HomeMy WebLinkAbout6.3 Appeal ShamrockVillageSUBJECT:
CITY CLERK
File # 410-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 6, 2001
PUBLIC HEARING: Consideration of Appeal of Planning Commission
Approval of PA 00-020 Shamrock Village Marketplace: Mitigated
Negative Declaration and Site Development Review Continued from
January 16, 2001.
(Report Prepared by: Andy Byde, Associate Planner)
ATTACHMENTS: 1. Letter received December 21, 2000, Appealing Planning Commission
Decision of December 12, 2000. ·
2. Resolution Affirming the Planning Commission Decision of December
12, 2000.
3. Planning Commission Staff Report dated December 12, 2000, including
project description, project plans, Initial Study/Mitigated Negative
Declaration, and Mitigation Monitoring Plan.
4. Planning Commission Minutes for December 12, 2000.
5. Planning Commission Resolution No. 00-67 approving the Mitigated
Negative Declaration.
6. Planning Commission Resolution No. 00-68 approving the Site
Development Review, with conditions.
7. January 16, 2001 City Council Agenda Statement
RECOMMENDATION: l~.'Hear Staff Presentation
2. Open Public Hearing
3. Hear Applicant's Presentation
4. Question Staff, Applicant and the Public
5. Close Public Hearing
6. Deliberate
7. Adopt Resolution (Attachment 2) Affirming the Planning Commission
Approval of December 12, 2000 with modifications
8. Alternatively, the City Council may do the following:
A. Affirm the Planning Commission Approval of December 12,
2000 with other modifications or with no modifications;
B. Reverse the Planning Commission Decision of December 12,
2000 thereby denying the Site Development Review.
G:\PA#~2000\00-020\cc sr appeal 2-6-01.doc
COPIES TO: Applicants: Allen Lynch, Kevin Waddell PA File
ITEM NO. __~_
PROJECT DESCRIPTION:
History
On December 21, 2000, Mayor Houston filed a timely appeal of the Planning Commission's decision
(Refer to Attachment 1 for a copy of the appeal letter) to approve the Site.Development Review. (When a
member of the City Council files an appeal, it is presumed that the reason for the appeal is that the
appealed action has a significant and material effect on the quality of life within the City of Dublin,
Section 8.136.040(B.2) of Dublin Municipal Code.)
The Council considered the appeal at the January 16, 2001 meeting (see January 16, 2001 agenda
statement - Attachment 7). The item Was continued from the January 16, 2001, City Council meeting to
the February 6, 2001, City Council meeting, by a unanimous vote.
The site was designated as Zone 9 (Commercial Zone) in the 1987 Downtown Specific Plan (Zones 5,6,
and 9 are outside of the Downtown Core Specific Plan area, which was approved in December 2000). The
1987 Downtown Specific Plan, contains several goals and policies to guide development within the
Specific Plan. Specifically, these goals include: l(a) To maintain Downtown Dublin as a strong regional
retail center; 1 (b) To maintain and enhance the current sales tax base of the downtown area; and 4(a) To
increase the amount of retail development downtown. Other goals of the Specific Plan include improving
the visual quality of the downtown area, encouraging landscaping in parking lots Or improving the visual
appearance of future structures (1 .B, 5.a, 4B, 5e, 5f; also see Land Use Strategies - 6A, 3.1).
The proposed project consists of remodeling and adding 25,846 square feet of building area to the existing
Shamrock Village shopping center located at the comer of Amador Valley Boulevard and San Ramon
Road. The addition would result in the Shamrock Village shopping center (within Zone 9 of Specific Plan
area) being anchored by a grocery store. The proposed grocery store tenant intends to move from its
existing location from within Zone 5 of the 1987 Downtown Specific Plan area to Shamrock Village
(Zone 9). The grocery store relocating from its existing location to the Shamrock Village, may result in
adverse affects on the economic viability of the shopping center in Zone 5 (i.e. through extended vacancy, '
frequent tenant turnover, short term tenants.
To accomplish the above referenced goals of the Specific Plan, Staff recommends that a condition be
included, if the Council elects to uphold the Planning Commission's decision, to assure that substantial
improvements to the existing business' building exterior, parking lot and landscaping be made (in the
minimum amount of $50,000) and secured through a letter of credit or similar security instrument (see
Attachment 2). In the event that the existing business terminates its lease, upon verification, the City will
release the security instrmnent guaranteeing the $50,000 improvement. Furthermore, this condition will
assure that the surrounding businesses are not adversely affected by an extended vacancy, lower credit
rated tenant, frequent tenant turnover, or short term tenant.
Planning Permits Required:
The General Plan designation for the site is "Retail/Office" and the existing zoning for the site is C-1
(Retail Commercial Zoning District) which is intended for the development of retail commercial use
types. General Retail uses (which include grocery stores) are principally permitted within the C-1 zoning
district.
City Council Action
Under the City Zoning Ordinance, the City Council may affirm, affirm in part, or reverse the action of the
Planning Commission, based upon findings of fact. Findings shall identify the reasons for the action on
2
the appeal, and verify the compliance or non-compliance of the subject of the appeal with the provisions
of the Appeals Chapter of the Zoning Ordinance. The City Council may adopt additional conditions of
approval that address the specific subject of the appeal.
The City Council may continue this matter, but must take action within 75 days of the date the appeal was
filed (75 days from December 21, 2000, is March 6, 2001), pursuant to Section 8.136.060 A of the Dublin
Municipal Code. Additionally, because the appeal was filed by a member of the City Council, the
Council may consider any issue concerning the application.
CONCLUSION:
Based upon the City Council Staff report of January 16, 2001, the Minutes for the January 16, 2001,
public hearing, Planning Commission Staff Report and Draft Minutes for the December 12, 2000, public
hearing, staff recommends that the City Council evaluate the appeal and affirm the Planning Commission
Approval of December 12, 2000 with the addition of a new condition number 4.5 to the Planning
Commission resolution (text of the condition can be found in Attachment 2) regarding substantial
improvements to the exterior of the existing building. Alternatively , the City Council may do the
following: (1) affirm the Planning Commission Approval of December 12, 2000 with other modifications
or no additional conditions, as directed by the City Council, or (2) reverse the Planning Commission
Decision of December 12, 2000, thereby denying the Site Development Review.
RECOMMENDATION:
Staff recommends that the City Council .conduct a public hearing, deliberate, and adopt the resolution
affirming the Planning Commission Approval of December 12, 2000 (Attachment 2) with the addition of
a new condition number 4.5 to the Planning Commission Resolution regarding substantial improvements
to the existing building.'
Alternatively, the City Council may choose one of the following options:
1)
Adopt Resolution Affirming the Planning Commission Approval of December 12, 2000
with other modifications or no modifications;
2)
Reverse the Planning Commission Decision of December 12, 2000 thereby denying the
Site Development Review.
If the City Council selects options 1 or 2, the Council should indicate the reasons for its action by a "straw
vote." Staff will then return at the following City Council meeting with a resolution for formal adoption.
RECEIVED /
DEC 2 1 ZOO0
CITY OF DUBLIN
Date t2-21-00
wish to appeal 1~ action of the Dublin Phrmi"t~ Commissiim of~b~r 12,2000
M~ ~ ~r ~c ~ is ~ ~~on ~t ~ ~ of ~ ~b~ ~~
C~ion w~l ~ve a Si~t ~ mt~ ~ect on ~e ~ of ~c ~n ~
Q~ of~bI~.
~~~to~
ATTACHMENT-
~WIId~3
RESOLUTION NO. XX - 01
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
AFFIRMING THE ACTION OF THE PLANNING COMMISSION REGARDING
SITE DEVELOPMENT REVIEW TO RECONSTRUCT THE EXISTING SHAMROCK
VILLAGE SHOPPING CENTER AND ADD 25,846 SQUARE FEET OF NEW FLOOR AREA
AND ADDING A NEW CONDITION TO THE PLANNING COMMISSION RESOLUTION FOR
PA 00-020 SHAMROCK VILLAGE LOCATED AT THE NORTH EAST CORNER OF
SAN RAMON ROAD AND AMADOR VALLEY BOULEVARD
WHEREAS, the Applicant, Allen Lynch of Doerken Properties has requested approval of a Site
Development Review to reconstruct the existing shopping center and add 25,846 square feet of floor area.
The applicant has proposed to pay $30,503 to offset traffic impacts, before the issuance of a building
permit. The project is located at the north east comer of San Ramon Road and Amador Valley Boulevard
and is further identified as Assessor Parcel No(s). 941-173-4-3, 941-173-4-4, 941-173-4-5, and 941-173-
4-6; 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
December 12 2000; and did approve the Site Development Review for PA 00-020 Shamrock Village; and
WHEREAS, Mayor Houston has appealed the decision of the Planning Commission to the City
Council; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the City Council make a
determination based on the provisions of the Appeal Chapter of the Zoning Ordinance; and
WHEREAS, the 1987 Downtown Dublin Specific Plan's general purpose was to retain and
enhance the vibrancy of Downtown Dublin as a regional retail center by, among other things, encouraging
more intensive commercial development and improving the visual appeal and quality of existing buildings
and parking lots, as well as future construction. (See Goals 1 .B. 1 .a-b, 1 .B.5.a, 1 .B.5.e-f, 4.A. 1, 4.A.2,
6.A.3 .)
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony hereinabove set forth and used their independent judgment to make a decision; and
ATTACHMENT 2
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby make the
following findings and determinations regarding said proposed Site Development Review:
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.
The approval of this application, as conditioned, complies with the Retail/Office (.25 to .50
F.A.R.) designation of the General Plan, the C-1 Zoning Designation as well as with all other
requirements of the Zoning Ordinance because a Shopping Center facility is a principally
permitted use with the C-1 Designation.
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.
The subject site is physically suitable for the type and intensity of the approved development
because it is graded and level with existing development on the site.
Impacts to views are addressed because the majority of the site is level and no views could be
interrupted.
Impact to existing slopes and topographic features are addressed because the site is level and there
are no topographic features.
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.
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.
The project, as conditioned, is consistent with the General Plan and the goals and policies of the
1987 Downtown Specific Plan because: (1) the proposed project would maintain Downtown
Dublin as a strong regional retail center, by assuring long-term leaseability of existing buildings
within the Downtown area and by improving the visual quality of such buildings; (2) the proposed
project would maintain and enhance the current sales tax base of the downtown area by increasing
the amount of retail development and by limiting the probability of extended vacancies and tenant
turnover within the Downtown Specific Plan area; and (3) the proposed project would increase the
amount of retail development in Downtown Dublin by allowing additional development on the
proposed project site, while maintaining the economic viability of the existing development within
the Specific Plan area..
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby affirm the December 12,
2000 decision of the Planning Commission approving the Site Development Review of PA 00-020,
Shamrock Village Marketplace, subject to the Conditions of Approval contained within Planning
Commission Resolution 00-68 attached to this staff report as Attachment 6. This approval is subject to an
additional condition and would be new condition number 4.5 of the Planning Commission Resolution 00-
68. The following condition of approval is included in order to find that the project is in compliance with
Goals l(a), l(b) and 4(a) of the Downtown Specific Plan:
Prior to issuance of a certificate of occupancy for the proposed 45,000 sq.ft. market (see Site Plan)
("New Floor Area"), the applicant shall provide the Staff with verification that the use of the New
Floor Area will not result in any then-existing business ("The Existing Business") which is located
within a building in excess of 25,000 square feet (the "Existing Building") within Zones 5 or 6 of
the Downtown Specific Plan to relocate to the New Floor Area unless (a) the Existing Building
has been sublet or the lease covering the Existing Building has been assigned and such sublease or
lease assignment provides that substantial improvements have been or will be made to the Existing
Building prior to occupancy of the Existing Building by the new occupant; or, if the Existing
Building has not been sub-let or the lease covering the Existing Building has not been assigned
and is still leased by The-Existing Business (b) verification is provided to staff that substantial
improvements will be made to the Existing Building when it is occupied by the new occupant.
Such verification may be in the form of a letter of credit, similar security instrument (but not
including a bond) or escrowed funds (in an amount of at least $50,000) in favor of the City, to be
used by the City for the sole purpose of providing funds to the new occupant of the Existing
Building for such improvements. For purposes of clarification, the deposit by the Existing
Business of a letter of credit, similar security instrument (but not including a bond) or escrowed
funds in favor of the City in the amount of $50,000 shall be deemed to be full and complete
satisfaction of the "verification" described in the immediately preceding sentence. In the event
that The Existing Business executes a lease termination with the owner of. the Existing Building
within twelve (12) months of the date The Existing Business vacates the Existing Building, and
provides verification to the City of such termination, any such letter of credit, other similar
security instrument or escrowed funds will be released by the City to the person providing such
security as of the effective date of such lease termination, and the Existing Business shall have no
further obligation to the City in connection with the use or improvement of the Existing Building.
As used herein, "substantial improvements" shall mean an expenditure or commitment to expend a
minimum of $50,000 for improvements to the existing building, consisting of improvements to the
exterior of the existing building, together with improvements to the landscaping and to any
parking area required for such building which is located on the same property.
PASSED, APPROVED AND ADOPTED this 6th day of February, 2001.
AYES:
NOES:
ABSENT:
ATTEST:
Mayor
City Clerk
AGENDA STATEMENT · ~,,~ ,,
PLANNING COMMISSION MEETING DATE: December 12, 2000
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~./;~ · , ,, · ~. ,: ,....,.~
~.~,
, ATTACHM]~NTSi'~,
Mitigated Ne~:iB~eDeclarationmnd~$i'te;iDBV~t0pmerit Review
'(Report Prep~i!'by: Andy Byde,: ~d;6~: ~hnner) ·
3(" ~ti~ Smdy~itigated NegatiV~
5,. Reso.l~ti~n';-appro~ngMiti~:~eptive Decl~ation
6. Res~luti0n approving the Sit~ ,~v~!opmem Review
RECOMMENDATION:~' .. 1) Open pub!ic hearing.
2) Receive staff presentation and public testimony.
*" 4) · Adopt ~e~:6iu~l~n (A:ttaeh.~t' 5)approving aM~ti'ga~d Negative Declaratio:
5) Adopt Resolution (Attachir/ent 6)?appr6X~hg.iPA 00~02'0~ ShamrOCk
. Village Marketplace Site Development Review.
The prqposed project consists of remodeling and adding 25,846 square feet of building area to the existing
Shamr~c~ Viitag~ ~hoi~ping 'centeri i0~'ated' at' ~e '~o"~er'.'6f ~dor W~lley BouleV~d ~d'.:"S~ :Ramorl
~0~t{i2 ~"'aatliti:~m ~Oixfd' resui~' ~a~"shopp~ c~i~te~.!being ariehoreC~ by-:a:.n~W '45'.,000~:~sqlar~' foot
gr0~"stO~e. The eXi~'tifig ~ui:idlng s"quare footage 0f'th~'~eiiter' is 49,53;4 and the :'r~ew sqii~e foot~ige
wo~Ct b~e 75~'~:80' s'~tu~e f~t~ The fopaea tiie foot~ie breakd6wn would i~e*'as follows': ~at~iil-68i880~'
restaurant-6,500. ":~::: ~ .: "
GAPA-/fi2000\00-020NPC Stuff Report.doe
copIES
Applicant
Property Owner
ITEM NO.
Background:
The Shamrock Village was constructed in approximately the late 60's as a neighborhood serving retail
center. Currently, the tenants which currently occupy the Center, include:
Tenant Name
Gingiss Formalwear
World of Shoes
Dough Boy Donuts
Village Pet Shop
Gallagher's Pub
Vacant
Hog's Breath Barber
Elegant Nails
Round Table Pizza
Dublin Buffet
Vacant
Monument Auto Parts
Koto' s Restaurant
Dublin Dinettes
Vacant
Goodwill Industries
Square Feet
3,800
8,400
1,100
1,200
2,200
.1,080
825
900
2,750
3,800
'2,000
7,000
'2,000
4,800
2,000
5,679
Use Type
Retail: Formalwear
Retail: Shoe StOre
Food Service
Retail: Pet Store
Bar/Restaurant
Retail Sales/Restaurant
Personal Service: BarberShop
Personal Service: Nail Salon
Restaurant
Restaurant
Retail Sales/Restaurant
Ketai.1 Sales
Restaurant
Retail Sales
Retail Sales/Restaurant
Retail Sales
The anticipated tenant for the 45,000 square foot grocery store is Ralphs which plans to relocate from their
current location at 7193 Regional Street. The existing Ralphs store is 25,000 square feet in size and is
located adjacent to Longs Drugs, drug store.
The current zoning for the subject property is C-1 (Retail Commercial Zoning District) which is intended
for the development of retail commercial use types. 'General Retail uses (whiCh include grocery stores)
are principally permitted within the C-1 zoning district.
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. As of the
mailing of this staff report the City has received no objections from surrounding property owners or
occupants regarding the current proposal. .,.
1987 Downtown Specific Plan
The 1987 Downtown Specific Plan, designated this property as Zone 9 (Commercial Zone), appropriate
for additional commercial development. The Specific Plan stated that retail uses are principally pgrmitted
and additional retail development is appropriate for ~his site.
Project Site Location
Surrounding land uses to the north include the Starward Drive residential area which include 31-single
family residential units which were recently constructed and which back directly to the project area. Nine
of these units back immediately adjacent to the subject property and are separated by a 6 foot high
2
masonry sound wall Immediately to the west of the project is the MacFmgal's retail building which
contains approximately 20,000 square feet of floor area. Other existing uses located within the same
shopping center are Foster's Freeze and Casa Orozco located to the southwest and the emergency medical
care facility located to the east. (MacFrugal's, Casa Orozco, Foster's Freeze and the' emergency medical
care facility although are located within the Shamrock Village shopping center, are on separate parcels
which are owned by separate owners and for that reason are not part of this application).
ANALYSIS
Project Description:
The proposed project consists of remodeling the exterior of the shopping center and adding 25,846 square
feet of building area to the existing 49,534 of building area. 'The center will be accessed from'two points
along Amador Valley Boulevard, one point along San Ramon Road, and one from Starward Drive. The
main entrance will be at the' signalized intersection of Amador Valley Boulevard and Regional Street.
This entrance will provide an attractively landscaped entry with enhanced colored sidewalks in from on
the proposed grocery store and retail space. A pad building (2,880 square feet) would be located at the
comer of the main entry and Amador Valley Boulevard.
The stucco finished buildings have been designed with a variety of elements to create visual interest
including fabric awnings, metal canopies, translucent canopies, painted ornamental'metal work, and stone.
A contoured arched canopy has been utilized over the grocery store to provide a design relationship to the
existing MacFrugai's building. The proposed building colors consist of complementary rich earth tone
colors which highlight the buildings undulation. The rear of the building, which faces the residents along
Starward Drive, has been heavily treated with varying architectural elements to the soften the building. In
addition to the architectural elements, a heavily landscaped strip between the building and the street .will
provide for additional visual separation.
Noise
The primary source of noise generated by retail/grocery stores are delivery trucks. The noise generated by
delivery trucks depends .primarily on the type of truck. The proposed grocery' store would have four
general product delivery per day, which generally would occur between the hours of 7 a.m. to 8 p.m., and
would be accomplished with a 65-foot long, 18 wheel, tractor-trailer truck. Additional deliveries -from
separate vendors and delivery services would occur up to 15 times during the business day by way of
smaller step-down vans (up to 18 feet in length) and delivery tracks (up to 35 feet in length). Noise from
delivery tracks ranges typically from 60 to 80' dBA measured at a distance of 50 feet. The project loading
dock area would be approximately 40 to 80 feet from the backyards of the nearest Starward residences.
Though delivery truck noise at the project site would be at or below the existing noise levels generated by
existing delivery truck traffic in the area, these noise levels could be potentially significant unless
mitigated, especially if deliveries occur during quieter nighttime hours.
