HomeMy WebLinkAboutItem 6.1 Zone Ord Security StrgG~~ OF DUB~~
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``~~~~ STAFF REPORT C I T Y C L E R K
`c~~IC~~ ~ DUBLIN CITY COUNCIL File # ^~~~-0~
4-~a ' 2c~
DATE: December 7, 2010
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJEC~;r., UBLIC HEARING: PLPA-2010-00005 Dublin Security Storage Zoning Ordinance
Amendments and Negative Declaration
Report prepared by Marnie Waff/e, Senior Planner~
EXECUTIVE SUMMARY: ~
Dublin Security Storage is requesting a Zoning Ordinance Amendment to allow Mini-Storage as
a permitted use in the M-1 (Light Industrial) Zoning District. A Zoning Ordinance Amendment is
also proposed to identify the M-1 (Light Industrial) Zoning District as being consistent with the
Business Park/Industrial and Outdoor Storage General Plan Land Use designation. A Negative
Declaration for the project has been prepared and was circulated for public review from October
2, 2010 to October 22, 2010. No public comments were received. On November 9, 2010 the
Planning Commission approved a Site Development Review for the construction of a new 8,160
square foot mini-storage building and the conversion of 4,650 square feet of an existing
warehouse building for mini-storage uses. That approval is contingent upon City Council
approval of the Zoning Ordinance Amendments and Negative Declaration.
FINANCIAL IMPACT:
None.
RECOMMENDATION:
Staff recommends that the City Council: 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; 5) Adopt a Resolution adopting a Negative Declaration to amend Zoning Ordinance
Chapter 8.12 (Zoning Districts and Permitted Uses of Land) to allow Mini-Storage as a
permitted use in the M-1 (Light Industrial) Zoning District and Chapter 8.28 (Industrial Zoning
Districts) to identify the M-1 (Light Industrial) Zoning District as consistent with the Business
Park/Industrial and Outdoor Storage General Plan Land Use and Site Development Review for
the construction of a new 8.160 square foot mini-storage building and the conversion of 4,650
square feet of an existing warehouse building to mini-storage uses at Dublin Security Storage;
and, 6) Waive the reading and introduce an Ordinance amending Zoning Ordinarice Chapter
8.12 (Zoning Districts and Permitted Uses of Land) to allow Mini-Storage as a permitted use in
the M-1 (Light Industrial) Zoning District and Chapter 8.28 (Industrial Zoning Districts) to identify
the M-1 (Light Industrial) Zoning District as consistent with the Business Park/Industrial and
Outdoor Storage General Plan Land Use. ~ ,~
~
L~
S mitted By Rev ewed y
Community Development Director Assistant ~ anager
Page 1 of 5 ITEM NO. ~•~
DESCRIPTION:
Dublin Security Storage is an existing
mini-storage facility located at 6005/6015
Scarlett Court. The project site is located
on a flag lot north of the existing Hyundai
dealership (see Figure 1). Access to the
site is obtained from a driveway off of
Scarlett Court, east of the Hyundai
dealership. Dublin Security Storage does
not have direct frontage on Scarlett Court.
Dublin Security Storage is comprised of
two parcels. The southern parcel is
developed with seven (7) mini-storage
buildings and the northern parcel is
developed with one, 2-story mini-storage
building and two warehouse buildings.
Parking for customers, employees and for
vehicle storage is provided throughout the
site.
I
N
~ ne project site has a General Plan Land Use Designation of "Business Park/Industrial and
Outdoor Storage" and is located in the M-1 (Light Industrial) Zoning District.
The mini-storage facility was originally approved through a Site Development Review by the
Alameda County Planning Director in 1978. Public storage facilities where items are stored
indoors have historically been a permitted use at the project site.
In 1997, the City of Dublin completed a comprehensive update to the Zoning Ordinance. It
appears that Mini-Storage inadvertently became a prohibited use in the M-1 Zoning District. As
a result, Dublin Security Storage has a legal non-conforming status. As a legal non-conforming
use, Dublin Security Storage is not allowed to expand or intensify the mini-storage facility.
The proposed project is Zoning Ordinance Amendments to allow Mini-Storage as a permitted
use in the M-1 (Light Industrial) Zoning District and to identify the M-1 (Light Industrial) Zoning
District as being consistent with the Business Park/Industrial and Outdoor Storage General Plan
Land Use designation.
ANALYSIS:
Zoning Ordinance Amendments
Amendment No. 1
Chapter 8.12 (Zoning Districts and Permitted Uses of Land) sets forth the permitted, conditional
and prohibited uses for all Zoning Districts. Mini-Storage is currently permitted in the C-2
(General Commercial) Zoning District and prohibited in the M-1 (Light Industrial) Zoning District.
Page 2 of 5
Figure 1. Dublin Security Storage Project Site
There are two Mini-Storage facilities in Dublin that are located in the M-1 Zoning District and
both are located on Scarlett Court (there are three additional mini-storage facilities in Dublin and
they are located in commercial zoning districts). Dublin Security Storage is located at 6005/6015
Scarlett Court and U-Haul is located at 6265 Scarlett Court. In accordance with Chapter 8.140
(Non-Conforming Structures and Uses) both Mini-Storage facilities are legal non-conforming.
Expansion or intensification of a non-conforming use is prohibited.
Mini-Storage is an appropriate use in the M-1 (Light Industrial) Zoning District which is intended
to provide for the continued use, expansion and new development of light industrial use types
including storage uses.
The Dublin Zoning Map identifies those areas of the City where the M-1 Zoning District is
located (Attachment 1). The proposed Zoning Ordinance Amendment would allow Mini-Storage
as a permitted use in these areas as well as within PD (Planned Development) Zoning Districts
which have underlying M-1 (Light Industrial) uses. Attachment 2 shows the proposed
amendment in strikethrough/underline and Attachment 3 is the draft Ordinance adopting the
proposed amendment.
Amendment No. 2
The Zoning Ordinance (Chapter 8.28 Industrial Zoning Districts) sets forth consistency befinreen
the Zoning Ordinance and General Plan. The Zoning Ordinance currently identifies the M-1
Zoning District as consistent with the "Business Park/Industrial" and "Industrial Park" Land Use
Designations of the General Plan (Section 8.28.020.B.4) but falls silent regarding the "Business
Park/Industrial and Outdoor Storage" General Plan Land Use. The majority of Scarlett Court,
including the project site, has an existing General Plan Land Use Designation of "Business
Park/Industrial and Outdoor Storage" and is zoned M-1 (Light Industrial).
The "Business Park/Industrial and Outdoor Storage" General Plan Land Use includes all land
uses allowed under the "Business Park/Industrial" General Plan Land Use such as, non-retail
businesses that do not involve heavy trucking or generate nuisances due to emissions, noise or
open uses; Scarlett Court is given as an example. In addition to these uses, outdoor storage is
also allowed. Mini-Storage is consistent with the General Plan Land Use.
The intent of the M-1 (Light Industrial) Zoning District is to provide for the continued use,
expansion and new development of light industrial use types in proximity to major transportation
corridors and to ensure compatibility with adjacent residential and commercial uses. Use Types
permitted in the M-1 Zoning District include laboratories, contractor's office, commercial parking
lots or garages, light industrial, printing and publishing, research and development, warehousing
and distribution, and other similar and related uses. These Use Types are consistent with the
"Business Park/Industrial and Outdoor Storage" General Plan Land Use. Therefore, Staff is
recommending a Zoning Ordinance Amendment to identify the M-1 Zoning District as also being
consistent with the "Business Park/Industrial and Outdoor Storage" General Plan Land Use.
Attachment 3 is the draft Ordinance adopting the proposed amendment and Attachment 4
shows the proposed amendment in strikethrough/underline.
Planning Commission Meeting
At the November 9, 2010 Planning Commission meeting the Planning Commission adopted a
Resolution recommending City Council approval of the Zoning Ordinance Amendments
Page 3 of 5
(Attachment 5) and adopted a Resolution approving a Site Development Review (see
Attachment 6) for the construction of a new 8,160 square foot mini-storage building, one
exterior modification to convert 4,650 square feet of an existing warehouse building for mini-
storage uses and associated site improvements. The Site Development Review approval is
contingent upon City Council approval of the Zoning Ordinance Amendments and Negative
Declaration. For a complete discussion of the Site Development Review, please refer to the
Planning Commission Staff Report (Attachment 7) and Meeting Minutes (Attachment 8).
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. An Initial Study/Negative
Declaration was prepared and circulated for public review from October 2, 2010 to October 22,
2010 (Attachment 9, Exhibit A). No public comments were received.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The project site is designated Business Park/Industrial and Outdoor Storage in the General
Plan and has a permitted Floor Area Ratio of .25-.40. The project proposes a.34 Floor Area
Ratio which is consistent with the General Plan. The project site is located in an M-1 (Light
Industrial) Zoning District. The Zoning Ordinance, as amended, would allow Mini-Storage as a
permitted use in the M-1 Zoning District. The project complies with the development standards
for the M-1 Zoning District including building setbacks and heights.
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 (Dublin Security Storage). The Public Notice was also
mailed to all property owners and occupants within 300-feet of other mini-storage facilities in the
M-1 (Light Industrial) Zoning District (U-Haul) and to all other mini-storage facilities City-wide.
The Public Notice was also published in the Valley Times and posted at several locations
throughout the City. To date, the City has received no objections from surrounding property
owners regarding the Project. A copy of this Staff Report was provided to the
Applicant/Property Owner.
Page 4 of 5
ATTACHMENTS: 1) Dublin Zoning Map.
2) Draft Zoning Ordinance amendments to Chapter 8.12 (Zoning
Districts and Permitted Uses of Land) with changes shown in
strikethrough/underline.
3) Ordinance amending Zoning Ordinance Chapter 8.12 (Zoning
Districts and Permitted Uses of Land) to allow Mini-Storage as a
permitted use in the M-1 (Light Industrial) Zoning District and
Chapter 8.28 (Industrial Zoning Districts) to identify the M-1 (Light
Industrial) Zoning District as consistent with the Business
Park/Industrial and Outdoor Storage General Plan Land Use.
4) Draft Zoning Ordinance amendments to Chapter 8.28 (Industrial
Zoning Districts) with changes shown in strikethrough/underline.
5) Planning Commission Resolution 10-53 recommending City Council
adoption of Zoning Ordinance amendments to allow Mini-Storage as
a permitted use in the M-1 (Light Industrial) Zoning District and to
identify the M-1 (Light Industrial) Zoning District as consistent with
the Business Park/Industrial and Outdoor Storage General Plan
Land Use.
6) Planning Commission Resolution 10-54 approving a Site
Development Review for the construction of a new 8,160 square foot
mini-storage building and the conversion of 4,650 square feet of an
existing warehouse building to mini-storage uses at 6005/6015
Scarlett Court, with Project Plans attached as Exhibit A and Color &
Material Palette as Exhibit B.
7) Planning Commission Staff Report of November 9, 2010, without
attachments.
8) Draft Planning Commission Meeting Minutes of November 9, 2010.
9) Resolution adopting a Negative Declaration to amend Zoning
Ordinance Chapter 8.12 (Zoning Districts and Permitted Uses of
Land) to allow Mini-Storage as a permitted use in the M-1 (Light
Industrial) Zoning District and Chapter 8.28 (Industrial Zoning
Districts) to identify the M-1 (Light Industrial) Zoning District as
consistent with the Business Park/Industrial and Outdoor Storage
General Plan Land Use and Site Development Review for the
construction of a new 8.160 square foot mini-storage building and
the conversion of 4,650 square feet of an existing warehouse
building to mini-storage uses at Dublin Security Storage, with
Negative Declaration attached as Exhibit A.
Page 5 of 5
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R 1 Single Famify Residentia!
C-0 ~', Commercial Office
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PD `_ . j Planned Development (Minimum Lot Area) C-N ~ Neighborhood Commercial M-1 ~ Light Industrial ~ City of Du6lin
Two Family Residentia!
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U Unclassifed (Minimum Lot Area) C-1 - Retail Commercial M-2 - Heavy Industrial ^ ~ City of Dublin, Sphere of InFluence
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ATTACHMF.NT 1
(~,I ~a-~-ID
ZONING DISTRICTS AND PERMITTED USES OF LAND
Chapter 8.12
CHAPTER 8.12 ZONING DISTRICTS AND PERMITTED USES OF LAND
8.12.010 Purpose. The purpose of this Chapter is to establish zoning districts, adopt an official
Zoning Map, show equivalent zoning districts between the new Zoning Ordinance and
the former Zoning Ordinance, determine permitted land uses and conditionally
permitted land uses, and establish decision maker authority for such conditionally
permitted land uses.
Intent. The intent of this Chapter is to ensure the protection of the public health,
safety, and welfare; and to classify and regulate the use of land, buildings and
structures within the Ciry of Dublin that will consistently implement the General Plan
and specific plans.
8.12.020 Zoning Districts Established. The City of Dubiin shall be divided into zoning
districts which consistently implement the General Plan and specific plans. The
following zoning districts (which may be commonly referred to as"Zones") are
established, and shall be shown on the official Zoning Map, Section 8.12.030.
A Agricultural Zoning District
R-1 Single Family Residential Zoning District
R-2 Two Family Residential Zoning District
R-M Multi-Family Residential Zoning District
PD Planned Development Zoning District
C-O Commercial Office Zoning District
C-N Neighborhood Commercial Zoning District
C-1 Retail Commercial Zoning District
G2 General Commercial Zoning District
M-P Industrial Park Zoning District
M-1 Light Industrial Zoning District
M-2 Heavy Industrial Zoning District
8.12.030 Zoning Map Adopted.
A. The boundaries of the zoning districts established by Section 8.12.020 shall be shown upon
the map designated as the "City of Dublin Zoning Map" (hereafter referred to as the "Zoning
Map", on file with the City Clerk, and a~ailable at the Department of Community
Development.
B. The Zoning Map, together with all legends, symbols, notations, references, zoning district
boundaries, map symbols, and other information on the map has been adopted by the City
Council in compliance with Government Code Sections 65800 et seq., and is hereby
incorporated into this Ordinance by reference as though it were fully set forth here.
City of Dublin Zoning Ordinance 12-1 September, 1997
Amended pecember 2010
~~ ~~,
, ~ D21etCd: November 11, 2006 ~
ATTACHMENT 2
ZONING DISTRICTS AND PERMITTED USES OF LAND '~V
Chapter 8.12
C. The Zoning Map shall implement the adopted General Plan and specific plans.
D. Amendments to the Zoning Map shall follow the process established in Chapter 8.120, Zoning
Ordinance Amendment.
