HomeMy WebLinkAboutReso 54-22 Approving a Site Development Review Permit and Tentative Parcel Map No. 11241 for the Inspiration Drive Assisted Living ProjectReso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 1 of 30
RESOLUTION NO. 54 – 22
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND TENTATIVE
PARCEL MAP NO. 11241 FOR THE
INSPIRATION DRIVE ASSISTED LIVING PROJECT
PLPA 2020-00045
(APN 941-0022-006-00)
WHEREAS, the Applicant, Steve Ring of Fulcrum Development, is proposing to develop an 84-
bed assisted living facility on Parcel 3 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 Tentative Parcel Map. These
planning and implementing actions are collectively known as the “Inspiration Drive Assisted Living
Project” or the “Project;” and
WHEREAS, the Project site is 4.68 acres located on the north west corner of Inspiration Drive
and Dublin Boulevard, which is a portion of the larger 12.7-acre parcel located on the east side of
Inspiration Drive (Parcel 3; APN 941-0022-006-00); 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 Planned Development Zoning District 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 MND or whether any
other standards for supplemental environmental review were met; and
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 2 of 30
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. 22-05
recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and
approve amendments to the Zoning Map, an amendment to Planned Development Zoning Ordinance
No. 07-03, a Planned Development Rezoning with a related Stage 1 and Stage 2 Development Plan,
a Site Development Review Permit, and Tentative Parcel Map No. 11241 for the Project, which
resolution is incorporated herein by reference and available for review at City Hall during normal
business hours; and
WHEREAS, on May 17, 2022, the City Council held a properly noticed public hearing on the
Project, including 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 Planned Development Zoning District
Ordinance No. 07-03, Planned Development Rezoning and related Stage 1 and Stage 2 Development
Plan, Site Development Review, Tentative Parcel Map No. 11241 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, 2018 Supplemental MND to the Valley Christian Center EIR and
all above-referenced reports, recommendations, and testimony to evaluate the Project.
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 Assisted Living 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 existing 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 topography of the site
through its siting on the previously graded area; 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. 54-22, Item 6.1, Adopted 05/17/2022 Page 3 of 30
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
Planned Development zoning 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 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 Public-
Semi-Public and Single Family Residential land 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 potential living facilities and community amenities to the surrounding neighborhoods.
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 exists;
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 designed to be consistent with the quality and standards
of the existing and planned development in the area; 2) the design of the building respects
the topography of the area; and 3) the front entrance to the building concentrates activity
along the front of the building facing Inspiration Drive and away from adjacent residential
homes.
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 courtyard and rooftop gathering spaces 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. 54-22, Item 6.1, Adopted 05/17/2022 Page 4 of 30
BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby make the
following findings and determinations regarding Tentative Parcel Map No. 11241 for the Inspiration
Drive Assisted Living Project:
A. The proposed subdivision map together with the provisions for its design and improvement is
consistent with the general plan and any applicable specific plan because: 1) proposed
Tentative Parcel Map No. 11241 together with the provisions for their design and improvements
comply with the development standards of the proposed Planned Development zoning district.
B. The subdivision site is physically suitable for the type and proposed density of development
because: 1) the project site is physically suitable for the type and proposed density of
development, which is consistent with the land use designation of Public/Semi-Public and
allows for an FAR of .50; 2) the proposed development is consistent with the scale of other
developments in the immediate vicinity; and 3) the project site is located on 4.68 acres, of which
approximately two acres is relatively flat topography and, therefore, is physically suitable for the
type and density of development that is proposed.
C. The tentative tract map is consistent with the intent of applicable subdivision design or
improvements of the tentative tract map are consistent with the city’s general plan and any
applicable specific plan because: the proposed Tentative Parcel Map to separate the
developable parcel from the conservation easement is consistent with the General Plan in that
it supports the development of quasi-public uses such as senior centers, special needs program
facilities and other similar services and benefit to the community
D. The subdivision design and proposed improvements will not cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat because: 1) the
proposed Tentative Parcel Map is for the development for a portion of the site that has been
previously graded; and 2) in compliance with CEQA, the City prepared a Supplemental
Mitigated Negative Declaration to the Valley Christian Center Environmental Impact Report,
which mitigated any potential impacts and, therefore, the proposed subdivision will not result in
environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns.
E. The design of the subdivision or type of improvements will not cause serious public health
concerns because: 1) the design of the subdivision or type of improvements will not cause
serious public health concerns as it has been conditioned to comply with all building codes and
ordinances in effect at the time of permit issuance; 2) the City conducted a review to evaluate
the Project’s impacts; and 3) in compliance with CEQA, the City prepared a Supplemental
Mitigated Negative Declaration to the Valley Christian Center Environmental Impact Report,
which mitigated any potential impacts to public.
F. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision; or alternate easements are provided pursuant to Government Code
Section 66474(g) because: the City Engineer has reviewed the Tentative Parcel Map and title
report and has determined that the future proposed buildings will not conflict with existing or
new easements nor with future property lines.
G. The design or improvements of the tentative map are consistent with the city’s general plan and
any applicable specific plan because: the proposed Tentative Parcel Map together with the
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 5 of 30
provisions for their design and improvements comply with the development standards of the
Stage 1 and Stage 2 Planned Development and the General Plan.
H. The subdivision is designed to provide for future passive or natural heating or cooling
opportunities because: 1) the project would be constructed in accordance with the latest building
code and green building regulations/CalGreen; and 2) landscaping will be provided around the
building and throughout the surface parking lot providing natural shading.
I. The tentative tract map, including design and improvement, shall comply with all the applicable
provisions and requirements of the zoning ordinance, the latest municipal stormwater permit
issued to the city by the Regional Water Quality Control Board, this title, any other ordinance of
the city, and the Subdivision Map Act because: 1) the project is compliant with the California
Regional Water Quality Control Board San Francisco Bay Region Municipal Regional
Stormwater NPDES Permit; 2) the Project would include bioretention areas and stormwater
treatment vaults to ensure consistency with regional C.3 stormwater treatment; and 3) the
project would include full trash capture devices to ensure consistency with regional C.10
stormwater treatment requirements.
BE IT FURTHER RESOLVED that the Dublin City Council does hereby approve the Site
Development Review Permit and Tentative Parcel Map No. 11241 for the Inspiration Drive Assisted
Living Project subject to the conditions included below, and other plans, and text relating to this Site
Development Review Permit and Tentative Parcel Map.
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 CONDITIONS
1. Approval. This approval is for the Inspiration Drive
Assisted Living Project (PLPA-2020-00045). This approval
shall be as generally depicted and indicated on the Project
Plans prepared by Lenity Architecture, dated December
2021, attached as Exhibit A and Tentative Parcel Map No.
11241 prepared by Phillippi Engineering, dated December
2021, attached as Exhibit B 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 Planned
Development Rezoning has been approved by City Council
and is effective.
PL Ongoing
3. Site Development Review Expiration. Construction or
use shall commence within one (1) year of Site
PL One Year After
Effective Date
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 6 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
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.
4. Permit Expiration –Tentative Parcel Map. Approval of
the Tentative Parcel Map shall be valid for 36 months from
the effective date as set forth in Dublin Municipal Code
Section 9.08.130.A.
PW 36 months after
Effective Date
5. Time Extension – Site Development Review Permit.
The Community Development Director may grant an
extension of the approval for a period not to exceed twelve
(12) months, upon the Applicant’s written request prior to
expiration, and the determination that all Conditions of
Approval remain adequate, and all applicable findings of
approval will continue to be met.
