HomeMy WebLinkAboutItem 6.1 - 3030 Grafton Plaza Daycare and Retail Project P (2)
Page 1 of 9
STAFF REPORT
CITY COUNCIL
DATE: January 14, 2020
TO: Honorable Mayor and City Councilmembers
FROM:
Linda Smith, City Manager
SUBJECT:
Grafton Plaza Daycare and Retail Project (PLPA-2018-00010)
Prepared by: Robert Smith, Associate Planner
EXECUTIVE SUMMARY:
The Applicant, Eddie Li, is requesting approval to construct three commercial buildings
with a total of 31,860 square feet (sf), including two retail buildings (16,038 sf and 6,055
sf) and one daycare building (9,767 sf) on a 3.68 -acre site within the Grafton Plaza
project located at the southeast corner of Dublin Boulevard and Grafton Street. This
project builds out the final phase of the Grafton Plaza master plan. The application
includes amendments to the existing Planned Development Zoning Stage 1 and Stage
2 Development Plans, a Site Development Review Permit for the proposed
improvements, and a Minor Use Permit for a parking reduction for shared parking.
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate and take th e following actions: a) Waive the
reading and INTRODUCE an Ordinance Amending the Zoning Map and Approving a
Planned Development Zoning District with Amended Stage 1 and Stage 2 Development
Plans for the Grafton Plaza Daycare and Retail Project; and b) adopt the Resolution
Approving a Site Development Review Permit for Construction of Three Commercial
Buildings With a Total of 31,860 Square Feet on 3.68 Acres and a Minor Use Permit to
Allow a Parking Reduction for Shared Parking for the Grafton Plaza Daycare and Retail
Project.
FINANCIAL IMPACT:
There will be no financial impact to the City. All costs associated with processing the
applications are borne by the Applicant.
DESCRIPTION:
Background
Grafton Plaza is a 12.23-acre mixed-use development located at the southeast corner
of Dublin Boulevard and Grafton Street (see Figure 1 below). The 3.68 -acre project site
is the last remaining development area within the larger Grafton Plaza project. The
project site has a General Plan Land Use Designation of Mi xed Use 2/Campus Office
Page 2 of 9
and has Planned Development Zoning. The project site is relatively flat and
undeveloped.
In June 2010, the City Council approved a General Plan Amendment and Planned
Development Zoning District with a Stage 1 Development Plan (Ord inance No. 10-10)
for the 12.23-acre Grafton Plaza project to allow a mixed-use development as Option 1
and a campus/office development as Option 2. The approved development plan allows
a range of commercial uses such as retail and tutoring/educational ser vices,
professional and administrative offices, hotel, entertainment, and eating and drinking
establishments. The property owner chose to proceed with development under Option 1
to create a mixed-use development.
The City Council held several Study Sessions to review the proposed master plan for
Grafton Plaza, and in April 2016, approved a Planned Development Zoning Stage 2
Development Plan (Ordinance No. 05-16) for the site. The Planned Development
Zoning serves as a master plan for a coordinated and integrated mixed-use
development with sites for a hotel, 115 townhomes, and a retail commercial center with
34,500-55,400 square feet of development. The Stage 2 Development Plan established
the overall site plan including vehicular access and circulation, general siting of the
buildings, on-site circulation, and an overarching priority to create a pedestrian -focused
development. The 127-room, 63,298-square-foot Aloft hotel is complete, and the 115-
unit Apex townhouse project is under construction.
The Applicant, Eddie Li, is proposing to construct the third and final phase of Grafton
Plaza, which is the retail commercial component. The proposed project implements the
master plan and includes three commercial buildings totaling 31,860 square feet,
including two retail buildings with 16,038 square feet and 6,055 square feet,
respectively, and a daycare building with 9,767 square feet and an integrated outdoor
play area.
The current request for the proposed project includes:
- Planned Development Zoning – Minor amendments to the Planned
Development Zoning Stage 1 and Stage 2 Development Plans.
- Site Development Review Permit – Site Development Review Permit for three
commercial buildings and associated site improvements, including landscaping,
trash enclosures, pedestrian and bicycle facilities, plazas, and stormwater
capture.
- Minor Use Permit – Minor Use Permit to allow a reduction in parking of 16
parking stalls for shared parking.
Page 3 of 9
Figure 1 – Location Map
ANALYSIS:
Planned Development Rezone
The application includes minor amendments to the approved Planned Development
(PD) Zoning Stage 1 and Stage 2 Development Plans to amend the list of permitted
uses and to make minor modifications to the site plan.
The PD established permitted and conditionally permitted uses. This project proposes to
amend the list of permitted and conditionally permitted uses (Attachment 1 – Exhibit A)
to add daycare as a permitted use consistent with other similar City zoning districts. The
use would be added with the requirement for a Zoning Clearance or Minor Use Permit
to evaluate compliance with the development standards for daycare facilities contained
in Dublin Municipal Code Chapter 8.82.
The PD established a site plan which among other things identifies the location of
buildings along Grafton Street and along the southern boundary of the commercial area.
The PD also established vehicular and pedestrian access points, paseos, common
gathering and open space plaza areas, and coordinated architectural elements . The
intent of the PD is to create an integrated mixed-use development (see Figure 2 below).
Apex
Residential
Aloft Hotel
Grafton
Plaza
Page 4 of 9
The proposed project includes minor adjustments to building siting and footprints .
Therefore, the application includes minor amendments to the PD to relocate the east-
west pedestrian pathway shown on the approved site plan. No changes are proposed to
the approved vehicular access. As proposed, this minor revision to the site plan would
be consistent with the development regulations in the Stage 2 Development Plan and
overall intent to maximize commercial opportunities in the area. Refer to the Site
Development Review Permit, below, for further analysis of the site plan.
Figure 2 – Existing and Proposed Site Plan
EXISTING STAGE 2 SITE PLAN PROPOSED AMENDMENT
An Ordinance approving amendments to the Planned Development Zoning Stage 1 and
Stage 2 Development Plans for Grafton Plaza is included as Attachment 1.
Site Development Review Permit
Site Plan
The proposed site plan would provide interconnected pedestrian and vehicular
circulation throughout the site and connections to adjacent developments. As previously
noted, minor adjustments to building siting and footprints are proposed requiring the
relocation of a pedestrian pathway that would traverse the site east to west to connect
Grafton Street and the residential component of the project. The pathway would be
relocated approximately 50 feet to the north and located on the north side of “Retail B”
and the day care building. Additional pedestrian connections would remain for the north
to south pathway from Dublin Boulevard to the Water Quality Basin. Vehicular access to
the proposed surface parking lot on the project site would be provided from the
driveway off Summit Road consistent with the Site Plan approved for Grafton Plaza.
Summit Road is accessed from Dublin Boulevard and is designed to serve this project
and the Apex residential development. Circulation for all parcels within the overall
Grafton Plaza mixed-use project is interconnected including along Grafton Street,
allowing both pedestrians and vehicles to navigate through the entire property. Refer to
Figure 3.
Page 5 of 9
The site has frontages on both Dublin Boulevard and Grafton Street. However, it is the
intention of the Planned Development for buildings to be oriented along Grafton Street,
adding to the ‘Main Street’ feel and contributing to the existing commercial operators on
the west side of the street. Both retail buildings would be orientated toward Grafton
Street and the daycare building would be located centrally on the project site without
street facing frontage.
Integration among the three projects that comprise the Grafton Plaza Planned
Development (i.e., the Aloft Hotel, Apex residential townhouses, and proposed retail
and daycare buildings) includes: 1) a motor court plaza with enhanced pavement
centrally located on-site; 2) a linear ’Plaza’ element between the commercial and hotel
uses that extends across Grafton Street to Summit Road; and 3) a pase o element
between the hotel and residential uses. The paseo would provide a link to the trail
accessing the Water Quality Basin to the south (visual open space).
Architecture
The proposed buildings are designed to conform to the Grafton Plaza Architectura l
Guidelines and would be compatible with the Apex residential townhouse and Aloft
Hotel projects. The overall form of the two buildings fronting Grafton Street are reflective
of the ‘Main Street’ appearance of the existing buildings with the centrally loc ated
daycare building promoting a more modern design while retaining the high design
quality, theme colors, and materials of the surroundings. The retail and daycare
buildings are generally single-story with architectural features providing vertical
Figure 3: Site Plan
Page 6 of 9
articulation, varying roof forms, heights, articulated corner elements, and changes in
roof forms. The majority of buildings in the project would be single -story, 35 feet high,
with taller architectural features at approximately 50 feet, which would be below the
height limit evaluated for the California Environmental Quality Act (CEQA) analysis of 55
feet. The varying forms and mass of the buildings generate interest throughout the
project. The prominent colors of the buildings are natural earth tones with brick
accenting throughout, along with clear glazing and projecting canopies. The daycare
building is designed with graphic inserts to provide a visual queue to the educational
use of the building. Figure 4 shows proposed illustrative architectural elevations.
Figure 4: Architectural Elevations
Retail uses are proposed to front Grafton Street, with public access for future
businesses. Exterior materials include textured stucco finish, brick, and metal accents.
Horizontal and vertical variation through canopies, alternating parapet heights and roof
feature elements. Pedestrian entries to the commercial areas are defined with
prominent glass entryways and pronounced entrances. Decorative features and
materials are also added to provide interest to the building .
Landscape
The preliminary landscape plan includes a conceptual plant pallet with a variety of trees,
including 24-inch and 36-inch box trees along the perimeter of the site, within parking
islands and in front of commercial facades. The interior of t he site would be accented
with a mix of one-gallon to five-gallon shrubs. New landscape areas are proposed with a
variety of drought tolerant plants suitable for low maintenance and water conserving
efforts. The pedestrian connections running to the east -west and north-south would be
lined with landscaping to enhance the pedestrian experience. On the north -south
connection to the Water Quality Basin, a bioretention area is proposed to be introduced.
In order to retain the amenity value of this space, the landscaping would be enhanced to
provide a planting plan, walkway, and amenity features such as benches, as provided
on Sheets L1.1-L3.2 of the Project Plans (Attachment 3 – Exhibit A to Attachment 2).
Page 7 of 9
Public Art Compliance
The applicant intends to satisfy the City’s public art requirement through the payment of
in-lieu fees secured by a condition of approval.
Minor Use Permit
Parking requirements for the proposed development are regulated by the Zoning
Ordinance (Section 8.76.080.D). The parking requirem ents 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.
Table 1: Required Parking
Use Parking Requirement Total Area Required Number of
Parking Stalls
Daycare Center
1 per employee
1 per company vehicle
1 loading space for every
5 children
17 employees
0 vehicles
160 students
17
0
32
General Retail 1 per 300 square feet 6,193 square
feet 21
Eating and Drinking
Establishment
5,900 square feet
accessible to customers
1 space per
100 square feet
of accessible
plus 1 space
per 300 square
feet of not
accessible
59
10,000 square feet not
accessible to customers 33
Total Stalls Required 162
Total Stalls Provided 146
In order to allow the proposed use with les s than the required number of parking spaces
on-site, the Applicant is requesting a parking reduction. DMC Section 8.76.050 (Parking
Reductions for Shared Parking) provides that when shared off -street parking is
proposed between two or more adjacent use types, a reduction in off-street parking
requirements (from the sum of the parking required by each use type) may be granted
with a Minor Use Permit if each of the following standards are met:
1) The Minor Use Permit findings can be made;
2) A sufficient number of spaces are provided to meet the greatest parking
demands of the participating use types and to ensure that there will not be
a parking deficiency;
3) Satisfactory evidence is provided that the use types, by their natures and
operating times, will not conflict with each other;
4) Overflow parking will not adversely affect any adjacent use; and
5) Additional documents, covenants, deed restrictions, or other agreements
as may be deemed necessary by the Community Development Director
are executed to assure that the requirement parking spaces provided are
maintained and that uses with similar hours and parking requirements as
those uses sharing the parking facilities remain for the life of the
documents, covenants, deed restrictions, or other agreements.
Page 8 of 9
A Shared Parking Analysis was prepared by Fehr and Peers, dated May 2019
(Attachment 4 – Exhibit B to Attachment 2), and reviewed by the City’s Transportation
and Operations Manager. The Study concludes that Transportation Demand
Management measures can be incorporated to ensure adequate parking is provided for
the greatest parking demands at the site. Recommended measures to support the
parking reduction are included as Conditions of Approval. These include a requirement
that 17 off-site parking spaces along Zenith Avenue and Summit Road be designated
for employees (Monday to Friday 7.00 a.m. to 6.00 p.m.), six spaces within the parking
lot be designated loading zones with a 10 -minute stopping restriction (Monday to Friday
7:00 a.m. to 6:00 p.m.) and the remaining stalls (119 spaces) be open to visitor parking.
Adjacent sites would not be affected; however, measures are included to accommodate
reciprocal agreements with neighboring sites, should off -site parking be required. The
recommendations of the Shared Parking Analysis have been accepted by the Applicant,
including the Conditions of Approval.
A Resolution approving the Site Development Review Permit and Minor Use Permit is
included as Attachment 2.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLANS, AND ZONING
ORDINANCE:
The project is consistent with the General Plan land use designation of Mixed
Use/Campus Office which allows a range of commercial uses including regional- and
community-serving retail uses, professional and administrative offices, hotel,
entertainment, 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 a nd 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 vehicu lar 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 Dep artment, 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 2).
ENVIRONMENTAL REVIEW:
In accordance with the requirements of the CEQA, two Initial Studies/Mitigated Negative
Declarations (MNDs) were previously prepared and adopted to address environmental
concerns associated with development of Grafton Plaza. Based on a review of the
project, no further environmental document is needed because the environmental
impacts of this project were fully addressed in the previous MNDs. There is no
Page 9 of 9
substantial evidence in the record that any new effects would occur to trigger
supplemental environmental review under CEQA Guidelines Section 15162.
PLANNING COMMISSION REVIEW:
The Planning Commission considered this project at their meeting on D ecember 10,
2019, and by a vote of four to one recommended that the City Council deny the project.
No members of the community addressed the Commission. The Planning Commission
expressed concern regarding: 1) on-site circulation, including how drop-off/pick-up of
children associated with the proposed daycare facility would function and the previously
established point of access to the site from Dublin Boulevard via Summit Road; 2) traffic
from the project particularly in the morning when parents are droppin g off children at the
daycare facility, combined with residential traffic from Apex; and 3) the previously
approved building locations which lack a building along Dublin Boulevard, and the
orientation of buildings with access from the parking area and turning their backs on
Grafton Street. The Planning Commission Resolutions recommending denial of the
project are included in Attachment 5.
PUBLIC NOTICING:
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 Planned Development for Grafton Daycare and Retail
2. Resolution Approving the Site Development Review and Minor Use Permit
3. Exhibit A to Resolution - Project Plans
4. Exhibit B to Resolution - Shared Parking Assessment
5. Planning Commission Resolutions No. 19-13 and 19-14
1
ORDINANCE NO. xx – 20
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING
DISTRICT WITH AMENDED STAGE 1 AND STAGE 2 DEVELOPMENT PLANS FOR THE
GRAFTON DAYCARE AND RETAIL PROJECT
APN 985-0061-018
PLPA 2018-00010
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Applicant, Eddy Li, is proposing to construct three commercial buildings totaling
31,860 square feet on a 3.68-acre site within a portion of the 12.23-acre Grafton Plaza site. The
proposed development and applications are collectively known as the “Project.”
B. The project site is located south of Dublin Boulevard between Summit Road and Grafton
Street within the Eastern Dublin Specific Plan area, and more specifically within the Grafton
Plaza Planned Development.
