HomeMy WebLinkAboutItem 6.1 Nissan Commercial Car Wash (PLPA-2022-00003)STAFF REPORT
Planning Commission
Page 1 of 10
Agenda Item 6.1
DATE:September 27, 2022
TO:Planning Commission
SUBJECT:Nissan Commercial Car Wash (PLPA-2022-00003)Prepared by:Amy Million,Principal Planner
EXECUTIVE SUMMARY:The Applicant, Dosanjh Real Estate, LLC, is requesting approval of a commercial self-service car wash consisting of a 3,574-square-foot building housing a drive-thru automatic car wash tunnel, a vacuum area with 15 parking spaces and related site improvements. The application includes an amendment to Planned Development Ordinance No. 03-19 for the Kaiser Commercial Project, a Conditional Use Permit and a Site Development Review Permit. The Planning Commission will consider and make a recommendation to the City Council regarding the Nissan Commercial Car Wash project.
STAFF RECOMMENDATION:Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt a Resolutionrecommending that the City Council amend Planned Development Ordinance No. 03-19 for Kaiser Commercial and approve a Conditional Use Permit and a Site Development Review Permit for the Nissan Commercial Car Wash project.
DESCRIPTION:BackgroundThe project site is located at the southwest corner of Dublin Boulevard and Kaiser Road as shown in Figure 1 below. Residential and commercial uses surround the site as shown in Table 1 below.
12
Page 2 of 10
Figure 1. Project Location
Table 1: Surrounding Land UsesLocationZoning General Plan Land Use Current Use of the PropertyNorthPD (Planned Development) Ordinance No. 06-00 High Density Residential Multi-Family Residential (The Terraces)South PD (Planned Development) Ordinance No. 03-19 Medical Campus / Commercial Vacant / Nissan and Infiniti Auto Dealerships (planned)East PD (Planned Development) Ordinance No. 07-16 Medical Campus Kaiser Medical CenterWestPD (Planned Development) Ordinance No. 03-19 Medical Campus / Commercial Vacant
The City Council approved the Kaiser Medical Center project in 2016.The approvals included a General Plan and Eastern Dublin Specific Plan Amendment (Resolution No. 151-16),Planned Development (PD)Rezone with a Stage 1 Development Plan for the entire project site,a Stage 2 Development Plan for the first phase (Phase 1A) of the Kaiser facilities (Ordinance No. 07-16),and a Development Agreement (Ordinance No. 08-16).The General Plan and Eastern Dublin Specific Plan Amendment established two land use designations, Medical Campus on approximately 36 acres for up to 950,000 square feet of medical campus uses and Medical Campus/Commercial on approximately 22 acres for up to 250,000 square feet of commercial uses (referred to as Phase 1B). The Medical Campus land use designation is intended to provide an attractive, campus-like setting for medical offices, hospitals,
13
Page 3 of 10
and other non-retail commercial uses. The Medical Campus/Commercial land use designation accommodates a range of commercial uses including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, automotive sales, and eating and drinking establishments. Development of a self-service car wash facility on the Medical Campus/Commercial site is the proposed project. The PD zoning for the commercial site focuses on uses that will generate revenue to the City. The focus on revenue generating uses is unique to this PD and stemmed from the loss of tax revenue as a result of the uses allowed by the General Plan land use change to Medical Campus to accommodate the Kaiser Medical Center. In February 2019, the new property owner subdivided the Phase 1B site into four parcels as shown in Figure 1. In addition, in April 2019, the City Council approved a PD Rezone with a Stage 2 Development Plan for all four parcels of the commercial site (Ordinance No. 03-19). Parcels 1-3 are currently vacant and the subject project, Nissan Commercial Car Wash, is proposed on Parcel 2. Nissan and Infiniti automobile dealerships have been approved on Parcel 4; the building permit for the Nissan dealership has been issued and the building is currently under construction. Abuilding permit application for the Infiniti dealership has been submitted.On May 17, 2022, City Council held a Study Session on the proposed project and provided direction to Staff to proceed with reviewing this application and an amendment to the PD zoning to allow a commercial car wash. In addition, City Council directed Staff to evaluate the proposed color scheme, potential noise mitigation, additional mature landscaping and provide notice of the Community Meeting to the Apex community located just west of the project site. Proposed ProjectThe property owner proposes to construct a commercial self-service car wash on the project siteconsisting of a 3,574-square-foot building housing a drive-thru automatic car wash tunnel, a vacuum area with 15 parking stalls plus, and related site improvements. The car wash would be open to the public and used by the planned Nissan and Infiniti automobile dealerships. The proposed car wash is not an allowed use under the PD zoning and, therefore, requires an amendment to the existing PD zoning (Ordinance No. 03-19). In addition, the project requiresapproval of a Conditional Use Permit and a Site Development Review Permit.AnalysisPlanned Development AmendmentAn amendment to the existing PD zoning (Ordinance No. 03-19) is proposed to add “Car Wash/Detailing,” as defined by the Zoning Ordinance, as a conditional use on Parcel 2. As previously stated, the uses currently allowed in the PD focus on revenue generating uses, which is unique to this PD. In evaluating revenues from other car washes in the City, the revenue generated from car washes is minimal. However, the proposed car wash is also unique in that it supports the Nissan and Infiniti automobile dealerships, which are planned City-revenue generating uses within the PD. The proposed amendment to the PD continues to support the focus of revenue generating uses and would provide a local-serving commercial use that benefits future and planned businesses within the development as well as the community.
14
Page 4 of 10
The requirement for a Conditional Use Permit (CUP) provides a tool to help ensure that the operation and use of the car wash is compatible with surrounding commercial and residential uses. No other changes to the PD are proposed.The Planning Commission Resolution recommending approval of the PD Amendment is included as Attachment 1. The draft City Council Ordinance amending Ordinance No. 03-19 is included as Attachment 2.Conditional Use PermitAs noted above, the proposed use requires approval of a CUP. The CUP process allows the City to review the operation of the proposed use to ensure that it is consistent with the intent of the Zoning Ordinance and to limit the likelihood of impacts on existing and future businesses within the Kaiser Commercial development as well as adjacent residential and commercial uses.Operation: The proposed car wash will operate from 8:00 a.m. to 6:00 p.m. daily. The peak periods of operation are anticipated to be Friday afternoons, and Saturday and Sunday mornings. The Applicant, which also operates the Nissan and Infiniti automobile dealerships, anticipates that the Nissan and Infiniti dealerships would use the car wash Monday through Saturday for approximately 10-20 vehicles per day depending on their needs. A car wash cycle through the tunnel takes approximately 2.5 minutes to complete; however, due to the tunnel’s conveyance system, multiple vehicles can be in the tunnel at one time. Therefore, it is estimated that the car wash tunnel can accommodate a maximum of 29 vehicles per hour, which is the equivalent to one vehicle loaded every two minutes on the conveyor. Upon completion of the car wash, a customer can park at one of the 15 vacuum parking spaces where 17 individual vacuum stations are located. The additional vacuum stations provide access to both sides of the vehicle at every parking stall. During the hours of non-operation, access to the site will not be restricted; however, the pay station, car wash tunnel and vacuum stations will be powered off. For security purposes, site lighting will remain on. Noise: The Applicant submitted a Noise Assessment Study (NAS) as part of their application materials, which analyzed the noise impacts of the proposed car washincluding the vacuum area. The NAS evaluated noise exposure from the property line to the closest residential buildings located across Dublin Boulevard. The NAS is included as Attachment 5. The NAS was required for the project to address to the Noise Element of the Dublin General Plan. The Noise Element uses the Community Noise Equivalent Level (CNEL), which is a time-weighted 24-hour average noise descriptor commonly used to describe community noise environments. Noise levels averaged over 24 hours are often termed “noise exposure.” The normally acceptable noise exposure for residential land uses is 60 decibels (dB) CNEL. As the City does not have noise standards for car wash noise impacts on residential land uses, 60 dB CNEL was used in the study as the limit for project-generated noise at the nearest and most impacted residences across Dublin Boulevard from the site.
15
Page 5 of 10
The NAS concluded that car wash operational noise would not exceed 60dB CNEL nor add to the existing noise environment at the residences across Dublin Boulevard. The City engaged the services of First Carbon Solutions (FCS), an acoustical engineer, to peer review the NAS. According to FCS, the NAS clearly identified the proposed project’s stationary operational noise levels and their potential to result in a substantial permanent increase in ambient noise levels in the project vicinity within the standards established in the General Plan. The operational noise level calculations are verifiable and accurately calculated as measured at the nearest sensitive receptor land use. In order to ensure that the operation of the car wash is within the anticipated limits of the NAS, a condition of approval is included to require an assessment of the actual noise levels at the car wash tunnel to be conducted prior to the facility beginning operation. The assessment would be required, for review and approval of the Community Development Director, prior to operation of the proposed car wash. The Planning Commission Resolution recommending approval of the CUP is included as Attachment 1. The City Council Resolution, including findings specified in Dublin Municipal Code Section 8.100.060, approving the CUP and conditions of approval is included as Attachment 3. Site Development Review PermitA Site Development Review Permit is required for all new principal structures, including principal structures in a PD zoning district. The following is a summary of the key components of the project associated with the Site Development Review Permit. Site Plan, Access, and Circulation: The project site is accessed on the east side of the property from an existing driveway off Kaiser Road as shown in Figure 2. No access from Dublin Boulevard is proposed. The intersection of Kaiser Road and Dublin Boulevard is a shared intersection for access to the Kaiser Dublin Medical Center, the Nissan and Infiniti car dealerships, and the vacant commercial sites. The proposed car wash tunnel is proposed on the west side of the property, perpendicular to Dublin Boulevard. The vacuum stations, with 15 parking spaces, are proposed in the middle of the site in two rows of eight and seven spaces, respectively. The car wash tunnel and outdoor vacuum stations would be visible from Dublin Boulevard. This placement also results in some units at The Terraces across Dublin Boulevard having direct visual access into the car wash tunnel and vacuum stations.
16
Page 6 of 10
Once on-site, two vehicle lanes are provided for queuing to the pay station and entry from the north end into the car wash tunnel.The two pay station lanes provide queuing storage for approximately 14 vehicles. As vehicles continue past the pay stations, the lanes merge into one lane for access to the car wash tunnel.This area beyond the pay station accommodates approximately five vehicles. Upon exiting the tunnel on the south end, a vehicle can proceed to either exit the site or park at one of the 15vacuum parking spaces where 17 individual vacuum stations are located. Prior to entering the car wash tunnel an escape lane leading directly to the vacuum stations is also available. The City engaged the services of Kimley Horn Associates (KHA) to evaluate traffic impacts and on-site circulation to confirm that queuing for the pay stations and car wash tunnel would be adequate and would not extend onto Kaiser Road and/or Dublin Boulevard. More specifically, KHA prepared a traffic analysis that addressed the following: 1.Trip generation comparison between the proposed project and the allowed trips for the Kaiser Commercial area in the Kaiser Dublin Medical Center Project Environmental Impact Report (Kaiser EIR), including pass-by trips;2.Operational analysis for pedestrians, bicyclists, and motorists that includes internal site circulation and traffic circulation at access points along Kaiser Road and future adjacentparcels; and 3.Pay station queuing. In summary, the traffic analysis determined the following:1.Trip Generation Comparison. The Kaiser EIR assumed that Phase 1B would consist of 250,000 square feet of commercial use, which results in estimated 8,620 daily trips, 447 AM peak hour trips and 775 PM peak hour trips. The proposed car wash is anticipated to result in 34 AM peak hour trips and 78 PM peak hour trips. Therefore, the proposed project’s intersection impacts would be within the impacts identified in the Kaiser EIR 2.Operational Analysis. The analysis concluded that the intersections of Dublin Boulevard/Keegan Street/Kaiser Road and Kaiser Road/Car Wash Access are expected to continue to operate at an acceptable level of service. Therefore, no vehicle operational issues are anticipated due to the car wash project. The lack of vehicle queuing issues also eliminates potential conflicts with the pedestrian and bicycle facilities near the project.3.Pay Station Queuing. The analysis concluded that the layout of the proposed car wash can accommodate the queues from the pay station. The two queuing lanes to the pay station allow for storage of approximately seven vehicles in each lane, or 14 vehicles total. Five
17
Page 7 of 10
additional vehicles can queue after the pay station prior to entering the tunnel for a total queuing of 19 vehicles on-site. The analysis concluded that the queues were estimated to be a maximum of 24 vehicles in the peak hour. In order to ensure that vehicle queues do not result in any impacts beyond the subject property (i.e., Kaiser Road), Condition of Approval No. 153 requires the Applicant to monitor the queues and enter into an improvement agreement for a supplemental transportation study within the first 12months of operation or if an obvious queuing issue develops, whichever is sooner. The traffic analysis is included as Attachment 6.Parking: The parking requirement for the proposed car wash is regulated by the City of Dublin Zoning Ordinance (Section 8.76.080.D). The parking requirement for a self-service car wash is four spaces, plus additional parking for drying/vacuum areas, plus 20 feet in front of each bay for stacking. As shown in Table 2 below, the Applicant proposes to provide 15 vacuum parking spaces with 17individual vacuum stations. An additional five parking spaces are provided on the south side of the property adjacent to the proposed trash enclosure. Over 100 feet between the entrance of the car wash tunnel and pay station is provided for stacking. Table 2. Parking Requirements Self-Service Car Wash Drying/Vacuum Area 20’ in Front of Each Bay for StackingNo. of Spaces Required 4 15 20 feetNo. of Spaces Provided 5 15 100+ feetArchitecture: The proposed building is long and narrow reflective of its intended use as a car wash tunnel. It is approximately 40 feet wide, 109 feet long and 30 feet tall. The architecture is contemporary with a lower middle section and taller elements at both ends. The building’s roof is a combination of a flat roof in the middle section and decorative shed roofs at both ends highlighting the taller portions of the building. The building is clad with smooth/flat metal siding painted blue and gray tones. Windows are provided on the upper half of the taller portions of the building and for a small office on the ground floor. The architectural style and materials arecompatible with the contemporary architectural style, colors, and materials being utilized on other commercial projects within Dublin. The building’s elevations as well as color and materials are shown in the Project Plans on Sheet A301 in Attachment 4. The vacuum area is designed with a carport-type canopy providing shade for each vacuum parking stall. The vacuum stations are integrated into the carport-type structure with solar panels and use a muted color palette to reduce their prominence as shown on Sheets A302 and A303 of the project plans (Attachment 4). Two stream waste cans for garbage and recycling are also provided at each station. The Applicant provided photo simulations of the proposed project as seen from Dublin Boulevard and Keegan Street included as Attachment 7.
18
Page 8 of 10
Landscape: The entirety of the Kaiser Commercial site, including the subject property, was rough graded in 2021 as part of the development of the Nissan dealership and is currently devoid of vegetation. The preliminary landscape plan includes landscaping around the perimeter of property and between the car wash tunnel queue lanes and the vacuum stations. The conceptual plant pallet includes with a variety of trees, including 24-inch box trees along the perimeter of the site to help screen the internal circulation, parking and vacuum area from Dublin Boulevard and Kaiser Road. The interior of the site is accented with a mix of one-gallon and five-gallon shrubs. New landscape areas are proposed with a variety of drought tolerant plants suitable for low maintenance and water conserving efforts. The landscape concept including the planting plan and palette is provided on Sheet L1 of the Project Plans (Attachment 4). Public Art Compliance: The Applicant intends to satisfy the City’s public art requirement through the payment of in-lieu fees. Condition of Approval No.18 confirms this intention. The Planning Commission Resolution recommending approval of the Site Development Review Permit for the proposed car wash is included as Attachment 1. The City Council Resolution approving the Site Development Review Permit and conditions of approval is included as Attachment 3.General Plan/Eastern Dublin Specific Plan CompatibilityThe subject property is located within the Medical Campus/Commercial land use designation. This designation accommodates a range of commercial uses including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, limitedautomotive sales and eating and drinking establishments. A car wash is a community-serving retail use. The subject property is also located within the Tassajara Gateway subarea of the Eastern Dublin Specific Plan. The emphasis of this area is to create a “gateway” into eastern Dublin that establishes a positive impression to the travelers that pass through this area. The Specific Plan seeks to achieve this through siting and design of high-profile commercial uses (hotel, conference center, campus office, restaurant) recommended for this area to contribute to the creation of a distinctive “gateway” image. The proposed project meets the intent of the Dublin General Plan,which discourages projects that do not relate well to the surrounding developments and is compatible with the surrounding neighborhood that includes residential and commercial uses.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District reviewed the project and provided conditions of approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. Conditions of approval from these departments and agencies have been included in the attached City Council Resolution (Attachment 3).
ENVIRONMENTAL DETERMINATION:On September 20, 2016, the City Council certified the Kaiser EIR and adopted a Mitigation
19
Page 9 of 10
Monitoring and Reporting Program and Statement of Overriding Considerations (Resolution No. 153-16). Pursuant to the requirements of the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15162, the proposed project was examined to determine if further environmental review is required. Based on a review of the project, the environmental analysis in the Kaiser EIR and all of the information in the project record as a whole, the City has determined that there is no substantial evidence that any of the supplemental review standards are met. The proposed project is within the scope of the project analyzed in the Kaiser EIR because the proposed car wash is within the maximum intensity of commercial development anticipated. The circumstances under which the project is to be undertaken have not substantially changed since the Kaiser EIR was prepared and will not substantially change with approval of the project. As supported by the project description and Site Development Review Permit plans, the Kaiser EIR adequately describes the impacts of the project for the purposes of CEQA, and no mitigation measures or new alternatives are required by the project other than those previously disclosed and analyzed in the Kaiser EIR. Approval of the project would not create any site‐specific operations giving rise to environmental effects different from those examined by the Kaiser EIR or requiring the preparation of an Initial Study. The proposed project would be subject to the Kaiser Dublin Medical Center Mitigation Monitoring and Reporting Program. Consequently, pursuant to CEQA Guidelines Sections 15162 and 15168(c), the project impacts are covered by the Kaiser EIR and no further environmental review is required for this project.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:Two City-led Community Meetings were held on August 24 and 25, 2022, to provide Dublin residents with information about the proposed project. As directed by City Council, notices of the Community Meetings were provided to the Apex community in addition to the “Notify Me” subscription notification created for these meetings. No members of the community attended either meeting. In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the project site. A public notice also was published in the East Bay Times and posted at several locations throughout the City. A Planning Application sign was posted on the project site and the project was also included on the City’s development projects webpage. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS:1) Planning Commission Resolution Recommending Approval2) Exhibit A to Attachment 1 City Council Ordinance Amending Planned Development OrdinanceNo. 03-19 for Kaiser Commercial3) Exhibit B to Attachment 1 City Council Resolution Approving a CUP and SDR for Nissan Commercial Car Wash 4) Exhibit A to Attachment 3 Project Plans5) Noise Assessment Study6) Traffic Analysis
20
Page 10 of 10
7) Photo Simulations
21
RESOLUTION NO. 22-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO PLANNED
DEVELOPMENT ORDINANCE NO. 03-19 FOR THE KAISER COMMERCIAL PROJECT, A
CONDITIONAL USE PERMIT AND A SITE DEVELOPMENT REVIEW PERMIT RELATED TO
THE NISSAN COMMERCIAL CAR WASH PROJECT
PLPA 2022-00003
(APN 985-0027-026-00)
WHEREAS, the Property Owner and Applicant, Dosanjh Real Estate, LLC, submitted an
application to construct a commercial self-service car wash consisting of a 3,574-square-foot
building housing a drive-thru automatic car wash tunnel, a parking area with 15 vacuum parking
stalls and related site improvements. The applications include amendments to Planned
Development Ordinance No. 03-19 for Kaiser Commercial, a Conditional Use Permit and a Site
Development Review Permit. The proposed development and applications are collectively known
as the “Project;” and
WHEREAS,the Project site is approximately one-acre located south on the southwest
corner of Dublin Boulevard and Kaiser Road (Assessor Parcel Number 985-0027-026-00); and
WHEREAS, on October 4, 2016, the City Council approved a Planned Development
Rezone with a Stage 1 Development Plan for the Kaiser Dublin Medical Center Project, which
included the subject site as part of Phase IB (also known as Kaiser Commercial) (Ordinance No.
07-16); and
WHEREAS, on May 7, 2019, the City Council approved a Planned Development Rezone
with a Stage 1 and Stage 2 Development Plan for the Kaiser Commercial site as part of the Nissan
Automobile Dealership project (Ordinance No. 03-19); and
WHEREAS, an amendment to Planned Development Ordinance No. 03-19 is necessary
to allow the proposed use; and
WHEREAS,in accordance with the California Environmental Quality Act (CEQA) certain
projects require review for environmental impacts and, when applicable, environmental
documents to be prepared; and
WHEREAS,on September 20, 2016, the City Council certified the Kaiser Dublin Medical
Center Project Environmental Impact Report (EIR), which included the subject site identified as
Phase 1B, and adopted a Mitigation Monitoring and Reporting Program and Statement of
Overriding Considerations (Resolution No. 153-16, incorporated herein by reference); and
WHEREAS,pursuant to the requirements of CEQA, the Project was examined to
determine if further environmental review is required. The analysis concluded that the
environmental impacts of the Project were analyzed in the Kaiser Dublin Medical Center EIR.
There is no substantial evidence in the record that any new effects would occur, that any new
Attachment 1
22
mitigation measures would be required, or that any of the conditions triggering supplemental
environmental review under CEQA Guidelines Sections 15162 and 15168(c) exist; and
WHEREAS, the Staff Report dated September 27, 2022, and incorporated herein by
reference, described and analyzed the Project, including the amendment to Planned Development
Ordinance No. 03-19; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, on September 27, 2022, at which time all interested parties had the opportunity to be
heard.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that that the
City Council adopt an Ordinance attached as Exhibit A amending Planned Development
Ordinance No. 03-19, as set forth in Exhibit A.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve the Resolution attached as Exhibit B approving the Conditional Use Permit and
Site Development Review Permit, based on the findings and conditions of approval, as set forth
in Exhibit B.
PASSED, APPROVED, AND ADOPTED this 27th day of September 2022 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
____________________________________
Assistant Community Development Director
23
1
ORDINANCE NO. xx – 22
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AN AMENDMENT TO PLANNED DEVELOPMENT ORDINANCE NO. 03-19
FOR THE KAISER COMMERCIAL PROJECT
PLPA 2022-00003
(APN 985-0027-026-00)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. The Property Owner and Applicant, Dosanjh Real Estate, LLC, submitted an application
to construct a commercial self-service car wash consisting of a 3,574-square-foot building
housing a drive-thru automatic car wash tunnel, a parking area with 15 vacuum stalls and
related site improvements. The applications include an amendment to Planned Development
Ordinance No. 03-19 for Kaiser Commercial, a Conditional Use Permit and a Site Development
Review Permit. The proposed development and applications are collectively known as the
“Project.”
B. The Project site is approximately one-acre located south on the southwest corner of
Dublin Boulevard and Kaiser Road (Assessor Parcel Number 985-0027-026-00).
C. On October 4, 2016, the City Council approved a Planned Development Rezone with a
Stage 1 Development Plan for the Kaiser Dublin Medical Center Project which included the
subject site as part of Phase IB (also known as Kaiser Commercial) (Ordinance No. 07-16).
D. On May 7, 2019, the City Council approved a Planned Development Rezone with a Stage
1 and Stage 2 Development Plan for the Kaiser Commercial site as part of the Nissan
Automobile Dealership project (Ordinance No. 03-19).
E.An amendment to Planned Development Ordinance No. 03-19 is necessary to allow the
proposed use.
F. In accordance with the California Environmental Quality Act (CEQA) certain projects
require review for environmental impacts and, when applicable, environmental documents to be
prepared.
G.On September 20, 2016, the City Council certified the Kaiser Dublin Medical Center
Project Environmental Impact Report (EIR), which included the subject site identified as Phase
1B, and adopted a Mitigation Monitoring and Reporting Program and Statement of Overriding
Considerations (Resolution No. 153-16, incorporated herein by reference).
H. Pursuant to the requirements of CEQA, the Project was examined to determine if further
environmental review is required. The analysis concluded that the environmental impacts of the
Project were analyzed in the Kaiser Dublin Medical Center EIR. There is no substantial
evidence in the record that any new effects would occur, that any new mitigation measures
Attachment 2
24
2
would be required, or that any of the conditions triggering supplemental environmental review
under CEQA Guidelines Sections 15162 and 15168(c) exist.
I. Following a properly noticed public hearing on September 27, 2022, the Planning
Commission adopted Resolution 22-xx, recommending approval of an amendment to Planned
Development Ordinance No. 03-19 for the Kaiser Commercial Project, a Conditional Use Permit
and a Site Development Review Permit, which Resolution is incorporated herein by reference
and available for review at City Hall during normal business hours.
J. On _______, the City Council held a properly noticed public hearing on the Project,
including the proposed amendment to Planned Development Ordinance No. 03-19, at which
time all interested parties had the opportunity to be heard.
K. Staff Report dated ______, and incorporated herein by reference, described and
analyzed the Project, including the proposed amendment to Planned Development Ordinance
No. 03-19, for the City Council.
SECTION 2: AMENDMENT TO EXISTING STAGE 1 AND STAGE 2 DEVELOPMENT PLAN
Amendment to the PD Stage 1 and Stage 2 Development Plan is limited to adding Car
Wash/Detailing as a Conditionally Permitted Use with the following notation:
Notes:
5. Use allowed on Parcel 2 and only when supporting a City-revenue generating use within the
Kaiser Commercial Project Area.
SECTION 3. SEVERABILITY
The provisions of this Ordinance are severable and if any provision, clause, sentence, word or
part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or
circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or
impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of
the ordinance or their applicability to other persons or circumstances.
SECTION 4. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three
public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 5. EFFECTIVE DATE
This Ordinance shall take effect 30 days following its adoption.
