HomeMy WebLinkAboutItem 5.1 Consider PA 83-042 Festival Enterprises (2) 1150-3
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 29 , 1984
SUBJECT: Consideration of PA 83-042 Festival
Enterprises -. Dublin Town and Country
Shopping Center, Planned Development
(PD) ReZoning and Site Development
Review application
EXHIBITS ATTACHED : 1) Location Map
2 ) Planning Commission Staff Report of
May 7 , 1984
Exhibit "A" Project Plans
Exhibit "B" Negative Declaration
Exhibit "C" Resolution Adopting
Negative Declaration
Exhibit "D" Resolution Approving
Findings & General
Conditions for A
Planned Development
ReZoning
Exhibit "E" Ordinance Amending the
Zoning Ordinance
Exhibit "F" Resolution Approving
the Site Development
Review
RECOMMENDATION: 1 ) Hear staff presentation
2 ) Open public hearing
3 ) Take testimony from Applicant and
the public
Q 4 ) Question staff, the Applicant & the
public
5) Close the public hearing and
deliberate
6 ) Adopt the resolution regarding the
Negative Declaration (Exhibit C)
7 ) Adopt the resolution approving the
Findings &Conditions for the PD
ReZoning
8 ) Waive reading and introduce
Ordinance amending the Zoning
Ordinance
9 ) Adopt the resolution approving the
Site Development Review
FINANCIAL STATEMENT: None
DESCRIPTION: On May 7 , 1984 the Planning Commission
recommended approval of a rezoning and Site Development Review
for a 52, 115 sq. ft . shopping center on 4 . 85 acres . The center
is proposed to be built on the west side of San Ramon Road, just
south of Amador Valley Boulevard.
The use of the site is governed by the San Ramon Road Specific
Plan which requires the proposed development to be processed by
the City through the use of the Planned Development rezoning
procedure . The Applicant has requested that the projects ' Site
Development Review (SDR) take place simultaneously with the
rezoning. While the SDR normally is done by staff, Council
policy allows the SDR to be referred to the Planning Commission
and the City Council for its approval . Staff has done so to
expedite the processing of this application.
ITEM NO. x5. I COPIES TO: Applicant
The San Ramon Road Specific Plan allows retail commercial use on
the subject property subject to specific use limitations which
require that 75% of the uses provide "shopper goods" . The
remaining 25% of the uses could be for offices, 'personal
services or financial institutions . -
This project will require the extension of Amador Valley Blvd. to
the H & H Development site, signal improvements -at Amador Valley
Boulevard and San Ramon Road, and street frontage improvements
along San Ramon Road. The Applicant has agreed to and is
responsible to pay for and/or install his fair share of the
required public ,improvements .
The shopping center has been designed to establish a semi-rustic
appearance like the Town and Country center in Palo Alto. It
will utilize concrete barrel tile roofing and mostly wood siding
along the storefronts . Landscaping, lighting, signing, grading
and site planning show that the center will be attractive,
functional, safe, and a good neighbor . It is also expected that
the center will generate tax revenue in excess of the cost of its
required public services .
•
The application background, project analysis and project impacts
are discussed in detail in the attached Staff Report (Attachment
2 ) which initially was presented to the Planning Commission for
its public hearing on May .7 , 1984 .
RECOMMENDATION •
Staff recommends that City Council concur with the
recommendations of the Planning Commission and
I) adopt the Negative Declaration - Exhibit "C"
2 ) approve the Findings & General Conditions of the PD
rezoning - Exhibit "D"
3 ) waive the reading and introduce the Ordinance amending
the Zoning Ordinance - Exhibit "E"
4 ) approve the Site Development Review - Exhibit "F"
•
•
-
‘ " ,v,, . pill..,, -- .., :,..
\ ?Ct >- -_1 • , - .•::::::::::,...c.:,..._:::::..1-::::::.-,:J.J.:...:.:-:::...i..:..:..:..::•::::::.....,..::::.:::::::::::".. ..... ...::::,:.::.,....
/ t 4.; ......••••• •!. '.•.s.t!.•-,', ?"--7**-
.-.. '.....7:....77.7:
,, ,• \ \••t„.••;,M .r--r--- 1; t
-..z.p.......ii:;:::i...*::.7.:::,..:•:;:.•ii7..:.%::i. ,,.....:.„..........
-•;.9.'''\O'Cr‘.. 'o• • 'S c• '' V'- 6,4 1/4 WON I ,I
EA-, . N.9.e 1•C.2, ,„' 1.:.• % S .0' 1 V .•7•:::.' ,P '.• .A4/
14 At e
.Vs.....c'o•---..1.';•140-51.,' t 1\*ZO'' •' ••.; ;:C.* - ...:: • -a. .:,..::::'.....:.'i."11.."........, fi.:' ."....:.:..,......:::,•-....:.:-:... ::::..:.•-•-...:-.-.•:::,-,.. .,
.(::1-.;:-:\••Z.c,‘'`-1,,,.3.:. s-o "„...-.;•'-'..",..:5: t. -,.... _,..-...:.:,..„ .4 ... • ••• -
.•. .•........•••• .•...
6'1. :iiiii::.::::::::::',.:::::::.:•...%::::::........::::::::-.•:•:,::::::/{....::::,.:.......::.............,
. •...."' 47 ,ft/t\ .... ......: ....... ,..,:,... . ..................,..:.......:.„....... .......„
., .„,..... .. ...... .„,... .... ... .. .......... ....
\;:*:.....■',':0 '', ,-,...P.e. '. 0.6 .; ' ":'''......ti• .■-d.1') -t, ......•.•. .... .......• •..•••••••••••••••..••.• •.• .• •.• •.••
. ..... .. . . ....... .......... .. ....•......•....-.
:.,....0.1P so....4. ,e-,s,..... S.4S RAMON 1,,, ...I,zp ••:, • ••• •• ••• • ••••••• ••••••••• •• ••••• ••••••••-•••
•• •• •• •• • •••••• • ••• ••••••• •• •• •••.•,.••• ••••
, .. ".• ,,,K e:•\--, ".It' ...... , '.17, .• !••'.*.i. t, .0-a -c. •
1 'Ctf:e.,••• ".•-•N:•,1'4,1': ''.. .. '''` ,,, ..,••,&,,. ..•,.r.i , 1,1" 9 ............:.;:i i:::ff••••••••PARKS RESERVE ORCES•;•.•:::•;•.•;:.,
7„....:•:•....:::::•:•:•••••••,:.-.:.............•:".....:;•:•.::1:;,••••:::::•:::•'•:::::::•••••:::.::::::.:::::::::':
\ •,......5.;,,t. ,c; ‘,,,,,..,... ;-1-; 'SI „.,i.i. :,e:;,...:. ..7!1.5.,.. :......,:,.... .);„ ... ..,
.:." ..::::::::.:•::::•...:-:. :::::::.;..•:::i:.:•••::.:::•i•t.:•:i.:::-;..::.::.::;.:.::::,1:::::.::::::::::::::::::::-::•.,.:•..,:-.:.
, ,‘..: ,..:,.`;"- e. 'el. .,%'- ■ o'”- .7N, .' ' -,•:', .i.,:,),:;.'....:,::'...„,„t'?" rt„.s. ir:"!!:*:::::::"..:...::::::',•1.::•:•ii:.:;.•.:.:,:::::::.::.::::.-..........fl::::,::.::..:',,::....*:'.::.:
\ .Z.,":: --,..f"..,,..1..,.,,\5.-.):,.:‘ o?'„,.„. ,.1., „,•:..(X1„::. *..4,. di'..0.,,, 1„.....),
\ .,..e„..‘, r,41,..... ..,.. t. -c.o.,o. . .. ... .,...a.., _....4,7,t... :•••• ,.......f...
' ' V\4,2`-''' ,....0 'St ti 0 41,1, ..s:....•?..,..,..' ., ..... TRAINING AR
V."'',> ,... ' 4).`''''ie *.4,2:'N.::1::::i'.1`•S..A.::;.. ...:10 .......:(•• '''...' ........'. ...".. ...."......-.........'.. .......'... . ..-
< . 's''''QA.,. %"‘'HAiiiii4''•:....;:,..7.0.T s;:"...;:'....;: -..°Y SC'''''..... .i"...51..I:•:- ......:.......:;.',...........'...'."......::::.:•,:; :::.i:".....:'..i.::::::1::::::./1: 4
yt .,,,••,1, .„„ .•.... ;"6-........N.•‘!.........;.;i .•
4e,•,,..,. .4. '.... - ,„,.,,,\rl' g ,.....;...... ',2 ::Cli.11i7f0 0
\
' . o.""* .:' ''.C.'"R„ ':::::rft •ic•[•••!...1 :..,?1....... , 1,•>)'.0\
. •0 ,...., • ; Z t :_ ; :::::::i:::.;:•,..:::::;......::Ye0'. ,,(O.::::f.t...........f,::....1.::::::.::;:::::.
:::::...... ::i.i.:::...1::.:A:E:..f.:•."....:"...if.t.E.; :;"..:::::.,:;::',...:::.
'" ''. ' ::. '50 Z :
..('''tS , ..,,.,,t,,i 0 0.714......:,:::......y.:.:.;::::::::::::•:-:..............::;::•*.i......:.::.::;;;::,..,.....,,,,,
.• : ..',00 r )5:7
-r , g'7, '`. 4, ' :.- , "
• AI"' -ftt,.::::..::-.:.::::::::::::,....".::::;:::;.:. ii::::•.:.-.,:::::',.::,:':,-
b
• a ' , • ' •'' ,,•■: ,!.,_ •
„,,,..%11,:,4:0F" .V.:::::;:::::.;:."-:::::::::::.":::.7.,:::::::::::4;;;i::::,::::,:":::•.•:',::::i:
• \ 'xi t l't, .t, \ „.. • - ....i.1;:144=":'''- F3.*-::::::7:::::: :::::::::::::..::::::':.:;•:•.:::1::.:::::::::.::•.,.::::-:::::-.
, 00 ,t , ,o••,..t,
";> o'‘' ■•':.'.•- '• c..\m.,§ ,,,,,-ks,";14,4.;41.:fl'"- -4.\:-.:::::.::::::::::: ::::1..:1"/:::1:1:.:•:.:::.:::::f:,::.;,•:,„::„:::::.:,
. ,09.'s_,,,.. ,t, . c 0 .-,.41ip...4,or
e, +0" ,,,. .:, ..4**•1° ' 1.`
'? \I ‘ !., .: :,, I '
,,,.. ross-, tl..,- .. . . .:.:.4::::::::::::::::-.:::::--k--:.-7:i
--..%,„.--...-,,-.... : ,,,_ -,, ,.-,---.1-,..- --‘, - ac--):::::::::: :::::.::::::::::-:::::::.:-:::::-:.:::-..-t..::::.:::::-.,:-:-.-.-:-.::::-.:-.:.: ,
\ ,,,m .=;. o - '---7,..?6„1-
- ,,,,,-.. ..,,,-„, it.,._ 1,-....,::::.„:.,,,:?:-,-.:-..-4:-......--....-;-.1:-::::-:::-:-:ily-.............:::....:.::
.,,,..,..w,„..,..i, ...- .„. 1 -; ,.„-,- ,-T- -------...-::-. 1-...s.::,-..:....: ::.:......:,......:„.
erAT -"=-. '',-,,..' , ..- ,,0 i::-..--.-:-::::-::.--:-.--::::::::.---.,----:,...---.: -.--::::::::-.......::::.:,
--mit-P-10111r -,-.4 . ‘,. !.5.
. f_.,
. r —.2101; ' v "'ii::::.::;::::::::::::?.??::.::::i.:?;.:::::f.::.....; .-;.:.,::::::,.-...-..-.-:.:.:.-1.:.
,,,,,,9t,i.,..,.. „.t. -,,,,„,n ,..;,. ,\,...,_ • . „„‘t ----
4;••••••••:::::.:::•-:: ::-......11..: :::•••••••••••••::::::-...-:..... ............,!,.
.1..r.,.:,-- cf.. f •,.. -.v. . .... .',C.•t, ' t. ." 9.‘11111'
4:-1,441
'FL:-.
. . 4-1 ' , „
..... ',- 0„.a.a .....„.... , :1i::!:-..::---•- ,v,..,......,... ...:-:coRREcnoNA
',•' ''
fi NMI, etc V- . .... ,.., ••, ,..........,0 ... 8••:IR CM a'* '>'5'94 - ..*:::.".ii.:::-.....-::::.,r::::;,-;,:;:•••::;.::::4•":".. .:''..........'-'0-.
taa.'":: ‘7",1.6E',-••,„. • l• ' '' 00t•.. 3 •..., „slillr■•..,
,-0.,:.•.---'..,::, .:;:-Y:::::..iiii:i:::.:;....,;:::•.%S.,:,.-:::::-:.1.•........,1•:::-
A .04„... ..5., , . -5 '•‘'w Ret '-'...6.0
.0,--,- : -, V ‘,. ,-,.,::::::::::::::::,..„...........,...„:...:.......:.,....::::....:..,..:::,:.
---ziv, k , ,.. .m... . L. ),„;fith...,,,o
41, ., 0 l':::-:;I::-.---::::::f
0 " .7. e .,,, . ME B KC*
N , Nzaw #* I"
-. .) :-.." g, it.r4 ::::::f.::::::::::•::iii:'::::::::::::.:::::::!::::::::::::-ii.i:::::.::: :
y •,••„v....A:2.: :,..- ti,, is v„. .,.._,.
