HomeMy WebLinkAboutPC Reso 21-11 PLPA-2021-00035 Regional Street Residential ProjectRESOLUTION NO. 21-11
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE REGIONAL STREET
RESIDENTIAL PROJECT AT 6541-6543 REGIONAL STREET IN DOWNTOWN DUBLIN
APN: 941-1500=025
PLPA-2021-00035
WHEREAS, the Applicant, Eden Housing is seeking to develop a 1.33-acre site located
at the corner of Regional Street and the future extension of St. Patrick Way west of the West
Dublin/ Pleasanton BART station at 6541-6543 Regional Street. The proposed project is a 113-
unit affordable senior housing development intended for independent living, and includes indoor
and outdoor amenity spaces, property management offices, and a surface parking lot; and
WHEREAS, the 113 residential units are permitted in the Transit -Oriented District of the
Downtown Dublin Specific Plan; and
WHEREAS, pursuant to the requirements of the California Environmental Quality Act
(CEQA), a Final Environmental Impact Report (State Clearinghouse No. 2010022005) was
prepared for the Downtown Dublin Specific Plan and certified by the City Council on February
11 2011 (Resolution No. 08-11); and
WHEREAS, the DDSP EIR and subsequent Addendums analyzed development of
approximately 2.2 million square feet of non-residential development and 2,500 residential
dwelling units, and the project's 113 units are within the already contemplated residential
development activity in the DDSP; and
WHEREAS, the project was examined to determine if any of the standards contained in
CEQA Guidelines Section 15162 requiring preparation of supplemental environmental review
would be met. The analysis concluded that the project is within the scope of development
analyzed by the DDSP EIR and subsequent Addendums and, therefore, exempt from further
environmental review under Government Code Section 65457 and CEQA Guidelines Section
15182. In addition, under CEQA Guidelines Section 15168, the residential project is in
conformity with the DDSP and within the scope of the project analyzed in the DDSP EIR and,
therefore, no further CEQA review or document is required; and
WHEREAS, a Staff Report, dated November 23, 2021, and incorporated herein by
reference, described and analyzed the proposed Regional Street Residential Project, including
the Site Development Review Permit application; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Regional Street Residential Project on November 23, 2021, at which time all interested parties
had the opportunity to be heard; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission does
hereby make the following findings and determinations regarding the Site Development Review
Permit:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the General Plan and any applicable Specific Plans and design guidelines because:
1) the project is compatible with the architectural character and scale of development in
the immediate area in which the proposed project is to be located; 2) the project is
utilizing traditional building forms with contemporary, high -quality materials and finishes
in compliance with the design guidelines of the DDSP; 3) the project will provide
affordable housing opportunities in an area where the City of Dublin has made efforts to
incentivize higher -density housing; 4) the proposed project also supports the more
specific vision for the Transit -Oriented District to encourage the development of the area
with land uses that support and complement transit uses, particularly the West
Dublin/Pleasanton BART Station; and 5) the project is consistent with the General Plan
land use designation of DDSP — Transit -Oriented District,
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1)
the project contributes to the orderly, attractive, and harmonious site and architectural
development that is compatible with the architectural style, intensity of development —
either in place or approved for future development, and context of surrounding and
adjacent properties; and 2) the project complies with the development standards of the
Downtown Dublin zoning district, as outlined in the DDSP.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties,
and the lot in which the project is proposed because: 1) the project is consistent with the
DDSP in that it provides additional housing opportunities in close proximity to the West
Dublin/Pleasanton BART Station; 2) the size and mass of the proposed buildings are
consistent with other residential development in the immediate vicinity and in compliance
with the minimum and maximum development density/intensity permitted; 3) the
development of the subject property is an important incremental change to advance the
vision of the DDSP to make Downtown Dublin a vibrant and dynamic mixed -use center;
and 4) the proposed buildings in conjunction with the completion of the property's
frontage along St. Patrick's Way will provide a more complete street scene.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the project provides residential development in an area that can support
residential uses; 2) the project is consistent with the Downtown Dublin zoning district in
which it is located; 3) the project site will be fully served by a network of existing and
planned infrastructure of public roadways, services, and facilities; and 4) the proposed
project meets all of the development standards established to regulate development in
the DDSP Transit -Oriented District and is consistent and compatible with other
residential development projects in the immediate vicinity.
E. Impacts to existing slopes and topographic features are addressed because: 1) the
project site is generally flat; and 2) landscaping along St. Patrick Way and throughout
the project will be complete.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other developments
in the vicinity because: 1) the project provides a high degree of design and landscaping
to provide a unique, urban, contemporary-themed housing opportunity in the DDSP; 2)
the structures reflect the architectural styles and development standards for other higher -
density residential projects within the DDSP; 3) the materials proposed will be high.
quality and long-lasting; 4) the colors and materials proposed are appropriate to the
contemporary architectural design proposed for the project and complementary to other
buildings in the project vicinity; 5) the architectural style and materials will be consistent
and compatible with the contemporary architectural style, colors, and materials being
utilized on other multi -family projects in the immediate vicinity; 6) the project is utilizing
traditional building forms with contemporary, high -quality materials and finishes in
compliance with the design guidelines of the DDSP; and 7) the size and scale of the
development will be similar to multi -family projects in the immediate project vicinity.
G. Landscape considerations, including the location, type, size, color, texture and coverage
of plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because:
1) all perimeter landscaping, streetscape enhancements, fences, and hardscape are
proposed for construction in accordance with the DDSP; 2) the project perimeter and
interior landscaping are consistent with other developments in the vicinity; and 3) the
project will conform to the requirements of the City's Water Efficient Landscape
Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because all infrastructure including streets, sidewalks, and
street lighting are proposed for construction in accordance with the project plans and
have been reviewed for safety and adequate circulation.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves the Site Development Review Permit for the Regional Street Residential Project,
subject to the conditions included below, and in accordance with the Project Plans, incorporated
herein by reference and attached as Exhibit A to this Resolution.
CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
GENERAL
1.
Approval. This Site Development Review Permit
approval is for the Regional Street Residential Project
(PLPA-2021-00035). This approval shall be as generally
depicted and indicated on the project plans prepared by
PL
On -going
BAR Architects dated received November 8, 20213
attached as Exhibit A, and other plans, text, and diagrams
relating to this Site Development Review Permit, unless
modified by the Conditions of Approval contained herein.
2.
Permit Expiration. Construction shall commence within
one (1) year of the effective date of this Site Development
Review Permit or the Permit shall lapse and become null
PL
One Year After
and void. If there is a dispute as to whether the Permit has
Effective Date
expired, the City may hold a noticed public hearing to
determine the matter. Such a determination may be
processed concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires, a new
application must be made and processed according to the
re uirements of the Zoning Ordinance.
3.
Time Extension. The Community Development Director
may grant an extension of the approval for a period not to
exceed twelve (12) months, upon the Applicant's written
PL
Expiration Date
request prior to expiration, and the determination that all
Conditions of Approval remain adequate and all
applicable findings of approval will continue to be met.
4.
Effective Date. This Site Development Review Permit
approval shall become effective only after the Community
Benefit Agreement is approved by the City Council. If the
PL
On -going
Community Benefit Agreement is not approved, the Site
Development Review Permit approval shall become null
and void.
5.
Revocation of Permit. The Site Development Review
Permit approval shall be revocable for cause in
accordance with Dublin Municipal Code Section
PL
On -going
8.96.020.1. Any violation of the terms or conditions of this
permit shall be subject to citation.
6.
Compliance. Applicant/Developer shall comply with the
Subdivision Map Act, the City of Dublin Subdivision and
Zoning Ordinances, City of Dublin Title 7 Public Works
Ordinance, which includes the Grading Ordinance, the
City of Dublin Public Works Standards and Policies, the
most current requirements of the State Code Title 24 and
the Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
PL, PW
On -going
ordinances in effect at the time of building permit
issuance. All public improvements constructed by
Developer and to be dedicated to the City are hereby
identified as "public works" under Labor Code section
1771. Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing Wage
Law Labor Code. Sects. 1720 and following).
7.
Requirements and Standard Conditions. Applicant/
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department,
Dublin Building and Safety Division, Dublin Police
Services, Alameda County Flood Control and Water
Conservation District (Zone 7), Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
Various
Building Permit
District, Bay Area Rapid Transit and the California
Issuance
Department of Health Services requirements and
standard conditions. Prior to issuance of building permits
or the installation of any improvements related to this
project, the Applicant/Developer shall supply written
statements from each such agency or department to the
Planning Division, indicating that all applicable conditions
required have been or will be met.
8.
Required Permits. Applicant/Developer shall obtain all
permits required by other agencies which may include,
PW
Building Permit
but are not limited, to Alameda County Environmental
Issuance
Health, Alameda County Flood Control and Water
Conservation District (Zone 7), California Department of
Fish and Wildlife, Army Corps of Engineers, Regional
Water Quality Control Board, Caltrans, or other
regional/state agencies as required by law, as applicable.
Copies of the permits shall be provided to the Public
Works Department,
9.
Fees. Applicant/Developer shall pay all applicable fees
in effect at the time of building permit issuance, including,
but not limited to: Planning fees; Building fees; Dublin
Grading Permit
San Ramon Services District fees; Public Facilities fees;
Various
and/or Building
City of Dublin Fire fees; Noise Mitigation fees;
Permit Issuance
Inclusionary House In -Lieu fees; and Alameda County
Flood and Water Conservation fees.
10.
Indemnification. Applicant/Developer shall defend,
indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action, or
proceeding against the City of Dublin or its agents,
officers, or employees to attack, set aside, void, or annul
an approval of the City of Dublin or its advisory agency,
appeal board, Planning Commission, City Council,
Community Development Director, Zoning Administrator,
or any other department, committee, or agency of the City
ADM
On -going
to the extent such actions are brought within the time
period required by Government Code Section 66499.37
or other applicable law; provided, however, that the
Applicant's/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying the Applicant/Developer of any said claim,
action, or proceeding and the City's full cooperation in the
defense of such actions or proceedings,
11.
Clarification of Conditions. In the event that there
needs to be clarification to the Conditions of Approval, the
Director of Community Development and the City
Engineer have the authority to clarify the intent of these
Conditions of Approval to the Applicant/Developer without
going to a public hearing. The Director of Community
PL/PW
On -going
Development and the City Engineer also have the
authority to make minor modifications to these conditions
without going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
12.
Clean-up. Applicant/Developer shall be responsible for
clean-up and disposal of project related trash to maintain
PL
On -going
a safe, clean, and litter -free site.
13.
Modifications. Modifications or changes to this Site
Development Review Permit approval may be considered
PL
On -going
by the Community Development Director in compliance
with Dublin Municipal Code Chapter 8.104.
14.
Controlling Activities. Applicant/Developer shall control
all activities on the project site so as not to create a
PL
On -going
nuisance to the existing or surrounding businesses and
residences.
15.
Accessory Structures. The use of any accessory
Establishment
structures, such as storage sheds or trailer/container
PL
of Temporary
units used for storage or for any other purpose during
Use
construction, shall not be allowed on the site at any time
unless a Temporary Use Permit is applied for and
approved.
PLANNING
DIVISION - PROJECT SPECIFIC CONDITIONS
16.
Affordable Housing Regulatory Agreement.
Applicant/Developer shall record an Affordable Housing
Building Permit
PL
Issuance
Regulatory Agreement prior to issuance of a building
permit.
17.
Equipment Screening. All electrical, fire risers and/or
mechanical equipment shall be screened from public
view. Any roof -mounted equipment shall be completely
Building Permit
screened from view by materials architecturally
Issuance
compatible with the building to the satisfaction of the
PL
and
Community Development Director. Building permit plans
On -going
shall show the location of all equipment and screening for
review and approval of the Director of Community
Development.
18.
Parking Requirement. The number of required parking
Building Permit
spaces shall be as allowed under State Density Bonus
PL
Issuance
Law.
19.
Community Benefit Agreement. Applicant/Developer
shall meet all obligations and requirements of the
PL
Building Permit
Issuance
Community Benefit Agreement for the project.
20.
Final Building and Site Development Plans shall be
reviewed and approved by the Community Development
Department staff prior to the issuance of a building permit.
All such plans shall insure:
a. That standard residential security requirements as
established by the Dublin Police Department are
provided.
b. That ramps, special parking spaces, signing, and
other appropriate physical features for the disabled,
are provided throughout the site for all publicly used
facilities.
c. That exterior lighting of the building and site is not
directed onto adjacent properties and the light source
is shielded from direct off -site viewing.
d. That all mechanical equipment, including air
conditioning condensers, electrical and gas meters,
PL
Building Permit
are architecturally screened from view, and that
Issuance
electrical transformers are either underground or
architecturally screened.
e. That all vents, gutters, downspouts, flashings, etc.,
are painted to match the color of adjacent surface.
f. That all materials and colors are as approved by the
Community Development Department. Once
constructed or installed, all improvements shall be
maintained in accordance with the approved plans.
Any changes, which affect the exterior character,
shall be resubmitted to the Community Development
Department for approval.
g. That all exterior architectural elements not detailed
on the plans are finished in a style and in materials in
harmony with the exterior of the building. All
materials shall wrap to the inside corners and
terminate at a perpendicular wall plane.
h. That all other public agencies that require review of
the project are supplied with copies of the final
building and site plans and that compliance is
obtained with at least their minimum code
requirements.
LANDSCAPING
21.
Final Landscape and Irrigation Plans. Final landscape
plans, irrigation system plans, tree preservation
techniques, and guarantees shall be reviewed and
approved by the Planning Division prior to the issuance of
a building permit. All such submittals shall be reviewed
and approved by the City Engineer and the Community
Development Director. Plans shall be generally consistent
with the Preliminary Landscape drawings included in the
Project Plans (Exhibit A), except as modified by the
Conditions of Approval listed below or as required by the
Community Development Director to address specific site
constraints or conditions. The Final Landscape Plans
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 screening is of a height and
density so that it provides a positive visual impact
within three years from the time of planting.
Landscape Plan
c. That unless unusual circumstances prevail, all trees
PL
Approval and
on the site shall be a minimum of 15 gallons in size.
Installation
All trees that are on the exterior building perimeter
shall be 24-inch box minimum, with at least 30% at 36-
inch box or greater. All shrubs shall be five gallon
minimum.
d. That a plan for an automatic irrigation system be
provided which assures that all plants get adequate
water. In unusual circumstances, and if approved by
Staff, a manual or quick coupler system may be used.
e. That concrete curbing is used at the edges of all
planters and paving surfaces where applicable.
f. That all cut and fill slopes conform to the conditions
detailed in the Site Development Review packet.
g. That a guarantee from the owners or contractors is
required guaranteeing all shrubs and ground cover, all
trees, and the irrigation system for one year.
h. That a permanent maintenance agreement on all
landscaping will be required from the owner ensuring
regular irrigation, fertilization and weed abatement, if
applicable.
22.
Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls)
PL
On -going
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and the
general public surveillance capabilities of the area.
23.
Plant Clearances. All trees planted shall meet the
following clearances:
a. Six feet from the face of building walls or roof eaves.
b. Seven feet from fire hydrants, storm drains, sanitary
Landscape Plan
sewers and/or gas lines.
PL
Approval and
c. Five feet from top of wing of driveways, mailboxes,
Installation
water, telephone and/or electrical mains
d. Fifteen feet from stop signs, street or curb sign
returns.
e. Fifteen feet from either side of street lights.
24.
Landscaping. Applicant/Developer shall construct all
Landscape Plan
landscaping within the site and along the project frontage.
PL, PW
Approval and
Installation
25.
Backflow Prevention Devices. The Landscape Plan
shall show the location of all backflow prevention devices.
Landscape Plan
The location and screening of the backflow prevention
PL, PW, F
Approval and
devices shall be reviewed and approved by Community
Installation
Development Department Staff.
26.
Root Barriers and Tree Staking. The Landscape Plan
Landscape Plan
shall provide details showing root barriers and tree
PL, PW
Approval and
staking will be installed which meet current City
Installation
specifications,
DOWNTOWN DUBLIN SPECIFIC PLAN MITIGATION MEASURES
27.
Mitigation Monitoring Program. Applicant/ Developer
shall comply with the Downtown Dublin Specific Plan
(DDSP) Final Environmental Impact Report (EIR) certified
by City Council Resolution No. 08-11, including all
Building Permit
mitigation measures, action programs, and
PL
and/or Grading
implementation measures contained therein. The EIR is
Permit Issuance
on file with the Community Development Department.
Project specific mitigation measures are provided in
Conditions of Approval 29-31.
28.
Mitigation Measure 3.3-1. Project applicants shall
consult with a registered geotechnical engineer to
prepare a design level geotechnical report that addresses
the affects [sic] of seismic ground shaking and includes a
quantitative evaluation of liquefaction and liquefaction.
induced lateral spreading for future development in the
PL
Building Permit
DDSP project area. The design level geotechnical report
Issuance
shall specify foundations and structural elements that are
designed to resist forces and potential ground settlement
for liquefaction and lateral spreading. This report shall be
submitted in conjunction with a building permit
application.
29.
Mitigation Measure 3.4-2. Future development or
substantial redevelopment within the project area shall
prepare a Phase I Environmental Site Assessment to
determine whether or not a particular development site
contains any hazardous materials as a result of historic
Building Permit
contamination within the project area subject to review
PL
Issuance
and approval by the City of Dublin. In the event that the
Phase I recommends subsequent testing, the potential
health risks shall be evaluated and a work plan prepared
to remediate the soil and/or groundwater in accordance
with all applicable federal, state, and local regulations.
This assessment shall be submitted to the City in
conjunction with the building and grading/site work permit
and shall be found acceptable by the City prior to ground
disturbance.
30.
Mitigation Measure 3.5-1a. Prior to issuance of grading
permit, the project proponent shall file a Notice of Intent
as required by Regional Water Quality Control Board
regarding storm water discharges associated with
construction activities. Upon completion of construction
activities, a Notice of Termination shall be filed.
Mitigation Measure 3.5-1 b. Prior to issuance of any
building or grading permits, a Storm Water Pollution
Prevention Plan (SWPPP) shall be prepared by the
project contractors and submitted to the Regional Water
Quality Control Board for review and comment and to the
City of Dublin in conjunction with the
Site Work
Building/Grading/Site work permit and shall be found to
PL/PW
(Grading)
be acceptable by the City prior to ground disturbance. The
Permit
SWPPP shall be prepared to Regional Water Quality
Control Board standards and Alameda Countywide Clean
Water Program requirements, and shall identify erosion
minimization and control provisions, pollution detection
provisions, and pollution elimination/ minimization
provisions appropriate to the development project and its
site for construction and post -construction activities. The
SWPPP shall include best available technology,
engineering, and design solutions such as the use of silt
screens, hay bales, modern trash screens, energy
dissipaters, and/or absorbent devices. Stormwater runoff
water quality monitoring procedures shall be clearly
detailed in the SWPPP.
