HomeMy WebLinkAboutReso 51-22 Approving Site Development Review Permit for Inspiration Drive Memory Care Project
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 1 of 27
RESOLUTION NO. 51 – 22
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR
THE INSPIRATION DRIVE MEMORY CARE PROJECT
PLPA 2020-00044
(APN 941-0022-005-00)
WHEREAS, the Applicant, Steve Ring of Fulcrum Development, is proposing to develop a 55-
bed memory care facility on Parcel 2 of the Valley Christian Center Property located at 7500 Inspiration
Drive. Requested approvals include a Planned Development Rezoning with a related Stage 1 and
Stage 2 Development Plan, Site Development Review Permit and Street Vacation. These planning and
implementing actions are collectively known as the “Inspiration Drive Memory Care Project” or the
“Project;” and
WHEREAS, the Project site is approximately 1.6 acres located on the northwest corner of
Inspiration Drive and Dublin Boulevard (APN 941-0022-005-00); and
WHEREAS, the existing General Plan land use designation for the project site is Public/Semi-
Public; and
WHEREAS, the Project site is located within the A (Agricultural) zoning district as stated in
Planned Development Ordinance No. 07-03; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, in 2003, the City Council adopted a Resolution certifying an Environmental Impact
Report (EIR), and adopted findings and a Mitigation Monitoring and Reporting Program for the Valley
Christian Center Expansion/Master Plan project (Resolution No. 92-03, incorporated herein by
reference); and
WHEREAS, in 2018, the City adopted a Supplemental Mitigated Negative Declaration supported
by an Initial Study (2018 Supplemental IS/MND) to evaluate proposed changes to the Valley Christian
Center Expansion Program, including conversion of the softball field to a football athletic field,
expansion of an existing athletic field to accommodate the relocated softball field, construction of a
central plaza, and associated parking and landscape improvements; and
WHEREAS, the City prepared an Initial Study to determine whether supplemental environmental
review was required for the proposed Project under CEQA standards. The Initial Study examined
whether there were substantial changes to the proposed development, substantial changes in
circumstances, or new information, any of which would result in new or more severe significant impacts
than analyzed in the prior Valley Christian Center EIR and 2018 Supplemental IS/MND or whether any
other standards for supplemental environmental review were met; and
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 2 of 27
WHEREAS, upon completion of the Initial Study it was determined that there were new
potentially significant impacts associated with the project related to aesthetics, air quality, biological
resources, cultural resources, geology and soils, hydrology and water quality, and noise and, therefore,
a Supplemental Mitigated Negative Declaration was prepared to analyze those impacts and identify
mitigation measures to reduce the impacts to less than significant; and
WHEREAS, the Supplemental Mitigated Negative Declaration/Initial Study was circulated for
public review from November 18, 2021 - December 17, 2021; and
WHEREAS, the City of Dublin received no comment letters during the public review period; and
WHEREAS, on April 26, 2022, the Planning Commission adopted Resolution No. 22-04
recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and
approve amendments to the Zoning Map, a Planned Development Rezoning with a related Stage 1 and
Stage 2 Development Plan, a Site Development Review Permit, and a Street Vacation for the Project;
and
WHEREAS, on May 17, 2022, the City Council held a properly noticed public hearing on the
project and the Supplemental Mitigated Negative Declaration at which time all interested parties had
the opportunity to be heard; and
WHEREAS, a Staff Report, dated May 17, 2022, and incorporated herein by reference,
described and analyzed the project, including the amendment to the Planned Development Zoning
District, Site Development Review Permit, and Supplemental Mitigated Negative Declaration for the
City Council; and
WHEREAS, on May 17, 2022, the City Council adopted Resolution 50-22 adopting the
Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting Program for the
project, and the City Council considered the Supplemental Mitigated Negative Declaration, as well as
the prior Valley Christian Center EIR, the 2018 Supplemental MND to the Valley Christian Center EIR
and all above-referenced reports, recommendations, and testimony before taking any action on the
project; and
WHEREAS, the City Council did hear and use independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does hereby
make the following findings and determinations regarding the Site Development Review Permit for the
Inspiration Drive Memory Care Project:
A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review)
of the Zoning Ordinance, with the General Plan, and any applicable Specific Plans and design
guidelines because: 1) the proposed project is consistent with the General Plan land use
designation of Public/Semi-Public, which allows for quasi-public uses such as senior centers,
special needs program facilities and other similar services and benefit to the community; 2)
the proposed project gives thoughtful consideration to the adjacent residential development
through setbacks and an consistent architectural design; and 3) the proposed project will
conform to the allowable uses and development standards as stated in the Stage 1 and Stage
2 Development Plan.
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 3 of 27
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
Planned Development zoning district provides a comprehensive development plan that
creates a desirable use of land that is sensitive to surrounding land uses by virtue of the
layout and design of the site plan; and 2) development of the Project under the Planned
Development zoning district will be harmonious and compatible with existing and future
development in the surrounding area in that the site will provide new living facilities to senior
residents.
C. The design of the Project is appropriate to the City, the vicinity, surrounding properties, and
the lot(s) in which the Project is proposed because: 1) the project site is adjacent to Medium-
Density Residential and Public/Semi-Public uses; 2) the proposed development will consist
of a residential care facility for the senior population from Dublin and surrounding areas; and
3) the design of the project has taken into account sensitive adjacencies and will provide a
community facility for the senior population.
D. The subject site is suitable for the type and intensity of the approved development because:
1) the project site is relatively flat with improved public streets and utilities; and 2)
development intensity is similar to adjacent properties.
E. Impacts to existing slopes and topographic features are addressed because: 1) the project
site is relatively flat; 2) the roadway and utility infrastructure to serve the site already exist;
and 3) future approval of grading and improvement plans will enable the site to be modified
to suit the project, which will be developed for the site in accordance with City policies and
regulations.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar elements result in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the building has been design to be consistent with the quality and standards of
the adjacent residential community (California Highlands); 2) the design of the parking area
and front entrance to the building concentrates activity near Inspiration Drive and away from
the adjacent residential homes; and 3) the proposed project includes a landscape buffer to
between project and the adjacent residential community.
G. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, and similar elements have been incorporated into the project to ensure visual
relief, adequate screening and an attractive environment for the public because: 1) the plant
palette is drought tolerant and compatible with the existing plant species in the area; 2) the
project includes a courtyard gathering space for the residents, which is buffered from the
adjacent residential community; and 3) the project landscaping conforms 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: 1) access to the site is provided from a singular
driveway off Inspiration Drive; 2) all infrastructure including, pathways, sidewalks, and lighting
have been reviewed for conformance with City policies, regulations, and best practices and
have been designed with multi-modal travel in mind; and 3) the project has been reviewed
by the Public Works Department and the Fire Department and adequate access and
circulation has been provided on-site.
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 4 of 27
BE IT FURTHER RESOLVED that the Dublin City Council does hereby approve the Site
Development Review Permit for the Inspiration Drive Memory Care Project subject to the conditions
included below, and other plans, and text relating to this Site Development Review Permit.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works
[P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department
of Environmental Health, [Z7] Zone 7.
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
GENERAL
1. Approval. This approval is for the Inspiration Drive Memory
Care Project (PLPA-2020-00045). This approval shall be as
generally depicted and indicated on the Project Plans
prepared by Lenity Architecture, dated November 23, 2021,
attached as Exhibit A and other plans, text, and diagrams
relating to this project, and as specified as the following
Conditions of Approval for this project.
PL Ongoing
2. Effective Date. This Site Development Review Permit
approval becomes effective once the accompanying once the
Planned Development Rezoning has been approved by City
Council and is effective.
PL Ongoing
3. Permit Expiration. Construction or use shall commence
within one (1) year of Site Development Review approval or
the Site Development Review Permit shall lapse and become
null and void. If there is a dispute as to whether the Site
Development Review Permit has expired, the City may hold
a noticed public hearing to determine the matter. Such a
determination may be processed concurrently with
revocation proceedings in appropriate circumstances. If the
Site Development Review Permit expires, a new application
must be made and processed according to the requirements
of the Zoning Ordinance.
PL One Year After
Effective Date
4. Time Extension. The Director of Community Development
may, upon the Applicant’s written request for an extension of
approval prior to expiration, and upon the determination that
any Conditions of Approval remain adequate to assure that
applicable findings of approval will continue to be met, grant
a time extension of approval for a period not to exceed 12
months. The Director of Community Development may grant
a maximum of two extensions of approval, and additional
extensions may be granted by the original decision maker.
PL Expiration Date
5. Compliance. The Applicant/Property Owner shall operate
this use in compliance with the Conditions of Approval of this
Site Development Review Permit, the approved plans and
the regulations established in the Zoning Ordinance. Any
violation of the terms or conditions specified may be subject
PL On-going
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Prior to:
to enforcement action.
6. Revocation of Permit. The Site Development Review
approval shall be revocable for cause in accordance with
Dublin Municipal Code Section 8.96.020.I. Any violation of
the terms or conditions of this permit shall be subject to
citation.
PL On-going
7. Requirements and Standard Conditions. The Applicant/
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department, Dublin
Building Department, Dublin Police Services, Alameda
County Flood Control District Zone 7, Livermore Amador
Valley Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services District
and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer shall supply written
statements from each such agency or department to the
Planning Department, indicating that all applicable conditions
required have been or will be met.
Various Building Permit
Issuance
8. Required Permits. As determined applicable for grading
and building permits for each development phase or planning
area, the Developer shall obtain all permits required by other
agencies including, but not limited to Alameda County Flood
Control and Water Conservation District Zone 7, California
Department of Fish and Game, Army Corps of Engineers,
Regional Water Quality Control Board, Caltrans and provide
copies of the permits to the Public Works Department.
PW Building Permit
Issuance and
Grading Permit
Issuance
9. Fees. The Applicant/Developer shall pay all applicable fees
in effect at the time of building permit issuance, including, but
not limited to, Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School
Impact fees, Fire Facilities Impact fees, Alameda County
Flood and Water Conservation District (Zone 7) Drainage
and Water Connection fees; or any other fee that may be
adopted and applicable.
Various Building Permit
Issuance
10. Indemnification. The Applicant/Developer shall defend,
indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action, or
proceeding against the City of Dublin or its agents, officers,
or employees to attack, set aside, void, or annul an approval
of the City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other
department, committee, or agency of the City to the extent
such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law;
ADM On-going
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 6 of 27
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AGENCY WHEN REQ’D
Prior to:
provided, however, that the Developer’s duty to so defend,
indemnify, and hold harmless shall be subject to the City’s
promptly notifying the Developer of any said claim, action, or
proceeding and the City’s full cooperation in the defense of
such actions or proceedings.
11. Clarification of Conditions. In the event that there needs 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 Developer without going to a public hearing. The
Director of Community Development and the City Engineer
also have the authority to make minor modifications to these
conditions without going to a public hearing in order for the
Developer to fulfill needed improvements or mitigations
resulting from impacts to this project.
