HomeMy WebLinkAbout6.1 SafewayNegDeclSDR CUPCITY CLERK
FILE # 410-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: MARCH 6, 2001
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING: Safeway Inc.: PA 00-034 Mitigated Negative
Declaration, Site Development Review, and Conditional Use Permit.
(Report Prepared by: Andy Byde, Associate Planner)
1. Project Plans
2. Written Statement
3. Resolution approving a Mitigated Negative Declaration
4. Resolution approving Site Development Review and Conditional Use
Permit
5. Mitigated Negative Declaration: including Initial Study and Mitigation
Monitoring Plan
6. Planning Commission Resolution No. 01-02 transferring original
hearing jurisdiction to the City Council
RECOMMENDATION:
1. Open Public Hearing
2. Hear Staff Presentation
3. Hear Applicant's Presentation
4. Question Staff, Applicant and the Public
5. Close Public Hearing
6. Deliberate
7. Adopt Resolution approving a Mitigated Negative Declaration
(Attachment 3); adopt resolution approving Site Development Review
and Conditional Use Permit (Attachment 4)
PROJECT DESCRIPTION:
The proposed project consists ofredeveloping the existing Shamrock Ford with a new 55,256 square foot
grocery store, 10,743 square foot of retail, and an 18-pump fueling station with a 314 square foot kiosk.
The proposed grocery store and fuel station would be open 24hours/7 days a week and would be staffed
by a maximum of 100 employees during a normal shift. 266 surface parking spaces are proposed on the
property, 226 parking spaces are required.
BACKGROUND:
The project site is located at the north east comer of Dublin Boulevard and Amador Plaza. Currently the
site is occupied by the Shamrock Ford service facility. The new and used car sales portion of the
Shamrock Ford business relocated from this site to the former "AutoNation" site approximately one-year
G:\PA#\2000\00-034\cc staff report 3-6-01.doc
COPIES TO:
Applicant
Owner
PA File
ITEM NO.
ago. The existing buildings on site were used for sales and service of new and used automobiles and total
32,949 square feet. The project site area is located within the Downtown Core Specific Plan area, adopted
by the City Council in December of 2000.
City Council requested to Staff to have approval authority over this project. Section 8.96.020.C.3, of the
Dublin Zoning Ordinance states that "At any point in the project review process the Planning Commission
may transfer original hearing jurisdiction to the City Council at its discretion because of policy
implications, unique or unusual circumstances, or the magnitude of the project."
Planning Commission Meeting
On February 27, 2001, the Planning Commission held a public hearing and voted 5-0 to refer its hearing
jurisdiction of the Safeway project to the City Council, pursuant to Section 8.96.020.C.3 of the Dublin
Zoning Ordinance.
The Planning Commission reviewed the project and had the following comments: (1) indicated that the
applicant had done an excellent job with the architecture and the overall design of the project; (2) inquired
if the Safeway corporation was interested in participating with the City on art projects in the underpass
'area or other public projects in the near future; (3) requested that a non-reflective matte finish on the
proposed metal awnings be used; and (4) indicated that stained glass or display windows with
incorporated ornate signage along the building frontage, below the awnings, would be a very nice feature.
ANALYSIS:
Consistency with the Downtown Core Specific Plan, General Plan and Zoning
The project lies within the Downtown Core Specific Plan area with a Retail/Office designation.
Retail/Office uses include a range of general retail uses, as well as professional, business, corporate,
medical and dental buildings. Additionally, the site was designated as an "opportunity site," due to the
fact that the known tenant (Shamrock Ford) was slated to vacate the property. The Specific Plan
anticipated that opportunity sites could play a critical role in the transition of the area into a vital
business/retail and pedestrian oriented urban place. The Specific Plan, designated the Retail/Office
designation with a 79% floor area ratio (F.A.R.), the proposed project would consist of 28.8% F.A.R., and
therefore would be consistent with the maximum allowable F.A.R.. Staff has reviewed the project and
recommends that the City Council find the project compatible with the Specific Plan, General Plan and
the C-2 (General Commercial) Zoning District of the Zoning Ordinance.
The current zoning for the subject property is C-2 (General Commercial) requires that a Conditional Use
Permit be approved by the Planning Commission (City Council approval in this instance due to
transferring of review authority from the Planning Commission) before a "Service Station" use can be
established. A Site Development Review is required for any new construction with a gross floor area
greater than 1,000 square feet in a commercial or industrial zoning district.
The City Council must make the following findings before the Conditional Use Permit is approved:
The proposed use and related structures is compatible with other land uses, transportation and
service facilities in the vicinity.
B,
The proposed use will not adversely affect the health or safety of persons residing or working in
the vicinity, or be detrimental to the public health, safety and welfare.
2
C.
The proposed use will not be injurious to property or improvements in the neighborhood.
D,
There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to the
public health, safety, and welfare.
The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed.
The proposed use will not be contrary to the specific intent clauses, development regulation& or
performance standards established for the zoning district in which it is located.
G,
The proposed use is consistent with the Dublin General Plan and with any applicable Specific
Plans.
Parking
As stated above, the proposed project would provide 266 on-site parking spaces. The Zoning Ordinance
requires 1 parking space per 300 square feet of gross area of retail space and requires 5 parking spaces for
a fuel service station (66,314/300=221+5=226), the project would be in excess of the requirements by 40
spaces or 15%.
Circulation
The proposed project will have two entrances along Dublin Boulevard. The easte~y most entrance along
Dublin Blvd. is intended to provide access for large truck deliveries to the rear of the grocery store. A
planter island extends north, in-front of the fuel station, which is intended to discourage vehicles from
using this entrance to access the fuel station. The center entrance along Dublin Blvd. is designed to be the
main entrance to the grocery store. This entrance will provide an attractively landscaped entry with
enhanced pavement treatment and colored sidewalks in front on the proposed grocery store and retail
space. Immediately south of the vehicle entrance is an enhanced pedestrian access, which includes a small
plaza area as well as a location for a public art piece.
Circulation: Fuel Center
The intended circulation pattem for the fuel center is essentially in a clock-wise rotation. Vehicles will
arrive at the center entrance point and be guided either, north to the grocery store, or east to the fuel center
(appropriate striping patterns will be reviewed by the Department of Public Works) and exiting Dublin
Boulevard. The center entrance along Dublin Blvd. contains a right-turn pocket which will allow vehicles
to pull out of the travel lane and slow appropriately for access into the shopping center. Additionally, in
the unlikely event that vehicles back up beyond the entrance, the turn-pocket would provide vehicle
storage area, outside of the travel lane.
Landscaping
The preliminary landscape plan shows new street trees along Dublin Blvd. and Amador Plaza Rd.,
additionally it shows planter islands and tree wells throughout the parking' field. Just, south of the center
entrance along Dublin Blvd, a heavily landscaped "plaza area" is shown along with an enhanced
3
pedestrian connection to the front of the grocery store. Various planter pots will be used in from of the
retail shops area.
Design
The proposed project is designed with two sets of towers along the grocery store frontage and a hierarchy
of towers along the retail frontage. The design intent is more formal and traditional type of architecture,
with an identifiable base, body, and cap. The retail buildings are articulated in such a way to give the
appearance of separate buildings and to provide a rhythm.
The buildings have been designed with a variety of elements to create visual interest including metal
awnings, columns, aluminum grid windows, tile accents, and stone. Columns and towers are provided on
both the west and the south elevation to provide a distinct design relationship to either side of the
building. The proposed building colors consist of complementary rich earth tone colors which highlight
the buildings undulation. The .major tower elements of the building will be 42 feet tall and the parapet of
the main building will be 29 feet tall.
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 5.
Conclusion
The proposed project is consistent with the Downtown Specific Core Plan, the General Plan and the C-2
zoning district. Parking forthe project is consistent with Zoning Ordinance requirements. The building is
well designed and will be an attractive addition to the City of Dublin.
RECOMMENDATION
Staff recommends the City Council take testimony from the Applicant and the public; question Staff, the
applicant, and the public; close the public hearing and deliberate and adopt Resolution approving a
Mitigated Negative Declaration (Attachment 3) and adopt resolution approving Site Development Review
and Conditional Use Permit (Attachment 4).
4
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SAFEWAY STORE
Dublin, CA
Written Statement
ae
This proposed project consists of a new 55,000sq. ft. full service grocery store and
pharmacy, a shops component of approximately 10,000 sq. ft. and a nine-pump fuel
station with kiosk.
b. The grocery store will be staffed by 100 employees during a normal shift.
c. The store and fuel station's hours of operation will be 24 hours / 7 days a week. The
retail shops' hours of operation will match the neighborhood retail.
de
e~
The proposed businesses will have no detrimental effect on the health and safety of
any neighbors or employees.
The design concept for the site and structures has been guided by Safeway's desire to
maximize customer convenience. Two vehicular entries from each of the adjacent
streets allow equal access and properly distribute incoming customers throughout the
parking field. Generous stacking areas for the fuel station have been provided to
avoid congestion at the nearest vehicular entry.
Pedestrian access to Safeway and the shops is via two walks which connect to the
public sidewalk. One walk parallels the eastern property line, near the freeway
overpass. The second walk crosses the parking lot near the primary Safeway entry.
Both are protected from vehicular traffic and have handicapped curbs.
The structures are sited to relate to their respective parking fields and to allow open
view corridors from Dublin Boulevard and Amador Plaza Road.
f. Yes, the site is well suited for this type of development.
ge
The view impact of the new store structures will be minimal as a result of siting the
new store structure at the northeast comer. This will allow an open view corridor
across the site from both streets.
The fuel station, by virtue of siting it near the freeway overpass, will also have
minimal view impact.
h. The existing site conditions are conductive to development. The following conditions
are notable:
The State Highway easement is useable as a parking area with landscaping and
lighting, and allows signage structures within limited areas, but all other
improvements are prohibited.
Page 1 of 2
ATTACHMENT
j,
There is an ingress/egress easement over the rear portion of the highway easement
which is for County access to the adjacent flood control channel. The applicant
will not plant or install anything which would inhibit access in this area.
A 72" diameter storm drain lies at the north end of the site under our proposed
rear service drive. County Flood Control will need to approve the site and
grading plans because the pipe is very shallow. Applicant will study pavement
options which allow for heavy loads close to the pipe. The proposed trash
enclosure is located near the 72" pipe and may require relocation.
The finished floor will be set to allow site improvements to clear the 72" pipe and
the flood plain.
This site is within the 100~year flood plain.
5. Alameda County Flood Control must approve the storm drain connections.
6. If Dublin Boulevard is widened, there are joint trench facilities along that frontage
which would require relocation.
The proposed contemporary architectural theme is characterized by architectural
facade and massing which implements a hierarchy of scale at each grocery store
entry. The retail shops' massing is generally symmetrical around a central feature.
The storefronts offer variety and a sense of identity while preserving the option of
multiple storefronts for a single tenant. The material palette consists of a cement
plaster body and trim finish aluminum storefront, metal awnings, and aluminum grid
and tile accents. The Safeway building envelope is concrete block.
The signage will be internally illuminated or illuminated by sign lights.
The landscape plan is designed to provide an abundance of shade and color within the
parking lot. Pedestrian areas and the pylon sign will be highlighted by a blend of
perennials and shrubs surrounding deciduous trees. Street trees will conform to the
City's tree ordinance.
k. No, the site is not a hazardous waste site.
Page 2 of 2
RESOLUTION NO. xx-01
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTION OF A MITIGATED NEGATIVE
DECLARATION FOR PA 00-034, SAFEWAY
SITE DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT
WHEREAS, Brandon Fan'ell, on behalf of Safeway., Inc. has requested approval of a Site
Development Review and Conditional Use Permit to allow a with a new 55,256 square foot grocery
store, 10,743 square foot of retail, and an 18-pump fueling station with a 314 square foot kiosk
located at 7499 Dublin Boulevard;
WHEREAS, the applicant. has proposed to pay $274,804 for the grocery store and retail and
$129,536 for the fueling station to offset traffic impacts, before the issuance of a building permit;
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 this 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 City Council did review and use their independent judgment to consider the
Mitigate Negative Declaration at a public hearing held on March 6, 2001; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED THAT THE that the Dublin city Council does
hereby find that:
A. Although the project could have a significant effect on the environment, there will not be a
significant impact in this case because revisions in the project have been made or agreed to by the
project proponent and because a Mitigated Negative Declaration will be adopted that mitigates any
impacts of the project to a level of insignificance through the adoption of mitigation measures and a
Mitigation Monitoring Program.
B. The mitigation measures identified in the Mitigated Negative Declaration are reflected in
related Site Development Review conditions of approval.
C. The Mitigated Negative Declaration has been prepared in accordance with State and local
environmental laws and guidelines.
ATTACHMENT 3
D. The Mitigated Negative Declaration is complete and adequate and reflects the City' s
independent judgment and analysis as to the environmental effects of the proposed project.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE that the Dublin City
Council does hereby adopt the Mitigated Negative Declaration for PA 00-034, Safeway Inc. project,
including the Initial Study and Mitigation Monitoring Program which are incorporated herein by
reference.
PASSED, APPROVED and ADOPTED this 6th day of March, 2001.
AYES:
NOES:
ABSENT:
Mayor
City Clerk
G:\PACA2000\00-034\CC-neg dec reso 3-6-01 .doc 2
RESOLUTION NO. XX~01
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT
FOR THE SAFEWAY DEVELOPMENT
PA 00-034
WHEREAS, Brandon Farrell, on behalf of Safeway., Inc. has requested approval of a Site
Development Review and Conditional Use Permit to allow a with a new 55,256 square foot grocery store,
10,743 square foot of retail, and an 18-pump fueling station with a 314 square foot kiosk located at 7499 Dublin
Boulevard;
WHEREAS, the applicant. has proposed to pay $274,804 for the grocery store and retail and $129,536
for the fueling station to offset traffic impacts, before the issuance of a building permit;
WHEREAS, a complete application for the above noted entitlement request is available and on file in
the Department of Community Development; and
WHEREAS, Applicant/Developer has submitted project plans for a Site Development Review and
Conditional Use Permit for the Safeway project dated received February 22, 2001, and a colors and materials
board dated received February 22, 2001; and
WHEREAS, the City prepared an Initial Study to evaluate site-specific impacts of the project. Based
on the Initial Study, the City prepared a Mitigated Negative Declaration and Mitigation Monitoring Program for
the project with the finding that although the project could have a significant effect on the environment, there
will not be a significant impact in this case because revisions in the project have been made or agreed to by the
project proponent and because a Mitigated Negative Declaration will be adopted that mitigates any impacts of
the project to a level of insignificance through the adoption of mitigation measures and a Mitigation Monitoring
Program; and
WHEREAS, the Planning Commission held a public hearing as required by law on February 27, 2001,
and transferred original hearing jurisdiction for this project tothe City Council pursuant to Section 8.96.020.C.3
of the Zoning Ordinance.
WHEREAS, the City Council did hold a public hearing on .said application on March 6, 2001, for
this project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve Negative
Declaration, Mitigation Monitoring Program, Site Development Review, and the Conditional Use Permit
subject to conditions; and
ATTACHMENT 4
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council of the City of Dublin does hereby
make the following findings and determinations regarding the proposed Conditional Use Permit:
A,
The Negative Declaration is adequate and in compliance with State law.
The proposed use is compatible with other land uses, transportation and service facilities in the vicinity
because the proposed use will be located in an area designated for commercial, office and retail uses in
Dublin.
.C.
The proposed use will not adversely affect the health or safety of persons residing or working in the
vicinity, and will not be detrimental to the public health, safety and welfare because all City and
Alameda County regulations and conditions will be met.
There are adequate provisions for public access, w~tter, sanitation, and public utilities and services to
ensure that the proposed use and related structures would not be detrimental to the public health, safety,
and welfare.
The subject site is physically suitable for the type, density and intensity of the use and related structures
being proposed.
The proposed use is not contrary to the specific intent Clauses, development regulations, and
performance standards established for the C-2 zoning district, which encourages new development of
commercial land uses. Conditions of approval will ensure ongoing compatibility with adjacent
commercial uses.
The proposed use is consistent with the Dublin General Plan, the Downtown Core Specific Plan, and the
Dublin Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE City Council of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site Development
Review:
Approval of this application is consistent with the purpose and intent of this Chapter because the grocery
store and retail uses permitted within the C-2 (General Commercial) Zoning District and the fuel station
facility is permitted within the C-2 (General Commercial) Zoning District subject to the approval of a
Conditional Use Permit.
The project is consistent with Retail/Office designation of the Downtown Core Specific Plan (adopted
December 2000), which allows a range of general retail uses, as well as professional, business,
corporate, medical and dental buildings retail, uses, and is consistent with the Retail/Office designation
of the General Plan and the C-2 (Retail Commercial) Zoning District which allow retail uses.
The approval 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 a Mitigated Negative
Declaration and associated Mitigation Monitoring Program have been prepared by the City which reduce
any project-related impacts which may impact the public health, safety and general welfare to a level of
2
E,
F,
less than significant.
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 flat,'has vehicular access and access to all public services.
Impacts to views are addressed because the project does not interrupt any views from 1-580 and 1-680.
Impacts to existing slopes and topographic features are addressed site is graded flat and.
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 compatibility of this development with the development's
design concept or theme and the character of adjacent buildings, neighborhoods, and uses.
Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to ensure visual relief and an attractive
environment for the public.
BE IT FURTHER RESOLVED THAT THE City Council of the City of Dublin does hereby approve the Site
Development Review for PA 00-034, Safeway, subject to the following Conditions of Approval. This approval
shall be generally depicted on the following plans: the architectural plans prepared by Craig and Grant
architects, labeled Attachment 1, consisting of four (4) sheets, dated received February 22, 2001; civil
engineering plans, labeled Attachment 1, consisting of 3 sheets, dated received February 23, 2001; 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-00-034 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.
3
NO.
CONDITION TEXT
RESP.
AGENCY
Approval. Approval of the Site Development Review is
valid for one (1) year, until March 6, 2002. 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
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.
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.
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
statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions required have been or will be met.
B
PW
F, PW, PO,
Zone 7,
DSR, PL,
AC, CHS,
LAVTA
WHEN '
REQ'D
(Prior· to)
BP
Issuance of
Building Permits
Approval of
Improvement
Plans through
completion
Prior to issuance
of Building
Permits
SOURCE
Standard
Standard
Standard
4
· NO.
,
,
o
10.
11.
12.
13.
14.
15.
16.
CONDITION TEXT
RESP.
AGENCY
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;
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 B
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 F
conform to all fire codes and ordinances in effect at the time
of the issuance of the building permit.
Ordinances. Applicant/Developer shall comply with the PL
City of Dublin Zoning Ordinance.
Window Coverage. Signs, advertisements, and other PL
displays shall not cover or obscure more than 25% of
window area.
Outdoor Displays. There shall be no outdoor display of PL
merchandise in parking or circulation areas without approval
of temporary use permit from the City of Dublin
Noise Control. No loudspeakers or amplified music shall be PL
permitted outside of the enclosed buildings.
Infrastructure. The location and design of project specific Pw
system infrastructure shall be consistent with City standards.
Solid Waste/Recycling. Applicant/Developer shall comply ADM
with the City's solid waste management and recycling
requirements.
Trash enclosures. Trash enclosures shall be architecturally PL
designed to be compatible with the proposed building and
shall include self-closing gates. Final location, design and
elevations of trash enclosures shall be reviewed and
approved by the Community Development Director.
