HomeMy WebLinkAbout6.1 - 2540 Kaiser Commercial Nissan
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STAFF REPORT
CITY COUNCIL
DATE: April 16, 2019
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Kaiser Commercial - Nissan (PLPA-2019-00003)
Prepared by: Amy MIllion, Principal Planner
EXECUTIVE SUMMARY:
The City Council will consider approval of a 31,840 square foot automobile dealership
adjacent to the freeway on the southern portion of the 14.89 acres of the Kaiser
Commercial property. The application includes an amended Planned Development
Zoning Stage 1 Development Plan and approval of a Stage 2 Development Plan for the
entire Kaiser Commercial site, and a Site Development Review Permit to construct the
automobile dealership on the southern portion of the property. The zoning will contin ue
to only allow commercial uses (no residential is permitted on this property).
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate, waive the reading and INTRODUCE an
Ordinance Amending the Zoning Map and Approving a Planned Development Zoning
District with a Stage 1 and 2 Development Plan; and, adopt the Resolution Approving a
Site Development Review Permit for the Kaiser Commercial-Nissan Project.
PROJECT DESCRIPTION:
Background
In 2016, the City Council approved a Planned Development Zo ning District with a Stage
1 Development Plan for the subject site as part of the Kaiser Dublin Medical Center
Project (Ord. 7-16). The Kaiser Dublin Medical Center Project included the subject site
as Phase 1B with the intention of it being developed with a mix of commercial uses.
The Kaiser Development Agreement includes a provision that required Kaiser to actively
market Phase 1B and imposed financial payments by Kaiser if it did not meet certain
timing requirements. This provision was included in the Agreement because the
property being developed by Kaiser would be receiving a property tax exemption for the
development of the medical offices and future development of their site under State law.
As part of that project, the property was given a new land use designation of Medical
Campus/Commercial. This designation accommodates a range of commercial uses
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including regional- and community-serving retail uses, professional and administrative
offices, hotel, entertainment, automotive sales, and eating and drinking establishments.
The 14.89-acre parcel is located south of Dublin Boulevard between Grafton Station
and the Kaiser Dublin Medical Center as shown in Figure 1 below. It is bound by I -580
to the south.
In February 2019, the Community Developmen t Director approved Tentative Parcel
Map 10903 to subdivide the subject property into four parcels. The Stage 1 and 2 site
plan reflects these four parcels with the proposed Nissan dealership on Parcel 4. No
development applications have been submitted for the remaining parcels, but hotel
developers have expressed an interest in Parcels 1 and 3 and smaller commercial
buildings on Parcels 2 and 3. All future development will be subject Site Development
Review Permit approval by the Planning Commission.
Proposed Project
The Applicant currently proposes to construct a Nissan auto dealership on the southern
end adjacent to I-580. The current request includes Planned Development Zoning with a
related Stage 1 and 2 Development Plan and a Site Development R eview Permit to
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construct the auto dealership.
ANALYSIS:
Planned Development Rezone
Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and
requirements of the Planned Development Zoning District. The Planned Development
Ordinance contains requirements that ensure the project components will be developed
as a cohesive and complementary project. The Development Plan establishes the
following regulations for use of the subject property: permitted and conditionally
permitted uses, development regulations, including setbacks, floor area ratios, height
limits, parking requirement, standards and design guidelines, site plan of the Project,
and other requirements which regulate the improvement and maintenance of the
property. An overview of the Planned Development Zoning District is provided below.
Stage 1 Development Plan Amendment
The existing zoning is Planned Development Ordinance 7-16 approved as part of the
Kaiser Dublin Medical Center project. For the commercial property, only a Stage 1
Development Plan was approved. The Stage 1 Planned Development Plan requires a
Conditional Use Permit to allow more than 10% of the site to have outdoor storage and
display, as had been requested by the previous property owner. The applicant is
requesting to modify the Stage 1 Planned Development Plan to allow up to 20% of the
area be allowed for outdoor storage and display area. No other changes to the allowed
uses as provided in the Stage 1 Planned Development Plan are proposed. However,
the Stage 1 Development Plan is being replaced in its entirety in order to simply
implementation. The proposed Stage 2 Development Plan, which is required to
complete the zoning district, is consistent with the amended Stage 1 Planned
Development Plan.
Stage 2 Development Plan
The proposed Stage 2 Development Plan for the property establishes the detailed
Development Plan, including the site plan for the site (See Figure 2 below), the specific
uses that are permitted by right or conditionally permitted (as pr ovided in the previously
approved Stage 1 Development Plan), the overall development density and intensity
(e.g. FAR, building heights) for the site, and design guidelines for the site.
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The development will provide interconnected pedestrian and vehicu lar circulation
throughout the site and connections to adjacent developments. A pedestrian pathway
located between Parcels 3 and 4 connects Grafton Station and the Water Quality Basin
through the subject property to the Kaiser Medical Center.
Vehicular access to the property is provided from three driveways off Keegan Street,
which is a private street south of Dublin Boulevard and from a right -in/right-out driveway
on Dublin Boulevard. The circulation for all parcels is interconnected allowing both
pedestrians and vehicles to navigate through the entire property.
The draft Ordinance providing the details of the proposed zoning is included as
Attachment 1.
Permitted, Conditional and Temporary Land Uses
The list of permitted and conditionally permitted uses is as provided in the Planned
Development Zoning District for the project site (Attachment 1). As mentioned, the list of
uses is consistent with the existing Stage 1 Development Plan, with the exception of
increasing the allowable storage/display area for automobile sales from 10% to 20% of
the site area. The list of uses accommodates a range of commercial uses including
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regional- and community-serving retail uses, professional and administrative offices,
hotel, entertainment, limited automotive sales, and eating and drinking establishments.
Design Theme
The architecture for the proposed project combines a variety of materials, textures and
colors intended to provide visual interest and to complement its surroundings. The
architectural style is modern with clean lines and enhanced bold geometry using high -
quality materials and a strong color palette. The architectural design promotes high
quality materials to provide visual interest in the project and to complement its
surroundings.
Buildings throughout the Project are no more than 60 feet in height as evaluated in the
Kaiser Dublin Medical Center Project EIR. The Nissan dealership, which is included in
the proposed project, measures 30 feet at its tallest point. The design of the Nissan
dealership is provided in more detail below (Site Development Review Permit) and
completely illustrated by the proposed building elevations and landscape plans that are
presented in the project plans.
Site Development Review Permit
A Site Development Review permit for the Nissan dealership is included in the proposed
application. The Site Development Review permit for any future buildings on the Kaiser
Commercial property will be reviewed as developers are identified and applications are
submitted. The draft resolution approving the Site Development Review Permit for the
proposed Nissan dealership building is included as Attachment 2. The following is a
summary of the key components of the project associated with the Site Development
Review.
The Site Development Review permit for the Nissan dealership includes the
construction of the proposed building, associated parking, landscaping and frontage
improvements along Parcel 4 only. Improvements associated with the remaining
parcels will take place in the future with their respective approvals.
Overall Project Design
The proposed project is designed with a glass display/showroom area as the major
feature. The overall form of the building is simple with clean and contemporary
architecture. The showroom is two stories and has an architectural pop out centered
above the entry to accommodate the Nissan sign. The prominent color of the building is
a dark grey which will be accented with clear glazing and eventually red signage. The
sales and service building is designed with a grey plaster wall on the service portion.
The service area is purposely simple to focus attention on the showroom. The exterior
of the showroom is clad with an insulated wall metal panel system which has a textured
stucco finish. Along the parapet, the same metal panel system is finished with a
horizontal wave finish adding definition to the top of the building. Vehicular entries to
the service area are designed with three glass overhead doors. Large spandrel glass
walls highlight the showroom portion of the building.
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Site Plan, Access, Circulation, and Parking
As shown on the proposed site plan (Figure 3 below and Sheet A -1.0 of the Project
Plans, see Attachment 3), the front of Nissan building is oriented towards I -580 and
Keegan Street, with the remainder of the building facing west to the water quality basin
and north towards the future parcel. It is anticipated that the development on the future
parcel will be designed so that the front entry focuses away from the Nissan dealership
leaving the back areas of the buildings relating to one another.
Primary vehicle access into the site will be provided off Dublin Boulevard via Keegan
Street with a secondary internal access drive between the subject parcel and the
adjacent parcel to the north.
The proposed Stage 1 Development Plan allows up to 20% of the entire Commercial
parcel (14.89 acres) to be used for outdoor display and storage of vehicles as part of
the auto dealership. More than 20% requires approval of a conditional use permit. The
proposed site plan shows 18.6% of the entire commercial parcel to be used for outdoor
display and storage and therefore a conditional use permit is not required. This does not
include areas used for required parking or indoor spaces.
Figure 3. Nissan Site Plan
Parking
Parking requirements for the proposed auto dealership are regulated by the City of
Dublin Zoning Ordinance (Section 8.76.080.D). The parking requirements for the project
are the sum of the different uses. The following table illustrates the number of parking
stalls that are required for the use.
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Table 1: Required Parking
Use Parking Requirement Total Area Required Number
of Parking Stalls
Indoor/Outdoor
Display
1 per 1,000 sq. ft. 44,141 sq. ft. 44
Service Area 1 per 400 sq. ft. 26,529 sq. ft. 67
Office 1 per 250 square feet 1,759 sq. ft. 7
Total Stalls Required 118
Total Stalls Provided (excluding tandem stalls) 359
As shown on the above Table, a total of 118 parking stalls are required for employees
and visitors. The Applicant is proposing to provide 359 parking stalls on the site. Of
these stalls, 118 parking stalls will be designated for employee, visitor parking and the
remaining spaces will be used for display and inventory parking. Typical of an auto
dealership, the proposed project will exceed the minimum parking requirements in order
to accommodate vehicle inventory.
The row of parking stalls along the southern boundary of the property are located within
the potential future BART right-of-way as part of the BART to Livermore Extension.
Although BART has decided to not advance the BART to Livermore Extension Project,
the area remains reserved for potential development in the future. With the required
parking outside of this area, these spaces are for the sole purpose of display and
storage. Therefore, even with the removal of these spaces, the auto dealership would
have an adequate amount of parking to meet the City’s requirements.
Landscape
The site is currently devoid of vegetation, other than grasses which are disked regularly
for maintenance.
The preliminary landscape plan includes a conceptual plant pallet with a variety of trees,
including 24” box trees along the perimeter of the site. The interior of the site is
accented with a mix of 1-gallon and 5-gallon shrubs. New landscape areas are
proposed with a variety of drought tolerant plants suitable for low maintenance and
water conserving efforts. The landscape concept including the planting plan and palette
is provided on Sheets L1.1-L1.4 of the Project Plans (Attachment 3).