25
3
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _____ day of
_______, 2022, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
26
Attachment 3
RESOLUTION NO. xx-22
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT AND A SITE DEVELOPMENT REVIEW
PERMIT RELATED TO THE NISSAN COMMERCIAL CAR WASH PROJECT
PLPA 2022-00003
(APN 985-0027-026-00)
WHEREAS, the Property Owner and Applicant, Dosanjh Real Estate, LLC, submitted an
application to construct a commercial self-service car wash consisting of a 3,574-square-foot
building housing a drive-thru automatic car wash tunnel, a parking area with 15 vacuum stalls and
related site improvements. The applications include amendments to Planned Development
Ordinance No. 03-19 for Kaiser Commercial, a Conditional Use Permit and a Site Development
Review Permit. The proposed development and applications are collectively known as the
“Project;” and
WHEREAS,the Project site is approximately one-acre located south on the southwest
corner of Dublin Boulevard and Kaiser Road (Assessor Parcel Number 985-0027-026-00); and
WHEREAS, on October 4, 2016, the City Council approved a Planned Development
Rezone with a Stage 1 Development Plan for the Kaiser Dublin Medical Center Project, which
included the subject site as part of Phase IB (also known as Kaiser Commercial) (Ordinance No.
07-16); and
WHEREAS, on May 7, 2019, the City Council approved a Planned Development Rezone
with a Stage 1 and Stage 2 Development Plan for the Kaiser Commercial site as part of the Nissan
Automobile Dealership project (Ordinance No. 03-19); and
WHEREAS, an amendment to Planned Development Ordinance No. 03-19 is necessary
to allow the proposed use; and
WHEREAS,in accordance with the California Environmental Quality Act (CEQA) certain
projects require review for environmental impacts and, when applicable, environmental
documents to be prepared; and
WHEREAS,on September 20, 2016, the City Council certified the Kaiser Dublin Medical
Center Project Environmental Impact Report (EIR), which included the subject site identified as
Phase 1B, and adopted a Mitigation Monitoring and Reporting Program and Statement of
Overriding Considerations (Resolution No. 153-16, incorporated herein by reference); and
WHEREAS,pursuant to the requirements of CEQA, the Project was examined to
determine if further environmental review is required. The analysis concluded that the
environmental impacts of the Project were analyzed in the Kaiser Dublin Medical Center EIR.
There is no substantial evidence in the record that any new effects would occur, that any new
mitigation measures would be required, or that any of the conditions triggering supplemental
environmental review under CEQA Guidelines Sections 15162 and 15168(c) exist; and
27
WHEREAS, following a properly noticed public hearing on September 27, 2022, the
Planning Commission adopted Resolution 22-xx, recommending approval of an amendment to
Planned Development Ordinance No. 03-19 for the Kaiser Commercial Project, a Conditional Use
Permit and a Site Development Review Permit, which Resolution is incorporated herein by
reference and available for review at City Hall during normal business hours; and
WHEREAS, on _______, the City Council held a properly noticed public hearing on the
project, including the proposed amendment to Planned Development Ordinance No. 03-19 for the
Kaiser Commercial Project, a Conditional Use Permit and a Site Development Review Permit, at
which time all interested parties had the opportunity to be heard; and
WHEREAS, Staff Report dated ______, and incorporated herein by reference, described
and analyzed the Project, for the City Council.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this Resolution.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding the Conditional Use Permit for the establishment
and operation of a car wash/detailing use:
A.The proposed use and related structures are compatible with other land uses,
transportation and service facilities in the vicinity in that:1) the proposed Project is located
on the Kaiser Commercial project site, which was envisioned for a variety of local-serving
and regional-serving commercial uses; 2) the proposed Project will provide a local-serving
commercial use that benefits the future and planned businesses within the development
as well as the community; 3) the proposed use supports the Nissan and Infiniti Automobile
Dealerships, which are permitted, City-revenue generating uses within the Planned
Development and the proposed use is allowed through a Conditional Use Permit as stated
in the amended Stage 1 and Stage 2 Development Plan; and 4) the Project site is
accessible from Kaiser Road providing vehicular access with a sufficient amount of queue
length for stacking and parking spaces to meet the requirements of the use.
B.It will not adversely affect the health or safety of persons residing or working in the vicinity,
or be detrimental to the public health, safety and welfare in that:1) the Project will conform
to all applicable regulations contained in the Dublin Zoning Ordinance; and 2) the City
Council adopted conditions of approval to ensure on-ongoing compatibility with the site’s
surroundings.
C.It will not be injurious to property or improvements in the neighborhood in that: 1) the Project
is located on a parcel envisioned for a variety of local-serving and regional-serving
commercial uses; and 2) the proposed use has limited hours of operation from 8:00 a.m.
to 6:00 p.m. daily limiting operational impacts to adjacent uses; 3) a Noise Assessment
Study analyzing the Project’s potential impacts to the adjacent residential uses found the
proposed Project would be in compliance with the City’s General Plan; and 4) a condition
of approval requiring an evaluation of the actual noise levels once the Project is operational
will ensure on-going compatibility with adjacent properties and the neighborhood.
D.There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
28
to the public health, safety, and welfare in that:1) pedestrian and vehicle access is provided
to the site from existing sidewalk on Dublin Boulevard and a proposed sidewalk on Kaiser
Road; and 2) the Project is within an area envisioned for a variety of commercial uses that
will be served by existing public utilities, services, and infrastructure.
E.The subject site is physically suitable for the type, density, and intensity of the use and
related structures being proposed in that:1) the Project site is located on a parcel that is
envisioned to be developed with commercial uses; 2) the Project will conform to the
density, design, and allowable uses as stated in the Planned Development Ordinance No.
03-19 (as amended) and consistent with the Medical Campus/Commercial land use
designation as it pertains to the Kaiser Commercial site in its entirety; and 3) a car wash is
a conditionally permitted use in Planned Development Ordinance No. 03-19, as amended.
F.It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that:1) a
car wash is a conditionally permitted use in Planned Development Ordinance No. 03-19,
as amended; 2) the proposed use supports the Nissan and Infiniti Automobile Dealerships
which are permitted, City-revenue generating uses within the Planned Development; and
3) all activities with the car wash will be limited to 8:00 a.m. to 6:00 pm.
G.It is consistent with the Dublin General Plan and with any applicable Specific Plans in that:
1) the General Plan land use designation is Medical Campus/Commercial, which allows a
range of commercial uses consistent with Planned Development Ordinance No. 03-19, as
amended; and 2) the Project will conform to the density, design, and allowable uses as
stated in the Planned Development Ordinance No. 03-19, as amended, and will be
consistent with the Medical Campus/Commercial land use designation as it pertains to the
Kaiser Commercial site in its entirety.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin does hereby make
the following Site Development Review Permit findings and determinations regarding the Nissan
Commercial Car Wash 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 Project provides an orderly, attractive and harmonious
development compatible with surrounding properties and neighborhoods; 2) the Project is
utilizing traditional building forms with contemporary, high-quality materials and finishes in
compliance with the design guidelines of the Eastern Dublin Specific Plan and Planned
Development Ordinance No. 03-19; 3) the Project will conform to the density, design, and
allowable uses as stated in the Planned Development Ordinance No. 03-19, as amended,
and will be consistent with the Medical Campus/Commercial land use designation as it
pertains to the Kaiser Commercial site in its entirety; 4) the Project includes streetscape
enhancements to complement those already in place, which completes the street
infrastructure network for the area as well as bicycle and pedestrian infrastructure; and 5)
the Project is consistent with the General Plan and Eastern Dublin Specific Plan.
B.The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:1) the
architecture and landscape design for the Project provides a commercial use within a
commercial area; 2) the overall design of the Project is consistent with the design
requirements of Planned Development Ordinance No. 03-19 and the proposed layout of
29
buildings, landscaping and parking are well-suited to the uses; 3) the proposed use
supports the Nissan and Infiniti Automobile Dealerships, which are permitted, City-revenue
generating uses within the Planned Development; 4) the proposed use is allowed through
a Conditional Use Permit as stated in the amended Planned Development; and 5) the
proposed Project meets the intent of the Dublin General Plan, which discourages projects
that do not relate well to the surrounding developments, as the Project is compatible with
the surrounding neighborhood that includes residential and commercial uses.
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 architecture and landscape
design for the Project provides an appropriate pedestrian scale and the landscaping and
parking areas are well-suited to the uses; 2) the overall design of the Project is consistent
with the design requirements of Planned Development Ordinance No. 03-19; 3) the
proposed use supports the Nissan and Infiniti Automobile Dealerships, which are
permitted, City-revenue generating uses within the Planned Development; 4) the proposed
use is allowed through a Conditional Use Permit as stated in the amended Planned
Development; and 5) the proposed Project meets the intent of the Dublin General Plan,
which discourages projects that do not relate well to the surrounding developments, as the
Project is compatible with the surrounding neighborhood that includes residential and
commercial uses.
D.The subject site is suitable for the type and intensity of the approved development because:
1) the Project site is located on the south side of Dublin Boulevard where a variety of local-
serving and regional-serving commercial uses are allowed; 2) the proposed Project will
provide a local-serving commercial use that benefits future and planned businesses within
the development as well as the community; 3) the Project will conform to the density,
design, and allowable uses as stated in the Planned Development Ordinance No. 03-19,
as amended, and will be consistent with the Medical Campus/Commercial land use
designation as it pertains to the Kaiser Commercial site in its entirety; and 4) the Project
provides for its own infrastructure and required services and is designed to include
sufficient vehicular and pedestrian access, with parking to support the uses.
E.Impacts to existing slopes and topographic features are addressed because: 1) the Project
site is flat and previously mass graded as part of the site preparation of the Nissan and
Infiniti Automobile Dealerships; 2) the roadway and utility infrastructure to serve the site
already exists and the Project will complete the frontage improvements on both street
frontages; and 3) future approval of grading and improvement plans will enable the site to
be modified to suit the Project, which will be developed 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 architectural style and materials will be consistent and compatible with the
contemporary architectural style, colors, and materials being utilized on other commercial
projects in the City; 2) the Project is utilizing traditional building forms with contemporary,
high-quality materials and finishes in compliance with the design guidelines of the Eastern
Dublin Specific Plan; 3) mechanical features of the Project such as car wash tunnel is
screened with landscape materials and the vacuum stalls use a muted color palette to
30
reduce their prominence; and 4) the vacuum stalls are integrated in a solar carport-type
structure, which are typical in commercial developments.
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 Preliminary Landscape Plan for the Project site emphasizes the screening the less
desirable features of the Project including the entrance to the car wash tunnel, vacuum
stations, parking areas and waste enclosure; 2) landscaping will be provided throughout
the site; and 3) the Project perimeter and interior landscaping is consistent with residential
and commercial development in the vicinity and 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) all infrastructure including driveways, pathways,
sidewalks, and lighting have been reviewed for conformance with City policies, regulations,
and best practices; and 2) development of this Project will conform to the major public
improvements already installed allowing patrons the safe and efficient use of these
facilities.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves
a Conditional Use Permit and a Site Development Review Permit for the Nissan Commercial Car
Wash Project, subject to the following conditions:
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 review and approval by the City
or designee. 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:
PLANNING CONDITIONS
1.Approval. This approval is for a: 1) Conditional Use
Permit (CUP) for Car Wash/Detailing; and 2) Site
Development Review Permit (SDR) for the Nissan
Commercial Car Wash Project. This approval shall
be as depicted and indicated on the plans dated
August 11, 2022, prepared by K-12 Architects, New
Leaf Landscape Architects and MacKay & Somps
stamped approved and on file in the Community
Development Department, except as modified by
the following conditions of approval.
PL Ongoing
31
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
2.Effective Date. This CUP and SDR approval
becomes effective once the companion Planned
Development Zoning District amendment has been
approved by City Council and is effective.
PL Ongoing
3.Permit Expiration. Construction or use shall
commence within one (1) year of Permit approval or
the Permit shall lapse and become null and void.
PL One Year After
Effective Date
4.Time Extension.The Director of Community
Development may, upon the Applicant’s written
request for an extension of approval prior to
expiration, and upon the determination that any
conditions of approval remain adequate to assure
that applicable findings of approval will continue to
be met, grant a time extension of approval for a
period not to exceed 12 months. The Director of
Community Development may grant a maximum of
two extensions of approval, and additional
extensions may be granted by the original decision
maker.
PL Prior to
Expiration Date
5.Minor Amendments. Modifications or changes to
this CUP and SDR approval may be considered and
approved by the Community Development Director
if the modifications or changes proposed comply
with Chapter 8.100.080 (Amendments) of the Dublin
Zoning Ordinance.
PL On-going
6.Compliance. Applicant/Property Owner shall
operate this use in compliance with the conditions
of approval of this CUP and SDR, 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 CUP and SDR approval
shall be revocable for cause in accordance with
Dublin Municipal Code (DMC) 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.
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
Various Building Permit
Issuance
32
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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.
9.Required Permits.Applicant/Developer shall
obtain all permits required by other agencies, if
applicable, including, but not limited to Alameda
County Flood Control and Water Conservation
District Zone 7, California Department of Fish and
Wildlife, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies
of the permits to the Public Works Department.
PW Building Permit
Issuance
10.Fees. Applicant/Developer shall pay all applicable
fees in effect at the time of building permit issuance,
including, but not limited to, Planning fees, Building
fees, 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. Approved
Development Agreement supersedes where
applicable.
Various Building Permit
Issuance
11.Indemnification.Applicant/Developer shall defend,
indemnify, and hold harmless the City of Dublin and
its agents, officers, and employees from any claim,
action, or proceeding against the City of Dublin or
its agents, officers, or employees to attack, set
aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any
other department, committee, or agency of the City
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.Clarifications and/or Changes to these
Conditions of Approval. In the event that there
PL, PW On-going
33
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
needs to be clarification to the conditions of
approval, the Community Development Director
and/or City Engineer has the authority to clarify the
intent of these conditions of approval to the
Applicant without going to a public hearing. The
Community Development Director and/or City
Engineer also has the authority to make minor
modifications to these conditions of approval
without going to a public hearing in order for the
Applicant to fulfill needed improvements or
mitigations resulting from impacts to this project.
13.Equipment Screening.All electrical equipment,
fire risers, and/or mechanical equipment shall be
screened from public view by landscaping and/or
architectural features. 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
14.Hours of Operation. The hours of operation are
limited to 8:00 a.m. to 6:00 p.m. daily.
PL On-going
15.Noise Assessment. An assessment of the actual
noise levels of the car wash tunnel shall be
conducted and provided to the Community
Development Director for review and acceptance. If
actual noise levels are above those anticipated in
the Noise Assessment Study prepared by Edward
L. Pack Associates, Inc. dated September 12, 2022,
recommended measures shall be developed and
incorporated to reduce the operation noise levels to
an acceptable level.
PL Planning
Approval of
Building Permit
Final
16.Project Signage. All project signage shall be
incorporated into the existing Master Sign Program
for Kaiser Commercial (PLPA-2021-00031). The
Applicant shall obtain approval to amend the Master
Sign Program.
PL Installation of
Any Project-
Related
Signage
17.Accessory/Temporary Structures and Uses. A
Temporary Use Permit is required for all
construction trailers, security trailers and storage
containers used during construction.
PL Establishment
of Temporary
Use
18.Public Art. The Project is required to comply with
DMC 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
PL Issuance of
Building Permit
34
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
installing a public art project on the property, as
provided by DMC Section 8.58.050D. The in-lieu
contribution shall be as provided in DMC Chapter
8.58.
19.Mitigation Monitoring Program. Applicant/
Developer shall comply with the Kaiser Dublin
Medical Center Final Environmental Impact Report
(EIR) certified by City Council Resolution No. 16-16,
including all mitigation measures, action programs,
and implementation measures contained therein as
applicable to Phase 1B. The EIR is on file with the
Community Development Department.
PL On-going
20.Noise/Nuisance.Applicant/Developer shall control
all business activity so as not to create a public or
private nuisance to the existing and surrounding
businesses and residents. No amplified sounds,
loudspeakers or music shall be permitted outside
the building.
PL On-going
PLANNING –LANDSCAPE CONDITIONS
21.Final Landscape and Irrigation System Plans. 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 and shall comply with DMC Section
8.72.030.
PL Approval of
Final
Landscape
Plans
22.Water Efficient Landscaping Regulations. The
Applicant shall meet all requirements of the City of
Dublin's Water-Efficient Landscaping Regulations,
DMC Section 8.88.
PL Approval of
Final
Landscape
Plans
23.Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for
trees, landscaping (and/or landscape structures
such as walls) at drive aisle intersections shall not
be taller than 30 inches above the curb.
Landscaping shall be kept at a minimum height and
fullness giving patrol officers and the general public
surveillance capabilities of the area.
PL Approval of
Final
Landscape
Plans and
Ongoing
24.Sustainable Landscape Practices. The landscape
design shall demonstrate compliance with
sustainable landscape practices as detailed in the
Bay-Friendly Landscape Guidelines by earning 60
points or more and meeting the nine required
practices in the Bay-Friendly Landscape Scorecard.
PL Approval of
Final
Landscape
Plans
25.C.3 Stormwater Technical Guidance. The
landscape design in the bio-retention C.3 SWQ
PL Approval of
Final
35
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
treatment areas shall not conflict with the
recommendations in the Alameda Stormwater
Technical Guidance Handbook, October 3, 2017,
Appendix B Plant List and Planting Guidance for
Landscape-Based Stormwater Measures or the City
of Dublin pre-approved list.
Landscape
Plans
26.Plant Clearances. All trees planted shall meet the
following clearances:
a) Six feet from the face of building walls or roof
eaves
b) Seven feet from fire hydrants, storm drains,
sanitary sewers and/or gas lines
c) Five feet from top of wing of driveways,
mailboxes, water, telephone and/or electrical
mains.
d) Fifteen feet from stop signs, street or curb sign
returns
e) Fifteen feet from either side of a streetlight
f) Plant clearances may be modified with approval
from the Community Development Director on a
case-by case-basis.
PL Approval of
Final
Landscape
Plans
27.Tree Sizes. Size of all new trees shall be a minimum
of 24-inch box. Height of tree shall be proportional
to the box size and tree trunk caliber shall be 1.5
feet minimum diameter at breast height (DBH).
PL Approval of
Final
Landscape
Plans
28.Plan Coordination. Civil Improvement Plans, Joint
Trench Plans, Street Lighting Plans and Landscape
Improvement Plans shall be submitted on the same
size sheet and plotted at the same drawing scale for
consistency, improved legibility and interdisciplinary
coordination.
PL Approval of
Final
Landscape
Plans
29.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
BUILDING CONDITIONS
30.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
31.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
B Issuance of
Building
Permits
36
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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.
32.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 attached to each
set of plans. Applicant/Developer will be responsible
for obtaining the approvals of all participation non-
City agencies prior to the issuance of building
permits.
B Issuance of
Building
Permits
33.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
34.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 (front, rear, garage, etc.). Application and
required plans shall be submitted electronically.
b) Address signage shall be provided as per the
Dublin Commercial Security Code.
c) 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
35.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
36.Foundation. Geotechnical Engineer for the soils
report shall review and approve the foundation
B Prior to Permit
Issuance
37
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
design. A letter shall be submitted to the Building
Division on the approval.
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.Solar Zone –CA Energy Code. Show the location
of the Solar Zone on the site plan. Detail the
orientation of the Solar Zone. This condition of
approval will be waived if the project meets the
exceptions provided in the CA Energy Code.
B Through
Completion
40.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
41.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
42.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
43.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
44.Temporary Fencing.Temporary construction
fencing shall be installed along perimeter of all work
under construction
B Through
Completion
45.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
46.No fire service lines shall pass beneath buildings.F Approval of
Improvement
Plans
38
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
47.All fire apparatus access road shall be with an
approved all-weathered surface and capable of
supporting imposed load of 75,000 lbs.
F Approval of
Improvement
Plans
48.New Fire Sprinkler System and Monitoring
Requirements. In accordance with the Dublin Fire
Code, fire sprinklers shall be installed in the
building. The system shall be in accordance with the
NFPA 13, the CA Fire Code and CA Building Code.
Plans and specifications showing detailed
mechanical design, cut sheets, listing sheets and
hydraulic calculations shall be submitted to the Fire
Department for approval and permit prior to
installation. This may be a deferred submittal.
a)Sprinkler Plans. (Deferred Submittal Item).
Submit detailed mechanical drawings of all
sprinkler modifications, including cut sheets,
listing sheets and calculations to the Fire
Department for approval and permit prior to
installation.
b) All sprinkler system components shall remain in
compliance with the applicable N.F.P.A. 13
Standard, the CA Fire Code and the CA Building
Code.
c)Underground Plans. (Deferred Submittal
Item). Submit detailed shop drawings for the fire
water supply system, including cut sheets, listing
sheets and calculations to the Fire Department
for approval and permit prior to installation. All
underground and fire water supply system
components shall be in compliance with the
applicable N.F.P.A. 13, 24, 20, 22 Standards, the
CA Fire Code and the CA Building Code. The
system shall be hydrostatically tested and
inspected prior to being covered. Prior to the
system being connected to any fire protection
system, a system flush shall be witnessed by the
Fire Department.
d)Central Station Monitoring. Automatic fire
extinguishing systems installed within buildings
shall have all control valves and flow devices
electrically supervised and maintained by an
approved central alarm station. Zoning and
annunciation of central station alarm signals
shall be submitted to the Fire Department for
approval.
e) Fire Protection Equipment shall be identified
with approved signs constructed of durable
F Building Permit
Issuance
39
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
materials, permanently installed and readily
visible.
49.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
50.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
building plans. Additional fire extinguishers maybe
required by the fire inspector.
a) 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
51.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 1/2 feet
F Occupancy
40
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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.
52.Means of Egress. Exit signs shall be visible and
illuminated with emergency lighting when building is
occupied.
F Occupancy
53.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
54.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.
The building shall be provided with all addresses or
the assigned address range so as to be clearly
visible from either direction of travel on the street the
address references. The address characters shall
not be less than five inches in height by one-inch
stroke. Larger sizes may be necessary depending
on the setbacks and visibility.
F Occupancy
55.Hazardous Materials. Provide an inventory
statement (HMIS) for any/all hazardous materials
for approval of process/storage/handling
requirements. Project shall meet the requirements
of the Alameda County Department of
Environmental Health as Certified Unified Program
Agency (CUPA). Provide to CUPA the Material
Safety Data Sheets, Hazardous Materials Business
Plan and all required documentation for permitting
process. Contact Alameda County Health services
at (510) 567-6780.
Hazardous Materials Management Plan. Provide
facility site plan showing storage and use areas,
maximum amount of material stored or used in each
F Building Permit
Issuance
41
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
area, container sizes, storage arrangement
including the location and dimensions of aisles.
Hazardous Materials Inventory Statement.
Provide permit application with chemical name,
trade names, hazardous ingredients, hazard
classification, MSDS, U.N. and C.A.S. number,
maximum quantity on-site at one time, storage
conditions related to the storage type, temperature
and pressure.
The storage, use and handling of hazardous
materials in quantities not exceeding the maximum
allowable quantity per control shall be in
accordance with CFC.
56.Fire Safety During Construction and Demolition.
a) Clearance to combustibles from temporary
heating devices shall be maintained. Devices
shall be fixed in place and protected from
damage, dislodgement or overturning in
accordance with the manufacturer’s
instructions.
b) Smoking shall be prohibited except in approved
areas. Signs shall be posted “NO SMOKING” in
a conspicuous location in each structure or
location in which smoking is prohibited.
c) Combustible debris, rubbish and waste material
shall be removed from buildings at the end of
each shift of work.
d) Flammable and combustible liquid storage
areas shall be maintained clear of combustible
vegetation and waste materials.
F Ongoing during
construction
and demolition
DUBLIN SAN RAMON SERVICES DISTRICT
57.Complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the
Dublin San Ramon Services District Code, the
DSRSD “Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Wastewater Facilities”, all applicable DSRSD Master
Plans and all DSRSD policies.
DSRSD Issuance of
Any Building
Permit
58.Planning and review fees, inspection fees, and fees
associated with a wastewater discharge permit shall
be paid to DSRSD in accordance with the rates and
schedules and at time of payment as established in
the DSRSD Code. Planning and review fees are due
after the 1st submittal of plans. Construction Permit
and Inspection Fees are due prior to the issuance of
DSRSD Issuance of
Any Grading
Permit or Site
Permit
42
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
a Construction Permit. Capacity Reserve Fees are
due before the water meter can be set or the
connection to the sewer system.
59.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 Issuance of
Any Grading
Permit or Site
Permit
60.All easement dedications for DSRSD facilities shall
be by separate instrument irrevocably offered to
DSRSD or by offer of dedication on the Final Map.
Prior to approval by the City for Recordation, the
Final Map shall be submitted to and approved by
DSRSD for easement locations, widths, and
restrictions.
DSRSD Issuance of
Any Grading
Permit or Site
Permit
61.The locations and widths of all proposed easement
dedications for water and sewer lines shall be
submitted to and approved by DSRSD.
DSRSD Issuance of
Any Grading
Permit or Site
Permit
62.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 Issuance of
Any Building
Permit
63.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 Issuance of
Any Grading
Permit or Site
Permit
64.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
DSRSD Issuance of
Any Grading
Permit or Site
Permit
43
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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 30-year operations and
maintenance costs as well as other conditions
within a separate agreement with the applicant for
any project that requires a pumping station.
65.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
DSRSD Issuance of
Any Grading
Permit or Site
Permit
66.No sewer line or waterline construction shall be
permitted unless the proper utility construction
permit has been issued by DSRSD. A construction
permit will only be issued after all of the items in
Condition No. 58 has been satisfied.
DSRSD Issuance of
Any Grading
Permit or Site
Permit
67.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 Issuance of
Any Grading
Permit or Site
Permit
68.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 Issuance of
Any Grading
Permit or Site
Permit
69.If trash enclosures are required to drain to the
sanitary sewer system, grease interceptors shall be
installed near the trash enclosure area. The trash
enclosure shall be roofed and graded to minimize
rain water or stormwater from entering the trash
enclosure.