8.12.040 Zoning District Conversion Table. The following zoning district conversion table
shows the equivalent zones of the new Zoning Ordinance and of the former Zoning
Ordinance:
New Zoning Ordinance Former Zoning Ordinance
A Agricultural District A Agricultural District
R-1 Single Family Residential District R-1 Single Family Residence District
R-2 Two Family Residential District R-2 Two Family Residence District
R-M Multi-Family Residential District R-3 Four Family Dwelling District
R-M Multi-Family Residential District R-4 Multiple Residence District
PD Planned Development District PD Planned Development District
C-O Commercial Office District C-O Administrative Office District
C-N Neighborhood Commercial District C-N Neighborhood Business District
C-1 Retail Commercial District C-1 Retail Business District
G2 General Commercial District G2 General Commercial District
M-P Industrial Park District M-P Industrial Park District
M-1 Light Industrial District M-1 Light Industrial District
M-2 Heavy Industrial District M-2 Heavy Industrial District
812.050 Permitted and Conditionally Permitted Land Uses. The following "Land Use
Matrix" lists the permitted and conditionally permitted Use Types, as defined in
Chapter 8.08, Definitions, in each Zoning District, and the decision maker authority:
AGRICULTURAL USE TYPES
AGRICULTURAL USE TYPE A R-1 R-2 R-M C-O GN Gl C-2 M-P M-1 M-2
Animal Kee in - A ricultural GZA - - _ _ _ _ _ _ _ _
Animal Kee in - Commercial C/ZA - - _ _ _ _ _ _ _ _
A icultural Processin GZA - - _ _ _ _ _ _ _ _
Bird Kee in - Commercial GZA - - _ _ _ _ _ _ _ _
Cro Production GZA - - - _ _ _ _ _ _ _
Horse Stable/Ridin Academ C/ZA - - _ _ _ _ _ _
Horsekee in C/ZA - - _ _ _ _ _ _ _ _
, D21CtCd: November 21, 1006 ~i
C~ty of Dubl~n Zomng Ordinance 12-2 September, 1997
Amended pecember 2010
ZONING DISTRICTS AND PERMITTED USES OF LAND
Chapter 8.12
RESIDENTIAL USE TYPES
RESIDENTIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2
A icultural Housin GZA - - - _ _ _ _ _ _ _
Animal Kee in - Residential P P P P - - - _ _ _ _
Boardin House - GZA GZA C/ZA - - - _ _ _ _
Cazetaker Residence C/ZA - - - - - C/PC C/PC C/PC C/PC C/PC
Communi Care Facili /Small P P P P - - - _ _ _ _
Du lex _ _ p p _ _ _ _ _ _ _
Family Day Care Home/Large
(up to 14 children) Rev. Ord 20-
06 November 2006 C/PC C/PC C/PC C/PC - - - - _ _ _
Family Day Care Home/ Small
(up to 8 children) Rev Ord 20-
06 November 2006 P P p p _ _ _ _ _ _ _
Farm Mobile Home GZA - - - - _ _ _ _ _ _
Gara e/Yard Sale P p p p _ _ _ _ _ _ _
Home Occu ation p p p p _ _ _ _ _ _ _
Mobile Home P p p _ _ _ _ _ _ _ _
Mobile Home /Manufactured
Home Park - C/PC C/PC - - - - _ _ _ _
Multi-Famil Residence - - p p _ _ _ _ _ _ _
Parkin Lot - Residential - GZA GZA C/ZA - - - - _ _ _
Residential Use Secondary to
Commercial Use - C/PC - - - - C/PC - - - -
Residential Conversion of
Gara e to Livin S ace - p - _ _ _ _ _ _ _ _
Second Unit - C/ZA - - - - _ _ _ _ _
Sin le Famil Residence P P P P - - - - _ _ _
Temporary Mobile Home/
Manufactured Home TUP TUP TUP - - - - _ _ _ _
Tract and Sales Office/
Model Home Com lex - TUP TUP TUP - - - _ _ _ _
Transitional Housing
Rev. Ord 25-04 - - C/PC C/PC - - - - _ _ _
CIVIC USE TYPES
CIVIC USE TYPE A R-1 R-2 R-M C-O C-N C-i C-2 M-P M-1 M-2
Communi Clubhouse - C/PC C/PC C/PC - - C/PC - - - -
Communi Facili C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Hos ital/Medical Center - - - C/PC - - C/PC C/PC - - -
Industrial Transfer/Storage/
Treatment Facili - - - - - - - - - C/PC C/PC
News a er Rec clin Bin TUP TUP TUP TUP TUP TUP TUP TUP - - -
Small Scale Transfer
and Stora e Facili - - - - - - - - - C/PC C/PC
~ ~~
~
; ~ DEICtCd: November 21, 2006 _~i
City of Dublin Zoning Ordinance 12-3 September, 1997
Amendedpecember 2010
ZONING DISTRICTS AND PERMITTED USES OF LAND
Chapter 8.12
COMMERCIAL USE TYPES
COMMERCIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2
Adult Business Establishment - - - - - - C/PC C/PC - - _
Ambulance Service - C/PC - - - _ _ p _ p _
Animal Sales and Services C/ZA - - - - - C/PC C/PC - C/PC C/PC
Arcade - - - - - - C/PC - - - -
Arts and Crafts Fair TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP
Auction Yard - - - - - - - C/PC C/PC C/PC -
AutomobileNehicle Brokera e - - _ _ p p p p _ _ _
Automobile/Vehicle Rental - - - - - - - P - C/PC -
AutomobileNehicle Repairs
and Service - - - - - - - P - C/PC -
AutomobileNehicle Sales and
Service - - - - - - - C/PC - C/PC -
Automobile/Vehicle Stora e Lot - - - - - - - TUP - C/PC -
Banks and Financial Services - - _ _ p p p p _ _ _
Bed and Breakfast Inn C/PC C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC C/PC
Buildin Materials Sales - _ _ _ _ _ p p _ _ _
Caz Wash/Detailin - - - - - - - C/ZA - - -
Carnival - - - - - - TUP TUP - - -
Cemeteries, Columbariums and
Mortuaries C/PC - - - - - C/PC C/PC - C/PC -
Christmas Tree Sales Lot - - - - TUP TUP TUP TUP - - _
Communi Care Facili /Lar e - C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC -
Co in and Blue rintin - _ _ _ p p p p _ _ _
Dance Floor - - - - - - C/PC C/PC - C/PC -
Da Care Center 15+ children - C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Drive-in/Drive-throu h Business - - - - - C/PC C/PC C/PC - - _
Eating and Drinking
Establishment Rev. Ord 16-02 - - - - C/ZA C/ZA P P C/ZA C/ZA -
Emergency Shelters
Rev. Ord 25-04 - - - - C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Farmer's Market - - - - TUP TUP TUP TUP - - _
Festival/Street Fair TUP TUP TUP TUP TUP TUP TUP TUP - - _
Fireworks Sales - - - - - - TUP TUP - - _
Fortunetellin - - - - - - C/PC C/PC - - _
Health Services/Clinics - - - - C/ZA - p p _ _ _
Hotel/Motel - - - - - - C/PC C/PC - - -
Housemover's Stora e Lot - - - - - - - - - - C/PC
Im ound Yard - - - - - - - - - C/PC C/PC
Laborato _ _ _ _ p _ _ P P P P
Massa e Establishment - - - - - C/PC C/PC C/PC - - _
Mini-Stora e _ _ _ _ _ _ _ P _ _
Office - Contractor's - _ _ _ _ _ _ p p P P
Office -
Professional/Administrative - - - - P P P P P - -
Office Trailer - Commercial - - - - TUP TUP TUP TUP TUP TUP TUP
Outdoor Mobile Vendor - - - - C/ZA GZA C/ZA C/ZA C/ZA C/ZA C/ZA
Outdoor Sale b Est. Dub. Bus. - - - - TUP TUP TUP TUP - - _
Outdoor Seatin - - - - C/PC C/PC C/PC C/PC - - _
C~ty of Dubl~n Zomng Ord~nance 12-4 September, 1997
~ Amendedpecember 2010
~~ ~~()
~ Deleted: - ~
_~
--~,
Deleted: rvooemner z1, zoo6 J
ZONING DISTRICTS AND PERMITTED USES OF LAND
Chapter 8.12
Parkin Lot/Gara e-Commercial - - - - C/PC C/PC P P C/PC P P
COMMERCIAL USE TYPE A R-1 R-2 R-M C-O C-N Gl G2 M-P M-1 M-2
Personal Services - _ _ _ _ p p p _ _
Plant Nurse C/PC C/PC - - - - C/PC C/PC - - _
Pum kin Sales Lot - - - - TUP TUP TUP TUP - - -
Recreational Facili /Indoor - - - - - - C/ZA C/ZA C/ZA GZA C/ZA
Recreational Facili /Outdoor C/PC - - - - - C/PC C/PC C/PC C/PC C/PC
Re air Sho _ _ _ _ _ p p P _ _ _
Retail - General _ _ _ _ _ _ p p _ _ _
Retail - Nei hborhood - _ _ _ _ p p p _ _ _
Retail - Outdoor Stora e - - - - - - C/PC C/PC - - ~ -
Retail - Service _ _ _ _ _ _ _ p _ _
School - Commercial - _ _ _ _ _ p p _ _ _
Service Station - - - - - C/PC C/PC C/PC - C/PC C/PC
Sho in Center - - - - - - C/PC C/PC - - -
Su erstore _ _ _ _ _ _ _ _ _ _ _
Tem ora Conshuction Trailer TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP TUP
Temporary Outdoor Sale Not
Related to On-Site Established
Business Sidewalk Sale - - - - C/ZA GZA C/ZA C/ZA GZA C/ZA GZA
Vehicle Stora e Yd-Commercial - - - - - - - - - C/ZA GZA
INDUSTRIAL USE TYPES
INDUSTRIAL USE TYPE A R-1 R-2 R-M C-O C-N Gl G2 M-P M-1 M-2
Equipment and materials Storage - - - - - - - C/PC - C/PC -
Yard
Industrial - Hea _
_ _ _ _ _ _ _ _ _ p
Industrial - Li t - _ _ _ _ _ _ _ p P P
Printin and Publishin - _ _ _ _ _ _ _ p p _
Rec clin Facili - Commercial - - - - - - C/PC C/PC C/PC C/PC C/PC
Research and Development - - _ _ _ _ _ _ p p P
Laborato
Salva e and Wreckin Yard - - - - - - - - - C/PC C/PC
Stora e Container - - - - - - - - TUP TUP TUP
Storage of Petroleum Products - - _ _ _ _ _ p p P P
for On-Site Use
Truckin Terminal _ _ _ _ _ _ _ _ _ P P
Warehousin and Distribution - - _ _ _ _ _ p p p P
KEY/DECISIONMAKER AUTHORITY
Permitted p
Not Permitted
Zonin Clearance 7,C
Conditional Use PermitJZonin Administrator C/ZA
Conditional Use PermitlPlannin Commission C/PC
Tem orar Use Permit TUp
~ ~~`~~'Z)
~
Delet2d: November 21, 2006 ~
City of Dublm Zon~ng Ordmance 12-5 September, 1997
Amended pecember 2010
~ ~~~ 9~~
~
ORDINANCE NO. xx - 10
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING ZONING ORDINANCE CHAPTER 8.12 (ZONING DISTRICTS AND
PERMITTED USE OF LAND) TO ALLOW MINI-STORAGE AS A PERMITTED USE IN THE
M-1 (LIGHT INDUSTRIAL) ZONING DISTRICT AND CHAPTER 8.28 (INDUSTRIAL
ZONING DISTRICTS) TO IDENTIFY THE M-1 (LIGHT INDUSTRIAL) ZONING DISTRICT
AS CONSISTENT WITH THE BUSINESS PARK/INDUSTRIAL AND OUTDOOR STORAGE
GENERAL PLAN LAND USE
PLPA 2010-00005
WHEREAS, Glenn Kierstead, property owner and business owner of Dublin Security
Storage located at 6005/6015 Scarlett Court has requested a Zoning Ordinance Amendment to
allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District; and
WHEREAS, the requested Amendment would also have the effect of permitting Mini-
Storage uses in PD (Planned Development) Zoning Districts that allow M-1 (Light Industrial)
uses; and
WHEREAS, Staff is also recommending a Zoning Ordinance Amendment to Section
8.28.020.B.4 (General Plan Consistency) to identify the M-1 (Light Industrial) Zoning District as
being consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use;
and
WHEREAS, Mr. Kierstead has also requested approval of a Site Development Review to
construct a new 8,160 square foot mini-storage building and convert 4,650 square feet of an
existing warehouse building to mini-storage uses at Dublin Security Storage (the "Project"); and
WHEREAS, the Project is located in an M-1 (Light Industrial) Zoning District; and
WHEREAS, in accordance with Chapter 8.12 (Zoning Districts and Permitted Uses of
Land), Mini-Storage is not permitted in the M-1 Zoning District; and
WHEREAS, the Mini-Storage facility now known as Dublin Security Storage was
constructed in 1978 with approval from Alameda County and is therefore considered a legal
non-conforming use; and
WHEREAS, in accordance with Chapter 8.140 (Non-Conforming Uses and Structures)
the expansion or intensification of a non-conforming use is prohibited; and
WHEREAS, approval of the Site Development Review request is contingent upon City
Council approval of a Zoning Ordinance Amendment to allow Mini-Storage as a permitted use in
the M-1 Zoning District and a related CEQA Negative Declaration.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
Section 1:
Compliance with California Environmental Quality Act ("CEQA"): The City Council adopted
a Negative Declaration on December 7, 2010 through Resolution , incorporated herein by
reference.
ATTACHMENT 3
~~ ~z~
~
Section 2:
Section 8.12.050 of Chapter 8.12 (Zoning Districts and Permitted Uses of Land) of Title 8 of the
Dublin Municipal Code is hereby amended to read as follows:
COMMERCIAL USE TYPES
COMMERCIAL
USE TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2
Mini-Stora e - - - - - - - P - P -
Section 3:
Section 8.28.020.B.4 of Chapter 8.28 (Industrial Zoning Districts) of Title 8 of the Dublin
Municipal Code is hereby amended to read as follows:
4. General Plan Consistency. The M-1 Zoning District is consistent with the
Business Park/Industrial, Business Park/Industrial and Outdoor Storage and
Industrial Park designations of the General Plan.
Section 4: Effective Date and Postinq of Ordinance
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
final adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at
least three (3) public places in the City of Dublin in accordance with Section 39633 of the
Government Code of California.
PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this
_ day of 2010, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
G:1PA#120101PLPA-2010-00006 Dublin Security Storage Rez SDRIPC 11.09.101Att 3 Ex A_Draft CC Ord Final. doc
2 of 2
INDUSTRIAL ZONING DISTRICTS
Chapter 8.28
CHAPTER 8.28 INDUSTRIAL ZONING DISTRICTS
8.28.010 Purpose and intent. The purpose and intent of this Chapter is to establish
regulations which achieve the following:
A. Provide appropriate industrial areas to accommodate enterprises engaged in
manufacturing, processing, creating, repairing, renovating, painting, cleaning, or
assembling of goods, merchandise, or equipment and office uses, required by the
residents of the City, in a manner consistent with the General Plan and applicable
Specific Plans.
B. Provide adequate space to meet the needs of industrial development, including
off-street parking and loading.
C. Minimize traffic congestion and avoid the overloading of public services and
utilities.
D. Protect industrial areas from excessive noise, illumination, unsightliness, odor,
smoke, and other objectionable influences.
E. Facilitate the provision of public improvements commenswate with anticipated
increase in population, and need for industrial establishments.
F. Promote high standards of site planning and landscape design for industrial
developments within the City.
G. Provide employment opportunities for existing and future residents of the City and
those of adjacent communities.
H. Provide far land uses which meet the needs of and attract regional populations, in
addition to local residents.
I. Promote a mix of industrial uses that provide the City with a sound and diverse
industrial base.
J. Ensure compatibility with adjacent land uses.
8.28.020 Industrial Zoning Districts.
A. M-P (Industrial Park Zoning District).
L Intent. The M-P zoning district is intended to provide for the continued
use, expansion, and new development of industrial park use types in
City of Dublin Zoning Ordinance 28-1 September, 1997
Revised,December 2010
~ ~' %(~i
~ ~
DElet2d: October l9, 2004 ]
ATTACHMENT 4
INDUSTRIAL ZONING DISTRICTS ~D~ ~~
Chapter 8.28
proximity to major transportation corridors, and to ensure compatibility
with adjacent residential and commercial uses.
2. Use types permitted in the M-P zoning district. Laboratory, Office -
Contractor's, Office - Professional/Administrative, Industrial - Light,
Printing and Publishing, Research and Development Laboratory, Storage
of Petroleum Products for On-Site Use, and Warehousing and
Distribution; similar and related uses, temporary uses, and conditional uses
3. Use types conducted entirely within a building. All use types permitted
in the M-P zoning district shall be conducted entirely within a building
with the exception of Storage of Petroleum Products for On-Site Use.
4. General plan consistency. The M-P zoning district is consistent with the
Business Park/Industrial, Industrial Park, and Industrial/Campus Office
designations of the General Plan.
B. M-1 (Light Industrial Zoning District).
1. Intent. The M-1 zoning district is intended to provide for the continued
use, expansion, and new development of light industrial use types in
proximity to major transportation corridors, and to ensure compatibility
with adjacent residential and commercial uses.
2. Use types permitted in the M-1 zoning district. Ambulance Service,
Laboratory, Office - Contractor's, Parking Lot/Garage - Commercial,
Industrial - Light, Printing and Publishing, Research and Development
Laboratory, Storage of Petroleum Products for On-Site Use, Trucking
Terminal, and Warehousing and Distribution; similar and related uses,
temporary uses, and conditional uses.
3. Open Storage/Parking.
a. Enclosure. Open areas used for storage or for parking and loading
of vehicles shall be enclosed by a solid wall or fence not less than 6
feet in height with solid entrance and exit gates.
b. Stacking. Material shall not be stacked so that it is over 6 feet
high.
c. Grading and Drainage. All open storage and parking areas shall
be paved with an all-weather paving and adequately graded and
drained.
~ DeletEd: October 19, 2004 _~
City of Dublin Zoning Ordinance 28-2 September, 1997
Revised pecember 2010
INDUSTRIAL ZONING DISTRICTS ~` ~~
~
Chapter 8.28
d. Landscaping. A landscape buffer 10 feet wide shall be provided
along all roadways which shall be adequately watered and
maintained. This buffer shall be consistent with all screening
requirements of Section 8.72.030.B, Screening Requirements.
4. General plan consistency. The M-1 zoning district is consistent with the
Business Park/Industrial, Business Park/Industrial and Outdoor Storaee
and Industrial Park designations of the General Plan.
C. M-2 (Heavy Industrial Zoning District).
L Intent. The M-2 zoning district is intended to provide for the continued
use, expansion, and new development of heavy industrial use types in
proximity to major transportation corridors, and to ensure compatibility
with adjacent residential and commercial uses.
2. Use types permitted in the M-2 zoning district. Labaratory, Office -
Contractor's, Parking Lot/Garage - Commercial, Industrial - Heavy,
Industrial - Light, Research and Development Laboratory, Storage of
Petroleum Products for On-Site Use, Trucking Terminal, and Warehousing
and Distribution; similar and related uses, temporary uses, and conditional
uses.
3. General plan consistency. The M-2 zoning district is consistent with the
Business Park/Industrial: Outdoor Storage designation of the General Plan.
8.28.030 Industrial Performance Standards, M-P Zoning District. All industrial
land uses shall conform to the following standards. Any violation of these
standards is a violation of the Zoning Ordinance:
A. Noise or vibration. No noise or vibration, other than related to transportation
activities and temporary construction work, shall be discernible without
instruments at any point on a lot line of the building site.
B. Radioactivity. No activity, including starage or dumping, shall result in the
emission of radioactivity in dangerous amounts.
C. Electrical disturbance. No activity shall cause electrical disturbance adversely
affecting the operation of any equipment other than that of the creatar of such
disturbance.
D. Inflammable or explosive materials. No inflammable ar explosive materials
shall be produced, used, stored, or handled unless provided at all points with
adequate safety devices and procedures against hazards of explosion and all ~ ~eieted: o~roaer 19, 2ooa ~
City of Dublin Zoning Ordinance 28-3 September, 1997
Revised pecember 2010
INDUSTRIAL ZONING DI T l~ ~~~
S RICTS
Chapter 8.28
equipment and devices for fire prevention and fire fighting approved by the
Alameda County Fire Department.
E. Air pollution. No air pollution or smoke shall be produced which is in violation
of the requirements of the Bay Area Air Pollution Quality Management District.
F. Glare or heat. No direct or sky-reflected glare or heat shall be produced which is
discernible without instruments at any point on a lot line of the building site.
G. Odorous Gasses. No emission of any odorous gasses or matter shall occur in
quantities which are discernible without instruments at any point on a lot line of
the building site.
H. Dust, dirt or particulate matter. No discharge into the air of any dust, dirt or
particulate matter shall occur from any activity or from any products stored on the
building site which is discernible without instruments at any point on a lot line of
the building site.
L Liquid contaminants. No discharge into any public sewer, private sewage
disposal system approved by the County Department of Environmental Health,
stream, or into the ground of any liquid contaminants ar materials of such nature
or temperature which contaminates any water supply, interferes with bacterial
processes and sewage treatment, or in any way causes the emission of dangerous
or offensive materials shall occur.
8Z8.040 Industrial Performance Standards, M-1 Zoning District. All industrial
land uses in the M-1 zoning district shall conform to the industrial
performance standards in Section 8.28.030 except that Subparagraph A
(Noise ar Vibration) is modified for the purposes of the M-1 zoning
district to prohibit any noise or vibration, other than related to
transportation activities and temporary construction work, which is
discernible without instruments at lot line separating the premises from an
abutting Residential zoning district.
