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HomeMy WebLinkAbout99-021 7-ElvnStr&Gas08-08-2000AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 8, 2000 SUBJECT: PUBLIC HEARING PA 99-021, 7-Eleven Convenience Store and Gas Station, Conditional Use Permit and Site Development Review (Report Prepared by: Anne Kinney, Associate Planner) ~asevF~c p4 y, ~ ATTACHMENTS: ~ 1. Draft Resolution adopting the Mitigated Negative Declaration and Mitigation Monitoring Program 9 2. Draft Resolution approving the Conditional Use Permit and Site Development Review, subject to conditions (with the Public Works Standard Conditions attached as Attachment A) -y~ ~. Project Plans, consisting of 8 sheets ~{~ /~. Initial Study/Mitigated Negative Declaration (includes Noise Study) 88 ~ Mitigation Monitoring Program RECOMMENDATION: 1. Open public hearing 2. Receive staff presentation and public testimony 3. Close public hearing and deliberate 4. Adopt Resolution (Attachment 1) adopting the Mitigated Negative Declaration and Mitigation Monitoring Program 5. Adopt Resolution (Attachment 2) approving the Conditional Use Permit and Site Development Review, subject to conditions. DESCRIPTION: Retail Development Associates are requesting approval for a new 2, 800 square foot 7-Eleven convenience store and four-pump gas station at the southwest corner of Dougherty Road and Amador Valley Boulevard. The proposed materials and colors will be presented at the Planning Commission meeting. BACKGROUND: Study Session: The Planning Commission on May 25, 1999, held a Study Session to discuss the proposed project and provided comments to the applicant. A number of issues were discussed including the appropriateness of a gas station use at this location, noise and traffic impacts, on-site landscaping, lighting and site design. Since this time, the applicant and staff have been working towards resolving these issues. Planning Permits Required: The General Plan designation for the site is "Retail/Office" and the existing zoning for the site is PD, Planned Development Zoning District. The project site is part of the Villages at Alamo Creek Planned COPIES TO: The Applicant ITEM NO. ~ ' The Property Owner PA file Development Rezone (PA 85-041.1) which was approved in 1986. The approval was for the development of approximately 135 acres with 1, 165 dwelling units (including 1, 019 multi-family units and 146 single-family lots), afive-acre park, a commercial site for future development as a convenience store and open space parcels. The Villages at Alamo Creek Planned Development District regulations PA 85-041.1 (Resolution No. 31- 86) do not include a gas station as a permitted use. However, Condition No. 75 of the Conditions of Approval for PA 85-041.1 refers to the need for additional design considerations for "the gasoline pump island layout". The revised site plan (dated 1986) for the property does not clearly show a gasoline pump island although the earlier site plan for the property does. Section 8.32.060 of the Dublin Zoning Ordinance states that "all development in the Planned Development District site shall be subject to the regulations of the closet comparable zoning district as determined by the Director of Community Development". The Director has determined that the closest comparable zoning district is the C-N Neighborhood Commercial Zoning District. Within this district a gas station may be constructed and operated on the site with a Conditional Use Permit. The Planned Development District regulations do not establish front, rear, or side yard setbacks for the commercial site. A Conditional Use Permit is required to amend the PD District regulations to establish setback standards for the development. Therefore, the protect requires the following~lanning permit approvals: 1) a Conditional Use Permit to amend the PD Planned Development District regulations to establish setback standards for the development; 2) a Conditional Use permit to allow the construction and operation of a gas station; and 3) a Site Development Review for the construction of a 2, 800 square foot convenience store and four- pump gas station, surface parking, landscaping and signage. Public Notification: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, two calls were received by citizens residing outside the 300 foot area. The concerns raised included the need for another gas station and convenience store in the area given the existence of similar uses within 1.5 miles of the site. Other issues included traffic and safety concerns. ANALYSIS: CONDITIONAL USE PERMIT The purpose of a Conditional Use Permit is to determine whether the proposed use is appropriate for the site and if conditions of approval are required. Issues that are commonly addressed include land use compatibility, site design, traffic, access and circulation. Project Description: The project proposes the construction of a new convenience store and four-pump gas station at the southwest corner of Dougherty Road and Amador Valley Boulevard. It is proposed that the convenience store and gas station would be open 24 hours a day and would employ 7- 10 full and part-time staff. The project site is located within a residential neighborhood approximately 1.25 miles east of Dublin's downtown area. The property has been vacant for over fourteen years. The Cross Creek Apartment complex has been constructed to the immediate south and west of the property. To the north, across Amador Valley Boulevard lies the Cottonwood Apartment complex. To the east, Dougherty Road separates the property from the U.S. Army's Camp Parks Reserve Forces Training Area, containing training facilities and barracks. The adjacent residential land uses are separated from the property by an eight-foot sound wall that has been constructed along the site's western and southern property lines. The maximum distance between the existing apartment buildings and the property's sound wall is 44 feet with the minimum distance being 30 Feet. The area between the apartment buildings and the soundwall is characterized by low vegetation and mature redwood trees. In addition there is a grade differential of approximately 12 feet between the pad elevation of the buildings and existing site elevation. Setbacks: A Conditional Use Permit is required to amend the PD District regulations to allow a 10 foot rear yard setback from the southern property line and a zero foot side yard setback from the western property line. The front and street side yard setback from Dougherty Road and Amador Valley Boulevard respectively shall be a minimum of 15 feet as shown on the site plan, labeled sheet 1 of Attachment 3. The convenience store building is proposed to be located along the western (rear) property line and 10 feet from the southern (side) property line. The proposed setback standard for the convenience store is appropriate. The location of the building restricts vehicular and pedestrian access to the rear of the building and a condition of approval will require the 10 foot side area to be gated at all times. In addition, the cross creek apartments is setback a minimum of 30 feet from the western elevation of the proposed store and a minimum of 39 feet from the southern elevation of the proposed store. This area as stated above is extensively landscaped with low vegetation and a number of mature redwood trees. Sheet 7 of Attachment 3 indicates that due to the elevation difference between the apartments and the site, the proposed store would be below the line of sight from the second floor patios of the apartment buildings. Land use compatibility: Staff is concerned that atwenty-four hour convenience store and gas station could potentially create noise and other nuisances that would impact the adjacent residential development. A Noise Assessment Study has been conducted by Thorburn Associates, Acoustic and Audio Visual Consultants to identify existing and future noise levels at the property. The Study is included within Attachment 4 to the staff report. The noise study identified four new sources of noise that would be generated as a result of the project including noise generated by roofrop equipment, trash collection, parking lot car and truck traffic. The study concluded that due to the design and location of the building, the existence of the 8-foot sound wall and time restrictions on trash collection and delivery of goods there would be minimal noise impact on adjacent residents. However, the traffic study prepared by TJKM determined that the facility would generate 822 daily trips. In addition comments received from the Dublin Police Services state that `this site has the potential for becoming an attractive location for loitering and other in appropriate or illegal behavior". It is staff s opinion, that the location of the project within a residential neighborhood, in conjunction with police concerns cited above, could result in noise and nuisance impacts adversely affecting the neighborhood. Condition Number 16 of the draft conditions of approval (Attachment 2) limits the allowable hours of 3 operation of the facility to between 6 a.m. and 12 p.m. With the implementation of Condition Number 16 and Mitigation Measure 3 (Attachment 5) which contains measures to minimize the noise ofroof-mounted equipment and restricts hours of trash collection and the delivery of goods impacts to adjacent residents would be minimized. The applicant does not agree with Condition Number 16. At the public hearing on August 8, 2000, the Planning Commission may be asked to allow the facility to operate on a twenty-four hour basis. To address lighting concerns, a condition of approval requires that a lighting plan be prepared prior to issuance of a building permit, to demonstrate that pole-mounted, building and canopy lights utilize cut-off shields and are directed downward to prevent unwanted over-spill of lighting onto adjacent properties. The applicant concurs with this requirement. Traffic Impacts A traffic study was prepared by TJKM Traffic Consultants to analyze the potential impacts of this project on surrounding intersections and roadways within the City of Dublin. The traffic study determined that although this project would generate additional 822 daily trips, the existing signalized intersections and roadways have sufficient capacity to accommodate the increase in traffic. The applicant is not required to pay a traffic impact fee. When the Villages at Alamo Creek were constructed the project proponent were required to mitigate the traffic impacts of the project, which included the future commercial uses at this site. At that time, the project proponent constructed street and intersection improvements within and in the vicinity of the Alamo Creek project. Consistency with the Genera[ Pian and Zoning Ordinance: The project is consistent with the City of Dublin General Plan designation of Retail/Office which permits commercial and service station uses. The project is also consistent with all applicable requirements of the Zoning Ordinance. SITE DEVELOPMENT REVIEW Site Development Review is required for the proposed 2, 800 square foot building. The purpose of the Site Development Review process is to promote orderly, attractive, and harmonious site and structural development. It addresses building location, architectural and landscape design and theme, vehicular and pedestrian access, on-site circulation and parking. A project site plan, floor plan, landscape plan, and building elevations are located in Attachment 3. Site Plan: The site consists of approximately .5 acres and is roughly square in shape. The proposed convenience store would be located at the south west corner of the property abutting the western property line. The four pump fueling station and underground tanks are sited at the north east corner of the property. Vehicular access to the site is restricted to right-in/right-out only from both Dougherty Road and Amador Valley Boulevard. A pedestrian pathway has been provided from Amador Valley Boulevard along the western property line to the store. This will provide safe and convenient access to the store for nearby residents. Architecture: The original architecture proposed for the store and canopy consisted of a typical 7-Eleven prototype, characterized by stucco finish and high parapet walls. The applicant has worked closely with staff to redesign the structure to incorporate residential elements to complement the architecture of the surrounding neighborhood. The building's parapet roof will incorporate a tower element at its northeast comer with the 4 roofing and wooden brackets. The building fagade will include a the roof and wooden brackets over the aluminum storefronts on the east and northern elevations. The remainder of the fagade is characterized by a stone wainscot and stucco finish. The parapet roof style has been replicated on the canopy to create a compatible site design. The proposed color scheme consists of soft earthen tones of creamy corral, light and dark shades of terra cotta. The 7-Eleven and Citgo corporate colors have been utilized for the building, canopy and monument signage. Landscaping: Landscaping of the site includes perimeter landscaping and landscape planters in front of the convenience store. The applicant has increased landscaping on site by creating a landscaped berm at the comer to screen the view of cars at the gas pumps and by creating enlarged landscape areas at the entrance driveways. A condition of project approval requires the planting of larger trees for more immediate visual effect and landscaping of the western soundwall with vines. Overall, the landscaping as conditioned will provide an attractive environment for the public. ENVIRONMENTAL REVIEW: An Initial Study /Mitigated Negative Declaration has been prepared for the project pursuant to the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. The Initial Study identified a number of potential impacts regarding noise, aesthetics and public services, however with the implementation of measures identified in the Initial Study, the project would not have a significant effect on the environment. The 20-day review period began on July 19, 2000 and ended August 7, 2000. To date, no comment letters were received regarding the Initial Study/Mitigated Negative Declaration. A copy of the Initial Study/Mitigated Negative Declaration is attached as Attachment 4 to this staff report. DEPARTMENTAL REVIEW: The proposed project have been reviewed by the Building Department, the Public Works Department, Police Services and Alameda County Fire Department. The concerns raised are addressed in the conditions of approval as outlined in the drafr resolution (Attachment 2). Draft Resolution (Attachment 2) consists of certain conditions of approval that Staff is recommending for this project to ensure that (1) City standards are maintained; (2) Policies and standards by certain outside agencies are met; and (3) Site specific compatibility and design issues are addressed. CONCLUSION: The project as conditioned, including the Conditional Use Permit and Site Development Review is consistent with the Dublin General Plan and Dublin Zoning Ordinance. The proposed project has adequate access, parking and circulation. Land use compatibility issues can be adequately mitigated with the conditions of approval outlined in the draft resolution (Attachment 2). RECOMMENDATION: Staff recommends the Planning Commission conduct a public meeting, deliberate, and adopt Resolution (Attachment I) adopting the Mitigated Negative Declaration and Mitigation Monitoring Program and adopt Resolution (Attachment 2) approving the Conditional Use Permit and Site Development Review, subject to conditions. 5 GENERAL INFORMATION: APPLICANT/ PROPERTY OWNER: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION Brian Hirahara Retail Development Associates 89 Davis Road, #260 Orinda, CA 94563 Southwest corner of Dougherty Road and Amador Valley Boulevard. APN: 94]-2781-002-00 PD Planned Development Zoning District Retail/Office G:\PA99-021\pcsr RESOLUTION NO. 00- A RESOLUTION OF THE PLANNING COMMISSION OF TAE CITY OF DUBLIN ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR PA 99-021, 7-ELEVEN CONVENIENCE AND GAS STATION, CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW WHEREAS, Retail Development Associates (Applicant/Property Owner) has requested approval of a Conditional Use Permit to allow a gas station and to amend the PD Planned Development District regulations to establish setback standards and Site Development Review fora 2, 800 square foot convenience store and four pump fueling station, surface parking, landscaping and related improvements on a .5 acre vacant lot on the southwest corner of Dougherty Road and Amador Valley Boulevard (APN 941-2781-002- 00) within a "PD Planned Development Zoning District"; and WHEREAS, a completed application is available and on file in the Dublin Planning Department; and WHEREAS, the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City Environmental Guidelines require that certain projects be reviewed for environmental impact and that environmental documentation be prepared; and WHEREAS, an Initial Study was conducted with the finding that the project, with the implementation of mitigation measures, would not have a significant effect on the environment; and WHEREAS, a Mitigated Negative Declaration and a Mitigation Monitoring program has been prepared for this project; and WHEREAS, a 20 day public review period was held for the Mitigated Negative Declaration, from July 19, 2000 through August 7, 2000; and WHEREAS, no comment letters were received during the public review period; WHEREAS, the Planning Commission did hold a public hearing on said application on August 8, 2000; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending adoption of a Mitigated Negative Declaration and Mitigation Monitoring Program for the 7-Eleven facility (PA 99-021); and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. ATTACHMENTI NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby find that: 1. That the project will not have a significant effect on the environment. 