DSRSD Issuance of
Any Grading
Permit or Site
Permit
PUBLIC WORKS GENERAL CONDITIONS
70.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
71.Compliance.Applicant/Developer shall comply
with the City of Dublin Zoning Ordinances, City of
PW On-going
44
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Dublin Title 7 Public Works Ordinance, which
includes the Grading Ordinance, the City of Dublin
Public Works Standards and Policies, the most
current requirements of the State Code Title 24 and
the Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit.
72.Clarifications and Changes to the Conditions. In
the event that there needs to be clarification to these
conditions of approval, the City Engineer has the
authority to clarify the intent of these conditions of
approval to the Developer without going to a public
hearing. The City Engineer also has the authority to
make minor modifications to these conditions
without going to a public hearing in order for the
Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
PW On-going
73.Hold Harmless/Indemnification. Applicant/
Developer shall defend, indemnify, and hold
harmless the City of Dublin and its agents, officers,
and employees from any claim, action, or
proceeding against the City of Dublin or its advisory
agency, appeal board, Planning Commission, City
Council, Community Development Director, Zone
Administrator, or any other department , committee,
or agency of the City to the extent such actions are
brought within the time period required by
Government Code Section 66499.37 or other
applicable law: provided, however, that the
Applicant/Developer’s duty to so defend, indemnify,
and hold harmless shall be submitted to the City’s
promptly notifying or proceeding and the City’s full
cooperation in the defense of such actions or
proceedings.
PW On-going
74.Fees. Applicant/Developer shall pay all applicable
fees in effect at the time of building permit issuance,
including, but not limited to: Planning fees; Building
fees; Dublin San Ramon Services District fees;
Public Facilities fees; City of Dublin Fire fees; Noise
Mitigation fees; Inclusionary House In-Lieu fees;
Alameda County Flood and Water Conservation
fees; Traffic Impact Fees or other development
impact fees required by the City of Dublin.
Various
Departments
Grading Permit
or Building
Permit
Issuance
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
PW Grading Permit
or Building
Permit
Issuance
45
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Works Department. Fees generated by this
application will be due at issuance of building
permit.
PUBLIC WORKS –AGREEMENTS
76.Stormwater Management Maintenance
Agreement. Applicant/Developer or Property
Owner shall enter into an Agreement with the City
of Dublin that guarantees the property owner’s
perpetual maintenance obligation for all stormwater
management measures installed as part of the
project, including those on-site and within the public
Rights of Way. In addition to stormwater
management measures and trash capture devices,
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.Grading/Sitework Permit. Applicant/Developer
shall obtain a Grading Permit or Sitework Permit
from the Public Works Department for all grading
and site improvements.
PW Start of Work
78.Encroachment Permit. Applicant/Developer shall
obtain an Encroachment Permit from the Public
Works Department for all construction activity within
the public right-of-way. At the discretion of the City
Engineer an encroachment permit for work
specifically included in an Improvement Agreement
may not be required.
PW Permit
Issuance
79.Security.Applicant/Developer shall provide faithful
performance security to guarantee the
improvements, as well as payment security, as
determined by the City Engineer (Note: The
performance security shall remain in effect until one
year after final inspection).
PW Permit
Issuance
80.Permits from Other Agencies.
Applicant/Developer shall obtain all permits and/or
approvals required by other agencies including, but
not limited to:
Alameda County Fire Department
Dublin San Ramon Services District
(DSRSD)
PW Permit
Issuance
PUBLIC WORKS -SUBMITTALS
46
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
81.Improvement Plan Submittal Requirements.All
submittals of plans shall comply with the
requirements of the “City of Dublin Public Works
Department Improvement Plan Submittal
Requirements,” the “City of Dublin Improvement
Plan Review Check List,” and current Public Works
and industry standards. A complete submittal of
improvement plans shall include all civil
improvements, joint trench plans, street lighting and
on-site safety lighting, landscape plans, and all
associated documents as required. The
Applicant/Developer shall not piecemeal the
submittal by submitting various components
separately.
PW 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. The Alameda
County Fire Department and the Dublin San Ramon
Services District shall approve and sign the
Improvement Plans.
PW Grading/
Sitework Permit
Issuance
83.Composite Exhibit. Construction plan set shall
include a Composite Exhibit showing all site
improvements, utilities, landscaping improvements
and trees, 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
recommendations.
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 Acceptance of
Improvements
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
(H&H) Manual. The H&H Manual includes updates
to calculating runoff and should be used as the basis
PW Grading/
Sitework Permit
Issuance
47
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
for your hydrology and hydraulics design of flood
control facilities in Alameda County. The manual is
available for download at:Alameda County
Hydrology & Hydraulics Manual
87.Stormwater Management Plan. The Stormwater
Management Plan submitted with the Site
Development Review (SDR) has been reviewed in
concept. A final Stormwater Management Plan shall
be submitted for review and approval by the City
Engineer. Approval is subject to the
Applicant/Developer providing the necessary plans,
details, and calculations that demonstrate the plan
complies with the standards issued by the San
Francisco Bay Regional Water Quality Control
Board and Alameda Countywide Clean Water
Program. Landscape Based Stormwater
Management Measures shall be irrigated and meet
WELO requirements.
PW Grading/
Sitework Permit
Issuance
88.Signing and Striping Plan. A Traffic Signing and
Striping Plan showing all existing and proposed
signing and striping within public streets, on-site
private streets, parking lots and drive aisles shall be
submitted for review and approval by the City
Engineer. The striping plans should show the
complete intersection at the intersection of Kaiser
Road and the car wash driveway. Striping plans
shall distinguish between existing striping to be
removed and new striping to be installed. All striping
shall be thermoplastic.
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 and irrigation, joint
trench and lighting.
PW Grading/
Sitework Permit
Issuance
90.Master Files. Applicant/Developer shall provide
the Public Works Department a digital vectorized file
of the “master” files for the project, in a format
acceptable to the City Engineer. Digital raster
copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing
format. All objects and entities in layers shall be
colored by layer and named in English. All submitted
drawings shall use the Global Coordinate System of
USA, California, NAD 83 California State Plane,
Zone III, and U.S. foot.
PW Acceptance of
Improvements
91.Environmental Services Files.
Applicant/Developer shall provide to the Public
PW Acceptance of
Improvements
48
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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.
92.SB 1383 Compliance Reporting. To comply with
SB 1383, applicant 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
Acceptance of
Improvements
93.Parking Lot Lighting. Applicant/Developer shall
prepare a photometric plan for the site lighting to
demonstrate that the minimum 1.0 foot candle
lighting level is provided in accordance with the City
of Dublin’s requirements, or as otherwise approved
by the City Engineer. The photometric plan shall
show lighting levels which take into consideration
poles, low walls and other obstructions. Exterior
lighting shall be provided within the surface parking
lots and on buildings and shall be of a design and
placement so as not to cause glare onto adjoining
properties, businesses or to vehicular traffic.
Lighting used after daylight hours shall be adequate
to provide for security needs. The parking lot lights
shall be designed to eliminate any pockets of high
and low illuminated areas.
PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS -EASEMENTS AND ACCESS RIGHTS
94.Public Utility Easements. Public Utility
Easements (PUE), Sanitary Sewer Easements
(SSE), Water Line Easements (WLE), and Recycled
Water Line Easements (RWLE) shall be established
on the property and offsite as required by the
agencies and utility companies owning the facilities.
PW Building Permit
Issuance
95.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 Building Permit
Issuance
96.Acquisition of Easements. Applicant/Developer
shall be responsible for obtaining all onsite and
offsite easements, and/or obtain rights-of-entry from
PW Building Permit
Issuance
49
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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.
97.Grant of Easement and Right-of-Entry.
Applicant/Developer shall grant an easement and/or
a right-of-entry to the adjacent property owners for
the construction, maintenance, and access to
common and shared improvements, as may be
applicable.
PW Building Permit
Issuance
98.Encroachment of Structures within Proposed
and Existing Easements.Project entry monument
signs, lighting standards, walls, C.3 treatment
facilities, or any other encroachments within a
proposed or existing easement shall not be
permitted unless otherwise approved by the City
Engineer or easement holder. Any encroachment
allowed to be located in an easement is subject to
removal and replacement at the expense of the
property owner when the easement rights are
exercised by the easement holder.
PW Grading/
Sitework Permit
Issuance
PUBLIC WORKS -GRADING
99.Grading Plan. The Grading Plan shall be in
conformance with the recommendation of the
Geotechnical Report, the approved Site
Development Review, and the City design
standards and ordinances. In case of conflict
between the soil engineer’s recommendation and
the City ordinances, the City Engineer shall
determine which shall apply.
PW Grading/
Sitework Permit
Issuance
100.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 and sign all grading plans prior to City
approval.
PW Grading/
Sitework Permit
Issuance
101.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
102.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
Applicant/Developer does not own the parcel which
PW Start of
Construction;
Implementation,
and On-going
as needed
50
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
the proposed disposal site is located, the
Applicant/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.
103.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
104.NOI and SWPPP. Prior to any clearing or grading,
Applicant/Developer shall provide the City evidence
that a Notice of Intent (NOI) has been sent to the
California State Water Resources Control Board per
the 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
105.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
106.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
107.Storm Drain Easements. Private storm drain
easements and maintenance roads shall be
provided for all private storm drains or ditches that
are located on private property.
Applicant/Developer shall be 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
108.Storm Drain Inlet Markers. All public and private
storm drain inlets must be marked with storm drain
PW Acceptance of
Improvements
51
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
markers that read: “No dumping, drains to creek,”
include the City Standard detail (CD-704) and a note
to indicate that all private inlets shall be marked on
the improvement plans. The markers may be
purchased from the Public Work Department.
109.Water and Sewer Facilities. Applicant/Developer
shall construct all potable and recycled water and
sanitary sewer facilities required to serve the project
in accordance with DSRSD master plans,
standards, specifications and requirements.
PW Certificate of
Occupancy or
Acceptance of
Improvements
110.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 Acceptance of
Improvements
111.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 or
Acceptance of
Improvements
112.Dry Utility Locations. All electric, telephone, cable
TV, and communications utilities, shall be placed
underground in accordance with the City policies
and ordinances. All utilities shall be located and
provided within public utility easements or public
services easements and sized to meet utility
company standards.
PW Certificate of
Occupancy or
Acceptance of
Improvements
113.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.
PW Certificate of
Occupancy or
Acceptance of
Improvements
PUBLIC WORKS –ON-SITE IMPROVEMENTS
114.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
115.Public Litter Cans. Public litter cans are required
on site and on the trail to meet DMC Section
7.98.120. Cigarette butt receptacles and
PW Grading/
Sitework Permit
Issuance
52
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
appropriate signage are required to be placed on-
site in an appropriate location for public and
employee use.
116.Project Signs. All proposed project signs or
monument signs shall be placed on private property
and located outside of any easement areas unless
specifically approved by the City Engineer. Any
signage located in an easement is subject to
removal and replacement at the expense of the
property owner if required by the easement holder.
PW Grading/
Sitework Permit
Issuance
117.Drive Aisle Width. The parking lot aisles shall be
as required in DMC Section 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
118.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
feet long wheel stops shall be provided within
each parking space in accordance with City
Standards.
d) A minimum 20-foot radius shall be provided at
curb returns and curb intersections where
applicable.
e) Parking stalls next to walls, fences and
obstructions to vehicle door opening (including
those in the parking structure) shall be an
additional four feet in width per DMC Section
8.76.070.A.16.
f) Sidewalks that are designated as an accessible
path of travel shall have a minimum width of six
foot when adjacent to parked vehicles that
overhang the curb. Install wheel stops per City
Standard if the sidewalk is less than six feet
wide.
g) 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
53
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
119.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 Issuance of
Building Permit
120.Photometrics. Applicant/Developer shall provide a
complete photometrics plan for both onsite and
frontage roadways. Include the complete data on
photometrics, including the High, Average and
Minimum values for illuminance and uniformity ratio.
PW Grading/
Sitework Permit
Issuance
121.Bicycle Parking. Applicant/Developer shall install
short term (bicycle racks) in accordance with
California Green Building Standards Code
requirements. Locations of the bicycle parking shall
be subject to the review and approval of the City
Engineer.
PW Issuance of
Building Permit
122.Structures in Stormwater Facilities. Structures
such as light poles, if absolutely necessary to be
placed inside bio-retention areas, shall have the
foundations deepened and consequently reducing
the effective bio-retention treatment area size by the
area of the foundation footprint.
PW Grading/
Sitework Permit
Issuance
123.Project Signs. All proposed project monument
signs shall be placed on private property. Signs
should be located outside of any easement areas
unless specifically approved by the City Engineer.
Any signage allowed to be located in an easement
is subject to removal and replacement at the
expense of the Developer/property owner if required
by the easement holder.
PW Grading Permit
Issuance
PUBLIC WORKS -NPDES
124.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
125.Stormwater Requirements Checklist.
Applicant/Developer shall submit a “Stormwater
Requirements Checklist for Development 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:
PW Grading/
Sitework Permit
Issuance
54
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
126.Stormwater Source Control.All applicable
structural and operational stormwater source
controls shall be implemented. Source control
measures for fire sprinkler test water and
condensate discharge shall be to a sanitary sewer
line.
PW Certificate of
Occupancy or
Acceptance of
Improvements
127.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 Association of Bay Area
Governments (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 SWPPP to be
Prepared Prior
to Approval of
Improvement
Plans;
Implementation
Prior to Start of
Construction
and On-going
as needed
128.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.
The final number, location, width, and surfacing of
maintenance access points from public or private
streets is subject to the approval of the City
Engineer and GHAD Engineer, as applicable.
PW
Grading/
Sitework Permit
Issuance
129.Clean Bay Blueprint.The Applicant 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
PW Grading/
Sitework Permit
Issuance
130.Trash Capture. The project must include
appropriate full trash capture devices for both
private and public improvements. Specific details
on the trash capture devices selected are required
on the construction plan set demonstrating how
MRP Provision C.10 (trash capture) requirements
are met. A list of approved full trash capture devices
may be found at the City’s website at the following
link: insert here. Please note that lead time for trash
PW Grading/
Sitework Permit
Issuance
55
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
capture device delivery can be substantial. The
applicant/contractor shall plan accordingly.
131.Solid Waste Requirements.The Project must
comply with all requirements in DMC Chapter 7.98,
including the following requirements:
All public litter containers shall include a
portion for recycling.
A solid waste enclosure checklist is required
to accompany the submission of enclosure
drawings.
PW Grading/
Sitework Permit
Issuance
132.Waste Enclosure. The waste enclosure shall meet
all of the requirements set forth within the DMC
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
133.Garbage Truck Access. 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
134.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
135.Plants in Bio-retention Areas. Landscaping in bio-
retention areas shall be selected from the Alameda
County C.3 Technical Guidance or the City of Dublin
pre-approved list.
PW Grading/
Sitework Permit
Issuance
56
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
PUBLIC WORKS -CONSTRUCTION
136.Erosion Control Implementation. The Erosion
and Sediment Control Plan shall be implemented
between October 1st and April 30th unless
otherwise allowed in writing by the City Engineer.
The Developer will be responsible for maintaining
erosion and sediment control measures for one year
following the City’s acceptance of the
improvements.
PW Start of
Construction
and On-going
137.Archaeological Finds. If archaeological materials
are encountered during construction, construction
within 100 feet of these materials shall be halted
until a professional Archaeologist who is certified by
the Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOPA) has
had an opportunity to evaluate the significance of
the find and suggest appropriate mitigation
measures.
PW Start of
Construction
and On-going
138.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
139.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
140.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
57
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
141.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
142.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
143.Pest Control. Applicant/Developer shall be
responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
PW On-going
144.Lighting Inspection. Prior to occupancy,
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/Developer shall do so prior
to Occupancy.
PW Occupancy
145.Construction Traffic and Parking.All construction
related parking shall be off the public street.
PW Start of
Construction
and On-going
146.Dust Control Measures.Applicant/Developer shall
be responsible for watering or other dust-palliative
measures to control dust as conditions warrant or
as directed by the City Engineer.
PW Start of
Construction;
Implementation
On-going as
needed
147.Dust Control/Street Sweeping.Applicant/
Developer shall provide adequate dust control
measures at all times during the grading and hauling
operations. All trucks hauling export and import
materials shall be provided with tarp cover at all
times. Spillage of haul materials and mud-tracking
on the haul routes shall be prevented at all times.
The Developer shall be responsible for sweeping of
streets within, surrounding and adjacent to the
project if it is determined that the tracking or
accumulation of material on the streets is due to its
construction activities.
PW Start of
Construction
Implementation,
and On-going
needed
PUBLIC WORKS –SPECIAL CONDITIONS
148.Street Restoration. A pavement treatment, such
as slurry seal or grind and overlay, will be required
within the public streets fronting the site as
PW Grading/
Sitework Permit
Issuance
58
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
determined by the Public Works Department. The
type and limits of the pavement treatment shall be
determined by the City Engineer based upon the
number and proximity of trench cuts, extent of
frontage and median improvements, extent of
pavement striping and restriping, excessive wear
and tear/damage due to construction traffic, etc.
149.Property Frontage Repairs. Applicant/Developer
shall be responsible for repairing the curb, gutter,
and sidewalks along the property frontage that have
become a tripping hazard, damaged, and are non-
compliant with the current ADA standards whether
existing or caused by the construction work or other
factors.
PW Grading/
Sitework Permit
Issuance
150.Curb Ramps. Applicant/Developer shall construct
ADA compliant dual curb ramps consistent with the
latest edition of the Caltrans Standard Plans, along
the property frontage at Kaiser Road to provide
continuity to the pedestrian crosswalks at the
driveway entrances.
PW Grading/
Sitework Permit
Issuance
151.Pedestrian Access and Sidewalk Easement.
Applicant/Developer shall provide an accessible
pedestrian path with a minimum width of five feet
along the property frontage on Kaiser Road and
ensure pedestrian access is provided to and from
Dublin Boulevard in accordance with current Public
Works and Building Code requirements.
PW Grading/
Sitework Permit
Issuance
152.Stop Sign Installation. Install a MUTCD standard
stop sign at the project driveway at the intersection
with Kaiser Road.
PW Grading/
Sitework Permit
Issuance
153.Project Queuing. Applicant/Developer shall
monitor the queues and make sure that they do not
extend into Kaiser Road or Dublin Boulevard by
employing staff to manage the queues.
Applicant/Developer shall enter into an
Improvement Agreement with the City for a
supplemental transportation study to be performed
by an on-call consultant with the City to review the
queuing patterns at the intersection of the car wash
driveway and Kaiser Road and at Dublin Boulevard
and Kaiser Road specific to the proposed use. The
review shall be conducted during peak hours within
the first 12 months of operation or if an obvious
queuing issue develops, whichever is sooner. If a
queuing issue is identified by the study, off-site and
on-site circulation shall be reviewed to make
recommendations for improvements.
PW Grading/
Sitework Permit
Issuance
59
#CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Applicant/Developer shall implement the
recommendations or improvements based on the
traffic study. Applicant/Developer shall provide
faithful performance security to guarantee the
supplemental transportation study and
recommended improvements, as determined by the
City Engineer.
PASSED, APPROVED, AND ADOPTED this ___ day of ________ 2022 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
60
NISSAN COMMERCIAL CAR WASH
Site Development Review
September 12, 2022
Prepared By:
K-12 Architects
New Leaf Landscape Architects
MacKay & Somps
Prepared For:
Dosanjh Real Estate LLC
TABLE OF CONTENTS
C.1 SITE PLAN
C.2 FIRE ACCESS PLAN
C.3 TRASH PICK UP PLAN
C.4 PRELIMINARY UTILITY PLAN
C.5 PRELIMINARY GRADING PLAN
C.6 PRELIMINARY CROSS SECTIONS
C.7 PRELIMINARY STORMWATER MANAGEMENT PLAN
C.8 VEHICLE CIRCULATION PLAN
L.1 CONCEPTUAL LANDSCAPE PLAN
A101 ARCHITECTURE SITE PLAN
A102 TRASH ENCLOSURE DETAILS
A201 FLOOR PLAN
A301 ELEVATIONS
A302 VACUUM CANOPY ELEVATIONS
A303 VACUUM CANOPY ELEVATIONS
A304 PAY CANOPY ELEVATIONS
PHOTOMETRIC PLAN
SP 2 LIGHTING CUT-SHEETS
61
PA
R
K
I
N
G
NO
PARKINGNO
EL
E
C
T
R
M
EV
C
EV
C
EVC
EVC
PARKINGNO
VA
C
U
U
M
R
M
EQ
U
I
P
M
E
N
T
R
M
RE
S
T
R
M
OF
F
I
C
E
TU
N
N
E
L
CLEAN AIR
10
'
PS
E
11
'
10
.
5
'
25
.
5
'
14'
11'
10'
14'
10
'
17'
24'
15'
10.5'
17'
25
'
25
'
4'
5'
10
8
'
5'12'
9'
61'
2
5
'
11
9
'
10
'
4'
9.
5
'
5'
12
.
5
'
34.8'
99
'
4'
9.
5
'
3'
6'
4'
6'
26'
34
'
19'19'
2
0
'
R8'
R8'
R8
'
R15'
R12'
R20
.
5
'
R25
'
R1
0
'
R
2
0
.
5
'
R12'
R7'
R17'
R1
4
'
30
'
24'CA
R
W
A
S
H
B
U
I
L
D
I
N
G
VACUUM
ZONE
PAY STATIONS
11'5'9'
PROJECT BOUNDARY
SIGN EASEMENT
3'
8'
11
'
ROW
PSE
PAE
NON-ACCESS EASEMENT
25'
UTILITY
ESMT
AP
N
#
9
8
5
-
0
0
2
7
-
0
2
5
-
0
0
APN# 985-0027-027-00
SDE
SDE
12'
5'
5'
9'
5'
8
'
1
1
'
7
'
25'
UTILITY
ESMT
25'
UTILITY
ESMT
NI
S
S
A
N
C
O
M
M
E
R
C
I
A
L
C
A
R
W
A
S
H
KA
I
S
E
R
R
O
A
D
,
D
U
B
L
I
N
,
C
A
IS
S
U
E
D
A
T
E
:
DR
A
W
N
B
Y
:
PR
O
J
E
C
T
N
O
.
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
DI
M
E
N
S
I
O
N
E
D
S
I
T
E
P
L
A
N
C.1
NOTE:
1.ALL DIMENSIONS ARE SHOWN AS AN INDICATION ONLY AND ARE
TO BE ADJUSTED DURING FINAL DESIGN
2.ALL EXISTING EASEMENTS ARE TO REMAIN
SITE SUMMARY
BUILDING AREA: 3574± SF
TOTAL CAR WASH SITE AREA: 43563± SF
FLOOR AREA RATIO (FAR): 0.08±
EXISTING ENTRY TO BE
IMPROVED AND USED FOR ACCESS
PROPOSED SIDEWALK AND CURB RAMPS
PARALLEL TO KAISER ROAD (PRIVATE) TO
BE COORDINATED WITH ADJACENT KAISER
MEDICAL DEVELOPMENT
PROPOSED SIDEWALK AND CURB RAMPS
PARALLEL TO KAISER ROAD (PRIVATE) TO
BE COORDINATED WITH ADJACENT KAISER
MEDICAL DEVELOPMENT
FUTURE ACCESS ONTO
ADJACENT PARCEL
LEGEND:
CURB RAMPS
LIGHTS
PEDESTRIAN ACCESS ROUTE
EXISTING MEDIAN
EXISTING MEDIAN
TRANSFORMER
62
PA
R
K
I
N
G
NO
PARKINGNO
EL
E
C
T
R
M
EV
C
EV
C
EVC
EVC
PARKINGNO
VA
C
U
U
M
R
M
EQ
U
I
P
M
E
N
T
R
M
RE
S
T
R
M
OF
F
I
C
E
TU
N
N
E
L
CLEAN AIR
25
0
'
R
A
D
I
U
S
C
E
N
T
E
R
E
D
A
T
F
H
FH
PROJECT BOUNDARY
AP
N
#
9
8
5
-
0
0
2
7
-
0
2
5
-
0
0
APN# 985-0027-027-00
150'2
5
'
R17'
R1
4
'
NI
S
S
A
N
C
O
M
M
E
R
C
I
A
L
C
A
R
W
A
S
H
KA
I
S
E
R
R
O
A
D
,
D
U
B
L
I
N
,
C
A
IS
S
U
E
D
A
T
E
:
DR
A
W
N
B
Y
:
PR
O
J
E
C
T
N
O
.
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
FI
R
E
A
C
C
E
S
S
P
L
A
N
C.2
LEGEND
EXISTING FIRE HYDRANT
FIRE DEPARTMENT ON-SITE ACCESS ROUTE
FH
EXISTING ENTRY TO BE
IMPROVED AND USED FOR ACCESS
FUTURE ACCESS TO
ADJACENT PARCEL
63
PA
R
K
I
N
G
NO
PARKINGNO
EL
E
C
T
R
M
EV
C
EV
C
EVC
EVC
PARKINGNO
VA
C
U
U
M
R
M
EQ
U
I
P
M
E
N
T
R
M
RE
S
T
R
M
OF
F
I
C
E
TU
N
N
E
L
CLEAN AIR
TRASH
ENCLOSURE
PROJECT BOUNDARY
AP
N
#
9
8
5
-
0
0
2
7
-
0
2
5
-
0
0
APN# 985-0027-027-00
NI
S
S
A
N
C
O
M
M
E
R
C
I
A
L
C
A
R
W
A
S
H
KA
I
S
E
R
R
O
A
D
,
D
U
B
L
I
N
,
C
A
IS
S
U
E
D
A
T
E
:
DR
A
W
N
B
Y
:
PR
O
J
E
C
T
N
O
.