8.28.050 Industrial Performance Standards, M-2 Zoning District. All industrial
land uses in the M-2 zoning district shall conform to the industrial
performance standards in Section 8.28.030 except that subparagraphs A
(Noise or Vibration), F(Glare or Heat), and G(Odorous Gasses) are
modified for the purposes of the M-2 zoning district to prohibit any noise
or vibration, other than related to transportation activities and/or temporary
construction work, direct or sky-reflected glare or heat, or emission of any
odorous gasses or matter in quantities which are discernible without
insmtments at a lot line separating the premises from an abutting
Residential zoning district. ,~~eieted: o~roae.lv, Zooa ~
City of Dublin Zoning Ordinance 28-4 September, 1997
Revised pecember 2010
INDUSTRIAL ZONING DISTRICTS
Chapter 8.28
8Z8.060 Permitted and Conditionally Permitted Land Uses, and Regulations.
A. Permitted and Conditionally Permitted Land Uses. Far pertnitted and
conditionally permitted land uses, please see the Land Use Matrix in Section
8.12.050.
B. Accessory Structures and Uses Regulations. For accessory structures and uses
regulations, please see Chapter 8.40.
C. Development Agreement Regulations. For development agreement regulations,
please see Chapter 8.56.
D. Development Regulations. For development regulations, please see Chapter
836.
E. Hazardous Waste Facilities Location Regulations. For hazardous waste
facilities location regulations, please see Chapter 8.60.
F. Landscaping and Fencing Regulations. For landscaping and fencing
regulations, please see Chapter 8.72.
G. Off-Street Parlcing and Loading Regulations. For off-street parking and
loading regulations, please see Chapter 8.76.
H. Sign Regulations. For sign regulations, please see Chapter 8.84.
I. Water Efficient Landscaping Regulations. For water efficient landscape
regulations, please see Chapter 8.88.
J. Wireless Communications Facilities Regulations. For wireless
communications facilities regulations, please see Chapter 8.92.
K Emergency Shelters. For requirements for Emergency Shelters, please see
Section 8.28.070 of this Chapter. Reu Ord. 25-04 (October 2004)
8.28.070 Requirements for Emergency Shelter Projects Reu Ord 25-04
(October 2004)
A. Emergency Shelter Permitted with Conditional Use Permit. An Emergency
Shelter is a conditionally permitted land use in all commercial districts and similar
commercial Planned Development Districts. An Emergency Shelter may be
accessory to a public or civic type use. The Planning Commission shall be the
City of Dublin Zoning Ordinance 28-5 September, 1997
Revised pecember 2010
~ ~v
'~Deleted: Ocrober 19, 2004 ~
J
INDUSTRIAL ZONING DISTRICTS ~ ~ ~ ~ ~
Chapter 8.28
decision making body for issuance of a conditional use permit (please see Land
Use Matrix in Section 8.12.050).
B. Emergency Shelter Development and Performance Standards. An Emergency
Shelter may be conditionally permitted if the facility meets the requirements of
Chapter 8.100 and meets the following development and performance standards:
1. The emergency shelter has high accessibility to facility residents and low
profile/visibility to others.
2. The hours of operation for the emergency shelter will not result in negative
impacts on other uses.
3. The generation of external lighting and noise is kept to a minimum for the
location.
4. The emergency shelter is located with access to transportation, supportive
services, and commercial services to meet daily needs of residents.
5. The emergency shelter is designed to provide adequate security measwes
to protect facility residents and the surrounding neighborhood.
6. The emergency shelter design and location reflects the needs of the clients
being served.
7. The emergency shelter provides transportation of individuals to and from
proposed facilities
8. The emergency shelter is in compliance with County and State health and
safety requirements for food, medical and other supportive services
provided on-site.
9. The emergency shelter facility is in and maintains in good standing County
and/or State licenses, if required by these agencies for the owner(s),
operator(s), and/or staff on the proposed facility.
10. The emergency shelter is developed in accordance with the Development
Regulations in Chapter 8.36 for the Zoning District and all applicable
regulations and standards of the City of Dublin Zoning Ordinance.
~ Deleted: October 19, 2004 _)
City of Dub/in Zoning Ordinance 28-6 September, 1997
Revised pecember 2010
~~ ~ .
~a
RESOLUTION NO. 10-53
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF ZONING ORDINANCE
AMENDMENTS TO ALLOW MINI-STORAGE AS A PERMITTED USE IN THE M-1
(LIGHT INDUSTRIAL) ZONING DISTRICT AND TO IDENTIFY THE M-1 (LIGHT
INDUSTRIAL) ZONING DISTRICT AS CONSISTENT WITH THE BUSINESS
PARK/INDUSTRIAL AND OUTDOOR STORAGE GENERAL PLAN LAND USE
CITY-WIDE
PLPA-2010-00005
WHEREAS, Glenn Kierstead, property owner and business owner of Dublin Security
Storage located at 6005/6015 Scarlett Court has requested a Zoning Ordinance Amendment to
allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District; and
WHEREAS, the requested Amendment would also have the effect of permitting Mini-
Storage uses in PD (Planned Development) Zoning Districts that allow M-1 (Light Industrial)
uses; and
WHEREAS, Staff is also recommending a Zoning Ordinance Amendment to Section
8.28.020.B.4 (General Plan Consistency) to identify the M-1 (Light Industrial) Zoning District as
being consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use;
and
WHEREAS, Mr. Kierstead has also requested approval of a Site Development Review to
construct a new 8,160 square foot mini-storage building and to convert 4,650 square feet of an
existing warehouse building to mini-storage uses at Dublin Security Storage (the "ProjecY'); and
WHEREAS, the Project is ~ocated in an M-1 (Light Industrial) Zoning District; and
WHEREAS, in accordance with Chapter 8.12 (Zoning Districts and Permitted Uses of
Land), Mini-Storage is not permitted in the M-1 Zoning District; and
WHEREAS, the Mini-Storage facility now known as Dublin Security Storage was
constructed in 1978 with approval from Alameda County and is therefore considered a legal
non-conforming use; and
WHEREAS, in accordance with Chapter 8.140 (Non-Conforming Uses and Structures)
the expansion or intensification of a non-conforming use is prohibited; and
WHEREAS, approval of the Site Development Review request is contingent upon City
Council approval of a Zoning Ordinance Amendment to allow Mini-Storage as a permitted use in
the M-1 Zoning District and a related CEQA Negative Declaration; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
ATTACHMENT 5
~ ~~,l
V
V~
WHEREAS, pursuant to the CEQA, an Initial Study/Negative Declaration has been
prepared for the Project and was circulated for public review from October 2, 2010 to October
22, 2010; and
WHEREAS, no comments were received on the Negative Declaration during the public
review period; and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending City Council adoption of a Zoning Ordinance Amendment to allow Mini-Storage
as a permitted use in the M-1 (Light Industrial) Zoning District and comparable PD (Planned
Development) Zoning Districts and to identify the M-1 (Light Industrial) Zoning District as being
consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use; and
WHEREAS, the Staff Report submitted to the City of Dublin Planning Commission also
recommended approval of a Site Development Review to construct a new 8,160 square foot
mini-storage building and to convert 4,650 square feet of an existing warehouse building to mini-
storage uses at Dublin Security Storage; and
WHEREAS, the Planning Commission held a public hearing on said application on
November 9, 2010; 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 the proposed Negative
Declaration, all said reports, recommendations and testimony herein above set forth and used
its independent judgment to evaluate the project.
NOW THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby recommend that the City Council approve the proposed Zoning Ordinance Amendments
as described in Exhibit A to this Resolution and incorporated herein by reference.
PASSED, APPROVED AND ADOPTED this 9t" day of November 2010 by the following vote:
AYES: King, Brown, Schaub, Wehrenberg
NOES:
ABSENT:
ABSTAIN: Swalwell
ATTEST:
Planning Manager
Planning Commission Chair
2 of 2
i~. ~
~~
RESOLUTION NO. 10-54
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR THE CONSTRUCTION OF A NEW
8,160 SQUARE FOOT MINI-STORAGE BUILDING AND THE CONVERSION OF 4,650
SQUARE FEET OF AN EXISTING WAREHOUSE BUILDING TO MINI-STORAGE USES
AT 6005/6015 SCARLETT COURT
(APN 941-0550-033 & 941-0550-034)
PLPA-2010-00006
WHEREAS, Glenn Kierstead, property owner and business owner of Dublin Security
Storage located at 6005/6015 Scarlett Court has requested approval of a Site Development
Review to construct a new 8,160 square foot mini-storage building and to convert 4,650 square
feet of an existing warehouse building to mini-storage uses at Dublin Security Storage (the
"Project"); and
WHEREAS, the Project is located in an M-1 (Light Industrial) Zoning District; and
WHEREAS, in accordance with Chapter 8.12 (Zoning Districts and Permitted Uses of
Land), Mini-Storage is not permitted in the M-1 Zoning District; and
WHEREAS, the Mini-Storage facility now known as Dublin Security Storage was
constructed in 1978 with approval from Alameda County and is therefore considered a legal
non-conforming use; and
WHEREAS, in accordance with Chapter 8.140 (Non-Conforming Uses and Structures)
the expansion or intensification of a non-conforming use is prohibited; and
WHEREAS, Mr. Kierstead has also requested a Zoning Ordinance Amendment to allow
Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District; and
WHEREAS, approval of the Site Development Review request is contingent upon City
Council approval of the requested Zoning Ordinance Amendment and related CEQA Negative
Declaration; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to the CEQA, an Initial Study/Negative Declaration has been
prepared for the Project and was circulated for public review from October 2, 2010 to October
22, 2010; and
WHEREAS, no comments were received on the Negative Declaration during the public
review period; and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending approval of a Site Development Review to construct a new 8,160 square foot
A +~~ ..1..,., ,. ~, ~ ~
~~~~~
mini-storage building and convert 4,650 square feet of an existing warehouse building to mini-
storage uses at Dublin Security Storage and recommending City Council adoption of a Negative
Declaration and approval of Zoning Ordinance amendments to allow Mini-Storage as a
permitted use in the M-1 (Light Industrial) Zoning District; and
WHEREAS, the Planning Commission held a public hearing on said application on
November 9, 2010; 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 the proposed Negative
Declaration, all said reports, recommendations and testimony herein above set forth and used
its independent judgment to evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does
hereby make the following findings and determinations regarding the Site Development Review:
A. The proposal is consistent with the purposes of Chapter 8.104 (Site Deve%pment
Review), with the General P/an and with any applicable Specific Plans and Design
Guidelines in that: 1) the new 8,160 square foot mini-storage building will be constructed
of inetal panels with a standing seam metal roof consistent with other mini-storage
structures on the site; 2) the size and placement of the new 8,160 square foot mini-
storage building meets all development standards for the M-1 Zoning District including
height, setbacks and floor area ratio; 3) the conversion of 4,650 square feet of an existing
warehouse building will only require one minor exterior modification to the structure to
accommodate a new entry door on the east elevation; and 4) mini-storage is consistent
with the General Plan Land Use designation for Business Park/Industrial and Outdoor
Storage which includes uses that do not involve heavy trucking or generate nuisances
due to emissions, noise or open uses.
B. The proposal is consistent with the provisions of Tit/e 8, Zoning Ordinance in that: 1)
mini-storage has historically been permitted in the M-1 Zoning District and upon City
Council approval of a Zoning Ordinance Amendment, mini-storage will once again be a
permitted use within the M-1 Zoning District; 2) the construction of a new 8,160 square
foot mini-storage building and the conversion of 4,650 square feet of an existing
warehouse building meets all development standards for the M-1 Zoning District including
heights, setbacks and floor area ratio; 3) the project complies with the performance
standards for the M-1 Zoning District; and 4) the project meets the Off-Street Parking and
Loading Requirements for Mini-Storage which requires 4 parking spaces plus 2 places for
the resident manager's quarters.
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 new 8,160 square foot mini-
storage building has been designed to be aesthetically consistent with other buildings on-
site and will be centrally located on the site effectively reducing its visibility from
surrounding properties; 2) the new mini-storage building will be constructed of inetal
panels with a standing seam metal roof which is also consistent with other structures in
the M-1 Zoning District; and 3) the new mini-storage building and the conversion of a
2 of 22
1 %~~qo
portion of an existing warehouse building will serve a public need for additional off-site
storage of personal effects.
D. The subject site is physically suitable for the type and intensity of the approved
development in that: 1) the General Plan permits a Floor Area Ratio of .25-.40 for
Business Park/Industrial and Outdoor Storage land uses and the project has a Floor Area
Ratio of .34 including the new 8,160 square foot mini-storage building; and 2) the project
site is developed with existing mini-storage uses and the new 8,160 square foot building
is consistent with the current use of the site.
E. lmpacts to existing slopes and topographic features are addressed in that: 1) the project
is located on a fully developed site that is generally flat.
F. Architectural considerations including the character, sca/e and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and co/ors and similar elements result in a
project that is harmonious with its surroundings and compatible with other deve%pment in
the vicinity in that: 1) the new 8,160 square foot mini-storage building will be constructed
of inetal panels with a standing seam metal roof consistent with other mini-storage
structures on the site; 2) the new 8,160 square foot mini-storage building will be centrally
located on the site effectively reducing its visibility from surrounding properties; 3) the
new 8,160 square foot mini-storage building will be located within a paved area currently
used for recreational vehicle storage; 4) circulation and parking around the new 8,160
square foot building witl be reconfigured to provide access to the new mini-storage units
and connect with existing circulation patterns on the site; and 5) the conversion of 4,650
square feet of an existing warehouse building will only require one minor exterior
modification to the structure to accommodate a new entry door on the east elevation.
G. Landscape considerations, including the location, type, size, co/or, texture and coverage
of plant materia/s, and similar e/ements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public in that: 1)
the project does not include any new landscaping because the site is fully improved and
space constraints preclude the addition of landscaping around the new 8,160 square foot
mini-storage building; 2) existing perimeter landscaping along the main entrance to the
mini-storage facility and along the southern property line will be retained; and 3) the new
8,160 square foot mini-storage building will be centrally located on the site effectively
reducing its visibility from surrounding properties.
H. The site has been adequate/y designed to ensure proper circulation for bicyclists,
pedestrians and automobiles in that: 1) the project consists of the expansion of an
existing mini-storage facility which was originally constructed in 1978 and caters to
automobiles and moving trucks for the loading and unloading of personal effects; and 2)
minor modifications to circulation and parking will be made around the new 8,160 square
foot mini-storage building to facilitate the movement of automobiles and moving trucks.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Site
Development Review for Dublin Security Storage as shown on the project plans, date stamped
received by Dublin Planning on October 4, 2010, subject to the following conditions:
3 of 22
CONDITIONS OF APPROVAL
~~ ~ V
~
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; [FINj Finance; [PCS] Parks and
Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District;
[LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health;
[Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA]
Livermore Amador Valley Transit Authority; and [CHS] California Department of Health
Services.
NO CONDIT
. IONS OF APPROVAL Agency When Source
Required
Pri
t
GEN ERAL or
o:
1 A
rov
l
Thi
. pp
a
.
s Site Development Review PL On-going Standard
approval for Dublin Security Storage, PLPA-
2010-000006, establishes the detailed design
concepts and regulations for the project.
Development pursuant to this Site Development
Review generally shall conform to the project
plans submitted by TBA (Thomas Bouffard
Architect), dated received by Dublin Planning on
October 4, 2010, a colors and materials board
dated received on March 10, 2010, on file in the
Community Development Department, and
other plans, text, and diagrams related to this
Site Development Review, unless modified by
the Conditions of A roval contained herein
2 .
Effective D
t
. a
e. The approval of this Site
Development Revi
i PL On-going Standard
ew
s contingent upon City
Council approval of a Zoning Ordinance
Amendment to allow Mini-Storage as a
permitted use in the M-1 (Light Industrial)
Zoning District. If the Zoning Ordinance
Amendment is not approved, this Site
Development Review approval shall become
null and void.
3. Permit Expiration. Construction or use shall PL 2 years of 8
96
020
D
commence within finro (2) years of Permit
approval or the Permit shall lapse and become Permit .
.
.
(Ord.11-09)
null and void. approval
4. Time Extension. The original approving
decision-maker
' PL Permit Standard
may, upon the Applicant
s Expiration
written request for an extension of approval prior
to expiration, and upon the determination that
an Conditions of Approval remain adequate to
4 of 22
~~~ ~'~
assure that applicable findings of approval wil
l V •
continue to be met, grant a time extension o f
approval for a period not to exceed six (6 )
months. All time extension requests shall be
noticed and a public hearing or public meeting
shall be held as required by the particular
Permit.
5 Modifi
ti
. ca
ons. The Community Development PL On-going 8
104
100
Director may consider modifications or changes .
.
to this Site Development Review approval if the
modifications or changes proposed comply with
Section 8.104.100 of the Zonin Ordinance.
6 Revoc
ti
f P
. a
on o
ermit. The Site Development PL On-going 8
96
020
1
Review approval shall be revocable for cause in .
.
.
accordance with Section 8.96.020.1 of the Dublin
Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to
citation.
7 Indem
if
ti
. n
ica
on. The Developer shall defend, Various In Standard
indemnify, and hold harmless the City of Dublin accordance
and its agents, officers, and employees from with Govern-
any claim, action, or proceeding against the City ment Code
of Dublin or its agents, officers, or employees to Section
attack, set aside, void, or annul an approval of 66499
37
the City of Dublin or its advisory agency, appeal .
board, Pfanning 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 appficable law; provided,
however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying The
Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or roceedin s.
8. Fees. Applicant/Developer shall pay all
applicable fees in effect
includin
but
t FIN Issuance of Standard
,
g,
no
limited to, Planning fees, Building fees, Traffic Building
Permits
Impact Fees, MC fees, Dubtin San Ramon
Services District fees, Public Facilities fees
,
Dublin Unified School District School Impact
fees (per agreement befinreen Developer and
School District), Fire Facilities Impact fees
,
Noise Mitigation fees, Inclusionary Housing In-
Lieu fees, Alameda County Flood and Water
Conservation District (Zone 7) Draina e and
5 of 22
Water Connection fees; or any other fee that
ma be ado ted and a licable.
9. Requirements and Standard Conditions. The
Applicant/Developer shall comply with
applicable City of Dublin Fire Prevention
Bureau, Dublin Public Works Department,
Dublin Building Department, Dublin Police
Services, Alameda County Flood Control District
Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Pub~ic 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 shalf supply written
statements from each such agency or
department to the Planning Department,
indicating that all applicable conditions required
have been or will be met.