. . o' , ,,•,,,,..k....::..:::......::::::............„................i..:........:.:.:.:.:::.....!.::::.........-•.:•.:•.-...-:::,..,...:::::.:::.......::::.:.7.-
$ 1V---1"I' -:.':;Li-H.'"•.;,7.'-f :-..-q-,, f-11:!. .1:.. .... a. igi ••• •••••• •••••••••••••••••• •••• •••_.-•••••••••••
, .., E - A==., , - • ‘,--7-,,. 'Sin ., - .... •••••.•••••.•--••••••••...• •• •-,•••- ..•••-•••-•••••
*ifflt, 7.. 2 .- se -2; 44.A ' """ ^ ',Alp-%".•4 •°
"7"..,24"1 %., 44......, \.•- "'" ,z....---; Y.:-::::::::-::---..-.:_-::::-:::-:-..-::::::::::::.::::
,1[4,"1:•- '. . . •*•••1+;:;'',.:-•::::::!.;%1??i"Y:::"...3gF;...:::;::::,:.ff.'..;....: ::;::::::.::;...:."..,:j-3-i-3.,
% \ '.-1, •',.• .• . -,/
Tkiv ,.f.c • F.: V.,•.--r„. : ,,-...r..a•.,, / \ .,A.: I •.44';'''..-..:11...::::::-::::.'•:-:::::::::;:f.;;;;?:....s.::::::;.;::: :::-
..io,.ct •, .1.P. ,■••1-- ..-. .• .„. 's...,.? „..a...•• "t.. ••
■Ara., I a a) VI, s I_2....,7\ .. t .44`,/iglikp 5 'V* ,", / .
hil..:',,TRAJNING AREAL:.:::::::::.:.: •••••• -:: :...e.:;:••:::•-•
i.,c, . c.,-,
-,-
L.I.,,,...104.- .
,_ -
%S.° .,Ii•-',.---.f r v_ . ,,,,,,, 'ti.1$3.,,, „4, \ VFW,IN!,
-...- . .,
1-.
....0"? .,... G . .,.0,A-r.,:•:-.-.:.......:.:•..:.:. ::::::....::::".'.•:.':::-.•.:•:,-
3 Ci.....4...Vir.:".:.::::-:':-:•....::::...-":::::,.-..:.::-:::::::•-:-:
'',--atcr..-,,st..- ''' c. •."''' ".` • ,P4
''•-1.s*W..4., I, $ I' 'e. e i vok, 1..- °
,
- , KP.11 ‘ „•'..'e ' , $7jgCr SIT
\•"14,ri.,::...:•::::;:-;-;P:::.:.:i .?.%.:.:
20V:g' % ' ' CasilLffir 0...1
... ji at,,,,, 0•41kizsi
''''.*. ''AiiCA'.:-:'.--#. Q..i:-...7v . C.0°. ".. t ci.r. ', ,, .q..-''': 1 ill 6 '''''''■ d. ... . ,*:4..:!.;;"::4;.;ij;:liiiii-Z
, 5811
.w...=
t —
. ...,,,,,..,....-_- S ,), t:#••
• :fr 1.)/(1, `- ;t::::, .,, „_ _ -elt;::,-.'. -IT c„,,tv5 Oa A ..... -•\\\
'''',""'"'e ,—,--TA',-,0T-ik-',-,Ai. .•-:;-.43.17,-,,,,,eipLw.. .,,,a,,W '''.1:-'-'- .
..i.o......■116....-ft•••.'.i:' --ZA''''''''''' ''''''"'''' ' .; All 1 $ A I:
--------------- -' ■■■ , 411
. 2 u
N 1 II.
....p.A
, ,,,:t it
A.....c....
. I
.0i D iliii
cArrow
'N'--7---1•10 %. \
i =s •- SP!'
• 1 .
,. DR.
tl ...-4 S Z . \ 0 - wl....
• 1 R ■ P'Dal:i. 7,...C••-•C INIMI r.
\ t‘ D- ‘t / SI°"6 il\SAIll.m ■
. ••-- . , -x - IA;mq.S7
.''
t...4%
JA••
. .
•
CITY 0 F DUBLIN . . '.
N
.• .
PROJECT LOCATION MAP . ..,
1 1
•
AI
Project Ti le • . .....-- .
. ..
_I
.2. .1 , 0.0 0 1 02 133 0.4 05 0.6 07 0.13 05 1.0 mile
r 1 I t i • ' .
•MO IN mmilftellimmii l'1"1-",
'.... . •
Address 4 • ., il 1 IL-7. L .4 .
23/16 inches=1 mile .
..,
. .
'--N,
. •
,
, .
•
• .
...
c,
iiii,..:;?....';;:,:-.,....'-:::•:;;.,:r"..r:::;::::;',„;-...]:.1,'-1:::f..,%";i?i,L-T.,.;..-",:-;,r.4.i.„..4.;,..:!':.::34'11.j.,>.::.114.:,,,..,-......feg:4:i..::;.;?3.7 ,y,..,:;,,........:::?::::..r,''.5.? ;.,..,...............,,..„-...:,,,,..„.,;„.....,,,,..,,=:;;;...:„.:„...,,,,,..,,„,....„.....„,.,,,..,......,.:,..,,,,,,,,,,.„,,,,,,..74,,,,,c.,,,,,,,„.„..„,,,.„, ..,,,,.....::..,:, ,.....,..„...„,...4,-.....f.,7:".;,.-,...-,.,::,..:.,.:......;::::.,,:,.;:.,.._,-,..,.. -,_-_-....-.:..,:,..;..,.--...........,„.--,-. .,...-....:-......,. .c
..-,i.---;...,.-:. ----.:-.-„,......,....: :''7:::'''';;I:‘-1:7'.:•:-.-?7':::;.!:.:..iL.:':1 -..-7,f'k..,4g.:::-.;,;:7;;-:..:.,,-; .:.7:44,!•-4.•.,:•:--;.;:.'''): :::,:i5.:Ii',"1:•;;;•;,:..;*:',;-.'-.....:-.7;-.-.7.1:'-'' ''''S).;.:•;9•4$‘;%!..'‘,.i. ,. ...: --- . ' '.....lilke-4()TH" • ••':• . •'-'' 1 •
i4
—; • • • • -,,..,—,-_,,,,..:,..,-_,..:„:,,,,,,,,,s,„.....„:„..,•,,,„:„.....,4,...,'-''-''?.-",'-''',:7%;',''.477i;'...;.;:f.';--.7.:''.).•'':'.:-.-':';,..:.-'':."':'..I.:',1,;:,',;;OVi:44.•"....=4=•,.., , - .‘i..'....-,:•;-1.;',;:. f.:=.-•^.- '. ..,-..-1, ..=• ••' " ' -" 1
RP TV7OWNER--.7-1':?-'Itigr--e- a-.1.•"- - -•.--;-, ----e:4-;.-.1---..>- -••;V --..,,---T4',1?-.4),1--,*s 'iln.'ir'Ai:-E,W-:•:..-TA.U.,:-.-V7..ze...--=1:27.14:--:,:•,.--,..7„,s-.1-.::- ......1-- --.:••••:,:';`-.•-::-.:,•;:,..,• ,
4
r'z•.:';•.....:''L.'''''.:::::r'1'-i'•!"..;:"7-'-':-.;;:l:•":"!-...':R e t ail'CO'rm--irt'a-rC'fall.'"-.•:',:r.ii:S.e.:::,::....:-.,1-Tghe:"L p 1..a..r.rn.....:.;'..e:"..:sTt.l.:a.....b.,,...,1::.:::i.::.s.,:ii,:e.„?...„:-,. ign;:a.s.n.d...• 77:::,,, ,_..... .,...,..•,.. . . ...... ..,:.-.1
.• . • ... •• .....:. --..r e ma i n I n,g'.:...7., ,%„...,•,:-..: j„.1..:1;!..,73..:.: ::;;,.,b... ..,.;:........<F,...).-„,..,...:7;ifi........,, ,,!..7.,:.„...,:... .. ....t..... .,. ....„..v._,:,,,._:;:i....7:.,..„....a.„....„..._?.:„.,,,.,:.....,.„..:7,:;.:.,..:.......,,,,,_;:::..,.,:,..;..:_,,...,..,...,...=1::,..,....,....,,,,„:..„,.........,..,.....,...,....,,,... ......:„..i
',.•-•:-._;„-..:-_,,...-...4-1,.'..:%.:-. .t.'."...l.imi-t..a.-t-I8-h'srY.•;.:•.1:1,at.L:.,•;75.2. y..e.rn..,...:,:th..e.......use..._an cl.....::p. ,t_ y,.s.i....c,.a.„.„1,....,-.;.:-,..d....,et.,,ve,....:1:......o_ip..;„.m.:e:_;,.n,..,:t........7.. ,.......t.h.7. ;...:...-...:. • . : :, , :...1
•
•
•
•
subject property . The Plan also requires that projects go
through a Planned Development rezone process in order. to
establish the use and design features .
Section 8-31 . 0 of the Zoning Ordinance lists standards which
Planned Developments should meet .
Section 8-31 . 2 states that :
a) The proposal shall benefit the public necessity,
convenience, and general welfare ;
b) The rezone is subject to review by the Planning
Commission after two ( 2 ) years ;
• c ) The Planned Development rezone shall be adopted by An
Ordinance by the City Council
8-95 . 0 SITE DEVELOPMENT REVIEW. Site Development Review is
intended to promote orderly, attractive, and harmonious
development; recognize environmental limitations on development;
stabilize land values and investments ; and promote the general
welfare by preventing establishment of uses , or erection of
structures , having qualities which would not meet the specific
intent clauses or performance standards of this Chapter, or which
are not properly related to their sites , surroundings, traffic
circulation, or their environmental setting. Where the use
proposed, and the adjacent land uses , environmental significance
or limitations , topography, or 'traffic circulation is found to so
require, the Planning Director may establish more stringent
regulations' than those otherwise specified for the District.
8-95-1 . SITE DEVELOPMENT REVIEW: PROCEDURE.
The Planning Director or his designated representative shall
receive and decide applications for Site Development Review. No
public hearing is required, except in the case of a concurrent
application for a Variance , or in the case of a Conditional Use .
• (The Planning Commission, on referral from staff, may also
undertake a project ' s site development review. )
ENVIRONMENTAL REVIEW: A Negative Declaration (ND) with
mitigation was prepared on the initial project_ Since the
environmental concerns of the current project are similar with
the initial project, the previously prepared ND will be
considered.
NOTIFICATION : Public Hearing notices have been published in the
Tri-Valley Herald, mailed to adjacent property owners and posted
in public buildings .
ANALYSIS :
General Comments :
This is an application for a Planned Development rezoning to
allow the construction of three one-story commercial retail
buildings to contain a total of 52 , 115 square feet. of use. The
applicant is referring to this project as the Dublin Town and
Country Shopping Center. The subject site has been approved for
retail commercial use in the San Ramon Road Specific Plan. The
proposal is consistent with the land use, design and circulation
criteria of the Specific Plan _ The applicant is also recuesting
the Site Development Review take place at the same time as the -
Planned Development Rezoning . While this is typically done by
staff, the City Council has adopted a policy that enables staff
to refer applications to the Planning Commission so that a
project can be processed more expeditiously . It is for that
• reason the staff is presenting the Site Development Review to the
Commission .
•
Planned Development Rezoning Considerations.:
There are four primary considerations that need to be evaluated
in determining the acceptability of the proposed plans :
1 . Land Use - type , amount and need
2 . Environmental - seismic , traffic
3 . Design - site plan, grading , architecture and
landscaping
4 . Economic - costs and benefits to the City
1 . Land Use : The applicant proposed to build a retail shopping
center ; 52 , 115 square feet of use is proposed. There will be
three one-story buildings . As the proponent of the November 1983
amendment to the San Ramon Road Specific -Plan, it is assumed that
the uses for the center will contain a mix of shopper goods ,
personal services , financial institutional and offices .
Convenience stores , vehicle sales and repair and residential uses
are not permitted.
The west side of San Ramon Road is currently in transition. The
City wishes to encourage additional quality retail use at that
location . San Ramon Road is expected to carry_ increasing amounts
of traffic past the subject site making it a convenient place in
which to shop . The size , scale and expected mix- of uses should
draw both local people and those traveling through Dublin. As a
town and country type- center it is establishing a quality image
catering to pedestrian needs for an attractive environment in
which to shop . Uses hopefully will be complementary of one
another thereby encouraging shopping at more than one place at a
time . (This however, will be up to the applicant to control) .
The market assessment that was done for the San Ramon Road
Specific Plan indicated that there is a need for a retail shopper
goods oriented center on the subject site and on adjacent
parcels . This need does not seem to have diminished in the last
Year .
The proposed use is therefore consistent with the San Ramon Road
Specific Plan and should provide goods and services for which a
community need exists .
2 . Environment : The initial Environmental Assessment points out
that there are two environmental aspects of the subject proposal
that could have negative effects on people and property. They
are traffic and seismic . The applicant has agreed to mitigate •
the problems by contributing to and/or installing traffic signal
and roadway improvements , and by designing and locating buildings
and utility lines to minimize the potential for seismic damage.
Specific requirements for each are included in the recommended
Conditions of Approval , (Exhibit B) .
With the proposed environmental mitigation, the project will be
environmentally acceptable .
3 . Design : City staff members have been working quite closely
with the applicant ' s design team for the last several months to
come up with an acceptable design approach for the shopping
center . The proposal is now acceptable to staff . The design
elements are summarizd below.
a) Site plan . The site is located easterly of the proposed
H & H Development condominium project, north of Iceland
and south of the Nicandros Hardware . The site will be
accessible from Sam Ramon Road and the new extension of
Amador Valley Boulevard. The three buildings are sited
so that there will be a sizeable landscaped streetscape
and buffer between adjoining property. Pedestrian
pathways allow easy circulation throught out the site .
Parking bays are well layed out so that people can drive
•
around the site safely and efficiently. The off-loading
of merchandise is not resolved yet, but should be taken
care of without too much trouble .
Views of and from the project are positive due to the
buildings design and roof treatment and the nature and
location of landscaping .
b ) Grading . The center of the site slopes up gently from
east to west . In order to create flat pads for
buildings , the site will be graded such that the western
side will be lowered about 6 feet . A retaining wall,.
with a fence on top of it, will be located along the
western property line . The fence will screen the
buildings from view of the first- floor residential units
in the H & H Development . The second floor units will
look over the fence at the sloped: building roof .
Because the mechanical equipment is to be located in a
roof "well" it will not be visible in most cases . Where
the equipment can be seen, it will be painted a dark
color or to match the roof . All roof top equipment will
be controlled as to' height location.
The edge of the site along San Ramon Road will slope up
about 6 feet . This edge is to be landscaped and covered
with a berm so as to provide a landscaped entry into the
development.
c) Architecture . The center has been modeled after "town
and country" centers built elsewhere in the Bay Area.
