HomeMy WebLinkAboutReso 04-20 Approving a Site Development Review Permit for a Minor Use Permit for Grafton Plaza Daycare & Retail ProjectRESOLUTION NO. 04-20
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,
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 Page 1 of 31
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 judgement 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 thoughtful 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 8.104.020.13 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 uses
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 2 of 31
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 features 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.
Reso 04-20, Adopted 01/14/2020, Item 6.1 3 of 31
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the proposed layout of the parking area has
been reviewed for 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 with 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.
Reso 04-20, Adopted 01/14/2020, Item 6.1 4 of 31
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
attached hereto as Exhibit B; and 4) the proposed number of parking spaces has been
evaluated to be sufficient based on peak hour parking
H. 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.
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, attached hereto as
Exhibit A are 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.1 Planning, [Bl Building, [PO1 Police, [PW1 Public
Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance,
[F] Alameda County Fire Department, [DSRSD1 Dublin San Ramon Services District, [CO1
Alameda County Department of Environmental Health, [Z71 Zone 7.
#
CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
PLANNING
1.
Approval. This Site Development Review (SDR) and Minor
PL
On -going
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 5 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
square feet and associated site and landscape
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
Arch itecturel 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
b ollowing Conditions of Approval for this project.
2.
Effective Date. This SDR and MUP approval becomes
PL
On -going
effective once the Planned Development Zoning District has
been a proved by City Council and is effective.
3.
Permit Expiration. Construction or use shall commence
PL
One Year After
within one (1) year of approval or the SDR and MUP
Effective Date
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.
4.
Time Extension. Prior to expiration, the Community
PL
Prior to
Development Director may, upon the Applicant's written
Expiration Date
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.
5.
Compliance. The Applicant/Developer shall operate this
PL
On -going
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.
6.
Revocation of Permit. The SDR and MUP approval shall
PL
On -going
be revocable for cause in accordance with Section
8.96.020.1 of the Dublin Municipal Code. Any violation of the
terms or conditions of this approval shall be subject to
citation.
7.
Requirements and Standard Conditions. The Applicant/
Various
Building Permit
Developer shall comply with applicable City of Dublin Fire
Issuance
Prevention Bureau, Dublin Public Works Department,
Reso 04-20, Adopted 01/14/2020, Item 6.1 6 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
Dublin Building Division, Dublin Police Services, Alameda
County Flood Control District Zone 7, Livermore Amador
Valley Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services District
and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer shall supply written
statements from each such agency or department to the
Planning Division, indicating that all applicable conditions
required have been or will be met.
8.
Required Permits. Applicant/Developer shall obtain all
PW
Building Permit
permits required by other agencies including, but not limited
Issuance and
to Alameda County Flood Control and Water Conservation
Grading Permit
District Zone 7, California Department of Fish and Wildlife,
Issuance
Army Corps of Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the permits to the
Public Works Department.
9.
Fees. Applicant/Developer shall pay all applicable fees in
Various
Building Permit
effect at the time of building permit issuance, including, but
Issuance
not limited to, Planning fees, Building fees, Traffic Impact
Fees, MC 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.
10.
Indemnification. The Applicant/Developer shall defend,
ADM
On -going
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.
11.
Clarification of Conditions. In the event that there needs
PL, PW
On -going
to be clarification to the Conditions of Approval, the Director
Reso 04-20, Adopted 01/14/2020, Item 6.1 7 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
of Community Development and the City Engineer have the
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
roiect.
12.
Modifications. Modifications or changes to this approval
PL
On -going
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.
13.
Clean-up. The Applicant/Developer shall be responsible for
PL
On -going
clean-up and disposal of project related trash to maintain a
safe, clean and litter -free site.
14.
Equipment Screening. All electrical equipment, fire risers,
PL
Building Permit
and/or mechanical equipment shall be screened from public
Issuance and
view by landscaping and/or architectural features. Any roof-
Through
mounted equipment shall be completely screened from
Completion/
adjacent street view by materials architecturally compatible
On -going
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
approyal by the Director of Community Development.
15.
Master Sign Program. A Master Sign Program/Site
PL
Installation of
Development Review Permit shall be reviewed and
Project Related
approved for all project -related signage including, but not
Signage
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 sin package.
16.
Construction Trailer. The Applicant/Developer shall
PL
Establishment
obtain a Temporary Use Permit prior to the establishment
of the
of any construction trailer, storage shed, or container units
Temporary Use
on the Project site.
17.
Public Art. The project is required to comply with Sections
PL
Building Permit
8.58.05A and 8.58.05D of Chapter 8.58 (Public Art
Issuance
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 8 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
contribution shall be as provided in the Dublin Municipal
Code, Chapter 8.58.
18.