Litter-Free Site. The Developer/Property Owner shall be PL
Various
Various
WHEN SOURCE
REQ'D '
(Prior to) '.
Various times, Standard
but no later than
Issuance of
Building Permits
Various times,
but no later than
Issuance of
Building Permits
Standard,
Through
Completion
Standard
Through
Completion
Standard
Issuance of
Building Permits
and On-going
On-going
Standard
Zoning
Ordinance
On-going Zoning
Ordinance
On-going Zoning
Ordinance
Approval of Standard
Improvement
Plans
On-going Standard
Issuance of Standard
Building Permits
On-going ~, Zoning
Ordinance
5
NO.
17.
'18.
'19.
20.
21.
CONDITION TEXT
RESP.
AGENCY
responsible for clean up and disposal of project related trash
to maintain a clean, litter-free Site.
Modification to Fuel Station. The width between the pumps PL
shall be modified to provide a minimum of 30-feet clear
space between the pumps.
Mechanical Equipment. All ducts, meters, back-flow PL, B
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
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
Color and material board. The final color and material PL
board shall be submitted for review and approval by the
Director of Community Development and shall include the
all materials proposed on the building and bardscape subject
to the following modifications: (1) the split face CMU
material (#02) shall be replaced with a cast stone material for
use at the base of the columns; and (2) the metal awning
material shall have non-reflective, matte like finish.
Architectural Modifications. The following modifications
shall be made to the exterior architecture (all changes are
noted in red on the approved plans, labeled attachment A):
(1) round columns shall have a solid color all the way to the
base and an additional plinth shall be added to the base of the
columns; and (2) the final design of the rear tower shall be
subject to review and approval by the Director of
Community Development modified to continue the
expression downward.
Reti~se 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.
A trash bin enclosure shall be 10 feet by 12 feet in size for a
PL
PW, PL
WHEN
'REQ'D
(Prior to)
Issuance of
Building Permits
Issuance of
Building Permits
BLDG
BLDG
Approval of
Improvement
Plans
SOURCE
Misc.
Standard
Misc.
Misc.
Standard
6
.NO.
CONDITION TEXT
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.
22. Parking. Prior to approving tenant improvement(s) / City
business license for restaurants within the proposed project,
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.
· 'DE:B'~'S/DUS~i~NSTR~iI.ON. i~:YI~.I:TY5::: !:= """= .;i5'
23. Construction Trash/Debris. Measures shall be taken to
contain all construction related trash, debris, and materials
on-site until disposal off-site can be arranged. The
Developer/Applicant shall keep the adjoining public streets
and properties free and clean of project dirt, mud, and
materials during the construction period. The Developer
shall be responsible for corrective measures at no expense to
the City of Dublin.
24. Phased Construction. If construction is requested to occur
in phases, then all physical improvements within each phase
shall be completed prior to the occupancy of buildings within
that phase, except for items specifically excluded in an
approved Phased Occupancy Plan, or minor hand work
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
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
RESP.
AGENCY
PL
..
PW, B
PL, PW
WHEN
REQ'D
(Prior to)
On-going
On-going during
construction
Issuance of
Building Permit
and On-going
during
construction
SOURCE
Standard
Standard
Standard
7
NO.
CONDITION TEXT
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.
25. Dust. Areas undergoing grading, and all other construction
activities, shall be watered, or other dust palliative measures
used, to prevent dust, as conditions warrant.
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26. Public Improvements. The Applicant/Developer shall
replace all damaged improvements, along the project
frontage, within the public fight-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.
27. 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.
28. Clarification to Conditions. In the event that clarifications
to these conditions of approval are required, the Director of
Public Works shall have the authority to clarify the intent of
the conditions without going to a public hearing.
29. Phase 1 and Phase 2 Environmental Assessment Studies.
Applicant/Developer shall supply the Director of Community
Development and Public Works Department with a copy of
the Developer's Phase 1 and Phase 2 (only as required by
Phase 1) environmental assessment studies. All remediation
required by those studies shall be implemented to the
satisfaction of the Director of Public Works prior to
Improvement Plan approval.
30. Final Geotechnical Report. Applicant/Developer shall
retain a licensed Geotechnical Engineer to prepare a
Geotechnical Investigation for the site. The design of the
underground utilities, grading, paving, retaining walls, and
RESP.
AGENCY ·
PW, B
PL
PW
PL, PW
PW
WHEN
REQ'D
(Prior to)
On-going during
construction
Prior to
occupancy of
building
IMP, BLDG
Issuance of
Building Permits
and On-going
Issuance of
Grading Permit
Prior to issuance
of Grading
Permit
SOURCE
Standard
Standard
PL
PW
PL, PW
PW
8
CONDITION TEXT
foundations shall be based on recommendations outlined in
said Report. The Geotechnical Engineer shall certify that the
design conforms to the recommendations before the City
issues a Grading/Site Development Permit.
31. Overall Site Parking. Applicant/Developer shall provide
parking and all improvements in a manner consistent with
the Site Plan by Craig + Grant Architects. All parking
spaces shall be double-striped with 4-inch wide stripes set
approximately 1 foot apart 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 twenty (20) foot
curb radius for major aisle intersections and ten (10) foot
curb radius for minor aisle intersections, unless otherwise
allowed by the Public Works Director.
D~BRIS/D'~:~'T/CO~STRUCiiON ACTiViTY :'"
32. Construction Trash/Debris. Measures shall be taken to
contain all construction related trash, debris, and materials
on-site until disposal off-site can be arranged. The
Developer/Applicant shall keep the adjoining public streets
and properties free and clean of project dirt, mud, and
materials during the construction period. The Developer
shall be responsible for corrective measures at no expense to
the City of Dublin.
33. Temporary Construction Fencing. The use of any
temporary construction fencing shall be subject to the review
and approval of the Public Works Director, Dublin Police
Services and the Building Official. Security lighting and
patrols shall be employed as necessary. The fencing shall
not obstruct pedestrian access along the frontage during
construction. A safe pedestrian access route shall be
maintained along the frontage at all times.
34. Dust. Areas undergoing grading, and all other construction
activities, shall be watered, or other dust palliative measures
used, to prevent dust, as conditions warrant.
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35. I Public Improvements on Amador Plaza Road. The
9
RESP.
AGENCY
PL, PW
PW, B
PW
PW, B
WHEN
'REQ'D
(Prior .to)
IMP, BLDG
SOURCE
"On going during
construction
Standard
Ongoing during PW
construction
Standard
On-going during Standard
construction
'1 Pw ·"I " ior to ....
Standard
NO.
36.
37.
CONDITION TEXT
Applicant/Developer shall replace all damaged
improvements, along the Amador Plaza Road project
frontage, within the public right-of-way, including curb,
gutter, sidewalks, 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. Any existing street
trees not in conflict with the proposed driveways shall be
retained, unless otherwise approved by the Director of Public
Works. Any missing street trees along the Amador Plaza
Road frontage shall be replaced with 24"-box sized trees that
match the species of existing adjacent trees.
Right-of-Way Dedication along Dublin Boulevard
frontage: The Applicant/Developer shall irrevocably
dedicate a 12' strip of land as public right-of-way along the
Dublin Boulevard frontage to accommodate a right-turn
pocket in advance of the main driveway entrance and in
advance of Amador Plaza Road. An appropriate transition
extending across the proposed eastem driveway entrance
shall connect the existing right-of-way line to the new, as
approved by the Public Works Director. A professional
Land Surveyor shall be retained by the Applicant/Developer
to prepare or assemble all necessary plats, legal descriptions,
closure calculations, and reference documents to effectuate
the required separate instrument dedication. In addition, the
Applicant/Developer shall retain a title company to process
the recordation of all title documents.
Public Improvements on Dublin Boulevard. The
Applicant/Developer shall improve the dedicated 12 '-strip of
public right-of-way on Dublin Boulevard along the project
frontage to accommodate a right-tum pocket in advance of
the main driveway entrance and in advance of Amador Plaza
Road. Said improvements shall conform to the following
requirements:
Any utilities, trees, or other improvements within the
widening area shall be removed or relocated as required by
the Public Works Director, or applicable utility provider.
The pavement structural section for the widened street shall
match the existing section, or shall be designed based on
appropriate Traffic Index (TI) and Soil Resistance (R)
RESP.
AGENCY
PW
PW
WHEN
REQ'D
(Prior to)
occupancy of
building
Prior to issuance
of Building
Permit.
SOURCE
PW
PW
l0
NO.
38.
39.
CONDITION TEXT
values. The new asphalt concrete shall be keyed to the
existing using a conform detail acceptable to the City.
The public sidewalk along the frontage shall be 8 '-wide with
integral curb and gutter. Said sidewalk, curb and gutter shall
be constructed in accordance with City of Dublin Standard
Detail CD-301, except that intermittent 4' x 4' tree wells
with cast iron grates shall be installed at locations approved
by the Director of Public Works.
The two proposed driveways shall be constructed in a
manner similar to Alameda County Standard Detail SD-312.
These driveways will allow right-turn-in/right-turn-out only
access to the site due to an existing raised median island on
Dublin Boulevard. The following signs and striping are
necessary to inform drivers of this restriction: R10 "One
way" signs shall be installed within the median opposite each
driveway. R41 "Right turn only" and R1 "Stop" signs shall
be installed at the exit approach to each driveway. In
addition, "Stop" legends, and 48 lineal feet of Detail 23
striping shall be installed at each exit approach.
24"-box sized street trees shall be planted in each tree well in
a manner consistent with City of Dublin Standard Detail CD-
501, except that the tree species shall match the adjacent
streetscape. Appropriate signs and pavement markings shall
be provided within each right-turn pocket on Dublin
Boulevard as approved by the City Traffic Engineer. The
existing crosswalk striping at the intersection shall be
modified as required.
Traffic Signal Modifications: The widening of Dublin
Boulevard along the project frontage will necessitate
relocation of the existing traffic signal poles, detector loops,
signs and pavement markings at this intersection. The
applicant shall be responsible for all costs associated with the
design and construction of the modified traffic signal.
Approval from the City' s Traffic Engineer for the modified
traffic signal shall be obtained as part of the City' s plan
approval process.
Public Sidewalk Easements: The Applicant/Developer shall
irrevocably dedicate appropriate sidewalk easements for any
public sidewalk, access ramp, cross walk, or portion thereof,
that extends outside of the public right-of-way. The intent of
this Condition is to provide unobstructed and continuous
RESP.
AGENCY
PW
PW
WHEN
REQ'D
(Priorto)
Issuance of Bldg.
Permits
Prior to Issuance
of Building
Permit
c7~2) trJ/pc:,
SOURCE
PW
PW
CONDITION TEXT
RESP.
AGENCY
pedestrian access along the property fromages. A
professional Land Surveyor shall be retained by the
Applicant/Developer to prepare or assemble all necessary
plats, legal descriptions, closure calculations, and reference
documents to effectuate the required separate instrument
dedication. In addition, the Applicant/Developer shall retain
a title company to process the recordation of all title
documents.
40. Public Services Easement: The Applicant/Developer shall Pw
irrevocable dedicate a 10'-wide Public Services Easement
along both the Dublin Boulevard and Amador Plaza Road
frontages. A professional Land Surveyor shall be retained by
the Applicant/Developer to prepare or assemble all necessary
plats, legal descriptions, closure calculations, and reference
documents to effectuate the required separate instrument
dedication. In addition, the Applicant/Developer shall retain
a title company to process the recordation of all title
documents.
41. Decorative Paving at Driveway Entrances: The decorative PW
paving proposed at the two driveway'entrances on Dublin
Boulevard and the one driveway entrance on Amador Plaza
Road shall conform to the following requirements. The edge
of the decorative paving shall align with the right-of-way line
to distinguish where the publicly maintained paving ends and
the privately maintained paving begins. The decorative
paving shall define a crosswalk area that extends between the
curb return access ramps at each driveway to provide a
continuous public pedestrian pathway along the frontages.
The access ramps shall be aligned with the crosswalk area,
and said crosswalk area shall be 10'-minimum in width.
42. Northern Driveway on Areadot Plaza Road: The proposed Pw
driveway approach at the northwest comer of the site shall be
constructed as a standard curb cut driveway per County of
Alameda Standard Detail SD-306 with continuous sidewalk
in lieu of the radius-return style proposed on the site plan
exhibits. The objective is to de-emphasize this driveway as
an entrance since it will only serve traffic headed for the rear
of the building. '
43. Additional Southbound Left Turn Lane on Amador
Plaza Road: The existing travel lane configuration on
Amador Plaza Road along the project frontage shall be
modified to add an additional southbound left turn lane. This
change involves modifying the signs, pavement markings,
traffic signal detector loops, and signal heads only; no
WHEN
REQ'D
(Prior to)
Prior to Issuance
of Building
Permits
SOURCE
Pw
Pw
Pw
12
NO.
44.
CONDITION TEXT
changes to the existing curb alignments are necessary. Said
work shall be performed to the satisfaction of the City's
Traffic Engineer.
The new lane configuration for the existing 52' curb-to-curb
dimension shall be as follows: The southbound outside right-
turn/through lane shall be 12'-wide, the southbound outside
left turn pocket shall be 11 '-wide and 100'-long, the
southbound inside left turn pocket shall be 11 '-wide and
100' -long, and the northbound lane shall be 18'-wide.
Appropriate transition striping to conform to the existing
two-way left turn lane north of the intersection shall be
provided.
Parking shall be prohibited along both the west and east sides
of Amador Plaza Road as measured from the curb return at
Dublin Boulevard to a point approximately 200' north. Said
point shall coincide with the south edge of the existing
driveway on the west side, and the south curb return of the
proposed driveway on the east side. Appropriate signs and
red curb shall be installed to inform motorists of this parking
prohibition.
The existing traffic signal detector loops at the southb0und
approaches to the intersection shall be modified to
accommodate the additional left turn lane. If required, the
traffic signal heads shall be realigned to face the new
southbound lanes.
Additional Noahbound Right Turn Lane on Areadot
Plaza Road: The existing travel lane configuration on the
Amador Plaza Road approach to Dublin Boulevard shall be
modified to add an additional northbound right turn lane.
This change involves modifying the signs, pavement
markings, traffic signal detector loops, and signal heads only;
no changes to the existing curb alignments are necessary.
Said work shall be performed to the satisfaction of the City's
Traffic Engineer.
The new lane configuration for the existing 58' curb-to-curb
dimension shall be as follows: The northbound outside right-
turn lane shall be 12'-wide, the northbound inside
right/through lane shall be 1 l'-wide, the northbound left turn
pocket shall be 12'-wide, the inside southbound lane shall be
11 '-wide, and the outside southbound lane shall be 12'-wide.
RESP.
AGENCY
PW
WHEN
REQ'D
(Prior. to)
Issuance of
Building Permit
SOURCE
PW
13
= ~:
CONDITION TEXT
'RESP.
AGENCY
Appropriate transition striping to conform to the existing
lane configuration south of the intersection shall be provided,
as directed by the City's Traffic Engineer.
Parking shall be prohibited along both the west and east sides
of Amador Plaza Road south of Dublin Boulevard.
Appropriate signs and red curb shall be installed to inform
motorists of this parking prohibition.
The existing traffic signal detector loops at the northbound
approaches to the intersection shall be modified to
accommodate the additional right tum lane. If required, the
traffic signal heads shall be realigned to face the new
northbound lanes.
45. Transitioning Existing Improvements. The Pw
Applicant/Developer shall be responsible for transitioning
proposed street improvements for smooth transition to
existing improvements on Amador Plaza Road and Dublin
Boulevard to the satisfaction of the Director of Public
Works.
46. Parking Aisle west of Retail End-Cap. The parking aisle Pw
immediately west of the Retail end-cap shall be reconfigured
to operate as a one-way northbound-only aisle with diagonal
parking on each side. To inform drivers of the one-way
restriction at this aisle, directional arrows shall be installed
on the pavement surface, and an R11 "Do not enter" sign
shall be .installed at the northern end of the aisle where it
intersects with the aisle that extends around the rear of the
building.
47. Fuel Station Pad. The elevation of the fuel station pad shall Pw
be slightly elevated in relationship to the surrounding
pavement to prevent storm water from washing across it.
Rainwater leaders from the canopy shall not discharge
directly onto the pad, but shall instead be piped or otherwise
conveyed to the on-site storm drainpipe network.
48. Circulation and Queuing at the Fuel Station. The PW
circulation pattern for the Fuel Station shall be designed such
that vehicles are encouraged to travel from west to east
through the dispenser area. Appropriate signs and pavement
markings shall be provided to direct motorists. In addition, a
sign shall be posted in a conspicuous location that directs the
fuel delivery trucks to exit the site by driving
counterclockwise around the Safeway building to exit onto
Amador Plaza Road.
49. Disabled Access to the Fuel Station Kiosk. An accessible Pw
WHEN
REQ'D
(Prior to)
During
Construction
z 7/
SOURCE
PW
PW
PW
PW
PW
14
NO.
50.
51.
52.
53.
CONDITION TEXT
RESP.
AGENCY'
walkway shall be constructed between the fuel station kiosk
and the adjacent public sidewalk.
Improvements on the Neighboring Zone 7 and State of Pw
California Properties: Before initiating any improvement
work on the neighboring Zone 7 and State of California
properties, the Applicant/Developer shall obtain written
approval from each property owner in the form of a valid
Zone 7 or Caltrans Encroachment Permit. The
Applicant/Developer shall also assure that safe, unobstructed
access is provided to the neighboring properties during
construction.
Retaining Walls along Property Boundary. Any retaining PW
walls to be built along the property boundary to resolve
differences in elevation between the Safeway property and
the ,abutting properties shall be constructed of concrete,
masonry block, or other approved durable material. Walls
constructed of wood will not be permitted. Said walls shall
not obstruct maintenance access to the adjacent Zone 7 J-1
storm drain channel along the east side of the Safeway
property.
Pavement Slopes. Pavement slopes within the parking field Pw
shall not exceed 5% in any direction, and shall not be flatter
than 1%. Within any parking stall designated for the
physically disabled, the slope shall not exceed 2% in any
direction.
Storm Drainage: The Applicant/Developer shall modify or PW
replace the existing storm drainage pipe network to convey
the on-site storm runoff to the adjacent Zone 7 storm drain
channel. If new or replacement outfall structures will be
installed, the Applicant/Developer shall obtain all necessary
jurisdictional permits (i.e. Army Corps of Engineers,
Department of Fish & Game, State Water Resources Control
Board, etc.) prior to issuance of the Site
Development/Grading Permit. Connections to any Zone 7
facilities shall be approved by Zone 7 and constructed
according to Zone 7 standards and in accordance with their
Encroachment Permit requirements. Not more than ¼ acre
of the site will be allowed to surface drain 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, as evidenced by the preparation and submittal of
hydraulic calculations prepared by a Civil Engineer.
Drainage shall be designed in accordance with the criteria
WHEN
REQ'D
(Prior to)
Prior to issuance
of Bldg. Permits
and on-going
during
construction
Prior to issuance
of grading
permit
SOURCE
PW
PW
PW
NO.
54.
55.
56.
57.
58.