It will have a California mission appearance with round
concrete tile roof, heavy timber and wood canopies . The
applicant would like to have the store fronts have some
variation in materials . Staff is concerned about the
introduction of "manufactured and contemporary" store
fronts into buildings that are clearly semi-rustic and
natural in apearance . For that reason staff believes
that the design of each storefront must be carefully
controlled and thus has made recommendations to limit
the range of options available .
The project will contain trellis ' s and a gazebo sitting
area to provide pedestrian amenities . The buildings are
stepped to create visually interesting pedestrian arcade
•
which will encourage people to walk around the center.
Careful attention to colors , materials and details of
the arcades , landscaping and lighting will assure that
this project is attractive, efficient and marketable..
d) Landscaping . Landscaping (trees , shrubs and ground
cover) has been used to create green space next to
public streets , break-up the expansive parking areas,
provide shade and shadow and provide green "soft" areas
adjacent to pedestrian walkways .
The plant selection has not been finalized, but the
preliminary landscape plan clearly indicates that the
landscape plan will be well done . Only one concern
exists . All the trees along San Ramon Road are
decidious . Staff is desireous of having about half
these trees be evergreens so that the street will
continue to have tree massing and color throughout the
year .
e) Lighting and Signing . Parking lot, pedestrian walkway,
and security lighting appears well thoughtout. The
specific intensity of the lights is not clear and will -
be assessed prior to issuance of building permits . A
signing program has been provided. It shows non-
l
illuminated wood wall signs and illuminated signs to be
mounted at the edge of the arcade . The sign program is
well thoughout and is reasonable .
4 . Fiscal Impacts : Fiscal impacts are a planning/land use
consideration that needs to be reviewed as part of the rezoning
decision . This project will require that significant traffic and
street improvements be made in order to safely and efficiently
handle traffic to and past the center . The cost of these
improvements are to be picked up by this developer, H & H
Development and the owners of the property to the north of the
center . A private agreement between these three property owners
is supposed to assure a timely installation of the required
improvements . Should this agreement not be fulfilled, the City
will require Festival Enterprises to provide the necessary
improvements with rebate from the other two property owners being
possible when their land develops . Alternatively, an Assessment
District could be established by the City if 60% of the property
owners (by acres involved) concur .
On the positive side, this development will generate property
taxes and sales tax revenues . These taxes will pay for the
municipal services made available to the center and it will
hopefully generate additional revenues for other City uses . This
project therefore, should pay the public improvements needed to
allow the project to function in a safe manner while creating
sufficient revenue to at least pay for the municipal services
that it requires .
SUMMARY
This project is consistent with the City' s land use regulations .
It will provide adequate environmental mitigation to mitigate
potential environmental impacts . The design elements of the
shopping center are well thoughtout and will result in an
attractive, efficient and marketable development which warrant
City support and approval .
RECOMMENDATION
FORMAT : 1) Hear Staff presentation
2 ) Open public hearing
3 ) Take testimony from applicant and public
4 ) Question Staff, applicant and public
5 ) Close public hearing and deliberate
6 ) Take action on the Negative Declaration
7) Take action on the Planned Development Rezoning
8 ) Take action on the Site Development Review.
ACTION: Staff recommends that the Planning Commission: ,
1) Adopt Resolution (Exhibit C) recommending that the City
Council approve the Negative Declaration as mitigated.
2 ) Adopt Resolution (Exhibit D ) recommending that the City
Council approve the Planned Development Rezoning with
Findings and General Provisions (Conditions of Approval)
3 )' Adopt Resolution (Exhibit E) recommending that the City
Council approve the Site Development Review with
Findings and General Provisions ..
ATTACHMENTS : Location Map
Exhibit A - Development Plans
B - Negative Declaration & Initial Study
C - Resolution recommending approval of the
Negative Declaration _
D - Resolution recommending approval of the
Planned Development Rezoning with
•
Findings & General Provisions
•
•
E - Resolution recommending approval of the
Site. Development Review with Findings &
General Provisions
COPIES TO
•
•
•
•w/g nawwca....i
. .
----• ---7:"
drt•-...7.,..■-.......:G-
'
_=.. ,_,...te.z4Liimal■■ '`.ii-Zit r'.'-- ;N.till
.-----
.10-, --- .00.0.k.. ---- ---7_-_:i--4,7 - ,,, r*i,.,. ;,--,,i *-.__, ••••""-_,..----A--
__-: Niter - - --_-7.,:i ''''''''-i:' - "...m.?:'"" • _77-`1'.--..7.---,,,- *---=—__.. --....-. 7.' r
_.--.• . - _
—r.‘•!1,11. -,i'ili-:-''-''-'..:ipir-
INA100111
-Et- _------ -..--'1,.:--,. i: • • mil '1
I o ,011
1 r:I.7.f.IIT
411 I:
,, -'.1..,.. 'i! Li 91TH _ .1 Lii!..,7._„,.0001 ...,,r,,-; -=-1_,,._,..ii.1:___.•...k,.. -... : . . ,. . _ . . ..i.:„.„., .4; ,. ,..-- .
.-„_,..,744.3E„.., .,..,, q. ' :, \'■ ''''''' , ' •''' '' . tk4
,.. .4,-,.----....-:.'-'tj,', .y ...1§gerijakr-42V-rnif"ff..01, 1tFAkZ!"''41?",.,•. :.-.->. ------ ''--''''.;ill'-..4-,Ill.' .-':,- "''‘ ' „ ' ' ''' -'LL':-4L'ak"-'-':'' ''.-
9'‘S
'V.'''. • '.'
I A- l i 4$46r ' .,..... . '..---- V.!aSiz. ..,=•!, .:i.".,. .. '..,-.../.74iir...,„„„,,,...... .45.-=--'•- i
• • "''''-'1'-'27.-.. '-'4',.---''',.":•r-'1'1.-- --- '''''---17-"P."'"-- ..r,:v4:;' --- ,-.--- -,____ -- ' .-'''.ri: "4' - ': '
' V1105_ ",e'1,.".■ Stf ",,,," --- q -'..,_., '"-,-,..,-
•••• Alt...%.5,4r,',... .46 . . , ,
qlr c'' } ,P,k ,..,. ■,..: .47,,,\.....„. c„ ..„..,
111'' . ' •:1.,
..,4,tv lirl
......
./
Al'et,V4"4
, .
I .
•
._..
4.
%17,;,f,— .....m. ill
I lit
•
1.10 1
NISI ,.
Y[L69AT9x D POSED OEIV[ •,eLr V 44 sane I A
•
• -'l � � •VOL.r... AS N 1 i � � 111t� �,I I1 III.. mil -. a
Iii
N
.M.. �� Il - III .., .�uA1L ca f
z ' _ II L„E SITE STATISTICS : C ti
SITE AREA --1.4!AC.•1 1 i - °L rva I .- rr.t"..x r..o• Bu,LD,N6 ARE. —_/E.IM f.
1 , I
...
•R os Lm caERRCE--aasx ^,oti
-•-..� ._ - LAIOlCAPE PIER— 64.69 SF
Y/
ir I " I x a LoT coM91A6E—.-44x III
F I MC - :C 1 .,. 9 mil
•••�••• B .�.— __ r IN — I — BUILDING AREAS:
al 140.!0 S.F.
aY 11.440 S.F.
•• f I ii 110{00 S.F.
TOTAL 43.11! SE
—••.••1 I•. 8�B 8 B 1 PAWNS PROPOSED
.w aua �• 7.17-„Pr I I MIS RL4OLAR
•
1:T COMPACTS
1
—y �@,q - 41� Ew0 TOTAL
I 1 I -1-1, I I .'1 8 II; B ,I 1 R. I ® . =or ,.1n1..
1743. •A. . m m 4,«4«.M« ID bC E@PGAC 4 C OGr
itgiri ,I I. . i� I - ”. -' it dmon QICbQQO DCbQ
.0 1 8 B. 8 B 8 B g B ffi4Qb6EST QPft121OGl�7,. NE MINN w- ,. AOORE33• 1.60 MMII LANE !RC 130
i1 in; WALNUT CR en..I44.1
I
mu PHONE : 1-•15-9!,-4413
I
...gm :Illiii_�. _ __ _�_ DUBLIN 2CIGIM Ma
, COUNTRY
--- ®l�®d
-- -UG1 . c�AdOR. a
- 444_4 ,...
0
".n 1�
N .4.,,, ■4.111■241,
-
Y--."1:.= 311.,__ .---.------- ----..■,... PEPO•1011 WM; .'..........
.5.11. ■ ■
V•C/11, \ ' 'Y .6 ;1?Cr- e ---- .8A Ink
• ,C.,IN . -M.%ai ela d--1..2-%E11..--,j 1......
_ gr:s.-7_1,---------- - ----,---- 4IL.-- _.. ......... ../INI
U)
ILIMTRID° "ci%
N ' •-' '• r--m-;12--f 1''';'-.- %_____---.„
=.7:.1.- ...
N f, _I:1.1-- --------- „.„ lk% __,.,„______ 461 • i
' ' t%wil a3 rt, ,•.,
tor
A ,. , - Irbil _____
; --,.,...„,,
.N..-..• 1 4,4 - --r•t. 0 11
•111•7•10 ..7..:--1 ,, •■■1
k-. .....----- ----.-"-... s■-■_, ...■-■ ,,,
..',, ,' ....,..,";,. .1, ,
EL-I.- - ---...
-----N v -- i IlLy/r1-5j 0 ,•, '
1\ 1 11 • .....m, ■■ . . t41 T, :7„...".1.7...°....'
(I) .1
. /II ----. . / iii—••••_--P,.-- U) g
- ,, , I liN‹ rwi, le "----.7 1 . '''".- — m
1 Ili 0 4, '... ----
----......, i IR
-'7- -.1(til •III
il .
D.J. • '-Vs`gin STORM DRAIN AGE CA LC UL A T I ONS Ed L'•
I d.21 01.• i 11' -
WI..
!did•I,44,
I'II . ••••• L,•,,,-- .. •• .. 1.6‘•••■ I•Oil.11POF.Mar.ratted., .
L ,• ..IMPERVIOUS Xlil 1, a• . taacemeas Facraw,
a• car i mew.or it.o...■ s• 1,...r,
a) -
r ii .•••■•• ..dig• ••.•1.•••11.2.1• LS.0.•IWO LW
CD °
7 di f / _ ...,_ ,,, , li e• F"..ii'.rmil
RI i
v , N,_.. , _--11.„: II '------- MAIM I NO,
4 ' ra,,ri - II — - I -.-_____ 4• .0 ••det.011111.••• .........
i - II,12. En i
/If /- - ill, - . .1
\ ,... . , N. , :r,...• r .....
4 / Ay,
. IT _ it ■4.■NI ; ............ i:....Z. ■•(14..li,41 In L).%•IP F.:ei...ii. 1'
....
j 4 -.-i.
, , ' ...
. II '=. .
VI I "k "117.1;/ ^r, 4,rin_ i, _ .„.,--, „. ,., .
1. i A . 01.11.7111t$: ID
ryonc...... / I ,..Wit ' ------...., /, cm.
• ' . -'-• 4 C — i --------.—
4_ MI. •
•--,
. •L diidiun
1 ,... T ii •
II 7;7'
-
-\, ..-
/ ----- I /1-- ::•----t,
I •,.,.. •OlOalid•POI ,
. _L_-I
....._ __
2_ ...._..........
-
c ad 9 POP• i
—•■••••
•div•Pt• , — I 2
-:„-1----.---C,7,7 t et.v., ,j ,.....,_
-
-... ,..t ,411I■P --
-• ""` ,mil - 'ft'•
I. I
'Iril • 'II .,,!.... r_........., -;;Ac_ 1 . — -----__111111 I --..... , .
iii _maLnam..1
..i5:14 , - f a 1.17101• 4 .....•••••••••
Aid led..
- ----', : 7-
1 -•.....i.„4--1 ------ ___ "VMS•W./DM , , „ 1 -••■":1,\ -----. A'RI /----,nes of Wog.
.....-1/ _. r.
11- ---
..!!.,. at 1 . -Al Ill, . ----- ___-=-PAIN1 - g _7°,4 it ::,..".". "--,... '.------ r•rr o■ns
1 I I
—
: len ---ri'i-i
i , :
- ...reil
----,--" --* — ' ---II-- OP'7' — • A...-.....
,-I /it,
, ,....••.....
rt memo"el. : — 1-...-
_ __.i 71. . ,
= _2_ ., VAS 1 .
r4,.. - v • ■Frrui7=== - .-
NI\' ..._ 4:7 1ff-
l
_• _ 4.1.1.Ihre nor
.
".—.
yLIE_7-, V.IIii: cw... Tii11.1 — L'It--.
, 00114 ;IMMO G1(3/41D, 144■11.ro
mo:.•.•-•'-' N .„ ..„
...... —
. '
hit
DRAINAGE
G .......
.:.:
t itj°n mr{rE DILIA
11:1
, • .
•
oreemme
• ...pr n'+ .o..v fr on SiGr... _ —N
•
1 i�
C G A
. OV?0 ../
UTILITY ENCLOSURE •0
O ° p p p
s,z ♦
•
` !
•
p
a o
.,i rii _---) :.
..." I.. CD
B , SI L--" r — I W
aiii
ID l Ir I W O p\� -8 �' _ _-. Yr S
g . ° N o
�,..b U/� u /h '--, `tiz_11111
°
o i r.,
r e 1 ....rxa.x
1:- —I IIII iii II�
11 ' - ii111111111111111L
i --
:::: . . , „ 1 = -- - \
V L -
•
o :
an G9 aaRo aoa0 » x „.o , ,
•
0 o ..
•
1----------. ------41tuliwlw-------t - ---- -----------A..
000D000).---OO '117Oi .
i
1=41.111M07 1
° 1 i • 0 . .
•
gt
Et
i.. 0
0
.., ,•
n, m
NM U1111111181E1 --s----. . -
0 • .
/?
S
•:•4
labl:4■01
s .
