HomeMy WebLinkAboutItem 6.1 Appeal Petco CUP&SDR PA94-055 (2)
CITY OF DUBLIN
AGENDA STATEMENT
City Council Meeting Date: March 27, 1995
SUBJECT:
REPORT PREPARED BY:
EXHIBITS ATTACHED:
RECOMMENDATION:
1Jvf<
ITEM NO. D. .1.
Appeal of Planning Commission approval of PA 94-055, PETCO
Conditional Use Permit and Site Development Review
Dennis Carrington, Senior Planner 1!f-
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D 1 :
Exhibit D2:
Exhibit D3:
Exhibit E1:
Exhibit E2:
Exhibit E3:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Exhibit K:
Exhibit L:
Exhibit M:
Exhibit N:
Exhibit 0:
Exhibit P:
Exhibit Q:
1)
2)
3)
4)
5)
Project Plans dated January 23, 1995 and
March 2, 1995.
Project Plans dated March 21, 1995
Draft Resolution of Approval of the Negative
Declaration
Draft Resolution of Approval of the Conditional
Use Permit as approved by the Planning
Commission
Draft Resolution of Denial of the Conditional Use
permit as approved by the Planning Commission
Draft Resolution of Approval of Conditional Use
Permit for revised project
Draft Resolution of Approval of the Site
Development Review as approved by the Planning
Commission
Draft Resolution of Denial of Site Development
Review as approved by the Planning Commission
Draft Resolution of Approval of Site Development
Review for revised project.
Traffic Analysis for the Proposed Dublin PETCO
Store
Letter from Steve Thomas dated February 28,
1995
Parking analysis letter from PETCO
Site Development Review Standard Conditions
City of Dublin Non-Residential Security
Requirements
Typical Public Works Conditions of Approval for
Commercial/Industrial Site Development Review or
Conditional Use Permit Development
Standard Plant Material, Irrigation System and
Maintenance Agreement
City of Dublin Water Efficient Landscape
Ordinance
Typical Parking Striping Detail
March 7, 1995 Appeal of Planning Department
PETCO project by Valerie Barnes
March 20, 1995 Revised appeal by Valerie Barnes
Alternate sign options
Open public hearing and hear Staff presentation
Take testimony from Applicant, the Appellant and public
Question Staff, Applicant, Appellant and public
Close public hearing and deliberate
Either:
a) Uphold the March 6, 1995 decision of the Planning
Commission approving the project by approving Exhibit C,
Draft Resolution of Approval of the Negative Declaration;
Exhibit 01, Draft Resolution of Approval of the Conditional
Use Permit as approved by the Planning Commission; and
Exhibit E1, Draft Resolution of Approval of the Site
Development Review as approved by the Planning
Commission
COPIES TO: PA 94-055 File
Applicant
Senior Planner
CITY CLERK
FILE~
b) Grant appeal and void the March 6, 1995, decision of
the Planning Commission by approving Exhibit D2, Draft
Resolution of Denial of the Conditional Use Permit as
approved by the Planning Commission; and Exhibit E2,
Draft Resolution of Denial of the Site Development Review
as approved by the Planning Commission, or
c) Approve the revised project submitted March 21,
1995, by approving Exhibit C, Draft Resolution of
Approval of the Negative Declaration; Exhibit D3, Draft
Resolution of Approval of Conditional Use Permit for
Revised Project; and Exhibit E3, Draft Resolution of
Approval of Site Development Review for Revised Project
FINANCIAL STATEMENT:
None
BACKGROUND
PROJECT HISTORY
On March 6, 1995, the Planning Commission approved PA 94-055, PETCO Conditional
Use Permit and Site Development Review for a 12,002 square foot retail pet store and waived
17% of the parking required by the Zoning Ordinance as permitted by the San Ramon Road
Specific Plan (Exhibit A). The project is located on the northwest corner of Dublin Boulevard and
San Ramon Road at 11976 Dublin Boulevard. On March 7, 1995, Valerie Barnes appealed the
decision of the Planning Commission on the PETCO project (Exhibit 0). On March 13, 1995, the
City Council adopted a Resolution approving the price of land to be sold to Thomas Properties.
On March 20, 1995, Valerie Barnes amended her appeal of the project to state: "Due to the
location of this project with the high visibility at one of this city's main entrances, I feel that the
entire City Council should review this project" (Exhibit P). The Applicant has submitted revised
project plans dated March 21, 1995, (Exhibit B) which show a slightly larger useable floor area
and a revised parking plan which has the same number of parking spaces but continues the
corner under public ownership. The three cedar trees would be preserved and the corner would
be landscaped. The plans show a 57 square foot sign located on the south side of the driveway
off of San Ramon Road. Two alternate signs have been provided for the consideration of the
City Council (Exhibit QI. No other changes have been proposed to the project.
SURROUNDING LAND
USE AND ZONING
The surrounding land use and zoning are as follows:
North:
Springs Apartments, R-S-D-20, Suburban Residence District (2000 square
feet per dwelling unit).
South:
Shell Gasoline Station, Frankie Johnnie Luigi Too Restaurant, H-1,
Highway Frontage District
East:
Chevron Gasoline Station, C-1, Retail Business District
West:
Springs Apartments, R-S-D-20, Suburban Residence District
(2000 square feet per dwelling unit).
ENVIRONMENTAL REVIEW
A Negative Declaration has been prepared pursuant to the California Environmental
Quality Act (CEQAI. State CEQA guidelines and the City of Dublin Environmental Guidelines.
The project, as proposed, will not have a significant effect on the environment. A traffic impact
fee of $20,810 is being voluntarily paid for the PETCO project. This voluntary payment will
mitigate all impacts of the PETCO project to transportation/circulation within the City (Exhibits F
and G).
GENERAL PLAN
The Dublin General Plan, adopted on February 11, 1985, permits commercial uses such
as stores in the Retail/Office designation.
2
SAN RAMON ROAD SPECIFIC PLAN
The San Ramon Road Specific Plan, Area 1, contains policies relating to Conditional Use
Permits, Site Development Review and parking. The requirements of the specific plan are
discussed below under each of the subject areas.
ZONING/CoN. NEIGHBORHOOD BUSINESS DISTRICT
Section 8-47.0 of the Zoning Ordinance allows stores which sell goods at retail in small
convenience shopping facilities in the CoN, Neighborhood Business District.
MAJOR ISSUES
The major issues of this project are:
1 . Conditional Use Permit,
2. Site Development Review,
3. Signage, and
4. Parking Waiver.
Each major issue is discussed with applicable regulations given and an analysis and
alternatives provided. A Staff recommendation is provided for each major issue. Staff
recommends that the City Council discuss the first major issue, Conditional Use Permit, and
make a motion on that issue. Staff further recommends that the next three major issues be
discussed and that a motion be made on all three at the same time because they are interrelated.
I. CONDITIONAL USE PERMIT
APPLICABLE REGULATIONS
Section 8-94.0 of the Zoning Ordinance states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need; 2) whether or not the use
will be properly related to other land uses, transportation and service facilities in the vicinity; 3)
whether or not the use will materially affect the health or safety of persons residing or working
in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or
performance standards established for the district in which it is located.
Area 1 of the San Ramon Road Specific Plan requires that any change from one
established use to another permitted use be subject to approval of a Conditional Use Permit. The
Specific Plan permits retail uses on land fronting on San Ramon Road.
ANALYSIS
The retail use would be consistent with the CoN, Neighborhood Business District.
The purchase by the Applicant of land fronting on San Ramon Road from the City of Dublin
(contingent on approval of this permit) would provide frontage for the proposed use on San
Ramon Road thus meeting the intent of the Specific Plan. Finally the Dublin General Plan which
shows the property as being Designated Retail/Office would permit the requested use.
ALTERNATIVES
If the City Council wishes to uphold the March 6, 1995, decision of the Planning
Commission approving the project it would be necessary to approve Exhibit D1, Draft Resolution
of Approval of the Conditional Use Permit as approved by the Planning Commission.
If the City Council wishes to grant the appeal and void the March 6, 1995, decision of
the Planning Commission it would be necessary to approve Exhibit D2, Draft Resolution of Denial
of the Conditional Use Permit as approved by the Planning Commission.
If the City Council wishes to approve the revised project submitted on March 21, 1995,
it would be necessary to approve Exhibit D3, Draft Resolution of Approval of Conditional Use
Permit for Revised Project.
3
RECOMMENDATION
Staff recommends that the City Council approve the revised PA 94-055, PETCO Conditional Use
Permit and approve Exhibit D3 Draft Resolution of Approval of Conditional Use Permit for
Revised Project because:
1 . The project has been revised to preserve the open space and trees on the corner;
2. The site fronts on San Ramon Road and is ideally located for a retail use;
3. The project is consistent with the CoN, Neighborhood Business District;
4. The project is consistent with the San Ramon Road Specific Plan; and
5. The project is consistent with the Retail/Office designation of the General Plan.
II. SITE DEVELOPMENT REVIEW
APPLICABLE REGULATIONS
Section 8-95.0 of the Zoning Ordinance states that Site Development Review is a
discretionary review process intended to promote orderly, attractive and harmonious site and
structural development compatible with surrounding properties and neighborhoods; to resolve
major project related issues including, but not limited to, building location, architectural and
landscape design and theme, vehicular and pedestrian access and on-site circulation, parking and
traffic impacts; to ensure compliance with development standards and general requirements
established for Zoning and Planned Development Districts, including, but not limited to, setbacks.
heights, parking, fences, accessory structures and signage; to stabilize property values; and to
promote the general welfare.
The General Development Criteria of the San Ramon Road Specific Plan adopted on July
25, 1983, require that special attention be placed on insuring compatibility of uses proposed in
any new development with existing residential or other commercial development. During review,
attention must be given to the height of the proposed structure, design, landscaping, setbacks,
street side design treatment, distance between buildings, loading areas, walls and fences, and
pedestrian/bicycle and service circulation.
The General Development Criteria of the San Ramon Road Specific Plan require that
building setbacks for new development adjacent to existing residential areas be at least twenty
(20) feet and that the proposed uses be effectively screened from existing uses.
ANALYSIS
Setbacks
The proposed 12,002 square foot PETCO retail store would occupy a .77 acre site. As
shown on Exhibit B, the building is proposed to be set back 20 feet from the residential uses to
the north and west as required by the Specific Plan. The building is set back 132 feet from San
Ramon Road and more than complies with the front yard setback of 20 feet. The building is set
back 10 feet from the eventual property line along Dublin Boulevard and meets the street side
yard setback requirement of the adjacent R-S-D-20 zone of 10 feet as required by the Ordinance.
Building Heights
The proposed building would be 30 feet high at its highest point and would be consistent
with the maximum allowable height in the CoN zone of 35 feet.
Landscaping
A final detailed landscape and irrigation plan is required which would be generally
consistent with the landscape plan shown on Exhibit B. The landscaping on that plan must not
obstruct sight distance of motorists, pedestrians or bicyclists. Landscaping at drive aisle
intersections and adjacent to the pedestrian pathway must not be taller than thirty inches. The
pathway adjacent to San Ramon Road contains curvatures that must be reduced in order to
maximize public safety. The landscape and irrigation plan must be in conformity with the City's
Water-Efficient Landscaping Ordinance. Property within public ownership to the north of the
project and on the northwest corner of Dublin Boulevard and San Ramon Road as shown on
Exhibit B shall be shown on those plans. Planting on the corner remaining under public
ownership shall be drought resistant and not require irrigation. Conditions requiring the above
are incorporated into the Draft Resolution of the Site Development Review.
4
ALTERNATIVES
If the City Council wishes to uphold the March 6, 1995, decision of the Planning
Commission approving the project it would be necessary to approve Exhibit E 1, Draft Resolution
of Approval of the Site Development Review as approved by the Planning Commission.
If the City Council wishes to grant the appeal and void the March 6, 1995, decision of
the Planning Commission it would be necessary to approve Exhibit E2, Draft Resolution of Denial
of the Site Development Review as approved by the Planning Commission.
If the City Council wishes to approve the revised project submitted on March 21. 1995,
it would be necessary to approve Exhibit E3, Draft Resolution of Approval of Site Deveiopment
Review for Revised Project (with any revisions to signage and/or parking).
RECOMMENDA TION
Staff recommends that the City Council, after discussing signage and parking, approve
the revised PA 94-055, PETCO Site Development Review and approve Exhibit E3 Draft
Resolution of Approval of Site Development Review for Revised Project because:
1. The project has been revised to preserve the open space and trees on the corner;
2. The project is consistent with the Zoning Ordinance and the Specific Plan with regard to
building setbacks and building heights.;
3. The project as revised would promote an orderly and harmonious site and structural
development compatible with surrounding properties and neighborhoods;
III. SIGNAGE
APPLICABLE REGULATIONS
Wall Signs
The Sign Ordinance allows wall signs to have an area equal to one (1) square foot for
each lineal foot of tenant frontage by right. With a Site Development Review, this standard may
be increased to one and a half (1.51 square feet per lineal foot of tenant frontage. This could
only be exceeded by means of a Master Sign Program if necessary findings could be made.
Freestanding Signs
A freestanding sign can have a maximum height of ten (10) feet at the property line and
may increase in height by one-half (.5) foot for every one (1) foot the sign is set back from the
street property line, up to a maximum of 20 feet. With an Administrative Conditional Use
Permit, this standard may be increased up to thirty-five (35) feet. This could only be exceeded
by means of a Master Sign Program if necessary findings could be made.
A freestanding sign can have a maximum area per side of fifteen (15) square feet at the
property line and may increase in size by two and one-half (2.51 square feet per side for each
one (11 foot the sign is set back from the street property line, up to a maximum of one hundred
and fifty 11501 square feet. This standard could only be exceeded by means of a Master Sign
Program if necessary findings could be made.
ANALYSIS
Wall Signs
A wall sign on the South elevation of the PETCO project could have a maximum size of
177 square feet (118 feet of tenant frontage x 1.5 = 177) pursuant to a Site Development
Review. The maximum size of a wall sign allowed on the East elevation would be 153 square
feet (102 feet of tenant frontage x 1.5 = 153) pursuant to a Site Development Review. The
Applicant is proposing a 175 square foot sign on the South elevation and a 151.25 square foot
sign on the East elevation. These signs are, therefore, consistent with the Sign Ordinance if a
Site Development Review is approved.
Freestanding Signs
The Planning Commission, on March 6, 1995, approved a ten (10) foot freestanding sign
with fifty-seven (57) square feet of area per side located at the northwest corner of Dublin
Boulevard and San Ramon Road. This was accomplished by adopting a Master Sign Program
and by making required findings.
5
In the revised plan submitted by the Applicant on March 21, 1995, a ten (10) foot high
freestanding sign with fifty-seven (57) square feet per side would be five feet from the property
line and located to the south of the driveway off San Ramon Road. If the City Council wishes to
approve this sign, it would be necessary to adopt a Master Sign Program and make required
findings. Staff has included findings and conditions in the Exhibit E3, Draft Resolution of
Approval of Site Development Review for Revised Project, permitting the proposed freestanding
sign as part of a Master Sign Program.
The Applicant has provided two alternative sign concepts which meet the requirements
of the Sign Ordinance with regard to height and area without either an Administrative Conditional
Use Permit or Master Sign Program (Items 2/SD5 and 1/SD5 of Exhibit Q). Item 2/SD5 is a
freestanding monument sign that is five (5) feet four (4) inches tall and six and one-half (6.5)
feet wide and has a total square footage of twenty two and three quarter (22.75) square feet.
Item 1/SD5 is a freestanding pole sign that is nine 19) feet, ten (10) inches tall and nine (9) feet
side and has a total square footage of twenty-two and one half 122.5) square feet. The Sign
Ordinance would allow a twenty-seven and one-half 127.5) square foot sign at this location.
Alternatives
If the City Council wishes to approve either of the two sign alternatives 12iSD5 or
1/SD5l, a Master Sign Program would not be necessary and Findings I, J and K and conditions
57, 59 and 60 of Exhibit E3, Draft Resolution of Approval of Site Development Review for
Revised Project, need not be made.
If the City Council wishes to approve the (10) foot tall, fifty-seven 157) square foot sign,
a Master Sign Program would be necessary and findings I, J and K and Conditions 57-60,
included in Exhibit E3, Draft Resolution of Approval of Site Development Review for Revised
Project, would need to be made.
RECOMMENDATION
Staff recommends that the City Council approve the ten (10) foot tall, fifty-seven (57)
square foot sign and make the necessary findings and conditions included in Exhibit E3, Draft
Resolution of Approval of Site Development Review for Revised Project, approving a Master Sign
Program (Findings I, J and K and Conditions 57-60). Staff makes this recommendation because:
1 . The sign's contribution to effective and attractive identification of the PETCO store,
services and uses and the design quality of the site and surrounding area will be superior to the
quality that would ordinarily result under the Sign Ordinance. This is because the sign is
attractive and unusual and has a design related to the pet store use.
2. That all of the proposed signs of the PETCO use are compatible with the style or
character of existing improvements on the site and are well related to each other in that they
incorporate the corporate logo and color scheme of PETCO.
3. That the sign is not located near other freestanding signs and therefore causes no
conflicts with nearby signage.
4. That all of the proposed signage conforms with the design criteria in Section 8.08.060 of
the Sign Ordinance.
IV. PARKING WAIVER
APPLICABLE REGULATIONS
Section 8-63.19 of the Zoning Ordinance requires, for retail stores with up to 12,000
square feet of floor area, twenty (20) parking spaces plus one parking space for each 150 square
feet of floor area in excess of 6,000 square feet. This would result in a maximum parking
demand of sixty (60) parking spaces for this project. Section 8-63.16 of the Ordinance allows
parts of buildings used for non-public uses to be subtracted from the total when calculating
parking spaces.
The General Development Criteria of the San Ramon Road Specific Plan permit that
required parking for various uses as identified by the existing City of Dublin Zoning Ordinance
may be modified to allow up to 25 % of required parking spaces to be waived by the Planning
Commission based on evidence presented demonstrating that the particular use of land will
require a smaller number of permanent spaces based on the anticipated use of the land.
Furthermore, sufficient evidence must be presented demonstrating the unique or changed
circumstances substantiating the waiving of required parking spaces.
6
ANALYSIS
The revised project has a slightly larger useable floor area than the project approved by
the Planning Commission (10,421 square feet instead of 10,164 square feet). The Zoning
Ordinance, as stated above, requires a maximum of sixty (60) parking spaces for this project.
The Ordinance does allow for the reduction of floor area used for non-public purposes. Staff has
calculated that 1,581 square feet of the proposed building would be used for non-public
purposes, yielding a floor area of 10,421 square feet for the revised project. This floor area
requires a net of forty-nine (49) parking spaces (20 spaces + 4421/150 or 29 spaces = 49
spaces) .
The Applicant is proposing forty (40) parking spaces, a reduction of nine 19) spaces or
18.5%. The San Ramon Road Specific Plan, as stated above, allows a maximum of a 25%
reduction in required parking if evidence is presented demonstrating that PETCO will require a
smaller number of permanent spaces based on the anticipated use of the land. PETCO
performed a parking analysis IExhibit H) from Thursday, January 19, 1995, to Monday, January
23, 1995, at the Chico and Stockton PETCO stores:
PET CO PARKING ANALYSIS
Store
Maximum Parking
Demand at anyone
time
Average Parking
Demand at any
one time for entire
day
A verage Parking
Demand at any
one time during
peak hours
Chico
18,000 sq. ft.)
20
6
8
Stockton
(13,300 sq. ft.)
10
3
4
PETCO estimates that the average number of employees on site at anyone time would
be four 14). The total parking demand for the two comparable stores at anyone time would
therefore be 24 vehicles and 14 vehicles respectively. This demand would consume
approximately one-half of the parking proposed for the Dublin PETCO. Staff is of the opinion
that sufficient evidence has been presented demonstrating the proposed PETCO store would
require a smaller number of permanent spaces based on the anticipated use of the land.
Furthermore, the reduced demand indicated by the study shows a unique circumstance
substantiating the waiving of the requested nine (9) parking spaces or eighteen and one-half
118.5) percent of the required parking.
ALTERNATIVES
If the City Council wishes to uphold the March 6, 1995, decision of the Planning
Commission approving, including the waiver of eight (8) of the required forty-eight (48) parking
spaces in the project Idue to the smaller useable size) it would be necessary to approve Exhibit
El, Draft Resolution of Approval of the Site Development Review as approved by the Planning
Commission, which includes the necessary findings relating to the waiver of parking.
If the City Council wishes to approve the revised project, including the waiver of nine (9)
of the forty-nine (49) parking spaces in the project (due to the larger useable area), submitted on
March 21, 1995, it would be necessary to approve Exhibit E3, Draft Resolution of Approval of
Site Development Review for Revised Project, which includes the necessary findings relating to
the waiver of parking.
RECOMMENDATION
Staff recommends that the City Council make findings relating to the waiver of nine (9)
parking spaces and authorize inclusion of conditions requiring and regulating forty (40) parking
spaces in the Draft Resolution of the Site Development Review (Findings G and H and Conditions
52 through 56 of Exhibit E).
The PETCO project was reviewed by Staff from the Dublin San Ramon Services District,
the Dougherty Regional Fire Authority, the Dublin Police Services and the City Departments of
Public Works and Planning. Conditions of Approval required by these agencies are included in
the Draft Resolutions of Approval of the Conditional Use Permit and the Site Development
Review.
/C2AGSTMT
7
~
. 1~~
!I-'-
-r.-t
tf
1~t;
~"
~L~
,f~-
, C~
ll::;~ ,
~I-""-<' (
I
...,
, I
\ll~
""Zy
~
.:;:~'-
Ill, \--<>
I
~, !A
~'" ~..,.,
~ tQ ~"-'--
,/;~ ~'" E:ctV.o....iJ.:',,: ~
,.~... '- Q"~@---' ~
t~~ ~~ '-~;<:~l$~ ~
r ~ ~. ~ ......_~~~.:J~:
~" ~ 1 t~,i;", ~~ ' ... f
':',' ' f. --'1 ,St>~"; ~~ ~~'~ ~ 1~ .., _\f; t,
.' I' '_ : i ~.(,'l; ..,~.(.. '{--t "i:f 1- ~~
- ,~......, . to> iE. ~Ol '1.J1'- < .
,,- ' ~1~::: S ~i ~l ~,.
I , '
" , "'...\";:
, <':..s.~
<.I. ~
, -t:'.
:t
-..;
.........
~~
.Y~
\
:.-
r-
'Z
7:Cv
~
~..: ... 4.l
"1:~ j 4-l
:::It,S
?~""t C"
rt1
>..." -
~~ i'" 'i \I...
"- 'f's.1-. - ..
"$ '.'I , '
~ j ...
"3:~~ '-' i-J, L.
,
~;:. I" , ,~~ ,,;.
-:i:".'\ ~t:'.
.. i~ (,"-
~I-,s., ~.....
\
"
"...\
.,J~,
1~~:t
h~~
,(1'0;1 \ f"l.4S".9l:;.~J'I
....
.. -t-i-
,.1",
, .;j
,i
_ It:
1tI!1
~I'"
,-
:t
2
, ' ~
~
s
2
z
~
=:
'""'
25 ...
C U") Z
III en Z
en
>' ..- ~
-
III ~
U Q::: Z
... 4: :1
. ~ !!
':;:
'..
.. ,J." ..~. .
E,XHIBiT
A
o (;)00 C:l (:)1 (j) (;) 0 0
~! 11 ! ! II II ~~;\' I~' tJI.. I;: ;8 1'1 I I Ii
III' II .~,~ ~ 7. I~"':-' , I ". ..... ' -- ,I I I "
,I, ,Ill! ..<: 10;' ~ ',J.. J II'
I I' I 1111 ' J I~ ~.- @~) ~. :1 ,I ! I
I ! i i ~ ~l l,.......' I
~L. - ~1': ~"""'I ,',' l
i ~ -;,--1 I' I ' i:' 1/, I 000
" ":1 - . dlc:1', ----.
'" ,,--""" .~ ,: =,'\~ ',' I (;/;11
.. I"" S' \.' ::: (;;) . , i: I: I
m I 7. ~ I~<\ I~D'I' ~~-<\~ -tj:,b '1 i1 h
I I 1'1', "., .,~I '~V1'''' -. I
t, k ~" ' ''''!' .'. "1"':~ If'U'; -;~' :;
~ . '" ' ~I@" ~, I
:r. I ' ~ \,...:! -
I Ie:: I' ;': ~ ; 1-----+
.." ~. , ' , I
~.' 1~' I I , I I,U ...---' I ;'it
_';:" rr :::;~;,':ll;'l t~
--I
"
'r ~
I\'
:L
'"
L
'"
s-
I\'
c:.
-~
I'll ~
~ l'
l \
g !I
llo I'
.. .j
'" Ii!
6 E
~
~ III
'2. Ii"
ii' ,,1
.. ii'
11' II
::!.
..
~
ij
II
Iii
~ I
P
j
t
ij I! I ~ f~
~~'ll Ift1
. I ,
,}
I ~. I~) [ Ill'
c i ,I I . I
III
fl
I, ~
~
I ....) ~
. -" .
~
I
~
i
\\\
=r
! ! ! ~- :lllj ~ ~ ~rl n ~ ~; ',HiI IHi n IH ~
ii~~jl! 'lIar!j!! l'ttmjU :;0 id:i. Q ~ h I ~ 5 5 ~ l ~~ ~ ~i ~~ ~~ ~ r It
lIlliI' l'lt~lll l.-m,l iitlJ G_ i
I!ii'dt ij, ii.~1 !jiUi'dl 3 lifl! '! ~ ~
:~!i\:j !nliri:1 :u!:Vlil 3 jC~i! ~ u
lll'dti m"Ui' iihA,ft' i';~lt ~ B T B
i!i;h! l:~~hi~i Imhi,i I[I.! ~ E X HI;
i'II'~1 ;!.fr.i. l;!.!I'AI lii{ ,
i\l, ":jll~' r':jll' Rli
h~ill i1hJil i1iijil I.
~~~~z
'--"0
..
a H ~ x
I l , ~
~ ~ t ~
~ 1 ! ~
; q ~
i ! 1 l
q~
';:-c;"l
'CJlt"l
:: CJl 0
-- o;::l
." () c;"l
.- _ t"l
_A >-
'"--1"'"
.: C']t;;
.CJlC
.. .. h . ..
. . .
~ "11.
.' .
- . :
;, .. "II . :.
. . .
z .'
.. - ",-
, - .
: ..::
: ... .. . :
IIlj ::
1:'1 !
IIII
r~l
il~
liil
~
CfJ o>~
o ~Z"ll
...... o~
~ z
J .
.
, .-
. I .
.
f :2
;;~ @
UlI : I
r.~' ~ftl
~!l I ~ ~a;
~~ I M zm@~
I!:I i ~
e
e
"1
~
~~:~
~.~:
· [?Jrno O(;)~0~ f!l;~8
j! 'I~' r LI r r J I r If , I ! ~I ~ "'
f' t II ( [I 1 J I! f-i
llll I r ~
I ~ ! r f ,I J I I I fIr
1 I i j~1 f
~
~
~
IlliliWll1
!IIIIHlII~
]~ ~ lul, II
~ 1I( J
I i It I i
f I '11 I I
Ir11. I
I I"
J I hI:
I
. .~.,.'