PL, PW On-going
12. Clean-up. The Applicant/Developer shall be responsible for
clean-up and disposal of project related trash to maintain a
safe, clean and litter-free site.
PL On-going
13. Modifications. Modifications or changes to this Site
Development Review approval may be considered by the
Community Development Director if the modifications or
changes proposed comply with Dublin Municipal Code
Section 8.104.100.
PL On-going
14. Equipment Screening. All electrical equipment, fire risers,
electrical and gas meters, and/or mechanical equipment shall
be architecturally screened from public view by landscaping
and/or architectural features and that electrical transformers
are either underground or architecturally screened.
Any roof-mounted equipment shall be completely screened
from adjacent street view by materials architecturally
compatible with the building and to the satisfaction of the
Community Development Director. The Building permit plans
shall show the location of all equipment and screening for
review and approval by the Director of Community
Development.
PL Building Permit
Issuance
and
Through
Completion/ On-
going
15. Temporary Promotional Banners and Balloons.
Temporary Promotional Banner Signs and Balloons shall
only be permitted after first securing an approved Temporary
Promotional Sign Permit. All temporary on-site signage shall
be subject to the sign regulations contained in the Zoning
Ordinance.
PL On-going
16. Construction Trailer. The Applicant/Developer shall obtain
a Temporary Use Permit prior to the establishment of any
construction trailer, storage shed, or container units on the
project site.
PL Installation of a
Construction
Trailer
PLANNING – Project Specific Conditions
17.
Public Art. The project is required to comply with Dublin
Municipal Code Sections 8.58.05A and 8.58.05D of Chapter
8.58 (Public Art Program). The Project will make a monetary
contribution in-lieu of acquiring and installing a public art
project on the property, as provided by the Dublin Municipal
PL Prior to First
Occupancy of
each Planning
Area as
Applicable
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AGENCY WHEN REQ’D
Prior to:
Code Section 8.58.050D. The in-lieu contribution shall be as
provided in the Dublin Municipal Code Chapter 8.58.
18. Lot Line Adjustment. The Applicant/Developer shall submit
a Lot Line Adjustment application to the City including all the
required documentation and legal descriptions. The Lot Line
Adjustment is for the northern property line of Parcel 2 shared
with Parcel 1 to reflect the boundary at shown on the Site
Plan, Sheet A1.1 of the Project Plans. See also COA No. 156.
PL Building Permit
Issuance
19. _ Mitigation Monitoring Program. The Applicant/ Developer
shall comply with the applicable mitigation measures of the
Valley Christian Center Environmental Impact Report (EIR)
certified by Resolution No. 92-03, Supplemental Mitigated
Negative Declaration adopted by Resolution No. 06-19, and
Supplemental Mitigated Negative Declaration adopted by as
part of the Inspiration Drive Memory Care and Assisted Living
Projects, including all mitigation measures, action programs,
and implementation measures contained therein. The EIR
and Supplemental Mitigated Negative Declarations are on file
with the Community Development Department.
PL Ongoing
20. Final Landscape and Irrigation Plan. Plans shall comply
with Dublin Municipal Code Chapter 8.72 and be generally
consistent with the project plans attached to this Resolution
as Exhibit A Final Landscape and Irrigation Plan prepared
and stamped by a State licensed landscape architect or
registered engineer shall be submitted for review and
approval by the Community Development Director.
PL Building Permit
Issuance
21. Water Efficient Landscaping Regulations. The
Applicant/Developer shall meet all requirements of the City of
Dublin's Water-Efficient Landscaping Regulations, Dublin
Municipal Code Chapter 8.88 and submit written
documentation to the Public Works Department (in the form
of a Landscape Documentation Package and other required
documents) that the development conforms to the City’s
Water Efficient Landscaping Ordinance.
PL Building Permit
Issuance
22. Landscape Edges. Concrete curbs or bands shall be used
at the edges of all planters and paving surfaces, unless
otherwise defined differently. The design width and depth of
the concrete edge to be to the satisfaction of the Community
Development Director and City Engineer.
PL Building Permit
Issuance
23. Backflow Prevention Devices. The Landscape Plan shall
show the location of all backflow prevention devises. The
location and screening of the backflow prevention devices
shall be reviewed and approved by City staff.
PL Building Permit
Issuance
24. Maintenance of Landscape. All landscape areas on the site
shall be enhanced and properly maintained at all times. Any
proposed or modified landscaping to the site, including the
removal or replacement of trees, shall require prior review
and written approval from the Community Development
Director.
PL On-going
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AGENCY WHEN REQ’D
Prior to:
25. Noise Land Use Compatibility Analysis. Per the Noise
Land Use Compatibility Analysis dated April 2022, the project
shall incorporate the following:
a. Install resilient channels at the exterior walls for the
buildings.
b. Install sound-rated windows with a minimum rating of
STC-33 at all south-facing residential units of the memory
care facility.
c. Install standard windows with a minimum rating of STC-
28 at all other residential units.
PL Building Permit
Issuance
BUILDING AND SAFETY
26. Building Codes and Ordinances. All project construction
shall conform to all building codes and ordinances in effect at
the time of building permit.
B Through
Completion
27. Construction Drawings. Construction plans shall be fully
dimensioned (including building elevations) accurately drawn
(depicting all existing and proposed conditions on site), and
prepared and signed by a California licensed Architect or
Engineer. All structural calculations shall be prepared and
signed by a California licensed Architect or Engineer. The
site plan, landscape plan and details shall be consistent with
each other.
B Issuance of
Building Permits
28. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings and
specifications for plan check. Each set of plans shall have
attached an annotated copy of these Conditions of Approval.
The notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction plans
will not be accepted without the annotated resolutions
attached to each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participation
non-City agencies prior to the issuance of building permits.
B Issuance of
Building Permits
29. As-Built Drawings. All revisions made to the building plans
during the project shall be incorporated into an “As Built”
electronic file and submitted prior to the issuance of the final
occupancy.
B Occupancy
30. Addressing.
a. Provide a site plan with the City of Dublin’s address grid
overlaid on the plans (1 to 30 scale). Highlight all exterior
door openings on plans.
b. Address signage shall be provided as per the Dublin
Commercial Security Code.
Address will be required on all doors leading to the exterior
of the building. Addresses shall be illuminated and be able to
be seen from the street, four inches in height minimum.
B
Prior to Release
of Addresses
Prior to
Permitting
Prior to
Occupancy
31.
Engineer Observation. The Engineer of record shall be
retained to provide observation services for all components
of the lateral and vertical design of the building, including
nailing, hold-downs, straps, shear, roof diaphragm and
B Prior to
Scheduling the
Final Frame
Inspection
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Prior to:
structural frame of building. A written report shall be
submitted to the City Inspector prior to scheduling the final
frame inspection.
32. 60-Foot No Build Covenant. Pursuant to Dublin Municipal
Code Section 7.32.130, the owner shall file with the Chief
Building Official a Covenant and Agreement Regarding
Maintenance of Yards for an Oversized Building binding such
owner, his heirs, and assignees, to set aside a 60-foot
required yard as unobstructed space having no
improvements. After execution by the owner and Chief
Building Official, such covenant shall be recorded in the
Alameda County Recorder’s Office, and shall continue in
effect so long as an oversized building remains or unless
otherwise released by authority of the Chief Building Official.
B Prior to
Permitting
(if frontage
increase used to
allowable area)
33. Foundation. Geotechnical Engineer for the soils report shall
review and approve the foundation design. A letter shall be
submitted to the Building Division on the approval.
B Prior to Permit
Issuance
34. CASp Reports. Applicant/Developer shall obtain the
services of a Certified Access Specialist for the review of the
construction drawings and inspections for the building interior
and site exterior. A written report shall be submitted to the
City prior to approval of the permit application. Additionally,
a written report shall be submitted to the City Building
Inspector prior to scheduling the final inspection.
B Prior to
Permitting and
Occupancy
35.
Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view with
materials compatible to the main building. Units shall be
permanently installed on concrete pads or other non-
movable materials approved by the Chief Building Official
and Director of Community Development.
B Occupancy of
Building
36. Plumbing Fixture Count. The plumbing fixture count (e.g.,
water closets, lavatories, urinals, drinking fountains) shall
meet the minimum requirements for the use as regulated by
the CA Plumbing Code.
B Prior to
Permitting
37. Cool Roofs – CA Energy Code. Flat roof areas shall have
their roofing material coated with light colored gravel or
painted with light colored or reflective material designed for
cool roofs.
B Through
Completion
38. Accessible Parking. The required number of parking stalls,
the design and location of the accessible parking stalls shall
be as required by the CA Building Code, Chapter 11-B.
B Through
Completion
39. Green Parking. The design and number of clean air/ EV
ready stalls shall be as required by the CA Green Building
Standards Code.
B Through
Completion
40. Retaining Walls. All retaining walls over 30 inches in height
and in a walkway shall be provided with guardrails. All
retaining walls with a surcharge or retaining walls over 36
inches shall obtain permits and inspections from the Building
and Safety Division.
B Through
Completion
41. Accessory Structures. Building permits are required for all
trash enclosures and associated amenities / structures and
are required to meet the accessibility and building codes.
B Through
Completion
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Prior to:
42.
Temporary Fencing. Temporary construction fencing shall
be installed along perimeter of all work under construction
B Through
Completion
43. Copies of Approved Plans. Applicant/Developer shall
provide City with one reduced (1/2 size) copy of the City of
Dublin stamped approved plan. Verify with Building Official
if electronic copy is acceptable prior to submittal.
B 30 Days After
Permit and Each
Revision
Issuance
FIRE PREVENTION
44. No fire service lines shall pass beneath buildings. F Approval of
Improvement
Plans
45. New Fire Sprinkler System and Monitoring
Requirements. In accordance with the Dublin Fire Code, fire
sprinklers shall be installed in the building. The system shall
be in accordance with the NFPA 13, the CA Fire Code and
CA Building Code. Plans and specifications showing detailed
mechanical design, cut sheets, listing sheets and hydraulic
calculations shall be submitted to the Fire Department for
approval and permit prior to installation. This may be a
deferred submittal.
a. Sprinkler Plans. (Deferred Submittal Item). Submit
detailed mechanical drawings of all sprinkler modifications,
including cut sheets, listing sheets and calculations to the
Fire Department for approval and permit prior to
installation.
b. All sprinkler system components shall remain in
compliance with the applicable N.F.P.A. 13 Standard, the
CA Fire Code and the CA Building Code.
c. Underground Plans. (Deferred Submittal Item). Submit
detailed shop drawings for the fire water supply system,
including cut sheets, listing sheets and calculations to the
Fire Department for approval and permit prior to
installation. All underground and fire water supply system
components shall be in compliance with the applicable
N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code and
the CA Building Code. The system shall be hydrostatically
tested and inspected prior to being covered. Prior to the
system being connected to any fire protection system, a
system flush shall be witnessed by the Fire Department.
d. Central Station Monitoring. Automatic fire extinguishing
systems installed within buildings shall have all control
valves and flow devices electrically supervised and
maintained by an approved central alarm station. Zoning
and annunciation of central station alarm signals shall be
submitted to the Fire Department for approval.
e. Fire protection equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.