PLANNING
Various
10. Equipment Screening. All electrical and/or PL, B
mechanical equipment shall be screened from
public view. Any roof-mounted equipment shall
be completely screened from view with
materials architecturally compatible with the
building and to the satisfaction of the
Communit Develo ment Director.
11. Colors. The exterior paint color of the new PL
building is subject to City review and approval
consistent with the color and material boards
dated received on March 10, 2010. The
Applicant may be required to paint a portion of
the building with the proposed color for review
and approval by the Director of Community
Development prior to painting the entire
structure.
12. Occupancy Permits. Finaf inspection or PL, B
occupancy permits will not be granted until all
construction and landscaping is complete in
accordance with approved plans and the
conditions required by the City. During
inclement weather bonding for landscaping may
be ermitted.
13. Exterior Maintenance and Repair. All PL
buildings on-site shall be regularly maintained
and any damages repaired on an on-going
basis. Buildings which have faded, cracked,
chi ed or ealin e~erior aint shall be
Building
Permit
Issuance
~~~~ I~
Standard
Building Planning &
Permits Building
Building I Planning
Permits
Occupancy Planning &
Building
On-going I Planning
6 of 22
~~~ ~~
i
repa
nted and maintained in good condition at
all times. Exterior paint colors are subject to
review and approval by the Community
Development Director in accordance with
Cha ter 8.104.
14 P
. roperty Maintenance. The Appficant/
Developer and property owner shall be
responsible for maintaining the site in a clean
and litter free condition during construction and
through completion. Per the City of Dublin Non-
Residential Property Maintenance Ordinance,
DMC Section 5.64.050, the Applicant/ Property
Owner shall maintain the building, site and alf PL During
Construc-
tion, Through
Completion
and On-going Planning
signage in good condition and shall keep the
site clear of trash, debris and graffiti vandalism
on a re ular and continuous basis.
15. Accessory/Temporary Structures and Uses.
A Temporary Use Permit is required for all
construction trailers, security trailers and PL Placement
On-site Planning
stora e containers used durin construction.
16 T
. emporary Signage. All temporary signage
shall be subject to the regulations of Chapter
8.84, Sign Regulations of the Dublin Zoning
Ordinance. PL On-going DMC
8.84
17 P
hi
. ro
bited Signage. The use of any A-Frame,
portable or sandwich board signs on-site or
within the ublic ri ht-of-wa is prohibited. PL On-going DMC
g 84
BUIL DING
18 A
t
i
. u
omat
c Sprinkler System. An automatic
sprinkler system shall be installed in Group S
occupancies where the floor area exceeds
5,000 square feet, Section 7.32.150, Dublin
Munici al Code DMC . B Occupancy Building
19 Fl
d
. oo
Zone. The new building is located in AE
Flood Zone at APN #941-05500034, with
assessed improvement of $1,295,358.00. If the
cost of the construction for the new building
exceeds 40% of the assessed improvement
value, the new building shall be raised at least
12" inch above the flood level elevation level. B Issuance of
Building
Permits Building
20 B
ildi
C
. u
ng
odes and Ordinances. All project
construction shall conform to all building codes
and ordinances in effect at the time of building
ermit. B Through
Completion Building
21 B
ildi
. u
ng Permits. To apply for building
permits, Applicant/Developer shall submit eight
(8) sets of construction plans to the Building
Division for plan check. Each set of plans shall
have attached an annotated copy of these B Issuance of
Building
Permits Building
7 of 22
~~~~ ~
C
diti ,~,
on
ons 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
ermits.
22 C
t
. ons
ruction Drawings. Construction plans
shall be fully dimensioned (including building
elevations) accurately drawn (depicting all
existing and proposed conditions on site), and
prepared and signed by a California licensed
Architect or Engineer. All structural calculations B Issuance of
building
permits Building
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.
23 Add
i
. ress
ng. Address will be required on all
doors leading to the e~erior of the building.
Addresses shall be illuminated and be able to
be seen from the street, 5 inches in height
minimum. B Occupancy Building
24 Ai
C
di
i
. r
on
t
oning Units. Air conditioning units
and ventilation ducts 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 B Occupancy
of Unit Building
materials to approved by the Building Official
and Director of Communit Develo ment.
25 T
. emporary Fencing. Temporary Construction
fencing shall be installed along perimeter of all
work under construction. B Through
Completion Building
26 Gr
B
il
. een
u
ding Guidelines. To the extent
practical the applicant shall incorporate Green
Building Measures. Green Building plan shall
be submitted to the Buildin Official for review. B Through
Completion Building
27 C
l R
f
. oo
oo
s. Flat roof areas shall have their
roofing material coated with light colored gravel
or painted with light colored or reflective material
desi ned for Cool Roofs. B Through
Completion Building
28 El
t
i
F
. ec
ron
c
ile. The applicant/developer shall
submit all building drawings and specifications
for this project in an electronic format to the
satisfaction of the Building Official prior to the B Building
issuance of building permits. Additionally, all
revisions made to the building plans during the
ro~ect shall be incor orated into an "As Built"
~~
8 of 22
electronic file and submitted prior to the
issuance of the final occu anc . ~~ ~~
29. Copies of Approved Plans. Applicant shall B 30 days after Building
provide City with 4 reduced (1/2 size) copies of permit and
the approved plan. each revision
30. CASP. Applicant shall obtain the services of a B issuance
Permitting Building
Certified Access Specialist for the review of the and final
construction drawing and inspections. A written
report shall be submitted to the City prior to
approval of the permit application. In Addition, a
written report shall be submitted to the City
Inspector prior to scheduling the final inspection.
This condition is waived provided the building
ermit is issued rior to Jul 1, 2010.
FIRE
31. New Fire Sprinkler System & Monitoring F Issuance of Fire
Requirements. In accordance with The Dublin building
Fire Code, fire sprinklers shall be installed in the permits
building. The system shall be in accordance with
the NFPA 13, the Ca Fire Code and Ca Building
Code. Plans and specifications showing detailed
mechanical design, cut sheets, listing sheets and
hydraulic calculations shall be submitted to the
Fire Department for approval and permit prior to
installation. This may be a deferred submittal.
a) Sprinkler Plans. (Deferred Submittal
Item). Submit detailed mechanical drawings
of all sprinkler modifications, including cut
sheets, listing sheets and calculations to the
Fire Department for approval and permit
prior to installation. All sprinkler system
components shall remain in compliance with
the applicable N.F.P.A. 13 Standard, the Ca
Fire Code and the CA Building Code.
b) Underground Plans. (Deferred Submittal
Item). Submit detailed shop drawings for
the fire water supply system, including cut
sheets, listing sheets and calculations to the
Fire Department for approval and permit
prior to installation. All underground and fire
water supply system components shall be in
compliance with the applicable N.F.P.A. 13,
24, 20, 22 Standards, the Ca Fire Code and
the CA Building Code. The system shall be
hydrostatically tested and inspected prior to
bein covered. Prior to the s stem bein
9 of 22
~~~; o
~~ ~
connected to any fire protection system, a
system flush shall be witnessed by the Fire
Department. NOTE 2002 NFPA 13 section
8.16.2.4. 7
c) Central Station Monitoring. Automatic fire
extinguishing systems installed within
buildings shall have all control valves and
flow devices electrically supervised and
maintained by an approved central alarm
station. Zoning and annunciation of central
station alarm signals shall be submitted to
the Fire Department for approval. The
central station monitoring service shall be
either certificated or placarded as defined in
N.F.P.A. Standard No. 72. Assure the
specific account is UL Certificated or
Placarded and not just the monitoring
station.
d) Monitoring System Plans (Deferred
Submittal Item). If it is necessary to install
a fire alarm monitoring system or modify an
existing system in order to obtain a
Certificated or Placarded account, pfans
and specifications shall be submitted to the
fire department for review and approval of
the installation or modifications.
e) Fire Protection Equipment shall be
identified with approved signs constructed
of durable materials, permanently installed
and readily visible. 2007 CFC section 510
& 2002 NFPA 13 section 8.15.1.1.8 &
8.16.2.4.5
32 S
ti
. ec
on 503.2.3.1. Fire apparatus roadways F Issuance of Fire
shall have a minimum unobstructed width of 20 building
feet and an unobstructed vertical clearance of permits and
not less than 13 feet 6 inches. Roadways under on-going
36 feet wide shall be posted with signs or shall
have red curbs painted with labels on one side;
roadways under 28 feet wide shall be posted
with signs or shall have red curbs painted with
labels on both sides of the street as follows: "NO
STOPPING FIRE LANE - CVC 22500.1".
1. Fire apparatus roadways must extend to
within 150 ft. of the most remote first floor
exterior wall of any building. (CFC 2007,
Section 503.1.11.
10 of 22
~ 1 ~~ ~~
.
2
. The maximum grade for a fire apparatus
roadway is 12%. (CFC 2007, Section
503.2.7).
3. Fire apparatus roadways in excess of
150 feet in length must make provisions
for approved apparatus turnarounds.
CFC 2007, Sec. 503.2.5 .
33. Fire Access During Construction. Fire and F Through Fire
Emergency Access Roads approved for Completion
construction sites shall be designed to meet the
requirements of Section 503.2. The approved all
weather-surFace shall be considered as first lift
of asphalt and the access shall be approved by
the Department of Public Works prior to
commencement of combustible storage or any
construction on the site.
Fire Access. Access roads, turnarounds,
pullouts, and fire operation areas are Fire Lanes
and shall be maintained clear and free of
obstructions, including the parking of vehicles.
Entrances. Entrances to job sites shall not be
blocked, including after hours, other than by
approved gates/barriers that provide for
emergency access.
Site Utilities. Site utilities that would require
the access road to be dug up or made
impassible shall be installed prior to combustible
construction commencing.
Entrance flare, angle of departure, width, turning
radii, grades, turnaround, vertical clearances,
road surface, bridges/crossings, gates/key-
switch, & within required 150-ft. distance to Fire
Lane
Personnel Access. Approved route to
furthermost portion of exterior wall. Route width
,
slope, surface, obstructions must be considered.
Fire access is required to be approved all-
weather access. Show on the plans the location
of the all-weather access and a description of
the construction. Access road must be
desiqned to support the imposed loads of
fire a aratus.
11 of 22
~~ ~:~~ ~
~
34. Allowable Area-Building Setbacks. Buildings F Issuance of Fire
on the same property must be included in the building
allowable area calculations or setback from permits
assumed property lines in accordance with
Table 503 of the Building Code. Provide an
allowable area calculation/analysis for the
aggregate total for all buildings on the property
or show assumed property lines befinreen the
buildings that will be in compliance with the
setback requirements of Table 503. The
construction classification, occupancy
classification, and building use shall be provided
for each building. In addition, if the setback of
buildings from the property line or assumed
property line is such that a fire rated wall or
opening protection would be required, the plans
shall note the location and rating of openings,
the rating of the exterior wall and if the wall has
a ara et. CFC 101
35. Site Plan. The site plan needs to show F Issuance of Fire
sufficient detail to reflect an accurate and building
detailed layout of the site for review and record permits
purposes. The site plan will need a scale that
will allow sufficient details for review purposes
and include, but not be limited to the following:
• 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 these 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 alonp the
12 of 22
~~~~; ~a
property frontage as well as the closest hydrants
to each side of the property that are located
along the access roads that serves 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. CFC A endix Cha ter 1 section 105.4
~sc ~wi---~------ ~'-
vv
37.
•~w~c~wuaa r~vVl r~dll ot IIIIVfIIlai10f1.
Spec Warehouse. For a warehouse that does
not have a current or proposed tenant please
include the following statement on the plans:
"This is a Spec Warehouse. Prior to Use or
Occupancy, a Warehouse Storage and Layout
Submittal shall be provided to the Fire
Department for review and approval."
In addition, the information noted below under
the title Building Information and Fire System
Information shall be provided directly on the
plans.
Tenant Specific Warehouse. For a warehouse
that has a current or proposed tenant,
warehouse storage and layout submittal is
required for review and record purposes. The
submittal will need to include all the information
noted below under the titles Building
Information, Fire System Information, Floor
Plan, and Storage Information.
Section 910 and Chapter 23 Analysis. In
addition to the information provided below, a
written code analysis detailing compliance with
Fire Code Section 910 for Smoke and Heat
Venting and Fire Code Chapter 23 for High
Piled Storage shall be provided. This analysis
should include, but is not limited to Draft
Curtains, Venting, Building Access, sprinkler
density/coverage requirements, and sufficient
information or details pertaining to the
Commodity to determine that the designated
commodity classification appears adequate.
Plan Submittal. A scaled plan of professional/
architectural quality shall be provided. The scale
should be '/ or 1/8-inch per foot and the plan
shall accurately detail the layout of the building.
The plan shall include, but not be limited to the
r
F
issuance ot
building
permits
Issuance of
building
permits
Fire
Fire
13 of 22
following:
Building Information.
a) Construction Classification of Building.
b) Occupancy Classification of Building.
c) All partitions and walls and their fire
rating, if any.
d) Location and type of e~erior openings to
the building.
e) The location, size and temperature
rating of any building smoke and heat
vents.
fl The location and depth of any draft
curtains.
g) Square footage of the building and
various use and storage areas
h) Ceiling height of building and maximum
building height
i) Building Layout noting all storage areas
and the commodity, height and
arrangement of the storage.
Fire System Information.
a) The Design Density (gpm) and the
Design Area (sq.ft.) of the sprinkler
system. If more than one system
protects the building provide the criteria
for each and indicate the area of
coverage for each system upon the floor
plan.
b) If a pipe schedule system, please note
the hazard classification the system was
designed and provide a copy of any
supporting documents for the design.
c) Type of sprinkler heads and temperature
rating.
d) Height of sprinkler head deflector above
finished floor.
e) The location of any fire hose
connections and the water supply to
such.
~ The location and rating of all fire
extinguishers.
Floor Plan.
All storage, use areas, and equipment and
fixture locations shall be shown including aisle
location and width, exit signage, and
14 of 22
`` ~,
~. ~
~ ~~
~/~~ ~o
emergency lighting. Each storage area shall
note the storage height, commodity
classification and array arrangement. All uses
adjacent to the warehouse shall also be
noted. The floor plan shall also include the
applicable items noted within the storage
information, fire system information, and
building information lists noted below.
Storage Information.
a) The Fire Code Commodity Classification
for the material being stored.
b) A detailed description of the
commodities to be stored including how
the product is packaged and type of
pallets used. If the materials to be stored
or their packaging contain plastics, the
percentage by weight for non-expanded
plastics and/or the percentage by
volume for expanded plastics shall be
provided. The percentage required is for
an entire pallet load, including the weight
of the pallet.
c) The location, method and height of all
storage.
d) Details and description of the storage
array (arrangement) including flu
spaces, and detail of the racks, shelf,
bin-boxes, or other storage fixtures.
e) Aisle width/separation befinreen storage
iles or racks.
38. High Pile Permit Application. Prior to High F Occupancy Fire
Piled Storage occurring in the warehouse, a Fire
Permit allowing such storage shall be obtained.
A completed High Pile Permit Storage
Application will need to be submitted to the Fire
Department along with a complete Warehouse
Storage and Layout Submittal. The actual
Permit is not issued until all work for such
storage has been completed and inspected.
CFC 2301.2
39. Gate Approvals. Fencing and gates that cross F Issuance of Fire
pedestrian access and exit paths as we~l as building
vehicle entrance and exit roads need to be permits
15 of 22
approved for fire department access and egress
as well as exiting provisions where such is
applicable. Plans need to be submitted that
clearly show the fencing and gates and details
of such. This should be clearly incorporated as
part of the site plan with details provided as
necessa . CFC 501.3
wn rn ~+_~_ ~~--- ^---...
•rv. ~ rv va~C ney a0X/JWIiCfI.
F
Occupancy
Fire
Manual Gates. Each manually operated gate
that serves as a means of fire access shall have
installed a Knox Key Box accessible from the
entrance side of the gate. Where the locking
method of the gate is by a chain a Knox padlock
shall be installed on the chain. The key box door
and necessary keys are to be provided to the
fire inspector upon the final inspection. The
inspector will then lock the keys into the box.
CFC 506.1.1.
Automatic Gates. All electrically controlled gates
shall be provided with an emergency gate over-
ride ke switch for fire de artment access.
41. Key Box/Switch Order Information. Key F Occupancy Fire
boxes and switches may be ordered directly
from the Knox Com an at www.knoxbox.com.
PUB LIC WORKS
42. Clarifications and Changes to the PW Approval of Public Works
Conditions. In the event that there needs to be Improve-
clarification to these Conditions of Approval, the ment Plans
Directors of 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 Developer to fulfill needed
improvements or mitigations resulting from
im acts of this ro~ect.
43. Standard Public Works Conditions of PW Approval of Public Works
Approval. Applicant/Developer shall comply Improve-
with all applicable City of Dublin Public Works ment Plans
Standard Conditions of Approval. In the event
of a conflict between the Public Works Standard
Conditions of Approval and these Conditions,
these Conditions shall prevail.
~~ 4~ ~~
16 of 22
~ ~ ~~
44. Improvement and Grading Plans. Ail PW Issuance of Public Works
improvement and grading plans submitted to Grading/
the Public Works Department for review/ Sitework
approval shall be prepared in accordance with Permit
the approved preliminary plan, these Conditions
of Approval, and the City of Dublin Municipal
Code including Chapter 7.16 (Grading
Ordinance). All printing and lettering shall be
1/8" minimum height and such shape and
weight as to be readily legible on prints and
microfilm reproductions. For on-site
improvements, the Applicant/Developer shall
adhere to the City's On-site Checklist (eight 8-
1/2" x 11" pages). All of these reference
documents are available from the Public Works
Department (call telephone 925-833-6630 for
more information). A detailed Erosion Control
Plan shall be included with the improvement
plan approval. The plan shall include detailed
design, location, and maintenance criteria of all
erosion and sedimentation control measures.
45. Grading/Sitework Permit. All improvement PW Issuance of Public Works
work must be performed per a Grading/Sitework Grading/Site
Permit issued by the Public Works Department. work Permit
Said permit will be based on the final set of civil
plans to be approved once all of the plan check
comments have been resolved. Please refer to
the handout titled Grading/Site Improvement
Permit Application Instructions and attached
application (three 8-1/2" x 11" pages) for more
information. The ApplicanUDeveloper must filt
in and return the applicant information
contained on pages 2 and 3. The current cost
of the permit is $10.00 due at the time of permit
issuance, although the Applicant/Developer will
be responsible for any adopted increases to the
fee amount.