~ :;~;;I;;I
. . .
,., p jII
i i i i i ~ ~ ~ r
a
,.,
o
I I
I
. .... G sfFt Cf.Ll -055 It I
PEYf?~:. . ~J;t.:1. MAR 2 1,1995 I,
"y,' ""."',..W"""I.lN"'.V".ANI...\N.....~'1(OI ()~N'NIN( t I
,"'''"N, 'AIIH"'HIA. IIiUB[IN--PlA Ii
i.... .>1;)
s .:: .:UJf'I'l
. . .. UJ 0
. "0:0
:. .. ... n c;'1
III .. 0 .. .- ~ t'11
I .' .. >
4i.1= ::~S::
-.' .t'lf'l'l
E..: . tile:
!i"~~~"'~;olA:-~~....~.ao._:",":':~"'-"""'~~">--~---."-~'-".._""- ..----.--.-------
.. ~ ;n
. ~
~
III' ~;
!~ll ; ~ (I)
~l ~ 0
!~ i c.J
\!i1 a
QD
lil
:II ;n
~~g
"o~
~ z
,.
I
.
PET~ 8. ~tiJl
II w. COIlN"OP=,~~ ;;~:'..SAII LUKIN J ~HpRNNINr
l'
, I
I
.
~
;.n:=
~ ")I."
- .
. .
; .. : : :
: .:.
.. . :z ... ..
:: ..::
:, '" .. 1& :
.;:":'l
'Ul~
:: Ul 0
.. o:::l
o' (') ~
... 1-'1 CJ1
_tto ~
... ... 7"
0: CIi;;:;
.Ule::
_ r.
.~'::;3:i:Rf~.g~~,-,;t;.~~:~~g'~~-:'~J::'i=;~~~1.;5~'E';:;~~:.i,:;;'~"'~,:;-~:~z:.:;::,;;o;"",,,.::n:.';';';;'.~~-';<"'~'-'_~_L<'
.t. t t.
;:;. ~ !t
,~. \ ::.~
.
;-
I
~,
t::;l
"d
~
"'...
~~
-4~
1.1'
-T
I.
(~'e
r'
r
...
.:
;;;.:
......
;~
",
'I'
i_: .
,
..--
'C -:-
'" ....
Il" Co.
---\ 2
"" r
r ~
~ \'\'< r.
"- ...., 1\'1;
>- <...'
-,;. . l!',
~ -:!t
-.:::. ~'
t ;;.
: ~
t.. 1: ~
..
.
~ .... ~.
'. ,.,
. -::-
~ -- ..- .
". , I ,
-.. '.
L .
".
i
i
<fl
<J'
L_ :(
-13 e e... @I @ :>> e tel e e <!I e e e @ e El e".
> ~
;;i;Z e':lltt '::I:Ir~~:!!J~~
--I..., :i~ 1 ~.,_...'l",
Ii;",""! :."';';;i:
i !;9 i ..~ i ;~ ~ i ; ~~
; ~ if; I a ~i ~ . I .r-
~ .. ~C:" ;! S r.:
~ i ij;; ~ ~ ~ ; : I E
q i' ; ~ ~ :;
. ; ; ! ! i ~.~
~ ~ j i" ~
~ ~i~~
~ ~ 3 ; ;
!
~
-.,
RESOLUTION NO. - 95
A RESOLUTION OF THE CITY COUNCil
OF THE CITY OF DUBLIN
----~------------------------------------------------------------------------------------------------------------------------------------------------
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR PA 94-055 PETCO
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW AT 11976 DUBLIN BOULEVARD
WHEREAS, Steve Thomas, representative for PETCO, submitted an application requesting approval of a
Conditional Use Permit and Site Development Review for a 12,002 square foot PETCO retail store; and
WHEREAS, the California Environmental Quality Act ICEQAI, State CEOA guidelines and City
Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, the application has been reviewed in accordance with the provisions of the California
Environmental Quality Act (CEQAl and a Negative Declaration has been prepared for this project as it will not
have a significant effect on the environment; and
WHEREAS, the Planning Commission did hold a public hearing on said application on March 6. 1995,
and did adopt Resolution 95-07 adopting the Negative Declaration, Resolution 95-08, approving PA 94.055
PETCO Conditional Use Permit and Resolution 95-09, approving PA 94-055 PETCO Site Development Review;
and
WHEREAS, the decision of the Planning Commission on the PETCO project was appealed on March 7,
1995, by Councilmember Barnes; and
WHEREAS, the appeal was amended by Councilmember Barnes on March 20, 1995; and
WHEREAS, the City Council did hold a public hearing on said application on March 27,1995; did
review and consider the Ne9ative Declaration; and did adopt Resolution No. -95, adopting the Negative
Declaration, Resolution No. -95 approving PA 94-055 PETCO Conditional Use Permit, and Resolution No. -95
approving PA 94-055 PETCO Site Development Review; and
WHEREAS, public notice of Negative Declaration was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby find:
1 . That the project will not have a significant effect on the environment; and
2. That the Negative Declaration has been prepared and processed in accordance with
State and local laws and guideline regulation; and
3. That the Ne9ative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby adopt the Negative Declaration
for PA 94-055 PETCO.
PASSED, APPROVED AND ADOPTED this 27th day of March, 1995.
AYES:
NOES:
ABSTAIN:
MAYOR
ATTEST:
City Clerk
(94-055/NDRES2J
~YH" .I[jrr C
~^4 . ~ U. 1
RESOLUTION NO. -95
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
---------------------------------------------------------------------------------------------------------------------------
APPROVING PA 94-055 PETCO
CONDITIONAL USE PERMIT
AT 11976 DUBLIN BOULEVARD
AS APPROVED BY THE PLANNING COMMISSION
ON MARCH 6, 1995
WHEREAS, Steve Thomas, representing PETCO, submitted an application
requesting approval of a Conditional Use Permit for the construction and operation of a
12,002 square foot PETCO retail store; and
WHEREAS, the Planning Commission did hold a public hearing on said application
on March 6, 1995, and did adopt Resolution 95-07 adopting the Negative Declaration,
Resolution 95-08, approving PA 94-055 PETCO Conditional Use Permit and Resolution
95-09, approving PA 94-055 PETCO Site Development Review; and
WHEREAS, the decision of the Planning Commission on the PETCO project was
appealed on March 7, 1995, by Councilmember Barnes; and.
WHEREAS, the appeal was amended by Councilmember Barnes on March 20,
1995; and
WHEREAS, the City Council did hold a public hearing on said application on March
27,1995; and
WHEREAS, proper notice of said public hearing was given in all respects as
required by law; and
WHEREAS, the application has been reviewed in accordance with the provisions of
the California Environmental Quality Act (CEQAl and a Negative Declaration has been
adopted (City Council Resolution No. -95). This project will not have a significant effect
on the environment; and
WHEREAS, the City Council did consider the proposal to change from one
established use to another permitted use as required by the San Ramon Road Specific
Plan; and
WHEREAS, the Staff Report was submitted recommending that the application be
conditionally approved; and
E, X' H 1......."""
.. . !-..q j
'-- ~..~;;-~.
Dl
WHEREAS, the City Council did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby find:
A. The construction and operation of the PETCO retail store will serve a public
need by providing, the retail sale of pet supplies in the City of Dublin.
B. The use will be properly related to other land uses and transportation and
service facilities in the vicinity, as the proposed use will be compatible with
the type and nature of operations typically found in the neighborhood.
C. The use, under all circumstances and conditions of this particular case, will
not materially adversely affect the health or safety of persons residing or
working in the vicinity, or be materially detrimental to the public welfare or
injurious to property or improvements in the neighborhood, as all applicable
regulations will be met.
D. The use will not be contrary to the specific intent clauses or performance
standards established for the district in which it is to be located.
E. The project is consistent with the policies contained in the City's General
Plan and in the San Ramon Road Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 94.055, PETCO Conditional Use Permit application, as generally
depicted by materials labeled Exhibit A, stamped approved and on file with the Dublin
Planning Department, subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with orior to the
i~suance of building oermits or establishment of use. and shall be subject to Plannin<;J
Department review and aoproval. The followin<;J codes represent those
~;e;;rtment~agenCieS responsible for monitoring compliance of the conditions of approval.
,P1~PI:nnin . rBl Building. IPOl Police. IPWl Public Works. IADMl Administration/City
At rn v. IFIt..n Finance. rFl Dougherty Re<;Jional Fire Authority. IDSm Dublin San Ramon
Services District. [Co] Alameda County Deoartment of Environmental Health.
GENERAL
1. This Conditional Use Permit approval for PA 94-055 is to allow the operation of a
PETCO retail store at 11976 Dublin Boulevard in a C-N Neighborhood Business
District. This approval shall generally conform to the plans prepared by George
Meu Associates dated January 23, 1995, consisting of sheets SD2, S03, and S04
stamped approved, and the plans prepared by George Meu Associates dated March
2, 1995, consisting of sheet S01 stamped approved labeled Exhibit A. These
2
sheets consist of a Site Plan and Grading Plan; a Preliminary Landscape Plan; a
Floor Plan and Roof Plan and Exterior Elevations except as modified by conditions of
this resolution. [PLJ
SECURITY
2. As required by the Dublin Department of Police Services, all security hardware for
the new structure must comply with the City of Dublin Non-Residential Security
Requirements (Attachment 5). [B, PO]
3. The Applicant shall work with the Dublin Department of Police Services prior to
submittal of building plans and on an ongoing basis to establish an effective theft
prevention and security program. [PO]
4. The Applicant should consider the use of anti-graffiti coating on windows and wall
surfaces. [PO]
5. The curbing to the north of the building shall be painted red and the driveway to the
north of the building shall be designated as a fire lane. The curbing at the
entrances to the parking lot and around the two islands in the middle of the parking
lot shall be painted red.
6. The door on the north side of the building shall be provided with a peep-hole for the
safety of employees exiting that door.
7. Prior to issuance of building permits, the Applicant shall provide written
documentation to the Planning Department that all Dublin Police Services
requirements have been, or will be, met. [PO, PL]
DEBRISIDUST/CONSTRUCTION ACTIVITY
8. Measures shall be taken to contain all trash, construction debris, and materials on-
site until disposal off-site can be arranged. The Applicant shall be responsible for
corrective measures at no expense to the City of Dublin. [B, PW]
9. Areas undergoing grading, and all other construction activities, shall be watered, or
other dust palliative measures used, to prevent dust, as conditions warrant. [B, PW]
10. The use of any temporary construction fencing shall be subject to the review and
approval of the Director of the Department of Public Works and the Building
Official. [PW, B, PL]
11. The trash receptacle shall be located as agreed upon with the Livermore Dublin
Disposal Company. Written confirmation of this shall be sent to the Director of
Planning by the Applicant prior to the issuance of building permits. [PI]
3
12. This permit shall be revocable for cause in accordance with Section 8-90.3 of the
Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit
shall be subject to citation. [PLl
PASSED, APPROVED AND ADOPTED this 27th day of March, 1995.
AYES:
NOES:
ABSTAIN:
MAYOR
ATTEST:
City Clerk
(94-55/cupres3)
4
RESOLUTION NO. -95
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
DENYING PA 94-055 PETCO
CONDITIONAL USE PERMIT
AT 11976 DUBLIN BOULEVARD
AS APPROVED BY THE PLANNING COMMISSION
ON MARCH 6, 1995
WHEREAS, Steve Thomas, representing PETCa, submitted an application
requesting approval of a Conditional Use Permit for the construction and operation of a
12,002 square foot PETCa retail store; and
WHEREAS, the Planning Commission did hold a public hearing on said application
on March 6, 1995, and did adopt Resolution 95-07 adopting the Negative Declaration,
Resolution 95-08, approving PA 94-055 PETCa Conditional Use Permit and Resolution
95-09, approving PA 94-055 PETCa Site Development Review; and
WHEREAS, the decision of the Planning Commission on the PETCa project was
appealed on March 7, 1995, by Council member Barnes; and
WHEREAS, the appeal was amended by Councilmember Barnes on March 20,
1995; and
WHEREAS, the City Council did hold a public hearing on said application on March
27, 1995; and
WHEREAS, proper notice of said public hearing was given in all respects as
required by law; and
WHEREAS, the application has been reviewed in accordance with the provisions of
the California Environmental Quality Act (CEQAI and a Negative Declaration has been
adopted (City Council Resolution No. -95). This project will not have a significant effect
on the environment; and
WHEREAS, the City Council did consider the proposal to change from one
established use to another permitted use as required by the San Ramon Road Specific
Plan; and
WHEREAS, the Staff Report was submitted recommending that the revised
application submitted March 21, 1995, be conditionally approved; and
?"'XL1~'f'1"'r"
,p:. ~ ~ !) ,1 'i!
;~ d' 'i ..;;t, ';1; ",.
c:GIfI .... ~~ ;":0..
D4
WHEREAS, the City Council did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin
does hereby find:
A. That the Construction of a PETCO store as shown on Exhibit A considered by
the Planing Commission on March 6, 1995, would have a negative visual
impact on the City of Dublin in that its construction would eliminate valuable
open space and cedar trees which are integral to the identity of Dublin.
B. That the elimination of valuable open space and cedar trees at this location
would constitute a significant and not mitigable environmental impact
because the mature cedar tree and the two immature cedar trees and the
open space at this location constitute one of the few open space areas
remaining in central Dublin and are not replaceable.
PASSED, APPROVED AND ADOPTED this 27th day of March, 1995.
AYES:
NOES:
ABSTAIN:
MAYOR
ATTEST:
City Clerk
t94-55/cupres41
2
RESOLUTION NO. -95
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
-------------------------------------------------------------~-------------------------------------------------------------
APPROVING PA 94-055 PETCO
CONDITIONAL USE PERMIT
AT 11976 DUBLIN BOULEVARD
FOR REVISED PROJECT SUBMITTED
MARCH 21, 1995
WHEREAS, Steve Thomas, representing PETCa, submitted an application
requesting approval of a Conditional Use Permit for the construction and operation of a
12,002 square foot PETCa retail store; and
WHEREAS, the Planning Commission did hold a public hearing on said application
on March 6, 1995, and did adopt Resolution 95-07 adopting the Negative Declaration,
Resolution 95-08, approving PA 94-055 PETCa Conditional Use Permit and Resolution
95-09, approving PA 94-055 PETCa Site Development Review; and
WHEREAS, the decision of the Planning Commission on the PETCa project was
appealed on March 7, 1995, by Councilmember Barnes; and
WHEREAS, the appeal was amended by Councilmember Barnes on March 20,
1995; and
WHEREAS, the City Council did hold a public hearing on said application on March
27, 1995; and
WHEREAS, proper notice of said public hearing was given in all respects as
required by law; and
WHEREAS, the application has been reviewed in accordance with the provisions of
the California Environmental Quality Act (CEQA) and a Negative Declaration has been
adopted (City Council Resolution No. -95). This project will not have a significant effect
on the environment; and
WHEREAS, the City Council did consider the proposal to change from one
established use to another permitted use as required by the San Ramon Road Specific
Plan; and
WHEREAS, the Staff Report was submitted recommending that the application be
conditionally approved; and
EXHiBiT 03
WHEREAS, the City Council did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin
does hereby find:
A. The construction and operation of the PETCO retail store will serve a public
need by providing, the retail sale of pet supplies in the City of Dublin.
B. The use will be properly related to other land uses and transportation and
service facilities in the vicinity, as the proposed use will be compatible with
the type and nature of operations typically found in the neighborhood.
C. The use, under all circumstances and conditions of this particular case, will
not materially adversely affect the health or safety of persons residing or
working in the vicinity, or be materially detrimental to the public welfare or
injurious to property or improvements in the neighborhood, as all applicable
regulations will be met.
D. The use will not be contrary to the specific intent clauses or performance
standards established for the district in which it is to be located.
E. The project is consistent with the policies contained in the City's General
Plan and in the San Ramon Road Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby
conditionally approve PA 94-055, PETCO Conditional Use Permit application, as generally
depicted by materials labeled Exhibit B, stamped approved and on file with the Dublin
Planning Department, subject to the following conditions:
CONDITIONS OF APPROV AL:
~nless ~t~ted o~herwi:e. all Conditions of Aoproval shall be comolied with orior to the
i~:~anc f buil ing p rmits or establishment of use. and shall be subiect to Planning
0: artment review and aoproval. The following codes reoresent those
~,,~;rtment~a~enci~s re~~~n~~le fo; monitoring compliance of the conditions of aporoval.
I PL~Plannin~. B1 B_ildin P Poli e. rpWl Public Works. [ADMl Administration/Citv
A~Lrn::. [FIN~ Finance. fFl D~ugherty Regional Fire Authoritv. [DSRl Dublin San Ramon
S rvic Distri t, rcOJ Alameda County Department of Environmental Health.
GENERAL
1. This Conditional Use Permit approval for PA 94-055 is to allow the operation of a
12,002 square foot PETCO retail store at 11976 Dublin Boulevard in a CoN
Neighborhood Business District. This approval shall generally conform to the plans
prepared by George Meu Associates dated March 21, 1995, stamped approved
labeled Exhibit B. These sheets consist of a Site Plan and Grading Plan; a
2
Preliminary Landscape Plan; a Floor Plan and Roof Plan and Exterior Elevations
except as modified by conditions of this resolution. [PLJ
SECURITY
2. As required by the Dublin Department of Police Services, all security hardware for
the new structure must comply with the City of Dublin Non-Residential Security
Requirements (Exhibit J). [B, PO)
3. The Applicant shall work with the Dublin Department of Police Services prior to
submittal of building plans and on an ongoing basis to establish an effective theft
prevention and security program. [POI
4. The Applicant should consider the use of anti-graffiti coating on windows and wall
surfaces. [PO]
5. The curbing at the entrances to the parking lot shall be painted red except where
adjacent to a required parking space.
6. The door on the north side of the building shall be provided with a peep-hole for the
safety of employees exiting that door.
7. Prior to issuance of building permits, the Applicant shall provide written
documentation to the Planning Department that all Dublin Police Services
requirements have been, or will be, met. [PO, PL]
DEBRIS/DUST/CONSTRUCTION ACTIVITY
8. Measures shall be taken to contain all trash, construction debris, and materials on-
site until disposal off-site can be arranged. The Applicant shall be responsible for
corrective measures at no expense to the City of Dublin. [B, PW]
9. Areas undergoing grading, and all other construction activities, shall be watered, or
other dust palliative measures used, to prevent dust, as conditions warrant. [B, PW]
10. The use of any temporary construction fencing shall be subject to the review and
approval of the Director of the Department of Public Works and the Building
Official. [PW, B, PL]
11. The trash receptacle shall be located as agreed upon with the Livermore Dublin
Disposal Company. Written confirmation of this shall be sent to the Director of
Planning by the Applicant prior to the issuance of building permits. [PI]
3
12. This permit shall be revocable for cause in accordance with Section 8-90.3 of the
Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit
shall be subject to citation. [PLJ
PASSED, APPROVED AND ADOPTED this 27th day of March, 1995.
AYES:
NOES:
ABSTAIN:
MA YOR
ATTEST:
City Clerk
4
RESOLUTION NO. -95
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
--------------------------------------------------------------------------------------------------------------------------------------------
APPROVING PA 94-055 PETCO SITE DEVELOPMENT REVIEW
AT 11976 DUBLIN BOULEVARD
AS APPROVED BY THE PLANNING COMMISSION
ON MARCH 6, 1995
WHEREAS, Steve Thomas, representing PETCO, submitted an application requesting
approval of a Site Development Review for the construction of a 12,002 square foot PETCO retail
store including the waiver of 17% of the required parking spaces and the establishment of a
Master Sign Program; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
March 6, 1995, and did adopt Resolution 95-07 adopting the Negative Declaration, Resolution 95-
08, approving PA 94-055 PETeO Conditional Use Permit and Resolution 95-09, approving PA 94-
055 PETCO Site Development Review; and
WHEREAS, the decision of the Planning Commission on the PETCO project was appealed
on March 7, 1995, by Councilmember Barnes; and
WHEREAS, the appeal was amended by Councilmember Barnes on March 20, 1995; and
WHEREAS, the City Council did hold a public hearing on said application on March 27,
1995; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEOA) and a Negative Declaration has been adopted (City
Council Resolution No. -95). This project will not have a significant effect on the environment;
and
WHEREAS, the Staff Report was submitted recommending that the application be
conditionally approved; and
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby find that:
A. The approval of this application is consistent with the intent/purpose of Section 8-
95.0 SITE DEVELOPMENT REVIEW.
!."""\-~. :ll~~"".\'" E'
.,~ ~ . "..."1
<...I';...M_ D ~ ~.
B. The approval of this application, as conditioned, complies with the General Plan, the
San Ramon Road Specific Plan, with District Regulations and the general
requirements established in the Zoning Ordinance.
C. The approval of this application, as conditioned, is in the best interests of the public
health, safety and general welfare.
D. The proposed site development, including site layout, vehicular access, circulation
and parking, setbacks, height, walls, public safety and similar elements have been
designed to provide a desirable environment for the development.
E. Architectural consideration, including the character, scale and quality of the design,
the architectural relationship with the site and other buildings, building materials and
colors, screening of exterior appurtenances, exterior lighting and similar elements
have been incorporated into the project in order to insure compatibility of this
development with the development's design concept or theme and the character of
adjacent buildings and uses.
F. Landscape considerations, including the locations, type, size, color, texture and
coverage of plant materials, provisions and similar elements have been considered to
insure visual relief and an attractive environment for the public.
G. The approval of this Site Development Review will be consistent with the policies
set forth within the Dublin General Plan and the San Ramon Road Specific Plan.
H. That sufficient evidence has been presented demonstrating that the proposed
PETCO store in Dublin will require a smaller number of permanent spaces (40 rather
than 481 based on anticipated use of the land.
I. That sufficient evidence has been presented demonstrating the unique circumstance
substantiating the waiving of 17% (eight spaces) of the required parking spaces.
J. That the Master Sign Program as shown on Exhibit A Sheet SDl dated March 2,
1995, and Sheet SD4 dated January 23, 1995 contributes to an effective and
attractive identification of businesses, services and uses and that the design quality
of the site will be superior to the quality that would result under the regulations and
standards of the Ordinance.
K. That all of the proposed signs of the retail complex are compatible with the style or
character of existing improvements on the site and are well related to each other.
L. That all of the proposed sign age generally conforms with the Design Criteria in
Section 8.08.060 of the Ordinance.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 94-055, PETCO Site Development Review application, as generally
depicted by materials labeled Exhibit A, stamped approved and on file with the Dublin Planning
Department, subject to the following conditions:
2
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Aooroval shall be comolied with orior to the issuance of
buildino oermits or establishment of use. and shall be subiect to Planning Deoartment review and
aooroval. The followina codes represent those deoartments/aoencies resoonsible for monitoring
comoliance of the conditions of aooroval. rPLl Planning. fB] Buildino. rpO] Police. rpWl Public
Works. [ADMl Administration/City Attornev rFIN] Finance. IF] Doughertv Regional Fire Authority
roSR] Dublin San Ramon Services District. rcOJ Alameda County Deoartment of Environmental
Health. rZ7] Zone Seven.
GENERAL
1. This Site Development Review approval for PA 94-055 is to allow the construction of a
PETCO retail store in the CoN Neighborhood Business District. This approval shall generally
conform to the plans prepared by George Meu Associates dated January 23, 1995,
consisting of sheets SD2, SD3, and SD4 stamped approved, and plans prepared by George
Meu Associates dated March 2, 1995, consisting of sheet SDl stamped approved labeled
Exhibit A. These sheets consist of a Site Plan and Grading Plan; a Preliminary Landscape
pran; a Floor Plan and Roof Plan and Exterior Elevations except as modified by conditions of
this resolution. [PLl
2. The Applicant shall comply with all applicable city of Dublin Site Development Review
Standard Conditions and the City of Dublin Non-Residential Requirements (Attachments 4
and 5). [PL]
3. All signs shall be subject to the requirements of the Sign Regulations within the Zoning
Ordinance. [PL]
PUBLIC WORKS
4. The project developer shall complete the purchase of the necessary right-of-way from the
City to construct the easterly portion of the parking lot prior to the issuance of a building
permit. The dedication of five (5) feet of frontage along Dublin Boulevard shall be used to
offset the purchase of land on an equal square foot basis. [PWj
5. A Traffic Impact Fee in the amount of $20,810 shall be paid, as agreed to by the applicant,
prior to the issuance of building permits. [PW]
6. All damaged on-site existing pavement sections shall be repaired or replaced as directed by
the City Engineer. [PW]
7. The area outside the building shall drain outward at a 2% minimum slope for unpaved areas
and a 1 % minimum in paved areas (with a maximum gradient of 5%) unless otherwise
approved by the Director of Public Works. [PW]
8. Where storm water flows against a curb, a curb with gutter shall be used. The flows line
of all asphalt paved areas carrying water shall be slurry sealed at least three feet on either
side of the center of a swale. [PW]
9. All catch basins within paved areas not against curb and gutter shall have a 3-foot concrete
apron around all sided of the inlet per City of Dublin Standard Plans. [PW]
3
10. All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving and utilities, must be constructed in accordance with approved
standards and/or plans and may be constructed only after an encroachment permit has
been issued. [PW]
11. The Applicant shall be responsible for correcting deficiencies in the existing frontage
improvements to the satisfaction of the City Engineer. [PWl
12. Any relocation of improvements or public facilities shall be accomplished at no expense to
the City. [PW]
13. The Applicant shall install 5-foot flat flares on all driveways to the satisfaction of the City
Engineer. [PW]
14. All on-site pedestrian walkways shall maintain a minimum four 14) foot unobstructed width.
[PWl
15. The project shall conform to requirements of the City of Dublin "Typical Public Works
Conditions of Approval for Commercial/Industrial Site Development Review or Conditional
Use Permit Development" and "City of Dublin Improvement Plan General Notes"
(Attachment 6) with the exception of Condition 27. [PW]
16. Prior to grading, a construction fence shall be installed around the Cedar tree to be
preserved. The location to be at the edge of the grading for the parking lot curb. [PW]
17. If in the opinion of the City Engineer a traffic problem exists due to automobiles exiting the
driveway on San Ramon Road, the City may prohibit automobiles from exiting that
driveway onto San Ramon Road. Entrance to that driveway would be allowed. [PW]
LlGHT1NG
18. Exterior lighting shall be provided and shall be of a design and placement so as not to cause
glare onto adjoining properties or onto Dublin Boulevard or San Ramon Road. Lighting used
after daylight hours shall be adequate to provide for security needs 11.5 foot candles).
Roof-mounted exterior lighting shall be provided around the entire perimeter of the building
to provide "wash" security lighting. The Applicant shall provide photometrics and cut
sheets for the review and approval of the Police Department and the Planning Director. [PL.