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
TR
A
S
H
P
I
C
K
U
P
P
L
A
N
C.3
LEGEND
GARBAGE PICK UP ROUTE
NOTE:
TRASH PICKUP ROUTE SUBJECT TO APPROVAL BY AVI. ACCESSIBLE
ROUTE TO TRASH ENCLOSURE LOCATION WILL BE PROVIDED WITH
FINAL DESIGN.
EXISTING ENTRY TO BE
IMPROVED AND USED FOR ACCESS
FUTURE ACCESS ONTO
ADJACENT PARCEL
64
PA
R
K
I
N
G
NO
PARKINGNO
EL
E
C
T
R
M
EV
C
EV
C
EVC
EVC
PARKINGNO
VA
C
U
U
M
R
M
EQ
U
I
P
M
E
N
T
R
M
RE
S
T
R
M
OF
F
I
C
E
TU
N
N
E
L
CLEAN AIR
CONNECT TO EX. SDMH
LOCATED IN PARCEL 3
6" SANITARY SEWER LATERAL
25' DSRSD EASEMENT
25' DSRSD EASEMENT
10' PSE
PROJECT BOUNDARY
AP
N
#
9
8
5
-
0
0
2
7
-
0
2
5
-
0
0
APN# 985-0027-027-00
ROW
PSE
PAE
SDE
SDE
SD PIPE
TRANSFORMER
NI
S
S
A
N
C
O
M
M
E
R
C
I
A
L
C
A
R
W
A
S
H
KA
I
S
E
R
R
O
A
D
,
D
U
B
L
I
N
,
C
A
IS
S
U
E
D
A
T
E
:
DR
A
W
N
B
Y
:
PR
O
J
E
C
T
N
O
.
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
PR
E
L
I
M
I
N
A
R
Y
U
T
I
L
I
T
Y
P
L
A
N
C.4
LEGEND
NOTES:
1.PROPOSED UTILITIES SHOWN WILL BE ADJUSTED WITH FINAL DESIGN.2.ELECTROLIERS WILL BE SPOTTED WITH FINAL DESIGN. NO LIGHTS TO
BE INSTALLED WITHIN THE EXISTING DSRSD EASEMENT.
3.EXISTING SANITARY SEWER AND WATER INSTALLED WITH NISSAN
DEVELOPMENT ON PARCEL 4.
4.ALL EXISTING UTILITY EASEMENTS TO REMAIN.
EXISTING SANITARY SEWER (8" MIN MAIN LINE)
PROPOSED STORM DRAIN (12" MIN MAIN LINE)
EXISTING WATER (8" MIN MAIN LINE)
EXISTING SANITARY SEWER MANHOLE
AREA DRAIN
2" DOMESTIC WATER
SERVICE LATERAL
PROPOSED STORM DRAIN MANHOLE
BIORETENTION OUTLET
STORM DRAIN INLET
BIORETENTION
65
PA
R
K
I
N
G
NO
PARKINGNO
EL
E
C
T
R
M
EV
C
EV
C
EVC
EVC
PARKINGNO
VA
C
U
U
M
R
M
EQ
U
I
P
M
E
N
T
R
M
RE
S
T
R
M
OF
F
I
C
E
TU
N
N
E
L
CLEAN AIR
AA
B
B
C
C
DD
FF
352.64±
351.64
351.64
351.64 351.39
351.01351.31
1.
5
%
351.26
350.55
350.95
2
.
0
%
350.51
350.11
349.19
349.58
350.87
1.
0
%
350.87351.25
351.25
349.97
350.59350.97
350.59350.97
350.43
350.81
349.89
349.89
349.59
349.51
349.51
350.10
350.72
350.73
351.30
350.52
351.47
350.21
1.
0
%
350.04
1.5
%
349.93
349.45
350.45349.93
350.45
349.93
1.0%
1.
0
%
1.0%
M
A
X
2
.
0
%
1.
0
%
1.0%
2.0%
2.0%
2.8%
1.5%
1.5%
2.0%
2.0%
1.
0
%
1.5%
2.0%
2.0%
2.0%
2.0%
2.0%
2.0%
1.5%2.
0
%
1.
5
%
1.0%1.0%
1.0%
MAX 3:1
350.86
350.47
350.28
MAX 5.0%
2.0%
2.0%
MAX 3:1
MAX 3:1
MAX 3:1
PROJECT BOUNDARY
1.7
%
3.
7
%
1.5%
350.44350.18
350.52
349.93
350.97
350.42
350.53
351.18
350.61
1.0%
1.
0
%
5.0
%
1.
0
%
2.4%
351.87
351.79
351.56
351.36
351.00
350.62
350.26
349.72
349.53
349.24
348.94
351.16 351.20 350.67
347.19 347.02 347.00 347.66 346.00
349.76
350.04
350.32
351.00
351.00
351.01
351.01
351.01
350.63
350.90
351.00
AP
N
#
9
8
5
-
0
0
2
7
-
0
2
5
-
0
0
APN# 985-0027-027-00
351.46
349.43
1.
5
%
1.
5
%
VALLEY GUTTERS
SWALE
349.19
1.5%
1.
0
%
4.
0
%
3
.
9
%
348.84
NI
S
S
A
N
C
O
M
M
E
R
C
I
A
L
C
A
R
W
A
S
H
KA
I
S
E
R
R
O
A
D
,
D
U
B
L
I
N
,
C
A
IS
S
U
E
D
A
T
E
:
DR
A
W
N
B
Y
:
PR
O
J
E
C
T
N
O
.
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
PR
E
L
I
M
I
N
A
R
Y
G
R
A
D
I
N
G
P
L
A
N
C.5
LEGEND
NOTES:1.MINIMUM PAVEMENT SLOPE:1.0%
2.MAXIMUM PAVEMENT SLOPE:5.0%3.GRADES TO BE ADJUSTED DURING FINAL DESIGN
4.MAXIMUM GRADES FOR ACCESSIBLE PARKING OR PATH OF
TRAVEL: 2.0%
ABBREVIATION
FF FINISHED FLOOR
348.04 EXISTING SPOT ELEVATION
PROPOSED FINISHED GROUND ELEVATION
FLOW LINE
OVERLAND RELEASE
350.04
EXISTING ENTRY TO BE
IMPROVED AND USED FOR ACCESS
FUTURE ACCESS ONTO
ADJACENT PARCEL
FUTURE SIDEWALK AND CURB RAMPS
PARALLEL TO KAISER ROAD (PRIVATE) TO
BE COORDINATED WITH ADJACENT KAISER
MEDICAL DEVELOPMENT
FUTURE SIDEWALK AND CURB RAMPS
PARALLEL TO KAISER ROAD (PRIVATE) TO
BE COORDINATED WITH ADJACENT KAISER
MEDICAL DEVELOPMENT
66
FUTURE HOTEL & COMMERCIAL USE
PARCEL 1
EX
EXISTING GROUND
SECTION A A
P/L
PROJ.
BNDY
5% MI
N
3:1 MA
X
CAR WASH BUILDING
FF 351.64
PS 350.94
2%
MIN
4'
10'±
LS25' UTILITY ESMT
FUTURE HOTEL & COMMERCIAL USE
PARCEL 3
EX
EXISTING GROUND
SECTION B B
P/L
PROJ.
BNDY
3:1 MAX
CAR
PARKING
VARIES
L/S
6-8'±
SWLK
2%2%
2% MIN
DUBLIN BLVD
R/W
EX
EXISTING GROUND
SECTION C C
P/L
PROJ.
BNDY
3:1 MA
X
VARIES (MAX 26.5')
TRAVEL PATH
VARIES
L/S
PAVEMENT FOR
VACUUM STALLS
3:1 MA
X 1-2%
VARIES
L/S
10' PSE
KAISER ROAD
R/W
EX
EXISTING GROUND
SECTION D D
P/L
PROJ.
BNDY
VARIES (MAX 27')
TRAVEL PATH
PAVEMENT FOR
VACUUM STALLS
3:1 MAX
1-2%
VARIES
L/S
3:1 MAX3:1 MA
X
4'
SWLK
2%2%
VARIES
BIORETENTION AREA
5'
SWLK
NI
S
S
A
N
C
O
M
M
E
R
C
I
A
L
C
A
R
W
A
S
H
KA
I
S
E
R
R
O
A
D
,
D
U
B
L
I
N
,
C
A
IS
S
U
E
D
A
T
E
:
DR
A
W
N
B
Y
:
PR
O
J
E
C
T
N
O
.
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
PR
E
L
I
M
I
N
A
R
Y
C
R
O
S
S
S
E
C
T
I
O
N
S
C.6
67
PA
R
K
I
N
G
NO
PARKINGNO
EL
E
C
T
R
M
EV
C
EV
C
EVC
EVC
PARKINGNO
VA
C
U
U
M
R
M
EQ
U
I
P
M
E
N
T
R
M
RE
S
T
R
M
OF
F
I
C
E
TU
N
N
E
L
CLEAN AIR
DMA
PROJECT BOUNDARY
AP
N
#
9
8
5
-
0
0
2
7
-
0
2
5
-
0
0
APN# 985-0027-027-00
NI
S
S
A
N
C
O
M
M
E
R
C
I
A
L
C
A
R
W
A
S
H
KA
I
S
E
R
R
O
A
D
,
D
U
B
L
I
N
,
C
A
IS
S
U
E
D
A
T
E
:
DR
A
W
N
B
Y
:
PR
O
J
E
C
T
N
O
.
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
PR
E
L
I
M
I
N
A
R
Y
S
T
O
R
M
W
A
T
E
R
MA
N
A
G
E
M
E
N
T
P
L
A
N
C.7
LEGEND
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA
COUNTY CLEAN WATER PROGRAM, C.3 STORMWATER TECHNICAL
GUIDANCE OCTOBER 31, 2017.2.THE COMBINATION FLOW AND VOLUME DESIGN METHOD WAS ADOPTED
TO DETERMINE THE REQUIRED SURFACE AREA OF TREATMENT. REFERTO SEPARATE WORKSHEET.
3.SITE MEAN ANNUAL PRECIPITATION IS 18.5 INCHES.
4.RAINFALL INTENSITY IS 0.2 INCHES/HOUR.
5.BIORETENTION TREATMENT AREA TO BE ADJUSTED FOR PROPOSED
IMPERVIOUS AND PERVIOUS AREAS DURING FINAL DESIGN.
DRAINAGE MANAGEMENT AREA
BIORETENTION C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREA
DMA
4" PERFORATED SUBDRAIN
3
:
1
PLANTING PER
LANDSCAPE PLANSFINISH GRADE
OF BASIN
6"
NATIVE SUBGRADE
3:1
18" SOIL MIX - 5 INCHES / HOUR
INFILTRATION RATE
6"
6"
DRAINS TO SD MAIN
OVERFLOW RISER WITH GRATE
AND TRASH CAPTURE DEVICE
TYPICAL BIORETENTION BASIN DETAIL
NTS
CLEANOUT
4" PERFORATED SUBDRAIN
6"
16" CLASS 2 PERMEABLE
MATERIAL OR EQUAL
NOTE:
1.THE PRELIMINARY STORMWATER MANAGEMENT PLAN HAS BEENREVIEWED IN CONCEPT ONLY. A MORE DETAILED REVIEW OF THE DESIGN
AND CALCULATIONS WILL BE DONE AT THE SUBMITTAL OF THECONSTRUCTION PLANS.68
PA
R
K
I
N
G
NO
PARKINGNO
EL
E
C
T
R
M
EV
C
EV
C
EVC
EVC
PARKINGNO
VA
C
U
U
M
R
M
EQ
U
I
P
M
E
N
T
R
M
RE
S
T
R
M
OF
F
I
C
E
TU
N
N
E
L
CLEAN AIR
PROJECT BOUNDARY
AP
N
#
9
8
5
-
0
0
2
7
-
0
2
5
-
0
0
APN# 985-0027-027-00
NI
S
S
A
N
C
O
M
M
E
R
C
I
A
L
C
A
R
W
A
S
H
KA
I
S
E
R
R
O
A
D
,
D
U
B
L
I
N
,
C
A
IS
S
U
E
D
A
T
E
:
DR
A
W
N
B
Y
:
PR
O
J
E
C
T
N
O
.
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
VE
H
I
C
L
E
C
I
R
C
U
L
A
T
I
O
N
P
L
A
N
C.8
69
Protect existing landscape andirrigation in place (typical)
Storm Drain -Typical (SeeCivil Plans)
Bike Racks(See Arch. Plans)
Site Lighting - Typical(See Lighting Plans)
Clear VisionTriangles
Storm Drain - Typical(See Civil Plans)
SewerCleanout(See CivilPlans)
ElectricalTransformer (seeCivil Plans)
Sewer Manhole - Typical(See Civil Plans)
Sewer Manhole -Typical (See Civil Plans)
Site Lighting- Typical(See LightingPlans)
Clear VisionTriangles
Signage - Typical(See Arch. Plans)
TREES
BOTANICAL NAME / COMMON NAME
CONCEPTUAL PLANT PALLETTE
24" BOX
SYMBOL
LOW
WATERREQ.'S
ACER R. 'SCARLET SENTINEL' / COLUMNAR RED MAPLE 24" BOX MODERATE
24" BOX LOW
LAGERSTROEMIA I. 'WATERMELON RED' / CRAPE MYRTLE 24" BOX LOW
9
PLANTQTY.
5
5
3
PLANTSIZE
1. PLANT PALETTE IS INTENDED AS A REPRESENTATIVE GUIDE OF THE PLANT MATERIAL TO BE USED, ACTUAL PLANT MATERIAL USED IN THE
CONSTRUCTION DOCUMENTS MAY VARY.
2. WATER USE REQUIREMENTS FOR PLANTS (PLANT FACTORS) ARE BASED ON RECOMMENDATIONS FROM THE WATER USE CLASSIFICATION OF
LANDSCAPE SPECIES (WUCOLS IV 2014) PUBLISHED BY THE UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, JANUARY 2014.
3. CONSTRUCTION DOCUMENTS WILL BE PREPARED IN COMPLIANCE WITH THE CITY OF DUBLIN LANDSCAPE REQUIREMENTS AND THE STATE OF
CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO) REQUIREMENTS.
4. BACKFLOW PREVENTER AND ELECTRICAL FOR IRRIGATION CONTROLLER WILL BE DETERMINED WHEN CONSTRUCTION DOCUMENTS ARE
COMPLETED FOR THE PROJECT.
5. BIO-RETENTION AREA WILL BE IRRIGATED BY EITHER HIGH EFFICIENCY OVERHEAD IRRIGATION OR SUBSURFACE DRIP IRRIGATION AS
APPROPRIATE.
6. ALL TREES, SHRUBS AND GROUNDCOVER WILL BE IRRIGATED BY EITHER BUBBLERS OR DRIP IRRIGATION AS APPROPRIATE.
7. SB 1383 COMPLIANCE - COMPOST MUST BE DERIVED FROM ORGANIC MATERIALS AND BE PRODUCED AT A PERMITTED TRANSFER STATION,
LANDFILL OR COMPOSTING FACILITY. THE CONTRACTOR 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.
8. LANDSCAPING IN BIO-RETENTION AREAS SHALL BE FROM THE ALAMEDA COUNTY C.3 TECHNICAL GUIDANCE PRE-APPROVED LIST.
EMITTER EMITTERSTYPE PER PLANT(SIZE)
XB-10PCN/AXB-10PCXB-10PCXB-10PCXB-10PCXB-10PCN/A
XB-10PCN/AN/AXB-10PCXB-10PCN/AXB-10PCXB-10PCXB-10PCXB-10PCXB-10PCN/A
XB-10PC
N/AN/AN/AXB-10PCXB-10PCXB-10PCXB-10PCXB-10PCN/AXB-10PC
4 (L)N/A4 (L)4 (L)4 (L)4 (L)3 (M)N/A
3 (M)N/AN/A2 (S)2 (S)N/A4 (M)2 (S)3 (M)2 (S)3 (M)N/A
4 (L)
N/AN/AN/A4 (L)3 (M)3 (M)2 (S)3 (M)N/A4 (L)
XB-20PC
N/A
N/AN/A
XB-20PC
N/AXB-20PC
XB-20PC
XB-20PCXB-20PC
XB-20PC
N/AN/A
N/A
XB-10PC
N/AN/AN/AN/A
XB-20PC
3
N/A
N/AN/A
3
N/A3
2
22
3
N/AN/A
N/A
2 (S)
N/AN/AN/AN/A
3
NOTES
CONCEPTUAL LANDSCAPE PLAN
GROUND COVERS
SHRUBS/VINES
BOTANICAL NAME / COMMON NAMESYMBOL
ACHILLEA MILLEFOLIUM / COMMON YARROW LOW
WATERREQ.'S
124
PLANTQTY.PLANTSIZE
1 GAL
ARCTOSTAPHYLOS D. 'HOWARD MCMINN' / MANZANITA LOW27 5 GAL
ARTEMISIA C. 'MONTARA' / CALIFORNIA SAGEBRUSH LOW29 1 GAL
CISTUS X 'PURPUREUS' / ORCHID ROCKROSE LOW10 5 GAL
COPROSMA KIRKII / MIRRORPLANT LOW78 1 GAL
DODONAEA V. 'PURPUREA' / PURPLE HOPSEED BUSH LOW13 5 GAL
GREVILLEA 'NOELII' / NOEL GREVILLEA LOW27 5 GAL
KNIPHOFIA UVARIA / RED-HOT POKER LOW43 1 GAL
CEANOTHUS G. 'ANCHOR BAY' / POINT REYES CEANOTHUS LOW69 5 GAL
CISTUS X 'SUNSET' / ROCKROSE LOW46 5 GAL
EXISTING TREE TO REMAIN
CERCIS OCCIDENTALIS / WESTERN REDBUD
LAURUS N. 'SARATOGA' / SWEETBAY
EXISTING LOW8
LAVANDULA S. 'OTTO QUAST' /SPANISH LAVENDER LOW46 1 GAL
MYOPORUM PARVIFOLIUM / MYOPORUM LOW13 1 GAL
NANDINA D. 'GULF STREAM' / HEAVENLY BAMBOO LOW15 1 GAL
PHORMIUM 'TOM THUMB' / DWARF NEW ZEALAND FLAX LOW39 1 GAL
RHAMNUS C. 'EVE CASE' / COFFEEBERRY LOW18 5 GAL
RHAPHIOLEPIS I. 'BALLERINA' / INDIAN HAWTHORNE LOW36 1 GAL
ROSMARINUS O. 'HUNTINGTON CARPET' / DWARF ROSEMARY LOW37 1 GAL
MYRTUS C. 'COMPACTA' / DWARF MYRTLE LOW44 5 GAL
PHORMIUM 'BRONZE BABY' / NEW ZEALAND FLAX LOW7 5 GAL
SALVIA GREGGII / AUTUMN SAGE LOW65 1 GAL
TEUCRIUM CHAMAEDRYS / GERMANDER LOW111 1 GAL
CESPITOSA (TUFTED HAIRGRASS), KNIPHOFIA UVARIA (RED HOT LOW966 SF 1 GAL
+/- 22'
SPACINGON-CENTER
+/- 30'
+/- 17'
+/- 19'
18"
60"
48"
48"
48"
96"
60"
24"
72"
72"
N/A
36"
60"
36"
36"
60"
48"
48"
36"
N/A
42"
24"
24"
SPACINGON-CENTER
EXISTING LANDSCAPE TO BE PROTECTED IN PLACE AND REMAIN N/A1,650 SF EXISTING N/A
POKER), JUNCUS PATENS (CALIFORNIA GRAY RUSH) AND
BIO-RETENTION PLANTING TO BE A MIX OF DESCHAMPSIA
CHONDROPETALUM TECTORUM (SMALL CAPE RUSH).
TULBAGHIA VIOLACEA / SOCIETY GARLIC LOW57 1 GAL 18"
PARTHENOCISSUS TRICUSPIDATA / BOSTON IVY - VINE LOW6 5 GAL
60"
CO
N
C
E
P
T
U
A
L
L
A
N
D
S
C
A
P
E
P
L
A
N
L1
70
PA
R
K
I
N
G
NO
PARKING
NO
EL
E
C
T
R
M
60"
60
"
48"
48
"
60"
60"
60
"
48"
48
"
60"
60
"
48"
48
"
76"
76
"
50"
50
"
72
"
60"
60"
60
"
48"
48
"
48
"
48"
60
"
60"
EV CHARGIN
G
PARKING
NO
VA
C
U
U
M
R
M
EQ
U
I
P
M
E
N
T
R
M
RE
S
T
R
M
OF
F
I
C
E
TU
N
N
E
L
CLEAN AIR
ONLY
EV CHARGIN
G
ONLY
EV
C
H
A
R
G
I
N
G
ON
L
Y
EV
C
H
A
R
G
I
N
G
ON
L
Y
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
Nissan
Commercial
Car Wash
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
A101
SITE PLAN
20 SITE PLAN
1"= 20'-0"SCALE:
SITE PLAN KEYNOTES
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
MONUMENT SIGN. BY OWNER
6" HIGH CONCRETE CURB.
4" THICK CONCRETE WALK. SEE LEGEND THIS SHEET
SITE YARD LIGHT. WITH CONCRETE BASE SHALL HAVE A DRY SACK FINISH. TYPICAL.
LANDSCAPING. SEE LEGEND THIS SHEET
A/C PAVING.
TRASH ENCLOSURE AND CONC. APPROACH APRON, SEE DETAIL 6/A102
± 144'-0" LF OF VEHICLE STACKING x 2 LANES = 14 CARS STACKED BEFORE
PAYSTATION, WITH + 5 CARS AFTER TO TUNNEL, 19 CARS TOTAL STACKING
NEW DRIVEWAY - SEE CIVIL DWGS
CAR WASH VACUUM STATION SEE A302. A303
24
25
26
27
SETBACK
PROPERTY LINE
DUBLIN BLVD
SITE LEGEND
LANDSCAPING
CONCRETE WALKWAY
AC PAVING/EXISTING PUBLIC RIGHTAWAY SIDEWALK
ALL WALKWAYS AND SIDEWALKS ALONG ACCESSIBLE ROUTES OF TRAVEL (1) ARE
CONTINUOUSLY ACCESSIBLE, (2) HAVE A MAXIMUM 1/2" CHANGE IN ELEVATION, (3) ARE MINIMUM
48" IN WIDTH, (4) HAVE A MAXIMUM 2% CROSS SLOPE, AND (5) WHERE NECESSARY TO CHANGE
ELEVATION AT A SLOPE EXCEEDING 5% (I.E., 1:20) SHALL HAVE RAMPS COMPLYING WITH 2013
CBC, SECTION 11B-405 OR 11B406 AS APPROPRIATE. WHERE A WALK CROSSES OR ADJOINS A
VEHICULAR WAY, AND THE WALKING SURFACES ARE NOT SEPARATED BY CURBS, RAILINGS OR
OTHER ELEMENTS BETWEEN THE PEDESTRIAN AREAS AND VEHICULAR AREAS SHALL BE
DEFINED BY A CONTINUOUS DETECTABLE WARNING WHICH IS 36" WIDE, COMPLYING 2013 CBC,
SECTION 11B-705.1.2.5.
PATH OF TRAVEL
ACCESSIBLE CURB RAMP
4" WIDE PAINT STRIPING, WHITE, UNLESS NOTED OTHERWISE
DETECTABLE WARNING SURFACE
ESCAPE LANE/ TURN AROUND
PAY STATION OVERHEAD
CASHIER PAY STATION, SEE A304
VACUUM STANCHION WITH METAL ROOF
CAR WASH VACUUM ROOF OVERHEAD
CAR WASH ENTRY SIGN
ACCESSIBLE VAN PARKING STALL
ACCESSIBLE VACUUM PARKING STALL
PUBLIC RIGHT AWAY SIDEWALK
CLASS I RACK FOR 2 BICYCLES. INSTALL PER MFR. SPECIFICATIONS
PROJECT DATA
CAR WASH
TOTAL =
PARKING PROVIDED
REGULAR PARKING
VAN ACCESSIBLE SPACES
PARKING DATA:
4 SPACES + ADDITIONAL SPACES FOR
20
TOTAL REQ'D PARKING
=
=
1
1
=
REQ'D.
TOTAL AREA OF SITE:
TOTAL AREA OF BLDGS:
FLOOR TO AREA RATIO:
S.F.
S.F.
43,564
(8.2%) 3,574
CAR WASH
ASSESSOR'S PARCEL NUMBER(S):
PROJECT SITE AREA (GROSS):
BUILDING DATA:
STRUCTURE
ZONING:
TYPE OFCBCCONST.OCCUP.
S.F.3,574
AREA
(1 ACRE)
PD- PLANNED DEVELOPMENT
S.F.43,564
B V B
19
BICYCLE SHORT TERM= 2
BICYCLE SHORT TERM (5% OF REQ. PARKING) = 1
985-27-26
23
7
'
-
7
"
185'-3"
23
2
'
-
1
0
"
30
'
-
0
"
55
'
-
5
"
8'
-
0
"
6
V
A
C
U
U
M
S
P
A
C
E
S
@
1
3
'
-
6
"
O
.
C
.
13
'
-
3
"
5'
-
0
"
VA
N
AC
C
E
S
S
I
B
L
E
4'
-
4
"
18
'
-
1
1
"
25
'
-
4
"
8
V
A
C
U
U
M
S
P
A
C
E
S
@
1
3
'
-
6
"
O
.
C
.
5'
-
0
"
6'
-
1
1
"
25
'
-
6
"
20
'
-
6
"
2'
-
0
"
8'
-
0
"
25
'
-
8
"
11
'
-
6
"
10
8
'
-
5
"
25'-6"14'-4"
10'-10"19'-0"
73
'
-
6
"
55
'
-
5
"
LONG TERM (5% OF REQ. PARKING) = 1
LONG TERM- IN EQUIPMENT ROOM= 1
4
2
KA
I
S
E
R
R
D
3
1
31
6
7
7
8
9
10
11
12
13
14
15
16
17
SCOPE OF WORK
THE PROJECT IS TO DEVELOPE AN EXPRESS CAR WASH CONSISTING OF A 105'-0"
CAR WASH TUNNEL. THERE WILL BE 15 SELF SERVE VACUUMS. A TWO LANE PAY
STATION WITH A CANOPY, WITH STACKING FOR 20 CARS. WE WILL BE RECYCLING
ABOUT 70% OF THE WATER. THERE WILL BE 3-4 EMPLOYEES.
