HomeMy WebLinkAbout5.1 - 7505 Dublin BlvdPage 1 of 7
STAFF REPORT
PLANNING COMMISSION
DATE: January 23, 2018
TO: Planning Commission
SUBJECT:
7505 Dublin Blvd
Prepared by: Amy Million, Principal Planner
EXECUTIVE SUMMARY:
Dave Johnson of Johnson Lyman Architects has requested a Site Devel opment Review
Permit to demolish a vacant 5,442 square foot restaurant building and construct a new
9,383 square foot multi-tenant commercial building located within the Dublin Place
Shopping Center. The application includes related improvements including two new
outdoor dining patios, landscaping and parking. Tenants have not been identified for
the buildings; however, it is anticipated to be four tenant spaces with a mix of retail and
restaurant uses.
RECOMMENDATION:
Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt a
Resolution approving a Site Development Review Permit for the demolition of an
existing commercial building and construction of a 9,383 square foot commercial
building at 7505 Dublin Boulevard.
DESCRIPTION
The project site is an irregular shaped parcel located at 7505 Dublin Boulevard at the
northwest corner of Dublin Boulevard and Amador Plaza Road within the Dublin Place
Shopping Center as shown in Figure 1. The Dublin Place Shopping Center is located
on the west side of Amador Plaza Road between Dublin Boulevard and Amador Valley
Boulevard. The subject property is 80,266 square feet and currently occupied by three
commercial buildings totaling 20,452 square feet including a vacant restaurant building
(formerly Coco’s/Carrows) planned for demolition as part of the proposed project, Bank
of the West and a multi-tenant building with Pieology and Aquarium Concepts.
Page 2 of 7
Figure 1. Project Site
The subject property is located within the Downtown Dublin Spe cific Plan and has a
General Plan land use designation of Downtown Dublin - Retail District. This
designation allows a range of residential, commercial, and mixed uses consistent with
the Downtown Dublin Specific Plan.
Proposed Project
The Applicant is requesting a Site Development Review Permit to demolish an existing
5,442 square foot restaurant building and construct a new 9,383 square foot multi -
tenant commercial building. Tenants have not been identified for the buildings; however,
it is anticipated to be four tenant spaces with a mix of retail and restaurant uses. The
layout of the building provides for pedestrian access from Amador Plaza Road and
Dublin Boulevard with outdoor patios on the north and south sides of the building
serving the end tenant suites. The proposed site plan is shown in Figure 2 below. The
proposal includes related improvements including landscaping, a storm water retention
area, parking and a new trash enclosure.
Page 3 of 7
Figure 2. Proposed Site Plan
ANALYSIS
The Zoning Ordinance requires Site Development Review for the demolition and
construction of new structures. Approval of a Site Development Review Permit is
subject to findings related to compliance with General Plan policies, impacts to general
safety and welfare, site layout, impacts to views, impacts to topography, architectural
considerations and landscape considerations as shown in the draft resolution included
as Attachment 1.
Site Layout
The existing restaurant building is located near the corner of Dublin Bou levard and
Amador Plaza Road and is oriented to the parking area interior to the site. Site
topography and the proposed orientation of the new building provides for access from
three sides; Amador Plaza Road, Dublin Boulevard and the parking area. The layo ut of
the project provides for two outdoor patios, one on the south side of the building
adjacent to Dublin Boulevard and one on the north side of the building. The patios are
designed with outdoor seating areas for the adjacent tenants and are enhanced wi th
pavers and landscaping. The patio adjacent to Dublin Boulevard also includes a trellis.
The site layout implements the vision of the Downtown Dublin Specific Plan and creates
a walkable environment by incorporating pedestrian-scale plazas and connections,
where appropriate, throughout the project area. The proposed site plan, floor plan,
elevations, and landscape plans are shown in the Project Plans (Attachment 2).
The proposed site layout would necessitate a reconfiguration of the parking area
immediately adjacent to the proposed building. This results in eliminating parking
spaces on the north side of the proposed building to accommodate the outdoor patio.
Page 4 of 7
The parking spaces will be redistributed so that the total number of parking spaces
adjacent to the proposed building increases from 44 to 48 spaces. Refer to the Parking
section below for additional information on the total parking requirements for the
shopping center.
The proposed project also accommodates the planned widening of Amador Plaza R oad
as shown on Sheet A1 of the Project Plans (Attachment 2). The widening is for an
additional right turn lane on Amador Plaza Road.
Architecture
The architectural vision for the Retail District as outlined in the Downtown Dublin
Specific Plan is that new buildings “will complement the existing uses with designs that
are compatible with adjacent structures and the district as a whole.” In addition,
buildings shall use high-quality materials while utilizing creative and unique designs.
The project’s architectural design and material palette is consistent with this vision.
The architectural concept for the development is clean and contemporary. The project
offers a variety of contemporary building materials such as wood, cement fiber,
composite panels, aluminum panels, metal and plaster. The single -story building forms
are horizontally oriented with varying roof lines that create a unique design statement
for this shopping center while blending well with the surrounding development. The
building form is highlighted with the use of horizontal wood siding, vertical wood slats,
aluminum panels, corrugated metal awnings, cement fiber, steel canopies, steel trellis
and storefront systems with simple black-framed windows and doors.
Figure 3. Amador Plaza Road Elevation
A color and material palette has been provided that illustrates the variety of colors and
textures for the buildings on Sheet CB of the Project Plans (Exhibit A to Resolution). A
colors and materials board will be presented at the Planning Commission meeting for
review and consideration.
Landscaping
The landscape palette and layout have been designed to be consistent with the
Downtown Dublin Specific Plan by utilizing enhanced hardscape and a variety of plant
materials. The overall landscape concept is on Sheet L1 of the Project Plans (Exhibit A
to Resolution).
Page 5 of 7
The preliminary landscape plan shows the removal of all existing on -site landscaping in
the area of the proposed project and installation of new landscaping in the parking lot
and around the building. The street trees along Dublin Boulevard will remain and the
trees along the Amador Plaza Road frontage will be replaced to accommodate the
street widening.
A preliminary tree survey was conducted for the project area which identified the
species and size for the all the trees present on -site. The trees are a variety of species
and range in size from 6” to 47”. None of the trees are considered to be Heritage Trees
as defined by DMC 5.60.
The preliminary landscape plan includes a conceptu al plant pallet with a variety of trees,
including 24” box trees along Amador Plaza Road, 15 gallon trees in the parking area
as well as a mix of 5 gallon shrubs and a combination of 5 gallon and 1 gallon
groundcover plants. A storm water treatment planter is located on the southeast corner
of the site and planters are proposed along the building façade facing the parking area.
New landscape areas are proposed with a variety of drought tolerant plants suitable for
low maintenance and water conserving efforts.
Parking:
The Applicant anticipates a mix of restaurant and retail tenants for the proposed
building. Since the tenants and the floor plans of the restaurant spaces are unknown at
this time, a conservative mix of uses (75% restaurant / 25% retail) was used to calculate
the estimated parking requirement in order to ensure the parking requirement is met.