Lighting. Lighting is required over exterior
PL, PW
Building Permit
entrances/doors. Exterior lighting used after daylight hours
Issuance
shall be adequate to provide for security needs.
19.
Mitigation Monitoring Program. The Applicant/ Developer
PL
On -going
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.
20.
Short -Term Bicycle Parking (Racks). Short-term bike
PL
Building Permit
racks shall be designed to complement the location in which
Issuance
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.
21.
Long -Term Bicycle Parking (Lockers). Any exterior long-
PL
Building Permit
term bicycle facility (locker) shall be designed to
Issuance
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.
PLANNING
- LANDSCAPE
22.
Final Landscape and Irrigation Plan. A Final Landscape
PL
Approval of
and Irrigation Plan prepared and stamped by a California
Final
licensed landscape architect or registered engineer shall be
Landscape
submitted for review and approval by the Community
Plans
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.
23.
Decorative Paving. The material, color and finish of
PL
Approval of
decorative paving materials at driveway entrances shall be
Final
approved by the Planning Division (Guidelines 3.5.7).
Landscape
Plans
24.
Water Efficient Landscaping Ordinance. The Applicant
PL
Approval of
shall meet all requirements of the City of Dublin's Water-
Final
Efficient Landscaping Regulations, Section 8.88 of the
Landscape
Dublin Municipal Code.
Plans
Reso 04-20, Adopted 01/14/2020, Item 6.1 9 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
25.
Sustainable Landscape Practices. The landscape design
PL
Building Permit
shall demonstrate compliance with sustainable landscape
Issuance or
practices as detailed in the Bay -Friendly Landscape
Approval of
Guidelines by earning 60 points or more and meeting the 9
Improvement
required practices in the Bay -Friendly Landscape
Plans
Scorecard.
26.
Landscape Screening. Utility areas shall be screened from
PL
Building Permit
roadways and walkways. Landscape shall be of a height
Issuance or
and density so that it provides a positive visual impact within
Approval of
three years from the time of planting. (DMC Section
Improvement
8.72.030.A.27)
Plans
27.
Landscape Borders. All landscaped areas in parking areas
PL
Building Permit
shall be bordered by a concrete curb that is at least six
Issuance or
inches high and six inches wide. Curbs adjacent to parking
Approval of
spaces must be 12 inches wide. All landscaped areas shall
Improvement
be a minimum of six feet in width curb to curb. (DMC Section
Plans
8.76.070.A.19
28.
Tree Composite Plan. Plans submitted for a building
PL
Building Permit
permit shall include a composite plan that shows utility,
Issuance or
lighting, joint trench, and tree locations to resolve potential
Approval of
conflicts.
Improvement
Plans
29.
Street Lights and Trees. Maintain approximately 15 feet of
PL
Building Permit
clearance between streetlights and street trees. Where
Issuance or
such clearance is not practical for design considerations,
Approval of
the spacing between the trees shall be increased and the
Improvement
size of the trees shall be increased to 36-inch box minimum
Plans
to reduce the conflict between the lighting and foliage.
30.
Root Barriers and Tree Staking. The Landscape Plans
PL
Building Permit
shall include details for tree root barriers and tree staking in
Issuance or
compliance with current City Standard Specifications and
Approval of
Details.
Improvement
Plans
BUILDING
31.
Building Codes and Ordinances. All project construction
B
Through
shall conform to all building codes and ordinances in effect
Completion
at the time of building permit.
32.
Phased Occupancy Plan. If occupancy is requested to
B
Occupancy of
occur in phases, then all physical improvements within each
Any Affected
phase shall be required to be completed prior to occupancy
Building
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 10 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
approval a minimum of 45 days prior to the request for
occupancy of any building covered by said Phased
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all parcels in each phase. 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
B
Issuance of
dimensioned (including building elevations) accurately
Building
drawn (depicting all existing and proposed conditions on
Permits
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.
34.
Building Permits. To apply for building permits,
B
Issuance of
Applicant/Developer shall submit electronic drawings and
Building
specifications, and the number of hard copies — as
Permits
determined by the Chief Building Official — for plan check.
Each set of plans shall have attached an annotated copy of
these Conditions of Approval. The notations shall clearly
indicate how all Conditions of Approval will or have been
complied with. Construction plans will not be accepted
without the annotated resolutions attached to each set of
plans. Applicant/Developer will be responsible for obtaining
the approvals of all necessary non -City agencies prior to the
issuance of building permits.
35.
As -Built Drawings. All revisions made to the building plans
B
Prior to
during the project shall be incorporated into an "As Built"
Issuance of
electronic file and submitted prior to the issuance of the final
Building
occu anc .
Permits
36.
Addressing
a. A site plan shall be provided with the City of Dublin's
Prior to
address grid overlaid on the plans (1:30 scale). All
Release of
exterior door openings shall be highlighted on plans
Addresses
(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
Prior to
additional requirements.