2. That the Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared and processed in accordance with State and local environmental laws and guideline regulations. 3. That the Mitigated Negative Declaration and Mitigation Monitoring Program is complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin Planing Commission does hereby adopt a Mitigated Negative Declaration and Mitigation Monitoring Program PA 99-021 for the 7-Eleven Facility, the Mitigation Monitoring Program is attached as Attachment 4 and with the Initial Study/Mitigated Negative Declaration (Attachment 3) are incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 8th day of August, 2000. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director g:Apa99-021APCRESOmnd RESOLUTION NO. 00 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 99-021 7-ELEVEN CONVENIENCE STORE AND GAS STATION, CONDITIONAL USE PERMIT TO PERMIT THE CONSTRUCTION AND OPERATION OF A GAS STATION AND TO AMEND THE PD PLANNED DEVELOPMENT DISTRICT REGULATIONS TO ESTABLISH SETBACK STANDARDS AND SITE DEVELOPMENT REVIEW FOR A NEW 2, 800 SQ. FT. CONVENIENCE STORE AND FOUR PUMP FUELING STATION AT A VACANT LOT ON THE SOUTHWEST CORNER OF DOUGHERTY ROAD AND AMADOR VALLEY BOULEVARD. WHEREAS, Retail Development Associates (Applicant/Property Owner) has requested approval of a Conditional Use Permit to allow a gas station and to amend the PD Planned Development District regulations to establish setback standards and Site Development Review fora 2, 800 square foot convenience store and four pump fueling station, surface parking, landscaping and related improvements on a .5 acre vacant lot on the southwest corner of Dougherty Road and Amador Valley Boulevard (APN 941-2781-002-00) within a "PD Planned Development Zoning District"; and WHEREAS, a completed application is available and on file in the Dublin Planning Department; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Mitigated Negative Declaration has been prepared and is on file with the Dublin Planning Department. The project as proposed and with the implementation of Mitigation Measures identified in the Initial Study will not have a significant effect on the environment; and WHEREAS the Planning Commission held a properly noticed public hearing on said application August 8, 2000; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission approve the Conditional Use Permit and Site Development Review, subject to conditions; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth and used their independent judgment to make a decision; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. ATTACHMENT2 NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Conditional Use Permit: A. The proposed use and related structures is compatible with other land uses, transportation and service Facilities in the vicinity because the 7-Eleven facility have opening hours limited to between 6:00 a.m. and 12:00 p.m., to minimize impacts to adjacent land uses. Conditions of approval will ensure ongoing compatibility between the proposed project and adjacent residential uses. B. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all City and Alameda County regulations and conditions will be met. C. The use will not be injurious to property or improvements in the neighborhood because the hours of operation of the project will be limited to between 6:00 a.m. and 12:00 p.m. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed project would not be detrimental to the public health, safety, and welfare. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed. F. The proposed use is not contrary to the specific intent clauses, development regulations, and performance standards established for the zoning district in which it is located. G. The proposed use is consistent with the Retail/Office designation of the Dublin General Plan. H. The minor amendment to Planned Development District Regulations (PA 85 04.1) to establish front, rear and side yard setbacks for this site substantially complies with and would not materially change or alter the intent of the adopted Planned Development District Regulations which identify the site for future commercial uses. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: A. The approval of this Site Development Review application is consistent with the intent and purpose of Dublin Zoning Ordinance Section 8.104, SITE DEVELOPMENT REVIEW, because the project it is compatible with the site and surrounding properties. B. The approval of this application, as conditioned, complies with the `Retail/Office' designation of the General Plan, the "PD" Planned Development Zoning District in which it is located as well as with all other requirements of the Zoning Ordinance because a commercial use is a permitted use in such designation and zone and a gas station is a conditional use in such designation and the C- NNeighborhood Commercial Zoning District, the closest comparable zoning district to the existing "PD", Planned Development Zoning District. C. The approval of the Site Development Review application, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because the proposed development is consistent with all City and Alameda County regulations and conditions. D. The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements has been designed to provide a desirable environment for the development. E. The subject site is physically suitable for the type and intensity of the proposed development because the majority of the site is level with area and dimensions that will accommodate the new convenience store and four pump gas station. F. Impacts to views are addressed because the majority of the site is level and no views could be interrupted. G. Impact to existing slopes and topographic features are addressed because the site is level and there are no topographic features. H. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, signage and similar elements have been incorporated into the project and as conditions of approval in order to insure the compatibility of the development with the development's design concept or theme and the character of adjacent buildings, neighborhoods and uses. I. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Conditional Use Permit and Site Development Review for PA 99-021 7-Eleven Project, subject to the following Conditions of Approval. This approval shall be generally depicted on the plans with notations, labeled Attachment 3, consisting of eight (8) sheets, dated received July 21, 2000 prepared by ATI Architects and Engineers and a material and color board stamped approved and on file with the Dublin Planning Department, subject to compliance with the following conditions of approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PR] Parks & Recreation, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County. {` ttna t J: qq v tti~,~~Ih '~t~i i i t€g.~tit tif• :. :. r.Ly~~~L'' iiLt :>Ctl:i ,:: R I t i4R ~ ! 3 E eb{ dt i ~ ~ Y v~~ ~'h ~ i:t t t 1'4 s tit t cFt ai3~' ~''i 3hE~ ~ tk I;~{ t ~ ! .! .ie~6,~,~~~ j ~` ' ~ ~ + n` ~ ~ 1 F Y l?, ~~~ + ~ tit ~~? ! ut~' ; € t ,; h . ~ )Eia i'' ! ~:* ~ ~it~ ~ ~i L• E! ~ E 5h F E'!3 st ... t ~ iir• ti ti Ii i~ h t , t~>{ }. l .. ~i. ~ t t . ~ t°is,~ i~t r3 ~€~ : i ~ G ,t ~t>c~Lt (i~ w .!c ~! ~~t tr it t4 .i~ttrnu c~:d~~ a ti 1, . ii ~` {~c ` ~dF t~~~t i! ~vi'iFk7~"~:'!$;: ~~'~i IJi d~R,ty 9 ~ ~i lli! + : ~y ~.~.~.~.~.iiiii~~~`~~ t ~E I3: i I t ~ 3 l ' ' ` ' ' ~ ~ ~ € , { + ~ is iiC9. iti t~;a•~. !:. (~ ~ : d ~ 3t igr, t~'N i?~S4t' n itR~ ~ ! ' t~'~,~'~ryi :i~~ .;. IEt ' ~ , t i , .fit ~ :l.I : s i , i iqi tti6! t i ^ :!j!c! x~ Itl ~R t ~ p t~!; ~:ll~:;~a• µ :, t %t ' tY : t ~ C f~a f .. f ~ ~ ~t t a t.d E '1.51 7: tiCit! ~i~ ~ '`~ r{,t~`~~! p! t~yil~'7 a,~yat ~t .'utx ~' F. R } (C~~ ~ e ! ~ tt! {tt~iP ~ ~p }i! ~§fti ~,~~^" i ~! ' I , U ~ i I t3 ~ p. ~ Y isi t tit *1 t . € µ C : t toe t alts 5 t. 4t 2a~~'~ dt i ~ k~ i~ ~e i i t ~gt i t ~ ~;i lt,., !t ~ I""fy€ t t! tt t ~y~.t.! t . t t o'I t TC3 € t! ~ i .;~~..4~ ' I:i! :, ~'' t i t . ~~ ~ ' t '' ~ }3 rj,. d~ ~~lt!'4 il :{ ! fit t C {Y. i,. t.t t{ E t : t ,} I. ~t~t 5t"lk4l'~tF, 't tI~'~R5¢y ~}~.:i.: . ~~ ~~ ~~:: ~~ (L, !a!j ti i~r?.'!e "i~~+3 ij{N ~Gt I 1. .:. :.. .: : . .:. Approval: Except as specially modified .. ... . PL Ongoing Standard elsewhere PA 99-021 7-Eleven Project Conditional Use Permit and Site Development Review is approved for the construction of a 2, 800 square foot convenience store and four pump fueling station. This approval shall generally conform to the plans labeled Attachment 3, consisting of eight (8) sheets and a material and color board, prepared by ATI, Architects and Engineers, dated received by the Planning Department on July 21, 2000, stamped approved and on file with the Planning Department. 2. Standard Conditions of Approval. The PW, PL, BLDG Standard Developer/Applicant shall comply with all PO applicable City of Dublin Site Development Review Standard Conditions, City of Dublin Public Works Standard Public Works Conditions (Attachment A to this document) and the City of Dublin Non-residential Security Requirements. In the event of conflict between any of these conditions and the attached Conditions, these Conditions shall prevail. 3. Conditions/regulations. The F, PW, Ongoing Standard Developer/Applicant shall comply with all PO, Z7, applicable regulations and requirements of the DSR, PL, Uniform Building Code and State of California B Title 24 provisions, Alameda County Fire Department, Public Works Department standard conditions, Dublin Police Services, and the Dublin San Ramon Services District regulations and requirements. Prior to issuance of grading or building permits or the installation of any improvements related to this project, the Developer shall supply written documentation from each such agency or department to the Community Development Department, indicating that all applicable conditions required have been or will be met. p3 li~ElR .! I3~ E h v~iL !i, iv~~ ~i ~ t ~lii~ik ~ _i i~ ~a iii ~ i! t ~',~, tE t{ ~G " lF4 -! hi ,~ ~i'IE I i ~ ~ E ~ i{ :+ yy t~ ~ :}~~ iC 3wv5 t- ~.~ ~! E i !~ E,i Gi P i ~ iii ~ ~ ~~ ~{{~ '+ t ' ;4+3' ~ ~'~! ~ ~ ~ { ,~ "! y i i ~ ~ ~ iHF FSt, ! ~ ! rE ~ 3 E~ 3 {~ i I ~i. i ~ 11 }} i ~4 1~P t~~{ t i ' t ' ~ 5 "iEnl~ty i i ~ r'h . ~S'! i ii'F ~. i E ~~ I~ I'.. ! { ! f L"fit ~~!'{v ~~y i I~ F i i ~i~I J ~yCCf i `t 1 Yl~h E~; `iE E i T`~i {. j1 E !~{ vsl~{~'{t~ ,Mi~h t"I~FHESv .Ii ~ ~ rI'if ,N i 3 1 ~E { ;R i t` _ ¢fik ! h ~ i ~ a i~i iE , .~ ! I(t P1^f~~' 4!I i '3 h4(E~~~I'a i .i i `.~ i t ~.u i t t`'{~ i ii i~I~ ~ {` , ~{I i ( i ~. 4 4~ S ~ ~{ '~5}{ it ti 4 :{ !4 :.i E ~ t E ~~ i{p L i +} ' _a j . 4. Site Development/Grading Permit. Applicant PW GRAD PW shall obtain a Site Development/Grading Permit from the Director of Public Works prior to initiating any work at the site. Security bonds or other approved security in a form shall guarantee installation of required public improvements and site improvements acceptable to the City. 5. Fees. The Developer/Applicant shall pay all B, PL, BLDG Standard applicable fees in effect at the time of building ADM permit issuance, including, but not be limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees applicable to the project. Fees are subject to change without notice. The City fees will be calculated at the time of Issuance of any Building permit. 6. Ordinances/General Plan/Policies. The PW, PL, Ongoing Standard Developer/Applicant shall comply with, meet, B, and/or perform all requirements of the City of Dublin Zoning Ordinance adopted September 1997, the City of Dublin General Plan, City of Dublin Standard Conditions of Approval, Building Code and Ordinances, Public Works Policies and City grading ordinance unless certain Public Works requirements are modified by the Director of Public Works. 7. Modifications. Modifications or changes to PL Ongoing Standard this approval design, layout and colors of the building may be considered by the Community Development Director, if the modifications or changes proposed comply with Section 8.104.100 and 8.100.080, of the Zoning Ordinance. 8. Approval of this Site Development Review PL Ongoing Standard Approval of this Site Development Review shall be valid for one year, until August 8, 200 L If construction has not commenced by that time, this approval shall be null and void. The approval period for this Site Development Review may be extended six (6) additional t icy i I~(~ E~i ~i ~ ~ ~#~r>~ii4 i ~:y~! y ...... i ~!'H,' iH.k~I`~ ~C4 ~ " ~ ~~ ~ ` i' Iii' h~ E ? I "$u ` ! I th i 3vi41 M~ ' ~ S i E Ei ~ 13( f~ i~ ~" r P 3~ ,~! i TLt a ddi~iiP~ ! t i : '1 eF" ~ ! 1 ~ ~ ( i ~3~11i ( kI ~ S i' ~~~ i iY~' ' i i F ( i ~i~l~~Lr E PS~,~~+ i! P i4. 'f~~~4~ i'SEjI 4 LI ( t !~ T f ~ 3P y ~ P ' ' - '( ti i I ~ I fl i~ ~~1~ P ! i :~ " . t La ~i ~ i•+ ~. tt~iiS di ~ C i (P 1~t3 t (__ xi. 4 1(~L ~iy ,t ' !~5 !? S~6 9it(~.. .~v '{. {4h .. 'L , pr ~: . ~P~ ~! r t ,~ EI ~ i ~ ! i .: tI ° v ! : ° Tn,~~~ ~v ~~~i ~i f ~r (! tw ixE ~ !i I I~ ,S Y~j}, ~ ', I YI NM ° z-' ' ~ . iL bF re~ ~ ! iIi !° ~ E d ~ 'SF ~,. ! i i i i I~S !! ~iS~ i s ~ S;~ C :' ~ i I! 4~Py i °~iY ii v C! t~~ L i I S °~ S li ~ R ~'~(: t ~Y' ~ ~ ! ! e i iE'* ~ ~i ~ . W I i(tt il,N~, ' i i ~ (3 ~ ~, ~ i S ~7' , ~~' :..... °. ~ ~ t t' . ~.iBI ~ ~ ~,.,.~ i~v .. u '~ ~' 4d qi i. ~ ~.. t. . ~ t : , ,.E ~::i:,:...P~ .. ~ °' :~.., . ~ ~ ' v .. ! 1~ ~ ,... ,.. .,,. yR ....._ . .. months (Applicant must submit a written request for the extension prior to the expiration date of the permit) by the Community Development Director upon the determination that the conditions of approval remain adequate to assure that the above stated findings of approval will continue to be met. 9. Building/Site Development/Grading Permits. PL, B, PW BLDG Standard To apply for building /site development / grading permits, the Developer/Applicant shall submit twelve (12) sets of construction and improvement plans together with final site plan and landscape plans to the Building Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with Responses to Conditions filled in (see this chart) indicating where (on the plans) or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Developer will be responsible for obtaining the approvals of all participating non-City agencies. 10. Site Plan. Applicant /Developer shall install all PW OCC PW site improvements in a manner consistent with the site plan prepared by ATI Engineers and Architects and received by the Planning Department on July 21, 2000. The Director of Public Works reserves the right to require changes to the site design during plan-check to assure a safe, functional design. 11. Plans. All plans shall be fully dimensioned B, PL, PW IMP, Standard (including building elevations) accurately BLDG drawn (depicting all existing and proposed conditions on site), and prepared and signed by a licensed civil engineer, architect or landscape architect. The site plan, landscape plan and details shall be consistent with each other. 12. Required Permits. Developer/Applicant shall Various Various Standard obtain all necessary permits required by other times, agencies (Alameda County Flood Control but no District Zone 7, California Department of Fish later than and Game, Army Corps of Engineers, State Issuance Water Quality Control Board, Etc...) and shall of f1) i {S ~~~ yililllF~4. !~{!~ ~ ~I i~~'f`iI~ i { µ t 4G i~:,"„ , ~~ ~ eI I~y{ ~{ ~. i6{ ! ~ ii'3 htt t i! 'Y t ~,~{i~ ! 'Y ! i H t~ t r l~ ~ ! {j I I' i' Ff5 ~ I ..I ~ ~i E !°~' l~~i~ i~}i "t r "' Ix I ~4 ~ * ~ C E '" ~ . f F i . ~Ei i t I y ~! § I ~ i ~ R~p ~OE t 33 f F I ~ i i ~ ^Il Ai t L i a {{ I~ > ~a~r E 4 I ~ + { gg ~ I t i h IIU~ •+ II iF~~ !~I ~ i{ I i t vE7 ! 3~ €~ i.hlF '„h I ,~ t~ 3 >ir M lK i. ~t i M1 IYi 'I:~~t Y~NI't I 4C~ ~ {~ ~l ~ ~ ~ ~t i i . v. i! 'I`,~ I t I 4~u ~ ~ SI ~4d'~ I~ ~ I x~ i ~. 4.~. ~{i ;;3 Y d~ t 3 hti i~ ~,fII 1:~.!I~ t ! I .' ~ I i! u i jt ~~ ~ i}#t I~ i I, m ~„dv : 4 {v~! Is i; ti ~ { ~ Z Y~ ~ i ' . t I ~~ I l i v { CY ! YF; t'. ~{( I4 {4tf.{ d Nr i,~{~~P f4 t E v{ ~1I. ,! .. tE ..,a4..ia .... :, $, v u i i 'i { { ~ }I4i II h Y3 ~L,. ..: n, ~ ~~ 7%x~~ }.... i.' :... .. .3 .,6kt . IV 1 iI y P id._, .¢..:~' ,,,. IE E .C. ...... .. _......~:.:: i , .. , . . ...... . . ..:..., .. , , . submit copies of the permits to the Department ., .. Building of Public Works. Permits 13. Permit revocable. The permit shall be PL Ongoing Standard revocable for cause in accordance with Section 8.132 of the Dublin Zoning Ordinance. The Developer/Applicant shall develop this project and operate all uses in compliance with the Conditions of Approval of this Site Development Review and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action 14. Mitigation Measures. The PL Ongoing PL Developer/Applicant shall comply with all Mitigation Measures identified in the Mitigated Negative Declaration prepared for the project. 15. Approval null and void. This conditional use PL Ongoing permit approval shall be null and void in the event the approved use fails to be established within one year, or ceases to operate for a uous one-year period. nt i n co i i4 ~ ~I ~ ,~ :. ~ ~ ! n ~ L( lp M, F l M71f '44, , : { e , a I t! 3 ldt ,v e.. F'f .. V, i ... Ir ' i I 4 : t' }F , , , , t . . ,.. ...... _ . . . 16. Hours of Operation. The 7-Eleven Facility is PL, PO Ongoing PL, PO not permitted to operate 24 hours a day. Hours of operation shall be limited to 6:00 a.m. to 12:00 p.m. seven days a week. 17. Noise/nuisances. The Developer/Applicant PL, PO Ongoing Standard shall control all activities on the site so as not to create a nuisance to the existing residents. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. 18. Maintenance. The Developer/Applicant shall PL Ongoing Standard be responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. The Applicant shall be responsible for cleaning up and disposing of the business generated trash and litter on-site and off-site in the neighborhood. 19. Accessory structures. The use of any detached PL, B, F Ongoing Standard accessory structures, such as storage sheds or trailer/container units, used for storage or for any other purpose, shall not be allowed on the site at any time. Outdoor vehicle parking and/or storage, including the storage of iy'~I~;i~-~j:i Ij; i'y~j s I~{;~}~~}};R{. .i'`yEi Ed(!f t ~'1 ii~ ( HI .._7i.