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HomeMy WebLinkAbout04-23-2013 - AgendaPlanning Commission Regular Meeting City of Dublin April 23, 2013 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 – April 9, 2013 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing 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. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA-2012-00017 Car West Auto Body - Minor Use Permit for the operation of an Automobile/Vehicle Repairs and Service business; a Minor Use Permit for the operation of an Automobile/Vehicle Rental business; a Conditional Use Permit for a Parking Reduction for an Individual Use; and a Site Development Review Permit for exterior modifications to an existing 26,591 square foot building and associated site improvements at 6080 Dublin Boulevard. 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) r'�✓ � STAFF REPORT a2 PLANNING COMMISSION ��LIFOR�1� DATE: April 23, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2012-00017 Car West Auto Body Minor Use Permits, Conditional Use Permit, and Site Development Review at 6080 Dublin Boulevard Report prepared by: Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Minor Use Permit for the operation of an Automobile/Vehicle Repairs and Service business; a Minor Use Permit for the operation of an Automobile/Vehicle Rental business; a Conditional Use Permit for a Parking Reduction for an Individual Use; and a Site Development Review Permit for exterior modifications to an existing 26,591 square foot building and associated site improvements at 6080 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 a Minor Use Permit for the operation of an Automobile/Vehicle Repairs and Service business and for the operation of an Automobile/Vehicle Rental business; a Conditional Use Permit for a Parking Reduction for an Individual Use; and a Site Development Review Permit for exterior modifications to an existing 26,591 square foot building and associated site improvements at 6080 Dublin Boulevard. Submitted By Re ' ed By Assistant Planner Assistant Community Development Director COPIES TO: Applicant File , ITEM NO.: • Page 1 of 11 DESCRIPTION: Figure 1. Project Site The proposed Project is located at 6080 Dublin Boulevard on V 641, the corner of Dublin Boulevard _ ,` mp Pailcs' and Scarlett Drive west of Arlen Ness Motorcycles. Adjacent uses include El Monte RV to the west and a U-Haul self-storage facility to the south. The Project site is approximately one and a ' half (1.5) acres and has an existing 26,591 square foot building that was built and _� m • occupied by Kassabian Motors, • " _ a vintage automobile dealership that has closed its business. ` The site has a General Plan land use designation of Business Park/industrial and ' `' � Outdoor Storage, and the site is zoned Light Industrial (M-1) and is located within the Scarlett * ' Court Overlay Zoning District. The Project site is depicted in Figure 1. The Applicant is proposing to move from their current location at 6077 Dublin Boulevard to operate an auto body repair business and a vehicle rental business within an existing building. The Applicant also proposes to make building facade and site improvements. The City of Dublin Zoning Ordinance classifies such uses as AutomobileNehicle Repairs and Services, and Automobile/Vehicle Rentals, respectively. Auto-related uses in the Scarlett Court Overlay Zoning District are subject to approval of a Zoning Clearance if they can meet adopted development standards, or a Minor Use Permit (MUP) by the Community Development Director if they cannot (Chapter 8.34.030.E). The Development Standards include requirements for projects to meet the minimum parking requirements and to store all vehicles being repaired indoors. The proposed project does not meet these development standards. Therefore, an MUP is required for this project. The Zoning Ordinance allows for a Parking Reduction for an Individual Use, pursuant to a Conditional Use Permit, for projects that cannot meet the parking requirements. A Site Development Review Permit is required for exterior modifications to an existing structure in the Scarlett Court Overlay Zoning District (Section 8.34.030.13 and 8.1 04.040.A.13). Therefore, the Applicant is requesting approval of a Minor Use Permit for the operation of an AutomobileNehicle Repairs and Service business, a Minor Use Permit for the operation of an Automobile/Vehicle Rental business, a Conditional Use Permit for a Parking Reduction for an Individual Use, and a Site Development Review (SDR) Permit to modify the building exterior and construct associated site improvements including new landscaping. 2of11 ANALYSIS: Minor Use Permits A Minor Use Permit (MUP) is required for projects that do not meet the development standards for the Scarlett Court Overlay Zoning District. The MUP allows conditions to be placed on the project to ensure compatibility with the surrounding uses. AutomobileNehicle Repairs and Services & AutomobileNehicle Rentals The Applicant proposes to operate an auto body repair business and a rental car business that will primarily serve its auto body customers. The proposed use will be open Monday through Friday from 8:00 a.m. to 5:00 p.m. The Project will employ 30 people and includes an approximately 20,000 square foot repair garage with 27 indoor service bays and 5 outdoor service bays that will be used for the final detailing of repaired vehicles (Attachment 1, Exhibit A, Sheet A1.1). All repair work will be conducted indoors and a Condition of Approval has been included to ensure this occurs (Attachment 1, Condition of Approval No. 40). The vehicle rental business will occupy an approximately 187 square foot office within the building and up to three rental vehicles will be kept on-site in marked parking stalls. As conditioned, the Project meets all of the development standards for the Scarlett Court Overlay Zoning District (Chapter 8.34.080) except for the parking requirements and the outdoor storage of vehicles being repaired. Therefore, the Project is required to obtain approval of a Minor Use Permit. The proposed use does not meet the parking requirements established in the Zoning Ordinance. However, the parking deficit has been addressed through a Parking Reduction for an Individual Use which is detailed in the Conditional Use Permit section below. The auto body repair business will need to store vehicles that are awaiting repair outside the building. The Project has been designed so that the vehicles being stored outside will be largely obscured from view by a 6-foot high CMU wall adjacent to the driveway on Dublin Boulevard, and a metal canopy on the west building elevation (Attachment 1, Exhibit A, Sheets A1.1 and A4.0). In addition, these vehicles will be secured behind motorized wrought iron gates that run across the Dublin Boulevard driveway, and across the parking lot near the south elevation customer entrance. The wrought iron gate fronting Dublin Boulevard will help to further screen vehicles from view. The Project, as proposed and conditioned, meets the intent of the Scarlett Court Design Guidelines. Therefore, Staff recommends approval of the Minor Use Permit (Attachment 1). Conditional Use Permit The City of Dublin Zoning Ordinance establishes parking requirements (Section 8.76.080.D) by use type. The combination of proposed uses generates a requirement for 95 parking spaces on-site as shown in Table 1 below. However, the Project site has a total of 63 parking spaces, resulting in a deficit of 32 parking spaces. 3 of 11 Table 1. Parking Re uirements Use Parking Standard Proposed Project Required Parkin At % Mrs/ 1 spao+e/40b s# 3;373 sf r /�y Re �ei°VideS 1 space/1,000 s.f. Storage 3,028 s.f. 3 spaces Serve Bas 'l space per eruae bay snrie ba :. ". �� Vehicle Rental t�ffice> ace/ g ' 87 s f > 1` ace,TM � ,.r. x° _; 1 SpaceC V hicfe'Rental ac r ofehrcls storage area � Total Required Parking 95 spaces 4 AC 01 aFClnl, >P1"t1�(tdd 'a9, The City of Dublin Zoning Ordinance has provisions for adjustments to the number of required parking spaces when certain conditions are present or when certain findings can be made. One such adjustment is a Parking Reduction for an Individual Use (Section 8.76.050.E), which an Applicant can propose when they believe the required number of parking spaces for the proposed use is not applicable because the use would function differently than the generic use. In such cases a reduction in off-street parking requirements may be granted if: 1. Conditional Use Permit findings can be made. 2. The Applicant submits a parking study prepared by a qualified consultant analyzing the parking demands of the proposed use and the parking demands of similar uses in similar situations, demonstrating that the required parking standards are excessive, and proposing alternate parking standards which are appropriate and ensure there will not be a parking deficiency. 3. Overflow parking will not impact any adjacent use. The City engaged the services of Omni-Means, an engineering and planning consulting firm, to prepare a parking study to evaluate the parking requirements for this project (Attachment 2). Omni-Means studied the proposed project site, as well as the existing Car West Auto Body facility located directly across Dublin Boulevard from the project site, and another larger Car West facility in Fremont. The parking study has been reviewed by the City's Senior Civil Engineer (Traffic) who supports the findings of the study. Based on their observations of the existing Dublin and Fremont facilities, as well as the proposed Project's operating characteristics and site plan, Omni-Means concluded that the proposed AutomobileNehicle Repairs and AutomobileNehicle Rental uses require a total of 62 parking spaces. The project site has a total of 68 parking spaces, five of which will be dedicated to vehicle detailing (final wash/wipe-down). This leaves 63 parking spaces for customers, employees, rental vehicles, and vehicles waiting for repair, and therefore an adequate number of parking spaces are provided. 