PO]
FIRE PROTECTION
19. Fire flows shall meet the requirements of the Dougherty Regional Fire Authority (DRFA). [F]
20. The building shall be sprinkled as required by DRFA. [F]
21. All valves and controls, including the automatic fire suppression system, shall be
supervised by an approved central station, in compliance with DRFA requirements. [F]
4
22. Prior to issuance of a building permit, a Fire Impact Fee in the amount of $600.00 per
2,000 square feet of building area shall be collected separately for each new building, in
accordance with DRFA requirements. [F, B]
23. A Fire Hydrant and Fire Department Connection shall be located in the large island in the
middle of the parking lot. [F]
24. The curbing to the north of the building shall be painted red and designated as a "no
parking _ fire access" area. The curbing at the entrances to the parking lot and along the
two islands, except adjacent to a required parking space, shall be painted red and
designated as a "no parking" area. [F]
25. A "Knox Box" shall be installed on the main entryway to the building. [F]
26. Provide DRFA with Materials Safety Data Sheets for chemical products to be on stock. [F]
27. Prior to the issuance of a building permit, the Applicant shall provide written confirmation
to the Planning Department that the requirements of DRFA have been, or will be, met. [F,
B, PL]
DISPOSAL SERVICE
28. The trash receptacle shall be located as agreed upon with Livermore Dublin Disposal.
Written confirmation of this shall be sent to the Director of Planning by the Applicant prior
to the issuance of building permits. IPLl
29. The Applicant shall submit a design detail and location of the trash enclosure area subject
to the Planning Director's review and approval. The design of the trash enclosure shall
reflect dimensional criteria deemed acceptable by Livermore Dublin Disposal and shall
incorporate use of a 10' x 10' concrete apron in front to facilitate a mechanical pick-up
service. If wooden door are utilized, the doors shall be trimmed with a heavy metal lip.
Raised concrete curbing shall be provided inside the trash enclosure area to serve as wheel
stops for metal trash bins to protect the interior walls of the enclosure. Colors and
materials of the rash enclosure shall be architecturally compatible with the main structure
subject to Planning Director review and approval. [PL, LDD, B]
30. The trash enclosure shall be constructed of non-combustible materials. [F]
DUBLIN SAN RAMON SERVICES DISTRICT IDSRSDl
31. Prior to issuance of any building permit, complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the DSRSD 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. [DSR]
32. All mains shall be sized to provide sufficient capacity to accommodate future flow demands
in addition to each development project's demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master planning. [DSR]
5
33. Domestic and fire protection waterline systems for Tracts or Commercial Developments
shall be designed to be looped or interconnected to avoid dead end sections in accordance
with requirements of the DSRSD Standard Specifications and sound engineering practice.
[DSR]
34. DSRSD policy requires public water and sewer lines to be located in public streets rather
than in off-street locations to the fullest extent possible. If unavoidable, then public sewer
or water easements must be established over the alignment of each public sewer or water
line in an off-street or private street location to provide access for future maintenance
and/or replacement. [DSR]
35. Prior to approval by the City of a grading permit or a site development permit, the locations
and widths of all proposed easement dedications for water and sewer lines shall be
submitted to and approved by DSRSD. [DSR]
36. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably
offered to DSRSD. [DSR]
37. Prior to issuance by the City of any Building Permit, all utility connection fees, plan
checking fees, inspection fees, permit 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. [DSR]
38. Prior to issuance by the City of any Building Permit, all improvement plans for DSRSD
facilities shall be signed by the District Engineer. Each drawing of improvement plans shall
contain a signature block for the District Engineer indicating approval of the sanitary sewer
or water facilities shown. Prior to approval by the District Engineer, the Applicant shall pay
all required DSRSD fees, and provide an engineer's estimate of construction costs for the
sewer and water systems, a performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts and forms that are
acceptable to DSRSD. The Applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by the District Engineer. [DSR]
39. No sewerline or water line construction shall be permitted unless the proper utility
construction permit has been issued by DSRSD. A construction permit will only be issued
after all of the items in condition 37 have been satisfied. [DSR]
40. The Applicant shall hold DSRSD, its Board of Directors, commissions, employees, and
agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines
resulting from completion of the project. [DSRJ
41. Special approval is required for any trash enclosure proposed to be connected to public
sewers. A roof is required. Applicant shall submit plans for sewer connection of trash
enclosure. [DSR]
42. A District water main crosses the area proposed for a parking lot. The owner shall prepare
a legal description and dedicate a fifteen (15) foot wide easement to the District for the
existing water main. The existing water meter may require relocation at the Applicant's
expense. [DSR]
6
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT (Zone 7\
43. Special Drainage Area 7-1 was established by the Alameda County Flood Control and
Water Conservation District (ACFC&WCD) Board (Resolution 6922, May 17, 1966) to
provide for a program of flood control improvements along the major streams and arroyos
within Zone &. Ordinance No. 53 of the ACFC&WCD prescribes fees an charges within
SDA 7-1 to be collected at the time of issuance of a building or use permit. The fees and
charges so collected are used to finance SDA 7-1 flood control improvements.
The subject site formally was used as a Unocal Service Station. In accordance with
ACFC&WCD Ordinance No. 53, Section V - Collection of Fees, item 2, page 7, "fees shall
be collected from a parcel of land with preexisting building, structures or improvements or
those that have already been assessed a drainage fee if the proposed use will be such that
a higher drainage fee should be assessed, provided, however, that such a fee shall be equal
to the difference in the amount calculated to be due under the new use and the amount
calculated to be due under the old use in accordance with the fee schedule contained in
Section II hereof." [Z7]
44. Zone 7 administers a program for the destruction of unused wells in the Livermore-Amador
Valley. Known water wells without a documented intent of future use, filed with Zone 7,
are to be destroyed prior to any demolition or construction activity in accordance with a
\!Veil destruction permit obtained from Zone 7. Wells Nos. 3SI1W-2H14, -2H16, and -2H17
are known wells located within the subject site. All three wells are monitoring wells
constructed by Unocal and may need to be marked and preserved in a sampleable and
measurable condition or properly destroyed and replaced in kid at a location approved by
the Alameda County Department of Health. Please call Mr. Tom Peacock, Alameda County
Environmental Health, Hazardous Materials Section, for a status report of their investigation
for possible petroleum product in the soil and/or groundwater. Investigations at other sites
have often continued after a change in land use. Other wells encountered prior to or during
construction are to be treated similarly. [Z7]
ARCi-tITECTURAL
45. Exterior colors shall conform the colors and materials palette submitted to the Dublin
Planning Department dated January 23, 1995. All ducts, meters, air conditioning
equipment and other mechanical equipment that is on-site or roof-mounted shall be
effectively screened from view. [PL]
LANDSCAPE AND IRRIGATION PLANS
46. A final detailed Landscape and Irrigation Plan (at 1 inch = 20 feet or larger). along with a
cost estimate of the work and materials proposed, shall be submitted for review and
approval by the Planning Director. Landscape and Irrigation Plans shall be signed by a
licensed landscape architect. Final landscape plans shall indicate the common and
botanical names, container size, growth rate and number of each plant. All landscaping, as
shown on the Landscape and Irrigation Plan, shall include drought tolerant vegetation. [PLl
7
47. The final landscape plan shall be generally consistent with the preliminary landscape plans
prepared by George Meu and Associates, dated received by the Planning Department on
January 23, 1995 and more specifically with sheet SD 1 dated March 2, 1995 IExhibit A,
sheet SD2). [PL]
48. Landscaping shall not obstruct the sight distance of motorists, pedestrians or bicyclists.
Except for trees, landscaping at drive aisle intersections shall not be taller than thirty 130)
inches above the curb. More specifically, the landscaping in the both on-site and off-site
adjacent to the pathway adjacent to San Ramon Road should not be taller than thirty (30)
inches in order to provide for the safety of pedestrians and bicycle riders. [PL]
49. The pathway adjacent to San Ramon Road shall be redesigned to reduce the curvature of
the pathway at the northmost point of the off-site landscape area. If necessary remove the
existing tree and replace it with a tree of the same species. [PLJ
50. The Applicant shall complete and submit to the Dublin Planning Department the Standard
Plant Material, Irrigation and Maintenance Agreement (Attachment 7). [PL]
51. The Applicant shall submit written documentation to the Planning Director lin the form of a
Landscape Documentation Package and other required documents) that the development
conforms to the City's Water-Efficient Landscaping Ordinance (Attachment 8). [PLJ
PARKING
52. Of the forty-eight 1481 parking spaces required by the Zoning Ordinance, eight (81 are
waived by the Planning Commission resulting in a parking requirement of forty 140) spaces.
53. The Applicant shall submit a revised parking lot striping plan for new parking areas subject
to review and approval of the Planning Director and the Director of Public Works and shall
conform the parking plan shown on sheet SDl dated March 2, 1995. All newly-striped
parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet
apart as shown on the "Typical Parking Striping Detail" (Attachment 9). Handicapped,
visitor, and employee and compact parking spaces shall be appropriately identified on the
pavement and designated on the parking plan. [PL]
54. Handicapped ramps and parking stalls shall be provided and maintained as required by the
State of California Title 24 provisions including the provision of an eight 18) foot wide
striped handicapped ramp for a handicapped van parking space. [PL, BJ
55. The Applicant shall provide a minimum one foot wide raised curb or equivalent on
landscape fingers and islands adjacent to parking stalls to allow for pedestrian access. [PLI
56. The Applicant shall provide continuous curbing for all parking stalls. [PW]
MASTER SIGN PROGRAM
57. This approval is to establish a Master Sign Program for the PETCO retail site. This approval
shall be as generally depicted on Exhibit A sheet SD 1 dated March 2, 1995, and Sheet SD4
8
dated January 23, 1995. All signs approved under this Master Sign Program shall
generally conform to the following conditions, dimensions and restrictions: [PLl
FREESTANDING SIGN
Sign Height:
Sign Copy Area:
Sign Setback:
WALL SIGNS
10 feet
57 square feet per side
5 feet from property line
Internally illuminated, individually lettered wall signs on the East building elevation:
Sign Area:
Letter Height:
Sign Length:
Emblem:
153 square feet
30 inches
60.5 feet
3 feet by 5 feet
I') "_ f)
Internally illuminated, individually lettered wall signs on the South building elevation:
Sign Area:
Letter Height:
Sign Length:
177 square feet
30 inches
70 feet including emblems
58. AI.I approved signs shall be well maintained in an attractive manner and in accordance with
the approved plans. Any indirect light fixtures used to illuminate any signage on the
PETCO site shall be glare-shielded.
59. All signage shall comply with the provisions of the sign regulations of the Zoning
Ordinance. Signage approved under this Master Sign Program may only be modified
subject to approval by the Planning Director.
60. Any new or proposed signs for the PETCO site shall conform to the Master Sign Program.
Any requested signage not shown on the Master Sign Program will require a separate Sign
Site Development Review approval by the Planning Director.
MISCELLANEOUS
61. Approval of the Site Development Review shall be valid for oneyear, until March 6, 1996.
If construction has not commenced by that time, this approval shall be null and void. The
approval period for the Site Development Review may be extended six (6) additional
months (Applicant must submit a written request for the extension prior to the expiration
date of the permit) by the Planning Director upon the determination that the Conditions of
Approval remain adequate to assure that the above-stated findings of approval will
continue to be met. [PLJ
62. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin
Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject
to citation. [PLI
9
63. To apply for building permits, the Applicant shall submit six (6) sets of construction plans
to the Building Department for plan check. Each set of plans shall have attached an
annotated copy of these conditions of approval. The notations shall clearly indicate how all
conditions of approval will be complied with. Construction plans will not be accepted
without the annotated conditions attached to each set of plans. The Applicant will be
responsible for obtaining the approvals of all participating non-City agencies prior to the
issuance of building permits. [B, PL]
PASSED, APPROVED AND ADOPTED this 27th day of March, 1995.
AYES:
NOES:
ABSTAIN:
MAYOR
ATTEST:
City Clerk
(94-005/sdrres3)
10
RESOLUTION NO. -95
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
--------------------------------------------------------------------------------------------------------------------------------------------
DENYING PA 94-055 PETCO SITE DEVELOPMENT REVIEW
AT 11976 DUBLIN BOULEVARD
AS APPROVED BY THE PLANNING COMMISSION
ON MARCH 6, 1995
WHEREAS, Steve Thomas, representing PETCO, submitted an application requesting
approval of a Site Development Review for the construction of a 12,002 square foot PETCO retail
store including the waiver of 17 % of the required parking spaces and the establishment of a
Master Sign Program; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
March 6, 1995, and did adopt Resolution 95-07 adopting the Negative Declaration, Resolution 95-
08, approving PA 94-055 PETCO Conditional Use Permit and Resolution 95-09, approving PA 94-
055 PETCO Site Development Review; and
WHEREAS, the decision of the Planning Commission on the PETCO project was appealed
on March 7, 1995, by Councilmember Barnes; and
WHEREAS, the appeal was amended by Councilmember Barnes on March 20, 1995; and
WHEREAS, the City Council did hold a public hearing on said application on March 27,
1995; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA) and a Negative Declaration has been adopted (City
Council Resolution No. -95). This project will not have a significant effect on the environment;
and
WHEREAS, the Staff Report was submitted recommending that the application be
conditionally approved; and
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby find that:
A. That the Construction of a PETCO store as shown on Exhibit A considered by
the Planing Commission on March 6, 1995, would have a negative visual
EXHH31T EA
impact on the City of Dublin in that its construction would eliminate valuable
open space and cedar trees which are integral to the identity of Dublin.
B. That the elimination of valuable open space and cedar trees at this location
would constitute a significant and not mitigable environmental impact
because the mature cedar tree and the two immature cedar trees and the
open space at this location constitute one of the few open space areas
remaining in central Dublin and are not replaceable.
PASSED, APPROVED AND ADOPTED this 27th day of March, 1995.
AYES:
NOES:
ABSTAIN:
MA YOR
ATTEST:
City Clerk
(94w005/sdrres4)
2
RESOLUTION NO. -95
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
-----------.--------------------------------------------------------------------------------------------------------------------------------
APPROVING PA 94-055 PETCO SITE DEVELOPMENT REVIEW
AT 11976 DUBLIN BOULEVARD
FOR REVISED PROJECT SUBMITTED
MARCH 21, 1995
WHEREAS, Steve Thomas, representing PETCO, submitted an application requesting
approval of a Site Development Review for the construction of a 12,002 square foot PETCa retail
store including the waiver of 18.5% of the required parking spaces and the establishment of a
Master Sign Program; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
March 6, 1995, and did adopt Resolution 95-07 adopting the Negative Declaration, Resolution 95-
08, approving PA 94-055 PETCa Conditional Use Permit and Resolution 95-09, approving PA 94-
055 PETCa Site Development Review; and
WHEREAS, the decision of the Planning Commission on the PETCO project was appealed
on March 7,1995, by Councilmember Barnes; and
WHEREAS, the appeal was amended by Councilmember Barnes on March 20, 1995; and
WHEREAS, the City Council did hold a public hearing on said application on March 27,
1995; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA) and a Negative Declaration has been adopted (City
Council Resolution No. -95). This project will not have a significant effect on the environment;
and
WHEREAS, the Staff Report was submitted recommending that the application be
conditionally approved; and
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby find that:
A. The approval of this application is consistent with the intent/purpose of Section 8-
95.0 SITE DEVELOPMENT REVIEW.
EXHIBiT E 3
8. The approval of this application, as conditioned, complies with the policies of the
General Plan, the San Ramon Road Specific Plan, and with District Regulations and
the general requirements established in the Zoning Ordinance which allow
commercial uses at this location.
C. The approval of this application, as conditioned, is in the best interests of the public
health, safety and general welfare as the development is consistent with all laws
and ordinances.
D. The proposed site development, including site layout, vehicular access, circulation
and parking, setbacks, height, walls, public safety and similar elements have been
designed to provide a desirable environment for the development as shown on
Exhibit 8.
E. Architectural consideration, including the character, scale and quality of the design,
the architectural relationship with the site and other buildings, building materials and
colors, screening of exterior appurtenances, exterior lighting and similar elements
have been incorporated into the project and as conditions of approval in order to
insure compatibility of this development with the development's design concept or
theme and the character of adjacent buildings and uses.
F. Landscape considerations, including the locations, type, size, color, texture and
coverage of plant materials, provisions and similar elements have been considered to
insure visual relief and an attractive environment for the public and are included as
conditions of approval.
G. That sufficient evidence has been presented demonstrating that the proposed
PETCO store in Dublin will require a smaller number of permanent spaces (40 rather
than 49) based on anticipated use of the land.
H. That sufficient evidence has been presented demonstrating the unique circumstance
substantiating the waiving of 18.5% (nine spaces) of the required parking spaces.
I. That the Master Sign Program as shown on Exhibit 8 Sheets SD 1 and SD4 dated
March 21, 1995, contributes to an effective and attractive identification of
businesses, services and uses and that the design quality of the site will be superior
to the quality that would result under the regulations and standards of the
Ordinance.
J. That all of the proposed signs of the retail complex are compatible with the style or
character of existing improvements on the site and are well related to each other.
K. That all of the proposed signage generally conforms with the Design Criteria in
Section 8.08.060 of the Ordinance.
8E IT FURTHER RESOLVED THAT THE Dublin City Council does hereby conditionally
approve PA 94-055, PETCO Site Development Review application, as generally depicted by
materials labeled Exhibit 8, stamped approved and on file with the Dublin Planning Department,
subject to the following conditions:
2
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Aooroval shall be complied with orior to the issuance of
buildino oermits or establishment of use. and shall be subiect to Planning Deoartment review and
aooroval. The following codes reoresent those deoartments/aoencies resoonsible for monitoring
comoliance of the conditions of aooroval. IPLl Plannino. fBI Building. fPOl Police. rpWl Public
Works. fADMl Administration/Citv Attorney. [FINl Finance. IF] Douohertv Regional Fire Authoritv.
roSRl Dublin San Ramon Services District. ICal Alameda County Deoartment of Environmental
Health. IZ71 Zone Seven.
GENERAL
1. This Site Development Review approval for PA 94-055 is to allow the construction of a
PETCO retail store in the CoN Neighborhood Business District. This approval shall generally
conform to the plans prepared by George Meu Associates dated March 21, 1995, stamped
approved labeled Exhibit B. These sheets consist of a Site Plan and Grading Plan; a
Preliminary Landscape Plan; a Floor Plan and Roof Plan and Exterior Elevations except as
modified by conditions of this resolution. [PLl
2. The Applicant shall comply with all applicable city of Dublin Site Development Review
Standard Conditions and the City of Dublin Non-Residential Requirements (Exhibits I and J).
[PLl
3. All signs shall be subject to the requirements of the Sign Regulations within the Zoning
Ordinance. [PLl
PUBLIC WORKS
4. The project developer shall complete the purchase of the necessary right-of-way from the
City to construct the easterly portion of the parking lot prior to the issuance of a building
permit. The dedication of five 15) feet of frontage along Dublin Boulevard shall be used to
offset the purchase of land on an equal square foot basis. [PW]
5. A Traffic Impact Fee in the amount of $20,810 shall be paid, as agreed to by the applicant,
prior to the issuance of building perrnits. [PWj
6. All damaged on-site existing pavement sections shall be repaired or replaced as directed by
the City Engineer. [PW]
7. The area outside the building shall drain outward at a 2% minimum slope for unpaved areas
and a 1 % minimum in paved areas (with a maximum gradient of 5%) unless otherwise
approved by the Director of Public Works. [PW]
8. Where storm water flows against a curb, a curb with gutter shall be used. The flows line
of all asphalt paved areas carrying water shall be slurry sealed at least three feet on either
side of the center of a swale. [PWj
9. All catch basins within paved areas not against curb and gutter shall have a 3-foot concrete
apron around all sided of the inlet per City of Dublin Standard Plans. [PW]
10. All improvements within the public right-of-way, including curb, gutter, sidewalks,
driveways, paving and utilities, must be constructed in accordance with approved
3
standards and/or plans and may be constructed only after an encroachment permit has
been issued. [PWj
11. The Applicant shall be responsible for correcting deficiencies in the existing frontage
improvements to the satisfaction of the City Engineer. [PW]
12. Any relocation of improvements or public facilities shall be accomplished at no expense to
the City. [PWj
13. The Applicant shall install 5-foot flat flares on all driveways to the satisfaction of the City
Engineer. [PWj
14. All on-site pedestrian walkways shall maintain a minimum four 14) foot unobstructed width.
[PW]
15. The project shall conform to requirements of the City of Dublin "Typical Public Works
Conditions of Approval for Commercial/Industrial Site Development Review or Conditional
Use Permit Development" and "City of Dublin Improvement Plan General Notes" IExhibit K)
with the exception of Condition 27. [PW]
16. Prior to grading, a construction fence shall be installed around the open space on the
northwest corner of Dublin Boulevard and San Ramon Road to be preserved. The location
to be at the edge of the grading for the parking lot curb. [PWj
17. If in the opinion of the City Engineer a traffic problem exists due to automobiles exiting the
driveway on San Ramon Road, the City may prohibit automobiles from exiting that
driveway onto San Ramon Road. Entrance to that driveway would be allowed. [PW]
LIGHTING
18. Exterior lighting shall be provided and shall be of a design and placement so as not to cause
glare onto adjoining properties or onto Dublin Boulevard or San Ramon Road. Lighting used
after daylight hours shall be adequate to provide for security needs (1.5 foot candles).
Roof-mounted exterior lighting shall be provided around the entire perimeter of the building
to provide "wash" security lighting. The Applicant shall provide photometrics and cut
sheets for the review and approval of the Police Department and the Planning Director. [PL,
PO]
FIRE PROTECTION
19. Fire flows shall meet the requirements of the Dougherty Regional Fire Authority IDRFA). [F]
20. The building shall be sprinkled as required by DRFA. [F]
21. All valves and controls, including the automatic fire suppression system, shall be
supervised by an approved central station, in compliance with DRFA requirements. [F]
22. Prior to issuance of a building permit, a Fire Impact Fee in the amount of $600.00 per
2,000 square feet of building area shall be collected separately for each new building, in
accordance with DRFA requirements. [F, B]
4
23. A Fire Hydrant and Fire Department Connection shall be located to the north and south of
the driveway entrance from San Ramon Road respectively. [F]
24. The curbing at the entrances to the parking lot, except adjacent to a required parking
space, shall be painted red and designated as a "no parking" area. [F]
25. A "Knox Box" shall be installed on the main entryway to the building. [F]
26. Provide DRFA with Materials Safety Data Sheets for chemical products to be on stock. [F]
27. Prior to the issuance of a building permit, the Applicant shall provide written confirmation
to the Planning Department that the requirements of DRFA have been, or will be, met. [F,
B, PL]
DISPOSAL SERVICE
28. The trash receptacle shall be located as agreed upon with Livermore Dublin Disposal.
Written confirmation of this shall be sent to the Director of Planning by the Applicant prior
to the issuance of building permits. [PL]
29. The Applicant shall submit a design detail and location of the trash enclosure area subject
to the Planning Director's review and approval. The design of the trash enclosure shall
reflect dimensional criteria deemed acceptable by Livermore Dublin Disposal and shall
incorporate use of a 10' x 10'. concrete apron in front to facilitate a mechanical pick-up
service. If wooden door are utilized, the doors shall be trimmed with a heavy metal lip.
Raised concrete curbing shall be provided inside the trash enclosure area to serve as wheel
stops for metal trash bins to protect the interior walls of the enclosure. Colors and
materials of the rash enclosure shall be architecturally compatible with the main structure
subject to Planning Director review and approval. [PL, LDD, B]
30. The trash enclosure shall be constructed of non-combustible materials. [F]
DUBLIN SAN RAMON SERVICES DISTRICT IDSRSDl
31. Prior to issuance of any building permit, complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the DSRSD 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. [DSR]
32. All mains shall be sized to provide sufficient capacity to accommodate future flow demands
in addition to each development project's demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master planning. [DSR]
33. Domestic and fire protection waterline systems for Tracts or Commercial Developments
shall be designed to be looped or interconnected to avoid dead end sections in accordance
with requirements of the DSRSD Standard Specifications and sound engineering practice.
[DSR]
5
34. DSRSD policy requires public water and sewer lines to be located in public streets rather
than in off-street locations to the fullest extent possible. If unavoidable, then public sewer
or water easements must be established over the alignment of each public sewer or water
line in an off-street or private street location to provide access for future maintenance
and/or replacement. [DSRl
35. Prior to approval by the City of a grading permit or a site development permit, the locations
and widths of all proposed easement dedications for water and sewer lines shall be
submitted to and approved by DSRSD. [DSR]
36. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably
offered to DSRSD. [DSRl
37. Prior to issuance by the City of any Building Permit, all utility connection fees, plan
checking fees, inspection fees, permit 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. [DSRl
38. Prior to issuance by the City of any Building Permit, all improvement plans for DSRSD
facilities shall be signed by the District Engineer. Each drawing of improvement plans shall
contain a signature block for the District Engineer indicating approval of the sanitary sewer
or water facilities shown. Prior to approval by the District Engineer, the Applicant shall pay
all required DSRSD fees, and provide an engineer's estimate of construction costs for the
sewer and water systems, a performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts and forms that are
acceptable to DSRSD. The Applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by the District Engineer. [DSR]
39. No sewerline or water line construction shall be permitted unless the proper utility
construction permit has been issued by DSRSD. A construction permit will only be issued
after all of the items in condition 37 have been satisfied. [DSRl
40. The Applicant shall hold DSRSD, its Board of Directors, commissions, employees, and
agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines
resulting from completion of the project. [DSRl
41. Special approval is required for any trash enclosure proposed to be connected to public
sewers. A roof is required. Applicant shall submit plans for sewer connection of trash
enclosure. [DSRJ
42. A District water main crosses the area proposed for a parking lot. The owner shall prepare
a legal description and dedicate a fifteen 115) foot wide easement to the District for the
existing water main. The existing water meter may require relocation at the Applicant's
expense. [DSR]
ALAMEDA COUNTY FlOOD CONTROL AND WATER CONSERVATION DISTRICT (Zone 71
43. Special Drainage Area 7-1 was established by the Alameda County Flood Control and
Water Conservation District (ACFC&WCD) Board (Resolution 6922, May 17, 1966) to
6
provide for a program of flood control improvements along the major streams and arroyos
within Zone &. Ordinance No. 53 of the ACFC&WCD prescribes fees an charges within
SDA 7-1 to be collected at the time of issuance of a building or use permit. The fees and
charges so collected are used to finance SDA 7-1 flood control improvements.