31.
Mitigation Measure 3.7-1a. Project applicants within the
project area shall prepare a construction noise
management plan that identifies measures to be taken to
minimize construction noise on surrounding sensitive
receptors (e.g.,_ residential uses and schools) and
includes specific noise management measures to be
included into project plans and specifications subject to
review and approval by the City. These measures shall
include, but are not be limited to the following:
• Construction activities, including the maintenance and
PL/PW
Building Permit
warming of equipment, shall be limited to Monday
Issuance
through Friday, and non -City holidays, between the
hours of 7:30 AM and 5:30 PM except as otherwise
approved by the City Engineer.
• All construction equipment shall be equipped with
mufflers and sound control devices (e.g., intake
silencers and noise shrouds) no less effective than
those provided on the original equipment and no
equipment shall have an un-muffled exhaust.
• The City shall require that the contractor maintain and
tune-up all construction equipment to minimize noise
emissions.
• Stationary equipment shall be placed so as to
maintain the greatest possible distance to the
sensitive receptors.
• All equipment servicing shall be performed so as to
maintain the greatest possible distance to the
sensitive receptors.
• The construction contractor shall provide an on -site
name and telephone number of a contact person. In
the event that construction noise is intrusive to an
educational process, the construction liaison will
revise the construction schedule to preserve the
learning environment.
• Select demolition methods to minimize vibration,
where possible (e.g., sawing masonry into sections
rather than demolishing it by pavement breakers).
Mitigation Measure 3.7-1 b. Should the proposed project
require off -site import/export of fill material during
construction, trucks shall utilize a route that is least
disruptive to sensitive receptors, preferably major
roadways (Interstate 580, Interstate 680, San Ramon
Road, Dublin Boulevard, and Amador Valley Boulevard).
Construction trucks should, to the extent practical, avoid
the weekday and Saturday a.m. and p.m. peak hours
7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m.).
BUILDING
& SAFETY DIVISION
32.
Building Codes and Ordinances. All project
Through
construction shall conform to all building codes and
B
Completion
ordinances in effect at the time of building permit.
33.
Construction Drawings. Construction plans shall be
fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed
conditions on site) and prepared and signed by a
B
Issuance of
California licensed architect or engineer. All structural
Building Permits
calculations shall be prepared and signed by a California
licensed architect or engineer. The site plan, landscape
tans and details shall be consistent with each other.
34.
Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings and
specifications for plan check. An annotated copy of these
Conditions of Approval shall be included in the submittal.
The notations shall clearly indicate how all Conditions of
B
Issuance of
Approval will or have been complied with. Construction
Building Permits
plans will not be accepted without the annotated
resolutions. Applicant/Developer will be responsible for
obtaining the approvals of all non -City agencies prior to
the issuance of building permits.
35.
As -Built Drawings. All revisions made to the building
plans during the project shall be incorporated into an "As
B
Occupancy
Built" electronic file and submitted prior to the issuance of
the final occupancy.
36.
Addressing.
B
a. Provide plan for display of addresses. The Building
Issuance of
Official shall approve addressing plan prior to
Building Permits
issuance of the first building permit. (Prior to
Issuance
permitting)
of
b. Exterior address numbers shall be backlight and be
Building Permits
and Through
posted in such a way that they may be seen from the
Completion
street.
c. Provide address application and floor plans for
Addresses to be
addressing of apartment units.
released prior to
permitting.
37.
Engineer Observation. The Engineer of Record shall be
retained to provide observation services for all
components of the lateral and vertical design of the
Scheduling the
building, including nailing, hold-downs, straps, shear, roof
B
Final Frame
diaphragm and structural frame of building. A written
Inspection
report shall be submitted to the City Inspector prior to
scheduling the final frame inspection.
38.
Foundation, Geotechnical Engineer for the soils report
shall review and approve the foundation design. A letter
B
Issuance of
shall be submitted to the Building and Safety Division on
Building Permits
the approval.
39.
Phased Occupancy Plan. If occupancy is requested to
occur in phases, then all physical improvements within
each phase shall be required to be completed prior to
occupancy of any buildings within that phase except for
items specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items, approved by
the Community Development Director.
The Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public Works
for review and approval a minimum of 90 days prior to the
Occupancy of
request for occupancy of any building covered by said
B
any Affected
Phased Occupancy Plan.
Building
No individual building shall be occupied until the adjoining
area is finished, safe, accessible, and provided with all
reasonable expected services and amenities, and
separated from remaining additional construction activity.
Subject to approval of the Community Development
Director, the completion of landscaping may be deferred
due to inclement weather with the posting of a bond for
the value of the deferred landscaping and associated
improvements,
40.
Accessory Structures. Building permits are required for
all trash enclosures and associated amenities/structures
B
Through
and are required to meet the accessibility and building
Completion
codes.
41.
Retaining Walls. All retaining walls over 30 inches in
height and adjacent to a walkway shall be provided with
guardrails. All retaining walls with a surcharge or
B
Through
retaining walls over 36 inches in height shall obtain
Completion
permits and inspections from the Building and Safety
Division.
42.
Air Conditioning Units. Air conditioning units and
Occupancy of
ventilation ducts shall be screened from public view with
B
Building/Unit
materials compatible to the main building.
43.
Temporary Fencing. Temporary construction fencing
Through
shall be installed along the perimeter of all work under
B
Completion
construction.
44.
Cool Roofs — CA Energy Code. Flat roof areas shall
have their roofing material coated with light colored gravel
B
Through
or painted with light colored or reflective material
Completion
designed for cool roofs.
45.
Parking. The required number of parking stalls, and the
design and location of the accessible parking stalls shall
be as required by the CA Building Code.
B
Through
Completion
The design and number of clean air/EV ready stalls shall
be as required by the CA Green Building Standards Code,
46.
Emergency Access — Vehicle Gates. Private roads and
parking areas or structures controlled by unmanned
mechanical parking type gates shall be provided with
police emergency access by Opticom LED Emitter and
the gate access code for distribution to emergency
responders.
The control box for the code device shall be mounted on
a control pedestal consisting of a metal post/pipe, which
shall be installed at a height of 36 to 42 inches to the
center of the keypad and a minimum of 15 feet (4.6m)
from the entry/exit gate. It shall be located on the driver's
side of the road or driveway and accessible in such a
manner as to not require a person to exit their vehicle to
Occupancy and
reach it, nor to drive on the wrong side of the road or
B
Through the Life
driveway, nor to require any back-up movements in order
of the Project
to enter/exit the gate.
The gate access devices shall be designed and installed
to allow for entry through the vehicular gate under three
different and unique situations:
a. The system is in services and under normal
operations.
b. A power failure has occurred and battery powered
convenience open systems are employed.
c. A power failure has occurred and the convenience
open system has failed (dead or low charged battery).
47.
Standards for Construction Site Fire Safety.
Applicant/Developer shall provide a Fire Protection Plan
B
Issuance of
(FPP) conforming to the City's policy on providing
Building Permits
minimum safeguards for new building construction.
48.
Copies of Approved Plans. Within 30 days of issuance,
30 days After
Applicant/Developer shall provide City with one reduced
B
Permit and
(1/2 size) copy of the City of Dublin stamped approved
Each Revision
Ian.
Issuance
49.
CASp Reports. Applicant/Developer shall obtain the
B
Issuance of
services of a Certified Access Specialist for the review of
Building Permits
the construction drawings and inspections for the building
and Occupancy
interior and site exterior. A written report shall be
submitted to the City prior to approval of the permit
application. Additionally, a written report shall be
submitted to the City Building Inspector prior to
scheduling the final inspection,
50.
Demolition Permit Required. A demolition permit to
remove the existing building is required. Prior to approval
Issuance of
of the demolition permit, Applicant/Developer shall submit
B
Demolition
documentation showing compliance of the City 's
Permit
Management of PCBs During Building Demolition
Projects Ordinance.
51.
Maintenance of Yards for on Over -Sized Building. The
B
Issuance of
parcel includes a no build agreement, recorded March 25,
Building Permits
1981, Recorder's Serial Number 1981045676. Prior to
approval of the building permit for the new building, the
existing Over -Sized Building Agreement shall be vacated.
Proof of recording shall be submitted to the City of Dublin
for review and acceptance,
52.
Funding Source. Plans submitted for building permits
Issuance
shall list the funding source for the project (private vs.
B
of
Building Permits
public),
FIRE DEPARTMENT
53.
New Fire Sprinkler System and Monitoring
Requirements. In accordance with the Dublin Fire Code,
fire sprinklers shall be installed in the buildings. The
system shall be in accordance with the NFPA 13, the CA
Fire Code and CA Building Code. Plans and specifications
showing detailed mechanical design, cut sheets, listing
sheets and hydraulic calculations shall be submitted to the
Fire Department for approval and permit prior to
installation. This may be a deferred submittal.
a. Sprinkler Plans. (Deferred Submittal Item). Detailed
mechanical drawings of all sprinkler modifications,
including cut sheets, listing sheets and calculations,
shall be submitted to the Fire Department for approval
and permit prior to installation.
b. All sprinkler system components shall remain in
compliance with the applicable NFPA 13 standards, the
F
Building Permit
CA Fire Code and CA Building Code.
Issuance
c. Underground Plans. (Deferred Submittal Item).
Detailed shop drawings for the fire water supply
system, including cut sheets, listing sheets and
calculations, shall be submitted to the Fire Department
for approval and permit prior to installation. All
underground and fire water supply system components
shall be in compliance with the applicable NFPA 13, 241
20 and 22 standards, the CA Fire Code and CA
Building Code. The system shall be hydrostatically
tested and inspected prior to being covered. Prior to the
system being connected to any fire protection system,
a system flush shall be witnessed by the Fire
Department.
d. Central Station Monitoring. Automatic fire
extinguishing systems installed within buildings shall
have all control valves and flow devices electrical)
supervised and maintained by an approved central
alarm station. Zoning and annunciation of central
station alarm signals shall be submitted to the Fire
Department for approval.
e. Fire protection equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.
54.
Fire Access During Construction.
a. Fire Access. Access roads, turnaround, pullouts, and
fire operation areas are fire lanes shall be maintained
clear and free of obstructions, including the parking of
vehicles.
b. Entrances. Entrances to job sites shall not be
blocked, including after hours, other than by approved
gates/barriers that provide for emergency access.
c. Site Utilities. Site utilities that would require the
access road to be dug up or made impassible shall be
installed prior to construction commencing.
During
d. Entrance flare, angle of departure, width, turning radii,
F
Construction
grades, turnaround, vertical clearances, road surface,
bridges/crossings, gates/key-switch, within a 150400t
distance to Fire Lane shall be maintained.
e. Personnel Access. Route width, slope, surface and
obstructions must be considered for the approved
route to furthermost portion of the exterior wall.
f. All -Weather Access. Fire access is required to be all-
weather access. The location of the all-weather
access and a description of the construction shall be
shown on plans. Access roads must be designed to
support the imposed loads of fire apparatus.
55.
Fire Alarm (Detection) System. A Fire Alarm -Detection
System shall be installed throughout the buildings so as
to provide full property protection, including combustible
concealed spaces, as required by NFPA 72. The system
shall be installed in accordance with NFPA 72, CA Fire,
Building, Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation
system, compliance with the horn/strobe requirements for
the entire building must also be met. All automatic fire
extinguishing systems shall be interconnected to the fire
alarm system so as to activate an alarm if activated and
to monitor control valves. Delayed egress locks shall meet
F
Occupancy
requirements of the CA Fire Code.
a. Fire Alarm Plans. (Deferred Submittal Item).
Detailed drawings of the fire alarm system, including
floor plan showing all rooms, device locations, ceiling
height and construction, cut sheets, listing sheets and
battery and voltage drop calculations, shall be
submitted to the Fire Department for review and
permit prior to the installation. Where employee work
areas have audible alarm coverage, circuits shall be
initially designed with a minimum 20% spare capacity
for adding appliances to accommodate hearing
impaired employees.
b. Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an approved
central alarm station. Zoning and annunciation of
central station alarm signals shall be approved by the
Fire Department.
c. Qualified Personnel. The system shall be installed,
inspected, tested, and maintained in accordance with
the provisions of NFPA 72. Only qualified and
experienced persons shall perform this work.
Examples of qualified individuals are those who have
been factory trained and certified or are NICET Fire
Alarm Certified.
d. Inspection and Testing Documentation.
Performance testing of all initiating and notification
devices in the presence of the Fire Inspector shall
occur prior to final of the system. Upon this inspection,
proof that the specific account is UL Certificated must
be provided to the Fire Inspector.
56.
Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate fire
extinguisher locations. The number and location of
extinguishers shall be shown on the plans. Additional fire
extinguishers maybe required by the Fire Inspector.
Fire extinguisher shall meet a minimum classification of
F
Occupancy
2A 1013C. Extinguishers weighing 40 pounds or less shall
be mounted no higher than five feet above the floor
measured to the top of the extinguisher. Extinguishers
shall be inspected monthly and serviced by a licensed
concern annually,
57.
Fire Department Building Key Box. A Fire Department
key box shall be installed at the main entrance to the
building. Note this location on the plans. The key box
should be installed approximately 5 1/2 feet above grade.
The box shall be sized to hold the master key to the facility
as well as keys for rooms not accessible by the master
F
Occupancy
key. Specialty keys, such as the fire alarm control box key
and elevator control keys shall also be installed in the box.
The key box door and necessary keys are to be provided
to the Fire Inspector upon the final inspection. The
inspector will then lock the keys into the box.
58.
Means of Egress. Exit signs shall be visible and
illuminated with emergency lighting when building is
F
Occupancy
occupied.
59.
Main Entrance Hardware Exception. It is recommended
that all doors be provided with exit hardware that allows
exiting from the egress side even when the door is in the
Occupancy
locked condition. However, an exception for A-3, B, F, M,
S occupancies and all churches does allow key -locking
hardware (no thumb -turns) on the main exit when the
F
main exit consists of a single door or pair of doors. When
unlocked the single door or both leaves of a pair of doors
must be free to swing without operation of any latching
device. A readily visible, durable sign on or just above the
door stating "This door to remain unlocked whenever
the building is occupied" shall be provided. The sign
shall be in letters not less than one inch high on a
contrasting background. This use of this exception may
be revoked for cause.
60.
Gate Key Box/Switch Manual Gates. Each manually
operated gate that serves as a means of fire access shall
have installed a Knox Key Box accessible from the
entrance side of the gate. Where the locking method of
the gate is by a chain a Knox padlock shall be installed on
the chain. The key box door and necessary keys are to
F
Occupancy
be provided to the fire inspector upon the final inspection.
The inspector will then lock the keys into the box.
Automatic Gates. All electrically controlled gates shall be
provided with an emergency gate over -ride key switch for
fire department access.
61.
Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.
F
Occupancy
Submittal of a seating plan on 8.5-inch x 11-inch paper is
required prior to final occupancy.
62.
Interior Finish. Wall and ceiling interior finish material
shall meet the requirements of Chapter 8 of the California
Fire Code. Interior finishes will be field verified upon final
inspection. If the product is not field marked and the
F
Occupancy
marking visible for inspection, maintain the products cut -
sheets and packaging that show proof of the products
flammability and flame -spread ratings. Decorative
materials shall be fire retardant.
63.
General Inspection. Upon inspection of the work for
which this submittal was provided, a general inspection of
F
Occupancy
the business and site will be conducted.
64.
Addressing. Addressing shall be illuminated or in an
illuminated area. The address characters shall be
contrasting to their background. If address is placed on
glass, the numbers shall be on the exterior of the glass
and a contrasting background placed behind the
numbers.
Building Address. Each building shall be provided with
all addresses or the assigned address range so as to be
clearly visible from either direction of travel on the street
the address references. The address characters shall not
be less than five inches in height by one -inch stroke.
F
Occupancy
Larger sizes may be necessary depending on the
setbacks and visibility.
Multi -Tenants. Where a building has multiple tenants,
address shall also be provided near the main entrance
door of each tenant space. The address shall be high
enough on the building to be clearly visible from the
driveway, street or parking area it faces even when
vehicles are parked in front of the tenant space. The
address shall not be less than five inches in height with a
1/2 inch stroke.
Rear Doors. The address shall also be provided on any
rear doors to the tenant space with minimum five -inch
high characters.
Entrance Posting. Where the addressing on the building
will not be clearly visible from either direction of travel
along the access road the address references. Address
posting shall also be provided at the entrance to the
property. The address size shall be five inches high and
should be on a reflective background.
65.
Fire Safety During Construction and Demolition.
a. Clearance to combustibles from temporary heating
devices shall be maintained. Devices shall be fixed in
place and protected from damage, dislodgement or
overturning in accordance with the manufacturer's
instructions.
b. Smoking shall be prohibited except in approved areas.
On -going
Signs shall be posted "NO SMOKING" in a
F
During
conspicuous location in each structure or location in
Construction
which smoking is prohibited.
and Demolition
c. Combustible debris, rubbish and waste material shall
be removed from buildings at the end of each shift of
work.
d. Flammable and combustible liquid storage areas shall
be maintained clear of combustible vegetation and
waste materials.
DUBLIN
SAN RAMON SERVICES DISTRICT DSRSD
66.
The regulations that apply to development projects are
codified in: the Dublin San Ramon Services District Code;
the DSRSD "Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Issuance of
Wastewater Facilities" as amended from time to time; all
DSRSD
Building Permits
applicable DSRSD Master Plans and all DSRSD policies.
Prior to issuance of any building permit, complete
improvement plans shall be submitted to DSRSD that
conform to the pertinent documents.
67.
Planning and review fees, inspection fees, and fees
associated with a wastewater discharge permit shall be
paid to DSRSD in accordance with the rates and
schedules and at time of payment as established in the
Issuance of
DSRSD Code. Planning and review fees are due after the
DSRSD
Building Permit
1st submittal of plans. Construction Permit and Inspection
or Improvement
Plans
Fees are due prior to the issuance of a Construction
Permit. Capacity Reserve Fees are due before the water
meter can be set or the connection to the sewers stem.
68.
All improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans for DSRSD facilities shall contain a
Issuance any
signature block for the District Engineer indicating
building permit
approval of the sanitary sewer and/or water facilities
by the City; or
shown. Prior to approval by the District Engineer, the
DSRSD
any Building
Permit
applicant shall pay all required DSRSD fees, and provide
or
Construction
an engineer's estimate of construction costs for the sewer
Permit by the
and water systems, a faithful performance bond, and a
DSRSD
comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature
by the District En ineer.
69.
All easement dedications for DSRSD facilities shall be by
separate instrument irrevocably offered to DSRSD or by
offer of dedication on the Final Map. Prior to approval by
DSRSD
Approval of
the City for Recordation, the Final Map shall be submitted
Final Map
to and approved by DSRSD for easement locations,
widths, and restrictions.
70.