7.- •0
2
- _ ,A.71-_=A. 0
.,)
441.0mMIWir.. . ■
• I 0 R. 0
t 0 0 0
0 0 0 1° 0 0 . . ......' .•
P::
..vilip,
r.,. .1.. ,
_ .
• itimmomp q
L. g
1.
.., .,Q.: .
, .
KD
H-rd
tj
& _24
•- • I 1.1 i 1 g
lee gage & associates
)
i .
•
seq.eloosse IS 86E6 ea!
i I '
g i in
f.
..
im.■.
ll 1
1 i
et
_....
z z
E a
_1
1,1 i 5
co
1-- 4n / in
z / z
. 11 11
1172.
. I WIL
> i ii 0
.
! 41
i a I. 41
■11
Id
I
1111
I 1
,—.......
11 1 6-
I II.
Iii
"..._.:
! 117
I N
s
1 1 r
.211 . .i
•1 —A liii :. •
ai
1
1
1
i -1
I
ir*
IT,..,- ,„1 ,!, . r---,
"..,,
ir--z hi H
. II
11
i a •t
II
ill
1 e
-1
\A ' .ill.
icf: li_.
, .
PZ
I
II ,---,
ill
I N
, .
1 I
1
! S
1
I
IN
—1
h---' k--/
IIi I ----.
. i
■......
0
0 , ,
• *3
111 /
im I
Ill ,
. .
. '
, . .
• ...,...,
. • .,: .
. . ,
, .a . - • . , ., ' ' - .•
. . .
' .•
. •
. ,.
. . . '
. . .
, • - -c '""< . ..... 4
. .
.
CO
, . . .
.
. ,
. .
. . .
. .
• , ! a)
. .
. 4.)
asMOTU CZT04.1 NO NAN
-4--...,...... • ",".,1,_
ret.ra,..nrsnr- .
•
.-mu.u........i............ .1.0.LA,..:,,,_..,.:‘,..r....:,
.. __
z e_____,. . •
..7 Nal
. D9
us
as,- -------„a-ss.--t•Val
WI':I=1711"""A TR
...AGENT INTATOTO UNA /
ELAVATIONT
. i 0.10.011 MUMS
. ID
1. ATI
a)
(13. .
Ci)
TYPICAL CROSS SECTION
• - a)
a)
•
--1.------- '.----r
----- 1.1 . . .
6'
1;1
A " )
. 4 " . 11 _ SIGN DETAILS • ...Iry.VOISO
71,...,
ZC)nil ' -T-CAMOr
Mt 01.1.PRIN (MAW I.BIN MALL.ILLUMINATA.
PUMAS,M. :11'rin rowc:'WM 2
TAIIITAr`gr,7147 , • ' 4f1-.7.7"
SIGN TYPE .O. I CATIONAL 1
•
I.CON ANALL IA PUP Z.LOCATION VAMAMILA AV AMOVTACT.
. .e.................................../...../
r2ara";VINAII:"""'
1.07.1..•ST M
MAMA MALL.MU..10 WALL.
[ .
r V
r- ..-------
•
. GICNiEN ii•LIAL
. . . •
•
Irirm.IP
\:--..._ d...
q
1 . •
. [• ] • .
. .1
. -
•
i T..--------f• ....._
,1.::....dd
-.
._ - '
- - -
•
' WIEZ4 .
EMT' -1
ELEVATIONS • BUILDING C --„,,,..- 6
/ ----- --
, . .
. r
. . . 911MISMINI,
. •
. ' •
• TYPICAL •1•11 1..4 TM*
, • 1,11.X ILILTe slat,
In
•
a)
..._
.7..-,m-i■v•—--.1.-:.,..--T.;.AIT-----......7...... CLAY YILX A00/71110
----1[47,77.11N,4,iza as-.. ,:-...... 4)
WAWA..PATTCXX
••aaaaaaaaaa s aaa•INio,,,, '....,, I MAMMA..CO.OP/ \II,...“41110.11•fin,.
TYPICAL M
\a aa;irk:- ,Ss
aa sliol-
...R.i.:-.i,--
,Oil i.% 1,-.., 0.,„ aaa•..,.__
I - , N,.., , , .."'""10-,,....7..- N
i aaaaaaaaaaaaaaaa maser lui N
•aaaaaaaaaaaaaaaa sibsaka•••,■• , --..-•.__ • 0
'N 0
7 . -■:111111111111 --"" - - . ., _-- -. (1)
... = mi ___ 1.
_
_ .... ml tr _ .,...
_
,„„„. .
, 1 ,„„,..„.... .... ,,,,, . .. al
, , • •••• mi •• •
....,----p=2" -- •... Ii m•
—i MI IIIIIII — 111111 I
All if..111 iii -
Li
— _. •10 IMINI —
WALL NM 11.
Y•000 TRIM. \ram— Wert AiNtlkame. ID
CD
• Ill
•CD
a)
_._.....,.....-__,.,........,..,..,.;Ac______.... _
...-,,;,-.., „.-r.,.....,—..,zixt.7. ....._ ,...
ID
,s.,..
'aaaaaaaaaaaaaaaaa . 1.-- ..,
-,_-,_
\
.s
-__
aaaa namolitio,...... ■
I , ,"1.,_ . I I A, -..,-..
W1114,1,aaaaaa 114,11t aaaaaaaa a icr.„....-/...- .
I ,o
Ark.:.aaaaaaaaaaaaaa I i III I Itriii,...
- .. ... ----. ----- , ,
'''.— .... •
_ — --_ .....„ ---.-- --.
a. de de ti
-- __ -
___
--- = --=. - -
.=.".= --
= . E'="..'' ill::::ii a-
____
—1-1 —. . =---=-0 .. __..—11••••.1=
_____
— _ N. •• .II••11/SI .... L
.._^.---- 1•
= Esi =OM••111:1•I =
• = n
' ■...—--—= //••
. \ - ...= 0 F.—
1-r . r-r
LAP MAN
.•
AKT '.,... 1/.,Tfzi-N1S-1......,WITT,....nilun7T.,,■..,_......
7 /-,,...
'SO iri, • -''. '.1--...
lb., Rai-1-...
III - .1.4 'i;Oier-,
iS.,„ 411•11■111.•11.,-...- ,
MIIMI:7,--. • tlIS -- .
I . ‘
••MMN.N., a a 1 ION aaaa zsi.k.„,......
I ",..
''• 1.--.-,
..-..........
' -- - -
F. = •0 ■ Vt. -•••■ -..1i, .....■ ,
. 1.: •■•■■ "WA. ....■
a
_ a
1- ... -
= ,..... .
= 11101=■10
= • =E • .
. .
_ --.
= 1111--- '-!=:":"I VI!
11
-,... ... ■.7.. ■••• r,.■
r=""‘"t • \
5,1.I t■0.....r . ,
I VW At.fr.V11..,
ALLOY 0/11/COWA .
I . 7
TYPICAL ELEVATIONS ....,i
-,
I ....,... ,
" k r3•Z•pg e'' 4.1:004+..s;'•,',...,'-3', n'ia',' I
7,
......
111 t i
' - - - -A-6,, ,Ariesepoisomammeigth111001111, ' I .
PA -In filfr_„.....;,,we atrIkimmr-d lir ..44, 1 ! CD
a 1
V -
, al i !
• ,14----NN (
A 1 mil)Ill •-. E •
vy DAt.513. ' orpro C, ,J,,:r,,,,,,,J1 --■1,14.4_oc.,/n. 140 0
0 •r i
.„,..,..
Owl ...•
R
•..... ,
'5g7'-'7,6041% / ....Th■•■, '••..• ■Y...'
411 ' In i .
t
..,D■Do 4 •II 4VOIDD
U) 1 2
.N'' '••• • ... , . . ..4/40 ./a.'..1110.4.S PLANT LEGEND
eZrytr":-"s'2.- It
• '.
ij -- , ..
el
...-. ., ,-,c.,■..1,,,IS LAWN TIRI.E
0,A4-IUG LATTICE 44-4,11‘... irk-, CELTI5 51NEN5,15 H11-1E5E. 1W.c..-15ERYDO t
'I 40,P 15&AL
I PI,,,,,, /4: 11 4 0* ail:i ji DNE4 AT,..J„,,':i;:74''"° --.1 :• '■ ,_ ,,,,,„
'g, _,-,-_z....„1.11....31."3•31 r1,
__ .rI
l ir
l.j.„J...w:. 4 4
1 )9 . vveL1r:9 riI,.MRT..v,_OIE0.D„.RDA1_,s,E E-N 1.D e‘0cH1(4 Ao DUrE oU ULT9 ipF i9rE• JS 1e.1,s...p,e-(TTULRIEP E T INEE) Ca)I)
5•.
UHDEI (EVERGREEN AsH)
5.YL (U
1 a - 1 lit. ri. ,
:Ds'1:: re. ■ 'VA LY..FD& . 'sr.j ....C&''' T' 1.24Tr44 'rI4r.± Fr.. 0')
f ,1
1 3 . .(•••• 5 DIA SENIREPIRENS REDWOOD
•1: ■ ' 1-77 owl CD -
.C...
_ji 04..., I I -1.4.5s ED 10
_
ist 12.,11F_ --
111(01 .4
11 .: 1....21f-aPjd'eu.---9-21;2111171:156g",--IA:e,"pli.c-H or,ALi.409
ej c....1•9:,,T.,(ITAUAN"LIDEP,),
g‘•/9 ....-0ENT TRee 4- TrrIDA.K0 >-
is) ilil '
. qi, -
•
,-......,,,,.....m„„.„,...,,E...., , „ cc
- I.
4, 1.1,4.1-TORT3 li- VINE.
. Pi
4 ,1 ,---.,
., • i F 1,TIN,1-71SPI. To REMAIN Z
xia
•, 1 it
.
VINDU(42 CoVEP,.4.-9HPL9.9
callir.•
.„,.. 5 .1 - ,.... 5AEEHARIS, HEDEPR,HIPERIGUM,AND 0 <
ligIV 411 IA& Aailt- WI • IIRA n•-'1 OPH,O1R2GON. 0.5APANTHUE, A-45GLI.,
ESCALLONIA,5RE,ILLED., AU.HONIA,1.1yRiCA, _
(...) z
ft...,
cc
LT.'. . 41',.. --- ..!.°1 — imMi,
WS' allk .1UNIPERLIS, PiTrO51.0R1.164, P.PHIOL.EFSE,
.11-0.A.,ANC* '......-IUM(VINO. 0
II, Uggi VIP
I I CP...9 if 4 las ) -.,.-
. , 011—. ,iist.-- 7,...,,, 121/01114
COV.1110 I i U1212■1•&. 4 *PoYA.L P•95c■Je. LL
QS —
TO Of NI■OND
4.4EIJ' "...MC. <
fah. I x DRIDTIND T...G lb Be- 1.4.147--,e to 0
1 .1 ir
IA ) .,,,, Ili 14 ft_ ta ANL Agit,AIL 4 vitt,
..,, wriaceil, immidam . NOTES: _
It- Itt i -:
A" 1. . fr if itorw-liv ' 1 wv , i).42.14.T1c.4. ALL LA-No5cR.Dt. ARDND ARE TO DE IRD.DNILD
NATI .frf01-4.-TIC.L.L1 C...TPOL.L.C. 11.1.1G4Kr1.4 0 Z
6
1 ,,ij t)..FL,44.71.1 I"' 7-I
Ii it 1 i d'- , ,
011//,„,,‘ OF TREE.li, P. FL.ICNED Co4AFLICTS. WIT. 4,11E.0.F-LoP-
144.7 (G.PF-DINC.AND ...HALM-..4..GP-A-0,44- FLAW A44D
L.TOOT OF 1.11.4,N4NeNTS2,,..t)TH.WAL.14dT., 4/■1,..,.....r co
D
•4•EDLIDEELD.4 WELL. I.J,Ice.p.. 55y..•-y. c./..T......TD.N,y..51.1*.c.
, . 1 1.q.
al : 1 I ttrite : ' 14810 1‘''';' I L t talk 'Alai, '''''')' . - 0
/LAMM
"DAV 144. IA-10y. CP, LNG,A44c 4.N.4,4. ,..4..4£ .AC011104 0
/— ,,,,..-.---maxilorwlai. ;WI '1/4,,••i •d............lawy:ra....nam. vomit , , ,
1.4.sr W.L.....T1.2.4,5.10 ALA- PUNS ARe FRGSF-o4.4 .4 Z
(C).... Nig/A 701".7::,- -.-- ,-,-—\ • 17,-.,skiwinw -,-'' ''..-'- w.---- __ __\
- 1 -tris, _T=_,,-„ ..)-Zfe ...,.....L.,...ithR,......tDolf...,..,.r....c...H.4c.,...... •••■•
--1...--..--.....-a.,
ANO .4-../L.TION
- - ilielprr ../4 ''
...A.V. 03
IP =0
ar-4441?.....G. .7.45.4,,,F.-1.1/4.4 .
•
1111■411M.
• -.) '''23AGI P2tt@OCM MZE)
_____
• .. ....
KA. 4
••••••••
. ,
_ —— --___
--------------- O.'''.--'11
0
. ■ !11.111 40•14..•14,11■440. ....i.„,, n.
MO 1.1604I•TU
sheet
PREILIMINARY LANDSCAPE PLAN .
. VI n .,., . .0• -,,,,mlos:,,:i.1........r..
8 ,
. — f
■
1--- . ‘ ... 511:111111111.1,
. . _.j4:1= . .•
:Dm
• m ----- ..----,...-m
....
. .
.1.3
fa
I rOPSVIZ MOW
1.,.. TOP OF W
iMI n. II I I-
■
"rW1I1621""'' 11111 '
. . . '•
.
. .
. . ..
[1 L] , 0
in
mr.... ■10 ___ — ..._ ... IV,
In
1,110117 44.="„ ....•Nam..
ca
• -.. . • ,
I .
MG YON 40 fair • rm...&■
0
. k
' • .
TRASH ENCLOSURE 'B' • • CD
-
-
all
tx,o" 2
== :
II=............----=E == CD
ili tee!.,,. .771.T.uP 1=■■• ■••••• ■
A. ..7,
0111
...
. ..
% CD
, 1
.