To account for potentially significant noise impacts caused by delivery truck traffic, loading dock
activitieS, and nighttime operation of roof-top mechanical equipment and. to ensure that such impacts are
reduced to a less than significant level, the following mitigation measures were made part of.the Mitigated
NegatiVe Deceleration .(See Section X in the Initial Study, Attachment 4) and have been incorporated into
the project as conditions of approval:
Mitigation Measure 6a: Truck deliveries, should be limited to the hours of 7:00 a.m. to 8:00 p.m. These hours should be posted at the loading dock in conspicuous locations.
Mitigation Measure 6b: The loading dock shall be enclosed with a roof and rolling door(s).
All large truck deliveries shall. utilize the enclosed loading dock. Large trucks making
deliveries to this loading dock shall close the loading door once the truck is inside.
In lieu of enclosing the structure with a solid roof, an Acoustical Noise Consultant shall
certify that noise emitted from the loading dock will not increase outdoor noise levels of
the adjacent residential areas in excess of 60 to 70 dBA. Additionally, an Acoustical
Noise Consultant shall certify that the design of the loading dock will not cause noise
from loading dock activities, occurring during quiet. er nighttime hours, to exceed existing
ambient noise conditions in the backyards of the nearest residences.
Mitigation Measure 6e: All mechanical equipment should be designed so that the total noise
generated by such equipment does not exceed the existing average hourly daytime :(7:00
a.m. to 10:00p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) Leq measurements.
Mitigation Measure 6d: All construction activities on' the project site shall be. limited to 7
a.m. to 5 p.m., Monday through .Friday, unless alternative hours are approved by the
Dublin Building Official for structural construction and the City Engineer for grading
activities. Construction equipment, including compressors, generators, and mobile
equipment, shall be fitted .with properly working mufflers.
Parking
The proposed project's parking demand has been calculated based on City code requirements for general
retail and restaurant. The retail rate requires one parking space per 300 square feet of gross leasable area
(GLA) and restaurants require one parking space per 100 square feet. Based on 75,380 square feet of
retail shopping center, the off-street parking requirements .has been calculated as follows: 68,880 square
feet general retail x 1 space/300 square. feet = 230 parking spaces; 6,500 square feet restaurant t
space/100square feet = 65 parking spaces. Based on the off-street parking calculation for the proposed
retail use, the project's parking supply of 295 would meet the City's parking code requirement
(230+65=295).
Traffic:
The applicant is requesting a right-ram in and fight-turn out only on San Ramon Road, to be located north
of MacFrugal's. Public Works .Staff has reviewed and approved the proposal, subject to the applicant
securing a dedicated right-turn lane along the San Ramon Road frontage. The existing effective height of
the masonry wall along the northern property line shall be maintained. In the event that the effective
height of the masonry wall is reduced the applicant .shall obtain written approval from the Starward
Homeowner's Association to increase the height of the wall to maintain the existing 6' height;
Additionally, the project developer shall have a Certified Arborist prepare at tree preservation plan for the
existing 48-inch diameter Walnut Tree.
Environmental Review
A Mitigated Negative Declaration has' been prepared for the project, 'which focuses on land use
compatibility, hazards, aesthetics, and traffic in addition to all potential environmental factors normally
considered in an Initial Study. A number of mitigation measures have been included within the document
to ensure that identified environmental impacts can be reduced to levels of insignificance. The Mitigated
Negative Declaration has been circulated for. public review. A copy of.the Initial Study, on which the
Mitigated Negative Declaration is based, is included as' Attachment 3.
CONCLUSION:
Staff recommends that the Planning Commission:
1. Adopt Resolution (Attachment. 5) recommending the Planning Commission 'adopt the Mitigated
Negative Declaration; and
2. Adopt Resolution (Attachment .6) recommending the Planning Commission approve the Site
Development Review to allow the remodel and the addition of 25,846 square feet of building area.
GENERAL INFORMATION:
Property Owner:
Applicant:
Location:
Existing Zoning:
General Plan Designation:
Allen Lynch
Doerken Properties Inc.
11835 Olympic Blvd.
West Los Angles, CA 90064
Kevin WaddeI1
Doerken Properties Inc.
436 Camino Sobrante
Orinda, CA 94563
Peter Paszterko
Perkowitz + Ruth Architects
111 West Ocean Blvd., 21st floor
Long Beach, CA 90802
North East comer of Amador Valley Boulevard and San Ramon Road
APN ). 941-173-4,3,941-173~4-4, 941-173-4-5, and 941-173-4-6
C-l, Retail Commercial Zoning District
Retail/Office (0.25-0.50 F.A.R.)
SHAMROCK VILLAA GE
DUBLIN. CA.
SITE DE VELOPMENT RE FIE W APPLICATION
PR OJE CT DESCRIPTION
The proposal is a remodel of an existing shopping Center. Anew 45,000 sf. market, a 10,500 sf.
retail building and a 2,880sf pad building is proposed to replace parts of an outdated Shopping
center with the remaining buildings renovated to current retail building standards. The new
remodeled center is expected to reenergize the retail environment for the neighborhood. It will have
a major positive effect on the surrounding properties and will provide additional retail choices to
the community .The hour of operation of the center is 6 a.m. to 11 p.m. daily. The market is
anticipated to be opened 24 hours a day. The number of employees is not expected to increase
substantially in comparison to the existing center if operating at full capacity. The neW. center will
improve the vehicular and pedestrian circulation with standards brought-up to Federal ADA
requirements. Access driveways will be widened and parking layouts improved. Site landscaping
will be attractive and increased beyond the existing with accent landscaping at entries and
perimeter landscaping to soften the edges. The parking field will have additional tree wells to
'provide shade and visual relief. The architectural goal is to lend character to a nondescript, and
outdated existing center, presently in dilapidated 'conditions. The architecturai design theme is
derived from the. one remaining architecturally significant building. It expresses the interesting bow
truss structure of this building with enhancements including vertical articulations using rhythmical
· pilasters which mitigate the visual horizontal impact of the building mass. Architectural details,
colors and materials are chosen to reflect the surroundings with subtle hints to the existing palette
brought up to contemporary taste. The existing stone veneer will be hinted to, using a cultured
stone cladding more complimentary to the new aesthetics of the center. The buildings are designed
to be in similar scale as the surrounding buildings with special attention to the residential edge at
,,he rear. The project is a replacement and remodel and there will be no changes to the type and
intensity of the development. There will be no negative impact on views, pubtic health, safety and
welfare. The site is not located on a hazardous 'waste and substance site.
Attachment 1
E:dsting
Signal
II
I
DOERKEN PROPERTIES,
iNC.
Te~C~10)477-1000
Pa~c (3103 477 - 41T/
286'
/
Property Information
+ 248,112 sf Land Area/,,Z a25/
+ 5.7 Acres
75,380 sf Total Building Area
22.9/1 (30.396) Land/BUilding Ratio
295 Stalls Total Parking Provided
295 StalLs Total Parking Required
3.,91 Stalls/tO00 b'f Parking Ratio
95 c~'mact peddng sta~s Ixovided ~ 322q~
(35t cormact peddng st~s ~xed by me city}
The city Paridng Req~'ed Cah~dation For ~ Scheme
Is Based Upon The Fo~owh;'
pati:~dolPuO0~ =230s~,s
Rec~ed:l,mn+6=7
~:3va~+10=13
.'\ \
ATTACHMENT
SOUTH ELEVATION
ALT~R~A'TE ~-
{ 11835 Olym~ Bird,
. Suite 975
West Los A.~etss, Ca. 9~
DOERKEN PROPERTIES,· Te~ (~0) 4~-1~0
INC. F~ (S~O) 4~- 4~
Shamrock Marketplace
Dublin, CA
Elevati°n__2,s !
· NORTH EELEVATION ~)~ _
I 11835 Olympic BNcL
Suite 975
West Los Angetes, C~ 90064
DOERKEN PROPERTIES, Te~ (31D} 477-1000
INC. F~ ¢0i 477- 4~
DOERKEN PROPERTIES,
INC.
~1835 otympic B~
S~te 975
West L~s An~e~ Ca 90064
F~ {~) ~ - 4~
Shamrock Marketplace
Dublin, CA
Site Photos
n
i(Exisii 9)
CITY OF DUBLIN '
Environmental Checklist.
Initial Study
.1. Project title: PA 00-020 Shamrock Village Marketplace SDK
,
Lead' agency name and address:
City. of Dublin, 100 Civic Plaza, Dublin, California, 94568
Contact person and phone number: Andy Byde, (925) 833-.66.10
Proj oct location: Northeast comer. of San Ramon Road and Amador Valley Boulevard (Shamrock
Village Shopping Center).
5. Assessors Parcel Number(s): 941-173-4-3,941-173-4-4, 941-i73-4-5, and 941-173-4-6
Project sponsor's name and address:
Allen Lynch
Doerken PrOperties.
11835 Olympic Blvd.
West I.~s Angles, CA 90064
7. General Plan designation: Retail/Office (.25 to .40 F.A.R.)
8. Zoning:' C- 1 (Retail Commercial).
9. Specific Plan designation: 1987 DowntoWn Specific Plan, Retail Office
10.
Description of project: (Describe the whole action involved, including but not limited to later phases
of the project, and .any secondary, support, or off-site features necdssary 'for its implementation.
Attach additional sheets if necessary.)
The. proposed project consists of redeveloping the existing Shamrock Village shopping center with
a new shopping center anchored by a grocery store. The existing building square footage of the
center is' 49,534. The proposed remodel and addition would add 25,846 square feet of building
area, totaling 75,380 square feet. The proposed square footage breakdown is as follows: retail~
69,080; restaurant-6,300.
11. Surrounding land uses and setting: Briefly describe the project's surroundings:
The project site is located between Amador Valley Boulevard and Starward Drive. The project site
contains approximately 5.7 acres of land which is owned by Doerken Properties. Surrounding land uses to
the north is the Starward Drive residential areas which include 31-single family residential units which
were recently constructed and which back directly to the project area. Nine of these units back
Immediately to the west of the project is the MacFrugal'~ retail building which contains approximately
20,000 square feet of'floor area. Other existing uses located within the same shopping center are Foster's
Freeze Restaurants and Casa Orozco Restaurants located to the southwest and the emergency medical care
facilityloCated to the east. -.,
The existing Shamrock Village Shopping Center (thOse portions owned and controlled by the applicant,
Doerken Properties) comas approximately 49,534 retail square footage. Currently, the shopping center
hms a parking field in front (to the south) of the shopping center with additionai parking located in the rear
the of development. Approximately, 6 small loading doors and one-large loading door arc located on the
rear of the building, facing Starward Drive and the residential units located to the north. to the mar. The
existing buildings arc located ~proximatcly 90 feet from the property Free to north, which separates the
residential uses and the subject property. The existing parapet of the building attains a height of
approximately 15 feet above existing finished grade. Various types of mcchanicai equipment are located
on top of building and are within plain sight of properties to the north.of the project site. Various types of
trees arc located on the project site mid are generally in poor health and/or arc poorly maintained.
The project involves an application for a Site Development Review to permit the construction of an
additional 25,846 square feet of floor area and the remodeling of the remaining portions of the Shamrock .
Shopping Center which is owned and controlled by Doerken Properties.
Vehicular access is proposed via Amador Valley Boulevard, Starward Drive, and a new ingress/egress on
San Ramon Road. A total of 295 on-site parking spaces would be provided. The project developer would
also construct underground utility improvements on and off the site.
Incorporation by Reference
Initial Study and Mitigated Negative Declaration for Starward Residential Project, City 'of Dublin,
July, 1998.
g5
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page2
1. Project description: ' Site Development Keview to permit the constructiqn of an additional 25,846
square feet of floor area and the remodeling of the remaining portions of the Shamrock Shopping Center
which is owned and Controlled by Doerken Properties.
2. Lead agency: - City of Dublin
"' 100 Civic Plaza
Dublin CA 94568
3. Contact person:
Andy Byde, Associate Planner
4. Project location:
The.project site is located between Amador Valley Boulevard and
Stagyard 'DriVe, and further identified as APN 941-173-4-3, 941-
173-4-4, 941-173-4-5, and 941-173-4-6
5. Project sponsor:
Allen Lynch, Doerken Properties
6. General Plan designation:
Retail/Office (.25 to .40 F.A.R.)
7. Zoning:
C-1 (Retail Commercial)
8 Other public agency required approvals:
The following additional. approvals are required: .
· Building and Fading permits City of Dublin)
· 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 - Transportation/ ~ Public Services
Circulation
- - Biological Resources Utilities/Service
~ystems
Aesthetics
Land Use/Plarming
Population/Housing
Geotectmical
Water'
Energy/Mineral
Resources
Hazards
X
Cultural Resources
X Air Quality
x Noise
Recreation
Mandatory Findings
of Significance
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 4
Determination (to be completed by 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. ·
X 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 the mitigation measures described on an. attached sheet have
been added to the project. A Negative Declaration will be prepared.
__ I find that although the proposed project may have a sig'nificant effect on the environment, but at
least one effect 1) has been adequately ana!yzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on the
attached sheetS, if the effect is a ,"potentially significant impact" or "potentially significant unless
mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain
to be addressed. .
__ I find that although the proposed p~:oj eel could have a significant effect on the environment, there will
not be a significant effect in this case because all potentially significant effects (a) hai~e been analyzed
adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR, inc!uding revisions or mitigation measures that are imposed on the proposed
project.
Printed Name: Byde, Associate Planner For: City of Dublin
Evaluation of Environmental Impacts
1)
A brief explanation is required for all answers except "no impact" answers that are adequately
supported by the information sources a lead agency cites in the parenthesis 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 fails outside a fault
rupture zone). A "no impact" answer should be explained where it is based on project-specific
factors as well as general factors (e.g. the project will not expose sensitive receptors. to poltutants,
based on a project-specific screening analysis).
2) All answers must take account of the whole action, including off-site as well as en-site, cumulative
as well as projeCt-level, indirect as well as direct, and construction as well as operational impa,cts.
3)
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" entries when the determination
is made, an EIK is required.
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 5
4)
5)
6)
7)
'!Negative Declaration: Potentially Significant Unless Mitigation .Incorporated" implies elsewhere"
the incorporation of mitigation measures has reduced an effect from "potentially significant effect""
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.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA processes,
an effect has been adequately analyzed in an earlier EIR or negative declaration. SeCtion 15063 (c)
(3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist.
Lead agencies are encouraged to incorporate the 'checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or
outside document should, .where appropriate, include a r~ference to the page or pages where the
document in substantiated. A source list should be attached and other sources used' or individuals
contacted should. be cited in 'the discussion.
This is only a suggested form and lead agencies are free to' use different forms.
Dublin Planning Di3partment
Shamrock Village Marketplace
PA 00-020
Page 6
Environmental Impacts (Note: Source of determination listed in parenthesiS. See listing of sources
used to determine each potential impact at the end of the ~hecklist)
Note: A full discussion of each item is found Potentially
following the checklist. Significant
I. Land Use and Planning. Will the project
a) Conflict with general plan designation or
zoning? (Source: 1)
b) Conflict with applicable environmental
plans or policies adopted with jurisdiction
over the project? (Source: 1)
C) Be incompatible with existing land use in
the vicinity? (Source:' 1,4)
d) Affect agricultural resources or
operations (soils or farmlands or impacts
from incompatible useS)? (source: i, 4)
e) Disrupt the physical arrangement of an
established community (including low
income or a minority community)?
(Source: 4)
II. Population and Housing. Would the
project:
a) Cumulatively exceed official regional or
local population projections? (Source: 1,
5)
b) Induce substantial growth in an area either
directly or indirectly (e.g. through projects
in an undeveloped area or extension of
major infrastructure)? (Source: 1)
c) Displace existing housing, especially
affordable 'housing? (Source: 1, 4)'
III. Soils and Geology. Would the proposal
result in or expose people to potential
impacts involving:
a) Fault rupture? (Source: 5 )
b) Seismic ground' shaking? (Source: 5)
c) Seismic ground failure? (Source: 5)
d) Seiche, tsunami, including liquefaction?
(Source: 5)
e) Landslides or mudflows? (Source: 4)
f) Erosion, changes in topography or unstable'
soil conditions from excavation, grading
or fill? (Source: 4) ;
Potentially Less than No
Significant Significant Impact
Unless Impact
Mitigated
X
'X
X
X
X
X
X
X
X
X
X
X
X
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 7
'g) Subsidence of land? (Source: 5)
h) Expansive soils? (Source: 5)
i) Unique geologic or physical features?.
(Source! 1, 4)
IV. Water. Would the proposal result in:
a) Changes in absorption rates, drainage.
patterns, or the rate and mount of surface
run-off? (Source: t, 4)
b) Exposure of people or property to water
. related hazards such as flooding? (Source
5: FEMA map)
'c) Discharge into satface waters or other
alteration of surface water quality (e.g.
temperature, ' dissolved oxygen or
mrbidity)?
(Source: 5)
d) Changes in the mount of surface water in
any water body? (Source: 5)
e) Changes in currents or the course or
direction of water movements? (Source:
4,5)·
f) Changes in the quantity of Found waters,
either through direct. additions or
withdrawals, or through substantial loss
of groundwater rechai'ge capability?
(Source: 1,4,!5)
g) Altered direction of rate of 'flow of
groundwater? (Source: 5)
h) Impacts to groundwater quality? (Source:
5)
i) Substantial reduction' on the mount of
groundWater otherwise available for
public water supplies? (Source: 5)
V. Air Quality. Would the proposal:
a) Violate any air quality standard or
contribute to an existing or projected air
quality violation? (Source: 1, 5)
b) Expose sensitive reeeptors to pollutants?
(Source:l, 4, 5 )
Potentially
Significant
X
· Potentially
Significant
'Unless
Mitigated
X
X
Less than
Significant
Impact
X
X
X
X
X
X
X
Impact'
X
X
X
X
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 8
c) Alter air movement, moisture, temperature,
or cause any change in climate? (Source:
1,4,5)~
d) Create objectionable odors? (Source: 5)
VI. Transportation/Circulation. Would the
proposal result in ?
a) Increased vehicle 'trips or traffic
congestion?
(Source: 2)
b) Hazards to safety from design features
(e.g. sharp curves or dangerous
intersections) or incompatible uses (e.g.
farm equipment)?
(Source: 2)
c) Inadequate emergency access or access to
nearby uses? (Source: 2,4)
d) Insufficient parking capacity onsite or
offsite~
(Source: 1,2) .
e) Hazards or barriers for pedestrians or
bicyclists? (Source:2, 4)
f) Conflicts with adopted policies supporting
alternative transportation (e.g. bus
turnouts, bicycle racks)? (Source: 1, 5)
g) Rail, waterborne or air traffic impacts?
(Source: 1,4,)
VII. Biological Resources. Would the proposal
result in impacts to:
a) Endangered, threatened or rare species or
their habitats (including but not limited .to
plants, fish, insects, animals .and birds)?
(Source: 5)
b) Locally designated species (e.g. heritage
trees)? (Source: 1, 4, 5)
c) Locally designated natural communities
(e.g. oak forest, coastal habitat)? (Source:
1,4,5)
d) Wetland habitat (e.g. marsh, riparian and
vernal pool)? (Source: 1, 4, 5)
e) Wildlife dispersal or migration corridors?
(Source: 1, 4, 5)
Potentially
Significant
Potentially
Significant
Unless
Mitigated
Less than
Significant
Impact
X
'X
X
X
X
X
X.
X
X
X
No
Impact
X
X
X
Dublin Planning .Department
Shamrock Village Marketplace
PA 00-020
Page9
VIII. Energy and Mineral Resources. WouM
the proposal:
a) Conflict with adopted energy conservation
plans? (Source: 1)
b) Use nonrenewable resources in a wasteful
and inefficient manner? (Source: 5)
c) Result in the loss of availability of a
known mineral "resource that would be of
future value to the region and residents of
the State? (Source: l, 4, 5)
IX. Hazards. Would the proposal involve:
a) A risk of accidental explosion or release of
hazardous substances-including but not
'limited to oil, pesticides, chemicals, or
radiation? (Source: 1, 4, 5)
b) Possible interference with an emergency
response plan or emergency evacuation
plan? (Source: 1, 4, 5)
c) The creation of any health hazard or
potential health hazards? (Source: 1, 4, 5)
d) Exposure of people to existing sources' of
potential health hazards? (Source: 4)
e) Increased fire hazard in areas with
flammable brush, grass or trees?. (Source:
4)
X. Noise. Would the proposal result in:
a) Increases in existing noise levels? (Source:
1, 4, 5)
b) Exposure of people to severe noise levels?