46. Erosion Control during Construction. PW Issuance of Public Works
Applicant/Developer shall include an Erosion Grading/Site
and Sediment Control Plan with the Grading work Permit
and Improvement plans for review and approval and During
by the City Engineer/Public Works Director. Construction
Said plan shall be designed, implemented, and
continually maintained pursuant to the City's
NPDES permit befinreen October 1st and April
15th or beyond these dates if dictated by rainy
weather, or as otherwise directed by the City
Engineer/Public Works Director.
17 of 22
~~~~ ~o
47. Water Quality/Best Management Practices. PW Issuance of Public Works
Pursuant to the Alameda Countywide National Grading/Site
Pollution Discharges Elimination Permit work Permit
(NPDES) No. CAS0029831 with the California
Regional Water Quality Control Board
(RWQCB), the applicant shall design and
operate the site in a manner consistent with the
Start at the Source publication, and according to
Best Management Practices to minimize storm
water pollution. All trash dumpsters and
compactors which are not sealed shall have
roofs to prevent contaminants from washing into
the storm drain system. All storm drain inlets
serving vehicle parking areas and connecting to
the public storm drain shall be fitted with Filter
Devices to remove Hydrocarbons and other
contaminants, and all storm drain inlets shall
have drain markers "No Dumping - Drains to
Creek" using an approved marker available
from the Alameda Countywide Clean Water
Pro ram.
48. Fire Hydrants. Fire hydrant locations shall be PW Issuance of Public Works
approved by the Alameda County Fire Grading/
Department. A raised reflector blue traffic Sitework
marker shall be installed in the street opposite Permit
each h drant.
49. Accessible Path of Travel. Applicant shall PW Issuance of Public Works
provide an accessible concrete walkway from Grading/Site
the public sidewalk on Scarlett Court to the work Permit
building entrance per California Building Code
requirements. Said walkway shall be 4'-
minimum width with compliant curb ramps at
transitions befinreen the walkway and the drive
aisle crossin s.
50. Parking Lot Lights. Provide photometric PW Issuance of Public Works
calculation for the existing parking lot and Grading/Site
around the building that demonstrates a work Permit
minimum foot-candle lighting level of not less
than 1.0 at the ground surface for the adjacent
parking area; if this cannot be verified provide
additional li htin where necessa .
51. Vehicle Parking. All parking stalls shall be PW Occupancy Public Works
constructed in accordance with Building and
Municipal Code requirements. In addition, all
customer stalls shall be clearly identified with
signs and pavement markings. The proposed
parking shall not impede required exit paths or
encroach onto pedestrian pathways.
18 of 22
~;~
~~~ ~~
52. Parking Prohibitions/Restrictions. Vehicle PW On-going Public Works
parking shall be prohibited or restricted at and Installed
locations deemed reasonably necessary by the Prior to
City Engineer/Public Works Director during final Occupancy
desi n and/or construction.
53. Site Accessibility Requirements. All disabled PW Occupancy Public Works
access ramps, parking spaces for the disabled,
and other physical site improvements shall
comply with current UBC Title 24 requirements
and City of Dublin Standards for accessibility.
Number of accessible parking stalls provided on
site shall meet the current Title 24 requirements
Ch 11, Table 11 B-6 .
54. Relocation of Existing Improvements/ PW Occupancy Public Works
Utilities. Any necessary relocation of existing
improvements or utilities shall be accomplished
at no ex ense to the Cit .
55. Vehicle Parking. Applicant should repair any PW Occupancy Public Works
distressed areas of pavement within the existing
parking field, then seal and re-stripe the entire
parking field. 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 abuts a
landsca ed area or lanter.
56. Landscape Islands. The Applicant/Developer PW Occupancy Public Works
shall replace the protruding island curbs and
modify parking stalls to install 12" concrete step
out curbs.
57. Signs and Pavement Markings. The Applicant/ PW Occupancy Public Works
Developer shall be responsible for the following
on-site traffic signs and pavement markings:
1) R26F "No Stopping - Fire Lane" signs shall
be posted along all curbs that are longer
than 20' and that parallel the drive aisles as
required by the Fire Marshall.
2) R100B (disabled parking regulations sign)
shall be installed at the driveway entrance
to the site with amended text to read "... may
be reclaimed at DUBLIN POLICE or by
telephoning 833-6670".
19 of 22
~~ ~ ~d
~
3) Accessible parking signs and legends per
State Title 24 requirements.
4) The word "Compact" shall be stenciled on
the pavement surface within each compact
arkin s ace.
58. Temporary Fencing. Temporary Construction PW During Public Works
fencing shall be installed along perimeter of all Construction
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
Cit En ineer/Public Works Director.
59. Construction Hours. Construction and grading PW During Public Works
operations shall be limited to weekdays Construction
(Monday through Friday) and non-City holidays
between the hours of 7:30 a.m. and 5:00 p.m.
The Applicant/Developer may request
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
a I for all Saturda and/or holida work.
60. Damage/Repairs. The Applicant/Developer PW Occupancy Public Works
shall be responsible for the repair of any
damaged pavement, curb & gutter, sidewalk, or
other public street facility resulting from
construction activities associated with the
develo ment of the ro'ect.
61. Required Permits. An encroachment permit PW Various Public Works
from the Public Works Department may be Times and
required for any work done within the public Issuance of
right-of-way. Developer shall obtain all permits Building
required by other agencies, including, but not Permit
limited to Alameda County Flood Control and
Water Conservation District Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the
ermits to the Public Works De artment.
62. Storm Water Treatment Measures PW Issuance of Public Works
Maintenance Agreement. ApplicanUDeveloper Occupancy
shall enter into an agreement with the City of Permit(s)
Dublin that guarantees the property owner's
perpetual maintenance obli ation for all storm
20 of 22
~~~ ~~
water treatment measures installed as part of
the project. Said agreement is required
pursuant to Provision C.3.e.ii of RWQCB Order
R2-2003-0021 for the reissuance of the
Alameda Countywide NPDES municipal storm
water permit. Said permit requires the City to
provide verification and assurance that all
treatment devices will be properly operated and
maintained.
63. Geographic Information System. The PW Issuance of Public Works
Applicant/ Developer shall provide a digital Occupancy
vectorized file of the "master" files on floppy or Permit
CD of the Improvement Plans to the Public
Works Department and DSRSD. Digital raster
copies are not acceptable. The digital
vectorized files shall be in AutoCAD 14 or higher
drawing format or ESRI Shapefile format.
Drawing units shall be decimal with the
precision of 0.00. All objects and entities in
layers shall be colored by layer and named in
English, although abbreviations are acceptable.
All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
Said submittal shall be acceptable to the City's
GIS Coordinator.
POLI CE ~
64. Must adhere to the Dublin Municipal Code Non- PO Issuance of Police
Residential Security Requirements. building
permits and
on- oin
DUB LIN SAN RAMON SERVICES DISTRICT (DSRSD)
65. Prior to issuance of any building permit, DSR Issuance of DSRSD
complete improvement plans shall be submitted building
to DSRSD that conform to the requirements of permits
the Dublin San Ramon Services District Code,
the DSRSD "Standard Procedures,
Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans and all
DSRSD policies.
66. Prior to issuance by the City of any Building DSR Issuance of DSRSD
Permit or Construction Permit by the Dublin San building
Ramon Services District, whichever comes first, permits
all utility connection fees including DSRSD and
Zone 7, plan checking fees, inspection fees,
connection fees, and fees associated with a
wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and
21 of 22
~~~~ ~~
schedules established in the DSRSD Code.
67. The applicant shall hold DSRSD, it's Board of DSR Through DSRSD
Directors, commissions, employees, and agents completion
of DSRSD harmless and indemnify and defend
the same from any litigation, claims, or fines
resulting from the construction and completion
of the ro~ect.
68. The new storage building is anticipated to DSR Issuance of DSRSD
increase the number of employees which would building
increase the wastewater demands on the permits
sanitary sewer system. This will require review
by DSRSD staff and will possibly result in
increased sanitary sewer demand charges by
DSRSD. Plans must be reviewed by DSRSD
for ossible Sewer Demand fees.
PASSED, APPROVED AND ADOPTED this 9th day of November 2010 by the following vote:
AYES: King, Brown, Schaub, Wehrenberg
NOES:
ABSENT:
ABSTAIN: Swalwell
ATTEST:
Planning Manager
Planning Commission Chair
G:IPA#120101PLPA-2010-00006 Dublin Security Storage Rez SDRIPC 11.09.101Att 7 PC Reso SDR FinaLdoc
22 of 22
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l~i u~ ~~~ STAFF REPORT
1 ~~ ~~ PLANNING COMMISSION
~ ~ ~
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DATE: November 9, 2010
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2010-00005 & PLPA-2010-00006 Dublin
Security Storage Zoning Ordinance Amendments, Negative
Declaration and Site Development Review
Report prepaned by Mamie Waffle, Senior Planner
EXECUTIVE SUMMARY:
Dublin Security Storage is requesting a Zoning Ordinance Amendment to allow Mini-Storage as
a permitted use in #he M-1 (Light Industrial) Zoning District and Site Development Review for the
construction of a new 8,160 square foot mini-storage building and the conversion of 4,650
square feet of an existing warehouse builcling for mini-storage uses. A Zoning Ordinance
Amendment is also proposed to identify the M-1 (Light Industrial) Zoning District as being
consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use
designation. A Negative Declaration for the project has been prepared and was circulated for
public review from October 2, 2010 to October 22, 2010. No public comments were received.
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; 5) Adopt a Resolution recommending City Council adoption of a Negative
Declaration to arnend the Dublin Zoning Ordinance to aUow Mini-Storage as a permitted use in
the M-1 (Light Industrial) Zoning District and to identify the M-1 (Light Industrial) Zoning District
as consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use
and for #he expansion of an existing Mini-Storage facility located at 6005/6015 Scarlett Court; 6)
Adopt a Resolution recommending City Council adoption of Zoning Ordinance amendments to
allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District and to identify
the M-1 (Light Industrial) Zoning District as consistent with the Business Park/lndustrial and
Outdoor Storage General Plan Land Use; and 7) Adopt a Resolution approving a Site
Development Review for the construction of a new 8,160 square foot mini-storage building and
the canversion of 4,650 square feet of an existing warehouse building to mini-storage uses at
6005/6015 Scarlett Court.
)'Y1a~t,u.ce ~(,~~'~e ~--
Submitted By,
Senior Planner
COPIES TO: Applicant
File
R viewed By,
Community evelopment Director
Page 1 of 8
G:1PA#120101PLPA-20J0-00006 Dublin Securiry Storage Rez SDRIPC 11.09.101PCSR 11 09 10 Final.doc
ATTACHMENT 7
~~l ~~
V
DESCRIPTION:
Dublin Security Storage is an existing
mini-storage facility located at 6005/6015
Scarlett Court. The project site is located
on a flag lot north of the existing Hyundai
dealership (see Figure 1). Access to the
site is obtained from a driveway off of
Scarlett Court, east of the Hyundai
dealership (see Figure 1). Dublin Security
Storage does not have direct frontage on
Scarlett Court.
Dublin Security Storage is comprised of
two parcels. The southern parcel is
developed with seven (7) mini-storage
buildings and the northern parcel is
developed with one, 2-story mini-storage
building and two warehouse buildings
(see Attachment 1, Sheet A1.0). Parking
for customers, employees and for vehicle
storage is provided throughout the site.
I
N
The project site has a General Plan Land Use Designation of "Business Park/Industrial and
Outdoor Storage" and is located in the M-1 (Light Industrial) Zoning District.
The mini-storage facility was originally approved through a Site Development Review by the
Alameda County Planning Director in 1978. Public storage facilities where items are stored
indoors have historically been a permitted use at the project site.
In 1997, the City of Dublin completed a comprehensive update to the Zoning Ordinance. It
appears that Mini-Storage inadvertently became a prohibited use in the M-1 Zoning District. As
a result, Dublin Security Starage has a legal non-conforming status. As a legal non-conforming
use, Dublin Security Storage is not allowed to expand or intensify the mini-storage facility.
The proposed project is a request for a Zoning Ordinance Amendment to allow Mini-Storage as
a permitted use in the M-1 (Light Industrial) Zoning District and Site Development Review for the
construction of a new 8,160 square foot mini-storage building, the conversion of 4,650 square
feet of an existing warehouse building for mini-storage uses, and minor site modifications.
ANALYSIS:
Zoning Ordinance Amendments
Amendment No. 1
Chapter 8.12 {Zoning Districts and Permitted Uses of Land) sets forth the permitted, conditional
and prohibited uses for all Zoning Districts. Mini-Storage is currently permitted in the C-2
(General Commercial) Zoning District and prohibited in the M-1 (Light Industrial) Zoning District.
2 of 8
Figure 1. Dublin Security Storage Project Site
There are finro Mini-Stora e facilities in Dublin that are located in the M-1 Zonin Di"stri~ ~nd
9 9
both are located on Scarlett Court (there are three additional mi~i-storage facilities in Dublin and
they are located in commercial zoning districts). Dublin Security Storage is located at 6005/6015
Scarlett Court and U-Haut is located at 6265 Scarlett Court. In accordance with Chapter 8.140
(Non-Conforming Structures and Uses} both Mini-Storage facilities are legal non-conforming.
Expansion or intensification of a non-conforming use is prohibited.
Mini-Storage is an appropriate use in the M-1 (Light Industrial) Zoning District which is intended
to provide for the continued use, expansion and new development of light industrial use types
including storage uses conducted indoors.
The Dublin Zoning Map identifies those areas of the City where the M-1 Zoning District is
located (Attachment 2). The proposed Zoning Ordinance Amendment would allow Mini-Storage
as a permitted use in these areas as well as within PD (Planned Development) Zoning Districts
which have underlying M-1 (Light Industrial) uses (Attachment 3 and 4).
Amendment No. 2
The Zoning Ordinance (Chapter 8.28 Industrial Zoning Districts) sets forth consistency between
the Zoning ~rdinance and General Plan. The Zoning Ordinance currently identifies the M-1
Zoning District as consistent with the "Business Park/lndustrial" and "Industrial Park" Land Use
Designations of the General Plan (Section 8.28.020.6.4) but falls silent regarding the °Business
Park/Industrial and Outdoor Storage" General Plan Land Use. The majority of Scarlett Court,
including the project site, has an existing General Pfan Land Use Designation of "Business
Park/Industrial and Outdoor Storage" and is zoned M-1 (Light Industrial).
The "Business Park/Industrial and Outdoor Storage" General Plan Land Use includes all land
uses allowed under the "Business Park/Industrial" General Plan Land Use such as, non-retail
businesses that do not involve heavy trucking or generate nuisances due to emissions, noise or
open uses; Scarlett Court is given as an example. In addition to these uses, outdoor storage is
also allowed. Mini-Storage is consistent with the General Plan Land Use.
The intent of the M-1 (Light Industrial) Zoning District is to provide for the continued use,
expansion and new development of light industrial use types in proximity to major transportation
corridors and to ensure compatibility with adjacent residential and commercial uses. Use Types
permitted in the M-1 Zoning District include laboratories, contractor's office, commercial parking
lots or garages, light industrial, printing and publishing, research and development, warehousing
and distribution, and other similar and related uses. These Use Types are consistent with the
~Business Park/lndustrial and O~tdoor Storage" General Plan Land Use. Therefore, Staff is
recommending a Zoning Ordinance Amendment to identify the M-1 Zoning District as aEso being
consistent with the "Business Parkllndustrial and Outdoor Storage" General Plan Land Use
(Attachment 3 and 5).
Site Development Review
Dublin Security Storage is also requesting approval of Site Development Review for the
construction of a new 8,160 square foot mini-storage building, exterior modifications to convert
4,650 square feet of an existing warehouse building for mini-storage uses and associated site
improvements.
3 of 8
. . . ~~~ ~
~
Conversion of 4 650 Square Feet of an Existinq Warehouse for Mini-Storaqe Uses
Kobold Landscape and Garden Supply operates out of the southern portion of Building No. 10
(3,950 square feet); the remainder of the building (4,650 square feet) is used as a warehouse
and is proposed to be converted to mini-storage uses (see Figure 2). The Applicant is
proposing to make a minor modification to the exterior of the building and modify the interior to
accommodate mini-storage. Alt existing roll up doors on the exterior of the building would be
retained. The only exterior modification to this building would be the addition of an entry door on
the east elevation (Attachment 1, Sheet A3.0).
New 8.160 Square Foot Mini-Storaqe Buildin
The new 8,160 square foot mini-storage building is proposed east of Building No. 8(see Figure
2 above). The new building would be 1-story (Building No. 8 is a 2-story mini-storage building)
and would be constructed of inetal panels with a standing seam metal roof similar to other one-
story mini-storage buildings on-site. Some storage ~nits would be accessible from the outside
via roll-up doors; other storage units would be accessible from an internal hallway.
The exterior walls of the mini-storage building would be painted "Sandstone" and the roll-up and
entry doors woutd be painted "Hunter Green"; the roof would be painted "Polar White" (see
Attachment 6). The proposed colors are compatible with other mini-storage buildings on-site.
The new building would not be visible from the right-of-way and would be largely blocked from
view from the Iran Horse Trail by other existing buildings on-site.
Minor site modifications to parking and circulation would be made to accommodate the new
building. Currently, the area where the new building is proposed is used for outdoor recreational
vehicle storage and accommodates approximately 20 recreational vehicles. These existing
stalls would be removed for the placement of the new mini-storage building (Attachment 1,
4of8
Figure 2. Site Layout
~~~~ l ~
Sheet A1.1). Two existing pine trees would also be removed and an existing fire hydrant would
be relocated to accommodate the new mini-storage building. No new landscaping is proposed
as part of the project. Twelve parking spaces would be created east of the new building and
four spaces would be added to the south of the building including 1 disabled accessible space.
A 21-24 foot drive aisle would be maintained around the new building and would connect to the
existing drive aisle north of Building No. 7.