: CONDITION TEXT
established in the Standard Public Works Criteria attached
hereto as Attachment "A". The Developer shall
demonstrate to the Director of Public Works that the
elevations of proposed building finished floors on this
project are a minimum of one foot above the 100'-year storm
event and that 1.25' minimum of freeboard is provided at
each storm water inlet as measured from top of curb to
hydraulic grade line. All grading improvement plans shall be
reviewed and approved by the Director of Public Works prior
to start of any grading. Refer to the Hydrology
Hydraulics Criteria Summary published by Alameda County
for all related design criteria.
Existing Underground Utilities and Associated PW
Easements: According to the Preliminary Title Report for
the project site, several existing easements encumber the site.
The Applicant/Developer shall assure that the rights of each
easement holder are not compromised as a result of the
proposed improvements. If any existing utilities or other
improvements protected by said easements are altered or
removed, the Applicant/Developer shall submit evidence that
the easement holder consents to said work.
Removal of Obstructions. Applicant/Developer shall PW
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. Pw, F
Applicant/Developer shall provide adequate access and turn-
around for general public, fire and other emergency vehicles
(42-foot minimum outside tuming 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 sides of the building. Applicant/Developer
shall dedicate an Emergency Vehicle Access Easement
(EVAE) through the site to assure tinobstructed access to all
sides of the building to the satisfaction of Alameda County
Fire Department and the Director of Public Works.
Decorative Paving. Applicant/Developer shall not construct Pw
decorative pavement within the City right-of-way.
Slope Easements. Applicant/Developer shall obtain from Pw
adjacent property owner temporary slope easements for
construction of slopes on neighboring property serving the
RESP.
AGENCY
WHEN
REQ'D
(Prior to)
Issuance of Bldg.
Permits
Prior to building
Permit
Issuance of
Grading Permit
Occupancy of
Any Building
Prior to
Occupancy of
building
SOURCE
PW
Standard
Standard
PW
NO.
59.
60.
61.
62.
63.
64.
CONDITION TEXT
RESP.
AGENCY
Site.
Location of Improvements/Configuration of Right of PW
Way. All public streets, sidewalks, driveway approaches,
street lights, traffic markings and signs, storm drainage
facilities, fences, handicap ramps, and other street
improvements 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 PW
the parking fields shall be submitted to the Public Works
Department for review and approval
Disabled Access Requirements. An accessible pedestrian Pw
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 Pw
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.
Water Quality Requirements. All development shall meet Pw
the water quality requirements of the City of Dublin's
National Pollution Discharge Elimination System (NPDES) .
permit and the Alameda County Urban Runoff Clean Water
Program. The site design shall include some type of
permanent filtration system for all storm drain inlets within
the paved areas to prevent hydrocarbons and other
petroleum-based contaminants from entering the public
storm drain system. Installation details shall be included on
the plans. In addition, all storm water inlets shall be
stenciled "No Dumping - Flows to Bay" using a standard
stencil available from the Alameda County Urban Runoff
Clean Water Program, located at 951 Turner Court,
Hayward, California.
Erosion Control Measures. The Developer/Applicant shall PW
install erosion control measures in all areas of the site during
construction between October 1 and April 15 to the
satisfaction of the Director of Public Works. A plan for
erosion control shall be prepared and submitted for approval
by the Public Works Director. All erosion control measures
shall be in accordance with the latest standards of the
Regional Water Quality Control Board Manual of Sediment
WHEN
REQ D
(Prior to)
Grading Permit PW
'Building Permit PW
IMP PW
Occupancy of
any building
Issuance of
Grading Permit
Issuance of
Grading Permit
SOURCE
PW
PW
PW
17
NO.
65.
66.
67.
68.
CONDITION TEXT
Control.
Best Management Practices. Developer/Applicant shall
demonstrate to the Director of Public Works that the project
development meets the requirements of the City of Dublin's
"Best Management Practices" to mitigate storm water
pollution. The applicant shall prepare a Storm Water
Pollution Prevention Plan (SWPPP) and shall obtain a notice
of intent (NOI) from the State Water Resources Control
Board.
Joint Utility TrenchesFLlndergrounding/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 utility 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.
Landscaping
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
frontage from the face of curb to the site right-of-way to the
satisfaction of the Director of Community Development and
Public Works. Street tree varieties of a minimum 24"-box
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. The irrigation for all street trees shall be
connected to the on-site irrigation system and maintained by
the private property owner. 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
RESP.
AGENCY
PW
PW
PL, PW
PL, PW
WHEN
REQ'D
(Prior to)
BLDG
Occupancy of
affected units
Completion of
Improvements
Occupancy of
Any Building
ff/o
'SOURCE
Standard
PW
Utilities
Standard
PW
18
NO.
69.
70.
71.
72.
CONDITION T.EXT
installation. This maintenance shall include irrigation,
fertilization, weeding, the application of pre-emergent
chemical applications, and the replacement of materials that
die.
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 SLS, 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.
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.
Minimum Landscape Dimension. All planted areas
between roadways/drives/parking spaces and fences or other
roadways shall be 5' minimum. Street tree plantings must be
continued along all street frontages.
Slope Transitions. Adequate slope areas shall be provided
in all landscaped areas between streets/roadways/curbs and
RESP.
AGENCY
PL, PW
PL, PW
PL, PW
PL, PW
WHEN
REQ'D
(Prior .to)
Bldg.
Issuance of
Grading
Permit/Issuance
of Building
Permits
Issuance of
Grading/Permit
Issuance of
Building Permits
Issuance of
Grading Permit/
Issuance of
10o
SOURCE
Standard
Standard
Standard
NO.
73.
74.
75.
76.
77.
CONDITION TEXT
RESP.
AGENCY
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 satisfaction of the
Director of Public Works. Bicycle racks shall be located
near the building entrances for the grocery store and retail.
Monument Signs. Design of any monument signs shall be
approved both by the Director of Commtmity 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 PL
view by means of fencing, enclosures, landscaping and/or
berms.
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.
PL, PW
PL, PW
WHEN
(Prior to)
Building Permits
Completion of
Improvements
Completion of
Improvements
Issuance of
Building Permits
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
SOURCE
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
2O
NO.
g,
CONDITION TEXT
Lighting used after daylight hours shall be adequate to
provide for security needs (Photometrics and lighting
plans for the site shall be submitted to the Department
of Community Development and the Dublin Police
Services for review and approval.
RESP.
AGENCY
PL,POBP
W
PW
All sewer clean-outs, water meter boxes, and other
utility boxes shall be set to grade to the approval 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.
All fire hydrants on Amador Plaza Road and in parking
lot area shall be operable to City and ACFD standards.
All parking lot aisles on the site shall be improved to an
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 of graffiti
vandalism on a regular and continuous basis at all
times. Graffiti resistant materials should be used.
Applicant/Developer shall work with the Dublin 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.
79.
80.
81.
B
F
PW, F
PO
PO
Bollards. Bollards shall be installed to protect Fire Hydrants
where subject to vehicle damage
DSRSD Standard Steamer. Standard steamer type (1-4-
1/2" and 1-2-1/2" outlet) fire hydrants are required
ACFD Rules, Regulations and Standards.
Applicant/Developer shall comply with all Alameda County
Fire Services (ACFD) rules, regulations and standards,
including minimum standards for emergency access roads
and payment of applicable fees, including City of Dublin
Fire Impact Fees.
Hazardous Materials Inventory Statement. Prior to
securing a building permit, the Applicant shall provide a
Hazardous Materials Inventory Statement, including Material
Safety Data Sheets, to the Alameda County Fire Department.
WHEN
(Prior to)
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
Plan submitted
prior to
Occupancy of
Any Building
F Issuance of
Building Permits
F Issuance of
Building Permits
F Issuance of
Building Permits
Issuance of
Building Permits
F
SOURCE
Standard
Standard
Standard
Standard
Standard
PO
PO
Standard
Standard
Standard
Standard
21
NO.
82.
83.
84.
85.
CONDITION TEXT
The applicant shall submit separate Hazardous Materials
Inventory 'Statement and any other documentation required
by the Alameda County Fire Department for the 1) removal
of underground tanks and dispensers and 2) the installation
of underground tanks and dispensers.
Handling of Hazardous Materials. All hazardous materials
must be handled in conformance with applicable
govermnental safety requirements, and disposed of by a
certified contractor using proper disposal procedures. The
Applicant shall comply with the Alameda County
Environmental Heath Department' s requirements, including,
if required, the submittal of an Emergency Plan/Hazardous
Materials Management Plan
Permit for UST. A Separate Permit is required for the
installation of Underground Storage Tanks
Alarm Account. The Alarm Account must be certified
Fire Conditions. Developer shall comply with all
conditions of the Alameda County Fire Department (ACFD),
including:
RESP.
AGENCY
WHEN
(Prior to)
Issuance of
Building
Permits/on-
going
Issuance of
Building Permits
Issuance of
Building Permits
Issuance of
Building Permits
SOURCE
Standard
Standard
Standard
Standard
b,
Automatic fire sprinklers. An approved automatic 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 1003.3 as amended).
Roadways. Fire apparatus roadways must have a minimum tinobstructed width of
20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches.
Turning radius shall allow emergency vehicles 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 with labels on both sides of the street as
follows: "NO STOPPING FIRE LANE - CVC 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.
Flammable/Hazardous Materials. An inventory statement (HMIS) for any/all
hazardous materials, including Material Safety Data Sheets, shall be supplied to the
Alameda County Fire Department, City of Dublin, Fire Prevention Division, for
approval of process/storage/handling requirements. Additional Alameda County
Environmental Health Agency requirements, including a business emergency
plan/hazardous materials management plan (BEP/HMPP) and local planning
22
NO.
CONDITION TEXT
(zoning) building approvals, shall/may be required.
(a).
RESP. WHEN
AGENCY REQ'D
(Prior to)
(CFC 1998, Section 8001.3.3
Emergency lighting. Emergency lighting shall be installed to the satisfaction of
the ACFD.
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)
h. Fire Permit. A Fire Department permit (is/may be) required. Contact you Inspector
at (925) 833- 6606 for specific details.
i. 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
j. 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.
k. 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.
1. Plans may be subject to revision following review.
86. Addressing. Addressing and building numbers. Approved Po Occupancy of PO
numbers or addresses shall be placed on all new and existing Any Building
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 installed, they shall
include the numerical address corresponding to the address
on the front of the building.
87. Employee exit doors. Employee exit doors shall e equipped Po Occupancy of PO
with 180 degree viewers if there is not a burglary resistant Any Building
window panel in the door from which to scan the exterior.
88. Landscaping. Exterior landscaping shall be kept at a Po Occupancy of · PO
minimal height and fullness giving patrol officers and the Any Building
general public surveillance capabilities of the area.
89. Graffiti. The applicant shall keep the site clear of graffiti PO Occupancy of PO
vandalism on a regular and continuous basis at all times. Any Building
Graffiti resistant materials should be used.
90. Theft prevention and security program. The applicant PO Building Permit PO
SOURCE
23
NO.. CONDITION TEXT RESP.
AGENCY
WHEN
REQ'D
(Prior to)
shall work with the Dublin Police Services on an ongoing
basis to establish an effective theft prevention and security
program.
91. Non Residential Security Requirements. The Developer Po Occupancy of
shall comply with all applicable City of Dublin Non Any Building
Residential Security Requirements. Employee exit doors
shall be equipped .with 180 degree viewers if there is not a
burglary resistant window panel in the door from which to
scan the exterior.
92. Security Program. The Developer shall work with the Po Occupancy of
Dublin Police Department on an ongoing basis to establish Any Building
an effective theft, 'robbery, and burglary prevention/security
program for the business.
93. Security Plan. The applicant shall submit a security plan to Po occupancy of PO
the satisfaction of the Chief of Police. The plan shall Any Building
include: alarm systems, inventory control, key control,
methods for securing exit driveways, a completed "Business
Site Emergency Response Card" and employee safety
training.
94. Rear Access Doors. If there are exterior doors on the rear Po Occupancy PO
of the building, the business name and address is to be
located on the door in a contrasting color. The lettering
shall be no less than 6" in height.
SOURCE
PO
Po
ALAMEDA i~OUNTY FCbOD.. CONTROL'. AND WA~ER CONSE~A TIoN' DISTRICT, Z0i 7;;:..:'..'.
95. Wells. Any well on the site without a documented intent of Zone 7, Issuance of Standard
Grading Permits
DSRSD Building Permit Standard
PW
future use, filed with Zone 7, shall be destroyed prior 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.
.!;;:. ' .]~ ::i:= ...... "= =:': =.,~5] ... :.'="si .'..
96. Complete Improvement Plans. complete improvement
plans shall be submitted to DSRSD that conform to the
requirements of the Dublin San Ramon Services District
Code, the DSRSD "Standard Procedures, Specifications and.
Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD Master Plans
and all DSRSD policies.
24
NO.
97.
98.
99.
100.
101.
102.
CONDITION TEXT
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 field inspectionby the
District. Applicant/Developer shall comply with all of the
following general conditions:
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
lanning.
F~ravit~ F ow. Sewers shall be designed to operate by 1
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-case
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.
Sewer/Water lines to be located in Public streets. DSRSD
p01icy 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
RESP.
AGENCY
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
WHEN
REQq)
(Prior to)
Acceptance of
Improvements
Prior to Issuance
of Building
Permit
Prior to Issuance
of Building
Permit
Prior to Issuance
of Building
Permit
Prior to Issuance
of Building
Permit
Prior to Issuance
of Building
Permit
SOURCE
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
25
NO.
103.
104.
105.
106.
107.
108.
109.
110.
CONDITION TEXT
provide for future maintenance and/or replacement.
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.
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.
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.
Improvement Plans. 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.
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.
Existing public and private water and sewer facilities on the
site must be properly capped and abandoned in conformance
with District requirements. Applicant shall submit plans for
abandonment along with water and sewer improvement
plans.
Proposed site plans show water and sewer improvements that
do not meet District and Dept of Health Services separation
standards. Utility separations shall meet district
requirements.
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
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
WHEN
REQ'D
(Prior to)
Prior to Issuance
of Grading
Permit
Acceptance of
Improvements
Prior to Issuance
of Grading
Permit
Prior tO Issuance
of Building
Permit
Prior to Issuance
of Grading
Permit
Prior to Issuance
of Grading
Permit
Prior to Issuance
of Grading
Permit
On-going
SOURCE
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
26
PASSED, APPROVED AND ADOPTED this 6m
AYES:
NOES:
ABSENT:
day of March, 2001.
Mayor
ATTEST:
City Clerk
G:\PA#\2000\00-034\CC Sdr resoultion 3-6-01 .doc
27
Public Works Conditions of Approval
CITY OF DUBLIN
STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL
Attachment "A"
Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the
City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient
Landscaped Ordinance.
GENERAL:
Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin
Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading
Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall obtain copies
of and comply with conditions as noted on "City of Dublin General Notes on Improvement
Plans" and "City of Dublin Improvement Plan Review Check List".
An encroachment permit shall be secured from the Director of Public Works for any work done
within the public right-of-way where the work is not covered under the public improvement
plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed
within a Caltrans fight-of-way or that impacts their facilities.
3. Applicant/Developer is responsible for the construction site and construction safety at all times.
Construction of the project shall be conducted so as to minimize the effect of the construction
on the existing community and on the occupants of any new homes as they are completed, as
required by the Environmental Impact Report. Applicant/Developer shall submit a Construction
Noise Management Program/Construction Impact Reduction Plan for review and approval by
the Director of Public Works prior to issuance of grading permit. The following measures shall
be taken to reduce construction impacts and shall be included in the Construction Noise
Management Program/Construction Impact Reduction Plan:
b)
c)
d)
Offsite truck traffic shall be routed as directly as practical between the freeway (I-580)
and the job site, and as approved by the Director of Public Works.
Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit
from the City as required by the Director of Public Works prior to hauling of any
oversized and/or overweight loads on City streets.
The construction site shall be watered at regular intervals during all grading activities.
The frequency of watering should increase if wind speeds exceed 15 miles per hour.
Watering should include all excavated and graded areas and material to be transported
offsite. Recycled or other non-potable water resources shall be used where feasible.
Construction equipment shall not be left idling while not in use.
All construction equipment shall be fitted with noise muffling devises.
Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
Mud and dust that are carried onto street surfaces by construction vehicles shall be
cleaned up on a daily basis.
G:XPA#',2000\00-034\pw std coa.doc
Public Works Conditions of Approval
,
h) Excavation haul trucks shall use tarpaulins or other effective covers.
i) Upon completion of construction, measures shall be taken to reduce wind erosion.
Replanting and repaving should be completed as soon as possible.
j) House~ will be constructed in phases so that most of the construction traffic can be
routed into the subdivision without traveling in front of existing homes that are
occupied.
k) During construction, non-residential facilities shall provide pedestrian access from
public streets to building entrances as required by the Director of Public Works.
1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled
using the following methods:
1. All inactive portions of the construction site shall be seeded and watered until
grass growth is evident.
2. All portions of the site shall be sufficiently watered to prevent excessive
amounts of dust.
3. Onsite vehicle speeds shall be limited to 15 mph.
4. Use of petroleum-based palliatives shall meet the road oil requirements of the
Air Quality District. Non-petroleum based tackifiers may be required by the
Director of Public Works.
5. The Department of Public Works shall handle all dust complaints. The Director
of Public Works may require the services of an air quality consultant to advise
the City on the severity of the dust problem and additional ways to mitigate
impact on residents, including temporarily halting project construction. Dust
concems in adjoining communities as well as the City of Dublin shall be
addressed. Control measures shall be related to wind conditions. Air quality
monitoring of PM levels shall be provided as required by the Director of Public
Works.
m) Construction interference with regional non-project traffic shall be minimized by:
1. Scheduling receipt of construction materials to non-peak tiavel periods.
2. Routing construction traffic through areas of least impact sensitivity.
3. Limiting lane closures and demurs to off-peak travel periods.
4. Providing ride-share incentives for contractor and subcontractor personnel.
n) Emissions control of onsite equipment shall be minimized through a routine mandatory
program of low-emissions tune-ups.
o) During construction, noise control and construction traffic mitigation measures within
residential neighborhoods and on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
Applicant/Developer shall designate proposed haul routes, and shall repair damage to County
roads used as haul routes, or damaged by construction activity. An agreement shall be made
with the County, in the form of a letter, that is satisfactory to the County. A copy of the
agreement shall be submitted to the City of Dublin. If determined to be necessary by the
County, a permit shall be issued by the County which addresses the repair of any damaged
portions of County roads, and/or contribution to future overlay projects.
,
Construction and grading operations shall be limited to weekdays, Monday through Friday, and
non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works
may approve work on Saturday and hours beyond the above mentioned days and hours with the
understanding that the developer is responsible for the additional cost of the Public Works
inspectors' overtime.
G:XPA#X2000\00-034\p~v std coa.doc
Public Works Conditions of Approval
Should any prehistoric or historic artifacts be exposed during excavation and construction
operations, the Department of Community Development shall be notified and work shall cease
immediately until an archaeologist, who is certified by the Society of California Archaeology
(SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior
to resuming ground-breaking construction activities. Standardized procedures for evaluating
accidental finds and discovery of human remains shall be followed as prescribed in Sections
15064.5 and 15126.4 of the California Environmental Quality Act Guidelines.