PL Prior to Expiration
Date
6. Compliance. The Applicant/Property Owner shall operate
this use in compliance with the Conditions of Approval of
this Site Development Review Permit and Tentative Parcel
Map, the approved plans and the regulations established
in the Zoning Ordinance. Any violation of the terms or
conditions specified may be subject to enforcement action.
PL On-going
7. 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
8. 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
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 7 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
9. 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
10. 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
11. 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; 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.
ADM On-going
12. 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
13. 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
14. Modifications. Modifications or changes to this Site
Development Review approval may be considered by the
PL On-going
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 8 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zoning Ordinance.
15. 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
16. 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 City of Dublin Zoning Ordinance.
PL On-going
17. 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
18. 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 Code Section 8.58.050D. The in-lieu contribution
shall be as provided in the Dublin Municipal Code, Chapter
8.58.
PL Prior to First
Occupancy of
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 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. Master Sign Program. A Master Sign Program is required
prior to installation of any project related signage. Any
signs shown in the Project Plans are for illustrative
purposes only and the full details of the sign sizes, content,
PL Installation of
Project Related
Signage
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 9 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
materials, and construction shall be shown in the separate
sign package.
21. 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
22. Water Efficient Landscaping Regulations. The
Applicant/Developer shall meet all requirements of the City
of Dublin's Water-Efficient Landscaping Regulations,
Chapter 8.88 of the Dublin Municipal Code 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
23. 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
24. 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
25. 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
26. 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-39 at all south-facing residential units.
c. Install standard windows with a minimum rating of STC-
28 at all other residential units.
PL Building Permit
Issuance
BUILDING AND SAFETY
27. 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
28. 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
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 10 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
29. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings for
plan check. An annotated copy of the Conditions of
Approval shall be included with the submittal. 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 included in the plan set. 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
30. 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
31. 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
32. 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
structural frame of building. A written report shall be
submitted to the City Inspector prior to scheduling the final
frame inspection.
B Prior to
Scheduling the
Final Frame
Inspection
33. 60-Foot No Build Covenant. Pursuant to Dublin
Municipal Code Section 7.32.130, the owner shall file with
the 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 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
for allowable
area)
34. 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
35. CASp Reports. Applicant 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.
B Prior to Permitting
and Occupancy
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 11 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
Additionally, a written report shall be submitted to the City
Building Inspector prior to scheduling the final inspection.
36. 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
37. 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
38. 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
39. 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
40. 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
41. Retaining Walls. All retaining walls over 30 inches in
height and adjacent to a walkway shall be provided with
guardrails. Retaining walls with a surcharge and retaining
walls over 36 inches in height shall obtain permits and
inspections from the Building and Safety Division.
B Through
Completion
42. 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
43. Temporary Fencing. Temporary construction fencing
shall be installed along perimeter of all work under
construction.
B Through
Completion
44. Copies of Approved Plans. Applicant shall provide City
with one reduced (1/2 size) copy of the City of Dublin
stamped approved plan.
B 30 Days After
Permit and Each
Revision
Issuance
FIRE PREVENTION
45. No fire service lines shall pass beneath buildings. F Approval of
Improvement
Plans
46. 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.
F Building Permit
Issuance
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 12 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
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.
47. 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.
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.
F During
Construction
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 13 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
48. 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.
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.
F Occupancy
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 14 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
49. 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
50. 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
51. Means of Egress.
Exit signs shall be visible and illuminated with emergency
lighting when building is occupied.
F Occupancy
52. 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
53. 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
54. Interior Finish. Wall and ceiling interior finish material
shall meet the requirements of Chapter 8 of the California
Fire Code. Interior finishes will be field verified upon final
inspection. If the product is not field marked and the
marking visible for inspection, maintain the products cut-
sheets and packaging that show proof of the products
F Occupancy
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 15 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
flammability and flame-spread ratings. Decorative
materials shall be fire retardant.
55. 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
56. 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 5 inches in height by 1-inch stroke. Larger
sizes may be necessary depending on the setbacks and
visibility.
F Occupancy of any
building
57. 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
58. 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
59. 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 Fees are due before the water meter can be set
or the connection to the sewer system.
DSRSD Permit Submittal
and Construction
Permit Issuance
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 16 of 30
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
60. 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
61. 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
62. 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
63. 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
64. 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
65. 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
66. 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
67. 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
DSRSD Approval of
Improvement
Plans
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 17 of 30
PUBLIC WORKS GENERAL CONDITIONS
74. 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
75. Zone 7 Impervious Surface Fees. Applicant/Developer
shall complete a “Zone 7 Impervious Surface Fee
Application” and submit an accompanying exhibit for
review by the Public Works Department. Fees generated
PW Approval of
Parcel Map
# CONDITION TEXT RESPON.
AGENCY WHEN REQ’D
Prior to:
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.
68. 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
69. 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.59 have been satisfied.
DSRSD Construction
Permit Issuance
70. 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
71. 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
72. Development plans will not be approved until landscape
plans are submitted and approved. DSRSD Approval of
Improvement
Plans
73. 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. 54-22, Item 6.1, Adopted 05/17/2022 Page 18 of 30
by this application will be due at issuance of Building
Permit.
PUBLIC WORKS – AGREEMENTS
76. Stormwater Management Maintenance Agreement.
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.
PW Grading/ Sitework
Permit Issuance
PUBLIC WORKS – PERMITS AND BONDS
77. 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
78. 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
79. Security. Applicant/Developer shall provide faithful
performance security to guarantee the on-site and off-site
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
80. Permits from Other Agencies. Applicant/Developer
shall obtain all permits and/or approvals required by other
agencies including, but not limited to:
• Dublin San Ramon Services District (DSRSD)
• Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Permit Issuance
PUBLIC WORKS – SUBMITTALS
81. Parcel Map and Improvement Plan Submittal
Requirements. All submittals of plans shall comply with
the requirements of the “City of Dublin Final Map Review
Check List,” “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 Approval of
Parcel Map and
Grading/ Sitework
Permit Issuance
82. 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
PW Grading/ Sitework
Permit Issuance
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 19 of 30
Services District. The aforementioned agencies shall
approve and sign the Improvement Plans.
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 & 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, 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 removed and restriped to the
satisfaction of the City Engineer.
PW Grading/ Sitework
Permit Issuance
89. Approved Plan Files. Applicant/Developer shall provide
the Public Works Department a PDF format file of
approved site plans, including grading, improvement,
landscaping & irrigation, joint trench and lighting.
PW Grading/ Sitework
Permit Issuance
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 20 of 30
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 – PARCEL MAP, EASEMENTS AND ACCESS RIGHTS
94. Parcel Map. The Parcel Map shall be substantially in
accordance with the Tentative Parcel Map approved with
this application, unless otherwise modified by these
conditions.
PW Approval of
Parcel Map
95. Dedications. All rights-of-way and easement dedications
required by these conditions or determined necessary by
the City Engineer shall be shown on the Parcel Map.
PW Approval of
Parcel Map
96. Public Service Easements. A Public Service Easement
(PSE) shall be dedicated along public streets 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 Approval of
Parcel Map
97. Easement Dedication by Separate Instrument.
Easements to be dedicated by separate instrument shall
be recorded concurrently with the parcel map.