18
19
20
21
22
LONG TERM BICYCLE RACK IN THE EQUIPMENT ROOM
25
26
REQUIRED ACCESS TO NEIGHBORS PROPERTY
28
14
7
'
-
5
"
2
5
'
-
0
"
BUILDING TO HAVE FIRE SPRINKLERS.
22
23
24
25
26
27
ACCESSIBLE POLE MOUNTED SITE SIGN
28 REQUIRED ACCESS TO NEIGHBORS PROPERTY
29 SIDEWALK LIGHT BOLLARD
30
31
32
33
34
ELECT. TRANSFORMER
AREA DRAIN SEE CIVIL
FUTURE EV CHARGER LOCATION, TYPICAL OF 4
EV CHARGING ONLY - TO BE ADDED WHEN EV CHARGERS ARE INSTALLED.
INFRASTRUCTURE WILL BE INSTALLED NOW.
BUILDING COLUMN
29 30
31
31
5
31
31
31
32
32
33
33
33
21
27
34
34
35 STORM DRAIN DETENTION SEE CIVIL
35
36 EASEMENT LINE, SEE CIVIL DRAWINGS
36
36
36
DRYING/VACUUMS, + 20 FEET IN FRONT
OF EACH BAY
19
EV CHARGING- VAN ACCESSIBLE
EV CHARGING- ACCESSIBLE SPACE
=
=
1
1
INCLUDES 4 EVC SPACES
EV CHARGING- STANDARD (IN VACUUM STALL)= 2
CLEAN AIR VEHICLE SPACE = 1
VACUUM STALLS REGULAR = 14
VACUUM STALL- VAN ACCESSIBLE = 1
71
A102
TRASH ENCLOSURE
DETAILS
8
18
12 SCALE:3/4" = 1'-0"
TRASH ENCLOSURE WALL SEC.
4'
-
0
"
M
I
N
.
L
A
P
6'
-
0
"
M
A
X
.
CM
U
-
G
R
A
Y
B
L
K
2'-6"
GRADE
1'
-
6
"
#4 x6"
6" CONC. CURB
2'-6"
2- #4 HORIZ..
#5 VERT. @ 32" O.C.
STONETRANSITIONS 9"X20"
EASED EDGE PEAKED
2 1/2" CONCRETE CAP.
COLOR = CANYON (12B)
7/8" STUCCO PROCESS TO
MATCH BUILDING
#5 CONTINUOUS TOP AND
BOTTOM
MATERIAL SPAECIFICATIONS:
MASONRY UNITS: ASTM C90 (1,900 PSI)
MORTAR: ASTM C270 TYPE S (1,800 PSI)
GROUT: ASTM C476 (2,000 PSI)
CONCRETE: 2500 PSI
REINFORCING STEEL: SEE SHEET S1.0
TOP OF FOOTING 1374.40
5'
-
3
"
3"
#5 VERT DOWELS @32" o.c.
CTRD IN WALL
1- #4 HORIZ..
8"x8"x16" CMU WALL. INTERIOR
FINISH TO BE SMOOTH,
CLEANABLE AND LIGHT IN
COLOR PER HEALTH
DEPARTMENT.
EXPANSION JOINT
CONTROL JOINT
PER PLANS, 10'-0" O.C. MAX. SPACING
@ 20'-0" O.C. MAX. SPACING
2"
M
I
N
.
1" DEEP TOOLED JOINT
FIBER EXPANSION JOINT
W/ 1/2" RADIUS
CONCRETE WALK, TYP.
SEALANT
SCALE:1 1/2"=1'-0"
CONC. WALKEXPANSION & CONTROL JOINTS
RAIN WATER LEADER TO
DAYLIGHT WHERE OCCURS
1'
-
0
"
6"
6"
AND PAVING REQ'MTS
#4 CONT. REBAR
TOP & BOTTOM
REFER TO CIVIL DRAWING
FOR SUBGRADE PREP.
TOOLED EDGE
CONC. PAVING
TOP OF A.C. PAVING OR
LANDSCAPING
SCALE:1 1/2"=1'-0"
CONC. CURB @ LANDSCAPING
1'
-
0
"
6"
6"
#4 CONT. REBAR
TOP & BOTTOM
6" COMPACTED
TOOLED EDGE
GRAVEL
SCALE:1 1/2"=1'-0"
CONC. WALK CURB
REFER TO CIVIL DRAWINGS FOR
SUBGRADE PREP. & PAVING
REQ'MTS
TOP OF A.C. PAVING OR CONC.
PAVING
1/2" EXPANSION JOINT, FLEXIBLE
CAULK OVER EXPANSION JOINT.
6
DETAIL A - A
BB
DETAIL B - B
6" SQ. STL. POSTDETAIL C - C
SCALE:1/2" = 1'-0"
TRASH ENCLOSURE GATE NOTE: PAINT DOORS TO MATCH STRUCTURE
1 1/2" 24 ga. METAL SIDING WELDED TO
FRAME PAINT TO MATCH BLOCK
COLOR
LOCINOX MAMMOTH180
HINGE, MOUNT PER
MANUFACTURER
INSTRUCTIONS
STANLEY CD 1000 CANE BOLT FASTEN
TO ANGLE WITH 2-M.B. T&B
1 1/2" x 1 1/2" x 1" ANGLE WELDED TO
STATIONARY GATE
STANLEY GATE LATCH (PRE DRILL
& BOLT TO FRAME OR WELD TO
FRAME)
1 1/2" x 1 1/2" ANGLE FRAME
1 1/2" x 1 1/2" ANGLE BEYOND
ELEV. 6'-0" A.G.
TOP OF WALL
CC
A
A
SCALE:1/4"= 1'-0"
TRASH ENCLOSURE PLAN
SCALE:1/4"= 1'-0"
TRASH ENCLOSURE ELEVATIONS
1/
4
"
:
1
'
-
0
"
SL
O
P
E
6" CONC. CURB
7" THK. CONC. APRON W/
FIBERMESH AND #4 BARS AT 16"
O.C. EA WAY OVER 4"
AGGREGATE BASE.
6'
-
0
"
24'-0"
11'-0" STEEL GATE
LANDSCAPING AREA
8"x8"x16" CMU WALL
CONC. WALK
3'-0" STEEL GATE
7'
-
0
"
3'
-
6
"
7'
-
0
"
3'
-
6
"
10
'
-
6
"
7'
-
0
"
4'
-
4
"
11
'
-
4
"
7'
-
0
"
4'
-
5
"
11
'
-
5
"
23'-11"
FRONT VIEW
10'-8"RIGHT SIDE VIEW
LEFT SIDE VIEW
REAR VIEW
8"x8"x16" CMU WALL WITH STUCCO
STONE VENEER , SEE A301 AND
A302 FOR EXTERIOR FINISHES.
8"x8"x16" CMU WALL WITH STUCCO
STONE VENEER , SEE A301 AND
A302 FOR EXTERIOR FINISHES.
8"x8"x16" CMU WALL WITH STUCCO
STONE VENEER , SEE A301 AND
A302 FOR EXTERIOR FINISHES.
DRAIN INLET
AMETAL SIDING
B
B
A METAL SIDING
C STEEL GATE
C STEEL GATE
A METAL SIDING
3'
-
4
"
1'
-
4
"
5"23'-1"5"
10
'
-
8
"
1/
4
"
:
1
'
-
0
"
SL
O
P
E
7" CONC SLAB6"
6"
1'-0"
4'
-
1
0
"
6" CONC CURB
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
Nissan
Commercial
Car Wash
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
AEP SPAN METAL SIDING- "TAHOE BLUE"
AEP SPAN METALS- "SILVERSMITH"
AEP SPAN METAL SIDING- "PARCHMENT"
C
A
B
BIKE RACK
NTSSCALE:
17 13
14 10
COLOR LEGEND
72
60
"
60"
48
"
48"
72"
60
"
60
"
60"
48
"
48"
60
"
60"
48
"
48"
76
"
76"
50
"
50"
72"
60
"
60
"
60"
48
"
48"
48"
48
"
60"
60
"
A201
FLOOR PLAN
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
Nissan
Commercial
Car Wash
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
22'-9"14'-10"1'-6"1'-6"
26'-0"56'-5"
16'-7"
108'-5"
11
"
3'
-
1
"
2'
-
1
0
"
12
'
-
0
"
2'
-
1
0
"
3'
-
4
"
8"3'
-
5
"
6'
-
0
"
4'
-
1
1
"
4'
-
0
"
17
'
-
8
"
4'
-
0
"
14
'
-
4
"
40
'
-
0
"
1'
-
6
"
2'
-
6
"
2'
-
1
0
"
12
'
-
0
"
2'
-
1
0
"
2'
-
6
"
1'
-
6
"
2'
-
3
"
6'
-
6
"
3'
-
0
"
2'
-
7
"
4'
-
0
"
17
'
-
8
"
4'
-
0
"
14
'
-
4
"
40
'
-
0
"
10"6'-8"6'-3"10'-8"8'-0"44'-8"
8'-6"
10'-7"
8'-3"2'-6"1'-6"
7'-6"1080'-10"52'-8"27'-5"256'-0"
108'-5"
CAR WASH TUNNEL
MECHANICAL ROOM
OFFICE ELECTRICAL
REST ROOM
5'
-
2
"
10
'
-
0
"
VACUUM EQUIP.
20 CAR WASH FLOOR PLAN
1/8"= 1'-0"SCALE:
7'-11"8'-7"
1'-9"
33'-0"
26'-0"
73
A301
FLOOR PLAN
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
Nissan
Commercial
Car Wash
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
AEP SPAN METAL SIDING- "TAHOE BLUE"
AEP SPAN METALS- "SILVERSMITH"
ALPOLIC ACM PANELS- SILVER
AEP SPAN METAL SIDING- "PARCHMENT"
A
A
A
A
BB
BCDD D
C
DD
C
B
D
C
+30'-4" A.F.F.
TOP OF PARAPET
+30'-4" A.F.F.
TOP OF TOWER
+13'-10" A.F.F.
TOP OF PARAPET
+15'-0" A.F.F.
TOP OF PARAPET
COLOR LEGEND
C
D
A
B
KEY NOTES
1
2
3
4
5
6
7
8
9
10
11
12
13
METAL TRIM
HOLLOW CORE METAL DOOR
STANDING SEAM METAL ROOFING
METAL CANOPY
ROOF LINE AND WALL BEYOND
METAL WALL PANEL- PAINTED
STOREFRONT WINDOW SYSTEM; DARK BRONZE ANODIZED, 2"x4.5" CENTER GLAZING
SYSTEM; WITH 1" CLEAR DUAL GLAZING
ALPOLIC ACM PANEL
STREET ADDRESS, 12" HIGH LETTERS, 1 1/2" STROKE, BLACK, BACKGROUND COLOR TO
MATCH TRIM COLOR, WALL WASH ILLUMINATION
METAL FLASHING - PAINT TO MATCH DAL TILE OR CEMENT PLASTER
METAL WALL PANEL- PAINTED
STANDING SEAM METAL ROOFING
METAL TRIM- PAINTED
0'-0"
FINISH FLOOR
+8'-8" A.F.F.
TOP ACM PANELS
+13'-6" A.F.F.
TOP OF METAL PANEL
+20'-10" A.F.F.
TOP OF PARAPET
+24'-6" A.F.F.
TOP OF WINDOWS
+26'-1" A.F.F.
TOP OF PARAPET
0'-0"
FINISH FLOOR
+7'-2" A.F.F.
TOP OF WINDOWS/DOORS
+13'-10" A.F.F.
TOP OF PARAPET
+15'-0" A.F.F.
TOP OF PARAPET
+13'-6" A.F.F.
TOP OF METAL PANEL
+17-0" A.F.F.
TOP OF PARAPET
+19'-3" A.F.F.
TOP OF PARAPET
+20'-10" A.F.F.
TOP OF PARAPET
+24'-6" A.F.F.
TOP OF WINDOWS
+26'-1" A.F.F.
TOP OF PARAPET
+8'-8" A.F.F.
TOP ACM PANELS
162
6
5
D
3
7
5
1
B
2
A
2
A
1
A
2
A
1
D
3
7
1 1
D
14
C
6
D
4
D
4
D
3
A
1
A
2
A
1
A
2
D
5
D
3
6
D
5
D
3
D
2
D
7
D
7
AB
1 2
A
3 12
B
5
1
C 5
A 2
5
D
3
NORTH ELEVATION (SOUTH ELEVATION SIMILAR)EAST ELEVATION
WEST ELEVATION
1/8" = 1'-0"SCALE:
A
4
A
4
14 LOUVERED VENT
D
4
D
4
D
4
B
4
SCALE:1 1/2" = 1'-0"
CMU WALL @ MUD SILL
SIDEWALK TYP
12" CONTINUOUS 24 GA GALV
SHEET METAL FLASHING 6"
BELOW GRADE AND EXTEND 6"
ABOVE GRADE
CONC. FOOTING & SLAB, SEE
STRUCT. DWGS.
8" WIDE CMU BLOCK WALL
CONC. SLAB
+0'-0" A.F.F.
FINISH FLOOR
2"
3
1
/
2
"
WEEP SCREED
20 GA. METAL HAT CHANNEL
INSTALLED AT 16" O.C.
4MM ALPOLIC ALUMINUM/METAL
COMPOSITE PANELS
SCALE:3" =1'-0"
FLASHING AT PARAPET
1 4"
AEP SPAN VERTICAL METAL
SIDING PANEL
CLIP FASTENER
PANEL CLIP
INSIDE CLOSURE (SEALED &
SECURED WITH SEALANT)
BITUMEN FLASHING OV/
FRAMING
Z-METAL WALL CLOSURE
3/4" PLYWOOD SHEATHING
STRUCT PLYWOOD
1-1/2X8 METAL TRIM PANEL
EXISTING OR NEW 2X6 STUD
WALL @ 16" 0.C.
24 GAUGE GALV. SHEET METAL
FLASHING
TRIM FASTENER W/ SEALING
WASHER OR RIVET
AT 12" O.C. MAXIMUM
TRIM CLEAT @ 24" O.C.
SINGLE-PLY ROOFING
1 1/2"
EXISTING CEMENT PLASTER
20 16
74
COLOR LEGEND
KEY NOTES
1
2
3
4
5
STEEL COLUMN
STEEL BEAM
VACUUM PIPES ETC
VACUUM HOSE
FIXED METAL TRASH CAN - WILL HAVE 2 COMPARTMENTS
UNDERSIDE OF SOLAR PANELS
6
7
A
VACUTECH HOSE COLOR: GRAYB
DUNN EDWARDS PAINT - DET617 - "WINTER MORN"
LED LIGHT FIXTURE, LOW PROFILE W/ SENSOR- SEE DETAIL 14/A107 FOR
STYLE & DETAIL
1- FOR LANDFILL, 1-FOR RECYCLE
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
Nissan
Commercial
Car Wash
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
A302
VACUUM CANOPY
ELEVATIONS
18 VACUUM STATION NORTH ELEVATION (FROM DRIVEWAY)
19 VACUUM STATION SOUTH ELEVATION (FROM BUILDING SIDE)
4 VACUUM STATION EAST ELEVATION
1/4"= 1'-0"SCALE:WEST ELEVATION SIMILAR
3"21'-2"13'-6"
186'-0"
13'-6"13'-6"13'-6"13'-6"
10
'
-
5
"
3"13'-6"13'-6"13'-6"13'-6"13'-6"13'-6"
3"
186'-0"
SOLAR PANELS, TYP.
A1
A
2
1/4"= 1'-0"SCALE:
1/4"= 1'-0"SCALE:
10
'
-
6
"
8'
-
8
"
4'-11"12'-7"
17'-6"
C 3
A 1
4
A
2
B5
6
20
C
A 3A3A3
B5
6A 6A 6A
B5B5B5
6A
13'-6"13'-6"
A1 A1
13'-6"21'-2"
4
77 7
A 3
12'-0"
4 444444
A
2
A
2
B5
6A
A 3
B5
6A
A 3
B5
6A
A 3
7
75
COLOR LEGEND
KEY NOTES
1
2
3
4
5
STEEL COLUMN
STEEL BEAM
VACUUM PIPES ETC
VACUUM HOSE
FIXED METAL TRASH CAN- WILL HAVE TWO COMPARTMENTS
UNDERSIDE OF SOLAR PANELS- PAINT TO MATCH CANOPY
6
7
A DUNN EDWARDS PAINT - DET611 - "WINTER MORN"
PAY STATION EQUIPMENT8
LED LIGHT FIXTURE, LOW PROFILE W/ SENSOR- SEE DETAIL 14/A107 FOR
STYLE & DETAIL
VACUTECH HOSE COLOR: GRAYB
1- FOR LANDFILL, 1- FOR RECYCLE
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
Nissan
Commercial
Car Wash
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
A303
VACUUM CANOPY02
ELEVATIONS
9 EVC CANOPY WEST ELEVATION
11 EVC CANOPY EAST ELEVATION
8 EVC CANOPY SOUTH ELEVATION
1/4"= 1'-0"SCALE:NORTH ELEVATION SIMILAR
6"17'-6"
186'-0"
6"18'-0"18'-1"18'-0"
10
'
-
0
"
8'
-
9
"
12'-7"4'-11"
17'-6"
3"13'-6"13'-6"13'-6"13'-6"3"
186'-0"
SOLAR PANELS, TYP.
4
A
2
1/4"= 1'-0"SCALE:
1/4"= 1'-0"SCALE:
909'-0"844'-9"
13'-6"13'-6"648'-0"648'-0"
A1
A
2 A 3A3A3
6A 6A 6A
B5B5B5
A1 A1
4 4 444444
A
2
A
2
10
'
-
5
"
SOLAR PANELS, TYP.
B5
6A
77 7
A 3
B5
6A
A 3
B5
6A
A 3
B5
6A
A 3
7
A3
A1
6 A
76
COLOR LEGEND
KEY NOTES
1
2
3
4
5
STEEL COLUMN
FACE OF CANOPY
STEEL BOLLARD, TYP.
SECURITY ARM
CAR WASH MENU SIGNAGE6
A DUNN EDWARDS PAINT - DET611 - "WINTER MORN"
PAY TERMINAL
B DUNN EDWARDS PAINT DE5890: SLUMBER
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
Nissan
Commercial
Car Wash
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
A304
PAY CANOPY
ELEVATIONS
PAY CANOPY PLAN
8'-0"8'-0"
16'-0"
1/4"= 1'-0"SCALE:
8'-1"
16'-0"
6
7'-11"
4'
-
0
"
14
'
-
1
0
"
7'
-
1
1
"
26
'
-
9
"
12
'
-
0
"
2'
-
0
"
26
'
-
9
"
7 PAY CANOPY SOUTH ELEVATION
1/4"= 1'-0"SCALE:NORTH ELEVATION SIMILAR
19
121620
15
101418
17 13 9
4'-0"14'-10"7'-11"
26'-9"
12
'
-
0
"
2'
-
0
"
PAY CANOPY SOUTH ELEVATION
1/4"= 1'-0"SCALE:NORTH ELEVATION SIMILAR
12
A14
3
3 4 A1 36 5
56
3B2
B 2
B 2
A1A1
A1
B 2
77
Designer
DEW
Date
09/09/2022 rev1
Scale
Not to Scale
Drawing No.
Summary
Disclaimer
Photometric analyses performed by CJS Lighting are intended or informational and/or estimation purposes
only. Using industry-recognized software, calculations correspond to the information provided to CJS
Lighting, and are subject to the limitations of the software. Assumptions may be made for information that
is not provided or available. It is the responsibility of the client to verify that the input data is consistent
with actual field conditions.
Due to the above considerations, CJS Lighting does not guarantee that actual light levels measured in the
field will match initial calculations, and recommend that drawings be submitted to a certified electrical
engineer for verification.