Applicant/Developer shall ensure that stationary source emissions associated with project
development are minimized and shall meet the following requirements:
a) The houses shall be designed to meet or exceed the requirements of Title 24 of the
California Code of Regulations (energy efficiency requirements). By meeting or exceeding
these requirements, the houses will require less energy to heat and cool, thereby reducing
the emissions created in the production of electric power and created by burning natural
gas.
b) The project will utilize curbside recycling, which will reduce the amount of solid wastes
from the project which would be deposited at a landfill site, thereby minimizing the amount
of nitrous oxide emissions from the land fill.
c) During rough grading the construction site will be regularly watered to contain dust, and
after construction the front yards and street landscaping will be installed, thereby
minimizing the amount of air pollution caused by airborne dust from the site.
,
Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities. The use of rodenticides and herbicides within the project
area shall be performed in cooperation with and under the supervision of the Alameda County
Department of Agriculture and will be restricted, to the satisfaction of the Director of
Community Development, to reduce potential impacts to wildlife.
10.
Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a
biological survey of the project site (Preconstruction Survey). The Preconstrnction Survey shall
be prepared by a biologist that is approved and hired by the City prior to commencement of
work. The survey shall examine whether any sensitive species exist on or adjacent to the site
and if they exist, shall include protection plans for the species. Applicant/Developer shall be
responsible for the cost of the survey and for City Staff review of the survey.
Applicant/Developer shall submit the survey a minimum of twenty-one (21) days prior to the
anticipated habitat modification date so that the City will have adequate time for review of the
survey. Applicant/Developer shall be responsible for implementing recommendations of the
Preconstruction Survey including any modifications to site design to protect sensitive species as
a result of the survey. Determination of the significance of the discovery shall be determined by
the Director of Community Development. Should any Kit Foxes be discovered on the site
either during the Preconstruction Survey or during project construction, Applicant/Developer
shall be responsible for complying with the Kit Fox Protection Plan.
BONDS, SECURITIES & AGREEMENTS:
11. Developer shall provide Faithful Performance (100% of improvement costs), Labor and
Material (50% of improvement costs) securities and a cash monumentaiion bond to guarantee
3
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the installation of project improvements, including streets, drainage, monumentation, grading,
utilities and landscaping subject to approval by the Director of Public Works prior to approval
of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits.
12.
The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms
set forth in the Development Agreement to be approved by the City of Dublin. The
Development Agreement shall include an infrastructure sequencing program and shall be
recorded. The Vesting Tentative Map shall expire at the standard time of two and one half (2
1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6
of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date.
In the event of conflict between the terms of the Development Agreement and the Conditions
of Approval contained herein, the terms of the Development Agreement shall prevail.
13.
Applicant/Developer shall enter into an Improvement Agreement with the City for all project
improvements prior to issuance of improvement permits. Complete improvement plans,
specifications, and calculations shall be submitted to, and approved by, the Director of Public
Works and other affected agencies having jurisdiction over public improvements prior to
execution of the Improvement Agreement. Improvement plans shall show the existing onsite
and offsite project improvements and proposed improvements along the adjacent public streets
and property that relate to the proposed improvements.
14.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall
be filed with the City of Dublin. The surety shall be equal to the amount approved by the
Director of Public Works as necessary to insure restoration of the site to a stable and erosion-
resistant state if the project is terminated prematurely.
15.
Prior to acceptance of the project as complete and release of the Faithful Performance Bond or
securities by the City:
a) All improvements and landscaping shall be installed as per the approved Improvement
Plans and Specifications.
b) An as-built landscaping plan prepared by the Project Landscape Architect shall be
submitted and a declaration by the Project Landscape Architect that all work was done
under his/her supervision and in accordance with the recommendations contained in the
landscape and soil erosion and sedimentation control plans shall be submitted to the
Director of Public Works.
c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final or Parcel and
Annexation Maps, if any, which are tied to the City's existing mapping coordinates
including all as-built plans prepared by a registered Civil Engineer shall be submitted to the
City.
d) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests shall be submitted to the City.
e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all
work was done under their supervision and in accordance with the recommendations
contained in the soil and geologic investigation reports and the approved plans and
specifications and that the finished graded building pads are within 4- 0. 1 feet in elevation of
those shown on approved plans shall be submitted to the City.
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Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall
be submitted to the City for City mapping purposes.
16.
Upon acceptance of the .improvements and receipt of required submittals, the Faithful
Performance bond or security may be replaced with a Maintenance bond that is equal to 25% of
the value of the Performance .security. The Maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
17.
The Labor and Materials bond or security is released in accordance with the City's Subdivision
Ordinance and the Subdivision Map Act and after acceptance of the improvements.
18.
Applicant/Developer, and any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council,
Director of Community Development, Zoning Administrator, or any other department,
committee, or agency of the City conceming a subdivision or other development which actions
are brought within the time period provided for in Govemment Code Section 66499.37;
provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said
claim, action, or proceeding and the City's full actions or proceedings.
IMPROVEMENTS AND DEDICATIONS:
19.
The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading
Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a
registered civil engineer to the satisfaction of the Director of Public Works in accordance with
the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using
standard City title block and formats prior to issuance of building permits and prior to filing the
Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After
approval, original mylars or photo mylars with three sets of blue prints must be submitted to the
City.
20.
A current title report and copies of the recorded deeds of all parties having any recorded title
interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for
adjoining properties and easements which are no more than 6 months old as of the date of
submittal shall be submitted as deemed necessary by the Director of Public Works.
21.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for
the approved streets' right of ways.
22.
Layout 'and design of the project parking, striping, drive aisles, and sidewalks within the project
shall be configured to maximize safety, circulation, convenience, and sight distance per the.
City of Dublin zoning ordinance, standard plans and details, and current policies as approved
by the Director of Public Works. Final detailed layout and design of internal private and public
streets and drive aisles must be approved by the ACFD and Director of Public Works.
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Public Works Conditions of Approval
23.
All improvements along streets within the subdivision and as required offsite (including curb,
gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed
prior to occupancy of the first building in accordance with approved City standards and to the
satisfaction of the Director of Public Works and only after the Subdivision Improvement
Agreement has been approved and required bonds and fees have been delivered to the City.
24.
The minimum uniform street gradient shall be 1%. The structure design of the road shall be
subject to approval of the Director of Public Works. Parking lots shall have a minimum
gradient of 1% and a maximum gradient of 5%.
25.
Minimum sight distance for public streets, including intersection sight distance, shall meet the
CALTRANS Highway Design Manual.
26.
All public sidewalks must be within City right of way or in a pedestrian easement except as
specifically approved by the Director of Public Works.
27.
Any relocation of improvements or public facilities shall be accomplished at no expense to the
City.
28.
Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements (including grading, stockpiling and storing of equipment or
material) required outside of the project. The easements and/or rights-of-entry shall be in
writing and copies shall be furnished to the Director of Public Works prior to issuance of any
grading permits.
29.
The boundary of parcels and the exterior boundary of the project shall be survey monumented
at completion of construction of project improvements. The centerline of City and private
streets and new boundaries shall be survey monumented and set in accordance with the City of
Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3)
permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and
elevation data shall be provided to the City in a form acceptable to the Director of Public
Works.
30.
Applicant/Developer shall be responsible for transitioning existing improvements to match
proposed improvements required as Conditions of Approval for this Vesting Tentative Map.
31.
Applicant/Developer shall install all water, gas, sewer, underground electric power, cable
television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk
is installed or as approved by the Director of Public Works. Utility stub connections to property
boundaries shall be required unless waived in writing by the Director of Public Works.
32.
Applicant/Developer shall show in the project construction documents the locations of all
transformers, vaults and electrical boxes, double detector check valves, and joint trenches that
will service the site with electricity, fire protection water system, telephone and CATV to the
buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults
shall be underground. All above ground boxes and transformers shall be screened by landscaping
to the satisfaction of the Director of Community Development and the Director of Public Works.
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33.
Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin
Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall
submit a preliminary lighting plan showing the distribution of lights on the site, type and location
of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of
Public Works prior to construction.
34.
Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County
Fire Department standards. Applicant/Developer shall comply with applicable Alameda County
Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood
Control District Zone 7 and Dublin San Roman Services District requirements.
35.
Applicant/Developer shall submit a utilities service report and plan (including a composite base
map showing the location, phasing and construction of all existing and proposed utilities) prior
to issuance of grading permits and to the satisfaction of the Public Works Director and
Community Development Director along with documentation that domestic fresh water,
sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each
residence and building within the project by the applicable utility companies and shall indicate
when such service will be available.
36.
Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the
proper, clean, and safe functioning of utility services for each proposed residence/building
within the project. All utility construction is subject to the requirements and specifications of
the agency having jurisdiction over the respective utility facilities.
37.
All utilities within the project and to each lot shall be underground in accordance with the City
policies and existing ordinances. All utilities shall be located and provided within public street
right of ways and/or public service easements as directed by the Director of Public Works and
shall be sized to meet utility company standards.
38.
All transmission lines shall be constructed away from sensitive areas unless otherwise approved
by the Director of Public Works.
39.
Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works prior to approval of the Final/Parcel Map. These
easements shall allow for vehicular and utility service access.
40.
A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along
all street frontages unless otherwise determined by the Director of Public Works, in addition to
all other easements required by the utility companies or governmental agencies.
41.
Applicant/Developer shall construct a recycled water line and contract with the Dublin San
Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water
service connection points to the project, including all landscaped common areas prior to
occupancy of affected units. The plans for these facilities shall be reviewed and approved by
DSRSD and the City of Dublin Public Works Department.
42.
The landscaped common areas of the project shall have laterals installed to the satisfaction of
the Director of Public Works to enable future recycled water connection in addition to potable
7
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Public Works Conditions of Approval
water connection prior to occupancy of any building. Recycled water lines shall be installed to
serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient
Landscape Regulations.
43.
Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain
improvements of the project for review and approval by the Director of Public Works prior to
issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm
water design calculations by a licensed professional engineer in California.
44.
For all storm drains located outside of the public right of way, a "Storm Drain Easement" or
"Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the
Director of Public Works.
45.
Applicant/Developer shall provide an access road and turn-around and maintenance easement
for access to all storm drainage detention facilities and trash racks.
46.
Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that
all mitigation measures that are necessary as a result of drainage impacts of this project will be
constructed to the satisfaction to of the Director of Public Works prior to occupancy of any
building.
47.
Where possible, roof drains shall empty onto an approved dissipating device and then over
lawn or other planted areas to street or approved drainage facility. Concentrated flows will not
be allowed to drain across sidewalk areas.
48.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm
drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to
main drain line.
49.
Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet
the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1
square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and
storm drainage facilities for a drainage area greater than 5 square miles shall be designed to
meet the capacity of a 100 year storm.
50.
All streets shall be designed so that the 15-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions of
travel above the 100-year storm level.
51. No buildings or other structures shall be constructed within a storm drain easement.
52.
All concentrated storm drain flow shall be carded in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto
slopes.
53.
Applicant/Developer shall comply with Alameda County Flood Control District requirements.
If there is a conflict between City and County Flood Control requirements the Director of
Public Works shall determine which requirements shall apply.
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Public Works Conditions of Approval
54.
A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase
of development. The design, height, and location of the fences/walls shall be subject to
approval of the Community Development Director and Director of Public Works. Wall
sections shall not be butted together but separated by pilasters unless otherwise approved by the
Director of Public Works.
55.
Where finish grade of this property is in excess of twenty-four (24). inches higher or lower than
the abutting property or adjacent lots within the subdivision, a concrete or masonry block
retaining wall or other suitable solution acceptable to the Director of Public Works shall be
required and any fence or wall height shall be measured from the top of grade on the higher
side of the retaining wall or slope.
56.
All wall or fence heights shall be a minimum 6 feet high (except in those locations where
Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot
sound attenuation wall is required). All walls and fences shall be designed to ensure clear
vision at all street intersections to the satisfaction of the Director of Public Works.
57.
A registered civil or structural engineer shall design all retaining walls over three feet in height
(or over two feet in height with a surcharge) and a building permit shall be required for their
construction. A maintenance and inspection program shall be implemented by the
Applicant/Developer or by the homeowners association for the periodic inspection and
maintenance of all retaining walls that could possibly affect the public fight of way.
58.
Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area
on both sides in order to facilitate maintenance by the property owners.
GRADING AND DRAINAGE:
59.
The grading plan designs for this Vesting Tentative map shall be designed in conformance with
the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils
report for the project shall include recommendations 1) for foundations, decks and other
miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures
from top and toes of slopes. Additionally, the soils report shall include a professional opinion
as to safety of the site from the hazards of land slippage, erosion, settlement and seismic
activity. Both the project civil engineer and the project soils engineer must sign the grading
plans. In case of conflict between the soil engineer' s recommendations and City ordinances, the
Director of Public Works shall determine which shall apply.
60.
The soils engineer or his technical representative must be present at the project site at all times
during grading operations. Where soil or geologic conditions encountered in grading operations
are different from that anticipated in the soil and geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil investigation,
a revised soil or geologic report shall be submitted and approved by the Director of Public
Works. It shall be accompanied by an engineering and geological opinion as to the safety of
the site from hazards of land slippage, erosion, settlement, and seismic activity.
61. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site
for review and approval by the City prior to issuance of grading permit, and (as a minimum)
9
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Public
Works Conditions of Approval ~/~ ~/dy~
shall design the grading plan based on the recommendations outlined in said report, and as
required by the City's Grading Ordinance.
62.
Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction
grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and
sedimentation control plan for the post-construction period shall be prepared by the Project
Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public
Works. Said plans shall include detailed design, location, and maintenance criteria, of all
erosion and sediment control measures. The plans shall provide, to the maximum extent
practicable, that no increase in. sediment or pollutants from the site will occur. The post-
construction plan shall provide for long-term maintenance of all permanent erosion and
sediment control measures such as slope vegetation. The construction grading/erosion control
plan shall be implemented and in place by October 15th and shall be maintained in place until
April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the
Applicant/Developer's responsibility to maintain the erosion and sediment control measures for
the year following acceptance of the subdivision improvements by the City Council.
63.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, Applicant/Developer shall submit details as to how it will be
done and routes of travel for the Director of Public Work' s approval. '
64.
All unsuitable material found at the site shall be removed from the site or stockpiled for later
use in landscape areas.
65.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation
a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either
provide flood-proofing, or have their finished elevation above the 100-year flood level.
Applicant/Developer shall prove to the City that the proposed building pads are a minimum of
1 foot above a 100-year storm event prior to issuance of grading permits.
66.
Applicant/Developer shall grade all lots to drain to the from of the public streets or private
streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval.
If needed, Applicant/Developer shall construct retaining walls along the rear yard lot lines
and/or side yard lot lines so that each lot will drain directly to its respective front street. All
grading plans shall be reviewed and approved by the Director of Public Works prior to issuance
of grading permits.
67.
Applicant/Developer shall not change the overall drainage patterns of the existing topography
by the grading construction of this project.
68.
Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system or adjacent landowner shall grant a drainage
easement.
69.
No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and
approved by the Director of Public Works. Slopes shall be graded so that there is both
horizontal and vertical slope variation where visible from public areas and the top and bottom
of slopes shall be rounded in order to create or maintain a natural appearance.
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10
Public Works Conditions of Approval
TRAFFIC AND CIRCULATION:
70.
Applicant/Developer shall submit a Line and Striping Plan to the Director of Public' Works for
review and approval prior to issuance of building permits. The plan shall show include interim
lane and access configurations and transitions, as approved by the Director of Public Works.
71.
Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority
(LAVTA) on the bus route and location and size of proposed bus stops and shelters within and
on the periphery of the proposed project. The location and configuration of all bus stops and
shelters shall be constructed by Applicant/Developer under the direction of the City's Director
of Public Works prior to occupancy of any building.
72.
Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by
the City Council at the time of issuance of building permits including, but not limited to, the
Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway
interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for
constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations.
73.
All construction traffic and parking may be subject to specific requirements, as determined by
the Director of Public Works, in order to minimize construction interference with regional non-
project traffic movement. Construction 'traffic routing shall be approved by the Director of
Public Works prior to issuance of grading permit.
74.
Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the
City of Dublin subject to plan approval by the Director of Public Works.
75.
A street sign/naming plan for the intemal street system shall be submitted and shall be subject
to approval of the Community Development Director. No single street may intersect any other
street more than once. No continuous street may change direction by 90 degrees more than
once without change of street name for subsequent changes in direction. Street name signs shall
display the name of the street together with a City standard shamrock logo. Posts shall be
galvanized steel pipe.
NPDES (GENERAL):
76.¸
For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of
any building or grading permits. The SWPPP shall be implemented by the general contractor
and all subcontractors and suppliers of material and equipment. Construction site cleanup and
control of construction debris shall also be addressed in the SWPPP. Applicant/Developer is
responsible for complying with the SWPPP. Failure to do so will result in the issuance of
correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at
the construction site at all times. Fueling and maintenance of vehicles shall be done offsite
unless an approved fueling and maintenance area has been approved as part of the SWPPP.
77.
For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with
the grading plan.
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11
Public Works Conditions of Approval
78.
79.
80.
81.
82.
83.
84.
85.
86.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent
(NOI) has been sent to the California State Water Resources Control Board.
Construction access routes shall be limited to those approved by the Director of Public Works
and shall be shown on the approved grading plan.
Applicant/Developer shali gather all construction debris daily and place it in a covered
dumpster or other container which is emptied or removed on a weekly basis. A secondary
containment berm shall be constructed around the dumpster. When appropriate, tarps shall be
used on the ground to collect fallen debris or splatters that could contribute to storm water
pollution.
All debris from the sidewalk, street pavement and storm drain system adjoining the project site
shall be removed by Applicant/Developer on a daily basis or as required by the City inspector.
During wet weather, avoid driving vehicles off paved areas.
Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining the
project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas before
sweeping.
Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all
onsite storm drain inlets and existing inlets in the vicinity of the project site prior to:
a) Star of the rainy season (October 15)
b) Site de-watering activities,
c) Street washing activities,
d) Saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent
street flooding. Dispose of filter particles in an appropriate manner.
Applicant/Developer shall maintain a contained and covered area on the site for the storage of
bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the
project site that have the potential for being discharged to the storm drain system. Machinery,
tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain
or stream. See the "Building Maintenance/Remodeling" flyer for more information.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the
site in order to reduce the potential for erosion and sedimentation problems. All cut and fill
slopes shall be stabilized as soon as possible after completion of grading. No site grading shall
occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by
the Director of Public Works and implemented by the contractor.
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Public Works Conditions of Approval
87.
88.
The project improvement plans shall include storm water pollution prevention measures for the
operation and maintenance of the project and shall be reviewed and approved by the Director of
Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate
to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water
runoff. The project plan shall also include erosion control measures to prevent soil, dirt and
debris from entering the storm drain system, in accordance with the practices outlined in the
ABAG Erosion and Sediment Control Handbook, Califomia Storm Water Best Management
Practice Handbooks, State Construction Best Management Practices Handbook and Regional
Water quality Control Board' s Erosion and Sediment Control Field Manual.
Applicant/Developer is responsible for ensuring th~it all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations and/or a
project stop order.
89.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and
pesticides which contribute to rimoff pollution. Where feasible, landscaping should be designed
and operated to treat stormwater runoff. When and where possible, xeriscape and drought
tolerant plants shall be incorporated into new development plans.
90.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method
approved by the Department of Public Works.
91.
All onsite storm drains must be cleaned at least twice a year; once immediately prior to the
rainy season (October 15) and once in January. Additional cleaning may be required as
deemed necessary by the Director of Public Works.
NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT):
92.
All .washing and/or steam cleaning must be done at an appropriately equipped facility which
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in
such a way that there is no discharge of soaps or other pollutants to the storm drain system.
Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to
the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD).
93.
All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained
to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should
be implemented to prevent potential storm water pollution. Applicant/Developer shall
implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter
control and spill clean-up.
94.
All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
95.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or process area shall not discharge to the storm drain
13
G:XPA#X2000\00-034\pw std coa.doc
Public Works Conditions, of Approval
system. Drains should connect to the sanitary sewer.
the review, approval, and conditions of the DSRSD.
Sanitary sewer connections are subject to
96.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered
and contained as required by the Director of Public Works.
97.
Sidewalks and parking' lots must be swept weekly, at a minimum, to prevent. the accumulation
of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to
the storm drain system. No cleaning agent may be discharged to the storm drain. If any
cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash
waters should be collected and discharged to the Sanitary sewer. Discharges to the sanitary
sewer are subject to the review, approval and conditions of the DSRSD.
98.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the
storm drain system. The design, location, and a maintenance schedule must be submitted to the
Director of Public Works for review and approval prior to the issuance of any building permits.
99.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from,
the area. The area shall not discharge to the storm drains; wash waters should drain to the
sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be
instructed and signs posted indicating that all washing activities shall be conducted in this area.
Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD.
100.
Commercial car washes shall be designed so that no wash water shall discharge to the storm
drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer
connections are subject to the review, approval, and conditions of the DSRSD.
101.
Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity
associated with this facility shall discharge to the storm drain system. Wash areas should be
limited to areas that drain to the sanitary sewer collection system, or the wash water collected
for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to
prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated
wash area. Sanitary connections are subject to the review, approval and conditions of the
DSRSD.
102.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face
of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel
dispensing areas must be degraded and constructed to prevent "run-on" to, or rimoff from, the
area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to
prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup
plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be
inspected routinely for proper functioning and leak prevention. The fuel dispensing area must
be covered, and the cover's minimum dimensions must be equal to or greater than the area
within the grade break or fuel dispensing area, as defined above. The cover must not drain onto
the fuel dispensing area.
14
G:XPA#X2000\00-034\pw std coa.doc
Public Works Conditions of Approval
103.
Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth
impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the
rest of the site by a grade break that prevents ran-on of storm water to the extent practicable.
The fuel dispensing area is defined as extending a minimum of 6.5 feet from the comer of each
fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a
minimum of 1 foot, whichever is less.
104.
Most washing and/or steam cleaning must be done at an appropriately equipped facility that
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in
such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary
sewer connections are subject to the review, approval, and conditions of the sanitary district
with jurisdiction for receiving the discharge. These requirements shall be required for
automotive related businesses.
105.
All loading dock areas must be designed to minimize "m-on" or rimoff from the area.
Accumulated waste water that may contribute to the pollution of stormwater must be drained to
the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or
intercepted and pretreated prior to discharge to the storm drain system. The property owner
shall ensure that BMPs are implemented to prevent potential stormwater pollution.' These
BMPs shall include, but are not limited to, a regular program of sweeping, litter control and
spill clean-up.
106.
The design, location, maintenance requirements, and maintenance schedule for any stormwater
quality treatment structural controls shall be submitted to the City or County Engineer for
review and approval prior to the issuance of a building permit.
NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION):
107.
A homeowners association shall be created and shall be responsible for maintaining all private
streets and private utilities and other privately owned common areas and facilities on the site
including landscaping. These maintenance responsibilities shall include implementing and
maintaining stormwater BMPs associated with improvements and landscaping. CC&R's
creating the homeowners association shall be reviewed and approved by the City or County
Attorney prior to the recordation of the Final/Parcel Map and recorded prior to the sale of the
first residential unit. The CC&R's shall describe how the stormwater BMPs associated with
privately owned improvements and landscaping shall be maintained by the association.
G:XPA#X2000\00-034\pw std coa.doc
15
;CITY OF DUBLIN
Environmental Checklist
Initial Study
4.
5.
6.
Project title: PA 00-034 Safeway Center SDR
Lead agency name and address:
City of Dublin, 100 Civic Plaza, Dublin, Califomia, 94568
Contact person and phone number: Andy Byde, (925) 833-6610
Project location: Northeast comer of Dublin Boulevard and Amador Plaza Road.
Assessors Parcel Number: 941-0305-010
Project sponsor's name and address:
Brandon Farrell
S afeway Inc.
5918 Stoneridge Mall Road
Pleasanton, CA 94588
e
8.
9.
10.
General Plan designation: Retail/Office (.25 to ..40 F.A.R.)
Zoning: C-2(Retail Commercial).
Specific Plan designation: R/O (Retail/OffiCe), Downtown Core Specific Plan
Description of project: Construction of a new Safeway supermarket, consisting of a one-story
building with 55,256 square feet of floor area and 10,745 square feet of retail space attached to the
supermarket. Site size is 5.25 acres.
The supermarket would offer a full range of grocery, meat, bakery, beverage and sundry items. Sale
of gasoline is also proposed that would occur on the southeast portion of the site. Nine (9) gas pump
islands with two pump stations per islands (for a total of 18 fuel positions) would be constructed
with. A small (314 sq. ft.) sales kiosk would be located along Dublin Boulevard associated with the
gasoline sales portion of the proposal. Two large underground fuel storage tanks would also be
constructed.
_ _TTACHMENT 5
11~
The building would be located on the north sideof the site, with parking and landscaping located on
the southerly portion of the site. On-site parking would be provided for 226 vehicles, including a
mix of full-size, compact and handicap-accessible spaces. A loading dock would be constructed at
the rear of the Safeway building, with access provided for trucks and autos completely around the
building. Multiple cart storage areas would be provided in the parking lot. Access to the site would
be provided by four driveways-two from Dublin Boulevard and two from Amador Plaza Road.
The building would be constructed of concrete block and would be of a contemporary design.
Exterior materials along the building frontage (facing Dublin Boulevard) would include split-face
block, stucco and windows in aluminum frames. Architectural details would include a series of
small towers to highlight the building corner and main entrance to the supermarket, awnings and
trellises. Roof material would be concrete file.
Accessory buildings would face west, toward Amador Plaza Road, and would have a complementary
design appearance with the Safeway building. Landscaping would be installed along the perimeter
of the site and within the parking lot. A design feature would be pedestrian pathway constructed of
concrete from Dublin 'Boulevard to the front entrance of the supermarket.
Hours of operation for the Safewaystore and gasoline sales area would be 24 hours a day.
The project would also include site grading to improve site drainage and extension of water, sewer,
electrical and other utilities. Identification signs and lighting would also be installed.
The applicant is requesting approval of Site Development Review, which is acted upon by the
Dublin Planning Commission.
Surrounding land uses and setting: Briefly describe the project's surroundings:
Surrounding land uses to the north include auto dealership, the 1-680 freeway to the east, retail
commercial uses to the south and east.
The site is currently occupied by' the Shamrock Ford service department, which has relocated its
auto sales to another site in Eastern Dublin. Existing older buildings and other improvements
associated with the former .use will be removed to allow for the proposed retail use.
The Dublin City Council recently adopted the Downtown Core Specific Plan, which includes this
site and properties north and west of the site. The Specific Plan is intended to guide the
development and redevelopment of properties lying north of Dublin Boulevard, west of the 1-680
Freeway, south of Amador Valley Boulevard into a more intensive and pedestrian-friendly area..
Incorporation by Reference
City of Dublin
Initial Study/Safeway Center
PA #00-024 --
Page 2
February 2001
Initial Study and Mitigated Negative Declaration for Starward Residential Project, City of Dublin,
July, 1998. Initial Study and Mitigated Negative Declaration for Shamrock Village Market Place, City of
Dublin, December 2000.
1. Project description: Construction of a 55,256 square foot Safeway supermarket, 10, 745 square
feet of accessory retail space a gasoline sales area, parking and landscaping areas on a 5.94-acre site
2. Lead agency:
3. Contact person:
4. Project location:
5. Project sponsor:
City of Dublin
100 Civic Plaza
Dublin CA 94568
Andy'Byde, Associate Planner
The project site is located on the northeast comer of Dublin
Boulevard and Amador Plaza Road
Brandon Farrell
Safeway, Inc.
'5918 Stoneridge Mall Road
Pleasanton, CA 94588
6. General Plan designation:
7. Zoning: C-2 (General Commercial)
8 Other public agency required approvals:
The following additional approvals are required:
· Building and grading permits City of Dublin)
· Encroachment permits (City of Dublin)
· Water and sewer connections (DSRSD)
· Permits to dispense gasoline (BAAQMD)
· Notice of Intent (State Water Resources Control Board)
Environmental Factors Potentially Affected
Retail/Office (.25 to .40 F.A.R.)
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "potentially significant impact" as indicated bythe checklist on the following pages.
I- Land Use/Planning
City of Dublin
Initial Study/Safeway Center
PA #00-024
]Transportation/ - Public
Circulation ~ I Services ~
Page 3
February 2001
Population/Housing - Biological Resources -
Geotechnical - Energy/Mineral -
Resources
Water Hazards x
Utilities/Service
Systems
Aesthetics
Cultural Resources
X Air Quality x Noise - Recreation
Mandatory Findings
of Significance
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 significant effect on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on 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 project could have a significant effect on the environment, there will
not be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed
project.
Signature: . Date: D-/~,/(P [
Printed Name yde, 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 falls
outside a fault rupture zone). A "no impact" answer should be explained where it is based on
City of Dublin Page 4
Initial Study/Safeway Center 'February 2001
PA #00-024
2)
3)
4)
5)
6)
project-specific factors as well as general factors (e.g. the project will not expose sensitive
receptors to pollutants, based on a project-specific screening analysis). .
All answers must take account of the whole action, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
"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 EIR is required.
"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 reference 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.
7) This is only a suggested form and lead agencies are free to use different forms.
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 5
February 2001
Environmental Impacts (Note: Source' of determination listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found Potentially
following the checklist. Significant
Impact
I. Aesthetics. Would the project:
a) Have a substantial adverse impact on a scenic
vista? (Source: 4)
b) Substantially damage scenic resources,
including but not limited to ti'ees, rock
outcroppings, and historic buildings within a
state scenic highway? (Source: 4)
c) Substantially degrade the existing visual
character or quality of the site and its
surroundings? (Source: 4)
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area? (Source: 4)
II. Agricultural Resources
Would the project:
a) Convert Prime Farmland, 'Unique F'armland or
Farmland of Statewide Importance, as
showing on the maps prepared pursuant to
the Farmland Mapping and MonitOring
Program of the California Resources
Agency, to a nonTagricultural use? (Source:
1)
b) Conflict with existing zoning for .agriculture
use, or a Williamson Act contract? (Source:
1)
c) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
farmland to a non-agricultural use? (Source:
1, 4)
III. Air Quality (Where available, the
significance criteria established by the
applicable air quality management district
may be relied on to make the following
determinations). Would the project:
a) Conflict with or obstruct implementation of
the applicable air quality plan? (Source: 1 )
Less Than Less than No
Significant Significant Impact
With Impact
Mitigation
X
X
X
X
X
X
X
X
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 6
February 2001
b) Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation? (Source: 6)
c) Result in a cumulatively. considerable .net
increase of any criteria pollutant for which
the project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions
which exceed quantitative thresholds for
ozone precursors? (Source: 1 )
d) Expose sensitive receptors to substantial
pollutant concentrations? (4)
e) Create objectionable odors? (Source:4)
IV. Biological Resources. WouM the project
a) Have a substantial adverse effect, either
directly through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies or regulations, or by.
the California Department of Fish and Game'
or the U.S. Fish and Wildlife Service?
(Source:4)
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies or regulations or by the
California Department of Fish and Game or
the U.S. Fish and Wildlife Service? (Source:
4)
c) Have a substantial adverse impact on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including but not limited to marsh, vernal
pool, coastal, etc.) through direct removal,
filling, hydrological interruption or other
means?
(Source:4)
Potentially
Significant
Impact
X
Less Than
Significant
With
Mitigation
Less than
Significant
Impact
X
X
No
Impact
X
X
X
X
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 7
February 2001
d) Interfere substantially with the movement of
any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites? (Source: 4)
e) Conflict with any local policies or ordinances
protecting biological resources, such as tree
protection ordinances? (Source: 1)
f) Conflict with the provision of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan or other
approved local, regional or state habitat
conservation plan? (Source: 1, 6)
V. Cultural Resources. Would the project
a) Cause a substantial adverse impact in the
significance of a historical resource as
defined in Sec. 15064.5? (Source:l, 4)
b) Cause a substantial adverse change in the
significance of an archeological resource
pursuant to Sec. 15064.5 (Source: 1)
c) Directly or indirectly destroy 'a unique
paleontological resource or unique geologic
feature? (Source: 1)
d) Disturb any human remains, including those
interred outside of a formal cemetery?
(Source: 1)
VI. Geology and Soils. Would the project
a) Expose people or structures to potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
(Source: 1, 2, 4) '
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Fault Zoning Map issued by the State
Geologist or based on other known evidence
of a known fauh
ii) Strong seismic ground shaking
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
City of Dublin
Initial Study/Safeway Center
PA #00-024
Potentially
Significant
Impact
Less Than
Significant
'With
Mitigation
X
X
X
X
X
Less than
Significant
Impact
X
X
X
No
Impact
X
X
Page 8
February 2001
b) Result in substantial soil erosion or the loss of
topsoil? (Source 2, 4)
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project and potentially result in
on- and off-site landslide, lateral spreading,
subsidence, liquefaction or collapse (1, 2)
d) Be located on expansive soil, as defmed in
Table 13-1 -B of the Uniform Building Code
(1994), creating substantial risks to life or
property? (Source: 5)
e) Have soils capable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systems where sewers
are not available for the disposal of waste?
(Source: 5)
VII. Hazards and Hazardous Materials. Would
the project:
a) Create asignificant hazard to the public or the
environment through the routine transport,
use or disposal of hazardous materials
(Source: 5, 6)
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous into the environment?
(Source:6)
c) · Emit hazardous emissions or handle
hazardous materials, substances, or waste
within one-quarter mile of an existing or
proposed school? (Source: 6)
d) Be located on a site which is included on a
list of hazardous materials sites complied
pursuant to Government Code Sec. 65962.5
and, as a result, would it create a significant
hazard to the public or the environment?
(Source: 4, 6)
e) For a project located within an airport land
use plan or, where such plan has not been
adopted, would the project result in a safety
hazard for people residing or working in the
project area? (Source: 4)
City. of Dublin
Initial Study/Safeway Center
PA #00-024
Potentially
Significant
Impact
X
X
X
Less Than
Significant
With
Mitigation
X
'Less than
Significant
Impact
X
X
X
No
Impact
X
X
Page 9
February 2001
f) For a project within the vicinity of private
airstrip, would the project result in a safety
hazard for people residing or working in the
project area? (Source: 4)
g) Impair .implementation of or physically
interfere with .the adopted emergency
response plan or emergency evacuation
plan?
(Source: 5)
h) Expose people or structures to a significant
risk of loss, injury or death involving
wildland fires, including where wildlands are
adjacent to urbanized areas or where
residences are intermixed with wildlands?
(Source: 5)
IX. Hydrology and Water Quality. Would the
project:
a) Violate any water quality standards or waste
discharge requirements? (Source: 5)
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net
deficit in aquifer volume or a lowering of the
local groundwater table level (e.g. the
production rate of existing nearby wells
would drop' to a level which would not
support existing land uses or planned uses
for which permits have been granted?
(Source: 6)
c) Substantially alter the existing drainage
pattern of the site or area, including through
the aeration of the course of a stream or
river, in a manner which would result in
'substantial erosion or siltation on- or off-
site? (Source: 6)
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less than
Significant
Impact
X
X
X
NO
'Impact
X
.X
X
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 10
February 2001
d) Substantially alter the existing drainage
pattern of the 'site or areas, including through
the alteration of a course or stream or river,
or substantially increase the rate or amount
of surface runoff in a manner which would
result in flooding on- or off-site? (Source: 2,
6)
e) Create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff?. (Source: 2, 7)
f) Otherwis.e substantially degrade water
quality? (6)
g) Place housing within a 100-year flood hazard
area as mapped on a Flood Hazard Boundary
or Flood Insurance Rate Map or other flood
delineation map? (6)
h) Place within a 100-year flood hazard area
structures which impede or redirect flood
flows? (6)
i) Expose people or structures to a significant
risk of loss, injury, and death involving
flooding, including flooding as a result of the
failure of a levee or dam? (6)
j) Inundation by seiche, tsunami or mudflow? 4
IX. Land Use and Planning. WouM theproject:
a) Physically divide an established community?
(Source: 1, 4)
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including but
not limited to the general plan, specific plan,
local coastal plan, or zoning ordinance)
adopted for the purpose of avoiding or
mitigating an environmental effect? (Source:
1, 4)
c) Conflict with any applicable habitat
conservation plan or natural community
conservation plan? (1, 4) ·
X. Mineral Resources. FFouM theproject
City of Dublin
Initial 8tudy/Safeway Center
PA #00-024
Potentially
Significant
Impact
X
Less Than
Significant
With
Mitigation
X
X
Less than
Significant
Impact
X
Impact
X
X
X
X
X
X
Page 11
February 2001
a) Result in the loss of availability of a known
mineral resource that would be of value to
the region and the residents of the state?
(Source: 1)
. b) Result in the'loss of availability of a locally
important mineral resource recovery site
delineated on a local general Plan, specific
plan or other land use plan? (Source: 1)
XI. Noise. Would the proposal result in:
a). Exposure of persons to or generation of noise
levels in excess of standards established in
the general plan or noise ordinance, or
applicable standards of .other agencies? (1)
b) Exposure of persons or to generation of
excessive groundborne · vibration or
groundborne noise levels? (Source: 1)
c) A substantial permanent increase in ambient
noise levels in the project vicinity above
existing levels without the project? ( 1 )
d) A substantial temporary or periodic increase
in ambient noise levels in the project vicinity
above levels without the project? (Source: 6)
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport
or public use airport~ would the project
expose people residing or working n the
project area to excessive noise levels ?
(Source: 1, 4)
f) For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels? (Source: 1, 4)
Population and Housing. ~Vould theproject
Induce substantial population growth in an
area, either directly or indirectly (for
example, through extension of roads or other
infrastructure)? (Source: 1)
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere? ( 1 )
City of Dublin
Initial Study/Safeway Center
PA #00-024
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
X
X
X
Less than
Significant
Impact
X
X
X
NO
Impact
X
X
X
X
Page 12
February 2001
c) Displace substantial 'numbers of people,
necessitating the replacement of housing
elsewhere? (Source: 1 )
XIII. Public Services. Would the proposal:
a) Would the project result in substantial adverse
physical impacts associated with the
provision of new or physically altered
governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable
service rations, response times or other
performance objectives for any of the public
services? (5, 6)
Fire protection?
Police protection
Schools
Parks
Other public facilities
XIV. Recreation:
a) Would the project' increase the use of existing
neighborhood or regional facilities such that
substantial physical deterioration of the
facility would occur or be accelerated
(Source: 5)
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
(SourceS)
XV.