The subject site formally was used as a Unocal Service Station. In accordance with
ACFC&WCD Ordinance No. 53, Section V - Collection of Fees, item 2, page 7, "fees shall
be collected from a parcel of land with preexisting building, structures or improvements or
those that have already been assessed a drainage fee if the proposed use will be such that
a higher drainage fee should be assessed, provided, however, that such a fee shall be equal
to the difference in the amount calculated to be due under the new use and the amount
calculated to be due under the old use in accordance with the fee schedule contained in
Section II hereof." [Z7]
44. Zone 7 administers a program for the destruction of unused wells in the Livermore-Amador
Valley. Known water wells without a documented intent of future use, filed with Zone 7,
are to be destroyed prior to any demolition or construction activity in accordance with a
well destruction permit obtained from Zone 7. Wells Nos. 3S/1W-2H14, -2H16, and -2H17
are known wells located within the subject site. All three wells are monitoring wells
constructed by Unocal and may need to be marked and preserved in a sampleable and
measurable condition or properly destroyed and replaced in kid at a location approved by
the Alameda County Department of Health. Please call Mr. Tom Peacock, Alameda County
Environmental Health, Hazardous Materials Section, for a status report of their investigation
for possible petroleurn product in the soil and/or groundwater. Investigations at other sites
have often continued after a change in land use. Other wells encountered prior to or during
construction are to be treated similarly. [Z7]
ARCHITECTURAL
45. Exterior colors shall conform the colors and materials palette submitted to the Dublin
Planning Department dated March 21, 1995. All ducts, meters, air conditioning equipment
and other mechanical equipment that is on-site or roof-mounted shall be effectively
screened from view. [PL]
LANDSCAPE AND IRRIGATION PLANS
46. A final detailed Landscape and Irrigation Plan (at 1 inch = 20 feet or larger!. along with a
cost estimate of the work and materials proposed, shall be submitted for review and
approval by the Planning Director. Landscape and Irrigation Plans shall be signed by a
licensed landscape architect. Final landscape plans shall indicate the common and
botanical names, container size, growth rate and number of each plant. All landscaping, as
shown on the Landscape and Irrigation Plan, shall include drought tolerant vegetation. [PL]
47. The Final Landscape and Irrigation plan shall be generally consistent with the preliminary
landscape plans prepared by George Meu and Associates, dated received by the Planning
Department on March 21, 1995 (Exhibit B) and shall include the lands within public
ownership to the north of the project and on the northwest corner of Dublin Boulevard and
San Ramon Road as shown on said plans. Plantings on the corner remaining under public
ownership shall be drought resistant and not require irrigation. [PLJ
7
48. Landscaping shall not obstruct the sight distance of motorists, pedestrians or bicyclists.
Except for trees, landscaping at drive aisle intersections shall not be taller than thirty (30)
inches above the curb. More specifically, the landscaping in the both on-site and off-site
adjacent to the pathway adjacent to San Ramon Road should not be taller than thirty (30)
inches in order to provide for the safety of pedestrians and bicycle riders. [PLl
49. The pathway adjacent to San Ramon Road shall be installed as shown on Exhibit B, sheet
SD2. [PLl
50. The Applicant shall complete and submit to the Dublin Planning Department the Standard
Plant Material, Irrigation and Maintenance Agreement IExhibit U. [PLl
51. The Applicant shall submit written documentation to the Planning Director lin the form of a
Landscape Documentation Package and other required documents) that the development
conforms to the City's Water-Efficient Landscaping Ordinance (Exhibit M). [PLl
PARKING
52. Of the forty-nine (49) parking spaces required by the Zoning Ordinance, nine (91 are waived
by the City Council resulting in a parking requirement of forty (40) spaces.
53. The Applicant shall submit a revised parking lot striping plan for new parking areas subject
to review and approval of the Planning Director and the Director of Public Works and shall
conform the parking plan shown on sheet SDl dated March 21, 1995. All newly-striped
parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet
apart as shown on the "Typical Parking Striping Detail" IExhibit N). Handicapped, visitor,
and employee and compact parking spaces shall be appropriately identified on the
pavement and designated on the parking plan. [PLl
54. Handicapped ramps and parking stalls shall be provided and maintained as required by the
State of California Title 24 provisions including the provision of an eight (8) foot wide
striped handicapped ramp for a handicapped van parking space. [PL, B]
55. The Applicant shall provide a minimum one foot wide raised curb or equivalent on
landscape fingers and islands adjacent to parking stalls to allow for pedestrian access. [PLl
56. The Applicant shall provide continuous curbing for all parking stalls. [PW]
MASTER SIGN PROGRAM
57. This approval is to establish a Master Sign Program for the PETCO retail site. This approval
shall be as generally depicted on Exhibit B sheets SD 1 and Sheet SD4 dated March 21,
1995. All signs approved under this Master Sign Program shall generally conform to the
following conditions, dimensions and restrictions: [PLl
8
FREESTANDING SIGN
Sign Height:
Sign Copy Area:
Sign Setback:
WALL SIGNS
10 feet
57 square feet per side
5 feet from property line
Internally illuminated, individually lettered wall signs on the East building elevation:
Sign Area:
Letter Height:
Sign Length:
Emblem:
153 square feet
30 inches
60.5 feet
3 feet by 5 feet
Internally illuminated, individually lettered wall signs on the South building elevation:
Sign Area:
Letter Height:
Sign Length:
177 square feet
30 inches
70 feet including emblems
58. All approved signs shall be well maintained in an attractive manner and in accordance with
the approved plans. Any indirect light fixtures used to illuminate any signage on the
PETCO site shall be glare-shielded.
59. All signage shall comply with the provisions of the sign regulations of the Zoning
Ordinance. Signage approved under this Master Sign Program may only be modified
subject to approval by the Planning Director.
60. Any new or proposed signs for the PETCO site shall conform to the Master Sign Program.
Any requested signage not shown on the Master Sign Program will require a separate Sign
Site Development Review approval by the Planning Director.
MISCELLANEOUS
61. Approval of the Site Development Review shall be valid for one year, until March 6, 1996.
If construction has not commenced by that time, this approval shall be null and void. The
approval period for the Site Development Review may be extended six (6) additional
months (Applicant must submit a written request for the extension prior to the expiration
date of the permit) by the Planning Director upon the determination that the Conditions of
Approval remain adequate to assure that the above-stated findings of approval will
continue to be met. [PL]
62. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin
Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject
to citation. [PLl
9
63. To apply for building permits, the Applicant shall submit six (6) sets of construction plans
to the Building Department for plan check. Each set of plans shall have attached an
annotated copy of these conditions of approval. The notations shall clearly indicate how all
conditions of approval will be complied with. Construction plans will not be accepted
without the annotated conditions attached to each set of plans. The Applicant will be
responsible for obtaining the approvals of all participating non-City agencies prior to the
issuance of building permits. [B, PLI
PASSED, APPROVED AND ADOPTED this 27th day of March, 1995.
AYES:
NOES:
ABSTAIN:
MAYOR
ATTEST:
City Clerk
{94-005/sdrres21
10
81/12/1335 11:59
5183.35"'-' 17
[)I.~II ~;EAl-IS
P;::'G=: 82
. "
~
omnl.
f 1<1 [i I ... ' I ~, -)
:' I :. " 'I ~ ~ ~
January 12, 1995
Mr. Steye Thomas
Thomas Properties, Inc.
3100 Oak Road, Suite 215
Walnut Creek, CA 94596
Subject:
Traiiic Analysis for the Proposed Dublin PETCO Store
Dear Mr. Thomas:
This letter report summarizes various traffic a~alyses conducted for the proposed Dublin PETCO stere.
Based on discussions with Dublin Trans~ortation staffand yourself, this report addresses L~e prcJect's
contribution to fucure average daily traffic (ADT) volumes in the project yicinity.!
Data Collection and ?roiect Comribmic1" ~o Traffic Growth
The proposed project would consist of a 12,OCO square foot PETCO store and would ~ !c.;:at;;Q or.
the northwest quadrant of the Dublin Elvd/San Ramon Rd. intersection. Typically, daily tr;p
generation research wodd i:~ used fron ~he Jr:st!tute of Transportation Engineers (1TE) f:Jr small re~ad
uses. However, there has been no daily trip research conducted for 'pet' stores. Consequently, it
was determined that (\1,'0 diifeRnt PETCO stores in the East Bay would be counted to deter.nh,e a di.i:v
trip generation rate fcr the proposed project. These stores included the Walnut Creek PErCa Zt 1!01
Nursery Lane and the Danviile PETeO a: 3~02 Camino Tassajar.l. Coums were conducted curing
the peak period (4:00-6:00 PM) to determine a peak hour trip rate. Based on ITE rese,lrcn, the peak
hour was assumed to ~ 10% of the daily rate. This daily rate was determined to be 97.5 t:ies/! ,COJ
square feet of deyelopment.
Tne City's traf1'ic contribution analyses foc~s on the daily traffic generation. Using the daily trip rate
calculated from data collected at the two PETCO stores, tie daily trip generation of t.he prcpcsed
project has ~en calculated and is outlir:ed in Table 1.(J) As indicated in the calculations, a pO:1icn
of the retail traffic wOl:ld represent "pass-by' trips. These trips represent traffic that is already
traveling on Dublin Boulevard or San Ramon Road to/from work. school, other shopping, etc. The
stop at the PETCO store would represent a secondary or 'pass-by' trip which would not add to the
traffic on the adjacent streets. ITE research indicates that with a retail store of this size abcut 25 %
of its daily traffic would represent pass-by trips. We have assumed 25 % of the daily tr.lffic II'OU Id
represent pass-by trips.
Mehran Sepehri, Traffic Engineer, City of Dublin, Personal communication on 1-10-95.
l':r.: 0I\..,',C'..-:'. ?:L'':'-'l~C. ~/~ ';-:,j
~':(fr-o.,J~i:::i;("" CA ')~i:
(5~O; ;~t..:~2~C
,=;..'( ~~ :J) .;:~. :~~:
....X" ". '~.....~~ F
~ "=i g, .
~ ",1 j ii9~! .
81/12/1995 11:59
51833522,-' ""7
O~\HI HE~tiS
F'~G=: OJ
The proposed store's daily trips have been disuibuted on the basis of traffic !low patterns and access
opportunities. As indicated in Table 1, the distribution also includes the expected use of planned 1-680
southbound ramps whlc:, will provide 3 direct link to/from Regional Street south of the store.
As a particular fceus cf the trip distribution, the City has asked that a calculation be done for the
project's comribution to traffic increases on Dublin Boulevard, Village Parkway and the pit!n~ed 1-680
southbound ramps. .~s shown in Table 2, the project's ponions of the various traific increases are
relatively minimal.
As shown in Table 3, the prcposed project's traffic impact fees (TJF) have been calcuiated bsed Gn
its contribution to f;Ja.:re traffic ince::.ses and specific roadway improvemenl cosrs. Tr.e ~rcpcs2d
project's total TIF would c-e S20,810.
(:onciusions
The proposed PETCO store would represent a relatively small portion of the traffic incre:!Ses ex~c:ed
on the street network. T;1e store's comributions to future traffic !lows are outlined in this re;:ort.
Based on the City's traffic impact fee calc~laticns. the total TIF for the proposed proje.c:; wcu:c =.e
S20,810.
T tn.:st that this len:::- :-e?ort iesponds ~o your ri~eds. Please let me know if you or the C;ty r.:lve 2.:1Y
further qu~stjons in t:.is ~2g:!:-d.
~Pfl~
George ..w. Nickelson, P.E.
Branch Manager
~
2
81!12!~935 11:59
518335~ 7
or,INI HENIS
P;:;!::E: 8~
TABLE 1
DAIL Y TRIP GENERATIONIDISTRIBUTION
ON STREET NETWORK
Daily TriD Generarion:(l)
12,CXXl sq. ft. PETCO 5tore
Daily Trips: 97.5 trips/I,CiXl x 12,CX:0 5C;. ft
Net Trips: 1, I 70 x 25 % r.ew trips
1,170 trips
878 trips
TriD Di,tribution
878 net new daily trips
10% to/from the west on Dublin Boule'!",,:
20% to/from the north on San Ramon ;l,OJG
30% to/from the somh en Fcothiil Read
10% to/from the planned 1-680 scuthbcu.cd 'amp
20% to/from the north en Village P2.rk-'s:::y
10% to/from the e3.st en Dubt:n Bou!ev~~d
=
88
176
262
83
I"'
:0
.a.s...
878
=
=
=
=
=
(1\
Omni-Means, L:d., Peak period ccw::!, at PETCa stores in Walnut Creek ad Da::vii!e C:J 1-
10,11-95.
~
3
81/12/1355
11: 53
5~ 83352'- 7
at,IN! HEtJ1S
~~!:;::::
TABLE 1
PROJECT CO;';TRIBUTION TO TRAFFIC
I\'CREASES O:'i STREET NETWORK
I Existing Fu ture Net I Project !
I Street Segment ADT ADT Increase Trip!% I
Dublin Boulevard i 22,400 49,400 27,COO 88:'0.33% I
east oi Village ?!rkv..ay i (ave) I)
Village Parkway I 16,700 n, COO 6 ,COO 176i2.93%
north of DubEn Boulevard I (ave)
! ,
1-680 0 9,300 9,3CO '"0' 1 - ,I
t.':f," ,j :J;
southbound ramps/c:Jr.ne.::::ion I 'I
'i
TABLE 3
PROJECT TRAFFIC l"lPACT FEE CALCULATIO:\S:I,
Street Segment
Proj ect
ADT '<
Conrribution
Roadwuy
Improyement
Fee (total)
Total
Project
TlF
Dublin Boulevard o ,,~ 1,130,COO 3,730
.J': Ie
Village Park\1iay 2.93~ 346,CClJ 10.140
]-680 Ramps 0.31 ;; :2,240,OCO 6.9.i0
Total TIF 10,810
(1) Mehran Sepehri, Trafr!c Engineer. Traffic iee impact calculations on 1-12-95.
~
4
r'1AF.:- 1 -95 1..JED
9 ~ 4 ';?
THOr.,A:3
P_02
JiCC 8:\1\ nC';'l~ ~.; ,- ::,5 . WA_ ,....;; '::~..:~:.:::'" C,\..IFOnNI':' 'J-.l596 . r=.=~ ~'(j '..'.1:'; .~.;'(:~ . . ',,'. :.;~; ':,;:: :,-.
February 28, 1995
Mr. Dennis Carringcon
City ofDublin
100 Civic Plaza
Dublin, CA 94568
RE: PETCO
Dear Mr. Carringtcr.:
We will pay traffic mic:g~ticn fees. S20.810.00, at Building Permit.
Very truly yours,
.' <:::"1'''>
'._'=-)C/--;_/~"
Steven P. Thomas
SPT:ba
EV~Ii"'d; r_
.l\j3]O~~ ~
/ '
PETCO~
(
~-
PET FOOD AND SUPPLIES
9151 REHCQROAO . SAN DIEGO. CALIFORNIA 92121 . (619)~~.7Bt.S . FAX(619)t.5J.6S8S
January 25, 1995
Mr. Dennis Canington
City of Dublin Plannh'1g Department
100 Civic Plaza
Dublin, CA 94568
RE: Proposed Petea
Dublin Blvd. and San Ramon Road
Dublin, CA
Dear Mr. Carrington:
Please find the attached building and parKL.'1g statistics for two Petea stores: Chico, CA and
Stocl1:on, CA The store sizes are 8,800 square feet and 13,300 square feet. lnese sores
will give you an indication of what business our proposed store will be doing.
Based upon these statistics, Vie respectfully request your approval for a parKL.'1g reduction of
approximately 16.5% in on-site parking requirement It has been our experience thzr the
parking spaces provided with the 16.5% reduction is more than adequate to service our
proposed store.
Please contact me if you have any conce:ns or questions.
Thank you very much.
Srr ___(
~'\r'~\
~berto Canizalez I \
Project Coordinator
AC/pj
Enclosures
-~V~P""ST II
EA~3i~~. 11
...'r"
4ETCOe
,
('
~-
PET FOOD AND SUPPLIES
9151 REHCOROAD . SAN DIEGO. CAUFORNIA Q2121 . (619)453-7845 . rAXC61Q)45J-65aS
P.~G Ai'lALYS1S
::TCO OJ #361 NO.OFEMPLDYEES: HOlTRS OF OPERATIO;--i:
- .
~ rr.
DDRESS: 6122 Pacific Avenue 9 AM-5PM: 2-3 Mon-Fri: 10 - 9 pm
UY: Stockton 4 PM-I0PM: 3 Sm: 9 - 8 pm
Q. FT.: 13,300 Sun: 11 - 5 pm
:0. OF CillS:
DAY 1 DAY 2 DAY 3 DAY 4 DAY 5 DAY 6 DAY 7 A'iERAGE
: 00 .A.]'v1 CLOSED CLOSED CLOSED CLOSED CLOSED
':00 AN! CLOSED CLOSED CLOSED CLOSED CLOSED
-
;:00 h\1 0 1 0 0 0
):00 h\1 0 2 0 0 0
.0:00 lI.1'v1 5 2 0 2 1
~ 1 :00 N\1 8 4 4 , 4
~
12:00 PM 4 10 6 5 6
~ :00 PM 4 5 6 7 4
2:00 PM 0 7 5 , ,
~ ~
3:00 PM 1 6 4 2 0
.1:00 PM 2 , 5 1 4
~
5:00 PM 5 4 , , 2
, ~
~
5:00 PM , 8 4 , 2
~ ~
7:00 PM 1 2 1 4 1
8:00 PM 6 2 1 4 1
9:00 PM 1 1 0 2 0
10:00 PM CLOSED CLOSED CLOSED CLOSED CLOSED
12:00.A..M CLOSED CLOSED CLOSED CLOSED CLOSED
]:OO.A..M CLOSED CLOSED CLOSED CLOSED CLOSED
2:00 N'v! CLOSED CLOSED CLOSED CLOSED CLOSED
3:00 A!'v! CLOSED CLOSED CLOSED CLOSED CLOSED
4:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED
5:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED
CJ\
-l
\
o
(')
7\
d
2.
,
Q
.~
,'"
."
,'2
:{
::~ 0;
, "
'^I \.;
" "
" ....
''1 ~
,-...
..')~'
~ \
\J
.::; CJ
\"
Co"
't
~\
'01
'>~
~~
,
-, ;
"'''
,'v C\
., "--
~)
'"
(.... ~
....
", c:,
'-'
'-
\J
~
"
,
"
-....
\ ,
v,
(j
C.
~
..,
"
(::\
\)
. .
~ .
.
,
"
1"\
.....
i:
.....
Il
cJI
-\
m
./'
/ -
.~('" -
.~
'0/
i
,
.'
.'
.,
, .
I I. ~ )
....
,(:)
;...
.'
""'..\
"
\.
IJ
-.--
/,",r-
.~
-...
....
\.
"
. i
" I
, (\
--,--- /1
'. I
'\, ....1
,.
.... ....,
h '-::\
r.. ~,
~ ',1
.... i
.....
"
.'
/
,
,
.
! ------
I (t':,
-'
'\
....
\:.~
"
;-\
"
,'.
'-
"
;-,
..!':
"
~ '
"
~:"'"'t'
, ~ ) . J
I...... i
1.\1 1
,~ '
I ~'. I
,'-.\ !\
I' ."
,.... .
(~~ r;:
11\ 1\
I
I
I
I
Jc::::
~
".
~
,
o
'"
....
"
;..,
'I
....
<.
'"
"I
~, 'J
I
iIO
"-
I.'.
.....
....
I
-,
"
.~
\.
,I,
I' .
",
~
"
~~..: ~.
,
",,' '.
,',\
(',
:\~ . "
"
~;
I
I
I
I
I~
Ie,
:8
....
l,
, c.;
',", \~
(
.~
:1
:1
'I: .... ~"
: -':.'
~!! :'~
''-0.,
:..,~ i,
'11
':1
-'/'
-::. \\
.,
\,
.,
I
~ i
"
Ii
.EQI
"
I.'
'-
<::
.\,
.........:
~!
t\ \
\'\
::..
(,
;-.
"
,.
';1
:.~ ,
:;J!
".'!
,
,
i
L
~ J"<,/.>1 / !-../
-- .
,
'1.
.0.
ju...
-?-
"
!
.,
.~;
I
\
\:
YJ
I'
....
~
n
"
. r
. . ~,-(i
"
1 -.
I.....
I~
I:
, ....
I..
\ '
/'
"'~G'
N 'i
... '
I
.:.eD,
t.
94'
"..
:J
<:.
~
.-
....
~
,. \
I
I
I
....1
..
G-~ i
'I
,
I
............
!
I
....1
I
:01
l..
"I
I
\
J
\~
'::.
fh
;.....
~
....
::...'"
'" :'C.
~ .::
~ -..
....
<....
c:.
Ii'
/
.;;~:.; _~!f~ ~J:=~_I)L ...
...;..... ;)t':\'-L ~_'v,:~-:::i
:~ J ~, l~}.~j ~
,<",,~'/:'7/' "
-.:1~::' ;r;;~- iJ\~.... '" .i!;
":~~',,,~~f~~ ./.;.....~ ~
.';~~:. .~~;-r,::_~..::il ~..,
'~_~r"."'. ,~. ."'"'' '."
'~~.::,h ?J~ 1f:~'~;~
., .J::": lr~"""-' !~':z'lM" ..I.~
.:~::~..~~_j:f~~ :~~~.~I~~}: :~:
_ _:?...- ..'ot,,"'... .t~. ""f\"-....~ "It;'
....:.:_~~~ ~h1J~~ ;~t*~~; ':.'-.:~.
::. ~t~f ;l~r:;'~ 'Ef_~~i /~
\_~ .;JY~~A:?JJ~:fi::;..;'=J.;J-C'k ';S
. ,-;~j;jiff ~t~~{i~{.:~
." ~.:j I ''''''-::' .~~t..~~,. ".--
.. :~{.!'I_~fu. :~?8~:-r ~
. -' ,..,.,,, ,;;:~."., -
!!!fA~+';jh 0~ ~~~, ii
,''';~''': :::.~f.t:..~~- .ttt'i~~.'.O,
-' ",.,-.~ "~~
"-'r''-';,'.-'. -~ ~~;~)
,'....'V'l~.~....~...::-..
~>~-.::":'~~':; ~~ ~
'"''''I~'''''~~''-'''''
>:-~~t;.i ~~~.
.. .~*.: ..~~.t: ,~,;). -~,
;.;',
'~~:~!~~-~j~ .~
:1~:i'2. .-."
:\ ~~~: :~~Jt
,.j ~ . '4. ~'~. 'H~~1?
:-i <~~: ~i ~",:
.-! ^ -:'~-- :~:. .-'
j'.:...'....,J. ,...
I" '1':-.' ~,~,
j : \' .':' ~~ -',~'
1>- '~"""":
i0~B~; :?,,-:
1/\.; . ')... ....
I ,"-..
, ,--:,~:: .,..'
,"i '
II"::'"
.\.''\ .
.,
. ,
,
.....
."-
,'. i<:,
lj
"
,
.........
'\
II
-;~~';;
"-
,
",
,
"';
~?
:.~
a
\;\
S.
II'
,'J
'-....
1',;
'"
, .
.....'
\
'"
.\i
.-
. -..
~.
i~
"
',1
'.' ..
",:'
...:.....'.,.
....
~f::~,~.~
'-~ .'
('-
C'l",
).i
....... '2:
'.'
'.--~ --:.
-...
...:)
"
j -.
I '
\ ~,1~:~r
\-....] ""'.
II -,:0
. t.,
::.::.
G.::.-..,
..-J ,-,
..........\,J
\J\
.\ :'\.
'il
() \.~.
ll, \. ':
r.
\J
',.
!"
".-'
~;.. -..--
..'.,.-'
., ~ .
:;':-'-:
:(.
-:- 'A
,.
-;-.:..... ..' -.;-
;C'
'ETCO~ re ~.
,
PET FOOD AND SUPPLIES 9151 REHCO ROAD. SAN DIEGO. CALIFORNIA 92121 . (619) 45.'l.7BA5 . FAX (619) dS3-6585
PARKING ANALYSIS
TCO#: ""'67 NO. OF EMPLOYEES: HOURS OF OPERATION:
trj _
)DRESS: 2005 Whitman Per Shift - 3-4 Mon-Fri: 10 - 9 pm
IT: Chico Sat: 9 - 8 pm
~. FT.: 8,800 Sun: 11 - 7 pm
). OF CARS:
DAYl DAY 2 DAY 3 DAY 4 DAYS DAY 6 DAY 7 AVERAGE
i )0 AM CLOSED CLOSED CLOSED CLOSED CLOSED
80AM CLOSED CLOSED CLOSED CLOSED CLOSED
-
OOAM CLOSED CLOSED CLOSED CLOSED CLOSED
OOAM 0 2 0 0 0
):00 AM 8 8 0 4 3
1:00AM 5 5 10 "' 5
j
~:OO PM 6 6 15 10 11
OOPM 13 8 "' 20 6
:J
OOPM 15 .... 12 10 15
:J
:OOPM 7 8 15 8 10
:OOPM 12 12 10 '13 6
:OOPM 11 15 7 8 8
:OOPM 8 8 9 5 0
:00 PM 12 6 15 7 0
:00 PM 0 0 0 .... 0
'j
:00 PM 3 0 0 2 0
0:00 PM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED
2:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED
:OOAM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED
:OOAM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED
:OOAM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED
-:OOAM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED
:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED
. ..
i. .. ." ~'
,.'
90eJ-
c
i 030:
I
, ,
"'i\~~.:...,l:;'--=:'-&.r\.
=
,
c
-: i_32~
i i
'i
-F .~:'-.i~ .S?;3l1C-SAJ\1S
!
c
: 120d.:
;1
- '!OG:"'~P, T
:
C;-:=':.~
,
,
C~riING
I
SnDP
I
?OST?-.L
'500
?~::s
~2~
~
: 50C;;-
I
: 20CL~
~ 2QO-::
()
-
,
r
,-
~
o
~
I
I
J
~-..........
-----.: ~
-
.\i
-.J '--- '0 c---- '---,
,~~~:1_I,""'::'::1 ,
I /-----.::,~ \
II > ,/:::--;-----------~'
, -0 < ',~, -------~'..
i ~~=~ ~~, '" ~~,'.,- _ /
~.-;::::.. '"\.. .....c \., ~ . " ----/
;;- ",';~~<"-"~0'~ ~\ ';' ~
I . . -" \ > \ ",...("\
:..--'.:> ~ / 0 \ " ."
~\.'''e' - '/ \, --;...
/' ., ,I:~ '-"~
, :: \ '\
.,::: /'
'\.Y'
. ,
.\ \.
.. '\"
'~\ '\~ ~~-~;\,\
.,~v/ \\ \\"
, \ '>'
\ ..., \\'.
\" - \\ \\
... \"
\/'
',,\ .
}'~Y\'\ \;.,.- ..-- ...-<:.'\~
\ 7.'.-....,.; :,\
.-c'";~"~":. \:
~ 'i-' '\
. v ~.\ --'~-
\ 'l ' - '.'
'0 \ '
,,_./,,--
/'
~...,
'-'
'-----"'J
[. "
,
,
.,~.
'.\ _"'l
--.;.~~~~"'
'.'o,;~ \~~~
-:-.. >:<>-"::\\>..
,-:;,,0
,~ oX
~:~\
--;.!,:-,\
oJ
\,.(
'.\
.\\
,"
'I
210~ ()
~ 0
1
,
I --...
1330;::
1 ()
I
1 2 till: )>
7---i.A.lR
..::J'.,
~
'---'
,
','\\
.!'-..j
''--''
;.-/",
:il~l-
, -: l:! ;.
;>,,1 ..d :;
: ~::~ ~:I- ~
--'1
:."7:i!!
,
'.
,r--.
----
I,
I'
~."'.
'Y,
o
::;
'","
/~:
~
,\\
',,\
':-
'"
'/
/,
'/'
"',
/'
~
?
0;:.
~
y
'.
"
,"
"
,
I
(
i
't
.\
~. ~
:1.
;!j
'u
"
,I
'\.>)
)1
'--
,
~'vi>
......
~O
..)