F Building Permit
Issuance
46. Fire Access During Construction.
a. Fire Access. Access roads, turnaround, pullouts, and fire
operation areas are fire lanes and shall be maintained
clear and free of obstructions, including the parking of
vehicles.
F During
Construction
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Prior to:
b. Entrances. Entrances to job sites shall not be blocked,
including after hours, other than by approved
gates/barriers that provide for emergency access.
c. Site Utilities. Site utilities that would require the access
road to be dug up or made impassible shall be installed
prior to construction commencing.
d. Entrance flare, angle of departure, width, turning radii,
grades, turnaround, vertical clearances, road surface,
bridges/crossings, gates/key-switch, within a 150-foot
distance to Fire Lane shall be maintained.
e. Personnel Access. Route width, slope, surface and
obstructions must be considered for the approved route
to furthermost portion of the exterior wall.
f. All-weather access. Fire access is required to be all-
weather access. Show on the plans the location of the all-
weather access and a description of the construction.
Access roads must be designed to support the imposed
loads of fire apparatus.
47. Fire Alarm (Detection) System Required.
A Fire Alarm-Detection System shall be installed throughout
the building so as to provide full property protection, including
combustible concealed spaces, as required by NFPA 72. The
system shall be installed in accordance with NFPA 72, CA
Fire, Building, Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation system,
compliance with the horn/strobe requirements for the entire
building must also be met. All automatic fire extinguishing
systems shall be interconnected to the fire alarm system so
as to activate an alarm if activated and to monitor control
valves. Delayed egress locks shall meet requirements of
C.F.C.
a. Fire Alarm Plans. (Deferred Submittal Item). Submit
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 to the Fire Department for
review and permit prior to the installation. Where
employee work area’s have audible alarm coverage,
circuits shall be initially designed with a minimum 20
percent spare capacity for adding appliances to
accommodate hearing impaired employee’s.
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.
F Occupancy
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 12 of 27
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
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.
48. Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate fire
extinguisher locations. The number and location of
extinguishers shall be shown on the plans. Additional fire
extinguishers maybe required by the Fire Inspector.
Fire extinguisher shall meet a minimum classification of 2A
10BC. Extinguishers 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.
F Occupancy
49. FD Building Key Box. A Fire Department key box shall be
installed at the main entrance to the building. Note these
locations on the plans. The key box should be installed
approximately 5.5 feet above grade. The box shall be sized
to hold the master key to the facility as well as keys for rooms
not accessible by the master key. Specialty keys, such as the
fire alarm control box key and elevator control keys shall also
be installed in the box.
The key box door and necessary keys are to be provided to
the Fire Inspector upon the final inspection. The inspector will
then lock the keys into the box.
F Occupancy
50. Means of Egress. Exit signs shall be visible and illuminated
with emergency lighting when building is occupied. F Occupancy
51. 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
locked condition. However, an exception for A-3, B, F, M, S
occupancies and all churches does allow key-locking
hardware (no thumb-turns) on the main exit when the main
exit consists of a single door or pair of doors. When unlocked
the single door or both leaves of a pair of doors must be free
to swing without operation of any latching device. A readily
visible, durable sign on or just above the door stating “This
door to remain unlocked whenever the building 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.
F Occupancy
52. Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.
Submittal of a seating plan on 8.5-inch by 11-inch paper is
required prior to final occupancy.
F Occupancy
53. 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
F Occupancy
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 13 of 27
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
inspection. If the product is not field marked and the 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.
54. General Inspection. Upon inspection of the work for which
this submittal was provided, a general inspection of the
business and site will be conducted.
F Occupancy
55. 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. The 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. Larger sizes may be
necessary depending on the setbacks and visibility.
F Occupancy of
any building
56. Fire Safety During Construction and Demolition.
a. Clearance to combustibles from temporary heating
devices shall be maintained. Devices shall be fixed in
place and protected from damage, dislodgement or
overturning in accordance with the manufacturer’s
instructions.
b. Smoking shall be prohibited except in approved areas.
Signs shall be posted “NO SMOKING” in a conspicuous
location in each structure or location in which smoking is
prohibited.
c. Combustible debris, rubbish and waste material shall be
removed from buildings at the end of each shift of work.
d. Flammable and combustible liquid storage areas shall be
maintained clear of combustible vegetation and waste
materials.
F Ongoing during
construction and
demolition
Dublin San Ramon Services District
57. The regulations that apply to development projects are codified
in the Dublin San Ramon Services District (DSRSD) Code; the
DSRSD "Standard Procedures, Specifications and Drawings
for Design and Installation of Water and Wastewater Facilities"
as amended from time to time; all 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.
DSRSD Building Permit
Issuance
58.
Planning and review fees/ inspection fees, and fees
associated with a wastewater discharge permit shall be paid
to DSRSD in accordance with the rates and schedules and
at time of payment as established in the DSRSD Code.
Planning and review fees are due after the 1st submittal of
plans. Construction Permit and Inspection Fees are due prior
to the issuance of a Construction Permit. Capacity Reserve
DSRSD Permit Submittal
and Construction
Permit Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 14 of 27
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
Fees are due before the water meter can be set or the
connection to the sewer system.
59. For Construction of DSRSD Facilities. All improvement
plans for DSRSD facilities shall be signed by the District
Engineer. Each drawing of improvement plans for DSRSD
facilities shall contain a signature block for the District
Engineer indicating approval of the sanitary sewer and/or
water facilities shown. Prior to approval by the District
Engineer, the applicant shall pay all required DSRSD fees,
and provide an engineer's estimate of construction costs for
the sewer and water systems, a faithful performance bond,
and a comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The
Applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by
the District Engineer.
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
60.
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 the City
for Recordation, the Final Map shall be submitted to and
approved by DSRSD for easement locations, widths, and
restrictions.
DSRSD Approval of Final
Map
61. All mains shall be sized to provide sufficient capacity to
accommodate future flow demands in addition to each
development project's demand. Layout and sizing of mains
shall be in conformance with DSRSD utility master planning.
DSRSD Approval of
Improvement
Plans
62.
The locations and widths of all proposed easement
dedications for water and sewer lines shall be submitted to
and approved by DSRSD.
DSRSD Approval of
Improvement
Plans
63.
Water and sewer mains shall be located in public streets
rather than in off street locations to the fullest extent possible.
If unavoidable, then sewer or water easements must be
established over the alignment of each sewer or water main
in an off-street or private street location to provide access for
future maintenance and/or replacement.
DSRSD Approval of
Improvement
Plans
64. Domestic and fire protection waterline systems for Tracts or
Commercial Developments shall be designed to be looped or
interconnected to avoid dead end sections in accordance
with requirements of the DSRSD Standard Specifications
and sound engineering practice.
DSRSD Approval of
Improvement
Plans
65. Sewers shall be designed to operate by gravity flow to
DSRSD’s existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review with
DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design
reports, design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment of present
worth 20-year maintenance costs as well as other conditions
within a separate agreement with the applicant for any project
that requires a pumping station.
DSRSD Approval of
Improvement
Plans
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 15 of 27
PUBLIC WORKS GENERAL CONDITIONS
73. Conditions of Approval. Applicant/Developer shall comply
with the City of Dublin Public Works Standard Conditions of
Approval contained below (“Standard Condition”) unless
specifically modified by Project Specific Conditions of
Approval below.
PW On-going
74. Zone 7 Impervious Surface Fees. Applicant/Developer
shall complete a “Zone 7 Impervious Surface Fee
Application” and submit an accompanying exhibit for review
PW Building Permit
Issuance
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
66. This project includes mixed use and/or multi-family
residential units and is subject to the requirement of SB 7
(2016, Walk) as a condition of water service. Each individual
residential unit shall be metered or submetered 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. 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.
DSRSD Approval of
Improvement
Plans
67. This project will be analyzed by DSRSD to determine if it
represents additional water and/or sewer capacity demands
on the District. Applicant will be required to pay all
incremental capacity reserve fees for water and sewer
services as required by the project demands. All capacity
reserve fees must be paid prior to installation of a water meter
for water. If a water meter is not required, the capacity
reserve fee shall be paid prior to issuance of a building
permit. The District may not approve the building permit until
capacity reserve fees are paid.
DSRSD Building Permit
Issuance
68. No sewer line or waterline construction shall be permitted
unless the proper utility construction permit has been issued
by DSRSD. A construction permit will only be issued after all
of the items in Condition No.58 have been satisfied.
DSRSD Construction
Permit Issuance
69. Above ground backflow prevention devices/double detector
check valves shall be installed on fire protection systems
connected to the DSRSD water main. The applicant shall
collaborate with the Fire Department and with DSRSD to size
and configure its fire system.
DSRSD Approval of
Improvement
Plans
70. Any proposed irrigation for this project shall be designed
for and connected to potable water. Unless explicitly
stated otherwise by DSRSD, recycled water irrigation is
unavailable for use for this project per DERWA recycled
water moratorium Resolution No. 19-3 dated 3/24/2019.
DSRSD Approval of
Improvement
Plans
71. Development plans will not be approved until landscape
plans are submitted and approved. DSRSD Approval of
Improvement
Plans
72. Trash enclosures are required to drain to the sanitary sewer
system and grease interceptors shall be installed within the
trash enclosure area. The trash enclosure shall be roofed
and graded to minimize rainwater or stormwater from
entering the trash enclosure.
DSRSD Approval of
Improvement
Plans
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 16 of 27
by the Public Works Department. Fees generated by this
application will be due at issuance of Building Permit.
PUBLIC WORKS – AGREEMENTS
75. 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 Rights of
Way. In addition to stormwater management measures,
drainage v-ditches, mitigation areas, and 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 required agreement
for both the Nissan and Infinity projects shall be combined
into one agreement and recorded against the property and
this agreement shall run with the land.
PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS – PERMITS AND BONDS
76. Encroachment Permit. Applicant/Developer shall obtain an
Encroachment Permit from the Public Works Department for
all construction activity within the public right-of-way.
PW Permit Issuance
77. Grading/Sitework Permit. Applicant/Developer shall obtain
a Grading or Sitework Permit from the Public Works
Department for all grading and site improvements.
PW Permit Issuance
78. Security. Applicant/Developer shall provide faithful
performance security to guarantee the improvements, as well
as payment security, as determined by the City Engineer
(Note: The performance security shall remain in effect until
one year after final inspection).