C. On May 18, 2010, the City Council approved a Planned Development Rezone with
related Stage 1 Development Plan for Grafton Plaza which included the subject site (Ordinance
No. 10-10). On April 19, 2016, the City Council approved the Stage 2 Development Plan
(Ordinance No. 05-16). The subject site was identified in the approved Ordinance as
Commercial.
D. On May 18, 2010, the City Council adopted a Mitigated Negative Declaration (MND) by
City Council Resolution No. 75-10 in connection with approval of the Grafton Plaza Planned
Development Rezone and related Stage 1 Development Plan.
E. In compliance with California Environmental Quality Act (CEQA), the project was
examined to determine if another environmental document should be p repared. The analysis
concluded that the environmental impacts of the Project were analyzed in the previous MND.
There is no substantial evidence in the record that any new effect s would occur, that any new
mitigation measures would be required, or that an y of the conditions triggering supplemental
environmental review under CEQA Guidelines Section 15162 exists.
F. Following a properly noticed public hearing on December 10, 2019, the Planning
Commission adopted Resolution 19-13, recommending denial of the Planned Development
Rezone and related amendments to the previously approved Stage 1 and Stage 2 Development
Plans, which resolution is incorporated herein by reference and available for review at City Hall
during normal business hours.
G. A Staff Report dated January 14, 2020, and incorporated herein by reference, described
and analyzed the Project, including the Planned Development Rezone and related amendments
to the previously approved Stage 1 and Stage 2 Development Plans, for the City Council.
2
H. On January 14, 2020, the City Council held a properly noticed public hearing on the
project, including the proposed Planned Development Rezone and related amendments to the
previously approved Stage 1 and Stage 2 Development Plans, at which time all interested
parties had the opportunity to be heard.
SECTION 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
1. The Project PD-Planned Development 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 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 uses in an area that has similar uses nearby
and is also adjacent to existing and future workplaces and residential neighborhoods
promoting pedestrian and circulation linkages from surrounding uses.
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 the Project will be harmonious and
compatible with existing and potential development in the surrounding area in that:
- The Project is planned as an integrated portion of a mixed-use community with
distinct but coordinated commercial, hotel and residential uses, and with
development standards tailored to the specific needs of each use while maintaining
the common areas and interconnections that unite the project elements.
- Unifying landscape and architectural treatments and elements link the commercial,
hotel and residential uses.
- The Project provides interconnected pedestrian and vehicular circulation,
interspersed with public plaza’s and open spaces. This layout, in addition to the
designated land uses and design guidelines, provide places to shop, stroll, and meet
family and friends in a vibrant, comfortable, and contemporary setting.
- Truck traffic patterns are designed to avoid any future residential area(s) and the
conventional retail/commercial streetscape along the Grafton Street extension while
still serving the needs of the retail tenants.
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 improved streets and served by existing
public utilities. The project site conditions were documented in the Mitigated Negative
Declaration (MND) that was previously adopted, 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 MND that will present an impediment to utilization of
the site for the intended purposes. There are no major physical or topographic constraints
3
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 Mixed
Use/Campus Office land use designation for the site.
C. On May 18, 2010, the City Council adopted a Mitigated Negative Declaration (MND) by City
Council Resolution No. 75-10 in connection with approval of the Grafton Plaza Planned
Development Rezone and related Stage 1 Development Plan. Pursuant to CEQA, the Project
was examined to determine if any further environmental review is required.
SECTION 3. AMENDMENTS TO THE EXISTING STAGE 1 & STAGE 2 DEVELOPMENT
PLANS
1. Statement of proposed uses: Option 1: Mixed Use Residential Development
The following use is added as a permitted use with the submission of a Zoning Clearance or
Minor Use Permit for Grafton Plaza:
- Day Care Center (15+ persons) (see Dublin Municipal Code Section 8.82).
2. Site area, proposed densities, size and new area (Parcel 3)
The square footage associated with the buildings/uses on Parcel 3 is amended to read as
follows (refer to the Site Plan for the general location of these facilities):
Parcel Use Acres Use Approved
SF FAR
Parcel 1 Residential 6.55 115 units 218,412 .20
Parcel 2 Hotel 2.00 127 rooms 63,298 .11
Parcel 3 Retail 3.68 3 buildings 31,860
Subtotal 12.23 337,110 .31
Water Quality Pond 13.10 drainage 0 0
Total 25.33 337,110 .31
Development of the project site may occur in phases over time provided that adequate parking
is provided to support the development using shared parking. Modifications to the proposed size
of individual buildings may be approved by the Community Development Director. Letters and
numbers shown in the table above do not imply sequence of timing or phasing.
4
The remaining improvements are envisioned to be constructed in one phase as shown below
and on the Site Plan. The location, size and configuration of buildings and improvements is
conceptual in nature and may be adjusted.
Improvements on Parcel 3 include the following:
• Retail Building A;
• Retail Building B;
• Daycare Building.
Anticipated New building area (gross square feet):
• Building A: 16,038 SF
• Building B: : 6,055 SF
• Daycare Building: 9,767 SF
Total: 31,860 SF
3. Amended Site Plan.
The Site Plan is amended as shown below:
5
4. Amended Landscape Plan
The landscape plan is amended as shown below:
5. Amended Vehicular and Pedestrian Circulation.
The vehicular and pedestrian circulation plan is amended as shown below:
6
Commercial preliminary vehicle and pedestrian circulation plan.
SECTION 4. 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.
7
SECTION 5. EFFECTIVE DATE
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
_______, 2020, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
RESOLUTION NO. 20-XX
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR CONSTRUCTION OF THREE
COMMERCIAL BUILDINGS WITH A TOTAL OF 31,680 SQUARE FEET ON 3.68 ACRES
AND A MINOR USE PERMIT TO ALLOW A PARKING REDUCTION FOR SHARED
PARKING FOR GRAFTON PLAZA DAYCARE AND RETAIL PROJECT
APN 985-0061-018
PLPA-2018-00010
WHEREAS, the Applicant, Eddy Li, is proposing to construct three commercial buildings
totaling 31,860 square feet on a 3.68-acre site within a portion of the 12.23-acre Grafton Plaza
site. The proposed development and applications are collectively known as the “Project;” and
WHEREAS, the applications include amendments to the Planned Development Zoning
Stage 1 and Stage 2 Development Plans, a Site Development Review Permit and a Minor Use
Permit; and
WHEREAS, the project site is located at the southeast corner of Dublin Boulevard and
Grafton Street within the Eastern Dublin Specific Plan area, and more specifically within the
Grafton Plaza Planned Development; and
WHEREAS, on May 18, 2010, the City Council adopted a Mitigated Negative Declaration
(MND) by City Council Resolution No. 75-10 in connection with approval of the Grafton Plaza
Rezone and Stage 1 Development Plan; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), 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 previous MND.
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 was presented to Planning Commission dated December 10,
2019, recommending that the City Council approve the proposed Project; and
WHEREAS, on December 10, 2019, the Planning Commission held a properly noticed
public hearing on the Project, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, on December 10, 2019, the Planning Commission adopted Resolution 19-14
recommending that the City Council deny proposed amendments to the Planned Development
Zoning Stage 1 and Stage 2 Development Plans related to the Project; and
WHEREAS, the Planning Commission adopted Resolution 19 -14 recommending that the
City Council deny the Site Development Review Permit and Minor Use Permit for the Project; and
2 of 30
WHEREAS, on January 14, 2020, the City Council held a duly noticed public hearing on
the Project at which time all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report dated January 14, 2020 and incorporated herein by reference,
described and analyzed the Project; and
WHEREAS, the City Council did hear and use its independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth before approving the
Project; and
WHEREAS, following the public hearing, the City Council adopted Ordinance xx -19
approving the Planned Development Rezone with amended Stage 1 and Stage 2 Development
Plans. The above Ordinance is incorporated herein by reference and is available for review at
City Hall during normal business hours.
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 City Council of the City of Dublin does hereby make
the following findings and determinations regarding the proposed Site Development Review
Permit for the Grafton Plaza Daycare and Retail Project, located at Grafton Plaza:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
General Plan and any applicable Specific Plans and design guidelines because : 1) the
project is in compliance with General Plan, Eastern Dublin Specific Plan and Stage 1
and Stage 2 Development Plans, except as amended, related to Ordinance No. 10-10
and Ordinance No. 05-16. The project complies with the development standards of the
City Council Ordinance No. 05-16, including setbacks, floor area ratio, height, and
architectural standards, among other development standards. The project provides an
orderly, attractive and harmonious development compatible with the site’s surrounding
properties and neighborhoods. The development gives thought ful consideration to
building location, architecture, design, landscaping theme, access, circulation, parking
and traffic impact; 2) the project is utilizing traditional building forms with contemporary,
high-quality materials and finishes in compliance with the design guidelines of the Stage
2 Development Plan, Eastern Dublin Specific Plan and Community Design and
Sustainability Element of the General Plan; 3) the proposed project will conform to the
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 as amended; and 4) the project
includes pedestrian and bicycle pathways providing a connection to adjacent
developments.
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
pedestrian scale with the proposed site planning, building layouts, landscaping and
parking well suited to future 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
project is consistent with the Eastern Dublin Specific Plan in that more intensive us es
are located south of Dublin Boulevard and easily accessible from nearby freeway
interchanges where convenient vehicular access will limit traffic impacts to the rest of
3 of 30
Dublin; 4) the proposed development is compatible with the General Plan land use
designation of Mixed Use/Campus Office with the amendment for daycare use within
the Stage 1 Development Plan as a permitted use; and 5) is compatible with the
surrounding neighborhood that includes residential and commercial uses and the
proposed project meets the intent of the Dublin General Plan which discourages
projects that do not relate well to the surrounding developments.
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 design of the proposed
buildings and associated improvements provide for a seamless transition with the
existing development and circulation pattern of Grafton Plaza; 2) the size and mass of
the proposed buildings and the overall design are appropriate; and 3) the project will
expand the commercial opportunities in this area.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the project is within the floor area ratio requirements of the Stage 1
Development Plan; 2) the project provides for its own infrastructure and required
services and is designed to include sufficient vehicular and pedestrian access, with a
reduction of parking for shared parking to support the uses; and 3) the proposed
building sizes and configuration would not exceed allowable building area or create
adverse conditions on-site or for surrounding properties.
E. Impacts to existing slopes and topographic f eatures are addressed because: 1) the
project site is generally 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, with landscaping throughout the project site which
will be developed 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
enhance and compliment the architectural style, colors, and materials being utilized on
other commercial projects in the direct vicinity; 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.
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/west and north/south with connections from the
Water Quality Basin to Dublin Boulevard, as well as providing streetscape
enhancements; 2) landscaping will be provided around the perimeter; 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.
4 of 30
H. The site has been adequately designe d to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the proposed layout of the parking area has
been reviewed for circulation and safety; and 2) development of this project will
integrate into the existing circulation and development pattern of the larger area.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding the Minor Use Permit to allow a parking reduction
for shared parking related to a proposed daycare and retail project, located at Grafton Plaza:
A. The proposed use and related structures are compatible w ith other land uses,
transportation and service facilities in the vicinity in that: 1) the project is located in the PD
zoning district where daycare and retail use is permitted; 2) the proposed use is adjacent
to a variety of other commercial uses; and 3) transportation and services will not be
impacted as evaluated in the Shared Parking Assessment.
B. The proposed use meets the parking requirement for the use type in accordance with the
requirements of Chapter 8.76 (Off-Street Parking and Loading Regulations), which could
include a parking reduction for shared parking, in that: 1) the parking regulations of DMC
Section 8.76.080 require parking of 162 spaces, where 146 spaces are provided; 2) the
Minor Use Permit establishes a parking reduction for shared parking based on the evidence
of the Shared Parking Assessment, which provides mitigation measures sufficient to
accommodate the proposed uses; 3) the site has sufficient space for the peak weekday
and peak weekend demand for tenants with the implementation of a number of mitigation
approaches; and 4) should the future tenants of the proposed spaces generate increased
peak hour parking demand, further measures are proposed for implementation as part of
a Transportation Demand Management strategy that allows operators to adopt measures
to assure parking requirements are sufficient for the commercial center.
C. It 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: 1) the proposed use will
be adequately conditioned to ensure that the operation has no recognizable negative
impact on the other existing uses in the area; 2) sufficient space to accommodate increased
visitors is provided within the existing parking spaces where mitigation measures are
adopted; and 3) the parcel is surrounded by existing residential and hotel uses and is
conforming with the City of Dublin regulations.
D. It will not be injurious to property or improvements in the neighborhood in that: 1) the
proposed project will comply with all the City of Dublin regulations; 2) Conditions of
Approval will ensure that the use is compatible with the surrounding neighborhood; and 3)
the proposed uses will be conducted within the proposed buildings on a site that will be
fully developed.
E. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health and safety, and welfare in that: 1) the project site was designed to
accommodate a variety of uses; 2) the site plan provides safe pedestrian and vehicle
access; and 3) the project site is connected to utilities and services.
5 of 30
F. The subject site is physically suitable for the type, density, and intensity of the use and
related structures being proposed in that: 1) the existing roadway network, access and
parking provision is adequate to serve the proposed use; and 2) the proposed use will
occur within the proposed buildings and purpose built external amenity space, on a fully
developed site, without detriment to adjoining tenants.
G. The proposed use will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning district in which it is
located in that: 1) the project is located in the PD zoning district and daycare and retail
uses are permitted; 2) adequate parking to meet the parking demands with the inclusion of
mitigations at the project site is provided; 3) parking regulations require 162 spaces and
there is a deficiency of 16 spaces, which is addressed in the Shared Parking Assessment;
and 4) the proposed number of parking spaces has been evaluated to be sufficient based
on peak hour parking demand and the inclusion of mitigations to apply to the entire center
established through the Shared Parking Assessment and included in the Conditions of
Approval.
H. The proposed use is consistent with the Dublin General Plan and with any applicable
Specific Plans in that: 1) the proposed daycare and retail uses are permitted; and 2) the
proposed project will result in improvements to the site which will provide a service to the
community that is consistent with the intent of the Mixed Use/Campus Office General Plan
land use designation.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves
the Site Development Review Permit and Minor Use Permit for the Grafton Plaza Daycare and
Retail Project as shown on the project plans dated November 21, 2019, subject to the following
conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public
Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance,
[F] Alameda County Fire Department, [DSRSD] Dublin San Ramon Services District, [CO]
Alameda County Department of Environmental Health, [Z7] Zone 7.
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
PLANNING
1. Approval. This Site Development Review (SDR) and Minor
Use Permit (MUP) approval is for the Grafton Plaza
Daycare and Retail Project proposed on vacant land (APN:
985-0061-018-00) located at the southeast corner of Dublin
Boulevard and Grafton Street (PLPA-2018-00010). This
approval is for three commercial buildings totaling 31,860
square feet and associated site and landscape
PL On-going
6 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
improvements. This approval shall be as generally depicted
and indicated on the project plans, attached to this
Resolution as Exhibit A, prepared by Dahlin Group
Architecture|Planners, dated received November 21, 2019,
consisting of 29 sheets, on file in the Community
Development Department, and other plans (including colors
and materials boards) relating to this SDR and as specified
by the following Conditions of Approval for this project.
2. Effective Date. This SDR and MUP approval becomes
effective once the Planned Development Zoning District has
been approved by City Council and is effective.
PL On-going
3. Permit Expiration. Construction or use shall commence
within one (1) year of approval or the SDR and MUP
approvals shall lapse and become null and void. If there is
a dispute as to whether the SDR and MUP have 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 the SDR and MUP expire, new
applications must be made and processed according to the
requirements of the Zoning Ordinance.