2.2 2.6
4.1
4.3
5.3
6.4
3.6
2.4
2.0
1.7
2.9
4.4
4.6
6.1
7.4
4.4
3.0
2.5
2.1
1.7
5.8
3.8
2.9
2.4
2.0
1.6
6.9
2.3
1.7
7.4
2.4
1.8
2.3
1.7
2.3
1.7
3.2
2.4
1.8
3.0
2.5
1.9
3.6
2.8
2.3
1.9
3.8
3.0
2.4
2.0
5.3
5.0
4.2
3.1
10.5
12.1
10.0
6.8 12.3
10.4
9.0
7.7
5.6
6.1
4.6
3.7
2.8
4.8
3.6
2.8
2.1
6.0
4.4
3.1
2.3
1.7
6.2
5.5
6.0
5.7
4.1
2.9
2.2
1.6
6.4
6.6
6.0
4.8
3.8
3.3
3.2
3.2
3.4
3.8
4.9
6.2
6.8
6.5
6.6
6.5
5.5
4.0
2.9
2.2
5.7
4.9
4.0
3.4
3.2
3.2
3.2
3.3
3.5
4.2
5.2
6.1
6.1
6.1
5.7
4.5
3.5
2.8
2.2
4.1
3.8
3.3
2.9
2.8
2.9
3.0
2.9
3.0
3.4
4.0
4.5
4.5
4.5
4.3
3.6
2.9
2.4
2.0
2.9
2.7
2.3
1.4
1.4 13.6
7.9 9.6 9.3
4.3
5.2
7.0
5.7
7.3
8.1
7.9
8.2
8.0
8.2
8.0
8.0
7.9
8.0
7.8
7.9
7.1
9.1
6.9
2.2
2.7
2.3
2.7
3.0
3.0
2.6
2.7
2.7
2.7
2.7
2.7
2.7
2.6
2.6
2.4
5.3
5.1
4.6
1.8
1.7
2.0
2.1
2.4
1.7
2.0
2.2
2.6
2.8
3.3
3.5
3.9
4.0
4.1
3.8
3.8
3.8
1.8
1.9
2.2
2.7
2.9
3.4
2.5
2.7
2.9
3.2
3.3
3.7
3.9
4.2
4.2
4.3
4.1
4.1
4.5
2.3
3.3
3.5
5.9
7.9
6.9
7.0
7.3
7.3
7.6
7.7
8.0
8.1
8.2
8.1
8.2
7.7
7.7
2.8
1.6
10.2
1.1
1.1
1.3
1.3
1.5
1.6
1.8
1.9
2.0
2.1
2.1
2.3
2.3
2.5
2.6
2.9
3.0
3.2
3.5
3.6
4.2
4.3
8.0
7.9
11.1
11.0
4.8
4.9
8.0
8.1
11.9
11.7
5.4
5.4
7.5
8.3
4.7
6.8
7.8
6.5
9.2
11.8
12.2
10.5
8.5
12.3
11.5
5.5
5.5
3.6
4.3
5.5
5.7
6.6
5.3
7.2
8.1
6.9
10.0
12.6
11.7
9.6
11.1
5.4
5.4
3.3
3.5
4.1
4.4
5.2
5.0
6.4
6.7
5.9
9.7
11.9
12.6
4.8
4.9
3.1
3.1
3.2
3.4
3.9
3.9
4.4
4.4
3.6
3.2
4.7
7.0
9.1
9.2
7.2
9.7
10.8
9.4
2.8
2.1
1.2
8.3
10.3
10.7
4.2
4.3
3.3
3.1
3.0
3.2
3.7
3.8
3.9
3.7
3.5
4.5
6.1
8.1
10.0
10.2
8.4
6.6
5.2
5.0
5.3
6.5
8.4
10.6
11.6
10.6
6.6
6.3
6.4
9.5
10.2
10.3
3.5
3.6
3.7
4.0
3.9
4.0
3.8
3.7
3.8
4.2
4.5
4.3
3.7
3.5
3.3
3.7
4.5
5.1
4.7
4.0
3.9
3.9
4.3
4.7
5.6
6.6
8.1
9.6
11.2
11.5
10.1
8.2
6.8
6.5
6.8
7.8
9.2
10.8
11.7
10.7
8.6
6.8
5.9
5.4
5.1
4.6
4.6
4.8
5.3
5.0
4.7
7.7
10.1
9.3
8.9
8.5
8.8
8.2
7.4
6.7
5.9
5.2
4.5
3.8
3.3
2.9
2.5
2.2
1.9
1.7
1.4
1.1
3.0
3.3
5.8
2.6
2.9
2.4
2.5
2.2
2.3
2.0
2.2
1.8
1.9
1.6
1.7
11.3
1.4
1.5
7.2
1.2
1.3
4.5
1.1
1.2
3.1
1.3
1.4
2.3
2.8
2.3
1.9
5.0
3.2
1.7
7.4
1.8
6.7
1.9
4.8
2.1
2.2
2.4
1.2
2.7
2.6
1.9
4.9
3.1
1.5
7.6
3.0
3.2
1.1
2.2
6.7
3.2
3.3
4.7
3.0
3.6
2.0
1.8 1.4 2.8
2.9
6.0
4.7 7.9
4.2
7.4
4.1
5.8
3.4
2.5
1.6
1.4
1.0
1.1
1.3
1.3
1.8
3.3
3.7
2.3
7.2
5.4
3.8
8.5
5.9
10.0
5.0
2.8
6.7
3.9
2.8
2.4
2.5
3.7
4.0
3.7
6.6
5.5 7.7 6.5
4.1
5.5
3.4 1.8 1.2 1.0
0.9
13.1
1.3
1.3
1.2
1.2
1.9
1.9
1.8
1.7
2.4
2.7
2.4
2.3
3.2
3.4
3.0
2.7
4.2
4.1
3.5
3.0
5.2
4.6
3.6
3.1
5.0
4.5
3.7
3.3
3.8
4.0
3.7
4.3
3.0
3.2
3.4
5.9
2.4
2.6
3.0
7.0
1.9
2.3
5.4
1.4
1.7
3.1
3.3
1.4
1.7
1.8
1.2
1.5
1.6
1.5
1.2
1.5
1.7
1.8
1.7
1.9
2.2
1.8
2.2
2.5
2.8
1.6
2.0
2.4
2.9
3.4
3.7
1.3
1.8
2.3
2.8
3.4
4.3
5.1
1.5
1.8
2.4
3.1
4.2
5.4
6.3
6.4
1.6
1.7
2.3
3.1
4.4
5.9
6.5
6.1
1.7
2.3
3.1
4.4
5.8
5.8
5.8
1.9
2.4
3.2
4.4
5.8
6.5
6.3
2.2
2.4
3.0
3.8
4.9
5.9
6.1
2.2
2.5
3.1
3.8
4.4
4.5
4.6
2.2
2.2
2.5
2.9
3.1
3.1
3.2
2.3
2.3
2.3
2.3
2.4
1.8
1.7
1.8
1.8
9.2
14.8
18.2
20.2
20.2
16.0
26.3
21.8
24.4
21.7
21.2
22.3
22.9
20.2
8.9
28.2
8.1
8.8
7.4
8.8
10.2
11.1
12.0
12.8
12.9
12.1
11.6
11.8
12.5
13.1
12.6
11.5
11.1
10.7
10.5
10.4
10.2
11.3
14.5
13.9
14.3
15.5
18.8
20.2
21.6
21.9
21.5
22.1
21.9
21.8
22.0
21.5
22.2
22.2
21.2
21.7
21.5
21.1
21.2
20.6
22.2
19.2
16.7
16.8
20.0
24.4
25.3
27.5
27.6
26.3
27.7
27.3
27.2
27.7
26.4
27.8
27.8
26.2
27.6
27.3
26.7
27.3
25.9
28.6
12.4
12.6
13.1
13.6
16.4
18.0
19.0
19.1
18.7
19.1
19.1
19.2
19.2
18.9
19.3
19.3
18.8
19.2
19.1
18.9
18.8
18.4
20.4
27.3
27.8
29.9
29.8
28.9
29.8
29.1
29.9
30.1
28.6
30.4
30.5
29.3
30.1
30.3
30.5
28.7
28.8
21.2
23.9
25.0
24.9
24.4
24.7
24.6
25.0
25.0
24.2
25.1
25.3
24.9
25.7
25.6
25.7
25.7
24.7
24.1
9.1
14.4
14.4
14.1
13.9
13.8
14.0
14.0
14.1
14.0
14.1
14.3
14.6
15.0
15.4
15.6
15.6
15.2
14.3
6.5
30.7
S2
S2 F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
F
S1
S2
W/EM
W/EM
W/EMW
W
SB SB
SB
SB
SB
W/EM
W/EM
W/EM
Plan View
Scale - 1/16" = 1ft
South East View
Schedule
Symbol Label Image Quantity Manufacturer Catalog Number Description
Number
Lamps
Lumens
Per Lamp
Light Loss
Factor Wattage
F
19 Lithonia Lighting FEM L96 9000LM LPPCL
WD 80CRI 40K
FEM LED 96", 9,000 lumens,
polycarbonate, low profile clear lens, wide
distribution, 80 CRI, 4000 K
1 7817 0.9 53.43
S1
1 Lithonia Lighting DSX0 LED P7 40K T4M
MVOLT HS
DSX0 LED P7 40K T4M MVOLT with
houseside shield
1 13945 0.9 166
S2
3 Lithonia Lighting DSX0 LED P7 40K T5M
MVOLT
DSX0 LED P7 40K T5M MVOLT 1 19058 0.9 332
SB
5 Lithonia Lighting DSXB LED 12C 350 40K
ASY
D-SERIES BOLLARD WITH 12 4000K LEDS
OPERATED AT 350mA AND ASYMMETRIC
DISTRIBUTION
1 1283 0.9 16
W
2 Lithonia Lighting WDGE1 LED P2 40K
80CRI VW
WDGE1 LED WITH P2 - PERFORMANCE
PACKAGE, 4000K, 80CRI, VISUAL
COMFORT WIDE OPTIC
1 1982 0.9 15.0178
W/EM
6 Lithonia Lighting WDGE1 LED P2 40K
80CRI VW
WDGE1 LED WITH P2 - PERFORMANCE
PACKAGE, 4000K, 80CRI, VISUAL
COMFORT WIDE OPTIC
1 1982 0.9 15.0178
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
DRIVE / PARKING 3.2 fc 9.2 fc 1.2 fc 7.7:1 2.7:1
DRIVE-THRU 4.1 fc 13.6 fc 1.4 fc 9.7:1 2.9:1
SIDEWALKS 5.1 fc 13.1 fc 0.9 fc 14.6:1 5.7:1
VACUUM DRIVE / PARKING 4.8 fc 10.2 fc 1.6 fc 6.4:1 3.0:1
UNDER RIVE-THRU CVANOPY 20.5 fc 28.2 fc 8.9 fc 3.2:1 2.3:1
UNDER VACUUM CANOPIES 20.2 fc 30.7 fc 6.5 fc 4.7:1 3.1:1
Luminaire Locations
Label MH
F9'
S1 20'
S2 20'
SB 3'
W 10'
W/EM 10'
78
SP 2
LIGHTING
CUT-SHEETS
SHEET NUMBER:
SHEET CONTENTS:
PROJECT NUMBER:PROJECT DATE:
CONSULTANTS:
Sacramento, CA 95827
PH:(916) 455-6500 FAX:(916) 455-8100
3090 Fite Circle, #104
REVISIONS:
21-023 2-16-22
K12 Architects, Inc
DEVELOPER:
CONTRACTOR:
PROJECT:
Nissan
Commercial
Car Wash
PROFESSIONAL SEALS:
DUBLIN, CA 94568
Inder Dosanjh
4200 John Monego Ct
Dublin, CA 94568
KASIER DRIVE
79
September 12, 2022
Project No. 53-044-2
Mr. Inder Dosanjh
Dublin Real Estate, LLC
4200 John Monego Court
Dublin, CA 94568
Subject: Second Revised Noise Assessment Study for the Planned Car Wash, Dublin
Boulevard, Dublin
Dear Mr. Dosanjh:
This report presents the results of a second revised noise assessment study for the planned
car wash along Dublin Boulevard at Keegan Street in Dublin, as shown on the Site Plan,
Ref. (a). The purpose of this revision is to modify the volume of washes per hour based
on new information regarding the duration of the wash/dry cycles. The project-generated
noise levels at the nearby noise sensitive residential receiver locations were evaluated
against the standards of the City of Dublin General Plan Noise Element, Ref. (b). The
analysis of the project-generated noise levels reveals that the car wash operations will be
within the normally acceptable standard of the Noise Element. Increases in the ambient
noise levels will be less than significant. Noise mitigation measures will not be required.
Section I of this report contains a summary of our findings. Subsequent sections contain
site and project descriptions, analyses and evaluations. Appendices A, B and C, attached,
contain the list of references, descriptions of the noise standards, terminology,
instrumentation used for the field survey and the noise measurement data and calculation
tables.
EDWARD L. PACK ASSOCIATES, INC.
1975 HAMILTON AVENUE Acoustical Consultants TEL: 408-371-1195
SUITE 26 FAX: 408-371-1196
SAN JOSE, CA 95125 www.packassociates.com
80
- 2 -
I. Summary of Findings
A. Noise Standards
The noise assessment results presented in the findings are shown in reference to
the City of Dublin Noise Element of the General Plan. The Noise Element uses the
Community Noise Equivalent Level (CNEL), which is a time-weighted 24-hour average
noise descriptor commonly used to describe community noise environments. Noise
levels averaged over 24 hours are often termed “noise exposure”. The normally
acceptable noise exposure limit for residential land uses in 60 decibels (dB) CNEL. As
the City of Dublin does not have noise standards for car wash noise impacts to residential
areas, a limit of 60 dB CNEL is used in the this study as the limit for project-generated
noise at the nearest and most impacted residences across Dublin Boulevard from the site.
In addition, a limit of 60 dB CNEL on the project will result in an increase of no
more than 2 decibels in the existing ambient or background noise environment. A 2 dB
increase is very slight and is within the noise exposure fluctuations between weekday and
weekend noise exposures.
B. Existing Ambient Noise Exposures
Table I, below, provides the existing ambient noise exposures for Saturday,
Sunday and weekdays (typically consistent day to day) at the setback of the residential
building across Dublin Boulevard from the planned project site.
TABLE I
Existing Ambient Noise Exposures, dB CNEL
Location Saturday Sunday Weekday
Dublin Blvd. Residences
92 ft. from Dublin Blvd. CL and
250 ft. from car wash tunnel entrance
65 64 66
81
- 3 -
Note that it is very common for the noise exposures on Saturday to be 1 dB lower
than weekdays and for Sunday to be 2 dB lower than weekdays. Thus, there is nothing
out of the ordinary about the noise environment at the residences along Dublin
Boulevard.
C. Project-Generated Noise Exposures
Table II, below, provides the project-generated noise exposures and the combined
(ambient + project) noise exposures at the most impacted residences across Dublin
Boulevard from the project site. The project-generated noise exposures assume 29
complete car washes per hour from 8:00 AM to 6:00 PM with all vacuum stations in
operation during the entire operational day. Note that with the new dryer blower system,
the vacuums will be the primary noise source and the wash and dry operations will add 1
decibel to the noise levels created by the vacuums.
TABLE II
Project-Generated & Combined Noise Exposures, dB CNEL
Location Saturday Sunday Weekday
Dublin Blvd. Residences
92 ft. from Dublin Blvd. CL and
250 ft. from car wash tunnel entrance
54 54 54
Combined Noise Exposure (Ambient +
Project) at the Residences
Increase
65
+0 dB
64
+0dB
66
+0 dB
As shown above, the car wash operational noise exposures will be within the
normally acceptable 60 dB CNEL limit of the City of Dublin Noise Element standards.
The car wash operations will not add to the existing noise environment at the apartments
across Dublin Boulevard. Therefore, noise mitigation measures will not be required.
82
- 4 -
II. Site and Project Descriptions
The planned project site is a vacant field at the southwest quadrant of the
intersection of Dublin Boulevard and Keegan Street in Dublin. The site is at-grade with
the surrounding land uses and roadways. Surrounding land uses include a Kaiser
Permanente Hospital across Keegan Street to the east, vacant land adjacent to the south,
vacant land adjacent to the west and multi-family residential across Dublin Boulevard to
the north.
The planned project includes the construction of a 100 ft. long automated
(conveyor) car wash tunnel, a 15-bay vacuum area and parking. The car wash will be
open from 8:00 AM to 6:00 PM daily, Ref. (c).
The car wash tunnel will be a 100 ft. long Type VB structure with the entrance on
the north end facing the residences and the exit on the south end. The car wash
equipment will be provided by Mark VII. The new equipment will contain an
International Drying Corporation Stealth Predator 80 hp dryer system. The entire wash
and dry system is contained within the tunnel. The vehicles will be driven to the tunnel
entrance where the conveyer mechanism will connect to the vehicle for transport through
the car wash. Precise wash and dry duration information was obtained from the Surf
Thru Car Wash at 3598 Stanley Boulevard in Pleasanton. The Surf Thru Car Wash uses
the same system as the subject project. The car washing and drying operation consisted
of 1 minute, 52 seconds of washing, 8 second of off time between the wash and dry cycles
(as the car is moved forward), then 49 seconds of drying. However, after the 8 second off
time, a second car can be brought in to commence washing during the previous vehicle’s
drying. Thus, for a worst-case scenario, 29 complete washes can be performed in a one
hour period.
83
- 5 -
The total operation in one hour would be 1:52 minutes (112 seconds) of washing,
8 seconds silence, 49 seconds of drying, then 63 seconds of washing (after the washing
and drying overlap), 8 seconds silence, 49 seconds of drying, etc., until the end of the
hour. The 30th vehicle could start a wash, however, the hour would end before the last
drying cycle. During the washing and drying overlap time of 63 seconds, the drying cycle
supersedes (drowns out) the washing noise level.
The Site Plan is shown on Figure 2 on page 6.
84
- 6 -
FIGURE 2 – Site Plan
85
- 7 -
III. Analysis of the Noise Levels
A. Existing Ambient Noise Environment
To determine the existing ambient noise environments at the residences across
Dublin Boulevard from the planned project site, continuous recordings of the existing
sound levels were made at a location 61 ft. from the centerline of Dublin Boulevard (1 ft.
behind the curb) in front of the residential building directly across Dublin Boulevard from
the site, as shown in Figure 3 on page 8. The sound level meter was placed in a tree for
security purposes and was 13 ft. above the ground. The measurements were made on
September 17-20, 2021 (Friday-Monday) using a Larson-Davis LDL 812 Precision
Integrating Sound Level Meter. The meters yield, by direct readout, a series of the sound
levels versus time, which include the L1, L10, L50 and L90, i.e., those levels of noise
exceeded 1%, 10%, 50% and 90% of the time. Also measured were the minimum and
maximum levels, and the continuous equivalent-energy levels (Leq), which are used to
calculate the CNEL. The measured Leq’s are shown in the data tables in Appendix C.
Weekday background sound levels are usually consistent day-to-day, with Saturday
usually being 1 decibel lower (24 hour average) and Sunday being 2 decibels lower.
Exceptions to this are in heavy retail areas where traffic increases on weekends.
As shown in the data tables, the existing Leq’s on Saturday at the measurement
location, 61 ft. from the centerline of Dublin Boulevard, ranged from 62.0 to 68.3 dBA
during the daytime, 62.8 to 66.0 dBA during the evening and 51.9 to 60.9 dBA at night.
On Sunday, the Leq’s ranged from 59.5 to 69.6 dBA during the daytime, 61.8 to
64.7 dBA during the evening and 53.1 to 58.2 at night.
On weekdays (combined Friday and Monday data), the Leq’s ranged from 66.2 to
68.5 dBA during the daytime, 65.7 to 69.4 dBA during the evening and 49.8 to 63.4 at
night.
At the setback of the residential building of 92 ft. from the centerline, the noise
levels reduce by 3 dB. The hourly average noise levels (Leq) at the residential building
setback for each day are provided in the graph on page 8.
86
- 8 -
FIGURE 3 – Noise Level Measurement Location
40.0
45.0
50.0
55.0
60.0
65.0
70.0
75.0
80.0
85.0
90.0
7:
0
0
A
M
8:
0
0
A
M
9:
0
0
A
M
10
:
0
0
A
M
11
:
0
0
A
M
12
:
0
0
P
M
1:
0
0
P
M
2:
0
0
P
M
3:
0
0
P
M
4:
0
0
P
M
5:
0
0
P
M
6:
0
0
P
M
7:
0
0
P
M
8:
0
0
P
M
9:
0
0
P
M
10
:
0
0
P
M
11
:
0
0
P
M
12
:
0
0
A
M
1:
0
0
A
M
2:
0
0
A
M
3:
0
0
A
M
4:
0
0
A
M
5:
0
0
A
M
6:
0
0
A
M
So
u
n
d
l
e
v
e
l
s
,
d
B
A
r
e
:
1
0
-12
W
Time
DUBLIN REAL ESTATE
Dublin Boulevard
Existing Ambient and Project Generated Noise Levels -92 ft. from Centerline
Saturday Sunday Weekday PROJECT-GENERATED NOISE
87
- 9 -
The CNEL for the survey location was calculated by decibel averaging of the Leq's
as they apply to the daily time periods of the CNEL index. The CNEL is a 24-hour noise
descriptor that uses the measured Leq values to calculate a 24-hour time-weighted average
noise exposure that adds a 5 dB “penalty” to noise generated during the evening hours
and a 10 dB “penalty” to noise generated during nighttime hours. The CNEL is described
in greater detail, including the mathematical formula, in Appendix B. The CNEL
calculation tables are provided in Appendix C. Adjustments were made to the measured
noise levels to account for the difference in distance between the measurement location
and the residential building setback using methods established by the Highway Research
Board, Ref. (d).
The results of the calculations reveal that the noise exposures at the measurement
Location, 61 ft. from the centerline of Dublin Boulevard are 69 dB CNEL on weekdays,
68 dB CNEL on Saturdays and 67 dB CNEL on Sundays.
At the setback of the residential building closest to the planned project site, 92 ft.
from the centerline of Dublin Boulevard and 250 ft. from the entrance to the car wash
tunnel, the existing ambient noise exposures are 66 dB CNEL on weekdays, 65 dB CNEL
on Saturdays and 64 dB CNEL on Sundays.
B. Project-Generated Noise Levels
The project-generated noise levels were determined from dryer blower noise data
provided by the equipment manufacturer, Ref. (e), and noise level measurements of car
washing operations, Ref. (f), and vacuum stations (specifically for this project).
The Mark VII Company provided noise level measurement data of the dryer
blowers. The 80 hp blower system is sound rated at 69.4 dBA at 30 ft. from the car wash
tunnel exit.
The noise level data sheet is provided in Appendix C.
88
- 10 -
The distance from the car wash tunnel entrance to the residential building across
Dublin Boulevard is 250 ft.
Car wash equipment noise levels attenuate at the rate of 6 dB for every doubling
of the distance from the measurement location outside of the tunnel to the noise receiver.
The formula used to calculate the amount of noise reduction is:
∆dB = 20log10(r1/r2) where, rx = distance.
20log10(30/250) = -18 dB.
The sound level at the residences across Dublin Boulevard due to the dryer
blowers will be 51 dBA (69 dB – 18 dB = 51 dB).
The dryer blowers are reported to operate for 49 seconds per wash. The
maximum number of washes per hour is 29. Thus, 23.7 minutes of drying will occur per
hour. The hourly average noise of drying operation at the residential building was
calculated to be 46 dBA Leq(h).
Leq(h) = 10log10[((10(51/10) x 23.7)/60] = 47 dBA.
The car wash washing equipment noise levels are slightly lower in level than the
dryer blowers. A typical washing operation (sprayers, brushes, applicators) generates a
total sound level of 67 dBA at 15 ft. from the tunnel entrance. At 250 ft. from the car
wash tunnel entrance to the residences across Dublin Boulevard, the washing portion of
the operation will be 43 dBA. The washing cycle is estimated to be 1:52 minutes in
duration. Thus, 29 operations could occur per hour resulting in fairly continuous
operation. Thus, the hourly average for the wash operation would also be 43 dBA Leq.
89
- 11 -
To determine the sound levels of the vacuum stations, sound level measurements
of car wash vacuuming equipment were made at the Rainbow Car Wash in Santa Clara,
CA on October 8, 2021 using a Larson-Davis 831 Precision Integrating Sound Level
Meter. At a distance of 20 ft. from the vacuum tank and with the vacuum nozzle
exposed, the sound level was measured to be 72 dBA. The actual sound levels of vehicle
vacuuming operations will vary depending upon the type of vehicle, the location of the
nozzle inside the vehicle and how long the vacuuming occurs. For the purpose of this
study, we are using the worst-case of the vacuum nozzle exposed during the entire
vacuuming operation.
Table III, below, provides the sound levels at the residential building for each
vacuum bay. The total sound level assumes that the vacuuming operation would occur
for 30 minutes per hour at each bay. The hourly Leq is 3 dB lower than the total
operational noise level of 60 dBA which equates to 57 dBA Leq(h) at the residential
building.
Unit Dist. to Rec., ft.SL @ Rec.
1 255 50
2 268 49
3 282 49
4 295 49
5 309 48
6 322 48
7 335 48
8 349 47
9 362 47
10 268 49
11 282 49
12 296 49
13 309 48
14 323 48
15 337 47
TOTAL 60
Vacuum Operational Noise Levels, dBA
TABLE III
90
- 12 -
The combined hourly average noise level of the three primary operations; wash,
dry and vacuum are provided in Table IV.
TABLE IV
Combined Hourly Average Noise Levels, dBA Leq(h)
Operation
Wash 43
Dry 47
Vacuum 57
Combined 58
IV. Evaluation of the Project-Generated Noise Exposures
To determine the project-generated noise exposures for an evaluation against the
60 dB CNEL standard of the City of Dublin Noise Element, the project-generated hourly
average noise levels were applied to the CNEL formula. For the purposes of this study,
we are assuming that the car wash will operate continuously from 8:00 AM to 6:00 PM
with twelve washes (including drying) per hour and that all vacuum stations will be in use
for 30 minutes out of each hour.
The wash cycle noise level at the residential building setback was calculated to be
43 dBA Leq(h). The drying cycle was calculated to be 47 dBA Leq(h). The vacuuming
operations were calculated to be 57 dBA Leq(h). The total hourly average noise level was
calculated to be 58 dBA Leq(h).
Combined Sound Level = 10log10(10(43/10) + 10(47/10)+10(57/10)) = 58 dB
91
- 13 -
For an operational day of 8:00 AM to 6:00 PM, the CNEL was calculated to be 54
dB. Thus, the project-generated noise exposure will be within the 60 dB CNEL normally
acceptable standard of the City of Dublin Noise Element standards. As the ambient noise
environment on the least noisy day of the week (Sunday) is more than 10 decibels higher
than the project-generated noise exposure, the project will not add to the existing ambient
noise environment. The increase in the noise environment due to the project will be less
than significant. The CNEL calculation table for planned operational conditions is
provided in Appendix C.
As the project-generated noise exposure will be within the limits of the standards,
noise reduction measures will not be required.
This report presents a revised noise assessment study for the planned car wash along
Dublin Boulevard at Keegan Street in Dublin. The study findings for project conditions
are based on field measurements and other data and are correct to the best of our
knowledge. However, significant deviations in the future operational scenario, changes
in car wash equipment technology, noise regulations, or other future changes beyond our
control may produce long-range noise results different from our estimates. If you have
any questions or would like an elaboration on this report, please call me.
Sincerely,
EDWARD L. PACK ASSOC., INC.
Jeffrey K. Pack President
Attachments: Appendices A, B, and C
92
APPENDIX A
References:
(a) Site Plan, Dublin Car Wash, by K12 Architects, June 8, 2021
(b) City of Dublin General Plan, Chapter 9.0, Environmental Resources Management
Section: Noise Element, Amended October 6, 2015
(c) Information on the Car Wash Operations Provided by Mr. Guy Houston, by email
to Edward L. Pack Associates, Inc., July 26, 2021
(d) Highway Research Board, “Highway Noise – A Design Guide for Highway
Engineers”, Report, 117, 1971
(e) International Drying Corporation Stealth Predator Ultra-Quiet Drying System
Specifications Provided by Mr. Guy Houston, by email to Edward L. Pack
Associates, Inc., May 18, 2022
(f) “Noise Assessment Study for the Planned Car Wash, 1380 Springbrook Avenue,
Medford”, by Edward L. Pack Associates, Inc., Project No. 52-034, August 25,
2020
93
B-1
APPENDIX B
Noise Standards, Terminology and Instrumentation
1. Noise Standards
A. City of Dublin Noise Element Standards
The City of General Plan, Amended October 6, 2015, Chapter 9, Environmental
Resources Management: Noise Element, contains a Land Use Compatibility table for
Community Noise Environments. The table lists the following noise level limits for
single-family and multi-family residential, schools, churches, nursing homes and
neighborhood parks:
60 dB CNEL: "Normally Acceptable"
61-70 dB CNEL: "Conditional Acceptable"
(noise insulation features required)
71-75 dB CNEL (residential): "Normally Unacceptable"
71-80 dB CNEL (all others) “Normally Unacceptable”
Over 75 dB CNEL (residential): "Clearly Unacceptable"
Over 80 dB CNEL (all others): "Clearly Unacceptable"
94
B-2
The Noise Element also contains the following policies:
1. Encourage homeowners west of San Ramon Road who are affected by 1-580 noise to construct
noise barriers on their properties where these would be effective and require such barriers for new
development. This policy also applies to sites adjoining the west side of San Ramon Road at higher elevations.
Where the noise source is below the receptors, only barriers near the receptor will be effective. About 5 dB noise
reduction could be achieved.
2. Support unified action by residential owners on the east side of San Ramon Road and along Village
Parkway to install, repair, or extend noise barriers. Much of this frontage was developed before effective
noise barriers were required as a condition of subdivision approval. Because construction for a single lot
is costly, relatively ineffective, and potentially unattractive, the City should assist in the formation of
assessment districts or otherwise promote group action where there is consensus that a problem exists.
3. Design Dougherty Road improvements and adjoining residential development for compliance with noise
standards. This corridor offers the opportunity to do it right the first time without continuous walls. Berms, open
space, garages near the road, and noise-conscious site planning can be used.
4. Noise impacts related to all new development shall be analyzed by a certified acoustic consultant.
5. Request demonstration of ability to mitigate noise prior to approval of light rail or bus service in the
Southern Pacific Right-of-Way Transportation Corridor. A depressed rail line or noise walls close to the tracks
could make light rail a good neighbor.
6. Review all multi-family development proposals within the projected 60 CNEL contour for compliance with noise
standards (45 CNEL in any habitable room) as required by State law. Because the General Plan designates
almost all residential sites subject to 60 or greater CNEL for multifamily development, this standard will be
effective in Dublin. Project designers may use one or more of four available categories of mitigation
measures: site planning, architectural layout (bedrooms away from noise source, for example), noise
barriers, or construction modifications.
7. Review all non-residential development proposals within the projected CNEL 65 dBA contour for
compliance with exterior noise transmission standards as required by the California Green Building Standards
Code.
95
B-3
2. Terminology
A. Statistical Noise Levels
Due to the fluctuating character of urban traffic noise, statistical procedures are
needed to provide an adequate description of the environment. A series of statistical
descriptors have been developed which represent the noise levels exceeded a given
percentage of the time. These descriptors are obtained by direct readout of the Sound
Level Meters. Some of the statistical levels used to describe community noise are defined
as follows:
L1 - A noise level exceeded for 1% of the time.
L10 - A noise level exceeded for 10% of the time, considered to be an
"intrusive" level.