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.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLANS, AND ZONING
ORDINANCE:
The project is consistent with the General Plan land use designation of Medical
Campus/Commercial which allows a range of commercial uses including regional - and
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community-serving retail uses, professional and administrative offices, hotel,
entertainment, limited automotive sales, and eating and drinking establishments. The
General Plan encourages projects to relate well to the surrounding developments, and
the proposed project is compatible with the surrounding neighborhood that includes
commercial, office, and residential, uses. The proposed project is consistent with the
Eastern Dublin Specific Plan because the Plan states that regionally -oriented
commercial uses should be located south of Dublin Boulevard and near freeway
interchanges where convenient vehicular access will limit traffic impacts to the rest of
Dublin and the commercial center is intended to serve the community as well as the
region.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin
San Ramon Services District reviewed the project and provided Conditions of Approval
where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and
agencies have been included in the attached Resolution (Attachment 4).
ENVIRONMENTAL REVIEW:
On September 20, 2016, the City Council certified the Kaiser Dublin Medical Center
Project EIR which included the subject site identified as Phase 1B. Upon approval of the
Kaiser Dublin Medical Center EIR, the City Council adopted mitigations, a mitigation
monitoring program and a Statement of Overriding Considerations (Resolution 153 -16).
The EIR examined potential environmenta l impacts resulting from the project at full build
out in the following topic areas:
• Aesthetics, Light, and Glare
• Air Quality/Greenhouse Gas Emissions
• Biological Resources
• Cultural Resources
• Geology, Soils, and Seismicity
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use
• Noise
• Public Services and Utilities
• Transportation
In summary, the EIR concludes that the project will have significant impacts in several
topic areas and mitigation measures have been written to reduce the impacts to a level
that is less than significant. These impacts are primarily related to aesthetics, air
quality, biology, cultural resources, geology, hydrology, noise, and transportation.
As is typical for other projects of this size, several other impacts were identified where,
even with the implementation of mitigation measures, the effects to the environment are
still expected to be significant. There are impacts to vehicular delays at certain street
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intersections in the future, notable greenhouse gas emissio ns, and air pollution impacts
that cannot be mitigated. The mitigation measures adopted as part of the mitigation
monitoring and reporting program addressed the impacts of the project site.
Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15162,
the proposed project was examined to determine if another environmental document
should be prepared.
The City conducted a review to determine if the proposed project met any of the
standards requiring the preparation of supplementa l environmental review under CEQA.
Based on a review of the project, the environmental analysis in the Kaiser Dublin
Medical Center EIR and all the information in the Project record as a whole, the City has
determined that there is no substantial evidence that any of the standards are met. The
mitigation measures adopted as part of the mitigation monitoring and reporting program
addressed the impacts of the project site. This included mitigation measures for
Aesthetics, Light, and Glare, Air Quality, Biological Resources, Cultural Resources,
Geology, Soils, and Seismicity, Hydrology and Water Quality, Noise and Transportation.
In order to evaluate the potential Phase 1B, the Kaiser Dublin Medical Center EIR
included assumptions on the intensity of development and types of uses. For the
purposes of providing a conservative analysis, the EIR included the following key
assumptions:
Kaiser Dublin Medical Center EIR Key Assumptions for Phase 1B
Development
Potential
250,000 square feet of commercial uses evaluated as either
250,000 square feet of retail uses or office uses, whichever
yields the highest impact scenario for a particular impact area.
For example, office uses would yield the highest weekday
morning (AM) peak-hour trip generation value, while retail uses
would yield the highest weekday afternoon (PM) peak -hour trip
generation value; therefore, the traffic analysis used office uses
for the AM peak hour and retail uses for the PM peak hour. This
allowed flexibility as plans for the Commercial Parcel became
more defined.
Uses Types of potential uses on the Commercial Parcel may include
hotel, restaurant, recreational and/or other retail uses (including
regional-serving retail), or office uses in the research and
development fields with a possible focus in the biotechnology,
medical device, health care, or pharmaceutical sectors. Other
possibilities to be studied for potential Commercial Parcel
development might include skilled nursing, senior living, or
licensed care facilities.
Timing Development of this phase would between 2016 and 2020
Maximum Height 1-4 stories in height (25-60 feet)
Parking Surface parking for 700 -1,100 vehicles
Site Access Four access points, including:
➢ Unsignalized right-in/right-out on Dublin Boulevard
➢ Three driveways along the private street (Keegan Street)
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Based on the Project record as a whole, the proposed project is within the scope of the
project covered by the Kaiser Dublin Medical Center EIR. The circumstances under
which the Project is to be undertaken have not substantially changed since the Kaiser
Dublin Medical Center EIR were prepared and will not substantially change with the
approval of the Project. As supported by the project description, Stage 1 and 2 Planned
Development Plan and Site Development Review Permit plans, the EIR adequately
describes the impacts of the Project for the purposes of CEQA, no mitigation measures
or new alternatives are required by the Project other than those previously disclosed
and analyzed in the Kaiser Dublin Medical Center EIR. Approval of the project will not
create any site‐specific operations giving rise to environmental effects different from
those examined by the EIR or requiring the preparation of an Initial Study. The
proposed project is subject to the Kaiser Dublin Medical Center Mitigation Monitoring
and Reporting Program. Consequently, pursuant to CEQA Guidelines Section 15162,
the Project impacts are covered by the Kaiser Dublin Medical Center EIR and no further
environmental review is required for this project.
PLANNING COMMISSION REVIEW:
The Planning Commission considered this project at their regular meeting on March 26,
2019 and recommended unanimous approval on a 4-0-1 vote with Commissioner Mittan
abstaining because of a real property ownership conflict . Five residents addressed the
Commission expressing concerns that generally related to traffic, noise, light pollution,
and vehicle deliveries. While most concerns were directly related to the proposed
Nissan dealership, others were related to the future commercial development within the
proposed Planning Development on the northern end of the parcel closer to Dublin
Boulevard. The Planning Commission Resolutions recommending approval of the
project and the draft meeting minutes are included as Attachments 4 and 5 respectively.
NOTICING REQUIREMENTS:
In accordance with State law, a public notice was mailed to all property owners and
occupants within 300 feet of the project site. A public notice also was published in the
East Bay Times and posted at several locations throughout the City. A Planning
Application sign was posted on the project site and the project was also included on the
City’s development projects webpage. A copy of this Staff Report has been provided to
the Applicant.
ATTACHMENTS:
1. Ordinance Amending the Zoning Map and Approving a Planned Development Zoning
District
2. Resolution Approving a Site Development Review Permit for the Kaiser Commercial -
Nissan Project
3. Exhibit A to Attachment 2 - Project Plans
4. Planning Commission Resolutions 19-01 and 19-02
5. Planning Commission Draft Minutes dated March 26, 2019
ORDINANCE NO. xx – 19
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE
KAISER COMMERCIAL PROJECT
PLPA 2019-00003
(APN 985-0027-019)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Applicant, Jessie Dosanjh, submitted an application to construct a new 31,840
square foot Nissan dealership on the southern portion of the approximately 14.89-acre site. The
applications include a Planned Development Zoning Stage 1 and 2 Development Plan and a
Site Development Review Permit. The proposed development and applications are collectively
known as the “Project”; and
B. The Project site is approximately 14.89 acres located south of Dublin Boulevard between
the Kaiser Medical Center and Grafton Station. Interstate 580 forms the southern boundary of
the site. (Assessor Parcel Number 985-0027-019-00); and
C. On September 20, 2016, the City Council certified the Kaiser Dublin Medical Center
Project EIR which included the subject site identified as Phase 1B. Upon approval of the Kaiser
Dublin Medical Center EIR, the City Council adopted mitigations, a mitigation monitoring
program and a Statement of Overriding Considerations (Resolution 153-16, incorporated herein
by reference); and
C. On October 4, 2016, City Council approved the Planned Development Stage 1
Development Plan for the Kaiser Dublin Medical Center Project which included the subject site
identified as Phase 1B (Ordinance 7-16);
D. Pursuant to the California Environmental Quality Act (CEQA) Guidelines section
15168(c)(2), the project was examined to determine if another environmental document should
be prepared. The analysis concluded that the environmental impacts of the Project were
analyzed in the Kaiser Dublin Medical Center 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; and
E. Following a properly noticed public hearing on March 26, 2019, the Planning
Commission adopted Resolution 19-01, recommending approval of the Planned Development
Rezone and related Stage 1 and 2 Development Plan, which resolution is incorporated herein
by reference and available for review at City Hall during normal business hours ; and
F. On April 16, 2019, the City Council held a properly noticed public hearing on the project,
including the proposed Planned Development Zoning Stage 1 Development Plan and the Stage
1
2 Development Plan, at which time all interested parties had the opportunity to be heard; and
G. Staff Report dated April 16, 2019, and incorporated herein by reference, described and
analyzed the Project, including the Planned Development Rezone and related Stage 1 and 2
Development Plan, for the City Council; and
SECTION 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Kaiser Commercial Project (“the Project”) PD-Planned Development zoning
meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive
development plan that creates a desirable use of land that is sensitive to surrounding
land uses by virtue of the layout and design of the site plan.
2. Development of the Kaiser Commercial Project under the PD-Planned Development
zoning will be harmonious and compatible with existing and future development in the
surrounding area in that the site will provide new commercial in an area that has similar
uses nearby and is also adjacent to existing and future workplaces and residential
neighborhoods.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The PD-Planned Development zoning for Kaiser Commercial Project will be
harmonious and compatible with existing and potential development in the surrounding
area in that the proposed Site Plan has considered a land use type and density that is
compatible with the adjacent areas and densities.
2. The project site is physically suitable for the type and intensity of the zoning district
being proposed in that the project site is flat with an improved public street on the north, a
private street to the east and served by existing public utilities. The project site conditions
were documented in the Environmental Impact Report (EIR) that has been prepared, and
the environmental impacts that have been identified will be mitigated to the greatest
degree possible. There are no site challenges that were identified in the EIR that will
present an impediment to utilization of the site for the intended purposes. There are no
major physical or topographic constraints and thus the site is physically suitable for the
type and intensity of the commercial uses approved through the PD zoning.
3. The PD-Planned Development zoning 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 in that the project will comply with all applicable development regulations and
standards and will implement all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with and in conformance with the
Dublin General Plan, in that the proposed commercial center is consistent with the
Medical Campus/Commercial land use designation for the site.
C. On September 20, 2016, the City Coun cil certified the Kaiser Dublin Medical Center Project
EIR which included the subject parcel identified as Phase 1B. Pursuant to CEQA Guidelines
2
section 15168(c)(2), the project was examined to determine if another environmental document
should be prepared. The analysis concluded that the environmental impacts of the Project were
analyzed in the Kaiser Dublin Medical Center EIR. There is no substantial evidence in the
record that any new effects would occur, that any new mitigation measures would be requi red,
or that any of the conditions triggering supplemental environmental review under CEQA
Guidelines section 15162 exist.
SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the property described below to a Planned Development Zoning
District and supersedes and replaces the previously adopted zoning (Ordinance 7-16):
14.89 acres located south of Dublin Boulevard between Kaiser Medical Center and
Grafton Station. Interstate 580 forms the southern boundary of the site. (Assessor Parcel
Numbers 986-0033-004, 986-0027-019-00) (“the Property”).
A map of the rezoning area is shown below:
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SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement and maintenance of the project site are
set forth in the following Stage 1 and 2 Development Plan, which is hereby approved. Any
amendments to the Stage 1 and 2 Development Plan shall be in accordance with Chapter 8.32
of the Dublin Zoning Ordinance or its successors.
Stage 1 & 2 Development Plan for Kaiser Commercial Project
This is a Stage 1 and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements for the Stage 1 and Stage 2
Development Plan set forth in Chapter 8.32 of the Dublin Zoning Ordinance and is adopted as
part of the Planned Development Zoning for the Kaiser Commercial Project (PLPA -2019-
00003). This Stage 1 and Stage 2 Development Plan supersedes and replaces the Stage 1
Development Plan adopted for this site by Ordinance 7-16.
The Planned District and this Stage 1/Stage 2 Development Plan provides flexibility needed to
encourage innovative development while ensurin g the goals, policies and action programs of the
General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32, Planned
Development Zoning District of the Zoning Ordinance are satisfied.
1. Statement of Uses.
Use types listed below are as defined in Dublin Municipal Code, unless otherwise noted.
Permitted Uses:
• Hotel/Motel
• Eating and Drinking Establishments1
• Entertainment (including movie theater, performance venue, or similar)
• Automotive/Vehicle Sales and Service (outdoor display/storage area limited to 20% of
the subject parcel)
• The following Retail uses:
o Home Furnishings
o Clothing/Fashion
o Office Supplies
o Home Appliance/Electronics
o Hardware
o Jewelry
o Bookstore
o Sporting Goods
o Grocery2
o Other retail establishments determined by the Community Development Director to
be similar (in terms of City revenue generation and use type) to the foregoing3
Conditionally Permitted Uses
• Membership-based warehouse retail store4
• Professional and Administrative Offices
• Research and Development Laboratory
• Automotive/Vehicle Sales and Service (outdoor display/storage area more than 20%
of the subject parcel)
• Fitness/Health Club2
4
Notes:
1. Up to a maximum of 20% of the total building square footage. Drive-through or traditional fast-food
chain restaurants shall not be permitted.
2. Up to a maximum of 30% of the total building square footage
3. Tobacco Retail uses shall not be permitted.
4. CUP analysis will require a trip generation assessment/site plan review and potentially a supplemental
analysis to determine if the use generates traffic more than what was assumed in the EIR
2. Stage 1/2 Site Plan.
The following Stage 1 and Stage 2 Site Plan is conceptual . Final site design shall be
determined by the Site Development Review Permit.
3. Site area, proposed densities and development regulations.
The following development regulations apply to the entire site/parcels as a whole:
Maximum Building Height 60 feet
Minimum Lot Size None
Maximum lot coverage None
Maximum Floor Area Ratio .60
Maximum Building Area 250,000 SF1
Minimum Building Setbacks
Dublin Boulevard 8’
5
Eastern Property Line 5’
Western Property Line 15’
Parking Per Chapter 8.76 Off-Street Parking and Loading Regulations
of the Dublin Zoning Ordinance unless otherwise noted.
Parking Setbacks
Dublin Boulevard 5’
Eastern Property Line 5’
Western Property Line 5’
Signage Pursuant to an approved Master Sign Program
Note:
1 The maximum building area is based on the Kaiser Dublin Medical Center Project EIR and the
vehicle trip generation of potential future uses that could be constructed on the site which
conservatively included 250,000 square feet of office for AM peak hour and 250,000 square
feet of regional retail for PM peak hour.
4. Phasing Plan.
The project site is not intended to be phased. The construction and occupation of the
individual buildings may occur concurrently and would be separated into different building
permit submittals.
5. Architectural Standards.
The architectural style is modern with clean lines and enhanced bold geometry using high-
quality materials and a strong color palette. The architectural design shall reflect the
following standards:
• Employ high quality materials to provide visual interest in the project and to
complement its surroundings.
• The overall character and feel of the area shall use a variety of cohesive styles,
materials, colors and textures.
• Use diversity of textures in the building finishes providing a varied and interesting
base form for the buildings.
• The simple form of the building is enhanced by the juxtaposition of protruding
planes, material textures, and colors.
• The design for the entries to parking lots should be articulated and detailed such
that employees and visitors can easily identify pedestrian and vehicular access
points
• Provide functional amenities and spaces where hotel guests and visitors will
gather and socialize, with landscaping, outdoor seating, enhanced paving
treatment, and other features to provide an appropriate urban scale for the
development.
• Incorporate features such as different wall planes, heights, wall textures, roof
elements, signs, light fixtures and landscaping to contribute layers of detail at the
pedestrian level.
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Illustrative examples of architectural style:
6. Preliminary Landscape Plan.
The landscape design of the project shall include the following:
• Inviting streetscapes along Dublin Boulevard and at pedestrian entries to draw
pedestrians into the site. Through multiple modes of circulation, plaza spaces and
programmed indoor and outdoor space, social interaction thrives. Through the
creative use of planting, hardscape, site furnishings and lighting, the commercial
center of the project site helps to promote community awareness and vitality.
• A dedicated pedestrian and bicycle pathway connecting the parcels to the east and
west through the project site.
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• The open spaces within the site appeal to all users. Distinct and varied activities,
seating options and shade, allow for a diverse user group as well as a unique and
identifiable character.
• Through the use of a varied planting palette, the public realm and the private site will
feel linked but separate. The use of screening shrubs and accent fencing will provide
a visual buffer while softening the edge.
• Planting Design will create year-round interest with variegated cultivars and plant
types with visual interest through all seasons. Plant palette will be drought tolerant
and environmentally appropriate for the Dublin climate. Planting design will
accommodate plants at their mature size for minimal pruning and shearing. Shrubs
will be used to minimize the visual presence of loading, trash, utility and service
areas. Evergreen trees and hedges will be utilized to provide screening between
separate uses. Create a pedestrian corridor that connects the existing the Water
Quality Basin trail to the west, through the site, and to Keegan St and the Kaiser
Medical center to the east
7. Consistency with General Plan and any applicable Specific Plan. The proposed project
is consistent with the General Plan and Eastern Dublin Specific Plan land use Medical
Campus/Commercial, which permits a floor area ratio of 0.25 to 0.60 and accommodates a
8
range of commercial uses including regional- and community-serving retail uses,
professional and administrative offices, hotel, entertainment, limited automotive sales, and
eating and drinking establishments.
8. Inclusionary Zoning Regulations. The Inclusionary Zoning Regulations do not regulate
non-residential projects, so therefore this is not applicable.
9. Aerial Photo.
10. Statement of compatibility with Stage 1 Development Plan.
The Stage 2 portion of this Development Plan is consistent with the Stage 1 portion of this
Development Plan.
SECTION 5. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 6. EFFECTIVE DATE
9
This Ordinance shall take effect thirty (30) days following its adoption.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _____ day of
_______, 2019, by the following votes:
AYES:
NOES:
AB SENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
RESOLUTION NO. xx-19
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE
KAISER COMMERCIAL - NISSAN PROJECT
PLPA 2019-00003
(APN 985-0027-019)
WHEREAS, the Applicant, Jessie Dosanjh, submitted an application to construct a new
31,840+ square foot Nissan dealership on the southern portion of the approximately 14.89 -acre
site. The applications include a Planned Development Zoning Stage 1 and 2 Development Plan
and Site Development Review Permit. The proposed development and applications are
collectively known as the “Project”; and
WHEREAS, the project site is located within a Planned Development Zoning District; and
WHEREAS, the Project Plans illustrate the site layout and building elevations for
approximately 31,840 square foot automobile sales and service building, which are permitted by
Planned Development Zoning District, the Eastern Dublin Specific Plan and General Plan; and
WHEREAS, the Site Development Review application collectively defines this “Project”
and is available and on file in the Community Development Department; 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 on September 20, 2016, the City Council certified the Kaiser Dublin Medical
Center Project EIR which included the subject site identified as Phase 1B. Upon approval of the
Kaiser Dublin Medical Center EIR, the City Council adopted mitigations, a mitigation monitoring
program and a Statement of Overriding Considerations (Resolution 153 -16, incorporated herein
by reference); and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines
section 15168(c)(2), the project was examined to determine if another environmental document
should be prepared. The analysis concluded that the environmental impacts of the Project were
analyzed in the Kaiser Dublin Medical Center 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; and
WHEREAS, a Staff Report for the Planning Commission, dated March 26, 2019 and
incorporated herein by reference, described and analyzed the Project, including the Site
Development Review Permit and furthermore, on March 26, 2019, the Planning Commission held
a properly noticed public hearing on the Project, including the proposed Site Development Review
Permit, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on March 26, 2019, the Planning Commission adopted Resolution 19-01
recommending that the City Council approve the proposed Planned Development Zoning District
2
with a Stage 1 and 2 Development Plan related to the Project, which resolution is incorporated
herein by reference and available for review at City Hall during normal business hours; and
WHEREAS, on March 26, 2019, the Planning Commission adopted Resolution 19-02
recommending that the City Council approve a Site Development Review for Kaiser Commercial
Nissan Project, which resolution is incorporated herein by reference and available for review at
City Hall during normal business hours; and
WHEREAS, a Staff Report, dated April 16, 2019 and incorporated herein by reference,
described and analyzed the Project including the Planned Development Zoning Stage 1
Development Plan amendment, Stage 2 Development Plan and Site Development Review for the
City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the Project,
including the Site Development Review application, on April 16, 2019, at which time all interested
parties had the opportunity to be heard; and
WHEREAS, proper notice of the public hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
Site Development Review application; and
WHEREAS, the City Council did hear and use 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 Site Development Review findings and determinations regarding the
Kaiser Commercial-Nissan Project:
A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development
Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific
Plans and design guidelines because : 1) The project provides an orderly, attractive
and harmonious development compatible with the site’s environmental constraints and
with surrounding properties and neighborhoods. The development gives thoughtful
consideration to building location, architectural and landscape design and theme,
vehicular and pedestrian access and on-site circulation, parking and traffic impact. It
complies with development regulations and the requirements of th e zoning district, as
required by Section 8.104.020.A of the Dublin Zoning Ordinance; 2) the project is
utilizing traditional building forms with contemporary, high -quality materials and finishes
in compliance with the design guidelines of the Eastern Dublin Specific Plan and
Community Design and Sustainability Element of the General Plan; 3) the proposed
project will conform to the density, design, and allowable uses as stated in the Stage 2
Development Plan as required by Section 8.104.020.B of the Dublin Zoning Ordinance;
4) the project includes pedestrian pathways providing a connection to adjacent
developments; and 5) the project is consistent with the General Plan and Eastern Dublin
Specific Plan, as amended.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1)
The architecture and landscape design for the project provides an appropriate
3
pedestrian scale with the proposed building layout, landscaping and parking which is
well-suited to the use; 2) the overall de sign of the project is consistent with the design
requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed project is
consistent with the Eastern Dublin Specific Plan in that a more intensive use is located
south of Dublin Boulevard and easily accessible from nearby freeway interchanges
where convenient vehicular access will limit traffic impacts to the rest of Dublin ; 4) the
overall project is consistent with the total development potential for the site as stated in
the Stage 1 and Stage 2 Development Plan; 5) the proposed development is compatible
with the General Plan Land Use designations Medical Campus/Commercial which
allows for automobile sales; and 6) the proposed project meets the intent of the Dublin
General Plan which discourages projects that do not relate well to the surrounding
developments and the proposed project is compatible with the surrounding
neighborhood that includes residential and commercial uses.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties,
and the lot(s) in which the project is proposed because: 1) The architecture and
landscape design for the project provides an appropriate pedestrian scale and the
landscaping and parking areas are well-suited to the uses; 2) the overall design of the
project is consistent with the design requirements of the Stage 1 and Stage 2
Development Plan; 3) the proposed development is compatible with the General Plan
Land Use designation Medical Campus/Commercial which allows for automobile sales;
and 4) the proposed project meets the intent of the Dublin General Plan which
discourages projects that do not relate well to the surrounding developments and the
proposed project is compatible with the surrounding neighborhood that includes office,
residential, and commercial uses.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the project will is within the density requirements of the Planned
Development Zoning District, the General Plan, and the Eastern Dublin Specific Plan;
2) the project provides for its own infrastructure and required services and is designed
to include sufficient vehicular and pedestrian access, with parking to support the use s;
and 3) the proposed density of the site is consistent with the General Plan and Eastern
Dublin Specific Plan.