E— —E
!
I ,
,
TRASH ENCLOSURE 'A' DIRECTORY SIGN
.......: .4.•r-o.•
(
. .
1( ace cpc.
1 WoMmAr,sLor6
' P4.60a OF WAIL)
-L r
l's
•
ow'coo.ulae. • .
. . .
... .
' •
. .
• ' •
. .
, I
. .
. • .
..,._
MTHASZt,NG•TILT-In , • •.
+
FENCE
ELEVATION
4611111111■#
.. ....
.......a
. ,•=174-
. . .
' shoat
9
}
i '
f
•
r ::i (1)
r-----4.________ .__ a)
V
r PROFILE 'A' ,x..d,.WTx, 0
U
Ori
I id
. W
PROFILE `B' 1111.x,....x,
En
a)
1- — — -
PROFILE 'C' ■x...x,.w.x,
F
S
n
PROFILE 'D' i.u.,xnn
v
F. .
II
Il
PROFILE 'E' ,....,x.,., •
IIIMONIMIle
a04G PR®E uiu �3��4UOG'I
sheet
.....,•.�.. 10 ■
■
e ,
„..,., --•,.,..,•
eo. _____ ee ea. ee l
• Men
.. ,,•.:,, ,.. ' '' . •
we
•
4,4,40.19„,,MN in
• ' I I I 1 A ,,,,- .4,,„1,....,ii
a)
ii
.............
■=11M•11■=1MIIMMINE■1■■_______!le, 4 ....■■•■■■•■IIII■111111■1111III III
(13
i . Ordidiallir
• till FMI
0
I • 1
'[1. . ...
. 0
in
61)
..
ENDS SIDES
• CD
TRELLIS DETAIL . a)
•
(a
, •
a)
•
17.-E I ,,„.„,.
I • ..:: •
a)
a)
. •s. ' i. ,, -,„ f
4 1 ',....,___ _____,A.,_.1 • •_____
x,e I! ''' !/
■ • / ;.,. %, I: ;I /. >
• fr:Kr, lc
"".
.•...// . t_i____L■ . •. . . .....-_ i
I „..,..91,......,. _-_- - - - --- - ----------.
--, --r
----I4--=
r- --- -- ..IA:b..,
II , ,, , 1 1 -.- - .7.----_v-
I, ,, ,, ,,
..0,-.-0-0- - - — \limp ;ammo
.„..._....; A-- ; 1
.--------,.. 11-_ 7.7..--I-1-.7M ----......
-.
%
7/ It--....,,,,,, a Eli 124iihk,
..,... ....,
//,' •-:...s. „ -••...-„,
• . _,. ,..., •,,x
,,.2.,,, . ... -,_-_-.2,:i„ ,..,...__;, ..,.,_ _ __ ....
,.. , ,...,./ , ./.,./
s.,,
1 •1 .. ,
• .(----CONC.COLIMI
I
•• • . 'i \,- -1I,4 I,T-----,---t■i '\/ \,
* , ,Z i-- s
• . X
It t....;.
',/ I! !i V •..... • r.r. .. .
ii L 4-----f-
• ..........
• .y d.y.
.....„„
GAZEBO DETAIL SECTION ....,..,
,.......,
„.„,..„
11
\.. _
1 "
#14.
•
•
NEGATIVE DECLARATION FOR : PA 83-042 Dublin Town & Country
Shopping Center
(Pursuant to Public Resources Code Section 21000 , et seq. )
LOCATION: 4 . 85 acres on the west side of San Ramon Road, just
south of Amador Valley Blvd.
PROPONENT : Festival Enterprises , Inc .
DESCRIPTION: This is a proposal to construct a 52, 000 sq_ft.
retail shopping center. Three one-story buildings
are proposed.
FINDINGS : The project will not have a significant effect on the
environment .
INITIAL STUDY: The Initial Study is attached with a brief
discussion of the following environmental
components :
Groundwater
Seismic
Plants & animals
Transportation
Noise
Energy
•
MITIGATION MEASURES : See attached Initial Study
PREPARATION: This Negative Declaration was prepared by the City
of Dublin Planning' Staff, (415 ) 829-4916 .
SIGNATURE : r��k.c.fz-t— _ DATE: 41-1€7/e4
Laurence L . Tong,
Planning Director
DP 83-11
•
•
i• m , „: ,
. . .
.._. . ,.OF t2u6Llt�l �• rA ►°� 1 4 ' 2 .2
CITY ,:
EI1'a-VI S MEiNTA.L. A SSES nnE(NT Fc M , I '
I (Pursuant to Public Resources Code Section 21000 et sec.)
Based on the project information submitted in Section 1 General Data, the Planning Staff
will use Section 3, Initial Study, to determine whether a Negative Declaration or an •
Environmental Impact Report is required. " . . •
•
SECTION 3. INITIAL STUDY - - - to be completed by the PLANNING STAFF .• •
• ^yC �� ( •
Applicant: r`�b�(1--�T � (-1 .
• •Name of Project or App �� I �1�^
'� \
-A.. ENVIRONMENTAL SETTING - Description of project site before the project, including .
information on: topography; soil stability; plants and animals; historical, cultu al, an4�
. enic aspects; ecis ;ng structu es; and use of structures (� .0C., f7 Ite
t-P( 2(( I `',DU'C 21- ., G Y: , Q- 2s^.,- ci! s 'U 1 ,r-r'( '.
ir1-1 r) • - • 7.r(' (,�
_ �..;rq
426 -1-101c�� - me ' ��� IIk��,� t0hab�f �� ��1,-e , • , t. comko�. �
• _ Description of surrounding properties, including information on: plants and animals; ] c;-c\-c---a-i-
...
historical, cultural, and scenic aspects; ry e and intensity 9f land�p�'se; and sale or lcni o�;R_Y1C ,
development. N . �e�n f 2(•2n T 0.il 2 RoFt,e(St., 2��T`Ct;1cO rc 5b,-.?,_, I
- n ca I _ I . _. .I .. 4,
Pgkr'c( I •
CL) . ( e Q ) V' (2-k ,-.51— Sri)V c\2''1
1 !- i c‹.- m r c?CL on -
7(` I �t c-"C j / .
B. ENVIRONMENTAL IMPACTS - Factual explanations of all answers except no are re-
quired on attached sheets. . -
- Cam-P. ' NT • IMPACTS SCALE OF I ACT•
- - NO QO'' " YES L :`7r,V • .
NO - iii
• l cxl l . I o .
� lFgg' 1 � lEt
1.0 WATER • .
. 1.1 Hydrologic 3olance Will construction of the project alter the hydro-
logic balance?
1.2 Ground Water Will the project affect the quality or quantity of V
ground water supplies? -
1.2. Depth to Water Table Will the rate of water withdrawal change the depth V t
or gradient of the water table? -
1.4 Drainage and Channel Form Will construction impede the natural drainage pattern `// '
or come alteration of stream channel form?
1.5 Sedimentation Will construction in on area result in major sediment t/ I I
lnflun into adjacent ...ester bodies? r l
i [1.6 Flooding Will there be risk of Toss of life or property due U/ I
t` to flooding?
A-5
• i •
• •
•
( (i
�\¢� r FACTS SCALE OF IMPACT
•
• NO Q UAL..Lei. YES UrrN C N
• . NO ,
{p { l o
•
I°8, IPl °
1� 1_ L5
1.7 Water Quality Does drinking water supply fail to meet state and V { {
federal standards? l' I I
•
Will sewage be made-palely accommc?otcd and V/ {
treated? / -
Will receiving v-atcrs(nil to meet lo_-sl, st-•c and v/ {
• federal standards? i •
Will ground water suffer contamination by s•:rfu_e ✓ { •
• • secp�}z, intrusion of soli or polluted water from {
• • adjacent water bodies or from another eons-ninotcd {
• oq•rifer? --_
2.0 AIR • •
2.1 Air Pollution •• Will there 6e generation and dispersion of F-5llutants , / -
• by project related activities or in prox:r.itr to tf:e �/
- project which will cr.-reed s•ate n:r-t ::.a at: •
quality standards? t•
2.2 Wind Alteration Will structure and tetroin•impede prcveilirc wind / `
(low causing channeling along certain orri s s or
tv/ { •
• obstruction •
of wind movements? 1 1 1
3.0 EARTH ,/ I I " l
• Are there tential dangers related to;{ope failures?
3_1 Slope Stability p° / ' '
• •
3.2 Foundation Support Will there be risk to life or property•sc-:a of V { { . -
• excessive deformation of materials? / • r
•' 3_3 Consolidation . • Will there be risk to life or property hccanee cf ✓ - { { {
excessive consolidation of foundatiar esntr••io1s7 /
{
3. Subsidence Is there risk of major ground subsid,,nr.ossnciatcd { {
with the project? 1/
3.5 Seismic Activity Is there risk of damage or loss resulting from earth- • ( {V -{ .
qua L•e activity?
3_6 Liquefaction Will the project ccusa or be exposed to IiGu_fection -
- of soils in slcpes or under foundations?
3.7 Erodbility ' Will there be substantial loss of soil d-_s to cr _
struction practices?
jt 3_8 Permeability Will the permeability of soils associot�rl with the
protect resent adverse conditions eclative tc de-
. . -
. vclopment of wells? I j
• 3.9 Unique Features ' • Will any unique geological features be damajed • ✓ {
or destroyed by project activities? �I ` I
3.10 Mineral Resources . Are there geologic deposits of potential cormercinl ■
value close to the project?
•
• 4_0 PLANTS AND ANIMALS / {
1/ i t
4.1 Plant and Animal Species Ara there rare or endangered species p:nsant? V� ti {
Arc there species preent which arc p liculorly / e
• susceptible to impact from human activity? _ -1 1
- Is there vegetation present. the loss of vrhieh will {
deny load or habitat to important wildlife species? • s
i
Arc there nuisance sec=ies of plant or anfmo.ls for . •
which conditions will be improved by the project? - {
4_2 Vegetative Community Types Are there any unusual populotions of pinnts that may ✓ {
be of scientific interest?
• Are there vegetative community types svaich are A
particularly susceptible to impact from t:umon ee:ivity.a
• 1../ AC- • "
Are thane major trees or major vegrtnlioo that will I f
be cj•:c:rly nffrr.tr,{by the proj-ct? '
• Am thc:e veg:toti.•n •
rommunity types r•^•o't- the: loss
of which will deny (•od or ha ila• to i-nom•bat v:i dli%r
species, rr to a ;ubst•:ntiol nu.shr•or:'::::.•:rot en::-.-1-3I-.%
4.3 Diversity _ Is there substantial diversity in th-..n-t••:n: rnr..-r•nity - J
as reflected in the ns•mhrr and type. of p!-s.nt ]:nr.11rni `//'
species resent or the thre--dimen;inonl err-r•1rm 7n:
of plant species present? -
•
t 1 C t r
•
U
• n_A. KIt'� �E rkrv1:0 CP
•
•
•
.- - :L-V 1
•
, I 1 '
7 Ituowny 1•
I a:odxa o Jvlc,d 0147 II!M suoll°S!A Z•8
c4 GUI�(ouuu suo!Jol'in Cl p q I
1 t Lc 1 I1I at1oU
1 I
I� 1/1 anpo .4010006 JJ uJ ps.sodra oq Oalo,d a 4 1
!M 010101 "9°N 1-8
- 3SION 0'13
I Lcapo0 Gu!pl!nq 10]01 puo o1°4s 70000 01 .
I /1 vol tanbtu40al uOl70nJ1wo0 pasodoJd puo u6!sap II!M (10J°S 1°3130137$ YL
1 sa]uoslnu to pa Jap!tu00 as)(col
' L ta]u°tl^N CI
I1o4JSJOJO°J a1o,auO6 Jo of poscdxa as JoaloJd 043 II!/A
1 LivawuoJ■nua Gulnll 1o]!t.(4d Jlayi u! /4t uop 116114 /710∎0(]puo GutpJOJ� Z•L
1 - /1 Jo 6ulp..on of pascdxa as 11001 puo tluapssaJ 0141 111M
L sJOpo
T 1 n 01007∎1 J(uo 07030006 Jo o1 p]sodxa aq JoaloJd ay; Ill/1t 1JOP0 I. L
- - HilY3H 0'L •
1 .
•
i- LsloJ7uo0 atfJOJJ fo •
>1001 Jo ub!sap 4aDJJt puo Ao..kpooJ 01 tune T191 Juapt00o
•
paso0nu! 01 pasodxa as 11001 puo siu0plsa,400lo,d 11!10 •
∎61100 puo 11030$pooy c-9.
•
` I L�011Juo0 uoy olnDJt]01 anp sivapn]o Otoanu■ DOJO 6u!