(Source: 1, 4, 5)
XI. Public Services. Would the proposal result
in a need for new or altered governmental
services in any of the following areas?
a) Fire protection? (Source: 1, 5)
b) Police protection? (Source.' 1, 5)
c) Schools? (Source: 1, 5)
d) Maintenance of public facilities, including
roads? (Source: 1, 5)
e) Other governmental services? (Source: 1,
5)
Dublin Planning Department
Shamrock Village Marketplace
PA 00-,020
Potentially
Significant
Potentially
Significant
Unless
Mitigated
X
,X
X
X
.Less than No
Significant* Impact
Impact
'X
X
X
X
X
X
X
X
X
'X
X
Page 10
XII. Utilities and Service Systems. Would the
proposal result in a need for new systems
or supplies, or substantial alterations in
the following utilities ?
a) Power or natural gas? (Source: 5)
b) Communication systems? (Source: 5)
c) Local or regionall water treatment or
distribution systems? (Source: 5)
d). Sewer or septic systems? (Source: 5)
e) Storm water drainage? (Source: 5)
f) Solid waste disposal? (Source: 5)
g) Local or regional water supplies? (source:
5)
xIII. Aesthetics. Would the proposal:'
a) Affect a scenic vista or view? (Source:
1,4,5)
b) Have a demonstrable negative aesthetic
effect? (Source: 1, 4,5)
c) Create iight or glare? (Source: 4; 5)
XIV, Cultural Resources, Would the
· ~roposai:
a) Disturb pateontological resources?
(Source:'5)
b) Disturb archeological resources? (SourCe:
5)
c) Have the potential to cause a physical.
change which would affect unique ethnic
cultural values? (Source: 5)
d) Restrict existing religious or sacred uses
within potential impact area? (Source:
1,4,5)
XV. Recreation. Would the proposal:
a) Increase the demand for neighborhood or
regiona/ parks or other recreational
facilities? (Source: 1, 4, 5)
b) Affect existing recreational opportunities?
Source: 1, 4, 5)
XVI. Mandatory Findings of Significance.
Potentially
Significant
Potentially
Significant
Unless
Mitigated
X
X
X
X
X
Less than.
Significant
Impact
.X
X
X
X
NO
Impact
X
X
X
Dublin Planning Department
Shamrock Village Marketplace
'PA 00-020
Page 11
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-iustaining
levels, threaten to eliminate a plant or
animal community, reduce the number of
or restrict the range of a rare or
endangered plant or anim'al or eliminate
important examples of the major periods
of California history or prehistory?
¸b)
Does the project have the potential to
achieve short-term, to the disadvantage of
tong-term, environmental goals?
'c)
Does the project have impacts that are
individually limited, but 'eumulativety
Considerable? CCumulatively
considerable" means' that the incremental
effects of a project are considerable when.
viewed in connection with the effects of.
past projects, the effects of other current
projects and the effects of probable future
projects).
Potentially
Significant
Potentially
Significant
Unless
Mitigated "'
d)
Does the project have environmental
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
Sources used to determine potential environmental impacts
2.
3.
4.
5.
Dublin General Plan or Zoning Ordinance
Traffic analysis prepared by Omni-Means (September, 2000)
Communication with appropriate City of Dublin Deparhnent(s)
Site visit
Other source
Less than
Significant.
Impact
X
X
No
Impact
X
X
XVII. Earlier Analyses
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 12
Earlier analyses may be Used where, pursuax~t to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negativd declaration, Section .15063
(c)(3)(d). In this case, a discussion should identify the following on attached sheets.
a) Earlier analyses used. This environmental analysis is based, in part: on a previous analyses prepared
and approved by the City of Dublin in 1998 (File PA 98-013, Starward Drive Residential Project). A copy
of previous environmental reports are available from the Dublin Planning Department, 100 Civic Plaza,
Dublin, during regular business hours.
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 an earlier analysis.
c) Mitigation measures. For effects that are "less than significant with mitigation incorporated," describe
the mitigation' measures which are incorporated or refined from the earlier document and the extent to
which they address site specific conditions for the project.
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 13
'Attaeh~h~ ~tO Sha~oek Cen~r~Ma~k~t~,Mitigated~e~a~veDeclar~O~
Discussion of Checklist
. PSi: Potentially Si~fic~ Unless Mitigated
LS: Less ~ Silent ~pa~t
I. Land Use and Plan~fng '. : "':"' "' ....... ":~ ..... ': ':'
The project site is located between Amador Valley BOulevard a~d S:t~ard Dd~e. ':Thee pib6j6ct:siie
contains approximately 5.7 acres of land which is owned and controlled by Doerken Properties. · The
property is substantially covered with impervious surfaces (except for the minimal landscaped'. areas).
Surrounding land. uses to the north include the Starward Drive residential 'area which include 31-single
family residential units which were recently constructed and which back directly to the project area. Nine
of these units back immediately adjacent to the subject property and are separated by a 6 foot high
masonry sound wall. immediately to the west of the project is the MacFrugal's retail building which
contains approximately 20,000 square feet of floor area: Other existing uses located within the same
shopping center are FoSter' s Freeze and Casa Orozco located to the southwest and the emergency medical
care facility located to the east.
Proiect Impacts
a) Conflict with general plan designation and zoning? NI. The Dublin General Plan designates the site as
"retail office" which allows .25 to .50 F.A.R.. The proposed project would result in a F.A.R. of .30;
consistent with General Plan density F.A.R. ranges.
b) Conflict with applicable environmental plans or policies? NI. The City of Dublin has adopted no other
· city-wide or specific environmental plans or policies which would affect this ploject.
c) Incompatibilities with existing land use in the vicinity?. LS. The proposed project would not be
incompatible with surrounding uses because the project area is surrounded by similar uses. See Section X
for discussion on noise impacts and required mitigations. With the imposition of Mitigation Measures 6a-
6d, this is not anticipated to be a significant impact.
d) Effect on agricultural operations or soils? NI. No agricultural operations exist' on the subject property
or the surrounding properties.
Dublin Plannifig D~l~artment
Shamrock Village. Marketplace
PA 00-020
e) Disruption of physical arrangement of an established community? NI. No residential uses are located
immediately adjacent to the site .and therefore the project would not disrupt any physical arrangement of
the community. ' ~/4'
II. Population and llousing
Environmental Setting
The City population as of January 1, 1996 was estimated by the State Department of Finance to be 26,267.
Significant population growth is anticipated for the community based on. planned residential growth in
East Dublin Specific. Plan Area, where the City has approVed a specific plan calling for residential growth.
According to the Association of Bay Area Governments (A-BAG), the total population of Dublin is
expected to 49,400 by the year 2005 and 58,900 in the year 2010.
Project Impacts
a) Cumulativel? exceed official regional or.local population projections? LS. The ~roposed project is not
residential and therefore would not have an appreciable affect on the City-wide population base."
b) Induce substantial growth in an area, either directly or indirectly? NI. The .project site is identified as
an "in/ill" site with current water and sewer service and therefore is not be considered a growth inducing
project.'
c) Displacement .of existing 'housing, especially affordable housing? NI. The .project site is presently
occupied with commercial development and no housing units are located in the vicinity and therefore
none would be displaced.
Ill. Soils and Geology
Environmental S ettin~
The site ties within the San Ramon Valley, a short distance south of the Dougherty Hills. According to
historic geologic studies in the area, the site is underlain by poorly consolidated, non-marine deposit
sedimentary rocks of the Tassajara Formation. The geotechnical investigation report prepared for the
project .indicates that the site is not within an Alquist-Priolo Fault Zone (1982). There are no mapped
faults which are known to traverse the, site. The closest potentially active fault is the Calaveras, which is
located approximately 400 feet to the west. The Hayward and San Andteas faults lie approximately 8 and
26 miles, respectively, southwest of the site. AlthoUgh. the site is located in close proximity to the
designated seismic Special Studies Zone for the Calaveras fault, trenching on the adjacent site, closer to
the fault, and t'o the northwest (Starward Drive Residential Project)revealed no traces of posSible faulting.
Proi ect Impacts
a) Is the site subject to fault rupture? LS. Although the site is located nearby a Special Studies Zone for
seismic hazard, no evidence of active faulting has, been found .on the adjacent site. Structures proposed for
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 15
the site would be required tO. comply with seismic requirements established by the Uniform Building
Code. Therefore based upon this information, . significant impacts are not anticipated. ~,~ ~ff'
b) Is the site subject. to ground shaking? P/SM. The site as well as the encompassing region is subject to
severe ground shaking from a number of active and potentially active faults in the greater Bay Area,
including the Hayward fault, San Andreas. fault and Calaveras fault. Additionally, structures which are
located within 9 miles of Type A faults and 6 miles within Type B faults should incorporate into the
structural 'design, building practices that address near fault motions.
Mitigation Measure la: Adherence to all requirements of the 1997 Uniform Building Code'
(UBC), including the Near-Source factors contained in Tables 16-S through t6-U and the seismic
coefficients from Tables 16-Q and 16-R. Alternatively, structural designs that account for the
types of near source effects attributed to near fault motions that exceed the design requirements of
the 1997 UBC maybe utilized.
Mitigation Measure lb: All subsequent construction plans should incorporate'the
recommendations of a geomchnical investigation. A registered ·Civil Engineer should design the
grading and foundation plans.. A Registered Geotechnical Engineer should 'stamp and sign the
grading and foundation plans certifying that they conform to the recommendations contained in the
final geotechnical investigation.
Adherence to Mitigation Measure la and lb will reduce the potential for ground shaping impacts to an
insignificant level.
c) Is the site subject to seismic ground failure? LS. Enforcement of provisions of the 1997 Uniform:
Building Code and recommendations contained in the .geotechrdcat report prepared for the project will
serve to reduce potential impacts of seismic ground failure to a less than significant.ievel.
d) Is the site subject to seiche, tsunami hazards, including liquefaction? LS. The Geotechnical
investigation report for adjacent project site concludes that the'risk of liquefaction on.the site is low. This
is based on the presence of Clay soils on the adjacent site which are not prone to liquefaction. There are no
major bodies of water located nearby which could be a source of seiche hazard.
e) Is the site subject to landslides or mudflows? LS..The site is essentially flat with less tlian 1% of slope
over the entire site, therefore, any potential impacts from landslides or mud flows would be considered less
than significant.
f) Is the site subject to erosion, changes in topography or unstable soil conditions? P/SM. The site, as it
presently exists, is essentially fiat. However, grading will occur to provide for future building pads, and
parking lots. Without appropriate mitigation, erosion could result' from the site grading and then flow into
nearby storm drains. .
The. following mitigation measure is proposed to limit impacts related to Water-borne erosion.
Mitigation Measure 2: The project developer shall prepare and the City shall approve an erosion
and sedimentation control plan for implementation throughout project construction. The plan
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should be prepared in accordance with City of Dublin and RWQCB design standards. The plan, at
a minimum, should include· the following: ~ 4
· All disturbed areas should be immediately revegetated or otherwise protected from ·both .wind
and water erosion upon completion of grading activities;
· St0rmwater runoff should be collected into stable drainage channels from .small drainage basins
to prevent the build up of large, potentially erosive stormwater flows;
· Specific measures to control erosion from stockpiled earth material;
· Runoff-should be directed away from all areas disturbed by construction;
· Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into
off-site drainage culverts or channels.;
· Major site development work involving excavation and earth moving for construction shall be
done during the dry season, except as may be approved by the City Engineer.
Adherence· to Mitigation Measure 2 will reduce potential erosion impacts to an insignificant level.
g) Subsidence of land? LS. According to the Geotechnical Report prepared for the adjacent site indicates
that the risk of subsidence is low.
h) Expansive soils? P/SM. Surficial soils on the adjacent site have been identified as having a high
· expansive potential. These soils generally tend to shrink, crack and become hard when dry, and expand
and become softer when wet. Expansive soils have the potential to damage building foundations and other
improvements if specific construction' techniques are not followed. The final geotechnical report.
submitted for the project should recommend appropriate construction techniques to ensure that any
negative effects of expansive soils can be reduced to a level of insignificance.
Mitigation Measure 3: All subsequent construction plans should incorporate the
recommendations of a geotechnicat investigation. A registered Civil Engineer should design the
grading and foundation plans. A Registered Geotechnical Engineer should stamp and sign the
grading and foundation plans certifying that they conform to the recommendations contained in the
final geotechnical investigation.
i) Unique geologic .br physical features? NI. No unique geologic or physical features have been identified
on the site, based upon a review of a topographic survey and a field visit.
IV. Water
Environmental Setting
No surface water exists on the site. The entire Tri-Valley area is underlain by an extensive underground
aquifer. The aquifer ranges in depth'between 15 and 500 feet but is no longer used as the primary source
of domestic water in the area.
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Project Impacts ~,~t 4
a) Changes to. absorpt{on rates? LS. Currently, an insignificant portion of the site contains pervious
'surfaces, wi'th negligible mounts of storm water percolating into the groundwater table. The areas of
landscaping. containing pervious surface would be increased on the site. Therefore, development of the
proposed project actually result in absorption rates being increased slightly because of the increase· in
pervious surfaces. '
b) Exposure of people or property toflood hazard7 LS. The project site lies within Zone X as identified
on the applicable Flood Insurance Rate Map published by the.Federal Emergency Management Agency,
Community Panel No. 060705 0001A, dated 19977
c) Discharge into surface waters or changes to surface water quality? PS/M. It is likely that initial storm
water flows after a lengthy dry season (also known as "first flush" flows) may add pollutants into Chabot
Canal, including but not limited to grease, oil, fertilizers and other organic and inorganic material.
Typically, subsequent flows generally contain fewer mounts ofpollutant material.
The City of Dublin is a co-permittee of the Alameda County Clean Water Program, .which is a coordinated
effort by local governments in the County to. improve water quality in San Francisco Bay. In 1994, the San
Francisco Bay Regional Water Quality Control Board issued a set of recommendations for New and
Redevelopment Controls for Storm Water Programs. These recommendations include policies that define
watershed protection goals, minimum non-point source pollution controls for site planning and post
construction activities. Watershed protection goals are based on policies identified in the San Frax~cisco
Bay Basin Water Control Plan, .which relied on Best Management PractiCes (BMPs) to limit poltutant
contact with stormwater runoff at its source and remove such pollutants prior to being transported into
receiving waters. The following mitigation measure is therefore recommended to reduce surface water
quality pollution to a level of insignificance.
Mitigation Measure 4a: The applicant shall obtain an N'PDES general construction permit from
the State Water Resources Control Board. 'The terms of this permit require ·that project
development not cause any increase of sedimentation, turbidity or hazardous materials within
downstream receiving waters.
Mitigation Measure 4b: The applicant shall submit a stormwater pollution prevention plan.
Such a plan should provide both interim (during construction) and long-term (post construction)
stormwater pollution control measures. BeSt Management Practices should be incorporated into
the long-term site management program to ensure the removal of non-point source pollutants in
stormwater runoff. At a minimum drainage system filtering devices' or traps should be installed
that would protect water resources from discharges of petroleum-based pollutants collected on
impervious parking surfaces. A long term maintenance program of these devices should also be
developed.
d) Changes in amount of surface water? LS. The proposed project would not significantly change the size
of'surface water in any nearby body of water. The project would not add impervious surfaces and
therefore the resulting absorption rates would not be decreased. 'Therefore as a result of the project and
Dublin Planning Department
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with the imposition of Mitigation Measure 4 to maintain water quality,-this is not' anticipated to be a
significant impact..
e) Changes in currents or direction of water movement? LS. The project- would not significantly alter
currents or di~:ection of water! movement in nearby.water bodies.
f) Changes in quantity of groundwater? NI. The project .would not s~.ficant!y alter existing ground
water resources on or. near. the proj eelsite, as discussed in Section IV (a) and (c)..
g) Altered direction ofground~ater? ,NI, The pr.o.j ect would not affect. groundwater direction,
h) Impacts:to: groundwa:tet:-qualtty? 'NI~ The scope of the project is such that groundwater resources will
not be affected, as discussed in Section IV (a) and (c).
i) Substantial 'reduction of groundwater resources? LS...Futile :proj~.ct residents will'rely on water
currently supplied by the Dublin San Ramon Services, District (DSRSD) for water s~pplies. Section, XII,
Utilities, further describes anticipated water supply to the project.
Environmental Setting ..
The proje~ site ~is located' within the Tri. Valley area~ a.sheltered, inland'area surrounded by hills to the.
west, south and east. Most of the air flow into the southern portions of the Valley is accomplished through
two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of
low wind ,.speed arid: .calm conditions ,(the latter ·approximately .23 percent of the. time). These local
limitations on the capacity. for horizontal dispersion of air poltumnts Combined with the regional
characteristic of restricted vertical dispersion give the area a high potential for regional air quality
problems.
ProjeCt Impacts
a) Violation of air quality standard? PS/M. Potential air quality impacts can be divided into shortsterm,
construction related impacts and tong-term operational impacts associated with the project.
In terms of construction-related impacts, it is anticipated that the project would generate temporary
increases in dUs~ and .part. icUlate matter caused .by site' excavation and grading. activities..Construction
vehicle equipment on unpaved surfaces also generates dust as would wind blowing over .exposed .earth
surfaces. Generalized estimates of construction air emissions include approximately 1.2 tons of dust per
acre per month of construction activity. About 45 percent of construction-related dust is composed of
large particles which 'settle rapidly on nearby surfaces and are easily filtered by human breathing patterns.
The remainder of dust consists of small particles (also known as PM10) and could constitute a more
severe air quality impact, unless mitig.ated.
The following mitigation measure is therefore recommended to reduce potential short-term, eonstm'~tion
related impacts.
Dub riF~la~fiing D'o~partrn~ht ...... :~9e q9
Shamrock Village Marketplace
~A 00-020
Mitigation Measure 5: The following measures shall be incorporated
specifications and shall be followed by the project grading contractor:
illtO
construction
· All material excavated or graded shall 'be sufficiently watered to prevent excessive amounts of
dust, Watering shall occur at least twice per day with complete coverage, preferably in the late
morning and at the completion of work for the day;
· All clearing, grading, earthmoving and excavation shall cease daring periods of high winds
greater than 20 mph over one hour;
· All material transported off-site shall either be sufficiently watered or securely fastened to
prevent escape of dust and debris;
· All inactive portions of the construction site shall be planted and watered, if construction is
accomplished in more than one phase;
· On-site vehicle speed shall be limited to 15 mph;
· Unnecessary idling of construction equipment shall be avoided;
· Equipment engines shall be maintained in proper working condition per manufacturers'
specification.
Constructibn of the proposed project will add additional vehicular traffic to this portion of Dublin as
identified in Section VI, Transportation and Circulation. These additional vehicles will generate quantities
of carbon monoxide, reactire organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10).
However, the location of the proposed project near a major regional transportation-Dublin Boulevard) and
the fact that the proposed project is considered an "infill" type project results in conformity with the Bay
Area Air Quality Management District's Clean Air Plan.
b) ExI~ose sensitive reCeptors to poltutants? LS. The project would not add sensitive receptors to poltutans
because the project would not result in additional residents in the area of the project site.
C) Alter air movement, moisture, temperature or climate? NI. The project is anticipated to consist of a one
story structure, which wilt not substantially interfere with prevailing wind patterns or climatic conditions.
d) Create objectionable odors? NI. As a retail facility, . no objectionable odors are anticipated to.be
created.