E. Impacts to existing slopes and topographic features are addressed because : 1) the
project site is relatively flat; 2) the roadway and utility infrastructure to serve the site
already exists, and 3) future approval of grading and improvement plans will enable the
site to be modified to suit the project, which will be developed for the site in accordance
with City policies and regulations.
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 architectural style and materials will be
consistent and compatible with the contemporary architectural style, colors, and
materials being utilized on other commercial projects in the City; 2) the project is utilizing
traditional building forms with contemporary, high -quality materials and finishes in
compliance with the design guidelines of the Eastern Dublin Specific Plan; and 3) the
size and scale of the development will be similar to other buildings in the project vicinity.
4
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 Preliminary Landscape Plan for the project site emphasizes the
pedestrian connections to the east and west from the Water Quality Basin to the Kaiser
Dublin Medical Center as well as provides an enhancement to the streetscape; 2)
landscaping will be provided around the perimeter and in area within the parking fields
of the project building; and 3) the project perimeter and interior landscaping is
consistent with other commercial development in the vicinity and conforms 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) all infrastructure including driveways,
pathways, sidewalks, and street lighting have been reviewed for conformance with City
policies, regulations, and best practices and have been designed with multi -modal
travel in mind; and 2) development of this project will conform to the major public
improvements already installed allowing patrons the safe and efficient use of these
facilities.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby
approve Site Development Review for the Kaiser Commercial - Nissan Project, subject to the
conditions included below.
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/a gencies 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 CONDITIONS
1. Approval. This Site Development Review approval is for the
Kaiser Commercial – Nissan Project. This approval shall be as
generally depicted and indicated on the plan set prepared by
Gates & Associates, Architecture Solution Group and MacKay &
Somps received on February 21, 2019 attached as Exhibit A
and as generally depicted by the color and material samples
submitted along with the project. The project plans and color and
material samples are on file in the Community Development
Department. This Site Development Review approval is as
further specified as the following Conditions of Approval for this
project.
PL Ongoing
2. Effective Date. This SDR approval becomes effective once the
companion Planned Development Zoning District has been
approved by City Council and is effective.
PL Ongoing
5
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
3. Site Development Review Expiration. Construction or use
shall commence within one (1) year of Site Development Review
approval or the Site Development Review shall lapse and
become null and void. If there is a dispute as to whether the Site
Development Review 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 Site Development Review
expires, a new application must be made and processed
according to the requirements of the Zoning Ordinance.
PL One Year
After Effective
Date
4. Time Extension. The Director of Community Development
may, upon the Applicant’s written request for an extension of
approval prior to expiration, and upon the determination that any
Conditions of Approval remain adequate to assure that
applicable findings of approval will continue to be met, grant a
time extension of approval for a period not to exceed 12 months.
The Director of Community Development may grant a maximum
of two extensions of approval, and additional extensions may be
granted by the original decision maker.
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/
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department, Dublin
Building Department, Dublin Police Services, Alameda County
Flood Control District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County 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. Developer shall obtain all permits required
by other agencies, if applicable, 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, Regional Water Quality Control Board, Caltrans
and provide copies of the permits to the Public Works
Department.
PW Building
Permit
Issuance
9. 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, 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
Various Building
Permit
Issuance
6
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
District (Zone 7) Drainage and Water Connection fees; or any
other fee that may be adopted and applicable. Approved
Development Agreement supersedes where applicable.
10. Indemnification. The 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,
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.
ADM On-going
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.
PW On-going
12. 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 and with the Eastern Dublin Specific Plan.
PL On-going
13. Equipment Screening. All electrical equipment, fire risers,
and/or mechanical equipment shall be screened from public view
by landscaping and/or architectural features. Any roof-mounted
equipment shall be completely screened from adjacent street
view by materials architecturally compatible with the building and
to the satisfaction of the Community Development Director. The
Building Permit plans shall show the location of all equipment
and screening for review and approval by the Director of
Community Development.
PL Building
Permit
Issuance
and
Through
Completion/
On-going
14. Master Sign Program. A Master Sign Program shall be
reviewed and approved at the Staff-level for all project-related
signage including, but not limited to, wall signs, monument signs,
community identification signage, address signage, directional
signage, parking signage, speed limit signage, retail tenant
signage, and other signage deemed necessary by the City. The
wall and monument signs shown in the Project Plans are for
illustrative purposes only and the full details of the sign sizes,
materials, and construction shall be shown in the separate sign
package.
PL Installation of
any project-
related
signage
15. Construction Trailer. The Applicant/Developer shall obtain a
Temporary Use Permit prior to the establishment of any
PL Establishment
of the
7
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
construction trailer, storage shed, or container units on the
project site.
temporary
use
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 Issuance of
Building
Permit
17. Mitigation Monitoring Program. The Applicant/ Developer
shall comply with The Kaiser Dublin Medical Center Final
Environmental Impact Report (EIR) certified by City Council
Resolution 16-16, including all mitigation measures, action
programs, and implementation measures contained therein as
applicable to Phase 1B. The EIR is on file with the Community
Development Department.
PL On-going
18. Noise/Nuisance. The Applicant/Developer shall control all
business activity so as not to create a public or private nuisance
to the existing and surrounding businesses and residents. No
amplified sounds, loudspeakers or music shall be permitted
outside the building.
PL On-going
PLANNING – LANDSCAPE CONDITIONS
19. Final landscape and irrigation system plans. 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 and shall comply with Section 8.72.030 of
the Dublin Municipal Code.
PL Approval of
Final
Landscape
Plans
20. Water Efficient Landscaping Regulations. The Applicant shall
meet all requirements of the City of Dublin's Water-Efficient
Landscaping Regulations, Section 8.88 of the Dublin Municipal
Code.
PL Approval of
Final
Landscape
Plans
21. Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of motorists,
pedestrians or bicyclists. Except for trees, landscaping (and/or
landscape structures such as walls) at drive aisle intersections
shall not be taller than 30 inches above the curb. Landscaping
shall be kept at a minimum height and fullness giving patrol
officers and the general public surveillance capabilities of the
area.
PL Approval of
Final
Landscape
Plans and
Ongoing
22. 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 Approval of
Final
Landscape
Plans
23. C.3 Stormwater Technical Guidance. The landscape design
in the bio-retention C.3 SWQ treatment areas shall not conflict
with the recommendations in the Alameda Stormwater Technical
Guidance Handbook, October 3, 2017, Appendix B Plant List
and Planting Guidance for Landscape-Based Stormwater
Measures
PL Approval of
Final
Landscape
Plans
24. Plan Coordination. Civil Improvement Plans, Joint Trench Plans,
Street Lighting Plans and Landscape Improvement Plans shall
be submitted on the same size sheet and plotted at the same
PL Approval of
Final
Landscape
Plans
8
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
drawing scale for consistency, improved legibility and
interdisciplinary coordination.
25. Maintenance of Landscape. All landscape areas on the site
shall be enhanced and properly maintained at all times. Any
proposed or modified landscaping to the site, including the
removal or replacement of trees, shall require prior review and
written approval from the Community Development Director.
PL On-going
BUILDING CONDITIONS
26. 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
27. Retaining Walls. All retaining walls over 30 inches in height and
in a walkway shall be provided with guardrails. All retaining walls
over 36 inches or with a surcharge shall obtain permits and
inspections from the Building & Safety Division.
B Through
Completion
28. Phased Occupancy Plan. If occupancy is requested to occur
in phases, then all physical improvements within each phase
shall be required to be completed prior to occupancy of any
buildings within that phase except for items specifically excluded
in an approved Phased Occupancy Plan, or minor handwork
items, approved by the Department of Community Development.
The Phased Occupancy Plan shall be submitted to the Directors
of Community Development and Public Works for review and
approval a minimum of 60 days prior to the request for
occupancy of any building covered by said Phased Occupancy
Plan. Any phasing shall provide for adequate vehicular access
to all parcels in each phase and shall substantially conform to
the intent and purpose of the subdivision approval. No individual
building shall be occupied until the adjoining area is finished,
safe, accessible, and provided with all reasonable expected
services and amenities, and separated from remaining additional
construction activity. Subject to approval of the Director of
Community Development, 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.
B Prior to
Occupancy of
any Affected
Building
29. 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 Prior to
Issuance of
Building
Permits
30. Construction Drawings. Construction plans shall be fully
dimensioned (including building elevations) accurately drawn
(depicting all existing and proposed conditions on site), and
prepared and signed by a California licensed Architect or
Engineer. All structural calculations shall be prepared and
signed by a California licensed Architect or Engineer. The site
plan, landscape plan and details shall be consistent with each
other.
B Issuance of
Building
Permits
9
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
31. 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 of
Building
32. Temporary Fencing. Temporary Construction fencing shall be
installed along the perimeter of all work under construction.
B Through
Completion
33. Addressing
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.). 3 copies
on full size sheets and 5 copies reduced sheets. See
Address Application for addition information.
b) Address signage shall be provided as per the Dublin
Commercial Security Code.
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, 4 inches in height minimum.