I I A +;aun0JJnc 041 u! su0 puo]Jo JoaloJd mil Jo t•6,caP 11.M TJ]1IJU�UO11oln]n).C-9• Lspuow0p 101037
1 j - - - • •-
I . _ • 1.40a1o1d 041 010p0wwo00o Cl OJmbapouJ 40010Jd •
•�1'/1 I 0141 0AJOO t IUA Ta!11!!003 uolJO1JOdsusv4 101410 Oql 0114 •
1 1 1 L,(.il0Od0] paaoxa JO y000.1
- 01 spool lua0olro 0141 00100 J_alOJd oil; Aq paio,a
-uaS 0■f3WJl 91 lip., 'ICU JI 2.,A;podO0 anogo JO 10
I I X1102,,1]spool JUa]OIp0 UO tpUOwap]!330.4 as;DJtJ La11111]OJ UOI1O4JOdcuoIl 1-9 I I NO11'c J 6OdSNYZJl 0-9
•I I .
i Lquaplsa,
1 i 1 sat4tln0d 1°3811) Ol S •
. 1 I 4001o1d as; 01 019°11010∎1 as catJlll]O3 10,1311] il!/.�
,['�� Lcluaplsa,041 301paau }000 00J00J 0141
;. uo!1o0na)J 6'S
• l ' JOaw of 1at7!110oJ aiolbapou! 01014 JOafold 2147 il!M
e.pJ0z014 OJIJ o aJwJ] JO
/ sa]ulaT Onf U■ x DOJ]UI uo OJoJaua6 sax-goof Jay10 Jo
• 'sa141lt0oJ 'uOt1olnd0d Iouoylppo T,10alo,d ay Wm Dj1d 8'S 1
1
LPJCZCy a0tlod o aJDOa Jo I
. ta]IAJaf 2 .110C3 UI OSOOJ]UI Uo OJOJaU06 Sa Jn100J Ja4;o Jo -
t
'so11tl0oJ 'uolondod louo!Jlppo s,7alo,d ey (!M ]!1°■ L'S
/ L1p,opuols °701 •
•
puo 2404s lOJap2d 403w 01 pUo 61.41p001J woa111u.nop
Juano,d 01 o1onbapoul 0q o6oulo,p Jalo.n 00,011 II!M a6ou!ojd Jal°M"'J°1 9• •
LJOOImd 0147 fo 1paau 0144 Iaaw T>J (lddns
. I /1 Ja1DJ JO J(4110nb JO h4!JUOnb alonbapou! 030144 t1 h1d'S Ja4DM S S
L40aIOJd 041 Aci p0J0Jau06 S11110...l • /1 Nips 30 lCCOdstp JO Uolunold 01Onbapou! 033141 ti 10500!17 NT OM P!1°'S Y.S
I I I /1 Lcluold Juaw1OaJ1 J04o..als0Wa 4111 palo0ocso
1JOp0 puo UO IAU o1 pacodza oq 400101d 3141 IIIM
•
Lsp,opuo4T •
.Jt10nb 6u!pa00xa 10044∎+.Joolo,d 2147 Jo spaou 0144 ' •
Jo) o1c-b]pou! AJ!0odo0 oCo.J•o-c Jai suo!t!no,d OJy locodT1a o4soM p!^bil C'S •
t - • •
LI]alo,d 047 Jo]talill!]DJ lDl]JDwwO]
I 1 of tsa]]o puo Jo I(lddnc aios-bapout uo 2q 0,0144 IIIM cal4pl!0o4 10!0,000000) ='c •
I i / Ltp,ozo4 CIOJos Jo .'auoiclp
• ^ '00011 lanoJJ Jo 100301 ut Juawlloma ay JO uoliJOd 0 JOJ , T - •• . •
. • /' d1ppsoy o sivaca,d J! 191 y]nc p•10001 100401 31.11 9 .,
I ^ .Lsta,o,d 6uluJOal ay opaduq 04 so •
1' 01 01303 Jaspoa7/lldt.d 1•141 10odw! JoaloJd 041 IIIM•
1 111 Lspaau 6∎133041 puo '1.0010
I - louoIJOanaJ '1w00Ji1o10 6urpn10u1 'sa!i!nI(00 Ho •I / JO)GuI0Od1.Jo tu1301 ul sal7111]03 pol do:d Jo 6∎1111
•
—AD 0147 700330 (ixJanpo ywwllolu0 pJ70alo,d IIIM satJ910od 10∎01400^P3 l• •
I 53DIn:3S OIJt 5311111DVd 0'S
•1 I •
C1 -7- 7 t .7.
0 � 01
101 1
HI i 1
01 1 DI1
. I I I 01�
•
MO
'1N11-1 S: ; CLII.IIT 1Y5 ONE •
SJKd1�TI 30 al vas
S LO��a-I I L Zr117c�WUO
J '
1
•
COMECNENT IMPACTS . . A.1..E OF IMPACT
NO QUALIFIED - - • YES Ul rr(Na'N
-
•
NO I z t
I 16
IIIH
01,0101
• oIQ110
. Z L- 1 1
•
•
9.0 COMMUNITY CHARACTER } 1 ( .,1 I •
9.1 Community Organization . Will the project disrupt on existing it of I 1 ( .•
orgoniznlions or groups within Ilse community? I I I
9.2 Homogeneity and Diversity - Will the project change the character of the . �•'' I 1 ( •
community in tcnns of distribution or concentration • ,t./ ( I
of income, ethnic, housing, or age group? I I I
9.3 Community Stability and Will the project be exposed to or generate on /
Physicol Conditions area or poor stability and phy'sicol conditions? V
10.0 VISUAL QUALITY . '
•
10-1 Views Will residents of the surrounding area be adversely (/ .
•
affected by views of or Irons the project? 1 - _
Will the project residents be adversely affected by ✓/ •
• ' = views of or from the surrounding area? • -
10.2 Shadows'' Will the project be exposed to or generate excessive �1-
• shadows? 1
' l•
•
11.0 HISTORIC AND CULTU:tAL - : •. .• :•RESOtc CES 1 •11.1 Historic and Cultural . Will the project involve the destruction or alter- I
Resources ation of a historic resource? r r
• Will the project result in isolation of a historic t I •
resource from its surrounding environment? V _ } t _
Will the project introduce physical, visual, audible Y 1 I
or atmospheric elements that are not in character with I
a historic resource or its setting? 1 1
I '
11_2 Archaeological Sites Will the project involve the destruction or alteration L
l 'and Structures • of an archaeological resource? l•
. Will the project result in is-,lotion of on archaeological t/
• resource?
-
Wili the project introduce physical, visual, audible I/ - •
- or atmospheric elements that are not in character with
• • on archaeological resource or its setting? ! t
. l 1
• • 12.0 ENERGY - ( I I
I t r , "
12-1 Energy Requirements • Are there potential problems with the supply of . • ( (•
energy required for the project? - r 1- r•
Will the energy requirements exceed the capacity . ✓ t I I -
. - • • of the sorvicc utility company? 1 J/ I 1
Will there be a net increase in energy used for the VI 1 .
project compared to the no project alternative? -12.2 Conservation Measures Does the project planning and design fail to include 1
avoilob!c energy conscrvntion measures? '
I •
' 13.0 LAND USE •
. 13.1 Site Hazards Do conditions of the site, proposed site development, '/
• . or surrounding area creole potentially hazardous situ- w/ l I
•
ations?
13.2 Physical Threat. Will the project or the surrounding ur..o create a feeling / (- 1
•
of insecurity and physicol threat among the residents 1/
and users? I I
13.3 Sanitcry Landfill Wil! the project be exposed to structural demnge, V
noise, air, or surface and ground woler pollution
er other nuivinzn:otsaciaroi with a sanitary landfill? s
13.4 Waterways Will tiso project affect on existing..r_tcrv.ay through 1//
lilting, dredging, draining, c-
ing, culvartin�, ste dis-
charges, loss of visual quality or orlsor land use
• f •
I -
1 - .
yC 2n o lc� � e �t�5 men
irIlty4 If �e �L-� ?€' f�mal
A-8 �}2VC'_ x7 c� °<� i-L'Q ,:
•
r -IMPACTS SCA E OF IMPACT
CC{�IPCt�IE�`+'I' r
•
NO QUALIE'IED YES UNFv.NGGiN
NO i z 1
1 I 10
i IEI � 1 � •
01w I0I •
IQII °5+ • .
_. I
I. I
- I I.
t I
• i 1 1
i
• t 1
. i
Other Environmentol rponentr.
. •
—
• • C. MANDATORY FINDINGS OF SIGNIFICANCE
NO NO -YES ri�Ti K1�txvN
(1 ) Does the project have the potential to degrade the
. quality of the environment, substantially reduce
the habitat of a fish cr wildlife species, cause a -
. fish or wildlife population to drop below self- -
- ' sustaining levels, threaten to eliminate a plant • • / '
or animal community, reduce the number or restrict E/ •
the range of a rare or endangered plant or animal -
or eliminate important examples of the major periods
' or California history cr prehistory? .. • •
• (2) Does the project have the potential to achieve short-
.term, to the disadvantage of .long-term, environmental v -
goals? .
• (3) Does the project have impacts which are individually
•
_ • limited but cumulateively considerable? (A project t-' .
may impact on two or more separate resources where
the impact on each resource is relatively small, but •
where the effect of the total of those impacts on the
. environment is significant.) .
(4) Does the project have environmental effects which - V
-
will cause substantial adverse effects on human
beings, either directly or indirectly? _•
.
•
D. MITIGATION IvMEASURES — Discu on .f- the ays to mitigate the significant effects
�, identified, if any: G7 e . .,Gt e
-
•
•
. E. DETERMINATION — On the basis of this initial evaluation: -
II The City of -_DeAblih (finds that there will not be any significant effect. The par-
ticular characteristics of this project and the.•mitigation measures incorporated into.
the design of the project prorid� the -"actual basis for the finding_ A NEGATIVE
• DECLARATION IS REQUIRED_ .' : • '
•' • fl The City of PE,tbl in _ Minds that the proposed project MAY have a significant effect
. on the environment. AN ENVIRONMENTAL IMPACT REPORT IS REQUIRED** • .
Signature and date: g 'if • 41 9 • - • - -
- • Name and title: P .) - •0 I C, – 1 ' b =—t c"p-
•
•
•
•
•
•
*"NOTE: Where a project is revised in response to an Initial Study so that po•`::1 ial adverse
effects are mitigated to a point where no significant environmental effects would occur, a -
revised Initial Stu.Jy will be prepared and a Negative Declaration will be required ilstead of _-
. an EIR.
•
•
•
•
•
INITIAL STUDY COMMENTS rye eaf
PA 83-042 Dublin Town & Country Shopping Center
1 . 2 Ground Water : Since 80% of the site will be paved, or built
upon, the amount of ground water that now comes from this
property will be reduced. Ground water is not utilized for
irrigation or domestic purposes and therefore, a reduction in
ground water will not have a significant impact. A soils report,
prepared by Earth Systems Consultants (October, 1979 ) , indicates
that shallow ground water may create problems for utility
construction requiring that the finished floor elevation exceed
372 . This should be studied further .
3 . 5 Fault Zone - Seismic : A known fault zone crosses the
property, approximately 135 feet west of, and parallel to, San
Ramon Road. No building is proposed within 50 ' of the fault
zone . The structural design of the nearby buildings will need to
accommodate for the presence of the fault zone. Also, any
utility line or pipe that crosses the fault zone will need to
have shut-off provisions, should the line/pipe rupture or break
due to siesmic activity .
4 . 1 and 4 . 2 Plants and Animals : Because the site is dormant
farm land, and some old fruit trees and berries can be found on
the site, some wildlife birds can be assumed to inhabit, or
utilize the site for some or most of their food. Removal of •
these food sources will harm some of the wildlife, while some
wildlife will move to another location. No spotting or reporting
of any important fauna has been noted, and therefore, it is not
anticipated that any significant impact will occur as a result of
develpment of the property .
6 . 1 and 6 . 2 Transportation : Because of the location and
size of this development, access to this property requires :
a) extension of Amador Valley Blvd. ;
b) signal and road improvements at Amador Valley Blvd. and
San Ramon Rd. ; -
c ) frontage improvement, per the San Ramon Rd. ultimate road
plan line ;
d) signal and road improvements at Dublin. Blvd. and San
Ramon Rd. -
8 . 1 Noise : Noise from air conditioning and heating equipment
could be a nuisance to the proposed H & H residential
development, to the west of this project . Some noise attenuation
may be necessary, but this will not be known until the size,
location, type, and number of units are determined (once tenant ' s
improvements are ready for installation . )
12 . 1 Energy : Energy for heating, cooling, lighting, etc . , will
be required for this project ._ The amount of energy used will not
burden existing utility capacities .
MITIGATION MEASURES
SEISMIC :
In order to mitigate the potential of seismic damage to this
property and to people who will occupy it:
1 . buildings shall be designed in accordance with seismic
requirements of the 1982 Uniform Building Code .
2 . all utility lines that cross the fault zone shall be
equipped with automatic shut-off valves, flexible pipe, and
the like, as acceptable to the related utility company, and
to the City Engineer.
•
TRANSPORTATION:
In order to mitigate the traffic safety and circulation impacts,
this project shall :
1 . contribute up to 50% of the cost of modifying the signals at
Amador Valley Blvd. and San Ramon Rd. , to accommodate the
extension of Amador Valley Blvd. to the subject property, as
determined by the City Engineer . A lessor amount may be
permitted by the City Engineer .
2 . contribute up to 25% of the cost of extending Amador Valley
Blvd, from San Ramon Rd. to the H & H Development property.
The design of the extension shall comply with the
requirements of the City Traffic Engineering Consultant and
City Engineer.
3 . install this property 's frontage improvements, along San
Ramon Rd. , as per the San Ramon Rd. ultimate improvement
plan line requirements .
•
•
rmi 71 9 me j
E. att-
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION CONCERNING
PA 83-042 FESTIVAL ENTERPRISES -
DUBLIN TOWN & COUNTRY SHOPPING CENTER
WHEREAS, the California Environmental Quality Act
(CEQA) , as amended together with the State ' s administrative
guidelines for implementation of the California Environmental
Quality Act and City Environmental regulations, requires that
certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, a Negative Declaration with mitigation has
been prepared by the Dublin Planning Department; and
WHEREAS, the Planning Commission did review the
Negative Declaration and consider it at a public hearing on May 7 ,
1984 and recommended adoption; and
WHEREAS, the City Council did review the Negative
Declaration and considered it at a public hearing on May 29 , 1984 ;
and
NOW, THEREFORE, BE IT RESOLVED as follows :
1) the City Council finds that the project, PA 83-042
Festival Enterprises , has either been changed by the applicant or
the applicant has agreed to provide mitigation measures that will
result in a project that will not have any significant
environmental impacts that were identified in the Initial Study;
and
2 ) the City Council finds that the Negative Declaration has
been prepared and processed in accordance with State and local
environmental law and guideline regulations and that it is
adequate and complete ; and
3 ) the City Council adopts the Negative Declaration
recognizing that the following environmental mitigation measures
will be incorporated into the project;
SEISMIC:
1 . All buildings within the Festival Enterprises Shopping
Center shall be designed in accordance with seismic requirements
of the 1982 Uniform Building Code as adopted by the City of
Dublin.
2 . All utility lines that cross the fault zone shall be
equipped with automatic shut-off valves , flexible pipe, and the
like, as acceptable to the related utility company, and to the
City Engineer .