VI. Transportation/Circulation
[Note: The following section is based on an analysis of the traffic and transportation'performed by Omni
Means, transportation consultants.]
Environmental Setting
Dublin Planning Department.
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Streets that provide access into and around the project site include Dublin Boulevard, Amador .Valley
Boulevard, San Ramon Road, Regional Street, Amador Plaza Road; Village Parkway; Starward DriVe and
Donohue Drive. A brief description of each roadway follows:
Dublin 'BouleVard is located south of the project site extending in an east-weSt direction. Dublin
Boulevard is a major arterial street with six travel lanes and .raised landscaped medians. 'In the study area
Dublin Boulevard provides access to commercial-retail areas.'
Amador Valley Boulevard is located immediately south of the project site and extends in an east-west
direction. Providing direct access to the proposed project site, Amador Valley Boulevard has four travel
lanes with raised landscaped medians and is a major arterial street. West of San Ramon Road, the roadway
narrows to two travel lanes.
San Ramon Road is a major north-south arterial street that lies immediately west' of the project. site. A
six-lane roadway with raised medians, San Ramon Road provides access to commercial areas in the
project site~ North of the proposed project site, San Ramon Road narrows to four travel lanes and provides
access to residential areas.
Amador Plaza Road extends in a north-south direction between Amador Valley Road to south of Dublin
Boulevard. Located east of the project site, Amador Plaza Boulevard. has two travel lanes and a two-way-
left-turn lane.
Golden Gate Drive is a short, two lane roadway that extends soui:h from Dublin Boulevard, providing
· access to commercial areas.
Regional. Street extends in a southerly direction from the proposed project and would provide direct
access to the site. The roadway has two travel-lanes witha two-way left-turn lane as it provides access to
commercial-retail areas. This roadway would provide direct access to the project site as well as other
retail-commercial areas in the project area..
Village Parkway extends in a north-south direction east of the project site. A major arterial street- with
four travel lanes and a raised landscaped median, Village Parkway provides access to Commercial-retail
areas just north of Dublin Boulevard and residential areas north of Amador Valley Boulevard.
Donohue Drive is located east of the project site and extends in a north-south direction. With two travel
lanes, the roadway provides access to residential areas.
Starward' Drive is situated just east of the project site.. 'Extending in a northerly direction from Amador
Valley Boulevard, the roadway turns west behind the proposed project site before extending north to
provide access to residential development. '.A two-lane roadway; Starward Drive would provide direct
access to the project site on its northern (rear) frontage.
The City commissioned a traffic consultant (Omni Means Associates, Inc., transportation consultants) to
prepare a traffic analysis to detail project-related transportation and circt/lation impacts. At the direction
of the Department of Public Works, the analysis included traffic volume and turning movement counts
Dublin Planning Department
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during the a.m. and .p.m.. peak hours.. All counts were conducted during 2000.
included~
The intersections surveyed
· Amador Valley Boulevard/San Ramon Road Signalized
· Amador Valley Boulevard/Regional Street Signalized
· Areadot Valley BouieVard/Starward Drive Stop-sign control (Starward)
· Amador Valley Boulevard,/Donohue Drive Signalized
· Amador Valley Boulevard/Amador Plaza Road Signalized
· Amador Valley Boulevard/Village Parkway Signalized
· Dublin Boulevard/San Ramon Road Signalized
Based on the traffic volume counts, the traffic analysis calculated the following four scenarios: (I)
existing conditions; (2) existing plus approved; (3) existing plus approved plus project; and (4) cumulative
for the year 2010 plus project.
General Plan Transportation Policy Framework
The General Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service C'LOS") analysis. The LOS analysis describes the operational efficiency of an
intersection by comparing the volume of critical traffic movements to .intersection capacity and
determining average delays. LOS can range from "A," representing free-flowing conditions, to "F,"
representing very severe congestion and intersection breakdown.
The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance
(these routes include: Dublin Blvd., D0ugherty Rd., Tassajara Rd., and San Ramon Rd.). Development
and road improvements should be phased sO that the LOS does not deteriorate below LOS D (V/C .91 or
greater) (General Plan Guiding Policies 5.1.1B and C).
Si~mificance Criteria
Based upon General Plan policies; an intersection impact is considered significant if it 'causes the overall
intersection LOS, or a'movement LOS in the intersection, to fall below LOS. D.
Proiect Impacts
a) Increased vehicle trips or traffic congestion? LS. The proposed project would increase vehicle trips and
traffic congestion in the local roadway network. However, this would not be considered a significant
impact because as a result of the additional trips generated by the project, none of the intersections studied
by the traffic consultant (or any other foreseeable intersections) would .·drop below LOS D. The additional
trips generated by the project would not be considered a significant irnpact (see the table on the next page)
because, the applicant has agreed to pay a contribution of $30;S03 for offsetting the impacts of the project
to the local road way network, which will allow the City of Dublin Public Works Department to make
necessary corrections to assure that the affected roadways will'operate in an acceptable manner.
Existing Traffic (including existing, approved, and pending projects) compared with traffic generated by
the proposed project.
Dublin Planning Department · . Page 22
Shamrock Village Marketplace
PA 00-020
'i! in'te~-~'~ii~i {iii i" ;" .': '.'.~; .:k:.?"5!"L:';)'.i:~!:::..! ~.~. ):..-.:.):'.'::~ ;.'i~',.:P..i~'~:k ;'.'.': ": )' !" :': .::~?:'.~ .~i~i~i~ 'i:%~ '7~ ~' i~')'(}~.~ '. '!).:~-'5~'~!~'~'b ~'i~e~:' .':"~ ~'.
:: .:.';.~"):' :...'.' ":'. k~":"..7.')~:.:."f'::i:f.! .~.'."~'; ':').:~ ~P'~i'~id:.:.::):.c~ :(...::"iippi~j~;i~ii' ;:'.~ '::k' ~i .'.~5:5.:!~ ..~i~i~7~]~!5:!..:: :~::'....':: .'i" ~.~
v/c LOS V/C LOS
Areadot Valley/San Ramon
PM 0.62 B 0.63 B
Amador Valley/Regional
PM 0.56 A 0.63 B
Amador Valley/Starward *
Amador Valley/Donohue
PM 26.0 sec D
PM 0.45 A
Amador-:Valtey/Amador Plaza PM
26.4 sec
0.46
0.57 A 0.58 A
Amador Valley/Village Parkway PM
0.76 C 0.77 C
Dublin/San Ramon
PM 0.78 C
0.79 C
*unsignalized intersection, average delay in seconds for stopping and yielding movements at STOP
controlled intersection
Trip Generation
The 25,846 square foot development is expected to generate 688 (344 in, 344 out) net new daily trips and
154 net new PM peak (61 inbound, 93 outbound). The trip generation assumptions for the project are
based' on'information contained in the Trip Generation, Sixth Edition, ShOpping Centers, published by the
Institute of Transportation Engineers. The following table illustrates the estimated trip generation for the
proposed project. ,.
Project Trip Generation
Project trip distribution has been based on other retail studies conducted in the area; area demographics,
and existing traffic flows around the shopping center. As a new market that would serve mainly local
patrons, the proposed project would draw more from the local population than from a regional area. As
Dublin Planning Department
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such, the proposed project would attract customers from primarily the Dublin area and less from outlying
areas via 1-680 ~an.d 1-580. Consideration has also been given to project access and nearby intersections.
Based on previous transportation studies in the project area and these factors, the distribution is estimated
to be as follows:
2.
3.
4.
5.
6.
7.
8.
9.
1-680 to/from the north 5%
1-680 to/from the south 5%
1-580 to/from the east 5 %
1-580 m/from the west 5%
San Ramon Rd. to/from the South 15%
San Ramon Rd. to/from the north 20%'
Amador Valley Rd. to/from the east 20%
Amador Valley Rd. to/from the west 5%
Regional St. to/from the south 20%
Total: 100%
b) Hazards to safety from design features .(e.g. sharp curves or dangerous intersections) or incompatible
uses :(e.g. farm equipment)? LS. Based on analysis by the Department of Public Works and by the Traffic
ConSultant, no public Safety hazards 'wOuld be created.
c) Inadequate emergency 'access or access to nearby uses? LS. Primary access is provided from two
points along Amador Valley Boulevard and one point along Starward Drive.
d) Insufficient parking capacity onsite or offsite? LS..Based on the project's site plan, there would-be a
total of 295 parking spaces provided for the Shamrock Marketplace via a re-designed parking .field.
adjacent to the north:south internal drive, east of the drive'as well as new parking spaces located along the.
rear of building frontages adjacent to Starward Drive. Existing parking spaces that serve the MacFrugal's,
FosterFreeze and the Mexican restaurant (which are located on the western half of the project site) are not
included in this total. Of these 295 spaces, approximately 101 or 34.5% would be compact, 13 or 4.5 %
would be for AD A handicapped, and 179 or 61% would be standard parking spaces.
The proposed proje. ct's parking demand has been calculated based on City code requirements for general
retail and restaurant. The retail rate .requires one parking space per 300 square feet of gross leasable a
(GLA) and restaurant is requires one parking space per 100 square feet. Based on 75,380 'square feet of
retail shopping center, ~he off-street parking requirements has been calculated as follows: 69,080 square
'feet general retail x 1 space/300 square feet = 252' parking spaces; 6,300 square feet restaurant 1
space/100square feet = 63 parking spaces (252+63=293).. Based on the off-street parking calculation for
.the proposed retail use, the project's parking supply of 295 would exceed the City's parking code
requirement.
e) Hazards or barriersforl~edeStrians or bicyclists? LS. No hazards Or barriers to pedestrians or cyclists
would result from the proposed project. Department Of Public Works, Traffic Division and Ornni Means,
traffic consultant have analyzed the 'site for potential hazards or barriers to pedestrians and found none to'
exist.
Dublin Planning Department
Shamrock Village Marketplace
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f) COnflicts with adoptedpolicies'supporting alternative transportation (e.g. bus turnouts, bz c! .. '~/9z~d'a
'cye racks).
LS. The project is consistent with General Plan policies, additionally, the Dublin Zoning Code requires
that bieycte racks to be constructed on-site.
g) Rail waterborne or air.traffic impacts? NI. The proposed project is not sited near operating railroad
facilities, n~ar a navigable waterway or near an airport.
VII. Biological Resources
Environmental Setting
The project site is occupied by approximately 49,000 square feet of retail space on a site which is
completely paved with asphalt, except for a negligible amount of ornamental landscaping. ~
Project Impacts
a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish,
insects, animals and birdS) NI. No special status species were observed. at the projeCt. site location based
on field obserVations.which were conducted in August, September, October, and November of 2000.
b) Locally designated species (e.g. heritage trees). LS. The trees located on the site slated for removal are
not designated as "Heritage Trees" (i.e. not an Oak, Bay, CypreSs, Maple, Redwood, Buckeye, and or
Sycamore tree) Therefore no significant impact will. result.
c) Locally designated natural communities (e.g. oak forest, coastal habitat) NI. There are no significant
stands of vegetation on the project site.
d) gFetland habitat (e.g. marsh, riparian and vernalpool)? LS. No wetland habitat exists on the project
site.
e) Wildlife dispersal or migration corridors? LS. The site is substantially surrounded by existing
development and no wildlife corridors have been observed on the site.
VII. Energy and Mineral Resources
Environmental Setting
The Conservation Element of the General Plan does not reference any significant mineral resources on the
project site or in the area of the project.
Project Impacts .,. ,.
a) Conflict with adopted energy conservation plans? Yl. The proposed project will not conflict with
energy goals, policies or programs established in the General Plan regarding energy or energy
conservation.
Dublin Planning Department
Shamrock Village Marketplace
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b) Use nonrenewable resources in a wasteful and inefficient manner? NI. The proposed project is not
anticipated'to use resources in a wasteful manner. The project will be constructed in accord with the'
Uniform Building Code and Title '24 of the California Administrative Code, both of which require
stringent energy efficient construction meth6ds, such as insulation, thermal pane windows and installation
of efficient appliances. Exterior landscaping will be governed by both AB 325 and Section 8.88 of the
Dublin. Zoning Ordinance, which requires "water budgets" for landscape materials and methods of
irrigation. Finally, the City is mandated by AB 939 m reduce the solid waste stream generated by
residences, business and. industrial establishments by promoting recycling and similar programs.
c) Result in the loss of availability of a known mineral resource that would be of future value to the region
and residents of the State? NI. The project site is not located in an area designated by the California State
Department of Conseryation, Division of Mines and Geology, as having sufficient mineral resources that
are suitable as marketable commodities.
IX. Hazards
Project Impacts
a) A risk of accidental explosion or release of hazardous substances including but not limited to oil
pesticides, chemicals, Or radiation? LS. The proposed project may contain small quantities of motor oil or
similar type of materials. The applicant will- be required as part of the storage of those materiat~ to file a
hazardous material management plan (HMMP) with the Alameda County Environmental Health Services
(EHS). Enforcement of EHS's requirements of the KMM2P will assure that the material are stored in a
safe manner and reduce the risk of accidental explosion or release of hazardous substances to an
insignificant level.
b) Possible interference with an emergency response plan or emergency evacuation plan? LS. No adopted
or foreseeable emergency evacuations plan would be interfered with by the proposed project. The project
is not within an area where possible conflicts would occur.
c) The creation of any health hazard or potential health hazards? NI. The proposed project would not .
generate a health hazard.
d) Expbsure of people to existing sources of potential health hazards? LS. The' applicant will be required
as pazi of the storage of any hazardous materials to file a hazardous material management plan (HMMP)
-with the Alameda County Environmental Health Services 0EHS). As a result of the HMM~, the project
will not result in the significant exposure of people to potential health hazards.
e) Increased fire hazard in areas with ~ammable brush, grass or trees? LS. Construction of the proposed
project will add masonry structures and other related improvements, including new landscaping. All
structures will be built in conformity with provisions of the Uniform Building Code and Urdform Fire
Code to minimize fire hazard. Landscaped areas will be permanently irrigated to ensure that plant material
will not be flammable.
X, Noise
Dublin Planning Department
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Environmental Setting
The General Plan identifies that the conditionally acceptabb outdoor Ldn noise levels are between 60 and
70 dBA for residential areas, while commercial and industrial areas have a maximum noise level of'75-
80dBA. Noise measurements are expressed in decibels ("dB"), Which is the standard measure of sound
pressure. Filters are used with some noise measuring .equipmen{ to suppress frequency range~ that the
human ear cannot readily detect. The "A" filter is used for such measurements. All noise levels discussed
herein are "A-filtered" or "A-weighted" decibels CdBA"). The average. dBA during a specified
measurement period, typically one hour, is expressed as the "Leq," or equivalent noise level. The average
dBA during a 24-hour period is expressed as the ".Ldn," or day-night noise level.
Project Impacts :,
a) Increases in existing noise tevels?'PS/M.
Delivery Trucks. The noise generated by delivery trucks depends primarily on the type of truck. The
proposed grocery store would have four general product delivery per day, which generally would occur
between the hours of 7 a.m. to 8 p .m., and would be accomplished with a 65-foot long, 18 wheel,. tractor-
trailer truck. Additional deliveries: from separate.vendors .and delivery services would occur up to 15
times during the business .day by way of smaller step-down vans (up to 18 feet in length) and delivery
trucks (up to 35 feet in length). Noise from delivery trucks rages typically from 60 to 80 dBA measured
at a distance of 50 feet. The project loading dock.area would be approximately 40 to 80 feet from the
backyards of the. nearest Starward residences. Though delivery truck noise at the project site woul. d be at
or below the existing noise levels generated by existing delivery track traffic in the area, these noise levels
could be potentially significant unless mitigated, especially if deliveries occur during quieter nighttime
hours.
Loading Dock Activities. Maximum noise levels in loading dock areas are'caused by such activities as the
banging and clan~ng of metal containers and pallet jacks with the maximum noise level up to.80 dBA
measured at a distance of 50 feet.- Such noises'are characterized as impulsive noises since they are
consistent in .dBA and short in duration. The loading dock would be located behind a 9-foot high, split-
face concrete sound wall that would reduce the maximum noise level by at least 10 dBA tO 70 dBA.
Though this noise level is consistent with the noise standard, this noise level could be potentially
significant unless mitigated, especially if loading dock activities occur during quieter nighttime hours.
Mechanical Equipment. Mechanical equipment associated with the project, Such as air-conditioning units,
would be-located .on the roof of the proposed building behind and below a parapet wall. The parapet wail
would significantly reduce mechanical .equipment noise impacts to nearby residential uses. Depending on
the type and size of mechanical equipment used, maximum da~me, noise levels at the backyards of the
nearest residences should be below 50 dBA. However, maximum nighttime noise levels Could exceed the
existing, nighttime ambient noise level. This is a potentially significant impact unless mitigated.
To account for potentially significant noise. impacts caused by delivery truck traffic, loading dock
activities, and nighttime operation of roof-top mechanical equipment, and to ensure that such impacts are
reduced to a less than significant level, the following mitigation measures should be incorporated into the
project. as conditions of approval:
Dublin Planning Department
Shamrock Village Marketplace
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Mitigation Measure 6a: Truck deliveries, should be limited to the hours of 7:00 a.m. to 8:00 p.m. These hours should be posted at the loading dock in ConspicUous locations.
Mitigation Measure 6b: The loading dock shall be enclosed with a roof and rolling door(s).
All large track deliveries shall utilize the enclosed loading dock. Large. trucks making
deliveries to this loading dock shall close the loading door once the truck is inside.
In lieu to enclosing the structure with a solid roof, an Acoustical Noise Consultant shall
certify that noise emitted from the loading dock will not increase outdoor noise levels of
the adjacent residential areas in excess of 60 to 70 dBA.. Additionally, an Acoustical
Noise Consultant shall certify that the design of the loading dock will not cause noise
from loading' dock activities, occurring during quieter nighttime, hours, to exceed existing
ambient noise conditions in the backyards of the nearest residences.
Mitigation MeaSure 6c: All mechanical equipment should be designed so that the total noise
generated by such equipment does not exceed the existing average hourly daytime (7:00
a.m. to 10:00 p.m.). and nighttime (10:00 p.m. to 7:00 a.m.) Leq measurements.
Mitigation Measure' 6d: All construction activities on the project site shall be limited to 7
a.m. to 5 p.m., Monday through Friday, unless' altemafive hours are approved by the
· Dublin Building Official for structural .construction and the City Engineer for grading
activities. Construction equipment, including. compressors, generators, and mobile
equipment, shall be fitted with properly working mufflers.
b) Exposure of people to severe noise levels? LS. The proposed project.is not anticipated to expose
occupants of the project to noise levels in excess of that established in the Dublin General Plan.
Additionally, prior to issuance of a building permit, the project developer shall be required to meet the
requirements of California Title 24 regulating, interior noise levels.
XI. Public Services.
Environmental Setting
The project site is served by the following service providers:
Fire Protection.. Fire protection is provided by the Alameda County Fire Department, under
contract to the City of Dublin, 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.
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 28
Schools. Educational facilities are provided by the Dublin Unified School District which p rates oe
kindergarten through high school services within the community. Schools which would serve the
project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8). Grades
K-5 could be served by one of three elementary schools within the District.
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 1 O0 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.
The City of Dublin has adopted a Public Facilities Fee for all new residential deveiopment in the
community for the purpose of financing new municipal public facilities needed by such development.
Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center
Complex, construction of a new library., expansion of the existing senior center, acquisition and
development of new community and neighborhood parks and similar municipal buildings and facilities.
The applicant would be required to pay this ~fee.
Environmental Impacts
a) Fire protection? LS. According to representatives of the Fire Department, the proposed project lies
within a V~ mile radius of a fire station located at 9399 Fircrest in Dublin. A typical ~esponse time of under
five 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.