)
!i
:i'-
II'
-'
"
I
'y
-. -
,,---
c
/.
/'
':=:.
'~
.,
'-<.
~
, ~
1
../
-----------..-----..----
,~
._d_____U______...__.._
~
~
'"'
_ : 20Cr-
, C:~U26Y'S _~
;-?ESl AURANT'
~ 200;:'
=
Pi....,.;y :1 ,..\G':"IN
SPORTS
"
~
~
<
i >
~
>
~ ~.
,,' "
~
> :;:;- 1
i
- l
-
- j
-
'J1 ~
I'
.____.____ __uun.___n
___~~"..,..___un_"
~
~.
-
-;
~
'-'
~
~
-
-
~
~
c,
J:
/ '. - ----. ..;;-'-_.~:"'-..
/- .' - ..... . -I ...
/- ...,-~-.. '~':Z ..r'
'/;//'/// ,/
1/ I / / .'
~ ll. I s / . .' (
~ if jh '1/
t 4: /
e:< #f! ! 1 () --'Q
.:;, / /j / ::5/ c:... "rn
:\ J# / 's:-" ~ 'J;- \ \.
,rii.@#,' c:.s.- ~ \) _
la' " ....11\(\
, h I .-' '"
1;/ )-,;, ~'\\\O Q
0,ii: / 'c. ~G"'"
,~ I I - (\
fa ( "\fl
I! / l::> "'- ~ Y'
1'1 I r ! ,-,- ~ '^'
! / j,!. ~L N "'T/f : i: >','...
! ,;. "I.' ;;. ..,"':\ \,
! /1 H - ,-,.'.~?..,\ ! If ! \ \.
' .-l'~ :?h I:': II "'1
l </ ~ I I . I' .'
-I i{r '\ . ,,' :.0'
S I . f-....~___ ty.,.. ./ \ \ ,\.'l ..\.~" \ .
, / I ~. ,
J , I ........., '.(-"\
f / j / ~__~... ~{~/" \
, / / J I I /~_/,Jl,'Oo
~ : i, I I J ( J ~ ,'I \\ ",':
;' /....~. " ~. //. I I I I I 1 J!! . t J \ \ . ~. .4 . "
~ : J ..... ' ! / / / / \ '{ [\ '>.... /1 ...1" ...... "
-: ". '.... '! / / if ... ~)' 'Qi..' .. : ..' ..
. ; 4 -............ ""'" '!' \. ,/)-. >0 ...,!' <' :.: .... \
I. ............ '. It ~ "'. ." ....
,if ". "'~ ...., ,,\, ..' ~ ..': I :
:;:::. .". " '. <boe~.... "'.' /' .' . 4
'f'" ~ ...... "'" . ..... ..."........,.. ..'::
' ~ "'~""""'" ". .' ~ .'10 . .
.~:~) >Tt-/"~~'e-""'~"'-:;:>"'" '" :"''''r.~4\ !:rvb
~ ...,..... ............~..................,.,...:: .:" I -:- /t ....~
,"""\ "., -''':' \ 4 ~oI> : ".'
". J't. "": \4> .0. .."
/:,. ~I . ...........: "'~...: /"" \; S j./
:;r~ ' i! - ............. ~... ~,\ ~ I ~ . ~
~ / /
~i f
,~ I
it--J
;: ("l'- ~ J ( J I 'i \.... './
l \ ~~.L / l ,:. ~ ........, ~"'D;-" ~ .~ ~
\:, (I /~ ~......~" \\ <\ \ ~ ....... -T"~ ! /~
, I.' .' I.. ~ ~
I I ": . J,-- . r; <,>/
~ \ (\ ~ \~~ "\ \. r~ ~~14"-~JA ~~//'
\I I \' I: . __';:'. ~ '\~ '
\\ \ n 0 \: \\\" __L., S~\: -\\ "'~. ~~~
\ ,. \'. : . ."'\
\' I . oJ. . S .'j. J .
~ \ ~ \ I : 1.__:,~--4. .'
s\~ \ ~
~ 1\ \ ~
t==--"--
. -1" .......... ............ ...:;:::;,
'.... ~",,~............, of
. ......... "'Of ........ c--
............:..--.. li>~~:::---- ....,.... ..,"'................-::>~
.- "I ":-"1. .~-......... ............. .lIt~~.......,j....~_
7l.,...U .... .....:!.t .... "'............... .............. ...~liIIr~....~
~ "'- ~~. ........................"- '........ kr~~..............
. , ',.. -0 .......-..-,
", "'"'............... ..."'....~
.... ,,~~-...' ...............~ ............. ~
'. .., ............... ............... '"
I.'-,.;~...... ~~.
. .............,. '"
............... '" '
'. ..~~..
.,...........
."
.,'
..'
CITY OF DUBLIN
S I';' DEV::::!...O?:-!.:::~iT ?..Ei1IE:"; ST~.J.\m;..?D CONDITIO~~S
All projecrs aporoved by che Ciry of Dublin shall meer the :ollO':~5 sr~~d~rd
co.-:c.i.t.ions J...:.nless specifically e.:{enpted by the ?lanning De.?a.:~::le.:-.:.
Final ou:.-:-:.:.:"z 2.:'J.c si"te. deve.looment 'Plans shall be re.~iie.'",'e.c <=.::c. 2.:::;-:::-o'.~ec:.
tv "t~e ?l~~~i~2: Deoar~~e~C s:aff prior to the issua~ce. of a :~:~ci~~
Der~i'C:. .___ s'-.:cn Dla!".s 5'::.a11 insure:
a. T~a: sta~dard co~e.:cial or reside.n:ial sec~rity :e.q~::e~e.~:5 as
es::z.':JliS"r'.ec. b)~ t::-:e ut.:.blin Police De?art:ne:1C are. prov::'..s=c.
O. T~a: :ac?s, special ?arking spaces, signi~g. a~c c:~e.: a?F::~:~a:~
phys ::'::.2.1 f2:at1....:.:es fo: :he handicapped, are. provic..e.c. t:-.:Ot.:5-:-'c..::: ~..-
sit.e. for all peblicly t.:se.d facilit.ies.
c.
-'
1::2.:
conci:'..t:ous
co~c::e:e. c'..!.rbing
is provided fo:-
c.ll
~;:-.....~ ~':"
~-_.'-"-
. -
5 t:c.:!..ls .
l.:-.2.::
eX:2::io~ l~&~:~~& or the b~ildi~g
c.cJc.ce~t: ~::o~e::;:~es a~d the light
a7':c site.
is
.. .
J....... ~ c:.::e.-:. ::e.c-
d.
sou~ce is 5~i~:~~~ ::::~
oc:::::.
di::e-:.:: offsi;:e v:e~:~g.
e. The.: all ~ec~a~ical equipment, including elecc::ic2.1 c.~c ~~~
met:e::s, is arc~icect~::ally screened from 'lieN, C.nc t~c.: elec::::iC2.:
t::c.~s~o~ers a::e ei:~er cndergrounded or architectu~c.~ly sc::ee~ec.
f. T~2.: all crash e~closures are of a sturdy mate::~al (?:efe:c.Jly
maso~ry) and i:;. har~ony with the architecture 0: t~e builci~~(s)
~
O'
Ttc.: all ven;:s, g~:ters, dow~spouts, flashings,
to :::.2.tc::. C:'.e colc:: of <idjacent surface.
~~.-
- ~~. ,
a:e ~'2.ir.tec.
h. 1:-.':::': all !:late:::.a..:...s ar.d colors are to be as c.?'P:,c':ec ::; t:-.e _,..;.::l..:...:;-.
Plc.~~i~g Depa::;:~e~:. Once const::ucted or installed, all
i=~:-ove;:!.ents are to be maintained in c.ccordance ",.;it:. c::e a-;?:,o"/e.:.
pl~~s. Any c~a~ges ~nich affect the exte~io~ c:.a=c.c:e= s~a~l De
::es~billit:~ed to t~e Dublin Planning Depart~en~ for c.?~=oval"
i. T~a~ each parki~g space desig~nated for compact cC.rs ~e ice~:if~eG
"N:::: a pavement i:'.c.rking reading 1'5mall Car Only" or its
e~~~vc.le~t. anc additional signing be provided if necessa:."y.
j 1:-.2..: all ext.erio:." a:chitectural elements visible f=or:: vie".... c.:'..c f'.S:
cetailec on the plans be finished in a style a~c in ~ate=ials i~
ha~ony ~ith the ex:erior of the building.
k. That all other public agencies that require revie~ 0: tne ?roject
be supplied with copies of the final building and site plc.~s anc
t~ac compliance be obtained with at least their mini~~ Coce
requirements.
EXHiBiT I
2.
~i::.al 12.:'.csc2.:Je.
"J 1 2..:-'-5 i:::-~~2.::ion S.'S:~m ::i!..2.DS. t:,ee. D:::::s~:-:=.:ic::'.
2:\,;.2.:::'2.:::e.2.5. 5~:.2.11 be. re.',i~'.;e.d a':1C 2.DOr'J":e.c ~.: :::2. =:'..:.~:'i:-.
i:?.c:--,::.ic'.:.e:s.
c.;"~
?la::.ni:-,:;: ;::e.::2.:':::le~.: 'Jr::>::::: ::J ::,;e iS5Uc..I:.Ce: 0: the build:.:-.:=:: :;;:;:::i:.
sue::
.. ,
5\,;.::::::.:::.::.':"'5
s~all
:"::5""::2.:
2..
:::'2.: -;::'2.:"'.: :Jla::e:-ial is "..::ili::ec. ...._'-.. "..ill be ca.::c.Jle
~ -
..--- -p
--~..-~ .... -~, ~
s-"'''-'' -~'-_._..
:~c g:..-;2.:'. :-ange 0: soil 2.::c cli~a:e..
Q.
_..c:...... ?::-:l?osec.
la::csca:e sc=ee~i~g is or a heig~: a:'.~ ~2.:'.si:':
a ?csi:i~e visual
:'::?2.ct ''';:'::::':: ......'---
........Co._
i: ?:"ovi.c.es
::-:e
0: pl.2-:"'.:::':-.;.
c.
;..:".2.: ....:.:-...:...02.5 S
t.:.~~S~2.":'" ci::~~s~ances ?:=.':ail,
I: ~
a:
-- . ; ,~--
c:::._-...,..~
::-. s :..:=.,
c:'. :~e si:e a:-e a ~i::i=~~ of 15
?::c..~CS2.c.
::::-ees
si:e
2.:-2. =:.:-.:.=.....:..-:-.
?:oposed $h:~j5 O~ c~~
50~ .::
--,.. --
c.......... .0:.._
:'=.3.5 ;:
62.- .:...:::-.5
i-
s:z=.
c.
2.'..::::22.:::'C.
. . .
~~::-::52.::cr"
5:;5:2.0. 'u2
....~_..- - --
-.- ~ . - -:::.-
_:"'.2.: _
-'...; -
2.ss--.::es ,-..c.~ 2...!...:... -;_2.:-.:5 g-e: acec.L:2.::e '.;aCe.::. I:;. l"::-.'.':S":'2.:"
c:,:c',,:,-::,s:.=.:,.ces, 2..:-.:::.'- a??~-::rvec 'oy $:,;.::,2. !:12.nc.al c: ,-.--_:.
-..--.-
,;::.;:;...:::_. ..;,:c..
be
:...:ses.
e
.:.:'.2.:
c::-.c~e :2
C'...:.~.:: ~:-.~
\:0 be t:sec
1::-,2
eSse5
c:
2.__
-- - - --
- ~-
---..----
2.:-_:::'
- _d_ __
.vc.' ---s
s....:~f2.ces .
:
S:"O?2S
of ""
:2.2:
'"
excess
~0--.::-_:.ec. ~:c ::-:.
.. .<
nc~:...=:::-.:z-:",:;
a:".c ve::-c.i-:2.1l'j.
c
O'
7'-:= - 2..:...!...
2.:--,c. -'" slopes
g::acec a~c ~o\: cc~s:~~c:=~ C~ =:
C,,-
_c
.. ... . . .
a:e ~yc=oseece~ ~:...:~ ~2.:=~~:"'2.~
the.: stock piles of ls:se s::...~
c::~-,:-::::.--,....;=.-
....~~ -_...~--
1
- ,
of
2.-:.:; g::"';e!'"!. yea:,
:'.':':::::: g:-2.sses
a:,.:::' :.:..:....-e:s, a::G.
e:.:::"s:::':-.~ or: cr.2.C CZ:2 c.:_e hyci::-05aeded in a s::..=t:...J..2.= ::2.:,_:"".2:.
n. .:.:::2.: ::-:'2 a:_ea t.:::-,C2: :~e c::i:> line of all e:<':15:::'.g: ca.,s, ',;,;,,:,,,:-:,,::5
2.::., ',.;,.:"'C:l a::'2
:e sC.~ec 2.=2 fe~cec c~=:~g ca::s::~::::'c~
2.:-.C :'.0 aC::':lit:r is p2:s!itcec. t;..-.ce.: ...---
.. .
g~~=:"'~~ c~e:2.\::s~s
rl:"'~~ C~~S2 soil c:=~2.c::c~ a: dG~2.g~ to ~~e t~ee.
_..__ 2.
~."':'2.::'2.:'.::2.2.
::-.e
o~~~~s 0: c~~:~ac\:~~s
S::2._,:,
-- -.., -.-
~ ~
--------
g~~:_a~:e=:~g: 2.11 5~~:~JS a~d g~o~~ci C072r, a.!.~ ~r~eSf
. . .
::::-:"'~2.::"':J:1
c;'.~ yea::.
S:~'5 ce.:-.
.J
,-::-
_ ~e::-~2.~e:'.c
:::3.:...::.:e::.a.::ce
agre2.~2.~: o~ all 12.~csc3.~::'~~ ~--~
==c~::':=c. =::-o~ c~e. o~~e: ::15~r:~g =e~~la: i:_:~ga.::o;'.,
a::c rleec abacese:::.
- .'. .
----- ---_....-
~ -
------------..
?i::al
:"::5-:2-::::"0:1
o cC'...:.-:2.::c':
:le:r::J.its
'..;ill not be
S::2.:::ec.
'-..--;..
2._':"
3
0::
. .
:':1. accorca.T'~C; If;" _.. ::-::::-:.:.;:....
cornlJlece
co~st::-~c:::'o:: a::c la::dscz-::"::~ is
C'--'
- '- ~ .
Dla:--.5
2.-:,c. ::-.e
c:J~ci:io;'.s :ecui=e.c by t~e
;'\, [1:.,_
. ~~>~'!(l'"
f///(al~\\\\"
l~:{~l~. );1])
-~\.\y.//;f
: 'i :-~~-::\"<>'
CITY OF DUBLIN
P''.J. 20:< 23~O. OL.:t:il::. Cc:i;U~i2 9..1563
C:ty Ofiices. leo Cvic P:2.::::. =>.;: :;"" Cal::C'- :: ?.l:::~.:;
CITY OF DUBLIN
NOel - ?,~SID:::'jTIAL SECURITY REOUIREHENTS
Ci:y Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. E:c:e.rior doors .....:-',~c:'. are located at the rear, or Slc.e, c: c.:,;aj -~-- ::-.e
primary entrance shall be so~id doors with no glazing and sha~~ :e :~s~a::~d ~~
metal rra..::'.2s, Exterior ''';coc coors shall be solid >..jcod constr....:.c::.o:'. 1 3/::""
thick or tallow metal coors.
2. Locking de~lices. E:{te:ior s'..;i:lgi::g doors ',.;hich are exit doors as 52::0:-::-. ;....,
Chapter 33 shall have cyli~cer cead-bolt locks which shall be c~e~ajle ~:=~8~:
the use of ~ey, special ef:o~:, or knowledge. In Group B occ~~a~c:.es, a c:~j~~
cylinder cead-bolt loc~< D_a)' be used. on the main exit door if :.~-_~=~ :'5 Co =::=:2..:..:.~y
visible, c'.J..rable sig;l on, 0:: adjacent, to the door stating, ":':::'5 coor to
remain unlocked during business hours. II The sign shall be i:: 12:.::e::5 :'..0:' :ess
than 1 inc:: hign on con:::as::.r.g background. wnen unlocked t~e s:.r.gle doo:: ar.d
both lea~Jes or a pair a:: ':'00:::5 shall be free to s;.;ing ~,;it:hou:: o~e::'a:ion c: ar.:;
latching .:.evice. Doors '..;:-.:.c;.. are not exit doors shall have ::::e :':-.a.-:::i'le ----
secered ~i::~ flush-bolts a: ::~e top and bottoms. The bolts s~2.~_ :2 ta:-ce::ec
steel 1/6." ;:.i:1.:'::lum c.ia;:;e:e:: c.:'.C shall engage a metal strike ....-.1, :=.. ::-.::"':'.::"'2'.":':-:1
depth of 3/8 i~ch.
The dead bolts shall be ha::cer.ed steel and shall have a
thro',.;. If the cylinder 0: ::::e lock protrudes from the
shall be fitted 1v'itn a cyli::cer ring geared so that it
pliers or other wrenchir.g c.evices.
minic~~ 0: a o~e
.;....1..-..
face c: :~e coo~ ~-
C2.nno':: ~2 g-:::..?ec "'__..
Vehicle coor, overhead coors, and sliding doors shall be sec~::ec ~::h me:a~ to
metal locking devices ~hic~ prevent the door from opening.
3. St!"ike Dla::2.s. Strike places for 1,.;00d jambs shall be the. n~g.:-'. s::c'..:.::i::::,r ::::.',?e
. and shall be sece.red '..;i:=--. 3. mi:-:.imtL"n or t',.;o wood screTN'S 3" lo:-.g .....:-,:..:;" s~a::::"
engage the coor studs.
~ Jambs. I:-:.s~inging doors wi:;" wood jambs shall have rabitted j2.~~s. T~e jc.~bs
on t~e strike sice shall ha~e solid shims above and below t~e 5:-::i~e plc.:::es a~d
the opposi:::e jamb shall have solid shims at the level or the s:-::ike plate.
Both door studs shall be rei~forced with horizontal solid blocki~g at t~e
approximate height of strike.
5. Hinges.
Exterior doors shall have non-removable hinge pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapte= 54.
Sliding glass doors shall be fitted with a locking device thae shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be 'installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
ACminis:ra!lon (415) 833-66::0 . City Cct.::":c:l (":15) 833-6605 . Finar:ce (415) 833.6641
Cote t::",iOfcemenl (415) 833.6620 . E:"~:neering (415) 833-6630 .
P::;:lice (.j 15) 833.6670 . P:.:tiic Works (415) 833.6630 . Recreali
EVHP~~T J
""5 i.fh ~
material a~c engage the ~etal portion of t~e sliding aoor. ,-~ ?~:~a:-y IGc~:~s
device shall be operable JY a keyed or code lock inside. Doc:-s ~i:~ 2 sl:~:~~
panels shall be lockec a: ::he meeting rails and shall ha'le a:: ~'...:.:.::.:.:a:-y .:...:;,::::':-.g
device as described above.
6.
~indows. All accessible ~~~co~s which are ~ot 10c2.ted at the ::-J~: 0:- 2~:~
entrance side or a ~o~-residential building shall be ~ace sec~:e as fC~~G~s:
a) Sliding glass windo~s s~all be secured o~ the inside ~lt~ _ ~cc~:::g de':::e
capable 0: ',.;itnsta::.c.ir:g pr:;ing or wrenchi::.g. An 2.1..:.:-:i1ia:::',,- >::c~: s:-:all ::e
installed on each slidi::.g ~indo~ that prevents coverne::.t i~ :~e sl:di~:
track.
0)
Louvered Nindows
5['.2.":"'.:.. ::ot De
used withi~ elgnt
feet of
_,=., '=.l....
-~ -..- ~
t.._ ~ _..'_
adjace~t struct~res, 0: fire escapes.
c)
Case~e~~ ty?e Ni::.cc~s s~all De secured ~i~h a metal
contac::i::.g both fra2es of t~e window at: t~e meeti::.g
s~ch as a pin t:h~~ pe~2t:ates both Ir~me structures
c~sene~: a~d double h~~g ~incows.
t,:) me:.:.~
~ - '" --
-- _.._..~
~ -.-. ~-
.....'=.-'-'=
eeise.
s:.....a11
.:":.:..x:.:...:2.:'.' ..:.S::::S
. . ~,.
::2 ::",S:'2.l...:...€:c. C~
d) ~Jinco'",,-s stall :-"ot be. lccated within 40 i~ches of t~e lock:..:".~ c.2"::.ce c: Co.;"
door not located on tC:c wain ent~ance sice or :he no~~~es:~c~::'~: ~~ilc:~~
u:1less :::-:e :.;i:-,.co:..;s 2.::-e slazed .....ith 1/41. te:npered glass.
ODe~able :~.:.~sc~s.
.~ll ex:e~:or openable t~2.:1soms exceec.ing
~oC locatec O~ the f~o~: G= ~ain entrance sice or a ~on-resice~::..:.~ b~i~c.:.~s
shall be p~otectec. "..;ith a steel grill and l/~!l mini:nlL"J. cars :-.c: ::.:::e ::-:a::. 2" c~
center or by a screen ~i:::-: 1/3" diameter wire mesh cot more :~.:.~ 2" 0::' ce~:e=
mo~nted on the ir.sic.e.
9.
Roar oDeninz:s.
All
5 k:; 1 i~"=: ts
on the roof of a non-resicentia~
. .-..
:,..:..:._c.:.n;:
5:-.':'':'''1..
be protectec by:
a)
Iron bars 1/2 i~ch n~~:'=~~ diameter not ~ore
than Bn on ce~:e:
-- ,
b) A scree::-. ....l...~,; 1/8" c:E.:::eCer '..;ire mesh not f:1.ore th.s.n 21. or:. C2:".:e:-.
All roar ac~ess natc~es of non-residential building s~al~ be ~::CeC::ec as
Iollovl5:
a)
If the tatch~ay is of ~ooden
with at least 16 ga~~e sheet
6" o. c. ;
material,
::'Ds:ca
i -
_c
shall be covered O~
equivalent .s.:tac~e~
.....:.:~ s~::'e'."s
steel or its
at.
b)
The hatc~:..;ay
bolts;
shall be secured f::'om the inside with a slide
0: slic;
"~-
c)
Outside ~l::.ges on all hatchway openings
pins when using pin-Cj7e hinges.
shall be provided
....;..w..
::on-!'2~Ova:ll-:::
All air d~c: or air vent openings exceeding an x 12" on the roo: or exterior
walls of a~y building ~r premise used for business purposes shall be sec~::'ed by
covering the same with e~therof the following:
- --'
a) Iron ba~s of at least 1/2" round or 1" x 1/4" flat steel J:1ate~ial, spc.ced r.o
more than 811 c.c. apart and securely fastened.
10.
Exterior ladders.
Exterior ladders to the roof are not permitted.
1/90
CITY OF DUBLIN
100 Civic Plaza
Dublin CA 94568
(415) 833-6630
In order to assist applicants in ~he development of commercial/industrial property,
the Cicy of Dublin Public works Depart~ent has prepared the following list of
Conditions or Approval that have typically been used. This list sho~ld r.ot be
considered all-inclusive.
This list should be ~sed as a guide only.
Each application is analyzed separately and only Co~ditions that apply to a
specific application will be recommended as Conditions or Approval fo~ t~at
application. Additional Conditions TI12.Y be imposed as deemed necessar:; by ::::e Cit::.
Prior to the actual preparation or development plans, it is highly reco~7.e~ded t~at
Applicants meet with City Planning and 2ngineering Staff members to C:SC~5S Zo~i~g
and E~gineering design requirements, submittal requirements and ?roccssi~g
p-::-ocecures.
TYPICAL PUBLIC wORKS CONDITIONS OF APPROVAL FOR COMMERCIAL/INDUSTRIAL
SITE DEVELOP~ENT REVIEw OR CONDITIONAL USE PE~~IT DEVELO?~E,T.
ARCHAEOLOGY:
1. If, during construction, archaeological remains are encountered, co~s:~~ct:o~
in the vicinity shall be halted, an archaeologist consulted, and the City ?la~~i~5
Depart~ent notified. If, in the opinion of the archaeologist, t~e re~ai~s a~e
significant, measures, as may be required by the Planning Director, s~a~l be take~
to protect them.
CREEK:
2. Buildings shall be no closer than 20 feet from top of the bank along t~e
Creek, where the top or bank is either the existing break in topograp~y, or a point
at the existing groend line which is t~e intersection of a line on a tNO-
horizontal-to-one-vertical slope begun at the toe of the slope in the Cree~
(~hichever is more restrictive.)
D?AINAGE:
3. Roof drains shall empty onto paved areas, concrete swales, or ot~er a?provec
ciss i?ating devices. Concentrated flo''';5 will not be allowed to flmv O'le:: .....;;.lk...;a.ys.
4 A minimum of 12" diameter pipe shall be used for all public star::>. c::a.:..r:.s to
ease 8aintenance and reduce potential blockage,
5. Under-sidewalk drains shall be provided to allow on-site drainage to be tied
in, should the need arise.
- 1 -
;';"'X';ll.-:t.j:;1"~.;:::::i,"",
i)n. ~-jX~ j
~ ~~l~]~
K
Rev: 5/17/89
DEBRIS:
6. Measures shall be taken to contain all trash, construction debris, 2~C
materials on-site u~til disposal off-site can be arranged. Develope~ s~all be
responsible for cor~ective measures at no expense to City of Dublin.
DUST:
7. Areas undergoi~g gyading, and all other construction activities, s~all be
watered, or other dust-pallative measures may be used, to prevent dust, as
conditions warrant O~ as directed by t~e Public Works Official.
8. Dust control measures, as approved by the Public ~orks DirectorjC::y ~~5~~ee~
shall be followed at all times duri~g grading and construction operatio~s.
EASEMENTS:
9. The developer s~a~~ acquire easements, and/or obtain rights-of-e~:ry :=o~ t~e
adjacent property o~~e~s for iillprovements required o~tslCe or the de'le~o~~e~t s~tc.
Copies of the eaS2me~ts and/or rights-of-entry shall be in written for~ ~~d Q2
furnished to the Public ~orks Director/City Engineer.
10. Existing and proposed access and utility easements shall be sebm::tec for
revie~ and approval by the Public ~orks Director/City Engineer prior CQ ~ccepta~cc
of the development. These easements shall allow for practical vehicu~a~ ~~C
utility service access for all lots.
EROSION:
11. Prior to any graclng of the site, and in any case prior to issua~ce 0: a
grading permit, a detailed construction grading/erosion control plan (i~c~ecing
phasing); and a drainage, water quality, and erosion and sedimentatio~ co~trol pl~~
for the post-construction period, both prepared by the Project Civil E~gi~ee~
and/or Engineering Geologist, shall be approved by the Public works Director/City
Engineer. Said plans shall include detailed design, location, and mai~te~a~ce
criteria, of all erosion and sediment control ~easures. The post-cons::~ction p~~~
shall attempt to i~s~~e t~at no inc~ecs2 in sediment or pollutants frc~ t~e sit2
~ill occur. The p~a~ s~all provice for long-term waintenance or all ?6~~a~e~t
erosion and sedi~ent control meas~~es such as slope vegetation. The co~st~uccio~
grading/erosion con:~o~ ?lan shall be i~?lemented in place by October ~5:~ a~d
shall be maintainec ~~ place until April 15th unless otherwise allowec i~ Nritin~
by the Public works Director/City engineer. It shall be the develope~'s
responsibility to wcintaiD the erosion and sediment control measures for t~e yec~
following acceptance of the cevelo?~ent by the Public ~orks Director/City ~~glneer.
