accessory storage in the R-2 (Two-Family), R-M (Multi-Family) and comparable PD (Planned Development) Zoning Districts; and WHEREAS, this ordinance will amend Dublin Municipal Code Chapter 8.76 (Off- Street Parking and Loading Regulations) to establish a consistent guest parking standard for apartments and condominiums and limit the use of tandem parking for residential uses; and WHEREAS, the Planning Commission did hold a properly noticed public hearing on July 10, 2012 and adopted Resolution 12- recommending that the City Council adopt an Ordinance amending Chapter 8.08 (Definitions), Chapter 8.36 (Development Regulations) and Chapter 8.76 (Off-Street Parking and Loading Regulations) of the Dublin Zoning Ordinance; and WHEREAS, a properly noticed public hearing was held by the City Council on August 21, 2012; and WHEREAS, the City Council did hear and use its independent judgment and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, the City Council of the City of Dublin does hereby ordain as follows: SECTION 1: The City Council finds that this Ordinance is consistent with the Dublin General Plan and all applicable Specific Plans in that the General Plan and applicable Specific Plans include policies that encourage the development of a variety of housing types including multi-family housing and the proposed amendments make provisions to facilitate the on-going enjoyment of residential properties by maintaining adequate parking standards and regulations. 1 of 5 EXHIBIT A TO ATTACHMENT 2 SECTION 2: Compliance with California Environmental Quality Act ("CEQA"): The City Council declares this Ordinance is exempt from CEQA per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of this Ordinance is exempt from CEQA because the Ordinance does not, in itself, allow the construction of any building or structure, but it sets forth the regulations that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed. This Ordinance of itself, therefore, has no potential for resulting in significant physical change in the environment, directly or ultimately. SFr_TinN ~• The following definition is hereby added to Section 8.08.020 (Definitions) of Title 8 of the Dublin Municipal Code to read as follows, with the other definitions contained in Section 8.84.020 (Definitions) to be re-lettered accordingly: Accessory Storage -Multi-Family Residential. The term Accessory Storage - Multi-Family Residential shall mean a dedicated, enclosed and securable space located within an individual dwelling unit, an attached or detached individual garage, or another dedicated space approved by the Community Development Director, in which occupant(s) of the dwelling unit can store their personal effects. Accessory Storage -Multi-Family Residential spaces shall not include bedroom closets, linen closets, pantries or any other areas customarily provided to meet the day to day functions of the dwelling unit. Accessory Storage-Multi-Family Residential spaces may be used to satisfy required bicycle storage space. SECTION 4: In order to add a new row for Accessory Storage -Multi-Family and a new footnote relating to multi-family accessory storage, Section 8.36.020.A of Title 8 of the Dublin Municipal Code is hereby amended to read as follows in its entirety: A. Development regulations are minimums unless stated as maximums. All areas are given in net square feet. STANDARD A R-1 R-2 R-M LOT AREA Interior lot 100 acres 4,000 sq. ft. 8,000 sq. ft. 5,000 sq. ft. Corner lot 100 acres 5,000 sq. ft. 9,000 sq. ft. 6,000 sq. ft. LOT SQUARE FOOTAGE PER DU NA 4,000 sq. ft. and larger as consistent with General Plan 4,000 sq. ft. and larger as consistent with General Plan 750 sq. ft. and larger as consistent with General Plan LOT WIDTH & FRONTAGE Interior lot 300 feet 50 feet 80 feet 50 feet Corner lot 300 feet 60 feet 90 feet 60 feet LOT DEPTH NA 100 feet 100 feet 100 feet RESIDENTIAL USE 1 du. 1 Second 1 du 1 Second Unit 2 du's 1 du per full 750 sq. ft. 2 of 5 (maximum per lot) Unit (and larger as consistent with General Plan) SETBACKS Front 50 feet 20 ft. avg. 18 ft 20 ft. avg. 18 ft. 20 ft. minimum to garage minimum (1) Side 30 feet (2) 10 feet 10 feet (3) Street Side 50 feet 10 feet 10 feet 10 feet Rear 50 feet 20 feet 20 feet 30 feet (~) uiving spaces may encroacn to i o rt. Trom rront not une witn aiie uevelopment Kevlew on ions up io o,VVV SC~UdIC ICCI III ,ILC. (2) Side Yard setbacks in the R-1 zoning district shall be a minimum of 5 feet plus one foot for each full 10 feet by which lot width exceeds minimum lot width up to a maximum of 10 feet. (3) Buildings with 4 or more residences in the R-M zoning district shall have a 15 foot Side Yard on one side. STANDARD A R-1 R-2 R-M DISTANCE BETWEEN 100 feet 10 feet 20 feet 20 feet RESIDENCES MAXIMUM LOT NA 40% 1 story, 40% 1 story, 40% 1 story, COVERAGE 35% 2 stories 35% 2 stories 35% 2 stories COMMON USEABLE NA NA NA 30 % of net site area OUTDOOR SPACE ACCESSORY STORAGE- NA NA 90 cubic feet 90 cubic feet MULTI-FAMILY (1) minimum per unit minimum per unit HEIGHT LIMITS (2) (2) (2) (3) (~) nnwu-tamuy accessory storage snail also oe proviaea in comparaole rv trlannea vevCwpnlcln~ Lullllly L/IJLIII.IJ. ~~~ GIJV ~.naNwi v.~~ (Definitions). (2) West of Dougherty Road 25 feet and 2 stories; may be increased to 35 feet and 2 stories pursuant to a Site Development Review approval by the Zoning Administrator. East of Dougherty Road; 35 feet and 2 stories. (3) 35 feet if 4 or fewer du.; 45 feet if 5 or more du.; 75 feet if 5 or more du. and lot coverage does not exceed 35%. ~FrTIC)N 5• In order to limit the use of tandem parking associated with residential uses, Section 8.76.060.E (Tandem Parking) of Title 8 of the Dublin Municipal Code is hereby amended to read as follows: L. Tandem Parking. The Zoning Administrator may approve an off-street parking program by means of a Conditional Use Permit utilizing limited tandem (front to back) parking for commercial and industrial uses under unusual design constraints provided that the development requires 20 or more parking spaces. The Zoning Administrator may require that an attendant be on duty during normal business hours. Tandem parking is not permitted to satisfy required parking within single- family dwelling unit attached garages or multi-family dwelling unit attached garages. 