Based upon discussions between the applicant and Fire Department officials, the project has been
modified to provide minimum turning radii and aisle widths for emergency equipment.
b) Police protection? LS. The Police Department has indicated an ability to provide safety and security
services to the proposed project.
c) Schools? LS.. The Dublin Unified School District recently completed a Facilities Master Plan which'
includes estimates of student generation by residential density type. However, the proposed project does
no contain a residential component and therefore will not generate additional students as a result of the
project.
d) Maintenance of public facilities, including roads? LS. The project represents an insignificant increase
in area population and vehicles2
e) Other governmental services? LS. The project would represent incremental increases in the demand for
general governmental services. Payment of the City's Public Facility Fee would offset any impacts caused
by the proj oct.
Dublin Planning Department
Shamrock. Village Marketplace
PA 00~020
Page 29
YJI. Utilities and Service Systems.
Environmental Setting
The project site is served by the following service proriders:
ElectriCal and natural gas power: Pacific Gas and Electric Co.
Communications: Pacific Bell.
Water supply and sewage treatment: Dublin San Ramon Services District
Storm drainage: City of Dublin
Solid waste disposal: Dublin-Livermore Disposal Company
Environmental Impacts
a) Power or natural gas? LS. According tO representatives from Pacific Gas and Electric Company,
adequate facilities exist in the vicinity' of the project to provide power and natural gas service.
b) Communication systems? LS. According to representatives from Pacific Bell, communication facilities
presently exist near the site which could be extended to serve future development on the site..
c) LoCal or regional water treatment or di2~tribution systems? LS. According to representatives of
DSRSD, water maim exist on the site which should provide adequate water volumes and pressures for
domestic and fire fighting purposes to the proposed project. DSRSD purchases water on a wholesale basis
from Zone 7 of the Alameda County Flood and Water Conservation District and provides water service to
residences and businesses within its service area.
d) Sewer or se191ic systems? LS. According to representatives of DSRSD, adequate capacity exists to
accommodate anticipated sewer flows from the proposed project. Untreated effluent would be transported
to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being discharged into the East
Bay Discharge Authoritys outfall line for eventual disposal into San Francisco Bay. DSRSD officials
indicate that adequate capacity exists within the regional treatment facility to accommodate this project.
e) Storm water drainage? LS. This topic was previously addressed in Section IV, Water.
f) Solid waste disposal? LS. The City of Dublin contracts with Livermore-Dublin Disposal Company to
collect solid waste from households and businesses and transport it to the Altamont Land fill, located in
eastern Alameda County. The Land fill currently has an anticipated capacity until the year 2005 and plans
are underWay to extend landfill capacity for an additional 50 years.
Livermore-Dublin Disposal'Company also-operates a curbside recycling service to ensure that ~he City's
waste stream complies with. state requirements for reduction of solid waste. The most current information
available indicates that Dublin exceeds state requirements for reducing solid waste.
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 30
Although approval of the proposed project will incrementally increase the amount of solid waste, any such
increases will insignificant because the existing facility would be able to be accommodated given the
existing solid waste facilities and resources.
g) LOcal or regional water supplies? LS. DSRSD staff indicate that adequate long term water supplies are
available from Zone 7 and other sources to serve the proposed project.
XIII. Aesthetics.
Environmental Settin~
The project site currently contains buildings which were constructed in approximately the 1960's and are
somewhat in a state of disrepair. The project site is completely paved over with asphalt that is in marginal
conditions. Additionally, the ornamental landscaping that exists on the site is has been pi~orly maintained.
Environmental 'Imp acts
a) Affect a scenic vista or view? LS. Given the. current development that occupies the site, the proposed
development would not result in a significant affect to .existing vistas or view corridors.
b) Have a demonstrable negative aesthetic effect? LS. The proposed project would be largely self
contained with adequate landscaped buffering on. all sides. Therefore, no negative aesthetic impacts would
b e created.
c)' Create Iight or glare? PS/M. The proposed project would add additional exterior lighting in the project
vicinity, including parking lot and drive aisle lighting, security lighting and other light sources. Spill over
of light could negative!y affect other adjacent residential land uses to.the noah the following mitigation is
therefore recommended: ' '
Mitigation Measure 7: Site lighting which is located adjacent to the residential uses to the north
shall incorporate the following features:
Pole-mounted lights shall be equipped with cut-off. The height of lighting standards shall be
limited to twelve feet;
Wall-mounted lights shall also be equipped with cur-off lenses.
XIV. Cultural Resources
Environmental Setting
There is evidence that the site to the north contained a streambed that has been filled many years ago.
Generally, Native American archeological sites tend to be situated on broad midslope terraces and alluvial
Dublin Planning Department
Shamrock Village Marketplace
'PA 00-020
Page 31
plains near former and existing water sources, so the possibility does exist of historic or archeolo~ical
artifacts, however, the possibility of identifying historic cultural resources on the site is low.
Proi eCt Impacts
a) Disturb paleontological resources? LS, Construction of the proposed project could disturb buried
pateontological artifacts through grading and general site construction. This would be potentially
significant impact. Adherence to the following mitigation measure would reduce this impact to 'a level of
less than significant:
Mitigation Measure 8: Should archeological/paleontological artifacts or remains be discovered
during construction of the project, work in the .vicirfity of the fred shall stop immediately until a
qualified archeologist can evaluate the site and determine the significance of the find. ProjeCt
personnel shall not collect or alter cultural resources. Identified cultural resources shall be recorded
on forms DPR 422 (archeologiCal sites) and/or DPR 523 (historic resources). If human remains are
found, th'e County Coroner shall be contacted immediately.
b) Disturb archeological resources? LS. AdherenCe to Mitigation Measure 8 would also reduce potential
impacts to archeological resources to a level of less than significance. ·
c) Have the potential to cause a physical change which would affect unique ethnic cultural values? NI,
The site exhibits no unique ethnic or cultural values. No-impacts are therefore anticipated and mitigations
measures are required.
d) Restrict .existing religious or sacred uses within potential impact area? NI, no such sites have been
identified based on a comprehensive records search of the project site.
XV. RecreatiOn.
Environmental Setting
City parks closest to the project site include Stagecoach Park, Alamo Creek Park, both neighborhood
parks and Dublin Sports Grounds, a community park.
Proi ect Impacts
a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS. The
addition of the proposed project would not add a significant demand for parks and recreational facilities.
However, demand would stitl exist for community-scale park and playground facilities. The applicant
would be required to pay a Public Facility fee to the City of Dublin, which includes a. contribution toward
construction of new parks in the city.
b) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site.
XVI. Mandatory Findings of Significance"
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 32
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 of or restrict the range of a
rare or endangered plant or animal or eliminate important examples of the major periods of California
history or prehistory? NI. 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. As discussed in this Initial Study, the proposed project would not. have the potential to
significantly degrade the identified resources.
b) Does the project' have the. potential to' achieve short-term, 'to the disadvantage of long-term,
environmental goals? NI. The project represents an exampie of infill, higher density housing which will
be sited near a major regional transportation' corridor and would not impact tong-term environmental
goals. As discussed in this Initial Study, the proposed project would not have the potential to achieve
short'term environmental goals to the disadvantage of long-term environmental goals.
c) Does the project have impacts that are individually limited,. but cumulativeIy considerable?
CCumulatively Considerable" means that the incremental. effects of a project are considerable,when
viewed in connection with the effects of past projects, the effects of other current projects and the effects
of probable future. projects). LS. Although incremental increases in. certain areas can be expected as a
result of constructing this project, including additional traffic air missions, light and glare and need for
public services and utilities; the project site lies within an already urbanized area and sufficient capacity
exists within service systems to support the additional population anticipated associated with the project.
As discussed in this Initial Study, the proposed project would not have impacts 'that are individually
limited, but cumulatively considerable.
d) Does the project have environmental effects which will cause substantial .adverse effects on-human
beings, either directly or indirectly? NI. Although potential safety impacts exist in the vicinity of the,'
adequate mitigations are proposed to reduce such potential impacts to levels of insignificance. As
discussed i~ this Initial Study, the. proposed project woutd not 'have environmental effects that will cause
substantial adverse effects on human beings, either directly or indirectly.
Initial Study Preparer
Andy Byde, Associate Planner
Agencies and Organizations Consulted
The following agencies and organizations were contacted in the course of this Initial Study:
City of Dublin
Eddie Peabody Jr., AICP, Community DeVelopment Director
Dennis Cartingtot/, AICL Senior Planner
Michael Stella, P.E., Associate. Engineer
Edward Laudard, Fire Department
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 33
Rose Macias, Police Department
· Dublin-San Ramon Services District
Brace Webb, Senior Planner
References .
Dublin General Plan, Revised September 1992
Dublin General Plan Housing Element, June, t 990
Dublin Zoning Ordinance, Adopted September 1997
initial Study and .Mitigated Negative Declaration for Starward Drive Residential Project City of
DUblin, July, t 998 ·
Traffic Study of the Proposed Shamrcick Marketplace Shopping Center Expansion Omni-Means,
September, 2000
Stari at the Source, 1999 Edition, BASSMAA
Dublin Planning Department
Shamrock Village Marketplace
PA 00-020
Page 34
Mitigation Monitoring Program
PA 00-020 Shamrock Village
The following mitigation monitoring and reporting program is intended to comply with applicable Sections of the Califomia Environmental
Quality Act, as amended.
Mitigation Measure
Mitigation Measure la: Adherence to all requirements of the 1997
Uniform Building Code (UBC), including the Near-Source factors
contained in Tables-16-S through 16-U and the seismic coefficients
from Tables 162Q and 16-R. Alternatively, structural designs'that
account for the types of near source effects attributed to near fault
motions that exceed ~the design requirements of the 1997 UBC may be
utilized.
Responsible
Agency/
Organization
Building
Department
Mitigation Measure lb: All subsequent construction plans should Building
incorporate the recommendations of the geotechnical investigatiom A 'Department/
registered Civil Engineer should design the grading and foundation Public Works
plans. A Registered Geotechnical Engineer should stamp and sign the Department
grading and foundation. plans certifying that they 'conform to the
recommendations contained in the final geoteclmical investigatiom
Time Frame
for
Completion
Before
issuance of
Building
Permits
Before
issuance of
Building
Permits .
Verification/
Date
MitigatiOn Measure 2: The project developer shall prepare and the
City shall .approve an erosion and sedimentation control plan for
implementation throughout project construction. The plan should .be
prepared in .accordance with City of Dublin and RWQCB design
standards. The pl. an~ at a minimum, should include the following: -
All disturbed areas should be immediately revegeiated or otherwise
protected .from both wind and water erosion upon completion of
grading activities;
Stormwater runoff should be collected into stable drainage channels
from small drainage basins. to prevent the build up of large,
potentially erosive stormwater flows;
Specific measures to control erosion from stockpiled earth material;
Runoff should be directed away from all areas disturbed by
construction;'
Sediment ponds or siltation 'basins should be used to trap eroded soils
prior to discharge into off-site drainage culverts or channels.;
Major site development work involving excavation and earth moving
for construction shall be done during the dry season, except as may
be approved by the City Engineer.
MitigatiOn Measure 3: All subsequent construction plans should incorporate
the recommendations of a geotechnical investigation. A registered Civil
- Engineer should design the grading and foundation plans. A Registered
.Geotechnical Engineer should stamp and sign the grading and foundation
plans certifying that they conform to the recommendations contained in
the final geotechnical investigation.
Mitigation Measure 4a: The applicant shall obtain an NPDES general
construction permit from the State Water Resources Control Board. The
terms of this permit require that project development not cause any
increase of sedimentation, turbidity or hazardous materials within
downstream receiving waters.
Public 'Works
Department
Public Works
Department
Public Works
Department
Before
issuance of
Grading
Permits
Before
issuance of
Grading
Permits
Before
issuance of'
Grading
Permits
Mitigation Measure 4b: The applicant shall submit a stormwater pollution
prevention plan. Such a plan should provide both interim (during
construction) and long-term (post construction) st0rmwater pollution
control measures. Best Management Practices should be incorporated'
into the long-term site management program to ensure the removal of
non-point source pollutants in stormwater 'rm~off. At a minimum
drainage system filtering devices or traps should be installed that would
protect water resources from discharges of petroleum-based pollutants
collected on impervious parking surfaces. A long term maintenance
program of these devices should also be developed.
Mitigation Measure 5: The following measures shall be incorporated
into construction specifications and shall be followed by the project
grading contractor:
· All 'material excavated or graded shall be sufficiently watered to
prex~ent .excessive amounts of dust,' Watering shall occur at least
twice per day with compl'ete coverage, preferably in the late morning
and at the completion of work for the day;
· . All clearing, grading, earthmoving and excavation shall cease during
periods of high winds great. er ,than 20 mph over one hour;
· All material transported off-site shall either be sufficiently watered
or securely fastened to prevent .escape of dust .and debris;
· All inactive portions of the construction site shall be planted and
watered, if construction is accomplished in more' than one phase;
· On-site vehicle speed shall be limited to 15 mph;
· During rough-grading and construction, Scarlett Drive and Dublin
Boulevard. (if used for construction access) shall be swept at least
once per day, or as required by the City of Dublin, toremove silt ad
construction debris;
· Unnecessary idling of construction equipment shall be avoided;
· Equipment engines shall be maintained in proper working condition
per manufacturers' specifiEation. ' '
Public Works
Department
Public Works
Department
Before
issuance of
Grading
Permits
Before'
issuance of
Grading
,Permits
Mitigation Measure 6a: Truck deliveries, should be limited to the hours
of 7:00 a.m. to 8:00 p.m. These hours ·should be posted at the loading
dock in conspicuous locations.
Mitigation Measure 6bi The loading dock shall be enclosed with a roof
and rolling dOor(s). All large truck deliveries shall utilize the enclosed
loading dock. Large .trucks making deliveries to this loading dock shall
close the loading door once the truck ~s inside.
Alternatively to enclosing the StructUre with a solid roof, an Acoustical
Noise' Consultant shall certify that noise emitted from the loading dock
willnot increase outdoor noise levels.of the adjacent residential areas in
excess of 60 to 70 dBA. Additionally, an Acoustical Noise Consultant
shall' certify that the design. of the loading dock will not cause .noise
from loading dock activities, occurring during quieter nighttime hours,
to exceed existing ambient noise conditions in the backyards of the
nearest residences.
Mitigation Measure 6c: All mecha3a, ical equipment should be designed so
that the total noise generated by such equipment does not exceed, as
determined by average hourly daytime (7:00 a.m. to 10:00 p.m.) and
nighttime (10:00 p.m. to 7:00 a.m.) Leq measurements.
Mitigation Measure 6d: All construction activities on the project site shall
be limited to 7 a.m. to 5 p.m., Monday through Friday, unless
'- alternative hours-are approved by the Dublin Building Official for
structural-construction and the City Engineer for grading activities.
Construction dquipment, including compressors, generators, and mobile
equipment, shall be fitted with properly working mufflers.
Planning and
Public Works
Department
Planning and
· Building
Departments
Planning an.d
Building
Departments
Public Works
Department
Before
issuance of
Building
Permits and
on-going
Before
issuance of
Building'
Permits
Before
issuance of
Building
Permits
Before"
issuance of
Grading
Permits; on-
going
Mitigation Measure 7: Site lighting which is located adjacent to the
residential uses to the north shall incorporate the following features:
Pole-mounted liglits' shall be equipped with cut-off. The height
of lighting standards shall be limited to twelve feet;
Wall-mounted lights shall also be equipped with cut-off lenses.
Mitigation Measure 8: Should archeological artifacts or remains be
discovered during construction of the project, work in the vicinity of the
f'md shall stop immediately until a qualified archeologist. can evaluate
the site and determine the significance of the find. PrOject personnel
shall not collect or alter cultural resources. Identified cultural resources
shall be recorded on forms DPR 422 (archeological sites) and/or DPR
523 (historic resources). If human remains are found,' the County
Coroner shall be contacted immediately.
Planning and
Building
Departments
Planning and
Public Works
Department
Before
issuance of
Building
Permits.
Upoll
commenceme
nt of grading
and
constlllctioI1
activities
Cm. Musser stated before the item is denied he would like to ask the applicant if they
are willing to make a stronger commitment to guarantee that the site would go to an
auto dealership and if they could give an idea for timeframe.
Ms. Kelly stated that although it is in their plans to have another auto dealership at
that location they couldn't guarantee it. But, whoever. they are able to place there
would be with the approval of the city.
Cm. Johnson asked if anybody had any other comments or questions.
On motion by Cm. Jennings, seconded by Cm. Musser with a vote of 3-0-2, with Cm.
Oravetz no longer sitting on the Commission, the Planning Commission unanimously
adopted
RESOLUTION NO. 00-66
A RESOLUTION OF THE PLANNING COMMISSION
DENYING A REVISED MASTER SIGN PROGRAM
FOR TRI-VALLEY BUICK/PONTIAC/GMC, PA 00-027
8.2
PA 00-020 Shamrock Village Market Place Site Development Review. The
proposed project consists of remodeling and adding 25,846 square feet of
building area to the existing ShamroCk Village shopping center.
Cm. Johnson asked for the staff report.
Andy Byde presented the staff report. The proposed project consists of remodeling and
adding 25,846 square feet of building area to the existing Shamrock Village shopping
center located at the corner of Amador Valley Boulevard and' San Ramon Road. The
addition would result'in the shopping center being anchored by a new 45,000 square
foot grocery store. The existing building square footage of the center is 49,534 and the
new square footage would be 75,380 square feet. The anticipated tenant for the 45,000
square foot grocery store is Ralph's which plans to relocate from their current location
at 7193 Regional Street. The' existing Ralph's store is 25,000 square feet in size and is
located adjacent to Longs Drugs store. A Mitigated Negative Declaration has been
prepared for the project, which focuses on land use compatibility, noise hazards,
aesthetics, and traffic in addition to all potential environmental factors normally
considered in an Initial Study. A number of mitigation measures have been included
within the document to ensure that identified environmental impacts can be reduced
to levels of insignificance. The Mitigated Negative Declaration has been circulated for
Re~kr Meet~n,5
144
Deconber 12, 2o00
TTACHMENT 'q
public review. Mr. Byde presented pictures of the shopping center. He also stated that
the loading area and the noise 'from the trucks are sensitive components of this project
due its proximity to. the residential units. Due to this reason Staff has added as a
condition for approval to limit the loading hours operation between 7 a.m. - 8 p.m.
Additionally, the applicant is required to do one of two things: to enclose the loading
area completely. ~vith a rolling door and a roof, or conduct a noise study. Additionally,
he also explained the architecture for the proposed project. Staff recommends that the
Planning Commission open the public hearing, take public testimony, close the public
hearing, .adopt Resolution recommending the Planning Commission adopt the
Mitigated Negative Declaration; and adopt Resolution recommending the Planning
Commission approve the Site D&velopment Review to atlow the remodel and the
addition of 25,846 square feet of building area.'
Cm. Musser asked about the number of driveways.
Mr. Byde stated that some of the.driveways would be closed out and landscaping
would be done in its place.
Cm. Musser asked if the driveway by Fosters Freeze would be eliminated.
Mr. Byde stated that it would remain.
Cm. Musser asked the existing entry of the trucks to the site.
'Mr. Byde stated the trucks enter through Starward Drive.
Cm. Musser asked if there was a landscape plan for the project.
Mr. Byde' stated that the landscape plan is a preliminary plan that would require
additional review, which are included in the conditions of approval for the project.
Cm. Jennings asked if the 295 parking places excluded MacFrugals and Casa Orozco
parking spaces. ·
Mr. Byde stated that it was correct.
Cm. dennings asked for the existing number of parking spaces.
Mr. Byde stated that it was approximately 200, excluding MacFrugals.
Cm. Jennings asked the current size of Ralph's supermarket.
Mr. Byde stated that it was approximately 25,000 sq. ft.
plannlndJ commtsston
Re~Juhr Meetre,3
1,/-5 December 12, 2000
Cm. Johnson asked if there were any other questions.
Cm. Johnson asked what portion of the current building Would be demolished.
Mr. Byde replied that everything on the. eastside of the existing 17,000 sq. ft. retail
would be demolished.
Cm. Johnson opened the public hearing.