Transportation and Traffic. Would the
project:
Cause an increase in traffic which is
substantial in relation to the existing traffic
load and capacity of the street system (i.e.
result in a substantial increase in either the
number of vehicle trips, the volume to
capacity. ratio on roads or congestion at
intersections)? (3)
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
X
X
X
X
X
X
Less than
Significant
Impact
X
X
No
Impact
X
X
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 13
February 2001
b) Exceed, either individually or cumulatively, a
level of service standard established by the
County Congestion Management Agency for
designated roads or highways?(3)
c) Result in a change in air traffic pattems,
including either an increase in traffic levels
or a change in location that results in
substantial safety risks? (3)
d) Substantially increase hazards due to a design
feature (e.g. sharp curves or dangerous
intersections) or incompatible uses, such as
farm equipment?(3)
e) Result in inadequate emergency access? (3)
f) Result in inadequate parking capacity? (3)
g) Conflict with adopted policies, plans or
programs supporting alternative transportation
(such as bus tumouts and bicycle facilities) (3)
X
X
X
X
X
X
XVI. Utilities and Service Systems. Would the
project
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality
Control Board? (5)
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects? (5)
c) Require or result in the construction of new
storm water drainage facilities or expansion
of existing facilities, the construction of
which could cause significant environmental
effects? (5)
d) Have sufficient water supplies available to
serve the project from existing water
entitlements and resources, or are new or
expanded entitlemerits needed? (5)
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less than
Significant
Impact
X
X
X
NO
Impact
X
City of Dublin
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Page 14
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e) Result in a determination by the wastewater
treatment provider which serves or may
serve the project that it has adequate capacity
to serve the project's projected demand in
addition to the providers existing
commitments? (5) ·
f) Be served by a land fill with sufficient
permitted capacity to accommodate the
project's solid waste disposal needs? (5)
g) Comply with federal, state and local statutes
and regulations related to solid waste? (5)
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to
eliminate a plant or animal community,
reduce the number 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?
b)
Does the project have impacts that are
individually limited, but cumulatively
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).
c) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
X
X
Less than
Significant
Impact
X
X
No
Impact
X
X
Sources used to determine potential environmental impacts
1. Dublin General Plan
2. Starward Drive Initial Study/Mitigated Negative Declaration
City of Dublin
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Page 15
February 2001
3
~4.
5.
6.
Project Traffic Impact Analysis prepared by Omni Means
Site Visit
Discussion with City of Dublin staff or affected special districts
Other source
XVII. Earlier Analyses
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative 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.
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Attachment to Safeway Center Initial Study
PA 00-020
Discussion of Checklist.
Legend
PS: Potentially Significant
LS/M: Potentially Significant Unless Mitigated
LS: Less Than Significant Impact
NI: No Impact
1. Aesthetics.
Environmental Setting
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 poorly maintained.
Environmental Impacts
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? NI. The proposed project would be largely self
contained with adequate landscaped buffering on all sides. Therefore, no negative aesthetic impacts
would be created.
- C)
Substantially degrade existing visual character or the quality of the site? LS. The proposed project
would involve demolishing an automobile sales and service facility on the site and replacing it with
a new Safeway supermarket and retail complex. Since the new facility would have a greater amount
of landscaping that the current use and would be of quality construction, there would be a less-than-
significant impact regard with regard to visual characteristics of the property.
Create light or glare? LS. 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.
However, the area is not adjacent to residential and any spill over of light is not anticipated to
negatively affect other adjacent land uses.
2. Agricultural Resources
Environmental Setting
City of Dublin
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February 2001
The project site is located with an urbanized portion of Dublin and has been developed with a commercial
use for a number of years. There is no Williamson Act Land Conservation Agreement in place on the
property.
Project Impacts and Mitigation Measures
a-c) ConVert Prime Farmland, conflict with agricultural zoning or convert prime farmland to a non-
agricultural use? NI. No impacts are anticipated with regard to agricultural resources, since the site
is urbanized and surrounding areas are also urbanized..
3. Air Quality
Environmental Setting
The project 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 and calm conditions (the latter approximately 23 percent of the time). These local
limitations on the capacity for horizontal dispersion 'of air pollutants combined with the regional
characteristic of restricted vertical dispersion give the area a high potential for regional air quality
problems.
Project Impacts
a) Conflict with an applicable air quality plan? NI. The project would be consistent with the Dublin
General Plan so there would be no conflict with implementation of an air quality plan.
b)
Violate an air quality standard? LS/M. Potential air quality impacts can be divided into short-term,
construction related impacts and long-term operational impacts associated with the project.
In terms of construction-related impacts, it is anticipated that the project would generate temporary
increases in dust and particutate 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 mitigated.
The following mitigation measure is therefore recommended to reduce potential short-term,
construction related impacts.
Mitigation Measure 1: 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 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;
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Initial Study/Safeway Center February 2001
PA #00-024
c)
'e)
All clearing, grading, earthmoving and excavation shall cease during 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.
Construction of the proposed project will add additional vehicular traffic to this portion of Dublin as
identified in the Transportation and Circulation section of this Initial Study. These additional
vehicles will generate quantities of carbon monoxide, reactive Organic gasses, nitrous oxide, sulfur
dioxide and parficulate 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.
Result in cumulatively considerable net increases in pollutants? LS. The would be consistent with
'the General Plan, so emissions of cumulative pollutants have been previously addressed. Less--than-
significant impacts are therefore anticipated.
Expose sensitive receptors to poHutants? NI. The project would not add sensitive receptors to
pollutants because the project would not result in additional residents in the area of the project site.
Create objectionable odors? LS. As a retail facility, tess-than-significant significant objectionable
odors are anticipated to be created. Limited amounts of odors may be created from the loading dock
and trash/recycle area at the rear of the proposed supermarket and from the gasoline dispensing
facility, however, there area not anticipated to be significant. Dispensing of gasoline and associated
fumes will be limited through controls imposed by the Bay Area Air Quality Management District
through issuance of appropriate permits.
4. Biological Resources
Environmental' Setting
The project site is occupied by an automotive sales and service structure on a site that is largely occupied,
by buildings and paved area. Small landscaped planter exist along the Dublin Boulevard and Amador
Plaza Road frontages. Planters contain turf and ornamental trees.
Project Imp acts
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 a field observation conducted by City staff in December, January 2000, and February 2001.
No impacts are therefore anticipated with regard to rare, threatened or endangered species.
City of Dublin
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Page 19
February 2001
b)
Have a substantial adverse impact on a riparian habitat or other sensitive natural community? NI.
The project lies in a substantially urbanized area, so there would be no impact on wetland. No bodies
of water exit on the project site.
c)
Substantial affect on riparian or wetland habitat (e.g. marsh, riparian and vernal pool)? NI. No'
wetland habitat exists on the project site so there would be no impacts with regard to on-site
wetlands or wetland habitats.
Wildlife dispersal or migration corridors? NI. The site is substantially surrounded by existing
development and the 1-680 freeway to preclude movement by animals. No impacts are therefore
anticipated. and no wildlife corridors have been observed on the site.
e)
Locally designated species (e.g. heritage trees). NI. A number of trees are growing on the site,
however these are limited to ornamental street trees located along project street frontages. Existing
landscape trees are proposed to be replaced with a an equivalent or greater number of on-site
landscape trees. No impacts are therefore anticipated with regard to tree species.
f) Conflict with an adopted Habitat Conservation Plan? NI. The site is not located within a Habitat
Conservation Plan area
5. Cultural Resources
Environmental Setting
Generally, Native American archeological sites tend to be situated on broad midslope terraces and alluvial
plains near former and existing water sources, so the possibility does exist of historic or archeological
artifacts, however, the possibility of identifying historic cultural resources on the site is low.
Project Impacts
a) Disturb historical resources? NI. The project site contains an auto sales and service facility that was
constructed approximately 20 to 30 years ago and is not of historical significance. No impacts would
result.
b)
Disturb archeological resources? LS/M. Construction of the proposed project could disturb buried
paleontological 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 2: Should archeological/paleontological artifacts or remains be
discovered during construction of the project, work in the vicinity of the find 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.
c) Disturb paleontological resources? LS/M. Adherence to Mitigation Measure 3 would also reduce
potential impacts to archeological resources to a level of less than significance.
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Initial Study/Safeway Center February
PA #00-024
Disturb any human remains? LS/M. Any such potential impacts would be mitigated to a less-than-
significant impact through Mitigation Measure 2.
6. Soils and Geology
Environmental Setting
The site lies within the San Ramon Valley, a short distance south of the Dougherty Hills. According to
historic geologic studies in the area, the site is unde~ain by poorly consolidated, non-marine deposit
sedimentary rocks of the Tassajara Formation. The geetechnical investigation report prepared for the
project indicates that the Mte 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 Andreas 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 adjacent sites, closer to the
fault, and to the northwest (Starward Drive Residential Project) revealed no traces of possible faulting.
Project Impacts
a) Expose people or structures to potential substantial adverse impacts related to ground rupture,
ground Shaking, liquefaction, landslides or similar hazards? LS/M. 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 3: The following measures shall be followed in the design of the
proposed retail project to ensure that a less-than-significant impact would result with
regard to seismic groundshaking:
(a) 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 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 may be utilized.
(b)All subsequent construction plans should incorporate the recommendations of a
geetechnical investigation. A registered Professional Engineer should design the
grading and foundation plans. A Registered Geetechnical Engineer should stamp and
sign the grading and foundation plans certifying that they conform to the
recommendations contained in the final geetechnical investigation.
b) Is the site subject to erosion, changes in topography or unstable soil conditions? L/SM. The site,
as it presently exists, is essentially flat. However, grading is proposed to provide for future
building pads, and parking lots and to improve site drainage. Without appropriate mitigation,
City of Dublin Page 21
Initial Study/Safeway Center February 2001
PA #00-024
erosion could result from the site grading and then flow into nearby storm drains, thus degrading
surface water quality.
The following mitigation measure is proposed to limit impacts related to water-borne erosion.
Mitigation Measure 4: The project developer shall prepare and the City shall approve an
Stormwater Pollution Prevention Plan (SWPPP) for implementation to cover project
construction and post-construction operation of the proposed retain center. The plan shouldbe
prepared in accordance with City of Dublin and RWQCB design standards using Best
Management Practices and shall be approved by the City of Dublin Public Works Director
prior to issuance eof a grad!rig permit. The plan, at a minimum, should include the following:
All disturbed areas should be immediately revegetated 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, including, if
feasible, biofilter swales;
Specific measures to control erosion from stuckpiled 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 Public Works Director.
Adherence to Mitigation Measure 4 will reduce potential erosion impacts to a less-than-significant
level.
C,d)
Be located on unstable or expansive soils, landsliding or collapse? L/SM. Sur~cial 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 5: All subsequent construction plans should incorporate the
recommendations of a geotechnical investigation. A registered Professional 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.
Enforcement of provisions of the 1997 Uniform Building Code and recommendations contained in
the geotechnical report prepared for the project will serve to reduce potential impacts of seismic
ground failure to a less-than-significant level. The site is essentially flat with less than 1% of slope
over the entire site, therefore, any potential impacts from landslides or mudflows would be
considered less-than-significant.
City of Dublin Page 22
Initial Study/Safeway Center February 2001
PA #00-024
Have soils capable of supporting septic systems? NI. The project would connect to the local sewer
system operated by DSRSD, so there would be no impacts related to septic systems.
7.'Hazards
Project Impacts
a,b) Create a significant hazard to the public through transport, use or disposal of hazardous material
or risk of upset involving release of hazardous material? LS. The proposed Safeway and/or other
retail establishments may store and small quantities of motor oil, garden chemicals, household
cleaners or similar type of materials thari are considered hazardous in sufficient concentrations.
The applicant and future site users will be required as part of the storage of those materials to file a
hazardous material management plan (HMMP) with the Alameda County Environmental Health
Services (EHS). Enforcement of EHS's requirements of the HMMP will assure that the material
are stored in a safe manner and reduce the risk of accidental explosion or release of hazardous
substances to a less-than-significant level. Similarly, if one of the future tenants of the adjacent
retail shops is occupied by a dry cleaning establishment, which is a permitted land use per the
Zoning District, it would be operated in accord with permits issued by the Bay Area Air Quality
Management District, County Environmental Health Department and Alameda County Fire
Department, so that a less-than-significant impact would therefore result.
c)
Emit hazardous materials? LS. The applicant will be required as part of the storage of those
materials to file a hazardous material management plan (HMMP) witll the Alameda County
Environmental Health Services (EHS). As a result of the HMMP, the project would result in a
less-than-significant exposure of people to potential health hazards.
Be located on a hazardous materials site? LS/M. The project site is not located on a list of
hazardous materials site as identified in Government Code Section 65962.5, however, since the
site has been used an auto dealer, there could be minor amounts of substances in the soil, such as
gasoline or solvents. The following mitigation measure is therefore recommended to reduce this
impact to a less-than-significant level:
Mitigation Measure 6: The project developer shall submit a ·Phase I and Phase
Environmental Site Assessment prepared by a qualified REA for the site prior to issuance of a
grading permit, indicating the site contains less-than-significant levels of hazardous materials.
If potentially significant materials are identified, a remediation plans shall be prepared and'
approved by appropriate local regulatory agencies prior to commencement of grading.
e,f))
Is the project located near a public or private airstrip? NI. The site is not located near a public or
private airstrip. So there would be no impacts with regard to aircraft safety.
g) Possible interference with an emergency response plan or emergency evacuation plan? NI. 'No
adopted or foreseeable emergency evacuation plan would be interfered with by the proposed
project. Access to and from the project site would be provided by four driveways to ensure that no
blockage of the site would during emergency conditions. No impacts are therefore anticipated.
City of Dublin Page 23
Initial Study/Safeway Center February 2001
PA #00-024
h)
Increased fire hazard' in areas with ~ammable brush, grass or trees? NI. Construction of the
proposed project would add steel frame structures and other related improvements, including new
landscaping. All structures will be built in conformity with provisions of the Uniform Building
Code and Uniform Fire Code to minimize fire hazard. Landscaped areas will be permanently
irrigated to ensure that plant material will not be flammable.
8. Hydrology and Water Quality
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.
Project
a)
Impacts
Violate any water quality standard or waste discharge requirement? NI. Future project tenants
would rely on water currently supplied by the Dublin San Ramon Services District (DSRSD) for
water supplies and wastewater treatment also provided by DSRSD. No water quality or wastewater
quality standards are being violated nor will approval of the proposed Safeway result in violation
of such standard. No impacts would therefore result.
b)
Substantially deplete groundwater supplies or interfere with groundwater recharge areas?: NI.
Water to the proposed project would be supplied by DSRSD, relying on long:term contracts for
imported water to the site. There would therefore be no impacts to groundwater supplies.
c-e)
Changes to absorption rates or contribute to runoff exceeding the capacity of stormwater
drainage systems ? LS. Currently, an insignificant portion of the site contains pervious surfaces,
with negligible amounts 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. Existing drainage systems in the area have been deemed adequate to
accommodate stormwater runoff from the site. Less-than-significant impacts are therefore
expected with regard to drainage.
Substantially degrade surface water quality? LS/M. It is likely that initial storm water flows after a
lengthy dry season (also known as "first flush" flows) may add pollutants into the storm water
channel, including but not limited to grease, oil, fertilizers and other organic and inorganic
material. Typically, subsequent flows generally contain fewer amounts of pollutant 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
City of Dublin Page 24 .
Initial Study/Safeway Center February 2001
PA #00-024
g-i)
j)
goals are based on policies identified in the San Francisco Bay Basin Water Control Plan, which
relied on Best Management Practices (BMPs) to limit pollutant contact with stormwater rimoff at
its source and remove such pollutants prior to being transported into receiving waters. Adherence
to Mitigation Measure 4, requiring the preparation of a SWPPP, would reduce surface water
quality pollution to a level of less-than-significance.
Since the site contains more than five acres of land, the project developer will be required to file a
Notice of Intent with the State Water Resources Control Board to ensure compliance with the
NPDES permit
Exposure of people orproperty to~ood hazard? LS/M. The proj.ect site lies within Zone AE, with
a base flood elevation of 335 as identified on the applicable Flood Insurance Rate Map published
by the Federal Emergency Management Agency, Community Panel No. 060705 0001A, dated
1997. The following mitigation measure is therefore recommended to reduce this impact to a less-
than-significant level:
Mitigation Measure 7: The finished floor of the building must be excess of one-foot above the
base flood elevation. Additionally, a California licensed land surveyor, must survey the finished
floor elevation and certify that it is one-foot above the base flood .elevation.
Result in inundation by seiche, tsunami or mudflows? NI. The site is not located near a major body
of water that could result in a seiche. The risk of potential mudflow is considered low since no
historic landslides or mudflows have been identified on the site. '
9. Land Use and Planning
Environmental Setting
The project site is located on the northeast comer of Dublin Boulevard and Amador Plaza Road and has
been developed for an auto sales and service facility. The property is substantially covered with
impervious surfaces (except for the minimal landscaped areas). Land use north of the site includes Dublin
Honda sales and service facility, the 1-680 elevated freeway has been constructed east of the site and retail
commercial uses have been built south ad west of the project site
The Dublin General Plan' designates the project site as "Retail/Office, which permits a wide range of
commercial, service and office uses. Site zoning is C-2 (General Commercial), that would permit the type
and intensity of land use proposed as part of the project. The City of Dublin has also recently adopted a
Downtown Core SpeCific Plan to encourage and guide the development and redevelopment of properties
north of the planned Western Dublin BART station. The Downtown Core Specific Plan designates the
project site as R/O (Retail/Office), a land use designation that would permit the proposed retail
commercial center.
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Project
a)
b)
c)
Impacts
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.
Conflict with general plan designation and zoning? NI. The Dublin General Plan designates the
site as Retail Office" which allows .25 to .40 F.A.R. The proposed project would result in a Floor
Area Ratio (FAR) of 28.8%, consistent with General Plan density F.A.R. ranges. No impacts
would therefore result and the project would be in compliance with all applicable land use
regulatory programs adopted by the City.
Conflict with a habitat conservation plan? NI. The City of Dublin has adopied no other city-wide
or specific environmental plans or policies which would affect this project. No impacts would
therefore result.
10. Mineral Resources
Environmental Setting
The Conservation Element of the Dublin General Plan does not reference any significant mineral
resources on the project site or in the area of the project.
Project Impacts
a~c) Result in the loss of a known mineral resources? NI. The proposed project would not affect
existing with energy goals, policies or other programs established in the General Plan regarding use of
minerals. The General Plan does not indicate the project site contains significani quantities of regionally
or state significant mineral deposits.
11. Noise
Environmental Setting
The General Plan identifies that the conditionally acceptable 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 CdB"), which is the standard measure of sound
pressure. Filters are used with some noise measuring equipment to suppress frequency ranges 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.
Since the site is currently used as an automobile sales and service facility, there are existing noise
generators on the site, including vehicle traffic and noise associated with auto repair and delivery trucks.
The project site is also impacted with noise from nearby 1-680 to the east.
Project Impacts
a-d) Increases in existing noise levels or exposure of people to excessive noise levels LS. Increases in
noise levels can be expected should the project be approved and constructed. Short-term noise
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February 2001
would occur during project construction, while long-term operational noise would be associated
with increased vehicular traffic to the site, consisting of site visitors and employees, as well as
delivery trucks. There would also be long-term noise associated with mechanical operations of the
retail uses. Since there are no residential land uses adjacent to or near the project site that would be
affected by increased noise (both short- and long-term), this impact would be less-than-significant.
e,o
Expose people or property to excessive airport noise levels? NI. The site is not located near a
public or private airstrip and there would be no impact from aircraft generated noise.