PW Permit Issuance
79. 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
• Regional Water Quality Control Board
• California Department of Fish and Wildlife
• Dublin San Ramon Services District (DSRSD)
• Alameda County Flood Control and Water Conservation
District Zone 7 (Zone 7)
PW Permit Issuance
PUBLIC WORKS - SUBMITTALS
80. Improvement Plan Submittal Requirements. All submittals
of plans shall comply with the requirements of the “City of
Dublin Public Works Department Improvement Plan
Submittal Requirements”, the “City of Dublin Improvement
Plan Review Check List,” and current Public Works and
industry standards. A complete submittal of improvement
plans shall include all civil improvements, joint trench, street
lighting and on-site safety lighting, landscape plans, and all
associated documents as required. Applicant/Developer
shall not piecemeal the submittal by submitting various
components separately.
PW Grading/
Sitework Permit
Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 17 of 27
81. Improvement Plan Requirements from Other Agencies.
Applicant/Developer will be responsible for submittals and
reviews to obtain the approvals of all participating non-City
agencies, namely, The Alameda County Fire Department and
the Dublin San Ramon Services District. The aforementioned
agencies shall approve and sign the Improvement Plans.
PW Grading/
Sitework Permit
Issuance
82. Approval by Others. The Applicant/Developer will be
responsible for submittals and reviews to obtain the
approvals of all applicable non-City agencies.
PW Grading/
Sitework Permit
Issuance
83. Composite Exhibit. Construction plan set shall include a
Composite Exhibit showing all site improvements, utilities,
landscaping improvements and trees, signs, etc. to be
constructed to ensure that there are no conflicts among the
proposed and existing improvements.
PW Grading/
Sitework Permit
Issuance
84. Geotechnical Report. Applicant/Developer shall submit a
Design Level Geotechnical Report, which includes but are
not limited to grading, slope stability, pavement section, and
additional information and/or clarifications as determined by
the City Engineer.
PW Grading
/Sitework Permit
Issuance
85. 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 the building
pads have been graded to within 0.1 feet of the grades shown
on the approved Grading Plans, and that the top and toe of
banks and retaining walls are at the locations shown on the
approved Grading Plans.
PW Certificate of
Occupancy
86.
Hydrology and Hydraulic Calculations. Hydrology and
Hydraulic calculations for the entire parcel including
undeveloped areas shall be submitted for approval to the City
Engineer. Alameda County published an updated version of
the Alameda County Hydrology and Hydraulics Manual. The
H and H Manual includes updates to calculating runoff and
should be used as the basis for your hydrology and hydraulics
design of flood control facilities in Alameda County.
The manual is available for download
at: https://acfloodcontrol.org/
PW Grading/
Sitework Permit
Issuance
87.
Stormwater Management Plan. A final Stormwater
Management Plan shall be submitted for review and approval
by the City Engineer. Approval is subject to the
Applicant/Developer providing the necessary plans, details,
and calculations that demonstrate the plan complies with the
standards issued by the San Francisco Bay Regional Water
Quality Control Board and Alameda Countywide Clean Water
Program. Landscape Based Stormwater Management
Measures shall be irrigated and meet WELO requirements.
PW Grading/
Sitework Permit
Issuance
88.
Onsite and Offsite Signing and Striping Plan. A Traffic
Signing and Striping Plan showing all proposed signing and
striping within on-site parking lots, drive aisles, along the
public street and the nearest intersection shall be submitted
for review and approval by the City Engineer. Striping plans
shall distinguish between existing striping to be removed and
new striping to be installed. All striping in the public street
shall be thermoplastic. All traffic striping along Inspiration
Drive and Dublin Boulevard project frontages shall be
PW Grading/
Sitework Permit
Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 18 of 27
removed and restriped to the satisfaction of the City
Engineer.
89. Approved Plan Files. Applicant/Developer shall provide the
Public Works Department a PDF format file of approved site
plans, including grading, improvement, landscaping and
irrigation, joint trench and lighting.
PW Grading/
Sitework Permit
Issuance
90. 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 higher drawing format. All
objects and entities in layers shall be colored by layer and
named in English. All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83 California
State Plane, Zone III, and U.S. foot.
PW Certificate of
Occupancy
91. 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 Provision
C.3 stormwater features, trash capture devices, mitigation
measures, wetlands, v-ditches and public waste containers.
PW Certificate of
Occupancy
92. SB 1383 Compliance Reporting. To comply with SB 1383,
Applicant/Developer shall provide to the Public Works
Department records indicating where SB 1383 compliant
mulch or compost was applied in the project, the source and
type of product, quantity of each product, and invoices
demonstrating procurement.
PW Certificate of
Occupancy
93. Parking Lot Lighting. The Applicant/Developer shall
prepare a photometric plan for the site lighting to demonstrate
that the minimum 1.0 foot candle lighting level is provided in
accordance with the City of Dublin’s requirements, or as
otherwise approved by the City Engineer. The photometric
plan shall show lighting levels which take into consideration
poles, low walls and other obstructions. Exterior lighting shall
be provided within the surface parking lots and on buildings
and shall be of a design and placement so as not to cause
glare onto adjoining properties, businesses or to vehicular
traffic. Lighting used after daylight hours shall be adequate to
provide for security needs. The parking lot lights shall be
designed to eliminate any pockets of high and low illuminated
areas.
PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS - EASEMENTS AND ACCESS RIGHTS
94. Dedications. All rights-of-way and easement dedications
required by these conditions or determined necessary by the
City Engineer shall be dedicated by separate instrument.
PW Sitework Permit
or Building
Permit Issuance
95. Abandonment of Easements. Applicant/Developer shall
obtain abandonment from all applicable public agencies for
existing easements and rights-of-way within the project site
that will no longer be used. Prior to completion of
abandonment, the improvement plans may be approved if the
Applicant/Developer can demonstrate to the satisfaction of
the City Engineer that the abandonment process has been
initiated.
PW Sitework Permit
or Building
Permit Issuance
96.
Encroachment of Structures within Proposed and
Existing Easements. Project entry monument signs, lighting
standards, walls, C.3 treatment facilities, or any other
PW Grading/
Sitework Permit
Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 19 of 27
encroachments within a proposed or existing easement shall
not be permitted unless otherwise approved by the City
Engineer or easement holder. Any encroachment allowed to
be located in an easement is subject to removal and
replacement at the expense of the property owner when the
easement rights are exercised by the easement holder.
PUBLIC WORKS – GRADING
97.
Grading Plan. The Grading Plan shall be in conformance
with the recommendation of the Geotechnical Report, the
approved Site Development Review, and the City design
standards and ordinances. In case of conflict between the
soil engineer’s recommendation and the City ordinances, the
City Engineer shall determine which shall apply.
PW Grading/
Sitework Permit
Issuance
98.
Geotechnical Engineer Review and Approval. The Project
Geotechnical Engineer shall be retained to review all final
grading plans and specifications. The Project Geotechnical
Engineer shall sign all grading plans prior to City approval.
PW Grading/
Sitework Permit
Issuance
99. Site Grading Adjacent to Buildings. The ground
immediately adjacent to the foundation shall be sloped away
from the building at a slope required by the California Building
Code.
PW Grading/
Sitework Permit
Issuance
100. 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 a
Grading Permit. If the Developer does not own the parcel
which the proposed disposal site is located, the Developer
shall provide the City with a Letter of Consent signed by the
current owner, approving the placement off-haul material on
their parcel. A Grading Plan may be required for the
placement of the off-haul material.
PW Grading/
Sitework Permit
Issuance
101. Erosion Control Plan. A detailed Erosion and Sediment
Control Plan shall be included with the Grading Plan
submittal. The plan shall include detailed design, location,
and maintenance criteria of all erosion and sedimentation
control measures. The plan shall also address site
housekeeping best management practices.
PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS – STORM DRAINAGE AND OTHER UTILITIES
102. 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. Show the size
and location of existing and proposed 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 drain system.
PW Grading/
Sitework Permit
Issuance
103. Overland Release. Grading and drainage shall be designed
so that surplus drainage (above and beyond that of the 10-year
storm event) are not collected in site catch basins, is directed
overland so as not to cause flooding of existing or proposed
buildings.
PW Grading/
Sitework Permit
Issuance
104.
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. The
Applicant/Developer shall be responsible for the acquisition of
all storm drain easements from offsite property owners which
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Sitework Permit
Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 20 of 27
are required for the connection and maintenance of all offsite
storm drainage improvements.
105. Storm Drain Inlet Markers. All public and private storm drain
inlets must be marked with storm drain markers that read: “No
dumping, drains to creek,” include the City Standard detail (CD-
704) and a note to indicate that all public and private inlets shall
be marked on the improvement plans. The markers may be
purchased from the Public Work Department.
PW Certificate of
Occupancy
106. Fire Hydrants. Fire hydrant locations shall be approved by the
Alameda County Fire Department. A raised reflector blue traffic
marker shall be shown on the signing and striping plan.
PW Certificate of
Occupancy
107. Dry Utilities. Applicant/Developer shall construct gas, electric,
telephone, cable TV, and communication improvements within
the fronting streets and as necessary to serve the project and
the future adjacent parcels as approved by the City Engineer
and the various Public Utility agencies.
PW Certificate of
Occupancy
108. Dry Utility Locations. All electric, telephone, cable TV, and
communications utilities, shall be placed underground in
accordance with the City policies and ordinances. All utilities
shall be located and provided within public utility easements or
public services easements and sized to meet utility company
standards.
PW Certificate of
Occupancy
109. 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. Landscape drawings
shall be submitted to the City showing the location of all utility
vaults, boxes, and structures and adjacent landscape features
and plantings. The Joint Trench Plans shall be submitted along
with the grading and/or improvement plans.
PW Certificate of
Occupancy
PUBLIC WORKS – STREET IMPROVEMENTS
110. Public Improvements. The public improvements shall be
constructed generally as shown on the Site Development
Review. However, the approval of the Site Development
Review is not an approval of the specific design of the
drainage, traffic circulation, parking, stormwater treatment,
sidewalks and street improvements.
PW Grading/
Sitework Permit
Issuance
111. Public Improvement Conformance. All public
improvements shall conform to the City of Dublin Standard
Plans, current practices, and design requirements and as
approved by the City Engineer.
PW Grading/
Sitework Permit
Issuance
112. Curb, Gutter and Sidewalk. Applicant/Developer shall
remove and replace damaged, hazardous, or nonstandard
curb, gutter and sidewalk along the project frontage. Contact
the Public Works Department to mark the existing curb, gutter
and sidewalk that will need to be removed and replaced.
Provide minimum five feet wide sidewalks along Dublin
Boulevard and Inspiration Drive project frontages.
PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
113. 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 standards.
Show curb ramp locations on the plans. Please note that all
curb returns on public streets, when applicable, shall have
directional or dual ADA ramps – one for each crosswalk and
oriented to align parallel with the crosswalk. Provide ADA
PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 21 of 27
compliant curb ramps at the intersection of Dublin Boulevard
and Inspiration Drive.