Conservatively, it is estimated that 60 parking spaces will be required for the future
tenant mix as shown in Table 1 below:
Table 1. Parking Requirement
Land Use Parking Requirement
Restaurant 1 parking space per 100 square feet of floor area
accessible to customers; and 1 parking space per 300
square feet of floor area not accessible to customers
Retail 1 parking space per 300 square feet
The Dublin Place Shopping Center is comprised of multiple parcels that are owned by
several entities. However, the center has a reciprocal parking easement which means
that all of the buildings share the parking spaces within the shopping center. Based on
the existing and recently approved mix of commercial uses in the shopping center, a
total of 1,807 parking stalls are required to support the entire shopping center. With the
construction of the proposed project, a total of 1,933 parking stalls would be provided,
which is a surplus of 126 parking stalls throughout the shopping center.
Public Art Compliance
The applicant intends to satisfy the City’s public art requirement through the payment of
in-lieu fees. Condition of Approval No.16 confirms this intention.
Page 6 of 7
ENVIRONMENTAL REVIEW
The project is located within the Downtown Dublin Specific Plan area, which was the
subject of an Environmental Impact Report (EIR), State Clearinghouse number
20100022005. The Downtown Dublin Specific Plan Final EIR was certified b y City
Council Resolution No. 08-11 dated February 1, 2011. Pursuant to the California
Environmental Quality Act (CEQA) Guidelines section 15168(c)(2), the proposed project
was examined to determine if another environmental document should be prepared.
The proposed project is the redevelopment of an existing commercial property in the
Retail-District and is within the development potential identified and examined in the
Draft EIR. There is no substantial evidence in the record that any new effects would
occur, that any new mitigation measures would be required, or that any of the conditions
triggering supplemental environmental review under CEQA Guidelines section 15162
exists.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The General Plan designation is Downtown Dublin- Retail District. The proposed uses
are permitted within the Downtown Dublin Specific Plan Retail District. The project is
consistent with Development Regulations for this zoning district as described in
Downtown Dublin Specific Plan and Dublin Municipal Code. The proposed building size
and configuration would not exceed the allowable building area or create adverse
conditions on-site or for surrounding properties, but would enhance the existing
shopping center and expand shopping options in the area. The proposed project is
consistent with the Downtown Dublin Specific Plan and the vision for the Retail District.
REVIEW BY APPLICABLE DEPARTMENTS AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin
San Ramon Services District have reviewed the project and provided Conditions of
Approval (Attachment 1) where appropriate to ensure that the project is established in
compliance with all local ordinances and regulations.
NOTICING REQUIREMENTS/PUBLIC OUTREACH
A notice of this public hearing was mailed to all property owners and occupants within
300-feet of the proposed project. The Public Notice was also published in the East Bay
Times and posted at several locations throughout the City. A copy of this Staff Report
was provided to the Applicant. The Staff Report for this public hearing was also
available on the City’s website.
ATTACHMENTS:
Page 7 of 7
1. Resolution Approving a Site Development Review Permit for the Demolition of an
Existing Commercial Building and Construction of a 9,383 Square Foot Commercial
Building
2. Exhibit A to Attachment 1 Project Plans
RESOLUTION NO. 17-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE DEMOLITION OF AN
EXISTING COMMERCIAL BUILDING AND CONSTRUCTION OF A 9,383 SQUARE FOOT
COMMERCIAL BUILDING AT 7505 DUBLIN BOULEVARD
(APN 941-0305-038-00)
PLPA-2017-00048
WHEREAS, Dave Johnson of Johhnson Lyman Architects is requesting approval to
demolish an existing 5,442 square foot restaurant building and construct a new 9,383 square
foot multi-tenant commercial building located at 7505 Dublin Boulevard within the Dublin Place
Shopping Center; and
WHEREAS, the project site is located in Downtown Dublin, within the Retail District of the
Downtown Dublin Specific Plan; and
WHEREAS, in accordance with the California Environmental Quality Act certain projects
are required to be reviewed for environmental impacts and when applicable, environmental
documents prepared; and
WHEREAS, the project is located within the Downtown Dublin Specific Plan area, which
was the subject of an Environmental Impact Report (EIR), State Clearinghouse number
20100022005. The Downtown Dublin Specific Plan Final EIR was certified by City Council
Resolution No. 08-11 dated February 1, 2011. Pursuant to the California Environmental Quality
Act (CEQA) Guidelines section 15168(c)(2), the proposed project was examined to determine if
another environmental document should be prepared. The proposed project is the
redevelopment of an existing commercial property in the Retail-District and is within the
development potential identified and examined in the Draft EIR. There is no substantial
evidence in the record that any new effects would occ ur, that any new mitigation measures
would be required, or that any of the conditions triggering supplemental environmental review
under CEQA Guidelines section 15162 exists.
WHEREAS, the Site Development Review Project Plan Set, attached as Exhibit A to this
Resolution illustrates the proposed site layout, driveway and parking circulation system, building
architecture, access to public streets, site amenities, and landscaping for the proposed project;
WHEREAS, a Staff Report was submitted recommendi ng that the Planning Commission
approve a Site Development Review Permit for the proposed project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin hereby makes the following findings and determinations regarding the proposed Site
Development Review for 7505 Dublin Boulevard:
2
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning
Ordinance, with the General Plan and any applicable Specific Plans and design
guidelines because: 1) The project is in compliance with the development standards
of the Downtown Dublin Zoning District and Downtown Dublin Specific Plan (DDSP)
and is consistent with the DDSP design guidelines for commercial uses including
compliance with setbacks, height and materials; 2) the site layout implements the
vision of the Downtown Dublin Specific Plan and creates a walkable environment by
incorporating pedestrian-scale patios and connections, where appropriate, throughout
the project area; and 3) the project is consistent with the DDSP Retail District and
development standards.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) the project contributes to orderly, attractive, and harmonious site and structural
development compatible with the intended use, the existing shopping center and the
surrounding properties; 2) the project provides a high degree of design and
landscaping to complement the area; and 3) the project complies with the
development regulations set forth in the Downtown Dublin Zoning District and
accompanying DDSP.
C. The design of the project is appropriate to the City, the vicinity, surrounding
properties, and the lot in which the project is proposed because: 1) the design of the
proposed buildings and associated improvements provides for a seamless transition
with the existing development and circulation pattern for the larger shopping center in
which is it located; 2) the size and mass of the proposed buildings are consistent with
the requirements of the DDSP, which guides commercial development in the Retail
District and the greater DDSP area; 3) the project will expand the commercial
opportunities in the DDSP area.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the project provides additional commercial development in an existing
shopping center that can support commercial uses; 2) the project is consistent with
the Downtown Dublin Zoning District in which it is located; 3) the project site will be
fully served by a network of infrastructure of public roadways, services, and facilities ;
and 4) the proposed building size and configuration would not exceed the al lowable
building area or create adverse conditions on-site or for surrounding properties
E. Impacts to existing slopes and topographic features are addressed because : 1) the
project site is generally flat; and 2) landscaping along the street frontage and
throughout the project will be complete.
F. Architectural considerations including the character, scale and quality of the design,
site layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) the Project provides a high degree of design
and landscaping to provide a unique, urban, contemporary-themed commercial
opportunity in the DDSP; 2) the proposed building reflects a similar and compatible
architectural style and development pattern of other commercial buildings within the
DDSP; 3) the materials proposed will be high -quality and long-lasting; and 4) the color
3
and materials proposed are appropriate to the contemporary architectural design
proposed for the project and complementary to other commercial buildings in the
project vicinity.
G. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment for
the public because: 1) the landscaping, hardscape and amenities are designed in the
contemporary style to complement the architecture of the building ; and 2) the project
is also required to confirm to the requirements of the City’s Water Efficient Landscape
Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the proposed layout of the parking area
has been reviewed for safety and adequate circulation; and 2) development of this
project will integrate into the existing circulation and development pattern of the larger
shopping center.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves the Site Development Review Permit for 7505 Dublin Boulevard as shown on the
project plans date stamped received December 1, 2017 and included as Exhibit A, subject to the
following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use, and shall be subject to Planning
Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of
approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks &
Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health, [Z7] Zone 7.
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
PLANNING
1. Approval. This Site Development Review (SDR) approval is for
the commercial project at 7505 Dublin Boulevard (PLPA-2017-
00048). This approval shall be as generally depicted and
indicated on the SDR project plans, attached to this Resolution
as Exhibit A, prepared by Johnson Lyman Architects dated
received December 1, 2017 consisting of 14 sheets, on file in the
Community Development Department, and other plans, text,
color and materials boards relating to this SDR and as specified
by the following Conditions of Approval for this project.
PL Ongoing
2. Effective Date. This SDR approval becomes effective 10 days
after action by the Planning Commission unless otherwise
appealed to the City Council.
PL Ongoing
3. Permit Expiration. Construction or use shall commence within
one (1) year of Permit approval or the Site Development Review
shall lapse and become null and void. If there is a dispute as to
PL One Year After
Effective Date
4
whether the Permit has expired, the City may hold a noticed
public hearing to determine the matter. Such a determination
may be processed concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires, a new application
must be made and processed according to the requirements of
this Ordinance.
4. Time Extension. The original approving decision-maker may,
upon the Applicant’s written request for an extension of approval
prior to expiration, upon the determination that all Conditions of
Approval remain adequate and all applicable findings of approval
will continue to be met, grant an extension of the approval for a
period not to exceed six (6) months. All time extension requests
shall be noticed and a public hearing shall be held before the
original hearing body.
PL Prior to
Expiration Date
5. Compliance. The Applicant/Property Owner shall operate this
use in compliance with the Conditions of Approval of this Site
Development Review Permit, the approved plans and the
regulations established in the Zoning Ordinance. Any violation of
the terms or conditions specified may be subject to enforcement
action.
PL On-going
6. Revocation of Permit. The Site Development Review approval
shall be revocable for cause in accordance with Section
8.96.020.I of the Dublin Zoning Ordinance. Any violation of the
terms or conditions of this permit shall be subject to citation.
PL On-going
7. Requirements and Standard Conditions. The Applicant/
Property Owner shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department, Dublin
Building Department, Dublin Police Services, Alameda County
Flood Control District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County 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.
Various Building Permit
Issuance
8. Required Permits. Applicant/Developer shall obtain all permits
required by other agencies including, but not limited to Alameda
County Flood Control and Water Conservation District Zone 7,
California Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board, Caltrans and
provide copies of the permits to the Public Works Department.
PW Building Permit
Issuance and
Grading Permit
Issuance
9. Fees. Applicant/Property Owner shall pay all applicable fees in
effect at the time of building permit issuance, including, but not
limited to, Planning fees, Building fees, Traffic Impact Fees,
TVTC fees, Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School Impact fees,
Fire Facilities Impact fees, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water Connection
fees; or any other fee that may be adopted and applicable.
Approved Development Agreement supersedes where
applicable.
Various Building Permit
Issuance
10. Indemnification. The Applicant/Property Owner shall defend,
indemnify, and hold harmless the City of Dublin and its agents,
ADM On-going
5
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, Community Development Director, Zoning Administrator,
or any other department, committee, or agency of the City to the
extent such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law;
provided, however, that the Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the City's
promptly notifying the Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of such
actions or proceedings.
11. Clarification of Conditions. In the event that there needs to be
clarification to the Conditions of Approval, the Director of
Community Development and the City Engineer have the
authority to clarify the intent of these Conditions of Approval to
the Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the
authority to make minor modifications to these conditions without
going to a public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from impacts to
this project.
PL, PW On-going
12. Clean-up. The Applicant/Property Owner shall be responsible for
clean-up & disposal of project related trash to maintain a safe,
clean and litter-free site.
PL On-going
13. Modifications. Modifications or changes to this Site
Development Review approval may be considered by the
Community Development Director if the modifications or changes
proposed comply with Section 8.104.100 of the Zoning
Ordinance.
PL On-going
14. Master Sign Program. An amendment to the existing Dublin
Town Center Master Sign Program is required prior to installation
of any project related signage. Any sign shown in the Project
Plans are for illustrative purposes only and the full details of the
sign sizes, content, materials, and construction shall be shown in
the separate sign package.
PL Installation of
Project Related
Signage
15. Temporary Promotional Banners and Balloons. Temporary
Promotional Banner Signs and Balloons shall only be permitted
after first securing an approved Temporary Promotional Sign
Permit. All temporary on-site signage shall be subject to the sign
regulations contained in the City of Dublin Zoning Ordinance.
PL On-going
16. Public Art. The project is required to comply with Sections
8.58.05A and 8.58.05D of Chapter 8.58 (Public Art Program) of
the Dublin Municipal Code. The Project will make a monetary
contribution in-lieu of acquiring and installing a public art project
on the property, as provided by the Dublin Municipal Code
section 8.58.050D. The in-lieu contribution shall be as provided in
the Dublin Municipal Code, Chapter 8.58.
PL Building Permit
Issuance
17. Interim Design Plan. Prior to approval of a demolition permit for
the existing building, the applicant shall submit for and obtain
approval of an interim design plan from the Community
Development Director. The interim design plan shall show, at
minimum, how the site will be designed during the interim stage
between demolition of the existing building and construction of
PL Demolition
Permit
6
the new building.
PLANNING - LANDSCAPE
18. Final Landscape and Irrigation Plan. Plans shall comply with
Chapter 8.72 and be generally consistent with the project plans
attached to this Resolution as Exhibit A and date stamped
received on December 1, 2017. A Final Landscape and Irrigation
Plan prepared and stamped by a State licensed landscape
architect or registered engineer shall be submitted for review and
approval by the Community Development Director. Landscape
and irrigation plans shall provide for a recycled water system.
PL Building Permit
Issuance or
Approval of
Improvement
Plans
19. Water Efficient Landscaping Regulations. The Applicant shall
meet all requirements of the City of Dublin's Water-Efficient
Landscaping Regulations, Chapter 8.88 of the Dublin Municipal
Code.
PL Building Permit
Issuance or
Approval of
Improvement
Plans
20. Sustainable Landscape Practices. The landscape design shall
demonstrate compliance with sustainable landscape practices as
detailed in the Bay-Friendly Landscape Guidelines by earning 60
points or more and meeting the 9 required practices in the Bay-
Friendly Landscape Scorecard.