12. Population and Housing
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 (ABAG), the total population of Dublin is
expected to 49,400 by the year 2005 and 58,900 in the year 2010.
Project Impacts
a) Induce substantial growth in an area, either directly or indirectly? NI. The project site is
identified as an "infill" site with current water and sewer service and therefore is not be considered
a growth inducing project. No impacts are therefore anticipated with regard to growth inducement.
· b,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. No impacts would therefore result.
13. Public Services.
Environmental Setting
The project site is served by the following service proriders:
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.
Schools. Educational facilities are provided by the Dublin Unified School District 'which operates
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.
City of Dublin
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PA #00-024
Page 27
February 2001
Maintenance. The City of Dublin provides public.facility maintenance, including roads, parks,
street trees and other public' facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Other governmental services. Other governmental services are provided by the City of Dublin
including community development and building services and related governmental services.
Library service is provided by the Alameda County Library with supplemental funding by the City
of Dublin.
Environmental Impacts
a) Fire protection? LS. According to representatives of the Fire Department, the proposed project lies
near the existing fire station located at 9399 Fircrest in Dublin. A typical response 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. Conditions of approval would be attached to project
review to ensure compliance with the City's Security Ordinance.
c)
Schools? NI. The proposed project would not involve residential construction that would generate
school-aged children. No impacts are therefore anticipated..
d)
Maintenance of public facilities, including roads? LS. The project represents an insignificant
increase in area population and' vehicles.
e)
Other governmental services? LS. The project would represent incremental increases in the
demand for general governmental services. Payment .of the sales and property tax as well as other
fees and taxes would offset any impacts caused by the project.
14. 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.
· The project site itself contains no parks of other recreational facilities.
Project Impacts
a, b) Increase the demand for neighborhood or regional parks or other recreational faciliHe~ or affect
existing recreational opportunities? NI. The construction of the proposed project would not add
demand for parks and recreational facilities since no residential dwellings would be built. No
impacts to recreational facilities is therefore anticipated.
City of Dublin Page 28
Initial Study/Safeway Center February 2001
PA #00-024
15. Transportation/Circulation
[Note: The following section is based on an analysis of the traffic and transportation performed by Omni
Means, transportation consultants.]
Environmental Setting
Existing street networks
Streets that provide access into and around the project site include Dublin Boulevard, Amador Plaza
Road, Amador Valley Boulevard, Village Parkway, Golden Gate Drive, Regional Street, Starward Drive,
and Donohue Drive. A new ore'amp to noahbound 1-680 and a new offramp from southbound 1-680 also
serve the project area. A brief description of each roadway follows: .
Dublin Boulevard is a major arterial street that extends in an east-west direction across the City of
Dublin. Dublin Boulevard consists of six travel lanes west of Village Parkway. with raised
medians, providing access to adjacent retail areas as well as serving through trips across the City.
Dublin Boulevard would provide direct access to the project via driveways on the north side of the
street.
Amador Plaza Road extends in a north-south direction between St. Patrick Way and Amador
Valley Boulevard. North of Dublin Boulevard (and adjacent to the project site) Amador Plaza
Road consists of two travel lanes and a two-way-left-turn lane. The roadway would provide direct
access to the project site via two driveways on the east side.
Amador Valley Boulevard is located noah of the project site and extends in an east-west direction.
Between Village Parkway and San Ramon Road, Amador Valley Boulevard has four travel lanes
with raised landscaped medians and is a major arterial street. East of Village Parkway and west of
San Ramon Road, the roadway narrows to two travel lanes.
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 noah of Dublin Boulevard and residential areas noah of Amador
Valley Boulevard.
Golden Gate Drive is a short, two lane roadway that extends south from Dublin Boulevard
providing access to commercial areas and 1-680 via St. Patrick Way.
Regional Street extends in a noah-south direction west of the project site. The roadway has two
travel lanes with a two-way left-turn lane and it provides access to commercial-retail areas.
Donohue Drive is oriented in a north-south direction, extending north from Amador Valley
Boulevard and provides access to residential areas.
Starward Drive extends noah from Amador Valley Boulevard and consists of two lanes serving
residential areas.
City of Dublin
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PA #00-024
Page 29
February 2001
Interstate 680 is a six lane fleeway oriented in a north-south direction extending through Alameda
and Contra Costa County serving such communities as Dublin, Pleasanton, and San Ramon.
Recently completed freeway ramps provide directional access to the proposed project site. A
northbound onramp is located on Village Parkway south of Dublin Boulevard, and a southbound
offramp is located on Amador Plaza Road south of Dublin Boulevard connecting at St. Patrick
Way.
Interstate 580 is a multi-lane freeway oriented in an east-west direction serving such cities as
Dublin, Pleasanton, Livermore, Hayward, and Oakland. Within the project vicinity, freeway on/off
ramps are located west of the project site at San Ramon Road.
Level-of-Service concept
Level-of-Service (LOS) is the primary indicator for traffic operation performance at intersections2 The
resulting calculations are expressed by LOS ratings which range from LOS "A" to "F". The range
describes increasing traffic demand, delays, and deterioration of services. LOS "A" represents free-flow
conditions with little or no delay. LOS "E" characterizes extremely unstable flow conditions with volumes
at or near the designed capacity. Motorists are likely to experience major delays (40 to 60 seconds)
crossing an intersection. Minor incidents may lead to forced flow conditions (LOS "F") with operating
volumes substantially below capacity. The LOS definitions for signalized and unsignalized intersections
are provided in the Appendix.
At signalized intersections, LOS is determined by calculating the volume of conflicting traffic movements
at an intersection during one hour and dividing that total by the capacity designed to accommodate those
turning movements, identified as the volume-to-capacity (V/C) ratio. For this study, the signalized
intersections' peak hour LOS have been calculated using the Contra Costa Transportation Authority
(CCTA) methodologyJ This methodology uses a variation of the Circular 212 Planning Method with
operational capacities.
At stop controlled intersections, the LOS definitions reflect delays (measured in seconds of delay)
experienced by the approaches that must stop or yield to other traffic. Thus, while a specific turning.
movement may experience delays, the intersection may operate at a better LOS overall. Typically, the
greatest delays are experienced by vehicles attempting to turn left or travel straight across the major street
from the minor streets or driveways. For this study, unsignalized intersection LOS has been calculated
using methodology established by the Transportation Research Board as outlined in their Highway
Capacity Manual.
Study intersections
The existing traffic conditions were evaluated in order to establish a baseline from which future base
conditions could be analyzed. In conjunction with Dublin City staff, it was determined that the following
intersections would be evaluated during the PM peak period (4:00-6:00 p.m.) in order to determine the
highest peak hour volumes.
~ Contra Costa Transportation Authority, Intersection Level of Service Analysis, TJKM
Consultants, Pleasanton, CA.
City of Dublin
Initial Study/Safeway Center
PA #00-024
Transportation
Page 30
February 2001
1. Amador Valley Boulevard / San Ramon Road
2. Amador Valley Boulevard / Starward Drive
3. Amador Valley Boulevard / Donohue Drive
4. Amador Valley Boulevard / Amador Plaza Road
5. Amador Valley Boulevard / Village Parkway
6. Dublin Boulevard / San Ramon Road
7. Dublin Boulevard / Regional Street
8. Dublin Boulevard / Golden Gate Drive
9. Dublin Boulevard / Amador Plaza Road
10. Dublin Boulevard / Village Parkway
11. Amador Plaza Road / 1-680 Ramps - St. Patrick Way (future)
The existing volumes used for this study were also used in a previous study by Onmi-Means titled
Consultant's Report qF the Transportation Impacts for' the Proposed Village Parkway, Downtown Core,
and West BART Station Spect.'t~c Plans, City of Dublin, Final Draft Report, September, 2000, (hereafter
referred to as the "Dublin Downtown Specific Plan" report), except for the intersections of Dublin
Boulevard/Amador Plaza Road and Dublin Boulevard/Village Parkway. These two intersections were
recounted after the opening of a northbound onramp to 1-680 at Village Parkway and a southbound
offramp from 1-680 at Amador Plaza Road in order to identify possible traffic flow changes. The existing
volumes utilized in the' Dublin Downtown Specific Plan report were obtained from several sources,
including the City of Dublin, previous transportation studies conducted in the study area, and counts
conducted by Omni-Means Engineers and Planners.
Existing intersection operating Conditions
As shown on the following table, all of the study intersections function efficiently under existing
conditions. Of the signalized intersections, Amador Valley Boulevard/Village Parkway operates at LOS
"B" while the remainder a!;e operating at LOS "A" during the PM peak hour.
The unsignalized intersection of Amador Valley Boulevard/Starward Drive operates at LOS "C" for the
southbound Starward Drive approach. This intersection was also analyzed for possible traffic signal
installation. Caltrans' peak hour signal warrants identify a minimum threshold volume of 100 vehicles is
needed at the stop controlled approach (one approach lane) in order to qualify for signalization. The
Starward Drive PM peak hour approach volume is 92 vehicles, therefore the intersection does not meet
the minimum volume threshold for signalization with existing volumes. (Signal warrant worksheets are
provided in the Appendix of the complete traffic report.)
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 31
February 2001
Table 1
Existing Intersection Level-of-Service
PM Peak Hour
Intersection
1. Amador Valley/San Ramon
2. Amador Valley/Starward
3. Amador Valley/Donohue
4. Amador Valley/Amador Plaza
5. Amador Valley/Village Parkway
6. Dublin/San Ramon
7. Dublin/Regional
8. Dublin/Golden Gate
9. Dublin/Amador Plaza
10. Dublin/Village Parkway
LOS, V/C
A0.59
C 18 sec.*
A 0.40
A 0.54
B 0.69
A0.58
A 0.48 ·
A 0.40
A0.58
A0.57
Signalized intersection LOS based on the Contra Costa Transportation Authority (CCTA)
methodology.
Unsignalized LOS based on Transportation Research Board, Highway Capacity Manual
methodology. * LOS and delay refer to outbound traffic from Starward Drive.
Future base conditions
Future base traffic growth
The future base conditions represent the anticipated traffic growth generated by approved developments
that would affect traffic volumes within the study area. The future base scenario for this study has been
based upon the recent analyses conducted by Omni-Means for the proposed Dublin Downtown Specific
Plan. For the future base scenario, the Dublin Specific Plan report calculated the anticipated volumes
generated from 16 approved developments then added them to the existing volumes. The developments
include residential, offices, and commercial businesses. A complete description of the projects and
methodology is listed in the Dublin Downtown Specific Plan report.
Planned circulation improvements
The future base analysis also took into consideration planned roadway alterations/improvements expected
to be implemented within the timeframe of the approved developments. These future roadway
City of Dublin Page 32
Initial Study/Safeway Center February 2001
PA #00-024 -.
modifications have been identified by City staff and are described in the Dublin Downtown Specific Plan
report. The following roadway modifications were assumed to be implemented for the future base
conditions analysis:
1-680 southbound onramp: In addition to the recently completed 1-680 southbound offramp to Amador
Plaza Road at St. Patrick Way, a southbound onramp (under construction) from the Amador Plaza
Road - St. Patrick Way intersection will exist.
Dublin Boulevard widening: The segment of Dublin Boulevard between Village Parkway and Sierra
Court is planned to be widened from four lanes to six lanes.
Dublin Boulevard/Village Parkway intersection: For the westbound Dublin Boulevard approach a
second lefi~mm lane is planned, resulting in two left-turn lanes, two through lanes, and one right-turn
lane. For the eastbound Dublin Blvd. approach, a separate right-turn lane will be installed, resulting in
two left-turn lanes, two through lanes, and one right-turn lane.
Dublin Boulevard/Amador Plaza Road intersection: On Dublin Boulevard, the westbound approach is
planned to be restfiped to include two left-tum lanes, one through lane, and one shared through/right-
turn lane.
Amador Valley Boulevard/Starward Drive: The anticipated improvements include the removal of the
existing delineators/cones on the southbound Starward Drive approach and restriping the approach to
include one shared through/left-tum lane and one right-turn lane.
Future base intersection operating conditions
Using the Dubiin Downtown Specific Plan report's methodology, the trip generation and distribution of
the PM peak hour vehicle trips from the approved developments were added to the existing volumes in
order to form the future base scenario. The future base volumes reflect added trips from the approved
developments as well as redistributed existing trips as a result of the new 1-680 off-ramp at Village
Parkway and the on/off-ramps at Amador Plaza Road. For the intersections of Dublin BoUlevard/Amador
Plaza Road and Dublin Boulevard/Village Parkway, the existing volume counts were conducted after the
northbound and southbound off-ramps were open, but before the southbound on-ramp was operational.
Therefore, the redistribution of existing trips was modified accordingly at· Dublin/Amado~ Plaza and
Dublin/Village Parkway. The future base volumes are shown in Figure 3 of the full Traffic Report. The
peak hour level of service for each study intersection was calculated and is shown in Table 2.
Under future base conditions, the LOS would change at five intersections compared to existing conditions,
but ten of the eleven intersections would continue to operate at LOS "C" or better during the PM peak
hour.
The intersections of Amador Valley/Donohue, Amador Valley/Amador Plaza, Dublin/Regional, and
Dublin/Golden Gate would continue to operate at LOS "A". The intersections of Amador Valley/San
Ramon and Dublin/Village Parkway would change from LOS "A" to LOS "B". The intersection of
Dublin/San Ramon would change from LOS A"-to LOS "C". And the intersection of Amador
Valley/Village Parkway would change from LOS "B" to LOS "C!' during the PM peak hour.
City of Dublin
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PA #00-024
Page 33
February 2001
The intersection of Dublin Boulevard/Amador Plaza Road would experience the largest change in
operating conditions, going from LOS "A" to LOS "D" (V/C = 0~83) during the PM peak hour.
The unsignalized intersection of Amador Valley BouleVard/Starward Drive would continue to operate at
LOS "C" for the southbound approach (with the Starward Drive restriping): The intersection was analyzed
for peak hour signal warrants under the future base scenario. It would not meet the minimum threshold
volume required for the stop controlled approaches.
The 1-680 southbound onramp via Amador Plaza - St. Patrick Way is expected to be operational under
future base conditions.' Due to the intersection's proximity to the project site, it was included for study in
the future base analysis. As a signalized intersection, it would operate at LOS "A" during the PM peak
hour..
Table 2
Existing vs. Future Base Intersection Level-of-Service
PM Peak Hour
Existing
Intersection LOS, V/C
Future Base
LOS, V/C
1. Amador Valley/San Ramon
A 0.59 B 0.62
2. Amador Valley/Starward
C 18.2 sec.*
C 16.5 sec.*
3. Amador Valley/Donohue
A 0.40 A 0.45
4. Amador Valley/Amador Plaza
A 0.54 A 0.57
5. Amador Valley/Village Parkway
6. Dublin/San Ramon
B 0.69 C 0.76
A 0.58 C 0.78
7. Dublin/Regional
A 0.48 A 0.54
8. Dublin/Golden Gate
A 0.40 A 0.48
9. Dublin/Amador Plaza
A0.58 D0.83
10. Dublin/Village Parkway
11. Am~dor Plaza/I-680 SB - St. Patrick Way
A 0,57
B 0.63
A 0.37
Signalized intersection LOS based on the Contra Costa Transportation Authority (CCTA)
methodology. Unsignalized LOS based on Transportation Research Board, Highway Capacity
Manual methodology. * I~OS and delay refer to outbound traffic 'from Starward Drive.
City of Dublin '-
Initial Study/Safeway Center
PA #00-024
Page 34
February 2001
z5
Significance 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.
Project
a)
Impacts
Increased vehicle trips or traffic congestion? LS/M. Approval and construction of the proposed
project would increase vehicle trips and traffic congestion in the local roadway network, both in
the short term and under long-term cumulative conditions. There would also be potentially'
significant impacts regarding vehicle queuing at intersections near the project site. Following is a
summary of trip generation and distribution of project traffic and impacts of the proposed project
Trip Generation
The project's daily and PM peak hour trip generation has been based upon Institute of
Transportation Engineers (ITE) trip generation research. The trip g_eneration rates are based on
ITE's average trip rates corresponding to the proj ect's land uses. The gross number of trips for each
project component were calculated, then deduction factors for shared trips and pass-by trips were
applied. The project trip generation is shown in Table 3.
The proposed project's supermarket and specialty retail space' was calculated to generate 664 gross
PM peak hour trips (336 in, 328 out). A characteristic of commercial/retail businesses is "pass-by"
trips, whereby a portion of the project's trips actually represent existing traffic that is already
"passing by" the project site and is diverted into the site from other primary trip purposes.
Research based upon ITE data for pass-by trips indicates that an average of 36% of the trips would
be pass-by for a project of this size, resulting in 425 PM peak hour trips (215 in, 210 out)
distributed onto the outlying street network and intersections.
Because there is ,,an existing automobile dealership (Shamrock Ford) on the project site, the
proposed project's net increase in new vehicle trips would represent the difference between the
existing trips already generated at the site and those from the proposed development. Using ITE
data, the automobile dealership was calculated to generate 92 PM peak hour trips (37 in, 55 out).
Subtracting these trips from the proposed project's trip generation results in 333 net new PM peak
hour vehicle trips (178 in, 155 out) for the supermarket/retail portion of the project.
The gasoline station was calculated to generate 262 gross PM peak hour trips (134 in, 128 out).
Research by Safeway Stores Incorporated from other Safeway supermarket/gasoline centers has
found that approximately 20% of their service station customers are also Safeway shoppers. Based
upon this data, the gasoline station trips were reduced by 20%, resulting in 210 PM peak hour trips
(107 in, 103 out). Also, ITE research for pass-by trips at, gasoline stations indicates that an average
of 42% of the trips would be pass-by, resulting in 122 net new PM peak hour trips (62 in, 60 out).
The sum of the supermarket/retail trips and the gasoline station trips was calculated to be 455 total
new trips (240 in, 215 out) during the PM peak hour to be distributed onto the outlying street
network and intersections. The pass-by trips are incorporated at the project driveways.
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 35
February 2001
Project trip distribution
Supermarket centers tend to generate most new trips from the local residential and employment
areas during the weekday peak,-therefore the project's vehicle distribution has been based primarily
upon the proximity to these areas. Consideration was also given to data from previous
transportation studies for similar projects in the study area existing traffic flows within the study
area, and nearby intersections, as well as freeway access.
The directional distribution percentages at the boundaries of the study area have been estimated as
follows:
Dublin Boulevard to/from the east 15%
Dublin Boulevard to/from .the west 10%
Village Parkway to/from the north 15%
Amador Valley Road to/from the east 15%
Amador Valley Road to/from the west 5%
San Ramon Road to/from the north 15%
San Ramon Road to/from the south 10%
Starward Drive to/from the north 5%
Donohue Drive to/from the north 5%
1-580/I-680 to/from the south 5%
Total: 100%
Project effects on intersection operation
With the addition of the project trips the LOS at nine intersections would remain unchanged from
future base conditions, although V/C ratios would increase, and ten intersections would continue
to operate at LOS "C" or better. The intersection of Amador Valley Boulevard/Amador Plaza Road
would change from LOS "A" to LOS "B" during the PM peak ho. ur. The intersection of Dublin
Boulevard/Amador Plaza Road would continue to operate at LOS "D" during the PM peak hour,
with the V/C ratio increasing from 0.83 to 0.86. The unsignalized intersection of Amador Valley
Boulevard/Starward Drive would continue to operate at LOS "C". The PM peak hour volumes
would remain under the minimum threshold volumes required for peak hour traffic signal
warrants. Therefore, there would be less-than-significant impacts with regard to operation of
existing intersections near the project site.