114. Accessible Pedestrian Signals. Accessible Pedestrian
Signals shall be provided at the intersection of Dublin
Boulevard and Inspiration Drive per the latest MUTCD and
Caltrans standards.
PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
115.
Street Restoration. A pavement treatment, such as slurry
seal or grind and overlay, will be required within the public
streets fronting the site as determined by the Public Works
Department. The type and limits of the pavement treatment
shall be determined by the City Engineer based upon the
number and proximity of trench cuts, extent of frontage and
median improvements, extent of pavement striping and
restriping, excessive wear and tear/damage due to
construction traffic, etc.
PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
PUBLIC WORKS – ONSITE IMPROVEMENTS
116.
Surface Slopes. Pavement surface slopes in parking lots
and drive aisles shall be a minimum of 0.5 percent and a
maximum of five percent (unless otherwise required at
parking spaces for the disabled and at ramps at the parking
structure and loading dock). Exceptions may be considered
by the City Engineer to account for unusual design
conditions.
PW Grading/
Sitework Permit
Issuance
117. Public Litter Cans and Cigarette Butt Receptacles. Public
litter cans are required on site to meet Dublin Municipal Code
7.98.120.
PW Grading/
Sitework Permit
Issuance
118. Project Signs. All proposed project signs or monument
signs shall be placed on private property and located outside
of any easement areas unless specifically approved by the
City Engineer. Any signage located in an easement is subject
to removal and replacement at the expense of the property
owner if required by the easement holder.
PW Grading/
Sitework Permit
Issuance
119. Drive Aisle Width. The parking lot aisles shall be as
required in DMC 8.76.070.A.7 for the proposed parking stall
configuration to allow for adequate onsite vehicle circulation
for cars, trucks, and emergency vehicles.
PW Grading/
Sitework Permit
Issuance
120. 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-long
wheel stops shall be provided within each parking space
in accordance with City Standards.
d. Parking stalls next to walls, fences and obstructions to
vehicle door opening (including those in the parking
structure) shall be an additional four feet in width per
DMC 8.76.070.A.16.
e. Sidewalks that are designated as an accessible path of
travel shall have a minimum width of six feet when
adjacent to parked vehicles that overhang the curb. Install
PW Grading/
Sitework Permit
Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 22 of 27
wheel stops per City Standard if the sidewalk is less than
six-foot-wide.
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.
121. Visibility Triangle. All improvements within the sight
visibility triangle at all intersections and driveways, including
but not limited to walls and landscaping, shall be a maximum
height of 30 inches from the roadway surface elevation at the
nearest lane.
PW Grading/
Sitework Permit
Issuance
122. Photometrics. The Applicant/Developer shall provide a
complete photometrics plan for both onsite and frontage
roadways including the intersection of Dublin Blvd and
Inspiration Drive. Include the complete data on photometrics,
including the High, Average and Minimum values for
illuminance and uniformity ratio. Street light standards and
luminaries shall be designed and installed or relocated as
determined by the City Engineer.
PW Grading/
Sitework Permit
Issuance
123. Bicycle Parking. Applicant/Developer shall install long term
(bike lockers) and short term (bike racks) bicycle parking.
Provide permanently anchored bicycle racks within 200 feet
of the visitors’ entrance, readily visible to passers-by, for five
percent of new visitor motorized vehicle parking spaces being
added, with a minimum of one two-bike capacity rack. Bicycle
racks shall generate two points of contact on the frame of the
bicycle.
Provide secure long term bicycle parking for five percent of
the vehicular parking spaces with a minimum of one bicycle
parking facility. Locations of the bicycle parking shall be
subject to the review and approval of the City Engineer.
PW Grading/
Sitework Permit
Issuance
124. Structures Located within Stormwater Facilities.
Structures such as light poles placed inside bio-retention
areas, shall have deepened foundations. Note that the
foundation located within the bio-retention area will reduce
the effective bio-retention treatment area size.
PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS – NPDES
125. Stormwater Treatment. Consistent with Provision C.3 of the
Municipal Regional Stormwater NPDES Permit (MRP) Order
No. R2-2015-0049, the Developer shall submit
documentation including construction drawings
demonstrating all stormwater treatment measures and
hydromodification requirements, as may be applicable, are
met.
PW Grading/
Sitework Permit
Issuance
126. Stormwater Requirements Checklist. Applicant shall
submit a “Stormwater Requirements Checklist for Tenant
Improvement Projects (Minor Projects)” and accompanying
required documentation. The form can be downloaded from
the following webpage, under Stormwater Design Submittal
Forms; the applicable checklist should be filled out according
to the project scope: http://dublin.ca.gov/1656/Development-
Permits---Stormwater-Require
PW Grading/
Sitework Permit
Issuance
127. Stormwater Source Control. All applicable structural and
operational stormwater source controls shall be
implemented.
PW Grading/
Sitework Permit
Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 23 of 27
128. Stormwater Management Plan (SWMP). The preliminary
SWMP submitted for Site Development Review has been
approved in concept. A final Stormwater Management Plan
shall be submitted for review and approval by the City
Engineer. Approval is subject to the Applicant/Developer
providing the necessary plans, details, and calculations that
demonstrate the plan complies with the standards issued by
the San Francisco Bay Regional Water Quality Control Board
and Alameda Countywide Clean Water Program. Landscape
Based Stormwater Management Measures shall be irrigated
and meet WELO requirements.
PW Grading/
Sitework Permit
Issuance
129. Maintenance Access. Applicant/Developer shall design and
construct maintenance access to all stormwater
management measures. Maintenance access for equipment
and personnel to overflow risers, cleanouts and other
structures is required.
PW Grading/
Sitework Permit
Issuance
130. Phased Construction and Stormwater Management
Measures. Required stormwater treatment,
hydromodification management, and trash capture devices
shall be installed so that the designed treatment facilities and
devices will have been constructed, installed, and operational
for the impervious area that is built for a phased project. The
runoff from any phased project shall be adequately treated as
designed in the approved Stormwater Management Plan
(SWMP). Temporary facilities are not permitted.
PW Grading/
Sitework Permit
Issuance
131. Bay Friendly Landscape Design. All publicly owned
landscape (e.g., parks, right of way, etc.) shall be designed
and rated to meet Bay Friendly Landscape standards. The
Applicant/Developer is encouraged to design all other
landscape areas according to Bay Friendly Landscape
standards.
PW Grading/
Sitework Permit
Issuance
132. Plants in Bio-retention Areas. Plants within bio-retention
areas shall be irrigated and selected from the pre-approved
plant list provided in the Alameda County Clean Water
Program C.3 Technical Guidance.
PW Grading/
Sitework Permit
Issuance
133. Clean Bay Blueprint. The Applicant/Developer shall add
the “Clean Bay Blueprint” to the building plans which can be
found on the City website at the link below under Construction
Stormwater Best Management Practices (BMPs):
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
Grading/
Sitework Permit
Issuance
134. 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)
requirements are met. A list of approved full trash capture
devices may be found at the City’s website at the following
link: insert here. Please note that lead time for trash capture
device delivery can be substantial. The applicant/contractor
shall plan accordingly.
PW Grading/
Sitework Permit
Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 24 of 27
135. Solid Waste Requirements. The Project must comply with
all requirements in Dublin Municipal Code Chapter 7.98,
including the following requirements:
• Install trash, recycling and organics collection containers
along public and private sidewalks and community
congregation areas.
• Install pet waste disposal stations
PW
Grading/
Sitework Permit
Issuance
136. 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 show additional information
demonstrating these requirements are met. A standard plan
for the waste enclosure can be downloaded at
https://dublin.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.
PW Grading
/Sitework Permit
Issuance
137. Garbage Truck Access. The Applicant/Developer shall
provide plans and details on anticipated garbage truck
access and routes, in addition to example set-out diagrams
for waste carts/bins placement on garbage day
demonstrating adequate space available for carts/bins. Carts
and bins shall not block street or driveway access.
PW Grading/
Sitework Permit
Issuance
138. SB 1383 Compliance. To comply with SB 1383 procurement
requirements, all mulch and compost used in stormwater
management measures and general landscape areas shall
meet SB 1383 procurement requirements. 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.
PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS – CONSTRUCTION
139. Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented between
October 1st and April 30th unless otherwise allowed in writing
by the City Engineer. The Developer will be responsible for
maintaining erosion and sediment control measures for one
year following the City’s acceptance of the improvements.
PW Start of
Construction and
On-going
140. Archaeological Finds. If archaeological materials are
encountered during construction, construction within 100 feet
of these materials shall be halted until a professional
Archaeologist who is certified by the Society of California
Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation
measures.
PW Start of
Construction and
On-going
141.
Construction Activities. Construction activities, including
the idling, maintenance, and warming up of equipment, shall
be limited to Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. except as
otherwise approved by the City Engineer. Extended hours or
PW Start of
Construction and
On-going
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 25 of 27
Saturday work will be considered by the City Engineer on a
case-by-case basis. Note that the construction hours of
operation within the public right of way are more restrictive.
142.
Temporary Fencing. Temporary Construction fencing shall
be installed along the perimeter of all work under construction
to separate the construction operation from the public. All
construction activities shall be confined within the fenced
area. Construction materials and/or equipment shall not be
operated or stored outside of the fenced area or within the
public right-of-way unless approved in advance by the City
Engineer.
PW Start of
Construction and
On-going
143. Construction Noise Management Plan.
Applicant/Developer shall prepare a construction noise
management plan that identifies measures to be taken to
minimize construction noise on surrounding developed
properties. The plan shall include hours of construction
operation, use of mufflers on construction equipment, speed
limit for construction traffic, haul routes and identify a noise
monitor. Specific noise management measures shall be
provided prior to project construction.
PW Start of
Construction
Implementation,
and On-going
needed
144. Traffic Control Plan. Closing of any existing pedestrian
pathway and/or sidewalk during construction shall be
implemented through a City approved Traffic Control Plan
and shall be done with the goal of minimizing the impact on
pedestrian circulation.
PW Start of
Construction and
On-going
145. Construction Traffic Interface Plan. Applicant/ Developer
shall prepare a plan for construction traffic interface with
public traffic on any existing public street. Construction traffic
and parking may be subject to specific requirements by the
City Engineer.
PW Start of
Construction and
On-going
146.
Pest Control. Applicant/Developer shall be responsible for
controlling any rodent, mosquito, or other pest problem due
to construction activities.
PW On-going
147. Lighting Inspection. Prior to Occupancy, the Applicant shall
request an inspection of the lighting levels throughout the site
to determine if lighting is sufficient. If additional lights are
required to be installed to meet the 1.0 foot-candle
requirement, or for other safety or operational reasons, the
Applicant/Developer shall do so prior to Occupancy.