PL One Year After
Effective Date
4. Time Extension. Prior to expiration, the Community
Development Director may, upon the Applicant’s written
request for an extension of approval, upon the
determination that all 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/Developer shall operate this
use in compliance with the Conditions of Approval of this
SDR and MUP, 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 SDR and MUP approval shall
be revocable for cause in accordance with Section
8.96.020.I of the Dublin Municipal Code. Any violation of the
terms or conditions of this approval 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 Division, Dublin Police Services, Alameda
Various Building Permit
Issuance
7 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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 Division, indicating that all applicable conditions
required have been or will be met.
8. Required Permits. Applicant/Developer shall obtain all
permits required by other agencies including, but not limited
to Alameda County Flood Control and Water Conservation
District Zone 7, California Department of Fish and 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 and
Grading 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 District (Zone 7) Drainage
and Water Connection fees; or any other fee that may be
adopted and applicable. Approved Development
Agreement supersedes where applicable.
Various Building Permit
Issuance
10. Indemnification. The Applicant/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
PL, PW On-going
8 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
authority to clarify the intent of these Conditions of Approval
to the Applicant/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.
12. Modifications. Modifications or changes to this approval
may be considered by the Community Development
Director if the modifications or changes proposed comply
with Section 8.104.100 of the Dublin Municipal Code and
with the Eastern Dublin Specific Plan.
PL On-going
13. Clean-up. The Applicant/Developer shall be responsible for
clean-up and disposal of project related trash to maintain a
safe, clean and litter-free site.
PL On-going
14. 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
15. Master Sign Program. A Master Sign Program/Site
Development Review Permit shall be reviewed and
approved for all project-related signage including, but not
limited to, wall signs, monument signs, directional signage,
parking signage, speed limit signage, and other signage
deemed necessary by the City. The 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
Project Related
Signage
16. Construction Trailer. The Applicant/Developer shall
obtain a Temporary Use Permit prior to the establishment
of any construction trailer, storage shed, or container units
on the Project site.
PL Establishment
of the
Temporary Use
17. Public Art. The project is required to comply with Sections
8.58.05A and 8.58.05D of Chapter 8.58 (Public Art
Program) of the Dublin Municipal Code. The Project will
make a monetary contribution in-lieu of acquiring and
installing a public art project on the property, as provided by
the Dublin Municipal Code Section 8.58.050D. The in -lieu
contribution shall be as provided in the Dublin Municipal
Code, Chapter 8.58.
PL Building Permit
Issuance
9 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
18. Lighting. Lighting is required over exterior
entrances/doors. Exterior lighting used after daylight hours
shall be adequate to provide for security needs.
PL, PW Building Permit
Issuance
19. Mitigation Monitoring Program. The Applicant/ Developer
shall comply with Mitigated Negative Declaration (MND)
adopted by City Council Resolution No. 75-10, including all
mitigation measures, action programs, and implementation
measures contained therein as applicable to Grafton Plaza.
The MND is on file with the Community Development
Department.
PL On-going
20. Short-Term Bicycle Parking (Racks). Short-term bike
racks shall be designed to complement the location in which
they are sited (i.e., building architecture or the landscaping
areas). The number of bike racks shall be as required by
the Green Building Ordinance. Design must have a two -
point connection per the Dublin Bicycle and Pedestrian
Master Plan. Final design and material sample shall be
approved by staff.
PL Building Permit
Issuance
21. Long-Term Bicycle Parking (Lockers). Any exterior long-
term bicycle facility (locker) shall be designed to
complement the location in which it is sited (i.e. building
architecture or the landscaping areas). The number of
bicycle lockers shall be as required by the Green Building
Ordinance. Final design and material sample shall be
approved by staff.
PL Building Permit
Issuance
PLANNING - LANDSCAPE
22. Final Landscape and Irrigation Plan. A Final Landscape
and Irrigation Plan prepared and stamped by a California
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. Note that the plant
species and/or location may need to be modified to comply
with the Traffic Visibility Area at the driveway entrances to
ensure that taller plants are placed outside the Traffic
Visibility Area.
PL Approval of
Final
Landscape
Plans
23. Decorative Paving. The material, color and finish of
decorative paving materials at driveway entrances shall be
approved by the Planning Division (Guidelines 3.5.7).
PL Approval of
Final
Landscape
Plans
24. Water Efficient Landscaping Ordinance. 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
25. Sustainable Landscape Practices. The landscape design
shall demonstrate compliance with sustainable landscape
PL Building Permit
10 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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.
Issuance or
Approval of
Improvement
Plans
26. Landscape Screening. Utility areas shall be screened from
roadways and walkways. Landscape shall be of a height
and density so that it provides a positive visual impact within
three years from the time of planting. (DMC Section
8.72.030.A.27)
PL Building Permit
Issuance or
Approval of
Improvement
Plans
27. Landscape Borders. All landscaped areas in parking areas
shall be bordered by a concrete curb that is at least six
inches high and six inches wide. Curbs adjacent to parking
spaces must be 12 inches wide. All landscaped areas shall
be a minimum of six feet in width curb to curb. (DMC Section
8.76.070.A.19)
PL Building Permit
Issuance or
Approval of
Improvement
Plans
28. Tree Composite Plan. Plans submitted for a building
permit shall include a composite plan that shows utility,
lighting, joint trench, and tree locations to resolve potential
conflicts.
PL Building Permit
Issuance or
Approval of
Improvement
Plans
29. Street Lights and Trees. Maintain approximately 15 feet of
clearance between streetlights and street trees. Where
such clearance is not practical for design considerations,
the spacing between the trees shall be increased and the
size of the trees shall be increased to 36-inch box minimum
to reduce the conflict between the lighting and foliage.
PL Building Permit
Issuance or
Approval of
Improvement
Plans
30. Root Barriers and Tree Staking. The Landscape Plans
shall include details for tree root barriers and tree staking in
compliance with current City Standard Specifications and
Details.
PL Building Permit
Issuance or
Approval of
Improvement
Plans
BUILDING
31. 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
32. 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 45 days prior to the request for
occupancy of any building covered by said Phased
B Occupancy of
Any Affected
Building
11 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all parcels in each phase. 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.
33. 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
34. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings and
specifications, and the number of hard copies – as
determined by the Chief Building Official – for plan check.
Each set of plans shall have attached an annotated copy o f
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 necessary non-City agencies prior to the
issuance of building permits.
B Issuance of
Building
Permits
35. As-Built Drawings. 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
Issuance of
Building
Permits
36. Addressing
a. A site plan shall be provided with the City of Dublin’s
address grid overlaid on the plans (1:30 scale). All
exterior door openings shall be highlighted on plans
(front, rear, garage, etc.). The site plan shall include a
single large format page showing the entire project and
individual sheets for each neighborhood. Three copies
on full size sheets and five copies reduced sheets shall
be provided. See new address application form for
additional requirements.
b. Address signage shall be provided as per the Dublin
Municipal Code.
Prior to
Release of
Addresses
Prior to
Permitting
12 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
c. Address will be required on all doors leading to the
exterior of the building. Addresses shall be illuminated
and be able to be seen from the street, four inches in
height minimum.
Prior to
Occupancy
37. 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
Final Frame
Inspection
38. Foundation. Geotechnical Engineer for the soils report
shall review and approve the foundation design. A letter
shall be submitted to the Building Division on the approval.
B Permit
Issuance
39. CAS 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
40. 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
41. Solar Zone – CA Energy Code. The location of the Solar
Zone shall be shown on the site plan, including a detail of
the orientation. This condition of approval will be waived if
the project meets the exceptions provided in the CA Energy
Code.
B Through
Completion
42. Parking. The required number, design and location of
accessible parking stalls shall be as required by the CA
Building Code.
The design and number of clean air / EV ready stalls shall
be as required by the CA Green Building Standards Code.
The above information shall be shown on the Architectural
drawings
B Through
Completion
43. Cool Roofs. Flat roof areas shall have their roofing material
coated with light colored gravel or painted with light colored
or reflective material designed for Cool Roofs.
B Through
Completion
13 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
44. Accessory Structures. Building permits are required for all
trash enclosures and associated amenities/structures
(trellises) and are required to meet the accessibility and
building codes.
B Through
Completion
45. Flood Plain. Applicant shall provide information showing
that the parcel has been removed from the flood plain.
B Issuance of
Building Permit
46. Plan Ground Equipment. Applicant shall obtain the
services of a Plan Ground Safety Inspector. Report from the
Play Ground Safety Inspector shall be submitted to the City.
B Occupancy
47. Temporary Fencing. Temporary Construction fencing
shall be installed along the perimeter of a ll exterior work
under construction.
B Through
Completion
48. Plumbing Fixture Count. The plumbing fixture count
(water closets, lavatories, urinals, sinks, and drinking
fountains) shall meet the minimum requirements for the new
tenant as per the CA Plumbing Code, Tables A and 422.1.
Provide the calculations directly on the plans.
Fixture for children shall meet the suggested dimensions
per CBC Table 11B-604.9.
B Prior to permit
issuance
49. Copies of Approved Plans. Applicant shall provide City
with two reduced (1/2 size) copies of the City of Dublin
stamped approved plan.
B 30 Days After
Permit and
Each Revision
Issuance
FIRE PREVENTION
50. Fire Service Line Locations. No fire service lines shall
pass beneath buildings.
F Approval of
Improvement
Plans
51. 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. Detailed mechanical drawings of all
sprinkler modifications, including cut sheets, listing
sheets and calculations shall be submitted to the Fire
Department for approval and permit prior to installation.
(Deferred Submittal Item).
b. Sprinkler System Components. All sprinkler system
components shall remain in compliance with the
F Building Permit
Issuance
14 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
applicable N.F.P.A. 13 Standard, the CA Fire Code and
the CA Building Code.
c. Underground Plans. Detailed shop drawings for the fire
water supply system, including cut sheets, listing sheets
and calculations shall be submitted 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. (Deferred Submittal Item).
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. Signage. Fire protection equipment shall be identified
with approved signs constructed of durable materials,
permanently installed and readily visible.
52. 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.
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. Vehicular Access. 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 During
Construction
15 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
f. All-weather Access. Fire access is required to be all-
weather access. The location of the all-weather access
and a description of the construction shall be shown on
plans submitted for a building permit. Access roads must
be designed to support the imposed loads of fire
apparatus
53. Fire Alarm (Detection) System Required. A Fire Alarm-
Detection System shall be installed throughout the building
so as to provide full property protection, including
combustible concealed spaces, as required by NFPA 72.
The system shall be installed in accordance with NFPA 72,
CA Fire, Building, Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation system,
compliance with the horn/strobe requirements for the entire
building must also be met. All automatic fire extinguishing
systems shall be interconnected to the fire alarm system so
as to activate an alarm if activated and to monitor control
valves. Delayed egress locks shall meet requirements of
C.F.C.
a. Fire Alarm Plans. Detailed drawings of the fire alarm
system, including floor plan showing all rooms, device
locations, ceiling height and construction, cut sheets,
listing sheets and battery and voltage drop calculations
shall be submitted to the Fire Department for review and
permit prior to the installation. Where employee work
areas have audible alarm coverage, circuits shall be
initially designed with a minimum 20 percent spare
capacity for adding appliances to accommodate hearing
impaired employees. (Deferred Submittal Item)
b. Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an approved central
alarm station. Zoning and annunciation of central station
alarm signals shall be approved by the Fire Department.
c. Qualified Personnel. The system shall be installed,
inspected, tested, and maintained in accordance with the
provisions of NFPA 72. Only qualified and experienced
persons shall perform this work. Examples of qualified
individuals are those who have been factory trained and
certified or are NICET Fire Alarm Certified.
d. Inspection & Testing Documentation. Performance
testing of all initiating and notification devices in the
presence of the Fire Inspector shall occur prior to final of
the system. Upon this inspection, proof that the specif ic
F Occupancy
16 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
account is UL Certificated must be provided to the Fire
Inspector.
54. 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.
Fire extinguisher shall meet a minimum classification of 2A
10BC. Extinguishers weighting 40 pounds or less shall be
mounted no higher than five feet above the floor measured
at the top of the extinguisher. Extinguishers shall be
inspected monthly and serviced by a licensed concern
annually.
F Occupancy
55. Key Box. A Fire Department key box shall be installed at
the main entrance to the buildings. These locations shall be
noted on the plans. The key box should be installed
approximately 5½ 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 shall be provided to the Fire Inspector upon
the final inspection. The inspector will then lock the keys
into the box.
F Occupancy
56. Means of Egress. Exit signs shall be visible and illuminated
with emergency lighting when building is occupied.
F Occupancy
57. Main Entrance Hardware Exception. All entry/exit doors
shall 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 one inch high on a contrasting background. This
use of this exception may be revoked for cause.
F Occupancy
58. Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.
F Occupancy
17 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Submittal of a seating plan on 8.5” x 11” paper is required
prior to final occupancy.
59. 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, the products cut-sheets and
packaging that show proof of the product’s flammability and
flame-spread ratings shall be maintained. Decorative
materials shall be fire retardant.
F Occupancy
60. 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
61. 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.
The buildings 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
five inches in height by one-inch stroke. Larger sizes may
be necessary depending on the setbacks and visibility.
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 five inches in
height with a ½-inch stroke.
F Occupancy
62. Fire Safety During Construction and Demolition
a. 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.
b. 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.
c. Combustible debris, rubbish and waste material shall be
removed from buildings at the end of each shift of work.
F On-going
During
Construction
and Demolition
18 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Flammable and combustible liquid storage areas shall be
maintained clear of combustible vegetation and waste
materials.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
63. Improvement Plans. Complete improvement plans shall be
submitted to DSRSD that conform to the requirements of the
Dublin San Ramon Services District Code, the DSRSD
“Standard Procedures, Specifications and Drawings for
Design and Installation of Water and Wastewater Facilities,”
all applicable DSRSD Master Plans and all DSRSD policies.
DSRSD Building Permit
Issuance
64. Utility Mains. All mains shall be sized to provide sufficient
capacity to accommodate future flow demands in addition
to each development project's demand. Layout and sizing
of mains shall be in conformance with DSRSD utility master
planning.
DSRSD Building Permit
Issuance
65. Sewers. Sewers shall be designed to operate by gravity
flow to DSRSD’s existing sanitary sewer system. Pumping
of sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design
reports, design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment of
present worth 20-year maintenance costs as well as other
conditions within a separate agreement with the applicant
for any project that requires a pumping station.
DSRSD Building Permit
Issuance
66. DSRSD Fees. 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 afte r 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 Building Permit
Issuance
67. DSRSD Review of Improvement Plans. 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
DSRSD Building Permit
Issuance
19 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature
by the District Engineer
68. Water and Sewer Main Locations. 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 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.
DSRSD Building Permit
Issuance
69. Waterline Systems. Domestic and fire protection waterline
systems for tracts or commercial developments shall be
designed to be looped or interconnected to avoid dead end
sections in accordance with requirements of the DSRSD
Standard Specifications and sound engineering practice.
DSRSD Building Permit
Issuance
70. Water and Sewer Line Locations. DSRSD policy requires
public water and sewer lines to be located in public streets
rather than in off-street locations to the fullest extent
possible. If unavoidable, then public sewer or water
easements must be established over the alignment of each
public sewer or water line in an off-street or private street
location to provide access for future maintenance and/or
replacement.
DSRSD Building Permit
Issuance
71. Easements. The locations and widths of all proposed
easement dedications for water and sewer lines shall be
submitted to and approved by DSRSD.