PW Approval of
Parcel Map
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 21 of 30
98. Acquisition of Easements. Applicant/Developer shall be
responsible for obtaining all onsite and offsite easements,
and/or obtain rights-of-entry from the adjacent property
owners for any improvements not located on their property.
The Developer shall prepare all required documentation for
dedication of all easements on-site and off-site. The
easements and/or rights-of-entry shall be in writing and
copies furnished to the Public Works Department.
PW Approval of
Parcel Map
99. Abandonment of Easements. Applicant/Developer shall
obtain abandonment from all applicable public agencies of
existing easements and rights-of-way within the project site
that will no longer be used. Prior to 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 Approval of
Parcel Map
100. Approval by Others. The Applicant/Developer will be
responsible for submittals and reviews to obtain the
approvals of all applicable non-City agencies.
PW Approval of
Parcel Map
101. Encroachment of Structures within Proposed and
Existing Easements. Lighting standards, walls, C.3
treatment facilities, or any other structures encroaching
within a proposed or existing public easement shall not be
permitted unless otherwise approved by the City Engineer
or easement holder. Any encroachment permitted 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.
PW Grading/ Sitework
Permit Issuance
PUBLIC WORKS – GRADING
102. Grading Plan. The Grading Plan shall be in conformance
with the recommendation of the Geotechnical Report, the
approved Tentative Map and Site Development Review,
and the City design standards & ordinances. In case of
conflict between the soil engineer’s recommendation and
the City ordinances, the City Engineer shall determine
which shall apply.
PW Grading/ Sitework
Permit Issuance
103. 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 approve all grading plans
prior to City approval.
PW Grading/ Sitework
Permit Issuance
104. 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
105. 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
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 22 of 30
106. 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
107. NOI and SWPPP. Prior to any clearing or grading,
Developer shall provide the City evidence that a Notice of
Intent (NOI) has been sent to the California State Water
Resources Control Board per the requirements of the
NPDES. A copy of the Storm Water Pollution Prevention
Plan (SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
PW Grading/ Sitework
Permit Issuance
PUBLIC WORKS – STORM DRAINAGE AND OTHER UTILITIES
108. 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
109. 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
110. 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 are required for the connection and maintenance of all
offsite storm drainage improvements.
PW Grading/ Sitework
Permit Issuance
111. 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
112. 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
113. 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
114. 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
PW Certificate of
Occupancy
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 23 of 30
or public services easements and sized to meet utility
company standards.
115. 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
116. Public Improvements. The public improvements shall be
constructed generally as shown on the Site Development
Review. However, the approval of the Tentative Map and
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
117. 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
118. Driveway Approach. The proposed driveway approach
shall be designed to be compliant with the most current
City and ADA design standards.
PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
119. 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-foot-wide sidewalks along
Dublin Boulevard and Inspiration Drive project frontages.
PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
120. 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 compliant curb ramps at the
intersection of Dublin Boulevard and Inspiration Drive.
PW Grading/ Site
work Permit or
Encroachment
Permit Issuance
121. Street Lighting. Street light standards and luminaries
shall be designed and installed or relocated as determined
by the City Engineer.
PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
122. 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
123. 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
PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 24 of 30
frontage and median improvements, extent of pavement
striping and restriping, excessive wear and tear/damage
due to construction traffic, etc.
PUBLIC WORKS – ONSITE IMPROVEMENTS
124. 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
125. Public Litter Cans. Public litter cans are required on site
to meet Dublin Municipal Code 7.98.120.
PW Grading/ Sitework
Permit Issuance
126. 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 a
public easement, if permitted, is subject to removal and
replacement at the expense of the property owner if
required by the easement holder.
PW Grading/ Sitework
Permit Issuance
127. 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
128. 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 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.
PW Grading/ Sitework
Permit Issuance
129. 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
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 25 of 30
130. 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
131. 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
132. Structures Located within Stormwater Facilities.
Structures such as light poles and curbs placed inside or
within 10 feet of bio-retention areas, shall be investigated
for structural stability. Structures shall not be located within
a bio-retention area, however, if permitted, the area of the
foundation shall be deducted from the effective bio-
retention treatment area size.
PW Grading/ Sitework
Permit Issuance
PUBLIC WORKS – NPDES
133. 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 applicable are met.
PW Grading/ Sitework
Permit Issuance
134. 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
135. Stormwater Source Control. All applicable structural and
operational stormwater source controls shall be
implemented.
PW Grading/ Sitework
Permit Issuance
136. 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 Developer providing
the necessary plans, details, and calculations that
demonstrate the plan complies with the standards issued
PW Grading/ Sitework
Permit Issuance
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 26 of 30
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.
137. Hydromodification Management Standards. This
project is subject to hydromodification management
measures. The Applicant/Developer shall review the Bay
Area Hydrology Model (BAHM) Review Worksheet for all
projects that must meet Hydromodification Management
Standards. The worksheet is available on the City’s
website at the following webpage:
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
PW Grading/ Sitework
Permit Issuance
138. SWPPP. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management Practices
(BMPs) appropriate to the project construction activities.
The SWPPP shall include the erosion and sediment control
measures in accordance with the regulations outlined in
the most current version of the ABAG Erosion and
Sediment Control Handbook or State Construction Best
Management Practices Handbook. The Developer is
responsible for ensuring that all contractors implement all
storm water pollution prevention measures in the SWPPP.
PW Grading/ Sitework
Permit Issuance
139. 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
140. 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 project phasing shall
be adequately treated as designed in the approved
Stormwater Management Plan (SWMP). Temporary
facilities are not permitted.
PW Grading/ Sitework
Permit Issuance
141. 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
142. 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
143. 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
PW Grading/ Sitework
Permit Issuance
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 27 of 30
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.
144. 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
145. 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
146. 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
147. 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
148. 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 Applicant/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
149. 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
PW Start of
Construction and
On-going
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 28 of 30
the significance of the find and suggest appropriate
mitigation measures.
150. 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 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.
PW Start of
Construction and
On-going
151. 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
152. 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
153. 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
154. 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
155. Pest Control. Applicant/Developer shall be responsible
for controlling any rodent, mosquito, or other pest problem
due to construction activities.
PW On-going
156. Lighting Inspection. Prior to occupancy, the
Applicant/Developer 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 shall do so prior to
Occupancy.
PW Certificate of
Occupancy
157. Construction Traffic and Parking. All construction
related parking shall be off the public street.
PW Start of
Construction and
On-going
158. 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
PW Start of
Construction
Implementation,
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 29 of 30
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.
and On-going
needed
PUBLIC WORKS - SPECIAL CONDITIONS
159. Overhead Utilities. DMC Chapter 9.32 requires all
existing and proposed utility distribution facilities within the
subdivision and along project streets, except those
exempted by the regulations of the Public Utilities
Commission, supplying electric, communication or similar
or associated services, installed in and for the purpose of
supplying such service to any subdivision requiring the
filing of a parcel map or tract map shall be placed
underground unless otherwise granted an exception by the
City Engineer on the merits of presented evidence as
noted in DMC Section 9.32.040.
The above ground utility lines along Dublin Boulevard are
not installed in and does not provide service to the
proposed subdivision.
Furthermore, the City Engineer has reviewed and
considered the reasons presented by the Applicant in a
letter dated February 1, 2022, and supports a request for
exception for the underground placement of existing
overhead lines along Dublin Boulevard per DMC Section
9.32.040.