PW Certificate of
Occupancy
148. Construction Traffic and Parking. All construction related
parking shall be off the public street.
PW Start of
Construction and
On-going
149. Dust Control/Street Sweeping. The 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-tracking on
the haul routes shall be prevented at all times. 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.
PW Start of
Construction
Implementation,
and On-going
needed
PUBLIC WORKS - SPECIAL CONDITIONS
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 26 of 27
150. Right of Way Vacation and Parcel Acquisition. At the
completion of the Dublin Blvd right-of-way vacation process,
the Applicant/Developer shall enter into a purchase
agreement to acquire the vacated Dublin Blvd parcel south of
the project. Right-of-way vacation and parcel acquisition is
subject to City Council approval.
PW Sitework Permit
or Building
Permit Issuance
151. Lot Merger. Applicant/Developer upon purchase of the
vacated parcel south of the property shall submit a Lot
Merger application to the City including all the required
documentation, plat maps, and legal descriptions, prepared
by a CA Licensed Surveyor, for merging of the parcels.
PW Sitework Permit
or Building
Permit Issuance
152. Public Service Easements. A 10-foot Public Service
Easement (PSE) shall be dedicated along the frontage of the
merged properties facing Dublin Boulevard to allow for the
proper placement of public utility vaults, boxes,
appurtenances or similar items behind the back-of-sidewalk.
Private improvements such as fences, gates or trellises shall
not be located within the PSE.
PW Sitework Permit
or Building
Permit Issuance
153. Relinquishment of Abutter’s Rights. The
Applicant/Developer shall relinquish to the City the property’s
abutter’s rights along the property frontage of the merged
parcel facing Dublin Boulevard by separate instrument.
PW Sitework Permit
or Building
Permit Issuance
154. Private Storm Drain Easement. The Applicant/Developer
shall grant a private storm drain easement for the benefit of
the northern parcel for the conveyance of upstream
stormwater runoff that will be flowing through the property.
PW Sitework Permit
or Building
Permit Issuance
155. Public Access Easement. A Public Access Easement
(PAE) shall be dedicated along Inspiration Drive for the
construction of an ADA compliant driveway approach.
PW Sitework Permit
or Building
Permit Issuance
156. Lot Line Adjustment. The Applicant/Developer shall submit
a Lot Line Adjustment application and all required
documentation, plat maps, and legal descriptions prepared
by a CA Licensed Surveyor for the proposed Lot Line
Adjustment at the property’s northerly boundary line.
PW Grading/
Sitework Permit
or Building
Permit Issuance
157. Driveway Approach. Applicant/Developer shall construct an
ADA compliant driveway approach consistent with the City
Standard detail and shall dedicate a public access easement
to the City so that the driveway approach can be constructed
entirely within the public right-of-way
PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
158. Curb Ramps. Curb returns and curb ramps at the northwest
and northeast corner of the Dublin Boulevard and Inspiration
Drive intersection were found to be deficient and shall be
upgraded to current City and ADA design standards.
PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
159. Structures Adjacent to 36-Inch Storm Drain Line. Any
structures such as lighting standards located in the vicinity of
the 36-inch storm drain line that crosses Parcel 2 from
Inspiration Drive shall be at a distance that will ensure the
storm drain system is outside the load influence line.
PW Grading/
Sitework Permit
or Building
Permit Issuance
160. Existing Sidewalk Repairs. All sidewalks fronting the
project site shall be reviewed for any deficiencies with respect
to current ADA standards and any found deficiencies shall be
made compliant. Sidewalks shall be a minimum of five feet in
width.
PW Grading/
Sitework Permit
or Encroachment
Permit Issuance
Reso. No. 51-22, Item 6.1, Adopted 05/17/2022 Page 27 of 27
PASSED, APPROVED, AND ADOPTED this 17th day of May, 2022 by the following vote:
AYES: Councilmembers Hu, Josey, Kumagai, McCorriston and Mayor Hernandez
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
A0.1architecture, inc.DXEOLQ, CAINSPIRATION MEMORY CAREINSPIRATION MEMORY CAREDATED: NOV 23, 2021LENITY ARCHITECTURE, INC3150 KETTLE COURT SESALEM, OREGON 97301503-399-1090ARCHITECT:LENITY ARCHITECTURE, INC3150 KETTLE COURT SESALEM, OREGON 97301503-399-1090LANDSCAPE ARCHITECT:PHILLIPPI ENGINEERING425 MERCHANT STREETVACAVILLE, CA 95688707-451-6556CIVIL ENGINEER:TITLE SHEETSITE PLANFLOOR PLANSPROPOSED MATERIAL & FINISHESSITE DETAILSPRECEDENT IMAGERYRENDERINGSRENDERINGSELEVATIONSELEVATIONSSITE SECTION / ELEVATIONSITE LIGHTING PLANLANDSCAPE PLANA0.1A1.1A2.1A3.1A3.2A4.1A5.1A5.2A5.3A5.4A5.5E1.1L-1SHEET INDEX:DUBLIN, CAAPN: 941-0022-005-00FREEWAY 580DUBLIN BLVDDUBLIN
BLVDINSPIRATION DRBRIGADOON WAY
FOOTHILL RDSAN RAMON RDSITENOT TO SCALEVICINITY MAPPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
XXXXXXXXXXXXXXXXXXXXXXXXX
ARTIFICIAL TURFSENSORYPLANTERSENSORYPLANTER0-DEPTHFOUNTAINPATIOCOMPACTVANPOOL/LOWEMISSIONEVREADYVANPOOL/LOWEMISSIONEVREADYEVREADYEVREADYVANPOOL/LOWEMISSIONVANPOOL/LOWEMISSIONI
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24
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TOP OF BANK
GENERATORTRASHENCLOSURER30'TRANSFORMERCOURTYARDENTRANCE 15'-1"COVEREDENTRYPROJ. SIGNFLAG POLERELOCATE (E)SIGNPROPERTY LINENEW PROPERTY LINEDUBLIN BLVD.74'-7" 117'-3"34'-11"
6
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"125'-212"175'-2"RETAININGWALLBIKE PARKING,LONG ANDSHORT TERM(E)RESIDENTIAL(E)RESIDENTIAL(E)RESIDENTIALRETAININGWALL W/SCREENING(WD) FENCESIDEWALKACCESSBIO-RETENTIONBIO-RETENTIONZEROCURB14' CLR.18'9'9'18'
18'9'FIRE TEE8'DEL
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'PROVIDE ACCESSIBLEPEDESTRIAN SIGNAL (APS)PUSHBUTTONS AT THE EASTWEST CROSSWALK NORTH OFDUBLIN BOULEVARD. SEE CIVILDEEPEN LIGHT POLEFOOTING AS REQUIREDPER SITE CONDITION,VERIFY5' P.U.E.5'-0"OLD PROPERTY LINE25'-1012" OLD PROPERTY LINEVISIONTRIANGLEA1.1architecture, inc.Dublin, CAINSPIRATION MEMORY CARE100204060DUBLIN, CADATE: 11/23/2021SITE PLAN - LOT 21" = 20'NOT TO SCALEVICINITY MAPSITE PLAN1A1.11" = 20'SITE DATA:PROPERTY AREA:ASSESSORS PARCEL ID NUMBER1.63 ACRES71,088 SQ. FT.941-0022-005-00PROJECT DATA IMPERVIOUS AREA: PERVIOUS AREA:SITE AREA BREAKDOWN:FLOOR AREA RATIO:(0.49 FAR)PROPOSEDEXISTING / REQUIRED (17,461 + 17,628 = 35,089 SQ. FT.)N.A.N.A.LOT COVERAGE:17,461 SQ.FT.(24.0%)(E) NONE(E) NONEUSE:MEMORY CARE(E) NONELANDSCAPE BUFFER:BUILDING SETBACK:MIN. FRONT YARD SETBACK:MIN. SIDE YARD SETBACK:MIN. REAR YARD SETBACK:BUILDING HEIGHT MAX:2 STORY MAX10' ALL OTHER SIDES(E) NONEDESCRIPTION:THE PROPOSED PROJECT WOULD CONSTRUCT A NEW 2-STORY MEMORY CARE RESIDENCEAT INSPIRATION DRIVE. THE PROPOSED PROJECT WOULD INCLUDE 53 RESIDENT UNITS. ELECTRONIC VEHICLE READY SPACES:04 CLEAN AIR / VAN POOL SPACES:030602BIKE PARKING: SHORT TERM SPACES LONG TERM SPACESLOT-2GENERAL PLAN LAND USE:PUBLIC / SEMI-PUBLICZONING LAND USE:EDZONING PLANNED DEVELOPMENT NUMBER:0RD. 07-03PLANNING AREA:PRIMARY PLANNING AREA BOUNDARYZONING FILE NUMBER:PA 00-01717,461 SQ.FT.4,503 SQ.FT.13,213 SQ.FT.71,088 SQ.FT.(24%)(06%)(20%)(100%)35,911 SQ.FT.(50%) PATIOS / WALKS: DRIVES / PARKING:OPEN SPACE: TOTAL BUILDING:33,917 SQ.FT.35,911 SQ.FT.(50%)(50%)(E) 71,088 SQ.FT. TOTAL SPACES23225PARKING BREAKDOWN: OPEN SPACESACCESSIBLE SPACES10'-0"15'-0"20'-0"5' REAR10'-0"15'-0"20'-0"25 REQ.FREEWAY 580DUBLIN BLVDDUBLIN