B Prior to
Release of
Addresses
Prior to
Permitting
Prior to
Occupancy
34. 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
35. 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 Prior to
Permit
Issuance
36. CASp Reports. Applicant shall obtain the services of a Certified
Access Specialist for the review of the construction drawings and
inspections for the building interior and site exterior. A written
report shall be submitted to the City prior to approval of the
permit application. Additionally, a written report shall be
submitted to the City Building Inspector prior to scheduling the
final inspection.
B Prior to
Permitting
and
Occupancy
37. Solar Zone – CA Energy Code. Show the location of the Solar
Zone on the site plan. Detail the orientation of the Solar Zone.
B Through
Completion
38. Parking. The required number of parking stalls, the design and
location of the accessible parking stalls shall be as required by
the CA Building Code.
The design and number of clean air / EV ready stalls and bicycle
long and short term stalls shall be as required by the CA Green
Building Standards Code.
B Through
Completion
39. Accessory Structures. Building permits are required for all
trash enclosures and associated amenities / structures and are
required to meet the accessibility and building codes.
B Through
Completion
40. FEMA – Floodplain. The project is currently shown to be in a
floodplain. The applicant shall submit either a letter of map
amendment, letter of map change or letter of map revision prior
to permitting. If the site has not been removed from the
floodplain by a letter, then elevation certificates will be required
at the correct stages.
B Prior to
Permitting
10
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
41. Electronic File. The applicant/developer shall submit all
building drawings and specifications for this project in an
electronic format to the satisfaction of the Chief Building Official
prior to the issuance of building permits. Additionally, all
revisions made to the building plans during the project shall be
incorporated into an “As Built” electronic file and submitted prior
to the issuance of the final occupancy.
B Prior to
Occupancy
FIRE PREVENTION
42. No fire service lines shall pass beneath buildings. F Approval of
Improvement
Plans
43. New Fire Sprinkler System & Monitoring Requirements. In
accordance with The Dublin Fire Code, fire sprinklers shall be
installed in the building. The system shall be in accordance with
the NFPA 13, the CA Fire Code and CA Building Code. Plans
and specifications showing detailed mechanical design, cut
sheets, listing sheets and hydraulic calculations shall be submitted
to the Fire Department for approval and permit prior to installation.
This may be a deferred submittal.
a) Sprinkler Plans. (Deferred Submittal Item). Submit detailed
mechanical drawings of all sprinkler modifications,
including cut sheets, listing sheets and calculations to the
Fire Department for approval and permit prior to
installation.
b) All sprinkler system components shall remain in
compliance with the applicable N.F.P.A. 13 Standard, the
CA Fire Code and the CA Building Code.
c) Underground Plans. (Deferred Submittal Item). Submit
detailed shop drawings for the fire water supply system,
including cut sheets, listing sheets and calculations to the
Fire Department for approval and permit prior to
installation. All underground and fire water supply system
components shall be in compliance with the applicable
N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code and
the CA Building Code. The system shall be hydrostatically
tested and inspected prior to being covered. Prior to the
system being connected to any fire protection system, a
system flush shall be witnessed by the Fire Department.
d) Central Station Monitoring. Automatic fire extinguishing
systems installed within buildings shall have all control
valves and flow devices electrically supervised and
maintained by an approved central alarm station. Zoning
and annunciation of central station alarm signals shall be
submitted to the Fire Department for approval.
e) Fire Protection Equipment shall be identified with approved
signs constructed of durable materials, permanently
installed and readily visible.
F Permit
issuance
44. Fire Access During Construction.
a) Fire Access. Access roads, turnaround, pullouts, and fire
operation areas are fire lanes and shall be maintained
clear and free of obstructions, including the parking of
vehicles.
F During
Construction
11
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
b) Entrances. Entrances to job sites shall not be blocked,
including after hours, other than by approved
gates/barriers that provide for emergency access.
c) Site Utilities. Site utilities that would require the access
road to be dug up or made impassible shall be installed
prior to construction commencing.
d) Entrance flare, angle of departure, width, turning radii,
grades, turnaround, vertical clearances, road surface,
bridges/crossings, gates/key-switch, within a 150-foot
distance to Fire Lane shall be maintained.
e) Personnel Access. Route width, slope, surface and
obstructions must be considered for the approved route
to furthermost portion of the exterior wall.
f) All-weather access. Fire access is required to be all-
weather access. Show on the plans the location of the all-
weather access and a description of the construction.
Access roads must be designed to support the imposed
loads of fire apparatus.
45. Fire Extinguishers.
Extinguishers shall be visible and unobstructed. Signage shall
be provided to indicate fire extinguisher locations. The number
and location of extinguishers shall be shown on the plans.
Additional fire extinguishers maybe required by the fire
inspector.
a) Fire extinguisher shall meet a minimum classification of 2A
10BC. Extinguishers weighing 40 pounds or less shall be
mounted no higher than 5 feet above the floor measured to the
top of the extinguisher. Extinguishers shall be inspected
monthly and serviced by a licensed concern annually.
F Occupancy
46. FD Building Key Box. Building Access. A Fire Department Key
Box shall be installed at the main entrance to the Building. Note
these locations on the plans. The key box should be installed
approximately 5 1/2 feet above grade. The box shall be sized to
hold the master key to the facility as well as keys for rooms not
accessible by the master key. Specialty keys, such as the fire
alarm control box key and elevator control keys shall also be
installed in the box.
The key box door and necessary keys are to be provided to the
fire inspector upon the final inspection. The inspector will then
lock the keys into the box.
F Occupancy
47. Means of Egress.
Exit signs shall be visible and illuminated with emergency lighting
when building is occupied.
F Occupancy
48. Main Entrance Hardware Exception.
It is recommended that all doors be provided with exit hardware
that allows exiting from the egress side even when the door is in
the locked condition. However, an exception for A-3, B, F, M, S
occupancies and all churches does allow key-locking hardware
(no thumb-turns) on the main exit when the main exit consists of
a single door or pair of doors. When unlocked the single door or
both leaves of a pair of doors must be free to swing without
operation of any latching device. A readily visible, durable sign
on or just above the door stating “This door to remain
unlocked whenever the building shall be provided. The sign
shall be in letters not less than 1 inch high on a contrasting
F Occupancy
12
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
background. This use of this exception may be revoked for
cause.
49. Maximum Occupant Load. Posting of room capacity is required
for any occupant load of 50 or more persons. Submittal of a
seating plan on 8.5” x 11” paper is required prior to final
occupancy.
F Occupancy
50. Interior Finish. Wall and ceiling interior finish material shall meet
the requirements of Chapter 8 of the California Fire Code. Interior
finishes will be field verified upon final inspection. If the product
is not field marked and the marking visible for inspection,
maintain the products cut-sheets and packaging that show proof
of the products flammability and flame-spread ratings.
Decorative materials shall be fire retardant.
Occupancy
51. General Inspection. Upon inspection of the work for which this
submittal was provided, a general inspection of the business and
site will be conducted.
F Occupancy
52. Addressing. Addressing shall be illuminated or in an illuminated
area. The address characters shall be contrasting to their
background. If address is placed on glass, the numbers shall be
on the exterior of the glass and a contrasting background placed
behind the numbers.
Building Address. The building shall be provided with all
addresses or the assigned address range so as to be clearly
visible from either direction of travel on the street the address
references. The address characters shall not be less than 5
inches in height by 1-inch stroke. Larger sizes may be necessary
depending on the setbacks and visibility.
Multi-Tenants. Where a building has multiple tenants, address
shall also be provided near the main entrance door of each
tenant space. The address shall be high enough on the building
to be clearly visible from the driveway, street or parking area it
faces even when vehicles are parked in front of the tenant space.
The address shall not be less than 5-inches in height with a ½-
inch stroke.
F Occupancy
53. FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION
1. Clearance to combustibles from temporary heating
devices shall be maintained. Devices shall be fixed in
place and protected from damage, dislodgement or
overturning in accordance with the manufacturer’s
instructions.
2. Smoking shall be prohibited except in approved areas.
Signs shall be posted “NO SMOKING” in a conspicuous
location in each structure or location in which smoking is
prohibited.
3. Combustible debris, rubbish and waste material shall be
removed from buildings at the end of each shift of work.
Flammable and combustible liquid storage areas shall be
maintained clear of combustible vegetation and waste
materials.
F Ongoing
during
construction
and
demolition
54. FIRE SPRINKLER MONITORING SYSTEM (NOT FIRE
ALARM SYSTEM!)
Alarm, supervisory and trouble signals shall be distinctly different
and shall be automatically transmitted to an approved
supervising station. One EXTERIOR approved audible device,
F Ongoing,
during
construction
and
demolition
13
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
located on the exterior of the building in an approved location,
shall be connected to each automatic sprinkler system. Such
sprinkler water-flow devices shall be activated by water flow
equivalent to the flow of a single sprinkler of the smallest orifice
size installed in the system. Visible alarm notification appliances
shall not be required except when required by California Fire
Code section 907
DUBLIN SAN RAMON SERVICES DISTRICT
55. 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 Issuance of
any building
permit
56. 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 Issuance of
any building
permit
57. Planning and review fees, inspection fees, and fees associated
with a wastewater discharge permit shall be paid to DSRSD in
accordance with the rates and schedules and at time of payment
as established in the DSRSD Code. Planning and review fees
are due after the 1st submittal of plans. Construction Permit and
Inspection Fees are due prior to the issuance of a Construction
Permit. Capacity Reserve Fees are due before the water meter
can be set or the connection to the sewer system.
DSRSD Issuance of
any grading
permit or a
site
development
permit
58. All improvement plans for DSRSD facilities shall be signed by
the District Engineer. Each drawing of improvement plans for
DSRSD facilities shall contain a signature block for the District
Engineer indicating approval of the sanitary sewer and/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 faithful performance 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 Issuance of
any grading
permit or a
site
development
permit
59. 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 Approval by
the City of a
grading
permit or a
site
development
permit
60. The locations and widths of all proposed easement dedications
for water and sewer lines shall be submitted to and approved by
DSRSD.
DSRSD Approval by
the City of a
grading
permit or a
site
development
permit
61. Water and sewer mains shall be located in public streets rather
than in off-street locations to the fullest extent possible. If
unavoidable, then sewer or water easements must be
DSRSD Issuance of
any building
permit
14
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
established over the alignment of each sewer or water main in
an off-street or private street location to provide access for future
maintenance and/or replacement.
62. 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 Approval by
the City of a
grading
permit or a
site
development
permit
63. 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 30year operations
and maintenance costs as well as other conditions within a
separate agreement with the applicant for any project that
requires a pumping station.
DSRSD Approval by
the City of a
grading
permit or a
site
development
permit
64. This project will be analyzed by DSRSD to determine if it
represents additional water and/or sewer capacity demands on
the District. Applicant will be required to pay all incremental
capacity reserve fees for water and sewer services as required
by the project demands. All capacity reserve fees must be paid
prior to installation of a water meter for water. If a water meter is
not
DSRSD Approval by
the City of a
grading
permit or a
site
development
permit
65. 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. 57 has been satisfied.