Alan 'Lynch, Executive Vice President Doerken Properties, applicant for the project,
stated their company purchased the property in 1997 and have owned and managed it
since then. They have been in business for 30 years. They develop and redevelop
supermarket anchored shopping centers throughout California. Their goal is to create
a pedestrian oriented neighborhood serving grocery anchored shopping center. Mr.
Lynch described using the site plan overhead the portions that would be demolished..
He also discussed the existing tenants and the plans for relocating some of them. He
stated that demolition of buildings would be phased. ~
Cm. Jennings asked which properties, within the Tri Valley area, did his company
acquire and refurbish.
Mr. Lynch stated their company owns tw6 centers in the Bay Area, Novato and Walnut
Creek. But, primarily their redevelopment work has been in Southern California,
particularly in Los Angeles, where their company is based. They have undertaken
similar projects in Simi Valley, Mission Viejo & Porter Ranch.
Cm. Jennings asked why haven't representatives from his company spoken to the
other tenants in the center.
Mr. Lynch stated that there were a few reasons. Firstly, until they knew who their
anchor tenant was going to be, they could not do anything. Secondly, they wanted to
finalize the site plan and landscape plans with the city before they could talk to the
other tenants.. Thirdly, they had to address the issues of the long-term leases.
Fourthly, they wanted some key tenants in the center that they wanted to retain.
Cm. Jennings asked how many long-term tenants would remain.
Mr. Lynch stated he could not make that determination. 'But, the factors that would
influence that decision would be based on the willingness of the tenants to relocate.
Due to the redevelopment the rental rates would be brought to market price and it
would be up to the tenant if they are willing to pay the market price. The third factor
would depend upon the supermarket anchor, since they have certain terms and
conditions of their own.
Cm. ,lohnson asked if there were any other questions.
Joanna Gallaghar, representing her husband Jim Gallagher - owner and proprietor of
Gallagher's Pub, spoke before the Commission. She stated that she was one of the'
long-term tenants paying month-to-month rent and had to close her Pub after ten
years_. They have worked hard for years to build a trade and have always taken part in
the St. Patrick's day celebrations spanning two days. After 35 years of good shopping
center relationship, she stated, they should have been notified about the intent rather
than being told.
Cm. Johnson asked if there were any Other questions; hearing none, he closed the
public hearing.
Cm.' Musser stated that he is excited to see the shopping center refurbished. But, at
the same time he has strong concerns regarding landscaping. He stated that the
landscaping plans are inadequate. He would like to see beefed up landscaping plans
to include a lot of trees along store frontages and in the parking lot.
Cm. Jennings had concerns with the MacFrugals and Casa Orozco / Foster Freeze
parcels not being a part of the project. Is there anything that could be done with the
parking lot so it does not look old with redevelopment next to it. She wanted to see
some trees on that end and she concurred with Cm Musser regarding landscaping.
Cm. Jennings asked at what point would the property owners on Startyard be notified
of the project.
Mr. Byde stated that a public hearing notice was sent out to the adjacent property
owners, informing them of tonight's meeting. The way the mitigation is structured two
things could happen: Option (i) the applicant could forego any additional noise study
by enclosing the loading area, and submit manufacturing specifications for the
mechanical equipment, assuring that the city noise levels would not be exceeded;
Option (2) a noise consultant would take measurements over a certain period in the
rear of the area and determine what the existing ambient noise level is. Subsequently,
the noise consultant would determine if the proposed loading and dock design would
exceed the existing ambient noise level. The requirement to enclose the loading dock
would be based on whether the proposed loading dock would exceed existing noise :
level, or exceed city standards regarding noise levels. Then calculations are done on
what the current design is. The current design includes the wall, which would
eliminate any additional noise.
P[anntnl~ Contmtsston
Re~u/ar Meeting
147 December 12, 2000
Cm. Jennings stated there should be a condition that the preliminary landscape plans
should be brought 'before the Commission for review and approval.
Cm. Musser concurred with Cm Jennings.
On motion by Cm. Jennings, seconded by Cm. Musser with a vote of 3-0-2, with Cm.
Oravetz no longer sitting. on the Commission, and with the amendments to the
conditions, the Planning. Commission unanimously adopted
RESOLUTION NO. 00-67
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING PLANNING COMMISION ADOPTION OF A MITIGATED
NEGATIVE DECLARATION FOR SITE DEVELOPMENT REVIEW FOR PA 00-020
SHAMROCK VILLAGE, TO RECONSTRUCT THE EXISTING SHAMROCK VILLAGE
SHOPPING CENTER AND ADD 25,846 SQUARE FEET OF NEW FLOOR AREA.
RESOLUTION NO. 00-68
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING A SITE DEVELOPMENT REVIEW FOR PA 00-020 SHAMROCK
VILLAGE, TO RECONSTRUCT THE EXISTING SHAMROCK VILLAGE SHOPPING
CENTER AND ADD 25,846 SQUARE FEET OF NEW FLOOR AREA. THE SHOPPING
CENTER IS LOCATED AT THE. NORTH EAST CORNER OF SAN RAMON ROAD AND
AMADOR VALLEY BOULEVARD
8.3
PA 00-015 Commerce One Headquarters Planned Development Rezone
Stage 1&2/Development Plan, Site Development Review. Commerce One is
proposing to build a multi-phased office campus located on approximately 30
acres at the northwest corner of Hacienda Drive and Interstate 580. "The project
is comprised of four office buildings totaling 780,000 square feet.
Cm. Johnson asked for the staff report.
Mr. Peabody presented the staff report. Commerce One is proposing an office building
complex to be located on a 27.4 acre site located on the block bounded by 1-580 to the
south, Hacienda Drive to the east, the East-West Connector to the north and Arnold
Road to the west. The application involves land within Alameda County's Surplus
Property Authority's Santa Rita area.
planntn,5 commission
Reffdar Meetlng
148 December 12, 2000
RESOLUTION NO. 00-68
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR PA 00-020 SHAMROCK VILLAGE, TO
RECONSTRUCT THE EXISTING SHAMROCK VILLAGE SHOPPING CENTER AND ADD 25,846
SQUARE FEET OF NEW FLOOR AREA. THE SHOPPING CENTER IS LOCATED AT THE NORTH
EAST CORNER OF SAN RAMON ROAD AND AMADOR VALLEY BOULEVARD '
WHEREAS, the Applicant, Allen Lynch of Doerken Properties has requested approval of a Site
Development Review to reconstruct the existing shopping center and add 25,846 square feet of floor area. The
applicant has proposed to pay $30,503 to offset traffic impacts, before the issuance of a building permit. The
project is located at the north east comer of San Ramon Road and Amador Valley Boulevard and is further
identified as Assessor Parcel No(s). 941-173-4-3,941-173-4-4, 941-173-4-5, and 941-173-4-6; and
WHEREAS, a completed application for Site Development Review is available and on file in the Dublin
Planning Department; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and
City environmental regulations require that certain projects be reviewed for environmental impact and that
environmental documents be prepared; and.
WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding that with
the implementation of mitigation measures contained in the Initial Study, there will be no significant
environmental impacts; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said application on
December 12, 2000; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the Site Development Review be
conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations 'and
testimony hereinabove set forth and used their independent judgment to make a decision.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the
following findings and determinations regarding the proposed Site Development Review:
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.
The approval of this application, as conditioned, complies with the Retail/Office (.25 to .50 F.A.R.)
designation of the General Plan, the C-1 Zoning Designation as well as with all other requirements of the
Zoning Ordinance because a Shopping Center facility is a principally permitted use with the C-1
Designation.
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 construction of the building will conform to all laws and
G:',PA#~2000',00-020',PC resou,Uor, ~242-00.do01 ATTACHMENT
regulations.
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.
The subject site is physically suitable for the type and intensity of the approved development because it is
graded and level with existing. development on the site.
F. Impacts to views are addressed because the site is level and no views could be interrupted.
Impact to existing slopes and topographic features are addressed because the site is level and there are not
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, 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.
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 Site
Development Review for PA 00-020 Shamrock Village subject to the following Conditions of Approval. This
approval shall be generally depicted on the following plans: the architectural plans prepared by P+R Architects,
labeled Attachment 1, consisting of seven (7) sheets, dated received October 13, 2000; civil engineering plans,
labeled Attachment 1, consisting of 2 sheets, dated received November 8, 2000; the preliminary grading plan
prepared by DRC, dated November 2, 2000 and labeled Attachment; and colored elevations and material board,
stamped approved and on file with the Dublin Planning Department, subject to compliance with the following
conditions of approval:
CONDITIONS OF APPROVAL
Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any
building and shall be subject to Planning Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Planning,
[B] Building, [PCS] Parks and Community Service, [PO] Police, [PW] Public Works, [ADM]
Administration/City Attorney. [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda County Fire
Dept., [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood Control and water Conservation
District Zone 7.
SITE DEVELOPMENT REVIEW
This Site Development Review approval for PA-00-020 establishes the design concepts and regulations for the
project. Development pursuant to this Site Development Review generally shall conform to the approved plans
and documents available on file in the Department of Community Development as amended in red.
G:\PA#~000\00-020\PC resoultion 12-12-00.doc 2
CONDITiOn'TEXT '
i!GENERAL CONDITIONS
1. Approval. Approval of the Site l.')cvclopment Revicxv is
valid for one (1) year, until December 12, 2000. If
construction has not commenced by that time, this approval
shall be null and void. The approval period may be extended
for six (6) additional months by submitting a written request
for extension prior to the expiration date to the Community
Development Director. Any extension will be based on a.
determination that the conditions of approval remain
adequate to assure that the stated findings of approval will
continue to be met
2. Truck deliveries hours. Truck deliveries accessing the rear
of the building, shall be limited to the hours of 7:00 a.m. to
8:00 p.m. These hours shall be posted at the loading dock in
conspicuous locations, subject to review and approval by the
Director of Community Development.
3. Building Permits. To apply for building permits,
Applicant/Developer Shall submit twelve (12) sets of
construction plans to the Building Department for plan
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or have
been complied with. Construction plans will not be accepted
without annotated resolutions attached to each set of plans.
Applicant/Developer will be responsible for obtaining the
approvals of all participating non-City agencies prior to
issuance of building permits.
4. Standard Public Works Conditions of Approval.
Applicant/Developer shall comply with all applicable City of
Dublin Standard Public Works Conditions of Approval
(Attachment A). In the event of a conflict between the
Standard Public Works Conditions of Approval and these
Conditions, these Conditions shall prevail.
5. Requirements and Standard Conditions. The
Developer/Applicant shall comply with applicable Alameda
County Fire, Dublin Public Works Department, Dublin
Building Department, Dublin Police Service, Alameda
County Flood Control District Zone 7, Livermore Amador
Valley Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services District
and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer shall supply written
"' ]" · ]' ':'(Prioi;.to)
PI.. BP
PL
Issuance of BP Initial
and On-going Study
B
Issuance of
Building
Permits
PW
Approval of
Improvement
Plans through
completion
F, PW,
PO, Zone
7, DSR,
PL, AC,
CHS,
LAVTA
Prior to
issuance of
Building
Permits
Standard
Standard
Standard
G:\PA#~2000\00-020\PC resoultion 12-12-00.doc 3
,
10.
11.
12.
13.
'CONDiT:iONTEXT '
· ' "': ',: = "-! = "' !i ! ' .. ~.:
statements from each such agency or department to the
Planning Department, indicating that all applicable
· conditions required have been or will be met.
Fees. Applicant/Developer shall pay all applicable fees in
effect at the time of building permit issuance, including, but
not limited to, Planning fees, Building fees, Dublin San
Ramon Services District Fees, Public Facilities Fees, Tri-
Valley Transportation Fees, Dublin Unified School District
School Impact fees, Alameda County Fire Services fees;
Noise Mitigation fees, Inclusionmy Housing In-Lieu fees;
Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees.
Required Permits. Applicant/Developer shall comply with
the City of Dublin Zoning Ordinance, obtain all necessary
permits required by other agencies (Alameda COunty Flood
Control District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, State Water Quality
Control Board, Etc.) and shall submit copies of the permits to
the Department of Public Works.
Building Codes and Ordinances. 'All project construction
shall conform to all building codes and ordinances in effect
at the time of the issuance of the building permit.
Fire Codes and Ordinances. All project construction shall
conform to all fire codes and ordinances in effect at the time
of the issuance of the building permit.
Ordinances/General Plan. Applicant/Developer shall
comply with the City of Dublin Zoning Ordinance and the
City of Dublin General Ptan.
Infrastructure. The location and design of project specific
system infrastructure shall be consistent with City standards.
Solid Waste/Recycling. Applicant/Developer shall comply
with the Cky's solid waste management and recycling
requirements.
Mechanical Equipment. All ducts, meters, back-flow.
prevention devices, blow-off valves, pad-mounted utility
devices, air Conditioning equipment and other mechanical
equipment (As determined by the Community Development
Director) that is on-site or roof mounted shall be screened
from view of all public rights of way. The location of such
equipment shall be subject to review and approval by the
Director of Community Development. A screening plan
shall be submitted for review and approval by the
Community Development Director and Building Official
· Various Various times, Standard
but no later
· than Issuance
of Building
Permits
Various Various times, Standard,
but no later
than Issuance
of Building
Permits
B Through Standard
Completion
F Through Standard
Completion
PL Issuance of Standard
Building
Penn its and
On-going
PW Approval of Standard
Improvement
Plans
ADM On-going Standard
PL, B Issuance of Standard
Building
Permits
G:\PA#X2000\00-020\PC resoultion 12-12~00.doe 4
14.
15.
prior to approval of Building Permit. Said screening plan
shall show that all visible mechanical and utility equipment
shall be effectively screened from view.with materials
architecturally compatible with the materials of the structure.
Or with approved landscaped features
Mechanical Equipment. All mechanical equipment should
be designed so that the total noise generated by such
equipment does not exceed the existing average hourly
daytime (7:00 a.m. to 10:00 p.m.) and nighttime (10:00 p.m.
to 7:00 a.m.) L~q measurements.
Refuse Collection Areas. The refuse collection service
provider shall be consulted to ensure that adequate space is
provided to accommodate collection and sorting of petrucible
solid waste as well as source-separated reCyclable materials
· generated by this project.
16.
A trash bin enclosure shall be 10 feet by 12 feet in size for a
single bin and 10 feet by 18 feet in size for two bins. Bins
· shall not be larger than 4 yards in capacity. A concrete apron
extending 1 O-feet from the face of the enclosure shall be
installed in front of the entire width of the enclosure. The
enclosure shall have a 6 inch by 6 inch curb on the inside of
the enclosure wall to protect the walls of the enclosure from
the bins. The enclosure shall be built of concrete block or
equivalent and shall have metal doors. Chain link doors are
not permitted. The doors must be designed so that they can
be locked closed and can also be held open with pin locks
during loading. Trash bin enclosures shall be finished so that
they are architecturally compatible with the related main
structure. Trash bin enclosures shall be properly maintained
and free of graffiti. All trash bins used for this site shall be
maintained within the trash bin enclosure(s) at all times.
oading Dock. The loading dock for the proposed grocery
tore shall be enclosed with a roof and rolling door(s). All
arge truck deliveries shall utilize the enclosed loading dock.
arge trucks making deliveries to this loading dock shall close
he loading door once the truck is inside.
In lieu of enclosing the structure With a solid roof, an
Acoustical Noise Consultant shall certify that noise emitted
from the loading dock will not increase outdoor noise levels
of the adjacent residential areas in excess of 60 to 70 dBA.
Additionally, an Acoustical Noise Consukant shall certify
that the design of the loading dock will not cause noise from
loading dock activities, 6ccurring during quieter nighttime.
AGENCY
PL
PW, PL
PL
(Pr~r:tg): : .
Issuance of Initial
Building Study
Permit
Approval of
Improvement
Plans
Standard
Prior tO
Issuance of
Building
Permit
Initial
Study
G:\PA#~2000\00-020\PC resoultion 12-12~00.doc 5
AGENCY · REQ'D
· : SO~CE·
17. PL On-going Standard
18. PL, PW IMP, BLDG Standard
hours, to exceed. existing ambient noise conditions in the
backyards of the nearest residences.
Parking. Prior to approving tenant improvement(s) / City
business license for restaurants within Shamrock Village
Center, the applicant shall provide evidence to the
satisfaction of the Community Development Director that
parking available at the center is adequate to support
additional restaurant uses.
Overall Site Parking. Applicant/Developer shall provide
parking and all improvements as shown on the Site Plan. 'All
parking spaces shall be double-striped with 4-inch wide
stripes set approximately 2 feet part as shown on the
"Typical Parking Striping Detail" and shall be dimensioned
per the requirements of the Zoning Ordinance. Handicapped
and compact parking spaces shall be appropriately identified
on the pavement. The developer shall provide a minimum 1 ~
foot wide step-out curb or equivalent on landscape fingers
and islands adjacent to parking stalls. All landscape planters
within the parking area shall maintain a fifteen (15) foot
curb radius.
Future Building Pad. Any development which occurs on
the future building pad, located adjacent to Arnador Valley
Boulevard, will require Site Development Review approval
from the ·City of Dublin.
Parking Restriction. Parking spaces located in the rear of
the building shall be utilized for employee parking.
19. PL On-going
20. PL On-going
21. Construction Trash/Debris. Measures shall be taken to PW, B On-going Standard
contain all construction related trash, debris, and materials during
on-Site until disposal off-site can be arranged. The construction
Developer/Applicant shall keep the adjoining public streets
· and properties free and clean of project dirt, mud, and
materials during the construction 3eriod. The Developer
shall be responsible for corrective measures at no expense to
the City of Dublin.
22. Phased Construction. If construction is requested to occur PL, PW Issuance of Standard
in phases, then all physical improvements within each phase Building
shall be completed prior to the occupancy of buildings within Permit and On-
that phase, except for items specifically excluded in an going during
approved Phased Occupancy Plan, or minor hand work construction
items, approved by the Planning Department. A Phased
Construction Plan shall be submitted for Community
Development Director review and approval a minimum of 45
days prior to the request for occupancy of any building
G:\PA#~2000\00-020\PC resoultion 12-12-00.doc 6
NO.
CONDITION TEXT
covered by said Phased Construction Plan. Any phasing shall
provide for adequate vehicular access to all buildings in each
phase and shall substantially conform with intent and
approval of the Site Development Review approval. No
individual building shall be occupied until the adjoining area
is finished, safe, accessible, provided with all reasonably
expected services and amenities and separated from
· remaining construction activity with an approved fence or
other barrier. Subject to the approval of the Community
Development Director, the completion of landscaping may
be deferred due to inclement weather with the posting of a
bond for the value of the deferred landscaping and associated
improvements.
23. Dust. Areas undergoing grading, and all other construction PW, B On-going Standard
activities, shall be watered, or other dust palliative measures during
used, to prevent dust, as conditions warrant. construction
RESP. WH.EN
· AGENCY5 ~ REQ'D
SOURCE
DEDICATIONS AND IMPROVEMENTS
24. Public Improvements. The Applicant/Developer shall
replace all damaged improvements, along the project
frontage, within the public right-of-way, including curb,
gutter, sidewalks, driveways, paving and utilities to the
' satisfaction of the Director of Public Works. Any
improvement constructed within the public right-of-way
shall be constructed in accordance with the City's approved
standards and/or plans and may be constructed only after an
encroachment permit has been issued by the City of Dublin.
25. Lot Line Adjustment/Merger: The project site currently
consists of four distinct legal parcels identified as Lots 3, 4,
5, and 6 of Tract 2944 filed June 29, t967 in Book 55, Page
30, of Maps, Alameda County records (APN's 941-173-4-3,
941-173-4-4, 941-173-4-5, and 941-173-4-6). According to
the proposed site plan, the footprints of the new buildings
will extend across these existing lot lines, in violation of City
zoning and building standards. To correct this problem, the
Developer/Applicant must process and record either a lot line
adjustment or a lot merger. The configuration of the new lot
lines must be in conformance with the zoning standards for
the properties, and shall allow the building walls adjacent to
or abutting the lot lines to conform to the fire-rating and
seismic separation requirements of the Building Code.