BLVDINSPIRATION DRBRIGADOON WAY
FOOTHILL RDSAN RAMON RDSITE18'
-3119128"11'-4"PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
207 SqFtLOBBY130 SqFtOFFICERR155 SqFtDIRECTOR130 SqFtRECEPTION228 SqFtSALES486 SqFtLIVING1225 SqFtKITCHEN137 SqFtSTORAGEDRYELEC.383 SqFtTV ROOM587 SqFtDININGVEST.120 SqFtOFFICEACTIVITY554 SqFtACTIVITY144 SqFtCARE177 SqFtMED198 SqFtNURSE1960 SqFtCOURTYARD91 SqFtFire93 SqFtVESTIBULE68 SqFtMECH130 SqFtSALON139 SqFtSITTINGSTOR. / ELEC368 SqFtTV ROOM554 SqFtACTIVITY1960 SqFtCOURTYARD93 SqFtVESTIBULE215 SqFtSTAFFRRRRVEST.84 SqFtNURSE587 SqFtDINING1
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0BXiOGiQJ SqXDre FRRtDJe17461 S4FT GROUND FLOOR17628 S4FT UPPER FLOOR35089 S4FT TOTAL S4FTUQit BreDNGRZQGROUND FLOOR23 PRIVATE 289 S4FT 335 S4FT 1 SHARED 451 S4FT 25 TOTAL BEDSUPPER FLOOR28 PRIVATE 289 S4FT 1 SHARED 451 S4FT 30 TOTAL BEDSBUILDING51 PRIVATE2 SHARED55 TOTAL BEDSFIRST FLOOR PLAN1A2.11/16 1
0SECOND FLOOR PLAN2A2.11/16 1
0ROOF PLAN3A2.11/16 1
0AB121334566776776766677666672224444222882222339101112136610106101061011661010662210106214141414222BBB
SCALE:TRASH AND RECYCLING ENCLOSURE(PLAN) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/TRASH ENCL PLNVERIFY W/ LOCALSANITATION DEPARTMENT1/2" MAX.TRANSITION19'-3"12'-6"2'-10"4'-2"1'-8"5'-11"4'-8" 5'-912"7'-1012"5'-7"3'-412"4'-10"4'-312"4 CY. WASTEDUMPSTER56" x 82"27" x 35"RECYCLEBIN27" x 35"RECYCLEBIN27" x 35"RECYCLEBIN8" CMU WALLVERIFY W/ LOCAL SANITATION DEPARTMENT
2"x6" P.T. BUMPER ONINTERIOR ALL WALLS6" CONC.CURBHOSEBIBBOLLARDS,TYP OF (4)OPAQUEMTL GATEOPAQUEMTL GATESTANKLESSWATERHEATERDRAINSCALE:6 FT. FENCEGOOD NEIGHBOR STYLEN.T.S.P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/6 FT. FENCE LATGRADETOP & BOTTOM RAIL P.T.2x4 CONT. W/ (2) 6d GALV.RING-SHANKED AT EACHFENCE BOARD6'-0" LONG W.R.C. TIGHTKNOT ROUGH SAWN 1x6BOARDS SELF-SPACEDEACH SIDE OF FENCE.4x4x10 FT. P.T. POSTSSPACED 8'-0" o.c. MAX.APPLY (2) COATS WOODPRESERVATIVE TO CUTPOST TOPS.SECTIONELEVATION24"MIN.PROTRUDE BOTTOM OFPOSTS THROUGH FOOTINGS1/2 CU. FT. COMPACTEDGRAVEL BENEATH ALLPOSTSGALV. FENCE CLIP AT EA.POST/RAIL CONNECTION, (2)#10 WD. SCREWS EACH CLIPTO 4x4 POSTS & (4) GALV. CLIPNAILS EACH 2x4 RAIL END.4" MIN. CONCRETE, ALLSIDES OF POSTS, PITCHTOP OF FOOTINGS1'-3"3'-0"1'-158"6'-4" ±3"2x6 W.R.C. TIGHT KNOTCONTINUOUS CAP1'-0"LATTICETOP35'-0"
MAXFOUNDATION PER MANUFACTURERSRECOMMENDATIONS (MAY VARY W/SOILS AND WIND CONDITIONS)FIBERGLASS ORALUMINUM TAPEREDFLAGPOLESCALE:FLAG POLE (GROUND SET CONE)NOT TO SCALEP:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/10350001MUST BE A MINIMUM OFFROST DEPTHNOTE: SEE SPECIFICATIONSFOR ADDITIONAL INFORMATION.SCALE:TRASH AND RECYCLING ENCLOSURE(ELEVATIONS AND DETAILS) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/TRASH ENCL ELEVATIONSNOTES:·PROVIDE SHOP DRAWINGS FOR GATE TOARCHITECT FOR APPROVAL·ALL BINS AND DUMPSTERS TO HAVE COVERSVERIFY ALL FENCE/GATECOLORS WITH ARCH.FINISH GRADEFINISHGRADESIDE ELEVATIONB-PAINT INTERIORSURFACES, COLORTO MATCH STUCCO2x6 P.T. BUMPER ALL WALLSSEE STRUCTURAL FORREINFORCING AND ADDITIONALINFORMATION8" CONCRETE MASONRY UNIT WALL.FILL ALL CELLS SOLID W/ GROUTFINISH GRADESECTION E6'-0"3'-0"4" MAX.SECTION DFRONT ELEVATIONC-STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.3/8"ɸ BAR 8"x2"WELDED TO STEELTUBE AT 16" O.C.8"x8"x16" CMUWALL5"x5"x1/4" STEEL TUBEW/ 5"x5"x1/4" CAPPLATE EMBEDDED3'-0" INTO FOOTING1"x18 GA. METALGATESTUCCO PER PLANMETAL DECK SLOPE1/4"/FT. SLOPE TO DRAIN6" CONC. SLAB W/#3 BAR @ 24" o.c.EACH DIRECTIONORCO BLOCK 10x4x16MUSHROOM CAP UNITS,COLOR TO MATCH STUCCOORCO BLOCK 10x4x16MUSHROOM CAP UNITS,COLOR TO MATCH STUCCO6'-0"3'-0"
9'-0"11'-10"9'-0"
6'-0"3'-0"4'-0"7'-7"7'-0"18'-7"6" SCH. 40 GALVANIZED STEELPIPE BOLLARD, GROUT SOLIDAND PAINT TO MATCH GATES.6'-0"8"x8"x16" CMU WALL(INTERIOR VIEW)CONCRETEFOUNDATIONPER STRUCT.ENGINEER16"±STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.STUCCO FINISH TO MATCH MAINBUILDING- ALL EXTERIOR SURFACES.D-NOTE:SEE STRUCTURAL FOR ALLCONNECTIONS ANDREINFORCEMENTSCALE:BIKE DOCK(SHORT TERM BIKE PARKING)1/8" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/02830032MANUF: SARIS CYCLING GROUP1-800-783-7257WWW.SARIS.COMMODEL # 2213 - 2 BIKE FM BIKE DOCKNOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS 10"2'-6"5'-4"(2")(2) 6" x 6" x .25" SQUAREFLANGE MOUNTING PLATE W/5/8" DIA. MOUNTING HOLESSCALE: 1/4" - 1'-0"36"36"36"12'8'
30"3'-0"PLAN SINGLE SIDE36"SCALE:PROJECT SIGN(SEPERATE PERMIT REQUIRED)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/PROJSIGNNOTE: PROVIDESHOP DRAWINGSTO ARCHITECTFOR APPROVALPROJECT NAMEADDRESSPHONE #Memory Care FacilitySECTION A-A12'-512"9'-512"5'-0"1'-4"1'-6"10"8"3'-6"6" 4'-6"GENERAL NOTES:1. BACKLIT SIGN REQUIREMENTS TO BECOORDINATED BY CONTRACTOR AT TIMEOF CONSTRUCTION3. FOR FOOTINGS AND INSTALLATION SEEMANUF. INSTRUCTIONS8'-112"FROST DEPTHPER SOILSREPORTPROVIDE REBARPER SIGNMANUFACTURER12'-512"3'-0"9'-512"10" MIN. CONCRETE SLAB w/ #4 BARS10" o.c. AND #4 BAR AT PERIMETER, 3"CLR. @ SIDES & BOTTOM18"∅ BY 36" DEEP CONCRETEFOOTING INSTALLED PER SIGNMANUFACTURES INSTRUCTIONS3"AASTUCCOTOMATCHBUILDINGTOP OF FOOTING TO ALIGNW/ FINISH GRADEBACKLIT PAINTED ALUMINUMSIGN BY OTHERSB.O. COLUMN 1/2" MIN.ABOVE TOP OF FOOTINGSCALE:BIKE LOCKER(LONG TERM BIKE PARKING)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/BIKE LOCKERMANUF: THE PARK CATALOG1-855-694-4582WWW.THEPARKCATALOG.COMMODEL # 537-1052NOTE:·INSTALL PERMANUFACTURER'SSPECIFICATIONS74"30"49"6'-2"2'-6"
2'-0"20 FT. #4 CU "U.F.E.R." GROUNDCOILED UNDER BASE3/4" PVC CONDUIT, BURY 24" ORAS REQ. BY AUTHORITY HAVINGJURISDICTION. SEE PLANSNOTECOORDINATE WITH ELECTRICAL1/E2.5, AND STRUCTURAL SEE16, 20/S1.1 FOR ADDITIONALINFORMATIONEXPOSED CONCRETE TO HAVERUBBED FINISH W/ EASEDBULLNOSED EDGE2 PIECE BASE COVERCONFIRM BOLT SIZE, PATTERN,HEIGHTS & CONDUITREQUIREMENTS W/ POST BASESHOP DRAWINGS48" MIN. OR FROST DEPTH
(WHICHEVER IS DEEPER)FINISHEDGRADEGROUND LUGINSIDE POLEFIXTURE POLESCALE:PARKING LOT LIGHT BASE3/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-2/DETAILS/0285000124"1" CHAMFERDEEPEN FOOTING AS REQUIREDPER SITE CONDITION1234567836"12-1/2"FIN. GRADEMASTER HALCO "LEGEND" VINYL2 RAIL RANCH RAIL FENCE(WHITE OR TAN COLORDETERMINED BY OWNER)INSTALL PER MANUFACTURER'SSPECIFICATIONSSCALE:2 RAIL VINYL FENCEMASTER HALCO OR EQUALN.T.S.T:/02SITEWK/830FENCE/0283003610-1/2"10"Ø10"Ø x 30" MIN. DEEPCONCRETE FOOTINGS WITHSLOPED SIDES AT ALL POSTS30" MIN.OR BELOW FROSTDEPTH9
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ARTIFICIAL TURFSENSORYPLANTERSENSORYPLANTER0-DEPTHFOUNTAINPATIOCOMPACTVANPOOL/LO:EMISSIONEMISSIONPROPOSEDBUILDIN*EXISTIN**RADELANDSCAPE :ALL:ITH FENCEF.F.E. 5.0PROPERTYLINE(E)RESIDENCELEMON BOTTLE BRUSH EST20'X15' SEE L11A5.5(E) RESIDENCEFENCE ' TALL MECH E4SHO:N DASHEDarchitecture, inc.DXEOLQ CAINSPIRATION MEMORY CAREAASCALE:KEY PLANNOT TO SCALEA5.5AASCALE:SECTION1/8" = 1'-0" AA2ND FLOOR PLATE1ST FLOOR PLATESCALE:ELEVATION(NORTH)1/8" = 1'-0" 131'-"
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BIO-RETENTION AREA1136 sfCOURTYARDBUILDING6 FT. HIGH EVERGREEN (OPAQUE) HEDGE"A" SCREEN- WEST BOUNDARYEVERGREEN TREES (20' x 15") @ 25' o.c.XXXXXXXXXXXXXXXXXXXXXXXXXARTIFICIAL TURFSENSORYPLANTERSENSORYPLANTER0-DEPTHFOUNTAINPATIOCOMPACTVANPOOL/LOWEMISSIONEVREADYVANPOOL/LOWEMISSIONEVREADYEVREADYEVREADYVANPOOL/LOWEMISSIONVANPOOL/LOWEMISSION154 sf154 sf117 sf130 sf180 sfINSPI