DSRSD Approval by
the City of a
grading
permit or a
site
development
permit
66. 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 with DSRSD to size
and configure its fire system.
DSRSD Approval by
the City of a
grading
permit or a
site
development
permit
67. Recycled water is proposed for use on this project, and shall be
used if available. However, if available recycled water supplies
are insufficient to meet the irrigation demands for the Proposed
Project, the irrigation demands for the Proposed Project may be
met with potable water.
Upon the District’s determination that sufficient supply of
recycled water is available at the time of planned connection and
the connection is technologically and financially reasonable, the
project shall use recycled water for irrigation of large landscape
areas.
DSRSD Approval by
the City of a
grading
permit or a
site
development
permit
68. Development plans will not be approved until landscape plans
are submitted and approved.
DSRSD Approval by
the City of a
grading
15
# CONDITION TEXT RESPON.
AGENCY
WHEN
REQ’D
Prior to:
permit or a
site
development
permit
69. 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. Availability of Recycled Water to be
determined by District.
DSRSD Approval by
the City of a
grading
permit or a
site
development
permit
70. Each parcel within the area formerly referred to as “Kaiser
Commercial Parcel – Phase 1B” shall be serviced by separate
connection to DSRSD potable water and wastewater mains per
DSRSD Code.
DSRSD Approval by
the City of a
grading
permit or a
site
development
permit
PUBLIC WORKS GENERAL CONDITIONS
71. Conditions of Approval. 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 below.
PW On-going
72. Compliance. Developer shall comply with the City of Dublin
Zoning Ordinances, 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.
PW On-going
73. Clarifications and Changes to the Conditions. In the event
that there needs to be clarification to these Conditions of
Approval, the City Engineer has the authority to clarify the intent
of these Conditions of Approval to the Developer without going
to a public hearing. The City Engineer also has 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 of this
project.
PW On-going
74. Hold Harmless/Indemnification. The 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 advisory agency,
appeal board, Planning Commission, City Council, Community
Development Director, Zone 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 Applicant/Developer’s duty to so
defend, indemnify, and hold harmless shall be submitted to the
City’s promptly notifying or proceeding and the City’s full
cooperation in the defense of such actions or proceedings.
PW On-going
75. Fees. The Applicant 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
Various
Depart
ments
Grading Permit
or Building
Permit Issuance
16
fees; Public Facilities fees; City of Dublin Fire fees; Noise
Mitigation fees; Inclusionary House In-Lieu fees; Alameda
County Flood and Water Conservation fees; Traffic Impact Fees
or other development impact fees required by the City of Dublin.
76. Zone 7 Impervious Surface Fees. The Applicant shall
complete a “Zone 7 Impervious Surface Fee Application” and
submit an accompanying exhibit for review by the Public Works
Department. Fees generated by this application will be due at
issuance of Building Permit.
PW
Grading Permit
or Building
Permit Issuance
PUBLIC WORKS – AGREEMENTS AND BONDS
77. Security. 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 inspection).
PW Grading Permit
Issuance
78. Storm Water Treatment Measures Maintenance
Agreement. Developer shall enter into an Agreement with
the City of Dublin that guarantees the property owner’s
perpetual maintenance obligation for all stormwater
treatment measures and trash capture devices installed as
part of the project. Said Agreement is required pursuant to
the Municipal Regional Stormwater NPDES Permit, Order
No. R2-20015-0049. Said permit requires the City to
provide verification and assurance that all treatment
devices will be properly operated and maintained. The
Agreement shall be recorded against the property and shall
run with the land.
PW Grading Permit
Issuance
PUBLIC WORKS – PERMITS
79. Grading Permit. Developer shall obtain a Grading Permit from
the Public Works Department for all grading. PW Start of Work
PUBLIC WORKS - SUBMITTALS
80. 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,” and current Public Works and industry
standards. A complete submittal of improvement plans shall
include all civil improvements, joint trench, street lighting and on-
site safety lighting, landscape plans, and all associated
documents as required. The Developer shall not piecemeal the
submittal by submitting various components separately.
PW Grading Permit
Issuance
81. 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 Grading Permit
Issuance
82. Composite Exhibit. Construction plan set shall include a
Composite Exhibit showing all site improvements, utilities,
landscaping improvements and trees, etc. to be constructed to
ensure that there are no conflicts among the proposed and
existing improvements.
PW Grading Permit
Issuance
83. Geotechnical Report. Developer shall submit a Design Level
Geotechnical Report, which includes but are not limited to
grading recommendations.
PW Grading Permit
Issuance
84. Geotechnical Engineer Review and Approval. The Project
Geotechnical Engineer shall be retained to review all final
grading plans and specifications. The Project Geotechnical
Engineer shall approve all grading plans prior to City approval.
PW Grading Permit
Issuance
85. Building Pads, Slopes and Walls. Developer shall provide the
Public Works Department with a letter from a registered civil PW Acceptance of
Improvements
17
engineer or surveyor stating 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.
86. Hydrology and Hydraulic Calculations. Hydrology and
Hydraulic calculations for the entire parcel including
undeveloped areas shall be submitted for approval to the City
Engineer. Alameda County published an updated version of the
Alameda County Hydrology & Hydraulics Manual. The H&H
Manual includes updates to calculating runoff and should be
used as the basis for your hydrology and hydraulics design of
flood control facilities in Alameda County. The manual is
available for download at: acfloodcontrol.org/hh-manual
PW Grading Permit
Issuance
87. Site Grading adjacent to Buildings. The ground immediately
adjacent to the foundation shall be sloped away from the building
at a slope required by the California Building Code.
PW Grading Permit
Issuance
88. Approved Plan Files. Developer shall provide the Public Works
Department a PDF format file of approved site plans, including
grading, improvement, landscaping & irrigation, joint trench and
lighting.
PW Grading Permit
Issuance
89. Master Files. Developer shall provide the Public Works
Department a digital vectorized file of the “master” files for the
project, in a format acceptable to the City Engineer. 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
90. G-3 Culvert. The Developer shall obtain a letter from a licensed
Structural Engineer registered in the State of California certifying
that the G-3 culvert has been designed to withstand the loading
of the proposed use and improvements over the culvert.
PW Grading Permit
Issuance
91. Lighting. The Developer shall prepare a photometric plan for
the site lighting to demonstrate that the minimum 1.0 foot candle
lighting level is provided in accordance with the City of Dublin’s
requirements, or as otherwise approved by the City Engineer.
The photometric plan shall show lighting levels which take into
consideration poles, low walls and other obstructions. Exterior
lighting shall be provided within the surface parking lots and on
buildings and shall be of a design and placement so as not to
cause glare onto adjoining properties, businesses or to vehicular
traffic. Lighting used after daylight hours shall be adequate to
provide for security needs. The parking lot lights shall be
designed to eliminate any pockets of high and low illuminated
areas. Parking lot light standards and foundations are
considered structures and shall be located outside of any
easement.
PW Issuance of
Building Permit
92. Visibility Triangle. 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 Issuance of
Building Permit
PUBLIC WORKS - EASEMENTS AND ACCESS RIGHTS
93. Emergency Vehicle Access Easements. The Developer shall
dedicate Emergency Vehicle Access Easements (EVAE) over
the clear pavement width of all drive aisles as required by the
Alameda County Fire Department and City Engineer.
PW Grading Permit
Issuance
18
PUBLIC WORKS - GRADING
94. Grading Plan. The Grading Plan shall be in conformance with
the recommendation of the Geotechnical Report, the approved
Tentative Map and Site Development Review, and the City
design standards & ordinances. In case of conflict between the
soil engineer’s recommendation and the City ordinances, the
City Engineer shall determine which shall apply.
PW Grading Permit
Issuance
95. Erosion Control Plan. 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 Grading Permit
Issuance
PUBLIC WORKS - IMPROVEMENTS
96. Water and Sewer Facilities. 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
97. Fire Hydrants. 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.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
98. 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
99. Utilities. 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 approved by the City Engineer and the
various Public Utility agencies.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
100. Utility Locations. All 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
101. Utility Vaults and Boxes. 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
102. Surface Slopes. Pavement surface slopes in parking lots and
drive aisles shall be a minimum of 0.5% and a maximum of 5%
(unless otherwise required at parking spaces for the disabled
and at ramps at the parking structure and loading dock).
Exceptions may be considered by the City Engineer to account
for unusual design conditions.
PW Grading Permit
Issuance
103. Rights-of-Entry. The 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 shall be furnished to
the City Engineer.
PW Grading Permit
Issuance
19
104. Public Litter Cans. Public litter cans are required on site and
on the trail to meet Dublin Municipal Code 7.98.120. Cigarette
butt receptacles and appropriate signage are required to be
placed on -site for public and employee use.
PW Grading Permit
Issuance
105. Structures located within the Special Flood Hazard Area.
Any structures that will be built in the floodplain shall be designed
in accordance with Chapter 7.24 “Flood Control” of the City of
Dublin Municipal Code. Any existing drainage structures in the
floodplain shall be protected in place unless otherwise approved
by the City Engineer.
Building Permit
Issuance
106. Highway Right-of-Way. Developer shall ensure that buildings,
structures and other permanent improvements are not
constructed within the existing 20’ highway right-of-way located
at the southerly portion of the parcel Any improvements
constructed within the existing 20’ highway right-of-way is
subject to removal and replacement at the expense of the
property owner.
Grading Permit
Issuance
107. Pedestrian Access and Sidewalk Easement. The Developer
shall provide an accessible pedestrian path with a minimum
width of five feet (5’) from the nearest public street, Dublin Blvd.,
to building running parallel along the easterly property line (i.e.
along the private street, Keegan Street) to the southern property
line or along an alternate alignment as approved by the City
Engineer and in accordance with current Public Works and
Building Code requirements.
PW Grading Permit
Issuance
108. Striping Plan. A Traffic Signing and Striping Plan showing all
existing and proposed signing and striping within public streets,
on-site private streets, parking lots and drive aisles shall be
submitted for review and approval by the City Engineer.
PW Issuance of
Building Permit
109. Project signs. All proposed project signs or monument signs
shall be placed on private property and located outside of any
easement areas unless specifically approved by the City
Engineer. Any signage located in an easement is subject to
removal and replacement at the expense of the property owner
if required by the easement holder.
PW Issuance of
Building Permit
110. Vehicle Parking. All on-site vehicle parking spaces shall
conform to the following:
a. All parking spaces shall be double striped using 4” white
lines set 2 feet apart in accordance with City Standards
and DMC 8.76.070.A.17.
b. 12”-wide concrete step-out curbs shall be constructed at
each parking space where one or both sides abut a
landscaped area or planter.
c. Where wheel stops are shown, individual 6’ long wheel
stops shall be provided within each parking space in
accordance with City Standards.
d. A minimum 2’ radius shall be provided at curb returns and
curb intersections where applicable.
e. Parking stalls next to walls, fences and obstructions to
vehicle door opening (including those in the parking
structure) shall be an additional 4’ in width per DMC
8.76.070.A.16.
