HomeMy WebLinkAboutItem 8.1 PA 90-116 DSRSD SDR Review/CUPCITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: February 19, 1991
TO: Planning Commission
FROM: Planning Staffbcf
PREPARED BY: David Choy, Associate Planner
SUBJECT: PA 90-116 Dublin San Ramon Services District
Site Development Review/Conditional Use
Permit request at 7051 Dublin Boulevard
GENERAL INFORMATION:
PROJECT:
APPLICANT/
PROPERTY OWNER:
Site Development Review to allow construction
of a new 19,730± square foot administration
building, Conditional Use Permit to allow
continued operation of the corporation yard
on the 3 acre parcel located at 7051 Dublin
Boulevard and voluntary contribution of
associated traffic impact mitigation funds.
Robert Beebe, District Manager
Dublin San Ramon Services District
7051 Dublin Boulevard
Dublin, CA 94568
REPRESENTATIVES: Michael Donovan, P.E.
Whitley, Burchett & Associates, Inc.
33 Quail Court, Suite 300
Walnut Creek, CA 94596
Dara Youngdale, AIA
Hardison Komatsu Ivelich & Tucker
400 Second Street, Suite 200
San Francisco, CA 94107
LOCATION: 7051 Dublin Boulevard
ASSESSOR PARCEL: 941-210-24-2
PARCEL SIZE: 3± acres
GENERAL PLAN
DESIGNATION: Retail/Office
ITEM NO. I• I
COPIES TO: Applicant
Owner
Address File
PAGE .J.__ OF' „
EXISTING ZONING
AND LAND USE:
SURROUNDING LAND
USE AND ZONING:
ZONING HISTORY:
PA 85-086:
PA 89-089:
PA 90-003:
C-2-B-40, General Commercial
Combining District/Dublin San Ramon Services
Administrative Offices and Corporation Yard
North:
South:
East:
West:
R-1, Single Family Residential
District/single family residences
C-2, General Commercial District/
M-1, Light Industrial District/
Dublin Boulevard -Commercial Retail
Center
C-2-B-40, General Commercial
Combining District/office uses
C-2-B-40, General Commercial
Combining District/retail
commercial uses
On October 11, 1985, the Dublin Zoning
Administrator approved an Administrative
Conditional Use Permit for promotional advertising
displays.
On August 10, 1989, the Planning Director approved
an Administrative Conditional Use Permit for a
freestanding identification sign.
On February 5, 1990, the Planning Commission
approved a Conditional Use Permit and Site
Development Review to locate a 924 square foot
office trailer within the rear portion of the
site.
APPLICABLE REGULATIONS:
Section 8-49.2(d) states that community facilities may be
allowed as Conditional Uses in the C-2 District.
Section 8-20.10 defines community facility to include
corporation yard.
Section 8-94.0 states that conditional uses must be analyzed
to determine: 1) whether or not the use is required by the public
need; 2) whether or not the use will be properly related to other
land uses, transportation and service facilities in the vicinity;
3) whether or not the use will materially affect the health or
safety of persons residing or working in the vicinity; and 4)
whether or not the use will be contrary to the specific intent
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clauses or performance standards established for the district in
which it is located.
Section 8-95.0 Site Development Review. This review is
intended to 1) provide orderly, attractive and harmonious
development; 2) recognize environmental limitations on
development; 3) stabilize land values and investments; and
4) promote the general welfare by preventing establishment of
specific intent clauses or performance standards established for
the district in which it is located.
ENVIRONMENTAL REVIEW: A Negative Declaration was prepared
pursuant to the California Environmental Quality Act, State CEQA
Guidelines, and Dublin San Ramon Services District's local CEQA
guidelines, and was adopted by Resolution No. 63-90 of the Board
of Directors of Dublin San Ramon Services District on
November 20, 1990.
NOTIFICATION: Public Notice of the February 19, 1991 hearing was
published in the local newspaper, mailed to adjacent property
owners, and posted in public buildings.
ANALYSIS:
The Dublin San Ramon Services District (DSRSD) is requesting
Conditional Use Permit approval to allow the continued operation
of an on -site corporation yard and Site Development Review
approval for the construction of a new, approximate 19,730 square
foot one-story administration building on the three acre parcel
located within the C-2-B-40 General Commercial Combining
District, at 7051 Dublin Boulevard.