4of11 To help ensure that the required number of parking spaces is maintained, a Condition of Approval has been placed on the Project requiring that on-site parking spaces are designated in accordance with the parking study recommendations (Attachment 1, Condition of Approval No. 44). Since the proposed use will employ 30 people, the Condition of Approval specifies that 30 spaces shall be designated for employees, 26 for repair vehicles, 3 for customers, and 3 for rental vehicles. By drafting the Condition of Approval in this manner the Project will be required to designate the necessary number of parking spaces for the actual number of employees without materially differing from the parking study recommendation and it will give the Applicant the ability to accommodate an additional vehicle needing repair. The same Condition of Approval requires that all vehicles be parked on-site in marked parking stalls, and that no vehicles be parked on surrounding streets or properties. The draft Resolution approving the Conditional Use Permit is included as Attachment 1. Site Development Review Site Plan The existing 26,591 square foot building is located towards the northeast corner of the Project site. The building was originally constructed in 1997 for use as an automobile dealership/showroom and it has been vacant since late 2012. The site has one existing driveway on Dublin Boulevard and one on Scarlett Drive, both of which will be upgraded to meet the current City standards. Pedestrian access to the site is provided by existing sidewalks along the full length of the site on Dublin Boulevard and Scarlett Drive. Additionally, an accessible walkway will be provided to connect to the south elevation entries from the sidewalk on Scarlett Drive (Attachment 1, Exhibit A, Sheet A1.1). The building meets the setback requirements for the M-1 zoning district as it is located 20 feet from the back of sidewalk along the Dublin Boulevard frontage, and 10 feet from the back of sidewalk along Scarlett Drive. The full length of each of these building frontages is separated from the sidewalk by existing landscaping that will be supplemented with additional new landscaping as further discussed below. The project is located within the Scarlett Court Overlay Zoning District and is therefore subject to the Scarlett Court Design Guidelines. The Design Guidelines recommend that parking lots be located behind or to the side of buildings wherever possible. The existing parking lot for this project is located along the south and west sides of the property, and is largely screened by the building. As previously noted, the project site has a total of 68 parking spaces, five of which will be dedicated to vehicle detailing (final wash/wipe-down). The Design Guidelines also recommend that outdoor storage areas be located behind or to the side of buildings, and screened from view by a combination of walls/fences and landscaping. Vehicles waiting for repair will be stored in parking spaces along the west side of the site and underneath a metal canopy along the west building elevation. These vehicles will largely be screened from view along Dublin Boulevard by a 6-foot CMU/wall located to the right of the driveway, and the metal canopy that will project 24 feet from the west building elevation. The CMU wall will be covered with stucco and painted to match the building. A motorized wrought iron gate is proposed at the driveway on Dublin Boulevard and will provide additional screening from the street, as will the frontage landscaping. A second motorized wrought iron gate will span the width of the parking lot on the south side of the building. The two gates are installed to secure the vehicle storage area during non-business hours (Attachment 1, Exhibit A, Sheet A1.1). 5 of 11 The Design Guidelines call for trash enclosures to be consistent with the design of the building and screened from view from local streets. The trash enclosure for the Project will be located along the south property line approximately 100 feet west of the Scarlett Drive sidewalk. It will be constructed of CMU walls with stucco and paint to match the building, and the solid steel roof will coordinate well with the metal paneling used on the building (Attachment 1, Exhibit A, Sheets A1.1 and A1.2). Due to the trash enclosure being located 100 feet from Scarlett Drive and the existing adjacent landscaping that spans that entire distance, the enclosure will be adequately screened from view from Scarlett Drive. The Design Guidelines also require provision of a bicycle rack on all properties with parking lots containing more than 40 parking stalls, and a bicycle rack will be located near the customer entrance on the south elevation. Finally, the Design Guidelines require that fire sprinkler check valves are screened from view, and the fire sprinkler check valve for the Project will be located north of the Scarlett Drive driveway and screened from view by new and existing landscaping. Architecture The Applicant is proposing significant exterior modifications to the existing building. The Scarlett Court Design Guidelines contain architectural design requirements and recommendations for development occurring within the Scarlett Court Overlay Zoning District. The Project has been reviewed for conformance with the Design Guidelines. The Design Guidelines recommend that buildings be designed with modern and/or post-modern architectural styles, materials, and design details. Post-modern architecture rejects the more strict rules of modern architecture through the use of more complex building forms, elements, and details, including, but not limited to projecting, angled, or rounded roofs or walls that create more complex building forms. The materials used in post-modern designs vary and may include stucco, rock, brick, granite tile, and metal. The proposed exterior building modifications are post-modern in all respects. The north, east and south elevations feature a combination of solid metal paneling, perforated metal screen, glass, and stucco, and the west elevation is comprised of metal paneling and stucco. Along all four elevations there is articulation and/or curvature to provide a substantial amount of physical and visual depth along these facades (Attachment 1, Exhibit A, Sheet A4.0). North Elevation (Dublin Blvd.) The Design Guidelines recommend that elevations fronting a street be articulated. The north elevation (Dublin Blvd.) has four rectangular, framed architectural projections that are gently angled away from the building and covered with a horizontal seam, gray colored metal paneling. Within these framed projections there will be an inset stucco finish wall with two-inch expansion joints (Attachment 1, Exhibit A, Sheet A4.0). In accordance with the Design Guideline recommendation of neutral and earth tone colors, the stucco walls inside the framed projections will be painted tan. The Design Guidelines recommend a strong connection to the street and one of the suggested methods for achieving this is through the use of windows. The space between each of the four framed architectural projections will have a 12'x12' section of anodized aluminum storefront glazing set beneath a stucco finish wall. These stucco sections above each window will be painted a light brown consistent with the neutral color theme encouraged by the Design 6of11 Guidelines. The interior layout places the repair garage up against the Dublin Boulevard and Scarlett Court sides of the building. Due to the unsightly nature of auto repair garages, the Applicant proposed a unique approach to satisfy the Design Guideline recommendations while screening unsightly views. The spaces behind the storefront glazing will be framed in with an approximately 2-foot deep display case. Inside the display case there will be a slate-covered pedestal with an anodized aluminum automobile logo or name mounted atop the pedestal (Attachment 1, Exhibit A, Color Renderings, Perspective 1, Storefront Detail). The display case will be illuminated from the ceiling of the display box to create shadows and visual interest at night. A Condition of Approval has been placed on the Project prohibiting the use of window signs or graphics on the display case glazing (Attachment 1, Condition of Approval No. 19). One of the articulation methods recommended by the Design Guidelines is the use of projecting trellises, canopies, or awnings over window openings. Along these lines, a vertical 5-foot, perforated metal panel screen will run the length of the north elevation above the storefront windows, following the plane of the building wall (Attachment 1, Exhibit A, Sheet A4.0). This screen will be mounted to the building with metal stand-offs that will project the panel screen detail approximately two feet outwards, thereby adding another layer of depth and shadow on the building facade. The Design Guidelines require mechanical equipment attached to the building to be screened from public view, and the same perforated metal screen material used on the facade will also be used atop the building to screen roof-mounted equipment. The northeast corner of the building is rounded and includes four sections of anodized aluminum storefront glazing. The window glazing is framed in on the sides with gray horizontal seam metal paneling, and brown painted stucco above (Attachment 1, Exhibit A, Sheet A4.0). The 5-foot high, perforated metal screen panel located above the windows will continue around from the north elevation and follow the curvature of the building plane. As on the north elevation, behind each of the windows there will be a framed display box with a slate covered pedestal with an anodized aluminum automobile logo or name atop it. East Elevation (Scarlett Drive) The east elevation is similar to the north elevation, with three framed rectangular architectural projections covered in gray horizontal seam metal paneling, with an inset tan stucco wall (Attachment 1, Exhibit A, Sheet A4.0). Between these three projections there will be two spans of anodized aluminum storefront glazing, both of which will feature the display box design used on the north and corner elevations. The southernmost window section will be a total of 20 feet in width and it will be divided so that when viewed from the street, the right side of the window would look in on a 8-foot wide display box, and the remaining 12 feet of window will provide visual access to a conference room (Attachment 1, Exhibit A, Sheet A2.1). The same vertical five-foot, perforated metal screen element above the windows will continue around from the corner elevation and run the entire length of the east elevation, again following the building articulation. South Elevation The south elevation carries over the use of the same metal paneling material used on the north, corner, and east elevations. Approximately one-third of the south elevation will be covered with a light gray colored metal paneling, broken up by two sections of anodized aluminum storefront glazing (Attachment 1, Exhibit A, Sheet A4.0). A 10'x12' section of storefront glazing near the 7of11 southeast corner of the building will include a single entry door to the vehicle rental office, and to its left there will be a 10'x22' window section that will have double doors through which customers will enter the auto body shop. The Design Guidelines recommend that entrances be accented with unique architectural elements. Above the customer entry doors to the auto body and vehicle rental offices, there will be a blue-gray colored, metal-clad canopy that measures 20 feet in height and projects 24 feet from the building. The canopy is supported by three evenly spaced columns sheathed in the same gray color metal used on the north and east elevations. The remaining portion of the south elevation will be finished in stucco and painted tan. A 10'x16' storefront glazing section will be located towards the southwest corner to provide visual access to the employee break room (Attachment 1, Exhibit A, Sheet A4.0). Three service doors will provide employee ingress and egress to storage space and offices. The stucco wall section of the south elevation will be capped with a square cornice element painted brown. West Elevation The entire span of the west elevation will be finished in tan stucco, and it will include four metal roll-up doors and two service doors that will provide vehicle and employee access into the body shop garage/work area. These doors will be painted the same brown as the square cornice element that runs the length of the building along this elevation. Attached to the building and spanning the full length of the west elevation, there will be a metal-clad canopy under which vehicles awaiting repair and/or being detailed will be parked. The canopy will have a white metal roof and be closed off on the ends with metal panel walls of the same blue-gray color used on the south elevation canopy roof. Landscaping The Design Guidelines call for landscaping treatments that include a variety of trees, grasses, shrubs