PL Building Permit
Issuance or
Approval of
Improvement
Plans
PLANNING – DOWNTOWN DUBLIN SPECIFIC PLAN MITIGATION MEASURES
21. MM 3.3-1: Project applicants shall consult with a registered
geotechnical engineer to prepare a design level geotechnical
report that addresses the affects of seismic ground shaking and
includes a quantitative evaluation of liquefaction and liquefaction-
induced lateral spreading for future development in the DDSP
project area. The design level geotechnical report shall specify
foundations and structural elements that are designed to resist
forces and potential ground settlement for liquefaction and lateral
spreading. This report shall be submitted in conjunction with a
Building Permit application.
PL Building Permit
Issuance
22. MM 3.4-1: Prior to demolition of existing structures that were
constructed prior to 1980 within the project area, project
applicants shall have structures proposed for demolition
inspected by a qualified environmental specialist for the presence
of LBPs and Asbestos (ACM) contaminating materials prior to
obtaining a demolition permit from the City of Dublin. If found to
be present, samples shall be collected and analyzed for ACM
and lead using EPA testing methods. If actionable levels of lead
and or ACM are within the structures, a remediation plan shall be
prepared by a qualified consultant and implemented. Necessary
permits and approvals shall be obtained from appropriate
regulatory agencies including the Bay Area Air Quality
Management District. Worker safety plans shall be included in
any remediation plans. Any hazardous materials that are
removed from the structures shall be disposed of at an approved
landfill facility in accordance with federal, state, and local laws
and regulations.
PL Building Permit
Issuance for
Demolition of
Existing Building
23. MM 3.5-1a: Prior to issuance of grading permit, the project
proponent shall file a Notice of Intent as required by Regional
Water Quality Control Board regarding storm water discharges
associated with construction activities. Upon completion of
construction activities, a Notice of Termination shall be filed.
MM 3.5-1b: Prior to issuance of any building or grading permits,
a Storm Water Pollution Prevention Plan (SWPPP) shall be
PL/PW Site Work
(Grading) Permit
7
prepared by the project contractors and submitted to the
Regional Water Quality Control Board for review and comment
and to the City of Dublin in conjunction with the
Building/Grading/Site work permit and shall be found to be
acceptable by the City prior to ground disturbance. The SWPPP
shall be prepared to Regional Water Quality Control Board
standards and Alameda Countywide Clean Water Program
requirements, and shall identify erosion minimization and control
provisions, pollution detection provisions, and pollution
elimination/ minimization provisions appropriate to the
development project and its site for construction and post-
construction activities. The SWPPP shall include best available
technology, engineering, and design solutions such as the use of
silt screens, hay bales, modern trash screens, energy dissipaters,
and/or absorbent devices. Stormwater runoff water quality
monitoring procedures shall be clearly detailed in the SWPPP.
24. MM 3.7-1a: Project applicants within the project area shall
prepare a construction noise management plan that identifies
measures to be taken to minimize construction noise on
surrounding sensitive receptors (e.g. residential uses and
schools) and includes specific noise management measures to
be included into project plans and specifications subject to review
and approval by the City. These measures shall I include, but not
be limited to the following:
Construction activities, including the maintenance and
warming of equipment, shall be limited to Monday through
Friday, and non-City holidays, between the hours of 7:30
AM and 5:30 PM except as otherwise approved by the
City Engineer.
All construction equipment shall be equipped with mufflers
and sound control devices (e.g., intake silencers and
noise shrouds) no less effective than those provided on
the original equipment and no equipment shall have an
un-muffled exhaust.
The City shall require that the contractor maintain and
tune-up all construction equipment to minimize noise
emissions.
Stationary equipment shall be placed so as to maintain
the greatest possible distance to the sensitive receptors.
All equipment servicing shall be performed so as to
maintain the greatest possible distance to the sensitive
receptors.
The construction contractor shall provide an on-site name
and telephone number of a contact person. In the event
that construction noise is intrusive to an educational
process, the construction liaison will revise the
construction schedule to preserve the learning
environment.
Select demolition methods to minimize vibration, where
possible (e.g., sawing masonry into sections rather than
demolishing it by pavement breakers).
MM 3.7-1b: Should the proposed project require off-site
import/export of fill material during construction, trucks shall
utilize a route that is least disruptive to sensitive receptors,
PL/PW Issuance of
Building Permits
8
preferably major roadways (Interstate 580, Interstate 680, San
Ramon Road, Dublin Boulevard, and Amador Valley Boulevard).
Construction trucks should, to the extent practical, avoid the
weekday and Saturday a.m. and p.m. peak hours (7:00 a.m. to
9:00 a.m. and 4:00 p.m. to 6:00 p.m.).
BUILDING CONDITIONS
25. Building Codes and Ordinances. All project construction shall
conform to all building codes and ordinances in effect at the time
of building permit.
B Through
Completion
26. Building Permits. To apply for building permits,
Applicant/Developer shall submit five (5) sets of construction
plans to the Building & Safety Division 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 the annotated
resolutions attached to each set of plans. Applicant/Developer
will be responsible for obtaining the approvals of all participation
non-City agencies prior to the issuance of building permits.
B Issuance of
Building Permits
27. Plumbing Fixture Count - As per section 422.4 of the CA
Plumbing Code, each tenant space shall be provided with toilet
facilities.
B Permit Issuance
28. Engineer Observation. The Engineer of record shall be
retained to provide observation services for all components of the
lateral and vertical design of the building, including nailing, hold-
downs, straps, shear, roof diaphragm and structural frame of
building. A written report shall be submitted to the City Inspector
prior to scheduling the final frame inspection.
B Prior to
scheduling the
final frame
inspection
29. Foundation. Geotechnical Engineer for the soils report shall
review and approve the foundation design. A letter shall be
submitted to the Building Division on the approval.
B Permit issuance
30. Solar Zone – CA Energy Code
Show the location of the Solar Zone on the site plan. Detail the
orientation of the Solar Zone. This condition of approval will be
waived if the project meets the exceptions provided in the CA
Energy Code.
B Through
Completion
31. Cool Roofs. Flat roof areas shall have their roofing material
coated with light colored gravel or painted with light colored or
reflective material designed for Cool Roofs.
B Through
Completion
32. Air Conditioning Units. Air conditioning units and ventilation
ducts shall be screened from public view with materials
compatible to the main building and shall not be roof mounted.
Units shall be permanently installed on concrete pads or other
non-movable materials approved by the Chief Building Official
and Director of Community Development.
B Occupancy
33. Accessory Structures. Building permits are required for all
trash enclosures and associated amenities/structures (trellises)
and are required to meet the accessibility and building codes.
B Through
Completion
34. Temporary Fencing. Temporary Construction fencing shall be
installed along the perimeter of all exterior work under
construction.
B Through
Completion
35. Addressing for Suites
a) Provide a site plan with the City of Dublin’s address grid
overlaid on the plans (1 to 30 scale). Highlight all exterior
door openings on plans (front, rear, garage, etc.). The
B
Prior to release
of addresses
9
site plan shall include a single large format page showing
the entire project and individual sheets for each
neighborhood. Three copies on full size sheets and five
copies reduced sheets.
b) Address signage shall be provided as per the Dublin
Commercial Security Code.
c) Address will be required on all doors leading to the
exterior of the building. Addresses shall be illuminated
and be able to be seen from the street, four inches in
height minimum.