26. Driveway Entrance/Exit on San Ramon Road: The site
plan prepared by Development Resource Consultants Inc.
shows a proposed driveway entrance/exit on San Ramon
Road near the north-west comer of the neighboring
MacFrugal' s site (Lot 2 of Tract 2944, APN 941 - 173 -6-1 ).
PW · Prior to Standard
occupancy of
building
PW/BLD Issuance of PW
G Bldg Permits
G:\PA#~000\00-020\PC resoultion 12-12-00.doc
Before implementing this improvement, the
Applicant/Developer must:
1 ) Gain approval from the Dublin City Council and process
the necessary title documents such that the ingress/egress
prohibition relinquished by the original property owner on
the final map for Tract 2944 is quit claimed. Only the access
prohibition at the area of the driveway will be quit claimed;
the remaining access prohibition will continue ad infinitum.
Since Caltrans, the agency with original jurisdiciion over San
Ramon Road, negotiated a payment to the original
landowner in exchange for the ingress/egress prohibition, the
City must exact a payment from the Applicant/Developer in
exchange for the quit claim. The amount of the payment
shall be based on the fair market value, as negotiated by the
parties.
2) Gain written approval from the owner of the MacFrugal's
property, or provide evidence that said approval is not legally
required, before any changes or improvement work on the
neighboring property is implemented.
3) The existing effective height of the masonry wall along
the northern property line shall be maintained. In the event
that the effective height of the said masonry wall is reduced
the applicant/developer shall obtain written approval from
the neighboring Homeowner' s Association and modify the
height of said wall to maintain the effective height. The
height shall be maintained at 6' as measured from new finish
grade to top-of-wall.
If the above conditions are met, the Applicant/Developer' s
construction of the driveway entrance/exit shall conform to
the following design criteria:
A)
A north-bound right-turn pocket shall be constructed in
advance of the driveway on San Ramon Road. Said
right-turn pocket shall have a 90'-long "S"-curve taper
followed by a 100'-long pocket as measured from the
curb return at the driveway. The turn pocket must have a
width of 11 '-minimum, and shall allow the existing three
northbound lanes to maintain widths of 12'. No
additional public right-of-way will be required to install
this right-turn pocket.
G:\PA#~2000\00-020\PC resoultion 12-12-00.doc
' "= CONdiTiON TEXT'" .... '
All existing underground utility structures and raceways
within the area to be occupied by the driveway or turn
pocket shall be relocated or adjusted to conform to utility
company requirements. All costs associated with said
relocation or adjustment shall be borne by the
Applicant/Developer. If the utilities will be located
outside Of the public right-of-way, appropriate easements
shall be granted to the utility providers.
Slopes within the landscaped areas' abutting the driveway
or turn pocket shall not be graded with an inclination
steeper than 2 horizontal to 1 vertical. If required,
retaining wails utilizing a design approved by the City
shall be installed.
The existing 48-inch diameter Walnut tree in the vicinity
of the proposed driveway shall be preserved.
Additionally, prior to issuance of grading permits, the
project developer shall have a certified arborist prepare a
tree preservation plan for the existing walnut tree,
including limitations on grading near the drip line of the
tree, providing temporary fencing during construction,
and clean cutting tree roots, if necessary. The tree
preservation plan shall be reviewed and approved by the
Director of Public Works and the Community
Development Director.
Appropriate signs, pavement markings, and traffic
channelizati0n design shall be provided both on San
Ramon Road and at on-site intersections and aisles to
safely guide drivers as they maneuver into and out of the
site using this driveway. Approval from the City's
Traffic Engineer for the signs, pavement markings, and
traffic channelization shall 'be obtained as part of the
City's plan approval process.
Delivery trucks will be prohibited from exiting at the
driveway, and shall instead be directed through the site to
Amador Valley Boulevard. Appropriate signs shall. be
posted to inform truck drivers of this restriction.
Speed bumps or other traffic calming devices shall be
installed along the drive aisle at the rear of the buildings
between the subject driveway and the driveway onto
Starward Drive to discourage cut-through traffic
behavior. The City reserves the right to require
additional measures if cut-through traffic becomes a
hazard or nuisance in the future.
Traffic Signal Modifications: The installation of the curb
c)
D)
¸27.
E)
F)
6)
~SP. ': WEN '=:.': :' ;!SOURCE
AGENCY,~ '.iREQ(D;.;~
'ffrior=tO)
PW PW
Issuance of
Bldg Permits
G:\PA#~2000\00-020\PC resoultion 12-12-00.doc 9
28.
29.
30.
31.
CONDiTIONTEXT'~
return-style driveway approach at the main driveway
entrance from Amador Valley Boulevard will necessitate
relocation of the existing traffic signal poles and detector
loops at this intersection. Approval from the C!ty's Traffic
Engineer for the modified traffic signal shall be obtained as
part of the Ci~'s plan approval process.
Reciprocal Access and Utility Easements: The
Applicant/Developer shall dedicate and record by separate
instrument reciprocal access and utility easements that allow
joint use of the parking field and utility networks that extend
across the common lot lines separating the four distinct
parcels. If the previously-recorded CC&R document (Series
No. 97-118848, Official Records of Alameda County) or
other record document addresses these reciprocal uses, then
the Applicant/Developer shall provide copies of said
documentation to verify compliance with this Condition.
Improvements on the Neighboring MacFrugal's
Property: The submitted site plan indicates that
improvements will be constructed on the neighboring
MacFrugal' s parcel (APN 941 - 173 -6-1 ). Said improvements
appear to include a relocated water main, planter curbs,
paving, hardsurfacing, striping, landscaping, etc. Before
initiating any improvement work on the neighbor' s property,
the Applicant/Developer shall Obtain written approval from
the property owner, or provide evidence that said approval is
not legally required. The Applicant/Developer shall also
assure that safe, unobstructed public access is provided to the
neighboring building entrances during construction.
Storm Drainage: The Applicant/Developer shall modify the
existing storm drainage pipe network to convey the on-site
storm runoff to the public storm drain system.' Not more
than ¼ acre of the site will be allowedto surface drain via
gutter flow to the abutting public streets, and in no event
shall storm runoff sheet flow across the public sidewalk to
the abutting streets. The design of the storm drain system
shall be consistent with City standards.
Undergrounding of Existing Joint Pole Utilities: The
existing joint pole utilities that extend along the north and
east sides of the site shall be placed underground in
accordance with the requirements of the affected utility
proriders. If the utility infrastructure cannot be
accommodated in the public fight-of-way, then appropriate
easements shall be granted by the property owners to the
utility proriders.
AGENCY.:
PW
PW
PW
PW
"WHEN ' ;SO CE:
~rior t~).
Issuance of PW
Bldg Permits
Prior to
issuance of
Bldg Permits
and on-going
during
construction
PW
Prior to
issuance of
grading permit
Issuance of
Bldg Permits
PW
G:\PA#k2000\00-020\PC resoultion 12-12-00.doc 10
32.
33.
34.
35.
36.
37.
38.
Existing Easements: According to the Preliminary Title
Report for the project site, the proposed building footprints
will conflict with several existing easements, including but
not limited to PG&E/PT&T easements for overhead
electrical/telephone facilities and a waterline easement for a
water main extending between the existing buildings. Said
conflicting easements shall be quit claimed in part or in
whole such that the conflicts are eliminated. Replacement
easements, as required by the utility providers, shall be
dedicated by the property owner(s).
Removalof Obstructions. Applicant/Developer shall
remove all trees including major root systems and other
obstructions from building sites or parking/drive aisle areas
that are necessary for improvements or for public safety as
directed by the Director of Public Works (DPW).
Dedication and Improvement of Fire/Emergency Access.
Applicant/Developer shall provide adequate access and turn-
around for general public, fire and other emergency vehicles
(42-foot minimum outside turning radii or hammerhead) per
Alameda County Fire Department (ACFD) standard
requirements in all public streets. Internal drive aisles shall
be designed to allow fire and other emergency vehicles to
conveniently pass through (20 foot minimum lane width) and
have access to all buildings.· Applicant/Developer shall
dedicate an Emergency Vehicle Access Easement (EVAE)
through the site to assure unobstructed access to all sides of
each building to the satisfaction of Alameda County Fire
Department and the Director of Public Works.
Decorative Paving. Applicant/Developer shall not construct
decorative pavement within City right-of-way.
Slope Easements. Applicant/Developer shall obtain from
adjacent property owner temporary slope easements for
construction of slopes on neighboring property serving the
Site.
Location of Improvements/Configuration of R!ght of
Way. All public streets, sidewalks, driveway approaches,
street lights, traffic markings and signs, storm drainage
facilities, fences, handicap ramps, and other street
improvemems shall be located within the public right of way.
The location of improvements shall be approved by the DPW
prior to construction.
Signing and Striping Plan. A signage and striping plan for
the parking fields shall be submitted to the Public Works
Department for review and approval
AGENCY ' '=.REQ!.D
PW IssUance of
Bldg Permits
PW Prior to
building Permit
PW, F Issuance of
Grading Permit
PW Occupancy of
Any Building
PW Prior to
Occupancy of
building
'SO CE
PW
Standard
Standard
PW
PW Grading Permit PW
PW Building PW
Permit
G:\PA#~000\00-020\PC resoultion 12-12-00.doc 1 I
39.
40.
41.'
42.
43.
44.
Entrances. Applicant/Developer shall construct all driveway
in accordance with City of Dublin Standard Plans and
specifications.
Disabled Access Requirements. An accessible pedestrian
route shall be provided between each primary building
entrance and the public sidewalk, and between each primary
building entrance and the disabled parking stalls designated
to serve that building. The accessible route and all ramps
shall comply with all current State disabled access
requirements and City of Dublin Standards.
Water and Sewer Lines. Applicant/Developer shall
construct all fire hydrants, water and sewer lines needed to
serve the, project, to the satisfaction Of Dublin San Ramon
Services District, and the Alameda County Fire'Department.
Best Management Practices. Developer/Applicant shall
demonstrate to the Director o1~ Public Works that the project
development meets the requirements of the City of Dublin's
"Best Management Practices" to mitigate storm water
pollution.
Joint Utility Trenches/Undergrounding/Utility Plans.
Applicant/Developer shall construct all joint utility trenches
(such as electric, telephone, cable TV, and gas) in accordance
with the appropriate utility jurisdiction standards. All
communication vaults, electric transformers, cable TV boxes,
blow-off valves and any appurtenant utilitS~ items thereto
shall be underground. Utility plans, showing locations of all
proposed utilities (including electrical vaults and
underground transformers) shall be reviewed and approved
by the DPW. Location of these items shall also be shown on
the Final Landscaping and Irrigation Plan.
Cart Corral Areas. Any proposed cart corral areas within
the parking lot shall be shown on the improvement/building
plans. Cart collection areas shall not displace any
landscaped areas shown on the submitted plans.
· " ·AGENCY
PW
'--.(Pri0r:.~)'
Issuance of
Grading Permit
PW IMP PW
PW Occupancy of
any building'
SO~CE
PW
PW BLDG Standard
Occupancy of ' PW
affected units Utilities
PW
PL
IMP, BLDG PL
45.
Public Facilities Fee. Applicant/Developer shall pay a
Public Facilities Fee in the amounts and at the times set forth
in City of Dublin Resolution No 60-99, adopted by. the City
PCS
Prior to Public
issuance of a Facilities
Building Fee
G:',PA#~000\00-020\PC resoultion 12-12-00:doc 12
NO.
CONDITION TEXT
Council on April 6, 1999, or in the amounts and at the times
set forth in any resolution revising the amount of the Public
Facilities Fee.
LahdSicaping
46.
47.¸
48.
Final Landscape and Irrigation Plan. A Final Landscape
and Irrigation Plan conforming to the requirements of
Section 8.72.030 of the Zoning Ordinance (unless otherwise
required by this Resolution) shall be submitted for review
and approval by the Director of Public Works and the
Director of Community Development. The Final Landscape
and Irrigation Plan shall be generally consistent with the
revised Landscape Plan prepared by CDPC, subject to the
plan review comments dated 11/20/00 by Paul Niemuth and
Associates. The Final Landscape and Irrigation Plan, (at 1
inch -- 20 feet or larger) shall be submitted along with a cost
estimate of the work and materials proposed.
The Community Development Director may require
additional landscaping to be shown on the final landscape
plan prior to the issuance of a building permit or require the
installation of additional landscaping prior to occupancy of
any building to provide additional shade, visual relief and an
attractive environment for the public.
Landscaping at Aisle Intersections. Developer/Applicant
shall install Landscaping at parking lot aisle intersections
shall be such that sight distance of cars at the intersection of
the drive aisles are not obstructed. Except for trees,
landscaping shall not be higher than 30 inches above the curb
in these areas.
Landscaping Maintenance. Applicant/Developer shall
construct all landscaping within the site and along the project
fr6ntage from the face of curb to the site right-of-way to the
satisfaction of the Director of Public Works. Street tree
varieties of a minimum 15-gallon size shall be planted along
all street frontages and shall be shown on the Landscaping
plans. Exact tree locations and varieties shall be reviewed
and approved by the Director of Public Works. All
landscaping materials within the public right-of-way and on-
site landscaping shall be maintained in accordance with the
"City of Dublin Standards Plant Material, Irrigation System
and Maintenance Agreement" by the Developer after City-
approved installation. This maintenance shall include
RESP. WHEN
AGENCY REQ'~D
:.(P:ri.0r t0)
Permit
SOIIfRCE
Ordinance
PL, PW Bldg.
PL, PW Completion of Standard
Improvements
PL Occupancy of PW
Any Building
G:\PA#~000\00-020\PC resoultion 12-12-00.doc 13
' ="CONDITION TEXT
irrigation, fertilization, weeding, the application of pre-
emergent chemical applications, and the replacement of
materials that die.
Lighting..The Developer/Applicant shall submit for
approval a photometric lighting plan which demonstrates that
all exterior areas of the site will have a lighting level not less
than 1.5 foot-candles at the ground surface (except in areas
adjacent to the residential areas to the north where 1.0 foot-
candles at the ground surface are acceptable), Lighting in
landscaped areas throughout the project shall be subject to
review and approval of City's Landscape Architect,
Planning, and Public Works Departments, in consideration of
IES standards for lighting in public/community areas.
Final lighting plan. The applicant shall submit a final
lighting plan for approval by the Dublin Police Services. At
a minimum the plan should include: .50 foot candle lighting'
at all doors, and lighting fixtures should be of a vandal-
resistant type.
50. Lighting. Site lighting which is located adjacent to the
residential uses to the north shall incorporate the following
features:
· Pole-mounted lights shall be equipped with cut-off
lenses. The height of lighting standards shall be limited
to twelve feet;
· Wall-mounted lights shall also be equipped with cut-off
lenses.
51. Minimum Landscape Setbacks. All planted areas between
roadways/drives/parking spaces and fences or other
roadways shall be 5' minimum. Street tree planrings must be
continued along all street frontages.
52.
53.
54.
55.
G :\PA#~2000\00-020',PC resoultion 12-12-00.doc
Slope Transitions. Adequate slope areas shall be provided
in all landscaped areas between streets/roadways/ci~rbs and
fences to allow slope transition at top and bottom and
adjacent to fences.- The inclination of slopes within
landscaped areas shall not be steeper than 3 (horizOntal) to 1
(vertical), unless otherwise approved by the DirectOr of
Public Works.
Bicycle Parking. The applicant/Developer shall install one
Bicycle parking space in a rack for every 40 vehicular
parking spaces near several entries to the satisfactibn of the
Director of Public Works. Bicycle racks shall be located
near the building entrances.
Monument Signs. Design of any monument signs shall be
approved both by the Director of Community Development
to assure compatibility with design elements of the project,
and by the DPW to assure unobstructed traffic visibility.
Backflow Devices. Backflow devices shall be screened from
view by means of fencing, enclosures, landscaping and/or
berms.
14
RESP.
AGENCY
PL, PW
PL
PL, PW
PL, PW
PL, PW
PL, PW
PL
WHEN
'REQ'D
(P~rior
Issuance of
Grading
Permit/Issuanc
e of Building
Permits
Issuance of
Building
Permits
Issuance of
Grading/Permit
Issuance of
Building
Permits
Issuance of
Grading
Permit/
Issuance of
Building
Permits
Completion of
Improvements
Completion of
Improvements
Issuance of
Building
Permits
'SOURCE
Standard
Initial
Study
Standard
Standard
Standard
Standard
Standard
NOn ~'" :'" CONDITION TEXT RESP,
' ' ' AGENCY
56.
57.
Water Efficient Landscape Regulations. PL, PW,
Applicant/Developer shall ensure that the Final Landscaping DSR
and Irrigation Plan. conforms to the City's Water Efficient
Landscape Regulations.
Health, Design and Safety Standards. Prior to final PW, PL
approval allowing occupancy of any new building, the
physical condition of the building shall meet minimum
health, design, and safety standards including, but not limited
to the following:
a. The streets providing access to the site shall be PL
complete to allow for safe traffic movements to and
from the site.
b. All traffic striping and control signing on streets PW
providing access to the site shall be in place.
d. Exterior lighting shall be provided for building PW
entrances and shall be of a design and placement so as
not to cause glare onto adjoining properties.
e. All repairs to the street, curb, gutter, and sidewalk PW
which may create a hazard shall be completed to the
satisfaction of the Director of Public Works and any
non-haZardous repairs shall be complete and/or bonded
for.
f. All buildings shall have an illuminated address number PL, PO
that is clearly visible from the middle of the street.
g. Lighting used after daylight hours shall be adequate to PL,POBP
provide for security needs (Photometrics and lighting W
plans for the site shall be submitted to the Department
of Community Development and the Dublin Police
Services for review and approval.
i. B
h. All sewer Clean-outs, water meter boxes, and iother PW
utility boxes shall be set to grade to the apprqval of the
Director of Public Works.
The buildings shall have received all necessary
inspections and have final approval by the Building
Department to allow occupancy.
j.. All fire hydrants on Amador Plaza Road and in parking F
lot area shall be operable to City and ACFD itandards.
k. All parking lot aisles on the site shall be improved to an PW, F
adequate width and manner to allow for fire engine
circulation to the approval of the Director of Public
Works and ACFD.
Applicant/Developer shall keep the site clear iof graffiti
vandalism on a regular and continuous basis at all
tim6s. Graffiti resistant materials should be used.
1. PO
WHEN-'
REQ'.D
&rior t~).
Issuance of
Building
Permits
Occupancy of
Any Building
Occupancy of
Any Building
Occupancy of
Any Building
Occupancy of
Affected
Building
Occupancy of
Any Building
Occupancy of
Any Building
Plans
Approved prior
to Issuance of
Building
Permits/
Lighting
Installed prior
to Occupancy
of Any
Building
Occupancy of
Any Building
Occupancy of
Any Building
Occupancy of
Any Building
Occupancy of
Any Building
On-going
:SOURCE"
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
PO
G:\PA#X2000\00-020\PC resoultion 12-12-00.doc
'NO:" ' ~:: '' ~ CONDiTiON TEXT '~ :", ~ ........ '
· · ~
-, ~, :' : =
m. Applicant/Developer shall work with the Dubiin PoliCe
on an ongoing basis to establish an effective theft
prevention and security program. Applicant/Developer
shall submit a security plan for the site for review and
approval by the Dublin Police.
'AGENCY
PO
Plan submitted PO
prior to
Occupancy of
Any Building
EMERGENCY SERVICES
58.
59.
ACFD Rules, Regulations and Standards. ~ F
Applicant/Developer shall comply with all Alameda County
Fire Services (ACFD) rules, regulations and standards,
including minimum standards for emergency acces~ roads
and payment of applicable fees, including City of Dublin
Fire Impact Fees.