(~ (~ 0. >;. !;l4~ ~ I ( 46~} 9i ~r i~I § ~~~~~:'S~~IiR k5 'f' i ~Ii iii k, t iW~~i r~lh t 1 ~ .3f~itj~ I ~s~ ~ ~~,`~""9iyt~~jtii `~'!'~,~~~i i~~[!t4 µ ~~~ I~' ;jyi 31~~:: ht~ ~~, !, ~ ~g(;0.~{j~1'111i j '~tE~i i~ (4~ a! t (t ' S i rE t..l~ . i 4 ~ t E i+4~ R~~' ~.. i~ ~Y i. rt ire ~ 1 ~ii~'5y ~~! ~~ 4 W .! ' i~ "E(L~e. C j i i j: y i~ ! y: ( r~i i I r rr~~I ~( p~ ~t~I ~~i ~. ~..r~._~ II~F`.~ .:i I''v(tN~ ~~~rfd'4 (`i'i ~~~ eP h ~ .v...., e .n i .~n i. ~ ~ materials or equipment of any kind are prohibited. Pedestrian Walkway. The pedestrian walkway proposed along the western property line between Amador Valley Boulevard and the building shall be constructed with either decorative pavement or stamped concrete to distinguish it from the driveway. IP i 2~ ~ ~i' ~E~~ `i Yi~~Y.~ 9i I S I:{~~ I tj j r'••.,..,j~ Ii(~~ ~!t ~t ~.~~~' { ( (.. ... .... PL y ~ ~ ,+ tt e~ S~~!{ .: ~ 33ii ~ F; ~jR t~ Lu~in~'~ ~°,3( j~ E w^_q. ~. , ~i:1 ~l. ii~i4. .... LDG i._ r~~~ } ~ j ~4~ linj~E~P'.~r~E~Itii~ jEU~ 3 j ~ ~ill~(tlijij j( i ~ ~ i,y tlrl !; >~ i i~i~~l~*{~~t`: ~' L ! j~~7. ( ii I~.j 4: ~ i y i I ~ iE 4ji~ i .m k( . 1 L ~:~,~~v~g €,~ ~ t j :L'A.-01 i i.. ..e. ...~n ... ~.::~ :...._E. 21. On-site Improvements: The vertical PW IMP PW alignment of the improvements shown on the plans shall be based on a field survey of the site to assure that the proposed improvements fit the existing topography. Existing contour lines, spot elevations, landscaping, hardsurfacing, utilities, fences/walls, and other topography shall be shown on the plan using screened or dashed lines, and the proposed improvements shall be superimposed on top of the existing topography to show the relationship between existing and new. Vertical control of the new improvements shall be properly identified by showing top of curb (TC), top of pavement (TP), finish grade (FG), and finish floor (FF) elevations, as well as new contour lines, cut and fill slopes, and the limit of grading. Vertical control shall be based on the elevation of an established City of Dublin benchmark. 22. Public Service Easements. PW IMP PW Applicant/Developer shall dedicate by separate instrument Public Service Easements per requirements of the Director of Public Works and/or public utility companies as necessary to serve this project with utility services and allow for vehicular and utility service access. Plats and legal descriptions for said aCalifornia- licensedcivil engineer or land surveyor shall prepare easements, and submitted for approval with all appropriate back-up documentation. At a minimum, Applicant/Developer shall dedicate a 10-foot wide Public Service Easement (PSE) along the Dougherty Road and Amador Valley Boulevard frontages, to the satisfaction of the Director of Public Works. ~ ~t { d ~~ ttliilt iF i R ~ ti iT! 'Y4 t! t4: ~ ki !~ 3 ~ 71< ~ H !' t. tit' i r;°rcvll t t iR ~~ ~q ~ h t ~ s 'F # t ~t y ~" ~ t ~' S i .: i I ? ii~ ,~ ~~ t ~t I 1~ 1 " ~ i i ~ 4 ~ .. ti N!!~ Rit)i dt ~i it 1 irR { 1 tI1 '~4 i ~~ Z ~ R i ~1! dI'~~~{~~,,7]].4 S ~~yNt i i'3I i i 'fir {` t S 4 ~ ' ~~ I dt i t+ s !~ ~{ .:ti ~d~ 4 t~I t t . i . 3 !• ii `C.~i~jt~y,p~i iyu51 I ~ ~ 1!117 R S t Y4~ ~'i lL~! t 6YR' i' L G itt i ii ~ it i ! ~ h { ~ is +i ., 4 , RTJ i 4t1~ i y {1 Lt ti N~uR t tit pit h R t ~ ~ xht ,.k t~ i RR~txl ! t i i tRi~fi) i~~ ~ ~~~ ! ~ I ~ ... i>, NTj S 1~ ti ~ , t j 9~ F ' ~OX~ t~yp ittt ~ 41y~ji ~tF ts~ { t .~`~i i i ~ e ~~ ~3~~ ~ X11 . . t ~il{Aik~l~! ~ ~ ~ I~ t t!`{ ? t . i F t i t ~ t tt t ' 1 ~~ 1tt n ~ ~ iF` ~ ~~?~ , t t SS l : ~ ~ ~ aixs ai ~~ E`: ~'` °E°i,° ' ;a r !t ` t h 31 ~P I s~'~`~~'~ t;; t ~ t u , ~~~~H~~r tE , y~ _~... m... o, .., t.....::,~„ ... ... .. : ;n„ , k ,~ ,, ,. ,> =t= , , t~ , ...::,.,._ No fences, walls, monument signs, site lighting fixtures or other permanent structures shall be located within the PSE areas unless the applicant can demonstrate to the satisfaction of the Director of Public Works that no conflicts with existing or future utilities will result. 23. Dedication and Improvement of PW, F IMP PW Fire/Emergency Access. Applicant/Developer shall provide convenient and functional access and turn-around area within and through the site for fire and other emergency vehicles per Alameda County Fire Department (ACFD) standards. Said access and turn-around area shall provide 42'-minimum outside turning radii and 25' inside turning radii. A combination of painted red curbs and R26F ("No Stopping, Fire Lane) signs shall be installed along designated aisles to prohibit parked vehicles from obstructing access for emergency vehicles. Drive aisles shall be designed to provide direct emergency vehicle access to all building entrances. 24. Pay Telephone Location. The pay telephone PW [MP PW shall be relocated from the proposed location shown on Attachment 3 to a location in close proximity to the parking stalls surrounding the building to assure that users do not obstruct the drive aisles when parked to use the telephone. 25. Improvements within Existing Easements. PW IMP PW The Developer/Applicant shall investigate any existing easements that may exist across the site. A Preliminary Title Report shall be submitted to indicate the locations of any recorded easements affecting the property. Before plans for improvements within any existing easements will be approved by the Public Works Director, the Developer/Applicant shall obtain written permission from the easement owner, and shall submit said written permission to the Public Works Department. i ,~LLii'i. i i ! i ' ! MM~ !' ~ t .:t 't L" i { ~: i X 4 ~L4: r 1~~1 ~ f4 ~i.ttti ~ : i `!~ e ` k ~. :..:: 3ii.f.!~..'_i . ..~ i. n ...., . ! ...: .... ...., ....:. ...... i.. ,. ~ ~ ... .:,.~... .. . 1 ~ v , . .. . ~ r .... ~ . . ... _ 26. Traffic Study. Developer shall comply with the project site traffic study as amended by these conditions, prepared by TJKM ~iI tE,7Y! `fA w I il IL i! :3 ~ }~Ik'iti tt`I i { } 42 Ij{EL t('h~i i it4~F !i Iii ~f iJ >~ti i 'li ! ~ifr ~~2~Ii ~I! ly~L~~µ~f'h1`~.EII §,~! t't I i iil3 i~E t~ } i E t k~~ii i ~ i E•, ti t i ItIE{~~ fi{! ~Iliii I ~~ ~ tt~4 i iy ~i i~li~~, i IE,i k~ILE{S,' ~~ ' i '~~i t ~~ d~iit ELR i i i'. W}i H { !~~ ~E~ d aSi tE lER L . +(:S:i }g{!I4 .S. rf i: r• (i , I ytl i{y F tj! turf! ' ~ ~~ '4 i . tf't i. L i " -0~i E lii T i{. r 'iT! ~+E k.41 uvi ~1 N ~ E { ! ili fi 9E,h4~E 5 i! ;i ii t. ; ~ I y P i !5! p i p . I { i !E i i i Cf IEi '~ ' 4 i 'i t i ~j I i ~C4 3 ~ I !y ~ fr ~ fr ,~ i1~~ td i 9iE'l !~ {~i ! ~F< 9 il ~ il~ ' µ 3 ~ {S ~~ t E _ lil i i ~ . ~~- '~iElEyy~t l~ tt aE ti { ~., i !E3 ~ R4 r~`~> ~fr I Y ~ ' ~ ~'~ t.~ >' } 3 '~ y t ~ fr IF!'h°liit ~E i a 4 L i '~4 i I A Tt '} (4~{L i~ tfi:P yyyy~i~ W~ ~,p ! ,! i ~ j h f tl 49 *i ~.v : ~ :.:.. , e. . .. Transportation Consultants for traffic related street improvements and lane configurations, unless specified otherwise in these conditions of approval or the project's development agreement. 27. Left Turn Prohibition on Dougherty Road. PW IMP PW Left turns into or out of the proposed driveway approach on Dougherty Road will be prohibited. The applicant shall install rumble strips along the centerline lane delineators to discourage northbound drivers from turning left into the site. In addition, the applicant shall install a Caltrans R41 "Right Turn Only" sign at the driveway to direct drivers exiting the site onto Dougherty Road. 28. Left Turn Prohibition on Amador Valley PW IMP PW Blvd. The existing median island prohibits Left turns into or out of the proposed driveway approach on Amador Valley Boulevard. The applicant shall install a Caltrans R41 "Right Turn Only" sign at the driveway and an RIO "One Way" sign in the median to direct drivers exiting the site onto Amador Valley Boulevard. 29. Bike Lane. As part of the City's adopted 2000- PW IMP PW 2005 Capital Improvement Program, a bicycle lane is planned for Amador Valley Boulevard between Dougherty Road and Stagecoach Road. As a condition of this proposed development, the applicant shall do one of the following two alternatives: Alternative #l: Dedicate an additional 5' of public right-of--way along the Amador Valley Boulevard frontage to provide area for the future eastbound bike lane. The frontage shall be placed in its ultimate location. Alternative #2: Fund the cost of installing a physical barrier (fence) along the north side of Amador Valley Boulevard between Dougherty Road and Wildwood Road. A physical barrier would bring the existing sidewalk into compliance with Caltrans' Class 1 Bikeway standard. The City would determine the design and installation of the barrier in the future when 10 ~ gi ~~ ~ 4 ai~EU ~ Ii hh Eta ~ i4 j {iI i ~E< i ~ h ~ ~ ^ l ~ ` n i ~: Pt'!L~' ! ! i~~ ~ ~ ~ J tF]!! Eji' ~~' ~ tttE E! E~~t! iTj h' dEi kRFlj~' ~ .~ t E EE ~ t { ~ .! E ~ wl E! ii ~ I ~ !{ ( i I I t i ~ i~.~ iilf;~il ' C~ t { t S! 4~ Ii ~~~ '}` t lY E i ~ 4 ~y i 4~t~jT*~1 Eht. i ih tYit tIil~4 1F Et~ { I{) ~ { {~ t' ~ i t"{ y! { 4 : I h4 ~ 3 i4, P C i ' .I { ~t~i ~! iv t:~''.~ h S{ : ay} 73 ~ 4h E Y 3 J tE9 ~~E . E i J TyP~^ Y~~p hi S~ I rl4k{J~R'#{'! ~ i {qj ~ ki+JlF ! ~ ~~*' L ~~ ~ E ' { rti ~! 3! { t i i i tn4 ~I ~ I pitl~i~ II! i~ Q S{ !~ ~ 1 ~ 3 ~IpI I d`Ii~ I { Y ~. 1 ~ ~ f i ~ ~ l { C ,~{4, 4 y{ IS.3 ~ i ~ 3 ~.~'1 ~ i "'!'ryi~ i ~ ~ ~!i i~; I ~a ~li~ 3i $ ~ :~#p r• ~ ~ ~ { !1 i ! ~I ~ ~ Iv I ~~ -0 i ' Ii`~ .~ i'~ P. t... S :_ a .. E._..:e ~ .. ~ v i..:a~t_lLvi.tt+tlliH ~ v. .... .e+ .`'k ii. . : ~.~„ k.a..vE~. . E, , ~ v::.vit. i {u l: . ,. _:..: y..,. ~f m r ... ....e .. the segment of bike lane to the west is designed. The estimated cost of the physical barrier is $12,500.00. 30. Sight Distance. The development should be PW IMP PW designed to provide adequate sight distance within the site in accordance with Ciry Ordinances and guidelines. The site should be designed to provide at least a clear distance of 30-feet between any City street intersection and internal drive aisles. Fences, walls, landscaping, and other features adjacent to intersections shall be designed to assure that sight distance is not obstructed for drivers, bicyclists, and pedestrians. 31. No Parking Designated on Dougherty Road PW [MP PW and Amador Valley Blvd. The Dougherty Road and Amador Valley Boulevard frontages shall be designated "No Parking" using appropriate signs as required by the Director of Public Works. 32. Stop Control Devices. Stop control devices PW IMP PW (Signs, pavement legends, and striping) shall be installed at all driveways exiting the site. 33. Public Sidewalk and Access Ramp along PW IMP PW Frontage. The applicant shall install a 6-foot wide public sidewalk monolithic with the existing curb and gutter along the entire site frontage per current City of Dublin standards. A clear width of 4-feet shall be provided around any obstructions such as traffic signal poles, electroliers, signs, guy wires, eta If the sidewalk encroaches beyond the right-of--way line onto the private parcel, the applicant shall dedicate a public access easement over the encroachment area. An access ramp constructed per current City standards is required at the curb return. 34. Damage/Repairs. The Developer shall repair PW OCC PW all damage to the pavement or other infrastructure on Dougherty Road or Amador Valley Boulevard that results from construction activities to the satisfaction of the Director of Public Works. 35. Disabled Access Ramps. Disabled access PW [MP PW ramps shall be provided at all intersection curb ili ~ ~ }:., i {S I i It'Lt i i~ i i ~ Id Iii i t ~. ~ 4 ` 1~ } S t ~ i ~ ~ , ~ , I~ .. ~tt ! aW,E 17 ~ i ;{ 1 i ~~ ,~ t ~ 1. ~ 4~'i ~1 F ~ y 1~{, i, d~ i 4 i iI ki ~ itt d !! I I , t,, rfi n ~ s i, ii F1 E E4 s ~ ~~i3 ,. ~ S F~ t} ~ E y i 3 i (t !t ` tl, EI ~'1~~ E E ~'~si y~ tI4 t'f ~ji ~ ~7 ~ i ~' ti t' I ,E `~ 'tvit~t ~- ` t { I lF ~ ~ tEi~ 4~ ~ d~r i ~I ~'&,~ ~ i ~ 3:.. iil ~ i ~ , ~E w P 5 ~ I~<t} m 'E I Vvd.t'{ k i Pi: I yL i k' t ~ {,, t A ii ! hI "L ~+~~t`~'>hI.E I ~ ~ `~~~i ~ ~' 3 ~~ } ~ t' I i N~ ~ yP C E ~ ~ i ~ ~~ r ~' ~It' y~ E~~ j'~~, ~ ,r ~ li { E q~ IE `t^,i ~ ~,~ h C~i { it ~ ~t ~4 h t~4 ~~}~t .lidVij,! 5 t4t ~ ~ ~ i ~. ~ ~~ E i' i , It r: {~EI i I ~ ~ .Il~i'~ e T ~ r~I~ , t, :} t.er 'S ttF ., ~ .~i. ~,.... : ~ . . . . . , v. returns. All disabled access ramps shall comply with current California Building Code ~ requirements and City of Dublin Standards. ~i'}I i Ii S ~ i{tI t~: . ...,v {:I t~ tio' i ~I i Iyf x:S d "~ Il ,tv.. : ., ., '_t ifiii ..v....m, t ... p 11 ., u, t :.Lt i I .. ' ..... . {i! ~h :6~k „d, ....... ..... ...v...'i , _ .. 36. , , , .. .. . .. ... a.,.......u, .... ..... , Screening. All ducts, meters, air conditioning m PL BLDG Standard equipment and other mechanical equipment on- site, either ground or roof mounted, shall be effectively screened or enclosed from public view with materials architecturally compatible with the main structure. 37. Design. Building design and architectural PL BLDG Standard treatments shall be as shown on the approved plans, Attachment 3. Exterior colors shall be consistent with the color samples and colored elevations submitted by AT[, Architects and Engineers, dated June 14, 2000. 38. Stone Wainscot. The Stone Wainscot shall be PL BLDG PL tone material. w ith natural s constructed .. i.tm. j~yyy,y yy+~ ~ { ......, ... .......:. .:.: .:.~ ......, eu. '.i a..i. a1 ........ ,.. 39. Trash Bins. All trash bin(s) used for this site B, PL BLDG Standard shall, at all times, be maintained within trash enclosure. A minimum 10' wide x 20' long concrete apron shall be installed in front of the trash enclosure. The trash enclosure may need to be covered to meet the National Pollution Discharge Elimination System (NPDES) requirements. The design and architectural treatment of the enclosures shall match the building finish and color. Enclosure doors shall be of a solid (not see through) material and painted to match the adjacent walls. Doors shall not encroach into drive aisles. 40. The Developer/Applicant shall submit a letter PL, B BLDG Standard from the Livermore-Dublin Disposal Company outlining their comments at the time of submittal of site plans for building department review. tt '€"! ~ L t i! N 3 iFt~ I i 1 i i 'f E ~ ~ ~ .n i P e : ...:~ ! ,{': I i {iii .,. ~.. v.:. y:tl 9i ~' L` i r i.v....n ....: ~ .. .... .. m...:. . . .........u.. ,. ......xs ....... , : .. ....... ........ 41. Lighting PlanQsochart. Developer/Applicant PL, B, PO BLDG Standard shall prepare a Lighting Plan/Isochart to the satisfaction of the Director of Public Works and Director of Community Development. Exterior lighting shall be provided within the parking 12 ~I !~~ ~ ~ ~ ~~~iyt to s t~Et'~ f~ {il! ~t~ S ~S 3 vi ~~''~S~q ,~i'3t~tiM ~ai~ !{!i~''3'E I tl~r ~'E [E i EE ~!~ I 1 .~ ~i i !~3 i i kli~i~ I ~~2 ~ ~ t I t' 2' h~ , j ,k W R':. ~i t ~+ I i!tli ~,. (I i 3i. ~ t~ In t !l 4 ~ h r~~4~ K~IV I3.M I ~. t~4P y>, I ~E!! I~ Fw t tIi el~~I jrlt `~ >~ ~~,~ ~~Ii~. { i i I . 'i Bk I F P 'H~ ~ l (~ i' ! '!~ ~~ E i ~j t I ~ ~ v~'~lih d ~ 2. I i ~ , t (i ~,~~ y~ it ~. ~ i : +~ +I' '~ ~ !ti l3 ~~EI~;:,. ~~~Ei: ~~€.. ~'s ~k ~ ~ ~ I t i i ~'„~ , O iii .; I t, I ~I N4' i'! k 4 !. ~ i t ~ ti ! R4,ELi, h t~ Ep ~ ~ t ~ LUtt ! i Li ~ t i i t t ~ i ~ `~ i"~ ~~ p . !~ ~tl~EG .. t ~ ~ fi ~`t ~ {m !i .;9 y ~ 'n~, ~i!,,~ .,~~!~~~i Pi t,~r'i ~I !i ~ Edth h '{T ,~ ~ i ! ¢ 45 rPtY 2 1 ~ ~ { I L i , iYd 'Tt t °'1~ ' vi ~ ~ ~ ~~ S N i i {~~T ~i 3 b~~tl h~~ E R tG~S SN ~I N I t ~i i~~ I ~ ~~ ~0.PAI ~i~ ~ t i~} W~~ r t ~ i 6I Ii i6 ( I l .....13~' y h E. .., ~r ~9 ~' S f :..:,~I~ .:F _ ._ .. . lot, on the building and canopy and shall be of a design and placement (directed downwards) so as not to cause glare or unwanted overspill onto adjoining properties or adjacent roads. Lighting used after daylight hours shall be adequate to provide for security needs. All lighting fixtures shall be of avandal-resistant type. Lighting poles shall be of an appropriate height and scale subject to the approval by the Community Development Director. The Dublin Police Services and the Community Development Department prior to the issuance of a building pprove a final lighting plan. permit shall a .,. .. ~y , ., ..., .., v.,..: ,..~..,.:' 42. Will-Serve Letters. The Developer/Applicant PW IMP Standard shall provide documentation in the form of will- serve letters stating that water, sewer, electric, gas and telephone service will be provided to the facility by the appropriate utility companies to the satisfaction of [he Director of Public Works. 43. Underground utilities. All utilities for the new PW, PL IMP Standard building (ie. Electrical, telecommunications, cable television, gas etc.) shall be installed underground, in accordance with the governing utility agency and the Directors of Public Works and Community Development. 44. Above-ground Utility Screening. All above- PL, PW BLDG Standard ground utilities that cannot be placed underground (i.e. backfiow prevention devices) shall be screened using landscaping or an architectural feature acceptable to the Director of Community Development and Public Works Director. I ~I{t ~, i ~ ; ° ,.: 7i ~: ,,, t,i ~ 31 3~+:v ~' I I ~' ~ . r. .. . III ..... ~, c9i ,La~' , ~.P~1t,.~i. I... ! .. It'' I ::. 45. , . ... ,::... ...~:~ ~ Parking layout. All parking spaces for the site, ,~ PL, PW BLDG Standard shall be as shown on the approved plans, labeled Exhibit A-2 and shall conform to City of Dublin Zoning Standards. All perpendicular parking stalls shall be 18'-long by 9'-wide minimum and the abutting walkways shall be at least 6 feet wide. Stalls shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". All landscape planters within l3 `tt iii 4 E'^ ~~ iii ~i t ~ I ~ ~~; ~ t ~,3~'I~~l~als ~E°,'~ i ~ } ~, kp,~ ~ .~5~i i ~ ,+?y i~~~i ~~ i 3 ~~ i:C~l i~5{~ t I4i~~~~y lam' T ,i C ~~13 ~~' e i N ~{ 4 ( .:, t h I Y~ ~t ~i C 6 y E II } i ~ t ~ .~ ~ pykj !~y"}~~~~7 # h ~ ~ 1~4 ~~ ~ '4 ~ i ? i l £~ ~~ t1k t ~+~ i .~?a~ ~,( id~~i t ~~I,il kn. R ! i~t~'ih iv. R~k iu{ l~ >I t ~. ~ ~ ~ll~t ~ t ~ `~~! ~ E ~ ~4 I C 3 ~ In tom.' ! is v' i~~ . Itj~sE ~ 4 eF 4t~ 9 t ~ I3 C} t 4 FI Y2 ti44 ! i i4F~ 7~ ~EE ~ l ~ a r t ~ d ! i ~ ~~ ~ i~ ~~ '!i C ,~V ~ ~ +k X3 t ~ lry Ip~~i ~ ~!P!I 3 ~ V I ( ~ Td P+t>>~~ ~lt: is Rg HIt~~ r E .