PW For Planning
Commission
Approval
160. Curb Ramps. Curb returns and curb ramps at the
northwest and northeast corner of the Dublin Blvd 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
161. Sidewalk. The Applicant/Developer shall design and
construct a minimum five-foot-wide sidewalk clear of any
obstructions along the property frontage on Inspiration
Drive that will provide pedestrian access from Dublin
Boulevard up to the project driveway. Sidewalk adjacent to
the existing streetlights shall have a clear width of five feet.
PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
162. Street Trees Removal and Replacement. Street trees
along Inspiration Drive that are proposed for removal shall
be replaced with the same species of tree or a specie that
has been approved by the City Engineer.
PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
163. Public Access Easement. A Public Access Easement
(PAE) shall be dedicated to the City of Dublin if the existing
right-of-way width on Inspiration Drive is not adequate to
construct the proposed driveway approach and sidewalk.
PW Approval of
Parcel Map
164. Private Storm Drain Easement. The Applicant/
Developer shall reserve a private storm drain easement on
the Parcel Map benefitting the parcel to the north and for
the purpose of conveying upstream storm drain runoff
flowing through the property before entering the public
storm drain system.
PW Approval of
Parcel Map
Reso. No. 54-22, Item 6.1, Adopted 05/17/2022 Page 30 of 30
165. Relocation of Existing Utilities and Signs. Existing utility
boxes that will be in conflict with the proposed sidewalk
shall be relocated, replaced, or adjusted to finish grade to
meet ADA accessibility requirements. Existing signs that
are within the proposed sidewalk shall be relocated behind
the back of walk. All relocations and adjustments to meet
this condition shall be at the Applicant/Developer’s
expense.
PW Grading/ Sitework
Permit or
Encroachment
Permit Issuance
166. Existing Sidewalk Repairs. All sidewalks fronting the
project site including the Dublin Boulevard frontage
sidewalk shall be reviewed for any deficiencies with
respect to current accessibility 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
PASSED, APPROVED, AND ADOPTED this 17th day of May, 2022 by the following vote:
AYES: Councilmembers Hu, Kumagai, and McCorriston
NOES: Councilmember Josey and Mayor Hernandez
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
A0.1architecture, inc.DXbOLQ, CAINSPIRATION ASSISTED LIVINGINSPIRATION ASSISTED LIVINGDATED: SEPT. 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 SHEET ARCHITECTURAL SITE PLAN FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLANROOF PLANSECTIONSA0.1A1.1A2.1aA2.1bA2.1cA2.1dA2.3SHEET INDEX:DUBLIN, CAAPN: 941-0022-006-00FREEWAY 580DUBLIN BLVDDUBLIN
BLVDINSPIRATION DRBRIGADOON WAY
FOOTHILL RDSAN RAMON RDSITENOT TO SCALEVICINITY MAPDATE: 11/23/2021PROPOSED MATERIAL & FINISHESSITE DETAILSPRECEDENT IMAGERYRENDERINGSRENDERINGSELEVATIONSELEVATIONSELEVATIONSSITE LIGHTING PLANLANDSCAPE PLANLANDSCAPE PLANA3.1A3.2A4.1A5.1A5.2A5.3A5.4A5.5E1.1L1.1L1.2PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
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HC VANEVREADYEVREADYR30'R35'R35'150306090DATE: 11/23/2021SITE PLAN - LOT 31" = 30'ASSISTED LIVING FACILITYOPEN SPACE /VALLEY CHRISTIANCHURCHPROPERTY LINEPROPERTY LINEPROPERTY LINE INSPIRATION DRIVE
DUBLIN BLVD.PROPERTY L
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ECITY OWNED OPENSPACEarchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGPARKING LOADINGPROPOSEDPROPERTY LINESITE DATA:PROPERTY AREA:ASSESSORS PARCEL ID NUMBER4.26 ACRES185,549 SQ. FT.941-0022-006-00PROJECT DATA IMPERVIOUS AREA: PERVIOUS AREA:SITE AREA BREAKDOWN:FLOOR AREA RATIO:(0.37 FAR)PROPOSEDEXISTING / REQUIRED533,062 SQ. FT.LOT COVERAGE:28,353 SQ.FT.(13.9%)(E) NONEFAR .50USE:ASSISTED LIVING(E) NONEBUILDING SETBACK:MIN. FRONT YARD SETBACK:MIN. SIDE YARD SETBACK:MIN. REAR YARD SETBACK:BUILDING HEIGHT MAX:3 STORY MAX(E) NONEDESCRIPTION:THE PROPOSED PROJECT WOULD CONSTRUCT A NEW 3-STORY ASSISTED LIVINGRESIDENCE ALONG INSPIRATION DRIVE. THE PROPOSED PROJECT WOULD INCLUDE 84RESIDENT UNITS. ELECTRONIC VEHICLE FUTURE SPACES:04 CLEAN AIR / VAN POOL SPACES:020602BIKE PARKING: SHORT TERM SPACES LONG TERM SPACESLOT-3PROPOSED GENERAL PLAN LAND USE:PUBLIC / SEMI-PUBLICPROPOSED ZONING LAND USE:ESZONING PLANNED DEVELOPMENT NUMBER:0RD. 07-03PLANNING AREA:PRIMARY PLANNING AREA BOUNDARYZONING FILE NUMBER:PA 00-01728,353 SQ.FT.9,848 SQ.FT.29,261 SQ.FT.185,549 SQ.FT.(15.3%)(5.3%)(15.8%)(100%)118,087 SQ.FT.(63.6%) PATIOS / WALKS: DRIVES / PARKING:OPEN SPACE: TOTAL BUILDING:118,087 SQ.FT.67,462 SQ.FT.(63.6%)(36.4%) TOTAL SPACES35237PARKING BREAKDOWN: OPEN SPACESACCESSIBLE SPACES10'-0"15'-0"20'-0"10'-0"15'-0"10'-0" (28,353 + 28,353 + 19,686 = 76,392 SQ. FT.)EMPLOYEES 1 PER 326 LARGEST SHIFT26/3 = 9RESIDENTS 1 PER 384 RESIDENTS84/3 = 28TOTAL = 37 REQ. ELECTRONIC VEHICLE READY SPACES:04(INCLUDES 1 EV HCVAN SPACE) 26'
24'18'9'BIKE PARKINGLONG TERM24'COVERED TRASHENCLOSUREGENERATORENCLOSURETRANSFORMER10' SIDE BUILDINGSET BACK10'
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DUBLIN, CANOT TO SCALEVICINITY MAPFREEWAY 580DUBLIN BLVDDUBLIN
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FOOTHILL RDSAN RAMON RDSITEA1.141621032(3-STORY)24'18'9'MEMORY CAREFACILITYDRIVEWAYRETAININGWALLSENTRANCEDRIVEWAYDRIVEWAYPARKINGFLAG POLEWALKCOURTYARD29'-212" 49'
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"155'-4"82'-11"
26
'BIKE PARKINGSHORT TERMPARKINGFACILITY VANPARKING SPACE23'13'18'9'F.H.F.H.F.H.F.H.BIO TREATMENTSPACEBIO TREATMENTSPACEBIO TREATMENTSPACEACCESSIBLEPATHACCESSIBLEPATHPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021 FENCED DOGRELIEF AREAPROVIDE ACCESSIBLEPEDESTRIAN SIGNAL (APS)PUSHBUTTONS AT THE EASTWEST CROSSWALK NORTH OFDUBLIN BOULEVARD. SEE CIVILTO PUBLICWAYTRASH, RECYCLING,AND ORGANICCONTAINERSTRASH, RECYCLING,AND ORGANICCONTAINERSTRASH, RECYCLING,ORGANIC AND PETWASTE CONTAINERSEXISTING WALKNEW CONC.WALKPASSENGER PICKUP / DROP OFF10'
-0"NO PARKING SIGNSALONG INSPIRATIONDRIVENO PARKINGSIGNS ALONGINSPIRATIONDRIVENOTE: BICYCLE PARKINGREQUIREMENTS AND SUPPORTFACILITIES SHALL CONFORM TOTHE CALIFORNIA GREENBUILDING STANDARDS CODE.10'VISIONTRIANGLE10'34'-3" 10'
ABBBBBBBBCorridor R.R.THEATERLOBBYR.R.STO.LIBRARYBBBBBAABABBASTOSalonAAOUTMGR20x15MECH/FIREREC15X20BMailSALES / CONF.LOBBYLiving RmCafeR.R.STAFFServ.RRELEC.