DSRSD Issuance of
Grading
Permit, Site
Work Permit or
Building Permit
72. Easement Dedications. All easement dedications for
DSRSD shall be by separate instrument irrevocably offered
to DSRSD or by offer of dedication on the Final Map. Prior
to approval by City for Recordation, the Final Map shall be
submitted to and approved by DSRSD for easement
locations, widths and restrictions.
DSRSD Building Permit
Issuance
73. Utility Connection Fees. Prior to issuance by the City of
any building permit or construction permit by DSRSD,
whichever comes first, all utility connection fees including
DSRSD and Zone 7, plan checking fees, inspection fees,
connection fees, and fees associated with a wastewater
discharge permit shall be paid to DSRSD in accordance
with the rates and schedules established in the DSRSD
Code.
DSRSD Building Permit
Issuance
74. Utility Construction Permits. 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 completion of
DSRSD Building Permit
Issuance
20 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
the wastewater discharge permit, including the associated
fees established by rates and schedules as established by
DSRSD.
75. Backflow Prevention Devices/Double Detector Check
Valves. Above-ground backflow prevention devices/double
detector check valves shall be installed on fire protection
systems connected to the DSRSD water main. The
Applicant shall collaborate with the Fire Department and
DSRSD to size and configure the fire system. The Applicant
shall minimize the number of backflow prevention
devices/double-detector check valve through strategic
placement and landscaping.
DSRSD Building Permit
Issuance and
On-going
76. Recycled Water. 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 Project, the irrigation
demands 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 Grading Permit
or Site
Development
Permit
Issuance
77. Landscape Plans. Development plans will not be approved
until landscape plans are submitted for DSRSD review and
approval.
DSRSD Approval of
Final
Landscape
Plans
78. Capacity Demands. 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 water meter for water. If a water meter is not
required, the capacity reserve fee shall be paid prior to
issuance of a building permit. The District may not approve
the building permit until capacity reserve fees are paid.
DSRSD Building Permit
Issuance and
On-going
79. Trash Enclosures. If any trash enclosures are required to
drain to the sanitary sewer, grease and sand trap
interceptors shall be installed within the trash enclosure
area. The trash enclosure shall be roofed and graded to
minimize rainwater or stormwater from entering the trash
enclosure.
DSRSD Building Permit
Issuance and
On-going
80. Recycled Water Improvement Plans. Improvement plans
shall include recycled water improvements as required by
DSRSD. Services for landscape irrigation shall connect to
DSRSD Grading Permit
or Site
Development
21 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior 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 will be
determined by District.
Permit
Issuance
81. Fire Service Lines. Fire service line with hydrants are not
allowed to be private fire service line. In addition, this fire
service line shall also be looped and tied into the existing
water main to the west of the project site to provide service
reliability during fire event.
DSRSD Grading Permit
or Site
Development
Permit
Issuance
PUBLIC WORKS – GENERAL CONDITIONS
82. 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
83. 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
84. Fees. As part of the issuance of any project permits, the
Developer shall pay all applicable fees in effect at the time
of permit issuance, including, but not limited to: Planning
fees; Building fees; Dublin San Ramon Services District
fees; Public Facilities fees; City of Dublin Fire fees; Noise
Mitigation fees; Inclusionary House In-Lieu fees; Alameda
County Flood and Water Conservation fees; and any other
fees as noted in the Development Agreement.
Various
Departme
nts
Grading Permit
or Building
Permit
Issuance
85. Zone 7 Impervious Surface Fees. The Developer 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 – PERMITS
86. Encroachment Permit. Developer shall obtain an
encroachment permit from the Public Works Department for
all construction activity within the public right-of-way of any
street where the City has accepted the street right -of-way.
The encroachment permit may require surety for slurry seal
and restriping.
PW Start of Work
87. Grading Permit. Developer shall obtain a grading permit
from the Public Works Department for all grading.
PW Start of Work
22 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
88. Permits from Other Agencies. The Developer shall obtain
all permits and/or approvals that may be required by other
agencies including, but not limited to:
• Army Corps of Engineers
• US Fish and Wildlife
• Regional Water Quality Control Board
• Federal Emergency Management Agency
• California Department of Fish and Wildlife
• California Dept. of Transportation (Caltrans)
• Bay Area Rapid Transit (BART)
• Dublin San Ramon Services District (DSRSD)
• Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Start of Work
PUBLIC WORKS – SUBMITTALS
89. Plan Submittals. 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 Improvement
Plan Approval
90. Submittals to Non-City Agencies. 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 review and approve
Construction Plan Set.
PW Improvement
Plan Approval
91. Geotechnical Report. Developer shall submit a design
level Geotechnical Report, which includes pavement
sections and grading recommendations.
PW Improvement
Plan Approval,
and Grading
Plans
92. Building Pads, Slopes and Walls. Developer shall provide
the Public Works Department with a letter from a registered
civil 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 and toe of banks
and retaining walls are at the locations shown on the
approved grading plans.
PW Acceptance of
Improvements
93. Approved Plan Files. Developer shall provide the Public
Works Department a PDF format file of approved site plans,
including grading, improvement, landscaping and irrigation,
joint trench and lighting.
PW Improvement
Plan Approval
23 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
94. 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
PUBLIC WORKS - EASEMENTS AND ACCESS RIGHTS
95. Acquisition of Easements. Developer shall acquire
easements, and/or obtain rights-of-entry from the adjacent
property owners for any improvements not located on their
property. The easements and/or rights-of-entry shall be in
writing and copies furnished to the Public Works
Department.
PW Improvement
Plan Approval
96. Emergency Vehicle Access. The Developer shall identify
Emergency Vehicle Access lanes including appropriate
land width for the drive aisle and R20 radius on turns.
Turning geometry shall be identified on plans and subject to
the approval of the City Engineer and Fire Marshal.
PW Improvement
Plan Approval
PUBLIC WORKS - GRADING
97. Grading Plan. The Grading Plan shall be in conformance
with the recommendation of the Geotechnical Report, the
Site Development Review, and 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 Plan
Approval
98. 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
99. 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 Plan
Approval
100. 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
and On-going
101. Retaining Walls. Tiebacks or structural fabric for retaining
walls shall not cross property lines or shall be located a
PW Grading Plan
Approval
24 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
minimum of two feet below the finished grade of the upper
lot.
PUBLIC WORKS - IMPROVEMENTS
102. Public Improvements. The public improvements shall be
constructed generally as shown on the SDR plans.
However, the SDR approval is not an approval of the
specific design of the drainage, sanitary sewer, water, traffic
circulation, parking, stormwater treatment, sidewalks and
street improvements.
PW Improvement
Plan Approval
103. Public Improvement Conformance. All public
improvements shall conform to the City of Dublin Standard
Plans, current practices, and design requirements and as
approved by the City Engineer.
PW Improvement
Plan Approval
104. Site Improvements. Construction plans shall show
common area improvements, including, but are not limited
to: curb and gutter, pavement areas, sidewalks, access
ramps, driveways, parking and circulation in and at
structures; enhanced street paving; parking spaces; street
lights (wired underground) and appurtenances; drainage
facilities; utilities; landscape and irrigation facilities; open
space landscaping; stormwater treatment facilities; striping
and signage; and fire hydrants.
PW Improvement
Plan Approval
105. Traffic Signing and Striping. Developer shall install all
traffic signage, striping, and pavement markings as required
by the City Engineer.
PW Certificate of
Occupancy or
Acceptance of
Improvements
106. 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
107. 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, and shown on the signing and striping plan.
PW Certificate of
Occupancy or
Acceptance of
Improvements
108. 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
109. 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
110. Utility Locations. All electric, telephone, cable TV, and
communications utilities, shall be placed underground in
accordance with the City policies and ordinances. All
PW Certificate of
Occupancy or
25 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
utilities shall be located and provided within public utility
easements or public services easements and sized to meet
utility company standards.
Acceptance of
Improvements
111. 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
PUBLIC WORKS - CONSTRUCTION
112. 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
113. 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
114. 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
and On-going
115. 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
26 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
116. 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
and On-going
117. Pest Control. Developer shall be responsible for controlling
any rodent, mosquito, or other pest problem due to
construction activities.
PW On-going
PUBLIC WORKS - EROSION CONTROL & STORMWATER QUALITY
118. 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 installed as part of the project,
including those on-site and within any public right-of-way
surrounding the project. Said Agreement is required
pursuant to Provision C.3 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2015-0049. 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 Occupancy or
Acceptance of
Improvements
119. Stormwater Treatment. Consistent with Provision C.3 of
the Municipal Regional Stormwater NPDES Permit (MRP)
Order No. R2-2015-0049, the Developer shall submit
documentation including construction drawings
demonstrating all stormwater treatment measures and
hydromodification requirements as applicable are met.
PW Approval of
Grading Plans
120. Media Filters. All media filters used for stormwater
treatment shall be certified under the Washington State
Department of Ecology Technical Assessment Protocol –
Ecology (TAPE) General Use Level Designation (GULD) for
Basic Treatment. All media filters shall be hydraulically
sized based on the criteria specified in the Municipal
Regional Permit Provision C.3.d and the design operation
rate for which the product received TAPE GULD
certification for Basic Treatment.
PW Building Permit
Issuance and
Grading Permit
Issuance
121. 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
122. SWPPP. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management Practices
PW SWPPP to be
Prepared Prior
27 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
(BMPs) appropriate to the project construction activities.
The SWPPP shall include erosion and sediment control
measures in accordance with the regulations outlined in the
most current version of the Association of Bay Area
Governments (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.
to
Improvement
Plan Approval;
Implementation
Prior to Start of
Construction
and On-going
123. Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented prior to start
of onsite construction activities. 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
124. Stormwater Management Plan. Construction plans shall
include a Stormwater Management Plan subject to review
and approval of the City Engineer.
PW Building Permit
Issuance
125. 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 existing at the site shall be inspected and replaced
if necessary, as determined by the Public Works
Department. The Developer/contractor shall install trash
capture devices in all inlets not currently containing one.
Trash capture devices to be used shall be listed and details
shown on the construction plan set as applicable. Trash
capture devices shall be the consistent with the approved
list provided on the City’s website:
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
PW Building Permit
Issuance
PUBLIC WORKS - SPECIAL CONDITIONS
126. Easements. The Developer shall be responsible for
obtaining all dedications of easements on-site and off-site.
PW Improvement
Plan Approval
127. Construction on Adjacent Properties. The Developer
shall be responsible for obtaining written authorization for
right-of-entry and construction of improvements on adjacent
property sites. The Developer shall submit a copy of the
written authorization to the City.
PW
Improvement
Plan Approval
128. Minor Use Permit. This Minor Use Permit approval is
based on assumptions for parking demand from specific
users at the project site based on the Shared Parking
Assessment prepared by Fehr and Peers, dated May 3,
2019. Should the use types and associated floor areas
deviate from those assumptions for any portion of any
building, a Minor Use Permit shall be submitted, and an
PW Certificate of
Occupancy
28 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
additional Parking Assessment shall be carried out to
ensure sufficient parking provision at the site . 1. The
applicant and or the future operators of the development
shall restrict the Quality Restaurants, as defined in the
Shared Parking Assessment, to no more than 6,000 square
feet of area accessible by customers.
Transportation Demand Management Measures such as
time restricted parking spaces; designated employee
parking; reciprocal parking agreements; transit subsidies; or
valet parking can be incorporated to reduce parking
demand to accommodate future users.
129. Drop-off/Pick-up Parking Restriction. Parking shall be
prohibited for six spaces to the north of the main entrance
to the daycare building for a drop-off/pick-up area. The
parking spaces for drop-off and pick-up shall be time
restricted (10 minutes) between 7:00 am to 6:00 pm, from
Monday to Friday.
PW Certificate of
Occupancy
130. Off-Site Parking Restriction. Parking shall be prohibited
to employee parking only for daycare employees along the
south side of Zenith Avenue within nine on -street parking
spaces and along the west side of Summit Road within eight
on-street parking spaces. This permit parking restriction will
be No Parking Tow Away Monday to Friday. On weekends
and public holidays, parking will be allowed without
restriction.
PW Certificate of
Occupancy
131. Parking Lot Signing and Striping. Construction plan set
shall include a signing and striping plan for the site. All
parking lot drive aisles with “stop” locations shall have
standard STOP signs, in accordance with the current
MUTCD - CA. Similarly, disabled parking areas shall have
standard ADA signs, markings, and slopes in accordance
with the current building code.
PW Building Permit
Issuance
132. On-Site Lighting. Developer shall provide a photometric
plan and calculations within the site to demonstrate that the
minimum 1.0-foot candle lighting is provided in accordance
with the City of Dublin’s requirements.
PW Improvement
Plan Approval
133. Pavement Treatment. A pavement treatment, such as a
slurry seal, shall be required after utility trenching, as
determined by the Public Works Department.
PW Prior to
Occupancy or
Acceptance of
Improvements
134. Curb, Gutter, and Sidewalk. Existing curb, gutter and
sidewalk along the project frontages within the public right-
of-way shall be evaluated for condition and compliance with
current Public Works standards and shall be repaired or
replaced with the development of the site, as determined by
PW Building Permit
Issuance
29 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
the Public Works Department. Construction drawings shall
show repair or replacement required.
135. Streetscape Trees. Street trees along project frontages
shall be in conformance with the City of Dublin Streetscape
Master Plan. Construction plan set shall show tree and
irrigation improvements required.
PW Building Permit
Issuance
136. Trash Enclosure.
a. Trash enclosure shall meet all the requirements set forth
in DMC Section 7.98 and the “Waste Handling Standards
for Commercial Properties and Multi-Family Properties
with Shared Service,” which can be obtained from the
City’s website: http://dublin.ca.gov/1932/Development-
Resources. The construction plan set shall show
additional information demonstrating these requirements
are met. Design of trash enclosure for sizing and
servicing is subject to review and approval by the Public
Works Department.
b. Developer shall submit a completed Waste Enclosure
Requirements Checklist with the submittal of the
construction plan set, which can be obtained from the
City’s website: http://dublin.ca.gov/1932/Development-
Resources
c. The area around and inside the enclosure must be lit with
a minimum of 1.0 foot candle with motion sensor lighting.
d. Developer shall drain the interior of the trash enclosur e
to the sanitary sewer system or incorporate the following
revisions to the landscaped area the enclosure is
proposed to drain into:
i. Landscaped area accepting drainage from the trash
enclosure directly adjacent to the enclosure shall be
designed with no gap between the enclosure wall
and the landscaped area.
ii. Planting shall be provided in the area in addition to
the river rock cobble.
PW Building Permit
Issuance
137. Construction Plans. Construction plan set shall include
City of Dublin General Notes and project specific notes, fully
dimensioned Horizontal Control plan, Erosion and
Sediment Control Plan, Clean Bay Blueprint (see City’s
website: http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require), details and sections of all
improvements to be constructed.
PW Building Permit
Issuance
138. Hydrology and Hydraulics. Developer shall submit
hydrology and hydraulic calculations for review and
approval. Construction plan set shall show grate, invert and
PW Building Permit
Issuance
30 of 30
# CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
hydraulic grade line information at all storm drain structures,
slope and design flow at all storm drain pipes.
139. Drainage. Runoff from roofs, including the trash enclosure,
shall be collected by roof drains and drain to stormwater
treatment areas.
PW Building Permit
Issuance
140. Hydromodification (HM) Requirements. Developer shall
submit an updated “Stormwater Requirem ents Checklist”
and accompanying required documentation. This project is
subject to Hydromodification (HM) requirements.