L50 - The noise level exceeded 50% of the time representing the "mean"
sound level.
L90 - The noise level exceeded 90 % of the time, designated as a
"background" noise level.
Leq - The continuous equivalent-energy level is that level of a steady-state
noise having the same sound energy as a given time-varying noise. The
Leq represents the decibel level of the time-averaged value of sound
energy or sound pressure squared and is used to calculate the DNL and
CNEL.
96
B-4
B. A-Weighted Sound Level
The decibel measure of the sound level utilizing the "A" weighted network of a
sound level meter is referred to as "dBA". The "A" weighting is the accepted standard
weighting system used when noise is measured and recorded for the purpose of
determining total noise levels and conducting statistical analyses of the environment so
that the output correlates well with the response of the human ear.
3. Instrumentation
The on-site field measurement data were acquired by the use of one or more of the
sound analyzer listed below. The instrumentation provides a direct readout of the L
exceedance statistical levels including the equivalent-energy level (Leq). Input to the
meters was provided by microphones extended to a height of 5 ft. above the ground. The
“A” weighting network and the “Fast” response setting of the meters were used in
conformance with the applicable standards. The Larson-Davis meters were factory
modified to conform to the Type 1 performance standards of ANSI S1.4. All
instrumentation was acoustically calibrated before and after field tests to assure accuracy.
Bruel & Kjaer 2231 Precision Integrating Sound Level Meter
Larson Davis LDL 812 Precision Integrating Sound Level Meter
Larson Davis 2900 Real Time Analyzer
Larson Davis 831 Precision Integrating Sound Level Meter
97
APPENDIX C
Noise Measurement Data and Calculation Tables
98
- C-1 -
CNEL CALCULATIONS
CLIENT:DUBLIN REAL ESTATE
FILE:53-044
PROJECT:DUBLIN CAR WASH
DATE:9/17-20-2021
SOURCE:EXISING AMBIENT
LOCATION 1 Dublin Blvd. Residential Unit 120 LOCATION 1 Dublin Blvd. Residential Unit 120
Dist. To Source 61 ft. @ curb Dist. To Source 61 ft. @ curb
Saturday Sunday
TIME Leq 10^Leq/10 TIME 10^Leq/10
7:00 AM 62.0 1584893.2 7:00 AM 59.5 891250.9
8:00 AM 64.9 3069022.0 8:00 AM 69.7 9332543.0
9:00 AM 65.3 3388441.6 9:00 AM 65.7 3715352.3
10:00 AM 67.0 5011872.3 10:00 AM 69.1 8128305.2
11:00 AM 67.5 5623413.3 11:00 AM 67.9 6165950.0
12:00 PM 66.4 4365158.3 12:00 PM 66.4 4365158.3
1:00 PM 69.6 9120108.4 1:00 PM 69.6 9120108.4
2:00 PM 66.9 4897788.2 2:00 PM 66.9 4897788.2
3:00 PM 67.1 5176068.3 3:00 PM 67.0 5011872.3
4:00 PM 67.8 6025595.9 4:00 PM 67.0 5011872.3
5:00 PM 66.4 4365158.3 5:00 PM 66.4 4365158.3
6:00 PM 68.3 6760829.8 SUM=59388349.5 6:00 PM 67.0 5011872.3 SUM=66017231.7
7:00 PM 66.0 3981071.7 Ld=77.7 7:00 PM 64.7 2951209.2 Ld=78.2
8:00 PM 65.0 3162277.7 8:00 PM 64.0 2511886.4
9:00 PM 62.8 1905460.7 SUM=9048810.1 9:00 PM 61.8 1513561.2 SUM=6976656.9
10:00 PM 60.9 1230268.8 Le=69.6 10:00 PM 58.2 660693.4 Le=68.4
11:00 PM 58.0 630957.3 11:00 PM 56.9 489778.8
12:00 AM 57.6 575439.9 12:00 AM 56.8 478630.1
1:00 AM 55.8 380189.4 1:00 AM 55.3 338844.2
2:00 AM 53.4 218776.2 2:00 AM 53.4 218776.2
3:00 AM 51.9 154881.7 3:00 AM 54.1 257039.6
4:00 AM 54.6 288403.2 4:00 AM 53.1 204173.8
5:00 AM 59.4 870963.6 5:00 AM 56.3 426579.5
6:00 AM 59.3 851138.0 SUM=5201018.1 6:00 AM 57.3 537031.8 SUM=3611547.4
Ln=67.2 Ln=65.6
Daytime Level=77.7 Daytime Level=78.2
Evening Level=74.6 Evening Level=73.4
Nighttime Level=77.2 Nighttime Level=75.6
CNEL=68 CNEL=67
24-Hour Leq=64.9 24-Hour Leq=65.0
99
- C-2 -
CNEL CALCULATIONS
CLIENT:DUBLIN REAL ESTATE
FILE:53-044
PROJECT:DUBLIN CAR WASH
DATE:9/17-20-2021
SOURCE:EXISING AMBIENT
LOCATION 1 Dublin Blvd. Residential Unit 120
Dist. To Source 61 ft. @ curb
Weekday
TIME Leq 10^Leq/10
7:00 AM 67.4 5495408.7
8:00 AM 68.3 6760829.8
9:00 AM 66.3 4265795.2
10:00 AM 66.6 4570881.9
11:00 AM 66.2 4168693.8
12:00 PM 66.7 4677351.4
1:00 PM 68.5 7079457.8
2:00 PM 67.4 5495408.7
3:00 PM 67.2 5248074.6
4:00 PM 67.5 5623413.3
5:00 PM 67.3 5370318.0
6:00 PM 66.5 4466835.9 SUM=63222469.1
7:00 PM 69.4 8629785.5 Ld=78.0
8:00 PM 65.7 3715352.3
9:00 PM 65.8 3801894.0 SUM=16147031.7
10:00 PM 60.4 1086425.6 Le=72.1
11:00 PM 58.2 660693.4
12:00 AM 52.9 194984.5
1:00 AM 50.9 123026.9
2:00 AM 49.8 95499.3
3:00 AM 54.5 281838.3
4:00 AM 58.6 724436.0
5:00 AM 60.9 1230268.8
6:00 AM 63.4 2187761.6 SUM=6584934.3
Ln=68.2
Daytime Level=78.0
Evening Level=77.1
Nighttime Level=78.2
CNEL=69
24-Hour Leq=65.5
100
- C-3 -
CNEL CALCULATIONS
CLIENT:DUBLIN REAL ESTATE
FILE:53-044-2
PROJECT:DUBLIN CAR WASH
SOURCE:PROJECT-GENERATED NOISE
LOCATION 1 Residential Setback
Dist. To Source 250 ft.
Project with Stealth Predator Blowers
TIME Leq 10^Leq/10
7:00 AM 1.0
8:00 AM 57.7 584479.3
9:00 AM 57.7 584479.3
10:00 AM 57.7 584479.3
11:00 AM 57.7 584479.3
12:00 PM 57.7 584479.3
1:00 PM 57.7 584479.3
2:00 PM 57.7 584479.3
3:00 PM 57.7 584479.3
4:00 PM 57.7 584479.3
5:00 PM 57.7 584479.3
6:00 PM 1.0 SUM=5844794.9
7:00 PM 1.0 Ld=67.7
8:00 PM 1.0
9:00 PM 1.0 SUM=3.0
10:00 PM 1.0 Le=4.8
11:00 PM 1.0
12:00 AM 1.0
1:00 AM 1.0
2:00 AM 1.0
3:00 AM 1.0
4:00 AM 1.0
5:00 AM 1.0
6:00 AM 1.0 SUM=9.0
Ln=9.5
Daytime Level=67.7
Evening Level=9.8
Nighttime Level=19.5
CNEL=54
24-Hour Leq=53.9
101
- C-4 -
102
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
September 15, 2022
Sai Midididdi, T.E.
Associate Civil Engineer (Traffic)
City of Dublin
100 Civic Plaza
Dublin, CA 94568
(transmitted via email)
RE:Nissan Commercial Car Wash Traffic Analysis
Dear Ms. Midididdi:
The City of Dublin has received an application of a PD Amendment, Site Development Review
Permit, and Conditional Use Permit (Planning Application #: PLPA-2022-00003) and a set of plans
dated February 17, 2022 for the proposed Nissan Commercial Car Wash at the southeast corner of
the intersection of Dublin Boulevard and Kaiser Road in Dublin, CA. The City has requested that
Kimley-Horn assist in analyzing the following traffic comments:
1. Trip generation comparison between the proposed project and the allowed trips for the Kaiser
Commercial area in the Kaiser EIR, including pass-by trips
2. Operational analysis for pedestrians, bicyclists, and motorists that includes internal site
circulation and traffic circulation at access points along Kaiser Road and future adjacent
parcels
3. On-site car wash queuing analysis
The following traffic analysis will address each of the City’s traffic comments.
Background
A car wash (Project) is currently being proposed in Phase 1B of the Dublin Kaiser Medical Center
Project, located at the southeast corner of the intersection of Dublin Boulevard and Keegan
Street/Kaiser Road. The Kaiser Medical Center Project was previously analyzed in the Kaiser Dublin
Medical Center Project Draft Environmental Impact Report (Kaiser EIR)1. Phase 1A, which is the
medical office building, has already been constructed. Phase 1A is the first of three phases of the
Dublin Kaiser Medical Center Project, with each phase summarized as follows:
· Phase 1A – 220,000 square feet of medical office
· Phase 1B – 250,000 square feet of commercial use
· Phase 2 – 400,000 square feet of medical office
· Phase 3 – 280,000 square feet of medical office
1 Kaiser Dublin Medical Center Project Draft EIR, First Carbon Solutions, February 3, 2016.
103
Page 2
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
This current car wash project would be developed under Phase 1B, the commercial phase of the
Dublin Kaiser Medical Center Project. Project Phase 1B is located to the west of Keegan
Street/Kaiser Road between Dublin Boulevard and Interstate 580 and is divided into four parcels.
Phase 1B is assumed to consist of a total of 250,000 square feet of commercial uses and separated
into four parcels, as shown in Figure 1. Parcels 1 and 2 are located closest to Dublin Boulevard
while Parcel 4 is located furthest from Dublin Boulevard, just to the north of I-580. Parcel 3 is located
between Parcels 1-2 and Parcel 4.
Figure 1: Kaiser Commercial Phase 1B Parcel Map
Source: MacKay & Somps
104
Page 3
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
The Planning Application for the car wash, located in Parcel 2, was submitted in February 2022.
Figure 2 shows the latest site plan for the project. The proposed car wash would include a building
area of 3,574 square feet, which includes one (1) car wash tunnel. In addition, 17 vacuum stalls
serving 15 parking stalls are proposed outside of the car wash building. The proposed hours of
operation are 8:00 AM to 6:00 PM daily. The applicant mentioned that he observed 17 washes from
8:00 AM to 9:00 AM on a weekday at a comparable location on Stanley Boulevard in Pleasanton, CA.
On-site circulation is generally in the counterclockwise direction with patrons entering the site from
Kaiser Road to the east. There are two pay station lanes available for patrons. As vehicles continue
past each pay station, the two lanes merge to a single lane and leads into the single car wash tunnel.
Prior to the car wash tunnel entry, vehicles have the option to enter into the vacuum stall area to
bypass the car wash tunnel. As vehicles exit the car wash tunnel, they are directed to make a left
turn and either enter the vacuum area or exit the site onto Kaiser Road. The total queuing storage
from the car wash building to the internal drive aisle is approximately 475 feet, or 19 vehicles
assuming 25 feet per vehicle. It should be noted that there is a future access to the west of the
project for when the adjacent parcel is developed to allow for east-west circulation between the future
parcel and Kaiser Road.
Figure 2: Car Wash Site Plan
Source: MacKay & Somps
105
Page 4
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
Trip Generation Comparison
The project trips for the proposed car wash were compared to the project trips assumed for Phase 1B
in the Kaiser EIR.
CAR WASH PROJECT TRIP GENERATION
The current version of the Institute of Transportation Engineers (ITE)Trip Generation Manual, 11th
Edition was used to develop the trips for the car wash project in this analysis. The project was
assumed to be an Automated Car Wash land use (ITE land use code 948). For this land use, there
are two separate independent variables:
1. Number of Car Wash Tunnels
2. 1,000 Square Feet of Gross Floor Area
The following shows the trip generation for the car wash using each of the two independent variables.
It should be noted that the ITE Trip Generation Manual does not provide any daily trip generation
rates or an AM peak hour trip generation rate for this land use. Therefore, only the weekday PM peak
hour is shown. In addition, due to the limited data for this land use, the average rate was used and
no fitted curve equation was provided. No pass-by/diverted link trip reduction data was available and
therefore none were assumed.Table 1 shows the trip generation for the car wash project. As
shown, the project is expected to generate 78 PM peak hour trips using the car wash tunnel as the
independent variable or 51 PM peak hour trips using the 1,000 square feet of gross floor area as the
independent variable. For this traffic analysis, to be conservative, it is assumed that the project will
generate 78 PM peak hour trips.
Table 1: Car Wash Trip Generation
ITE Land
Use Code Land Use Size Units PM Peak Hour2
Total In Out
840 Automated Car Wash1 1 Car Wash Tunnel 78 39 39
3.574 1,000 Sq Ft 51 25 26
Note: Trip generation developed based on the ITE Trip Generation Manual, 11th Edition.
1 Average rate used to develop trip generation; no fitted curve equation available.
2 For this land use, there is no daily or AM peak hour trip generation available. In addition, the car wash is
proposed to open at 9:00 AM, which is after the typical AM peak period from 7:00 AM to 9:00 AM.
Since AM peak hour data is not provided by ITE, the applicant observed the number of transactions
at a comparable car wash facility on Stanley Boulevard in Pleasanton, CA between 8:00 AM and 9:00
AM on a typical weekday. A total of 17 transactions were observed. This would result in 17 inbound
AM peak hour trips and 17 outbound AM peak hour trips, for a total of 34 AM peak hour trips.
KAISER DUBLIN COMMERCIAL CENTER TRIP GENERATION
In the Kaiser EIR, it was assumed that Phase 1B would consist of 250,000 square feet of commercial
use. Table 3.11-9 of the Kaiser EIR shows that Phase 1B was estimated to generate 8,620 daily
trips, 447 AM peak hour trips, and 775 PM peak hour trips.
106
Page 5
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
TRIP GENERATION COMPARISON
Since the project is proposing to generate only 78 PM peak hour trips, this is well below the 775 PM
peak hour trips assumed for the entire Phase 1B Commercial Area. Alternatively, the project’s trip
generation was compared to the proportion of the Phase 1B area to determine if the Kaiser EIR peak
hour trips would be exceeded.Table 2 shows the trip generation for each parcel in Phase 1B. For
Parcels 1 and 3, since these sites are still to be determined, the peak hour trips were estimated by
applying the proportion of the parcel size to the entire Phase 1B area to the number of AM and PM
peak hour trips identified for Phase 1B in the Kaiser EIR. The peak hour trips for Parcel 2, the car
wash, is from Table 1 above. The peak hour trips for Parcel 4, the Nissan dealership and the Infiniti
dealership, are the trip generation estimates based on the ITE Trip Generation Manual, 11th Edition.
The total number of AM peak hour trips and PM peak hour trips is estimated to be 369 AM peak hour
trips and 622 PM peak hour trips. This is below the number of trips identified in the Kaiser EIR and
therefore the inclusion of this project to Phase 1B should not result in an increase in peak hour trips
or a worsening of the project’s impact.
Table 2: Phase 1B Trip Generation Comparison
Parcel #
Parcel
Size
(acres)
% of
Total Land Use Land Use
Size
AM Peak Hour PM Peak Hour
Total In Out Total In Out
1 2.75 18.5%TBD1 TBD1 83 63 20 143 69 74
2 1.00 6.7%Car Wash2
1 Car
Wash
Tunnel
34 17 17 78 39 39
3 5.75 38.6%TBD3 TBD3 173 132 41 299 144 155
4 5.39 36.2%Nissan Dealership
Infiniti Dealership4
31.84 KSF
10.46 KSF 79 57 22 102 41 61
Total 14.89 100%369 269 100 622 293 329
Kaiser EIR5 14.89 447 343 104 775 372 403
Difference
(Total -
Kaiser EIR)
-78 -74 -4 -153 -79 -74
Note:
1 The land use for Parcel 1 is still to be determined. Therefore, the AM and PM peak hour trips shown are
estimated to be the proportion of the Kaiser EIR AM and PM peak hour trips based on parcel size.
2 A car wash is proposed for Parcel 2 as part of this project. The AM peak hour trips are based on observations
provided by the applicant at a comparable site. The PM peak hour trips are based on ITE Trip Generation
Manual, 11th Edition trip rates.
3 The land use for Parcel 3 is still to be determined. Therefore, the AM and PM peak hour trips shown are
estimated to be the proportion of the Kaiser EIR AM and PM peak hour trips based on parcel size.
4 A Nissan dealership and an Infiniti dealership are proposed for Parcel 4. The peak hour trips shown are based
on ITE Trip Generation Manual, 11th Edition trip rates.
5 AM and PM peak hour trips as identified in the Kaiser EIR for Phase 1B.
107
Page 6
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
Operational Analysis
The vehicle operations near the project driveway were evaluated to determine if the project would
result in any intersection level of service (LOS) or queuing issues. The intersection of Dublin
Boulevard and Keegan Street/Kaiser Road and the intersection of Kaiser Road/Car Wash Access
were evaluated in the Near-term plus Phase 1A plus Nissan plus Infiniti without Car Wash scenario,
which would represent the opening day volumes for this car wash project without the car wash
project. These operations were then compared to the with car wash project volumes added. Only the
weekday PM peak hour was analyzed because the project has minimal AM peak hour trip generation
as shown in Table 1.
LOS AND QUEUING METHODOLOGY
Levels of service for this study were determined using methods defined in the Highway Capacity
Manual, 6th Edition (HCM) and Synchro analysis software. This analysis was prepared based on the
standards and methodologies set forth by the City of Dublin. Based on the City of Dublin
Transportation Impact Analysis Guidelines2, the LOS standard for the study intersection is LOS D.
The City of Dublin does not have standards for queuing and for the purposes of this analysis, queuing
deficiencies would occur where project traffic causes the 95th percentile queue to extend beyond the
turn pocket by 25 feet or more (i.e. the length of one vehicle on a roadway).
TRAFFIC VOLUMES
Near-Term baseline and Phase 1A traffic volumes were derived from the Kaiser EIR. It should be
noted that the size of Phase 1A analyzed previously in the Kaiser EIR may not necessarily reflect the
same size of what is currently built. The Nissan + Infiniti project and the car wash project volumes
were added manually on top of the Near-term plus Phase 1A volumes. The Nissan project volumes
were derived from the Dublin Kaiser Commercial – 2021 Driveway Access Evaluation Draft Letter
prepared by Kimley-Horn and dated February 15, 2022. The Infiniti project volumes followed the
same methodology as for the Nissan project. The car wash project volumes were derived from the
trip generation in Table 1 and distributed and assigned to the roadway network consistent with the
Nissan project.
Near-term plus Phase 1A plus Nissan plus Infiniti volumes and Near-term plus Phase 1A plus Nissan
plus Infiniti plus Car Wash project traffic volumes are shown in Figure 3, as well as lane geometry
and traffic control.
2 Transportation Impact Analysis Guidelines, City of Dublin, July 15, 2021.
108
Dubl
i
n
B
o
u
l
e
v
a
r
d
Ke
e
g
a
n
S
t
r
e
e
t
Fa
l
l
o
n
R
o
a
d
1
PHASE 1A
PHASE 3
PHASE 2
PHASE 1B
Ca
r
n
m
o
r
e
S
t
r
e
e
t
INTERSTATEINTERSTATE
580
2
Ka
i
s
e
r
R
o
a
d
Car Wash
Nissan and Infiniti
Dealerships
N
NOT TO SCALE
FIGURE 3
NEAR-TERM PLUS PHASE 1A PLUS NISSAN PLUS INFINITI WITH AND WITHOUT CAR WASH
NISSAN COMMERCIAL CAR WASH TRAFFIC ANALYSIS
1
85
'
13
0
'
Dublin Boulevard
Ke
e
g
a
n
S
t
r
e
e
t
13
0
'
200'
140'
200'
215'
215'
155'2
DR
O
P
Car Wash Access
Ka
i
s
e
r
R
o
a
d
35'
Ka
i
s
e
r
R
o
a
d
ST
O
P
STOP
STOP
ST
O
P
NEAR-TERM LANE GEOMETRY AND TRAFFIC CONTROL
76
644
40
74
1224
240
60712
0
13
014
13
3
1
Dublin Boulevard
Ke
e
g
a
n
S
t
r
e
e
t
119
2
39
526639
11
9
2
2
Car Wash Access
Ka
i
s
e
r
R
o
a
d
NEAR-TERM WITH CAR WASH PEAK HOUR TURNING MOVEMENT VOLUMES
Ka
i
s
e
r
R
o
a
d
62
644
40
50
1224
240
60612
0
10
813
11
7
1
Dublin Boulevard
Ke
e
g
a
n
S
t
r
e
e
t
119
5266
11
9
2
Car Wash Access
Ka
i
s
e
r
R
o
a
d
NEAR-TERM WITHOUT CAR WASH PEAK HOUR TURNING MOVEMENT VOLUMES
Ka
i
s
e
r
R
o
a
d
LEGEND
PRO-ECT SITE
X STUDY INTERSECTION
PM PEAK HOUR VOLUMEXX
TRAFFIC SIGNAL
STOP SIGN
STORAGE LENGTH
STOP
XX'
DROP LANEDROP
DUBLIN KAISER MEDICAL
CENTER PRO-ECT
PEAK HOUR TURNING MOVEMENT VOLUMES AND LANE GEOMETRYTRAFFIC CONTROL
10
9
Page 8
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
INTERSECTION LEVEL OF SERVICE
Traffic operations were evaluated at the study intersections and results of the analysis are presented
in Table 3 for the without and with car wash project. The intersection of Dublin Boulevard and Keegan
Street/Kaiser Road operates at an acceptable LOS C, with 26.5 seconds of delay in the Near-Term
plus Phase 1A plus Nissan plus Infiniti scenario in the PM peak hour. The intersection of Kaiser
Road/Car Wash Access operates at an acceptable LOS A, with 7.9 seconds of delay in the Near-
Term plus Phase 1A plus Nissan plus Infiniti scenario in the PM peak hour.
With the car wash project volumes added, the intersection LOS for each study intersection remains
the same and the delay slightly increases. The intersection of Dublin Boulevard and Keegan
Street/Kaiser Road operates at an acceptable LOS C (27.4 seconds of delay) with the car wash
project added, with the delay increasing by 0.9 seconds. The intersection of Kaiser Road/Car Wash
Access operates at an acceptable LOS A (8.5 seconds of delay) with the car wash project added,
with the delay increasing by 0.6 seconds. Therefore, the intersection LOS for each study intersection
still operates acceptably with the car wash project traffic added. Analysis sheets are provided in
Attachment A.
Table 3: Intersection Level of Service Summary
#Intersection LOS
Criteria Jurisdiction Control
Weekday PM Peak Hour
Near-term +
Phase 1A +
Nissan +
Infiniti
Near-term + Phase
1A + Nissan + Infiniti
+ Car Wash
LOS Delay
(sec)LOS Delay
(sec)
Δ
Delay
(sec)
1 Dublin Blvd/Keegan
St/Kaiser Rd D Dublin Signal C 26.5 C 27.4 0.9
2 Kaiser Rd/Car Wash
Access D Dublin AWSC A 7.9 A 8.5 0.6
AWSC = all-way stop-control
QUEUING ANALYSIS
The 95th percentile queues were evaluated along Kaiser Road between Dublin Boulevard and the Car
Wash Access to determine if any queuing issues were anticipated due to the project. Results of the
analysis are presented in Table 4. Analysis sheets are provided in Attachment A.
As shown in Table 4, the 95th percentile queue lengths for all movements are less than the storage
length provided. Therefore, the project should not result in any operational or queuing issues along
Kaiser Road in the Near-term plus Phase 1A plus Nissan plus Infiniti plus Car Wash scenario in the
PM peak hour. As mentioned previously, the AM peak hour was not evaluated because the project
generates minimal AM peak hour trips.
110
Page 9
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
Table 4: Intersection Queuing Analysis
#Intersection Movement
Storage
Length
(ft)
PM Peak Hour
- 95th
Percentile
Queue (ft)
1 Dublin Blvd/Keegan
St/Kaiser Rd
Northbound Left Turn 130 98
Northbound Through 130 49
Northbound Right Turn 130 30
Eastbound Right Turn 140 32
Westbound Left Turn 210 63
Southbound Through 420 52
2 Kaiser Road/Car Wash
Access
Southbound Left Turn 130 <25
Southbound Shared Through/Right Turn 130 <25
Eastbound Shared Left/Through/Right Turn 25 <25
Northbound Shared Left/Through 365 <25
Northbound Shared Through/Right Turn 365 <25
Westbound Shared Through/Right Turn 165 <25
Notes:
1. Storage lengths for turn lanes are the turn pocket lengths and storage lengths for the through lanes are the distances to the
adjacent intersection.
2. No 95th percentile queue lengths exceed the available storage lengths.
3. 95th percentile queue lengths shown as <25 indicate that the 95th percentile queue length is less than one vehicle length.
EFFECT ON PEDESTRIANS AND BICYCLISTS
Since the project should not result in any vehicular queuing issues off-site, or along Kaiser Road and
Dublin Boulevard, it is not anticipated that the project would negatively affect pedestrians and
bicyclists. More specifically, for bicyclists, they will use the Class II bicycle lanes along Dublin
Boulevard, which would separate them from vehicles. It should be noted that there are existing Class
II bicycle lanes on Kaiser Road, but the City has requested that they be removed because they are
not compliant with the Manual on Uniform Traffic Control Devices (MUTCD) since the Class II bicycle
lanes are to the right of the northbound right turn lane. Since there are no vehicle queuing issues, it
is not anticipated that vehicles will be blocking any of the Class II bicycle lanes and conflicting with
bicyclists. For pedestrians, a sidewalk is proposed along the project frontage along Kaiser Road.