SW
ITCH
GEARSTOBBBBBBCOURTYARDCOVEREDENTRYB185'-312"83'
-1112"304'-2"179'-512"71'-812"107'-9"103'-312"251'
-8"174'-6"77'
-2"14' CLR.A2.1aarchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/20211/16" = 1'-0"FIRST FLOOR PLAN1A2.1a1/16" = 1'-0"AL BUILDING DATA:3 - STORIES84 UNITS 84 BEDSFIRST FLOOR:SECOND FLOOR:THIRD FLOOR:FLOOR TOTAL:FLOOR TO AREA RATIO (F.A.R.)1ST FLOOR7 - A STUDIO UNITS24 - B ONE BEDROOM UNITS31 UNITS2ND FLOOR10 - A STUDIO UNITS25 - B ONE BEDROOM UNITS35 UNITS3RD FLOOR8 - A STUDIO UNITS10 - B ONE BEDROOM UNITS18 UNITS84 UNITS TOTAL28,353 SQ.FT.28,353 SQ.FT.19,686 SQ.FT.76,392 SQ.FT..37%28,353 SQ.FT.28,353 SQ.FT.19,686 SQ.FT.SCHEMATIC PLANSA11112232465511265542357777589856B566B5611655BBB565665561156256BPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
ABBBBBBBBR.R.STO.BBBBBBAABABBAJANAABR.R.AWELLNESS / SPALAUNDRYMRDMaint.Stor.BBBBBABAB185'-312"83'
-1112"304'-2"179'-512"71'-812"107'-9"103'-312" 251'
-8"174'-6"77'
-2
"168' TODOOR133' TODOOR125' TODOORA2.1barchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021SCHEMATIC PLANS1/16" = 1'-0"SECOND FLOOR PLAN1A2.1b1/16" = 1'-0"AL BUILDING DATA:3 - STORIES84 UNITS 84 BEDSFIRST FLOOR:SECOND FLOOR:THIRD FLOOR:FLOOR TOTAL:FLOOR TO AREA RATIO (F.A.R.)1ST FLOOR7 - A STUDIO UNITS24 - B ONE BEDROOM UNITS31 UNITS2ND FLOOR10 - A STUDIO UNITS25 - B ONE BEDROOM UNITS35 UNITS3RD FLOOR8 - A STUDIO UNITS10 - B ONE BEDROOM UNITS18 UNITS84 UNITS TOTAL28,353 SQ.FT.28,353 SQ.FT.19,686 SQ.FT.76,392 SQ.FT..37%28,353 SQ.FT.28,353 SQ.FT.19,686 SQ.FT.1011112121212121313565112156513131212125666589867556566555577561156665765561165712PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
BBBBAABBBBPATIOAABPATIOPATIOAABAAR.R.STO.R.R.NURSEDININGDININGFAMILYPATIOACTIVITYKITCHENR.R.R.R.MEDSSTORAGECARECOORD.JANACT.STO.STO.STO.
TODOOR
TODOORA.Farchitecture, inc.DXEOLQCAINSPIRATIONASSISTEDLIVINGDATE SCHEMATICPLANS
THIRDFLOORPLANA.F
ALBUILDINGDATA STORIESUNITSBEDSFIRSTFLOOR SECONDFLOOR THIRDFLOOR FLOORTOTAL FLOORTOAREARATIO F.A.R. STFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSNDFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSRDFLOORASTUDIOUNITSBONEBEDROOMUNITSUNITSUNITSTOTALS4.FT.S4.FT. S4.FT. S4.FT..S4.FT.S4.FT. S4.FT.CCCDDBPRELIMINARYNOTFORCONSTRUCTION
PATIOPATIOPATIOPATIOCOURTYARD(BELOW)STAIR AND ELEV(BELOW)STAIR(BELOW)ELEV(BELOW)PARAPETPARAPETPARAPETPARAPETPARAPETPARAPETA2.1darchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021SCHEMATIC PLANS1/16" = 1'-0"ROOF PLAN1A2.1d1/16" = 1'-0"PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
1ST FLOOR PLATE1ST FLOOR2ND FLOOR13'-6"12'-0"2ND FLOOR PLATE3RD FLOOR25'-0"23'-6" (10'-0")3RD FLOOR PLATE35'-0" (10'-0")TOP OF ROOF36'-6"TOP OF PARAPET40'-0"CANOPY14'-0" CLEARCOURTYARDENTRY CANOPYSUITECORRIDORSUITELIVINGROOMLOBBYSUITECORRIDORSUITESUITECORRIDORSUITECORRIDORCORRIDORACTIVITY27'-0"TOP OF PARAPET1ST FLOOR PLATE1ST FLOOR2ND FLOOR13'-6"12'-0"2ND FLOOR PLATE3RD FLOOR25'-0"23'-6" (10'-0")3RD FLOOR PLATE35'-0" (10'-0")TOP OF ROOF36'-6"TOP OF PARAPET40'-0"27'-0"TOP OF PARAPETFAMILYDININGDININGPATIOSUITECORRIDORSUITESUITECORRIDORSUITEarchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGSCALE:SECTION1/8" = 1'-0"AAASCALE:KEY PLANNOT TO SCALEA2.3DATE: 11/23/2021SCALE:SECTION1/8" = 1'-0"BBBPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
A3.1architecture, inc.DXEOLQ, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021COLORS AND MATERIALSPRELIMINARY - NOT FOR CONSTRUCTION 11/23/20211= SIDING JAMES HARDIE STYLE: IRON GRAYSIDING 123KEY NOTES - EXTERIOR MATERIALS & COLORS4= STONE EL DORADO STONE STYLE: EUROPEAN LEDGE, COLOR: ZINC68= TRIM SW 2740 MINERAL GRAYTRIM9107= ROOF TRESPA MATEON COLOR: MONTRUEX AMBER5= AWNING / RAILING ALUMAWOOD COLOR: DESERT SANDAWN/RAIL= SIDING JAMES HARDIE STYLE: PEARL GRAY= SIDING JAMES HARDIE STYLE: MONTEREY TAUPESIDING 2SIDING 3STONE= AWNING / RAILING ALUMAWOOD COLOR: SPANISH BROWNAWN/RAIL11= EXTERIOR VINYL WINDOWS COLOR: DARK BRONZE12WINDOWDOORS= EXTERIOR STOREFRONT SYSTEM MFR: KAWNEER COLOR: DARK BRONZE ANODIZED= STUCCO SMOOTH FINISH SW 9541 WHITE SNOWSTUCCO 2STUCCO 1= STUCCO SAND FINISH SW 7071 GRAY SCREEN310827456191112NOTE: SEE SHEETS A5.3 - A5.5.FOR ELEVATIONS AND LOCATIONOF MATERIAL CALL OUTS.