Consistent with Provision C.3 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2015-0049, the
Developer shall submit documentation including
construction drawings demonstrating HM requirements are
met.
PW Improvement
Plan Approval
141. Landscape Areas. Construction plan set shall provide
grading and drainage in all landscaped areas. All runoff
shall be collected and conveyed upstream of sidewalks.
PW Building Permit
Issuance
142. Concrete Step-Out. Construct an additional six-inch step-
out at landscaped areas adjacent to driver side and
passenger side of parking stalls.
PW Building Permit
Issuance
143. Landscape Strips. Landscaped strips adjacent to parking
stalls shall be unobstructed as such to allow for atwo2 -foot
vehicular overhang at front/rear of vehicles.
PW Building Permit
Issuance
144. Surface Slopes. Pavement surface slopes in parking lot
shall not exceed five percent in any direction.
PW Building Permit
Issuance
PASSED, APPROVED AND ADOPTED this __ day of ___ 2020 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
____________________________
City Clerk
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
TFMRNORTHPROJECT2040 80SCALE: 1" = 40'JOB NO.DATE5142 Franklin Drive, Suite BPleasanton, CA 94588925-251-7200GRAFTON PRESCHOOL AND RETAILSITE DEVELOPMENT REVIEW19747.0007/01/190Commercial Parcel Area: 3.68± acC.1SITE PLANSITE SUMMARY
TFMRNORTHPROJECT20 40 80SCALE: 1" = 40'JOB NO.DATE5142 Franklin Drive, Suite BPleasanton, CA 94588925-251-7200GRAFTON PRESCHOOL AND RETAILSITE DEVELOPMENT REVIEW19747.0007/01/190PARKING SPACESEV CHARGING LOCATIONSCLEAN AIR/VANPOOL SPACECOMPACT SPACEC.2PARKING PLANLEGEND
TFMRBASINLEGENDNORTHPROJECT2040 80SCALE: 1" = 40'JOB NO.DATE5142 Franklin Drive, Suite BPleasanton, CA 94588925-251-7200GRAFTON PRESCHOOL AND RETAILSITE DEVELOPMENT REVIEW19747.0007/01/190EXISTING FIRE HYDRANTPROPOSED FIRE HYDRANTFIRE DEPARTMENT ON-SITE ACCESS ROUTEFIRE ACCESS PLANC.3
TFMRBASINACCESSIBLE PARKINGLEGENDACCESSIBLE PATHNORTHPROJECT20 40 80SCALE: 1" = 40'JOB NO.DATE5142 Franklin Drive, Suite BPleasanton, CA 94588925-251-7200GRAFTON PRESCHOOL AND RETAILSITE DEVELOPMENT REVIEW19747.0007/01/190C.4ACCESSIBILITY PLAN
TFMRBASINPROPOSED TRASH ENCLOSURE LOCATIONLEGENDGARBAGE PICK UP ROUTENORTHPROJECT2040 80SCALE: 1" = 40'JOB NO.DATE5142 Franklin Drive, Suite BPleasanton, CA 94588925-251-7200GRAFTON PRESCHOOL AND RETAILSITE DEVELOPMENT REVIEW19747.0007/01/190NOTE: REFER TO ARCHITECTURE SHEETS FOR TRASH ENCLOSURESTRUCTURE DETAILSC.5GARBAGE PICKUP PLAN
TFMRNORTHPROJECT2040 80SCALE: 1" = 40'JOB NO.DATE5142 Franklin Drive, Suite BPleasanton, CA 94588925-251-7200GRAFTON PRESCHOOL AND RETAILSITE DEVELOPMENT REVIEW19747.0007/01/190LEGENDC.6PRELIMINARY UTILITY PLANNOTES:1. PROPOSED UTILITIES SHOWN WILL BE ADJUSTED WITH FINAL DESIGN.2. BASED ON PRELIMINARY SIZING REQUIREMENTS, IT APPEARS THATSILVA CELLS (OR SIMILAR FACILITIES) WILL BE RQUIRED TO MEET THEWATER QUALITY REQUIREMENTS. SIZING OF FACILITIES WILL BEADDRESSED DURING FINAL DESIGN3. WATER QUALITY PIPING HAS NOT BEEN SHOWN ON THIS PLAN
TFMRNORTHPROJECT2040 80SCALE: 1" = 40'JOB NO.DATE5142 Franklin Drive, Suite BPleasanton, CA 94588925-251-7200GRAFTON PRESCHOOL AND RETAILSITE DEVELOPMENT REVIEW19747.0007/01/190C.7NOTES:1. MINIMUM PAVEMENT SLOPE: 0.5%2. MAXIMUM PAVEMENT SLOPE: 3%3. GRADES TO BE ADJUSTED DURING FINAL DESIGN4. END OF SUMMIT ROAD TO BE RECONFIGURED WITH THIS PROJECT5. A NEW AERIAL TOPO WILL BE REQUIRED FOR DESIGN. EXISTING SITEIS GRADED TO ELEVATION 349-350.6. THE PROJECT SITE HAS BEEN REMOVED FROM THE FEMA FLOODPLAIN BY THE PROPERTY OWNER.PRELIMINARY GRADING PLANABBREVIATION
TFMRNORTHPROJECT2040 80SCALE: 1" = 40'JOB NO.DATE5142 Franklin Drive, Suite BPleasanton, CA 94588925-251-7200GRAFTON PRESCHOOL AND RETAILSITE DEVELOPMENT REVIEW19747.0009/05/190C.8PRELIMINARY STORMWATER MANAGEMENT PLAN
'$7(1257+352-(&7 6&$/(
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´PDLQVWUHHWµIHHO,QVWHDGRIWKHSHUFHSWLRQRIRQHORQJEXLOGLQJWKHDUWLFXODWLRQPDNHVLWIHHODVWKRXJKWKHLQGLYLGXDOVKRSVZHUHDGGHGRYHUWLPHLQDWUXH´PDLQVWUHHWµ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
DATE1257+352-(&7148 16SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 7,7/(6+((7*5$)72135(6&+22/$1'5(7$,/$GRAFTON PRESCHOOL & RETAILSITE DEVELOPMENT REVIEW DUBLIN, CA 6/25/2019PLAY SPACE ENLARGEMENT L1.2111266106377448859101211111313131415161718195Synthetic Turf MoundsSynthetic Turf Play Space Egress/Maitanenc Gate Flamed-retardant Sunami ShadePicnic TablesPlay Structure: LSI Smart Motion Trike Track Sand Play Accent Paving Play Structure: Berlimer Spaceball Flamed-retardant Skyway Shade CanopyConcrete Paving LSI Musical Sensory Play Chalkboard Wall Mounted Drinking Fountain Specimen Tree ADA Transfer Station Flex Plaza and Parking AreaHand Sink Veggie Garden6’ Ornamental Metal Fence, Screened w/ Tall Shrubs6’ Concrete WallStormwater Treatment Area11225911117812121381220141433171616131518236101921PRESESESESESSSCHOOOOOOOOOL0 8 16 322044212222212223
DATE1257+352-(&7148 16SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 7,7/(6+((7*5$)72135(6&+22/$1'5(7$,/$GRAFTON PRESCHOOL & RETAILSITE DEVELOPMENT REVIEW DUBLIN, CA 6/25/2019L2.1L.O.W L.O.W Bike Circulation Bike Rack Limit Of Work GRGRGRGRGRGRGRGRGRGRGRGRGGGAFAFAFAFAFAFAFAFAFAFAATOTOTOTOTOTOTOTOOOTOOOTOTOTOTOTNNNNNNNNNNNNNNSTSTSTSTSTSTSTSTSTSTTSSTTTSTTSSS.. .... ..BIKE CIRCULATION LEGEND DUDUDUDUUDUDUDUUUBLBLBLBLBLBLBLBLLININININININININNNBBBBBLVLVLVLVLVLVLVLVLVDD.DD RETAIL RETAILPRESPRESPRERESSCHOOCHOOCHOOHOOLLLL HOTEL01530 60SITE CIRCULATION L.O.W L.O.W L.O.W L.O.W Pedestrian Circulation Limit Of Work GRGRGRGRGRGRGRGRGRGRGRGRGGAFAFAFAFAFAFAFAFAFAFAATOTOTOTOTOTOTOTOTOOOOOOTOTOTOTONNNNNNNNNNNNNNSTSTSTSTSTSTSTSTSTSSTTSTTTTSTTSSS.. ... ..SUMMITRRRRRRRRRRRRRRRRRRRRDDDDDDDDDDD.DDDDDDDDDDD SUMMITRRRRRRRRRRRRRRRRRRRRDDDDDDDDDD.D.D.DDDDDDDDDD PEDESTRIAN CIRCULATION LEGEND DUDUDUDUDUDUDUUUUBLBLBLBLBLBLBLBLINININIINININININNBBBBBLVLVLVLVLVLVLVLVLVDD.DD RETAIL RETAIL PRESPRESPRERESSCHOOCHOOCHOOCHOOLLLL HOTEL
DATE1257+352-(&7148 16SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 7,7/(6+((7*5$)72135(6&+22/$1'5(7$,/$GRAFTON PRESCHOOL & RETAILSITE DEVELOPMENT REVIEW DUBLIN, CA 10/03/2019L2.2SITE FEATURES L.O.W L.O.W L.O.W Low Wall (S.A.D) Cast in Place Concrete Wall, 18”HPrecast Concrete Seat Wall, 18”HOrnamental Metal Fence, 6’HConcrete Wall, 6’ H Existing Fence at Ajacent Hotel 6’ H Limit of Work GRGRGRGRGRGRGRGRGRGRGRGRGRGRGGAFAFAFAFAFAFAFAFAFAFAFAAFATOTOTOTOOTOOTOTOOTOTOTOTOOTNN NN N N NN N NNNNNSTSTSTSTSTSTSTSTSTSTSTSTTTSTTSTSTSSSSS..... .WALLS AND FENCES LEGEND DUDUDUDUDDDUDUUUUBLBLBLBLBLBLBLLINININININIININNBBBBBBBBLVLVLVLVLLLLVVDD.D 01630 60RETAETATAETAETETATTTTATATAIL ILIL ILILLRETAIL PRESSSSSCHOOCHOOCHOOCHOOCHOL HOTELL.O.W L.O.W L.O.W Light Pole Bollard Light Limit Of Work Light Pole To Match Existing Street Lights String Lights Note: All lighting is shown conceptually; a photometric study will be done prior to construction documents. GRGRGRGRGRGRGRGRGRGRGRGRGRGGGAFAFAFAFAFAFAFAFAFAFAFAFAATOTOTOTOTOOOTOTOOTOTOOTOTONN NN NNN NNNNNNNSTSTSTSTSTSTTSTSTSTTSTSTSSTSS....LIGHTING LEGEND DUDUDUDUDUDUDUUUUBLBLBLBLBLBLBLININININININININNBBBBBBBBLVLVLVLVLLLVLVLDD.D RETAETAETATTATATATTAAIL ILILILILILILRETAILPRESSSSSCHOOCHOOCHOOCHOCHOOHL HOTELSUMMITRRRRRRRRRRRRRRRRRRRRRDDDDDDD.DDDDDDDDDDDDD SUMMITRRRRRRRRRRRRRRRRRRRRRRRRRDDDDDDDDDDD.D.DD.DD.DDDDDDDD
DATE1257+352-(&7148 16SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 7,7/(6+((7*5$)72135(6&+22/$1'5(7$,/$GRAFTON PRESCHOOL & RETAILSITE DEVELOPMENT REVIEW DUBLIN, CA 6/25/2019L3.1 PLANTING PLAN PLANT SCHEDULE Phoenix dactylifera Quercus agrifoliaTilia cordata ’Greenspire’Cercis Candensis ‘Heart of Gold’ Lagerstroemia indicaPlatunus X AcerifoliaRobinia ambiguaAcer BurgerianunHeart of Gold Redbud Forest Pansy Redbud Coast Live OakLittleleaf LindenTrident Maple Crepe MyrtleLondon Plane Tree Locust0 5 10 20TREES MATCHLINE SEE SHEET L3.2LINE SENote: See Sheet L3.2 for images of shrub planting.
DATE1257+352-(&7148 16SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 7,7/(6+((7*5$)72135(6&+22/$1'5(7$,/$GRAFTON PRESCHOOL & RETAILSITE DEVELOPMENT REVIEW DUBLIN, CA 10/03/2019L3.2PLANTING PLAN PLANT SCHEDULE SHRUBS & GROUNDCOVERS Lomondra longinfolia ‘Breeze’ Drawf Mat Rush Rosa ‘Noamel’ Myoporum parvifolium ‘Pink’Dietes grandifloraHemerocallis x ‘Pretty In Pink’Carex divulsa Flower Carpet Appleblossom Pink Australian Racer Fortnight LilyPretty in Pink DaylilyBerkeley Sedge Leucadendron x “Cloudbank Ginny’ Coleonema ‘Sunset Gold’ Golden Breath of HeavenChondropetalum tectorumCeanothus ‘Yankee Point’ Cape Rush Yankee Point CA Lilac 0 5 10 20MATCHLINE SEE SHEET L3.1Note: See Sheet L3.1 for images of tree planting.