and wildflowers. Accordingly, the Applicant is proposing to supplement the existing landscaping with new trees, shrubs and groundcover along Dublin Boulevard, Scarlett Drive, and the southern edge of the site (Attachment 1, Exhibit A, Sheet L1). There is an existing 20-foot wide planter strip along Dublin Boulevard, and a 10-foot wide planter strip along Scarlett Drive. Along the Dublin Boulevard and Scarlett Drive frontages, eleven existing pine trees will be removed and replaced with a total of six 36-inch box European Hornbeam trees. Existing Callery Pear trees will flank both the Dublin Boulevard and Scarlett Drive driveways. For groundcover, the existing Bearberry Cotoneaster will remain along the back of sidewalk, and the areas around the building will be filled in with 5-gallon Maori Queen New Zealand Flax, and 2-gallon White Flower Carpet Rose shrubs. The south edge of the site will be landscaped along its entire length, with the existing shrubs and trees being retained at the southeast corner, and the remainder being filled in with 5-gallon Xylosma shrubs, Bearberry Cotoneaster groundcover, six 24-inch box Canary Island Pines, and three 24-inch box Dark Pink Crape Myrtle trees. The existing landscaping along the west edge of the site includes a mixture of existing groundcover, five Canary Island Pines, and five Crape Myrtle trees. No modifications are proposed for the landscaping along the west edge of the site. The Design Guidelines also recommend that vines and shrubs be planted between walls and public streets in order to soften the appearance of walls. In addition to New Zealand Flax and Carpet Rose shrubs, the Applicant proposes to plant Creeping Fig vines at the base of the CMU 8of11 wall located to the right side of the driveway on Dublin Boulevard. These vines will grow to cover the wall and soften its appearance when viewed from Dublin Boulevard. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The Project is consistent with the General Plan land use designation of Business Park/industrial and Outdoor Storage, which allows for a range of non-retail, retail, and manufacturing uses. The Project is consistent with the Light Industrial (M-1) zoning in that Automobile/Vehicle Repairs and Services and Automobile/Vehicle Rentals are permitted uses subject to approval of a Minor Use Permit, and the development of the Project site complies with the development standards and design guidelines contained in the Zoning Ordinance and Scarlett Court Design Guidelines. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District 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. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 1). 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. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report has been posted to the City's website and provided to the Applicant. 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 Categorically 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 building, but includes only architectural modifications, a Conditional Use Permit for a Parking Reduction for an Individual Use, and Minor Use Permits for the operation of Automobile/Vehicle Repairs and Services and Automobile/Vehicle Rental businesses within the same existing building. ATTACHMENTS: 1) Resolution approving a Minor Use Permit for the operation of an Automobile/Vehicle Repairs and Service business and for the operation of an Automobile/Vehicle Rental business; a Conditional Use Permit for a Parking Reduction for an Individual Use; and a Site Development Review Permit for exterior modifications to an existing 26,591 square foot building and associated site improvements at 6080 Dublin Boulevard, with the Project Plans attached as Exhibit A. 9of11 2) Focused Parking Analysis for the Proposed Car West Auto Body Relocation in Dublin, CA, Final Report dated August 23, 2012, and prepared by Omni-Means, Ltd. 10 of 11 GENERAL INFORMATION: APPLICANT: Jim Ewertsen, Metro Engineering, 960 Fulton Ave., Sacramento, CA 95825 PROPERTY OWNER: Dublin Blvd LLC, 3880 Blackhawk Rd., Suite 300, Danville, CA 94506 LOCATION: 6080 Dublin Boulevard ASSESSORS PARCEL NUMBER: 941-0550-039-03 GENERAL PLAN LAND USE DESIGNATION: Business Park/Industrial and Outdoor Storage ZONING: Light Industrial (M-1) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Retail/Office and Automotive Auto Body Repair South M-1 Business Park/Industrial and Self-Storage Outdoor Storage East M-1 Retail/Office and Automotive Arlen Ness Motorcycles West M-1 Business Park/industrial and El Monte RV Outdoor Stora e 11 of 11 RESOLUTION NO. 13-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A MINOR USE PERMIT FOR THE OPERATION OF AN AUTOMOBILEIVEHICLE REPAIRS AND SERVICE BUSINESS AND FOR THE OPERATION OF AN AUTOMOBILEIVEHICLE RENTAL BUSINESS; A CONDITIONAL USE PERMIT FOR A PARKING REDUCTION FOR AN INDIVIDUAL USE; AND A SITE DEVELOPMENT REVIEW PERMIT FOR EXTERIOR MODIFICATIONS TO AN EXISTING 26,591 SQUARE FOOT BUILDING AND ASSOCIATED SITE IMPROVEMENTS AT 6080 DUBLIN BOULEVARD (APN 941-0550-039-03) PLPA-2012-00017 WHEREAS, Jim Ewertsen of Metro Engineering (Applicant) and Craig Moe of Dublin Blvd. LLC (Property Owner), have requested approval of a Minor Use Permit for the operation of an AutomobileNehicle Repairs and Service Business; a Minor Use Permit for the operation of an AutomobileNehicle Rental business; a Conditional Use Permit for a Parking Reduction for an Individual Use; and a Site Development Review Permit to make exterior modifications to an existing 26,591 square foot building at 6080 Dublin Boulevard (the "Project"); and WHEREAS, the Applicant proposes to operate an auto body repair and painting business, and a car rental business, both of which are permitted in the Scarlett Court Overlay Zoning District subject to the approval of a Minor Use Permit by the Community Development Director when the use cannot meet the standards for approval by a Zoning Clearance; and WHEREAS, a Conditional Use Permit for a Parking Reduction for an Individual Use may be granted by the Zoning Administrator if: 1) the Conditional Use Permit findings can be made; 2) the Applicant submits a parking study prepared by a qualified consultant which demonstrates that the required parking standards are excessive, and proposing alternate parking standards which are appropriate and ensure there will not be a parking deficiency; and 3) overflow parking will not impact any adjacent use; and WHEREAS, the Project is located in the Scarlett Court Overlay Zoning District, and in accordance with Sections 8.34.030 and 8.104.040.A.13 of the Dublin Municipal Code, exterior modifications to an existing structure in the Scarlett Court Overlay Zoning District are subject to Site Development Review by the Community Development Director; and WHEREAS, in accordance with Section 8.96.020.0 of the Dublin Municipal Code, the Community Development Director and the Zoning Administrator are referring their decision- making authority on the Project to the Planning Commission; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts; and WHEREAS, the Project is 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 building, but includes only Minor ATTACHMENT 1 Use Permits for the operation of AutomobileNehicle Repairs and Services and AutomobileNehicle Rental businesses, a Conditional Use Permit for a Parking Reduction for an Individual Use, and Site Development Review for architectural modifications to an existing building; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Minor Use Permits, Conditional Use Permit, and Site Development Review Permit request; and WHEREAS, the Planning Commission held a public hearing on said application on April 23, 2013 at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all 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 Minor Use Permits and Conditional Use Permit: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that: 1) the Project is located on a fully developed parcel that was previously used as an automobile showroom and other auto-related uses are located north, east, and west of the Project site; 2) the Project is accessible from existing driveways along Dublin Boulevard and Scarlett Drive; and 3) conditions of approval have been placed on the Project to ensure that all vehicles will be parked on-site. B. The proposed use meets the parking requirement for the use type in accordance with the requirements of Chapter 8.76 (Off-Street Parking and Loading Regulations), which could include a parking reduction for shared parking in that: 1) a parking study was prepared for the Project by a qualified consultant and analyzed the parking demands of the proposed use and similar uses and demonstrated that the parking standards required in Chapter 8.76 (Off-Street Parking and Loading Regulations) are excessive for this use and an alternate parking requirement has been determined; and 2) in accordance with the parking study the Project will provide an adequate number of parking spaces to serve the proposed uses. C. It will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that: 1) the parking study prepared for the Project determined that the site has an adequate number of parking spaces to serve the proposed uses; 2) conditions of approval have been placed on the Project to ensure that all vehicles will be parked on-site; and 3) conditions of approval have been placed on the Project to ensure that the construction and use of the property will be in accordance with all local codes and regulations and compatible with surrounding uses. 2of25 D. It will not be injurious to property or improvements in the neighborhood in that: 1) conditions of approval have been placed on the Project to ensure that all vehicles will be parked on-site; 2) the Project is located on a parcel developed for auto-related uses; 3) the Project is surrounded by compatible auto-related and storage uses; and 4) conditions of approval have been placed on the Project to ensure that the construction and use of the property will be in accordance with all local codes and regulations and compatible with surrounding uses. E. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) pedestrian access is provided to the site from existing sidewalks on Dublin Boulevard and Scarlett Drive; 2) vehicular access is provided to the site from existing driveways along Dublin Boulevard and Scarlett Drive; 3) pedestrian access to the site can also be obtained from an accessible walkway that will connect the building entries with the sidewalk on Scarlett Drive; and 4) the Project consists of an existing building that will be served by existing public utilities, services and infrastructure. F. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the Project site is relatively flat and will be served by existing public utilities; 2) pedestrian access is provided to the site from sidewalks on Dublin Boulevard and Scarlett Drive; 3) vehicular access is provided to the site from existing driveways along Dublin Boulevard and Scarlett Drive; 4) all required parking will be provided on the Project site; and 5) the Project is located on a parcel developed for auto-related uses. G. It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that. 1) the Project is located within the Scarlett Court Overlay Zoning District and is surrounded by compatible auto-related and storage uses; 2) the Project adheres to the development regulations for the Light Industrial (M-1) Zoning District, including setbacks and building height, among other regulations; 3) the parking study prepared for the Project determined that the site has an adequate number of parking spaces to serve the proposed uses; and 4) as conditioned, the Project complies with the development standards for auto-related uses in the Scarlett Court Overlay Zoning District. H. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) auto-related uses are consistent with the General Plan Land Use designation of Business Park/Industrial and Outdoor Storage. 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 use by automobile repair and automobile rental businesses; 2) the Project is well designed in relation to surrounding properties and the proposed architectural modifications will result in a post-modern building design that is in 3 of 25 accordance with the Scarlett Court Design Guidelines and screens unsightly views of the proposed auto repair operations; 3) auto-related uses are consistent with the General Plan Land Use designation of Business Park/industrial and Outdoor Storage; and 4) in accordance with the Scarlett Court Design Guidelines, the building colors will consist of neutral and warm earth tones accented with darker contrasting colors. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) auto-related uses are permitted in the Scarlett Court Overlay Zoning District subject to approval of a Minor Use Permit when the use cannot meet the requirements for approval by a Zoning Clearance; 2) a parking study prepared by a qualified consultant demonstrated that adequate on-site parking exists; 3) as conditioned, the Project adheres to the development regulations for the Light Industrial (M-1) Zoning District, including setbacks and building height, among other regulations; and 4) the fagade and site modifications are consistent with the Scarlett Court Design Guidelines. 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 architectural modifications will result in a post-modern building design that is in accordance with the Scarlett Court Design Guidelines; 2) the Project is designed to be compatible with surrounding structures in terms of design, colors and materials; 3) auto-related uses are consistent with the General Plan Land Use designation of Business Park/Industrial and Outdoor Storage; and 4) the Project is surrounded by other complementary auto-related and storage uses. D. The subject site is physically suitable for the type and intensity of the approved development in that: 1) auto-related uses are consistent with the General Plan Land Use designation of Business Park/Industrial and Outdoor Storage; 2) the Project is located on a fully developed parcel that was previously used as an automobile showroom; and 3) as conditioned, the Project will provide adequate on-site parking. E. Impacts to existing slopes and topographic features are addressed in that: 1) the Project is located on a fully developed site that is generally flat with no significant slopes or topographic features. 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 will result in a post-modern building design that is in accordance with the Scarlett Court Design Guidelines; 2) the proposed roof screens will shield all roof-mounted equipment from view from the public right-of-way; 3) in accordance with the Scarlett Court Design Guidelines, the building colors will consist of neutral and warm earth tones accented with darker contrasting colors; and 4) the Project is designed to be compatible with surrounding structures in terms of design, colors and materials 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 existing landscaping along Dublin Boulevard and Scarlett Drive will be enhanced with 4 of 25 additional trees, shrubs and groundcover; and 2) trees, shrubs, and vines will be planted in front of the CMU wall to screen it from view from Dublin Boulevard. H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles in that: 1) vehicular access is provided to the site from existing driveways along Dublin Boulevard and Scarlett Drive; 2) pedestrian access to the site can also be obtained from existing sidewalks along Dublin Boulevard and Scarlett Drive, as well as from an accessible walkway that will connect the building entries with the sidewalk on Scarlett Drive; and 3) a bicycle rack will be installed near the customer entrance on the south elevation. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Scarlett Court Overlay Zoning District: A. The proposal is consistent with the purpose and intent of Chapter 8.34 (Scarlett Court Overlay Zoning District) in that: 1) the Project is well designed in relation to surrounding properties and the proposed architectural modifications will result in a post-modern building design that is in accordance with the Scarlett Court Design Guidelines and screens unsightly views of the proposed auto repair operations; and 2) the existing landscaping along Dublin Boulevard and Scarlett Drive will be enhanced with additional trees, shrubs and groundcover. B. The proposal complies with the General Plan, with any applicable Specific Plans, with the development regulations or performance standards established for the standard zoning district in which it is located, and with all other requirements of the Zoning Ordinance in that: 1) auto-related uses are consistent with the General Plan Land Use designation of Business Park/Industrial and Outdoor Storage; 2) as conditioned, the Project adheres to the development regulations for the Light Industrial (M-1) Zoning District, including setbacks and building height, among other regulations; and 3) the parking study prepared for the Project determined that the site has an adequate number of parking spaces to serve the proposed uses. C. The proposal will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare in that: 1) the parking study prepared for the Project determined that the site has an adequate number of parking spaces to serve the proposed uses; 2) conditions of approval have been placed on the Project to ensure that all vehicles will be parked on-site; and 3) conditions of approval have been placed on the Project to ensure that the construction and use of the property will be in accordance with all local codes and regulations and compatible with surrounding uses. D. The design of the Project will provide a desirable environment for the development and an attractive environment for the public in that: 1) the Project is well designed in relation to surrounding properties and the proposed architectural modifications will result in a post-modern building design that is in accordance with the Scarlett Court Design Guidelines and screens unsightly views of the proposed auto repair operations; and 2) the proposed roof screens will shield all roof-mounted equipment from view from the public right-of-way. 5of25 E. The project is in substantial compliance with the applicable chapters of the Scarlett Court Design Guidelines in that: 1) the proposed architectural modifications will result in a post- modern building design; 2) the building colors will consist of neutral and warm earth tones accented with darker contrasting colors; and 3) the proposed roof screens will shield all roof-mounted equipment from view from the public right-of-way. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Minor Use Permit for the operation of an Automobile/Vehicle Repairs and Service business; a Minor Use Permit for the operation of an Automobile/Vehicle Rental business; a Conditional Use Permit for a Parking Reduction for an Individual Use; and a Site Development Review Permit for exterior modifications to an existing 26,591 square foot building and associated site improvements at 6080 Dublin Boulevard, as shown on the Project Plans date-stamped received by Dublin Planning on February 8, 2013 and attached 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. Agency When Source NO. CONDITIONS OF APPROVAL Required, Prior to: GENERAL 1. Approvals. This Site Development Review PL On-going Planning approval for Car West Auto Body (PLPA-2012- 00017) establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review approval shall generally conform to the project plans prepared by Metro Engineering Services dated received by Dublin Planning on February 8, 2013, stamped approved and on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review approval, unless modified by the Conditions of Approval contained herein. This Minor Use Permit approval for Car West Auto Body (PLPA-2012-00017) is for the operation of an auto body repair business 6of25 (AutomobileNehicle Repairs and Service) at 6080 Dublin Boulevard. This approval shall generally conform to the plans, texts, and diagrams noted above, unless modified by the Conditions of Approval contained herein. This Minor Use Permit approval for Car West Auto Body (PLPA-2012-00017) is for the operation of a vehicle rental business (AutomobileNehicle Rental) at 6080 Dublin Boulevard. This approval shall generally conform to the plans, texts, and diagrams noted above, unless modified by the Conditions of Approval contained herein. This Conditional Use Permit approval for Car West Auto Body (PLPA-2012-00017) is for a Parking Reduction For An Individual Use at 6080 Dublin Boulevard. The project shall conform to the parking requirements set forth in the Focused Parking Analysis Study prepared by Omni- Means, Ltd. dated August 23, 2012, unless modified by the Conditions of Approval contained herein. 2. Effective Date. These Site Development PL On-going Standard Review, Minor Use Permit, and Conditional Use Permit approvals become effective 10 days after action by the Planning Commission (10 days after the date of this Resolution) unless appealed before that time in accordance with the Zoning Ordinance. 3. Permit Expiration. Construction or use shall PL 1 year from DMC commence within one (1) year of Permit approval approval 8.96.020.D or the Permit shall lapse and become null and void. Commencement of construction or use means the actual construction or use pursuant to the Permit approval, or demonstrating substantial progress toward commencing such construction or use. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires a new application must be made and processed according to the requirements of the Ordinance codified in this subsection. 4. Time Extension. The Applicant may request an PL Expiration of DMC extension of approval prior to expiration of these it 8.96.020.E 7of25 permits in accordance with Chapter 8.96 (Permit Procedures). 5. Revocation. These permits shall be revocable PL On-going DMC for cause in accordance with Chapter 8.96 8.96.020.1 (Permit Procedures). Any violation of the terms or conditions of these permits may be subject to citation. 6. Modifications. Modifications or changes to PL On-going DMC these Site Development Review, Minor Use 8.100, 8.102 Permit and Conditional Use Permit approvals & 8.104 shall be subject to review by the Community Development Director in accordance with Chapters 8.104 (Site Development Review), 8.102 (Minor Use Permit), and 8.100 (Conditional Use Permit), respectively. 7. Clarifications and Changes to the Conditions. PL, PW On-going Planning & In the event that there needs to be clarification to Public these Conditions of Approval, the Directors of Works Community Development and/or Public Works have the authority to clarify the intent of these Conditions of Approval to the Applicant/ Developer by a written document signed by the Director of Community Development and/or 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 impacts of this project. 