FEES AND/OR DEPOSITS
12. Fees and/or deposits will be required per the City of Dublin Public ~orks ~~~
and Deposit schedules.
- 2 -
Rev: 5/17/89
FIRE:
13. Install fire hydrants at the locations approved by the Dougherty ~egional Fire
Authority in accordance with the sta:l.cards in effect at the time of de'lelopmer.t. --
~aised blue reflectorized traffic marker shall be epoxied to the center 0: tne
paved street opposite each hydrant.
14. All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire protec::on, must
be installed by the developer and conform to all requirements of the applicable
provisions or the Standard Specifications of Dublin San Ramon Serllces D:strict a~c
Dougherty Regional Fire Authority. All such work will be suojec~ to t~e jo:nt
field inspection of the Public ~orks Dir2c~or/City Engineer and Dublin Sc~ ~amon
S2rvices District.
15. The development pla~s must be approved by the Dougherty Regional ~.~~
Authority as evidenced by their sig~a~~re on the Title sheet.
FLOOD CONTROL:
16. Comply with Alameda County Flooe Control District requirements.
17. In the lOO-year Flood Hazard Zo~e, co~mercial buildings shall eit~er ~rovide
flood-proofing, or have their finished floor elevation above the lOO-year f~ood
level.
F~ONTAGE I~PROVE~ENTS:
18. Dedication of land shall be made to the City or Dublin such t~at .- cor~eys
land sufficient for the approved streets' right-of-way. Improvements s~a~~ De
made, by the applicant, along all streets within the development and as re~uired
off-site, to include curb, gutter, sidewalk, paving, drainage, and work o~ the
existing paving, if necessary, from a structural or grade continuity sta~c?o~nt.
FUTURE CONFORMANCE:
19. The design and improvements 0: t~e development shall be in confor2a~ce wit~
t~e design and irnprove~ents indicated graphically, or as modified by t~e Conditio~5
of Approval. The improvements and design shall incl~de street locatic~s. g~ades,
alignments, and widths, the design snd storm drainage facilities ins ice s~d outs:c=
the development prope~ty, gracing'o: lots, the bounds~ies of the develc?~e~t
?roperty, and shall show compliance with City standards for roadways.
GR.~DING :
20. The minimum un~Ior~ street gradient shall be 1.0 percent. Parking lots shall
have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. ?io
cut or fill slopes shall exceed 2:1, unless approved by the project's Soils
Engineer and reviewed and approved by the Public works Director/City E~gineer.
Slopes shall be graded so that there is both horizontal and vertical slope
variation, where visible from public areas, in order to create or main:ain a
natural appearance.
- 3 -
Rev: 5/17/89
21. Prior to final preparation of the subgrade and placement of base materials,
all underground utilities shall be installed and service connections stubbed out
behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and ~ater lines,
shall be installed in a manner which Hill not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are made.
22. Grading shall be completed in compliance with the construction grading plans
and recommendations of the Project Soils Engineer and/or Engineering Geologist, a~c
the approved erosion and sedimentation control plan, and shall be done under the
supervision or the Project Soils Engineer and/or Engineering Geologist, who shall,
upon its completion, submit a declaration to the Public works Director/City
Engineer that all work was done in accordance with the recommendations contained "~
the soils and geologic i~lestigation reports and the approved plans and
specifications.
23. Any grading on adjacent proper:ies will require written approval or those
property o~~ers affected.
24. The developer shall keep acjoi~i~g public streets free and clean or projec~
dirt, mud, materials, and debris du~i~g the construction period, as is found
necessary by the Public Works Official.
25. wnere sailor geologic conditions encountered in grading operations are
different from that anticipated in the soil and geologic investigation re?ort, or
where such conditions warrant cha~ges to the recommendations contained i~ the
original soil inves~igation, a re"iised soil or geologic report shall be submi~ted
for approval by the Public ~orks Di~ec:or/City Engineer. It shall be acco~panied by
an engineering and geological opinion as to the safety of the site fr02 hazards of
land slippage, erosion, settlement, a~d seismic activity.
HANDICAPPED ACCESS:
26. Handicapped ramps and parking shall be provided as required by State of
California Title 24.
IMPROVEMENTS:
27. An as-built landscaping plan ?repared by the project Landscape Arc~itect and a
declaration by the Project Lancscape A~c~itect that all work was cone u~der his
supervision and in accordance wit~ the recommendations contained in tte landscape
and soil erosion and sedimentatio~ co~trol plans shall be submit~ed to the Public
works Director/City Engineer.
28. Grading of the subject property must conform with the approved graclng plan
and recommendations oI the soils e~gineer to the satisfaction or the Public works
Director/City Engineer.
29. The following shall have been submitted to the Public Works Director/City
Engineer
a. An as-built grading plan prepared by a registered Civil Engineer, includi~g
original ground surface elevations, as-graded ground surface elevations,
lot drainage, and locations of all surface and subsurface drainage
facilities.
- 4 -
Rev: 5/17/89
b. A complete record, including location and elevation of all fielc censity
tests, and a summary of all field and laboratory tests.
c. A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance ~ith the recommendations contained in the so~l
and geologic investigation reports and the approved plans and
specifications.
30. Prior to issuance of the encroachment permit, a cash bond or surety bond s~a~~
be provided and approved by the Public works Director/City Engineer to g~a~antee
t~e proper installation or public i~provements.
31. Prior to release of the bond posted on encroachment permit:
a. All improvements shall be installed as per the approved plans.
b. All required landscaping shall be installed and establisnec.
SITE PLANS A~D G~~DI~G PLANS:
32. Obtain copies of and comply with conditions as noted on "Cit:..- or Dt:":>li.:1
General Notes on Improvement Plans" and !lCity of Dublin Improvement PIa:;, ?~evie',,;
Check Lis t. II
33. All improvements ~ithin the public right-of-~ay, including curb g~~~er,
side~..Jalks, driveT.....ays, paving, and u~:.lities, must be const:r;,;,cted in accc::-c.at:.ce ....;.......
approved standards and/or plans a~d may be constructec only after an e~c=oac~~e~=
permit has been issued.
34. Complete site plans and grading plans shall be submitted to, and be a??=o~2~
by, the Public works Direc tor/Ci ty E~gineer and other affected agencies r-.csing
j~risdiction over public improvements, prior to issuance of the grading 0=
encroachment permit. Plans shall shot.,;" the existing and proposed impro";e;::e!'.ts, bo:.:....
on-site and along adjacent public street(s), and property that relate to the
proposed improvements.
~~INTENANCE OF CO~ON AREA:
35. Haintenance or co~~on areas, incl~ding ornamental landscaping, g=acec s~o?es,
erosion control planti~gs and drainage, erosion and sediment control i~?=o~:e~ents,
s~all be the responsibility of the developer during construction stages and until
final improvements are accepted by the City Council and the securities are releasee
(one year after improvemencs are accepted). Thereafter, maintenance s~a:l be the
responsibility or a property owners' association or individual property o~..~ers,
depending upon ho~ maintenance is to be handled.
MISCELLANEOUS:
36. Copies or the plans indicating all public improvements shall be s~~3~tted at
1"- 400-ft. scale, and 1"- 200-ft. scale for City mapping purposes.
37. The developer shall be responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
- 5 -
Rev: 5/17/89
NOISE:
38. Construction and grading operctions shall be limited to weekdays (:~onday
th~ough Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as app~o'/ed i~
writing by the Public works Director/City Engineer.
PERMITS:
39. Commercial/industrial property ~ithin the City or Dublin generally requires a
grading and/or encroachment permit. A grading permit is requirec to re'l~ew a~G
inspect onsiee improvements, typically involving but not limited to graci~g,
drainage, and public access. An e~croachment permit is required for all ~ork cone
in the public right-or-way.
PUBLIC IMPROVEMENTS:
40. Any relocation 0: improvements
no expense to the City.
or public facilities shall be accc~?:is~ed
STREETS:
41. The street surfacing shall be asphalt concrete paving. The Public ~orks
Director/City Engineer shall revie~ the project's Soils Engineer's st~uc=~~al
pavement design. The subdivide~ s~~ll, at his sole expense, make tes:s c: t~e soi~
over which the surfacing and base is to be constructec and furnish the =est ~e?o~:s
to the Public works Director/City ~~ginee~. The Developer1s soils er-gi~eer shall
determine a preliminary structural design of the road bed. After roug~ grading has
been completed, the developer shall have soil tests performed to deter~:~e t~e
final design of the road b~d. In lieu of these soil tests, the road ca~ be
designed and constructed based on a~ R-value of 5.
42. An encroachment permit shall be secured from the Public works Director/City
Engineer for any work done within the public right-of.way.
STREET LIGHTS:
43. Install street light standa~cs a~d luminaries of the design, s?aci~s, a~d
locations, approved by the Public ~o~ks Director/City Engineer and P.G.& E.
STREET TREES:
4~. Street trees, of at lease a 15-gallo~ size, shall be planted alo~g ~~e st~ee:
frontages. Trees shall be planted in accordance with a planting plan, including
tree varieties and locations, approved by the Public ~orks Director/Ci~y Engi~eer.
Trees planted within, or adjacent to, side~~alks shall be provided with ~oot
shields.
WATER:
45. water facilities must be connected to the DSRSD system, and must be installec
at the expense of the developer, in accordance with District standards a~d
specifications. All material and ~orkmanship for water mains, and appurtenances
thereto, must conform with all of the requirements of the officially adopted water
Code of the District and will be subject to field inspection by the Dist~ict.
6 -
Rev: 5/17/89
46. Any water well, cathodic protection well, or exploratory boring sho~n on the
map, that is known to exist, is proposed, or is located during the course of field
operations, must be properly destroyed, backfilled, or maintained in accordance
~ith applicable grouncNater protection ordinances. Zone 7 should be co~tacted (a:
443-9300) for additional information.
ZONING:
47. Comply with all zoning provisions, including Zoning Ordinance anc rezoning
Conditions of Approval.
- 7 -
Rev: 5/17/89
CrrY OF DUBLIN
IMPROVEMENT PLAN GENERAL NOTES
(Use only "Chose applicable and/or add as necessary)
Use 1/8" let:tering or approp~ate weight. to .assure legibility, e'len after ruuc:;on or ower means of repro.::::;:..;c:;cn cf dra-.vir.::s.
1. Basis of ele'lat.:on c:a'Cum (if City/County be.'1cilmark. give number,locat.lon. and e!evat.ion).
2. All st.ret~t. improverr,ent:s shail be const.n..:C-...e.::: in accordance 'Nith the provis-ions of We current. C:.y crc:in.ance cccoe.
St.ate St.and.:3rd Spe;ificat.lons. and Cty Qr Ccunt.y Standard Plans. The improvements ar~ subjec:.:..:J inspec';on
and approval of "the Public Works Depar:.rr:e:1t. Contact Public Worts Cons-c.ruction inspec:.lon at 5:0'/833.6630 at
least. 24 hours prior:.o the st.art or any wor~:.o arrange for inspec-....ion.
3. All revisions to -chis ?Ian must. be reviewed ~/ the Public Works Oepart.'11cm"t prior to cor.s~r..:c:.;cr: ar.;:; sh.ail ,e
accurately shown en re'lised plans 5ignec; ':;y :';'1e Ct:y Engineer.
4. ~otify Undergrounc; Ser'/ice Alert: 800!6':"2.2~ 72 hours prior..., arry excavauon. Tne USA zp:~=r;Z3:.'cn r.:.Jm~~;
shall be ke~ at the ]oosite.
5. All new utility distr.:;u"Cion services shall be piEced underground..
6. Prior to pl.acing cur:;, sidewalk, asphalt C.:Jnae:.e, subbase, or base maurial. all undergrcund rac:!ities 'Ni-r.r.in :,;-,e
right-of-w<:iY sh<:il1 ,e installed, b<:ickfill cor.;pie<;.ed. and the Public 'Narks Oeparcmerl'c's Ccnsuuc:;cn Civisicn nc'C."A"e.::::
by each or the ut.ili::-j companies having rac:ii::ies within the 'N~rk area. that the vtilrcy ins-r:.aila"ticn has sa:':efac-...cr:iy
passed acce~ana ~sts.
7. All manholes or ink::s over 5 feet in depth srail ,e provided wit:.h poiypropylene s"L<:ps. Tne sups snail ~e ir.:egraHy
cast into the walls cf the manhole or inlet .......hether precast or fieid cast. The sups shall ,e ins-w:lle.;::; in ac.:.:ordanc~
with Caltrans spec:f,caticns and City or CubiinJ,AJameda County Standard Plans.
8. When widening the pavement. on an exist.ing rQad, the existing pavement. shall be sawcut"CO a nea:: iir.e and r~move~
back to an exist.ing adequate st.ruct:ural s.ec:.ion, or to t.h.e original road. s.eGtion. An exploratory- :.r~r1cl1, or pOU1oiir.g,
may be required. to deurmine the limit,:; or pavement removal.
9. Snould it appear t.r.at the 'Nork to be done, or any matter relative t.'1ereta, is not suffide:1~Y de:aiied or ~xpiained ::::~,
these pLans, the ccr.::.ractor shall contac; (n.:Ime or design engine~r) at.
(phone number) rer such furvner explanat.ions as may be necessary.
10. A building permit snail be required ror ccr.s~'''''Jdcn of all retaining walls over 3 feet. in height. (2 ~~e:.;n height. 'Nith E:
surcharge). Prior ~ acceptance of the improvements as complete:. verification t.l1at. Building inspe::;-:;on h.as sigr:e.;::;
off on the permit. sr.ail be provided to the construction inspector. All wood in cantaC: wit.h t.l1e gr:::und shall be
pressure-treated, '""nether a const:ruct:ion pemlit is required or not..
11. All public s"tOrm drain Iine5 shall be Class :iI Ref unless ot.l1erM~ 6pecifie.d. on the plans.
12. No t.rees shall be re."':1oved unless they are shown and noted. to be removed. on We improvement plans. All uees
conflictIng with gracing, utllit.ies, or other improvements, or ovemar.ging tile sidewalk or paveme:1t so as:..J form a
nuisance or hazard, shall be trimmed and properiy graded and sealed. The drip line of trees to be saved '.vill be
fenced. and nO gracing shall take place within this fenced area.
13. E.xist.lng curb and sidewalk within the projec: limit5 that are damaged Dr displ.aced.. even "Chough t.l1~ wert:. not. to b~
removed. shall be repaired or replaced even if damage or displacement. occurred prior to any won: pcrforr.1ed by t.he
contractor.
Oc-""ber 28, 1993
14. Erosion control facilities shall be ins'Cailec cJr.:pleU prior to October 15 and shall be maintain.::c: caiiy cr.:;: .:.. cd :5.
The person responsible fcr the daily mair.-c.::r.anc.:: of these facilities is (name) an" ::;Er-:e
reached 24 hours a cay at:: (ulephone!pafler number). These 'fadit::ies snail cc.""::,~:::i ar.c:
contain erosion-caused silt deposits ana erc'/ide fer the safe discharge of silt. free: sUr:-n wat.ers :n'C.:J ~x:s:;r.g
st.Qrm drain facilities. Design or these rac::i::.::s r.1usr. be approvedJupdaud each year prior to S::,~...e~:;::r 30 ar.t:
shall be signed by the City Engineer.
15, Tne typical sect.ion of :he foilowing lisUc.< s:reets shall be continued 'Chrough the inursec:.ion:
(Us-r of s-rreet names)
16.
The thickness or subbase, base, and sur7'2(:ir:g snail be based on 'Cramc index and soii :"::3:' fer "R" ';ah,.:e:.
pavement design char:. be!ow.)
17, Ail traffic sniping and :-:-:arkings shall be ir:e:-~cpiastie.
18. Asbestos Cement Pipe (f,C.:?) shall no-r 'ce '...'5'::'::: in t.l-:c con5uuction of aIT:! 5t.orm .:::rainage Ta~;:j::~s.
19. All striping on major reads shall be cat:<,rack~d prior:o final installat:ion. final ins~allar::;on or s:.fpin6 hili ::: 3i:c'h~':::
only after approval oT ::he sr.:riping layout. '7'...1 ::r.e cons\:.nJction inspector.
20. Order or work for reZlt:. 'Niiening and me.;:ian :sfar.d construction in which uarne striping 'Hill be ;-:::CC.3::-::.::::
c.
d.
i.
!ns"C.ail final srripinq
install final signing (at
interim locations if r:ecessZlr-j)
ConstrJct. median cur,
Compleu final striping-. pavemer,:
markers, and sign inS't.;illa:icn
b.
Rough grading
Storm drain & draina~:: s:ructures
Utility ins-raila-c:on
Curb and sidewalk
Pavement construc::.ion
Remove conAicting sr.riping. pave-
ment markers, and sigr:ing, and
insrail interim striping.
g.
h.
a.
e.
f.
j.
21. If, during construction. archaeologicai rerr.air.s are encountered, construction in the '/ieinity shail 7e ~a::'=:,:;. an
archaeologist consuiu.;:;, and the City ?Iar:r.ir.g Departmenr notified. ff, in we opinion cf the Eirc:-:aecl:;~is:, :r.e
remains are significan:. measures, as may ':;e re.::1,uired by the PJ.:mning Cirec-...or, shail ':;e :ake~ t..; pre:.::::::. ::~e~.
22. A California Division cT Occupational Safe::y 31'';:; :-:eaith (CAL OSHA) permit. shall be cb':;ained fer ~::r.c,-:'::s ~\/-:: f:::::
or greaUr in depth ,.l., ccpy or this permit. ~r.ail be supplied to the Public Works Ocpar::.~!:nt.. ,.l.,;1 Ed~i:;':;E: :::C'(;'J
shall be kept at the jcc5i-re at all times.
E.xample or a pavement design char:::
LIMITS R I
ROAD NAME From To AC AS AS VALUE TI I
Oc-..<>ber 28. 1993
THE CITY OF DUBLIN
P.o. Box 2340
Dublin. CA 94568
(415) 829-4"00
STANDARD PLA,,;T "L".TERIAL, IRRIGATION SYSTEM AND HAINTENANCE
AGREEMENT
I
(property owner) do he~eby
shrubs and ground cove~) will be
the City or Dublin' 5 app::ovec
agree that all ?lants (trees,
installed in accordance with
landscape plan for
project) located at
(address). All plants will be replaced in kind as
approved plan 2.-c. such time as they are found to be
diseased, damased, or dead, for at least one (1) year
date of their installation.
(n2:ne 0=
pe:- :.he.
ffilSsi:1g,
from the
I further agree that all plants will henceforth be irrisatec,
fertilized, weeced and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the i::-rigation system will be instal lee.
according to the irrigatio~ ?lans as approved by the Ci::y of
Dublin, and tha~ said syste~ will be ke?t in good working o~Ge~
for at least Or:2 (1) yee..r froill the date or the landscaping
installation.
This agreement lS binding against this and all property owners
of record.
Signed:
Date:
EXHiBIT L
Form 83-05
CEY OF DUBLIN
wA7~~ ~??ICI~NT LANDSCAE~ ORDINfu,CE
O:::-di~a.nc~ No.:
Dac~ or Adopcior.:
l2. - 92
Dece~aer 14, 1992
E. V ~ ." ~.~\ j'-,,'"
. '\~~'='"..J~~:.\'i!
.",.... ~ J;;f ~ ") <. '"
~ .~"!-:.v.'.1
M
s::e
8.20.010
8.20.020
8.20.030
S.2.0.0LO
T.
III.
8.20.050
II.
8.20.060
City Of D~bl~~ ~2te= Efficient Landscape Ordi~ance
I~DE:{
_c::.-;::.
?CR?CS::
A:?PL:C..'..3II...I:"!
D2:?I:;:::-::::J:;S
P?OT.::s::,::rs FOE'.. ~~2:~.; C? ?:::::..~3:;::LITATED L~\iDSCAPES
Lc~csc~~e Doc~~e~~c::c~ ?~ckage .
:::le~e~:s of :~c La~cscc?e Documenta~ion
?ackage
"
~ .
~a:e= Co~se=~a::~~ Concept Stateme~t.
:~E ~~a~:i2~~ A~?lie~ ~a:er Allc~a~ce
~s:i~a:ec A~?lied ~a:e~ Use
c
r
v.
D.
:::st:.:::at-2;C
- ...
.:.0:'::"':" ',.ja.ter
Use
_c.:',CSC2.pe
Des is:1 ?la::.
?lant Selection and Grouping.
.- -
_. ~a:e= =eat~res.
~. La::.csca~e Design Plan Specifications.
==riga:io::. Des:~ ?la~.
Ir=i5a~io~ Jesig~ Crite~ia.
o
?,cc:7cle.c. :";2.:e:- .
:;::rriga:io~ ~esign Plan Speci:icatior.s
G.
- . . -'..
.:.rr~gat:o~ ~c~ec~~es.
~:ai~:e~ance Sc~ed~les .
12
p
I.
~a~csca?e I~=:ga:icn Audit Schedules.
G~adi~s Desi~~ ?lan
Seils
Ce:-'tifica.i:io:-:
.:...)
.!...~
j.
K.
L.
,^
.:....)
? ". -. .
UOL:C ~c~ca.t~o~.
?'-:":ll:..cat::..o:"s.
~
B.
>:oc.el ::or::es
??,-OVIS::::'"J:;S FOR ::::'::::S-=I:;C L.!.lmSC:\PsS.
Wat2= >!a~a.ge~2~i:.
,~
~ate~ ~aste ?reve~=:..e~.
RE?::::Z=::;C::: E~,:..l..?07?,-.l.~"iS?:!3...~.7ION.
A??~:mIX:
S,^"'1PLE FOR.'!S
~at2r Conservatio~ Concept Sta:2~ent
Cer:ificate of S~Qs:a~'tial Completion
C~INJu~CE NO. 18-92
AN ORD :~;AllCE OF THE CITY OF DUBLIN
~~DING CHAPTER 8.20
P~~TAINI~G :0 wA~ER EFFIGIE~T UU~DSCA?ING
TO :~E ~uNICIPAL CODE AND
DECLUDlG T:-'E O~INJu~CE Ju~ URGEllCY ORDINANCE
The City Council 0: :he City 0: ~~bli~ Goes ordain as follows:
SC::C'I'ION 1:
Chapter
8.20 s~a.ll
added to the City or Dubli~ ~fu~ici?a: ~vce
read. 2.5 follo....;s:
"Section 8.20.010:
?U?,?OS2:
The pu~?ose of t~is orci~a~ce is to:
(Co) Recc;ce :.:-=-iga::io:--. ....-2.:2:- consu.11?cion ,....ith no decline' - ::-.2 '7::=:s:.::.a~ Co.......
visua~ ~~alitJ of ~r:a~ la~dscaping;
(0)
- ....
t,s':aw.:..:.s.::. c.
a~c ~ai~:ai~i~g ~a:== ~fficient ~a~cscapes l~ local ?::O~~C:3.
sc;ffi::.ie~: b~t flexible
strv.c::t:re ::0;::
. . .
ces:.s:'.:'::~'
. .
.---- ---
_..;:, -.:;:.---_.~,
SeCcion 8.20.020:
.~.??LI C.~.3 ILl:':
The require~e:::s 0: this c::~ina~ce shall
permits issued a:t~~ Decembe~ 3:, 1992, for:
apply to
all Bu.:.ld:.:-.:;::
;;-=.-:s':"'-::-::-.e:-,:
(a) .A_II ,;e....- a:-.d rehabil:.:a.:ec. landscaping for public agency p:ojec:s G......
priv2.te. ceve.lopi7,e:::. ,?rojacl:s that require a Developc;en: 2.:-'.c/or 3i..:.:.lc.:.:-.~
pe~~:': ~ith ne~ o~ :2~aJilitated laDcscapes that ~eet t~e ~:i:.e.ri~ c:
Secc~o~ 3.20.020, :.~~:~d:.~g but not limited to indus:ria~, c~~~e.r~:.al,
a~d recreational prejecc5; and
(D)
Develc~er-installec.
. . .
c...anc.5cap~ng
in single-family anc ~ul:i.:a=i:~
projects; a:;.d
The require~e~ts of this ~ra~~ance do not apply to:
(a) Eomeo~~er-provided landscaping at existing ane new single-fa=ily a::c
multi-faillily projects;
(D) Cemet.~ies;
(c) Registered historica.l sites;
- 1 -
(d) Ecological restoraeioCl projects that do not require a pe:::!,,:.e:::
irrigation system;
(e) Landsca?i.ng irrigated solely by reclaimed THater and to T,,;~~C:". ....0 ?o:a.:_=
pipeline exists for irrigation purposes; or
(f)
Any projec~ with a la~cscaped area less than 5,000 s~~are
Section 8.20.030:
D::,INITIONS
The words ~sed in this orci.~ance have the meaning set fort~ as follo~s:
(a)
lIanti-c:::-a:..n valve" c::- "check valve" means a valve locac:ec \:.:-.ce::" a
spri~kler head to to~c Nater in the system so it rninim::2s c:a:na52
the lo~e: elevation s?:i~kler heads.
(D) "applica::ion rate" r::2a::s t".:-,e depth or ~..later applied. to a 5:'-;2:: c:._:::c.,
us~ally ~easured in inches per ho~r.
(c) "appl:..ec. ~,.;aterll me2..ns :.~e portion or ","ater supplied. by t:-.e :r=-::'~a::io:-~
syste~ to the landsca?8.
(e) "aueo:oat:.c controlle!:" ;neans a mechanical or soEd sta:e -----, ca?ao_e
of o?e~c:ing valve S:c:lons to set the days and le~g:~ c: ::=e :: a
Nate~ a??licacion.
(e)
"back:lo.... p::-eve:ltio7'. cevicell means a safety device
pollu~io~ o~ conta~i~a:ion of t~e wate~ supply due
csec. :0 ::e..:e.:-~~
. --
to t~e :e~e:se :~C~
~ ~ .., .
or ~ate: rrom tne l~:~gatlon system.
(f) 1rcer-tified landscape i:-rigation auditor" means an i:'..c.iv:..c.'..:.a~ ce::i:iec.
by the I::igation Association (a nationwide organizatio7'.). ~~e State of
Califor~ia provices training that is certified by tne I:=i~atic~
Associat:.an.
(g) "Cit:;:t :::eans t'.:1e C:.ty af Dublin.
(h) "coave::sion facto::- (0,62)11 means a nwnber that converts .....~ ::-,a:.:::"'::-.~:'::'..
a??lied ~ater allo~a~ce from acre-inches per acre per yea: to ~allc~s
per s~'..:.are foot per year. The conversion factor is calc~~a:ec. as
follo',,;::; ;
(325,851 gallons/ 43,560 square feet)/12 inches - (0.52)
3251851 gallons - one acre foot
431560 scuare feet ~ one acre
12 inches - one foot
To co~ve~t gallons pe~ year to lOO.cubic.feet per yea~, a~cc~e~ com~o~
billing unit for wate!:, divide gallons per year by 748.