The General Plan allows for a minimum floar area ratio of .25 and a maximum of .40 for the
Business Park/lndustrial and Outdoor Storage Land Use designation. The project site with the
new 8,160 square foot building would be at a.34 floor area ratio which is within the allawable
range permitted by the General Plan.
The minimum building setbacks for the M-1 Zoning District are 10-feet from the front and side
property lines and 20-feet from the rear property line. Due to the new building being centrally
located on the site, it exceeds the minimum required setbacks (see Attachment 1, Sheet A1.0).
The maximum building height permitted in the M-1 zoning distric# is 45-feet; the new building is
approximately 15-feet high as measured from the ground to the highest point on the roof.
The project is also located within the Scarlett Court Overlay Zoning District and is subject to
Chapter 8.34 (Scarlett Court Overlay Zoning District) of the Dublin Zoning Ordinance. Any new
construction, exterior modificatian of an existing struc#ure, modification to site layout, or signage
is subject to Site Development Review and compliance with the Scarlett Court Design
Guidelines. The Scarlett Court Design Guidelines address site planning, architecture, signage,
lighting and landscaping.
Because the project site is developed with existing buildings ~ and parking areas which will
remain, and because of the nature of the use (mini-storage}, much of the criteria contained in
the Scarlett Court Design Guidelines is not applicable. For example, building placement is
encouraged to have a strong relationship with the street and sidewalk; however, the project site
is located on a flag lot and does not have direct street frontage. The Design Guidelines also
encourage a strong relationship befinreen multiple build+ngs on a single site and pedestrian
walkways to connect them; while the project site does include multiple buildings, mini-storage
facilities are more automobile oriented and do not necessitate pedestrian connectivity among
the various mini-storage buildings on site.
Architectural guidelines emphasize modern and postmodern architectural styles, materials and
design details. Because numerous other mini-storage buildings already exist on the project site,
the new 8,160 square foot mini-storage building has been designed to be architecturally
consistent with existing buildings on-site as described in the beginning of this section above.
The Design Guidelines state that building colors should be complimentary and compatible with
other buildings on the site and light, neutral colors are encouraged with contrasting trim and
color bands. As described above, the project proposes neutral colors with Hunter Green
accents (see also Attachment 6).
The Design Guidelines also address signage, si#e lighting and landscaping. The project does
not propose any new signage or modifications to existing signage. New wall mounted light
fixtures are located on all four elevations of the new mini-storage building and will provide
adequate, safe and appropriate lighting levels around the entire building. No new landscaping is
proposed as part of the project.
5of8
,,.,.
~ ~~°~ ~v
A Resotution recommending approval of the Site Development Review is included as
Attachment 7 to this Staff Report. Conditions of Approval have been placed on the project to
ensure that all new construction complies with applicable Building and Fire codes as well as
local ordinances.
ENVIRONMENTAL REVIEW:
The California Environmental Quality Ac# (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. An Initial Study/Negative Declaration
was prepared and circulated for public review from October 2, 2010 to October 22, 2010
(Attachment 8, Exhibit A). No public comments were received.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The project site is designated Business Park/Industrial and Outdoor Storage in the General Plan
and has a permitted Floar Area Ratio of .25-.40. The project proposes a.34 Floor Area Ratio
which is consistent with the General Plan. The project site is located in an M-1 (Light Industrial}
Zoning District. The Zoning Ordinance, as amended, would allow Mini-Storage as a permitted
use in the M-1 Zoning District. As described in this Staff Report, the project complies with the
development standards for the M-1 Zoning District including building setbacks and heights.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dubtin San Ramon Services District have reviewed the project and provided Conditions of
Approval where appropriate to ensure that the project is established in compliance with all local
Ordinances and Regulations.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300-feet of the proposed Project (Dublin Security Storage). The Public Notice was also
mailed to all property owners and occupants within 300-feet of other mini-storage facilities in the
M-1 (Light Industrial) Zoning District (U-Haul) and to all other mini-storage facilities City-wide.
The Public Notice was also published in the Valley Times and posted at several locations
throughout the City. To date, the City has received no objections from surrounding property
owners regarding the Project. A copy of this Staff Report was provided to the Applicant.
ATTACHMENTS: 1) Project Plans dated received October 4, 209 0.
2} Dublin Zoning Map.
3) Resolution recommending City Council adoption of
Zoning Ordinance amendments to allow Mini-Storage
as a permitted use in the M-1 (Light Industrial) Zoning
District and to identify the M-1 (Light Indus#rial) Zoning
District as consis#ent with the Business Park/lndustrial
and Outdoor Storage General Plan Land Use, with the
draft Ordinance attached as Exhibit A.
4) Draft Zoning Ordinance amendments to Chapter 8.12
(Zoning Districts and Permitted Uses of Land) with
changes shown in strikethrough/underline.
6 of 8
~ ~b. ~
5) Draft Zoning Ordinance amendments to Cha ter ~28' ~
P
{Industrial Zoning Districts) with changes shown in
strikethrough/underline.
6) Colors and Materials for new mini-storage building.
7} Resolution approving a Site Development Review for
the construction of a new 8,160 square foot mini-
storage building and the conversion of 4,650 square
feet of an existing warehause building to mini-storage
uses at 6005/6015 Scarlett Court.
8) Resolution recommending City Council adoption of a
Negative Declaration to amend the Dublin Zoning
Ordinance to aflow Mini-Storage as a permitted use in
the M-1 (Light Industrial) Zoning District and to identify
the M-1 (Light Industrial) Zoning Distric# as consistent
with the Business Park/Industrial and Outdoor Storage
General Plan Land Use and for the expansion of an
existing Mini-Storage facility located at 6Q05/6015
Scarlett Court, with the draft City Council Resoiution
and the Negative Declaration attached as Exhibit A.
7of8
9~ ~ ~ ~ ~~
GENERAL INFORMATION:
APPLICANT/
PROPERTY OWNER:
LOCATION:
ASSESSORS PARCEL
NUMBER:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN
LAND USE DESIGNATION:
SURROUNDING USES:
Glenn Kierstead
Security Storage, LP
6541 Regional Street
Dublin, CA 84568
6005/6015 Scarlett Court
941-0550-033 and 941-0550-034
Business Park/Industrial and Outdoor Storage
N/A
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North PD Open Space Iron Horse Trail
South M-1 Business Park/Industrial & q~tomobile Sales/Service
Outdoor Stora e
East PD Open Space and Business Iron Horse Trail and
Park/lndustrial & Outdoor Stora e Automobile Re airs/Service
Retail/Office & Automotive and
West M-1 Business Park/lndustrial & Automobile Sa1es/Service
Outdoor Stora e
8 of 8
DRAFT DRAFT
, ~r~
~~;~ ~ ~ ~ ~~
~~ ~ `~~~~
~~~~ ~' ~r~ Planning Commission Minutes
~ ~ ~ ~~%` Tuesday, November 9, 2010
CALL TO ORDER/ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday,
November 9, 2010, in the City Council Chambers located at 100 Civic Plaza. Chair King called
the meeting to order at 6:59:29 PM
Present: Chair King; Vice Chair Brown; Commissioners Schaub, Swalwell, and Wehrenberg; Jeff
Baker, Planning Manager; Marnie Waffle, Senior Planner; and Debra LeClair, Recording
Secretary.
Absent: None
ADDITIONS OR REVISIONS TO THE AGENDA - NONE
MINUTES OF PREVIOUS MEETINGS - On a motion by Cm. Swalwell, seconded by Cm.
Brown the minutes of the October 26, 2010 meeting were approved.
ORAL COMMUNICATIONS - NONE
CONSENT CALENDAR - NONE
WRITTEN COMMUNICATIONS - NONE
PUBLIC HEARINGS -
Cm. Swalwell asked the City Manager, having recently been elected to the City Council,
whether he should participate in the Dublin Security Storage agenda item. The opinion of the
City Attorney was since he will be sworn in on December 7~, if the SDR were to be appealed he
would have to recuse himself at the Council level. He stated the City Attorney advised it would
be better to recuse himself at the Planning Commission level. Therefore, Cm. Swalwell recused
himself from the discussion and action on the item. He thanked Chair King and the Planning
Commissioners for the opportunity of working with the Commission. He also thanked the City
Staff and stated he looked forward to working with everyone while on the City Council. Chair
King thanked Cm. Swalwell for his service. Cm. Swalwell said goodbye and left the meeting at
7:05p.m.
8.1 PLPA-2010-00005 & PLPA-2010-00006 Dublin Security Storage Zoning Ordinance
Amendments, Negative Declaration and Site Development Review.
Marnie Waffle, Senior Planner presented the project as outlined in the Staff Report.
Cm. Schaub asked if the amendment would allow mini-storage as a permitted use in all the M-1
districts.
~f'lanningCommission Novem6er9, 2010
~gular Meeting 132 ATTACHMENT 8
DRAFT DRAFT
Ms. Waffle answered yes. / r~ ;~`,f,T.~
(~u~"J~.J
Cm. Schaub asked if all the materials in the area are being removed.
Ms. Waffle stated the only items that will be removed are the vehicle storage in the area where
the new building will be constructed. She stated Kobold Building Supply would continue to
operate out of half of building #10 with some outdoor storage of building materials.
Cm. Schaub felt the site was unsafe due to the vehicles and other items stored there.
Ms. Waffle stated there will be some site modifications in the area, restriping of parking spaces,
and new drive aisles established around the perimeter of the building so the area would be
reconfigured to accommodate the new mini-storage building.
Cm. Brown referred to the Zoning Ordinance Chapter 8.12, Page 28-2 which speaks to the use
types permitted in the M-1 Districts. He noted the attachment is for the proposed changes and
asked why mini-storage was not included as a permitted use under that section.
Ms. Waffle answered the section mentioned is not a comprehensive list of all the uses that are
permitted. She continued the matrix in Chapter 8.12 includes the comprehensive list where
mini-storage is called out as a separate use and being permitted in M-1 districts. She suggested
it could be added to the section but that section is not comprehensive which is why it is not
mentioned.
Cm. Wehrenberg asked if there are any other noncompliant buildings that the City is aware of.
Ms. Waffle answered both U-Haul and Dublin Security Storage have legal non-conforming
status and with this Zoning Ordinance Amendment they would both become legal conforming.
Cm. Schaub asked what will change once the site becomes legal conforming.
Jeff Baker, Planning Manager answered if the building is not built to current standards it would
be grandfathered with no changes required, but if they wanted to change the building or build a
new building they would be required to meet current standards.
Chair King opened the public hearing.
Patricia Knutsen, Applicant stated she was there to answer questions.
Cm. Schaub was concerned regarding the safety of the area for people going to the new
building and the items that are stored on the site.
Ms. Knutsen stated that area is vehicle storage for tenants who have rented spaces to store their
vehicles or other items.
~'lanning Cammission
Novem6er9, 20i0
~gular9Keeting 133
DRAFT ~~~.~ ~~
Cm. Schaub stated he was not concerned with building materials but was concerned about the
safety of the public in the vehicle storage area.
Ms. Knutsen answered the stored vehicles will be moved and the Applicant stopped leasing any
more spaces in the area in anticipation of the Ordinances being approved. She continued they
are being moved to the spaces that are around the perimeter of the site. She stated the project
will create 12 rental spaces on the east side. She added a new fence line will be constructed to
separate the Kobold site. She pointed out the areas where the empty warehouse space will be
converted into smaller units. She stated there will also be arrows painted on the drive lanes to
show a one-way traffic pattern throughout the site.
Cm. Wehrenberg asked if the new parking stalls will be rented space.
Ms. Knutsen answered yes, it will be outdoor storage spaces rented for RV, vehicle, or boat
storage.
Cm. Wehrenberg was concerned about enough parking for the site.
Ms. Knutsen responded usually the customers drive directly to their unit, load or unload items
and then leave reducing the need for dedicated parking. She continued there are dedicated
spaces with handicap parking on the site.
Mr. Baker stated the Site Plan designates the existing customer parking as well as new customer
parking, and vehicle storage areas.
Chair King closed the public hearing.
There was a discussion regarding a finding for public safety and where it is located in the
Resolution.
Ms. Waffle stated in the SDR Resolution finding H deals with circulation.
Chair King was concerned there was no specific finding for public safety in the SDR.
Mr. Baker stated that Emergency Services and Fire Prevention both reviewed the project and
included Conditions of Approval which are part of the Resolution to ensure proper emergency
safety is provided to the facility.
Chair King asked why a specific reference to safety was not included in the findings for the
project.
Mr. Baker answered it is partially covered by finding H as well as the findings are set forth in
the Zoning Ordinance for SDR.
Chair King asked if the Planning Coxrunission makes the finding for H does that include public
safety.
2'lanning ~ommission Novem6er9, 2010
~gular Meeting 134
DRAFT DRAFT
~ ~
Mr. Baker answered A through H are the findings that are required by the Zoning Ordin~ance~
for approval of an SDR.
Cm. Schaub asked about adding a finding for public safety in the Resolution since the
Comrnission discussed safety for people on site.
Mr. Baker answered it would not be a requirement to add a finding specifically. He stated Staff
could add a finding to the Resolution if the Commission wanted, but if the Commission wanted
to make a structural change to the Zoning Ordinance to require additional findings they would
have to amend the Zoning Ordinance to include the finding. He further pointed out that the
Commissioners discussion would be included in the minutes.
Cm. Schaub stated as long as the discussion is mentioned in the minutes of this meeting that
would be enough.
On a motion by Cm. Wehrenberg and seconded by Cm. Schaub, on a vote of 4-0-1, the Planning
Commission, with Cm. Swalwell recusing himself, adopted:
RESOLUTION NO. 10- 52
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF A NEGATIVE DECLARATION TO
AMEND THE DUBLIN ZONING ORDINANCE TO ALLOW MINI-STORAGE AS A
PERMITTED USE IN THE M-1 (LIGHT INDUSTRIAL) ZONING DISTRICT AND TO
IDENTIFY THE M-1 (LIGHT INDUSTRIAL) ZONING DISTRICT AS CONSISTENT
WITH THE BUSINESS PARK/INDUSTRIAL AND OUTDOOR STORAGE
GENERAL PLAN LAND USE AND FOR THE EXPANSION OF AN EXISTING MINI-
STORAGE FACILITY LOCATED AT 6005/6015 SCARLETT COURT
(APN 941-0550-033 AND -034)
PLPA-2010-00005 & PLPA-2010-00006
RESOLUTION NO. 10- 53
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF ZONING ORDINANCE
AMENDMENTS TO ALLOW MINI-STORAGE AS A PERMITTED USE IN THE M-1
(LIGHT INDUSTRIAL) ZONING DISTRICT AND TO IDENTIFY THE M-1 (LIGHT
INDUSTRIAL) ZONING DISTRICT AS CONSISTENT WITH THE BUSINESS
PARK/INDUSTRIAL AND OUTDOOR STORAGE GENERAL PLAN LAND USE
CITY-WIDE
PLPA-2010-00005
2'lanning ~ommission Novem6er9, 2010
2~gular Meeting 13 5
DRAFT DRAFT
RESOLUTION NO. 10- 54 ~~ ~~ ~~/
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR THE CONSTRUCTION OF A NEW
8,160 SQUARE FOOT MINI-STORAGE BUILDING AND THE CONVERSION OF 4,650
SQUARE FEET OF AN EXISTING WAREHOUSE BUILDING TO MINI-STORAGE USES
~ AT 6005/6015 SCARLETT COURT
(APN 941-0550-033 & 941-0550-034)
PLPA-2010-00006
Glenn Kierstead, Applicant stated he would review the area the Commission is concerned with
and ensure that the site is safe.
Cm. Schaub mentioned a gas station project at Regional Street and Amador Valley Blvd. which
the Commission approved. He was concerned that the canopy that is being built is not what
was approved by the Commission and seems to be unsafe.
Mr. Baker stated the Applicant has a valid building permit but only a portion of the work has
been done. The Applicant has time to complete the project but if it is not completed and the
permit expires the City would pursue enforcement. He continued the City will ensure that the
work is completed according to the plan.
NEW OR UNFINISHED BUSINESS - NONE
OTHER BUSINESS - NONE
10.1 Brief INFORMATION ONLY reports from the Planning Commission and/ or Staff,
including Committee Reports and Reports by the Planning Coinmission related to
meetings attended at City Expense (AB 1234).
10.2 Mr. Baker announced the meeting on 11-23-10 is canceled.
ADTOURNMENT - The meeting was adjourned at 7:36:35 PM
ATTEST:
Jeff Baker
Planning Manager
G: IMINUTESI20101PLANNING COMMISSION111.09.10 DRAFT PC Minutes.doc
Respectfully submitted,
Morgan King
Chair Planning Commission
4'lanning Commission Novem6er9, 2010
~gular~teeting 136
~ ~
~
RESOLUTION NO. xx-10
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION TO AMEND ZONING ORDINANCE CHAPTER
8.12 (ZONING DISTRICTS AND PERMITTED USE OF LAND) TO ALLOW MINI-STORAGE
AS A PERMITTED USE IN THE M-1 (LIGHT INDUSTRIAL) ZONING DISTRICT AND
CHAPTER 8.28 (INDUSTRIAL ZONING DISTRICTS) TO IDENTIFY THE M-1 (LIGHT
INDUSTRIAL) ZONING DISTRICT AS CONSISTENT WITH THE BUSINESS
PARK/INDUSTRIAL AND OUTDOOR STORAGE GENERAL PLAN LAND USE AND SITE
DEVELOPMENT REVIEW FOR THE CONSTRUCTION OF A NEW 8,160 SQUARE FOOT
MINI-STORAGE BUILDING AND THE CONVERSION OF 4,650 SQUARE FEET OF AN
EXISTING WAREHOUSE BUILDING TO MINI-STORAGE USES AT
DUBLIN SECURITY STORAGE
CITY-WIDE
6005/6015 SCARLETT COURT (APN 941-0550-033 & 941-0550-034)
PLPA 2010-00005 & PLPA-2010-00006
WHEREAS, Glenn Kierstead, property owner and business owner of Dublin Security
Storage located at 6005/6015 Scarlett Court has requested a Zoning Ordinance Amendment to
allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District; and
WHEREAS, the requested amendments would also have the effect of permitting Mini-
Storage uses in PD (Planned Development) Zoning Districts that allow M-1 (Light Industrial)
uses; and
WHEREAS, Staff is also recommending a Zoning Ordinance Amendment to Section
8.28.020.B.4 (General Plan Consistency) to identify the M-1 (Light Industrial) Zoning District as
being consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use;
and
WHEREAS, Mr. Kierstead has also requested approval of a Site Development Review to
construct a new 8,160 square foot mini-storage building and to convert 4,650 square feet of an
existing warehouse building to mini-storage uses at Dublin Security Storage (the "Project"); and
WHEREAS, the Project is located in an M-1 (Light Industrial) Zoning District and has a
General Plan Land Use designation of Business Park/Industrial and Outdoor Storage; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to the CEQA, an Initial Study/Negative Declaration has been
prepared for the Project and was circulated for public review from October 2, 2010 to October
22, 2010; and
WHEREAS, no comments were received on the Negative Declaration during the public
review period; and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission on
November 9, 2010 recommending City Council adoption of a Negative Declaration to allow Mini-
ATTACHMENT 9
~ ~, ~~
Storage as a permitted use in the M-1 (Light Industrial) Zoning District and comparable PD
(Planned Development) Zoning Districts and to identify the M-1 (Light Industrial) Zoning District
as consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use
designation; and
WHEREAS, the Staff Report submitted to the City of Dublin Planning Commission also
recommended approval of a Site Development Review to construct a new 8,160 square foot
mini-storage building and to convert 4,650 square feet of an existing warehouse building to mini-
storage uses at Dublin Security Storage; and
WHEREAS, any Site Development Review approval will be contingent upon City Council
approval of the proposed Negative Declaration and Zoning Ordinance Amendments; and
WHEREAS, the Planning Commission held a public hearing on said application on
November 9, 2010 and adopted a Resolution recommending City Council adoption of the
Negative Declaration; and
WHEREAS, a Staff Report was submitted to the City of Dublin City Council on December
7, 2010 recommending City Council adoption of a Negative Declaration to allow Mini-Storage as
a permitted use in the M-1 (Light Industrial) Zoning District and comparable PD (Planned
Development) Zoning Districts and to identify the M-1 (Light Industrial) Zoning District as
consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use
designation; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, the City Council did hear and consider the proposed Negative Declaration,
all said reports, recommendations and testimony herein above set forth and used its
independent judgment to evaluate the project.