PW Issuance of
Building Permit
20
f. Landscaped strips adjacent to parking stalls shall be
unobstructed in order to allow for a minimum 2-foot
vehicular overhang at front of vehicles.
PUBLIC WORKS - CONSTRUCTION
111. Erosion Control Implementation. The Erosion and Sediment
Control Plan shall be implemented between October 1st and
April 30th 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 improvements.
PW On-going as
needed
112. Archaeological Finds. 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
113. Construction Activities. 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
114. 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
115. Construction Noise Management Plan. 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
116. Traffic Control Plan. Closing of any existing pedestrian
pathway and/or sidewalk during construction shall be
implemented through a City approved Traffic Control Plan and
shall be done with the goal of minimizing the impact on
pedestrian circulation.
PW
Start of
Construction and
On-going as
needed
117. Construction Traffic Interface Plan. 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 Engineer. PW
Start of
Construction;
Implementation,
and On-going as
needed
118. Pest Control. Developer shall be responsible for controlling any
rodent, mosquito, or other pest problem due to construction
activities.
PW On-going
21
119. Grading Off-Haul. The disposal site and haul truck route for any
off-haul dirt materials shall be subject to the review and approval
by the City Engineer prior to the issuance of a Grading Permit. If
the Developer does not own the parcel which the proposed
disposal site is located, the Developer shall provide the City with
a Letter of Consent signed by the current owner, approving the
placement off-haul material on their parcel. A Grading Plan may
be required for the placement of the off-haul material.
PW
Start of
Construction;
Implementation,
and On-going as
needed
120. Dust Control Measures. 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
121. Lighting Inspection. Prior to Occupancy, the Applicant shall
request an inspection of the lighting levels throughout the site to
determine if lighting is sufficient. If additional lights are required
to be installed to meet the 1.0 foot-candle requirement, or for
other safety or operational reasons, the Applicant shall do so
prior to Occupancy.
PW Occupancy
122. Construction Traffic and Parking. All construction related
parking shall be off the public street. PW On-going
PUBLIC WORKS - NPDES
123. NOI and SWPPP. 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
124. SWPPP. 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
125. Stormwater Source Control. All applicable structural and
operational stormwater source controls shall be implemented. PW
Certificate of
Occupancy or
Acceptance of
Improvements
126. Stormwater Management Measures and Trash Capture
Devices Geospatial Information. Prior to project acceptance,
the developer must provide the City with a geospatial layer
compatible with the City’s GIS system locating each stormwater
management measure and trash capture device.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
127. Trash Capture. Specific information is required on the
construction plan set demonstrating how MRP Provision C.10
(trash capture) requirements are met. Trash capture devices to
be used shall be approved by both the San Francisco Bay
Regional Water Quality Control Board and the Mosquito
Abatement District. Details and cutsheet shall be shown on the
plans.
PW Grading Permit
Issuance
128. Waste Enclosures. Developer shall coordinate the waste
enclosure locations and sizes with the City to ensure adequate
PW Grading Permit
Issuance
22
capacity and access by the City franchised waste hauler Waste
enclosures shall meet all requirements set forth in the Dublin
Municipal Code (DMC), Chapter 7.98, the Fire Code, and in the
Solid Waste Requirements, Waste Handling Standards, and
Waste Enclosure Requirements Checklist on the City’s website
at the following link:
http://www.ci.dublin.ca.us/1932/Development-Resources
PUBLIC WORKS - SPECIAL CONDITIONS
129. Bicycle Parking. Developer shall install the bike lockers and
bike racks in accordance with California Green Building
Standards Code requirements. Locations of the bicycle parking
shall be subject to the review and approval of the City Engineer.
PW Issuance of
Building Permit
PASSED, APPROVED, AND ADOPTED this 16th day of April, 2019 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
NISSAN DEALERSHIP
KAISER COMMERCIAL
Site Development Review
Prepared By:
Gates & Associates
Architecture Solution Group
MacKay & Somps
Prepared For:
Dublin Real Estate LLC
March 5, 2019
PARCEL 4
NISSAN DEALERSHIP KEEGAN ST24'MIN20'9'9'18'18'9'10'36'9'24'24'20'20'13'13'9.52'26'36'24'
28.65'
31.49'71'46.58'
28'
30'
R2
4
'
R1
8
'
R18'
28.75'
28'11.5'5'6'38'9'15.21'CONNECTION TO
EXISTING
WATER QUALITY
BASIN OUTLOOK
TRAIL/MAINTENANCE ROAD
9'20'8'
46.75'20'38'9'20'20'9'38'9'
18'9'23.42'
EXISTING ENTRY
TO BE IMPROVED
AND USED FOR
ACCESS5.58'24'MIN24'MIN38'20'18'9'7.83'
EXISTING ENTRY TO BE IMPROVED AND
USED AS ACCESS ONTO ADJACENT
PARCEL TO KEEGAN ST(PRIVATE)
LOCATION OF FUTURE
SIDWALK PARALLEL TO KEEGAN ST (PRIVATE)
TO BE COORDINATED WITH ADJACENT
KAISER MEDICAL DEVELOPMENT
R1
0
.
2
5
'R20'R12'R
2
5
'26'4'24'MINRNISSAN DUBLINKEEGAN ST DUBLIN, CADIMENSIONEDSITE PLANC.1
SITE SUMMARY
SERVICE AREA: 2.61± AC
DISPLAY AREA: 1.69± AC
INVENTORY STORAGE AREA: 1.09± AC
TOTAL AUTO DEALERSHIP SITE AREA: 5.39± AC
TOTAL PHASE 1B AREA OF KAISER STAGE I PD: 14.89± ACRES
NOTE:
1. WIDTH OF DRIVE ISLES AND LANDSCAPE ISLANDS TO BE ADJUSTED DURING
FINAL DESIGN
2. WHEEL STOPS WILL BE ADDED AS NEEDED DURING FINAL DESIGN
PARCEL 4 KEEGAN STCONNECTION TO
EXISTING
WATER QUALITY
BASIN OUTLOOK
TRAIL
EXISTING ENTRY
TO BE IMPROVED
AND USED FOR
ACCESS
DEALERSHIPOUTDOOR DISPLAY/
STORAGE AREA
EXISTING ENTRY TO BE IMPROVED AND
USED AS ACCESS ONTO ADJACENT
PARCEL TO KEEGAN ST(PRIVATE)
OUTDOOR DISPLAY/
STORAGE AREA
RNISSAN DUBLINKEEGAN ST DUBLIN, CASITE AREAPLANC.8
SITE SUMMARY
DEALERSHIP AREA: 2.61± AC
OUTDOOR DISPLAY/STORAGE AREA: 2.78± AC
TOTAL AUTO DEALERSHIP SITE AREA: 5.39± AC
TOTAL PHASE 1B AREA OF KAISER STAGE I PD: 14.89± ACRES
Lagerstroemia muskogee
Muskogee Crape Myrtle
Lagerstroemia natchez
Natchez Crape Myrtle
Quercus virginiana
Southern Live Oak
Ulmus parvifolia
Chinese Elm
LEGEND
INTERSTATE 580 KEEGAN STREETPROPERTY LINE* Location of future sidewalk parallel to Keegan St to be coordinated with adjacent Kaiser Medical development
L1.1STREET TREE PLAN0’ 25’ 50’100’
INTERSTATE 580 KEEGAN STREET6’ Ornamental Metal Fence
Bike parking, S.A.D.
Receptacle, S.A.D.
LEGEND PROPERTY LINE* Location of future sidewalk parallel to Keegan St to be coordinated with adjacent Kaiser Medical development
L1.2FENCING AND LIGHTING PLAN0’ 25’ 50’100’
Bollards
Pole Light
6’ HT ORNAMENTAL METAL FENCE 6’-0”L1.3SITE ELEMENTSFENCINGPAVING
LIGHTING
MULCH
BOLLARD LIGHT POLE LIGHT
L1.4PLANT PALETTESHRUBS
TREES
Lagerstroemia muskogee
Agave ‘Blue Glow’
Lomandra longifolia ‘Breeze’
Quercus virginiana
Dietes grandiflora ‘Variegata’
Nandina domestica
Ulmus parvifolia
Juncus patens ‘Elk Blue’
Rhamnus californica
Muskogee Crape Myrtle
Agave
Dwarf Mat Rush
Southern Live Oak
Striped Fortnight Lily
Dwarf Heavenly Bamboo
Chinese Elm
Spreading Rush
Coffeeberry
TREES BOTANICAL NAME COMMON NAME SIZE WATER USE
LM Lagerstroemia muskogee Muskogee Crape Myrtle 24”BOX L
LN Lagerstroemia natchez Natchez Crepe Myrtle 24”BOX L
QV Quercus virginiana Southern Live Oak 24”BOX L
UP Ulmus parvifolia Chinese Elm 24”BOX M
SHRUBS BOTANICAL NAME COMMON NAME SIZE WATER USE
AV Agave ‘Blue Glow’ Agave 1 GAL L
CA Calamagrostis ‘Karl Forester” Feather Reed Grass 5 GAL M
CF Carex flacca ‘Blue Zinger ’ Blue Sedge 1 GAL M
CP Coleonema pulchrum Golden Breath of Heaven 5 GAL M
CK Coprosma kirkii ‘Verde Vista’ Prostate Mirror Plant 1 GAL L
DV Dietes grandiflora ‘Variegata’ Striped Fortnight Lily 5/15 GAL L
EG Euonymus ‘Golden Prince’ NCN 15 GAL L
FM Festuca Mairei Atlas Fescue 1 GAL L
LA Lavendula angustifolia English Lavender 1 GAL L
LC Leymus condensatus Wild Rye 1 GAL L
LL Lomandra longifolia ‘Breeze’ Dwarf Mat Rush 1 GAL L
MC Myrtus communis Common Myrtle 5 GAL L
NA Nandina domestica Dwarf Heavenly Bamboo 5 GAL L
TF Teucrium fruticans ‘Compacta’ Bush Germander 5 GAL L
RH Rhaphiolepis indica Indian Hawthorn 1 GAL L
RC Rosa ‘Carpet Rose’ Carpet Rose 1 GAL M
STORMWATER TREATMENT PLANTS
JP Juncus patens ‘Elk Blue’ Spreading Rush 1 GAL M
RC Rhamnus californica Coffeeberry 1 GAL L
Notes:
1. 15 feet separate between street trees and street lights
2. 5 feet separation between street trees and fire hydrant
3. The plant water use will conform to the WUCOLS IV, Region 2, estimated water use.
4. Planting Plan shall comply with C.3 Stormwater Technical Guidance October 31, 2017 Appendix B
Plant List and Planting Guidance for Landscape-Based Stormwater Measures
UTILITY SCREENING
Notes:
1. Shrubs adjacent to utilities shall be evergreen
LOW WATER USE
MODERATE WATER USE
BACKFLOW AND WATER
METER
LEGEND
1.)