SCALE:TRASH AND RECYCLING ENCLOSURE(PLAN) (UNDER SEPERATE PERMIT)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/TRASH ENCL PLNVERIFY W/ LOCALSANITATION DEPARTMENT1/4" MAX.TRANSITION19'-8"12'-8"1'-4"4'-4"8"12'-0"1'-4" 13'-10"5'-10"3'-6"4'-10"4'-4"4 CY.RECYCLECARDBOARD56" x 82"27" x 35"RECYCLEBIN27" x 35"RECYCLEBIN27" x 35"RECYCLEBIN8" CMU WALLVERIFY W/ LOCAL SANITATION DEPARTMENT
6" CONC.CURBHOSE BIB, W/PROTECTIVECOVERBOLLARDS,TYP OF (2)OPAQUEMTL GATEOPAQUEMTL GATESTANKLESSWATERHEATERDRAIN, CONNECT TOSANITARY SEWERGREASEINTERCEPTOR1'-0"1'-0"4 CY. WASTEDUMPSTER56" x 82"1'-6"SLOPESLOPE
SLOPE
SLOPE35'-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-3/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-3/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 STUCCO8" CONCRETE MASONRY UNIT WALL.FILL ALL CELLS SOLID W/ GROUTFINISH GRADESECTION E6'-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" CMUWALLSTEEL TUBE W/ CAPPLATE EMBEDDED3'-0" INTO FOOTING1"x18 GA. METALGATESTUCCO PER PLANMETAL DECK SLOPE1/4"/FT. SLOPE TO DRAINCONC. SLAB W/STRUCTURALREINFORCEMENTWALL CAP,COLOR TOMATCH STUCCO6'-0"4'-6"
10'-6"12'-0"10'-6"
6'-0"4'-6"6'-4"6'-4"6'-4"19'-0"GALVANIZED STEEL PIPEBOLLARD, GROUT SOLID ANDPAINT 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-12'-0"WALL CAP,COLOR TOMATCH STUCCOPEDESTRIAN GATEOPAQUE MTLGATESSCALE:BIKE DOCK(SHORT TERM BIKE PARKING)1/8" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/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"12'10'
8'24"
30"3'-0"PLAN SINGLE SIDE36"SCALE:PROJECT SIGN(SEPERATE PERMIT REQUIRED)1/4" = 1'-0"P:/FULCRUM/CA-DUBLIN/LOT-3/DETAILS/PROJSIGNNOTE: PROVIDESHOP DRAWINGSTO ARCHITECTFOR APPROVALPROJECT NAMEADDRESSPHONE #Assisted Living 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-3/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 PLANSEXPOSED 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-3/DETAILS/0285000124"1" CHAMFER1234567A3.2architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGDATE: 11/23/2021SITE DETAILSPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
DATE: 11/23/2021PRECEDENT IMAGERYarchitecture, inc.DXEOLQ CAINSPIRATION ASSISTED LI9INGA4.1PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGAPRELI0INAR< NOT )OR CONSTR8CTION DATE .E< PLANRENDERINGS%ASCALE RENDERINGNTSCSCALE RENDERINGNTSSCALE RENDERINGNTSA%CE)D
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGADATE .E< PLANRENDERINGSESCALE RENDERINGNTSA%CE)SCALE RENDERINGNTSDSCALE RENDERINGNTS)DPRELI0INAR< NOT )OR CONSTR8CTION
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGADATE .E< PLANELEVATIONS%AC SIDING -A0ES +ARDIE ST<LE IRON GRA<SIDING .E< NOTES E;TERIOR 0ATERIALS COLORS STONE EL DORADO STONE ST<LE E8ROPEAN LEDGE, COLOR =INC TRI0 S: 0INERAL GRA<TRI0 ROO) TRESPA 0ATEON COLOR 0ONTR8E; A0%ER A:NING RAILING AL80A:OOD COLOR DESERT SANDA:NRAIL SIDING -A0ES +ARDIE ST<LE PEARL GRA< SIDING -A0ES +ARDIE ST<LE 0ONTERE< TA8PESIDING SIDING STONE A:NING RAILING AL80A:OOD COLOR SPANIS+ %RO:NA:NRAIL E;TERIOR VIN<L :INDO:S COLOR DAR. %RON=E:INDO:DOORS E;TERIOR STORE)RONT S<STE0 0)R .A:NEER COLOR DAR. %RON=E ANODI=ED ST8CCO S0OOT+ )INIS+ S: :+ITE SNO:ST8CCO ST8CCO ST8CCO SAND )INIS+ S: GRA< SCREENDEASCALE ELEVATION CONT SO8T+
%ND )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
RD )LOORPLATE
TOP O) ROO)
TOP O) PARAPET
SCALE ELEVATION CONT SO8T+
%ND )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
0ATC+ LINE
0ATC+ LINEND )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
RD )LOORPLATE
TOP O) ROO)
TOP O) PARAPET
RD )LOORPLATE
TOP O) ROO)
TOP O) PARAPET
SCALE ELEVATION :EST
PRELI0INAR< NOT )OR CONSTR8CTION
A5.41= SIDING JAMES HARDIE STYLE: IRON GRAYSIDING 123KEY NOTES - EXTERIOR MATERIALS & COLORS4= STONE EL DORADO STONE STYLE: EUROPEAN LEDGE, COLOR: ZINC68= TRIM SW 2740 MINERAL GRAYTRIM9107= ROOF TRESPA MATEON COLOR: MONTRUEX AMBER5= AWNING / RAILING ALUMAWOOD COLOR: DESERT SANDAWN/RAIL= SIDING JAMES HARDIE STYLE: PEARL GRAY= SIDING JAMES HARDIE STYLE: MONTEREY TAUPESIDING 2SIDING 3STONE= AWNING / RAILING ALUMAWOOD COLOR: SPANISH BROWNAWN/RAIL11= EXTERIOR VINYL WINDOWS COLOR: DARK BRONZE12WINDOWDOORS= EXTERIOR STOREFRONT SYSTEM MFR: KAWNEER COLOR: DARK BRONZE ANODIZED= STUCCO SMOOTH FINISH SW 9541 WHITE SNOWSTUCCO 2STUCCO 1= STUCCO SAND FINISH SW 7071 GRAY SCREENDATE: 11/23/2021KEY PLANELEVATIONSBACDESCALE:ELEVATION 1/8" = 1'-0" CSCALE:ELEVATION(EAST)1/8" = 1'-0" DMATCH LINE 2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"SCALE:ELEVATION - CONT.1/8" = 1'-0" CMATCH LINE 2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"2ND FLOORPLATE 23'-6"1ST FLOORPLATE 12'-0"2ND FLOOR 13'-6"1ST FLOOR3RD FLOOR 25'-0"3RD FLOORPLATE 35'-0"TOP OF ROOF 36'-6"4TOP OF PARAPET 40'-0"TOP OF PARAPET 40'-0"TOP OF PARAPET 40'-0"104451010112955115394824311999881131349123413661065656111161033812121212architecture, inc.DXEOLQ, CAINSPIRATION ASSISTED LIVINGPRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021777 7
architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGA SIDING -A0ES +ARDIE ST<LE IRON GRA<SIDING .E< NOTES E;TERIOR 0ATERIALS COLORS STONE EL DORADO STONE ST<LE E8ROPEAN LEDGE, COLOR =INC TRI0 S: 0INERAL GRA<TRI0 ROO) TRESPA 0ATEON COLOR 0ONTR8E; A0%ER A:NING RAILING AL80A:OOD COLOR DESERT SANDA:NRAIL SIDING -A0ES +ARDIE ST<LE PEARL GRA< SIDING -A0ES +ARDIE ST<LE 0ONTERE< TA8PESIDING SIDING STONE A:NING RAILING AL80A:OOD COLOR SPANIS+ %RO:NA:NRAIL E;TERIOR VIN<L :INDO:S COLOR DAR. %RON=E:INDO:DOORS E;TERIOR STORE)RONT S<STE0 0)R .A:NEER COLOR DAR. %RON=E ANODI=ED ST8CCO S0OOT+ )INIS+ S: :+ITE SNO:ST8CCO ST8CCO ST8CCO SAND )INIS+ S: GRA< SCREENDATE .E< PLANELEVATIONS%ACDESCALE ELEVATION NORT+
END )LOORPLATE
ST )LOORPLATE
ND )LOOR
ST )LOORRD )LOOR
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0ATC+ LINESCALE ELEVATION CONT NORT+
END )LOORPLATE
ST )LOORPLATE
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ST )LOORRD )LOOR
RD )LOORPLATE
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TOP O) PARAPET
TOP O) PARAPET
PRELI0INAR< NOT )OR CONSTR8CTION
VANPOOL/LOWEMISS
ION EVREADYVANPOOL/
LOWEMISS
IONFUTUREEV EVREADYFUTUREEVFUTUREEVFUTUREEVVANPOOL/LOWEMISS
ION
HC VANEVREADYEVREADYSA4HSA4HSA4HSA4HSA4HSA4SA5SSSSSDSDSDSDSDSDSDSDSW1SW1SWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSA4HSA4HSA4HSA2HSA2HSA2HSA2HSA2HS2LS2LS2LS2LSFSFEXISTINGSTREETLIGHTEXISTINGSTREETLIGHTEXISTINGSTREETLIGHTEXISTINGSTREETLIGHT150306090DATE: 11/23/2021SITE LIGHTING PLAN1" = 30'ASSISTED LIVING FACILITYOPEN SPACE /VALLEY CHRISTIANCHURCHINSPIRATION DRIVE
DUBLIN BLVD.PROPERTY L
INE
PR
O
P
E
R
T
Y
L
I
N
Earchitecture, inc.Dublin, CAINSPIRATION ASSISTED LIVINGLOADINGPROPOSEDPROPERTY LINEBIKE PARKINGLONG TERMCOVERED TRASHENCLOSUREGENERATORENCLOSURECOVEREDENTRANCE15'
REAR
BU
ILD
INGSET BACK20'
FRONT
BU
ILD
INGSET BACKPROJECTSIGN
KITCHENMECH /ELECTDUBLIN, CAE1.1(3-STORY)MEMORY CAREFACILITY- LOT 3ScheduleSymbolLabelManufacturerCatalog NumberDescriptionNumber LampsLumens Per LampWattageSA2HLithonia LightingKAD LED 20C 700 40K R2 MVOLT HSKAD LED, 20 LED, 700mA MVOLT DRIVER, 4000K, TYPE 2 OPTICS WITH HOUSE SIDE SHIELDS.1473545SA4HLithonia LightingKAD LED 40C 700 40K R4 MVOLT HSKAD LED, 40 LED, 700mA MVOLT DRIVER, 4000K, TYPE 4 OPTICS WITH HOUSE SIDE SHIELDS1861994SA5Lithonia LightingKAD LED 40C 700 50K R5 MVOLTKAD LED, 40 LED, 700mA MVOLT DRIVER, 5000K, TYPE 5 OPTICS.11176194SDGotham Architectural LightingEVO LW 40/45 6AR LSS6IN Lensed Wallwash, 4000K, 4500lm Nominal, Semi-specular Reflector1354451.27SWLithonia LightingDSXW1 LED 10C 530 40K T4M MVOLTDSXW1 LED WITH (1) 10 LED LIGHT ENGINES, TYPE T4M OPTIC, 4000K, @ 530mA.1211519.1SW1Lithonia LightingOLWP 11OUTDOOR LED WALLPACK WITH 4000K LEDS AND POLYCARBONATE COVER/DIFFUSER1111120.41SSKIM LIGHTINGCFL-NF-214K50Compact cylindrical flood light, spot distribution1421234.46SFKIM LIGHTINGCFL-WF-214K50Compact cylindrical flood light, flood distribution. With barn doors1421234.4618'-0"
2'-0"16'-0"PARKING LOTLED LIGHT POLETYPE SA_PARKINGBIKE PARKINGSHORT TERMS2LLITHONIA LIGHTINGRADEAN Post-Top with P2 5000K Symmetric distribution15169.33438.0107RADPT P2 50K SYMNOTE: FIXTURE ANDPOST BASE SHALL BESAME COLOR.FINISHEDGRADEPLAN VIEWLIGHTPOLEPEDESTRIANLED LIGHT POLETYPE S2L10'-0"
PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
PARKING / MANEUVERING AREA16,024 sf106 sf140 sfCOURTYARDBUILDINGTERRACEDRETAINING WALLSASSISTED LIVING FACILITY3-STORY133 sf220 sf643 sf141 sfDRIVEWAY / FIRE LANEDRIVEWAY
/
F
IRE
LANEPARKING / MANEUVERING AREA5177 sfFENCED DOGRELIEF AREAGENERATORBIKEPARKINGRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRFLAGPOLESENSORY GARDENPLANTERBENCHESINSPIRATION DRIVE
EXISTING CONCRETEDRAINAGE SWALESEXISTING CONCRETEDRAINAGE SWALEBIKEPARKING107 sfBIO-RETENTIONAREABIO-RETENTION AREAPRESERVED STREETTREE -TYPICALRETAINING WALLINDICATES EXISTINGSTREET TREE TO BESIGHT DISTANCE LINE
NOTE- REFER TO SHEET L1.2 FOR PLANTING LEGEND AND WATER BUDGET CALCULATIONSParking Lot Area- PARKING LOT LANDSCAPING:21,201 sq. ft. 15% Parking Area 3180 sq. ft. Landscape Requirement- Parking Area 3292 sq. ft. (15.5%) Landscape provided- Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4=9 trees Shade trees provided-architecture, inc.DuElin, CAINSPIRATION ASSISTED LIVING100204060DATE: 11/23/2021 LANDSCAPE PLAN - LOT 31" = 20'MATCHLINE- SEE SHEET L1.2MATCHLINE- SEE SHEET L1.2PRELIMINARYL1.1PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
NEW STREET TREES TO BEPLACED IN SAME POSITIONALONG STREET AS REMOVEDSTREET TREE AS CLOSELYAS FEASIBLE1062 sfPARKING / MANEUVERING AREA16,024 sf106 sf140 sf63 sf399 sf278 sfINSP
IRAT
ION
DR
IVE
VANPOOL/LOWEMISS
ION EVREADYVANPOOL/LOWEMISS
IONFUTUREEV EVREADYFUTUREEVFUTUREEVFUTUREEVVANPOOL/LOWEMISS
ION
HC VANEVREADYEVREADY133 sf220 sfTRANSFORMERBIKEPARKINGRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRPROJECT SIGNFLAGPOLEEXISTING CONCRETEDRAINAGE SWALENOTE- EXISTING STREET TREESAFFRONTING PROJECT SITE TOBE REMOVED FOR NEWSIDEWALK INSTALLATIONINSTALL NEW STREETTREES 48" MIN. BEHINDBACK OF NEW SIDEWALK107 sfBIO-RETENTION AREAPRESERVED STREETTREE ON OPPOSITE SIDEOF STREET-TYPICALFACIL