Permitting
Reso 04-20, Adopted 01/14/2020, Item 6.1 11 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
b. Address signage shall be provided as per the Dublin
Municipal Code.
Prior to
c. Address will be required on all doors leading to the
Occupancy
exterior of the building. Addresses shall be illuminated
and be able to be seen from the street, four inches in
height minimum.
37.
Engineer Observation. The Engineer of Record shall be
B
Prior to
retained to provide observation services for all components
Scheduling
of the lateral and vertical design of the building, including
Final Frame
nailing, hold-downs, straps, shear, roof diaphragm and
Inspection
structural frame of building. A written report shall be
submitted to the City Inspector prior to scheduling the final
frame inspection.
38.
Foundation. Geotechnical Engineer for the soils report
B
Permit
shall review and approve the foundation design. A letter
Issuance
shall be submitted to the Building Division on the approval.
39.
CAS Reports. Applicant shall obtain the services of a
B
Prior to
Certified Access Specialist for the review of the construction
Permitting and
drawings and inspections for the building interior and site
Occupancy
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.
40.
Air Conditioning Units. Air conditioning units and
B
Occupancy of
ventilation ducts shall be screened from public view with
Building
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.
41.
Solar Zone — CA Energy Code. The location of the Solar
B
Through
Zone shall be shown on the site plan, including a detail of
Completion
the orientation. This condition of approval will be waived if
the project meets the exceptions provided in the CA Energy
Code.
42.
Parking. The required number, design and location of
B
Through
accessible parking stalls shall be as required by the CA
Completion
Building Code. The design and number of Clean
Air/Electric Vehicle stalls shall be as required by the CA
Green Building Standards Code. However, an additional
five Clean Air Vehicle stalls and an additional three Electric
Vehicle stalls shall be provided. Further, a minimum of
three of the Electric Vehicle stalls shall have the Supply
Equipment installed.
Reso 04-20, Adopted 01/14/2020, Item 6.1 12 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
The above information shall be shown on the Architectural,
Civil and Electrical drawings
43.
Cool Roofs. Flat roof areas shall have their roofing material
B
Through
coated with light colored gravel or painted with light colored
Completion
or reflective material designed for Cool Roofs.
44.
Accessory Structures. Building permits are required for all
B
Through
trash enclosures and associated amenities/structures
Completion
(trellises) and are required to meet the accessibility and
building codes.
45.
Flood Plain. Applicant shall provide information showing
B
Issuance of
that the parcel has been removed from the flood plain.
Building Permit
46.
Plan Ground Equipment. Applicant shall obtain the
B
Occupancy
services of a Plan Ground Safety Inspector. Report from the
Play Ground Safety Inspector shall be submitted to the City.
47.
Temporary Fencing. Temporary Construction fencing
B
Through
shall be installed along the perimeter of all exterior work
Completion
under construction.
48.
Plumbing Fixture Count. The plumbing fixture count
B
Prior to permit
(water closets, lavatories, urinals, sinks, and drinking
issuance
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 11 B-604.9.
49.
Copies of Approved Plans. Applicant shall provide City
B
30 Days After
with two reduced (1/2 size) copies of the City of Dublin
Permit and
stamped approved plan.
Each Revision
Issuance
FIRE PREVENTION
50.
Fire Service Line Locations. No fire service lines shall
F
Approval of
pass beneath buildings.
Improvement
Plans
51.
New Fire Sprinkler System & Monitoring Requirements.
F
Building Permit
In accordance with the Dublin Fire Code, fire sprinklers shall
Issuance
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 13 of 31
#
CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
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
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.
F
During
a. Fire Access. Access roads, turnaround, pullouts, and
Construction
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-
Reso 04-20, Adopted 01/14/2020, Item 6.1 14 of 31
#
CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
switch, within a 150-foot distance to Fire Lane shall be
maintained.
e. Personnel Access. Route width, slope, surface and
obstructions must be considered for the approved route
to furthermost portion of the exterior wall.
f. All-weather Access. Fire access is required to be all-
weather access. 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-
F
Occupancy
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 employee's. (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
Reso 04-20, Adopted 01/14/2020, Item 6.1 15 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
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 specific
account is UL Certificated must be provided to the Fire
Inspector.
54.
Fire Extinguishers. Extinguishers shall be visible and
F
Occupancy
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
1013C. 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.
55.
Key Box. A Fire Department key box shall be installed at
F
Occupancy
the main entrance to the buildings. These locations shall be
noted on the plans. The key box should be installed
approximately 5Y2 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.
56.
Means of Egress. Exit signs shall be visible and illuminated
F
Occupancy
with emergency lighting when building is occupied.
57.
Main Entrance Hardware Exception. All entry/exit doors
F
Occupancy
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 16 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
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.