Where the narrow width of a proposed alley or cul-de-sac
is so restrictive that the standard separation requirements
for water mains and sewer mains cannot be maintained,
the water and sewer mains shall be installed within main
Issuance of
thoroughfares, outside of alleyways or cui-de-sacs. Water
DSRSD
Improvement
and sewer mains may not be installed within courtyards.
Plans
Water meters shall be installed around the outer
perimeter of buildings. Installation of water lines from the
meter to each unit shall be documented and submitted to
the District.
712
All mains shall be sized to provide sufficient capacity to
accommodate future flow demands in addition to each
Issuance of
development project's demand. Layout and sizing of
DSRSD
Improvement
mains shall be in conformance with DSRSD utility master
Plans
planning.
72.
The locations and widths of all proposed easement
Issuance of
dedications for water and sewer lines shall be submitted
DSRSD
Improvement
to and approved by DSRSD.
Plans
73.
Water and sewer mains shall be located in public streets
rather than in off-street locations to the fullest extent
possible. If unavoidable, then sewer or water easements
Issuance of
must be established over the alignment of each sewer or
DSRSD
Improvement
water main in an off-street or private street location to
Plans
provide access for future maintenance and/or
replacement.
74.
Domestic and fire protection waterline systems for Tracts
or Commercial Developments shall be designed to be
Issuance of
looped or interconnected to avoid dead end sections in
DSRSD
Improvement
accordance with requirements of the DSRSD Standard
Plans
Specifications and sound engineering ractice,
75.
Sewers shall be designed to operate by gravity flow to
DSRSD's existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require
Issuance
specific review and approval by DSRSD of preliminary
DSRSD
Improvement
design reports, design criteria, and final plans and
Plans
specifications. The DSRSD reserves the right to require
payment of present worth 30-year maintenance costs as
well as other conditions within a separate agreement with
the applicant for any project that requires a pumping
station.
76.
This project includes mixed use and/or multi -family
residential units and is subject to the requirement of SIB 7
Issuance of
(2016, Walk) as a condition of water service. Each
Improvement
individual residential unit shall be metered or submetered
Plans
to measure water used by each unit. Water meters for
each unit shall be shown on improvement plans.
Exemptions may be made only for exempted uses listed
in the legislation. Phase A is exempt per CA Health &
Safety Code § 17922.14(c)(2)(B). If submetering is
proposed in lieu or individual meters, plans reflecting the
submeters and associated residential unit shall be
submitted. DSRSD may not approve applications and
issue construction permits without this submittal.
77.
This project will be analyzed by DSRSD to determine if it
represents additional water and/or sewer capacity
demands on the District. Applicant will be required to pay
all incremental capacity reserve fees for water and sewer
services as required by the project demands. All capacity
DSRSD
Issuance of
reserve fees must be paid prior to installation of a water
Building Permit
meter for water. If a water meter is not required, the
capacity reserve fee shall be paid prior to issuance of a
building permit. The District may not approve the building
permit until capacity reserve fees are paid.
78.
No sewer line or waterline construction shall be permitted
unless the proper utility construction permit has been
Any
issued by DSRSD. A construction permit will only be
DSRSD
construction
issued after all of the items in the condition immediately
permit
above have been satisfied.
79.
Above ground backflow prevention devices/double
detector check valves shall be installed on fire protection
Issuance of
systems connected to the DSRSD water main. The
DSRSD
Improvement
applicant shall collaborate with the Fire Department and
Plans
with DSRSD to size and configure its fires stem.
80.
Any proposed irrigation for this project shall be
designed for and connected to potable water. Unless
Issuance of
explicitly stated otherwise by DSRSD, recycled
DSRSD
Improvement
water irrigation is unavailable for use for this project
Plans
per DERWA recycled water moratorium Resolution
No. 19.3 dated 3/24/2019,
81.
If trash enclosures are required to drain to the sanitary
sewer system, grease interceptors shall be installed
Issuance of
within the trash enclosure area. The trash enclosure shall
DSRSD
Improvement
be roofed and graded to minimize rain water or
Plans
stormwater from entering the trash enclosure.
PUBLIC
WORKS = GENERAL' CONDITIONS
82.
Conditions of Approval. Applicant/Developer shall
comply with the City of Dublin Public Works Standard
Conditions of Approval contained below ("Standard
PW
On -going
Condition") unless specifically modified by Project
Specific Conditions of Approval below.
83.
Compliance. Applicant/Developer shall comply with the
PW
On -going
Subdivision Map Act, the City of Dublin Subdivision and
Zoning Ordinances, City of Dublin Title 7 Public Works
Ordinance, which includes the Grading Ordinance, the
City of Dublin Public Works Standards and Policies, the
most current requirements of the State Code Title 24 and
the Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit. All
public improvements constructed by Applicant/Developer
and to be dedicated to the City are hereby identified as
"public works" under Labor Code section 1771.
Accordingly, Applicant/Developer, in constructing such
improvements, shall comply with the Prevailing Wage
Law Labor Code. Sects. 1720 and following).
84.
Clarifications and Changes to the Conditions. In the
PW
On -going
event that there needs to be clarification to these
Conditions of Approval, the City Engineer has the
authority to clarify the intent of these Conditions of
Approval to the Applicant/Developer without going to a
public hearing. The City Engineer also has the authority
to make minor modifications to these conditions without
going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
85.
Hold Harmless/Indemnification. Applicant/Developer
PW
On -going
shall defend, indemnify, and hold harmless the City of
Dublin and its agents, officers, and employees from any
claim, action, or proceeding against the City of Dublin or
its advisory agency, appeal board, Planning Commission,
City Council, Community Development Director, Zoning
Administrator, or any other department, committee, or
agency of the City to the extent such actions are brought
within the time period required by Government Code
Section 66499.37 or other applicable law: provided,
however, that the Applicant/Developer's duty to so
defend, indemnify, and hold harmless shall be submitted
to the City's promptly notifying or proceeding and the
City's full cooperation in the defense of such actions or
proceedings.
86.
Fees. Applicant/Developer shall pay all applicable fees
in effect at the time of building permit issuance, including,
but not limited to: Planning fees; Building fees; Dublin
Various
Grading Permit
San Ramon Services District fees; Public Facilities fees;
Depts
or Building
City of Dublin Fire fees; Noise Mitigation fees;
permit Issuance
Inclusionary House In -Lieu fees; Alameda County Flood
and Water Conservation fees.
87.
Zone 7 Impervious Surface Fees. Applicant/Developer
shall complete a "Zone 7 Impervious Surface Fee
Application" and submit an accompanying exhibit for
PW
Grading Permit
or Building
review by the Public Works Department. Fees generated
Permit Issuance
by this application will be due at issuance of building
permit.
PUBLIC
WORKS — AGREEMENTS''
88.
Stormwater Management Maintenance Agreement.
Applicant/Developer or Property Owner shall enter into an
Agreement with the City of Dublin that guarantees the
property owner's perpetual maintenance obligation for all
stormwater management measures installed as part of
the project, including those on -site and within the public
Building Permit
right-of-way. In addition to stormwater management
PW/ESD
measures, drainage v-ditches, mitigation areas, and
Issuance
existing wetlands shall be included for reference, as
applicable. Said agreement is required pursuant to
Provision C.3 of the Municipal Regional Stormwater
NPDES Permit, Order No. R2-2009-0074. Said permit
requires the City to provide verification and assurance
that all treatment devices will be properly operated and
maintained. The agreement shall be recorded against the
property and shall run with the land.
89.
Improvement Agreement. Applicant/Developer shall
Building Permit
enter into an Improvement Agreement with the City for all
Issuance
public improvements including any required off -site storm
PW
drainage or roadway improvements that are needed to
serve the development, as determined by the City
Engineer,
PUBLIC
WORKS - PERMITS AND BONDS
90.
Encroachment Permit. Applicant/Developer shall
obtain an Encroachment Permit from the Public Works
Department for all construction activity within the public
PW
Permit Issuance
right-of-way. At the discretion of the City Engineer, an
encroachment permit for work specifically included in an
Improvement Agreement may not be required.
91.
Grading Permit. Applicant/Developer shall obtain a
Grading Permit from the Public Works Department for all
PW
Permit Issuance
grading.
92.
Security. Applicant/Developer shall provide faithful
performance security to guarantee the improvements, as
well as payment security, as determined by the City
PW
Permit Issuance
Engineer. (Note: The performance security shall remain
in effect until one year after final inspection.)
93.
Permits from Other Agencies. Applicant/Developer
shall obtain all permits and/or approvals required by other
agencies including, but not limited to:
• Army Corps of Engineers
• US Fish and Wildlife
• Regional Water Quality Control Board
• Federal Emergency Management Agency
• California Department of Fish and Wildlife
PW
Permit Issuance
• California Dept. of Transportation (Caltrans)
• Bay Area Rapid Transit (BART)
• Livermore-Amador Valley Transit Authority (LAVTA)
• Tri4alley-San Joaquin Valley Regional Rail
Authority
• Dublin San Ramon Services District (DSRSD)
• Alameda County Flood Control and Water
Conservation District Zone 7 Zone 7
PUBLIC
WORKS ='SUBMITTALS
94.
Improvement Plan Submittal Requirements. All
submittal of plans shall comply with the requirements of
the "City of Dublin Public Works Department
Improvement Plan Submittal Requirements," the "City of
Dublin Improvement Plan Review Check List," and
current Public Works and industry standards. A complete
PW
Grading Permit
submittal of improvement plans shall include all civil
Issuance
improvements, joint trench, street lighting and on -site
safety lighting, landscape plans, and all associated
documents as required. Applicant/Developer shall not
piecemeal the submittal by submitting various
components separately,
95.
Improvement Plan Requirements from Other
Agencies. Applicant/Developer will be responsible for
submittals and reviews to obtain the approvals of all
PW
Grading Permit
participating non -City agencies, including but not limited
Issuance
to: the Alameda County Fire Department and the Dublin
San Ramon Services District.
96.
Composite Exhibit. Construction plan set shall include
a Composite Exhibit showing all site improvements,
Grading Permit
utilities, landscaping improvements and trees, etc. to be
PW
Issuance
constructed to ensure that there are no conflicts among
the proposed and existing improvements.
97.
Geotechnical Report. Applicant/Developer shall submit
a Design Level Geotechnical Report, which includes
street pavement sections, grading, construction within
liquefaction zone as well as subsurface construction and
PW
Grading Permit
water table elevation. Report shall also address potential
Issuance
foundation surcharges on adjacent utilities, and additional
information and/or clarifications as determined by the City
Engineer.
98.
Ownership and Maintenance of Improvements.
Applicant/Developer shall submit an Ownership and
Maintenance Exhibit for review and approval by Planning
PL, PW
Grading Permit
Division and Public Works Department. Exhibit. Terms
Issuance
of maintenance are subject to review and approval by the
City Engineer.
99.
Building Pads, Slopes and Walls. Applicant/Developer
shall provide the Public Works Department with a letter
from a registered civil engineer or surveyor stating that
Acceptance of
the building pad has been graded to within 0.1 feet of the
PW
Improvements
grades shown on the approved Grading Plans, and that
the top and toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
100.
Approved Plan Files. Applicant/Developer shall provide
the Public Works Department a PDF format file of
PW
Grading Permit
approved site plans, including grading, improvement,
Issuance
landscaping and irrigation, joint trench and lighting.
101.
Master Files. Applicant/Developer shall provide the
Public Works Department a digital vectorized file of the
"master" files for the project, in a format acceptable to the
City Engineer. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or
PW
Acceptance of
higher drawing format. All objects and entities in layers
Improvements
shall be colored by layer and named in English. All
submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
102.
Environmental Services Files. Applicant/Developer
shall provide to the Public Works Department GIS shape
files, provided in a format acceptable to the City, all MRP
PW/ESD
Acceptance of
Provision C.3 stormwater features, trash capture devices,
Improvements
mitigation measures, wetlands, v-ditches and public
waste containers.
103.
SB 1383 Compliance Reporting. To comply with SB
1383, Applicant shall provide to the Public Works
PW
Acceptance of
Department records indicating where SB 1383 compliant
Improvements
mulch or compost was applied in the project, the source
and type of product, quantity of each product, and
invoices demonstrating procurement. Specifically,
compost must be produced at a permitted composting
facility; digestate, biosolids, manure and mulch do not
qualify as compost. Eligible mulch must be derived from
organic materials and be produced at a permitted transfer
station, landfill, or composting facility. Examples of
allowed compost include arbor mulch and composted
mulch.
PUBLIC
WORKS = EASEMENTS AND ACCESS RIGHTS
104.
Emergency Vehicle Access Easements.
Applicant/Developer shall dedicate Emergency Vehicle
Acceptance of
Access Easements (EVAE) over the clear pavement
PW
Improvements
width of all drive aisles as required by the Alameda
County Fire Department and City Engineer,
105.
Abandonment of Easements. Applicant/Developer
shall obtain abandonment from all applicable public
agencies of existing easements and rights -of -way within
the project site that will no longer be used. Prior to
PW
Acceptance of
completion of abandonment, the improvement plans may
Improvements
be approved if the Applicant/Developer can demonstrate
to the satisfaction of the City Engineer that the
abandonment process has been initiated.
106.
Acquisition of Easements. Applicant/Developer shall
be responsible for obtaining all on -site and off -site
easements, and/or obtain rights -of -entry from the
adjacent property owners for any improvements not
Acceptance of
located on their property. Applicant/Developer shall
PW
Improvements
prepare all required documentation for dedication of all
easements on -site and off -site. The easements and/or
rights -of -entry shall be in writing and copies furnished to
the Public Works Department,
107.
Approval by Others. Applicant/Developer will be
responsible for submittals and reviews to obtain the
PW
Acceptance of
approvals of all applicable non -City agencies,
Improvements
PUBLIC
WORKS = GRADING
108.
Grading Plan. The Grading Plan shall be in conformance
with the recommendation of the Geotechnical Report, Site
Development Review, and the City design standards and
PW
Grading Permit
ordinances. In case of conflict between the soil
Issuance
engineer's recommendation and the City ordinances, the
City Engineer shall determine which shall apply.
109.
Geotechnical Engineer Review and Approval. The
Project Geotechnical Engineer shall be retained to review
Grading Permit
all final grading plans and specifications. The Project
PW
Issuance/
Geotechnical Engineer shall approve all grading plans
Sitework Permit
prior to City approval.
110.
Grading Off -Haul. The disposal site and haul truck route
for any off -haul dirt materials shall be subject to the review
and approval by the City Engineer prior to the issuance of
Grading Permit
a Grading Permit. If the Applicant/Developer does not
PW
Issuance/
own the parcel on which the proposed disposal site is
Sitework Permit
located, the Applicant/Developer shall provide the City
with a Letter of Consent signed by the current owner,
approving the placement of off -haul material on their
parcel. A Grading Plan may be required for the placement
of the off -haul material.
111.
Erosion Control Plan. A detailed Erosion and Sediment
Control Plan shall be included with the Grading Plan
submittal. The plan shall include detailed design, location,
PW
Grading Permit
and maintenance criteria of all erosion and sedimentation
Issuance
control measures. The plan shall also address site
housekeeping best management practices,
112.
Demolition Plan. Applicant/Developer's Civil Engineer
shall prepare a demolition plan for the project, which shall
be submitted concurrent with the improvement plan
package. The demolition plan shall address the following:
• Pavement demolition, including streetlights and
Grading Permit
landscaped median islands
PW
Issuance
• Landscaping and irrigation
• Fencing to be removed and fencing to remain
• Any items to be saved in place and or protected, such
as trees, water meters, sewer cleanouts, drainage inlets
or backflow prevention devices.
PUBLIC
WORKS — STORM DRAINAGE AND OTHER UTILITIES
113.
On -site Storm Drain System. Storm drainage for the 10-
year storm event shall be collected on -site and conveyed
through storm drains to the public storm drain system.
Grading Permit
Show the size and location of existing and proposed
PW
Issuance
storm drains and catch basins on the site plan. Show the
size and location of public storm drain lines and the points
of connection for the on -site storm drains stem.
114.
Overland Release. Grading and drainage shall be
designed so that surplus drainage (above and beyond
Grading Permit
that of the 10-year storm event) not collected in site catch
PW
Issuance
basins is directed overland so as not to cause flooding of
existing or proposed buildings.
115.
Storm Drain Easements. Private storm drain
easements and maintenance roads shall be provided for
all private storm drains or ditches that are located on
private property. Applicant/Developer shall be
PW
Grading Permit
responsible for the acquisition of all storm drain
Issuance
easements from offsite property owners which are
required for the connection and maintenance of all offsite
storm drainage improvements.
116.
Storm Drain Inlet Markers. All public and private storm
drain inlets must be marked with storm drain markers that
"No
Acceptance of
read: dumping, drains to creek," and a note shall be
PW
Improvements
shown on the improvement plans. The markers may be
purchased from the Public Work Department.
117.
Fire Hydrants. Fire hydrant locations shall be approved
by the Alameda County Fire Department. A raised
Acceptance of
reflector blue traffic marker shall be installed in the street
PW
Improvements
opposite each hydrant and shown on the signing and
striping Ian.
118.
Dry Utilities. Applicant/Developer shall construct gas,
Certificate of
electric, telephone, cable TV, and communication
PW
Occupancy or
improvements within the fronting streets and as
Acceptance of
necessary to serve the project and the future adjacent
Improvements
parcels as approved by the City Engineer and the various
Public Utility agencies.
119.
Dry Utility Locations. All electric, telephone, cable TV,
and communications utilities, shall be placed
Certificate of
underground in accordance with the City policies and
PW
Occupancy or
ordinances. All utilities shall be located and provided
Acceptance of
within public utility easements or public services
Improvements
easements and sized to meet utility company standards.
120.
Utility Vaults and Boxes. All utility vaults, boxes, and
structures, unless specifically approved otherwise by the
City Engineer, shall be underground and placed in
landscaped areas and screened from public view.
Certificate of
Occupancy or
Landscape drawings shall be submitted to the City
PW
Acceptance of
showing the location of all utility vaults, boxes, and
Improvements
structures and adjacent landscape features and
plantings. The Joint Trench Plans shall be submitted
along with the grading and/or improvement plans,
PUBLIC
WORKS - STREET IMPROVEMENTS
121.
Public Improvements. The public improvements shall
be constructed generally as shown on plans submitted for
Site Development Review. However, the approval of the
Grading Permit
Site Development Review is not an approval of the
PW
or
Encroachment
specific design of the drainage, traffic circulation, parking,
Permit Issuance
stormwater treatment, sidewalks and street
improvements.
122.
Public Improvement Conformance. All public
Grading Permit
improvements shall conform to the City of Dublin
PW
or
Standard Plans, current practices, and design
Encroachment
re uirements and as approved by the City Engineer,
Permit Issuance
123.
Public Street Slopes. Public streets shall be a minimum
Grading Permit
1 % slope with minimum gutter flow of 0.7% around bulb
PW
or
outs.