3 of 5 SECTION 6: In order to create consistency between the guest parking standards for apartments and condominiums, Section 8.76.080.B (Residential Use Types) of Title 8 of the Dublin Municipal Code is hereby amended to read as follows in its entirety: B. Residential Use Types. Residential Use Types shall provide off-street parking spaces as follows: RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED Agricultural Housing 2 per dwelling Boarding House 2 per dwelling, plus .5 per sleeping room Caretaker Residence 2 per dwelling Community Care Facility/Small 2 per dwelling Emergency Shelter 1 parking space for every 20 beds plus 1 parking space for each employee on the largest shift plus 1 parking space for each company vehicle Farm Mobile Home 2 per dwelling Family Day Care Home/Large (up to 2 in enclosed garage per dwelling, plus 1 space for 14) every employee not residing in the home, plus one loading space for every 6 children in the facility; one loading space may occur on street if within 150 feet of the dwelling Family Day Care/Small (up to 8) Not regulated Mobile Home 2 per dwelling Mobile Home Park 2 per dwelling, plus 1 guest space for every 2 dwellings Residences Apartments 1 covered or garaged per dwelling plus 1 unreserved guest parking space per dwelling Condominiums Studio and 1 Bedroom 1 covered or garaged per dwelling plus 1 unreserved guest parking space per dwelling 2 or more Bedrooms 2 covered or garaged per dwelling plus 1 unreserved guest parking space per dwelling Senior Citizen Apartments 1 covered or garaged per dwelling plus one guest parking space for every three dwelling units. Residential Use Secondary to 2 per residence Commercial Use Second Unit 1 parking space, see Section 8.80.040.E relating to Second Units parking Single Family/Duplex Lots of 4,000 square feet or less 2 in enclosed garage per dwelling* plus one on-street parking space per dwelling unit within 150 feet of that dwelling unit. 4of5 Lots greater than 4,000 square feet 2 in enclosed garage per dwelling*. Single Room Occupancy Units 1 per unit plus 1 guest parking space for every 3 units Supportive Housing -Small 2 per dwelling Supportive Housing -Large 1 per 3 employees on largest shift, plus 1 per 3 beds Transitional Housing -Small 2 per dwelling Transitional Housing -Large 1 per 3 employees on largest shift, plus 1 per 3 beds *Except if two, full-size, unenclosed parking spaces are provided elsewhere on a lot for the purposes of converting a residential garage to living space pursuant to Chapter 8.78. SECTION 7: Effective Date and Posting of Ordinance This Ordinance shall take effect and be in force thirty (30) days from and after the date of its final adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 39633 of the Government Code of California. PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this _day of , 2012, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPA#120121PLPA-2012-00028 Off-Street Parfcing & Loading ZOA107.10.12 draft CC Ord.doc 5 of 5 RESOLUTION NO. 12-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL AMEND CHAPTER 8.08 (DEFINITIONS), CHAPTER 8.36 (DEVELOPMENT REGULATIONS) AND 8.76 (OFF-STREET PARKING AND LOADING REGULATIONS) OF THE ZONING ORDINANCE CITY-WIDE PLPA-2012-00028 WHEREAS, the City is initiating amendments to the Zoning Ordinance to bring greater clarity and consistency to existing regulations; and WHEREAS, amendments are proposed to Chapter 8.08 (Definitions) to create a new definition for Accessory Storage -Multi-Family; and WHEREAS, amendments are proposed to Chapter 8.36 (Development Regulations) to create a minimum requirement for accessory storage in the R-2 (Two-Family), R-M (Multi- Family) and comparable PD (Planned Development) Zoning Districts; and WHEREAS, amendments are proposed to Chapter 8.76 (Off- Street Parking and Loading Regulations) to establish a consistent guest parking standard for apartments and condominiums and limit the use of tandem parking for residential uses; 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 that environmental documents be prepared; and WHEREAS, pursuant to the CEQA, Staff is recommending that the proposed Ordinance be found exempt from CEQA per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of the proposed Ordinance is exempt from CEQA because the Ordinance does not, in itself, allow the construction of any building or structure, but it sets forth the regulations that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed. This Ordinance of itself, therefore, has no potential for resulting in significant physical change in the environment, directly or ultimately; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending City Council approval of the proposed Zoning Ordinance Amendments; and WHEREAS, the Planning Commission held a public hearing on said application on July 10, 2012; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and 1 of 2 Attachment 2 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 Dublin Planning Commission does hereby recommend that the City Council adopt the Ordinance attached hereto as Exhibit A. PASSED, APPROVED AND ADOPTED this 10t" day of July 2012 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#120121PLPA-2012-00028 Off-Street Parfcing & Loading ZOA107.10.12 PC Reso.doc 2 of 2