8. Requirements and Standard Conditions. The Various Issuance of Various Applicant/ Developer shall comply with applicable Building City of Dublin Fire Prevention Bureau, Dublin Permits Public 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. 9. Fees. The Developer shall pay all applicable Various Issuance of Various fees in effect at the time of building permit Building issuance, including, but not limited to: Planning_ Permits 8of25 fees; Building 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; or any other fee that may be adopted and applicable. 10. Hold Harmless/Indemnification. The Applicant/ ADM Through City Attorney Developer shall defend, indemnify, and hold completion harmless the City of Dublin and its agents, and officers, and employees from any claim, action, or occupancy proceeding against 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 proceedings. 11. Clean-up. The Applicant/Developer shall be PL Through Planning responsible for clean-up and disposal of project Completion related trash and for maintaining a clean, litter- free site. 12. Controlling Activities. The Applicant/Developer PL Through Planning shall control all activities on the project site so as Completion not to create a nuisance to the surrounding businesses and residences. 13. Construction Trailers, Storage Containers and PL Through Planning Equipment/Materials Storage Yard. Prior to the Completion placement of any construction trailer, storage container or equipment/ materials storage yard related to construction activities, a Temporary Use Permit shall be applied for and approved. 14. Temporary Promotional Signs. Temporary PL On-going DMC Promotional Signs shall be subject to prior review 8.84 and approval in accordance with Chapter 8.84 (Sign Regulations). PLANNING DIVISION- SITE DEVELOPMENT REVIEW 15. Colors. The exterior paint colors of the building PL Occupancy Planning are subject to City review and approval. The Applicant shall paint a portion of the building the proposed colors for review and approval by the Director of Community Development prior to 9of25 aintin g the entire building. 16. Equipment Screening. All electrical, fire service PL Building Planning and/or mechanical equipment shall be screened Permit from public view. Any roof-mounted equipment Issuance shall be completely screened from view by materials architecturally compatible with the building and to the satisfaction of the Community Development Director. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Director of Community Development. 17. Exterior Maintenance and Repair. All buildings, PL On-going 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 peeling 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 Chapter 8.104. 18. Project Signage. The building sign locations PL Installation of Scarlett shown on the project plans are for conceptual signage Court purposes only and have not been reviewed or Design approved in conjunction with this Permit. All Guidelines future signage (wall mounted and freestanding) shall be subject to review and approval in accordance with the Scarlett Court Design Guidelines. 19. Display Windows. All of the storefront display PL On-going Planning windows shown as such on the approved plans shall be maintained only for the display of anodized aluminum vehicle logos. Display windows shall not be used for placement of any additional/alternative advertising, signage, displays, etc. 20. Light and Glare. All exterior lighting of the PL On-going Planning building(s) and/or site shall be directed downwards and not onto adjacent properties; all light sources shall be shielded from direct off-site viewing. PLANNING DIVISION- LANDSCAPING 21. Final Landscape and Irrigation Plans. Final PL Issuance of Planning Landscape and Irrigation Plans prepared and building stamped by a State licensed landscape architect permits or registered engineer shall be submitted for review and approval by the City Engineer and the Community Development Director. These plans shall be coordinated with on-site civil, streetlights, 10 of 25 and utility improvement plans. The final plans shall be approved and signed by the Community Development Director and the Public Works Director or their designees. Plans shall be generally consistent with the preliminary landscape plan prepared by Dutchover & Associates, date stamped received by Dublin Planning on February 1, 2013, except as modified by the Conditions listed below and as required by the Community Development Director. 22. Plant Species. Plant species shall be selected PL Final Planning according to use, sun/shade location and space landscape availability. The landscape plan should include plan submittal plant species that are not salt-sensitive. Street trees shall be high-branching and produce minimal litter. 23. Slopes. The landscape plan shall address slopes PL Final Planning within the property, including erosion, landscape maintenance and irrigation issues. All slopes plan submittal shall have a one-foot level area at top and bottom of the slope for maintenance. 24. Landscaping at Street/Drive Aisle PL Final Planning Intersections. Landscaping shall not obstruct landscape the sight distance of motorists, pedestrians or plan submittal bicyclists. Landscaping, and/or landscape and on-going structures such as walls, at drive-aisle intersections shall not be taller than 30 inches above the curb, except for trees. Landscaping shall be kept at a minimum height and fullness, giving patrol officers and the general public surveillance capabilities of the area. 25. Standard Plant Material, Irrigation and PL Final Planning Maintenance Agreement. The Applicant/ landscape Developer shall complete and submit to the plan submittal Dublin Planning Division the Standard Plant Material, Irrigation and Maintenance Agreement. 26. Shrubs. All shrubs shall be continuously PL On-going Planning maintained, including pruning and regular watering. If at any time the shrubs in the parking lot or throughout the project site are damaged, missing, dead or dying, these shrubs shall be immediately replaced with the same species to the satisfaction of the Community Development Director. 27. Trees. All trees shall be continuously maintained, PL On-going Planning including pruning and regular watering of the trees and replacing dead or dying trees with the same species. Within five years and every five 11 of 25 years thereafter, all trees which are to be installed in conjunction with this project shall show normal growth to the satisfaction of the Community Development Director. If the trees have not shown normal growth, the trees shall be replaced to the satisfaction of the Community Development Director. 28. Plant Standards. All trees shall be 24 inch box PL Final Planning minimum, with at least 30% at 36 inch box or landscape greater; all shrubs shall be 5 gallon minimum. plan submittal 29. Devices. The Landscape Plan shall show the PL Final Planning location of all backflow prevention devices, landscape detector check valves, utility boxes and fire plan submittal sprinkler risers. The location and screening of these devices shall be reviewed and approved by City staff. 30. Root Barriers and Tree Staking. The landscape PL Final Planning plans shall provide details showing root barriers landscape and tree staking installation, which meet current plan submittal City specifications. 31. Water Efficient Landscaping Ordinance. The PL Final Planning Applicant/Developer shall submit written landscape documentation to the Public Works Department plan submittal (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. 32. Landscape Edges. Concrete curbs or bands PL Final Planning shall be used at the edges of all planters adjacent landscape to paved surfaces. The design width and depth of plan submittal the concrete edge shall be to the satisfaction of the Community Development Director and Public Works Director. 33. Water Efficient Landscaping Regulations. The PL Building DMC applicant shall meet all requirements of the City of Permit 8.88 Dublin's Water-Efficient Landscaping Regulations. Issuance 34. Sustainable Landscape Practices. The PL Building Planning landscape design shall comply with the Permit sustainable landscape practices as detailed in the Issuance Bay-Friendly Landscape Guidelines by meeting the nine required basic practices as shown on the Bay- riendl Basics —Verification Key. PLANNING DIVISION GRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN 35. Non-Residential Security Requirements. The PL On-going Planning property owner and/or their designee shall comply with the City of Dublin Non-Residential Security Requirements. 36. Visual Surveillance/Security. All new shrubs PL On-going Planning and trees, at maturity, shall be maintained to 12 of 25 provide visual surveillance and so as not to interfere with lighting or security cameras. A maximum height of 3-feet for shrubs and a minimum tree canopy height of 6-feet shall be maintained at all times. 37. Graffiti. The site shall be kept clear of graffiti PL On-going Planning vandalism on a regular and continuous basis. Graffiti resistant materials shall be used including but not limited to graffiti resistant paints for the structures and graffiti resistant film for windows or glass. 38. Employee Exit Doors. Employee exit doors shall PL Occupancy Planning be equipped with a 180-degree viewer or a burglary resistant window panel within the door from which to scan the exterior. PLANNING DIVISION MINOR USE PERMITS 39. Hours of Operation. The hours of operation for PL On-going DMC the auto body repair and vehicle rental 8.34.080 businesses shall be no earlier than 7:00 a.m. and no later than 7:00 p.m. 40. Uses Conducted Indoors. All service and/or PL On-going DMC repair work shall be conducted inside the 8.34.080 building. 41. Amplified Sounds. No amplified sounds or PL On-going DMC loudspeakers are permitted outside the building. 8.34.080 42. Vehicle Washing. Any automobile/vehicle PL On-going DMC washing or detailing shall be done in compliance 8.34.080 with applicable water pollution control standards. 43. Outdoor Storage of Vehicles. Vehicles being PL On-going Planning repaired may be stored outdoors so long as the vehicles are parked within striped parking stalls at all times. Only vehicles being actively repaired may be stored on-site. Any vehicle determined to be inoperable (as defined by the Dublin Zoning Ordinance) and not being actively repaired shall be removed at the request of the Community Development Director. PLANNING DIVISION CONDITIONAL USE PERMIT 44. On-Site Parking. A minimum of 62 parking PL On-going Planning spaces shall be maintained on-site at all times as shown on the Project Plans and in accordance with the Focused Parking Analysis Study prepared by Omni-Means, Ltd. dated August 23, 2012. All vehicles shall be parked on-site in a striped parking space. No vehicles associated with the uses shall be parked on surrounding streets or properties. At a minimum, the on-site parking spaces shall be provided as follows: 13 of 25 • Employees: 30 spaces • Repair Vehicles: 26 spaces • Customers: 3 spaces • Vehicle Rentals: 3 spaces BUILDING 45. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes Completion and ordinances in effect at the time of building permit. 46. Building Permits. To apply for building permits, B Issuance of Building Applicant/ Developer shall submit seven (7) sets Building of construction plans to the Building Division for Permits plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non- City agencies prior to the issuance of building permits. 