Prior to
permitting
Prior to
occupancy
36. Copies of Approved Plans. Applicant shall provide City with 2
reduced (1/2 size) copies of the City of Dublin stamped approved
plan.
B 30 days after
permit and each
revision issuance
FIRE PREVENTION
37. Building and Fire Codes. The project must comply with all
building and fire code requirements in affect at the time of
building permit submittal.
F Building Permit
Issuance
38. Fire Sprinklers. Fire sprinklers are required to be installed
throughout the project.
F Building Permit
Issuance
DUBLIN SAN RAMON SERVICES DISTRICT
39. 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.
DSRSD Building Permit
Issuance
40. 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 conformance with DSRSD utility master planning.
DSRSD Building Permit
Issuance
41. Sewers shall be designed to operate by gravity flow to DSRSD’s
existing sanitary sewer system. Pumping of sewage is
discouraged and may only be allowed under extreme
circumstances following a case by case review with DSRSD staff.
Any pumping station will require specific review and approval by
DSRSD of preliminary design reports, design criteria, and final
plans and specifications. The DSRSD reserves the right to
require payment of present worth 20 year maintenance costs as
well as other conditions within a separate agreement with the
applicant for any project that requires a pumping station.
DSRSD Building Permit
Issuance
42. Domestic and fire protection waterline systems for Tracts or
Commercial Developments shall be designed to be looped or
interconnected to avoid dead end sections in accordance with
requirements of the DSRSD Standard Specifications and sound
engineering practice.
DSRSD Building Permit
Issuance
43. DSRSD policy requires public water and sewer lines to be
located in public streets rather than in off-street locations to the
fullest extent possible. If unavoidable, then public sewer or water
easements must be established over the alignment of each public
sewer or water line in an off-street or private street location to
provide access for future maintenance and/or replacement.
DSRSD Building Permit
Issuance
44. The locations and widths of all proposed easement dedications
for water and sewer lines shall be submitted to and approved by
DSRSD.
DSRSD Issuance of any
grading permit,
site work permit
or building permit
10
45. All easement dedications for DSRSD facilities shall be by
separate instrument irrevocably offered to DSRSD or by offer of
dedication on the Final Map
DSRSD Building Permit
Issuance
46. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services District,
whichever comes first, all utility connection fees including DSRSD
and Zone 7, plan checking fees, inspection fees, connection fees,
and fees associated with a wastewater discharge permit shall be
paid to DSRSD in accordance with the rates and schedules
established in the DSRSD Code.
DSRSD Building Permit
Issuance
47. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services District,
whichever comes first, all improvement plans for DSRSD facilities
shall be signed by the District Engineer. Each drawing of
improvement plans shall contain a signature block for the District
Engineer indicating approval of the sanitary sewer or water
facilities shown. Prior to approval by the District Engineer, the
applicant shall pay all required DSRSD fees, and provide an
engineer’s estimate of construction costs for the sewer and water
systems, a performance bond, a one-year maintenance bond,
and a comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by the
District Engineer.
DSRSD Building Permit
Issuance
48. No sewer line or waterline construction shall be permitted unless
the proper utility construction permit has been issued by DSRSD.
A construction permit will only be issued after all of the items in
Condition No. 66 have been satisfied.
DSRSD Building Permit
Issuance
49. The applicant shall hold DSRSD, its Board of Directors,
commissions, employees, and agents of DSRSD harmless and
indemnify and defend the same from any litigation, claims, or
fines resulting from the construction and completion of the
project.
The applicant shall hold DSRSD, its Board of Directors,
commissions, employees, and agents of DSRSD harmless and
indemnify and defend the same from any litigation, claims, or
fines resulting from the construction and completion of the
project.
DSRSD Ongoing
50. Improvement plans shall include recycled water improvements as
required by DSRSD. Services for landscape irrigation shall
connect to recycled water mains. Applicant must obtain a copy of
the DSRSD Recycled Water Use Guidelines and conform to the
requirements therein.
DSRSD Building Permit
Issuance
51. Above-ground backflow prevention devices/double detector
check valves shall be installed on fire protection systems
connected to the DSRSD water main. The Applicant shall
collaborate with the Fire Department and DSRSD to size and
configure the fire system. The Applicant shall minimize the
number of backflow prevention devices/double-detector check
valve through strategic placement and landscaping.
DSRSD Building Permit
Issuance and
ongoing
52. Development plans will not be approved until landscape plans
are submitted for DSRSD review and approval.
DSRSD Approval of Final
Landscape Plans
53. Grading for construction shall be done with recycled water. DSRSD Ongoing
11
54. Temporary potable irrigation meters in areas with recycled water
service shall only be allowed for cross-connection and coverage
testing for a maximum of 14 days.
DSRSD Ongoing
55. This parcel is partially bisected by a sewer main with easement.
Care should be taken not to encroach on any existing sewer
easements; or on any easements necessitated by the
construction of this project.
DSRSD Building Permit
Issuance
56. If any trash enclosures are to be connected to the sanitary sewer,
they must have a grease and sand trap and the areas must be
covered to prevent the entry of rainwater.
DSRSD Building Permit
Issuance and
ongoing
PUBLIC WORKS GENERAL CONDITIONS
57. Developer shall comply with the City of Dublin Public Works
Standard Conditions of Approval contained below (“Standard
Condition”) unless specifically modified by Project Specific
Conditions of Approval above.
PW On-going
58. Developer shall comply with the City of Dublin Title 7 Public
Works Ordinance, which includes the Grading Ordinance, the
City of Dublin Public Works Standards and Policies, the most
current requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to accessibility, and all
building and fire codes and ordinances in effect at the time of
building permit. All public improvements constructed by
Developer and to be dedicated to the City are hereby identified
as “public works” under Labor Code section 1771. Accordingly,
Developer, in constructing such improvements, shall comply with
the Prevailing Wage Law (Labor Code. Sects. 1720 and
following).
PW On-going
PUBLIC WORKS – AGREEMENTS AND BONDS
59. Developer shall enter into an Improvement Agreement with the
City for all public improvements including any required offsite
storm drainage or roadway improvements that are needed to
serve the development, as determined by the City Engineer.
PW Grading Permit
issuance
60. Developer shall provide faithful performance security to
guarantee the improvements, as determined by the City Engineer
(Note: The performance security shall remain in effect until one
year after final inspections).
PW Grading Permit
issuance
61. O&M Agreement. The requirements of Provision C.3 of the
Municipal Regional Stormwater NPDES Permit, Order No. R2-
2015-0049, require the property owner to enter into an
Agreement with the City of Dublin to provide verification and
assurance that all treatment devices will be properly operated
and maintained and to guarantee the owner’s perpetual
maintenance obligation for all storm drain inlet filters installed as
part of the project. The Agreement shall be recorded against the
property and shall run with the land.
PW
Occupancy or
Acceptance of
Improvements
PUBLIC WORKS – FEES
62. Developer shall dedicate parkland or pay in-lieu fees in the
amounts and at the times set forth in City of Dublin Resolution
No. 60-99, or in any resolution revising these amounts and as
implemented by the Administrative Guidelines adopted by
Resolution 195-99.