~{ ~ }~ ~ ~ !! : i ~~~f i 4 r: fa ' I ~ ~ ~ ~ ih~ I f 1 !ue)! ~ h ~ ~ t i i t~ a 1, , ~ ~yt,{yl~.. ~, ~~',~! ifl~ E l ;!`i , v ~ {~i ~ ~ f~ 1 ~j C~ 4 F i a5 T R!1~ ~At !d . .... . _ II'. .u ~, c..... . ,. i,!..v 5,_6.., ......, t4 C~.u,i ........ :k , ,. vu , . i ..... , ? _ t 3 , ..:...:_,_ rz .... . . _m... f, the parking area shall maintain afive-foot curb radius. Handicapped and compact parking spaces shall be appropriately identified on the pavement and designated on the parking plan. 46. Bicycle Parking The ApplicanUDeveloper PL, PW BLDG Standard shall install one bike rack designed to hold up to four bicycles. The rack shall be located near building entries where there is adequate lighting and can be surveyed by the occupants. 47. Curb adjacent landscaping. All parking stalls PL, PW BLDG Standard that abut landscape planters shall have a 1-foot curb to facilitate pedestrians exiting and entering vehicles. 48. ADA Requirements/Handicapped ramps. PL, PW, B BLDG Standard Handicapped ramps and parking stalls shall be provided and maintained as required by the State of California Title 24 provisions. All required handicap signage for the parking stalls shall be installed. ,. t 49. Final Landscaping and Irrigation Plan. A PL, PW BLDG Standard Final Landscaping and Irrigation Plan, shall be submitted for review and approval by the Directors of Community Development and Public Works. All landscaping shall be generally consistent with that shown on Attachment 3, prepared by ATI, Architects & Engineers. 50. Western Sound Wall Landscaping. A PL BLDG PL landscape planter shall be constructed between the pathway and the soundwall. The planter shall be of sufficient width to plant vines to landscape the wall. 51. Landscape Trees. The perimeter of the site PL GRAD PL shall be landscaped with a combination of 24" and 36" boxes for immediate visual effect and to create an attractive commercial environment. 52. Slopes in Landscape and Hardscape Areas. PW IMP PW The applicant shall assure that the grades within the landscaped areas slope away from the building foundation at a minimum of 5% slope, and maximum 3: l slope. In addition, all exterior hard surfacing areas, including terraces, shall be installed with a 1% minimum gradient and maximum 5% gradient, and shall drain 14 {* Kt !t y Ia i;+~ ~'~ $++u~i iiu 3p "i'"~'+~ ~ I~ i'~~~ ++ { LR~~ W {+'- }~~ H~I) 3~+Ei 3l +v+ ii{(+i~ Fier t{{~{. iEN li tli~ ! ~ ~ bid i 3 N +ii+ 3 i~II ~~ ~ 3~~k 33 L !( 3 ! ~+),R14 '%iii ~ ~ :~I~~ ~ i i ~~ t i~~ 3 ~ n~h~ !+! ~ E`~~iyyti S'~,~+! its i~ ~NLsI v~(}i+iSAt}t i .. itii 4 }I it k ! s C t +I ii + + F ) t ~`~i~+R`na" i ~i t~3`~( ~!i i t' ~ . M~ ~iF i*i.; ~ A ~1. 71.i ~ Ct~ 4 ~ i y } I a! f ih '+ I ' } i ~t'tt"{~{.k;k .: + 3 ~~:~^a~~~~~4'4i kV .pi t~. F... :.. 3 t~u..i ....... 5lt rik ih~.l v.E~~ iH .. .. t II .i ~i ~}'r i!!i 3 i+.7P 1 ~~: ~ ti ~ 31 ~ Y .~5?{:~+ ~.N .?.. i{+, +~. i3~ ~'fx'!' !~ e!+. .~„+t~ti ~i~i~.. 4 ki( t{+5 N;k .1't I~i {l..I ~~9'IC' +A~ (i~id4ifi `".. s+l~. qtr +~ . ~N 14~:}~i M ~i '! i~i~+~+(v§i ~'}1i E+E{ ~ i ~'A~'+ ~ . ~. ~ ~a }... ~SL ~', v~. , ~~ i i +L t ~ i ~ +;L ( i ~ + t :. ~5. }~~ iy~'1y~{~ rl:Ai4y3~l~Ly .~,.~ii l^ .. "'.^^44: .. .. ....... .r.. away from the building. Please show sufficient spot elevations on the plans to assure that said gradients will be provided. 53. Landscaping adjacent to Public Right-of- PL, PW OCC Standard Way. New trees planted within 5' of the public sidewalk shall have root shields installed at the back of sidewalk or surrounding the root balls per the manufacturer's recommendations to prevent potential root damage from the tree growth. 54. Standard Plant Material, Irrigation and PL BLDG Standard Maintenance Agreement Form. The Developer/Applicant shall complete and submit the Standard Plant Material, Irrigation and Maintenance Agreement Form. 55. Maintenance. All landscaping areas on site PL, PW OCC/ Standard shall be enhanced and properly maintained at Ongoing all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Department. 56. Height. Landscaping shall be kept at a minimal PO Ongoing Standard height and fullness giving patrol officers and the general public surveillance capabilities of the area. 57. Lighting. Lighting in landscaped areas PL, PW BLDG Standard throughout the project shall be subject to review and approval of the City's Landscape Architect, Planning and Public Works Departments, in consideration of IES standards for lighting in public areas. 58. Fire-Resistant and/or Drought Tolerant PL, PW BLDG Standard Plant Varieties. Final landscaping and irrigation plans shall include fire-resistant and/or drought tolerant plant varieties in the plant palette. 59. Conflicts with Proposed Landscape Features. PL, PW BLDG Standard The final landscape and irrigation plans shall show locations of all pedestrian lighting, utilities, drainage ditches, etc. Plans shall address tree planting within public service easements to avoid conflicts with utilities and streetlights. IS ~i f ~ iR ~ ~~E. ii d! i~~~!ai~~i R ~t i~1i~,4 it Yy Std~~S^~~N iydttii! ! ,~ ~ ~ ~i 'Y~. ~~~i ~ ~ { 'jT i I~ t ti (~~~ ~{ i FI } tt'S 1~~I f i4'' ~~ t i i ~ ,t ii R Ij { ' ~ t , t t i i i ~ !SE i~ !~€lf' E.i i~! !! ~ih~til~ i ~ t i i !! , a fi ~ ! ~ tip ~i' ~~ ll d i e ~~~ i! i. , S ~ ~ ~y ~y ~a~ ~ ~ i!t ~ l ) I : , ~ l ~ t ~ ~~ R i ~+' . ' ~ i if i s E { i i tit i~ t t tyi t.. 93y t ~t lE~ ""~ y4 I L 1 }i i f Dili` t~; ~ :lipji~ hhh ''' am ~ t i ~ ~}~ u t4i iii 'E ! # t i {~ 6t i t i'i~ ~ l: N ti t t ~:r ~ 4f ~iStl i~~~~ h{.t<ti ~~ ti k° ~ d y t'}, 'p . 3 F ~ ~ i t «. i i i i yi t t E i i i~ t p ~ St'i i~ 4 { d ~d i G . '~t'i~ ~ S ~~ i ~ ~ ~ .' R {~ f ~ it ~a t i t~}R ~ .r i i t +y i R$i~' V'{i15 S^M1t ~ ~t~~ t:~! yyyy ! i i4 }~ ~~ttti ~ ~ ~ ~ t ~ , ~ e{`A ..... eI.:YN ` ......:_R . v. : t ... ., .i..a~.. i L ~ i...:: ~ 44 _ +. r..... ~:: t : i .....: ...:1 :. :..: l... ..... , .... ... .. ...... 60. Landscaping of walls and trash enclosure. PL BLDG Standard The soundwall and trash enclosure shall be landscaped with use of vines. .. t .... i :. : .... .::n.: ::.. ........d:. i t .... ~. L:.. L .::~ Rd4 t4~ i ::.....:. .. .:: :. :..... e. : ...:E ht : 3 U.i ii .n...... ~ E: i. ..n .:~:~~:: . m : : 61. Security Requirements. Developer/Applicant PL, PO BLDG Standard shall comply with all applicable City of Dublin Non-Residential Security Requirements (Municipal Code 7.32.230 Section 1020) 62. Security program. Developer/Applicant shall PL, PO Ongoing Standard work with Dublin Police Services on an ongoing basis to establish an effective robbery, burglary, thefr prevention and security program for the business. 63. Graffiti. Developer/Applicant shall, at all PL, PO Ongoing Standard times, keep the site and building clear of graffiti vandalism on a regular and continuous basis. Graffiti resistant paints for the structures and film for windows or glass should be used. 64. Master Security Plan. Developer/Applicant PO BLDG PO shall submit a written security plan for review and approval by Dublin Police Services addressing the following specific measures robbery and intrusion alarm systems, cashier booth operating procedures afrer dark, cashier area security elements and use of CCTV etc. 65. Interior Security Requirements. PO BLDG PO Developer/Applicant sha}I ensure that the all doors leading to the backroom shall be secured to prevent entry by unauthorized individuals. Security mirrors shall be installed in the restroom vestibule to provide adequate surveillance of the area. 66. Signage. Adequate signage shall be installed PO OCC PO on-site prohibiting trespassing, loitering and noise. 67. Security Gate. The area between the south PO BLDG PO side of the building and the southern property line shall be secured to prevent the admittance of unwanted persons and activity. A wrought iron gate and fence shall be installed to provide security and surveillance of the area. 68. Public Telephone. The public pay telephone PO Ongoing PO shall be restricted from receiving incoming calls. 16 ! ~~ ' AE i (ii' E~i' i i 7' ~I Ei F i ipp{iI I ~ = t E t ..... ~lv~'`4v! r t i ' hli E ~ ' ' ~i r~l ~ ~ : ~ .. i V ~~~ °°lI 3~I~" ` w~,. '~~~ ~ ~ iCkrh=! E ', E~,~~MT ; ~~ ~' i3 irEr j G E ~ ,~ u~ . ~p$ S 4~i t t"~:-c 3'~ti`!ti!~~rYi`~ i~i G~° " ~~'~ E ~ t ~~ `~ ' ~ ; ~ ~ .e I " ~ ~ ° ~ qr r a i 's i r' { '~ ~ i ids ' ( ~ ' = y c c~.E Z~ j ~ i~ ~ ~" !i t~ B~ t~E ..: ~~ ih4 ~ s ~ E=1 ! ~~ r = . ~= E~ ~ ! P~ ~i ~' it ~ ~~ t `~ ~ G9, ``wt! r EE '~ b i.4:~r r i i ~' I i h ~ ~ ~i ~3~ ~ r ~ ; : , ! jai ~ tEl~. i~0 ~t3~ ~ i h ~ ~ ' • !t 3d3 !~ . . ~, t v, r u t I~j ~~' 3 I t EEy t i ; ~i t i v ~3Y~'~ly i i ! '; ih q ~ ~' v ~! ii sr v~ ~i i I tt . / ~r, I i t i 3 , ,~ i 41, „ tit i I J]n x` ~5~1 tEt ,i'! !ri i! __~~ I =y.,33 '4 ! i! ! Y I t!=~ ~~LI 3= $~ I t~ ~~j t E ;~,'1 ~rWu. ~t41~1~ V 2 !! ~ ~' ri H i~l~~(,Vt 'rm nn ti ~y y~ : r ,:~1~'~ ii H~~tl. :v ~ .. v. . . 4 . P~ 5 ~. i ii.. rtvv ..3;, ......~ 3...: .......i. . . ...~v... ti : ~~~..... . ....... . ~ .. .. ~ ~ 69. Display of Merchandise. The display of PO Ongoing PO merchandise in the parking or circulation areas is not permitted. 70. Lighting over exterior doors. The PO BLDG Standard Developer/Applicant shall provide lighting around the entire perimeter of the building, over exterior doors and in the parking lot areas. Lighting fixtures shall comply with Condition 41 and the Mitigation Measures of the project 71. Exterior OfTice Door. The exterior office door PO BLDG PO shall be equipped with 180-degree viewer. 72. Emergency Response Card Tenants shall PO OCC PO complete a "Business Site Emergency Response Card" and deliver it to Dublin Police Services prior to occupancy. :. EEIri` .::....ad I ....: ! ~ ll') {{iv~~.. 6~~.i i t' a .v. ~... .......n .... i vv! .... Ld5 {{ii i p! .... r;: i.v.. !~' G t i v.., .~ ...,+..:..., i.. ~`. .6i r ...... i4vJ~.vw ~. +'s I I:I ~~ie` ....:..... ... -: 73. Regulations. Developer/Applicant shall comply F Ongoing Standard with all applicable regulations and requirements of the Alameda County Fire Department. 74. Hazardous Materials. An inventory statement F BLDG F (HMiS) for any/all hazardous materials, including Material Safety Data Sheets, shall be supplied to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, for approval of process/storage/handling requirements. Additional Alameda County Environmental Health Agency requirements, including a business emergency plan/hazardous management plan (BEP/HMPP) shall be required prior to final of building permit. 75. Fire Hydrants. Fire Hydrants in commercial F BLDG F areas shall be spaced every 300 feet. Alameda County Fire Department may require Fire Hydrants to be placed at closer intervals to conform to street intersections or unusual street curvatures. 17 n FI! f~ t t I 1'1`y~{E ~ti'ti v ~ $F~ ~ vE~i p~v j SI 'vy~, i y v~ ° ~ "(q ~~ ' sH ° ~~I ~t ~~~, ~ s iii ; y ~ t y~ ? v t!t ~! t ~y i ~, , 9 I I ~. E i i ~ ~~ ,1 ' I31~ i! T, t,~It~a. t ~ E k I }, ~ it 13 t 7 i r ! S { 'Ea ~7i ~ F {' i}~ 1 ~ ! ~t °' i4 'f t ~~ } ~ i .. ~ t ~ ~ , s ,'~~ t~ ~ i,~ P 4 i ti i j ~ I ~{i ~{t,1 i4t ~ pti i i t IIt jjt I~ ,~e'~ . ~t ~ ~ip~i ! tt t ~ ' i_' R i ~ , iTA ~~b iE '~ i (( ., .'~qt'~ r t ~~IE d ~ I t Ih t T A i~~ t ,Y M ( ~t h n t (~~t!~t ~t t~ # t' ' i ~ it ii ~ ~ ~ ' 4 i ~ t t F 3t t RV( 5 !!.( i~t { '>'~ btw4 ( ~, ~~3 ~l~ ~ k (~: ! ~i ~~F Q f 4+t ^'(,t i t) ~ ~ ~ ~ 1 3 iJ ~ .3 F FS i ~Yi s id {, A ((^, ~i~~ { rftE. i i { ~ !; t' ! i {61 `t; !t!! t ~ {ttt 11i ~# ~~~i ~1 ia i t , lyi . , !t '~:c E , i ;:~ : ~ ~ w~'..:. i .,.. ! : ,,.i.,. ;.:. ,..,. . i r ~. .~ . 76. , .... .. ...... .. ,. , ,,, Emergency Access and Water Supply F GRAD Standard Emergency access and water supply shall be in place prior to combustible material storage on the site or vertical construction. Access and water supply shall be maintained at all times during construction. A plan shall be submitted to the City of Dublin indicating the location of access and water supply. Temporary access roads at construction sites may be permitted in accordance with Article 87, UFC 1994. A permit approved by the Fire Department is required for temporary access roads. 77. Fire Apparatus Roadways and Fire Lanes. F OCC Standard Fire apparatus roadways shall have a minimum unobstructed width of 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted 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 F[RE LANE-CVC 22500.1". (CFC 1998, Sec. 1998) 78. Underground Tank. A separate plan submittal F BLDG F shall be required for installation of the underground tanks. 79. Fire extinguishers. Portable fire extinguishers F OCC Standard shall be installed in accordance with the Uniform Fire Code, and/or State Fire Code for the specific occupancy. (Refer to UFC, 1994, Sec. 1002.1) 80. KNOX Box. A KNOX key lock system is F OCC Standard required. Applications are available at the Fire Department, City Hall 81. Emergency Signs. Signage is required for F OCC Standard Electrical Room/Panel, Fire Sprinkler Riser, Fire Alarm Room/Panel, Roof Access and other locations that would be accessed during an emergency. 18 v td~a~i{ kk k ~ {t any 3 v t kv'Elti~' ° ~ {~{E `'{ ~v v ~EU ! i .'uEE t h4 MS ~ k~~ t ~ k ~ i {,.. ~~ k ~ ~ i° i .~'~ ~ k ~{ ! ~t ~~ k k ~ ~~3 tin ~t ~'" t. ~ tE ~ t 33'~t Iit~~dv{ I '3kk k k q ! g~ i ! I E ik h#'~i E13EiE ~. kk 5ei3i ~'{9 ~~j.ih i (.~ik ki~h¢ ~t irdj t ~ f Iii. ,~ ~ ft ~p i .. P `~ ~~E~p kt~ E'fi t i v~ti f j Y .S h~ 'f { ! ~ !~{ ~' ~ ~ k E ~ Sv i t f 3 ~333SSS l i ~i'~k i i i ~ x~ k ' h ~~ ~ ~~ Ei k ~ i d. i9 i A ii ~~i~i~k~~~. ~ a S ! ~.k . Ek i~? ~t1 t I .; . i i ~ ki t 4{ S ~iit } I~k~t { ~ ifs t~P, ,yp~~ ~y~~ ~p~ Iikt t ~i ~A!~~ 6 ~ ~ E't ~ dd J ij' 1~3Ik ! 4 i ' ' R 5 ~ Ik x,''' ~ °e4 T E , ~tfl~~ } Ek'1 ~ C ' ~ ~ jWs~ k ~ hh~ U E ~ ~ ~ ~'+ k Mir ~ k 4 E tlk k~ ~ ~ v t d kk ii 4 & i . I ~ ~" ~ ~qli~ . k M . 4dlt~.i...9{'3v,I. ~ki {t{t ....... ,.:, ._ . _. .....r :3 ... ._E„h ~ ~ e { ~ ! ~..:s1,k E _: . ! . ti9~ .~.~....._.: ?~ a! {i{ ...~~t:,31, i . ..,. 9..... E :1 ,~ 82. Addresses. Addressing and building numbers PL, PO, F BLDG Standard shall be placed on the building and shall be visible and legible from street or road fronting the property and from all approaches to the building. Said numbers shall contrast with background. The numerical address shall also be installed on the rear doors. k° ~ - ~~ .t,, :. t ~~"'~ °:. di ~"f ~ ~. f V { tt {} .vv...:: .i { ~ {{~ .~ e: i~~e a vv {{ti° '{ kC i4 :: e a { ith{t``t app { {9 '4„I ~~~. .Eih~~ i {Y..,7 :. ...1 _ ~ ........ .r.. .. .......... e... .... . ....: . . ~ ~ ~ 83. DSRSD Standard Conditions. The DSR Ongoing Standard Developer/Applicant shall comply with all applicable requirements and regulations of the Dublin San Ramon Services District including the following conditions: a Improvement plans. Prior to the issuance DSR BLDG of a building permit, complete improvement plans shall be submitted to DSRSD that conform to the requirements of the DSRSD 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. b Mains All Mains shall be sized to provide DSR IMP sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRDS utility master planning c Sewers Sewers shall be designed to DSR IMP operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the Developer for any project that requires a pumping station. 19 ! . ~~a~~+t~ ~ ~ ~~: hI El1~l~ s '~t~ ~w ~' m , t I!~ ~ iy t>'' ~,&.. IEa !~ I r y'+I °ik ~ Etv ' `" W F ' ' "~'~ ~ ~ ~ ~ ~ I '~ ~~~I le II + , i N° ~~ t t t '~~ t' ~I R'+ '' I ° 6ji v t E " r•~ t d I hs'p~ ~ i s i il~~i i ! ! ! 4 i !1!ph !['(I ! ; i ~~~ ~ II Iy V i S iµ~t $ I iy a. t h r ~ ~ E (! I~ Ci ~:i il3~! 3~i+' ~'i E3il~ [ Si (6"R~s ~:C k' t t'' ii $ ! I I 2~ 2 Fl R ~ t „ . I' V 2 ! ~ i ; ii i ry4 t dj t ~ ! E s 5 !f] r 3 ~~ E~lt i ti i i! i i C~~II ~{!,~ ~ I I i ~ mSeS ~.~: ! I t ~ :~y E'~~ S°v~~~ t E R t E iFr.{ti t T { i i t~~ { d! !5 ~ C! fi 3 t!!I~lErSi yt g~~EiLi~ } i ~ ~yI 6 I# 3 ' 4 a ~k ~ t ~ ~ ~~ ~ t ~ t ~ I I' t !~ 6 Si~ " 'd ~ E 5 ~ i e' ~ I 1 H i s ~ 6'~I ! i.~. t d3t3 ,~: Fl i~ ~ ' h >i?~EE ~ d` I l y ,4, ~'?`,nl,~ ~ ~ ~~'-~R~.' ~ W. I ~~ i ' { ~I~, E,t ~. ; :' t i~'t~ tv , ii E ~ ~!. ~! _ „ :. ~.., t ~ ~~,l ~i hS,E_~ ue r 5 A.I ~ , v~t , r t ll _,k ; . ,R _ . ~-~ d Domestic and Sre protection Domestic DSR IMP and fire protection waterline systems for Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice e Public water and sewer lines DSRSD DSR IMP policy requires public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f Easement Dedications Prior to approval DSR BLDG of a grading permit or site development review permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. g Dedications by separate instrument All DSR IMP easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD. h Fees. Prior to the issuance of a building DSR BLDG permit, all utility connection fees, plan check fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 20 l~i~ t k,~ES ,,, [; ~ ~ ~ +e i E~t ~ ~ L>~- ~ t + i ~~t ti Iii ti $Y i i v~, 4 1 ~inl~ili~ ~ : n 4'~vq{iu i Yj4 ~fi! 3 k 13 6E ~he4. ~ ~Ii t idt ~ t~ ,~,1 "l y4 to, ~ ~3~y1~'I aE ~~ ~~~ ~Ir"Sk"~~~1 r.~ ' 3 y,:- jjf ~~I ~"~, t ... 3 ' '~4 i9 SX , 1 ~ q, i t _ 13~ .... ; ~id rt.t i1 ~ i6~E , ~~i E ti ~ ~ t! !.I i ' ~ it4 4 4'+ i° .~ 4''113j1'!j 111 ,3ii~i ~ t y t , I ~I~ i II ~ 14 h . I~ I ~ }~ P aw~w avii ~ ~ t t1 }.'ki f s! 4 st t t i I . ' ~ ! St 1 ~ , ttt i.~ ' ~ E t i ~ it~'i$~3d~~,~ tVa'iC' '~ i i' yv, ~~FiU 'i ~ M ~ y~ t i! t i!' 1 itiE~t ' . '1 t~!!1'~ C '~' Iii IL~ILy11:iN?Ld'i q,rl~~,1111~Iti .. ~ 4~4'.G 'iyt{ t II i I 4'e'f} rf " ~t~' ' i y I '1t 1 t' t t ~4'REi.t j' 3 L- t T k* `LHn43, 6 ! L~ ~ ~, + ~! ta ~ N jj ii ii [U ~ !~t it~'t I ~ L ~ Y~ ~ ~t 1t 1 i t ~j{ !i k ~~ 1 .~~ !'t i ~`1 h t i t ttdill ~ 'vN.' i~ ~ µi 5 ~ I C ~ ~ i ~ ti ~ !t . rtct ~ 3 t y y i.~ 131t 1 ,~ l~t ~Y~ ~ ,y j ,1~ E I , . rG t i C I ~h4J~N 3 ~ .. .:..t.:.. .:.,..._ ,.. i Improvement plans. Prior to the issuance DSR BLDG of a building permit, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, cone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. j Utility Construction Permit. No sewer DSR BLDG line or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition #C above have been satisfied. k Hold Harmless. The Developer/Applicant DSR Ongoing shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 21 I3ii °h~}~i i~ Q (kk ~ rs! ~ EE,if i d ry}i!F ~....