47. Construction Drawings. Construction plans B Issuance of Building shall be fully dimensioned (including building Building elevations) accurately drawn (depicting all Permits existing and proposed conditions on site), and prepared and signed by a California licensed Architect or 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. 48. Addressing. Address will be required on all B Occupancy Building doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 5 inches in height minimum. 49. Air Conditioning Units. Air conditioning units, B Occupancy Building ventilation ducts and other equipment shall be screened from public view with materials compatible to the main building. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Building Official and Director of Community Development. 50. Temporary Fencing. Temporary Construction B Through Building fencing shall be installed along perimeter of all Completion work under construction. 51. Green Building Guidelines. To the extent B Through Building practical the applicant shall incorporate Green Completion 14 of 25 Building Measures. Green Building plan shall be submitted to the Building Official for review. The project shall comply with the CA Green Building Standards Code, as applicable. 52. Cool Roofs. Flat roof areas shall have their B Through Building roofing material coated with light colored gravel Completion or painted with light colored or reflective material designed for Cool Roofs. 53. Change of Occupancy Permit Required. As B Occupancy Building per Section 3406 of the CA Building Code, a change of 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 11B of the California Building Code. A firesprinkler system is required. 54. Restrooms. The number of restroom facilities B Occupancy Building provided shall meet the requirements of Table 4- 1 of the CA Plumbing Code. FIRE 55. Deferred Submittals. Provide on the Title or F Building Plan Fire Cover Sheet under the heading Deferred Check Submittals, all of the deferred submittal items. Submittal • Fire Sprinkler Installation/Modifications to meet 2010 CFC & 2010 NFPA 13 • Spray booth installation compliance with 2010 CFC Chapter 15 • Welding area compliance with 2010 CFC Chapter 26 • Hazardous materials compliance with 2010 CFC Chapter 27 & 34 56. Interior Finish. Wall and ceiling interior finish F Occupancy Fire material shall meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the product's cut-sheets and packaging that show proof of the product's flammability and flame-spread ratings. Decorative materials shall be fire retardant. 57. Site Plan. The site plan needs to show sufficient F Building Plan Fire detail to reflect an accurate and detailed layout of Check the site for review and record purposes. The site Submittal plan will need a scale that will allow sufficient details for review purposes and include, but not be limited to the following: 15 of 25 • The site parking and circulation layout including fences, gates, fire lane locations and turnarounds • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for those pathways as well • The location of any overhead obstructions and their clearances • The location of property lines and assumed property lines between buildings on the same property as well as any easements The site plan will also need to note the location and distance of fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serve the property. In addition, the improved face of curb to face of curb or edge of pavement width of the access road that serves the property will need to be noted. 58. Hydrants and Fire Flows. Show the location of F Building Plan Fire any on-site fire hydrants and any fire hydrants Check that are along the property frontage as well as the Submittal closest hydrants to each side of the property that are located along the access roads that serve the property. Provide a letter from the water company indicating what the available fire flow is to this property. PUBLIC WORKS —STANDARD CONDITIONS 59. Compliance. The Developer shall comply with PW On-going Public the City of Dublin Zoning and Grading Works Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. 60. Wells or Exploratory Boring. Any water well, PW Through Public cathodic protection well, or exploratory boring on Completion Works the project property must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda County Flood Control, Zone 7. 61. Encroachment Permit. An encroachment permit PW On-going Public from the Public Works Department may be Works 16 of 25 required for any work done within the public right- of-way even if covered under an Improvement Agreement. 62. Easement Abandonment. The Developer shall PW Issuance of Public obtain abandonment from all applicable public Grading/ Works agencies of existing easements and right of ways Sitework that will no longer be used. Permit 63. Easements. The Developer shall acquire PW Issuance of Public easements, and/or obtain rights-of-entry from the Grading/ Works adjacent property owners for any improvements Sitework on their property. The easements and/or rights- Permit of-entry shall be in writing and copies furnished to the City Engineer. 64. Sidewalks. All public sidewalks must be within PW Issuance of Public City right-of-way or in a pedestrian access Grading/ Works easement unless approved by the City Engineer. Sitework Permit 65. Grading Plan. The Grading Plan shall be in PW Issuance of Public conformance with the recommendations of the Grading/ Works Geotechnical Report, the approved Tentative Sitework Map, and the City design standards & Permit ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 66. Public Improvements. All public improvements PW Issuance of Public shall conform to the City of Dublin Standard Grading/ Works Plans and design requirements and as approved Sitework by the City Engineer. Permit 67. Water and Sewer Facilities. Developer shall PW Issuance of Public construct all potable and recycled water and Grading/ Works sanitary sewer facilities required to serve the Sitework project in accordance with DSRSD master plans, Permit standards, specifications and requirements. 68. Fire Hydrants. Fire hydrant locations shall be PW Issuance of Public approved by the Alameda County Fire Grading/ Works Department. A raised reflector blue traffic marker Sitework shall be installed in the street opposite each Permit hydrant. 69. Street Signs. The Developer shall furnish and PW Occupancy Public install street name signs, and traffic signs & Works marking for the project as required by the City Engineer. 70. Underground Utilities. If the applicant proposes PW Occupancy Public to underground existing electrical, gas, Works telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized 17 of 25 to meet utility company standards. 71. Utility Vaults. To the maximum extent PL, PW Issuance of Public practicable, all utility vaults, boxes and structures Grading/ Works shall be underground and placed in landscape Sitework areas and screened from public view. All utility Permit vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. 72. Storm Water Pollution Prevention Plan. Prior PW Prior to Public to any clearing or grading, the Applicant/Owner Issuance of Works shall provide the City evidence that a Notice of Grading Intent (NOI) has been sent to the California State Permit Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department, and a copy shall be kept at the construction site. The Applicant/Owner is responsible for ensuring all contractors implement all storm water pollution prevention measures in the SWPPP. 73. Non-City Agencies. The Applicant/Developer PW Improvement Public will be responsible for submittals and reviews to Plans Works obtain the approval of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 74. Record Drawings. At the completion of PW Release of Public construction, the Applicant/Owner shall provide Bonds Works the Public Works Department mylar copies of the civil, joint trench and landscape plans indicating all changes that were made during construction. 75. Digital Files. At the completion of construction, PW Release of Public the Applicant/Owner shall provide the Public Bonds Works Works Department a digital vectorized file of the "master" files for the project when the construction of the improvements have been approved. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plan, Zone III, and U.S. foot. PUBLIC WORKS — PROJECT SPECIFIC 76. Clarifications and Changes to the Conditions. PW, PL On-going Public In the event that there needs to be clarification to Works, these Conditions of Approval, the Directors of Planning 18 of 25 Community Development and Public Works have the authority to 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 Applicant to fulfill needed improvements or mitigations resulting from impacts of this project. 77. Standard Public Works Conditions of PW Prior to Public Approval. Applicant/Developer shall comply Approval of Works with all applicable City of Dublin Public Works Improvement Standard Conditions of Approval. In the event of Plans a conflict between the Public Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. 78. Hold Harmless/Indemnification. The PW Prior to Public Developer shall defend, indemnify, and hold Approval of Works harmless the City of Dublin and its agents, Improvement officers, and employees from any claim, action, Plans or proceeding against 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 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 proceedings. 79. Grading/Sitework Permit. All improvement PW Through Public work must be performed per a Grading/Sitework completion of Works Permit issued by the Public Works Department. Improvements Said permit will be based on the final set of civil and improvement plans to be approved once all of Occupancy of the plan check comments have been resolved. the Building 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 $100.00 due at the time of permit 19 of 25 issuance, although the Applicant/Developer will be responsible for any adopted increases to the fee amount. 80. Site Plan. On-site improvements plans shall be PW Prior to Public submitted for review and approval, and shall be Issuance of Works designed in accordance with the approved site Grading/Site- plan, entitled "Car West Auto Body Site Plan" work Permit prepared by Metro Engineering Services, Inc.", dated 8/22/11 (Sheets T1.1, A1.0-A1.2, A2.1- A2.2, A3.1, A4.0), and as modified by these Conditions of Approval. 81. Accessible Path of Travel. Applicant shall PW Prior to Public provide an accessible path of travel/walkway from Issuance of Works the public sidewalk on Scarlett Drive to the Grading/Site- building entrance and accessible parking stalls as work Permit shown on the Site Plan, in conformance with California Building Code requirements. Said walkway shall be 4'-minimum clear width. 82. Vehicle Parking. Applicant should repair any PW Prior to Public distressed areas of pavement obstructing the Issuance of Works path of travel. Grading/Site- work Permit All parking spaces shall be double striped using 4" white lines set approximately 2 feet apart according to City Standards and §8.76.070 (A) 17 of the Dublin Municipal Code. All compact-sized parking spaces shall have the word "COMPACT" stenciled on the pavement within each space. 12"-wide concrete step-out curbs shall be constructed at each parking space where one or both sides abut a landscaped area or planter. All parking stalls adjacent to walls/fences shall be 14' minimum width. All parking stalls adjacent to columns shall be 11' minimum width, provided the column location does not interfere with opening of vehicle doors. All parking stalls at 90 degrees from each other shall be 11' minimum width, for the full depth of the parking stall. 