58.
Maximum Occupant Load. Posting of room capacity is
F
Occupancy
required for any occupant load of 50 or more persons.
Submittal of a seating plan on 8.5" x 11" paper is required
prior to final occupancy.
59.
Interior Finish. Wall and ceiling interior finish material shall
F
Occupancy
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.
60.
General Inspection. Upon inspection of the work for which
F
Occupancy
this submittal was provided, a general inspection of the
business and site will be conducted.
61.
Addressing. Addressing shall be illuminated or in an
F
Occupancy
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 '/2-inch stroke.
62.
Fire Safety During Construction and Demolition
F
On -going
a. Clearance to combustibles from temporary heating
During
devices shall be maintained. Devices shall be fixed in
Construction
place and protected from damage, dislodgement or
and Demolition
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 17 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
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.
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
DSRSD
Building Permit
submitted to DSRSD that conform to the requirements of the
Issuance
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.
64.
Utility Mains. All mains shall be sized to provide sufficient
DSRSD
Building Permit
capacity to accommodate future flow demands in addition
Issuance
to each development project's demand. Layout and sizing
of mains shall be in conformance with DSRSD utility master
planning.
65.
Sewers. Sewers shall be designed to operate by gravity
DSRSD
Building Permit
flow to DSRSD's existing sanitary sewer system. Pumping
Issuance
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.
66.
DSRSD Fees. Planning and review fees, inspection fees,
DSRSD
Building Permit
and fees associated with a wastewater discharge permit
Issuance
shall be paid to DSRSD in accordance with the rates and
schedules and at time of payment as established in the
DSRSD Code. Planning and review fees are due after the
1st submittal of plans. Construction Permit and Inspection
Fees are due prior to the issuance of a Construction Permit.
Capacity Reserve Fees are due before the water meter can
be set or the connection to the sewers stem
67.
DSRSD Review of Improvement Plans. All improvement
DSRSD
Building Permit
plans for DSRSD facilities shall be signed by the District
Issuance
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
En ineer, the applicant shall pay all required DSRSD fees,
Reso 04-20, Adopted 01/14/2020, Item 6.1 18 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
and provide an engineer's estimate of construction costs for
the sewer and water systems, a faithful performance bond,
and a comprehensive general liability insurance policy in
the amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature
by the District Engineer
68.
Water and Sewer Main Locations. Water and sewer
DSRSD
Building Permit
mains shall be located in public streets rather than in off-
Issuance
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.
69.
Waterline Systems. Domestic and fire protection waterline
DSRSD
Building Permit
systems for tracts or commercial developments shall be
Issuance
designed to be looped or interconnected to avoid dead end
sections in accordance with requirements of the DSRSD
Standard Specifications and sound engineering ractice.
70.
Water and Sewer Line Locations. DSRSD policy requires
DSRSD
Building Permit
public water and sewer lines to be located in public streets
Issuance
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
re lacement.
71.
Easements. The locations and widths of all proposed
DSRSD
Issuance of
easement dedications for water and sewer lines shall be
Grading
submitted to and approved by DSRSD.
Permit, Site
Work Permit or
Building Permit
72.
Easement Dedications. All easement dedications for
DSRSD
Building Permit
DSRSD shall be by separate instrument irrevocably offered
Issuance
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.
73.
Utility Connection Fees. Prior to issuance by the City of
DSRSD
Building Permit
any building permit or construction permit by DSRSD,
Issuance
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.
Reso 04-20, Adopted 01/14/2020, Item 6.1 19 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
74.
Utility Construction Permits. No sewer line or waterline
DSRSD
Building Permit
construction shall be permitted unless the proper utility
Issuance
construction permit has been issued by DSRSD. A
construction permit will only be issued after completion of
the wastewater discharge permit, including the associated
fees established by rates and schedules as established by
DSRSD.
75.
Backflow Prevention Devices/Double Detector Check
DSRSD
Building Permit
Valves. Above -ground backflow prevention devices/double
Issuance and
detector check valves shall be installed on fire protection
On -going
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
lacement and landscaping.
76.
Recycled Water. Recycled water is proposed for use on
DSRSD
Grading Permit
this project and shall be used if available. However, if
or Site
available recycled water supplies are insufficient to meet
Development
the irrigation demands for the Project, the irrigation
Permit
demands may be met with potable water.
Issuance
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.
77.
Landscape Plans. Development plans will not be approved
DSRSD
Approval of
until landscape plans are submitted for DSRSD review and
Final
approval.
Landscape
Plans
78.
Capacity Demands. This project will be analyzed by
DSRSD
Building Permit
DSRSD to determine if it represents additional water and/or
Issuance and
sewer capacity demands on the District. Applicant will be
On -going
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.
79.