~,!i~, ~ ~yd 84. i ~ j;,~p,' iE ! ! CEP ~ i'~.P.`~ i ~d ~jir4~Rf #.f.d4 i (~~li'~ d r`~ ! 4 'i ~iE~i~ ~ trj i~,4yEL i I Y d '~i N '! Fi' ! t.. i 3 v d Ili I "# ~~ Syt Pt & ~ t!: ~ i34 ~ ~t a i ,A{i,` d ~ W N tE `f i i!pp ui Ii, P R tutrrv y ytE i ~AaLK a~t Pfd ! 9~ia N t ~ ~. PPF-i N 'Y P3 i'h,T '~ gaEL ii~i ~i Eh it,~t,iE! ie4 v3Ti tI ~{~,y viii. ~i ~t'it~'ii,Gi t ~y E yEd! L'F~ E d d~ ~ ~t.'~':'Ae. ..,4!~yiv.u€Yi~il (a~(~i: ih~„~.?:~~: _h~5~ a3,'.'{ ..:.:m ~.r, vl. ..a:: ~ .: .. E I M ~F i `! ii III h~ F,t ~, .... :. ... .... ... .. .a..,~ E d,h.: ~.., l.... Surfacing beneath Fuel Canopy. The drive surface beneath the fuel canopy shall be slightly elevated in relationship to the surrounding pavement to prevent storm water from washing across the fueling area. The surrounding pavement shall slope up to the fuel area drive surface at slopes no steeper than 5%. For all drive surfaces outside of the canopy area, the pavement shall slope at between 1 % and 5%, except for the disabled parking stall which shall slope at between 1 % and 2%. ~ x i ~ rs,~ tR°j . c d'y y' t ~ t I i '~, : ~'. .ti dE „~.ai 6 ds~, ~: P 1 h i l ,ux.:. , .i ... PW , fi_ ,~'y5' I#h ii:5i A Ii a #,~ t =tn:rv t2 t4 il... ~!{{ I t tJ^Nt k." ..::.Kn~j s~~4.:., t~y~ E .:.:.: t'. ,. IMP .... ~~~ ~ E i I F.a i Y- +~y~ i ~ t v ,, # nltd t ( ~ P g~5 AIA $~i 4 I I.i!~E~{~~t it~~ r~N++iiTWR~"'y.i.._~~aTE l I rvH~h d i~ti;'. i E . ., r.. ..,. i tE PW ! i .. P . EE~ d t ii p! ~ I!~ .t .Fx akWi!-~ ~tE ry{ # Uti ,i'i Ja {,t . i. StP t E ,'lpe~ E~ r~ i ~ M~~u r i Eri! ~ ~i I dii~iita ~ i yy t ii ....... ........v ~~. o~ 85. Retaining Walls. Where finish grade of this PW GRAD PW property is in excess of 24 inches higher or lower than the abutting property, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required. 86. Grading Plan. Developer/Applicant shall grade PW IMP Standard the project in conformance with the approved grading plan, the State Regional Water Quality Control Board and all other related agencies' equirements and standards. r i 1~ :: ~~yy pp~ i:NT:~,,, , ... .._~!...,:, ~„~,'. !A+~31..,, a":'., ... ......:.. . , fE... ... ..:i . ....° ~E~ t .,°.. ~'„ rtx, ii to v~ ,,,,;ii i ~ ~~ 'iP ..,,........ L 87. Water Quality Requirements. All PW OCC PW development shall meet the water quality requirements of the City of Dublin's National Pollution Discharge Elimination System (NPDES) permit-and the Alameda County Urban Runoff Clean Water Program. The site design shall include some type of permanent filtration system for all storm drain inlets within the paved areas to prevent hydrocarbons and other petroleum-based contaminants from entering the public storm drain system. Installation details shall be included on the plans, and a maintenance agreement with the vendor shall be executed and a copy forwarded to the City. In addition, all storm water inlets shall be stenciled "No Dumping -Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 951 Turner Court, Hayward, California. 22 i SF~SI~~ ~i~~it i' ~ ~~fiiA yi t fist, ar .4t d ~~'~,:~q~[.ha~'!Li! It~Itt h u`I`d ~I i aQ ii 't,.~ ~ ~ E~ h~l~. E I9 i,~ Eh25Y`t:il,J ~I ~ a~lii~'~l~iii ~°, i p Ph 3 ~E~I 6 i fl F~ S x li~'~ Y~E! ~: - ' ~ t ~ ~ i ;~ ~ ~ 41 a F~flI i~ ti R i i ! i '"a~t' ~ i i t I i0i} nl iy ~ i~ itt... . r ~ I ,~ i ~' 3 {t {(.~'4 N d~i ~ h h ~;{ I~~ I I4I' 4} 3 ,i i ~ i ~ .. i§'>~ ~~' e ~; yg t i ~ E~~ '~ ! ~ i u~ i'} ~iE i i?N[U1 ~ , vi ~'~'`'EH~IisI~' ~:' 4~'~ i`y i~ ~~z i° v ~y ~i i~~S' ~',y~' lttt i 3"IdTY ~d{i (~+11t4I!! .f! ( ,(T~., ,~'1S4; ivvy'!! 'Y eiy ~~t ~ ~,~ { E ~ < ~ E ~ ! ~ ~++ai ; i {~ „Y i F,:,,, b t I a ~ ~~,,11v ii ,~ ~ ,,t'. i~! ~ kI Pi. i-~a S {. _ EI ~ ~ F' ~ t u IE I~y I t~ E tF~ ,i i}~}: ~ ~ ~.,,~ ' . i i.~ E ~. ~ ~~~~ it 4 { v a . 3h~~ ~ I ~~! i... ~~! i, 'E E5`t h y i ~ LE '~~ i ~2'd y ~ 3t '4E~,~iii ~ J ?4'.~ A ~~ ~~ ~'~vle 4 C~ i R '~ i 'd . i { ~~ l, E ¢~ ~ !'F ~ { i !1 ~ *~ W ~i i S tt S I3~i' ~k3T1 i I i i~I 0 . .: ~ i ~ , .......: ....... v. r e[f . .,! 4.. „- i 4 .v : - ....: ~_~ ... ,.. :v.. ., . ,,..: s ........ .. _ 88. Erosion control measures. The PW Ongoing Standard Developer/Applicant shall install erosion control measures in all areas of the site during construction between October 1 and April 15 to the satisfaction of the Director of Public Works. These measures shall be in accordance with the latest standards of the Regional Water Quality Control Board Manual of Sediment Control. 89. Storm Drainage. A storm drainage plan shall PW [MP PW be prepared and submitted. Said storm drainage plan shall be accompanied by a hydrology map and hydraulic calculations prepared, stamped, and signed by a licensed California Civil Engineer which demonstrate that the freeboard requirements mandated by Alameda County Public Works Agency have been met. Refer to the Hydrology and Hydraulics Criteria Summary published by Alameda County for all related design criteria. 90. Rain-water Leaders. Rain-water leaders for PW IMP PW the roof drains shall be piped directly to the on- site storm drain system. 91. Best Management Practices. PW BLDG 171 Developer/Applicant shall demonstrate to the Director of Public Works that the project development meets the requirements of the City of Dublin's "Best Management Practices" to mitigate storm water pollution. ,i t .. .t { :'t EiKi i 'hi hj' a F lh~I !y 1Ef{ 7E iit 4{S I i! ( 'It i h i ~I: 92. Site Clean up. The site shall be cleaned of all PW IMP PW dirt, trash, leaves, weeds, and other debris. The Applicant shall also clean all on-site storm drain inlets and pipes to prevent debris from discharging into the public storm drain system. 93. ADA access. The project shall comply with the PW BLDG Standard provisions of the California Building Code and the State of California Title 24/ADA requirements. 23 t' li{{{,,'I L„ ~'' ti tI x ~a~x ~~u a ~,. a ly itl4{.r<t I Iav; lt4a ty Fr cti '~ t°~ } ti k~, ~; '~~yys'a1 ,F ~ ~ t i. E It ~ ! 4~ q ~-~I ~ t~' E•'EI ~ 3 ~ t ~' X ' E~t > ~' ~i t It~j ..... i '' ~ ~ '. 9EI? G H§ }.I E~ } E~ ~k t `'!~ 'h:. I a ~ '!E ~ t { °il a i I i i ~Eit JI libE~ ~. h `~~i i. ~ (~ ! ~{!} {t3i ~ ~i 4 C q t , ,~ 1 i, s . ,~ ! E ~~E tl4{ ..~ ; ~ E E E ~~r~,}~~ °Et) i'~ i ~~9Ry q 3 r ilt~ r~ E DER' i ~t~ t~ If f~EE ii!'6 }I~ .! It E E {ice' Eft ~ 3i 'RE ~! i i i t'i i' I E! 4 ~ ~3 t ;' EE ~ ~~ g ~ i Y~ ~ ~~ ,, ", ~ '~. ,y{~' ~'Wfl i C ~~~ IEk t a ' i~ ~ 4 4`~Y i' ~~4 y {~t M~ ry ~„'i,• ~ ~~ t t ! ~ ~ pr~ ~~~~ ~~E £ i fi i I E ~ I ~ t: }P{ ~! . t ~ i .: ~ i l ya : .~ E~ ~ E Tt ~ teE4~ v 4 Ej) 3 ,Fr, 'ji ! ~~ f~E? - d E ~'~`~ t ~I '~ ~ ~ 4'F ) ~ ~, t~R. ~ ~ at 'u" ~ £ i4 {~ ~ E { ai r' E ~i t ~E~ F IEI' 1~ ~ ~!~! l ~ ~} iM i ~y~, ~ ! ~ ' ~~' i, ,t = , 5t, _ s. . .. Rv.s m t9=:uP .:}. ~,~a v, . , i ,.: ,.,.y,, E t : ,. ?t ,i.I t : .4 : ~ : ..:. fi~?~ . t; t! i 'p{ j~ !t i 4 R{ 5 ~ E ' i ' {! Ei i ~F a G b ( ~E t J i { ~ itttl t i !I ! [ ti i ~ n ! 4tVI `( SI 1 ~• 'EH i! f *t ~ a t " ~ EV 4 t t l i} I E ' !. V dq'E{j ~4 E .t , tVE 4i v I I v t i (iy*E } G i i :~ 4 ~` = , n. ,.: q,= ...: ,. { ,: ,. .at,. t:,, 9: ,,:. I=.=al.,iH..a,o„ i ,t. ^ ~: ' y . v. ,.,.a~ . .. +A IEi,.....,. V Ve „ ., : ..,. t t= ~ , ~ ~, I ... ..,: 't • 94. Monitoring Wells. The Developer/Applicant PW, Z7 GRAD Standard shall destroy any existing monitoring wells on site prior to development in accordance with the requirements of Zone 7, Alameda County Health Department and other applicable a gencies. E PE+E1 .... yy ~~v ~~vv ~ eN+~ .'...: ~+W p ~ t ....... ,. .: ', ......._ ....: t....., .t:. ... ~.~ U:,!. .. ,.,~;.:. t ~ti iai tih ~ :. sari ~::i ~~ !m ~' a 95. Replacement of Damaged Public PW OCC PW Improvements. The ApplicanUDeveloper shall replace all damaged improvements along the property frontage, within the public right-of- way, including the curb, gutter, sidewalk, driveway, paving (to street centerline), and utilities as required by the Public Works Director. All work shall be performed in accordance with the City's standards, and may only be performed after the City of Dublin issues an Encroachment Permit. 96. Containment of Trash & Debris. Measures PL, PW Ongoing Standard shall be taken to contain all construction-related trash, debris, and materials on-site until proper disposal can be arranged. The ApplicanUDeveloper shall keep the adjoining public streets and sidewalk area clean and free of dirt, debris, and materials at all times during the construction period. All costs associated with the City's efforts to mitigate a hazard as a result of the Applicant's/Developer's failure to comply shall be borne by the ApplicanUDeveloper. 97. Dust. Areas undergoing grading and other B, PW Ongoing Standard construction activities, shall be watered or other dust pallative measures used to prevent dust as conditions warrant. 98. Temporary construction fencing. The use of B, PW BLDG Standard any temporary construction fencing shall be subject to the review and approval of the Public Works Director and the Building Official. 24 P it~ i i! Sl ~~ fl,~y `'~ Yfi i ~ ~ ~`~i~~ fl fl ! *~ =~I I '~llii3~ s~ ~'~~ i yi 3~ {~j Ri yi} 4j fl TviC ~' h~~ ~ Yd Y I}l~}}~, d i lti4 !~ ~yP~ ~ . a n'.i y~ 4~`i ! ~Jh~ i~"~i! ~ ~ i~} ~~u w ~ y ~y~yyr G ~ ~~jyi„"' { ~.9y :~~~~" i ~ t li t ~~! fl ~ H}V ~ ~~I a! ~! 2 h ~ ~ VE~s~~~'P~~'~ '~E i t .lhT l3Ek .~ . yryC+ fit i _. I I' 14~}-i° ' i '~ !~ i i l FI. ill ~ . Y ! ~ ~iE f ! ( y':4'~~~i 2 ~ lI((i iS„~{ }~"'C ! e~{~Ei t..~~ ~FN! y~hi i ~.. 9.~„y ii ~j Y ~ij1 t ~i i~ t•~j~%-Ei~i~ra~ +Yt~`~.~~ ! i N!I i ! i !ii i~ Pafll~ ~~% ~~ }~Y1'3ii ~`'~4~ l ~isE: ~ ~~ {~l jx~ pia ~ ~ I1 ~~ i y i'iT. ~ i h y~yia1F ,.~i([~ ,Y,j { E H ik d it i 1 {~4i 1` ~3 y~. ~S I ~ f q ~ l~ l I ~i~ ~ i~ ~ LI~~ ~;;4~{~ ~! ~~jy l l.~ ~"~ !~ l y I i ~.€ i, a 3f !~! i ~~. t h y~lE '{i 6 , i tlY~ i ~ ~ i ~~ h`'>> , {l ji -~'y~lyi Lhi 5~~! f t I! ~{V N ~ Y ~ ! ~ ~` w ~,C ii St~R ~~ t~' ~f;~i~ ifii l A t~~V p t~El (IE~ ~ ti ~ 4l~' p u . i l ~~ M ' ~ ay~ E a ISM1 ... ...,.. ~ ~ .:.:. d,. Lt . ..y. :~ i I i i ... .t~ y . itu .m.. r .. ~ .:~a 99. Hours of operation. Construction and grading PW On-going Standard operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. e : i ~~ ~ ~e ~ ' t ~ 3Y{ ~ v ~c: ~ : .~..~ : . .. .~ .u. r.. i. ~. ... ~vd. ..:.. .n. . .v ........:.~ . . .. ...: .~ ~ v.... . ~ ._ _..va : 100. Health, Design and Safety Standards. Prior PL, PW OCC Standard to final approval allowing occupancy of the building, the physical condition of the site shall meet minimum health, design, and safety standards including, but not limited to the following: a. The drive aisles and parking stalls shall be PW OCC Standard complete and free of building materials, dirt, and/or debris to allow for safe traffic movements. b. All traffic striping and control signing in PW OCC Standard the parking lot shall be in place. c. All parking lot lights shall be energized PW OCC Standard and functional. d. Any required repairs to the street, curb, PW OCC Standard gutter, and/or sidewalk that may create a hazard shall be completed to the satisfaction of the Public Works Director. e. All sewer clean-outs, water meter boxes, PW OCC Standard and other utility boxes shall be set to grade, and appropriate covers shall be installed. f. The building shall have Building PW, B OCC Standard Department final approval for occupancy. v l E i' i G l p '.: I i i..{: 101. Site Development Review. This Site PL Ongoing Standard Development Review approval is for two wall mounted signs located on the eastern and northern building elevations and one monument sign. The design, color, location and illumination of these wall-mounted and monument signs shall be as shown on the approved building elevations and site plan, labeled Attachment 3. Signage details shall 25 E ~~ ~ ~ '!u ~'d! 4itEkl~ry~llE ~ G~'i I i A ~ I~ ~'~R y . 9 S.L jt ~~ '~t~~Hi..t'~i 4 ~~'N'~IN2.~ ~~ ~ I~ i~ Et fl ~ . t E~ r'ilvj,iE~ y..E . E . (' !{! _` Itdi " 4 ! lNt+' i ~ EESEII Y ~~i~y ~ ~ R . 3~ ii 4 Ali d~'S~x'I N~.i I ~~, c i~ ~ ~ ~ ~ ~~~ ~ E r,i ~ l F~ ly ~,~ i ~ ~I,r~~?.iMc ;, `h r+~,~:; t ui .t E:~ t IIfi~ISi I 9 9 k~ {' 3 ~! I ' L tS j ~ 'l1 ' !~ ~ y ~' h.'E Yi p ~i I ~ ~i' I~ F N'it' { ~~ ~ E ity! 'Illi a ~ ~I~E3 I ' i I 5 'il !'~I115 ~`^ I~. ~~., ~ lI E S ~ H: I ~ I' F 3. c It I i i ~ iP t E Ei` ~.k i ~ L k ~^i a Vii ~i ~ I s ~ ~t' Ia L'~S s ~ s s~i;'~ E , ~'~ I ~', f. ~~ i h~'i th ~ v I E §~ i!~ " ~~'~ y xu~Ilh ~ I ~ { ~ ~ sE ~ ~ ~ ^ y 4 ~ ( ~ t~2J~~ 4I ' ' ~ t : °{~ ~ 4E ` ~ ~I ~ 1 ~ ~ ~'~ ~i ~'~' 4fy{~{~~ ~ !h E~ ie' ~ ~ ~ ~~~ i ' i I !! K ~ ~x iE!'' £ i E ~ E IR~ 4 E 13t~'i ci' ~ S i~"" ~ c P ! 3 E r k ~ 't I ~ i ~: E I ~ ~ .~ I ~ 3 4 .la ~ io((~~rE~ i LvM ~ ~1! t' 'l l .... ~ pp ., i.ti : F ..... ... .. : .. .:.:~ ..I.. . :: . ~. . E . t . ~ , . .. ...u .. .. .. .... generally comply with the following conditions and restrictions: Wall-Mounted Signs (east and north elevations): Maximum Sign Area: 53 square feet Maximum Sign Height: 4 feet Maximum Sign Length: 13.5 feet Monument Sign: Maximum Sign Height: 7 feet Maximum Sign Length: 10 feet Total Sign Copy Area: 25 square feet Setback from front Property Line: 2 feet 102. Maintenance. The monument sign and wall- mounted signs shall be well-maintained in an attractive manner and in accordance with the approved plans. 103. Lighting. The light fixtures proposed to illuminate the wall-mounted signs shall be glare-shielded and directed downward to prevent unwanted over-spill of light or glare. 104. Landscape Planter. Prior to final inspection of the monument sign by the building inspector, all landscaping and any required irrigation shall be installed within the planter strip. 105. Temporary and Promotional Signage. The use of Temporary and Promotional Signs (i.e. banners, pennants, flags, balloons, searchlights and similar advertising devises) for special business advertising and/or promotional use shall comply with the provisions established in the sign regulations of the Zoning Ordinance. 106. Window Signs. Business signs, advertisements PL, PO Ongoing PL or other material shall not cover more than 25% of the window area in accordance with the Zoning Ordinance 107. Business Changes. If the tenant or tenant signs PL, PW BLDG Standard change, all mounting holes from previous tenant signs shall be repaired and walls repainted prior to mounting the new signs. If the use or tenant space ceases to operate for ninety (90) days, the tenant signs shall be removed and mounting holes and wall shall be repaired and repainted. 26 p, j~{ i~t,~¢'{~{ : itlfljiq w ~I{' µ~ ~y'I ~3 _ ~ ja3i3!{a EEC ~?h~5{~li ii y 5,~{~~i i li~ ~5 ~ ~ ! ~E~ v ~! ~ ~ I' ~ ( ...; 3 ~. :. ~~k{{{ ith~ i ,~ i ~ 4 ~ ~~ ~ ~ ~~~ ~ ~ !Y~ 4I IlrEi S !{ yfrl~~Q i 1 {'~ 9~' j~( ~~ ~ . }} { !'~i ~{~~" ~ ~~i,F ! E i i V V ~e9. 6 i~i 8i{+32#~r~ {~I~Ie tyf~id! ~ i'~I ! 3N1~ ~4 t f4 9 ~ ~ s 4I 4k7? 5 ~ ~ ' d Y! 4 i N C i7 ryp. .I ~tlti. ? '.~M ~tM3! v ~ ~ I I ~ . Iii. t. e ~ ~ { idly ~ ~ {E v !! .k g•I~v. ~~E !~ ~ 3R!'i~ P tf{ sE. i,.!i~ S~~S i E i ~{~i~i i ' {~ ( , ~ lI a .. 3 i Y ~ E~*3 E ! " i N}.~e H ~ 0 i~~i~i ~Ii '~ h~E fi3 I I ,s,_'ti; i'~i~s ~~t~+tt~3f~ii ! ~~i ii j'i ~ ~ 41IE't E ,~i l ~ k~ ~~I F ~' }'t i{ { Ei ~iy~ ' : ~ I4 -i 3~~1~' ~ k ~ ~ ~p i I ~' k t ' { ~ ivI i ~ . i! 5:41 i J'I I ~'t y 6 `~ , ( ~ t 4 {, ! ~.'. {5 ~: ~ ttb`}~' i ~{ 4`! { { i ~ ~ I. ~ . i~ 4 ~ ~tl ~llllEEE i~ F~v'~I~ I~IdN' E:'I I ~ ! 17 i ~S~' ~~ IE S'~. y I R i! S t'a h id~ ! {t p i ~ . i £ E ,~ ~. ..,4v .... en~ :3 p y .y i l vv }y '~~ ; I E M~° 3LE Ilu !'~i l~ ! ~-k. e? u St „:v: 'lx'~4 ~i ~i~Ni ~ ~ ' C ~; u {zv {i L '; . a 't~ 'i t v. ! (<~I II: ~ ~ C.i i~IM...~. ~ F ~ . ~yi ~G i ~ !: ''~, v iIi! ~ ' ~ ; ry {`!y ~ ~' ~; C,{ u.v. .~`! .a ~ , . . . ; w a.v ~ Qu! 1F ' ~E i fr u , , .. .. t ~. i ~ ! 4 ... . : : ~ ? ~ j fru 't~ It h'-t ~ V'~Y{ ~I ~ I {h, ~ `t 64:: {i d ~~ . ..... ~.. v.. ~ ...E v. ... v... ... ._... I. ~ ~: i .. ........v, .... .......~ . s .{ : a n. V , ..I i W ~ ~ _ .. < <~ .:.ev.v 108. Energy Conservation. Building plans shall PL, PW BLDG Standard demonstrate the incorporation of energy conservation measures into the design, construction, and operation of the proposed development PASSED, APPROVED AND ADOPTED this 8th day of August, 2000. AYES: NOES: ABSENT: ATTEST: Community Development Director G:\pa99-021\cupsdrreso Planning Commission Chairperson 27 ~ a ~~ ~~ I a a ~ I ~ ~ ~ /~~ ~ / e a Q p/ e/ I ~^ ~ o v avow ua~HOnoa 'JNINNH'Id NIlBnO Ito~o~i T ~ ~nr aania~aa ~ ~~ ~~ wo 0 a W J O Q Q urrumrv m,cumr'a .Ia A\'...L..~. n.nw ~wwma ~...~. ®»h....p rar.rwos n!~td.~ `mlgnp _ T ~ ILLS ~~~ ~- ~mn~opvuryrovooy~cveri8~+oa.~ms 553NOOV 1JBOtld ~uaw~sanu~ ry luaweopnad opupowp3 F8 pado~anad q(~ryuopa~~opm~op~pu~o~y~no5 ~yyr 3L111'J31'Otld yy ~ u sij ~ ~ s, M I w r 9 m 3 ~ i s~ M ~ i ~ ,- , , ., '~~ ~~ v. ~ a aO 1 ~~ 8 i ~~ i i a „~ ~~~~ 3a.~a~, ~ - ~yy' o R o0W ~ ~ E o~~ __ -- a~-- ~ .m"~ J 4 i ~, ------ F -~------ ~~ W~W a II` ~\ s I ~ it ~~, ~ ~ ~°• , a .~a i, _ - __ a ~ ~ I ~ / ~~ ~', ~a ~ i ~• ,,~ ~ a.,~ y ~~~ ~~, ~ ~ I ~ I' '`., '4 ooa.~... 