The new DSRSD administration building will be located on the
undeveloped, west portion of the existing site. The building
height is proposed at twenty-seven feet, which is in conformance
with the height limitations of the C-2-B-40 District. The
exterior treatment will consist of cement plaster walls, aluminum
frame windows and a blue metal roof. A total of 103 parking
spaces are required on site, and 104 parking spaces have been
provided.
The new building will facilitate additional space for
offices, meeting rooms, administrative services and storage. All
administrative and office uses within the existing building will
be moved into the new building. The existing administration
building will remain on site. It is anticipated that this
building will be used on weeknights for meetings held by various
clubs and community organizations. The existing administration
building will not be leased out as additional office space.
The existing utility building will also remain on site.
DSRSD has indicated that the entire corporation yard will
eventually be moved to a new location; however, at the present
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time, a small portion of the corporation yard use is required on
site. A corporation yard requires approval of a Conditional Use
Permit within the C-2-B-40 District. A security gate will be
installed to separate the administration area from the
corporation yard.
A traffic study was conducted by TJKM, the City's traffic
consultants, to determine the associated incremental traffic
impacts resulting from the proposed project. TJKM determined
that the project will impact Dublin Boulevard, Dougherty Road and
at the intersection of these streets. DSRSD has agreed to
voluntarily contribute funds to mitigate the identified traffic
impacts.
The project's contribution to the Dougherty Road widening is
$866.00. The project's contribution to the intersection of
Dublin Boulevard at Dougherty road is .24 percent of the total
cost of the intersection improvement, which the City Engineer has
estimated to cost approximately $500,000.00. The project's
contribution to this cost is $1,200 (.24% x $500,000), and is a
not -to -exceed deposit. Should the total cost of the intersection
improvement be less than the estimated amount of $500,000, then
DSRSD will be entitled to a proportionate refund. The project's
contribution to the Dublin Boulevard widening is $13,156.00 which
will be satisfied by a combination of funds and the dedication of
land. Said dedicated land will be appraised, the value of which
will be subtracted from the $13,156.00 contribution amount.
The proposed new building and corporation yard are in
compliance with all applicable regulations of the Zoning
Ordinance and the General Plan. This project has been reviewed
by other City departments and affected agencies and their
comments have been incorporated into the Conditions of Approval.
Staff recommends approval of the Applicant's request for a
Conditional Use Permit and Site Development Review, subject to
the conditions listed in the draft resolutions, Exhibit B and
Exhibit C, respectively.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt resolutions relating to PA 90-116, or give
Staff and Applicant direction and continue the
matter.
ACTION: Staff recommends the Planning Commission adopt the
draft resolutions approving 1) Conditional Use Permit
(Exhibit B) and 2) Site Development Review (Exhibit C)
relating to PA 90-116.
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OF
ATTACHMENTS: -
Exhibit A: Plans submitted by Applicant
Exhibit B: Draft Resolution approving Conditional Use Permit
Exhibit C: Draft Resolution approving Site Development Review
Backaround Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Project Description
Attachment 3: Resolution 63-90 of Board of Directors of Dublin
San Ramon Services District approving Negative
Declaration
Attachment 4: Traffic Study prepared by TJKM
Attachment 5: DSRSD Letter regarding voluntary contribution of
Traffic Impact Mitigation funds
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PAGE
RESOLUTION NO. 91 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 90-116 DUBLIN SAN RAMON SERVICES DISTRICT
CONDITIONAL USE PERMIT TO ALLOW CONTINUED OPERATION
OF A CORPORATION YARD AT 7051 DUBLIN BOULEVARD
WHEREAS, Robert Beebe, on behalf of Dublin San Ramon Services
District requests approval of a Conditional Use Permit to allow
continued operation of a corporation yard, Site Development Review
approval for construction of a new 19,730± square foot administration
building at 7051 Dublin Boulevard, and voluntary contribution of
associated traffic impact mitigation funds; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on February 19, 1991; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and a
Negative Declaration was adopted by Resolution No. 63-90 of the Board
of Directors of Dublin San Ramon Services District on November 20,
1990; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find:
A. The continued use is required by the public need in that it
provides storage space for vehicles and equipment for Dublin
San Ramon Services District to service the public.