Encroachment
Permit Issuance
124.
Pavement Structural Sections. Asphalt concrete
pavement sections within the public right-of-way shall be
designed using the Caltrans method for flexible pavement
Grading Permit
design (including the asphalt factor of safety), an
PW
or
Encroachment
assumed R-Value of 5. Final pavement sections shall be
Permit Issuance
based on the actual R-Value obtained from pavement
subgrade.
125.
Decorative Pavement. Any decorative pavers/paving
installed within City right-of-way shall be done to the
satisfaction of the City Engineer. Where decorative
paving is installed at signalized intersections, pre -formed
traffic signal loops shall be put under the decorative
pavement. Decorative pavements shall not interfere with
Grading Permit
the placement of traffic control devices, including
PW
or
Encroachment
pavement markings. All turn lane stripes, stop bars and
Permit Issuance
crosswalks shall be delineated with concrete bands or
colored pavers to the satisfaction of the City Engineer.
Maintenance costs of the decorative paving shall be the
responsibility of the Applicant/Developer or future
property owner.
126.
Curb, Gutter and Sidewalk. Applicant/Developer shall
Grading Permit
remove and replace damaged, hazardous, or
PW
nonstandard curb, gutter and sidewalk along the project
or
frontage. Contact the Public Works Department to mark
Encroachment
the existing curb, gutter and sidewalk that will need to be
Permit Issuance
removed and replaced.
127.
Curb Ramps. City standard curb ramps are required at
all intersections. All curb ramps shall include truncated
domes and meet the most current City and ADA design
Grading Permit
standards. Curb ramp locations shall be shown on the
PW
or
plans. Please note that all curb returns on public streets
Encroachment
shall have directional or dual ADA ramps — one for each
Permit Issuance
crosswalk and oriented to align parallel with the
crosswalk.
128.
Traffic Signing and Striping. Applicant/Developer shall
install all traffic signage, striping, and pavement markings
as required by the City Engineer. Signing plans shall
show street name and stop signs and any other regulatory
Grading Permit
signage appropriate for the project. Striping plans shall
PW
or
Encroachment
show stop bars, lane lines and channelization as
Permit Issuance
necessary. Striping plans shall distinguish between
existing striping to be removed and new striping to be
installed. All striping shall be thermoplastic.
129.
Street Lighting. Street light standards and luminaries
Grading Permit
shall be designed and installed or relocated as
PW
or
determined by the City Engineer.
Encroachment
Permit Issuance
PUBLIC
WORKS - CONSTRUCTION
130.
Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented between
October 1st and April 30th unless otherwise allowed in
Start of
writing by the City Engineer. Applicant/Developer will be
PW
Construction
responsible for maintaining erosion and sediment control
and On -going
measures for one year following the City's acceptance of
the improvements.
131.
Archaeological Finds. If archaeological materials are
encountered during construction, construction within 100
feet of these materials shall be halted until a professional
archaeologist certified by the Society of California
PW
Start of
Construction
Archaeology (SCA) or the Society of Professional
and On -going
Archaeology (SOPA) has had an opportunity to evaluate
the significance of the find and suggest appropriate
mitigation measures.
132.
Construction Activities. Construction activities,
including the idling, maintenance, and warming up of
equipment, shall be limited to Monday through Friday, and
non -City holidays, between the hours of 7:30 a.m. and
Start of
6:00 p.m. except as otherwise approved by the City
PW
Construction
Engineer. Extended hours or Saturday work will be
and On -going
considered by the City Engineer on a case -by -case basis.
Note that the construction hours of operation within the
public right-of-way are more restrictive.
133.
Temporary Fencing. Temporary construction fencing
shall be installed along the construction work perimeter to
Start of
separate the construction area from the public. All
PW
Construction
construction activities shall be confined within the fenced
and On -going
area. Construction materials and/or equipment shall not
be operated/stored outside of the fenced area or within
the public right-of-way unless approved in advance by the
City Engineer,
134.
Construction Noise Management Plan.
Applicant/Developer shall prepare a construction noise
management plan that identifies measures to minimize
construction noise on surrounding developed properties.
Start of
The plan shall include hours of construction operation,
PW
Construction
use of mufflers on construction equipment, speed limit for
and On -going
construction traffic, haul routes and identify a noise
monitor. Specific noise management measures shall be
provided prior to project construction.
135.
Traffic Control Plan. Closing of any existing pedestrian
pathway and/or sidewalk during construction shall be
Start of
implemented through a City -approved Traffic Control Plan
PW
Construction
and On -going
and shall be done with the goal of minimizing the impact
as needed
on pedestrian circulation.
136.
Construction Traffic Interface Plan.
Applicant/Developer shall prepare a plan for construction
Start of
traffic interface with public traffic on any existing public
PW
Construction
street. Construction traffic and parking may be subject to
and On -going
specific requirements by the City Engineer.
137.
Pest Control. Applicant/Developer shall be responsible
for controlling any rodent, mosquito, or other pest problem
PW
On -going
due to construction activities.
138.
Dust Control Measures. Applicant/Developer shall be
responsible for watering or other dust -palliative measures
PW
Start of
Construction
to control dust as conditions warrant or as directed by the
and On -going
City Engineer.
139.
Construction Traffic and Parking. All construction -
related parking shall be off-street in an area provided by
Start of
the Applicant/Developer. Construction traffic and parking
PW
Construction
shall be provided in a manner approved by the City
and On -going
Engineer,
140.
Dust Control/Street Sweeping. Applicant/Developer
shall provide adequate dust control measures at all times
during the grading and hauling operations. All trucks
hauling export and import materials shall be provided with
tarp cover at all times. Spillage of haul materials and mud-
During Grading
tracking on the haul routes shall be prevented at all times.
PW
and Site Work
The Applicant/Developer shall be responsible for
sweeping of streets within, surrounding and adjacent to
the project if it is determined that the tracking or
accumulation of material on the streets is due to its
construction activities.
PUBLIC
WORKS = EROSION CONTROL AND STORMWATER QUALITY
141.
Stormwater Treatment. Consistent with Provision C.3 of
the Municipal Regional Stormwater NPDES Permit (MRP)
Order No. R2-2015-0049, the Applicant/Developer shall
PW
Grading Permit
submit documentation including construction drawings
Issuance
demonstrating all stormwater treatment measures and
h dromodification requirements as applicable are met.
142.
Maintenance Access. Applicant/Developer shall design
and construct maintenance access to all stormwater
Grading Permit
management measures and mitigation swales, as
PW
Issuance
appropriate. Maintenance access for equipment and
personnel to overflow risers, cleanouts and other
structures is required. The final number, location, width,
and surfacing of maintenance access points from public
or private streets is subject to the approval of the City
Engineer and GHAD Engineer, as applicable.
143.
NOI and SWPPP. Prior to any clearing or grading,
Applicant/Developer shall provide the City evidence that
a Notice of Intent (NOI) has been sent to the California
State Water Resources Control Board per the
PW
Start of Any
Construction
requirements of the NPDES. A copy of the Storm Water
Activities
Pollution Prevention Plan (SWPPP) shall be provided to
the Public Works Department and be kept at the
construction site.
144.
SWPPP. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management Practices
SWPPP to be
(BMPs) appropriate to the project construction activities.
Prepared Prior
The SWPPP shall include the erosion and sediment
to Grading
control measures in accordance with the regulations
Permit
outlined in the most current version of the Association of
PW
Issuance;
Bay Area Governments (ABAG) Erosion and Sediment
Implementation
Control Handbook or State Construction Best
Prior to Start of
Management Practices Handbook. Applicant/Developer
Construction
is responsible for ensuring that all contractors implement
and On -going
all storm water pollution prevention measures in the
as needed
SWPPP.
145.
Stormwater Management Plan. A final Stormwater
Management Plan shall be submitted for review and
approval by the City Engineer. Approval is subject to
Applicant/Developer providing the necessary plans,
Building Permit
details, and calculations that demonstrate the plan
PW
Issuance and
complies with the standards issued by the San Francisco
Grading Permit
Bay Regional Water Quality Control Board and Alameda
Issuance
Countywide Clean Water Program. Landscape Based
Stormwater Management Measures shall be irrigated and
meet WELO requirements.
146.
Trash Capture. The project must include appropriate full
trash capture devices for both private and public
improvements. Specific details on the trash capture
devices selected are required on the construction plan set
demonstrating how MRP Provision C,10 (trash capture)
Building Permit
requirements are met. A list of approved full trash capture
Issuance and
devices may be found at the City's website at the following
PW
Grading Permit
link: https://dublin.ca.qov/DocumentCenterNiew/28631/
Issuance
Full-Trash-Capture-Manufacturer-and-Maintenance-
Providers- updated-August-2021. Please note that lead
time for trash capture device delivery can be substantial.
The applicant/contractor shall plan accordingly.
147.
Phased Construction and Stormwater Management
Measures. Required stormwater treatment,
Building Permit
hydromodification management, and trash capture
PW
and Grading
devices shall be installed concurrent with construction of
Permit Issuance
the first phase of improvements. Temporary facilities are
not permitted,
PUBLIC
WORKS — ON -SITE IMPROVEMENTS
148.
Drive Aisle Width. The parking lot drive aisles shall be
PW
Grading Permit
I
a minimum of 24 feet wide to allow for ade uate on -site
Issuance
vehicle circulation for cars, trucks, trash collection
vehicles, and emergency vehicles, as applicable.
149.
Vehicle Parking. All on -site vehicle parking spaces shall
conform to the following:
a. All parking spaces shall be double striped using four.
inch white lines set two feet apart in accordance with
City Standards and DMC 8.76.070.A.17.
b. Twelve -inch -wide concrete step -out curbs shall be
constructed at each parking space where one or
both sides abut a landscaped area or planter.
c. Where wheel stops are shown, individual six-foot
Grading Permit
long wheel stops shall be provided within each
PW
parking space in accordance with City Standards.
Issuance
d. A minimum two -foot radius shall be provided at curb
returns and curb intersections where applicable.
e. Parking stalls next to walls, fences and obstructions
to vehicle door opening shall be a minimum of 14
inches in width per DMC 8.76.070.A.16.
f. Landscaped strips adjacent to parking stalls shall be
unobstructed in order to allow for a minimum two -foot
vehicular overhang at front of vehicles.
150.
Onsite Signing and Striping Plan. A Traffic Signing and
Grading Permit
Striping Plan showing all proposed signing and striping
PW
or
within on -site parking lots and drive aisles, shall be
Encroachment
submitted for review and approval by the City Engineer,
Permit Issuance
151.
Photometrics. Applicant/Developer shall provide a
complete photometrics plan for both onsite and frontage
Grading Permit
roadways. Include the complete data on photometrics,
PW
or
Encroachment
including the High, Average and Minimum values for
Permit Issuance
illuminance and uniformity ratio.
152.
Project Signs. All proposed project monument signs
shall be placed on private property. Signs should be
located outside of any easement areas unless specifically
Grading Permit
approved by the City Engineer. Any signage allowed to
PW
Issuance
be located in an easement is subject to removal and
replacement at the expense of the Developer/Property
Owner if required by the easement holder.
153.
Solid Waste Requirements. The project must comply
with all requirements in Dublin Municipal Code Chapter
7.98, including the following requirements:
• Compactors are not permitted at this time.
Applicant/Developer shall continue to work with the
Public Works Department on final Waste
Management Plan to determine proper staging and
Building Permit
servicing of bins.
PW
or Site Work
• Sewer and water hook-ups, as applicable.
Permit Issuance
• Install trash, recycling and organics collection
containers in parks and community congregation
areas.
• Install trash, recycling and organics collection
containers along public and private sidewalks.
• Install pet waste disposal stations within parks and
along pedestrian trails.
154.
Garbage Truck Access. Applicant/Developer shall
provide plans and details on anticipated garbage truck
Building Permit
access and routes, in addition to example set -out
PW
or Site Work
diagrams for waste carts/bins placement on garbage day
Permit Issuance
demonstrating adequate space available for carts/bins.
Carts and bins shall not block street or driveway access.
PUBLIC
WORKS - SPECIAL CONDITIONS
155.
The project land use shall be consistent with the
Building Permit
requirements of the Downtown Dublin Specific Plan and
PW
and Grading
the Downtown Dublin Specific Plan EIR.
Permit Issuance
156.
Design of grading and all improvements shall conform
with the standards set forth in the City of Dublin Municipal
Building Permit
Code, General Plan, Downtown Dublin Specific Plan,
PW
and Grading
current or adopted Bicycle and Pedestrian Master Plan,
Permit Issuance
Municipal Regional NPDES Stormwater Permit, ADA
re uirements, and City standard details.
157.
WilkServe Letter. Applicant/Developer shall verify by
Building Permit
submitting will -serve letter or similar that the project site
PW
and Grading
is within utility service areas.
Permit Issuance
158.
Utility Clearance. Locations of utilities and trees shall be
Grading Permit
such to provide minimum clearances between utilities,
PW
Issuance
street lighting and trees.
159.
Adjacent Properties. Applicant/Developer will be
responsible to obtain written authorization from adjacent
Grading Permit
property owners for any access needed through adjacent
PW
Issuance
properties, and any grading and improvements on
adjacent properties.
160.
Public Access Easement. Applicant/Developer shall
dedicate Public Access Easements (PAE) over public
sidewalk areas extending into the private property at
Acceptance of
Regional Street. Applicant shall prepare all
PW
Improvements
documentation for dedication and shall be responsible for
all associated costs for recordation. Easements shall be
recorded prior to occupancy.
161.
Easements. With the proposed project, several existing
easements will no longer correspond with the proposed
layout. Applicant/Developer will be required to prepare all
Building Permit
documentation for dedication and quitclaim of easements
PW
Issuance
associated with the project, and shall be responsible for
all associated costs for recordation. All easements shall
be recorded prior to building permit issuance.
162.
Loading Zone. Proposed loading zone along the project
frontage at St. Patrick Way shall be a maximum of two
PW
Grading Permit
parallel parking spaces and shall be available for public
Issuance
use.
163.
Visibility Triangle. Comply with the driveway sight
distance triangle at the project driveway and the sight
Grading Permit
distance requirements at the Regional Street and St.
PW
Issuance
Patrick Way intersections per the Dublin Municipal Code
and AASHTO guidelines.
164.
Sidewalk at Regional Street. The public sidewalk along
Grading Permit
the Regional Street property frontage shall be a minimum
PW
Issuance
of eight feet wide.
165.
Project Driveway. The project driveway at the sidewalk
Grading or
shall be ADA compliant with a width of 24 feet. The
PW
Encroachment
parkinq lot entrance drive shall be 20 feet minimum width.
Permit Issuance
166.
Bicycle Parking. Provide a minimum of two bicycle racks
or four bicycle parking spaces. Bike racks shall have a
PW
Grading Permit
minimum of two points of contact to support the bike
Issuance
frame.
167.
Parking Lot Entry Gates. Parking lot entry gates shall be
located a minimum of 40 feet from the back of sidewalk at
Regional Street to provide sufficient vehicular queuing
PW
Building Permit
length in front of the gates without the vehicle encroaching
Issuance
into the Regional Street sidewalk.
168.
On -Site Grading.
• Grading adjacent to sidewalks shall have a one -foot
overbuild from back of walk to top of slope.
PW
Grading Permit
Issuance
• Slopes shall conform to recommendations set forth
in the geotechnical report and shall be 2:1 maximum.
169.
Low Impact Development (LID) Treatment Reduction
Credit. Applicant/Developer shall submit final Special
Building Permit
Project narrative and worksheet subject to review and
PW
and Grading
approval by the Public Works/Environmental Services
Permit Issuance
Department.
170.
LID Stormwater Treatment Facilities. Bubble -ups at
stormwater treatment areas are discouraged. If bubble -
ups are unavoidable, they must be located immediately
adjacent to the stormwater treatment facility, outside of
Building Permit
the footprint of the treatment area, and not in the
PW
and Grading
treatment soil. Impermeable membranes in the LID
Permit Issuance
treatment areas are discouraged unless required for
eotechnical reasons.
171.
Non -LID Stormwater Treatment Facilities. Non -LID
treatment facilities must meet the General Use Level
Designation on the Washington Department of Ecology
Building Permit
TAPE protocol (_https:Hecology.wa.gov/Regulations-
PW
and Grading
Permits/Guidance-technical-assistance/Stormwater-
Permit Issuance
Perm ittee-guidance-resources/Emerging-stormwater-
treatment-technolo
ies#ta
e).
172.
Source Control Measures. All applicable structural and
Building Permit
operational stormwater source controls shall be
PW
and Grading
implemented,
Permit Issuance
173.
Trash Storage and Staging. Applicant/Developer shall
Building Permit
verify adequate space is available in the trash rooms and
PW
and Grading
staging area to accommodate all the expected bins/carts.
Permit Issuance
174.
Trash Management Plan. Applicant/Developer shall
Building Permit
provide a plan and estimated waste generation for the
PW
and Grading
tanned project,
Permit Issuance
175.
Landscape Features within Public Right -of -Way.
Property Owner shall enter into an "Agreement for Long
Term Encroachment for Landscape Features" with the
City to require the Property Owner to maintain the
landscape and decorative features within public right -of-
way including frontage landscaping, decorative
Grading Permit
pavements and special features (i.e., stormwater
PW
or
Encroachment
treatment areas, walls, portals, benches, etc.). The
Permit Issuance
Agreement shall identify the ownership of the special
features and maintenance responsibilities. The Property
Owner shall take over maintenance responsibilities along
the project frontage at St. Patrick Way previously
maintained by Avalon West, The Property Owner will be
responsible for maintaining the surface of all decorative
pavements including restoration required as the result of
utility repairs.
176.
Bay Friendly Landscape Design. All publicly owned
landscape (e.g., parks, right of way, etc.) shall be
Building Permit
designed and rated to meet Bay Friendly Landscape
PW
Issuance and
standards. Applicant/Developer is encouraged to design
Grading Permit
all other landscape areas according to Bay Friendly
Issuance
Landscape standards.
177.
Street Moratorium. When the St. Patrick Way extension
is complete, the street will be subject to the City's five-
PW
On -going
year street moratorium prohibiting trenching in the street
during the moratorium time period,
178.
Street Restoration. A pavement treatment, such as
slurry seal or grind and overlay, will be required within
Regional Street fronting the site as determined by the
Certificate of
Public Works Department. The type and limits of the
Occupancy or
pavement treatment shall be determined by the City
PW
Acceptance of
Engineer based upon the number and proximity of trench
Improvements
cuts, extent of frontage, extent of pavement striping and
restriping, excessive wear and tear/damage due to
construction traffic, etc.
179.
Hydromodification Management Standards. If the
project is subject to hydromodification management
measures, the Applicant/Developer shall review the Bay
Grading Permit
Area Hydrology Model (BAHM) Review Worksheet for all
projects that must meet Hydromodification Management
PW
or
Encroachment
Standards. The worksheet is available on the City's
Permit Issuance
website at the following webpage:
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
180.