83. Site Accessibility Requirements/Driveways. PW Prior to Public All parking spaces for the disabled, and other Occupancy Works physical site improvements, including driveways to the site along Dublin Boulevard and Scarlett 20 of 25 Drive, shall comply with current CBC Title 24 requirements and City of Dublin Standards for accessibility. 84. Signs and Pavement Markings. The PW Prior to Public Applicant/Developer shall be responsible for the Occupancy Works following on-site traffic signs and pavement markings: 1) Accessible parking signs and legends per State Title 24 requirements. 2) The word "Compact" shall be stenciled on the pavement surface within each compact parking space. 3 No Stopping/Fire Lane 85. Occupancy Permit Requirements. Prior to PW Prior to Public issuance of an Occupancy Permit, the physical Occupancy Works condition of the project site shall meet minimum 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. 86. Stormwater Runoff Treatment and PW Prior to Public Calculations. Applicant/Developer shall Issuance of Works complete the attached "Stormwater Grading/Site- Requirements Checklist" and provide an work Permit accompanying exhibit demonstrating compliance with requirements set forth by the Municipal Regional Stormwater Permit. Applicant shall incorporate all necessary stormwater runoff, conveyance and treatment measures and details into the Site Improvement Plans. Applicant shall also provide all necessary 21 of 25 support calculations demonstrating full compliance. Stormwater treatment design shall comply with the C-3 Stormwater Technical Guidance issued by Alameda Countywide Clean Water Program. Runoff from landscape areas shall not drain across sidewalk areas. 87. Stormwater Treatment Measure Maintenance PW Prior to Public Agreement. Applicant/Owner shall enter into an Occupancy Works agreement with the City of Dublin that guarantees the perpetual maintenance obligation for all storm water treatment measures installed as part of the project. 88. Car Detailing Area. Runoff from the detailing PW Prior to Public area along the west side of the building shall be Issuance of Works collected and drained to the sanitary sewer Grading/Site- system, meeting all DSRSD requirements. work Permit Stormwater is prohibited from entering the sanitary sewer system; therefore, all grading around the detailing area shall be designed to drain stormwater away from the detailing area drain. Grading, drainage and utility plans shall show all necessary improvements and details demonstrating requirement conformance. 89. Trash Enclosure. Trash enclosures shall meet PW Prior to Public all requirements set forth in the Dublin Municipal Issuance of Works Code (DMC), Chapter 7.98. Drainage from the Grading/Site- trash enclosure shall be connected to the work Permit sanitary sewer system, meeting DSRSD requirements. Stormwater runoff is prohibited from entering the sanitary sewer system; therefore, all grading around the trash enclosure shall be designed to drain stormwater away from the enclosure. Design and details shall be shown on the Site Improvement Plans. 90. Erosion Control During Construction: PW Prior to Public Applicant/Developer shall include an Erosion and Issuance of Works Sediment Control Plan with the Grading and Grading/Site- Improvement plans for review and approval by work Permit the City Engineer/Public Works Director. Said and during plan shall be designed, implemented, and construction. 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 En ineer/Public Works Director. 22 of 25 91. Prevailing Wages. All public improvements PW On-going Public constructed by the Applicant/Owner within the Works public right-of-way, or constructed and to be dedicated to the City, are hereby identified as "public works" under Labor Code Section 1771. Accordingly, Applicant/Owner, in constructed such improvements, shall comply with the Prevailing Wage Law (Labor Code, Sections 1720 and following). 92. Construction Hours. Construction and grading PW During Public operations shall be limited to weekdays (Monday Construction Works through Friday) and non-City holidays between the hours of 7:30 a.m. and 5:30 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. 93. Construction Trash/Debris. Measures will be PL, PW, Construction Planning, taken to contain all construction related trash, B Public debris, and materials on-site until disposal off-site Works, can be arranged. The Applicant/Developer shall Building keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Applicant/Owner shall be responsible for corrective measures at no expense to the City of Dublin. 94. Temporary Fencing. Temporary Construction PW During Public fencing shall be installed along perimeter of all Construction Works work under construction to separate the and construction operation from the public. All Occupancy 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 Engineer/Public Works Director. 95. Construction Noise Management Plan. PW During Public Developer shall prepare a Construction Noise Construction Works Management Plan, to be approved by the City and Grading Engineer and Community Development Director Activities that identifies 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 23 of 25 construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications. 96. Damage/Repairs. Applicant/Developer shall be PW Prior to Public responsible for the repair of any damaged Occupancy Works pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project. The Developer shall repair/replace existing sidewalk along the frontage of the Project on Scarlett Drive and Dublin Boulevard as directed by the City Engineer. 97. Fees. The Applicant shall pay all applicable fees PW Prior to Public in effect at the time of building permit issuance, Issuance of Works including, but not limited to: Planning fees; Building Building fees; Dublin San Ramon Services Permit 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 Development Agreement. 98. Zone 7 Impervious Surface Fees. Applicant PW Prior to Public shall complete a "Zone 7 Impervious Surface Issuance of Works Fee Application" and submit an accompanying Building exhibit for review by the Public Works Permit Department. Fees generated by this application will be due at issuance of the Building Permit. 99. Lighting. The Applicant/Developer shall PW Prior to Public prepare a photometric plan to the satisfaction of Occupancy Works the City 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 surface 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 any glare. 100. Geotechnical Report and Recommendations: PW Prior to Public The Applicant/Developer shall provide a site Issuance of Works specific geotechnical report prepared by a Building reputable geotechnical engineer. The Permit Geotechnical Engineer shall certify that the project design conforms to the report recommendations prior to issuance of a Grad in /Sitework Permit or Building Permit. All 24 of 25 report recommendations shall be followed during the course of grading and construction. PASSED, APPROVED AND ADOPTED this 23rd day of April 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director GAPA#120121PLPA-2012-00017 Car West Fagade Modification SDRIPC 4.23.20131PC Reso 04.23.13.doc 25 of 25 n C 00 m r zom c/) f�ta<�z Zczi �• > zNZ r-n1 !-xn > Cz A< mm"' ap"D9�r ZZ�'A 4 � � y � r_ O 0n j� >om T n �; <m C O D m FIZZ cAZppm Q ► IN f� % > SIP Omm p D y r O tZ'f m Z ICnj A� A D D O<Z p>y.2 .. F O Z m D m 9 x m ,y rn LLLiii Vc10 N D A 15/y�� ISSS�»1 2 nnn D D^' D F' 7N >O h w 2 CO N b m P D D T A t '� f� C wN > z `A" o-> °3 3 o'o o yc pi m " �" cZ m iy °m m m o O L 2 D A O A p D D p� M k f m D G mp<� 3Rm = °og m o�vIoq w 7 99 a oN m Y� p uNwmN � �mm .Nip<m;lm0 °m �i 7S F . 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Z r m n' a ao to .��d O R N i 3 ° ` DUBLIN, CALIFORNIA Landscape Architecture •�`�", r� ce�33g 0 ti O_ W bC.9bmY M-mn]9ub M]9NUnsm]CA 9bE9 PLANTING PLAN P�-913M3]6/E].,n.AMCM1wr-.•mxan R iF'S 1 Car West Auto Body Architect: Jeff Hagen jhagen @jahainc.com 916.317.3040 6080 Dublin Boulevard Dublin, California Engineer: Jim Ewertsen jim @metro-eng.com 916 481.4185 cb v... ':• � a� <? v to . a v s�; r. r, i �r �1 6 t : I R ^ , s b� NOT, yyII Ar 4 Car West Auto Body Arctutect Jeff Hagen ihagen_ejahainccoin 916317.3040 6080 Dublin Boulevard Dublin, California Engineer:Jim Ewertsen iim@metro-eng.com 916.481,4185 i T y y a m m � - a m m to oO � O t 1 Q ? a m � i n R n won m r, i i A • I • 7 ai d t `z xms E 1 FOCUSED PARKING ANALYSIS FOR THE PROPOSED CAR WEST AUTOBODY RELOCATION IN DUBLIN, CA Prepared for: CITY OF DUBLIN, CA Final Report August 23, 2012 Prepared by: Omni-Means, Ltd. Engineers & Planners 1901 Olympic Blvd., Suite 120 Walnut Creek, CA 94596 omni * means E N G I N E E R S - PLANNERS ATTACHMENT 2 4 This report presents a focused parking analysis for the proposed relocation of the Car West Autobody repair business from 6077 Dublin Boulevard to a larger facility at 6080 Dublin Boulevard. The study examined City of Dublin zoning requirements for parking as well as likely parking demand based on surveys of existing Car West locations. The parking demand was analyzed within the context of the increased number of repair bays and parking spaces at the proposed location. The new facility would have 32 repair bays (27 interior and 5 exterior), compared to 16 bays at the existing location. There would be 63 parking spaces at the new location. The Dublin zoning ordinance for "Auto Repairs & Service" requires 95 spaces based on the size of the proposed facility. Parking surveys were conducted at existing Car West locations, which indicate the proposed Dublin facility parking demand would be 62 vehicles. Therefore, the expected parking demand would be accommodated at the new project site. Based on the findings, several recommendations intended to preserve and/or enhance parking conditions at the proposed location have been presented. 1. Existing Facility The existing facility is located at the east end of a retail center on the north side of Dublin Boulevard. The existing building consists of approximately 10,000 square feet, with 7,000 square feet of interior repair-work space and 3,000 square feet of office space. The interior repair space consists of 16 repair stalls (11 body repair, 2 paint-prep, 1 paint booth, and 2 detail work stalls). There are 20 external parking spaces allocated to the business within the retail center. There is also an outdoor fenced area for 15-20 cars where damaged vehicles waiting for repair are stored. There are 21 employees at this location. Parking conditions are constrained at the current site, as both the fenced area and all of the general parking spaces are fully occupied by repair vehicles (either waiting to be repaired or in some stage of the repair process). Customer access/parking is negatively impacted and there is no room for employee parking. Existing employees park in other spaces at the retail center and/or on streets to the north of the property. 