NOW THEREFORE, BE IT RESOLVED THAT the City Council does hereby adopt the
Negative Declaration for the Dublin Security Storage Zoning Ordinance Amendment and Site
Development Review attached as Exhibit A to this Resolution and incorporated herein by
reference.
PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this
_ day of 2010, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
G:IPA#120101PLPA-2010-00006 Dublin Security Storage Rez_SDRIPC 11.09. lOlAtt 8 Draft CC Reso Neg Dec_Final.doc
ZOf2
~~ ~F DUB.~j l~ t~ ~ ~ ~
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~ ~~ ~ CITY OF DUBLIN
~LrFna~~ NEGATIVE DECLARATION
Project Title: PLPA-2010-00006 Dublin Security Storage Zoning Ordinance Amendment
and Site Development Review
Project Description: The project proposes amendments to the Dublin Zoning Ordinance to
identify the M-1 (Light Industrial) Zoning District as consistent with the
Business Park/Industrial and Outdoor Storage General Plan Land Use
and to allow Mini-Storage as a permitted use in the M-1 (Light
Industrial) Zoning District. The project also includes Site Development
Review for the expansion of Dublin Security Storage, an existing mini-
storage facility. The expansion includes the construction of an 8,160
square foot mini-storage building and the conversion of 4,650 square
. feet of an existing 8,600 square foot building for mini-storage uses.
Dublin Security Storage is located at 6005/6015 Scarlett Court.
Project Location: 6005/6015 Scarlett Court, M-1 (Light Industrial) Zoning Districts
Citywide and PD (Planned Development) Zoning Districts with
underlying M-1 uses Citywide
Name of Proponent: City of Dublin
Attn: Marnie R. Waffle, Senior Planner
Community Development Department
100 Civic Plaza, Dublin CA 94568 ,
Determination: I hereby find that the proposed project could not have a significant effect on
the environment and therefore a NEGATIVE DECLARATION has been
prepared.
Jeri Ra , AICP, Community Development Director Date
Copies of the Initial Study documenting the reasons to support the above finding are available at the City
of Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568, or by calling (925)
833-6610.
Date Published:
Date Posted:
Date Notice Mailed:
Considered by:
On:
N.O. D. filed:
Council Resolution No
Page 1 of 25
EXHIBIT A TO
ATTACHMENT 9
~~~~
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19
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Dublin Security Storage Zoning Ordinance Amendment
and Site Development Review
Initial Study/Negative Declaration
Planning Apptication PLPA-2010-00006
Lead Agency
City of Dublin
100 Civic Plaza
Dublin, CA 94568
September 2010
..,_~ .,.., ._._..:.r.v, ,.,f_.....~:
Page 2 of 25
~~~~~
TABLE OF CONTENTS
Environmental Checklist Form - Initial Study .................................................................. 4
Project Description ......................................................................................................... . 5
Figure 1: Dublin General Plan Land Use Map ............................................................... . 7
Figure 2: Dublin Zoning Map ......................................................................................... . 8
Environmental Factors Potentially Affected .................................................................... 9
Environmental Determination ........................................................................................ 10
Environmental Impacts .................................................................................................. 11
Assessment of Environmental Impacts ......................................................................... 12
Aesthetics ................................................................................................................ 12
Agricultural Resources ............................................................................................. 13
Air Quality ................................................................................................................ 13
Biological Resources ............................................................................................... 14
Cultural Resources ......................................................................:........................... 15
Geology and Soils .................................................................................................... 16
Hazards and Hazardous Materials ........................................................................... 17
Hydrology and Water Quality ................................................................................... 18
Land llse and Planning ........................................................................................... 20
Mineral Resources ................................................................................................... 20
Noise ........................................................................................................................ 21
Population and Housing ............................................................................................ 22
Public Services .....................................:.................................................................. 22
Recreation ............................................................................................................... 23
Transportation and Traffic ....................................................................................... 23
Utility and Services Systems ..................~.................................................................. 24
Mandatory Findings of Significance ......................................................................... 25
._ _ ..._.__ ~_,~.r ~
Page 3 of 25
ENVIRONMENTAL CHECKLIST FORM - INITIAL STUDY
~,.
~ qin.
~~ I /
This Initial Study has been prepared in accord with the provisions of the California Environmental
Quality Act (CEQA) to assess the potential environmental impact of implementing the proposed
project described below. The Initial Study consists of a completed environmental checklist and a
brief explanation of the environmental topics addressed in the checklist.
1. Project Title:
2. Lead Agency Name/Address:
3. Contact Person/Phone Number:
4. Project Location:
5. Project Sponsor's Name/Address:
6. General Plan Designation:
7. Zoning:
8. Surrounding land uses and setting:
9. Public Agency Required Approvals:
Dublin Security Storage Zoning Ordinance
Amendments and Site Development Review
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Marnie R. Waffle, Senior Planner
City of Dublin
Community Development Department
(925) 833-6610
6005/6015 Scarlett Court
Citywide, M-1 (Light Industrial) Zoning Districts
Citywide, PD (Planned Development Zoning
Districts with underlying M-1 uses)
City of Dublin
Community Development Department
100 Civic Plaza
Dublin, CA 94568
Business Park/Industrial & Outdoor Storage
Business Park/Industrial
Industrial Park
Citywide, M-1 (Light Industrial)
Citywide, PD (Planned Development with
underlying M-1 uses)
Various, Citywide
None
~.. ~ ,..:__ _~__ ... ..:.. ._~, __ ~~_r.r.
Page 4 of 25 -- -~ -, ,_ _..,.___
PROJECT DESCRIPTION
~~9 ~
The project proposes amendments to the Dublin Zoning Ordinance to identify the M-1 (Light
Industrial) Zoning District as consistent with the Business Park/Industrial and Outdoor Storage
General Plan Land Use and to allow Mini-Storage as a permitted use in the M-1 (Light Industrial)
Zoning District. The project also includes Site Development Review for the expansion of Dublin
Security Storage, an existing mini-storage facility. The expansion includes the construction of an
8,160 square foot mini-storage building and the conversion of 4,650 square feet of an existing
8,600 square foot building for mini-storage uses. Dublin Security Storage is located at 6005/6015
Scarlett Court.
Business Park/Industrial and Outdoor Storaqe General Plan Land Use
The Business Park/Industrial and Outdoor Storage Land Use is located within the Primary
Planning Area (see Figure 1). The Dublin General Plan defines Business Park/Industrial and
Outdoor Storage as inclusive of Business Park/Industrial uses which include non-retail businesses
that do not involve heavy trucking or generate nuisances due to emissions, noise or open uses.
Floor area ratios range from .30-.40 and include areas such as Clark Avenue and Sierra Court.
Residential uses are not permitted within the Business Park/Industrial land use.
In addition to Business Park/Industrial Uses, the Business Park/Industrial and Outdoor Storage
land use allows for retail and manufacturing activities that are conducted outdoors such as mobile
home or construction materials storage and includes areas such as Scarlett Court. Floor area
ratios range from .25-.40.
According to the General Plan Land Use Map, the Scarlett Court area and the south side of
Houston Place are designated as Business Park/Industrial and Outdoor Storage; no other areas
of the City currently have this designation. The Scarlett Court area is zoned M-1 (Light Industrial)
and the south side of Houston Place is zoned PD (Planned Development) with underlying C-2
(General Commercial) and M-1 (Light Industrial) uses.
The Dublin Zoning Ordinance identifies consistency between General Plan land uses and zoning
districts. The M-1 zoning district is consistent with the Business Park/Industrial and Industrial
Park land uses. No mention is made of Business Park/Industrial and Outdoor Storage.
Zoning Ordinance Amendment No, 1: Amend Chapter 8.28 (Industrial Zoning Districts) to
include Business Park/Industrial and Outdoor Storage as consistent with the M-1 Zoning District
(Section 8.28.020.B.4).
M-1 (Liqht Industrial) Zoninq District
Mini-Storage is currently a permitted use in the C-2 (General Commercial) Zoning District and is
defined in the Dublin Zoning Ordinance as follows,
The term Mini-Storage shall mean storage or warehousing service within a
building(s) primarily for individuals to store personal effects and by businesses to
store materials for operation of an industrial or commercial enterprise located
elsewhere. Incidental uses in a mini-storage may include the repair and
maintenance of materials stored by the tenant but in no case may storage spaces in
~ .. _._~. .~._ _ ~,. ~_~ . _=.z ~_,~
Page 5 of 25
~~~~~ ~~
~
a Mini-Storage facility function as an independent retail, wholesale, business or
service use.
Mini-Storage was a permitted use in the M-1 district under the~Alameda County Zoning Ordinance
which the City of Dublin adopted upon incorporation in 1982. In 1997, the Zoning Ordinance
underwent a wholesale revision and it is presumed that at that time Mini-Storage was eliminated
as a permitted use in the M-1 district.
Two mini-storage facilities were established in the M-1 district prior to the 1997 Zoning Ordinance
revisions and continue to operate today. These mini-storage facilities are located at 6265 Scarlett
Court (U-Haul) and 6005/6015 Scarlett Court (Dublin Security Storage). The Zoning Ordinance is
proposed to be amended to allow Mini-Storage as a permitted use in the M-1 district. This would
allow Dublin Security Storage to expand their existing facility as described above and also has the
potential to allow for the future development of Mini-Storage in other M-1 districts throughout the
City. Mini-storage facilities are typicatly one-story, sometimes two-story, but future development
would be limited by the 45-foot maximum height standard in the M-1 district. Mini-storage
facilities tend to be low-intensity uses with few employees. Large-truck traffic or regular
commercial deliveries would not typically be expected.
Currently, the City of Dublin has three M-1 zoning district areas: Scarlett Court, Sierra Court and
a parcel of land located at 11711 Dublin Blvd. Some PD (Planned Development) zoning districts
may also have an underlying M-1 zoning designation. One such district is located along
Dougherty Road and includes Houston Place (See Figure 2). The M-1 district permits a range of
light industrial uses such as research and development labs, trucking terminals, and warehousing
and distribution. All of the M-1 and PD districts affected by the proposed amendment already
permit light industrial uses. All new uses in the affected districts also require Site Development
Review and related site-specific environmental review.
All of the aforementioned areas which have an M-1 zoning designation are currently developed
and not anticipated to redevelop in the near future. However, the proposed Zoning Ordinance
amendment would allow for Mini-Storage uses to be established in these areas should
redevelopment occur.
Zoning Ordinance Amendment No. 2: Amend Chapter 8.12 (Zoning Districts and Permitted
Uses of Land) to add Mini-Storage (Use Type) as a permitted use in the M-1 zoning district
(Section 8.12.050 Commercial Use Types).
Site Development Review
The project also includes the expansion of an existing mini-storage facility. The applicant, Dublin
Security Storage, is proposing to construct an 8,160 square foot mini-storage building and convert
4,650 square feet of an existing 8,600 square foot building for mini-storage use at 6005/6015
Scarlett Court. The site is located within an M-1 (Light Industrial) Zoning District and has a
General Plan Land Use of Business Park/Industrial and Outdoor Storage. The proposed project
complies with all applicable development standards for the M-1 district, including. height, parking
landscaping, etc. Any Site Development Review approval to expand the existing mini-storage use
is contingent upon approval of the Zoning Ordinance Amendments described above to identify the
M-1 zoning district as consistent with the Business Park/Industrial and Outdoor Storage General
Plan Land Use and to allow mini-storage as a permitted use in the M-1 zoning district.
__ _ . ._ .:..~, ,_ -. ..__ -__ . . _~. ~~..-,-,-_ _ :. _. _,.,.._.
Page 6 of 25
FIGURE 1. DUBLIN GENERAL PLAN LAND USE MAP
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Page 7 of 25
D U B L I N C E lY E R A L P L A N
L,~ N D U S E M e1 P aa amendw_a ch~~~~.,h ~,F~9~:! ~~a~
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FIGURE 2. DUBLIN ZONING MAP
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Page 8 of 25 ~
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
r
~~~ ~~ ~~
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the
following pages.
- Aesthetics - Agricultural Resources
- Biological Resources - Cultural Resources
- Hazards and
Hazardous Materials - Hydrology/V1/ater
Quality
- Mineral Resources - Noise
- Public Services - Recreation
- Utilities/Service
S stems - Mandatory Findings of
Si nificance
- ~ Air Quality
- ~ Geology/Soils
- ~ Land Use/ Planning
- ~ Population/Housing
- I Transportation/
Circulation
_~.__ .,,,~_._ __. _ _...
,_.._ V . . .:~_ .:
Page 9 of 25 ... ~ - " ~"°
~~ ~~ ~~
ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
X environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a"potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the
earlier analysis as described on attached sheefis. An EiVVIRONMENTAL iMPACT
REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
~~~~ ~~
Signature
Ma v~ i~. ~.~1 a-~-~ l~
Printed name
10.01. i0
Date
Ci ~y c~ T~,tbt i ~t
For
Page 10 of 25
~ 1~~~ ~0
ENVIRONMENTAL IMPACTS
This assessment of environmental impacts assesses the potential impacts of the Zoning
Ordinance Amendments to identify the M-1 (Light Industrial) Zoning District as consistent with the
Business Park/Industrial and Outdoor Storage General Plan Land Use and to allow Mini-Storage
as a permitted use in the M-1 (Light Industrial) Zoning District and the Site Development Review
for the construction of an 8,160 square foot mini-storage building and the conversion of 4,650
square feet of an existing 8,600 square foot building for mini-storage uses, in accordance with the
requirements of the California Environmental Quality Act (CEQA).
Sources used to determine potential environmental impacts include the following:
1) City of Dublin General Plan, adopted February 11, 1985 (updated to January 19, 2010)
2) City of Dublin Zoning Ordinance, adopted September 2, 1997
3) Bay Area 2005 Ozone Strategy, adopted January 4, 2006.
4) Trip Generation, Institute of Transportation Engineers, 8t" Edition.
Copies of all the documents referenced above are available for public review at the City of Dublin
Community Development Department, 100 Civic Plaza, Dublin, CA 94568.
. _ __ n. . ,s.- __~ ... __. . _ . ~ __ . , . _ ,_ ~ , ~:._~
Page 11 of 25 ~
~~~~ ~'~
ASSESSMENT OF ENVIRONMENTAL IMPACTS
I. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic
vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its
surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
a) Less Than Significant Impact. The project will have a less than significant impact on a scenic
vista. While the Zoning Ordinance Amendments create the potential for future development in the
M-1 zoning district, portions of which are located adjacent to Interstate 580 which is a designated
scenic corridor, all of the affected districts are developed sites in developed areas and future
development would be subject to the M-1 district 45-foot height limit. With so few sites affected by
the amendment and with the applicable height limit, any potential effects would be less than
significant. The expansion of the existing mini-storage facility at 6005/6015 Scarlett Court is
adjacent to Interstate 580 but will not obstruct views of scenic vistas. The site is fully developed
and the construction of a new 8,160 square foot mini-storage building will not be readily visible
from any public right-of-way.
b) No Impact. The project will have no impact to scenic resources. The affected sites are all
developed and the General Plan identifies no sensitive resources on the sites. The expansion of
the existing mini-storage facility at 6005/6015 Scarlett Court is located on a fully developed site
where no scenic resources are present.
c) Less Than Significant Impact. The project will have a less than significant impact on. the
visual character and quality of the site and surroundings. While the Zoning Ordinance
Amendments create the potential for future development of mini-storage facilities in the M-1 zoning
district, all of the affected sites are already developed, located in developed areas and already
permit other light industrial uses. Compliance with applicable development standards, such as
setbacks, building height and landscaping will be evaluated through future Site Development
Review and related project-specific environmental review to ensure that any future development of
mini-storage facilities will be attractive and compatible with surrounding uses. The expansion of
the existing mini-storage facility at 6005/6015 Scarlett Court will include the construction of a new
8,160 square foot building that complies with all applicable M-1 development standards and will
nave a less than significant impact on the visual character and quality of the site and surroundings.
The building will be designed with colors and materials that are consistent with other buildings on
the site and will be centrally located on the site and not readily visible from surrounding properties.
.. - _~ ~._.___ .__...~_ . ---~ ~__._ r_=~: ~ . _..~.._,__.-
Page 12 of 25
~~~ 1 ~
d) Less Than Significant Impact. The project will not create a significant new source of light or
glare as M-1 sites in the City are developed and already subject to urban level light and glare.