Waste Enclosure. The waste enclosure shall meet all of
the requirements set forth within the Dublin Municipal
Code Section 7.98, including but not limited to providing
sewer and water hook-ups as applicable. The
improvement plans and/or building permit plans shall
Building Permit
show additional information demonstrating these
Issuance
requirements are met. A standard plan for the waste
PW
and
Grading Permit
enclosure can be downloaded at
Issuance
https:Hdublin.ca.gov/341/Standard-Plans in the
"Stormwater Measures" section. A pedestrian accessible
path of travel shall be provided for employees from the
building to the waste enclosure in conformance with
current accessibility requirements.
181.
Mitigation Measures. Applicant/Developer shall provide
to the Planning Division and the Public Works Department
a copy of the mitigation measures maintenance manual
PW
Acceptance of
and schedule for reference, including maintenance
Improvements
procedures and protocols to follow after mitigation
reporting is complete.
PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this
23�d day of November 2021 by the following votes:
AYES: Benson, Grier, Thalblum, Tyler, Wright
NOES:
ABSENT:
=l'mVe11,a
Planning Commission Chair
ATTEST:
Assistant Community Development Director
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
10
:
3
9
:
1
6
A
M
C:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
o
u
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
2021
G000 - COVER SHEET
TEL:
CONTACT:
EMAIL:
ARCHITECT:
BAR ARCHITECTS
77 GEARY STREET, SUITE 200
SAN FRANCISCO, CA 94108
415.293.5700
PATRICIA CENTENO
PCENTENO@BARARCH.COM
TEL:
CONTACT:
EMAIL:
OWNER:
EDEN HOUSING INC.
22645 GRAND STREET
HAYWARD, CA 94541
510.247.8176
WEIJIA SONG
WEIJIA.SONG@EDENHOUSING.ORG
TEL:
CONTACT:
EMAIL:
CONSULTANT TO OWNER
CIVIL ENGINEER
CBG
2633 CAMINO RAMON, SUITE 350
SAN RAMON, CA 94583
925.866.0322
RYAN HANSEN
RHANSEN@CBANDG.COM
TEL:
CONTACT:
EMAIL:
CONSULTANT TO OWNER
LANDSCAPE ARCHITECT
GATES + ASSOCIATES
2671 CROW CANYON RD
SAN RAMON, CA 94583
925.736.8176
KIMMY CHEN
KIMMY@DGATES.COM
PROJECT TEAM
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET
DUBLIN CA 94568
ENTITLEMENTS RESUBMITTAL #2
SITE DEVELOPMENT REVIEW (SDR)
NOVEMBER 5, 2021
Attachment 2
7,385 SF
LEV 2: 420 SFLEV 4: 420 SFLEV 5: 420 SFLEV 3: 420 SF
REQUIRED: 8,692 SF
PROVIDED: 7,385 + 420 + 420 +
420 + 420 = 9,065 SF
BA R architects
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
9
:
1
7
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
1" = 50'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
PROJECT INFORMATION
2021
G00111/05/21
SHEET INDEXVICINITY MAP
PROJECT SUMMARY & CODE ANALYSIS
PROJECT ADDRESS
ASSESSOR'S PARCEL NO
ZONING
LOT AREA
PROJECT DESCRIPTION
REFERENCE CODES
CONSTRUCTION TYPE
(CHAPTER 6)
SPRINKLER (SECTION 903)
OCCUPANCY & OCCUPANT
LOAD (CHAPTER 3)
HORIZONTAL BUILDING
SEPARATION (SECTION
510.2)
6543 REGIONAL ST, DUBLIN, CA 94568
941-1500-25
DDTOD - DOWNTOWN DUBLIN TOD
57,947 SF
THE CURRENT SITE CONSISTS OF AN EXISTING 1-STORY
COMMERCIAL BUILDING AND SURFACE PARKING. THE
PROJECT IS TO REDEVELOP THE SITE WITH CONSTRUCTION
OF A NEW 5-STORY AFFORDABLE SENIOR HOUSING BUILDING
WITH 113 AFFORDABLE SENIOR HOUSING RESIDENTIAL
UNITS, RESIDENT USE COMMUNITY SPACES, AND 57
SURFACE PARKING STALLS.
2019 CBC WITH LOCAL AMENDMENTS
(1) LEVEL OF TYPE IA CONSTRUCTION
(4) LEVELS OF TYPE VA CONSTRUCTION ABOVE
AUTOMATED NFPA 13 SPRINKLER SYSTEM
R-2* RESIDENTIAL (200 SF/OC GROSS)
B MANAGEMENT OFFICES (150 SF/OCC GROSS)
A-2 RESIDENTIAL COMMUNITY SPACE (15 SF/OCC NET)
*R-2 OCCUPANCY INCLUDES RESIDENTIAL SPACES SUCH AS
LOBBY, MAIL ROOM AREA, AND ACCESSORY OCCUPANCIES
(LESS THAN 10% OF TOTAL FLOOR AREA)
ONE STORY ABOVE GRADE PLANE (TYPE 1A CONSTRUCTION)
SHALL BE CONSIDERED A SEPARATE AND DISTINCT BUILDING
FROM THE STORIES ABOVE (TYPE VA CONSTRUCTION) FOR
THE FOLLOWING PURPOSES:
- DETERMINATION OF AREA LIMITATIONS
- LIMITATION OF NUMBER OF STORIES
- TYPE OF CONSTRUCTION
N
ST PATRICK WAY
RE
G
I
O
N
A
L
S
T
DUBLIN BLVD
INTERSTATE 580
SAN RAMON RD
WEST
DUBLIN/PLEASANTON
BART STATION
SITE: 6543
REGIONAL ST
GO
L
D
E
N
G
A
T
E
D
R
ZONING ANALYSIS
Private open space...100sf/unit
Surface Parking allowed to the rear of the building on-site and can be single loaded along side in specific situations
Bicycle Parking Requirements
Parking Requirements 1.5:1 and Guest = to 15% of... up to 35% Compact, Shade tree for every 4 cars, see other standards
Common Open Space...Min. 15% of Site Area 8,692 > 10' in dimension; if on roof, >7' (found in definitions)
Set Building Far away fro...see site and building design requirements for proximity to highway
Density Limitation 113.05
Minimum Residential...30 39.9
Allowable Uses Multi-Family Residential subject to Additional Development Standards if located within 1,000' of I-580
Building Frontage must occupy min. 80% of frontage
Rear Setback
Side Setbacks 5'
Front Setback 5'
SDB Factor 93,874
FAR Limitation 1.2 69,536 can develop up to max for res use if OPT in to Communi...
Bulk Limitation stepbacks on upper floors allowed but not required
Height Limit 75' to highest finish floor / 90' maximum
CONTROL COMMENT
TR1.3 STAGING LOCATION ●
TR1.2 RESIDENTIAL UPPER FLOOR TRASH
VESTIBULE (LEVEL 2-5)●
TR1.1 ●
TR1.0 RESIDENTIAL TRASH COLLECTION
ROOM- ●
TR0.1 SITE PLAN ●
04 - TRASH
A401 FACADE MATERIALS ●
A303 BUILDING SECTIONS ●
A302 BUILDING ELEVATIONS ●
A301 BUILDING ELEVATIONS ●
A206 ROOF PLAN ●
A205 FLOOR PLAN - LEVEL 5 ●
A204 FLOOR PLAN - LEVEL 4 ●
A203 FLOOR PLAN - LEVEL 3 ●
A202 FLOOR PLAN - LEVEL 2 ●
A201 FLOOR PLAN - LEVEL 1 ●
A101 SITE PLAN ●
A002 PERSPECTIVE - MAIN ENTRY ALONG ST
PATRICK WAY ●
A001 PERSPECTIVE - CORNER OF REGIONAL
ST & ST PATRICK WAY ●
03 - ARCHITECTURAL
L-7 SITE LIGHTING CONCEPT PLAN ●
L-6 OUTDOOR FURNITURE / FENCING ●
L-5 UPPER TERRACE ENLARGEMENTS ●
L-4 OVERALL SITE PLAN - GROUND LEVEL ●
L-3 PLANT PALETTE ●
L-2 TREE REMOVAL PLAN ●
L-1 COVER SHEET / PLANT LIST / PROJECT
INFORMATION ●
02 - LANDSCAPE
C8.0 PRELIMINARY FIRE ACCESS PLAN ●
C7.0 PRELIMINARY EROSION CONTROL
PLAN ●
C6.0 PRELIMINARY STORMWATER CONTROL
PLAN ●
C5.0 GRADING SECTIONS ●
C4.0 PRELIMINARY GRADING AND
DRAINAGE PLAN ●
C3.0 PRELIMINARY UTILITY PLAN ●
C2.0 PRELIMINARY SITE PLAN ●
C1.0 BOUNDARY & EXISTING CONDITIONS ●
01 - CIVIL
G003 EXISTING SITE PHOTOS ●
G002 PROJECT DATA ●
G001 PROJECT INFORMATION ●
G000 COVER SHEET ●
00 - GENERAL
NO NAME 08
/
2
0
/
2
1
1" = 50'-0"G001
1 OPEN SPACE DIAGRAM
BUILDING LIMITATIONS
(TABLE 504.3, 504.4,
506.2)
BUILDING AREA
CALCULATION FOR TYPE
VA CONSTRUCTION
EXITING PROVISIONS
(CHAPTER 10)
CONSTR OCCUPANCY HEIGHT STORIES AREA
TYPE 1A R-2, B, A-3 UL UL UL
TYPE VA* R-2 60 FT 4 36,000 SF
*INCLUDES ALLOWABLE AREA INCREASE IN ADDITION TO
THE HEIGHT AND STORY INCREASE ALLOWED PER TABLE
504.3 EXCEPTION J
TWO BUILDING AREA COMPARTMENTS PROVIDED,
SEPARATED BY A 2-HR FIRE WALL
ALLOWABLE BUILDING AREAS PER COMPARTMENT:
Sa = 2
Aa = (36,000 SF + 0 SF) x 2 = 72,000 SF
PROVIDED:
COMPARTMENT A = 40,865 SF
COMPARTMENT B = 26,625 SF
ALLOWABLE BUILDING AREA PER STORY:
Sa = 1
Aa = (24,000 SF + 0 SF) x 1 = 24,000 SF
PROVIDED (AT LARGEST STORY, LEVEL 2):
COMPARTMENT A = 10,640 SF
COMPARTMENT B = 6,870 SF
OCCUPANT LOAD EGRESS REQUIREMENTS (TABLE 1006.2.1)
R-2 OCCUPANCY (GREATER THAN 10 OCCUPANTS): 2 MEANS
OF EGRESS
B OCCUPANCY (EACH OFFICE LESS THAN 49 OCCUPANTS): 1
MEANS OF EGRESS
A-3 OCCUPANCY (COMMUNITY ROOM GREATER THAN 49
OCCUPANTS): 2 MEANS OF EGRESS
NUMBER OF EXITS PER STORY (TABLE 1006.3.2): 2
ACCESSIBLE MEANS OF EGRESS (SECTION 1009.2.1): THE
ELEVATOR SHALL NOT BE REQUIRED TO MEET ACCESSIBLE
MEANS OF EGRESS ON FLOORS PROVIDED WITH A
HORIZONTAL EXIT LOCATED AT OR ABOVE THE LEVELS OF
EXIT DISCHARGE
EXITING PROVISIONS
(CHAPTER 10)
[CONTINUED]
ACCESSIBILITY
THE 2-HR FIRE WALL WILL ALSO BE A HORIZONTAL EXIT
EXIT TRAVEL DISTANCE (SECTION 1017):
R-2, A-3 250 FT
B 300 FT
DEAD END CORRIDOR (SECTION 1020.4, EXCEPTION 2): SHALL
NOT EXCEED 50 FT
MEET THE REQUIREMENTS OF CHAPTER 11B
GROUND FLOOR UNITS -
TRASH CLOSET LAYOUT
LOOSE BIN LAYOUT
6' - 0"
18' - 0"
24' - 0"
17' - 0"
17' - 0"
24' - 0"
18' - 0"
2' - 0"
1' - 0"
6' - 0" 18' - 0" 24' - 0"
20' - 0"
LANDSCAPE AREA OVERHANG
8' - 0"
TYP
9' - 0"
TYP
9' - 0"
TYP
9' - 0"
TYP
9' - 0"
TYP
8' - 0"
3' - 0"
4' - 0"
2' - 0"
2' - 0"
4' - 0"
4' - 0"
LANDSCAPE AREA
OVERHANG
ONE IN EVERY 25 EV
SPACES TO HAVE 8' - 0"
MIN ACCESS AISLE
SIDEWALK OVERHANG
UNENCUMBERED WIDTH
SIDEWALK OVERHANG
UNENCUMBERED WIDTH
VEHICULAR
ENTRY OPEN
SPACE
6543 REGIONAL ST
SURFACE PARKING LOT
57 TOTAL STALLS
ONE EV STALL ADJACENT TO AN ACCESSIBLE
PARKING STALL TO ALLOW USE OF THE EV
CHARGER FROM THE ACCESSIBLE SPACE
DASHED OUTLINE
IS BORDER OF
PARKING AREA
FOR LANDSCAPE
PERCENTAGE
CALCULATION
VEHICULAR
GATE
24' - 0" 18' - 0" 2' - 0"
TYP
9' - 0" 5' - 0"8' - 0"
R 20' - 0"TYP
6' - 0"
REGIONAL ST
CUL-DE-SAC
BA R architects
N
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
9
:
1
7
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
1/16" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
PROJECT DATA
2021
G00211/05/21
1/16" = 1'-0"G002
1 PARKING DIAGRAM
PARKING COUNT:
57 STALLS TOTAL FOR 113 DWELLING UNITS:
22 STANDARD STALLS (W/ 2' OVERHANG)
20 COMPACT STALLS
12 EV STALLS (SIZE OF STANDARD STALL)
3 ACCESSIBLE STALLS (INCLUDING 1 VAN ACCESSIBLE)
PARKING PLANNING REQUIREMENTS:
PARKING REQUIRED (DMC CHAPTER 8.76): 1 STALL/DU
PARKING REQUIRED (SPECIFIC PLAN): 1.5 STALL/DU
PROVIDED: 0.5 STALL/DU
GUEST PARKING REQUIRED (DMC CHAPTER 8.76): 1 STALL/3 DU
GUEST PARKING REQUIRED (SPECIFIC PLAN): UP TO 15%
PROVIDED: 0 STALLS
REQUIRED (AND AS PROVIDED) STALL SIZES:
STANDARD - 9' X 18' (W/ 2' OVERHANG)
COMPACT - 8' x 17'
ALLOWED COMPACT % OF TOTAL: 35%
PROVIDED: 35%
REQUIRED LANDSCAPE % OF PARKING AREA: 15%
PROVIDED (SHOWN IN GREEN): 17%
A MINIMUM OF 1 TREE PER 4 STALLS WILL BE PROVIDED
PARKING CODE REQUIREMENTS:
ACCESSIBLE STALLS (CBC 11B-208.2.3.1): PER TABLE 11B-208.2
PROVIDED: 3 STALLS, AS REQUIRED FOR 51 TO 75 TOTAL STALLS
EV STALLS (CITY REQUIRMENT): 20% OF TOTAL PARKING
PROVIDED: 11.4 OR 12 STALLS
*** Residential Core GSF include corridors, elevator lobbies, stairs, elevators, utility spaces, etc
** Residential Amenity GSF includes entry lobby, offices, community room, fitness room, laundry room, etc
* Residential Net Rentable GSF calculation includes exterior, corridor, and party walls
NOTES:
Total 61,595 4,455 18,910 84,960
1 8,015 4,455 5,000 17,470
2 14,050 3,455 17,505
3 13,620 3,465 17,085
4 13,170 3,490 16,660
5 12,740 3,500 16,240
Level Net Rentable GSF*Amenity GSF**Core GSF***GSF
Residential Residential Residential Grand Total
PRELIMINARY BUILDING AREA TABULATIONS
** As calculated in the Preliminary Building Area Tabulation
* Unit GSF includes exterior, corridor, and party walls
Average Unit Size (GSF) 545
Residential GSF** 61,595
AVERAGE UNIT SIZE
% 49% 50% 1% 0% 100%
55 57 1 0
TOTAL 55 57 1 0 113
1 9 5 1 15
2 13 13 26
3 12 13 25
4 11 13 24
5 10 13 23
450 GSF typ. 600 GSF typ. 900 GSF typ.
w18' x d25' w24' x d25' w36' x d25'
TOTAL
LEVEL STU 1 BR 2 BR 3 BR UNIT
PRELIMINARY UNIT MIX
1
2
3
4
5
BA R architects
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
9
:
1
8
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
1" = 50'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
EXISTING SITE PHOTOS
2021
G00311/05/21
VIEW 1 VIEW 2 VIEW 3
VIEW 5VIEW 4
RE
G
I
O
N
A
L
S
T
R
E
E
T
FUTURE
RESIDENTIAL
BUILDING
TRACT 8460
FUTURE ST. PATRICK WAY
FU
T
U
R
E
E
N
T
R
Y
D
R
I
V
E
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 JOB No. 3456-00011/05/2021
GRAPHIC SCALE
80'0'40'20'10'20'0'
BOUNDARY & EXISTING CONDITIONS
C1.0
GENERAL NOTES
CONTACTS
SHEET INDEX
C1.0 BOUNDARY & EXISTING CONDITIONS
C2.0 PRELIMINARY SITE PLAN
C3.0 PRELIMINARY UTILITY PLAN
C4.0 PRELIMINARY GRADING AND DRAINAGE PLAN
C5.0 GRADING SECTIONS
C6.0 PRELIMINARY STORMWATER CONTROL PLAN
C7.0 PRELIMINARY EROSION CONTROL PLAN
C8.0 PRELIMINARY FIRE ACCESS PLAN
VICINITY MAP
SITE
LEGEND
NOTE:
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
xxxxxxx
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACT
COMPACT COMPACT COMPACTCOMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
RE
G
I
O
N
A
L
S
T
R
E
E
T
FUTURE ST. PATRICK WAY
FU
T
U
R
E
E
N
T
R
Y
D
R
I
V
E
FUTURE
RESIDENTIAL
BUILDING
TRACT 8460
FUTURE 71' ST. PATRICK RIGHT OF WAY WITH PARKING PROPOSED REGIONAL STREET
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 JOB No. 3456-00011/05/2021
GRAPHIC SCALE
80'0'40'20'10'20'0'
PRELIMINARY SITE PLAN
C2.0
LEGEND:
PARKING SUMMARY
SITE CALCULATIONS
NOTE:
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACT
COMPACT COMPACT COMPACTCOMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
RE
G
I
O
N
A
L
S
T
R
E
E
T
FUTURE ST. PATRICK WAY
FU
T
U
R
E
E
N
T
R
Y
D
R
I
V
E
FUTURE
RESIDENTIAL
BUILDING
TRACT 8460
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 JOB No. 3456-00011/05/2021
GRAPHIC SCALE
80'0'40'20'10'20'0'
PRELIMINARY UTILITY PLAN
C3.0
LEGEND
UTILITY NOTES:
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACT
COMPACT COMPACT COMPACTCOMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
RE
G
I
O
N
A
L
S
T
R
E
E
T
FUTURE ST. PATRICK WAY
FU
T
U
R
E
E
N
T
R
Y
D
R
I
V
E
FF 354.00 FF 350.00
FF 351.00FF 355.00
B
C5.0
D
C5.0
F
C5.0
H
C5.0
A
C5.0
FUTURE
RESIDENTIAL
BUILDING
TRACT 8460
G
C5.0
E
C5.0
C
C5.0
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 JOB No. 3456-00011/05/2021
GRAPHIC SCALE
80'0'40'20'10'20'0'
PRELIMINARY GRADING AND DRAINAGE PLAN
C4.0
NOTE:
LEGEND
SECTION A
REGIONAL STREET
SECTION B
REGIONAL STREET
SECTION C
FUTURE
ST. PATRICK STREET
SECTION D
FUTURE
ST. PATRICK STREET
SECTION E
FUTURE
ENTRY DRIVE
SECTION F SECTION G
SECTION H
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 JOB No. 3456-00011/05/2021
GRADING SECTIONS
C5.0
RE
G
I
O
N
A
L
S
T
R
E
E
T
FUTURE ST. PATRICK WAY
FU
T
U
R
E
E
N
T
R
Y
D
R
I
V
E
FUTURE
RESIDENTIAL
BUILDING
TRACT 8460
DMA 2
DMA 1
MF 1
BR 2
ON-SITE BIO-RETENTION DETAIL
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 JOB No. 3456-00011/05/2021
GRAPHIC SCALE
80'0'40'20'10'20'0'
PRELIMINARY STORMWATER CONTROL PLAN
C6.0
NOTE
DMA 1
C.3 TREATMENT SUMMARY (MEDIA FILTER)
DMA TREATMENT
TYPE
SIZING
METHOD
TREATMENT DEVICE
DESIGNATION
TOTAL DMA
AREA (SF)
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
EFFECTIVE IMPERVIOUS AREA (A)
(SF) (IMPERVIOUS + PERVIOUS X 0.1)
COMPOSITE C
VALUE (C)
INTENSITY (I)
(IN/HR)
MIN REQUIRED
TREATMENT FLOW
(CxIxA) (CFS)
C.3 TREATMENT SUMMARY
DMA TREATMENT
TYPE
SIZING
METHOD
TREATMENT DEVICE
DESIGNATION
TOTAL DMA
AREA (SF)
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
EFFECTIVE IMPERVIOUS AREA (SF)
(IMPERVIOUS + PERVIOUS X 0.1)
REQUIRED BIORETENTION
AREA (SF)
PROVIDED BIORETENTION
AREA (SF)
≥
SPECIAL PROJECT NON-LID
TREATMENT REDUCTION CREDITS
LEGEND
RE
G
I
O
N
A
L
S
T
R
E
E
T
FUTURE ST. PATRICK WAY
FU
T
U
R
E
E
N
T
R
Y
D
R
I
V
E
FUTURE
RESIDENTIAL
BUILDING
TRACT 8460
S
F
S
F
S
F
S
F
S
F
S
F
S
F
SF SF SF SF SF SF SF SF SF SF SF SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF
SF
SF
SF
SF
S
F
S
F
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 JOB No. 3456-00011/05/2021
GRAPHIC SCALE
80'0'40'20'10'20'0'
PRELIMINARY EROSION CONTROL PLAN
C7.0
LEGEND
SF
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACT
COMPACT COMPACT COMPACTCOMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
RE
G
I
O
N
A
L
S
T
R
E
E
T
FUTURE ST. PATRICK WAY
FU
T
U
R
E
E
N
T
R
Y
D
R
I
V
E
FUTURE
RESIDENTIAL
BUILDING
TRACT 8460
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 JOB No. 3456-00011/05/2021
GRAPHIC SCALE
80'0'40'20'10'20'0'
PRELIMINARY FIRE ACCESS PLAN
C8.0
LEGEND:
ALAMEDA COUNTY FIRE TRUCK TURNING TEMPLATE
L-111/05/21
COVER SHEET/ PLANT LIST/ PROJECT INFORMATION
ARMSTRONG RED MAPLE 24"BOX 5 M L DECIDUOUS
CITRUS SPP.
ORANGE TREE 24"BOX M L FULL SUN,
EVERGREEN
LAGERSTROEMIA INDICA `MUSKOGEE`
MUSKOGEE CRAPE MYRTLE 24"BOX L L FULL SUN,
DECIDUOUS
PRUNUS SERRULATA ‘KANZAN’ JAPANESE
FLOWERING CHERRY 24"BOX M L FULL SUN TO PT SHADE,
DECIDUOUS
ROSA FLORIBUNDA `BRILLIANT PINK ICEBERG`
ROSE 15 GAL.M L PT TO FULL SUN,
DECIDUOUS
SHRUBS
LEGEND BOTANICAL NAME CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
AGAVE ATTENUATA `KARA'S STRIPES`
AGAVE 5 GAL L N SUN OR SHADE,
EVERGREEN
ARBUTUS UNEDO
STRAWBERRY TREE SHRUB 15 GAL L N FULL SUN PT SHADE,
EVERGREEN
BOUGAINVILLEA SPP.
BOUGAINVILLEA 5 GAL L FULL SUN,
EVERGREEN VINE
CALLISTEMON VIMINALIS "LITTLE JOHN"
BOTTLEBRUSH 5 GAL L L FULL SUN PT SHADE,
EVERGREEN
CAMELLIA SASANQUA
CHRISTMAS CAMELLIA 5 GAL M FULL SUN TO PT SHADE,
EVERGREEN
COLEONEMA PULCHRUM `SUNSET GOLD`
GOLDEN BREATH OF HEAVEN 5 GAL M L FULL SUN,
EVERGREEN
DIETES BICOLOR
FORTNIGHT LILY 5 GAL L L FULL SUN PT SHADE,
EVERGREEN
DIETES GRANDIFLORA `VARIEGATA`
STRIPED FORTNIGHT LILY 5 GAL L L SUN OR PT SHADE,
EVERGREEN
EPILOBIUM CALIFORNICUM `BOWMAN`S #1`
CALIFORNIA FUCHSIA 1 GAL L N FULL SUN,
DECIDUOUS
FESTUCA MAIREI
ATLAS FESCUE 1 GAL L SUN OR PT SHADE,
EVERGREEN
HESPERALOE PARVIFLORA
RED YUCCA 5 GAL L L FULL SUN,
EVERGREEN
HESPERALOE PARVIFLORA `PERPA`
BRAKELIGHTS RED YUCCA 5 GAL L L FULL SUN,
EVERGREEN
HEUCHERA X `ELECTRIC LIME`
CORAL BELLS 1 GAL M L FULL SUN,
EVERGREEN
KNIPHOFIA UVARIA `MALIBU YELLOW`
MALIBU YELLOW TORCH LILY 5 GAL L FULL SUN,
PERENNIAL
LAVANDULA ANGUSTIFOLIA ‘HIDCOTE PINK’
ENGLISH LAVENDER 5 GAL L FULL SUN PT SHADE,
EVERGREEN
LAVATERA MARITIMA
TREE MALLOW 5 GAL L L SUN OR SHADE,
EVERGREEN
LEUCOSPERMUM CORDIFOLIUM
NODDING PINCUSHION 5 GAL L FULL SUN,
EVERGREEN
LIRIOPE MUSCARI `VARIEGATA`
VARIEGATED LILY TURF 1 GAL M FULL SUN TO PT SHADE,
EVERGREEN
LOMANDRA LONGIFOLIA `BREEZE`
BREEZE MAT RUSH 1 GAL L L SUN OR SHADE,
EVERGREEN
LOMANDRA LONGIFOLIA ‘ROMA13’ PP25962
LOMANDRA PLATINUM BEAUTY 1 GAL L L FULL SUN TO PT SHADE,
EVERGREEN
MYRTUS COMMUNIS ‘COMPACTA’
MYRTLE 5 GAL L FULL SUN,
EVERGREEN
NEPETA FAASSENII
CATMINT 1GAL L L FULL SUN TO PT SHADE,
EVERGREEN
OLEA EUROPAEA ‘MONTRA’
LITTLE OLLIE DWARF OLIVE 5 GAL L L FULL SUN,
EVERGREEN
PITTOSPORUM TOBIRA ‘WHEELER’S DWARF’
DWARF MOCK ORANGE 5 GAL L FULL SUN PT SUN,
EVERGREEN
PODOCARPUS MACROPHYLLUS `MAKI`
MAKI SHRUBBY YEW PODOCARPUS 15 GAL M FULL SUN PT SHADE,
EVERGREEN
RHAMNUS CALIFORNICA `EVE CASE`
CALIFORNIA COFFEEBERRY 5 GAL L N SUN OR SHADE,
EVERGREEN
ROSA X `FLOWER CARPET APPLEBLOSSOM`
ROSE 2 GAL M L FULL SUN,
DECIDUOUS
SALVIA LEUCANTHA `SANTA BARBARA`
MEXICAN BUSH SAGE 5 GAL L L FULL SUN,
EVERGREEN
SALVIA MICROPHYLLA `HOT LIPS`
HOT LIPS SAGE 5 GAL L L FULL SUN TO PT SHADE,
EVERGREEN
SENECIO SERPENS
BLUE CHALKSTICKS 1 GAL L L FULL SUN,
EVERGREEN
TEUCRIUM CHAMAEDRYS
GERMANDER 1 GAL L L FULL SUN TO PT SHADE,
EVERGREEN
TEUCRIUM FRUTICANS `AZUREUM`
AZURE BUSH GERMANDER 5 GAL L L FULL SUN,
EVERGREEN
STORMWATER TREATMENT AREA
LEGEND BOTANICAL NAME CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
LIMONIUM CALIFORNICUM
MARSH ROSEMARY 1GAL L N FULL SUN TO PT SHADE,
EVERGREEN
CAREX TUMULICOLA
BERKELEY SEDGE 1 GAL L N SUN OR SHADE,
EVERGREEN
CHONDROPETALUM TECTORUM `EL CAMPO`
CAPE RUSH 5 GAL L L SUN OR SHADE,
EVERGREEN
JUNCUS PATENS `CARMAN`S GREY`
SPREADING RUSH 5 GAL L N SUN OR SHADE,
EVERGREEN
LEYMUS CONDENSATUS `CANYON PRINCE`
NATIVE BLUE RYE 1 GAL L N FULL SUN,
EVERGREEN
MIMULUS AURANTIACUS
STICKY MONKEYFLOWER 5 GAL VL N FULL SUN TO PT SHADE,
EVERGREEN
4
ACCENT TREES
ORANGE TREE EVERGREENLAGERSTROEMIA INDICA `MUSKOGEE`
MUSKOGEE CRAPE MYRTLE 24"BOX L L FULL SUN,
DECIDUOUS
PRUNUS SERRULATA ‘KANZAN’ JAPANESE
FLOWERING CHERRY 24"BOX M L FULL SUN TO PT SHADE,
DECIDUOUS
ROSA FLORIBUNDA `BRILLIANT PINK ICEBERG`
ROSE 15 GAL.M L PT TO FULL SUN,
DECIDUOUS
SHRUBS
LEGEND BOTANICAL NAME CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
AGAVE ATTENUATA `KARA'S STRIPES`
AGAVE 5 GAL L N SUN OR SHADE,
EVERGREEN
ARBUTUS UNEDO
STRAWBERRY TREE SHRUB 15 GAL L N FULL SUN PT SHADE,
EVERGREEN
BOUGAINVILLEA SPP.
BOUGAINVILLEA 5 GAL L FULL SUN,
EVERGREEN VINE
CALLISTEMON VIMINALIS "LITTLE JOHN"
BOTTLEBRUSH 5 GAL L L FULL SUN PT SHADE,
EVERGREEN
CAMELLIA SASANQUA
CHRISTMAS CAMELLIA 5 GAL M FULL SUN TO PT SHADE,
EVERGREEN
COLEONEMA PULCHRUM `SUNSET GOLD`
GOLDEN BREATH OF HEAVEN 5 GAL M L FULL SUN,
EVERGREEN
DIETES BICOLOR
FORTNIGHT LILY 5 GAL L L FULL SUN PT SHADE,
EVERGREEN
DIETES GRANDIFLORA `VARIEGATA`
STRIPED FORTNIGHT LILY 5 GAL L L SUN OR PT SHADE,
EVERGREEN
EPILOBIUM CALIFORNICUM `BOWMAN`S #1`
CALIFORNIA FUCHSIA 1 GAL L N FULL SUN,
DECIDUOUS
FESTUCA MAIREI
ATLAS FESCUE 1 GAL L SUN OR PT SHADE,
EVERGREEN
HESPERALOE PARVIFLORA
RED YUCCA 5 GAL L L FULL SUN,
EVERGREEN
HESPERALOE PARVIFLORA `PERPA`
BRAKELIGHTS RED YUCCA 5 GAL L L FULL SUN,
EVERGREEN
HEUCHERA X `ELECTRIC LIME`
CORAL BELLS 1 GAL M L FULL SUN,
EVERGREEN
KNIPHOFIA UVARIA `MALIBU YELLOW`
MALIBU YELLOW TORCH LILY 5 GAL L FULL SUN,
PERENNIAL
LAVANDULA ANGUSTIFOLIA ‘HIDCOTE PINK’
ENGLISH LAVENDER 5 GAL L FULL SUN PT SHADE,
EVERGREEN
LAVATERA MARITIMA
TREE MALLOW 5 GAL L L SUN OR SHADE,
EVERGREEN
LEUCOSPERMUM CORDIFOLIUM
NODDING PINCUSHION 5 GAL L FULL SUN,
EVERGREEN
LIRIOPE MUSCARI `VARIEGATA`
VARIEGATED LILY TURF 1 GAL M FULL SUN TO PT SHADE,
EVERGREEN
LOMANDRA LONGIFOLIA `BREEZE`
BREEZE MAT RUSH 1 GAL L L SUN OR SHADE,
EVERGREEN
LOMANDRA LONGIFOLIA ‘ROMA13’ PP25962
LOMANDRA PLATINUM BEAUTY 1 GAL L L FULL SUN TO PT SHADE,
EVERGREEN
MYRTUS COMMUNIS ‘COMPACTA’
MYRTLE 5 GAL L FULL SUN,
EVERGREEN
NEPETA FAASSENII
CATMINT 1GAL L L FULL SUN TO PT SHADE,
EVERGREEN
OLEA EUROPAEA ‘MONTRA’
LITTLE OLLIE DWARF OLIVE 5 GAL L L FULL SUN,
EVERGREEN
PITTOSPORUM TOBIRA ‘WHEELER’S DWARF’
DWARF MOCK ORANGE 5 GAL L FULL SUN PT SUN,
EVERGREEN
PODOCARPUS MACROPHYLLUS `MAKI`
MAKI SHRUBBY YEW PODOCARPUS 15 GAL M FULL SUN PT SHADE,
EVERGREEN
RHAMNUS CALIFORNICA `EVE CASE`
CALIFORNIA COFFEEBERRY 5 GAL L N SUN OR SHADE,
EVERGREEN
ROSA X `FLOWER CARPET APPLEBLOSSOM`
ROSE 2 GAL M L FULL SUN,
DECIDUOUS
SALVIA LEUCANTHA `SANTA BARBARA`
MEXICAN BUSH SAGE 5 GAL L L FULL SUN,
EVERGREEN
SALVIA MICROPHYLLA `HOT LIPS`
HOT LIPS SAGE 5 GAL L L FULL SUN TO PT SHADE,
EVERGREEN
SENECIO SERPENS
BLUE CHALKSTICKS 1 GAL L L FULL SUN,
EVERGREEN
TEUCRIUM CHAMAEDRYS
GERMANDER 1 GAL L L FULL SUN TO PT SHADE,
EVERGREEN
TEUCRIUM FRUTICANS `AZUREUM`
AZURE BUSH GERMANDER 5 GAL L L FULL SUN,
EVERGREEN
STORMWATER TREATMENT AREA
LEGEND BOTANICAL NAME CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
LIMONIUM CALIFORNICUM
MARSH ROSEMARY 1GAL L N FULL SUN TO PT SHADE,
EVERGREEN
CAREX TUMULICOLA
BERKELEY SEDGE 1 GAL L N SUN OR SHADE,
EVERGREEN
CHONDROPETALUM TECTORUM `EL CAMPO`
CAPE RUSH 5 GAL L L SUN OR SHADE,
EVERGREEN
JUNCUS PATENS `CARMAN`S GREY`
SPREADING RUSH 5 GAL L N SUN OR SHADE,
EVERGREEN
LEYMUS CONDENSATUS `CANYON PRINCE`
NATIVE BLUE RYE 1 GAL L N FULL SUN,
EVERGREEN
MIMULUS AURANTIACUS
STICKY MONKEYFLOWER 5 GAL VL N FULL SUN TO PT SHADE,
EVERGREEN
4
LEGEND PARKING LOT TREES CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
Z
O
N
E
NA
T
I
V
E
(N
)
/
LO
C
A
L
NOTES
AESCULUS X CARNEA
RED HORSECHESTNUT 24"BOX FULL SUN TO PT SHADE,
50'H x 50'W, DECIDUOUS
ACER CIRCINATUM
VINE MAPLE 24"BOX FULL SUN TO PT SHADE,
25'H x 20'W, DECIDUOUS
ULMUS PARVIFOLIA `DRAKE`
EVERGREEN ELM 24"BOX 15 L L FULL SUN,
45'H x 50'W, EVERGREEN
LEGEND SPECIMEN/ MONUMENT TREE CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
QUERCUS LOBATA
VALLEY OAK 72" BOX 1 L N FULL SUN TO PT SHADE,
70'H x 50'W, DECIDUOUS
LEGEND ORCHARD TREES CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
CITRUS ‘MEYER LEMON’
MEYER LEMON TREE 15 GAL.M N FULL SUN,
10'H x 4'W, EVERGREEN
MALUS PUMILA
APPLE TREE 15 GAL.M N FULL SUN,
15'H x 15'W, DECIDUOUS
PYRUS PYRIFOLIA
PEAR TREE 15 GAL.M N FULL SUN,
30'H x 30'W, DECIDUOUS
LEGEND EVERGREEN TREES CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
ARBUTUS X `MARINA`
ARBUTUS STANDARD 24"BOX L N FULL SUN,
EVERGREEN
ELAEOCARPUS DECIPIENS
JAPANESE BLUEBERRY TREE 24"BOX M FULL SUN TO PT SHADE,
EVERGREEN
LAURUS NOBILIS `SARATOGA`
SWEET BAY 24"BOX L L FULL SUN TO PT SHADE,
EVERGREEN
PODOCARPUS MACROPHYLLUS `MAKI`
MAKI SHRUBBY YEW PODOCARPUS 15 GAL 5 M FULL SUN PT SHADE,
EVERGREEN
LEGEND COMMON AREA TREES CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
ULMUS CARPINIFOLIA X PARVIFOLIA `FRONTIER`
FRONTIER ELM 24"BOX L L FULL SUN,
DECIDUOUS
OLEA EUROPAEA `SWAN HILL`
SWAN HILL OLIVE MULTI-TRUNK 24"BOX VL L FULL SUN TO PT SHADE,
EVERGREEN
ACER RUBRUM `ARMSTRONG`
ARMSTRONG RED MAPLE 24"BOX 5 M L FULL TO PT SHADE,
DECIDUOUS
CITRUS SPP.