2. Proposed Location The proposed project site location is an existing stand-alone building at the southwest corner of Dublin Boulevard and Scarlett Drive. It consists of approximately 26,000 square feet, with 21,000 square feet of interior repair-work space and 5,000 square feet of office space. There would be a total of 32 work stallsibays. The interior work space would consist of 27 repair stalls. Another 5 detail-work bays would be located outside but covered. There would also be a small rental car office (187 square feet), which is not present at the existing facility. Parking Study for Dublin Car West Autobody Relocation Page 1 A site plan is shown in Figure 1. The plan shows 68 total spaces, of which five are dedicated detail-work stalls. Thus, 63 spaces would be available. Of these spaces, 16 (14 unrestricted plus 2 accessible spaces) are in a publicly available area. The remaining 47 spaces would be located within a gated area. (A comparison of the existing and proposed facility components is provided in Table A-1, attached.) 3. Municipal Code Requirements for Parking The City of Dublin's municipal code (Section 8.76.080) for "Auto Repairs & Service" businesses results in 95 required off-street spaces. The zoning parking calculations are shown in Table 1 (equations provided by City of Dublin personnel). The proposed location's 63 available spaces equates to a 32 space deficit based on the City code. The "Auto Repairs & Service" category encompasses a variety of business types, including autobody repair shops as well as other kinds of shops (such as mechanical or engine repair), which may have different parking demand characteristics. Therefore, parking surveys were conducted. 4. Surveyed Parking Demands Due to the site constraints at the existing Dublin facility, a parking survey was conducted at another existing Car West facility located in Fremont, California. The larger Fremont facility better reflects parking characteristics that would exist at the proposed Dublin location. Spot surveys were also conducted at the existing Dublin location to identify morning, afternoon, and overnight parking conditions. (The surveyed parking demands are listed in Table A-2, attached). The Fremont location had a peak demand of 103 vehicles parked outside, consisting of 68 employee vehicles, 29 vehicles waiting for repair (within a gated area), and 6 other (customer/rental/parts) vehicles. The surveys found parking demand fluctuated very little and customer demand was low (0-3 cars at any given time) throughout the day. Customer vehicle drop offs are typically by appointment at a scheduled time which keeps the number of customers onsite at one time low. The Fremont location has 71 vehicle service bays and all were occupied, therefore the surveys are representative of maximum demand. The existing Dublin Car West Autobody location had a surveyed peak demand of 63 vehicles. This consisted of 21 damaged vehicles waiting for repair within the gated area; 20 additional repair vehicles (waiting or in the process of being repaired) filling all of the general parking spaces; 2 customer/parts vehicles onsite; plus approximately 20 employee vehicles parked offsite. As noted, the current ratio of work stalls to repair vehicles requires parking repair vehicles in all 20 of the onsite parking spaces, which displaces employee parking to offsite areas. Some of these spaces are occupied by vehicles in the process of being repaired, but have to be moved outside temporarily because a needed stall inside is still occupied by another vehicle. Parking Study for Dublin Car West Autobody Relocation Page 2 5. Parking Demand at Proposed Project Site Location Based on Surveys The surveys found external parking demand derives from three main categories: employees, vehicles waiting to be repaired, and a low number of miscellaneous vehicles (customers, rental cars,parts delivery trucks). Employee parking demand is closely associated with the number of repair stalls. The Fremont location has a ratio of 68 employees to 71 work bays, which equates to 0.96 employees per work bay. Applied to the proposed Dublin location's 32 bays results in an employee parking demand of 31 vehicles. This closely aligns with Car West's stated expectation of having 30 employees at the new facility compared to the existing number of 21 employees. Calculating the parking demand from vehicles waiting for repair is somewhat harder to determine, as it is not directly proportional to the number of repair stalls. The number of repair vehicles outside at the existing 16-bay Dublin location was 41 vehicles. However, this consisted of vehicles waiting for repair and in the process of being repaired. The number of outside vehicles waiting for repair at the larger 71-bay Fremont location was only 29 cars. (There were no vehicles already under repair outside at the Fremont location). With 16 additional repair stalls at the new Dublin location (32 stalls compared to existing 16 stalls), the number of vehicles outside waiting for repair could be reduced from 41 to 25 vehicles. However, this assumes the vehicles moved inside are not replaced by more vehicles waiting to be repaired. The proposed Dublin site anticipates approximately 5-6 other parked cars (1-2 customers, 2-3 rental cars, 1 parts delivery) at any given time of the day. The parking demand at the new location is calculated to be 62 vehicles (31 employees, 25 waiting for repair, and 6 other). The calculated demand is shown in Table 2. The proposed location has 63 available striped spaces. Therefore, the new location would accommodate the calculated demand. Furthermore, it appears the new project site would beneficially reduce the existing offsite/street parking demand by accommodating employee parking demand onsite. This assumes, however, that the spaces are properly allocated so that all three parking demand categories (employees, vehicles waiting for repair, and customers/rental cars) are accommodated. The site plan for the new location shows the parking field divided into two sections, with 16 spaces in the non-gated area and 47 spaces within the gated area. At the existing Dublin and Fremont locations, the gated areas are occupied only by vehicles waiting for repair. In order to accommodate the total calculated parking demand on the project site property, a maximum of 25 spaces could be occupied by vehicles waiting for repair in the gated area. The remaining spaces within the gated area would have to be occupied by the other types of vehicles. Parking Study for Dublin Car West Autobody Relocation Page 3 6. Summary/Recommendations The required number of parking spaces for the proposed relocation of the Car West Autobody business was calculated based on the Dublin city zoning ordinance for auto service facilities. The required number of 95 spaces would exceed the proposed location's supply of 63 available spaces. However, given that the auto service category encompasses a variety of different repair businesses, expected parking demand was also calculated based on surveys of existing Car West facilities. The proposed Dublin facility was calculated to generate a parking demand of 62 vehicles, comprised of 31 employees, a maximum of 25 cars waiting to be repaired, 3 rental cars, and up to 3 customer/parts vehicles. Therefore, the expected demand would be accommodated. The new location would also have the beneficial effect of improving customer parking and vehicle circulation compared to the existing location. Additionally, it would move existing employee vehicles from offsite areas onto the project property site. This assumes, however, that an adequate number of spaces is allocated to each of the demand categories (employees, vehicles waiting for repair, customers/rental cars) and that the number of vehicles waiting to be repaired does not increase to displace employee/customer vehicles to offsite areas. In order to maximize onsite parking efficiency and cap the number of vehicles waiting for repair, it is recommended that parking spaces be allocated in some way for each type of parking generator: employees, vehicles waiting for repair, and others (customers/rentals). Two examples of how this could be accomplished are presented as follows: • Specifically designate spaces for a particular use. For example, 31 employees, 25 repair vehicles, 3 customers, 3 rental cars. All spaces could be designated, or a smaller combination such as 3 customer spaces near the entrance, and 31 employee spaces. This would leave 29 spaces for the repair vehicles and rental cars. • Or reduce the size of the gated area to accommodate 25 repair vehicles and require that all vehicles waiting for repair be contained within that area and not in spaces outside the gated area. Parking Study for Dublin Car West Autobody Relocation Page 4 TABLE 1: Municipal Code Parking Requirement EQiTAT� ]►N REQRD. SPADES Auto Repairs & Service (23,373 s.f. at 1 space per 400 s.£) 58 Storage (3,028 s.f. at 1 space per 1,000 s.£) 3 Service Bays (32 bays at 1 space per bay) 32 Office for Vehicle Rental (187 s.f. at 1 space per 250 s.f.) 1 Vehicle Rentals (1 space per 1,000 s.f. storage area) 1 TOTAL 95 Total Number of Parking Spaces 63 Spaces Dublin municipal code(Section 8.76.080)for"Auto Repairs&Service" TABLE 2: Calculated Parking Demand for Proposed Car West Autobody Location in Dublin Based on Parking Surveys at Fremont Location 11�A K iG-co 1V1 'I TENS' : 1 gi ting Fremo►> Lncatio�t Proposed Dublin Location EMPLOYEES (Variable demand depending 68 employees per 71 stalls 31 cars on number of work stalls.) =0.96 employees per stall (32 stalls x 0.96=31 cars) 25 cars CARS WAITING FOR REPAIR (41 existing outside cars— 16 (Primarily fixed demand.) 29 cars additional interior work bays at new location=25 cars remaining outside. CUSTOMERS& MISC. (Primarily fixed demand.) 0-5 cars 0-3 cars RENTAL CARS (Primarily Fixed demand.) 5 cars 2-3 cars TOTAL 62 cars Total Number of Parking Spaces 63 Spaces � . ~ KEY DAMS SUE NOMS DUBLIN BLVD El 8 N", z -17 � . 20 3 ED I'D 11 6�4 -A�i']'6-A I" I I Hl ED SITE PLAN SMET AM NORT TABLE A-1 EXISTING AND PROPOSED CAR WEST AUTOBODY FACILITY COMPONENTS,DUBLIN,CA Dublin Current Dublin Proposed Total building square feet; 10,000 25,000 Office space square feet; 3,000 5,000 Rental Car office square feet; N/A 187 Number of rental cars typically onsite; N/A 3 Car repair shop area inside total square feet; 7,000 20,000 Number of body repair stalls; 11 19 Number of paint booths; 1 4 Number of Paint Prep; 2 4 Number of"detail work" bays(covered,outside spaces at proposed location); 2 5 Total number of work bays; 16 32 Number of employees; 21 30 Number of external parking spaces. 20 63 TABLE A-2 PARKING DEMAND SURVEY OF FREMONT CAR WEST AUTOBODY(71 Service Bays) 7/11/12 Wed. 7:30 8:00 8:30 9:00 9:30 10:00 10:30 11:00 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 6:30 PARKING DEMAND am I pm I I pm Exterior fenced area: 29 26 26 26 29 27 25 25 24 25 25 25 25 25 25 25 25 25 25 25 25 25 25 (cars waiting for repair) Unfenced onsite areas and street: 58 64 65 65 74 74 73 72 71 71 72 71 70 70 67 64 61 56 53 49 46 33 25 comprised of employees: 53 59 60 60 68 68 67 66 66 64 65 66 64 65 62 59 55 49 46 41 37 27 20 customers/parts trucks: 0 0 0 0 1 1 1 1 0 2 2 0 1 0 0 0 1 2 2 3 4 1 0 rental cars: 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Exterior Total: 87 90 91 91 103 101 98 97 95 96 91 96 95 95 92 89 86 81 78 74 71 58 50 PARKING DEMAND SURVEY OF EXISTING DUBLIN CAR WEST AUTOBODY(16 Service Bays) 7/12/12 Thurs. 7:30 8:00 8:30 9:00 4:30 5:00 5:30 6:00 6:30 PARKING DEMAND am pm Exterior fenced area: 15 15 15 15 15 15 15 15 15 (cars waiting for repair) Unfenced onsite area: 26 27 27 28 27 27 26 26 26 comprised of repair vehicles: 26 26 26 26 26 26 26 26 26 customers/parts trucks: 0 1 1 2 1 1 0 0 0 Estimated offsite parking demand: 11 15 20 20 20 15 10 5 0 (employees) Exterior Total: 52 56 61 63 61 56 51 46 41