MAWA = (ETo) (0.62)[(0.6x LA) + (0.4 x SLA)]
Where:
A.)Annual Eto =46.20
B.)Adjusted Landscape Area Calculation
23877 x 0.6 =14326.2
(Landscaped Area)Adjustment Factor
x 0.4 =0
(Special Landscaped Area)Adjustment Factor
Sum of Adjusted Landscape Area =14326.2
MAWA =46.20 x 0.62 x =410360 gallons
2.)
A.)Annual Eto
Annual ETo =46.20
B.)Adjusted Landscape Area Calculation
13327 x 0.3 =3998.1
(Low water use plant sqft)
10550 x 0.6 =6330
(Moderate water use plant sqft)
0 x 1.0 =0
(High water use plant sqft)
Sum of Adjusted Landscape Area =10,328
ETWU =46.20 x 0.62 x 10,328 0.81 =365232 gallons
Irrigation Efficiency Factor
0-25%0.71
26-50%0.75
51-75%0.80
76-100%0.85
NISSAN, DUBLIN CA
SLA = Portion of the landscape area identified as Special Landscape Area (square feet)
14326.2
Maximum Applied Water Allowance
Attachment A
0.4 = the additional ET adjustment factor for Special Landscape Area (1.0 - 0.6 = 0.4)
Percent of total landscape Irrigated with Drip
Maximum Applied Water Allowance (MAWA)
Estimated Total Water Use (ETWU)
0.6 = ET Adjustment Factor
LA = Landscaped Area (square feet)
ETo = Annual Net Reference Evapotranspiration (inches)
The following calculations will help you determine your site specific water budget and establish a planting mix that will allow you to meet your
water budget. Your Estimated Total Water Use must be less than your Maximum Applied Water Allowance.
0.62 = Conversion factor (to gallons per square foot)
L1.5HYDROZONE PLAN0’ 50’ 100’200’
Notes:
1. Water Supply type: recycle
2. Conceptual irrigation design static pressure at point of connection: 70 PSI
HYDROZONE PLAN CONCEPTUAL WATER CALCULATION
RESOLUTION NO. 19-01
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE
ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A
STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE KAISER COMMERCIAL PROJECT
PLPA 2019-00003
(APN 985-0027-019)
WHEREAS, the Applicant, Jessie Dosanjh, submitted an application to construct a new 31,840+
square foot Nissan dealership on the southern portion of the approximately 14.89-acre site. The
applications include a Planned Development Zoning Stage 1 and 2 Development Plan and Site
Development Review Permit. The proposed development and applications are collectively known as
the “Project”; and
WHEREAS, the project site is located within Planned Development Zoning District (Ordinance
07-16) for which a Stage 1 Planned Development Plan was approved for the subject site identified as
Phase 1B; and
WHEREAS, on September 20, 2016, the City Council certified the Kaiser Dublin Medical Center
Project EIR which included the subject site identified as Phase 1B. Upon approval of the Kaiser Dublin
Medical Center EIR, the City Council adopted mitigations, a mitigation monitoring program and a
Statement of Overriding Considerations (Resolution 153-16, incorporated herein by reference); and
WHEREAS, the implementation of the development project requires an amendment to the
Planned Development Zoning Stage 1 Development Plan and approval of a Stage 2 Development Plan;
and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines section
15168(c)(2), the project was examined to determine if another environmental document should be
prepared. The analysis concluded that the environmental impacts of the Project were analyzed in the
Kaiser Dublin Medical Center 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; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the Planned
Development Rezone on March 26, 2019 at which time all interested parties had the opportunity to be
heard; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission adopt
a Resolution recommending that the City Council adopt an Ordinance approving the Planned
Development Zoning Stage 1 and 2 Development Plan for the Kaiser Commercial Project site; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby recommend
that the City Council adopt an Ordinance (Attached as Exhibit A) approving the Planned Development
Zoning District Stage 1 and 2 Development Plan, based on findings, including but not limited to, that
the Planned Development zoning and project as a whole is consistent and in conformance with the
General Plan and Eastern Dublin Specific Plan, is consistent with the purpose and intent of the Planned
Development Zoning District, and that development of the proposed project will be harmonious and
compatible with existing and future development in the surrounding area.
PASSED, APPROVED, AND ADOPTED this 26th day of March 2019 by the following vote:
AYES: Thalblum, Kothari, Wright, Benson
NOES:
ABSENT:
ABSTAIN: Mittan
______________________________
Planning Commission Chair
ATTEST:
______________________________
Community Development Director
RESOLUTION NO. 19 – 02
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE
KAISER COMMERCIAL - NISSAN PROJECT
PLPA 2019-00003
(APN 985-0027-019)
WHEREAS, the Applicant, Jessie Dosanjh, submitted an application to construct a new
31,840+ square foot Nissan dealership on the southern portion of the approximately 14.89-acre
site. The applications include a Planned Development Zoning Stage 1 and 2 Development Plan
and Site Development Review Permit. The proposed development and applications are
collectively known as the “Project”; and
WHEREAS, the project site is located within a Planned Development Zoning District; and
WHEREAS, the Project Plans illustrate the site layout and building elevations for
approximately 31,840 square foot automobile sales and service building, which are permitted by
Planned Development Zoning District, the Eastern Dublin Specific Plan and General Plan; and
WHEREAS, the Site Development Review Permit application collectively defines this
“Project” and is available and on file in the Community Development Department; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and Dublin’s CEQA Guidelines require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS on September 20, 2016, the City Council certified the Kaiser Dublin Medical
Center Project EIR which included the subject site identified as Phase 1B. Upon approval of the
Kaiser Dublin Medical Center EIR, the City Council adopted mitigations, a mitigation monitoring
program and a Statement of Overriding Considerations (Resolution 153-16, incorporated herein
by reference); and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) Guidelines
section 15168(c)(2), the project was examined to determine if another environmental document
should be prepared. The analysis concluded that the environmental impacts of the Project were
analyzed in the Kaiser Dublin Medical Center 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; and
WHEREAS, a Staff Report for the Planning Commission, dated March 26, 2019 and
incorporated herein by reference, described and analyzed the Project, including the Site
Development Review Permit and furthermore, on March 26, 2019, the Planning Commission held
a properly noticed public hearing on the Project, including the proposed Site Development Review
Permit, at which time all interested parties had the opportunity to be heard; and
2
WHEREAS, on March 26, 2019, the Planning Commission adopted Resolution 19-01
recommending that the City Council approve the proposed Planned Development Rezone with a
Stage 1 and 2 Development Plan related to the Project, which resolution is incorporated herein
by reference and available for review at City Hall during normal business hours; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin, based on the findings and conditions of approval in the attached Resolution, recommends
that the City Council adopt the Resolution attached as Exhibit A, which Resolution approves a
Site Development Review Permit for the Kaiser Commercial-Nissan Project.
PASSED, APPROVED AND ADOPTED this 26th day of March 2016 by the following vote:
AYES: Thalblum, Kothari, Wright, Benson
NOES:
ABSENT:
ABSTAIN: Mittan
Planning Commission Chair
ATTEST:
Community Development Director
PLANNING COMMISSION MINUTES
Tuesday, March 26, 2019
Planning Commission March 26, 2019
Regular Meeting P a g e | 1
A Regular Meeting of the Dublin Planning Commission was held on Tuesday, March 26,
2019, in the Planning Commission Council Chamber. The meeting was called to order
at 7:00 PM, by Commission Chair Wright.
1. Call to Order and Pledge of Allegiance
Attendee Name Title Status
Stephen W right Commission Chair Present
Amit Kothari Planning Comm ission Vice Chair Present
Dawn Benson Planning Comm issioner Present
Scott Mittan Planning Comm issioner Present
Janine Thalblum Planning Comm issioner Present
2. Oral Communications
2.1. Administration of Oath of Office by Jeff Baker, Community Development
Director, to reappointed Planning Commissioner Scott Mittan
Jeff Baker, Community Development Director, administered the Oath of Office to
Planning Commissioner, Scott Mittan.
2.2. Public Comment
No public comment provided.
3. Consent Calendar
3.1. Approve the Minutes of the February 12, 2019 Planning Commission
Meeting
RESULT: ADOPTED [UNANIMOUS]
MOVED BY: Janine Thalblum, Commissioner
SECOND: Dawn Benson, Commissioner
AYES: Dawn Benson, Amit Kothari, Janine Thalblum, Stephen Wright
ABSTAIN: Scott Mittan
4. Written Communication - None.
Planning Commission March 26, 2019
Regular Meeting P a g e | 2
5. Public Hearing
5.1 Kaiser Commercial - Nissan (PLPA-2019-00003)
Commissioner Mittan recused himself from item 5.1 due to his ownership of a property
located within 500 feet of the subject property.
Amy Million, Principal Planner, made a presentation and responded to questions posed
by the Commission.
Commission Chair Wright opened the public hearing.
Kevin Fryer, Project Manager, made a presentation and responded to questions posed
by the Commission.
Brian Chang, Architect with ASG, responded to questions posed by the Commission.
John Brattebo, Dublin resident, provided public comment.
Wilma Fanning, Dublin resident, provided public comment.
Jessie Dosanjh, Applicant and property owner, responded to questions posed by the
Commission.
Elsie Kalyanaraman, Dublin resident, provided public comment.
Zhimus Aflatonni, Dublin resident, provided public comment.
Mariela Verdin-Fararooni, Dublin resident, provided public comment.
Commissioner Mittan closed the public hearing and deliberations began.
On a motion by Commissioner Thalblum and seconded by Commission Vice Chair
Kothari, the Planning Commission took the following action:
RESOLUTION NO. 19-01
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING
THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH A STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE KAISER
COMMERCIAL PROJECT
PLPA 2019-00003
Planning Commission March 26, 2019
Regular Meeting P a g e | 3
RESOLUTION NO. 19-02
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE
KAISER COMMERCIAL - NISSAN PROJECT
PLPA 2019-00003
RESULT: ADOPTED [UNANIMOUS]
MOVED BY: Janine Thalblum, Commissioner
SECOND: Amit Kothari, Commission Vice Chair
AYES: Dawn Benson, Amit Kothari, Janine Thalblum, Stephen Wright
ABSTAIN: Scott Mittan
6. Unfinished Business - None.
7. New Business - None.
8. Other Business
The Commissioners expressed appreciation for the recent March 6-8, 2019 Planning
Commissioners Academy, noting that the education element will serve as both
informative and helpful in their current appointed roles.
9. Adjournment
The meeting was adjourned by Commission Chair Wright at 8:33 PM.
Respectfully submitted,
Planning Commission Chair
ATTEST:
Jeff Baker
Community Development Director