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EDUBLIN BOULEVARDEX. PERENNIALSTO BE PRESERVEDEX. STREETTREE TO BEPRESERVEDVISIONCLEARANCELINE1963 sf769 sfPARKING AREA13,237 sfNO WORK WITHIN10' SETBACK AREA2-RAIL PROTECTION FENCEREFER TO ARCH. PLANSRRRRRRRRRRRRRRRRRRRRRRRRRZERO-DEPTH FOUNTAINREFER TO ARCH. PLANSPROJECT SIGNFLAGPOLESENSORY GARDENPLANTERSBIO-RETENTION AREA504 sfRETAINING WALL & SAFETYRAIL, REFER TO CIVIL PLANSRETAINING WALL & SAFETYRAIL, REFER TO CIVIL PLANSREFUSE & GENERATORENCLOSURES,REFERTO ARCH. PLANSBICYCLE RACK &BICYCLE LOCKERS,REFER TO ARCH. PLANSBENCHESPORTABLE GARDENTHERAPY PLANTERSTABLE SET WITHUMBRELLAARTIFICIAL TURFNO WORK ONUNDISTURBEDSLOPE AREA10' SETBACKAREAEX. STREETTREE TO BEPRESERVEDSTREET TREESON EAST/SOUTHSIDE OFINSPIRATIONDRIVE N.I.C.XXXXXXXXXXXXXXXXXXXXXXXXXARTIFICIAL TURFSENSORYPLANTERSENSORYPLANTER0-DEPTHFOUNTAINPATIOCOMPACTVANPOOL/LOWEMISSIONEVREADYVANPOOL/LOWEMISSIONEVREADYEVREADYEVREADYVANPOOL/LOWEMISSIONVANPOOL/LOWEMISSIONEX. STREETTREE TO BEREMOVEDPLANTING LEGEND:BOTANICAL / COMMON NAMESSIZE / FORMSYMBOL(tree symbols reduced )QUANTITYWUCOLSREGION 1SHADE TREEORNAMENTAL TREESLowOlea europaea 'Wilsonii'Wilson Fruitless Olive Tree4Very LowEVERGREEN BUFFER TREES15 gal.StandardCallistemon citrinusLemon Bottlebrush 9Low15 gal.StandardPlatanus x acerifolia 'Columbia'Columbia London Plane Tree (Dublin Blvd.)6ModerateSTREET TREES24" boxStandardPistacia chinensis 'Keith Davey'Chinese Pistache 620' x 15'5 gal.Mahonia eurybracteata 'Soft Caress'Soft Caress Mahonia 1Moderate5 gal.Rhaphiolepis indica 'Pinkie'India Hawthorn18Low4' o.c.SHRUBS5 gal.Salvia greggii (Salmon)Autumn Sage28Low4' o.c.BACKGROUND / TALL SHRUBS5 gal.Leonotis leonurusLion's Tail 3Low5 gal.Rhus integrifoliaLemonade Berry 3Low5 gal.Westringia fruticosa 'Blue Gem'Blue Gem Coast Rosemary18Low5' o.c.STREETSCAPE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1SPACING5 gal.Cistus 'Sunset'Magenta Rockrose11Low5' o.c.SHRUBSR5 gal.Phormium 'Sea Jade'Sea Jade New Zealand Flax10Lowas shown5 gal.Rosa rugosa 'Alba'White Rugosa Rose25Low5' o.c.1 gal.Pennisetum alopecuroides 'Little Bunny'Little Bunny Fountain Grass29Low30" o.c. 1 gal.Rosmarinus officinalis 'Prostratus'Rosemary 66Low36" o.c.GRASSES / GROUND COVERS / PERENNIALS1 gal.Coreopsis lanceolata 'Early Sunrise'Double Flowered Yellow Tickseed41Low24" o.c.PROJECT SITE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1MATUREHT. x WD.15 gal.Standard30' x 30'45' x 35'Lagerstroemia indica x fauriei 'Muskogee'Muskogee Hybrid Crape Myrtle3Low15 gal.Standard24' x 20'MATUREHT. x WD.70' x 40'SIZE / FORMQUANTITYWUCOLSREGION 1SPACING5 gal.Ceanothus gloriosis 'Anchor Bay'Point Reyes Wild Lilac15Very Low7' o.c.5 gal.Nandina domestica 'Gulf Stream'Heavenly Bamboo15Low3' o.c.5 gal.Pittosporum tobira 'Dwarf Variegata'Dwarf Variegated Tobira11Low4' o.c.5 gal.Sarcococca ruscifoliaSweet Box 4Low5 gal.Aloe striataCoral Aloe3Lowas shownPrunus yedoensis (subst. for Bradford Pear-ex. trees)Yoshino Flowering Cherry2Moderate15 gal.Standard40' X 30'Quercus agrifoliaCoast Live Oak2Very Low15 gal.Multi-trunk30' x 40'as shownas shown5 gal.Myrsine africanaAfrican Boxwood57Low4' o.c.as shown5 gal.Mahonia repensCreeping Oregon Grape21Low4' o.c.as shown5 gal.Gardenia jasminoides 'August Beauty'August Beauty Gardenia 2Moderateas shown5 gal.Sarcococca hookeriana humilisSweet Sarcococca 6Lowas shownParking Lot Area- PARKING LOT LANDSCAPING:13,237 sq. ft. 15% Parking Area 1986 sq. ft. 1 gal.Liriope muscariBig Blue Lily Turf20Moderate1 gal.Dietes vegetaFortnight Lily 8Lowas shownGRASSES / PERENNIALSGROUND COVERCuttings100% coverageLow18" o.c.Erodium reichardiiCranesbill (Building Area, Parking lot)LowMyoporum parvifoliumCreeping Myoporum (Slopes, Perimeter)1 gal.Lavandula angustifolia 'Munstead'Dwarf English Lavender12Low5 gal.Jasminum floridumShowy Jasmine- train onto enclosure 5Lowas shownVINESLandscape Requirement- Parking Area 3697 sq. ft. (27.9%) Landscape provided- Trees Required (1 / 4 stalls) 6 trees 25 stalls / 4=6 trees Shade trees provided-PLANTING LEGEND CONTINUED:1 gal.Coprosma petriei 'Verde Vista'Creeping Coprosma115Low4' o.c.Cuttings36" o.c.as shownas shown1 gal.Sisyrinchium bellum 'E.K.Balls'Blue-Eyed Grass29Lowas shown1 gal.Hakonechloa macra 'Aureola'Japanese Forest Grass 6Moderateas shown216 s.f.Very LowArtificial Turf- CourtyardDuPont Forever Lawn or equal1 gal.Calamagrostis x acutifolia 'Karl Foerster'Feather Reed Grass12Moderateas shown100% coverageBIO-RETENTION PLANTINGPlant grass species in natural masses of24 minimum by quantity- triangular spacing1640 s.f.LowDeschampsia caespitosaTufted Hair Grass1 gal.24" o.c.164LowElymus tritichoidesCreeping Wild Rye1 gal.24" o.c.164LowFestuca rubra 'Molate'Molate Creeping Red Fescue1 gal.12" o.c.328NOTES:1. Soil Preparation for planting areas, excluding bio-swales (per 1000 s.f.):4 cu. yds. organic compost free of biosolids & harmful pathogens100 lbs. Gro-Power Plus w/M (mycorrhizae) organic fertilizerSpread evenly and rototill into soil in two directions to a depth of 6-8".Adjust materials based upon Soil Analysis recommendations after completed.2. Install a 3" minimum layer of Shredded Redwood Bark in all planted areas unless notedotherwise. Mulch available:Redi-Gro Corporation, (800) 654-43583. Landscaping shall be served by an automated irrigation system utilizing SMART Technology in compliance with the California Water Efficient Landscape Ordinance.City of Dublin Streetscape Master Plan Plant Selection:Plant materials were selected from the Streetscape Master Plan (SMP) recommended plantpalettes, for suitability to the Dublin climate, for drought resistance and for fire safety.The London Plane Tree is the street tree specified for Dublin Boulevard. This tree is classifiedas a Moderate water use tree based upon the WUCOLS IV List for this region. New streettrees for Inspiration Drive will be Yoshino Flowering Cherries, the recommended replacementtree by the SMP for the existing Bradford Pear street trees. The street trees will be irrigatedseparately on bubblers from the rest of the Right-of-Way and building area landscaping.The plant palette for the street plantings were largely derived from the SMP plant palettes.Several of the plants on the palettes are considered Moderate water use plants based upon theWUCOLS IV List for the region. Only plants classified as Low water use have been proposedfor streetscape planting, thus some additional plant varieties have been specified. The followingplants from the SMP plant palette are proposed:TreesLagerstroemia indicaCrape MyrtleQuercus agrifoliaCoast Live OakShrubsCeanothus gloriosusPoint Reyes CreeperPhormiumNew Zealand FlaxRosa spp.Shrub (Rugosa) RoseRosmarinusRosemaryarchitecture, inc.Dublin, CAINSPIRATION MEMORY CARE100204060DATE: 11/23/2021LANDSCAPE PLAN - LOT 21" = 20'L-1TOTAL SITE LANDSCAPE AREA* = 39,263 s.f.TOTAL IRRIGATED LANDSCAPE AREA* = 31,462 s.f.MAXIMUM ANNUAL APPLIED WATER ALLOWANCE (MAAWA)MAAWA (gallons)= (ETo) x (.62) x ((0.45 x LA) + (0.3 x SLA)) ESTIMATED ANNUAL APPLIED WATER USE(ETo) x (PF-Kc) x (HA) x (.62) / (IE)= EAAWU (HYDROZONE)(46.2) x (.62) x ((0.45 x 39,263) + (0.3 x 0)) = MAAWA 506,092 gals.EAAWU TOTAL (EATAWU): 170,821 gals.EATAWU 241,965 gals. is less than MAAWA 506,092 gals.VERY LOW WATER USE (ARTIFICIAL TURF): (46.2) x (0.1) x (216) x (.62) = 619 gals. EAAWU LOW HYDROZONE AREA (DRIP): (46.2) x (0.2) x (6933) x (.62) / (.81) = 49,034 gals. EAAWULOW HYDROZONE AREA (OVERHEAD): (46.2) x (0.2) x (14,768) x (.62) / (.75) = 112,804 gals. EAAWU NOTE- ETo for Dublin, CA = 46.2MODERATE HYDROZONE AREA (DRIP): (46.2) x (0.5) x (405) x (.62) / (.81) = 7161 gals. EAAWU NON-IRRIGATED AREAS: (46.2) x (0.0) x (16,899) x (.62) = 0 gals. EAAWU HIGH WATER USE ( RECIRCULATING FOUNTAIN): (46.2) x (1.0) x (42) x (.62) = 1203 gals. EAAWU *Includes 3352 s.f. in Public right-of-wayL-1PRELIMINARYPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021