B. The use will be properly related to other land uses and
transportation and service facilities in the vicinity, as
daytime and early evening activities, with their limited
impacts, will be commensurate with present use of properties
(automotive repair, administrative office, retail commercial
and residential activities) in the neighborhood.
C. The use, under all circumstances and conditions of this
particular case, will not materially adversely affect the
health or safety of persons residing or working in the
vicinity, or be materially detrimental to the public welfare
or injurious to property or improvements in the
neighborhood, as all applicable regulations will be met.
D. The use will not be contrary to the specific intent clauses
or performance standards established for the district in
which it is to be located in that conditions have been
applied to ensure conformance with the applicable zoning
regulations, and the use is consistent with the character of
the surrounding area as well as the general commercial
district.
E. The approval of the Conditional Use Permit will be
consistent with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 90-116 as generally depicted by
materials labeled Exhibit A, on file with the Dublin Planning
Department, subject to approval of the related Site Development Review
and 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 Planning Department review and approval.
The followina codes represent those d'ulrtments/agencies responsible
for monitorina compliance of the conditions of approval. rPL1
Plannina. 1B1 Building, rpol Police, fPW1 Public Works, FADM1
Administration, FF1 Dougherty Reaional Fire Authority, fDSR1 Dublin
San Ramon Services District, ICO1 Alameda County Department of
Environmental Health.
1. This approval is for the continued operation of an existing
corporation yard consisting of a utility building and an above
ground, outdoor fuel tank at 7051 Dublin Boulevard. The
corporation yard facility shall generally conform to the layout
depicted on the site plan labeled Exhibit A, prepared by Hardison
Komatsu Ivelich & Tucker, dated received December 5, 1990. [PL]
2. No loudspeakers or amplified music shall be permitted outside the
enclosed buildings. [PL]
3. All outdoor related activities shall take place between the hours
of 7:30 a.m. and 5:30 p.m., except as may be approved in advance
in writing by the Planning Director. [PL]
4. The Applicant shall be responsible for clean-up and disposal of
project related trash to maintain a clean and litter -free site.
[PL]
5. All signs shall be subject to the requirements of the Sign
Regulations within the Zoning Ordinance. [PL]
6. The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority. [F]
7. The Applicant shall comply with the City of Dublin Non -
Residential Security Requirements (attached). [PO]
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8. On an annual basis, this use shall be subject to Zoning
Investigator review and determination as to the compliance with
the Conditions of Approval. [PL]
9. This approval shall become null and void, in the event the
approved use ceases to operate for a continuous one year period.
[PL]
10. This permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of
the terms or conditions of this permit shall be subject to
citation. [PL]
PASSED, APPROVED AND ADOPTED this 19th day of February, 1991.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
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Planning Commission Chairperson
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OF
RESOLUTION NO. 91 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 90-116 DUBLIN SAN RAMON SERVICES DISTRICT
SITE DEVELOPMENT REVIEW TO ALLOW CONSTRUCTION
OF A NEW 19,730± SQUARE FOOT ADMINISTRATION BUILDING
AT 7051 DUBLIN BOULEVARD
WHEREAS, Robert Beebe, on behalf of Dublin San Ramon Services
District requests Site Development Review approval for the
construction of a new 19,730± square foot administration building,
Conditional Use Permit approval to allow continued operation of a
corporation yard and voluntary contribution of associated traffic
impact mitigation funds; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on February 19, 1991; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in
provisions of the California Environmental Quality
Negative Declaration was adopted by Resolution No.
of Directors of Dublin San Ramon Services District
1990; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find:
A. All provisions of Section 8-95.0 through 8-95.8, Site
Development Review of the Zoning Ordinance, are complied
with.
accordance with the
Act (CEQA) and a
63-90 of the Board
on November 20,
B. Consistent with Section 8-95.0, this project will promote
orderly, attractive, and harmonious development; recognize
environmental limitations on development; stabilize land
values and investments; and promote the general welfare by
preventing establishment of uses or erection of structures
having qualities which would not meet the specific intent
clauses or performance standards set forth in the Zoning
Ordinance and which are not consistent with their
environmental setting.