ORANGE TREE 24"BOX M L FULL SUN,
EVERGREEN
LAGERSTROEMIA INDICA `MUSKOGEE`
MUSKOGEE CRAPE MYRTLE 24"BOX L L FULL SUN,
DECIDUOUS
PRUNUS SERRULATA ‘KANZAN’ JAPANESE
FLOWERING CHERRY 24"BOX M L FULL SUN TO PT SHADE,
DECIDUOUS
ROSA FLORIBUNDA `BRILLIANT PINK ICEBERG`
ROSE 15 GAL.M L PT TO FULL SUN,
DECIDUOUS
SHRUBS
LEGEND BOTANICAL NAME CONTAINER SIZE
AT TIME OF PLANTING QTY.
WU
C
O
L
S
ZO
N
E
NA
T
I
V
E
(
N
)
/
L
O
C
A
L
(
L
)
NOTES
AGAVE ATTENUATA `KARA'S STRIPES`
AGAVE 5 GAL L N SUN OR SHADE,
EVERGREEN
ARBUTUS UNEDO
STRAWBERRY TREE SHRUB 15 GAL L N FULL SUN PT SHADE,
EVERGREEN
BOUGAINVILLEA SPP.
BOUGAINVILLEA 5 GAL L FULL SUN,
EVERGREEN VINE
CALLISTEMON VIMINALIS "LITTLE JOHN"
BOTTLEBRUSH 5 GAL L L FULL SUN PT SHADE,
EVERGREEN
CAMELLIA SASANQUA
CHRISTMAS CAMELLIA 5 GAL M FULL SUN TO PT SHADE,
EVERGREEN
COLEONEMA PULCHRUM `SUNSET GOLD`
GOLDEN BREATH OF HEAVEN 5 GAL M L FULL SUN,
EVERGREEN
DIETES BICOLOR
FORTNIGHT LILY 5 GAL L L FULL SUN PT SHADE,
EVERGREEN
DIETES GRANDIFLORA `VARIEGATA`
STRIPED FORTNIGHT LILY 5 GAL L L SUN OR PT SHADE,
EVERGREEN
EPILOBIUM CALIFORNICUM `BOWMAN`S #1`
CALIFORNIA FUCHSIA 1 GAL L N FULL SUN,
DECIDUOUS
FESTUCA MAIREI
ATLAS FESCUE 1 GAL L SUN OR PT SHADE,
EVERGREEN
HESPERALOE PARVIFLORA
RED YUCCA 5 GAL L L FULL SUN,
EVERGREEN
HESPERALOE PARVIFLORA `PERPA` FULL SUN,
4
L
COLUMNAR EVERGREEN SHRUB TREE
3
SPECIMEN SHADE TREES
ACCENT TREES
COLUMNAR TREE
10
8
8 M
TOTAL TREES PROPOSED 59
PERCENT OF LANDSCAPING 15.64 % (9065 SF)
AREAS OF
PROPOSED FOR
OUTDOOR USE
GROUND LEVEL (COMMON AREA)7385 SF
LEVEL 2 TERRACE 420 SF
LEVEL 3 TERRACE 420 SF
LEVEL 4 TERRACE 420 SF
LEVEL 5 TERRACE 420 SF
SHRUBS, ORNAMENTAL GRASSES AND GROUNDCOVER
L-1 COVER SHEET/ PLANT LIST/ PROJECT INFORMATION
L-2 TREE REMOVAL PLAN
L-3 PLANT PALETTE
L-4 OVERALL SITE PLAN - GROUND LEVEL
L-5 UPPER TERRACE ENLARGEMENTS
L-6 OUTDOOR FURNITURE/ FENCING
L-7 SITE LIGHTING CONCEPT PLAN
PLANTING LIST
STORMWATER TREATMENT AREA
LANDSCAPE PLAN SHEET INDEX
TREES
STREET TREE BY ST. PATRICK WAY PROJECT
STATEMENT OF OVERALL DESIGN THEME
The landscape design intent for the Reginal Street Senior Housing Facil-
ity is to integrate indoor and outdoor living so that residents can comfort-
ably enjoy outdoor activities. The ground level common area along east
end of the site is the primary outdoor activity zone with four (4) distinct
areas linked by a loop path, allowing the residents to experience and en-
joy a number of amenities:
1. Outdoor Lounge/Event Space – The outdoor lounge/event space is an
extension of the community room with moveable tables/chairs, self-seat-
ing elements, and art panels mounted on the perimeter fence as focal
elements. This courtyard can also serve as a space for activities such as
outdoor dining events or outdoor fitness groups.
2. Sports Court – The synthetic turf creates a space for active sports
such as croquet, or can be used as a putting green. The seating area at
the north end and benches along the side are provided for residents to
enjoy watching the activities.
3. Garden Area – Stand-up garden plots are at a height that make it
easy for the senior residents to enjoy gardening. Orchard trees along
the eastern edge emphasize the garden character.
4. Pet Relief Zone – Located at south end of the amenity zone, the pet
area includes a gated entry with a pet fountain, sodded turf where the
pets can exercise, and a seating node under a large shade tree, where
residents can relax and enjoy watching their pets play.
Each upper level includes an outdoor terrace with its own theme and
plant palette. The distinctive terraces include an orchid garden at Level
2; a scent garden at level 3; a perennial garden at level 4; and an edible
garden at level 5. Each terrace will be equipped with comfortable seat-
ing, inviting the residents at every level to enjoy these unique outdoor
spaces.
L-211/05/21
TREE REMOVAL PLAN
0 8 16 32
L-311/05/21
PLANT PALETTE
TREES STORMWATER TREATMENT AREASHRUBS, ORNAMENTAL GRASSES AND GROUNDCOVER
ULMUS PARVIFOLIA `DRAKE` ROSA FLORIBUNDA
`BRILLIANT PINK ICEBERG`
PRUNUS SERRULATA ‘KANZAN’ PYRUS PYRIFOLIA
ACER RUBRUM
`ARMSTRONG GOLD`
ACER CIRCINATUM
VINE MAPLE
ABUTILON PALMERI
CALLISTEMON VIMINALIS
“LITTLE JOHN”
FESTUCA MAIREI
SALVIA MICROPHYLLA
`HOT LIPS`
SENECIO SERPENS TEUCRIUM CHAMAEDRYS TEUCRIUM FRUTICANS ‘AZUREUM’
KNIPHOFIA UVARIA
‘MALIBU YELLOW’
ROSA X `FLOWER CARPET
APPLEBLOSSOM`
HESPERALOE PARVIFLORA HEUCHERA X `ELECTRIC LIME`
LAVATERA MARITIMA
HESPERALOE PARVIFLORA
`BRAKELIGHT`
ARBUTUS UNEDO
CAMELLIA SASANQUA
AEONIUM ARBOREUM BOUGAINVILLEA SPP.
MYRTUS COMMUNIS
‘COMPACTA’
DIETES BICOLOR EPILOBIUM CALIFORNICUM
`BOWMAN`S #1`
DIETES GRANDIFLORA
`VARIEGATA`
COLEONEMA PULCHRUM
`SUNSET GOLD`
ACHILLEA
‘FIREFLY PEACH SKY’
AGAVE ATTENUATA
`KARA`S STRIPES`
LIMONIUM CALIFORNICUM CAREX TUMULICOLA
MIMULUS AURANTIACUS LEYMUS CONDENSATUS
`CANYON PRINCE`
JUNCUS PATENS ‘CARMEN’S GREY’CHONDROPETALUM TECTO-
RUM `EL CAMPO` ARBUTUS X `MARINA`
AESCULUS X CARNEA
CITRUS SPP.
LAURUS NOBILIS `SARATOGA`
OLEA EUROPAEA `SWAN HILL`
LAGERSTROEMIA INDICA `MUSKOGEE`
EVERGREEN ELM
JAPANESE FLOWERING
CHERRY
PEAR TREE
ARMSTRONG RED MAPLE
INDIAN MALLOW
BOTTLEBRUSH
ATLAS FESCUE
HOT LIPS SAGE
CURIO REPENS GERMANDER TREE GERMANDER
MALIBU YELLOW POKER
ROSE
RED YUCCA CORAL BELLS
TREE MALLLOW
BRAKELIGHTS RED YUCCA
STRAWBERRY TREE SHRUB
CHRISTMAS CAMELLIA
CANARY ISLAND ROSE BOUGAINVILLEA
MYRTLE
FORTNIGHT LILY
CALIFORNIA FUCHSIASTRIPED FORTNIGHT LILYGOLDEN BREATH OF HEAVEN
FIREFLY PEACH SKY YARROW AGAVE
MARSH ROSEMARY BERKELEY SEDGE
STICKY MONKEY FLOWER
NATIVE BLUE RYE
CALIFORNIA GRAY RUSH
CAPE RUSH
ROSE
MARINA STRAWBERRY TREE
RED HORSECHESTNUT
ORANGE TREE
SARATOGA BAY LAUREL
SWAN HILL OLIVE
MUSKOGEE CRAPE MYRTLE
NEPETA FAASSENII
CATMINT
ELAEOCARPUS DECIPIENS
MALUS PUMILA
JAPANESE BLUEBERRY TREE
APPLE TREE
LAVANDULA ANGUSTIFOLIA ‘HID-
COTE PINK’
ENGLISH LAVENDER
LEUCOSPERMUM
CORDIFOLIUM
NODDING PINCUSHION
LIRIOPE MUSCARI `VARIEGATA`LOMANDRA LONGIFOLIA
`BREEZE`VARIEGATED LILY TURF
BREEZE MAT RUSH
LOMANDRA LONGIFOLIA
‘ROMA13’ PP25962
LOMANDRA PLATINUM BEAUTY
PITTOSPORUM TOBIRA
‘WHEELER’S DWARF’
OLEA EUROPAEA ‘MONTRA’ RHAMNUS CALIFORNICA
`EVE CASE`
DWARF MOCK ORANGELITTLE OLLIE DWARF OLIVE CALIFORNIA COFFEEBERRY
SALVIA LEUCANTHA
`SANTA BARBARA`
MEXICAN BUSH SAGE
ULMUS CARPINIFOLIA X
PARVIFOLIA
`FRONTIER` FRONTIER ELM
PODOCARPUS MACROPHYLLUS
`MAKI`
SHRUBBY YEW PODOCARPUS
QUERCUS LOBATA
VALLEY OAK
L-411/05/21
0 8 16 32
Outoodr Dining/
Lounge/Event Space
Sports Court
Garden
Pet Relief Area
Shade Element
Art panel on Fence Panel
Gate
6’H Perimeter Privacy Fencing
4’H Pet Fence/Gate
20’ W Vehicular Double Gates
Green Screen Panels
Pots
Bench
Stand-up Planters
5’ W Pathway
Patio
Stormwater Treatment Area
Specimen/ Monument Tree
Evergreen Tree
Parking Lot Tree
Columnar Tree
Speciment Shade Tree
Accent Tree
Orchard Tree
Transformer/ Pad
Bike Rack
1
1
8
7122616
7
8
111115 6
2
24
15
16
23
5
5
3
1413
21
17
9 22
4
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
10
18
25
19
20 20 8
19
St Patrick Way
Re
g
i
o
n
a
l
S
t
Street Tree by St. Patrick Way Project
OVERALL SITE PLAN - GROUND LEVEL
L-511/05/21
UPPER TERRACE ENLARGEMENTS
Lounge Seating
Raised Planter
Tables and Chairs
Shelf for Displaying Orchid Planters
Raised Planter with Scent themed plant palette
Tool Shed
Guardrail, S.A.D.
Synthetic Turf
Pedestal Paver System, S.A.D.
Stand-Up Planters
1
2
3
4
5
6
7
8
9
10
KEY PLAN
N.T.S.
LEVEL 2 - SCENT GARDEN LEVEL 3 - ORCHID GARDEN LEVEL 4 - PERENNIAL GARDEN LEVEL 5 - EDIBLE GARDEN
1/8” = 1’-0”
1 7 7
4
55
9
2
3 10 769
3
8 9 91
10 7 6 9
Lv. 3 Lv. 5
Lv. 4
Lv. 2
1/8” = 1’-0”1/8” = 1’-0”1/8” = 1’-0”
L-611/05/21
OUTDOOR FURNITURE/ FENCING
COMMON OUTDOOR SPACE UPPER TERRACE FENCING CHARACTER IMAGES
ORCHID GARDEN 6’ H GOOD NEIGHBOR FENCE
4’ H PET FENCE AT DOG RUN
VEHICULAR DOUBLE GATE
SCENT GARDEN
PERENNIAL GARDEN/ EDIBLE GARDEN
L-711/05/21
SIGHT LIGHTING CONCEPT PLAN
St Patrick Way
Re
g
i
o
n
a
l
S
t
SYMBOL FIXTURE TYPE
POST TOP LIGHT
M FR: HADCO OR SIMILAR
MODEL: URBAN SWAN LED
PENDANT WITH INTEGRAL
BUILDING SIDE SHIELD
LOUVER, CXF4C
POLE HEIGHT: 12’ - 14’
COLOR FINISH: T.B.D.
SITE LIGHTING
FIXTURE LEGEND:
NOTES:
1. THE PERIMETER LIGHTING WILL
BE SHIELDED WITH ADEQUATE
ANGLE AND WILL BE DIRECTED TO
THE INTERIOR.
2. THE SITE LIGHITNG PLAN IS
SUBJECT TO REVISIONS WHEN A
PHOTOMETRIC STUDY IS DONE.
3. PARKING LOT LIGHTING SHALL
MEET THE REQUIREMENTS SET
FORTH IN THE DUBLIN MUNICIPAL
CODE.