PW Building Permit
issuance
PUBLIC WORKS – PERMITS
63. Developer shall obtain an Encroachment Permit from the Public
Works Department for all construction activity within the public
right-of-way of any street where the City has accepted the street
PW Start of Work
12
right of way. The encroachment permit may require surety for
slurry seal and restriping. At the discretion of the City Engineer
an encroachment for work specifically included in an
Improvement Agreement may not be required.
64. Developer shall obtain a Grading Permit from the Public Works
Department for all grading. PW Start of Work
65. Developer shall obtain all permits required by other agencies
including, but not limited to Alameda County Flood Control and
Water Conservation District Zone 7, California Department of
Fish and Wildlife, Army Corps of Engineers, US Fish and Wildlife,
Regional Water Quality Control Board, Caltrans, DSRSD, BART,
as applicable, and provide copies of the permits to the Public
Works Department.
PW Start of Work
PUBLIC WORKS - SUBMITTALS
66. All submittals of plans shall comply with the requirements of the
“City of Dublin Public Works Department Improvement Plan
Submittal Requirements”, the “City of Dublin Improvement Plan
Review Check List,” current Public Works and industry standards.
PW
Approval of
Improvement
Plans
67. Developer will be responsible for submittals and reviews to obtain
the approvals of all participating non-City agencies. The Alameda
County Fire Department and the Dublin San Ramon Services
District shall approve and sign the Improvement Plans.
PW
Approval of
Improvement
Plans
68. Developer shall submit a Geotechnical Report, which includes
street pavement sections and grading recommendations for the
development for the development. PW
Approval of
Improvement
Plans, and
Grading Plans
69. Developer shall provide the Public Works Department a digital
vectorized file of the “master” files for the project. Digital raster
copies are not acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. All objects and entities in
layers shall be colored by layer and named in English. All
submitted drawings shall use the Global Coordinate System of
USA, California, NAD 83 California State Plane, Zone III, and
U.S. foot.
PW Acceptance of
Improvements
PUBLIC WORKS - EASEMENTS AND ACCESS RIGHTS
70. Developer shall obtain abandonment from all applicable public
agencies of existing easements and right of ways within the
development that will no longer be used. Prior to completion of
abandonment, the City Engineer may approve the improvement
plans if the developer can demonstrate to the satisfaction of the
City Engineer that the abandonment process has been initiated.
PW
Approval of
Improvement
Plans
71. Developer shall acquire easements, and/or obtain rights-of-entry
from the adjacent property owners for any improvements on their
property. The easements and/or rights-of-entry shall be in writing
and copies furnished to the City Engineer.
PW
Approval of
Improvement
Plans
PUBLIC WORKS - GRADING
72. A detailed Erosion and Sediment Control Plan shall be included
with the Grading Plan submittal. The plan shall include detailed
design, location, and maintenance criteria of all erosion and
sedimentation control measures.
PW Issuance of
Grading Permit
73. Tiebacks or structural fabric for retaining walls shall not cross
property lines, or shall be located a minimum of 2’ below the
finished grade of the upper lot.
PW Approval of
Grading Plans
PUBLIC WORKS - IMPROVEMENTS
74. The public improvements shall be constructed generally as PW Approval of
13
shown on the Site Development Review. However, the approval
of the Site Development Review is not an approval of the specific
design of the drainage, sanitary sewer, water, and street
improvements.
Improvement
Plans
75. All public improvements shall conform to the City of Dublin
Standard Plans and design requirements and as approved by the
City Engineer.
PW
Approval of
Improvement
Plans
76. Public streets shall be at a minimum 1% slope with minimum
gutter flow of 0.7% around bumpouts. Private streets and alleys
shall be at minimum 0.5% slope.
PW
Approval of
Improvement
Plans
77. Curb Returns on arterial and collector streets shall be 40-foot
radius, all internal public streets curb returns shall be minimum
30-foot radius (36-foot with bump outs) and private streets/alleys
shall be a minimum 20-foot radius, or as approved by the City
Engineer. Curb ramp locations and design shall conform to the
most current Title 24 and Americans with Disabilities Act
requirements and as approved by the City Traffic Engineer.
PW
Approval of
Improvement
Plans
78. Any decorative pavers/paving installed within City right-of-way
shall be done to the satisfaction of the City Engineer. Where
decorative paving is installed at signalized intersections, pre-
formed traffic signal loops shall be put under the decorative
pavement. Decorative pavements shall not interfere with the
placement of traffic control devices, including pavement
markings. All turn lane stripes, stop bars and crosswalks shall be
delineated with concrete bands or color pavers to the satisfaction
of the City Engineer. Maintenance costs of the decorative paving
shall be the responsibility of the developer or future property
owner.
PW
Approval of
Improvement
Plans
79. Developer shall install all traffic signage, striping, and pavement
markings as required by the City Engineer. PW
Certificate of
Occupancy or
Acceptance of
Improvements
80. Street light standards and luminaries shall be designed and
installed or relocated as determined by the City Engineer. The
maximum voltage drop for streetlights is 5%. PW
Certificate of
Occupancy or
Acceptance of
Improvements
81. Developer shall construct all potable and recycled water and
sanitary sewer facilities required to serve the project in
accordance with DSRSD master plans, standards, specifications
and requirements.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
82. Fire hydrant locations shall be approved by the Alameda County
Fire Department. A raised reflector blue traffic marker shall be
installed in the street opposite each hydrant, and shall be shown
on the signing and striping plan.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
83. Developer shall furnish and install City standard street name
signs for the project to the satisfaction of the City Engineer. PW
Certificate of
Occupancy or
Acceptance of
Improvements
84. All on-site storm drain inlets must be marked with storm drain
markers that read: “No dumping, drains to creek.” The stencils
may be purchased from the City of Dublin Public Work
Department.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
85. Developer shall construct gas, electric, telephone, cable TV, and
communication improvements within the fronting streets and as
necessary to serve the project and the future adjacent parcels as
PW
Certificate of
Occupancy or
Acceptance of
14
approved by the City Engineer and the various Public Utility
agencies.
Improvements
86. All gas, electric, telephone, cable TV, and communications
utilities, shall be placed underground in accordance with the City
policies and ordinances. All utilities shall be located and provided
within public utility easements or public services easements and
sized to meet utility company standards.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
87. All utility vaults, boxes, and structures, unless specifically
approved otherwise by the City Engineer, shall be underground
and placed in landscaped areas and screened from public view.
Prior to Joint Trench Plan approval, landscape drawings shall be
submitted to the City showing the location of all utility vaults,
boxes, and structures and adjacent landscape features and
plantings. The Joint Trench Plans shall be signed by the City
Engineer prior to construction of the joint trench improvements.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
88. Storm Drain Inlet Markers. All on-site storm drain inlets must
be marked with storm drain markers that read: “No dumping,
drains to creek.” The stencils may be purchased from the Public
Work Department.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
89. Developer shall construct bus stops and shelters at the locations
designated and approved by the LAVTA and the City Engineer.