C. The approval of the project, as conditioned, is in the best
interest of the public health, safety and general welfare.
D. General site considerations, including site layout,
orientation, the location of buildings, vehicular access,
circulation and parking, setbacks, height, public safety and
EXIIBITQPnceFa9
similar elements have been designed to provide a desirable
environment for the development.
E. General architectural considerations, as modified by the
conditions of approval, including the character, scale and
quality of the design, the architectural relationship with
the site and other buildings, screening of exterior storage,
exterior lighting, and similar elements have been
incorporated into the project in order to insure
compatibility of this development with its design concept
and the character of adjacent buildings and uses.
F. The site is physically suitable for the proposed development
in that the site is indicated to be geologically
satisfactory for the type of development proposed in
locations as shown, and the site is in a good location
regarding public services and facilities.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 90-116 as generally depicted by
materials labeled Exhibit A, on file with the Dublin Planning
Department, subject to approval of the related Conditional Use Permit
and 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 Planning Department review and approval.
The following codes feoresent those departments/agencies responsible
for monitoring compliance of the conditions of approval. [PL1
Planning. rB1 Building. fPO1 Police. fPW1 Public Works. fADM1
Administration, fFIN1 Finance, rF1 Dougherty Regional Fire Authority.
fDSR1 Dublin San Ramon Services District. fC01 Alameda County
Department of Environmental Health.
1. Except as specifically modified elsewhere, PA 90-116 Site
Development Review is approved for the construction of a new
19,730± square foot administrative office building, 104
parking spaces, a carport structure, a drop box, security
gates on the east and west internal roadways and landscaping
at 7051 Dublin Boulevard. This approval shall generally
conform to the plans labeled Exhibit A consisting of the
following: [PL, B, PW]
a. Dimensional and Drainage concept, prepared by Stedman
and Associates, Inc., dated received November 19, 1990.
b. Plans prepared by Hardison Komatsu Ivelich & Tucker
consisting of six sheets including: site plan dated
received December 5, 1990; elevations, floor and roof
plans dated received November 19, 1990; and carport
elevations dated received February 7, 1991.
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PAGE
c. Preliminary landscape plan prepared by Royston Hanamoto
Alley & Abey dated received November 19, 1990.
2. The general size and location of the proposed fountain is
approved. A detailed drawing of the fountain shall be
submitted for review and approval by the Planning Director
prior to construction. Should the fountain be eliminated,
the final landscape and irrigation plans shall indicate the
proposed treatment in this area. [PL, B]
3. The Applicant shall comply with the City of Dublin Site
Development Review Standard Conditions and the City of
Dublin Non -Residential Security Requirements (attached).
[PL, PO, B]
Architectural
4. Exterior colors and materials for the new structure shall be
subject to final review and approval by the Planning
Director. All ducts, meters, air conditioning equipment and
other mechanical equipment on the structure shall be
effectively screened from view with materials
architecturally compatible with the main structure subject
to review and approval of the Planning Director. [PL]
5. Prior to installation, a detail of the drop box shall be
submitted for review and approval by the Planning Director.
[PL]
6. The material used for the security fence and gate shall be
reviewed and approved by the Planning Director. If chain
link is used, it shall be coated with black vinyl. [PL]
Debris/Dust/Construction Activity
7. Measures shall be taken to contain all trash, construction
debris, and materials on -site until disposal off -site can be
arranged. The Applicant shall keep adjoining public street
free and clean of project dirt, mud, and materials during
the construction period. The Applicant shall be responsible
for corrective measures at no expense to the City of Dublin.
Areas undergoing grading, and all other construction
activities, shall be watered, or other dust palliative
measures used, to prevent dust, as conditions warrant. [PW,
B, PL]
8. The design of the trash enclosure shall reflect dimensional
criteria deemed acceptable by the Livermore Dublin Disposal
Service, and shall incorporate use of a 10' x 10' concrete
apron in front of the enclosure to facilitate the District's
mechanical pick-up service. If wooden doors are utilized,
the doors shall be trimmed with a heavy metal lip. Raised
concrete curbing shall be provided inside the trash
enclosure area to serve as wheel stops for metal trash bins
to protect the interior walls of the enclosure. Colors and
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materials of the trash enclosure shall be architecturally
compatible with the main structure. [PL]
Public Works
9. All construction activity shall be limited to take place
between the hours of 7:30 a.m. and 5:30 p.m., Monday through
Friday, except as may be approved in advance in writing by
the Public Works Director. [PW, B]
10. The Applicant shall be responsible for correcting
deficiencies in the existing frontage improvements along
Dublin Boulevard to the satisfaction of the Public Works
Director. Any relocation or improvements of public
facilities shall be accomplished at no expense to the City.