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Box 2340, Dublin, California 94568 • Clty O(ilces, 100 Civic Plaza, Dublin, California 94568 7-ELEVEN CONVENIENCE STORE AND GAS STATION INITIAL STUDY/MITIGATED NEGATIVE DECLARATION File No. PA 99-021 Lead Agency: City of Dublin Prepared: July 2000 ATTACHMENT 4 Administration (925) 833-6650 City Council (925) 833-6605 Finance (925) 833-6640 Building Inspection (925) 833-6620 Code Enforcement (925) 833-6620 Engineering (925) 833-6630 Parks & Community Services (925) 833-6645 Economic Development (925) 833-6650 Police (925) 833-6670 Public Works (925) 833-6630 Community Development (925) 833-6610 Fire Prevention Bureau (925) 833-6606 INTRODUCTION This initial study has been prepared by the City of Dublin to assess the potential environmental effects of the proposed 7-Eleven Convenience Store and Gas Station. The analysis is intended to satisfy the requirements of the California Environmental Quality Act (CEQA), and provide the City with adequate information for project review. This initial study includes a project description, environmental checklist and discussion focused upon issues identified in the checklist. In summary, this Initial Study concludes that with the implementation of mitigation measures, the project will not pose any significant adverse environmental impacts. The Initial Study was prepared based upon the location of the project, staff office review, field review, comments from City, County and local agencies, use of City Planning Documents, the CEQA Law and Guidelines, and City of Dublin CEQA Guidelines. PROJECT DESCRIPTION The proposed project, located at the southwest corner of Dougherty Road and Amador Valley Boulevard, consists of constructing a new 2, 830 square foot 7-Eleven Convenience Store and a four pump gas station. It is proposed that the facility would be open 24 hours a day and would employ 7-10 full and part-time staff. The site area totals approximately .5 acres and has been vacant for last fourteen years. The property is unpaved and covered with low grasses. An eight foot sound wall has been constructed along the site's western and southern property lines. The project site is located within a residential neighborhood approximately 1.25 miles east of Dublin's downtown area. The Cross Creek Apartment complex has been constructed to the south and west of the property and to the north, across Amador Valley Boulevard lies the Cottonwood Apartment complex. To the east, Dougherty Road separates the property from the U.S. Army's Camp Parks Reserve Forces Training Area, containing training facilities and barracks. Refer to Vicinity Map and Site Plans attached as Figure 1 and Figure 2, respectively. The existing General Plan land use designation for the project site is Retail/Office. The existing zoning is Planned Development Zoning District. The project site is a part of the Villages at Alamo Creek Planned Development which was approved in 1986 to develop approximately 135 acres for 1,165 dwelling units (including 1, 019 multi-family and 146 single-family lots), afive-acre park, a commercial site and open space uses. The project requires the following planning permit approvals: 1) a Conditional Use Permit to allow a gas station and to modify the existing Planned Development to establish front, rear and side setbacks; and 2) a Site Development Review for the construction of a 2, 830 square foot convenience store, 2,184 square foot canopy, four pump stations, surface parking, landscaping and signage. As part of the project development, the site would be cleared and graded to accommodate the proposed building, canopy, underground tanks, surface parking and related improvements. 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Project title: PA 99-021, 7-Eleven Convenience Store and Gas Station, Conditional Use Permit and Site Development Review. 2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin CA 94568 3. Contact person and phone number: Anne Kinney, Associate Planner (925) 833-6610 4. Project location: Southwest corner of Dougherty Road and Amador Valley Boulevazd 5. Assessors Parcel Number(s): 941-2781-002-00 6. Project sponsor's name and address: Retail Development Associates, 89 Davis Road, #260, Orinda, CA 94563 General Plan designation: Retail/Office 8. Zoning: Planned Development 9. Specific Plan designation: None 10. Description of project: (see previous page) 11. Surrounding land uses and setting: Briefly describe the project's surroundings: The property is located within a residential area, approximately 1.25 miles east of Dublin's downtown azea. The site is bounded by Dougherty Road to the east and Amador Valley Boulevard to the north. The Cross Creek residential apartment complex lies immediately to the south and west of the subject site. To the north, across Amador Valley Boulevazd lies the Cottonwood Apartment complex. To the east, Dougherty Road separates the property from the U.S. Army's Camp Parks Reserve Forces Training Area, containing training facilities and barracks. 12. Other public agencies whose approval is required: (e.g., permits, financing approval, or participation agreement.) - Building permits (City of Dublin) - Utility connection and permits (Dublin San Ramon Services District) - Encroachment permits (City of Dublin) ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: 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. ^X Aesthetics Biological Resources Agriculture Resources Cultural Resources Hazards & Hazardous Materials ~ Hydrology /Water Quality Mineral Resources ^X Noise ^X Public Services Utilities /Service Systems Recreation Air Quality Geology /Soils Land Use /Planning Population /Housing Transportation/Traffic Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the 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 eazlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An io ENVIRONMENTAL 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, ecause all potentially significant effects (a) have been analyzed adequately in an eazlier EIR or NEGATIVE DECLARATION pursuant to applicable standazds, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that aze imposed upon the proposed project, nothing further is required. Signature Printed name: Anne Kinney, Associate Planner Date For: PA 99-021 7-Eleven Facility, CUP and SDR EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that aze adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standazds (e.g., the project will not expose sensitive receptors to pollutants, based on aproject-specific screening analysis). 2) All answers must take account of the whole action involved, including off=site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect maybe significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). ii 5) Eazlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they aze available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures: For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the eazlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance zz Environmental Impacts. The source of determination is listed in parenthesis. See listing of sources used to determine each potential impact at the end of the checklist. A full discussion of each item is found following the checklist I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? (Sourced, 2, 3 ) b) Substantially damage scenic resources, including, but no limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Source:l, 2, 3 ) c) Substantially degrade the existing visual chazacter or quality of the site and its surroundings? (Sourced, 2, 3) d) Create a new source of substantial light or glaze which would adversely affect day or nighttime views in the azea? (Sourced, 2, 3, ) II. AGRICULTURE RESOURCES -- In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the Califomia Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farrland, Unique Fannland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (Source:l, 2, 3, 4) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Source:2, 4) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x 13 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? (Sourced, 2, 3 ) III. AIR QUALITY -- Where available, the significance Criteria established by the applicable air quality Management or air pollution control district may be Relied upon to make the following determinations. Woulc The project: a) Conflict with or obstruct implementation of the applicable air quality plan?(Source:l,2 ) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (Source: 1, 2 ) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region isnon- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Source: 1, 2 ) d) Expose sensitive receptors to substantial pollutant concentrations?(Source:l, 2 ) e) Create objectionable odors affecting a substantial number of people?(Source: ], 2 ) IV. BIOLOGICAL RESOURCES --Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x i x x x x x 14 a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified a~ candidate, sensitive, or special status species in local or regional plans, policies,. or regulations, or by the Californi Department of Fish and Game or U.S. Fish and Wildlife Service? (Source: 1, 2, 3) b) Have a substantial adverse effect on any riparian habits or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Source: 1, 2, 3) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Ac (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Source: 1, 2 ) 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? (Source:], 2) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? (Sourced, 2 ) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional, or state habitat conservation plan? (Source:], 2 ) V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? (Source:], 2,) is Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact 3 x x t x X x X x b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? (Source:l, 2) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Source:l, 2) d) Disturb any human remains, including those interred outside of formal cemeteries? (Source:l, 2) 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. (Source: 1,2,7) ii) Strong seismic ground shaking? (Source: 1, 2,7) iii) Seismic-related ground failure, including liquefaction? (Source: 1, 2, 7) iv) Landslides? (Source:l, 2,7) b) Result in substantial soil erosion or the loss of topsoil? (Sourced, 2, 7) c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? (Sourced, 2, 7) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x x x x 16 d) Be located on expansive soil, as defined in Table 18-1-E of the Uniform Building Code (1994), creating substantial risks to life or property? (Source:l, 2,7) 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? (Source: 1, 2) VII. HAZARDS AND HAZARDOUS MATERIALS -- Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Source: 1, 2 ) b) Create a significant hazazd to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Sourced, 2 ) c) Emit hazazdous emissions or handle hazardous or acutel} hazazdous materials, substances, or waste within one- quarter mile of an existing or proposed school? (Source:l, 2 ) 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 hazazd to the public or the environment? (Source: 1, 2 ) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation x x X x x x i~ 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? (Source: 1, 2 ) f) 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? (Source:l, 2 ) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Source:l, 2 ) 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? (Source:l, 2 ) VIII. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste discharge requirements? (Source:l, 2 ) 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 ofpre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (Source: 1, 2,7 c) Substantially alter the existing drainage pattern 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? (Sourced, 2 ) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x x is 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? (Source: I, 2 ) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (Source:l, 2 ) f) Otherwise substantially degrade water quality? (Source:l, 2 ) g) Place housing within a 100-year flood hazazd azea as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map. (Sourced, 2 ) h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? (Source:l, 2 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? (Source:l, 2 ) j) Expose people or structures to a significant risk of loss, i involving inundation by seiche, tsunami, or mudflow? (Sourced, 2 ) IX. LAND USE AND PLANNING -Would the project: a) Physically divide an established community? (Source:l, 2, 3 ) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x X x x x x x x 19 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? (Source: 1, 2, 4, 5) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? (Source:l, 2, 3 ) 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? (Source:l, 2) b) Result in the loss of availability of alocally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source: 1, 2, 4) XI. NOISE -Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Source:l, 2, 4, 6) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (Source: 1, 2) c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Source:l, 2) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 1, 2) zo Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact X x x x x x x x 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? (Source: 1, 2) f) 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? (Source:l, 2, ) XII. POPULATION AND HOUSING - Wouldthe 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)? (Source: 1, 2, 3 ) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Source:l, 2 , 3 ) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Source:l, 2, 3 ) XIII. PUBLIC SERVICES 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: Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Sigtificant Impact No Impact x X X x x zi Fire Protection? (Source: 1, 2) Police Protection? (Source: 1, 2) Schools? (Source: 1, 2) Parks? (Sourced, 2 ) Other Public Facilities? (Source:l, 2 ) XIV. RECREATION -- 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? (Source:l, 2 ) 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? (Source: 1, 2) XV. TRANSPORTATION/TRAFFIC - Wouldthe 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)? (Source: 1, 2, 8) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Sourced, 2, 8) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x X x x x zz c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Source: 1, 2) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Source: 1, 2 ) e) Result in inadequate emergency access? (Source: 1, 2 ) f) Result in inadequate parking capacity? (Source:l, 2 ) g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source: 1, 2, ) XVI. UTILITIES AND SERVICE SYSTEMS -- Wouldthe project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Boazd? (Sourced, 2 ) 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? (Source: 1, 2 ) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x x 23 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? (Source:l, 2 ) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (Source:l, 2 ) 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? (Source: 1, 2 ) f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (Source: 1, 2 ) g) Comply with federal, state, and local statutes and regulations related to solid waste? (Source: 1, 2 ) 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-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict rare or endangered plant or animal or eliminate important e major periods of California history or prehistory? (Source:l Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x X x x x 24 b) Does the project have impacts that are individually limit but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project aze considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable projects)? (Source:l, 2) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? (Sourced, 2, ) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x Sources used to determine potential environmental impacts: 1. Determination based on location of project. 2. Determination based on staff office review. 3. Determination based on field review. 4. Determination based on the City of Dublin Genera] Plan 5. Determination based on the City of Dublin Zoning Ordinance. 6. Noise Analysis, prepared by Thorburn Associates, dated May 17, 2000 7. Geotechnical Study, prepared by Kormacher Engineering Inc., dated April 26, 2000 8. Traffic Study, prepazed by TJKM, dated December 6, 1999 Persons Contacted: Brian Hirahaza, Retail Development Associates Ray Kuzbari, Associate Traffic Engineer, Public Works Department Mike Stella, Associate Civil Engineer, Public Works Department Rose Macias, Community Safety Assistant, Dublin Police Services Ed Laudini, Deputy Fire Marshal, Alameda County Fire Department zs EVALUATION OF ENVIRONMENTAL IMPACTS (Keyed to the Environmental Checklist) Explanation of Potentially Significant, Potentially Significant Unless Mitigation Incorporated and Less Than Significant Impact Answers 1. Aesthetics. Environmental 5ettin¢: The project site is located 1.25 miles east of Dublin's downtown within an area characterized by residential and governmental land uses. The site is vacant, unpaved and covered by low grasses. There are no features of aesthetic significance in the immediate vicinity of the site. Project Impacts• There are no impacts to Items la and lb and less than significant (with mitigation) impacts to Items lc and 1 d. This determination is based on the sources referenced in the Initial Study. The development of the proposed project would convert an existing vacant site into an urban use. The City's Zoning Ordinance requires that any new structures to go through the Site Development Review permit process. The project proponents are applying for a Site Development Review planning permit. As par[ of that process, architectural compatibility and aesthetic elements are considered. The project proponents will be required to incorporate architectural design and elements that are compatible with the architecture of surrounding uses. The project will be conditioned to screen all unattractive uses, such as roof-top air conditioning equipment, from view from the surrounding streets and the apartment units to the west and south of the site. The proposed project will not result in the obstruction of any scenic vista or view open to the public. However, the development of commercial uses on this currently vacant site could potential degrade the existing visual character and quality of the area. The following mitigation measure is recommended to reduce aesthetic impacts to a level ofless-than-significant. Mitigation Measure 1: Landscape trees along the perimeter of the site shall consist of a combination of 24" and 36" boxes to provide immediate visual relief and an aesthetically pleasing commercial environment. The proposed project would increase the amount of light and glare due to new street lighting, on-site lighting and building security and canopy lighting. New lighting could result in negative aesthetic impacts through the "over spill" of unwanted lighting onto adjacent residential properties and other areas not intended to be lighted. The following mitigation measure is therefore recommended to reduce spillover of lighting impacts to a level of less-than-significant. Mitigation Measure 2: Prior to the issuance of a building permit, the ApplicanUDeveloper shall prepare a lighting plan incorporating the following measures: a) Pole-mounted lights shall be equipped with cut-off lenses and shall be directed downwazds to minimize unwanted light and glaze over spill. The pole-mounted lights shall be limited to 17 feet in height. 