Trash Enclosures. If any trash enclosures are required to
DSRSD
Building Permit
drain to the sanitary sewer, grease and sand trap
Issuance and
interceptors shall be installed within the trash enclosure
On -going
area. The trash enclosure shall be roofed and graded to
Reso 04-20, Adopted 01/14/2020, Item 6.1 20 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
minimize rainwater or stormwater from entering the trash
enclosure.
80.
Recycled Water Improvement Plans. Improvement plans
DSRSD
Grading Permit
shall include recycled water improvements as required by
or Site
DSRSD. Services for landscape irrigation shall connect to
Development
recycled water mains. Applicant must obtain a copy of the
Permit
DSRSD Recycled Water Use Guidelines and conform to the
Issuance
requirements therein. Availability of recycled water will be
determined by District.
81.
Fire Service Lines. Fire service line with hydrants are not
DSRSD
Grading Permit
allowed to be private fire service line. In addition, this fire
or Site
service line shall also be looped and tied into the existing
Development
water main to the west of the project site to provide service
Permit
reliability during fire event.
Issuance
PUBLIC WORKS — GENERAL CONDITIONS
82.
Conditions of Approval. Developer shall comply with the
PW
On -going
City of Dublin Public Works Standard Conditions of
Approval contained below ("Standard Condition") unless
specifically modified by project specific Conditions of
Approyal below.
83.
Clarifications and Changes to the Conditions. In the
PW
On -going
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.
84.
Fees. As part of the issuance of any project permits, the
Various
Grading Permit
Developer shall pay all applicable fees in effect at the time
Departme
or Building
of permit issuance, including, but not limited to: Planning
nts
Permit
fees; Building fees; Dublin San Ramon Services District
Issuance
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.
85.
Zone 7 Impervious Surface Fees. The Developer shall
PW
Grading Permit
complete a "Zone 7 Impervious Surface Fee Application"
or Building
and submit an accompanying exhibit for review by the
Permit
Public Works Department. Fees generated by this
Issuance
application will be due at issuance of building permit.
PUBLIC WORKS — PERMITS
ncroachment Permit. Developer shall obtain an
PW
Start of Work
Ta
ncroachment permit from the Public Works Department for
ll construction activity within the public right-of-way of an
Reso 04-20, Adopted 01/14/2020, Item 6.1 21 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
street where the City has accepted the street right-of-way.
The encroachment permit may require surety for slurry seal
and restri in .
87.
Grading Permit. Developer shall obtain a grading permit
PW
Start of Work
from the Public Works Department for all grading.
88.
Permits from Other Agencies. The Developer shall obtain
PW
Start of Work
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
PUBLIC WORKS — SUBMITTALS
89.
Plan Submittals. All submittals of plans shall comply with
PW
Improvement
the requirements of the "City of Dublin Public Works
Plan Approval
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.
90.
Submittals to Non -City Agencies. Developer will be
PW
Improvement
responsible for submittals and reviews to obtain the
Plan Approval
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.
91.
Geotechnical Report. Developer shall submit a design
PW
Improvement
level Geotechnical Report, which includes pavement
Plan Approval,
sections and grading recommendations.
and Grading
Plans
92.
Building Pads, Slopes and Walls. Developer shall provide
PW
Acceptance of
the Public Works Department with a letter from a registered
Improvements
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 22 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
and retaining walls are at the locations shown on the
approved grading plans.
93.
Approved Plan Files. Developer shall provide the Public
PW
Improvement
Works Department a PDF format file of approved site plans,
Plan Approval
including grading, improvement, landscaping and irrigation,
joint trench and lighting.
94.
Master Files. Developer shall provide the Public Works
PW
Acceptance of
Department a digital vectorized file of the "master" files for
Improvements
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.
PUBLIC WORKS - EASEMENTS AND ACCESS RIGHTS
95.
Acquisition of Easements. Developer shall acquire
PW
Improvement
easements, and/or obtain rights -of -entry from the adjacent
Plan Approval
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.
96.
Emergency Vehicle Access. The Developer shall identify
PW
Improvement
Emergency Vehicle Access lanes including appropriate
Plan Approval
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.
PUBLIC WORKS - GRADING
97.
Grading Plan. The Grading Plan shall be in conformance
PW
Grading Plan
with the recommendation of the Geotechnical Report, the
Approval
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.
98.
Archaeological Finds. If archaeological materials are
PW
On -going
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.
99.
Erosion Control Plan. A detailed Erosion and Sediment
PW
Grading Plan
Control Plan shall be included with the Grading Plan
Approval
submittal. The plan shall include detailed design, location,
Reso 04-20, Adopted 01/14/2020, Item 6.1 23 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
and maintenance criteria of all erosion and sedimentation
control measures.
100.
Dust Control Measures. Developer shall be responsible
PW
Start of
for watering or other dust -palliative measures to control dust
Construction
as conditions warrant or as directed by the City Engineer.
and On -going
101.