Future development of mini-storage uses in the M-1 zoning district will require project-specific
environmental review; however, impacts are not anticipated as no special high-intensity lighting is
required beyond current security lighting regulations and the storage buildings usually do not have
windows and thus would not be a source of increased nighttime light and glare. The expansion of
the existing mini-storage facility at 6005/6015 Scarlett Court will include exterior wall mounted
lighting in accordance with the City of Dublin Non-Residential Security Ordinance and will be glare
shielded and oriented towards the ground. This will ensure that any new sources of light will not
cause any spillover onto adjacent properties.
II. AGRICULTURE RESOURCES. Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
Farmland IVlapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use,
or a Williarnson Act contract?
c) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland,
to non-agricultural use?
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Miti ation
X
X
X
a-c) No Impact. The project will have no impact to agricultural resources. There is no farmland,
agricultural uses or Williamson Act contracts within any of the M-1 zoning districts. All properties
within the M-1 district are fully developed with non-agricultural uses and do not contain any
farmland. Surrounding sites are also largely developed with a variety of uses none of which are
agricultural or contain farmland.
III. AIR QUALITY. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Miti ation
X
X
X
, ~ _ ..: .~._,._ ._..:._~ .._~...
Page 13 of 25 ~.. -- 3+~~~~ .~ ~
~~ ~~ b
9
standard (incfuding releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial
pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
a-c) No Impact. The project will have no impact to air quality. The affected M-1 and PD districts
already allow development. The Zoning Ordinance Amendments create the potential for future
mini-storage development in those districts. The facilities are low intensity uses with low traffic
generation and little or no pollutant emissions from the facilities ~ themselves. All future
development of mini-storage uses in the M-1 and PD districts will require Site Development
Review and related project-specific environmental review. The expansion of mini-storage uses at
6005/6015 Scarlett Court is consistent with the Dublin General Plan Land Use of Business
Park/Industrial and Outdoor Storage and the adopted Floor Area Ratios for this land use. The
expansion will generate significantly less vehicular 4rips (2.50 daily trips per 1,000 square feet or'
gross floor area) than if the site were developed with light industrial uses (6.97 daily trips per
1,000 square feet of gross floor area).
d-e) No Impact. The Bay Area Air Quality Management District defines sensitive receptors as
facilities where sensitive receptor population groups (children, the elderly, the acutely ill and the
chronically ill) are likely to be located. These land uses includes residences, schools,
playgrounds, child care centers, hospitals and medical clinics; none of these sensitive uses are on
or adjacent to the affected sites. Mini-storage facilities would not create objectionable odors.
This project involves the expansion of an existing mini-storage facility in a light industrial zoning
district where there are no sensitive receptor population groups nor would the project create
objectionable odors.
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans, policies,
or regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, and regulations or by the California
Department of Fish and Game or US Fish and
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
r . _._ . _ ._. ~ - ~_ _._ ....,
Page 14 of 25
~~~~ ~~
Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited
to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption,
or other means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
fl Conflict with the provisions of an adopted
Habitat Conservation Plan, fVafiural Communi~y
Conservation Plan or other approved local,
regional, or state habitat conservation plan?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
a-d) No Impact. The project will have no impact to biological resources. The Zoning Ordinance
Amendments create the potential for future development of mini-storage facilities in the M-1
district but do not approve any specific development. All future development of mini-storage uses
in the M-1 and PD districts will require Site Development Review and related project-specific
environmental review; however, no impacts would be anticipated as no sensitive biological
resources currently exist on the affected sites. The expansion of mini-storage uses at 6005/6015
Scarlett Court will occur on a fully developed site within a light industrial zoning district where no
wildlife species, wetlands or other biological resources exist.
e-fl No Impact. The project is consistent with the Dublin General Plan and other adopted policies
related to preservation and protection of biological resources. The City has no adopted habitat
conservation plans. There are no protected trees present within the project site.
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
§ 15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Miti ation
X
X
X
.., . _ ..,--- -- .~_
._._ ._..._ __ ._ . . ___.._.-:_..
Page 15 of 25
~~ ~~
~~
geologic feature?
d) Disturb any human remains, including those
interred outside of formal cemeteries?
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Miti ation
X
a-d) No Impact. The project will have no impact to cultural resources. The Zoning Ordinance
Amendments create the potential for future development of mini-storage facilities in the M-1 and
some PD districts. The affected sites are developed and have already been subject to ground
disturbance. All future development of mini-storage uses in the M-1 and PD districts will require
Site Development Review and related project-specific environmental review. Public Works
standard conditions of approval include procedures to be followed if unexpected cultural
resources are discovered during excavation. Under these circumstances, no cultural resources
impacts will occur. The expansion of mini-storage uses at 6005/6015 Scarlett Court will occur on
a fully developed site that has no historic structures and no known archaeological or
paleontological resources. The project will comply with the Conservation Element of the Dublin
General Plan and Dublin Zoning Ordinance Chapter 8.48 (Archaeological Resources
Regulations).
VI. GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ii) Strong. seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the projecf, and potentially result in on-
or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
Page 16 of 25
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
X
X
X
~~~~~ ~ ~
property?
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water?
Potentially
Significant Less Than
Significant Less Than
Significant No Impact
Impact with Impact
Miti ation
X
a-d) Less Than Significant Impact. The project will have a less than significant impact on
geology and soils. The Zoning Ordinance Amendments will allow for the future development of
mini-storage uses within the M-1 (Light Industrial) Zoning District and some PD districts in a
region that is susceptible to rupture of earthquake faults, seismic ground shaking, seismic related
ground failure and landslides. The Seismic Safety Element of the Dublin General Plan addresses
impacts related to ground shaking, ground rupture, and soil based hazards. One of the guiding
policies of this Element states that, "geologic hazards shall be mitigated or development shall be
located away from geological hazards in order to preserve life, and protect property". All of the
affected sites are developed and located in developed areas. None are located in an Earthquake
Fault Zone (formerly Alquist Priolo Zone) and all construction would be subject to state building
codes. Adherence to the Seisrr~ic Safeiy Element wili resulfi in a less than significant impact. The
expansion of mini-storage uses at 6005/6015 Scarlett Court will adhere to the Seismic Safety
Element of the Dublin General Plan resulting in a less than significant impact. All project
construction will adhere to the Building Codes in effect at the time of permit issuance including
seismic safety resulting in a less than significant impact.
e) No Impact. The project is served by public sewer and water therefore the use of septic
systems or alternative wastewater disposal systems will not be utilized.
VII. HAZARDS AND HAZARDOUS MATERIALS. Would the proiect:
a) Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset/accident conditions involving the release
of hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
_, _ _ ._:. ___ - ---- , _~. ~.._ , __~.
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Page 17 of 25
~~ ~~ ~
~
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project result in a
safety hazard for people residing or working in
the project area?
~ For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working in the
project area?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
a-h) No Impact. The project will have no impact related to hazards or hazardous materials as
these materials or substances would not typically be used in a mini-storage facility. The Zoning
Ordinance Amendments create the potential for future mini-storage development in the M-1 and
some PD districts; all such development would be subject to existing height regulations and M-1
performance standards limiting explosive materials, contaminants and other hazards. Given the
nature of the mini-storage use and compliance with existing regulations, the amendments would
not create hazards or hazardous materials impacts. The expansion mini-storage uses ai
6005/6015 Scarlett Court is not within an airport land use plan or in the vicinity of a private airstrip.
The site is not located near any wildlands and therefore will not interfere with any emergency
evacuation plans and will not create any risk of wildland fires.
VII. HYDROLOGY AND WATER QUALITY. Would the proiect:
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that,there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-
existing nearby wells would drop to a level which
would not support existing land uses or planned
uses for which permits have been granted)?
c) Substantially alter the existing drainage pattern
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Miti ation
X
X
X
, . . _. . . - =. ~_ ., .
Page 18 of 25
~~~~~~
of the site or area, including through the
alteration of the course of a stream or river, in a
manner which would result in substantial erosion
or siltation on- or off-site?
d) Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river, or
substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or off-site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned storm
water drainage systems or provide substantial
additional sources of polluted runoff?
~ Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard
area as mapped on a federal Flood Hazard
Boundary. or Flood Insurance Rate Map or other
flood hazard delineation map?
h) Place within a 100-year flood hazard area
structures which would impede or redirect flood
flows?
i) Expose people or structures to a significant risk
of loss, injury or death involving flooding,
including flooding as a result of the failure of a
levee or dam?
j) Expose people or structures to a significant risk
of loss, injury or death involving inundation by
seiche, tsunami, or mudflow?
Poter;riwlly
Signifiicant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
X
X
X
a-fl Less Than Significant Impact. The project will have a less than significant impact on
hydrology and water quality. The Zoning Ordinance Amendments create the potential for future
mini-storage development in the M-1 and some PD districts; the affected sites are developed, in
developed areas with existing public water and storm drainage facilities. Mini-storage facilities are
not high demand water users and any future development would be subject to Public Works
standards for drainage. The affected sites are relatively flat so any future development would not
be expected to create soil erosion. Future re-development on existing developed sites would not
be expected to increase runoff. Like any future mini-storage development, the expansion of mini-
storage uses at 6005/6015 Scarlett Court will conform to Alameda County Flood Control and
Water Quality District, Zone 7 requirements and will meet the water quality standards of the City
of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water program.
Additionally, a Stormwater Pollution Prevention Plan (SWPPP) will be required, listing Best
Management Practices which reduce the potential for water quality degradation during
construction and post construction activities.
~_ _. , , _. . .. .. _ . ._ :. ,:.._, ...:_ ..
Page 19 of 25
~SS~~ ~U
g) No Impact. The project is limited to allowing Mini-Storage as a permitted use in the M-1 (Light
Industrial) Zoning District and PD districts allowing M-1 uses, and allowing the expansion of an
existing mini-storage facility. Housing is not permitted in the M-1 district.
h) Less Than Significant Impact. Based on Federal Emergency Management Agency (FEMA)
Flood Insurance Rate Maps portions of the M-1 district are located within a designated 100-year
flood hazard area and would be subject to building code requirements to raise the sites abaove
flood levels. The expansion of mini-storage uses at 6005/6015 Scarlett Court will conform to all
local building codes including raising the finish floor by 1-foot above flood level.
i j) No Impact. Compliance with building codes will ensure no flooding impacts. There are no
large bodies of water on or near the affected sites that would cause seiche hazards; all of the
sites are inland and relatively flat and would not be affected by tsunami or mudflow.
IX. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over
the project (including, but not limited to the
general plan, specific plan, local coastal
program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
Potentially Less Than Less Than No Impact
Significant Significant Significant .
Impact with Impact
Miti ation
X
X
X
a-c) No Impact. The project will have no impact to land use and planning. The Zoning
Ordinance Amendments will allow for the establishment of mini-storage uses in the. M-1 district
where mini-storage has historically been a permitted use and in some PD districts. The
ame.ndments are consistent with General Plan land use designations and industrial development
policies. The City has no adopted habitat conservation plans. The expansion of mini-storage
uses at 6005/6015 Scarlett Court will occur on a site where mini-storage was established as a
permitted use and has operated with no adverse impacts to land use or planning.
X. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locally-
important mineral resource recovery site
delineated on a local general plan, specific plan
or other land use plan?
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Miti ation
X
X
Page 20 of 25
a-b) No Impact. The project will have no impact to mineral resources as there are no mineral
resource sites in the City. The expansion of mini-storage uses at 6005/6015 Scarlett Court will
occur on a developed site and the construction of the new building will be located within a paved
area currently utilized for vehicle storage.
XI. NOISE. Would the project:
a) Expose persons to or generate noise levels in
excess of standards established in the local
general plan or noise ordinance, or applicable
standards of other agencies?
b) Expose persons to or generate excessive
ground borne vibration or ground borne noise
levels?
c) Result in a substantial permanent increase in
ambient noise levels in the project vicinity above
levels existing without the project?
d) F2esult in a substantial temporary or periodic
increase in ambient noise levels in the project
vicinity above levels existing without the project?
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project expose
people residing or working in the project area to
excessive noise levels?
fl For a project within the vicinity of a private.
airstrip, would the project expose people residing
or working in the project area to excessive noise
levels?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
X
X
a-fl No Impact. The project will not expose persons to noise levels in excess of noise standards
adopted in the Noise Element of the Dublin Genera Plan or create excessive noise levels. The
Zoning Ordinance Amendments will not result in an increase in ambient noise levels and will not
impact any property located within an airport land use plan or near a private airstrip. The Zoning
Ordinance Amendments create the potential for future development of mini-storage facilities in
the M-1 and some PD districts but such uses are typically low intensity and do not involve high
construction, traffic, operational or other noise generation. Any future mini-storage development
would also be subject to the City's noise standards. The expansion of mini-storage uses will not
expose persons to noise levels in excess of noise standards adopted in the Noise Element of the
Dublin Genera Plan or create excessive noise levels. Noise related to construction of the new
building will be negligible and temporary. The project site is not located within an airport land use
plan or near a private airstrip.
~~~~~
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Page 21 of 25 c
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XII. POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Miti ation
X
X
X
a-c) No Impact. The project will have no impacts to population or housing. The Zoning Ordinance
Amendments are limited to identifying the M-1 (Light Industrial) Zoning District as consistent with
the Business Park/Industrial and Outdoor Storage General Plan Land Use and allowing Mini-
Storage as a permitted use in the M-1 (Light {ndustrial) Zoning Districi. Residential uses are not
permitted in the Business Park/Industrial and Outdoor Storage land use and none are currently
located within the areas designated for Business Park/Industrial and Outdoor Storage. While the
Zoning Ordinance Amendments create the potential for future development of mini-storage
facilities in the M-1 district, all of the sites are already designated for development and served by
public utilities and services. As such, the amendments would not induce growth in areas not
planned for development. The expansion of mini-storage uses at 6005/6015 Scarlett Court will
not induce substantial population growth or displace existing housing or people. The project site
is developed with existing mini-storage uses.
XIII. PUBLIC SERVICES. Would the project:
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response
times or other performance objectives for any of
the public services:
Fire Protection?
Police Protection?
Schools?
Parks?
Other Public Facilities?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
X
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Page 22 of 25
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a) No Impact. The project will have no impacts to public services. The affected sites are in urban
developed areas currently served by public services and utilities. New development of mini-
storage facilities pursuant to the amendments would be subject to payment of the City's Public
Facilities Fees, as applicable. The expansion of mini-storage uses at 3005/6015 Scarlett Court
will not result in substantial adverse physical impacts to fire protection, police protection, schools,
parks or any other public facility.
XIV. RECREATION. Would the project:
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
a-b) No Impact. The project will have no impacts to recreation. The affected sites are planned
for development in the General Plan and future development would be subject to applicable
Public Facilities Fees for the provision of parks and recreational facilities. The expansion of mini-
storage uses at 6005/6015 Scarlett Court will not increase the use of existing parks or recreational
facilities or require the construction of additional recreational facilities.
XV. TRANSPORTATION/TRAFFIC. Would the project:
a) Cause an increase in traffic which is substantial
in relation to the existing traffic load and capacity
of the street system (i.e., result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion
at intersections)?
b) Exceed, either individually or cumulatively, a
level of service standard established by the
county congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns,
~including either an increase in traffic levels or a
change in location that result in substantial
safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
X
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Page 23 of 25
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equipment)?
e) Result in inadequate emergency access?
fl Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation
(e.g., bus turnouts, bicycle racks)?
Potentially
Significant
Impact Less Than
Significant
with
Miti ation Less Than
Significant
Impact No Impact
X
X
X
a-g) No Impact. The project will have no impacts to transportation or traffic. All of the affected
sites are currently planned for light industrial uses that would have been assumed in the City's
transportation planning and subject to Traffic Impact Fees, as appropriate. Like future mini-
storage development, the expansion of mini-storage uses at 6005/6015 Scarlett Court is
negligible, generating significantly less vehicular trips (2.50 daily trips per 1,000 square feet of
gross floor area) than if the site were developed with light industrial uses (6.97 daily trips per
1,000 square feet of gross floor area).
VI. UTILITIES AND SERVICE SYSTEMS. Would the ro'ect:
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality Control
Board?
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the construction
of which could cause significant environmental
effects?
c) Require or result in the construction of new
storm water drainage facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and
resources, or are new or expanded entitlements
needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to serve
the project's projected demand in addition to the
provider's existing commitments?
fl Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid
waste disposal needs?
g) Comply with federal, state, and local statutes
and regulations related to solid waste?
m, __ ~ _.__. ,,-:..,,
Page 24 of 25
Poieniially
Significant
Impact Less Than
Significant
with
Miti ation Less i han
Significant
Impact No Impact
X
X
X
X
X
X
X
~~,~°g ~, ~
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a-g) No Impact. The project will have no impact to utilities or service systems. The affected sites
are already planned for development and receive public water and sewer service from the Dublin
San Ramon Services District. Mini-storage facilities are low intensity uses with minimal water
demand and wastewater generation; future development of such uses would not be anticipated to
cause water demand or wastewater generation beyond that projected in utility planning. New
development of mini-storage facilities would be subject to Public Facilities Fees, as applicable.
The expansion of mini-storage uses at 6005/6015 Scarlett Court will not adversely affect water
supplies, wastewater treatment capacity or landfill capacity and will comply with all regulations
related to solid waste.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self-sus#aining levels, threaten to eliminate a
plant or animal community, reduce the number
or restrict the range of a rare or endangered
plant or animal or eliminate important examples
of the major periods of California history or
prehistory?
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection with
the effects of past projects, the effects of other
current projects, and the effects of probable
future projects)?
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Miti ation
X
X
X
a) No Impact. The preceding analysis indicates that the proposed project will not have a
significant adverse impact on biological, cultural or historical resources.
b) No Impact. All of the affected sites are already planned for urban level development of light
industrial uses. The amendments affect relatively few sites in Dublin, and with low intensity of
mini-storage uses, are not expected to result in cumulatively considerable impacts. The
preceding analysis indicates that the proposed project at 6005/6015 Scarlett Court will not have a
significant adverse impact, individually or cumulatively.
c) No Impact. Based on the preceding Initial Study, no substantial adverse effects to human
beings, either directly or indirectly have been identified.
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