TRANSPORTATION:
The developer will, prior to issuance of building permits,
provide the City with a private agreement, Assessment District, or
private funding, that assures the City that the below listed
improvements and funds will be in place and paid for as required
by the City Engineer prior to occupancy of any portion of any
building within the project .
DP 83-20
•
1 . Contribute up to 50% of the cost of modifying the signals
at Amador Valley Blvd. and San Ramon Rd. , to accomodate the
extension of Amador Valley Blvd. to the subject property, as
determined by the City Engineer . A lessor amount may be permitted
by the City Engineer.
2 . Contribute up to 25% of the cost of or have constructed
the extension of Amador Valley Blvd. , from San Ramon Road, to the
H & H Development property. The design of the extension shall
comply with the requirements of the City Traffic Engineering
Consultant and City Engineer .
3 . Install this property ' s frontage improvements , along San
Ramon Road, as per the San Ramon Road ultimate improvement plan
line requirements .
PASSED, APPROVED AND ADOPTED this th day of
1984 .
AYES:
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
DP 83-20
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AND ESTABLISHING FINDINGS & GENERAL PROVISIONS FOR A
PLANNED DEVELOPMENT REZONING CONCERNING PA 83-042
FESTIVAL ENTERPRISES - DUBLIN TOWN & COUNTRY SHOPPING CENTER
WHEREAS, Festival Enterprises proposes to rezone 4 . 85
acres of land (APN 941-40-07 ) on the west side of San Ramon Road
just south of Amador Valley Blvd. from (C-1 ) Retail Commercial to
(PD) Planned Development to allow the construction of 52, 115
square feet of retail, office, personal service and financial
institutional uses as regulated by the San Ramon Road Specific
Plan (as amended) ; and
WHEREAS, the Planning Commission did hold a public
hearing and recommended conditional approval of said application
on May 7 , 1984 ; and
WHEREAS, the City Council did hold a public hearing on
PA 83-042 on May 29 , 1984 ; and
WHEREAS, proper notice of said public hearing was given
in all respects as required by law; and
WHEREAS, a 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 as herein set forth;
and
WHEREAS, the City Council finds that the City of Dublin
is in the process of preparing and adopting a general plan, and
that there is reasonable probability that the proposed rezoning
will be consistent with the future general plan; and
WHEREAS, there is little or no probability that the
rezoning will be a detriment to or interfere with the future ,
general plan, should the new zoning ultimately be inconsistent
with the future general plan; and
WHEREAS, the City Council finds that the rezoning will
not have a significant environmental impact; and
WHEREAS, the rezoning is appropriate for the subject
property in terms of being compatible to existing land uses in the
area, will be visually attractive, will not overburden public
services ; and
WHEREAS, the rezoning will not have substantial adverse
effects on health or safety, or be substantially detrimental to
the public welfare, or be injurious to property or public
improvements ;
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council
approves the Planned Development (PD) rezoning request for a
52 , 115 sq. ft . shopping center be approved as shown on Exhibit A
subject to- the following General Provisions :
1 . Compliance with the plans contained in Exhibit "A" (date
2/6/84 ) and as amended by these provisions and subject to approval
of the related Planned Development rezoning.
DP 83-20 ,
2 . Site Development Review approval shall be acquired-prior
to issuance of any Building Permit . The Site Development Review
shall implement these Provisions concerning the physical
development of the project .
3 . The shopping center shall not exceed 52, 115 gross sq. ft .
to be distributed..between three ( 3 ) buildings as shown and
statistically listed on sheet 1 ( 2-6-84 ) of Exhibit A. The
maximum number of parking stalls to be provide is 290 .
4 . Each tenant shall, prior to construction of tenant
improvement, or occupancy, receive Planning Department approval of
the use and of the amount of parking that is available within the
center . Without said approvals no occupancy can occur.
5 . Any changes or modifications of these plans shall be
processed according to Section 8-31 . 18 of the Zoning Ordinance.
6 . Approval of this Planned Development is for two ( 2 ) years
as is specified in Section 8-31 . 2 (b) of the Zoning Ordinance .
PASSED, APPROVED AND ADOPTED this th day of
, 1984 .
AYES :
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
•
DP 83-20
. EXHIBIT E
ORDINANCE NO. .
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING ZONING ORDINANCE
TO PERMIT THE REZONING OF REAL PROPERTY
WITHIN THE CITY OF DUBLIN
The City Council of the City of Dublin does ordain as follows :
SECTION 1 . Chapter 2 of Title 8 of the Dublin Ordinance Code is
hereby amended in the following manner:
Four and eighty five hundredths ( 4 . 85 ) acres located on the west
side of San Ramon Road just south of Amador Valley Boulevard
designated Assessor Parcel Number 941-40-7 , are hereby rezoned to
the PD (Planned Development) District; and PA 83-042 ( . 1, . 2 , &
. 3 ) Festival Enterprises - Dublin Town and Country Shopping .
Center, as shown and described on Exhibit "A" (plans) , Exhibit
"B" (Negative Declaration) and Exhibit "D" (Findings & General
Provisions ) , on file with the Dublin Planning Department, are
hereby adopted as the regulations for the use, improvement and _
maintenance of the property within this District . The San Ramon
Road Specific Plan shall also apply to this property. A map of
the area is as follows :
C i �i� ".Knit L_Ali
.iii '''''.
L‘,. - -,- ,,,,- Lii, ..c. - ,..c.,,,, .,..,—.., ,0.•
s
. :-."---iii -. 4 -4.1 4-Niniters`-; ';- ..`4.4741&Yph ''
F ' .A`•, 74 4' ' NAB n ° "v
7= V,-'''‘ ;:.''z:1 ; . VI 1\ . , , ,,,:,_ ,,,....., r .1,1_
_� . T _ . It
°-t DUB[IN \ ,
eE
b �` l- to
N2. 9 i T, igoirit..-Wr,Pr ..*
SECTION 2 . This Ordinance shall take effect and be in force
thirty (30 ) days from and after the date of its passage . Before
the expiration of fifteen ( 15 ) days after its passage, it shall
be published once with the names of the Council members voting
for and against the same in the Tri-Valley Herald, a newspaper
published in Alameda County and available in the City of Dublin.
PASSED AND ADOPTED by the City Council of the City of
Dublin on this day of , 1984 by the following
votes :
AYES : •
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
t c
F: ;-i.f
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 83-042
FESTIVAL ENTERPRISES - DUBLIN TOWN & COUNTRY SHOPPING CENTER
WHEREAS, Festival Enterprises proposes to build a
52 , 115 square foot shopping center on 4 . 85 acres (APN 941-40-07 )
on the west side of San Ramon Road just south of Amador Valley
Boulevard; and
WHEREAS, the Planning Commission did hold a public
hearing on said application on May 7 , 1984 ; and
WHEREAS, the City Council did hold a public hearing on
said application on May 29 , 1984 ; and
WHEREAS, proper notice of said City Council public
hearing was given in all respects as required by law; and
WHEREAS, a 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 as herein set forth;
and
WHEREAS, the City Council finds that:
a) the proposal will benefit the public necessity,
convenience, and general welfare ;
b) the proposal will be attractive and efficient, relate
well to existing and future development on adjacent land,
and it should provide a net economic benefit to the City;
c) the proposal is in accordance with Site Development
Review procedures 8 . 95 . 0 & 8 . 95 .1 of Dublin Zoning
Ordinance ;
d) the proposal is in accordance with San Ramon Road
Specific Plan as adopted by Dublin City Council;
NOW, THEREFORE, BE IT RESOLVED THAT THE City. Council
approves the Site Development Review for the Festival Enterprises-
Dublin Town & Country Shopping Center as shown on the plans
labeled Exhibit "A" and subject to the following Provisions :
GENERAL PROVISIONS :
1 . Comply with the Plans labelled Exhibit "A" as may be
amended by the Planned Development Rezone action of the
City Council and by these Provisions .
2 . Comply with City of Dublin Site Development Review
Standard Conditions . (attached)
3 . Comply with City of Dublin Police Services Standard
Commercial Building Security Requirements . (attached)
4 . Comply with the City Engineers recommended Conditions of
Approval as listed in his memorandum to the Planning
Director date 4/20/84 . (attached)
DP 83-20
5 . Site Development Review compliance shall be received from
the Planning Department prior to issuance of the Building
Permits .
6 . The developer shall landscape, irrigate and maintain City
right-of-way adjacent to the project as shown on the
preliminary landscape plan. The small triangular piece
of land at the north-east corner of the property shall
also be landscaped, irrigated and maintained by the
developer .
7 . Tree preservation measures for the two trees at the main
entry shall be approved by the Planning Department prior
to issuance of grading permits .
8 . Prior to issuance of building permits, the following
items shall be subject to the review and approval of the
Planning Department :
a) final landscape & irrigation plans
b) exterior lighting details
c ) utility meter, transformer, irrigation control unit
location and screening
d) paving treatment & pedestrian cross-walks
e) signing of bike pathway
f) trash enclosure location & design
g) retaining wall location & design
h) parking lot signing
i ) building & appertenant structure exterior colors,
materials & details
j ) handicapped access & parking
k) project identification and directory signs
1 ) two truck loading zones
m) bike rack location and design
9 . A signed landscape maintenace agreement and two year
maintenance bond shall be provided to the City by the
developer .
10 . Roof top mechanical equipment details including size,
location, color and noise transmission shall be approved
prior to installation of said units . No unit or related
materials shall project above the parapet. All
equipment, ducts and the like shall be painted to match
the color of the inside walls of the roof well .
11 . All tenant signing shall comply with the design &
location limits shown on sheet 6 of the Plans (Exhibit
"A" )
12 . The storefronts shown on sheet 7 of Exhibit "A" are
acceptable . Any change to these shall receive Planning
staff approval prior to any permits being issued or work
starting on them. All storefronts (including those shown
on sheet 7 ) must be approved by staff prior to
construction to determine the compatibility of the colors
and the materials of the storefronts within the Center.
13 . Each tenant shall have his/her use approved by the
Planning Department prior to occupancy to make sure that
the use is consistent with the use limitations contained -
in San Ramon Road Specific Plan and to determine if there
is sufficient parking available as is required by the
Zoning Ordinance . -
DP 83-20
14 . The final landscape plan shall show:
a) substantial landscaping along San Ramon Road. At
least half of the trees along San Ramon Road shall be
fast growing evergreens .
b) 50% of all shrubs shall be of a 5 gal size .
c ) All trees shall be 15 gal size .
d) The final plant selection
e) Spacing, planting, staking and soil preparation
details .
PASSED, APPROVED AND ADOPTED this th day of
, 1984 .
AYES :
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
•
DP 83-20
/ .
•
XHku . .
TO: Laurence Tong', Planning Director . �ul
FROM: Lee Thompson, City Engineer Sul
RE: FESTIVAL ENTERPRISES - PA 83-042
I recommend that the following conditions be made part of the projects Site Development
Review.
•
CITY ENGINEER - CONDITIONS OF APPROVAL
•
ARCHAEOLOGY:
1. If, during construction, archaeological remains are encountered, construction in the
vicinity shall be halted,- an archaeologist consulted, and the City Planning Department
notified. If, in the opinion of the archaeologist, the remains are significant,
measures, as may be required by the Planning Director, shall be taken to protect them.
BONDS:
2. Prior to release by the City Council of the performance and labor and materials
securities:
a. All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b. All required landscaping shall be installed and established.
c. An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recarmendations contained in the landscape
plans.
d. Grading of the subject property must conform with the recarmendations of the soils
engineer to the satisfaction of the City Engineer.
•
e. The following shall have been submitted to the City Engineer:
' 1) An as-built grading plan prepared by a registered Civil Engineer; including
original ground surface elevations, as-graded ground surface elevations, lot
drainage, and locations of all surface and subsurface drainage facilities.
2) A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
3) A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and specifications_
3. Performance, labor, and material securities- to guarantee the installation of
improvements, including streets, drainage, grading, utilities and landscaping, shall be
provided and approved by the City Engineer prior to approval of the Grading and '
Improvement Plans.
DRAINAGE:
4. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices.
5.. A minimum of 12" diameter pipe shall -be used for all public storm drains to ease
maintenance and reduce potential blockage.
DEBRIS: •
6. Measures shall be taken to contain all trash, construction debris, and materials ca-
site until disposal off-site can be arranged. Subdivider shall be responsible for
corrective measures at no expense to City of Dublin.
DP 83-20
•
•
•
•
DUST:
7. Areas undergoing grading, and all other construction activities, shall be watered, or .
other. dust-pallative-measures may be used, to prevent dust, as conditions warrant.
8. Dust control measures, as approved by the City Engineer shall be followed at all t.iT.es
during grading and construction operations.
EASEMENTS:
9. The developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the property. Copies of the
easements and/or rights-of-entry shall be in written form and be furnished to the City
Engineer.. .
10. Existing and proposed access and utility easements shall be submitted for review and
approval by the City Engineer prior to grading and improvement plan. These easements
shall allow for practical vehicular and utility service access for all lots.
EROSION:
•
11. Prior to any grading of the site, a detailed construction grading plan (including '
phasing) ; and a drainage, water quality, and erosion and sedimentation control plan,
for construction and post-construction period, prepared by the Project Civil Engineer
and/or Engineering Geologist; shall be approved by the City Engineer. Said plan shall
include detailed design, location, periods when required, and maintenance criteria, of
all erosion and sediment control measures. The plan shall attempt to insure that no
increase in sediment or pollutants from the site will occur. The plan shall provide
for long-term maintenance of all permanent erosion and sediment control measures such
as slope vegetation. All erosion and sediment control measures shall be maintained by
the developer.
FIRE:
•
12. Install fire hydrants at the locations approved by the Dublin San Ramon Services
District, in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the paved •
street opposite each hydrant. -
13. All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be inst?lled. by
the developer and conform to all requirements of the applicable provisions of the
Standard Specifications of Dublin. San Ramon Services District. All such work will be
subject to the joint field inspection of the City Engineer and Dublin San Ramon
Services District.
•
FRONTAGE IMPROVEMENTS:
14 . Dedication of land shall be made to the City of Dublin such that it conveys land
sufficient for the approved streets' right-of-way. Improvements shall be made, byre
applicant, along all streets within the development and as required off-site, to.
include curb, gutter, sidewalk, paving, drainage, and work on the existing p vino, iT
necessary, from a structural or grade continuity standpoint.