Retaining Walls. Tiebacks or structural fabric for retaining
PW
Grading Plan
walls shall not cross property lines, or shall be located a
Approval
minimum of two feet below the finished grade of the upper
lot.
PUBLIC WORKS - IMPROVEMENTS
102.
Public Improvements. The public improvements shall be
PW
Improvement
constructed generally as shown on the SDR plans.
Plan Approval
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.
103.
Public Improvement Conformance. All public
PW
Improvement
improvements shall conform to the City of Dublin Standard
Plan Approval
Plans, current practices, and design requirements and as
approved by the City Engineer.
104.
Site Improvements. Construction plans shall show
PW
Improvement
common area improvements, including, but are not limited
Plan Approval
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 si na e; and fire hydrants.
105.
Traffic Signing and Striping. Developer shall install all
PW
Certificate of
traffic signage, striping, and pavement markings as required
Occupancy or
by the City Engineer.
Acceptance of
Improvements
106.
Water and Sewer Facilities. Developer shall construct all
PW
Certificate of
potable and recycled water and sanitary sewer facilities
Occupancy or
required to serve the project in accordance with DSRSD
Acceptance of
master plans, standards, specifications and requirements.
Improvements
107.
Fire Hydrants. Fire hydrant locations shall be approved by
PW
Certificate of
the Alameda County Fire Department. A raised reflector
Occupancy or
blue traffic marker shall be installed in the street opposite
Acceptance of
each hydrant, and shown on the signing and striping Ian.
Improve ents
108.
Storm Drain Inlet Markers. All on -site storm drain inlets
PW
Certificate of
must be marked with storm drain markers that read: "No
Occupancy or
dumping, drains to creek." The stencils may be purchased
Acceptance of
from the Public Work Department.
I
Improvements
Reso 04-20, Adopted 01/14/2020, Item 6.1 24 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
109.
Utilities. Developer shall construct gas, electric, telephone,
PW
Certificate of
cable TV, and communication improvements within the
Occupancy or
fronting streets and as necessary to serve the project and
Acceptance of
the future adjacent parcels as approved by the City
Improvements
Engineer and the various Public Utility agencies.
110.
Utility Locations. All electric, telephone, cable TV, and
PW
Certificate of
communications utilities, shall be placed underground in
Occupancy or
accordance with the City policies and ordinances. All
Acceptance of
utilities shall be located and provided within public utility
Improvements
easements or public services easements and sized to meet
utility company standards.
111.
Utility Vaults and Boxes. All utility vaults, boxes, and
PW
Certificate of
structures, unless specifically approved otherwise by the
Occupancy or
City Engineer, shall be underground and placed in
Acceptance of
landscaped areas and screened from public view. Prior to
Improvements
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.
PUBLIC WORKS - CONSTRUCTION
112.
Construction Activities. Construction activities, including
PW
On -going
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.
113.
Temporary Fencing. Temporary construction fencing shall
PW
Start of
be installed along the perimeter of all work under
Construction
construction to separate the construction operation from the
and On -going
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.
114.
Construction Noise Management Plan. Developer shall
PW
Start of
prepare a construction noise management plan that
Construction
identifies measures to be taken to minimize construction
and On -going
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
Reso 04-20, Adopted 01/14/2020, Item 6.1 25 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
management measures shall be provided prior to project
construction.
115.
Traffic Control Plan. Closing of any existing pedestrian
PW
Start of
pathway and/or sidewalk during construction shall be
Construction
implemented through a City -approved Traffic Control Plan
and On -going
and shall be done with the goal of minimizing the impact on
edestrian circulation.
116.
Construction Traffic Interface Plan. Developer shall
PW
Start of
prepare a plan for construction traffic interface with public
Construction
traffic on any existing public street. Construction traffic and
and On -going
parking may be subject to specific requirements by the City
En ineer.
117.
Pest Control. Developer shall be responsible for controlling
PW
On -going
any rodent, mosquito, or other pest problem due to
construction activities.
PUBLIC WORKS - EROSION CONTROL & STORMWATER QUALITY
118.
Storm Water Treatment Measures Maintenance
PW
Occupancy or
Agreement. Developer shall enter into an Agreement with
Acceptance of
the City of Dublin that guarantees the property owner's
Improvements
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.
119.
Stormwater Treatment. Consistent with Provision C.3 of
PW
Approval of
the Municipal Regional Stormwater NPDES Permit (MRP)
Grading Plans
Order No. R2-2015-0049, the Developer shall submit
documentation including construction drawings
demonstrating all stormwater treatment measures and
h dromodification requirements as applicable are met.
120.