SUMMITROADZENITHAVEVSUMMITROADZENITHAVEV5(7$,/$5(7$,/%35(6&+22/LONG-TERM BICYCLE PARKINGPRESCHOOL STAFF PARKING (TOTAL OF 9)SHORT-TERM BICYCLE PARKINGFLEX PLAZA/ PARKING(TOTAL OF 8 PARKING W/ ENHANCED PAVING)75$6+(1&/2685(75$6+(1&/2685(SHORT-TERM BICYCLE PARKINGAPPROVED PLAZA LANDSCAPE a
GAS METERGAS METERGAS METER(E) SIDEWALK TO BE REMOVEDSIDEWALK BY RESIDENTIAL DEVELOPERPEDSTRIAN CROSSING WITH ENHANCED PAVINGa
SHORT-TERM BICYCLE PARKINGEXISTING BUS STOP72$'-$&(175(6,'(17,$/3523(57</,1(
',67$1&()520&(17(52)7+(3/$<$5($a
SHORT-TERM BICYCLE PARKING35(6+22/3/$<<$5'a
352-(&7'$7$=21,1* 3'*(1(5$/3/$1 *(1(5$/&200(5&,$/$66(6625
63$5&(/180%(5 727$/1(:*5266648$5()227$*(5(7$,/%8,/',1*$ 6)5(7$,/%8,/',1*% 6)35(6&+22/ 6)727$/$5($ 6)5(48,5('3$5.,1* 9(+,&/(3$5.,1* 3(5&,7<2)'8%/,1081,&,3$/&2'(6(&7,217$%/('5()(572&,9,/'5$:,1*6&/($1$,5(93$5.,1*67$//65(48,5(' 3(5&*%6&7$%/(,1&+$37(56,7('(9(/230(175()(572&,9,/'5$:,1*6$&&(66,%/(3$5.,1*63$&(6 3(5&%&7$%/(%2)6(&7,21$&&(66,%/(3$5.,1*5(48,5('5()(572&,9,/'5$:,1*6%,&<&/(3$5.,1* 3(5&*%6&6(&7,213529,'(3(50$1(17/<$1&+25('%,&<&/(5$&.6:,7+,1)((72)7+(9,6,7256(175$1&()253(5&(172)9,6,72502725,=('9(+,&/(3$5.,1*7(1$17)7(
/21*7(50%,&<&/(67$//61(('('3$5.,1*63$&(6
6+2577(50%,&<&/(67$//61(('('/21*7(50%,&<&/(3$5.,1*67$//63529,'('6+2577(50%,&<&/(3$5.,1*67$//63529,'('%8,/',1*,1)250$7,215(7$,/$ 7<3(2)&216758&7,21 7<3(9%635,1./(5('2&&83$1&<&/$66,),&$7,21 %0180%(52)6725,(6 %8,/',1*$5($ 6)5(7$,/% 7<3(2)&216758&7,21 7<3(9%635,1./(5('2&&83$1&<&/$66,),&$7,21 %0180%(52)6725,(6 %8,/',1*$5($ 6)35(6&+22/ 7<3(2)&216758&7,21 7<3(9%635,1./(5('2&&83$1&<&/$66,),&$7,21 (180%(52)6725,(6 %8,/',1*$5($ 6)758(1257+352-(&71257+-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 6,7(3/$1*5$)72135(6&+22/$1'5(7$,/ $
6,7(3/$1
A3.0.1A3.0.3A3.0.4A3.0.25(7$,/$$65(/(&(/(&
RETAIL ARETAIL BPRESCHOOL758(1257+A3.1.1A3.1.2A3.1.3A3.1.4
5(7$,/%$65 (/(&14 816SCALE: 3/32" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ )/2253/$15(7$,/*5$)72135(6&+22/$1'5(7$,/$
)/2253/$15(7$,/$352-(&71257+
)/2253/$15(7$,/%
A3.0.1A3.0.3A3.0.4A3.0.2$5($)25)8785(7(1$170(&+$1,&$/3+27292/7$,&(48,30(17)8785(7(1$1766+$//6&5((1$1<$//(48,30(177+$7:28/'%(6((1)520675((7/(9(/
A3.1.1A3.1.2A3.1.3A3.1.4$5($)25)8785(7(1$170(&+$1,&$/3+27292/7$,&(48,30(17
)8785(7(1$1766+$//6&5((1$1<$//(48,30(177+$7:28/'%(6((1)520675((7/(9(/RETAIL ARETAIL BPRESCHOOL758(1257+TRASH ENCLOURE ATRASH ENCLOURE B14 816SCALE: 3/32" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 522)3/$15(7$,/*5$)72135(6&+22/$1'5(7$,/$352-(&71257+
522)3/$15(7$,/$
522)3/$15(7$,/%
A3.2.4A3.2.3A3.2.2A3.2.1/2%%<&21)52205(&(37,21$'0,1),/(&/$665220&/$665220&+,/'&/$66522072''/(5&+,/'&/$665220&/$665220 -$1,62 &+,/'&/$665220+$//:$<+$//:$<&+,/'81,6(;6)3/$<<$5'
(E) 15'-0" EASEMENT&/$66522072''/(5,7(/(&77($&+(5
6/281*(.,7&+(1PLAY YARD FENCE ALL AROUND,5'-0" MIN. PRODUCT TO BE AMERISTAR MONTAGE COMMERCIAL FENCE, STYLE TO BE MAJESTIC.FENCE GATE.FENCE GATE6'-0" WALL6'-0" WALL6'-0" WALLCM2175$6+(1&/2685($/21*7(50%,.(6725$*(A3.3.3A3.3.4A3.3.2A3.3.1
12" DEEP AB COMPACTED TO 95% UNDER SLAB OUTSIDE ENCLOSURE GATE. (6" DEEP AB REQUIRED UNDER ENCLOSURE SLAB)3'-0" ACCESIBLE MAN DOOR6" CONCRETE CURB AROUND ALL INTERIOR WALL,TYP.TRASH GREASE / SAND INTERCEPTOR+%HOSE BIBSLOP TO DRAIN,2% MAXSLOP TO DRAIN,2% MAXSLOP TO DRAIN,2% MAXSLOP TO DRAIN,2% MAX4 CUBIC YARDS TRASH BIN4 CUBIC YARDS TRASH BIN3 CUBIC YARDS TRASH BIN3 CUBIC YARDS TRASH BIN
0,1&/54 x 4 TS JAMB POST AT 16'-0"WIDE GATE OPENING, TYP.75$6+(1&/2685(%
A3.3.5A3.3.6A3.3.7A3.3.8
4 CUBIC YARD TRASH BIN4 CUBIC YARD TRASH BIN3 CUBIC YARD TRASH BIN3 CUBIC YARD TRASH BIN
4 x 4 TS JAMB POST AT 16'-0" WIDE GATE OPENING, TYP.TRASH GREASE / SAND INTERCEPTOR6" CONCRETE CURB AROUND ALL INTERIOR WALL,TYP.SLOP TO DRAIN, 2% MAXSLOP TO DRAIN, 2% MAXSLOP TO DRAIN, 2% MAX3'-0" ACCESIBLE MAN DOOR12" DEEP AB COMPACTED TO 95% UNDER SLAB OUTSIDE ENCLOSURE GATE. (6" DEEP AB REQUIRED UNDER ENCLOSURE SLAB)+%HOSE BIBSLOP TO DRAIN, 2% MAXRETAIL ARETAIL BPRESCHOOL758(1257+TRASH ENCLOURE ATRASH ENCLOURE B14 816SCALE: 3/32" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ )/2253/$135(6&+22/ 75$6+(1&/2685(*5$)72135(6&+22/$1'5(7$,/$
)/2253/$135(6&+22/
)/2253/$175$6+(1&/2685($
)/2253/$175$6+(1&/2685(%
RETAIL ARETAIL BPRESCHOOL758(1257+TRASH ENCLOURE ATRASH ENCLOURE BA3.2.4A3.2.3A3.2.2A3.2.1$5($)25)8785(7(1$170(&+$1,&$/3+27292/7$,&(48,30(17)8785(7(1$1766+$//6&5((1$1<$//(48,30(177+$7:28/'%(6((1)520675((7/(9(/
CM21A3.3.3A3.3.2A3.3.1STANDING SEAM METAL ROOFELECTRICAL FIXTURE AT UNDERSIDE OF ROOF STRUCTURE TO INTERIOR1:12ELECTRICAL FIXTURE AT UNDERSIDE OF ROOF STRUCTURE TO INTERIORA3.3.4A3.3.5A3.3.6A3.3.7A3.3.81:12STANDING SEAM METAL ROOFELECTRICAL FIXTURE AT UNDERSIDE OF ROOF STRUCTURE TO INTERIOR14 816SCALE: 3/32" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 522)3/$135(6&+22/ 75$6+(1&/2685(*5$)72135(6&+22/$1'5(7$,/$
522)3/$135(6&+22/
522)3/$175$6+(1&/2685($
522)3/$175$6+(1&/2685(%
/2%%<&21)52205(&(37,21$'0,1),/(&/$665220&/$665220&+,/'&/$66522072''/(5&+,/'&/$665220&/$665220 -$1,62 &+,/'&/$665220+$//:$<+$//:$<&+,/'81,6(;3/$<<$5'281414272925302716141510143013122,7(/(&77($&+(5
6/281*(&/$66522072''/(5.,7&+(12216147437127+16+14+14=7110+14+16+2+2+2+1=4714+28=42MAX DIAGONAL=167'167'-0" / 3 = 55'-8" (MIN. EXIT SEPARATION)SEPARATION DISTANCE = 76'-8"76'-8" > 55'-8" (COMPLIES) EXIT 2REQUIRED DOOR WIDTH:0.20 X 79 = 15.8" <72" OK6'-0" PLAY YARD GATE WITH PANIC HARDWARE.6'-0" PLAY YARD GATE WITH PANIC HARDWARE.1005671+15+14=10012+43=551616EXIT 1REQUIRED DOOR WIDTH:0.20 X 47 = 9.4" <72" OKREQUIRED DOOR WIDTH:0.20 X 55 = 11.0" <72" OKREQUIRED DOOR WIDTH:0.20 X 100 = 20" <72" OKEXIT 3REQUIRED DOOR WIDTH:0.20 X 28 = 8.4" <72" OKEXIT TO EXIT DISCHARGE LEAD TO PUBLIC WAY, SEE SHEET A1.0 FOR MORE INFORMATION14 816SCALE: 3/32" = 1'-0"352-(&71257+-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ &2'($1$/<6,635(6&+22/(;,67,1**5$)72135(6&+22/$1'5(7$,/$
(;,67,1*$1'2&&83$1&<3/$135(6&+22/2&&83$1&<6&+('8/(35(6&+22/50 1$0( $5($ 2&&83$1&<7<3( /2$')$&725 2&&83$17/2$' /2%%< 6) 1$ 5(&(37,21 6) %XVLQHVV$UHD $'0,1 6) %XVLQHVV$UHD ),/( 6) %XVLQHVV$UHD ,7(/(&7 6) %XVLQHVV$UHD 7($&+(5
6/281*( 6) $VVHPEO\ XQFRQFHQWUDWHG .,7&+(1 6) .LWFKHQV&RPPHUFLDO 81,6(; 6) 1$ ,62 6) 1$ &21)5220 6) &RQIHUHQFH5RRPV -$1 6) 1$ &/$66522072''/(56) 'D\&DUH &+,/' 6) 1$ &/$66522072''/(56) 'D\&DUH &/$665220 6) 'D\&DUH &+,/' 6) 1$ &/$665220 6) 'D\&DUH +$//:$< 6) 1$ &/$665220 6) 'D\&DUH &+,/' 6) 1$ &/$665220 6) 'D\&DUH +$//:$< 6) 1$ &+,/' 6) 1$ &/$665220 6) 'D\&DUH 81,6(; 6) 1$*UDQGWRWDO
GROUND FLOOR0"ROOF - RETAIL "A"18'-0"&3317671&3317$/6)&3317%5.&3317&3317%5.&3317&3317&3317&21&&33175)&33177272:(5
GROUND FLOOR0"ROOF - RETAIL "A"18'-0"&3317&3317&3317%5.&3317&3317&3317&3317)%5&3317&3317&3317&3317)%5&3317%5.&3317$/6)$/6)&3317&3317&3317&3317&3317&331707/$/6)07/3175)5)5)&3%5.$/6)%5.GROUND FLOOR0"ROOF - RETAIL "A"18'-0"&3317&3317&3317%5.%5.&3317&3317&21&5)723$5$3(7
$/6)5)5)GROUND FLOOR0"ROOF - RETAIL "A"18'-0"&3317&3317&3317%5.671671&3317&3317&3317&331707/&3317%5.$/6)&3317&3317&3317$/6)%5.&3317&3317%5.07/5)07/3175)%5.&3317&33177272:(5
MD-01&21&%5.&3$/6)07/$/6)%5.&331714 816SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ (/(9$7,2165(7$,/$*5$)72135(6&+22/$1'5(7$,/$
5(7$,/$1257+
5(7$,/$($67
5(7$,/$6287+
5(7$,/$:(67
GROUND FLOOR0"ROOF - RETAIL "B"18'-0"5)&3317671671$/6)&3317%5.&3317&3317&331707/%5.7272:(5
07/317GROUND FLOOR0"ROOF - RETAIL "B"18'-0"5)&3317671$/6)&3317%5.&21&$/6)671&3317%5.671)%5&3317&3317&3317&331707/&3317$/6)07/317GROUND FLOOR0"ROOF - RETAIL "B"18'-0"&3317&3317&3317671&3317$/6)07/%5.&21&&3317$/6)671STONE MEDALLIONGROUND FLOOR0"ROOF - RETAIL "B"18'-0"5)&3317671&3317%5.&331707/$/6)&3317671671&3317%5.&21&&21&%5.$/6)$/6)&3317&3317671$/6)07/STONE MEDALLION14 816SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ (/(9$7,2165(7$,/%*5$)72135(6&+22/$1'5(7$,/$
5(7$,/%1257+
5(7$,/%($67
5(7$,/%6287+
5(7$,/%:(67
GROUND FLOOR0"ROOF -PRESCHOOL17'-0"&3317&3317&3317&3317&3317 &3317&3317&3317&3317&3317&3317&3317&33170(7$/(175<$:1,1*/(77(56,*1$*(02817('21$:1,1*7<3%(+,1'*5$3+,&$:1,1**5$3+,&0(7$/$:1,1**5$3+,&0(7$/$:1,1*35(0$18)$&785('3/$176&5((1&21&5(7(3/$17(5723$5$3(7
317 317$/6)&3&3&3&3317 GROUND FLOOR0"ROOF -PRESCHOOL17'-0"&3317&3317 &3317&3317&3317&3317&3317 &3317&3317&3317&3317&3317&33170(7$/(175<$:1,1**5$3+,&0(7$/$:1,1*&21&5(7(3/$17(5$/6)$/6)317 &3&3&3GROUND FLOOR0"ROOF -PRESCHOOL17'-0"&3317&3317 &3317&3317&3317&3317&3317&3317&3317&3317&3317*5$3+,&0(7$/$:1,1**5$3+,&0(7$/$:1,1*35(0$18)$&785('3/$176&5((1&3317 7<3%(+,1'*5$3+,&$:1,1*317317$/6)$/6)&3&3&3&3GROUND FLOOR0"ROOF -PRESCHOOL17'-0"&3317&3317&3317&3317&3317&3317&3317 &3317 7<3%(+,1'*5$3+,&$:1,1*&3317&3317*5$3+,&0(7$/$:1,1**5$3+,&0(7$/$:1,1*35(0$18)$&785('3/$176&5((1&21&5(7(3/$17(5317317317$/6)$/6)&3&3&3&3&314 816SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ (/(9$7,21635(6&+22/*5$)72135(6&+22/$1'5(7$,/$
35(6&+22/1257+
35(6&+22/($67
35(6&+22/6287+
35(6&+22/:(67
GROUND FLOOR0"&3317&3317&3317
GROUND FLOOR0"&3317&3317&33175)(4(4GROUND FLOOR0"&3317&3317
:0GROUND FLOOR0"&3317&3317&3317(4(4(4(45)PLASTER FINISH COAT ON CMU, TYP.SUFACE WALL LIGHT, TYP.HOSE BIB2" CMU WALL CAP4X4 TS,TYP.STANDING METAL SEAM ROOF7<3
:0GROUND FLOOR0"&3317&33175)7<3
PLASTER FINISH COAT ON CMU, TYP.SUFACE WALL LIGHT, TYP.HOSE BIB
2" CMU WALL CAP4X4 TS,TYP.STANDING METAL SEAM ROOF:0GROUND FLOOR0"&3317&3317
:0GROUND FLOOR0"&3317&33175)(4(4GROUND FLOOR0"&3317&3:0
14 816SCALE: 1/8" = 1'-0"-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ (/(9$7,21675$6+(1&/2685(*5$)72135(6&+22/$1'5(7$,/$
75$6+(1&/285(6$1257+
75$6+(1&/285(6$($67
75$6+(1&/285(6$6287+
75$6+(1&/285(6$:(67
75$6+(1&/285(6%1257+
75$6+(1&/285(6%($67
75$6+(1&/285(6%6287+
75$6+(1&/285(6%:(67
-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 675((7(/(9$7,21 0$7(5,$/6&+('8/(*5$)72135(6&+22/$1'5(7$,/$&2/256$1'0$7(5,$/6
675((7(/(9$7,21*5$)72167),1,6+0$7(5,$/6&+('8/(0DWHULDO 0DWHULDOVXUIDFH0$7(5,/6 ,7(0 6285&( 02'(/),1,6+$:1,1*6$:1,1*6 )%5 )$%5,&$:1,1* 681%5(//$ $:1,1*6 )%5 )$%5,&$:1,1* 681%5(//$ $:1,1*6 07/ 0(7$/$:1,1*$1'522) $(363$1 &22/'$5.%521=($:1,1*6 07/ 0(7$/$:1,1* $(363$1 )/86+3$1(/)255(67*5((1$:1,1*6 07/ 0(7$/$:1,1* $(363$1 )/86+3$1(/&22/=,1&*5$<$:1,1*6 07/ 0(7$/$:1,1* $(363$1 )/86+3$1(/&22/&2/21,$/5('522)522) 5) 732522),1* /2:6/23('522)522) 5) 0(7$/522),1* $(363$1 67$1',1*0(7$/6($0&22/'$5.%521=(6725()5217&857$,1:$/6725()5217&857$,1:$/$/6) $/80,1806725()52177+(50$/%52.(12/'&$67/(6725()5217)52176(7%52:1$:$//6:$//6 %5. 7+,1%5,&.9(1((5 &2521$'26721(/$-2//$:,5(&87:$//6 &21& 35()$%5,&$7('&21&5(7()250&', *5$<02'(517(;785(:$//6 &21& 35()$%5,&$7('&21&5(7()250&', *5$<02'(517(;785(:$//6 &3 &(0(173/$67(5 20(*$25(48$/6$1'),1,6+:$//6 671 6721(7,/( &2521$'26721()5(1&+/,0(6721(&28175<%(,*(:$//6 :0 :,5(60(6+ 75$6+(1&/2685(6&5((10&1,&+2/6 ;67$,1/(6667((/:,5('0(6+(;75($:+,7(6:&21&&21&),1,6+$1'0$7(5,$/63$,170$7(5,$/ ,7(0 6285&( 02'(/),1,6+317 %2'<&2/25 6+(5:,1:,//,$06 .,/,0%(,*(6:6(0,*/266317 %2'<&2/25 6+(5:,1:,//,$06 187+$7&+6:6(0,*/266317 %2'<&2/25 6+(5:,1:,//,$06 $92&$'26:6(0,*/266317 %2'<&2/25 6+(5:,1:,//,$06 67($'<%52:16:6(0,*/266317 %2'<&2/25 6+(5:,1:,//,$06 586.,15220*5((16:6(0,*/266317 75,0&2/25 6+(5:,1:,//,$06 (;75$:+,7(6:6(0,*/266317 $&&(17&2/25 6+(5:,1:,//,$06 /$8*+,1*25$1*(6: 6(0,*/266317 $&&(17&2/25 6+(5:,1:,//,$06 '2:132856:6(0,*/266317 $:1,1*&2/25 6+(5:,1:,//,$06 70$7&+$(363$1&22/'$5.%521=(
-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 3(563(&7,9(6*5$)72135(6&+22/$1'5(7$,/$9,(:)520+27(/6,'(9,(:)5206,7((175<
-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 3(563(&7,9(6*5$)72135(6&+22/$1'5(7$,/$9,(:)520*5$)72167 '8%/,1%/9',17(56(&7,219,(:)520*5$)72167
FENCE AND GATE -AMERISTAR MONTAGE COMMERCIAL1-2%12'$7(2ZHQV'ULYH3OHDVDQWRQ&$ 352'8&7&876+((76$1''(7$,/6*5$)72135(6&+22/$1'5(7$,/$6&$/(
/21*7(50%,.(6725$*(5$&..