Fire Conditions. Developer shall comply with all! F
conditions of the Alameda County Fire Department (ACFD),
including:
issuance of
Building
Permits
Issuance of
Building
Permits
Standard
Standard
b,
e,
Automatic fire sprinklerS. An approved autpmatic fire sprinkler system shall be
installed throughout. Sprinkler systems serving more than 100 heads shall be
monitored by an approved central station, U.L. listed 'and certified for fire alarm
monitoring. A copy of the U.L. listing must be provided to the Alameda County
Fire Department, City of Dublin, Fire Prevention Division, prior to scheduling the
final test system. (CFC, 1998, Section 1003 .i3 as amended).
Roadways. Fire apparatus roadways must have a minimum unobstructed width of
20 feet.and an unobstructed vertical clearance of not less than 13 feet 6 inches.
Turning radius shall allow emergency vehicl~s access completely around the
building. Roadways under 36 feet wide shall be posted with signs or shall have red
curbs painted with labels on one side; roadways under 28 feet wide shall be posted
with signs or shall have red curbs painted wi!h labels on both sides of the street as
follows: "NO STOPPING FIRE LANE - CMC 22500.1". (CFC ·1998, Section
1998).
Fire lanes. Areas in the parking lot shall be designated "Fire Lane" in order to
provide access to the structures in the parking lot.
FlammableFltazardous Materials. An inventory statement (HMIS) for any/all
hazardous ,materials, including Material Safe!y 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 materials management plan (BEP/HMPP) and local planning
(zoning) building approvals, shall/may be required. (CFC 1998, Section 8001.3.3
(a).
Emergency lighting. Emergency lighting shall be installed to the satisfaction of
the ACFD.
G:\PA#~2000\00-020\PC resoultion 12-12-00.doc
g,
60.
61.
62.
63.
64.
65.
'CONDITION TEXT
RESP;
AGENCY
Occupancy of
Any Building
Building PO
Permit
Occupancy of PO
G:\PA#X2000\00-020\PC resoultion 12-12-O0.doc
1. Plans may be subject to revision following review.
Addressing. Addressing and building numbers. Approved PO
numbers or addresses shall be placed on all new and existing
buildings. The address shall be positioned as to be] plainly
visible and legible from the street or road fronting the
property. Said numbers shall contrast with their background.
Individual suite numbers shall be permanently posted on the
main entrance doors or tenant spaces. (CFC, 1998} Section
901.4.4) If rear doors to tenant spaces are installedi they shall
include the numerical address corresponding to the address
on the front of the building.
Employee exit doors. Employee exit doors shall e equipped PO
with 180 degree viewers if there is not a burglary r~sistant
window panel in the door from which to scan the dxterior.
Landscaping. Exterior landscaping shall be kept at a PO
minimal height and fullness giving patrol officers and the
general public surveillance capabilities of the area.i
Graffiti. The applicant shall keep the site clear o~ graffiti PO
· vandalism on aregular and continuous basis at all times.
Graffiti resistant-materials should be used.
Theft prevention and security program. The applicant PO
shall work with the Dublin Police Services on an 6ngoing :
basis to establish an effective theft prevention and !security
program:
Non Residential Security Requirements. The Developer PO
17
Occupancy of PO
Any Building
Occupancy of PO
Any Building
PO
Occupancy of
Any Building
Knox Box. A Knox key lock system is required. Applications are available at the
Alameda County Fire Department, Fire Prevention Division, 100 Civic Plaza,
Dublin, CA 94568. Please return the completed application with the building plans
when you submit for a permit or prior to final inspection for occupancy. (CFC
Section 902.4).
Portable fire extinguishers. Provide at least one 2A 10BC portable fire
extinguisher for each 3000 sq.ft. of floor area. Travel distance to an extinguisher
shall not exceed 75 feet of travel distance and shall not be between floors. (CFC,
1998, Sec. 1002.1)
Fire Permit. A Fire Department permit (is/may be). required. Contact you Inspector
at (925) 833- 6606 for specific details.
Water Supply. Water Supply for Fire Flow and the number of Fire Hydrants shall
be sufficient for the size of the building and type construction
Signage. Signage is required for Fire Sprinkler Riser, Fire Alarm Room/Panel,
Electric Room/Panel, Roof Access and any location that may require access during
an emergency.
Rubbish. During construction, combustible or flammable waste materials or
rubbish of any kind shall not be permitted on any yard, vacant lot Or open space.
PO
~0...:: ~ .." · ' ' CONDITION'TEXT
~ .,
shall comply with all applicable City of Dublin Non
Residential Security Requirements. Employee exit doors
shall be equipped with t80 degree viewers if there is not a
burglary resistant window panel in the door from which to
scan the exterior.·
66. Security Program. The Developer shall work with the
Dublin Police Department on an ongoing basis to establish
an effective theft, robbery, and burglary prevention/security
program for the business.
67. Security Plan. The applicant shall submit a security plan to
the satisfaction of the Chief of Police. The plan shall
include: alarm systems, inventory control, key control,
methods for securing exit driveways, a completed "Business
Site Emergency Response Card" and employee safety
training.
68. Rear Access Doors. If there are exterior doors on the rear
of the building, the business name and address is t0 be
located on the door in a contrasting color. The lettering
shall be no less than 6" in height.
· :: ~'rigr].ta!:.. ..: .'.
Any Building
PO Occupancy of PO
Any Building
PO Occupancy of PO
Any Building
PO Occupancy PO
Wells. Any well on the site without a documented[ intent of
' future use, filed with Zone 7, shall be destroyed pr!or to any
demolition or construction activity in accordance With a well
destruction permit obtained from Zone 7 and the Alameda
County Department of Environmental Services or will be
maintained in accordance with applicable groundwater
protection ordinances. Other wells encountered prior to or
during construction are to be treated similarly.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
70. Construction by Applicant/l)eveh~per. All onsite potable
and recycled water and wastewater pipelines and facilities
shall be constructed by the Applicant/DeVeloper in!
accordance with all DSRSD master plans, standards,
specifications and requirements~ '1
71. Sewer Capacity Sanitary sewer capacity fights run with the
land. The property being developed has previously been
allocated sewer capacity rights. Prior to issuance 0f any
building permits, the property owner shall submit a written
notice to the District indicating the reallocation of the
existing sewer capacity rights to the newly createditenancies
and businesses. e
72. District Recycled Water. The project is located Within the
District Recycled Water Use Zone (Ord. 280), whibh calls
for installation of irrigation systems which are compliant
with the future use of recycled water for approved landscape
Zone 7, Issuance of
PW Grading
Permits
DSRSD Completion o1'
Improvements
DSRSD Completion of
Improvements
DSRSD Completion of
Improvements
Standard
Standard
Standard
Standard
G:\PA#~000\00-020\PC resoultion 12-12-00.doc 1 tB
NO. "· '' ':. ". ! ' C ONDI TI ON .TEXT
irrigation demands. Unless specifically exempted by the
District Engineer, compliance 'with Ordinance 280, as may
be amended or superseded, is required. All irrigation
facilities shall be subject to review for compliance with
District and Dept. of Health Services requirements for
recycled water irrigation design.
73. Design and Abandonment. The design and abandonment of
water mains and water service lines within the project are
subject to approval of' the district. Xmprovement plans shall
address recon~guration and abandonment of water! systems
and shall be supported by flow analyses to verify required
fire flow.
74. DSRSD Water Facilities. Water facilities must be
connected to the DSRSD or other approved water system,
and must be installed at the expense of Applicant/Developer
in accordance with District Standards and Specifications. All
material and workmanship for water mains and
appurtenances thereto must conform with all of the
requirements of the officially adopted Water Code of the
District and shall be subject to feld inspection by the
District. Applicant/Developer shall comply with all of the
following general conditions:
75.
77.
78.
Standard Procedures. Prior to the issuance of building
permits, complete improvements shall be submitted to
DSRSD confirming with the requirements of the DSRSD
Code, "Standard Procedures, Specifications and Drawings
for Design and Installation of Water and Wastewater
Facilities," all applicable DSRSD Master Plans and DSRSD
policies.
Mains. All mains shall be sized to provide sufficient
capacity to accommodate future flow demands in addition to
each development project's demand. Layout and sizing of
mains shall be in accord with DSRSD utility master
planning.
Gravity Flow. Sewers shall be designed to operate by
gravity flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may be allowed
under. extreme circumstances following a case-by-ease
review with DSRSD. Any pumping station shall 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
another conditions within a separate agreement with the
applicant for any project that requires a pumping station.
Fire Protection Domestic and fire protection waterline
systems shall be designed to be looped or interconnected to
avoid dead-end sections in accord with the requirements of
the DSRSD Standard Specifications and sound engineering
practices.
RE.SP.
AGENCY
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
wn3~N ":: SO)~CE
(Pri~r:to;) .. ]: . .:. ]': '.'. :] ',-:
Completion of Standard
Improvements
Acceptance of DSRSD
Improvements
Prior to
Issuance of
Building
Permit
DSRSD
Prior to
Issuance of
Building
Permit
DSRSD
Prior to
Issuance of
Building
Permit
DSRSD
Prior to
Issuance of
Building
Permit'
DSRSD
G:\PA#x2.000\00-020\PC resoultion 12-12-00.doc 19
i;NO;:'.. ::.=:'5'... .... CONDITION TEXT
79. Sewer/Water lines to be located in Public streets. DSRSD
policy requires public water and sewer lines to be located in
public streets to the fullest extent possible. If unavoidable,
public water or sewer easements must be established to
provide for future maintenance and/or replacement.
80. Depict all Easements. Prior to approval by the City of a
grading permit or a site development permit, the locations
and widths of all proposed easement dedications for water
and sewer lines shall be submitted to and approved by
DSRSD.
81. Easement Dedications. All easement dedications for
DSRSD facilities shall be by separate instrument irrevocably
offered to DSRSD or by offer of dedication on a Final Map.
82. Fees. Prior to issuance of a building permit, all utility
connection fees, inspection fees, permit fees and fees
associated with a wastewater discharge permit shall be paid
to DSRSD in accord with the rates and scheduled established
in the DSRSD Code.
83. Prior to issuance of a building permit, all improvement plans
of DSRSD facilities shall be signed by the.District Engineer.
Prior to DSRSD approval, the developer shall pay all
DSRSD fees, and provide an estimate of construction costs
for water and sewer systems, a performance bond, a one-year
maintenance bond, and a comprehensive general liability
insurance policy in the amounts and forms acceptable to
DSRSD. Fifteen working days are required for DSRSD
approval. '
84. Construction Permit. No sewer 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 other items have been satisfied.
85. Hold Harmless. The developer shall hold DSRSD, its
Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify and defend same from any
litigation, claims, or fines resulting from the construction and
completion of the project.
RESP.
AGENCy . .REQ'D' ['-
(Pri0rt0)
DSRSD Prior to
Issuance of
Building
Permit
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
WHEN. .' "' SOURCE
DSRSD
Prior to
Issuance of
Grading Permit
DSRSD
Acceptance of
Improvements
Prior to
Issuance of
Grading Permit
DSRSD
DSRSD
Prior. to
Issuance of
Building
Permit
DSRSD
Prior to DSRSD
Issuance of
Grading Permit
DSRSD On-going DSRSD
PASSED, APPROVED AND ADOPTED this 12th day of December, 2000.
AYES:
Cm. Johnson, Jennings, and Musser
NOES:
ABSENT: Cm. Hughes
ATTEST:
Community DeVelopment Director
Planning Commission Chairperson
G:\PA#~000\00-020\PC resoultion 12-12-00,doc 2 0
RESOLUTION NO. 00-67
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING PLANNING COMMISON ADOPTION OF A MITIGATED
NEGATIVE DECLERATION FOR SITE DEVELOPMENT REVIEW FOR PA 00-020
SHAMROCK VILLAGE, TO RECONSTRUCT THE EXISTING' SHAMROCK VILLAGE
SHOPPING CENTER AND ADD 25,846 SQUARE FEET OF NEW FLOOR AREA.
WHEREAS, the Applicant, Allen Lynch of D0erken Properties has requested approval of a Site
Development Review to reconstruct the existing shopping center and add 25,846 square feet of floor area.
The applicant has proposed to pay $30,503 to offset traffic impacts, before the issuance of a building
permit. The project is located at the north east comer of San Ramon Road and Amador Valley Boulevard
and is further identified as Assessor Parcel No(s). 94 1d 73-43, 941-173-4-4, 941-173-4-5, and 941-173-
4-6; and ~
WHEREAS, the California Environmental Quality .Act (CEQA), together with State guidelines and
City environmental regulations require that certain projects be reviewed for potential environmental
impacts and that environmental documents be prepared; and
WHEREAS, an Initial Study was conducted for ithis project with the finding that with the
incorporation of mitigation measures into the proposed project, there would be no significant effects on
the environment; and
WHEREAS, a Mitigated Negative Declaration has been prepared for this application and is on file
in the Dublin Planning Department; and :
WHEREAS, the Platruing Commission did review and use their independent judgment to consider
the Mitigate Negative Declaration at a public hearing held on December 12, 2000; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
A. The project application will not have a significant effect on the environment with the application
of identified mitigation measures, based on a review of the Initial Study and public testimony.
B. The Mitigated Negative Declaration has been !prepared in accordance with State and !ocal
environmental laws and guideline regulations.
C. The Mitigated Negative Declaration is complete and adequate.
ATTACHMENT
NOW, THEREFORE BE IT FURTHER RE!SOLVED THAT THE Dublin Planning
Commission does hereby approved adoption of the Mitigated Negative Declaration for PA 00-020,
Shamrock Village located at the north east comer of San Ramon Road and Amador Valley Boulevard and
is further identified as Assessor Parcel No(s). 941-17344-3,941-173-4-4, 941-173-4-5, and 941-173-4-6;
and
PASSED, APPROVED and ADOPTED this 12th day of DeCember, 2000.
AYES:
NOES:
Cm. Johnson, Jennings, and Musser
ABSENT: Cm. Hughes
'lann~n~/~Ch~l'rpers~'fd~on
p! ....
Community Development Director
CITY CLERK
# r"ll I -I
SUBJECT:
ATTACHMENTS:
AGENDA STATEMENT
CITY COUNCIL MEETING! DATE: January 16, 2001
PUBLIC HEARING Consideration of Appeal of Planning Commission
Approval of PA 00-020, Shamrock Village Marketplace: Mitigated
Negative Declaration and Site Development Review
(Report Prepared by: Ahdy Byde, Associate Planne0n
1. Letter received December 21, 2000, Appealing Planning Commission
Decision of December 12, 2000.
2. Resolution Affirming the Planning Commission Decision of December
12, 2000.
3. Planning CommissiOn Staff Report dated December 12, 2000, including
project description, project plans, Initial Study/Mitigated Negative
'Declaration, and Mitigation Monitoring Plan.
4. Draft Planning Commission Minutes for December 12, 2000.
5. Planning Commission Resolution No. 00-67 approving the Mitigated
Negative Declaration.
6. Planning CommissiOn Resolution No. 00-68 approving the Site
Development RevieW, with conditions.
RECOMMENDATION:
1. Hear Staff Presentation
2. Open Public Hearing
3. Hear Applicant's Presentation
4. Question Staff, Applicant and the Public
5. Close Public Hearing
6. Deliberate
7. Adopt Resolution (Attachment 2) Affirming the Planning Commission
Approval of December 12, 2000
8. Alternatively, the City Council may do the following:
Bo
Affirm the Planning Commission Approval of December 12,
2000 with modifications;
Reverse the Planning Commission Decision of December 12,
2000 the?eby denying the Site 'Development Review.
Attachment 7
G:\PA#L2000\00-020\ce sr appeal 1-16-01.doc
PROJECT -DE SCRIPTION:
The proposed project consists of remodeling .and adding 25,846 square feet of building area to the existing
Shamrock Village shopping center located at the comer of Amador Valley Boulevard and San Ramon
Road. The addition would result in the shopping Center being anchored by a new 45,000 square foot
grocery store. The existing building square footage !of the center is 49,534 and the new square footage
would be 75,380 square feet.
Planning Permits Required.'
The General Plan designation for the site is "Retail/Office" and the existing zoning for the site is C-1
(Retail Commercial Zoning District) which is intended for the development of retail commercial use
types. General Retail uses (whiCh include grocery stores) are .principally permitted within the C-1 zoning
district.
The project site is located between Amador Valley Boulevard and Starward Drive. The project site
contains approximately 5.7 acres of land which iis owned and controlled by Doerken Properties.
Surrounding land uses to the north include the Starward Drive residential area which includes 31-single
family residential units. Immediately to the west of the project area is the MacFrugal's retail building
which contains approximately 20,000 square feet o~ floor area. Other existing uses located within the
same shopping center are Foster's Freeze and Casa Orozco which are located to the southwest.
Additionally, an emergency medical care facility is located to the east of the project site. (MacFrugal's,
Casa Orozco, Foster's Freeze and the emergency medical care facility although are located within the
Shamrock Village shopping center, are on separate iparcels which are owned and operated by separate
owners and for that reason are not part of this application).
The project requires the following planning permitS approvals: 1) a Mitigated Negative Declaration to
evaluate the environmental effects of the proposed project and 2) a Site Development Review for the
remodel and addition to the existing shopping center !ncluding loading, parking, and landscaping.
BACKGROUND:
Planning Commission Meeting
The item was heard before the Planning Commission at a public hearing on December 12, 2000. The
Planning Staff Report, included as Attachment 3, proyides analysis and background regarding the project,
site design, and land use compatibility issues. Staff recommended that the Planning Commission approve
the project subject to conditions which addressed noise, hours of operation of the loading area,
landscaping and various other.
A motion to approve the project was approved on a 3-0-2 vote with Commissioner Hughes absent and
Commissioner Oravetz no longer sitting on the Commission. A copy of the Draft Planning Commission
Minutes are included as Attachment 4.
On December 21, 2000, Mayor Houston filed a wrilten appeal of the Planning Commission's decision
(Refer to Attachment 1 for a copy of the appeal letier). When a member of the City Council files an
appeal, it is presumed that the reason for the ,appeal is that the appealed action has a significant and
material effects on the quality of life within the City of Dublin (Section 8.136.040(B.2) of Dublin
Municipal Code).
Ci~CouncgAcHon
Under the City Zoning Ordinance, the City Council may affirm, affirm in part, or reverse the action of the
· Planning Commission, based upon findings of fact. iFindings shall identify the reasons for the action on
the appeal, and verify the compliance or non-compliance of the subject of the appeal with the provisions
of the Appeals Chapter of the Zoning Ordinance. The City Council may adopt additional conditions of
approval that address the specific subject of the appeal.
The City Council may continue this matter, but must itake action within 75 days of the date the appeal was
filed (75 days from December 21, 2000, is March 6, 2001), pursuant to Section 8.136.060 A of the Dublin
Municipal Code. Additionally, because the appeal waR' filed by a member of the City Council, the
Council may consider any issue concerning the application.
CONCLUSION:
Based upon the Planning Commission Staff Report and Draft Minutes for the December 12, 2000, public
hearing, staff recommends that the City Council evaluate the appeal and affirm the Planning Commission
Approval of December 12, 2000. Alternatively, the City Council may do the following: (1) affirm the
Planning Commission Approval of December 12, 2000 with modifications or additional conditions as
directed by the City Council or (2) reverse the Planning Commission DecisiOn of December 12, 2000
thereby denying the Site Development Review.
RECOMMENDATION:
Staff recommends that the City Council conduct a public hearing, deliberate, and adopt the resolution
affirming the Planning Commission Approval of December 12, 2000 (Attachment 2). Alternatively, the
City Council May choose one of the following optionS:
1) Adopt Resolution Affirming the Planning Commission Approval of December 12, 2000
with modifications or additional conditions;
2) Reverse the Planning Commission Decision of December 12, 2000 thereby denying the
Site Development Review. Direct Staff to prepare a denial resolution.
If the City Council selects options 1 or 2, the CouncilSshould indicate the reasons for its action by a "straw
vote". Staff will then return at the following City Council meeting with a resolution for formal adoption.