Media Filters. All media filters used for stormwater
PW
Building Permit
treatment shall be certified under the Washington State
Issuance and
Department of Ecology Technical Assessment Protocol —
Grading Permit
Ecology (TAPE) General Use Level Designation (GULD) for
Issuance
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.
Reso 04-20, Adopted 01/14/2020, Item 6.1 26 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
121.
NOI and SWPPP. Prior to any clearing or grading,
PW
Start of Any
Developer shall provide the City evidence that a Notice of
Construction
Intent (NOI) has been sent to the California State Water
Activities
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.
122.
SWPPP. The Storm Water Pollution Prevention Plan
PW
SWPPP to be
(SWPPP) shall identify the Best Management Practices
Prepared Prior
(BMPs) appropriate to the project construction activities.
to
The SWPPP shall include erosion and sediment control
Improvement
measures in accordance with the regulations outlined in the
Plan Approval;
most current version of the Association of Bay Area
Implementation
Governments (ABAG) Erosion and Sediment Control
Prior to Start of
Handbook or State Construction Best Management
Construction
Practices Handbook. The Developer is responsible for
and On -going
ensuring that all contractors implement all storm water
pollution prevention measures in the SWPPP.
123.
Erosion Control Implementation. The Erosion and
PW
On -going
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 im rovements.
124.
Stormwater Management Plan. Construction plans shall
PW
Building Permit
include a Stormwater Management Plan subject to review
Issuance
and approval of the City Engineer.
125.
Trash Capture. Specific information is required on the
PW
Building Permit
construction plan set demonstrating how MRP Provision
Issuance
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-Re uire
PUBLIC WORKS - SPECIAL CONDITIONS
126.
Easements. The Developer shall be responsible for
PW
Improvement
obtaining all dedications of easements on -site and off -site.
Plan Approval
127.
Construction on Adjacent Properties. The Developer
shall be responsible for obtaining written authorization for
PW
Improvement
right -of -entry and construction of improvements on adjacent
Plan Approval
Reso 04-20, Adopted 01/14/2020, Item 6.1 27 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
property sites. The Developer shall submit a copy of the
written authorization to the City.
128.
Minor Use Permit. This Minor Use Permit approval is
PW
Certificate of
based on assumptions for parking demand from specific
Occupancy
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
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
PW
Certificate of
prohibited for six spaces to the north of the main entrance
Occupancy
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.
130.
Off -Site Parking Restriction. Parking shall be prohibited
PW
Certificate of
to employee parking only for daycare employees along the
Occupancy
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.
131.
Parking Lot Signing and Striping. Construction plan set
PW
Building Permit
shall include a signing and striping plan for the site. All
Issuance
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.
132.
On -Site Lighting. Developer shall provide a photometric
PW
Improvement
plan and calculations within the site to demonstrate that the
Plan Approval
minimum 1.0 foot candle lighting is provided in accordance
with the City of Dublin's requirements.
Reso 04-20, Adopted 01/14/2020, Item 6.1 28 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
133.
Pavement Treatment. A pavement treatment, such as a
PW
Prior to
slurry seal, shall be required after utility trenching, as
Occupancy or
determined by the Public Works Department.
Acceptance of
Improvements
134.
Curb, Gutter, and Sidewalk. Existing curb, gutter and
PW
Building Permit
sidewalk along the project frontages within the public right-
Issuance
of -way shall be evaluated for condition and compliance with
current Public Works standards, and shall be repaired or
replaced with the development of the site, as determined by
the Public Works Department. Construction drawings shall
show repair or replacement required.
135.
Streetscape Trees. Street trees along project frontages
PW
Building Permit
shall be in conformance with the City of Dublin Streetscape
Issuance
Master Plan. Construction plan set shall show tree and
irri ation improvements required.
136.
Trash Enclosure.
PW
Building Permit
a. Trash enclosure shall meet all the requirements set forth
Issuance
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 enclosure
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.
137.
Construction Plans. Construction plan set shall include
PW
Building Permit
City of Dublin General Notes and project specific notes, fully
Issuance
Reso 04-20, Adopted 01/14/2020, Item 6.1 29 of 31
#
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
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
im rovements to be constructed.
138.
Hydrology and Hydraulics. Developer shall submit
PW
Building Permit
hydrology and hydraulic calculations for review and
Issuance
approval. Construction plan set shall show grate, invert and
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,
PW
Building Permit
shall be collected by roof drains and drain to stormwater
Issuance
treatment areas.
140.
Hydromodification (HM) Requirements. Developer shall
PW
Improvement
submit an updated "Stormwater Requirements Checklist"
Plan Approval
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.
141.
Landscape Areas. Construction plan set shall provide
PW
Building Permit
grading and drainage in all landscaped areas. All runoff
Issuance
shall be collected and conveyed upstream of sidewalks.
142.