(7~8 5cllons - 100 c~bic feet.)
- 2 -
(i) "Development ?er::tit" means approval for any type of cavelo?r.:e~,o or
c.evelcpr:lent ?roj ect as defined in Gover:-..rneni: Code Sec::.io". 65927 ~7'.c
65923.
(j) "District" means tCl. J<.:':Jli:1 San Ramon S.crices Diso~ic:.
C<.) "eco:...ogic.al ~estorat:'o;l ?roject" r.:earlS 2. project: -,,;r.ere ;::-.e 5:'::-= --
in::e~::icEally alte~ec to es:ablish a cefined, indigenous, ~~s:::ic
eeo 5:;5 ::e:::..
(1)
"e~i:::e=" means dri? i:riga:ion
t~e s:ste~ to t~e soil.
Il;::'l:1gs
tnat
deliver
..c'_:=;_
:; ~c-...'::" -.-
(;0)
"es;:a:Jlished landscape-II ::;;.es.ns the poi7'!.t at T,.jhich ?la7'.ts i:,. ::-.e
ha~e ~e~eloped rOO::'5 l~to t~e soil adjacent to t3e root =a~_.
::---<::.~::-::
--...------
(71)
"es::a'Jlisr:::ter.t
pe:::"icc." :i:eE..:':$
the
.:..""-..:....:><.. year
-=-;>"1""
0....1..__
i::s;:c.L..i::~
. . ~ .
~n :~e ~a~csca?e.
(0) "Es::i=acerl A?plied Water Use" means the ?or:ion of t~e Ss:i=a:!~ :o:a:
f..Jate.:: Lse i:~a.i: is ce::i"/ec. :!'om applied "",;ater. The =:s:ir::.a::!c ..:..~~l.:..:::c.
wate:: use shall ~O:: exc:::ed the Maxi~~~ Applied Wate:: Allc~a~c:::. ~~e
Est:..:::a::::c ~.??liec. ~~4a::::::: use Lilay be :".:;.e s-:..:.m of t'he .,..ate!' ::ec::=.:-:',!:'_C=C
th::c~~~ :~e i::::igacic~ sc~ec.ule, as ::eferencec in Sec:io~ 8.10.C~J (=~)
(c) .
(p) "Esti=ate~ Total ~ate= Use" means ene a~~ual total 230U~: 0: "~-=-
2S::":::2..::::::
to be neeced to keep t~e pla~ts in t~e 12.ndsca~::d 2..:::2.
I: is basec uporr s~ch factors as the local eva?ot:a~E?i:a::..:~
size of the landscaped area, tte types of pla~:.3J a:-_:. i::-.e
or: to.e i::::iga.tion syste:n as c.escrf'::led -i..... Sec::..o:; S.:J.OLO
. -.
ne2.':"':::-,:; .
ra:e I ....-,=
ef:icie::c:r
(II) (e).
(q) "ET acjust:nent factor" means a ractor of 0.8, tnat, '..;hen 2.pp..:..:...e:: :0
refe::ence evapotranspi::ation, adjusts for plant factors and i::::iga:ic~
e::::...s:...e:-:C:i,
be a??l:..ed
. .-~
t~o ~aJo:: ~~:lue~ces u?on
the
- . .
amount 0: wate:: t~~: ~::::~S :~
to t~e la~CSCa?e.
A cc:-:'.oi::.ec. plE.::': mix '...-ith Co site-',.;icie a~..'erage of 0.5 :..s ....u_ ...:;:..::_.:> c:
pla::.: :~c:o:: portion 0: t~is calc~lation. The irrig~tio~ e:::...c:e~:y
?~=?oses of the ~7 Acjust~e~t Factor is 0.625.
:':-.e
Therefore, t~e ET Acjust:nent Factor (0.8) = (0.5/0.625).
(r) lleva?o::-anspiration" means the quantity or ',.;ater evaporatec. fr:::,,:
ac.jac2:-:t soil s~~faces and transpired by plants du~ing a spec:::c tl~e.
(5) "flo"..; ::-ate" mea.-!.s the rate c..'- wnlcn .....ater flo',,;s through ?:..~es a::'.c. va2.4.'::5
(g~llons pe:: min~te 0:: c~bic feet per second).
( t)
"hyc::-ozone I' means a portion of the la:1dscaped area havi::.g pla:::s "..;:. t::.
similar water needs that are served by a valve or set 0: va2.~es ~ith
same sc~edule. A hydrazone may be ir~igated or non-ir~igated. For
- 3 -
(u)
exam?l~ I a naturalized area planted ~,o/ith nati~Je vegeta~ior'. ::....c.: .....ill
need s~?plemental irrigation once established is a ~on-i==is~~~c
hydrazone.
"inf:.::'::::-at:.on rate" ;;;eans the rate of water entry i:1:~ t::e
expressed as a depth of ~ater per unit of time (inc~es ua-
so:.....:..
..,,,.,-'
,,'-"-- / .
(11) '!irr:';2.tion efficienc:rl! ;neans the measurement or the 02.::0.01...:.:'.: c: -..;2,':e::-
benef:.cio2.lly UScG div:.ced by the amount of water ap?lied, ~:~isc.::'o~
effic:..e:'.cy is deri~lec. :::om measurements and estim.:::.tes 0: :.==ig:~::'J"
syste~ cha=ac~eristics a:1d management practices. ~~e ~i~:.~~~ i=::iga:i~:'.
effic:..e~cY for pUr?OS2S of this ordinance is 0.625. Grea:er irr:..~a::..c~
effic:..e:,.c:: can be ex?ected from v,jell designed and rr.ai.:::2:.:-.ed 5'.'5::e:::5.
(~) "lanc.scaae :.rrigation audit" means a process to per:or= si.:~
ins?ec::.ons, evaluate :..:rigation systems, and c.evelcp e~~~c:..~~:
(x)
(;)
(2)
(ee)
CuD)
(ee)
(ee)
(ee)
. . . .. -
l~~~s~:~o~ SCGeC~~2S.
1I1anc.SC2?eC are.all :;;.eE..::5
t~e
enti~e parcel less
~he b-..:.~~c.:..:-.s
- .
------- --
-~~~:--_.._)
d:.-ive',,;2.Ys, r:on-i:.-::-:.g2..:.ed. portions of perking lots. c.2..:c.scz.?=s _-~.. 2..5
cecks a:-.d pa:ios, c:'.d. ot~er non-porous areas. r,.jate: :ea:''':':~s E.::':::
incl~~ec. ir: the ca~c~~ation or tne landscaped area. Areas cec:..:a::::c -~
edi":l2.2 ?la::.::s J 51..:.C:--. as orcha:-ds or vegetaole garc.e:-..s a::,e T.O: ~:-.:_'.:.:::::c..
'!la~e::a::' 1:.:-.e1' rr;8c.:'.S ::-:e ',.;ater d.elivery pipel:'T.e
t~e e~~::e::s or s?r~::~le::s =::o~ t~e valve.
...::._-;:::-
:J
t:".a:
-..-- ' - --
;:;,~:,:,_,;,-;:::.:o
u..,_; ....
"'<;::'-"
:':.::e II nea':5 t:--.e ?ressur-ized pipeline
S01..:::ce to the valve 0:: outlet.
t:--.2..t deli....e:-s
...0:::. _:;:_
'~.-ate~
11:!a:c:.::-:":::1. Ap?lied ~~ater AlloW'ancell means. ror c.e.sig;:'. pt.:.rFcses, ::-.2 1..:.;:;:.e::-
limit of a::.r:uc.l appliec water for the established landsc2..?2C 02.:22.. as
spec:.:i8e :':1 S2c~io:1 8.20.040 (II) (b). It is besee u?o:o :'-.8 "-=8"'5
refe::e:1ce e'.Tapotrar:spi:.-acion. the ET Adjustment Fac:or. 2.:'.c _.._ ____ c:
t.ne la~c.sca?ed area, The Estimated Applied Water Usa sta:l ~c: sxcea~
t;-,.e :':6.:-:i.r:-,U::1 A?pliec :,;o2.:e: .;l.llm...a:1ce.
":-;-,u1.::....." :::2=':"..5 2.:,,:.,.. w2.:e::ial such as le.s.ves. bark, s:.r2."; c: c:.::e.:
8a:e=~a~s ~e:: loose end applied to t~e soil su::face :~r :~e. :~~2::c:.a~
purpo5e. of recucir:5 evaporation.
"ope:-et::..ng pressu=e" mea.ns the pressure at: .....hich a 5:-'5:';:: c~ s:::-:.:-.~-:.:le:s
is designee to operate, usually indicated at the b2..se of a s?r:~~~e:-,
"ove:::.....ead
(poP-U?s!
sprinkler ir-:-igation systems" means
i~pulse sprinklers, rotors, etc.)
those
~....ith
:lo.".- :-2..:es
l."~.;:"
"ove:-sp=ay" means t:-te water ToIlhich is delivered beyond the 12::c.sCE..~ec.
area! ~etting pave~ents, walks, structures, or other non-la~csca~ed.
areas,
- 4 -
(ff)
(gg)
(hh)
(ii)
(j j )
(kk)
(11)
("'In)
(nn)
"permit" means a Building or Development permit for a projec: ~~:C~, as
part 0: i~s scope, iT/olves the installation or neT", la.ndsca?~:'.~ 0:'
rehabilitating an existing landscape.
"plant faceor" mea:-:S a fact-or that, ,....hen multiplied by ;:-~:e~~:-.:-=
eva,?ot:"2.:'..s?iratio~, esti::Jates the amount or water usee DY p~2.:'.:~ .~r,~
purposes 0: this o::.:.::.ance, the average plant ractor 0: lc',,; ...:a:e:- \.:.si:,.~
planes ranges from 0 ~o 0.3, for average water USi0g pla:-::s :~~ :a::.ge :.s
0.4. t::) 0.6, and fo:::- hign '"rater using plants the range L:; C. -; _oJ .;".. v.
"rain se:1sing device" i:!leans a system which automatically 5:--:'::5 off .....e
irrigc.tion syste~ ~~en i: rains.
"record cra'",ing" or "as-builts" means a set or reproduci"::le c.:;:"';:':-;ss
~hic~ s~c~ signif~cc~: c~a~ges in t~e work made cering c:~s::~:::::'c~ ~~C
which c:e ~sually ocsec on d::a~ings marked up in t~e fielc ~~~ o:~e:
data fu:~ished by :~e co~t:actor.
"rec::ea~:..onal
a=ea II :::e2.::s a::eas or
active play or rec::ea:ic~
g~ounds, or ot~er ar:2.S
co
.--
- ---.
spor-r.:s ::.elds,
foot ::a;:;:~e"
se~col yards, picnic
',.":"::: :::::::::-.5:::
lIrecyclec. '".;ate:, II Il::eclai::ed \.;ate:, II or "treated se...,age e::.:.:..:e:".:: -,..-2o::e:"
~eans ::ected 0: ::ecyclec ~aste water or a quality s~:ta~:: :~:
non?o:aale ~ses s~:~ as la~dsca?e irrigation; ~at i~te::cec ::: ~~~a~
cons;..:;;:;::::ior..
"re.::e.::e:,:ce evapot::e..:--.s?i::ation"
or "ETo" means c.
-- ~ -..------
- - ~ --
..._---- -...-..-
~=
seancc.::'::
en'li:c:--..."7~e::.t2.1 pa::c.~e:e:s '..;hich affect the 'water ese. 0: :;.;.2.:-.:3. :._Q:'5
give::. ::1 ir:.c':1es pe:: cay, Ulo......ch, or year as representee. :.:--: Se:-::..:::
8.20.C60, a:-'.d is 2.::' esti::naee of the evapotranspiracion c: c. .;..:?.:g:e ::.~.:..c.
or foc:-- to seven-:.,:ch talll cool-season grass that is '..;ell ',.'2.:~::e.c..
Refe:-e~ce evapot~c.::.s?iration is used as the basis or cete:=::::~5 ::~e
t-laxi~~::'.. Applied wa::e:!:' Allowances so that regional di:fe:e:-.c::s ::-. cl::7.2.:e
can be aeco~.odatec.
"::eha":li..lii:a~ed
la:--.c.scape" r.'.ea~s any re.lar.dscapir:.g ?:Lojec:
... - -... ...--
- :;:~.._-_:::;:'
ape:'::!:":.
Il::Ur:.c:fil r:le2.!l.S ',.;a:e: '...:hich is r,ot absorbed by t~e soil c: .;..:::,:",,_:'~':E..::e "''''
....-hie:: i:: is 2.ppliec. a:-~d :lo'..;s rroril the area. For exar:l?l:, :"_.:.::-.:::: ::'2.y
re.s~lt f::om wate:: t::ai: is c.?plied at too great a rate (a??~:'::E..:::'s::. ::a:~
exeee.cs i::.filtre.tio~ rate.) or when t~ere is a severe slo?e.
(00)
"soil :7:oisture ser.s:":1g deyicell means a cevice that meaS-":'::'es
of wate.r iD the soil.
.::.:::01..:.r.::
(pp)
"soil textur-ell mea:-'.s t":1e classification or soil based or, :::-.8 ;:erce:1:age
or sa~c, silt, ane clay in the soil.
(qq)
II sprir.kler headll :I!eans a device whieh sprays ~,rlater tnrow.:::-:' a :-.:Jzzle.
- 5 -
(roc)
(55)
(te)
(uu)
C-r1)
"static ',.;ater pressu:::-e" means the pipeline or rnunici?Cil ,....2.:=:::.:: s....:??ly
press~::e whe~ ~ater is no~ flowing.
11stat::..or.." r.1eans a:l. a:-e.a serJed by one valve or by a set 0: ~:c.lve.s ......:::.-
ODera:=. simultaneously.
"::.ur::" me2.ns a surfa.ce layer of earth cO:ltaining mO'Nee. grass "'--" ---
roots. An~ual bluegrass, Kentucky bluegrass, Perennial ::ye.s:ass, ~~r
fescue, ace. Tall fese.:e are cool-season grasses. Ber::lUC2.~::assJ ;(i.k'..:.:::...:.-
grass, Seashore paspal~m, St. Augustinegrass, Zoysiagrass, a~c. 3~::a~c
grass are ~ar~-seascr. grasses.
"val"lell meC.ns a G.e~,ice I..:sed to control the f1mo/' or ',.;ater "-
irrig~~ion syste~.
lIwate:: conse::-vation CC:"'.cept statement" means
-' . .'
0= :~e project as S~OH~ ~n
a one-page c~e:~l~3~ a~G -
Sectio.-:. 8.20.C::": C==).
r;ar::"a::"''1e s-"':';j':..~2.ry
Sectio~ 8.20.040:
?~OVpSIONS FC~ ~;~~ OR REHABILITA!~D LANDSCAP~S
T. LANDSCAPE ~CCL~~NTATION ?AC~~GE
(a)
._ eel?:: u':"" ~':-le. landsca~~ c.ocL:....Jl.entation package conrOr::l:':16 '-~
shall ce s~Qmiccec cO the City. No Development or 3~ilci~;
be iss-...:.ec ~:1~il t~e C~:y reviews anc approves the la~csca?e
coc~~e:1cation package.
.....__ c:-":.2.?::2::-
- - ..-- -
;1=-"'- '-
s:-.c._ _
(0) A cc~':; of t:--,e C.ppro';ec la7'.cscape doc'J..'lte:-l~ation pac:.-::age S::.:L.:.. ::2 :,::-o'-..'::'c.ec..
to t~e p=o?er~y a~,.e= a~ site manager along with the reco=~ d=a~::'~6s a~d
any o:~er informat:io~ ~o=~ally forwarded to the property o~~e::- c= site
manage:: .
(c) A CO?: or the water Conservation Concept Statement and t~e Ce::-t:.::.ca:e
or SCQstantial Comple:ion shall be se~t by the project ~a~aser ~o t~e
City a~d to the local :etail water purveyor, the Dublin s~~ ~~~o~
Se:r~.;i::es District, p:::..or to the fi~2.1 sign-off of the per::::":. U' .....~
Ci~:; .
(e)
each ~~~csca?e dOC~~2~t~tion package shall include t~e
ele~e~ts, ~hich are cescribed in Section 8.20.040 (II):
- -. .
..,.". ~.,,--
-~'--..)"'-"6-
(1)
(2)
(3)
(4)
(5 )
(6 )
(7)
(8)
(9)
(10)
(11)
water Conserva:ion Concept S:atemenC
Calc'....i.lation of ::"e Haximum Applied Water Allowance
Calculation of t:"e Estimated Applied Water Use
Calculation af tne Estimated Total water Use
Landscape Desig~ Plan
Irrigation Design Plan
Irrigation Schedules
~!aintenance Schecl1le
Landscape Irrigation Audit Schedule
Grading Design ?lan
Soil Analysis (if applicable)
- 6 -
(12)
Certificate 0: Substantial Completion. (To be sUDlili:,,:~s. 2.::.e-:
i71stallation of t::e p::-ojecc).
II. ELE~E~TS OF L~NDSCAPE DOC~~E~TAiION PACKAGE
water Conser;ation Co~ce?t Statement
Gach lc.~dscape doc~~enta:':on package shall include a cove= s~=e:,
refer::e:c to as t~e ~,';c..i:er Conservation Concept Statement. _u_ C:..::"; ",v::".:.._
provice a sar.l?le sta::eme~i:. It shall serJe as a cnecklis:: ::: 7=-=::":=l
t~at :~e elements 0: :~e landscape documentation package ~a~e -~;~
completed a~a ~ave a ~ar~ative summary or the project.
3.
The
~'!a:'::':i1\.!.In ...\.ppliec.
""<::.L-:::_
l-.llowance
(1) __ project! s ~':axi2t.:..."'J. ;'.?plied water Allow2.:lce shall De ca.:..:.....:.:..a:ec.
~si~g the fol:o~i~~ for~ula:
>:....j,.~JA
(::To) (0.8) (L'.) (0.62) ....here:
:::~o
C.3
rla.xi~'-:.::1. Applied Wa~er Allo;.;ance (ga.llons pe.:' ::2.':':')
Refe::-e::ce :::';a?o~=a.nspirCition (inches ?e::- :l2c.:-)
::T ...\cj L:.st::e:1t. Factor
La.~c3ca.?eC A:-ea. (square feet)
con~e=5~c~ fa.ctor (to gallocs
pe.:- sqt..:.a:re
--....-.
.:...v~ __;
~'~A.r..JA
:""'A.
'J , 52
(2) ?o=~io::.s of l2.:,.d5c.:.?ec. areas in public e.:';c p=i'v'2.te ?:::~ e:::5 s~....:.c=-.
as pa=~s, ?layg=o~::ds, sports fields, golf co~::ses, c:- s:~=c~
Jeres ~here ~~:f p:ovides a playing surface 0: se~:es c~he:
=ec::-eatio~al ?t..:.:?oses are considered rec=ea~ional a:-2.2.5 a~c ~ay
:-equire T,..-at.e:- in accit.ion to the Haximu..:n Applied T.;c.te.: ..:..::'c''':c.r'..ce.
..:.. s~at.ement shall be included ',.,ith t.'he landscape c.es::..g:: ;:~e.::,
cesig~ating ~ecrea:ional areas to be used ror s~c~ ?~=?OSe5 a::c
specifying a::y needed amount. or additional T,.lat:?:: c:~::;va :':-.2. ~'~2.:,::"::-.:.:;::
Applied wate:- Allo~a~ce.
C. Estis2.:ec. ;.;?pliec ',.;a:e:- LS2
(1)
l:1e
Esti:l1.at2c
Applied water Use shall not
exceed
t:-.2.
'.r_..:_,._
..:::..\._u._..
~??lied wata: Allc~ance.
(2) A calculation of t~e ::s~imated Applied Wa~er Use S~~~~ De
s~bmi:ted ~:~~ the Landscape Documentation ?ackage. ~: =~y be
calc~lated by s~~ing the amount of water recommencec i~ ~~e
irrigation sc~edule.
D. Estim~:ed Total ~~ate= Use
(1)
A calculation of the Estimated Total Water
Nith the Landscape Documentation Package.
water Use may be calculated by summing the
Use shall ~e s~~~it:ec
The Esti~atec 7ctal
aIilount of '..;at:e!."
- 7 -
--
--'
:recDmmended
l~ ~~e i~rigacion schedule or calculac~ !~C~
:cllowing for~~la:
l~e Estimated 70ta1 ~ater Use for the e~tire landsc~?~~ ~:2~
eG~als the su~ of the
t~~t lancsca?2c area.
Estimated water Use of all h;Grc=o~~s
:::~'U (hyd.:-ozone)
_ rETe) r?F'l rHAl r.6?)
(I2:)
=:;.,J (hydr-ezcr:e)
Z70
Esti@2ced Water Use (gallons p2~ :=z:)
Refere~ce E;2?OCr~lS?irztion (i~c~=s ~e~ yea:)
(.62)
. -
plznt rE.ct;or
Dycrozone area (square feet)
conversion ractor
irrigation efficie~c7
Landsca?e Desig~ ?la~
A landscape design ?~an ~eeting the following requ:reme~cs s~a_~ ~e
s~bmi::ed as part 0: :~e la~dscape documentatioa package.
(1) ?la~t Selection a~d Grouping
(a) Any '012.:,.:5 :nay be used in t':1.e lanc.sc2.pe, pro'::.c.:..:-.g _.--
Esti::tatec Applied ;,.jate.r Use recor.unenced. c.oe.s ::c: 2:.:::2e.-:" -p-
~laxi;::.u..;l _:'.?plied T..lcte!" Allow2.7'.ce and t:-:c.t t~e ?lc.:"'_:.=: =.eet ::l.e
specif:,cc.tions set forth in (D), (c), (c) J c.:::: (2).
(0) This O~c:.nance adopts by reference the pla~ts l:s:e~ ~~
~ate!" Co~ser~in~ Plants and Landscanes for t~e 3a~ ~~ea
published by the East Bay }lunicipal Utility Dis::::..::, 2.7:C
for determining water usage, the plants lis:ec :~ :~e ~cco~s
P~OJ~CT (~ater Use Classificatia~ of La~dsca?e S~e::.es)
c.evelo?ed by the University of Califor::ia Coo?e::a::.':e
- .
t.xtens::"C:1.
(;:)
Pla~ts hav~ng si~ilar water use s~all be g~G~~e~ :~~e:~e~
.. . ..
c~st~:-:c: nycrozones.
(d) Plants s~all be selected appropriately based t.:~c~ -..---
adaptability to the climatic, geologic, a~d to?og~a?~ica:
conditions of the site. Protection anc prese~va:ic~ c=
native species and natural areas is e~couraged. :~e
planting of trees is encouraged wherever it is co~s:s~~~:
~ith the other provisions or this ordinance.
(:2.) Fire preve.ntion needs shall be ac.c.:re.sseci in ar~.=.s .......:;:.'- a:":2.
fire prone. Information about fire prone araas a~~
appropriate landscaping for fire safety is a"c.:..~a~~e fro;r;
t~e Dougherty Regional Fire Authority or the Califcr~ia
Depart~ent of Forestry.
- 8 -
(2) Water Features
(a) Recirculating .....ater shall be used for decorati~:c ....c......-:::_
features.
CJ) Poo 1 ar.c. spa c()vers are encouraged.
(3) I..a:,;cscape Des ig:'. Plan Specifications
7:-:2 landscape cesig:1 plan shall be dra...."'Il on p:.-oj ect ::a5=
a scale that 2.cc~=ately and clearly identifies:
5:-.=-2::S
(a)
Desig~at:o~ 0: hydrozones.
,. i
\.':;..
Lar;dsc.~qe :::.aterials, t:reas, shrubs, grou:'.ccove:-, ::'::-:, c...,-,"
other ~".esetat:.on. Planting sjlIlDols S:1.2..!.!. De c:..e.=.:-l'; c.:'-c:...-:-.
and pla:-:.:s labeled by botanical name, ca;:-..."il071 .._nO_, c::::-,:a:.:-.-:::
si.ze, S?2.c:':'.s, 2nd quantities of each grot.:p 0: -;;:'a:-.:5
i:1clcatec...
(c) ?:::-operty lir.es 2..-1d street names.
(c) Scree:.::;, c::.ve:.;ays, ~,.;al1c,.;ays, and ocher pavec. c:._~.;:.::.
(e) 2001s, ?c:'.cs, '..;at.er features. fences, a..c. :::-e:2:':-.:':-.g ....2.:..1s.
,- ,
,- ,
::::.:ist.i;,-,g 2:-:C. p:oposed buildi....gs anc. stn..:.c~::t..:re5
elevat:.o:: vie',.; if applicable.
C~) Natural fea:'..:::-es including but not limitec to ---'-."-
ou~crop?:~gs, existing trees, shrubs tha: wil~ ==~c~~.
(~) Tree staking, plant installation, soil pre?ara:io~ t-:::ails,
and any ether applicable planting and i:1stalla::.o~ te:ails.
('.)
A calc~~a::on of the total landscaped
the projec: s::e and a calculation of
rela:lO~ :0 :~e landsc2.?ed area.
~""::;I.~
c._ _c:..
in
....- - _. ~-
_ =_c,....._.......
to
tota~ t~:: a==2 :.~
(j) Designat:'Q:'. of recreational areas.
Irrig~::on Design Pla~
. . . d .
An lrr:gatloneslgn
submittec as part of
plan weeting the following cona:tio~s
the Landscape Documentation Package.
s::all
ce
(1) I:rigation Design Criteria
(a) Runoff a~d OverSDrav. Soil types and infilt::-a:ion rate
shall be considered when designing irrigation sys:e~5. All
irrigation systems shall be designed to avoid r~~of:. lo~
head drainage. overspray, or other similar co~ci:ic~s ~here
.....ater flo.....s onto adjacent property, non-ir:rigatec. areas.
- 9 -
"N-alks J roac:..;a:rs, or s~n..:.ctures, Proper irriga::::.c..." SC'....:.::..Dr.:-:::"';::
and sched~12s, i~cluding features such as re?2a: C:C~2SJ
shall be ~se~ :0 closely ~atch application rates -~
infiltrat:.o~ rates therefore minimizing runoff.
Special a:::e:'.:::ion shall be given to avoid ruI'.c:: ....,. 5 l.c::.es
ar:d to a'loid overspray i:'. planti:1g areas '..,it':1 c. .....:.c.::.:: le53
t~an te~ fee:, a~d in wedian strips.
~jo overhec.c s?rinkler irrigation systems sz,,2.l: Ge
in mec:.aD s:ri?s less than te~ feet wide.
. .
:':-.5~a.:...':"'e.c.
(J)
I!"riE2.::io~ ::fficie::.cv. ?or the purpose of de:e:7:!i:-;i:-.s ......-
iTIaximl.:..'Tl a??::.ed T....a:er aIlo'Nance, irrigatior: e:::..::.e::::: --
assu.rr:.ec. to :e O.62j, Irrigation syste;ns s;-:a.ll be c.e.s:"s:-.e::.,
~ai~tair:ec., a~d ~anaged to meet or exceed 0.625 e:::::e::c":,
'^ ,
\"
.:.CUl':J!:l2:1t.