The Developer shall pay the cost of procuring and installing these
improvements.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
PUBLIC WORKS - CONSTRUCTION
90. The Erosion and Sediment Control Plan shall be implemented
between October 15th and April 15th unless otherwise allowed in
writing by the City Engineer. The Developer will be responsible
for maintaining erosion and sediment control measures for one
year following the City’s acceptance of the subdivision
improvements.
PW On-going as
needed
91. If archaeological materials are encountered during construction,
construction within 100 feet of these materials shall be halted
until a professional Archaeologist who is certified by the Society
of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation
measures.
PW On-going as
needed
92. Construction activities, including the idling, maintenance, and
warming up of equipment, shall be limited to Monday through
Friday, and non-City holidays, between the hours of 7:30 a.m.
and 5:30 p.m. except as otherwise approved by the City
Engineer. Extended hours or Saturday work will be considered by
the City Engineer on a case-by-case basis. Note that the
construction hours of operation within the public right of way are
more restrictive.
PW On-going as
needed
93. Developer shall prepare a construction noise management plan
that identifies measures to be taken to minimize construction
noise on surrounding developed properties. The plan shall
include hours of construction operation, use of mufflers on
construction equipment, speed limit for construction traffic, haul
routes and identify a noise monitor. Specific noise management
measures shall be provided prior to project construction.
PW
Start of
Construction
Implementation,
and On-going as
needed
94. Developer shall prepare a plan for construction traffic interface
with public traffic on any existing public street. Construction traffic
and parking may be subject to specific requirements by the City
PW
Start of
Construction;
Implementation,
15
Engineer. and On-going as
needed
95. Developer shall be responsible for controlling any rodent,
mosquito, or other pest problem due to construction activities. PW On-going
96. Developer shall be responsible for watering or other dust-
palliative measures to control dust as conditions warrant or as
directed by the City Engineer. PW
Start of
Construction;
Implementation
On-going as
needed
97. Developer shall provide the Public Works Department with a
letter from a registered civil engineer or surveyor stating or
certifying that the building pads have been graded to within 0.1
feet of the grades shown on the approved Grading Plans, and
that the top & toe of banks and retaining walls are at the locations
shown on the approved Grading Plans.
PW
Issuance of
Building Permits
or Acceptance of
Improvements
98. Temporary Fencing. Temporary Construction fencing shall be
installed along the perimeter of all work under construction to
separate the construction operation from the public. All
construction activities shall be confined within the fenced area.
Construction materials and/or equipment shall not be operated or
stored outside of the fenced area or within the public right-of-way
unless approved in advance by the City Engineer.
PW
Start of
Construction and
On-going as
needed
PUBLIC WORKS - NPDES
99. Prior to any clearing or grading, Developer shall provide the City
evidence that a Notice of Intent (NOI) has been sent to the
California State Water Resources Control Board per the
requirements of the NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
PW
Start of Any
Construction
Activities
100. The Storm Water Pollution Prevention Plan (SWPPP) shall
identify the Best Management Practices (BMPs) appropriate to
the project construction activities. The SWPPP shall include the
erosion and sediment control measures in accordance with the
regulations outlined in the most current version of the ABAG
Erosion and Sediment Control Handbook or State Construction
Best Management Practices Handbook. The Developer is
responsible for ensuring that all contractors implement all storm
water pollution prevention measures in the SWPPP.
PW
SWPPP to be
Prepared Prior to
Approval of
Improvement
Plans;
Implementation
Prior to Start of
Construction and
On-going as
needed
PUBLIC WORKS - SPECIAL CONDITIONS
101. Applicant shall provide photometric plan and calculation within
the site to demonstrate that the minimum 1.0 foot candle lighting
is provided in accordance with the City of Dublin’s requirements.
PW Approval of
Improvement
Plans
102. A pavement treatment, such as a slurry seal, shall be required
after utility trenching within Amador Plaza Road and Dublin
Boulevard rights of way, as determined by the Public Works
Department.
PW Prior to
Occupancy or
Acceptance of
Improvements
103. Existing curb, gutter and sidewalk along the project frontages
within the public rights-of-way shall be evaluated for condition
and compliance with current Public Works standards, and shall
be repaired or replaced with the development of the site, as
determined by the Public Works Department. Construction
drawings shall show repair or replacement required.
PW Approval of
Improvement
Plans
104. Existing driveway into the parking lot just north of the site along PW Approval of
16
Amador Plaza Road shall be evaluated for condition and
compliance with current Public Works standards, and shall be
repaired or replaced with the development of the site, as
determined by the Public Works Department. Construction
drawings shall show repair or replacement required.
Improvement
Plans
105. Existing street trees along the project’s public street frontages
shall be evaluated, and shall be planted or replaced with the
development of the site, as determined by the Public Works
Department. The existing tree grates and irrigation of street trees
shall also be evaluated and improvements made as needed.
Construction drawings shall show tree, tree grates, and irrigation
improvements required. Irrigation of all street trees along project
frontages shall be irrigated by on-site irrigation and shall be the
responsibility of the property owner.
PW Approval of
Improvement
Plans
106. Street trees along project frontages shall be in conformance with
the City of Dublin Streetscape Master Plan.
PW Approval of
Improvement
Plans
107. Existing pavement within parking lot just outside of the project
limits shall be evaluated and repaired with the development of the
site, as determined by the Public Works Department.
Construction drawings shall show pavement to be repaired.
Proof of access rights on the adjacent property shall be provided
to Public Works prior to commencing construction on the
adjacent property.
PW Approval of
Improvement
Plans
108. Trash Enclosure.
a. Design of trash enclosure for sizing and servicing is
subject to review and approval by the Public Works Department.
The applicant shall complete and submit for review the Waste
Enclosure Requirements Checklist which can be found at the
following link on the City’s website.
http://www.ci.dublin.ca.us/DocumentCenter/View/17027
The applicant shall also refer to the Waste Handling Standards
for design of the trash enclosure on the City’s website at the
following link:
http://www.ci.dublin.ca.us/DocumentCenter/View/17026
b. Provide water and sanitary service connections to trash
enclosure. Applicant shall verify with DSRSD and obtain the
necessary permits.
PW Approval of
Improvement
Plans
109. Construction drawing set shall include City of Dublin General
Notes and project specific notes, the Clean Bay Blueprint
(available on the City’s website) shall be included, and details
showing typical details of all improvements to be constructed.
PW Approval of
Improvement
Plans
110. Construction drawing set shall provide typical pavement sections. PW Approval of
Improvement
Plans
111. The construction drawing set shall provide additional existing
information along project perimeter and public street frontages,
including but not limited to gutter slopes along adjacent streets
and sidewalk slopes (longitudinal and cross-slopes), and existing
pavement slopes within parking lot.
PW Approval of
Improvement
Plans
112. Construction drawing set shall include necessary sections and
details to clarify construction, as determined by the Public Works
Department.
PW Approval of
Improvement
Plans
17
113. Applicant shall submit an updated “Stormwater Requirements
Checklist” and accompanying required documentation. This
project is subject to Hydromodification (HM) requirements.
Consistent with Provision C.3 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2015-0049, the
applicant shall submit documentation including construction
drawings demonstrating HM requirements are met.
PW Approval of
Improvement
Plans
114. Details of the biotreatment areas shall be consistent with MRP
Provision C.3 requirements.