100 Pringle Avenue | Suite 600 | Walnut Creek, CA 94596 | (925) 930-7100 | Fax (925) 933-7090 www.fehrandpeers.com
TECHNICAL MEMORANDUM
Date: May 3, 2019
To: Obaid Khan, City of Dublin
From: Diwu Zhou and Kari McNickle, Fehr & Peers
Subject: Shared Parking Assessment for Grafton Preschool & Commercial Development
WC19-3583
The memorandum presents the results of a shared parking assessment prepared for the proposed
Grafton Preschool (i.e. daycare) and commercial development, located at the southeast corner of
Dublin Boulevard at Grafton Street. The project proposes to provide 146 surface parking spaces, a
16-space reduction from the City of Dublin municipal code requirement of 162 spaces. The purpose
of this analysis is to evaluate the potential for shared parking between various site uses to determine
if the proposed parking supply would be sufficient to support the proposed land uses.
Results of the assessment indicate that insufficient parking would be provided to meet typical peak
parking demands around the lunch hour and in the evening hours. Potential options to better align
parking demand with the parking supply include changing the mixture of land use types, reducing
the overall level of development, and/or implementing parking demand management strategies.
PROJECT DESCRIPTION
The proposed project is the development of a commercial center that would include a preschool
building and two retail/restaurant buildings. The site is currently undeveloped and bound by
Grafton Street to the west, A-Loft Hotel to the south, and an approved high-density residential
project to the east. Dublin Boulevard forms the northern boundary of the site.
As currently proposed, an approximately 10,000 square-foot building would be constructed to
house a preschool in addition to outside play areas. The program would support up to 160 children
with 17 program teachers and administrators. Hours of operation for the preschool are 7:00 AM to
Obaid Khan May 3, 2019 Page 2 of 9
6:00 PM, Monday through Friday, with the primary hours for drop-off expected between 7:00 and
8:30 AM, and the expected primary pick-up hours between 4:30 and 6:00 PM.
Two additional commercial buildings are also proposed for the site, totaling approximately 22,000
square feet. Although the final tenants have not yet been identified, it is expected that a general
retail and/or personal service type businesses would encompass 6,193 square feet of retail, with the
remainder of the square footage devoted to restaurants. A mixture of restaurant types could be
provided, including high-turnover sit-down, fast casual or quality restaurants.
CITY OF DUBLIN PARKING REQUIREMENTS
The City of Dublin Municipal Code 8.76.80D outlines the parking requirements for commercial uses
within the City. For the purposes of determining parking requirements, 5,900 square-feet of
restaurant area is assumed to be accessible to customers, and 10,000 square-feet is assumed to not
be accessible to customers. Should outdoor seating in excess of 12 seats be proposed, additional
parking would be required. Based on the outline of use types for this project, the minimum required
parking supply is 162 spaces, as detailed in Table 1, which is 16 spaces more than the proposed
supply. The project proposes to obtain a condition use permit to share half of the retail parking
spaces with the proposed day care. Should a conditional use permit be granted or the development
standards in the Planned Development document amended, the proposed parking would meet
City requirements. A factor in this decision is the ability of the proposed parking study to
accommodate peak parking demand
Obaid Khan May 3, 2019 Page 3 of 9
Source: City of Dublin Municipal Code; Fehr & Peers, 2019.
The City of Dublin municipal code references the California Green Building Standards (CGBS) Code
for accessible (ADA), Electric Vehicle (EV) and Clean Air Vehicle parking requirements:
• California Building Code Table 11B-208.2 requires that 6 ADA accessible spaces be
provided for projects with 151-200 parking spaces, one of which must be van parking
space. Projects with 101-150 parking spaces are required to provide 5 ADA accessible
spaces, one of which must be van parking space. Based on the proposed parking supply
of 146 spaces, the project would meet these requirements.
• California Green Building Standards Code Table 5.106.5.3.3 outlines the requirements for
EV charging spaces and requires 10 EV charging spaces be provided for projects with 151-
200 parking spaces. Projects with 101-150 parking spaces are required to provide 7 EV
charging spaces. Based on the proposed parking supply of 146 spaces, the project would
meet these requirements.
• California Green Building Standards Code Table 5.106.5.2 notes that 16 parking spaces shall
be designated for clean air vehicle parking in projects with 151-200 parking spaces. Projects
with 101-150 parking spaces are required to provide 11 clean air vehicle spaces. Based on
the proposed parking supply of 146 spaces, the project would meet these requirements.
Table 1: City of Dublin Municipal Code Requirements
Use Type Size Municipal Code Requirement Parking Spaces
Day Care
Center
17 employees
160 students
1 per employee
1 per company vehicle
1 loading space for every 5 children
17
0
32
General Retail 6,193 square feet
1 per 300 square feet 21
Eating and Drinking
Establishment
5,900 square feet accessible to customers 1 parking space per 100 square feet of floor area accessible to customers plus 1 parking space per 300
square feet of floor area not accessible to customers
59
10,000 square feet
not accessible to customers 33
Total Spaces Required under Dublin Municipal Code: 162
With Condition Use Permit to share loading spaces with retail 146
Obaid Khan May 3, 2019 Page 4 of 9
PARKING DEMAND
A parking demand assessment was conducted for a typical weekday (Monday through Thursday),
Friday, and Saturday to determine if the proposed shared parking is reasonable based on City Code
and if the proposed project would provide sufficient parking to meet peak demand. This demand
assessment considers the potential for parking to be shared between the various site uses, as
different uses have different peak parking demands and parking can be shared between uses. The
Institute of Transportation Engineers’ Parking Generation Manual, 5th Edition provides time-of-day
distribution for parking demand for each of the potential land-uses, as presented in Table 2.
The time-of-day distributions were applied to the City Code requirements with the results
presented in Table 3. Based on the land-use composition of the proposed project, and City Code
requirements adjusted based on potential parking demand accumulations, the parking requirement
could be up to 37 spaces less than the City Code requirement. However, the City Code requirements
may not adequately reflect the expected parking demand for the project, especially when time of
day factors are applied.
The peak parking demand was estimated using the Parking Generation Manual, 5th Edition, which
provides parking demand data collected at similar land-uses surveyed across the United States. The
hourly parking demand based on observed demand at similar land-uses are presented in Table 4.
The parking demand rates presented in Table 4 are reflective of average observed parking demand
at similar uses to those proposed as part of the project.
• The day care would be operational Monday through Friday. Parking demand typically peaks
in the morning during drop-off and in the afternoon and evening during pick-up hours,
with peak levels of activity largely based on the operating characteristics of the facility.
• Retail parking demand was estimated using data for General Shopping Center (Land Use
820). Retail parking demand typically peaks in the afternoon, with demand tapering in the
evening but remaining high overall.
• Restaurant parking demand was calculated assuming a variety of restaurant types would
be provided, including one Quality Restaurants (Land Use 931) occupying up to 6,000
square-feet, and the remaining restaurant space occupied by a High-Turnover Sit-Down
Restaurants (Land Use 932). It was assumed that both restaurant types would be open for
lunch and dinner service only.
Obaid Khan May 2, 2019 Page 5 of 9
Table 2: Time-of-Day Distribution for Parking Demand
Time of Day
Monday-Thursday Friday Saturday
Day Care1 Retail2 Quality
Resturant3
High
Turnover4 Day Care1 Retail2 Quality
Resturant3
High
Turnover4 Day Care1 Retail2 Quality
Resturant3
High
Turnover4
6:00 – 7:00 AM 13% - - - 13% - - - - - - -
7:00 – 8:00 AM 100% - - - 100% - - - - - - -
8:00 – 9:00 AM 50% 15% - - 50% 32% - - - 27% - -
9:00 – 10:00 AM 29% 32% - - 29% 50% - - - 46% - -
10:00 – 11:00 AM 34% 54% - 26% 34% 67% - 26% - 67% - 87%
11:00 – 12:00 PM 29% 71% 20% 43% 29% 80% 11% 43% - 85% 11% 90%
12:00 – 1:00 PM 24% 99% 51% 95% 24% 100% 37% 95% - 95% 37% 100%
1:00 – 2:00 PM 24% 100% 56% 95% 24% 98% 54% 95% - 100% 54% 98%
2:00 – 3:00 PM 26% 90% 40% 49% 26% 90% 29% 49% - 98% 29% 85%
3:00 – 4:00 PM 34% 83% 27% 39% 34% 78% 22% 39% - 92% 22% 73%
4:00 – 5:00 PM 74% 81% 27% 37% 74% 81% 14% 37% - 86% 14% 58%
5:00 – 6:00 PM 92% 84% 39% 62% 92% 86% 18% 62% - 79% 18% 63%
6:00 – 7:00 PM 24% 86% 71% 99% 24% 84% 42% 99% - 71% 42% 76%
7:00 – 8:00 PM - 80% 100% 100% - 79% 91% 100% - 69% 91% 78%
Notes: 1. ITE land-use category 565 – Day Care Center Estimated from time-of-Day distribution for trips to/from site found in Trip Generation Manual, 10th Edition. Adjustments were made to account for employee parking demand and to the time-of-day distribution in the evening to reflect the peak pick-up period to be between 4:30 and 6:00 PM. 2. ITE land-use category 820 – Shopping Center (Non-December) Time-of-day distribution provided in Parking Generation Manual, 5th Edition. 3. ITE land-use category 931 – Quality Restaurant Time-of-day distribution provided in Parking Generation Manual, 5th Edition. The Saturday parking distribution was not provided; therefore, Friday was parking distribution was used for Saturday. 4. ITE land-use category 932 – High-Turnover Sit-Down Restaurant assuming Breakfast, Lunch and Dinner service. Separate Friday data was not provided; therefore, the Monday through Thursday data was used for Friday. Source: Parking Generation Manual, 5th Edition (ITE), Trip Generation Manual, 10th Edition (ITE), and Fehr & Peers.
Obaid Khan May 3, 2019 Page 6 of 9
Table 3: Time-of-Day Distribution Applied to City Code Requirements
Time of Day
Monday-Thursday Friday Saturday
Day
Care Retail Quality
Rest.1
High-
Turn
Rest.1 Total Parking
Surplus
Day
Care Retail Quality
Rest.1
High-
Turn
Rest.1 Total Parking
Surplus
Day
Care Retail Quality
Rest.1
High-
Turn
Rest.1 Total Parking
Surplus
6:00 – 7:00 AM 7 0 0 0 7 139 7 0 0 0 7 139 0 0 0 0 0 146
7:00 – 8:00 AM 49 0 0 0 49 97 49 0 0 0 49 97 0 0 0 0 0 146
8:00 – 9:00 AM 18 3 0 0 21 125 18 7 0 0 25 121 0 6 0 0 6 140
9:00 – 10:00 AM 8 7 0 0 15 131 8 11 0 0 19 127 0 10 0 0 10 136
10:00 – 11:00 AM 11 11 0 15 37 109 11 14 0 15 40 106 0 14 0 50 64 82
11:00 – 12:00 PM 7 15 7 25 54 92 7 17 4 25 53 93 0 18 4 51 73 73
12:00 – 1:00 PM 4 21 18 54 97 49 4 21 13 54 92 54 0 20 13 57 90 56
1:00 – 2:00 PM 5 21 20 54 100 46 5 21 19 54 99 47 0 21 19 56 96 50
2:00 – 3:00 PM 7 19 14 28 68 78 7 19 10 28 64 82 0 21 10 48 79 67
3:00 – 4:00 PM 10 17 9 22 58 88 10 16 8 22 56 90 0 19 8 42 69 77
4:00 – 5:00 PM 29 17 9 21 76 70 29 17 5 21 72 74 0 18 5 33 56 90
5:00 – 6:00 PM 39 18 14 35 106 40 39 18 6 35 98 48 0 17 6 36 59 87
6:00 – 7:00 PM 6 18 25 56 105 41 6 18 15 56 95 51 0 15 15 43 73 73
7:00 – 8:00 PM 0 17 35 57 109 37 0 17 32 57 106 40 0 14 32 44 90 56
Notes: Bold indicates time period when peak parking demand occurs. 1. Restaurant parking demand was calculated assuming a variety of restaurant types would be provided, including one Quality Restaurants (Land Use 931) occupying up to 6,000 square-feet, and the remaining restaurant space occupied by a High-Turnover Sit-Down Restaurants (Land Use 932). Source: Parking Generation Manual, 5th Edition (ITE) and Fehr & Peers.