'N'ater ~~eters:
Separate landscape water Deters s~a~~ De
- .. - . - -
:or slr.gle :a=::..~: ::0=2S,
i:1stalleG for all projec~s except
Co~~rolle:s: Auco~atic control systems s~a~l Je re~~~re~
for all :i.rrisa:ion syste:Js a~d. must be c.ole tc. 2.c:c=-_"':".cc.c.-:e
a:l as?ec~s 0: the d.esig~.
Valves: ?l2.:',:s -,.;hic:" re.q'..lire different 2.I:1our:.:s 0: "==-;...:::-
s~all be irrigated. by separate valves. If o~e ~2.~~e. is ~se.s
for a gi~;e.;: 2.:e.a, only plants ',.;ith simila.r .....a:er '...:se s'.:1al"l.
be usee in ::~a.t area, A~ti-drain (check) va.l~es s~zll be
installed in strategic points to minimize or Dre7e.~: lc~-
head er ainage.
Sprinkler ~e.::'C.S: Heads a~a emitters shall have c~~s:s:e~-:
2.p?l~c2.t~o~ :ates within each control valve c:i.=c~:':.
Spri~kle::: 'r..e.acs stall be selected for proper are::. c:';e:.-age.,
a?pl~ca:1C~ :2.:2, operating pressure,
and ease of ~aintenance,
aCJl:st::.e.:-.:
: E.: 2.':):"1:" :::
. -
?~ain Sensing Override Devices:
devices are recommended ror all
Rain sensing o~e::ice
. . .
lrrlgatlon syste=s.
Soil Hoist'..lre. Sensing Devices: It is reCOr.lLile:'.cec t:--.c.: scil
moisture sensing cevices be considered where appro?:~ate,
(2) ~.cycl.d wat.r
(a) The i~stallation of recycled .ater irrigation syst"~s (c~~c
distribution systems) shall be required to allow fer t~e
current and future use of recycled water. unless a ~=it:e~
exemption has been granted as described in the fo~lc~i~g
section (2)(b).
- 10 -
(b) Irrigation systems shall make use of recycled ....ater u7l.1ess a.
written exemption has been granted by the Dist:-ict., s~at.i7l.g;
that recycled 'Hater meeting all health standa:-cs is ~ot
available and Nill not be available in the foresee~~~e
ruture for t~is particular site.
(c) The recycled ~ater irrigation systems shall be des:~~ed a~c
operated in accordance with all local and sta:e coces.
(3) Icrigation Design Plan Specifications
Irrigation
r.ycirozones.
sys::e.ns
s~all be designed to be
cons is te:':.t
l~e irrigat:o~ ces:g~ plan shall be drawn on projec: bas~ s~ee:s.
:it shall be se?a:-ate from, but use the sa..."De format as, t:-.~
la~dsca?e desig~ ?lan. The scale shall be the sa~e as t~~~ use~
::>::: tc-,e lancsca;;2 c.esign plan desc:::ibed in Section 3.20.C::'O (:~)
(e) .
T:-:e irrigation cesign plan shall accurat.ely a:1d clea:-Iy ::::e:-.::i::;:
(2.) Location 2.r.(. size of separate water meters fc:- .....:::
landscape, i: applicable.
(b) Locat:..o::., t:,-pe, and size of all compone::.i:s 0: \::'".:; :.:-=:..~a.:.:.'::-;
system, :.:,.clucing automatic cont:"olle.rs, mai:,. <;:........ .:.=.:.e:a.:.
lines, v2.:ves, sprinkler heads, ~oist.u:e sens:.~s c~';ices,
rain s~;i:c~es, quick couplers, and backflo~ ?:-eve~::'~~
devices.
(c) Static ;"'2.::,e: pressure at the point or connec:.:.on t:J t"::e
public wate: supply.
(d) Flo~ rata (gallons per minute), application cata (c~c~a5 ?ac
hour), 2.:-.::: design operating pressure (psi) fo:- e;.c:-. sta~:.o::.
(e)
Recycled ~ater irrigation syst.ems as
Section 8.20.040 (II) (f) (2).
specif:.ec. . ~
G. Irrlg~tlon Schedules
Irrigation schedules satlsrYlng the following conditions shall be
submitted as part of t~e Landscape Documentation Package.
(1) An annual irrigation program with monthly irrigation sc~ecules
shall be required for the plant establishment period, fa: the
established landscape, and for any temporarily irrigat.ed a~eas.
(2) The irrigation schedule shall:
- 11 -
(a) i~clude ru~ ti~e (in minutes per cycle), sugg2s~eG ~'~D~: c:
cycles pe: cay, a~d frequency of irrigati0~ for eac~
station; a:1c
(0) provide t~e amount of appliec water (in t~~drec c~b:~ :ee:,
gallons, 0:' i:1. .....hatever billi..:1g units the District '..:.ses)
recommended on a monthly anc annual basis.
(3) ~::> total am01...:.nt. of '..later for tne ?:ajec: shall incl:..:.c.e ....-a::-=.:'
c.esignaced in t~e ~stimated Total ~ater Use calcula::G~ ~~~S Ha:2r
~eeded for any Hater features, whic~ shall be considerec as - ~
~ater 1...:.sing hyc:,ozone.
(4) ?ecreational a:-e.e.s designated in t::e landscape ces:~:'~ ;:.!-2:-. _..---
~e hig~lighted a~d the irrigation schedule shall i~c.i=ate i= a~;
a:::citio:1a.l wate:- is needed above t:-..e Haxi:J.u'-n .~.??lie.:. ...0:.....:::_
~llo~a~ce beC21...:.Se 0: high pla:1t factors (Q1...:.t ~ot c...:.e ::J i::iza:::~
i:-.e:ficiency. )
(5)
...::enever 1Joss:.b~e, irrigation schecuiing
cf evapot.'!:"anspi:-.=..i:ion data st.:ch as chose
=:--:i5a:.ion t~a1'.2s~S~:1t:: Information Syste!JI.
:~ apply t~e a~;::-o?riat~ levels of Hat~-:
shall i~cc:?c-:a~~
;;s~
:~Oill t~e C.=..:if~:-~ia
(CI~IS) .ea:~e~ s:a:c:~s
~ . . --
tor G:::e::e~: c~:=a~~5.
(6) '..:-:-.er.ever possi:-:-e, la::dscape ir~ig2.tion shall be sc:-.=.:.:.:.~e'::: ':et...;=.ec::.
~:OO p.w. ar.d 7:80 a.m. to a.loid i::rigating c-...:=i::g :~::es;::f _
~~~d or high te=?e:-ature.
M2.i~t~~a::.ce Sched~les
A ~eg~~a= maintenance schedule satisfying the rollohi:1g cc~c:t:c~s s~a~~
ce s~=~.itt.ed as part of the Landscape Documentation Package:
(1) La:"cscapes shell ~e maintained to e-;'lsure wat:e-: e:fici-e>lc:. '
=egular mai~te1'.a::ce schedule shall incl~Ge but 1'.ot :e l.i~:~e~ ~~
c~ecki:1g, adjt.:s:i::g, and repairing irrigation e~ui~=2~t; =ese:'::~~
:~e autoii1atic c:~i:::oller; aerating and dethatc~i~g ::.:.== a::2.=..5;
:-e?le~ishing n~:c~; fe::ti1izing; F=uning, and ~eeci1'.s ::: ---
12.~dsca?ed a:-e2.5.
(2) '",-:-.er.e'le:;:- possible, re?air or irrigation equipcent: s:'.a.:..:... ce. c.cr.e.
hith the origi~ally specified materials or thei= eq~i~ale~~s.
I. LancscoS.?e I:::-riga::ior. .~.e.dit Schedules
A schecule of landsca?e irrigation aua~ts, for all but s~~g.:...e :2.~ily
resice~ces, satisfying the following conditions shall be s~:ai~~=d to
the Ci~y as part of t~e Landscape Documentation Package.
(1) At a minimum, aliclts shall be in accordance Nich t~= Stat2 of
California Landscape Water Management: Prog=am as ciesc::ibeci ia tte
Landscape I~rigation Auditor Handbook, the entire cioc~en~, ~hic~
is hereby incorporated by reference. (See Landsca?e I~rigation
- 12 -
Auditor Handbook (June 1990) version 5.5 [formerly ~2ster A~citcr
Training]), O~ as may be updated.
(2) T~e schedule s~all provide for landscape irrigation a~c~t5 to ~e
co~duc~ed by State-certified landscape irrigaLiG~ a~ci:G~S ~~
least once every five years and submitted to t~e local ~a:er
?~rveyor, the D~Jli~ San Ramon Services District.
J. Grading Design Plan
Gracing cesign plans
submittec as part of
satlsrYlng the following conditio~s s~a~~
:~e Landscape Documentation Package.
(1)
A 6rading desig~
stall be separate
c;;:sign pl2..:1..
plan shall be dra~ on project base
s:-.ee:s.
from but use
the same
- .
!ormat as t:-.:::
----~-~-
_=..;,-';:;'--G:,,~
(2) T~e grading cesign plan shall indicate finished co~::g~:E::C~S a~=
e:e':at::..o..-:,s 0-: :~--:e landscaped area, including t~-:e he::'g~-.: 0: 6~ac2':'
. ~. . ~. . . .
s~o?es, cra~~age pat~er~sJ paa elevatlons, ane ::~lS~ grace.
K. Soils
(1) .}.. soil analysis fa:: ?rojects '",.lith landscaping ove:: 20,:CO SC~2.r2.
:..t (5:) se.t:s:::i:1g conditions (a), (b), and (c) s<>e.,-,- ':. tr.te.r.::
u. a l:ce~sec SGils lab or analyst and shall 02. s~~~::'t:=c as ?2.~:
0: the L2.~dsc2.?e ~oc~uentation Package.
(-'
C)
Dete~~i~a::on of soil texture, indicati~g t~e ?e:~e~:age c:
o::ganic 22.;:te::.
Co) A'CI. e.?ptoxi::>e.te soil infiltee.tion re.te (either "'ees'~eec or
derived froiil soil texture/infiltration rate taJles). u
ra~ge 0: infilt=ation rates shall be noted where
Cipp::-opr::..a:e.
(c) :L22.5Ure 0: P~J and total soluble salts.
(2) :-:J:: projec~s .....::':; la:1c.sca?i.ng under 20,000 SF (1..:::less a S:;:~5
e.~.e.lysis c,e.s bee:> underte.ken), soil shall be e.".e~.cec :.:so.:,:; six ("'
C'..:':lic ya::ds (C.::) of nitrified soil conditioner ?2.= 1, ecc SF
i~cQrporated ::..::to the top six (6) inches of soil.
(3) A 3ulch of at least three inches shall be appliec to a~~ ?~a::t:~5
a::eas except t~r!.
L. Certification
(1) Upon cOQplecing the installation of the landscaping a::c t~e
i::rigation systeill, an irrigation audit shall be concuc:ec by a
certified landscape irrigation auditor prior to the fi~al field
observation. (See Landscape Irrigation Auditor Ea~dbcok as
referenced in Section 8.20.040 (II) (i).)
- 13 -
(2) .. l~censed la~dscape archi~ect or contractor, ce!~i~~ed irriga=ic~
~2signer, or otjer licensed or certified professional in a =e12:e~
:~elc shall conc~ct a final field observation a~d, ?~iGr ~u
occu?ancy of t~e building or establishment 0: use o~ ?=o~~=:y,
shall provide a c~rtificate or substantial COr.Jplet:.o:--. :0 t"::2 C:.. =::.
:~e certificate shall specifically i~dicate t~a: pla~:s ~e:e
:..::.stalled as s?Bcified, that the irrigation sys::eo ',;as :,:-:s::2.l1e.:.
as designed} a::.c that an irrigation audit has been ?e=:o==e:.}
along with a lis: of any ooserled deficie~cies.
(3) Sertification s~;all be accomplished by comple:::i:lg a. Ce:::.::.ca:e G:
S~bs::antial Co~?letion and delivering it to t~e Ci:y, to t~e
=etail ......ater si..:.??lier, and to the O.....-ner of Rec'Jrd. ~~ C:.t": .._.;..-
:;:ov:.ce a
sa:::?le
. ~. ~
certltlcate !o~.
:II.
?U3LIC :::~CC.:'.:IO~;
, ~ubl:~atio~s.
I~l:O::-::-.2.::io:'. aoout t:":e. e.fficient use or lar-.dscape w2.ter _~ ~::2.:'.;..2.:;.:..e
'.';2.te::- :.:se::-s throug:-:c..:.: :::1.e community =:'-00. the Dist:.-:..c::.
3. ~~ode~ ~o~es.
At 1~~5t o~e wode~ :-:~~e that is la~dsca?ec in each p::-ojec: ca~5:..s:i~~ 0:
eight C~ ~o~e ~o~es s~all demonstrate vi~ signs and i:lfc:=2.:ic~ =~e
p:i:-.c:.?les or '..;ate:.- e::icient landscapes desc:-ibec. i::. t:-.:"5 c~.:.:..:-.c.:--.ce.
1. Signs shall be l.:.sed to identify the model as c.~ exa...'::-;:le of c. ....2.:e.:-
efficient landscape and featuring elements Sl.:.cn as r.y.:.rozc~es,
irrigation equipw.ent and others T,.jhich contribute to the o""..e:-al2-
',.;ater efficie~t t..,eme.
2. :::::-t:o;::-mation s:-:a1l be provided by t:-:.e p:.-oj ect cavel::;?2: a::o'..:.::
cesig~ing, i~stalling, a~d maintai:-ting wate:'- efficie.~: l~~csca~es.
Sec~:o~ 8.20.050:
?~OVISIONS ?O~ oXISTING L~NDSCAP~S
I , l';Al::2~ ~~o\li..-\G::::'~~:iT
All existi~; landscaped a:eas in the City that are one ac:e or =o:-e, i~cludi~s
golf courses, green belts, cornmon areas, multi.family.housi~g, c~s:~esses,
parks, ce~e:e~ies} and publicly owued landscapes shall pe~fo~ a la~csca?a
irrigation a~dit at: the p~o?erty ow~er's request: at least: eve~l five years.
At a minim~~, the audit shall be in accordance with the Califo:n~a Lancsca~9.
water Hanag9.::1e!1c Program as described in the Landscape Ir~iga:ic:1 A'..:cit.or
Handbook I ::::e entire docur;:ent ......hich is hereby incorporated by ,:efe::e:--.ce, (S ee
Landscane I:::iEation Auditor Handbook, Dept. of Water Reso~rces, ~a:e=
Conservatio~ Office (June 1990) version 5.5, or as may be updatec,) ~es~l:s
shall be p::esented to the District for review.
- 14 -
Recognition 0::: proj ects t~a:: s:ay within the Haximum ..A.pplied ~";at2'!:" .:'4110',.,Ic::ce
is encouraged.
:
I I . ~,.j.'"\~E?~ l,./A.STt: =?2:'1E~~TION
;,';2.t2:::- i~2.S:2
?:-2vention
shall :~ll under
t:-te
authority or L~e
7'1~~--~~-
-'....:>.....--- -.
Section 8.20.060: ~~FERENCE EVA?O:~~~SPI~~TION i~ inches (His~orical 0e.:a,
ex:re.polat2c from 12-:.tonth Norrr.al '::=.a:: :SIo Haps and D.C. publica:::.o:'. 2lL:.'2:;:
:
COl:llC? Ci cv ~Tar! Feb u__ , N2Y JU:1 Jd
..-- ...1_
/'.laseca. Live:::::ore 1 2 1 5 2 - ~ - 5 9 6 6 7. 4
Oak12r.d 1 .5 1 5 2 0 - J 5 1 5 .3 6 0
Au!!. Se:;J. Cee.
6.4 5.3 3.2
5.5 4.8 3.1
.'ic'; .
1 ,
,:".J
2.L
::.9
, -
-/. .::
.'" ,..,
..I.;:
S :::C=-ION 2:
Ur~e~c': Or~ina~ce:
provisior.s
of this ordina~ce
s:-,a11 :'='::-2
;:.--;::.....-
-------
c:::. .Januc.!:"yr 1, 1993, pT...:.rs1..12.:1t to (.:;":-2:::.:Je:'.t Cod.e Section 36937 as 2..:-. '\..:.:"5=:::::
ordi~a::ce. 7he urse~cj is based. c:: :~e fact that s~c~ an orci~ance ~s :=.:~:.r-2c G;
tte State or Ca1:.=o:~ia prior to :a::~a:y 1, 1993.
.. 0 .. .
t~lS :Gl~a~ce to ce
pos~ed i.:'. a::
. . S .
',.il.t:":. ect:...o:-;
:~......e Ci.:::l Cle::-k of the City of ~t..:.~2.:':'. _..--- C2:....:.se
~e.=.s:: t~::-ee (3) public places i~ ~~e C:.:; u_
;~933 of the Gove~r~ent Code of t~e S:~:e of
S~C~ICN 3:
?os::i~z of O::-ci~a~ce:
D~bli~ i~ acco::-da~ce
Califo:::-nia.
PASSr:D, AEPROVED, A~;~ .-\:O?T:.:n t:tis 14th day or Decer.lae::, 1992.
AYES: Cou~cilmembe:::-s 3~:::o~. Eouston, Howard) Moffatt
and Mayor S~Y~2:
~o:::s : :;cC":e
A3S::~i"I': Ncr.e
~./~
Mayof:~
ATEST: r;! i]/
C7/c: C'). I.
ci~~011rk ;I "i..~
::.i
a:\december\ldscpord
- 15 -
?:-ojec:t: Site.:
?:-oie.c: Location:
SP_~PLE CE~TI,ICATE OF SUBSTANTIAL COMPLETION
Projec: ~iu!TIDe::-:
(Check indica~in5 s~D~:::al)
?reli~inary Project: Docu~e~tat:ic~ Sub~itted:
1
-
2
3
L
-
"
6
I
S
9
10
-
:-:a:'::"::'.'..:..-:1 .~.P?li,=-c: ''';a:er Allowance:
gallo~5 0::- C~J:c
~s:i~a:e.d A?~~i,=-d ~ater Use:
gallons or c~Jic
~s:i~at:ed To:a~ ~a:er Use:
gall.o~s c::-
~a:,.c.sca?e Des:g::
:1'-....
_ _c.:..
=rrig~~ion Desi5~
?12.....
=r:iga:ic~ Sc~~d~les
:-:ain:e~a~ce Sc~e~~le
~ancsca~e Irrig~:io~ Audit Schec~le
Graci~g Desi~:: ?~an
Soil .-\r..alysis
Post-Installation I~spection:
(Check indicating substantial cC8pletio::)
A.
3.
c.
?lants installec as specified
Ir::-iga:io~ s':s:e~ installed as designed
d~al cis:rib~:ion system for recycled ~a:er
. .. --
2l~l~a~ r~::o:: or overspray
~a~csca?e ~rr~~at:cn Audit perfor2ed
:- - - /-----
.:...e::: .-1 .' :::~-
:_ - - 1--- _ ~
-::;:.::: '-/ ~'::::.:::.-
- - - - ,..- - ~
_::::::::: -, . ="'--
Project s~j~i::al ?ackag~ ~~d a copy of this cer~ificaticn ha~= b2e~ D~ovic2C
co o~~T'.e!'/ma::.2g~!' ane. to [>..lbli.:1 San Ramon Se!"'Jices Dis~rict.
CO~E:;TS:
Certificate of S~~scantial Co~~le:io~ (Cont.)
?c~e
I/Ne certify ~hat ~ork has Dee~ i~s:alled in acco~dance with t~e cc~:~ac: coc~=e~~s.
Contractor
Si~:';:::.t'...:::e
Dace
S:ate Lice:-,se
liNe certify t~a: based ~?O~ ~e~iGcic site obser;ations, the work tas b~e~
s~bstantially cocpleted i~ acccrca~ce wltn t~e wate~ E:ficie~t La~csca~= O~ci~a~ce
anc t~at the la~dsca?e pla~ti~g a~c irrigation i~stallation confor= ~i:j :~e
approved plans
a:'.d
. -. .
Spe.c:"'J:lcat:...c~s .
La~csca?e A~c~itec:
Si~:-.2.t:.:.~e
Date
.::::-::~.::.
I . ~;::.-:::;::.
~--~..- -
or I~rigation Desig~er/Cons~l:2.~:
or ~icensed or Certified ?ro:essic~al i~ a Related Field
1./,,,;2 certify =,",-a.: 1/',,;e h2.~,.re recei';ec all or the contract
0''':::' ~es?or.sibili::,' ::0 see t~2.: :::e :;::,:::::jec: is mai:-t::ained
co~tract ccc'...:IT.e~:s.
Cocl.:..;-::.ents 2.:'.:-
in accarca:-.:e
O'.,;ner
S:.g:-:.a:'J.re
. ';::~;::.
SAMPLE
~n~~:!!: ~':-I ~-~.: n' ;:':f:~':~;:',_" <;Vr.~.. '>';~ ~~>:' {'P~T;t~&i'/
\v:1,,171' ~;9:..t c .. .
-"',,'-' -'-',,-', -.''''0--'' :,--1 -". "
/:~;:;),,\r~..;::':.~-i~~','~~.::..:.~-..., <:~.~--;- :. ':
\ ..' ";--,- \ , .. oJ
"--"'-'1'-1:11- II, FI ,~~~I 11,,-' i'-
.' ",I .- I' ." II - ,. I , ^
' , II[ , Ii I[lll'i i'll I' -, ~I
-I.-Ii Iii lil!~
I, I' '[ I i Ii J
ti. Ii i I ) Ii I 1; Zrf;
ill' [Ii i ii II! Ii, \jo....r
I I " [! , U-
,.1" 1;";<11 ,i Ii !., -\'J~.)
-- 'II i :\ -:.- ,I! ~ I:;j \J
. I~'I - ,,' . I!, I ; I-
.'",\ ~ I" ""I I; "
~I! tLnlo" Ii il: I,
, , ii , I' L- " i I: ' Ii
:f! Ii I Ii I:i
Ii 1)1; , Ii li ill if
B/,-0 '8/
, I
I
,
I
I I
-l'-1P1C<~ F~cJNL-1
6t~ PlN~ DC+-A-i~
-1-/ II I'~"
I tJ. -'--..-/
i
!
-'I
\J
Cj
r" ,
,.,
,
,
I
!
,
;'
EXHIBIT N
APPROVED
1
...-CURB
I
I
-
31
"-ll
~'
!
i
1
I
!
",' "
-,-0
/'-
~
, I EI--.JLA,RGeJ
, i SECT ICN
I I
! I
,
I ,
I 1
I i i
, I ,
i ,
I I
I
! I
I I
I I ! I
i
I
: IV,ij/,/j I
i I
I i
I i
i ,
I ,
, I
I , I
I i I i
i I I
, I I
I ,
I I ,
i I
I I
,
I i
I I
! ,
; I I
I
I
I
1
i !
i
t-- WM114";
I //Z/f ~11--1
I
- ,
- ,
?!
~I
I
i
i
I
I
I
I
,
!
,
,
V
EN LARGtD
SECT I ON
CITY OF DUBLIN
,
,
i
I~
I
I
I
,
,I '
i I-~-'
~
PLAN
NOT TO SCALE
PLANNING DEPT.
P,L\R.;LLEL P/~J-<KI~JG
DET~,IL
SHEET I OF I
R,zCEIVED
MAR - 7 1995
........ - 7 - 9...5
'-- -:; ----~----~~----_....._~~
"UBLlN PLANNINr.
6~L~'='-':LcLL -<7ILu~- ~ -Q(fir~~L 1J.<d'~~0_~ -
~ -A-- uQ---.- L j \
_ __ L.8.V~;)..\-U--:VGr.-o err c:{J--u------------- ------
.---_._-------~..~--_..~--
/
. ---_.-~----_.,---------
-------.-----------------..
._---..._-~--------_._------- ...
.__._.__.._----_.._.--_._-~~--
....--...--.---------------.--
EXHIBiT 0
-,
i,I:\R r.. 11995
Valerie A. Barnes
City councilmember
7366 lone Court
Dublin, CA 94568
-' ,-...
Richard Ambrose
City Manager
City of Dublin
100 civic Plaza
Dublin, CA 94568
March 20, 1995
Re: Revised Appeal to the Petco Project
Dear Richard;
Due to the location of this project with the high visibility
at one of this city's main entrances, I feel that the entire City
Council should review this project.
2db~v~
valerie A. Barnes
....x. "'1"'\""""" P
~. .. ~;.... '1 J,
!... Hn:d ~
~
I
f
J
.1
, I
'I
'I
1
I
,
.
C?J
I
I I
I I
I I
I .
~
I 6.--
o
e:,.
-'
'\
-------
.
o.:.,~
~I Z WW
@7i 0 3A I 3 J J "
@... (I),; . ,
a;
'-7 ~
:zj
0) $J
.." '.; .~
'CP <:0 .
t:EJ I
!
z, <I ; !
<t; i , : I.. i.
ctD t{f!: T . ,
I. ~ H r1
I r-r il
. ~ - , ld1, I II I
~.t;;j ! : I .;-
0>. . N,
..:....':..'..~
1..-,. .__..
~
- ~;~.. :;
. .
.". ;'.: .:
- ~ - - ,:~
C$J
~
I
,
-+--
.
.
~--z:;
@
,
0J
I
! I I
,11 11"
, '7- i I
i:' .
.1
...' ,
, ...!
I-
~
r- .
_ ill
~\LL
",<>"\'
..lJl"2
:Z-zD
3l~q
. ~.!\.
. ~"
III '-3'.
'-uI~"" .
'i,",CS:~
+.j...'
EXHiB;T Q
;1l.1
.',r- II
.~t:).-
:.r:z" ., ,:"':~ -
,~.
\L .
\-"
Il)
ill\-
IL",
ill
. Ill-::J.
. : tL
. !" .: ~-
", ~_~r
. " "'D
\.f\ u.}
l..j,.-i. . .-- r.-
.', - ~!
./ "'.
~~.
JNINN'11c/ NnSfl~
S661 I
~--:.v - L
. '
0-1
~~ . I.,.
CJ-"'i
. I
c .~::.,~..,
.~. . .
. ".jr7, ...... ..,'" . I ,
.'. -~ '>~\.:..~ ~':-~~;1<;'.::~' .
. . "."
&
~.
-l
u\
""
~
-Z
~
if
~
III
Cl -
-I.\)
,,'\"2
..,;:I
~~
'~
~-'
~~
;il,tL ~
4~ III
~S- ~
\..,,~ ..
,..i:1. ~
C'<_ ~
..- "2
....'
_Ii
----r-
~
--- "
\--
-::L
~ -
-Il)
~L
.,3
~y
-~
-<t. ~~:
-' ~~
r-.
~. ~-1.....
. -. .'
.- "
. . .
....;-,', .
~..
\--
1:
JI
r
\L.
"
S) - 1
~ ~. ..
III -Z I
~ ,~. i
u "-l) I
i, I \If\, f
\L '
L
, ,
~\--j
~" /' }
- c:::.t
ill .'
- t
-j
. . I
Y.\\.'.
--::J~
7'~
ul
'~'.~
-(-
l.:;',.
;
ro
7-
.~
.~.'
\- "
'-r.:~'
--J.-,:. ;..~O__'.
'\\j w::
.......L~'..
. '~',. :-::J ~;.
';:;iJ'
- ..~?~
";~,.~
- ~ .-