ITYVANINDICATES EXISTINGSTREET TREE TO BEREMOVED-TYPICALINDICATES EXISTINGSTREET TREE TO BEREMOVED-TYPICALSIGHT DISTANCE LINEPLANTING LEGEND:SHADE TREEDECIDUOUS / ORNAMENTAL TREESLowArbutus 'Marina'Marina Strawberry TreeTBDLowEVERGREEN TREES15 gal.StandardCallistemon citrinusLemon BottlebrushTBDLow1 gal.Liriope muscariBig Blue Lily TurfModerate1 gal.Dietes vegetaFortnight LilyLowas shown24" boxStandard 520' x 15'5 gal.Mahonia eurybracteata 'Soft Caress'Soft Caress MahoniaModerate5 gal.Rhaphiolepis indica 'Pinkie'India HawthornLow4' o.c.SHRUBS5 gal.Salvia greggii (Salmon)Autumn SageLow4' o.c.GRASSES / PERENNIALSGROUND COVERLowBACKGROUND / TALL SHRUBS5 gal.Eleagnus pungensSilverberryLow5 gal.Rhus integrifoliaLemonade BerryLow5 gal.Westringia fruticosa 'Blue Gem'Blue Gem Coast RosemaryLow5' o.c.STREETSCAPE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1SPACING5 gal.Cistus 'Sunset'Magenta RockroseTBDLow5' o.c.SHRUBSR5 gal.Phormium 'Sea Jade'Sea Jade New Zealand FlaxTBDLowas shown5 gal.Rosa rugosa 'Alba'White Rugosa RoseTBDLow5' o.c.1 gal.Pennisetum alopecuroides 'Little Bunny'Little Bunny Fountain GrassTBDLow30" o.c. 1 gal.Rosmarinus officinalis 'Prostratus'RosemaryTBDLow36" o.c.GRASSES / GROUND COVERS / PERENNIALS1 gal.Coreopsis lanceolata 'Early Sunrise'Double Flowered Yellow TickseedTBDLow24" o.c.PROJECT SITE PLANTINGBOTANICAL / COMMON NAMESSIZE / FORMQUANTITYWUCOLSREGION 1MATUREHT. x WD.15 gal.Standard35' x 35'Lagerstroemia indica x fauriei 'Muskogee'Muskogee Hybrid Crape Myrtle4Low15 gal.Standard24' x 20'Myoporum parvifoliumCreeping Myoporum5 gal.Ceanothus gloriosis 'Anchor Bay'Point Reyes Wild LilacTBDLow7' o.c.1 gal.Lavandula angustifolia 'Munstead'Dwarf English LavenderLow5 gal.Euonymus japonica 'Microphyllus Variegatus'Variegated Box-leaf EuonymusLow3' o.c.5 gal.Pittosporum tobira 'Dwarf Variegata'Dwarf Variegated TobiraLow4' o.c.Quercus agrifoliaCoast Live OakTBDVery Low15 gal.Multi-trunk30' x 40'1 gal.48" o.c.as shownas shownas shownas shown5 gal.Myrsine africanaAfrican BoxwoodLow4' o.c.1 gal.Anigozanthos 'Kanga Pink'Dwarf Pink Kangaroo PawLowas shown1 gal.Hakonechloa macra 'Aureola'Japanese Forest GrassModerateas shown470 s.f.Very LowArtificial Turf- Dog Relief Area & CourtyardDuPont Forever Lawn or equalas shown1 gal.Calamagrostis x acutifolia 'Karl Foerster'Feather Reed GrassModerateas shown5 gal.Gardenia jasminoides 'August Beauty'August Beauty GardeniaModerateas shown5 gal.Sarcococca hookeriana humilisSweet SarcococcaLowas shown100% coverageNOTES: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 100% recycled mulch in all planted areas excluding Bio-retention planters. Submit sample to Owner and Landscape Architect for approval.3. Landscaping shall be served by an automated irrigation system utilizing SMART Technology in compliance with the California Water Efficient Landscape Ordinance.4.Plant selection within bio-retention areas shall be selected from the pre-approved PlantList provided in the Alameda County Clean Water Program C.3 Technical Guidance.5 gal.Rosa x 'Noaschnee'White Flower Carpet RoseModerate3' o.c.Low24" boxStandardUlmus 'Frontier'Frontier Elm 440' x 30'Aesculus californicaCalifornia BuckeyeCercis occidentalisWestern RedbudTBDVery Low15 gal.Natural form20' x 15'TBDVery Low15 gal.Natural form30' x 30'TBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDTBDPistacia chinensis 'Keith Davey'Chinese Pistache50' x 50'STREET TREEPrunus yedoensis (subst. for Bradford Pear-ex. trees)Yoshino Flowering Cherry 8Moderate15 gal.StandardReplace at ex.removed streettree spacingLowDeschampsia caespitosa(Tufted Hair Grass)Festuca californica(California Fescue)Juncus patens 'Elk Blue' (California Gray Rush)1 gal.*18" o.c.*35% of area35% of area30% of area*plugs or liners @ 12" o.c.)LowLowParking Lot Area- PARKING LOT LANDSCAPING:21,201 sq. ft. 15% Parking Area 3180 sq. ft. Landscape Requirement- Parking Area 3292 sq. ft. (15.5%) Landscape provided- Trees Required (1 / 4 stalls) 9 trees 37 stalls / 4=9 trees Shade trees provided-architecture, inc.Dublin, CAINSPIRATION ASSISTED LIVING100204060DATE: 11/23/2021LANDSCAPE PLAN - LOT 31" = 20'MATCHLINE- SEE SHEET L1.1MATCHLINE- SEE SHEET L1.1WATER USE CALCULATIONSTOTAL SITE LANDSCAPE AREA = 118,087 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 118,087) + (0.3 x 0)) = MAAWA 1,522,118 gals.EAAWU TOTAL (EATAWU): 905,773 gals.EATAWU 905,773 gals. is less than MAAWA 1,522,118 gals.VERY LOW WATER USE (ARTIFICIAL TURF): (46.2) x (0.1) x (622) x (.62) = 1782 gals. EAAWU LOW HYDROZONE AREA (DRIP): (46.2) x (0.2) x (9003) x (.62) / (.81) = 63,675 gals. EAAWULOW HYDROZONE AREA (OVERHEAD): (46.2) x (0.2) x (107,283) x (.62) / (.75) = 819,470 gals. EAAWU NOTE- ETo for Dublin, CA = 46.2MODERATE HYDROZONE AREA (DRIP): (46.2) x (0.5) x (1179) x (.62) / (.81) = 20,846 gals. EAAWU PRELIMINARYL1.2PRELIMINARY - NOT FOR CONSTRUCTION 11/23/2021
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TENTATIVE PARCEL MAP NUMBER 11241
FOR ADDITIONAL INFORMATION NOT SHOWN ON THIS MAP, SEE DESIGN REVIEW PACKAGE
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