26 b) Building security and canopy lighting and other lights shall be directed downward. c) Exterior lighting shall be dimmed or turned-off during off-hours. d) Al] exterior glass panels shall be of non-glaze manufacture. 2. Agricultural Resources Environmental Settine: The proposed project is located within a residential azea east of Dublin's downtown area. The site is currently vacant and has been identified for future urban development since the late 1980's. Project Impacts: There aze no impacts to Items 2a through 2c. This determination is based on the sources referenced in the Initial Study. There is no recent history of agricultural production on the site. The property is not designated as prime or unique farmland and is not under Williamson Act Contract. 3. Air Quality Environmental Setting: The project site is located within what the Bay Area Air Quality Management District defines as the Livermore-Diablo Valley, a sheltered inland area surrounded by hills to the west, south and east. Most of the airflow into the southern portions of the Valley is accomplished through only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Project Impacts: There are no significant impacts to Items 3a through 3e. This determination is based on the sources referenced in the Initial Study. Although the proposed project will generate additional new traffic (see Section 15 Transportation/Traffic), the increase in air emissions as a result of this new traffic is not substantial, or significant enough to result in the deterioration of ambient air quality. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the 7-Eleven facility would be located on a major regional roadway which provides direct access to the on and off ramps of the I-580 Freeway, approximately 1.25 miles to the south. The location of the project would provide gas and other services convenient to motorists travelling to and from the highway, thereby minimizing vehicle trips and associated air quality impacts in conformity with the Bay Area Air Quality Management District's Clean Air Plan. In addition, the proposed project will not expose sensitive receptors to substantial pollutants or create objectionable odors as the project will be constructed and operated in accordance with all City of Dublin and Alameda County regulations. Construction of the site may generate an increase in dust and particulate matter caused by site excavation and grading activities. The City's standazd grading ordinance requirements require measures to ensure that these types of short-term construction impacts aze minimized. z~ 4. Biological Resources Environmental Setting: The proposed project is located within an urbanized area east of Dublin's downtown area. The site is currently vacant, unpaved and covered with low grasses. The site has recently been used as a staging azea for construction of improvements to the apartments located to the immediate south and west of the site. There are no trees on the site. No wetlands or riparian features exist on or adjacent to the subject site. Project Impacts• There are no significant impacts to Items 4a through 4f. This determination is based on the sources referenced in the Initial Study. The site is located within a developed area, adjacent to a four-lane regional roadway and three-lane local roadway. Field visits to the site have not identified any endangered, threatened or rare species of animals. The site is not located within the boundaries of any Habitat Conservation Plans. 5. Cultural Resources Environmental Setting: The property is located within an urbanized area, east of Dublin's downtown area. The site area totals approximately .5 acres and is currently vacant. Project Impacts: There aze no impacts to Items Sa through Sd. This determination is based on the sources referenced in the initial study. There are no known cultural resources existing on the property. However, any groundbreaking or earthwork which uncovers potentially significant azchaeological or cultural resources will require that earth moving activities cease until the site can be evaluated by a certified azchaeologist, to determine the significance of the finds and suggest appropriate mitigation measures. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the CEQA guidelines. 6. Geology and Soils Environmental Setting: The project site is located within the San Francisco Bay Area, recognized by geologists as one of the most seismically active regions in the United States. There aze a number of active faults in the region including the San Andreas, Calaveras, Pleasanton, Hayward and Greenville faults. According to the Geotechnical Investigation prepared by Korbmacher Engineering, Inc., dated Apri126, 2000, the active trace of the Calaveras and Pleasanton faults lie approximately 1.7 miles to the west of the site and 1000 feet to the east of the site, respectively. The likelihood of a major seismic event on one or more of these faults within the near future is believed to be high. The project site is not located within a designated Alquist-Priolo Earthquake Fault Zone (known formerly as a Special Studies Zone). The site consists of approximately .5 acres and is roughly square in shape. The site is relatively flat with a gentle slope form southeast to northwest. The Geotechnical Investigation prepared by Korbmacher 26 Engineering, Inc., identified that surface soils consisted of stiff clay, clayey silt and dense silty sand with a high expansion potential. The site is currently vacant, unpaved and covered with low grasses. No unique geologic or physical features exist on the property. Proiect Impacts: There aze no impacts to Items 6a(i, iii, iv), 6c and 6e and less than significant impacts to Items 6a (ii), 6b and 6d. This determination is based on the sources referenced in the Initial Study. The Calaveras Fault is capable of generating a significant level of ground shaking in the event of a seismic occurrence. All structures shall be developed in compliance with the Uniform Building Code (UBC) requirements to reduce the impact of shaking on the project to less than significant. The probability of seismic related hazards, such as liquefaction, or landslides is considered low due to the composition of the soil and location of the site. The Korbmacher Engineering, Inc. geotechnical report determined that the site is suitable for the proposed 7-Eleven store and gas station. The site shall be developed in accord with the recommendations of the geotechnical report to reduce the impact of expansive soils to less than significant. All earthwork shall be in accordance with the City of Dublin Grading Ordinance and to Public Works Department standards and regulations. The project site is currently vacant and relatively level with no unique geologic or physical features. Hazards and Hazardous Materials Environmental Settine: The property is located within an urbanized area, east of Dublin's downtown area. The site area totals approximately .5 acres and is currently undeveloped and covered with low grasses. The property has been vacant for in excess of fourteen yeazs. Project Impacts: There are less than significant impacts to Items 7a through 7c and no impacts to Items 7d through 7h. This determination is based on the sources referenced in the Initial Study. The proposed use of the site would include a convenience store and gas station. Less than significant quantities of hazardous materials would be associated with this use. A development standard/condition of approval shall require the developer to prepare and submit a Hazardous Materials Management Plan and a Hazardous Materials Inventory Statement with Alameda County Environmental Health Department and Alameda County Fire Department for review and approval. The project is not located within an airport land use plan or within two miles of a private or public airstrip. Adequate emergency access has been provided via two driveways to Amador Valley Boulevazd and Dougherty Road. The project would not interfere with an adopted emergency response or evacuation plan. The site is surrounded by urban development and would not expose people or structures to risk of loss or injury due to wildland fires. 29 8. Hydrology and Water Quality Environmental Settine: No surface water exists on site. The site is relatively flat and surface runoff and storm water drains toward the surrounding streets where it is collected and distributed via the City of Dublin storm water system. Local waterways or tributaries in the area include Alamo Creek and Canal and Chabot Canal. The geotechnical investigation of the site by Kormacher Engineering involved drilling three exploratory boring: to a maximum depth of approximately 21.5 feet. Groundwater was not encountered in the borings. The property is located within an area designated as Zone X, which is area outside the 500-yeaz flood plain, per the FIRM (Flood Insurance Rate Map) Flood Map, community number 060705-001 B, dated September 17, 1997. Project Impacts: There are no impacts to Items 8b through 8d and 8g through 8j and less than significant impacts to 8a, 8e and 8f. This determination is based on the sources referenced in the Initial Study. The project is not located within a 100-yeaz flood hazard area and will not expose people of property to flooding or other water-related hazards. There are no water supply lines or wells on the proposed site. The development of this site would result in the conversion of vacant land to an urban use and thereby increasing water runoff and creating a potential far storm water pollution. A development standard / condition of approval will require that the development shall meet the water quality requirements of the City of Dublin's National Pollution Discharge Elimination System (NPDES) permit and the Alameda County Urban Runoff Clean Water Program. In addition, a condition of approval shall require the project meet the requirements of the City of Dublin's "Best Management Practices" to mitigate stormwater pollution. "Best Management Practices" require the installation of drainage system filtering devices to protect water resources from discharges of petroleum-based pollutants collected on impervious pazking surfaces. The surface runoff from an azea of less than one acre with the implementation of standard conditions of approval will reduce impacts to water quality to a level of insignificance. The proposed gas station involves the construction of underground storage tanks. According to the Geotechnical Report prepazed by Kormacher Engineering, the anticipated depth of excavation for installation of the fuel storage tanks will be approximately 15 feet below the existing grade. A development standard/condition of project approval will require that the tank be installed according to OSHA, Alameda County and City of Dublin standards and regulations. Groundwater was not detected at 21.5 feet below grade, therefore the construction of the site including underground storage tanks will not have a significant effect on groundwater levels in the azea. 9. Land Use and Planning Environmental Setting: The project site consists of .5 acres of vacant, undeveloped land located east of Dublin's downtown area along a major regional roadway, Dougherty Road. The site is located within an area characterized by a mix of residential and governmental land uses. The site is located approximately 1.25 miles from the I- 30 580 freeway on/off ramps. The General Plan land use designation for the site is Retail/Office and the zoning is PD, Planned Development, which identifies the site for future commercial land uses. Project Impacts: There are no impacts to Items 9a, 9b and 9c. This determination is based on the sources referenced in the Initial Study. The project would not physically divide an established community. The project is located east of the downtown area of Dublin, within an established residential azea. This infill development would convert existing vacant land to an urban use. The proposed project complies with the Retail/Office land use designation of the Dublin General Plan which allows retail stores and other commercial uses. In accordance with the Dublin Zoning Ordinance, the closest compazable zoning district to this Planned Development is the C-N, Neighborhood Commercial Zoning District, which allows gas stations as a conditional use. The City of Dublin has no adopted habitat conservation plan or natural community conservation plan that would conflict with this application. 10 Mineral Resources Environmental Settine: The property is located within an urbanized azea, east of Dublin's downtown area. The site area totals approximately .5 acres and is currently vacant. Project Imnacts• There aze no impacts to Items l0a through I Ob. This determination is based on the sources referenced in the initial study. The Conservation Element of the General Plan does not reference any mineral resources existing on the property. 11. Noise Environmental Setting: The major source of noise in the vicinity of the project is noise generated by vehicular traffic at the intersection of Dougherty Road and Amador Valley Boulevard. Thorburn Associates, Acoustic and Audiovisual Consultants have conducted a Noise Assessment Study of existing and future noise levels at the site. A 24-hour noise measurement was conducted above the 8 foot sound wall along the southern property line adjacent to the residential apartments yielding a noise level of 59dBA. The noise study estimated that noise levels vary on the adjacent apartment site from between 52 and 57 dBA. Proiect Impacts: There are no impacts to Items 9b, 9g and 9f and less than significant impacts to Items 9c and 9d and less than significant impacts with mitigation to Item 9a. This determination is based on the sources referenced in the Initial Study. The project proposes the construction of a 24-hour convenience store and gas station on a vacant lot abutting an existing residential apartrnent complex. The maximum distance between the existing apartment buildings and the property's sound wall is 55 feet with the minimum distance being 30 feet. The azea between the buildings and soundwall is characterized by vegetation and mature redwood trees. In addition there is a grade differential of approximately 12 feet between the pad elevation of the buildings and existing site elevation. 31 The Dublin General Plan states that a residential exterior noise environment of 60 dBA is `normally acceptable' and an exterior noise environment of between 60 and 70 dBA is `conditionally acceptable' with the installation of noise insulation features. The noise study prepared by Thorburn Associates identified four new sources of noise that would be generated as a result of the project and estimated the impact on existing residents in the area. This includes noise generated by rooftop equipment, trash collection, parking lot car and truck traffic. The noise study calculated that the noise generated from roof-top equipment would not exceed 45dBA at any 2"' Floor apartment. The noise generated from car or truck traffic would not exceed 50 and 60 dBA in the apartment complex, respectively. However, according to the traffic study prepared by TJKM the proposed facility would generate 822 daily trips. There could be a potentially significant impact with regard to future noise levels impacting existing residents. The following Mitigation Measure is recommended to reduce the noise impact of the project on neazby residents to a less than significant level. Mitigation Measure 3: The Manager /Developer of the 7-Eleven store and gas station shall ensure on an on-going basis that: Roof-top and mechanical equipment shall be shielded with air-tight panels to obstruct the view from adjacent residential units and to minimize noise impacts on residents. Equipment with the lowest Sound Power Levels (acoustic output) shall be chosen by the mechanical engineer. 2. All deliveries and loading operations shall occur during the hours of 8:00 a.m. and 5:00 p.m. to minimize noise impacts affecting nearby residents. 3. Trash pick-ups shall occur during the hours of 8:00 a.m. and 5:00 p.m. to minimize noise impacts affecting neazby residents. Containers with plastic lids shall be used to minimize the "banging" sound of steel lids. 4. All activities on site shall be controlled so as not to create a nuisance to the surrounding residents. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. The proposed project which involves the development of a convenience store and gas station will not result in the exposure of people to severe noise levels, groundbourne vibration and will not result in significant permanent or temporary increase in ambient noise levels. The project is not located within an airport land use plan or within the vicinity of a private airstrip. 12. Population and Housing Environmental Settine: The City of Dublin's population as of January 1, 1999, was estimated by the State Department of Finance to be 28, 707. Significant population growth is anticipated for the City based on planned residential growth in Eastern Dublin and Western Dublin (Schaefer Ranch). According to the 32 Association of Bay Area Governments (ABAG), the total population of Dublin is expected to be 33, 300 in 2000, and is expected to increase to 42, 800 by the 2005 and 50,900 in the year 2010. Project Imnacts: There are no impacts to Items 12a through 12c. This determination is based on sources referenced in the Initial Study. Since the project involves the development of a convenience store and gas station, the proposed project will not impact housing or population within the City or Tri-Valley region. The project vrill result in increases in employment opportunities, but on a minor scale. The project will not induce population growth in the azea or displace housing or people. 