Pedestrians will also have access to the existing sidewalks along Dublin Boulevard and the
crosswalks on each leg at the intersection of Dublin Boulevard and Keegan Street/Kaiser Road and
the intersection of Kaiser Road and the Car Wash Access. Since there are no vehicle queuing
issues, it is not anticipated that vehicles will be blocking any of the crosswalks and conflicting with
pedestrians.
On-Site Car Wash Queuing
An on-site queuing analysis for the car wash was evaluated to determine if any queues from the car
wash would extend into the intersection of Kaiser Road/Car Wash Access. The project proposes an
111
Page 10
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
available queuing distance of approximately 475 feet, or 19 vehicles, from the car wash building to
the internal drive aisle. The 19 vehicles of storage assumes each vehicle would use approximately
25 feet of the storage. The following describes the methodology and results.
CAR WASH OPERATIONS
The project applicant provided a description of the car wash operations for use in this queuing
analysis. Since the car wash is an express tunnel, the peak periods are estimated to be the Friday
afternoon, Saturday, and Sunday morning. For the Saturday operations, the peak hours are
expected to be from 11:00 AM to 4:00 PM. It is expected that 29 cars can be washed per hour, or
one vehicle can be loaded every 124 seconds on the conveyor, as mentioned by the project
applicant. Therefore, to be conservative, the service time assumed was every 124 seconds. The
service times are defined as the time between one vehicle arriving at the car wash building to the next
vehicle arriving.
The project applicant also anticipates using the car wash for the vehicles from the Nissan and Infiniti
dealerships. It is estimated that 10 to 20 vehicles will be sent to the car wash on a daily basis from
8:00 AM to 5:00 PM Monday through Saturday. This will result in an average of one to two cars per
hour. These trips will be added to the demand a typical car wash, as noted below.
Lastly, the project applicant mentioned that approximately 2/3 of the customers will use the vacuum
stations. It should be noted that this will not impact the car wash queue because the vacuum stations
are for use after the car wash.
CAR WASH DEMAND
To determine the peak hour demand for the car wash, the ITE Trip Generation Manual, 11th Edition
was used. Consistent with Table 1, the project is expected to have a weekday PM peak hour
demand of 39 vehicles. It should be noted that the weekday AM peak hour and Saturday peak hour
of generator were also considered, but only 17 vehicles and 19 vehicles were estimated, respectively.
Therefore, to be conservative, the weekday PM peak hour demand of 39 vehicles was used for the
queuing evaluation. In addition, two vehicles in the peak hour were added to account for the Nissan
and Infiniti dealership operations. This results in a total peak hour demand of 41 vehicles used for the
queuing evaluation.
QUEUING ANALYSIS
A micro-simulation model within an Excel spreadsheet was used to determine the car wash queuing
for the project. Based on the service times and the drive-through demands, a queuing analysis was
run for 1,000 iterations for the weekday PM peak hour, assuming an average vehicle length of 25 feet
in an on-site queue. Of the 1,000 iterations completed for the project, 95 percent of the iterations
have a maximum queue of 24 vehicles or less. The results are shown in Attachment B. The car
wash queuing lanes can accommodate a total of 19 vehicles; therefore, the proposed 95th percentile
queue of 24 vehicles is expected to extend into the internal drive aisle and onto Kaiser Road. The
project would anticipate on-site queues from the car wash building extending into the intersection of
Kaiser Road/Car Wash Access. This could potentially disrupt any pedestrians or bicyclists trying to
access the site or any of the surrounding areas. It is recommended that the on-site queues be
112
Page 11
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
monitored by the owner to manage the queues. The owner will work with the City to determine a
solution if the queues consistently extend onto Kaiser Road and disrupt the traffic operations on
Kaiser Road for all modes of transportation.
Conclusions
A traffic analysis was completed for the Nissan Commercial Car Wash at the southeast corner of
Dublin Boulevard and Kaiser Road. The City asked for a trip generation comparison of the project
compared to what was assumed in the Kaiser EIR for Phase 1B, an operational analysis that
considers intersection level of service and queuing along Kaiser Road at Dublin Boulevard and at the
car wash driveway, and an on-site queuing evaluation of the car wash queues. The following is a
summary of the results of each evaluation:
· Trip Generation Comparison:
o The project is estimated to generate 78 weekday PM peak hour trips using the ITE
Trip Generation Manual, 11th Edition rates for land use code 840 (Automated Car
Wash). The independent variable used was a car wash tunnel and not the building
area because the car wash tunnel method resulted in a higher number of trips. It
should also be noted that no weekday daily trips or AM peak hour trips were provided
in ITE and therefore none were estimated. The project applicant observed 17
transactions between 8:00 AM and 9:00 AM at a comparable site. Therefore, the AM
peak hour trip generation can be estimated to equal 34 AM peak hour trips.
o The project’s trip generation was also compared against the vehicle trips estimated in
the Kaiser EIR for Phase 1B, which is the commercial component of the project.
When considering the other four parcels that make up Phase 1B, the addition of the
car wash project in Parcel 2 would still result in fewer AM and PM peak hour trips for
Phase 1B (i.e. 369 AM peak hour trips and 622 PM peak hour trips) compared to the
peak hour trips estimated in the Kaiser EIR for Phase 1B (i.e. 447 AM peak hour trips
and 775 PM peak hour trips).
· Operational Analysis:
o The addition of the car wash project trips to the Near-term plus Phase 1A volumes
and the Nissan and Infiniti project trips that are expected to be generated prior to the
opening of this car wash project, would result in an acceptable LOS for the
intersection of Dublin Boulevard/Keegan Street/Kaiser Road and the intersection of
Kaiser Road/Car Wash Access. In the PM peak hour, the intersection of Dublin
Boulevard/Keegan Street/Kaiser Road is expected to operate at an acceptable LOS
C and the intersection of Kaiser Road/Car Wash Access is expected to operate at an
acceptable LOS A.
o A queuing analysis was also performed for each movement at the intersection of
Dublin Boulevard/Keegan Street/Kaiser Road and at the intersection of Kaiser
113
Page 12
kimley-horn.com 4637 Chabot Drive, Suite 300, Pleasanton, CA 94588 925 398 4840
Road/Car Wash Access. For each movement, the 95th percentile queue in the PM
peak hour for the Near-term plus Phase 1A plus Nissan plus Infiniti plus Car Wash
scenario was less than the available storage. Therefore, no vehicle operational
issues are anticipated due to the car wash project. The lack of vehicle queuing
deficiencies should also result in no potential conflicts with the pedestrian and bicycle
facilities near the project.
o It should be noted that this car wash project does not trigger the need for the right-
in/right-out driveway on Dublin Boulevard opposite of Carnmore Place. The
northbound queues at the intersection of Dublin Boulevard and Keegan Street/Kaiser
Road do not extend into the all-way stop control intersection at Kaiser Road and Car
Wash Access.
· On-Site Queuing:
o The queuing from the car wash operations was evaluated to determine if the queues
generated would extend beyond the available 19-vehicle storage (i.e. 475 feet). The
queuing Excel model was run for 1,000 iterations and showed that 95 percent of the
time, the queues were 24 vehicles or less. Therefore, the 95th percentile queuing
during the weekday PM peak hour from the car wash is expected to exceed the 19-
vehicle storage provided. It is recommended that the on-site queues be monitored by
the owner to manage the queues. The owner will work with the City to determine a
solution if the queues consistently extend onto Kaiser Road and disrupt the traffic
operations on Kaiser Road for all modes of transportation.
Sincerely,
Ben Huie, P.E.
California Professional Engineer #C76682
Attachments:
Attachment A – Synchro LOS and Queuing Outputs
Attachment B – On-site Car Wash Queuing Results
114
Queues NT + Phase 1A + Nissan + Infiniti
1: Kaiser Road/Keegan Street & Dublin Boulevard Timing Plan: PM Peak
NT + Phase 1A + Nissan + Infiniti NT + Phase 1A + Nissan + Infiniti 10:43 am 08/29/2022 NT + Phase 1A + Nissan + InfinitiSynchro 11 Report
Kimley-Horn Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT
Lane Group Flow (vph)261 1330 54 67 700 43 127 67 64 65 137
v/c Ratio 0.71 0.43 0.06 0.26 0.25 0.05 0.53 0.26 0.22 0.52 0.44
Control Delay 68.4 17.6 2.0 61.9 18.9 0.2 68.5 17.7 4.3 74.8 12.3
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 68.4 17.6 2.0 61.9 18.9 0.2 68.5 17.7 4.3 74.8 12.3
Queue Length 50th (ft)115 193 0 28 96 0 56 12 0 56 6
Queue Length 95th (ft)157 424 11 54 225 3 89 45 17 103 50
Internal Link Dist (ft)567 678 172 635
Turn Bay Length (ft)200 140 215 155 85
Base Capacity (vph)521 3111 979 521 2829 897 521 505 512 268 571
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.50 0.43 0.06 0.13 0.25 0.05 0.24 0.13 0.13 0.24 0.24
Intersection Summary
115
HCM 6th Signalized Intersection Summary NT + Phase 1A + Nissan + Infiniti
1: Kaiser Road/Keegan Street & Dublin Boulevard Timing Plan: PM Peak
NT + Phase 1A + Nissan + Infiniti NT + Phase 1A + Nissan + Infiniti 10:43 am 08/29/2022 NT + Phase 1A + Nissan + InfinitiSynchro 11 Report
Kimley-Horn Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h)240 1224 50 62 644 40 117 13 108 60 6 120
Future Volume (veh/h)240 1224 50 62 644 40 117 13 108 60 6 120
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT)1.00 0.98 1.00 0.98 1.00 0.97 1.00 0.97
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 261 1330 54 67 700 43 127 0 126 65 7 130
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 315 3150 962 235 3032 926 181 0 396 83 10 184
Arrive On Green 0.09 0.62 0.62 0.07 0.59 0.59 0.05 0.00 0.13 0.05 0.12 0.12
Sat Flow, veh/h 3456 5106 1559 3456 5106 1559 3563 0 3069 1781 79 1469
Grp Volume(v), veh/h 261 1330 54 67 700 43 127 0 126 65 0 137
Grp Sat Flow(s),veh/h/ln 1728 1702 1559 1728 1702 1559 1781 0 1535 1781 0 1548
Q Serve(g_s), s 10.0 18.2 1.9 2.5 8.7 1.6 4.7 0.0 5.0 4.9 0.0 11.5
Cycle Q Clear(g_c), s 10.0 18.2 1.9 2.5 8.7 1.6 4.7 0.0 5.0 4.9 0.0 11.5
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.95
Lane Grp Cap(c), veh/h 315 3150 962 235 3032 926 181 0 396 83 0 193
V/C Ratio(X)0.83 0.42 0.06 0.28 0.23 0.05 0.70 0.00 0.32 0.78 0.00 0.71
Avail Cap(c_a), veh/h 525 3150 962 525 3032 926 541 0 921 270 0 464
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I)0.96 0.96 0.96 0.98 0.98 0.98 1.00 0.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 60.3 13.4 10.3 59.8 12.9 11.5 63.1 0.0 53.4 63.7 0.0 56.7
Incr Delay (d2), s/veh 2.1 0.4 0.1 0.2 0.2 0.1 1.9 0.0 0.7 5.8 0.0 6.6
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.4 6.6 0.7 1.1 3.2 0.6 2.2 0.0 2.0 2.3 0.0 4.8
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 62.3 13.8 10.4 60.0 13.1 11.5 64.9 0.0 54.1 69.5 0.0 63.3
LnGrp LOS E B B E B B E A D E A E
Approach Vol, veh/h 1645 810 253 202
Approach Delay, s/veh 21.4 16.9 59.5 65.3
Approach LOS C B E E
Timer - Assigned Phs 1 2 3 4 5 6 7 8
Phs Duration (G+Y+Rc), s 13.7 88.6 11.3 21.4 16.8 85.5 10.8 21.9
Change Period (Y+Rc), s 4.5 5.3 4.5 4.5 4.5 5.3 4.5 4.5
Max Green Setting (Gmax), s 20.5 34.7 20.5 40.5 20.5 34.7 20.5 40.5
Max Q Clear Time (g_c+I1), s 4.5 20.2 6.7 13.5 12.0 10.7 6.9 7.0
Green Ext Time (p_c), s 0.1 9.4 0.2 1.1 0.3 6.6 0.0 0.8
Intersection Summary
HCM 6th Ctrl Delay 26.5
HCM 6th LOS C
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement.
116
HCM 6th AWSC NT + Phase 1A + Nissan + Infiniti
2: Kaiser Road & Car Wash Access Timing Plan: PM Peak
NT + Phase 1A + Nissan + Infiniti NT + Phase 1A + Nissan + Infiniti 10:43 am 08/29/2022 NT + Phase 1A + Nissan + InfinitiSynchro 11 Report
Kimley-Horn Page 3
Intersection
Intersection Delay, s/veh 7.9
Intersection LOS A
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 0 0 0 0 119 0 119 0 52 66 0
Future Vol, veh/h 0 0 0 0 0 119 0 119 0 52 66 0
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 0 0 0 0 0 129 0 129 0 57 72 0
Number of Lanes 0 1 0 1 1 0 0 2 0 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 1 2 2
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 2 1 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 2 2 2 1
HCM Control Delay 0 8 7.2 8.4
HCM LOS -A A A
Lane NBLn1 NBLn2 EBLn1 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, %0%0%0%0%0% 100%0%
Vol Thru, %100% 100% 100% 100%0%0% 100%
Vol Right, %0%0%0%0% 100%0%0%
Sign Control Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 60 60 0 0 119 52 66
LT Vol 0 0 0 0 0 52 0
Through Vol 60 60 0 0 0 0 66
RT Vol 0 0 0 0 119 0 0
Lane Flow Rate 65 65 0 0 129 57 72
Geometry Grp 7 7 6 7 7 7 7
Degree of Util (X)0.089 0.058 0 0 0.159 0.086 0.099
Departure Headway (Hd)4.958 3.216 5.268 5.12 4.418 5.451 4.948
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes
Cap 725 1115 0 0 814 661 729
Service Time 2.674 0.932 3.29 2.836 2.134 3.151 2.648
HCM Lane V/C Ratio 0.09 0.058 0 0 0.158 0.086 0.099
HCM Control Delay 8.2 6.1 8.3 7.8 8 8.7 8.2
HCM Lane LOS A A N N A A A
HCM 95th-tile Q 0.3 0.2 0 0 0.6 0.3 0.3
117
Queues NT + Phase 1A + Nissan + Infiniti + Car Wash
1: Kaiser Road/Keegan Street & Dublin Boulevard Timing Plan: PM Peak
NT + Phase 1A + Nissan + Infiniti + Car Wash Nissan Commercial Car Wash 11:59 pm 11/16/2021 NT + Phase 1A + Nissan + Infiniti + Car WashSynchro 11 Report
Kimley-Horn Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT
Lane Group Flow (vph)261 1330 80 83 700 43 145 78 78 65 138
v/c Ratio 0.71 0.45 0.08 0.33 0.25 0.05 0.57 0.28 0.27 0.52 0.45
Control Delay 68.4 18.8 4.5 63.1 19.1 0.2 68.7 16.7 7.5 74.8 12.8
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 68.4 18.8 4.5 63.1 19.1 0.2 68.7 16.7 7.5 74.8 12.8
Queue Length 50th (ft)115 196 0 36 98 0 64 12 0 56 7
Queue Length 95th (ft)157 424 32 63 225 3 98 49 30 103 52
Internal Link Dist (ft)567 678 172 635
Turn Bay Length (ft)200 140 215 155 85
Base Capacity (vph)521 2984 942 521 2812 893 521 511 512 268 570
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.50 0.45 0.08 0.16 0.25 0.05 0.28 0.15 0.15 0.24 0.24
Intersection Summary
118
HCM 6th Signalized Intersection Summary NT + Phase 1A + Nissan + Infiniti + Car Wash
1: Kaiser Road/Keegan Street & Dublin Boulevard Timing Plan: PM Peak
NT + Phase 1A + Nissan + Infiniti + Car Wash Nissan Commercial Car Wash 11:59 pm 11/16/2021 NT + Phase 1A + Nissan + Infiniti + Car WashSynchro 11 Report
Kimley-Horn Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h)240 1224 74 76 644 40 133 14 130 60 7 120
Future Volume (veh/h)240 1224 74 76 644 40 133 14 130 60 7 120
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT)1.00 0.98 1.00 0.98 1.00 0.97 1.00 0.97
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 261 1330 80 83 700 43 145 0 151 65 8 130
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent Heavy Veh, %2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 315 3106 949 245 3002 917 200 0 414 83 11 183
Arrive On Green 0.09 0.61 0.61 0.07 0.59 0.59 0.06 0.00 0.13 0.05 0.13 0.13
Sat Flow, veh/h 3456 5106 1559 3456 5106 1559 3563 0 3072 1781 90 1460
Grp Volume(v), veh/h 261 1330 80 83 700 43 145 0 151 65 0 138
Grp Sat Flow(s),veh/h/ln 1728 1702 1559 1728 1702 1559 1781 0 1536 1781 0 1550
Q Serve(g_s), s 10.0 18.6 2.9 3.1 8.8 1.6 5.4 0.0 6.0 4.9 0.0 11.5
Cycle Q Clear(g_c), s 10.0 18.6 2.9 3.1 8.8 1.6 5.4 0.0 6.0 4.9 0.0 11.5
Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.94
Lane Grp Cap(c), veh/h 315 3106 949 245 3002 917 200 0 414 83 0 195
V/C Ratio(X)0.83 0.43 0.08 0.34 0.23 0.05 0.73 0.00 0.36 0.78 0.00 0.71
Avail Cap(c_a), veh/h 525 3106 949 525 3002 917 541 0 922 270 0 465
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I)0.96 0.96 0.96 0.98 0.98 0.98 1.00 0.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 60.3 14.0 10.9 59.7 13.3 11.8 62.7 0.0 53.1 63.7 0.0 56.7
Incr Delay (d2), s/veh 2.1 0.4 0.2 0.3 0.2 0.1 1.9 0.0 0.8 5.8 0.0 6.6
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 4.4 6.8 1.1 1.3 3.3 0.6 2.5 0.0 2.4 2.3 0.0 4.9
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 62.3 14.4 11.1 60.0 13.5 11.9 64.6 0.0 53.9 69.5 0.0 63.3
LnGrp LOS E B B E B B E A D E A E
Approach Vol, veh/h 1671 826 296 203
Approach Delay, s/veh 21.7 18.1 59.1 65.3
Approach LOS C B E E
Timer - Assigned Phs 1 2 3 4 5 6 7 8
Phs Duration (G+Y+Rc), s 14.1 87.4 12.1 21.4 16.8 84.7 10.8 22.7
Change Period (Y+Rc), s 4.5 5.3 4.5 4.5 4.5 5.3 4.5 4.5
Max Green Setting (Gmax), s 20.5 34.7 20.5 40.5 20.5 34.7 20.5 40.5
Max Q Clear Time (g_c+I1), s 5.1 20.6 7.4 13.5 12.0 10.8 6.9 8.0
Green Ext Time (p_c), s 0.1 9.3 0.2 1.1 0.3 6.6 0.0 0.9
Intersection Summary
HCM 6th Ctrl Delay 27.4
HCM 6th LOS C
Notes
User approved pedestrian interval to be less than phase max green.
User approved volume balancing among the lanes for turning movement.
119
HCM 6th AWSC NT + Phase 1A + Nissan + Infiniti + Car Wash
2: Kaiser Road & Car Wash Access Timing Plan: PM Peak
NT + Phase 1A + Nissan + Infiniti + Car Wash Nissan Commercial Car Wash 11:59 pm 11/16/2021 NT + Phase 1A + Nissan + Infiniti + Car WashSynchro 11 Report
Kimley-Horn Page 3
Intersection
Intersection Delay, s/veh 8.5
Intersection LOS A
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 39 0 2 0 0 119 2 119 0 52 66 39
Future Vol, veh/h 39 0 2 0 0 119 2 119 0 52 66 39
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Heavy Vehicles, %2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 42 0 2 0 0 129 2 129 0 57 72 42
Number of Lanes 0 1 0 1 1 0 0 2 0 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 1 2 2
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 2 1 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 2 2 2 1
HCM Control Delay 9 8.3 8.5 8.6
HCM LOS A A A A
Lane NBLn1 NBLn2 EBLn1 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, %5%0%95%0%0% 100%0%
Vol Thru, %95% 100%0% 100%0%0%63%
Vol Right, %0%0%5%0% 100%0%37%
Sign Control Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 42 79 41 0 119 52 105
LT Vol 2 0 39 0 0 52 0
Through Vol 40 79 0 0 0 0 66
RT Vol 0 0 2 0 119 0 39
Lane Flow Rate 45 86 45 0 129 57 114
Geometry Grp 7 7 6 7 7 7 7
Degree of Util (X)0.065 0.123 0.069 0 0.166 0.088 0.153
Departure Headway (Hd)5.157 5.133 5.592 5.332 4.629 5.597 4.833
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes
Cap 694 698 640 0 775 640 742
Service Time 2.89 2.866 3.63 3.062 2.359 3.33 2.565
HCM Lane V/C Ratio 0.065 0.123 0.07 0 0.166 0.089 0.154
HCM Control Delay 8.3 8.6 9 8.1 8.3 8.9 8.4
HCM Lane LOS A A A N A A A
HCM 95th-tile Q 0.2 0.4 0.2 0 0.6 0.3 0.5
120
Nissan Commercial Car Wash - On-Site Queuing Evaluation
Max Q 975
Veh Length 25
Veh Queue %
25 1 0 0.0%
50 2 0 0.0%
75 3 3 0.3%
100 4 2 0.2%
125 5 22 2.2%
150 6 25 2.5%
175 7 33 3.3%
200 8 33 3.3%
225 9 52 5.2%
250 10 50 5.0%
275 11 64 6.4%
300 12 82 8.2%
325 13 76 7.6%
350 14 81 8.1%
375 15 63 6.3%
400 16 74 7.4%
425 17 60 6.0%
450 18 59 5.9%
475 19 49 4.9%
500 20 28 2.8%
525 21 33 3.3%
550 22 33 3.3%
575 23 15 1.5%
600 24 19 1.9%
625 25 12 1.2%
650 26 10 1.0%
675 27 3 0.3%
700 28 5 0.5%
725 29 4 0.4%
750 30 3 0.3%
775 31 1 0.1%
800 32 1 0.1%
825 33 1 0.1%
850 34 1 0.1%
875 35 2 0.2%
900 36 0 0.0%
925 37 0 0.0%
950 38 0 0.0%
975 39 1 0.1%
1000 40 0 0.0%
1025 41 0 0.0%
1050 42 0 0.0%
1075 43 0 0.0%
Total 1000
**95 percent of the Cumulative values shown in yellow.
0
200
400
600
800
1000
1200
0 20 40 60 80 100
Queue
Length
(ft)
Run
121
DUBLIN CAR WASH INDER DOSANJH
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1623.002
05-04-2022
JOB NO.
DATE
EXISTING CONDITIONS
PROPOSED CONDITIONS
A1
View 1 Photo Simulation
All images are a combination of photography and artist renderings,
and are provided for illustrative purposes only. Actual may vary.
Photos are taken with a “normal” lens which has approximately
40 degrees field of view (50mm digital equivalent). These photos
are considered a close approximation of the typical human eye.
In some cases, photos on the left and right are taken to create a
panorama for a better representation of context. These side photos
do not have the full 40 degrees due to some overlap. A virtual
camera is created with a linear (3 point) perspective that matches
the field of view within 0.1 degrees field of view. Due to inaccura-
cies in the linear perspective method, some distortion will occur
increasing away from center. Digital models of the existing site are
created from site data and then used to place the virtual cameras
at the accurate height and position via gps data. Camera direction
was then adjusted using reference points from both Civil CAD and
Google Earth satellite data. Accuracy is dependent on the amount
and quality of references points available and will decrease when
there are a limited number. Proposed buildings and landscaping
are created and overlaid with the existing model to align with their
real world location. Some photo-editing is necessary to omit trees,
landscaping, and other site elements that will be removed with the
current design. Some balancing in light exposure is also necessary
to create a more clear image or maintain consistency between pho-
tos when used in a panorama. These images are provided without
any warranty of any kind, either expressed or implied.
122
DUBLIN CAR WASH INDER DOSANJH
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1623.002
05-04-2022
JOB NO.
DATE
EXISTING CONDITIONS
PROPOSED CONDITIONS
A2
View 2 Photo Simulation
All images are a combination of photography and artist renderings,
and are provided for illustrative purposes only. Actual may vary.
Photos are taken with a “normal” lens which has approximately
40 degrees field of view (50mm digital equivalent). These photos
are considered a close approximation of the typical human eye.
In some cases, photos on the left and right are taken to create a
panorama for a better representation of context. These side photos
do not have the full 40 degrees due to some overlap. A virtual
camera is created with a linear (3 point) perspective that matches
the field of view within 0.1 degrees field of view. Due to inaccura-
cies in the linear perspective method, some distortion will occur
increasing away from center. Digital models of the existing site are
created from site data and then used to place the virtual cameras
at the accurate height and position via gps data. Camera direction
was then adjusted using reference points from both Civil CAD and
Google Earth satellite data. Accuracy is dependent on the amount
and quality of references points available and will decrease when
there are a limited number. Proposed buildings and landscaping
are created and overlaid with the existing model to align with their
real world location. Some photo-editing is necessary to omit trees,
landscaping, and other site elements that will be removed with the
current design. Some balancing in light exposure is also necessary
to create a more clear image or maintain consistency between pho-
tos when used in a panorama. These images are provided without
any warranty of any kind, either expressed or implied.
123