0 8 16 32
B A R architects
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
4
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
PERSPECTIVE - CORNER OF REGIONAL ST & ST PATRICK WAY
2021
A00111/05/21
BA R architects
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
4
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
PERSPECTIVE - MAIN ENTRY ALONG ST PATRICK WAY
2021
A00211/05/21
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
JEN
SEN
PR
E
C
A
ST W
H
EEL
S
T
O
P M
O
DEL
S
-
7
2
RELIANCE FOUNDRY
BOLLARD POST
MODEL R-7902
R10.0000
R22.3373
ESOLCNPOEESOEPOLCNESOLCNPOEESOEPOLCN
FEBC O L F86 0 1 . 5"
RED UC ED PR ES SU REBAC KF LO W AS SE MB LY
ESOLCNPOEESOEPOLCNESOLCNPOEESOEPOLCN
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACT
COMPACT COMPACT COMPACTCOMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
MAIN ENTRY FROM STREET
MAIN ENTRY FROM PARKING
VEHICULAR
ENTRY
FUTURE ST PATRICK WAY
RE
G
I
O
N
A
L
S
T
R
E
E
T
FU
T
U
R
E
E
N
T
R
Y
D
R
I
V
E
(
P
R
I
V
A
T
E
)
RESIDENTIAL UNITS
BACK OF HOUSE
ELECTRIC
LOBBY, OFFICES, & AMENITY
UNIT PATIO, TYP
TRANSFORMERS
ON CONC PADS
CONC PAD FOR
TRASH STAGING
SURFACE PARKING LOT (57 TOTAL STALLS)
VEHICULAR GATE
W/ KNOX BOX KEY
OUTDOOR
AMENITY AREA
WHITE CURB "LOADING ZONE"
2 STALLS MAX, SCD
RESIDENTIAL UNITS
PERIMETER FENCE, SLD
FUTURE
RESIDENTIAL
BUILDING
(TRACT 8460)
6513 REGIONAL
STREET
6680 REGIONAL
STREET
6750 REGIONAL
STREET
7884 -7898
DUBLIN BLVD
BIKE PARKING, SLD
WATER
SERVICE BFP
PERIMETER
FENCE, SLD
GATE W/ KNOX
BOX KEY
GATE W/ KNOX BOX KEY
BA R architects
N
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
5
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
1" = 20'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
SITE PLAN
2021
A10111/05/21
ESOLCNPOEESOEPOLCNESOLCNPOEESOEPOLCN
FEBCO LF860 1.5"
REDUCED PRESSURE
BACKFLOW ASSEMBLY
ESOLCNPOEESOEPOLCNESOLCNPOEESOEPOLCN
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACT
COMPACT COMPACT COMPACTCOMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
FF 351.5±
COMMUNITY
RM
LAUNDRY
RM
RR RR
STAIR 1
ELEV 1
ELEV 2
STUSTUSTUSTUSTUSTUSTU
2 BR
(MANAGER'S
UNIT)
1 BR1 BR1 BR1 BR
1 BR
STAIR 2
MAINT
RM
TRASH RM
ELEC RM /
MPOE IDF
MECH RM
STORAGE
1
A303
________________________1
A303
________________________
2
A303
________________________
2
A303
________________________
3
A303
________________________
3
A303
________________________
29' - 3"267' - 7"32' - 5"
6'
-
0
"
11
2
'
-
7
"
STU
STU
A301
1
A301
2
A302
1
A302
2
FITNESS
RM
MAIL
SEATING AREA
COMMON
KITCHEN
ASSIST
MANAGER'S
OFFICE
MANAGER'S
OFFICE
SERVICES
OFFICE
LOBBY
FILE STORAGE
COPY /
STOR STORAGE
ELEC CLOSET
ROOM DIVIDER
JANITOR'S
CLOSET
FUTURE ST PATRICK WAY
RE
G
I
O
N
A
L
S
T
R
E
E
T
SURFACE PARKING LOT (57 TOTAL STALLS)
REFERENCE SHEET G002 FOR PARKING LAYOUT & DIMENSIONS
OUTDOOR
AMENITY AREA
TYP
2' - 0"
17' - 0"197' - 7"
41' - 7"
17' - 0"
56' - 0"
7' - 0"
54' - 0"
23' - 0"
FF 351.00
FF 355.00
FF 351.00
FF 354.00 FF 350.00
W D
W/D
W/D
W/D
W/D
W/D
W/D
W/D
TRASH
FF 354.00
FF 354.00
BA R architects
N
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
6
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
FLOOR PLAN - LEVEL 1
2021
A20111/05/21
1
A303
________________________1
A303
________________________
2
A303
________________________
2
A303
________________________
3
A303
________________________
3
A303
________________________
STU STU STU STU STU STU 1 BRSTU 1 BR 1 BR
1 BRSTUSTUSTUSTU1 BR1 BR1 BR
1 BR
1 BR
STU
1 BR
1 BR ELEV 1
ELEV 2
STAIR 1
TRASH
STAIR 2
IDF
STU1 BR
1 BR
A301
1
A301
2
A302
1
A302
2
268' - 7"
113' - 7"
202' - 7"17' - 5"48' - 7"
48' - 7"
9' - 4"
28' - 1"
58' - 0"
17' - 0"198' - 7"
42' - 7"
17' - 0"
56' - 0"
25' - 0"
IDF
LOCATION OF 2-HR FIRE WALL OUTDOOR TERRACE
BA R architects
N
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
7
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
FLOOR PLAN - LEVEL 2
2021
A20211/05/21
1
A303
________________________1
A303
________________________
2
A303
________________________
2
A303
________________________
3
A303
________________________
3
A303
________________________
STU STU STU STU STU STU 1 BR 1 BR 1 BR
1 BRSTUSTUSTUSTU1 BR1 BR1 BR
1 BR
1 BR
STU
1 BR
1 BR ELEV 1
ELEV 2
STAIR 1
TRASH
STAIR 2
IDF
STU1 BR
1 BR
A301
1
A301
2
A302
1
A302
2
268' - 7"
113' - 7"
52' - 7"17' - 5"132' - 7"17' - 5"48' - 7"
48' - 7"
9' - 4"
28' - 1"
58' - 0"
17' - 0"198' - 7"
42' - 7"
17' - 0"
56' - 0"
25' - 0"
IDF
LOCATION OF 2-HR FIRE WALLOUTDOOR TERRACE
23' - 6"
23' - 6"
23' - 6"
24' - 6"
BA R architects
N
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
8
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
FLOOR PLAN - LEVEL 3
2021
A20311/05/21
1
A303
________________________1
A303
________________________
2
A303
________________________
2
A303
________________________
3
A303
________________________
3
A303
________________________
STU STU STU STU STU STU 1 BR 1 BR 1 BR
1 BRSTUSTUSTU1 BR1 BR1 BR
1 BR
1 BR
STU
1 BR
1 BR ELEV 1
ELEV 2
STAIR 1
TRASH
STAIR 2
IDF
STU1 BR
1 BR
A301
1
A301
2
A302
1
A302
2
268' - 7"
113' - 7"
52' - 7"17' - 5"132' - 7"17' - 5"48' - 7"
48' - 7"
9' - 4"
28' - 1"
58' - 0"
17' - 0"90' - 7"17' - 5"90' - 7"
42' - 7"
17' - 0"
56' - 0"
25' - 0"
IDF
LOCATION OF 2-HR FIRE WALL
OUTDOOR TERRACE
BA R architects
N
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
8
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
FLOOR PLAN - LEVEL 4
2021
A20411/05/21
1
A303
________________________1
A303
________________________
2
A303
________________________
2
A303
________________________
3
A303
________________________
3
A303
________________________
STU STU STU STU STU 1 BR 1 BR 1 BR
1 BRSTUSTUSTU1 BR1 BR1 BR
1 BR
1 BR
STU
1 BR
1 BR ELEV 1
ELEV 2
STAIR 1
TRASH
STAIR 2
IDF
STU1 BR
1 BR
A301
1
A301
2
A302
1
A302
2
268' - 7"
113' - 7"
52' - 7"17' - 5"36' - 7"17' - 5"78' - 7"17' - 5"48' - 7"
48' - 7"
9' - 4"
28' - 1"
58' - 0"
17' - 0"90' - 7"17' - 5"90' - 7"
42' - 7"
17' - 0"
56' - 0"
25' - 0"
IDF
LOCATION OF 2-HR FIRE WALLOUTDOOR TERRACE
BA R architects
N
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
9
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
FLOOR PLAN - LEVEL 5
2021
A20511/05/21
PR
I
M
A
R
Y
R
O
O
F
S
L
O
P
E
PR
I
M
A
R
Y
R
O
O
F
S
L
O
P
E
PR
I
M
A
R
Y
R
O
O
F
S
L
O
P
E
PRIMARY ROOF SLOPE
1
A303
________________________1
A303
________________________
2
A303
________________________
2
A303
________________________
3
A303
________________________
3
A303
________________________
MECH
STAIR 2
MECH
PV PANELS (15% OF ROOF AREA)
A301
1
A301
2
A302
1
A302
2
SCUPPERS & DOWNSPOUTS
LOCATED ALONG THESE WALLS
268' - 7"
113' - 7"
52' - 7"17' - 5"36' - 7"17' - 5"78' - 7"17' - 5"48' - 7"
48' - 7"
9' - 4"
28' - 1"
58' - 0"
17' - 0"90' - 7"17' - 5"90' - 7"
42' - 7"
17' - 0"
56' - 0"
25' - 0"
BA R architects
N
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
3
9
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
ROOF PLAN
2021
A20611/05/21
LEVEL 1 - ST PAT WAY
0' - 0"
LEVEL 2
15' - 6"
LEVEL 3
25' - 8"
LEVEL 4
35' - 10"
LEVEL 5
46' - 0"
T O ROOF STRUCT
56' - 0 1/2"
LEVEL 1 - REGIONAL ST
4' - 0"
11' - 6"
10' - 2"
10' - 2"
10' - 2"
10' - 0 1/2"
4' - 0"
LEVEL 2
15' - 6"
LEVEL 3
25' - 8"
LEVEL 4
35' - 10"
LEVEL 5
46' - 0"
T O ROOF STRUCT
56' - 0 1/2"
LEVEL 1 - REGIONAL ST
4' - 0"
10' - 2"
10' - 2"
11' - 6"
10' - 2"
10' - 0 1/2"
4' - 0"
MATERIAL LEGEND
C1 - TEXTURED CONCRETE BASE S3 - FIBER CEMENT LAP SIDING (COLOR: NATURAL)
M1 - METAL LASER CUT RAILING PANELS W1 - VINYL WINDOW (COLOR: WHITE)
M2 - STEEL CANOPY W2 - VINYL WINDOW (COLOR: DARK BRONZE)
M3 - PERFORATED METAL WINDOW SURROUND W3 - ALUMINUM STOREFRONT (COLOR: DARK BRONZE)
S1 - FIBER CEMENT LAP SIDING (COLOR: GRAY)
S2 - FIBER CEMENT LAP SIDING (COLOR: WHITE)
BA R architects
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
8
:
5
0
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
BUILDING ELEVATIONS
2021
A30111/05/21
3/32" = 1'-0"A301
1 ELEVATION - NORTH
3/32" = 1'-0"A301
2 ELEVATION - WEST
S2W3 M1 S3 C1S1W2S3M2W1 S1 W2 M1 S3 W1S2
S2 W1 S1 W2S3
M3
M3
LEVEL 1 - ST PAT WAY
0' - 0"
LEVEL 2
15' - 6"
LEVEL 3
25' - 8"
LEVEL 4
35' - 10"
LEVEL 5
46' - 0"
T O ROOF STRUCT
56' - 0 1/2"
LEVEL 1 - REGIONAL ST
4' - 0"
10' - 0 1/2"
10' - 2"
10' - 2"
10' - 2"
11' - 6"
4' - 0"
LEVEL 1 - ST PAT WAY
0' - 0"
LEVEL 2
15' - 6"
LEVEL 3
25' - 8"
LEVEL 4
35' - 10"
LEVEL 5
46' - 0"
T O ROOF STRUCT
56' - 0 1/2"
LEVEL 1 - REGIONAL ST
4' - 0"
10' - 0 1/2"
10' - 2"
10' - 2"
10' - 2"
11' - 6"
4' - 0"
MATERIAL LEGEND
C1 - TEXTURED CONCRETE BASE S3 - FIBER CEMENT LAP SIDING (COLOR: NATURAL)
M1 - METAL LASER CUT RAILING PANELS W1 - VINYL WINDOW (COLOR: WHITE)
M2 - STEEL CANOPY W2 - VINYL WINDOW (COLOR: DARK BRONZE)
M3 - PERFORATED METAL WINDOW SURROUND W3 - ALUMINUM STOREFRONT (COLOR: DARK BRONZE)
S1 - FIBER CEMENT LAP SIDING (COLOR: GRAY)
S2 - FIBER CEMENT LAP SIDING (COLOR: WHITE)
BA R architects
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
9
:
0
2
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
BUILDING ELEVATIONS
2021
A30211/05/21
3/32" = 1'-0"A302
2 ELEVATION - EAST
3/32" = 1'-0"A302
1 ELEVATION - SOUTH
S1 W2 S3 S2W1 S3M1 S1 M2 W3W2
M2W3S1W2S3S1W2
LEVEL 1 - ST PAT WAY
0' - 0"
LEVEL 2
15' - 6"
LEVEL 3
25' - 8"
LEVEL 4
35' - 10"
LEVEL 5
46' - 0"
T O ROOF STRUCT
56' - 0 1/2"
LEVEL 1 - REGIONAL ST
4' - 0"
4' - 0"
11' - 6"
10' - 2"
10' - 2"
10' - 2"
10' - 0 1/2"
56' - 0 1/2"
MECH
1 BR
1 BR
1 BR
1 BR
ELEC RM /
MPOE
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
STU
STU
STU
STU
2 BR
(MANAGER'S
UNIT)
STU
STU
CORRIDOR
CORRIDOR
CORRIDOR
CORRIDOR
LOBBY
STAIR 1
STAIR 1
STAIR 1
STAIR 1
STAIR 1
STU
STU
STU
STU
LAUNDRY
RM
FITNESS
RM
COMMUNITY
RM
STU
STU
STU
STU
1 BR
1 BR
1 BR
1 BR
LEVEL 1 - ST PAT WAY
0' - 0"
LEVEL 2
15' - 6"
LEVEL 3
25' - 8"
LEVEL 4
35' - 10"
LEVEL 5
46' - 0"
T O ROOF STRUCT
56' - 0 1/2"
LEVEL 1 - REGIONAL ST
4' - 0"
10' - 0 1/2"
10' - 2"
10' - 2"
10' - 2"
11' - 6"
52' - 0 1/2"
STU
STU
STU
STU
STU
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
1 BR
STU
STU
STU
STU
1 BR
1 BR
1 BR
1 BR
MECH RM STORAGE
LEVEL 1 - ST PAT WAY
0' - 0"
LEVEL 2
15' - 6"
LEVEL 3
25' - 8"
LEVEL 4
35' - 10"
LEVEL 5
46' - 0"
T O ROOF STRUCT
56' - 0 1/2"
LEVEL 1 - REGIONAL ST
4' - 0"
4' - 0"
11' - 6"
10' - 2"
10' - 2"
10' - 2"
10' - 0 1/2"
56' - 0 1/2"
STU
STU
STU
STU
LOBBY LOBBY
LAUNDRY
RM
BA R architects
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
9
:
0
4
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
BUILDING SECTIONS
2021
A30311/05/21
3/32" = 1'-0"A303
1 LONGITUDINAL SECTION
3/32" = 1'-0"A303
2 CROSS SECTION - WEST
3/32" = 1'-0"A303
3 CROSS SECTION - EAST
LEVEL 1 - ST PAT WAY
0' - 0"
LEVEL 2
15' - 6"
LEVEL 3
25' - 8"
LEVEL 4
35' - 10"
LEVEL 5
46' - 0"
T O ROOF STRUCT
56' - 0 1/2"
LEVEL 1 - REGIONAL ST
4' - 0"
M1 - METAL LASER CUT
RAILING PANELS
S1 - FIBER CEMENT LAP SIDING
(COLOR: GRAY)
S3 - FIBER CEMENT LAP SIDING
(COLOR: NATURAL)
S2 - FIBER CEMENT LAP SIDING
(COLOR: WHITE)C1 - TEXTURED CONCRETE BASEM2- STEEL CANOPY W3 - ALUMINUM STOREFRONT W1 & W2 - VINYL WINDOW
M3 - PEFORATED METAL WINDOW SURROUND
(COLOR: BRONZE ON GRAY LAP SIDING, SILVER ON WHITE LAP SIDING
BA R architects
c BARC O P Y R I G H T architects
11
/
4
/
2
0
2
1
1
0
:
3
9
:
1
6
A
M
C
:
\
0
R
E
V
I
T
\
D
u
b
l
i
n
A
f
f
o
r
d
a
b
l
e
H
ou
s
i
n
g
-
A
_
c
k
i
m
K
J
B
5
G
.
r
v
t
3/32" = 1'-0"
DUBLIN AFFORDABLE HOUSING
6543 REGIONAL STREET, DUBLIN CA 94568 19049
FACADE MATERIALS
2021
A40111/05/21
3/32" = 1'-0"A401
1 ELEVATION - NORTH
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
E.V
CHARGING
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACTCOMPACT
COMPACT COMPACT COMPACTCOMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
R10.00
0
0
R22.33
7
3
ESOLCNPOEESOEPOLCNESOLCNPOEESOEPOLCN
FEBCO LF860 1.5"
REDUCED PRESSURE
BACKFLOW ASSEMBLY
ESOLCNPOEESOEPOLCNESOLCNPOEESOEPOLCN
AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
SBROWN@TRASHMANAGE.COM
DRAWING TITLE
Dublin Affordable Housing
6541- 6543 REGIONAL ST
DUBLIN, CA
PROJECT NO.
PROJECT
CSDRAWN
APPROVED
DATE
SCALE
DRAWING NO.
SB
11/08/2021
AS SHOWN
CONSULTANT
SITE PLAN
TR0.1
ARCHITECT
OWNER / DEVELOPER
NO.DATE ISSUED BYISSUE / REVISION
BAR
EDEN HOUSING
ELECTRIC
PALLET JACK
64G
COMPOST
CART
64G
COMPOST
CART
64G
COMPOST
CART
64G
COMPOST
CART
4CY SPARE
LOOSE
WASTE
4CY SPARE
LOOSE
RECYCLE
4CY
LOOSE
RECYCLE
BIN
4CY
LOOSE
WASTE
BIN
8'-
0
"
R
O
L
L
-
U
P
D
O
O
R
96G
RECYCLE
CART
96G
RECYCLE
CART
TRASH
CLOSET
PROJECTED COLLECTION SCHEDULE: LOOSE BIN LAYOUT
RESIDENTIAL TRASH ROOM
SERVICE:FREQUENCY:CONTAINER VOL / TYPE:
WASTE (1) 4CY FL LOOSE BIN 4x/wk
RECYCLING (1) 4CY FL LOOSE BIN 4x/wk
COMPOST (4) 64G TOTER CARTS 1x/wk
(3) 64G TOTER CARTS 1x/wk
PROJECTED COLLECTION SCHEDULE: TRASH CLOSET
GROUND FLOOR UNITS
SERVICE:FREQUENCY:CONTAINER VOL / TYPE:
WASTE (2) 96G TOTER CARTS 3x/wk
RECYCLING
COMPOST 1x/wk
(2) 96G TOTER CARTS 3x/wk
(1) 64G TOTER CARTS
AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
SBROWN@TRASHMANAGE.COM
DRAWING TITLE
Dublin Affordable Housing
6541- 6543 REGIONAL ST
DUBLIN, CA
PROJECT NO.
PROJECT
CSDRAWN
APPROVED
DATE
SCALE
DRAWING NO.
SB
11/08/2021
AS SHOWN
CONSULTANT
RESIDENTIAL
TRASH COLLECTION ROOM
LOOSE BIN LAYOUT
TR1.0
ARCHITECT
OWNER / DEVELOPER
NO.DATE ISSUED BYISSUE / REVISION
BAR
EDEN HOUSING
96G
RECYCLE
CART
96G
RECYCLE
CART
96G
WASTE
CART
96G
WASTE
CART
64G
COMPOST
CART
TRASH
CLOSET
5' ADA
AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
SBROWN@TRASHMANAGE.COM
DRAWING TITLE
Dublin Affordable Housing
6541- 6543 REGIONAL ST
DUBLIN, CA
PROJECT NO.
PROJECT
CSDRAWN
APPROVED
DATE
SCALE
DRAWING NO.
SB
11/08/2021
AS SHOWN
CONSULTANT
GROUND FLOOR UNITS
TRASH CLOSET LAYOUT
TR1.1
ARCHITECT
OWNER / DEVELOPER
NO.DATE ISSUED BYISSUE / REVISION
BAR
EDEN HOUSING
5' DIA.
RUBBERMAID SLIM JIM FOR
COMPOST. TO BE EMPTIED
DAILY INTO TRASH
COLLECTION ROOM
COMPOST CONTAINER.
RELEASE
FOR
OTHER
USES
AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
SBROWN@TRASHMANAGE.COM
DRAWING TITLE
Dublin Affordable Housing
6541- 6543 REGIONAL ST
DUBLIN, CA
PROJECT NO.
PROJECT
CSDRAWN
APPROVED
DATE
SCALE
DRAWING NO.
SB
11/08/2021
AS SHOWN
CONSULTANT
RESIDENTIAL
UPPER FLOOR
TRASH VESTIBULE
(LEVEL 2-5)
TR1.2
ARCHITECT
OWNER / DEVELOPER
NO.DATE ISSUED BYISSUE / REVISION
BAR
EDEN HOUSING
ELECTRIC
PALLET JACK
64G
COMPOST
CART
64G
COMPOST
CART
4CY SPARE
4CY SPARE
4CY
LOOSE
RECYCLE
BIN
4CY
LOOSE
WASTE
BIN
8'-
0
"
R
O
L
L
-
U
P
D
O
O
R
96G
RECYCLE
CART
96G
RECYCLE
CART
96G
WASTE
CART
96G
WASTE
CART
64G
COMPOST
CART
TRASH
CLOSET
5' ADA
4CY BIN
4CY BIN
96G
CART
96G
CART
96G
CART
96G
CART
64G
CART
64G
CART
64G
CART
64G
CART
64G
CART
ESOLCNPOEESOEPOLCNESOLCNPOEESOEPOLCN
AMERICAN TRASH MANAGEMENT
1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
SBROWN@TRASHMANAGE.COM
DRAWING TITLE
Dublin Affordable Housing
6541- 6543 REGIONAL ST
DUBLIN, CA
PROJECT NO.
PROJECT
CSDRAWN
APPROVED
DATE
SCALE
DRAWING NO.
SB
11/08/2021
AS SHOWN
CONSULTANT
Staging Location
TR1.3
ARCHITECT
OWNER / DEVELOPER
NO.DATE ISSUED BYISSUE / REVISION
BAR
EDEN HOUSING
PATH OF
TRALEL