PW Approval of
Improvement
Plans
115. Specific information is required on the construction drawing set
demonstrating how MRP Provision C.10 (trash capture)
requirements are met. Trash capture devices existing at the site
shall be inspected and replaced if necessary, as determined by
the Public Works Department. The applicant/contractor shall
install trash capture devices in all inlets not currently containing
one. Trash capture devices to be used shall be listed and details
shown as applicable, and shall be in compliance with the
approved list provided on the City’s website.
PW Approval of
Improvement
Plans
116. Construction drawing set shall include a signing and striping plan
for the site. All parking lot drive aisles with “stop” locations shall
have standard STOP signs, in accordance with CA MUTCD.
PW Approval of
Improvement
Plans
117. Accessible or Disabled Parking areas shall have standard ADA
signs, in accordance with the current California building code.
PW Approval of
Improvement
Plans or
Issuance of
Building Permit
118. Provide grading and drainage in all landscaped areas. All runoff
shall be collected and conveyed upstream of sidewalks.
PW Approval of
Improvement
Plans
119. Construct an additional 6” step-out at landscaped areas adjacent
to driver side and passenger side of parking stalls.
PW Approval of
Improvement
Plans
120. Parking stalls next to walls, fences and obstructions to vehicle
door opening shall be an additional 4’ in width per DMC
8.76.070.A.16.
PW Approval of
Improvement
Plans
121. Landscaped strips adjacent to parking stalls shall be
unobstructed as such to allow for a 2-foot vehicular overhang at
front/rear of vehicles.
PW Approval of
Improvement
Plans
122. All improvements within the sight visibility triangle at all
intersections, including but not limited to walls and landscaping,
shall be a maximum height of 30” from the roadway surface
elevation at the nearest lane.
PW Approval of
Improvement
Plans
123. Runoff from roofs, including the trash enclosure, shall be
collected by roof drains and drain to stormwater treatment areas.
PW Approval of
Improvement
Plans
124. Pavement surface slopes in parking lot shall not exceed 5% in
any direction.
PW Approval of
Improvement
Plans
125. Construction drawing set shall clearly identify extents of
demolition for the project.
PW Approval of
Improvement
Plans
126. Construction drawing set shall provide additional horizontal
dimensions, dimensioning all new improvements and existing
features.
PW Approval of
Improvement
Plans
18
127. Construction drawing set shall provide additional information on
utility plans, including hydraulic grade line at storm drain inlets.
PW Approval of
Improvement
Plans
128. Construction drawing set shall provide additional spot elevations
and slopes on plans, including new planter areas and existing
elevations at all conform areas.
PW Approval of
Improvement
Plans
129. Construction drawing set shall include a Conflict Exhibit, showing
all site improvements, above ground and underground utilities,
and trees, on one sheet.
PW Approval of
Improvement
Plans
130. Provide a minimum clearance of 4-feet between the open doors
at the Tenant 2 site along the west side of the building and the
top of curb ramp, in conformance with current California Building
Code.
PW Approval of
Improvement
Plans
131. Applicant shall dedicate public right-of-way along Amador Plaza
Road along the project frontage consistent with the design of the
off-site improvement plans. Applicant shall submit for review and
approval the Grant Deed, Legal Description, Plat Map and
closure calculations for the area to be dedicated as public street
right-of-way. The applicant is eligible for reimbursement for right-
of-way dedication in this area as stated in the Western Dublin
(Downtown) Traffic Impact Fee Update. The amount of
reimbursement shall be based upon the square footage of right-
of-way dedicated, not to exceed 2,735 square feet as set forth in
the Western Dublin (Downtown) Traffic Impact Fee Update.
PW Approval of
Improvement
Plans
132. Construction drawing set for the site improvements shall be
coordinated with the off-site improvement plans for the widening
of Amador Plaza Road. Construction scheduling shall be
coordinated and approved by the Public Works Department. The
applicant is eligible for reimbursement of costs associated with
construction of off-site improvements as set forth in the Western
Dublin (Downtown) Traffic Impact Fee Update, should the
applicant construct the off-site improvements with this project.
PW Approval of
Improvement
Plans
PASSED, APPROVED AND ADOPTED this 23th day of January 2017 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
____________________________
Assistant Community Development Director
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N 69°08'15" E
31.42'
N 09°10'08" E
11.08'
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12' - 10"
(E) Building to be removed Project locationBuilt-up roofApproximate locations of future proposed mechanical equipment Standing seam roof, typical3/8" / 1'-0"3/8" / 1'-0"Steel trellis Corrugated metal awning, typicalSteel canopy, typicalSteel canopy, typical SLOPE 5% MAX 11' - 4"22' - 8"1' - 0"3' - 2"3' - 0"3' - 0"1' - 0"1' - 6"3' - 0"4 CY 56" X 81"4 CY 56" X 81"4 CY 56" X 81"
FA
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P
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:
11-28-17A1
75
0
5
D
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Site Plan
S
i
t
e
P
l
a
n
1"
=
2
0
'
Re
f
e
r
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n
c
e
No
r
t
h
K e y P l a nR o o f P l a n 1" = 20'F l o o r P l a n - R e f u s e E n c l o s u r e 1/8" = 1'-0"
46.2
HYDROZONE /
PLANTING
DESCRIPTION
PLANT
FACTOR (PF)
IRRIGATION
METHOD
IRRIGATION
EFFICIENCY
(IE)
ETAF
(PF / IE)
LANDSCAPE
AREA (sq. ft.)ETAF x AREA
ESTIMATED
TOTAL WATER
USE (ETWU)
LOW WATER USE0.3DRIP0.810.37037034,9691840.37002152715.6
MEDIUM WATER USE0.5BUBBLER0.810.61728399961.11110611750.5
TOTALS:50681901
REC. AREA 0000
WATER FEATURE 1 0000
WATER FEATURE 2 0000
TOTALS:00
54,466
65,326
1,901
5,068
0.38
1,901
5,068
0.38
WATER EFFICIENT LANDSCAPE WORKSHEET
REFERENCE EVAPOTRANSPIRATION (ETo):
REGULAR LANDSCAPE AREAS:
SPECIAL LANDSCAPE AREAS:
MAXIMUM ALLOWED WATER ALLOWANCE (MAWA):
ETWU TOTAL:
TOTAL ETAF x AREA
TOTAL LANDSCAPE AREA
SITEWIDE ETAF
NOTE: AVERAGE ETAF FOR REGULAR LANDSCAPE
AREAS MUST BE 0.55 OR BELOW FOR RESIDENTIAL
AREAS, AND 0.45 OR BELOW FOR NON-RESIDENTIAL
AREAS.
ETAF CALCULATIONS:
REGULAR LANDSCAPE AREAS:
TOTAL ETAF x AREA
TOTAL LANDSCAPE AREA
AVERAGE ETAF
ALL LANDSCAPE AREAS:
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Frosted glassWood sidingAluminum panels on tower beyondSign lighting (4 fixtures)
25
'
-
0
"
20
'
-
0
"
24' - 0"
19
'
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6
"
19' - 6"Sloped standing seam metal roof, typical
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C
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WE
B
P
A
G
E
:
11-28-17A2
75
0
5
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