Obaid Khan May 3, 2019 Page 7 of 9
Table 4: Estimated Parking Demand based on Observed Peak Parking Demand at Land-uses
Time of Day
Monday-Thursday Friday Saturday
Day
Care1 Retail2 Quality
Rest.3
High-
Turn
Rest.4 Total5
Parking
Surplus
(Deficit)
Day
Care1 Retail2 Quality
Rest.3
High-
Turn
Rest.4 Total5
Parking
Surplus
(Deficit)
Day
Care1 Retail2 Quality
Rest.3
High-
Turn
Rest.4 Total5
Parking
Surplus
(Deficit)
6:00 – 7:00 AM 5 0 0 0 5 141 5 0 0 0 5 141 0 0 0 0 0 146
7:00 – 8:00 AM 38 0 0 0 38 108 38 0 0 0 38 108 0 0 0 0 0 146
8:00 – 9:00 AM 19 2 0 0 21 125 19 5 0 0 24 122 0 5 0 0 5 141
9:00 – 10:00 AM 11 4 0 0 15 131 11 8 0 0 19 127 0 8 0 0 8 138
10:00 – 11:00 AM 13 7 0 24 44 102 13 11 0 29 53 93 0 12 0 106 118 28
11:00 – 12:00 PM 11 9 13 40 73 73 11 13 10 48 82 64 0 15 11 109 135 11
12:00 – 1:00 PM 9 12 32 89 142 4 9 16 33 107 165 (19) 0 17 38 122 177 (31)
1:00 – 2:00 PM 9 12 35 89 145 1 9 16 48 107 180 (34) 0 18 55 119 192 (46)
2:00 – 3:00 PM 10 11 25 46 92 54 20 15 26 55 116 30 0 18 30 103 151 (5)
3:00 – 4:00 PM 13 10 17 36 76 70 19 13 20 44 96 50 0 17 22 89 128 18
4:00 – 5:00 PM 28 10 17 35 90 56 20 13 12 42 87 59 0 15 14 71 100 46
5:00 – 6:00 PM 35 10 25 58 128 18 23 14 16 70 123 23 0 14 18 77 109 37
6:00 – 7:00 PM 9 10 45 93 157 (11) 9 14 37 111 171 (25) 0 13 43 92 148 (2)
7:00 – 8:00 PM 0 10 63 93 166 (20) 0 13 81 112 206 (60) 0 12 93 95 200 (54)
Notes: Bold indicates time period when parking demand exceeds proposed supply. Italics indicates time periods when practical capacity of the parking lot is reached. 1. ITE land-use category 565 – Day Care Center Weekday (M-F) Peak Period Parking Demand in a General Urban/Suburban Setting: (T) = 0.24 (X); X = 160 Students 2. ITE land-use category 820 – Shopping Center (Non-December)
Weekday (M-Th)/Friday/Saturday Peak Period Parking Demand in a General Urban/Suburban Setting: (M-Th) = 1.95(X); (F) = 2.61(X); (S) = 2.91(X); X=1,000 sq. ft. 3. ITE land-use category 931 – Quality Restaurant Weekday (M-Th)/Friday/Saturday Peak Period Parking Demand in a General Urban/Suburban Setting: (M-Th) = 10.52(X); (F) = 14.84(X); (S) = 17.00(X); X=1,000 sq. ft.
4. ITE land-use category 932 – High-Turnover Sit-Down Restaurant Weekday (M-Th)/Friday/Saturday Peak Period Parking Demand in a General Urban/Suburban Setting: (M-Th) = 9.44 (X); (F) = 11.33 (X); (S) = 12.28 (X); X=1,000 sq. ft. 5. When parking demand is projected to be between 124 and 131 spaces, the practical capacity of the parking lot has been reached.
Source: Parking Generation Manual, 5th Edition (ITE) and Fehr & Peers.
Obaid Khan May 2, 2019 Page 8 of 9
The estimated peak parking demand for the proposed project uses, based on observed peak
parking demand at similar land-uses, is 206 vehicles. This level of demand could occur in the
evening on a Friday between 7:00 and 8:00 PM. Parking demand is also expected to exceed the
available supply during weekday evenings and during the lunch period on Friday and Saturdays.
The estimated peak parking demand exceeds both the proposal by the applicant (146 spaces) and
the Dublin Municipal Code requirements (162 spaces).
Additionally, the parking assessment does not consider circulation efficiency factors. When only a
few spaces are remaining in a parking lot, it can be difficult for patrons to find a remaining vehicle
space, which can result in the perception that a parking lot is full, even if there are a few open
spaces. For commercial projects, a circulation efficiency factor of 10 to 15 percent is usually applied,
meaning that at this site, the parking lot will be perceived as full when parking demand is between
124 and 131 spaces. When the circulation efficiency factor is considered, the parking lot would
operate at functional capacity during most weekdays around the lunch hour.
The estimated peak parking demand does not assume any reductions to account for internalized
trips (i.e. a person parks once and visits multiple destinations within the project site) as future
tenants of the remaining commercial space is unknown. Depending on the final tenant
composition, the actual parking demand could increase or decrease. For example, high-turn over
sit-down restaurants that provide breakfast service (even if they are open for dinner) tend to have
lower parking demand in the evening as compared to high-turn over sit-down restaurants that only
serve lunch and dinner. Additionally, it should also be noted that parking demand for retail
destinations during the month of December could be higher.
CONCLUSIONS AND RECOMMENDATIONS
Based on the proposed land-use composition, the proposed parking supply of 146 spaces may not
be adequate to meet the estimated weekday peak parking demand, even considering shared
parking. Reducing the overall development size or reducing the square footage allocated to
restaurant space could result in parking demand more in-line with the proposed supply.
In addition to changes in overall project size and land use mix, the implementation of Parking
Demand Management (PDM) strategies may also off-set peak hour parking demand. Examples of
PDM strategies that could be implemented include:
• Reconfigure the site plan to include a drop-off/pick-up area for the day care with curbside
unloading/loading provided during periods of peak demand. This could reduce the
Obaid Khan May 2, 2019 Page 9 of 9
amount of time required for individual drop-off/pick-up procedures, reducing the overall
parking demand.
• Implement time restricted (5 minutes) parking spaces in front of the day care during the
morning and evening drop-off and pick-up periods. This would encourage turnover of
these spaces during peak time periods to reduce overall parking demand.
• Restrict the maximum square-footage associated with a quality restaurant to 6,000 square-
feet, and provide a mix of other restaurant types to balance parking demands, such as
including a restaurant that focuses on breakfast service that may have high levels of activity
in the morning, but lower levels of activity around lunch and dinner hours.
• For quick-service restaurants, or those with significant take-out patronage, designate time
restricted spaces in front of those establishments to encourage parking turn-over.
• Designate employee parking locations in more remote areas of the site to keep prime
parking spaces open for business patrons; if needed, consider leasing parking from
adjacent developments that may have excess parking on a typical weekday for employee
parking.
• Provide transit subsidies for employees to encourage rail/bus transit and shared rail-hailing
services such as Uber-Pool and Lyft-Line.
• Implement valet parking for the restaurant uses on Fridays and weekends, and potentially
during weekday lunch periods as dictated by demand.
• Monitor parking demand as the site uses are developed and occupied and implement
additional strategies as necessary to manage the overall parking supply.
These strategies should be examined for appropriateness and their potential to reduce parking
demand as specific tenants are identified for the remainder of the project site, as specific restaurant
types could have lower or higher parking demand rates on a typical weekday than assumed in this
assessment.
This concludes the shared-parking analysis for the proposed Grafton Preschool and commercial
development. If you have any questions, please contact Diwu Zhou at (925) 930-7100 if you have
questions.
RESOLUTION NO. 19-13
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDNG THAT THE CITY COUNCIL DENY AN ORDINANCE AMENDING THE ZONING
MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH AMENDED
STAGE 1 AND STAGE 2 DEVELOPMENT PLANS FOR THE
GRAFTON PLAZA DAYCARE AND RETAIL PROJECT
APN 985-0061-018
PLPA 2018-00010
WHEREAS, the Applicant, Eddy Li, is proposing to construct three commercial buildings totaling
31,860 square feet on a 3.68-acre site within a portion of the 12.23-acre Grafton Plaza site. The
proposed development and applications are collectively known as the “Project;” and
WHEREAS, the applications include amendments to the Planned Development Zoning Stage 1
and Stage 2 Development Plans, a Site Development Review Permit and a Minor Use Permit; and
WHEREAS, the project site is located at the southeast corner of Dublin Boulevard and Grafton
Street within the Eastern Dublin Specific Plan area, and more specifically within the Grafton Plaza
Planned Development; and
WHEREAS, the project site is located within a Planned Development Zoning District for which
a Stage 1 Development Plan was approved for the subject site on May 18, 2010, (Ordinance No. 10-
10) and a Stage 2 Development Plan was approved for the subject site on April 19, 2016, (Ordinance
05-16); and
WHEREAS, on May 18, 2010, the City Council adopted a Mitigated Negative Declaration (MND)
by City Council Resolution No. 75-10 in connection with approval of the Grafton Plaza Planned
Development Rezone and related Stage 1 Development Plan; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), 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 previous MND. 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, dated December 10, 2019, was submitted to the Planning
Commission recommending City Council approval of the Project; and
WHEREAS, on December 10, 2019, the Planning Commission held a properly noticed public
hearing on the Project, at which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission did hear and use its independent judgement and
considered all said reports, recommendations, and testimony hereinabove set forth prior to making i ts
recommendation on the project.
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 deny an Ordinance (which includes the amended Planned Development Zoning
Stage 1 and Stage 2 Development Plans, based on a finding that development of the proposed project
would not be harmonious and compatible with existing and future development in the surrounding area
for the following reasons: 1) access to the site from Summit Road and on -site circulation would create
unsafe conditions; 2) traffic from the project site when combined with traffic from the adjacent Apex
residential townhouse project would result in conflicts; and 3) the proposed site plan with a large field
of parking facing Dublin Boulevard and the proposed retail building with their backs on Grafton Street
would result in an unattractive project.
PASSED, APPROVED, AND ADOPTED this 10th day of December 2019 by the following vote:
AYES: Benson, Grier, Kothari, Mittan, Wright
NOES: Thalblum
ABSENT:
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
______________________________
Assistant Community Development Director
RESOLUTION NO. 19-14
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING ADOPT A RESOLUTION TO DENY A SITE DEVELOPMENT REVIEW
PERMIT FOR CONSTRUCTION OF THREE COMMERCIAL BUILDINGS WITH A TOTAL OF
31,680 SQUARE FEET ON 3.68 ACRES AND A MINOR USE PERMIT TO ALLOW A
PARKING REDUCTION FOR SHARED PARKING FOR GRAFTON PLAZA DAYCARE AND
RETAIL PROJECT
APN 985-0061-018
PLPA-2018-00010
WHEREAS, the Applicant, Eddy Li, is proposing to construct three commercial buildings
totaling 31,860 square feet on a 3.68-acre site within a portion of the 12.23-acre Grafton Plaza
site. The proposed development and applications are collectively known as the “Project;” and
WHEREAS, the applications include a Planned Development Rezone with related
amendments to previously approved Stage 1 and Stage 2 Development Plans, a Site
Development Review Permit and a Minor Use Permit; and
WHEREAS, the project site is located at the southeast corner of Dublin Boulevard and
Grafton Street within the Eastern Dublin Specific Plan area, and more specifically within the
Grafton Plaza Planned Development; and
WHEREAS, on May 18, 2010, the City Council adopted a Mitigated Negative Declaration
(MND) by City Council Resolution No. 75-10 in connection with approval of the Grafton Plaza
Rezone and Stage 1 Development Plan; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), 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 previous MND.
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 was presented to Planning Commission dated December 10,
recommending that the City Council approve the proposed Project; and
WHEREAS, on December 10, 2019, the Planning Commission held a properly noticed
public hearing on the Project, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove herein above set forth
prior to making its recommendation on the project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
2 of 2
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin
recommends that the City Council deny a Site Development Review Permit and Minor Use Permit
for the Grafton Plaza Daycare and Retail Project based on a finding that development of the
proposed project would not be harmonious and compatible with existing and future development
in the surrounding area for the following reasons: 1) access to the site from Summit Road and on-
site circulation would create unsafe conditions; 2) traffic from the project site when combined with
traffic from the adjacent Apex residential townhouse project would result in conflicts; and 3) the
proposed site plan with a large field of parking facing Dublin Boulevard and the proposed retail
building with their backs on Grafton Street would result in an unattractive project.
PASSED, APPROVED AND ADOPTED this 10th day of December 2019 by the following vote:
AYES: Benson, Grier, Kothari, Mittan, Wright
NOES: Thalblum
ABSENT:
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
___________________________________
Assistant Community Development Director
Grafton Plaza
Daycare and Retail Project
City Council
January 14, 2020
1
Project Location
2
Aloft
Apex
Project Summary
•Minor Amendments to Previously Approved
Stage 1 and Stage 2 Development Plan
•Site Development Review for the construction
of three new buildings of 31,860+square feet for
daycare and retail uses, as well as amenities, site
circulation and landscaping improvements.
•Minor Use Permit for parking reduction for
shared parking of 16 parking stalls.
3
Planned Development Rezone
4
Site Access and Circulation
5
Pedestrian / Bicycle Connection
East/West connection
North/South
amenity spaces
Daycare
6
Site Development Review
Building Floor Area
Day Care 9,767 SF
Retail A 16,038 SF
Retail B 6,055 SF
Total Floor 31,840 SF
Daycare
7
Architecture
8
Landscaping
Daycare
9
Required Parking
Use Parking Requirement Total Area Required Number of
Parking Stalls
Daycare Center
1 per employee
1 per company vehicle
1 loading stall for every 5
children
17 employees
0 vehicles
160 students
17
0
32
General Retail 1 per 300 square feet 6,193 square feet 21
Eating and Drinking
Establishment
5,900 square feet accessible
to customers
1 stall per 100
square feet of
accessible plus 1
stall per 300
square feet of not
accessible
59
10,000 square feet not
accessible to customers 33
Total Stalls Required 162
Total Stalls Provided 146 10
Shared Parking
Daycare
Loading Zone
10 Min (M/F)
11Preschool Staff
Permit Parking
Preschool Staff
Permit Parking
M-F 7AM-8PM
Planning Commission Action
•Recommended denial (4-1 vote) based on:
–On-site circulation, including how drop-off/pick-up of children
associated with the proposed daycare facility would function and the
previously established point of access to the site from Dublin Boulevard
via Summit road;
–Traffic from the project particularly in the morning when parents are
dropping off children at the daycare facility, combined with residential
traffic at Apex; and
–The previously approved building locations which lack a building along
Dublin Boulevard, and the orientation of the buildings with access from
the parking area and turning their backs on Grafton Street.
12
Environmental Review
•Grafton Plaza Mitigated Negative Declaration
―Adopted by City Council on May 18, 2010
―34,500 and 55,400 square feet of retail use
approved
―Mitigation Monitoring and Reporting Program
•No new impacts.
•No supplemental environmental review required.
13
Recommendation
Conduct the public hearing, deliberate and take following actions:
•Waive the reading and INTRODUCE an Ordinance amending the
Zoning Map and approving a Planned Development Zoning
District with Amended Stage 1 and Stage 2 Development Plans for
the Grafton Plaza Daycare and Retail Project; and
•Adopt a Resolution approving a Site Development Review Permit
for construction of three commercial buildings with a total of
31,860 square feet on 3.68 acres and a Minor Use Permit to allow
a parking reduction for shared parking for the Grafton Plaza
Daycare and Retail Project.
14
15