13. Public Services Environmental Settine: The project site is served by the following service providers: • Fire Protection. Fire protection is provided by the Alameda County Fire Department which provides structural fire suppression, rescue, hazardous materials control and public education services. • Police Protection. Police protection is provided by the Dublin Police Department which is headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers; performs a range of public safety services including patrol, investigation, traffic safety and public education. • Schools. Educational facilities aze provided by the Dublin Unified School District which operates kindergarten through high school services within the community. • Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza. • Other Governmental Services. Other governmental services are provided by the City of Dublin including community development and building services and related governmental services. Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. Proiect Impacts: There are less than significant impacts to Item 13a. This determination is based on the sources referenced in the Initial Study Fire Protection. According to representatives of the Alameda County Fire Department, the proposed project lies within a 1.5 mile radius of a fire station located on Donahue Drive in Dublin_ Atypical response time of less than 5 minutes is anticipated. As part of the Site Development Review process, specific fire protection requirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. 33 Police Protection. A minor increase in the demand for police service could be expected should the project be approved and constructed. Impacts would generally include increases due to commercial theft and other incidents. Increase in calls for service would be offset through adherence to the City of Dublin non-residential security requirements. The following mitigation is therefore recommended to reduce potential police protection impacts to less than significant. Mitigation Measure 4: Prior to the issuance of a building permit, the project developer shall submit for Police Department approval a Master Security Plan indicating specific measures which will be taken by the developer to supplement Police Department security for the project. The Security Plan shall include robbery and intrusion alarm systems, cashier booth operating procedures after dazk, cashier area security elements, use of CCTV etc. Schools. This project is for retail uses. School impact fees in accordance to State Law would be chazged at building permit issuance. Maintenance of public facilities including roads. The City of Dublin is responsible for the maintenance of public facilities including streets in the vicinity of the project. Maintenance demands would be offset by additional city fees and property tax revenues accruing to the City of Dublin. Other governmental services. The City of Dublin charges a public facilities fee for all new development in the community for the purpose of financing new municipal public facilities needed by such development. The applicants will be required to pay a public facilities impact fee prior to issuance of building permits. 13. Recreation Environmental Setting: The project is located east of Dublin's downtown area. The project proposes the development of a new convenience store and gas station. Project Impacts: There are no impacts to Items 14a through 14b. This determination is based on the sources referenced in the Initial Study. The project is the development of a commercial uses on a vacant lot and no impacts to recreational facilities are anticipated. 15. Transportation/Traffic Environmental Setting: The project is located on the southwest comer of Dougherty Road and Amador Valley Boulevard. Major regional access to the site is provided by I-580 an east-west freeway located approximately 1.25 miles south of the property and I-680 anorth-south freeway, located approximately 1.25 miles to the east. 34 Local access to the site is provided by Dougherty Road, anorth-south four-lane road located immediately east of the site and Amador Valley Boulevard, aeast-west three-lane road that lies north of the site. The project will have access off of both Dougherty Road and Amador Valley Boulevazd. Other roadways in the area include, Dublin Boulevazd a major east-west six-lane arterial located 1 mile to the south of the project, Scazlett Drive atwo-lane road that provides access to land uses south of Dublin Boulevard east of Dougherty Road and Sierra Lane, atwo-lane industrial collector road providing access to the primazily industrial land uses west of Dougherty Road. Planned circulation improvements in the area include hook ramps to provide access from I-680 to points in Dublin and a flyover from southbound I-680 to eastbound I-580, widening of Dougherty road to provide a southbound right-tum lane at Dublin Boulevard and the widening of Dublin Boulevazd to six- lanes from Village Parkway to Tassajaza Road. These improvements will be partly funded by traffic fees imposed on new development.within in the City of Dublin. Table 1 summarizes existing traffic conditions at key intersections neaz the proposed project site. This information is based on a Traffic Study prepazed to analyze potential traffic impacts associated with the proposed project completed by TJKM, dated December 6, 2000 (on file with the Dublin Planning Department). Table 1.: Existing Intersection Level-of Service (without project) Existing Intersection Control V/C LOS Dougherty Road/Dublin Blvd Signal A.M P.M. .65 .85 B D Dougherty Road/Sierra Lane Signal A.M. P.M. .71 .628 C B Dougherty Road/Amador Valley Blvd. Signal A.M. P.M. .70 .59 B A Existing conditions aze expressed in terms of volume of capacity on adjacent roadways using the Level- of-Service concept. LOS ratings are qualitative descriptions of intersection operations reported using an A through F ranking system to describe travel demand, delays and congestion. LOS A represents free- flow conditions with little or no delay at signalized intersections and LOS F indicates jammed conditions with excessive delay and long back-ups. The Dublin General Plan identifies LOS D (volume to capacity ratio of .90) as the minimum acceptable level-of-service in the community. Table ]indicates that all intersections are functioning at LOS C or better during a.m. peak hours and LOS D or better during p.m. peak hours. Proiect Impacts: There are no impacts to Items 15a through 15g. This determination is based on the sources referenced in the Initial Study. The project would add additional vehicles to local and regional roadways. 35 Table 2 summazizes future traffic conditions at nearby intersections including the existing condition, approved and pending projects in the azea (Refer to Traffic Study on file with the Dublin Planning Department for a full list of all approved and pending projects included in the analysis). Table 2.: Existine, Anaroved and Pendine Intersection Level-of Service (without oroiectl Existing & Approved Intersection Control V/C LOS Dougherty Road/Dublin Boulevard Signal A.M l .l l F P.M. 1.36 F Dougherty Road/Sierra Lane Signal A.M. .87 D P.M. .83 D Dougherty Road/Scazlett Drive Signal A.M. .77 C P.M. .66 B Dougherty Road/Amador Valley Boulevazd Signal A.M. .87 D P.M. .82 D Based on a comparison of Table 1 and 2, the intersection of Dougherty Road and Dublin Boulevard will change from LOS `B' to LOS `F' during a.m. peak hours and from LOS 'D' to LOS 'F' during p.m. peak hours. The intersection of Dougherty Road and Sierra Lane will change from LOS'C' to LOS `D' during a.m. peak hours and from `LOS 'B' to `LOS 'D' during the p.m. peak hour. The Dougherty Road and Amador Valley Boulevard intersection will change from LOS `B' to LOS `D' during a.m. peak hours and from LOS 'A' to LOS 'D' during p.m. peak hours. The traffic study determined that with the construction of the planned roadway improvements discussed above, the intersection of Dougherty Road and Dublin Boulevard will operate at LOS 'C' and LOS 'D' during the a.m. and p.m. peak hours, respectively. According to the traffic report prepazed by TJICM, the proposed project is expected to generate 822 new daily trips, 47 new trips during the a.m. peak hours and 56 new trips during the p.m. peak hours. Table 3 summarizes future traffic conditions of all intersections including the proposed project, approved and pending projects in the area. Table 3.: Existing, Approved, Pending and Proposed Intersection Level-of Service (with project) Existing, Approved & Proposed Intersection Control V/C LOS Dougherty Road/Dublin Boulevazd Signa] A.M 1.11 F P.M. 1.36 F Dougherty Road/Sierra Lane Signal A.M. .88 D P.M. .83 D Dougherty Road/Scarlett Drive Signal A.M. .78 C P.M. .67 B Dougherty Road/Amador Valley Boulevard Signal A.M. .87 D P.M. .84 D 36 Based on the comparison of table 2 and 3, the 7-Eleven project would not result in significant traffic impacts at major intersections neaz the project site. The estimated traffic conditions are attributed to approved and pending projects in the azea and not the proposed 7-Eleven facility: The traffic study determined that with the construction of the planned roadway improvements discussed above, the intersection of Dougherty Road and Dublin Boulevard will operate at LOS'C' and LOS 'D' during the a.m. and p.m. peak hours, respectively. Therefore, all intersections would be operating at `LOS' D or better during the a.m. and p.m. peak hours. Based on the information contained in the TJKM traffic analysis, all nearby intersections can be mitigated to Level of Service D or better, which does not exceed acceptable standazds identified in the Dublin General Plan. In addition, the Level or Service exceeds the minimum Level of Service E established by the Alameda County Congestion Management Agency. The Site Development Review process has determined that the project site has adequate parking and access. The project would not conflict with adopted policies supporting alternative transportation. Bike racks will be required as standard conditions of approval. Due to the design and location of the project, it would not result in a change in air traffic patterns, would not increase hazards due to a design feature and would not result in inadequate emergency access. 16. Utilities and Service Systems Environmental Settine: The project site is serviced by the following service providers: • Electrical and natural gas power: Pacific, Gas and Electric • Communications: Pacific Bell • Water supply and sewage treatment: Dublin San Ramon Services District (DSRSD) • Storm Drainage: Alameda County Flood Control District, Zone 7 (Zone 7) • Solid Waste Disposal: Dublin-Livermore Disposal Company Project Im~cts: There are no impacts associated with Items 16a through 16g. This determination is based on the sources referenced in the Initial Study. Utility providers have reviewed the project and have determined that either the infrastructure exists or a method to fund the infrastructure has been provided for. DSRSD and Zone 7 will charge standard impact fees. 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 fsh or wildlife species, cause a frsh or wildlife population to drop below self- sustaining 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 37 periods of California history or prehistory? No. The preceding analysis indicates that the proposed project will not have a significant adverse impact on overall environmental quality, including biological resources or cultural resources. 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 ofpast projects, the effects of other current projects, and the effects of probable future projects)? No. Although incremental increases in certain areas can be expected as a result of constructing this project, including traffic air emissions, light and glaze and noise, the project lies within an already urbanized area and sufficient capacity exists within service systems to support the project. c) Does the project have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly? No. No such impacts have been discovered in the course of preparing this Initial Study. 38 Noise Study 39 THORBURN ASSOCI ACOUSTIC AND AUDIOVISUAL CONS 17 May 2000 Brian Hirahaza LaMorinda Development 89 Davis Rd., Suite 260 Orinda, CA 94563 Subject: 7-Eleven --Noise Study TA Project #00060.00 Dear Brian: p 2000 As you know, Thorburn Associates conducted a 24-hour noise measurement at the proposed 7-Eleven site at Amador Valley Blvd. and Dougherty Rd. on 20-21 April 2000. Several spot measurements were performed during the 24-hour measurement in order to determine how sound is distributed at the site. Following are the results of these measurements and our analysis of the noise impact on the adjacent apartment complex. Measurement Locations The 24-hour measurement was conducted above the 8-foot high sound wall on the southern lot line. Spot measurements were made in several locations along the sound wall on both sides. Please see Detail ML. Site Observations The site is currently bounded by Amador Valley Blvd., Dougherty Rd, and by a 8-foot high sound wall on the other two sides. The sound wall acts as a buffer between the apartments and the 7-Eleven site. 'The major noise source is vehiculaz traffic at the intersection of Amador Valley Blvd. and Dougherty Rd. Small, non-commercial planes regularly fly overhead.. Results At the 24-hour measurement location, the Ldnl was calculated to be 59 dBAz. Please see the attached Noise Plot. We can estimate how long-term sound levels vary by location on the site by comparing the levels for the same time period from the spot measurements to the levels recorded by the Corporate Office: P.O. Box 20399, Castro Valley, CA 94546-8399 Ttt.:5l0-886-7826 Fnx:5l0-886-7828 Regional Office: 1317 N. San Fernando #212, Burbank, CA 91504 Tom.: 818-569-0234 Fnx:8l8-569-0233 Brian Hirahara, LaMorinda Development 7-Eleven --Noise Study 17 May 2000 Page 2 24-hour measurement. Using this procedure, the Ldn on the apartment complex side varies between 52 and 57 dBA. Noise Impact Rooftop Equipment The proposed 4-foot high pazapet around the roof will block the acoustical line-of--sight between 2nd floor apartment residents and the rooftop equipment. We calculate that noise from rooftop equipment will not exceed 45 dBA at any 2nd floor apartment and will be below 40 dBA for most of the apartment complex. These levels are at or below cunent ambient noise levels. Trash Dumpster We understand the proposed enclosure around the trash dumpster will be an 8-foot high CMU/concrete wall. This enclosure is adequate to keep noise impact on the apartment complex to a minimum. Trash pick-up should be scheduled during daytime hours (Sam-Spm). Parking Lot Car Traffic We calculate that noise from a typical car pulling into and out of the parking lot should not exceed 50 dBA in the apartment complex. This is quieter than the typical car going by on Amador Valley Blvd. or Dougherty Rd. Parking Lot Truck Traffic We calculate that noise from a typical large truck pulling into and out of the parking lot should not exceed 60 dBA in the apartment complex. While this represents an increase over existing levels, the low number of such vehicles entering and exiting the parking lot will keep noise impact on the apartment complex to a minimum. Deliveries should be scheduled during daytime hours (S~-SPm) Overall, our calculations show that the proposed 7-Eleven store will create a minimal noise impact on the adjacent apartment complex. For apartments located neaz the southwest corner of the 7- Eleven, the existing noise levels should decrease, due to the store building acting as an additional noise barrier between the apatvnent complex and the Amador Valley Blvd. and Dougherty Rd. intersection. We hope this information is helpful. Ifyou have any questions or need additional information, please do not hesitate to contact us. Sincerely, Jr~ Tyler J. Rynberg Consultant Steven47~ PE Principal TJR/djm Brian Hirahara, LaMorinda Development 17 May 2000 7-Eleven -- Noise Study Page 3 enclosures: Measurement Locations Noise Plot tDay/Night Sound Level (Ldn) -- A descriptor established by the Environmental Protection Agency (EPA) for the 24-how average A-weighted noise level. Sound levels during the hows from 10:00 pm to 7:00 am, hows which people are more sensitive to noise, aze penalized 10 decibels (dB), A 10 dB increase in sound level is perceived by people to be twice as loud. zA=weighted Sound Level (Noise Levet) - A term for the A-weighted sound pressure level. A-weighting is a frequency weighting which is commonly used to measwe the loudness or "noisiness" of sounds. A-weighting filters the microphone signal in a manner which better correlates with the sensation of the human ear. The sound level is obtained by use of a standard sound level meter and is expressed in decibels. Sometimes the unit of sound level is written as dB(A). All noise data in this letter is A-weighted. ~z6ooti~•oooso-oo.wPa ~ 24 HOUR M~,4SUREM~NT X SPOT M~~4SUR~M~NT Corporate Office: Castro Valley, California Tel: 510-886-7826 THORSURN ASSOCIATES RegionalO~ce: Burbank,Califomia Tel: 818-569-0234 ACOUST/C AND AUDIOVISUAL CONSULTANTS Regional Dice: Raleigh-Durham,North Carolina Tel: 919-493-6027 ~ ~ N M ~ J J J J J 1 1 1 i c d ~ ~ W ~ ~ o 0 ~~~ N 7 N ap ~ O ' d ~ o ~o 'p N y > ~ ~m~ ~ ~.:: ~ d v N ~ ~ 'a ~ G O ~ ~ V O la x~ va N ~~~6 ~D~g 00•L 009 009 OO~b OO~E OO~Z oo~ L 000 OO~EZ OO~ZZ ~ 0 OO~LZ ~ OO~OZ 006 L oo~a L OO~L L 00 9 L OO~S L OO~bL OO~E L OO~ZL OO~LL ~ COO LOO V M N O O ~0.0L (y8p) siagioap ul lanai a~nsse~d punog / ~ Q '~ / m 1 1 ~ / 1 ~ ~ 11 l ' ~ J • ~ . ~'. , \ .\ ~ '~ ' ~ ~ ~ ~ ' I I ~ 1 , I 1 J ~ i / / I I • . ~ , 1 L I 1 1: i ~ I ~ '~ I ~ ~ ~ I ~ ~ I I ~ I ~ ~ I ~ 1 1 I , 1 THORBURN ASSOCIATES Corporate D~ce: R i lO Casvo Valley, Califomia Tel: 510-886-7826 eg ona ~ce: Burbank, Califomia Tel: 818-569-0234 ACOUSTIC AND AUDIDV7SUAL CONSULTANTS Regional Office: Raleigh-Durham,North Carolina Tel: 919-493-6027 L O L Q/ Q. 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