Concrete Step -Out. Construct an additional six-inch step-
PW
Building Permit
out at landscaped areas adjacent to driver side and
Issuance
passenger side of parking stalls.
143.
Landscape Strips. Landscaped strips adjacent to parking
PW
Building Permit
stalls shall be unobstructed as such to allow for atwo2-foot
Issuance
vehicular overhang at front/rear of vehicles.
144.
Surface Slopes. Pavement surface slopes in parking lot
PW
Building Permit
shall not exceed five percent in any direction.
Issuance
Reso 04-20, Adopted 01/14/2020, Item 6.1 30 of 31
vote: PASSED, APPROVED AND ADOPTED this 14th day of January 2020, by the following
AYES: Councilmembers Hernandez, Josey, Kumagai and Mayor Haubert
NOES: Goel
ABSENT:
ABSTAIN:
Mayor
ATTEST:
6 /-0'z'a ,%C
City Clerk
Reso 04-20, Adopted 01/14/2020, Item 6.1 31 of 31
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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´PDLQVWUHHWµIDVKLRQ7KHSDUNZD\DQGVWUHHWWUHHVHQFRXUDJHZDONDELOLW\ZLWKDVHSDUDWLRQIURPYHKLFXODUWUDIILF$WWZRQRGHVYLVLWRUVDUHDEOHWREUHDNWKURXJKWKHDUFKLWHFWXUHDQGDUHLQYLWHGLQWRWKHLQWHUQDOSRUWLRQRIWKHSURMHFW7KHVHQRGHVDUHSURJUDPPHGZLWKVHDWLQJILUHHOHPHQWVDQGHQKDQFHGSDYLQJWRLQFUHDVHWKHVHQVHRISODFHDQGHVWDEOLVKKXPDQVFDOH7KHRXWGRRUVSDFHVDUHWHDVHGZLWKEXLOGLQJHGJHVWKDWDUHVRIWHQHGZLWKODQGVFDSHRUHQHUJL]HGZLWKRXWGRRUGLQLQJ$FHQWUDOVSLQHDOORZVIRUDSUHGLFWDEOHFRQQHFWLRQEHWZHHQWKHUHVLGHQWLDODUHDSURMHFWVLWHDQG*UDIWRQ6WDWLRQ7RWDOODQGVFDSHDUHDZLWKLQSDUNLQJORW VTXDUHIHHW7RWDOSDUNLQJORWDUHD VTXDUHIHHW/DQGVFDSLQJRIWRWDOSDUNLQJDUHD
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
DATENORTH
PROJECT
1 4 8 16
SCALE: 1/8" = 1'-0"
JOB NO.
DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
TITLE SHEET
GRAFTON PRESCHOOL AND RETAIL
1432.001
04/20/18 A0.0GRAFTON PRESCHOOL & RETAIL
SITE DEVELOPMENT REVIEW
DUBLIN, CA
10/03/2019 L3.1 PLANTING PLAN
PLANT SCHEDULE
Ginkgo biloba ‘Princeton Sentry’
Quercus agrifolia
Tilia cordata ’Greenspire’
Cercis Candensis ‘Heart of Gold’
Lagerstroemia indica
Platunus X Acerifolia
Robinia ambigua
Acer Burgerianun
Heart of Gold Redbud
Maidenhair Tree
Coast Live Oak
Littleleaf Linden
Trident Maple
Crepe Myrtle
London Plane Tree
Locust
0 5 10 20
TREES
MATC
H
L
I
N
E
S
E
E
S
H
E
E
T
L
3
.
2
Note: See Sheet L3.2 for images of shrub planting.
DATENORTH
PROJECT
1 4 8 16
SCALE: 1/8" = 1'-0"
JOB NO.
DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
TITLE SHEET
GRAFTON PRESCHOOL AND RETAIL
1432.001
04/20/18 A0.0GRAFTON PRESCHOOL & RETAIL
SITE DEVELOPMENT REVIEW
DUBLIN, CA
10/03/2019 L3.2PLANTING PLAN
PLANT SCHEDULE
SHRUBS & GROUNDCOVERS
Lomondra longinfolia ‘Breeze’ Drawf Mat Rush
Rosa ‘Noamel’
Myoporum parvifolium ‘Pink’Dietes grandiflora
Hemerocallis x ‘Pretty In Pink’
Carex divulsa Flower Carpet Appleblossom
Pink Australian Racer Fortnight Lily
Pretty in Pink Daylily
Berkeley Sedge
Leucadendron x
“Cloudbank Ginny’
Coleonema ‘Sunset Gold’
Golden Breath of Heaven
Chondropetalum tectorum
Ceanothus ‘Yankee Point’
Cape Rush
Yankee Point CA Lilac
0 5 10 20
MATC
H
L
I
N
E
S
E
E
S
H
E
E
T
L
3
.
1
Note: 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.