The project site plan indicates the westbound approach to the Dublin/Amador Plaza intersection
would be reconfigured to add a separate right-turn lane. The LOS was recalculated assuming a
separate right-ram lane with two through lanes and two left-turn lanes to determine if there would
be any changes in the operating conditions. Even with a separate right-turn lane the intersection
would continue to operate at LOS "D" (V/C = 0.86). However, separating the fight-turning traffic
from through traffic to the extent possible could be helpful as it would facilitate the efficiency of'
westbound through traffic on Dublin Boulevard through the intersection and enhance driveway
access safety for the proposed project.
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 36
February 2001
Table 3
Future Base, and Future Base + Project Intersection LOS
PM Peak ,Hour
Future Base
Intersection PM LOS
1. Amador Valley/San Ramon B 0.62
F.B. + Project
PM LOS
B 0.64
2..Amador Valley/Starward
C 16.5 sec.*
C 18.2 sec.*
3. Amador Valley/Donohue
A 0.45 A 0.47
4. Amador Valley/Amad0r Plaza
A 0.57 B 0.64
5. Amador Valley/Village Parkway
C 0.76 C 0.79
6. Dublin/San Ramon
C 0.78 C 0.80
7. Dublin/Regional
A 0.54 A 0.56
8. Dublin/Golden Gate
A 0.48 A 0.50
9. Dublin/Amador Plaza
D 0.83 D 0.86
10. Dublin/Village Parkway
B 0.63 B 0.64
11. Amador Plaza/I-680 SB - St. Patrick Way
A 0.37 A 0.37
Signalized intersection LOS based on the Contra Costa Transportation Authority (CCTA)
methodology. Unsignalized LOS based on Transportation Research Board, Highway Capacity
Manual methodology. * LOS and delay refer to outbound traffic from Starward Drive. Intersection
levels-of-service that are listed in "bold" represent changes from future base LOS conditions.
Project access and on-site circulation
The proposed project site is located on the northeast comer of the Dublin Boulevard/Amador Plaza
Road intersection. Two driveways would front Dublin Boulevard and two would front Amador
Plaza Road. The Dublin Boulevard. driveways would be limited to only right-turns in and out
because of a raised median along Dublin Boulevard. Of the two driveways fronting Amador Plaza
Road, the southern driveway would experience most of the project traffic. The northern driveway
would be located just noah of the building pad, which is essentially behind the building, and
would provide access for delivery trucks for the supermarket and to 17 parking spaces serving the
retail businesses.
The southern. Amador Plaza Road driveway's peak hour volumes were analyzed in order to
calculate the level of service. The driveway intersection was calculated to operate at LOS "B"
(applies to the stop controlled westbound approach) during the PM peak hour. The entering
southbound left-turn volume was also analyzed to determine the anticipated storage requirements
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 37
February 2001
for queued vehicles. With an estimated volume of 122 peak hour vehicles, a storage length of 100-
125 feet would be adequate. There is currently a two-way left-turn lane extending the length of
Amador Plaza Road between Dublin Boulevard and Amador Valley Boulevard, therefore adequate
storage length already exists. it is noted that a driveway exists on the west side of Amador Plaza
Road just noah of the proj ect's southern driveway which provides access to the shopping center on
the west side. It is not a primary driveway, but left-turns in and out may be blocked at times by
queued southbound vehicles taming left into the project site during the PM peak hour.
Also, the southbound Amador Plaza Road approach volumes to Dublin Boulevard were analyzed
to determine storage length needs for the future base + project scenario. The southbound left-turn
volume has been calculated to be 252 vehicles. Using a coordination cycle length of 1.20 seconds
(estimated), the left-tam storage requirement has been calculated as follows: 3,600 seconds per
hour / 120 seconds per cycle = 30 cycles per hour; (252 vehicles per hour / 30 cycles per hour) x
0.75 of cycle = 6-7 left-turn vehicles during the red interval. 6-7 left-turn vehicles x 1.5 (random
arrival rate) = 9-11 vehicle storage requirement; 9-11 LT vehicles x 25 feet per vehicle = 225-275
feet length required. The site plan indicates a distance of approximately 180 feet between Dublin
Boulevard and the southern driveway, which indicates the queued vehicles could block vehicles
turning left out of the project driveway. This would be a significant impact and the following
mitigation measure is recommended to reduce this impact to a less-than-significant level:
Mitigation Measure 8: The southbound Amador Plaza Road approach to Dublin Boulevard
could be restriped to include two left-turn lanes and a through/right-turn lane. With these
geometries, the calculated maximum vehicle queue lengths per lane .would be approximately
125-150 feet (5-6 cars per lane) for the left-turn lanes, and 100-150 feet (4-6 car lengths) for
the through/right-tum lane. The Dublin Boulevard/Amador Plaza Road intersection. would
operate at LOS "C" (v/c = 0.79) with these geometries.
The eastbound Dublin Boulevard left-turning volumes were also analyzed for storage length needs.
In the future base scenario, the peak hour lefi-tum volume would be approximately 111 vehicles,
equating to a storage need of 100-125 feet of storage length. With the added project traffic, the
left-turn volume would be approximately 193 vehicles, equating to 175-200 feet of required
storage. The length of the existing left-turn lane is approximately 210 feet plus a 45 feet taper,
therefore the storage length would be adequate.
Another issue examined is the proposed location of the onsite gasoline station. It would be located
adjacent to Dublin Boulevard just west of the eastem driveway. It is anticipated that this driveway
would serve almost all of the gasoline station's inbound trips plus approximately half of the
Safeway's Dublin Boulevard trips. The proximity of the gasoline station to the driveway could
· result in occasional queues of gas station customers' vehicles blocking the driveway at peak times.
This would be considered a significant impact and the following mitigation measure is
recommended to reduce this impact to a less-than-significant level:
Mitigation Measure 9: The gasoline sales area shall be managed so that gasoline tanker trucks
enter the project site from the western Dublin Boulevard driveway and turn east within the
project site so that the truck is facing east while stopped at the gas station. Trucks shall exit by
turning north and circling west around the backside of the Safeway building and leaving the
City of Dublin Page 38
Initial Study/Safeway Center February 2001
PA #00-024
project site from the northern Amador Plaza Road driveway. It is recommended that a sign be
posted visible to the tanker truck parking/refilling area that indicates the direction of the exit
route.
Cumulative Traffic Growth
Methodology
The methodology used to generate the cumulative scenario traffic volumes for this study mirrors
that used for the Dublin Downtown SpeCific Plan report. The cumulative volumes reflect the
anticipated traffic volumes resulting from the 16 approved individual developments, plus the trips
resulting from development of the downtown core specific plan and the west Dublin/Pleasanton
BART station. The vehicle trip increases from these projects reflect essentially all of~the growth
anticipated within the study area.
In addition to the roadway improvements outlined for the future base scenario, the cumulative
scenario analysis has assumed an extension of St. Patrick Way from its current terminus at Golden
Gate Drive to Regional Street and serving the proposed west Dublin/Pleasanton BART station.
The calculated Safeway Center project trips were then added to the cumulative volumes.
Cumulative effects on intersection operation
With .traffic growth associated with the cumulative scenario, two intersections would experience
significant congestion during the PM peak hour. The intersection of Dublin Boulevard/Golden
Gate Drive would operate at LOS "E" (0.91) without the project and LOS "E" (0.93) with added
project trips. The intersection of Dublin Boulevard/Amador Plaza Road would operate at LOS "F"
(1.09) without the project trips and at LOS "F" (1.12) with the project trips. 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. Likewise, the intersections which will operate below D
(based on the Cumulative Analysis, See table 4), would not be further significantly impacted by
the additional trips generated by the project (see the following table).
Table 4
Cumulative Intersection Level-of-Service
PM Peak Hour LOS - V/C
Intersection
Cumulative
LOS V/C
Mitigated
LOS V/C
Cumulative
+ Project'
LOS V/C
Mitigated
LOS V/C
1. Amador Valley/San Ramon
B 0.69
C 0.71
2. Amador Valley/Starward
C 17.8 sec.*
C 19.9 sec.*
3. Amador Valley/Donohue
A '0.56
A 0.58
City of Dublin
Initial Study/Safeway Cente.r
PA #00-024
Page 39
February 2001
4. Amador Valley/Amador Plaza
5. Amador Valley/Village Pkwy.
6. Dublin/San Ramon
7. Dublin/Regional
8. Dublin/Golden Gate
9. Dublin/Amador Plaza
10. Dublin/Village Parkway
11. Amador PlazaJI-680 ramps
B 0.65 C 0.72
D 0.84 D 0.87
D 0.89 D 0.90
C 0.79 D 0.81
E 0.91 C 0.80 E 0.93
F 1.09 C 0.79 F 1.12
C 0.73 C 0.73
A 0.45 A 0.46
D 0.82
D 0.81
Signalized intersection LOS based on the Contra Costa Transportation Authority (CCTA)
methodology. Unsignalized LOS based on Transportation Research Board, Highway Capacity
Manual methodology. * LOS and delay refer' to outbound traffic from Starward Drive.
b)
Exceed, either individually or cumulatively, the LOS established by the CMA for designated
roadways? LS. Cumulative regional traffic impacts relating to routes of regional significance have
been addressed in the traffic analysis prepared for the Downtown Core Specific Plan. All
cumulative traffic impacts can be mitigated to a level of less-than-significance.
Result in a change of air traffic patterns? NI. The project involves construction of a Safeway
shopping center and would have no impact on air traffic patterns.
d) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)? PS/M. The traffic study recommends the following mitigation
measure to ensure that no public Safety hazards would be created.
Mitigation Measure 10: The entrance along Dublin Boulevard into center project entrance and
the Noah Bound Amador Plaza Road should include a right-tum deceleration lane.
e)
Inadequate emergency access or access to nearby uses? NI. Primary access is provided from two
points along Amador Plaza Road and two points along Dublin Boulevard so no impacts would
result.
City of Dublin
Initial Study/Safeway Center
PA #00-024
Insufficient parking capacity onsite or of~ite? NI. According to the site plan, the project would
provide 286 on-site parking spaces (221 standard, 57 compact, 7 handicap). This complies with the
parkin. g code requirement of 220 spaces. On-street parking is currently allowed on the east side of
Amador Plaza Road beginning approximately 360 feet north of Dublin Boulevard. The site plan
indicates the project frontage would extend approximately 500 feet north from the intersection.
The site plan does not indicate if street parking would be allowed. If it were not, then some
Page 40
February 2001
existing on-street parking spaces may be eliminated by the project. There would therefore be no
impacts regarding provision of parking.
g) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle
racks)? NI. The project is consistent with General Plan policies, additionally, the Dublin Zoning
Code requires that bicycle racks to be constructed on-site. No impacts would result.
15. Utilities and Service Systems.
Environmental Setting
The project site is served by the following service providers:
· 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) Exceed wastewater treatment requirements of the RWQCB? NI. The additional amount' of
increased sewage generation would not exceed the capacity of the ' wastewater treatment plant
operated by DSRSD. No impacts would therefore result.
b) Local or regional water treatment or distribution systems? LS. According to representatives of
DSRSD, water mains exist on the. periphery of the site which could 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. Although some increased demand for water would result, the increase would be less-than-
significant.
c) Storm water drainage? LS. This topic was previously addressed in Section 8, Water.
d) 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.
e) Adequate wastewater treatment capacity? 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 AUthority's outfall line for eventual disposal
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 41
February 2001
t)
~
into San Francisco Bay. DSRSD officials indicate that adequate capacity exists within the regional
treatment facility to accommodate this project.
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 Landfill,
located in eastern Alameda County. The Landfill currently has an anticipated capacity until the
year 2005 and plans are underway to extend landfill capacity for an additional 50 years.'
Although approval of the proposed project will incrementally increase the amount of solid waste,
any such increases would be less-than-significant because the existing facility would be able to be
accommodated given the existing solid waste facilities and resources.
XVI. Mandatory Findings of Significance
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
proposedproj ect 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 example of infill, higher density commercial
development which will be sited near a major regional transportation corridor and would not
impact long-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 cumulatively 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 emissions,
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)
City of Dublin
Initial Study/Safeway Center
PA #00-024
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 mitigation measures are proposed to reduce such potential impacts to
levels of insignificance. As discussed in this Initial Study, the proposed project would not have
environmental effects that will cause substantial adverse effects on human beings, either directly or
indirectly.
Page 42 '
February 2001
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 Carrington, AICP, Senior Planner
Michael Stella, P.E., Associate Engineer
Ray Kuzbari, P.E., Associate Traffic Engineer
Kevin Van Katwyk P.E., Senior Engineer
Jim Ferdinand, Fire Department
Rose Macias, Police Department
Dublin-San Ramon Services District
Bruce Webb, Engineer
References
Dublin General Plan, ReVised September 1992
Dublin General Plan Housing Element, June, 1990
Dublin Zoning Ordinance, Adopted September 1997
Initial Study and Mitigated Negative Declaration for Starward Drive Residential Project City of
Dublin, July, 1998
Traffic Study of the Proposed Shamrock Marketplace Shopping Center Expansion Omni-Means,
September, 2000
Start at the Source. 1999 Edition, BASSMAA
City of Dublin
Initial Study/Safeway Center
PA #00-024
Page 43
February 2001
Mitigation Monitoring Program
PA 00-034 Safeway
The following mitigation monitoring and reporting program is intended to comply with. applicable sections of the California Environmental
Quality Act, as amended.
Mitigation Measure
Mitigation Measure 1: 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
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 during
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.
Responsible Time Frame
Agency/ for
Organization Completion
Building On-going
Department
Verification/
Date
Mitigation Measure 2: Should archeological/paleontological artifacts or
remains be discovered during construction of the project, work in the
vicinity of the find 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.
Mitigation Measure 3: The following measures shall be followed in the
design of the proposed retail project to ensure that a less-than-significant
impact would result with regard to seismic groundshaking:
(a) 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 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 may be utilized.
(b) All subsequent construction plans should incorporate the
recommendations of a geotechnical investigation. A registered
Professional 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.
Public Works
Department
Public Works
Department
Before
issuance of
Grading
Permits
On-going
Mitigation Measure 4: The project developer shall prepare and the City
shall approve an Stormwater Pollution Prevention Plan (SWPPP) for
implementation to cover project Construction and post-construction
operation of the proposed retain center. The plan should be prepared in
accordance with City of Dublin and RWQCB design standards using Best'
Management Practices and shall be approved by the City of Dublin Public
Works Director prior to issuance eof a grading permit. The plan, at a
minimum, should include the following:
· All disturbed areas should be immediately revegetated 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; including, if feasible, biofilter swales;
· 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 Public Works Director.
Mitigation Measure 5: All subsequent construction plans should
incorporate the recommendations of a geotechnical investigation. A
registered Professional Engineer should design the grading and foundation
plans. A Registered Geoteclmical Engineer should stamp and sign the
grading and foundation plans certifying that they conform to the
recommendations contained in the final geoteclmical investigation.
Building
Department
Public Works
Department
Before
issuance of
Building
Permits
Before
issuance of
Grading
Permits
Mitigation Measure 6: The project developer shall submit a PhaSe I and
Phase II Environmental Site Assessment prepared by a qualified REA for
the site prior to issuance of a grading permit, indicating the site contains
less-than-significant levels of hazardous materials. If potentially significant
materials are identified, a remediation plans shall be prepared and approved
by appropriate local regulatory agencies prior to commencement of
grading.
Mitigation Measure 7: The finished floor of the building must be excess
of one-foot above the base flood elevation. Additionally, a California
licensed land surveyor, must survey the finished floor elevation and certify
that it is one-foot above the base flood elevation.
Mitigation Measure 8: The southbound Amador Plaza Road approach to
Dublin Boulevard could be restriped to include two left-tum lanes and a
through/right-turn lane. With these geometries, the calculated maximum
vehicle queue lengths per lane would be approximately 125-150 feet (5-6
cars per lane) for the left-tum lanes, and 100-150 feet (4-6 car lengths) for
the through/right-turn lane. The Dublin Boulevard/Amador Plaza Road
intersection would operate at LOS "C" (v/c = 0.79) with these geometries.
Mitigation Measure 9: The gasoline sales area shall be managed so that
gasoline tanker trucks enter the project site from the western Dublin
Boulevard driveway and turn east within the project site so that the truck is
facing east while stopped at the gas station. Trncks shall exit by. turning
north and circling west around the backside of the Safeway building and
leaving the project site from the northern Amador Plaza Road driveway. It
is recommended that a sign be posted visible to the tanker truck
parking/refilling area that indicates the direction of the exit route.
Mitigation Measure 10: The entrance along Dublin Boulevard into center
project entrance and the Noah Bound Amador Plaza Road should include a
right-turn deceleration lane. "
Public Works
Department
Building and
Public Works
Department
Planning and
Building
Departments
Planning and
Building
Departments
Public Works
Department
Before
issuance of
Grading
Permits
Before
issuance of
Building
Permits
Before
issuance of
Building
Permits
Before
issuance of
Building
Permits
Before
issuance of
Grading
Permits; on-
going
RESOLUTION NO. 01-02
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
TRANSFERING THE ORIGINAL HEARING JURISDICTION TO THE CITY
COUNCIL FOR PA 00-034, SAFEWAY SITE DEVELOPMENT REVIEW AND
CONDITIONAL USE PERMIT
WHEREAS, Brandon Farrell, on behalf of Safeway., Inc. has requested approval of a
Site Development Review and Conditional Use Permit to allow a new 55,256 square foot
grocery store, 10,743 square foot of retail, and an 18-pump fueling station with a 314 square
foot kiosk; and
WHEREAS, Applicant/Developer has submitted a complete application for aSite
Development Review and Conditional Use Permit which is available and on file in the Planning
Department; and
WHEREAS, Applicant/Developer has submitted project plans for a Site Development
Review and Conditional Use Permit for PA 00-034 dated received February 21, 2001, and a
colors and materials board dated received February 21,2001, and
WHEREAS, the City prepared an Initial Study to evaluate site-specific impacts of the
project. Based on the Initial Study, the City prepared a Mitigated Negative Declaration and
Mitigation Monitoring Program for the project with the finding that although the project could
have a significant effect on the environment, there will not be a significant impact in this case
because revisions in the project have been made or agreed to by the project proponent and
because a Mitigated Negative Declaration will be adopted that mitigates any impacts of the
project to a level of insignificance through the adoption of mitigation measures and a Mitigation
Monitoring Program; and
WHEREAS, the Planning Commission held a public hearing on said applications on
February 27, 2001; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted to the Planning Commission requesting that
the original heating jurisdiction be transferred to the City Council for PA 00-034; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth; and
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission
does hereby transfer the original hearing jurisdiction for this project to the City Council pursuant
to Section 8.96.020.C.3 of the Zoning Ordinance.
PASSED, APPROVED AND ADOPTED this 27th day of February, 2001.
ATTACHMENT 6
AYES:
NOES:
Commissioner Johnson; Commissioner Musser; Commissioner Jennings;
Commissioner Fasulkey; and Commissioner Nassar
ABSENT:
ATTEST:
Planning Commission Chairperson
Community Development Director
G:XPA#X2000\00-034NPCSDRRES .doc 2