GRADING:
15. 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 water lines, shall be"
installed in a manner which will not disturb the street pavement, curb, gutter and
sidewalk, when future service connections or extensions are made. .
16. Grading shall be completed in compliance with the construction grading plans an-.1
recommendations of the Project Soils Engineer and/or Engineering Geologist, and th the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who Shale
-c_
its completion, submit a declaration to the City Engineer that all work was done i 'y
accordance with the recommendations contained in the soils and geologic ins:esticatic.-
reports •and the approved plans and specifications. Inspections that will satisfy
grading plan requirements shall be arranged with the City Engineer.
•
•
17.. A surety or- grading guarantee, as determined suitable by the City Engineer, shall be . • :
filed with the City of Dublin to insure restoration of the site to a stable and erosion
resistant state if, the project is terminated prematurely.
18. Any grading on adjacent properties will require written approval of those property
owners affected. -
19. Street grades shall be no more than 12% maximum, with 6% grades at intersections,
unless.otherwise approved by the City Engineer.
20. The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials; and debris during the construction period, as is found necessary by the City
Engineer. -
21. Where soil or geologic conditions encountered in grading operations are different from
that anticipated in the soil and geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by the
City Engineer. It shall be accompanied by an engineering and geological opinion as to
the safety of the site from hazards of land slippage, erosion, settlement, and seismic
activity.
•
HANDICAPPED ACCESS
22. Handicapped ramps and parking shall be provided as required by State of California
Title 24.
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: -
23. 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.
24. The Applicant/Developer shall enter into an improvement agreement with the City for all
public improvements.
Complete improvement plans, specifications, and calculations shall be. submitted to, and
- be approved by, the City Engineer and other affected agencies having jurisdiction.over
public improvements, prior to execution of the Improvement Agreement. Improvement
plans shall show the existing and proposed improvements along adjacent public street(s)
and property that relate to the proposed improvements._
All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of
the construction cost, shall be submitted to, and be approved by, the City and .affected
agencies having jurisdiction over public improvements, prior to execution of the
Improvement Agreement.
MISCELLANEOUS:
25. Copies of the improvement plans,. indicating all streets, and drainage facilities
shall also be' submitted at 1"= 400-ft_ scale, and 1"= 200-ft. scale for City mapping
purposes.
26. The subdivider/developer shall be responsible for controlling any rodent, moscuito, or •
other pest. problem due to construction activities.
•
NOISE:
27. Construction and grading operations shall be limited to weekdays (Monday thrcuch
Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writing by the
City Engineer. -
PUBLIC IMPROVEMENTS:
28. Any relocation of improvements or public facilities shall be accomplished a` t :ter=
to the City.
•
DP 83-20
•
•
•
STREE I'S:
29. The street surfacing shall be asphalt concrete paving. The City Engineer shall review
the project's Soils Engineer's structural pavement design. The subdivider shall, at
his sole expense, make tests of the soil over which the surfacing and base is to be
constructed and furnish the test reports to the City Engineer. The Developer's soils
engineer shall determine a preliminary structural design of the road bed. After rough
grading has been completed, the developer shall have soil tests performed to determine
the final design of the road bed and parking areas.
30. An encroachment permit shall be secured from the City Engineer for any work done within
the public right-of-way, where this work is not covered under the Improvement plans.
STREET LIGHTS:
31. Install- street light standards and luminaries of the design, spacing, and locations,
approved by the City Engineer.
STREET NAMES:
32. The subdivider shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building
Official.
STREET TREES:
33. Street trees, of at least a 15-gallon size, shall be planted along the street
frontages. Trees shall be planted in accordance with a planting plan, including tree
varieties and locations, approved by the Planning Director. Trees planted within, or
adjacent to, sidewalks shall be provided with root shields. .
TITLE:
34. A current title report and copies of the recorded deeds of all parties having any
record title interest in the property to be developed and, if necessary, copies.of
deeds for adjoining properties and easements, thereto, shall be submitted at the time
of submission of the grading and Improvement plans to the City Engineer. •
•
UTILITIES:
35. Electrical, gas, telephone, and Cable TV services, shall be provided underground to
each lot in accordance with the City policies and existing ordinances. All utilities
shall be located and provided within public utility easements, or public streets sized
to meet utility company standards.
36. Prior to the filing the grading and improvement plans the developer shall furnish the
City Engineer with a letter from Dublin San Ramon Services District stating that the
District has agreed to furnish water and sewer service to the development.
WATER:
37. Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications.
All material and workmanship 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 District.
38. Any water well, cathodic protection well, or exploratory boring shown cn the. map, that
is known to exist, is proposed, or is located during the course of field ecerations,
must be properly destroyed, backfilled, or maintained in accordance with applicable
groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for
additional information.
TRAFFIC:
39 . Prior to issuance of building permits assurances, (e.g. cash, bonds) shall be provided '-
to the City Engineer that guarantees that the following improvements shall be put in •
place by this developer and/or others or funding to cover the cost of installation
shall be provided the City to allow construction to be completed prior to any building
'occupancy. •
DP 83-20
•
•
• a) _installation of the extension of Amador Valley Blvd. from San Ramon Road to the H-
& H Development property. The design and extension shall comply: with the
requirements of the City Traffic Engineering Consultant and City Engineer
Should this developer be required to pay more than his reasonable fair share
initially in order to get the Amador Valley Blvd. extension installed prior to
occupancy of that building, the City shall refund monies contributed by other
developers toward their fair share of the cost of installing the Amador Valley
Blvd. .extension in amounts established by the City Engineer.
b) modify the signals at Amador Valley Blvd. and San Ramon Road to acccmodate the
extension of Amador Valley Blvd. to the subject property as determined by the City •
Engineer. Up to 50% of this cost is the ultimate responsibility of this
developer. Should this developer initially, in order to get the signal
modifications installed for use by this develdpment, be required to pay more than
his reasonable share, the City shall refund monies contributed by other developers
toward their fair share of the cost of the signal improvement in amounts
established by the City Engineer.
c) installation of the subject property's frontage improvements, along San Ramon
Road, as per the San Ramon Road ultimate improvement plan line requirements.
OTHER:
•
40. The developer shall give the City an easement for the bike/pedestrian trail.
•
•
•
•
•
•
•
no 141-/n
: ' ' ': clf . lb ' 177 - '
SITE -DEVELOPMLEVT REVIEW STANDARD CONDITIONS . _
. N
CITY OF DUBLIN •
All projects approved by the City of Dublin shall meet the following standard
'Conditions unless- specifically-exempted by the Planning Ce a.. t. _
1. Final building and site developtent plans shall be reviewed and approved .
by the Planning Ceoa_ment staff prior to the issuance of a building rnit.
All such plans-shall insure: - -
a_ That standard canrercial or residential security recuirerents as
established by the Dublin Police Department are provided.
b_ That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped,-.are provided throughout the
site for all publicly used facilities. _
c. That continuous concrete curbing is provided for all parking stalls.
d. That exterior lighting of the building and site is not directed onto
adjacent properties and the light source is shield- from direct
offsite viewing_
e_ That all mechanical equipment, including electrical and gas meters, -
is architecturally screened from view, and that electrical trans-
formers are either undergrounded or architecturally screened_ -
f. That all trash enclosures are of a sturdy material (preferably .
masonry) and in harmony with the architecture of the building(s) .
g. That all vents, gutters, downspouts, (lashings, etc_, are painted to. .
match the color of adjacent surface.
h_ That all materials and colors are to be as approved by the Dublin
Planning Department. Cnce constructed or install=,-3, all improvements
s
are to be maintained T ned in accordance with the approved clans. Anv
changes which affect the exterior character sh 11 be res anitted to_ .
the Dublin Planning Department for approval. .
i_ That each parking space designated for corpact cars be identified
with a pavement marking reading "Svall Car Only" or its ecuivalent, .
and additional signing be provided if necessary_
j. That all exterior architectural ele=ments visible fray view and not -
deteiled on the plans be finished in a style and in materials in
harmony with the exterior of the b,i 1 ding.
k. That all other public agencies that require review of the project be
supplied with copies of the final building and site plans and that
compliance be obtained with at least their minima Code re cuire:nen',..s.
DP 83-13 • -
•
- 2. Final= Landscape .Plans, irrigation system plans-., .tree preservation tech-
and guarantees, shall be reviewed and approved by the Lublin _ . __.
planning Department prior to the issuance of the building permit. 2111
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil_ and climate. - .
b. That proposed landscape scrccn.ing is of a height and density so that it
provides a positive visual impact within three years fran the time
of planting-
c. That unless unusual circumstances prevail, at le=st 75% of the proposed
• trees •on the site are a minimum of 15 gallons in size, and at
least 50% of the proposed shrubs on the site are minimum of 5 gallons .
in size_ -
d- That a plan for an automatic irrigation system be provided which -
assures that all plants get adequate water. In unusual circurstar:c°s,
and if approved by Staff, a manual or quick coupler system may be
used. _
e_ That concrete curbing is to be used at the edges of all planters and
paving surfaces_ .
f. That all cut and fill slopes in excess of 5 feet in height are rourxed
both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by Sept-±± 1,
of any given year, are hydroseeded with perennial or native grasses
and flowers, and that stock piles of loose soil e. i st ng on that date
are hvdroseeded in a similar manner.
h_ . That the area under the drip line of all existing oaks, walnuts, etc.,
which are to be saved are fenced during construction and grading -
operations and no activity is permitted unrIer then that will cause •
soil compaction or damage to the tree. .
i. That a guarantee from the owners or contractors shall be required
guaranteeing all shrubs and ground cover, all trees, and- the irrigation
system for one year.
j. That a pe anent maintenance agreement on all landSczping will be
required from the owner insuring regular irrigation, fertilization
and weed abatement. .
3. Final inspection or occupancy permits will not be gLented until all
- construction and landscaping is complete in accordance with approved plans
. and the conditions required by the City, or a bond has been costed
to cover all costs of the unfinished work, plus 25%.
. .,
•
' CITY O F D U B L I N �M
POLICE SE VICES 1
STANDARD CCt t FCLL1L BUILDING SECURITY
I_ DOORS
•
All exterior doors are to be constructed as follows:
a) Wood doors shall be of solid core constriction, no less than 1-3/4-
inches thick. _
b) Auxiliary locks are to be added to each door and shall be double •
cylinder, one inch, throw deadbolt or equivalent burglary resistant
locks where permitted by the Building and Fire Codes_ The cylinders
are to be protected by cylinder ring guars so they cannot be grip
by pliers or other wrenching devices. -
c) In-swinging doors shall have rabbited jambs, or alternate of
strengthening.
d) Exterior hinges shall have non-removable hinge pins_
e) E•(-teri or and interior garage out-swinging doors shall have non
-
removable, hidden or non-accessible ring` pins.
f) Doors with glass panels and doors that have glass panels adjacent to
the door frarre shall be se=ced with i r park or steel gr-l l s of at
lest 1/8th inch rn ti°ri al or 2 inch resh secured on the inside of tie
glazing. -
g) All exte_rior doors, excluding front doors, shall have a min?mom of
40 watt bzlh over the outside of the door_ Stoll bulb shall be
cii reef`. onto the door surfaces by reflectors_
h) The strike is to be a wrought box strike, or equivalent_
i) Sliding glass doors: All sliding glass doors shall be eguipced with a
locker•:g device that shall engage the strike sufficiently to prevent its
being disengaged by any possible I-rove-rent of the door within the Brace
or clearances provided for installation and operation_ The bolt and
strike shall be reinforced by hardened rateri al so as to prevent their
separation by pulling, prying or similar ate ck_ The locking device
function rrav be operable by a keyed or wed lock inside and cut as .
permitted by the Fire Dela- nt or•Bui 1 sing cedes.
Double slicli ng glass doors shall be locked at the meeting rail.
• II. tivZ`iDGt^+S -
A. All accessible rear-arid side glass wiodc rs shall be secured as fo11cts-3:
1) Piny accessible window shall be secured on the inside with a
• locking device capable of withstanding prying or wrenching_ •
2) Louvered windows shall not be used within eight feet of grcurn
level, adjacent structures, or fire escapes_
DP 83-012 •
•
•
•
•
M1
1 .
.
•
B. Accessible-Transoms. -
All exterior transQ2s e_`ceeding 8" x 12" on the side and rear
of .any building or premise used for.business purposes shall be .
protected by one of the following: • .
1) Outside iron bars of at least 1/8" material spaced no more than
2" apart_
2) Outside iron or steel grills of at least 1/8" material, but not .
more than 2" mesh.
•
3) The window barrier shall be secured with bolts, the rounded
. or flush head on the outside_ . .
4) Wire hung glass with positive locking devices.
III.: ROOF OP=C-S .
A_ All glass skylights on the roof of any building or premises used
for business purposes shall be provided with: . .
1) Iron bars of at least 1/8" material spa --d no more than 2" apart .
under the skylight and securely fastened as in B-3.
2) A steel grill of at least 1/8" material of 2" mesh under the
skylight and securely fastened as in B-3_ .
3) Other skylight protection of appLuved design_
B. All hatchway openings on the roof of any boil di_g or premises used
for business purposes shall be secured as follows: .
1) If the hatchway is of wooden rrate_ri al, it shall be covered on
the inside with at least 16 guage sheet steel or its ecuivalent .
attached with screws at 6".
2) The hatchway shall be secured floc the inside with a slidebar •
or slide bolts. The use of cross -r- or padlock must be .
• approved by the Fire a rshal_
3) Outside hinges cn all hatchway openings ngs shat1 be provided with
non-removable pins wren using pin-type hinges_ •
C_ All air duct or air vent openings exc.. ing 8" x 12" on the roof .
or exterior walls of any building or premise.used for business .
purposes shall be secured by covering same with either of the .
follcw-i ng: -
• 1) Iron bars of at least 1/2" round or 1" x 1/4" flat steel
material, spaced no more than 5" ape_t and securely fastened
as in I I .B-3 _ •
2) A steel grill of at least 1/8" material of 2" mesh and securely .
fastened as in II B-3 .