[PW]
11. An encroachment permit shall be secured from the Public
Works Director for any work done within the public right-of-
way. [PW]
Drainaae
12. Prior to issuance of a grading permit, a grading, drainage,
and improvements plan shall be prepared by the Applicant and
shall be submitted for review and approval by the Public
Works Director. [PW]
13. Where storm water flows against a curb, a curb with gutter
shall be used. The flow line of all asphalt paved areas
carrying waters shall be slurry sealed at least three feet
on either side of the center of the swale. [PW]
14. All new catch basins not against curb and gutter shall have
a three (3) foot concrete apron installed around all sides
of the inlet, subject to review and approval of the Public
Works Director. Refer to City of Dublin Standard CD-306.
Any damaged or missing catch basin grates shall be repaired
or replaced as directed by the Public Works Director. [PW]
15. Roof drains shall empty onto paved areas, concrete swales,
or other approved dissipating devices, subject to review and
approval of the Public Works Director. Concentrated flows
will not be allowed to flow over walkways. [PW]
Dedication of Land,
16. Dedication of land shall be made to the City of Dublin such
that it conveys land sufficient for the approved right-of-
way for the widening of Dublin Boulevard, subject to Public
Works Director approval. The value of said land shall be
determined by an appraisal, approved by the City of Dublin.
Said appraised value shall be subtracted from the total
associated traffic impact mitigation amount, as set forth in
condition #23c. (below). [PW]
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0
On -site Circulation
17. The stacking distance between Dublin Boulevard and the first
parking space on the east driveway shall be a minimum two
car length (40 feet). The two southernmost parking spaces
along the east property boundary shall be eliminated. [PL]
18. The drop box shall be located approximately 10 feet closer
to Dublin Boulevard and the southernmost parking space along
the west property boundary shall be eliminated, to prevent
conflicts between vehicles stacking for the drop box and
vehicles maneuvering into and out of adjacent parking
spaces. [PL]
19. The security gates shall remain open during business hours
to allow adequate backup/turnaround space for vehicles in
spaces adjacent to the fence. If gates are to be closed as
standard operation, then one space adjacent to each security
gate on the south side shall be striped and reserved as a
turnaround area. [PL]
20. A striping plan for the east and west parking lots shall be
submitted for review and approval by the Planning Director.
The striping plan shall include a minimum of 103 double
striped, dimensioned parking stalls. Handicapped, compact,
customer and employee spaces must be appropriately
designated on the pavement. [PL]
21. The Applicant shall provide a minimum one foot wide raised
curb or equivalent on landscape fingers and islands adjacent
to parking stalls to allow for pedestrian access. [PL]
22. Existing driveways shall be modified to provide five (5)
foot flat flares at the driveway. [PW]
Off -site Circulation
23. Prior to issuance of a building permit, the Applicant shall
be responsible for voluntarily contributing traffic impact
mitigation funds for the following planned street
improvements in the following amounts, as indicated in the
letter from Dublin San Ramon Services District to the Dublin
Planning Director dated received February 7, 1991:
a. The Applicant shall contribute $866.00 for the widening
of Dougherty Road. [PL, B, PW, FIN]
b. The Applicant shall contribute a deposit of $1,200.00
for improvements to the Dublin Boulevard/Dougherty Road
intersection. [PL, B, PW, FIN]
c. The Applicant's fair share voluntary contribution for
improvements to the Dublin Boulevard widening project
is $13,156.00. Said contribution may be satisfied by a
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combination of funds and the dedication of land. [PL,
B, PW, FIN]
Landscaping and Irrigation Plans
24. A detailed landscape and irrigation plan (at 1 inch = 20
feet or larger), along with a cost estimate of the work and
materials proposed, shall be submitted for review and
approval by the Planning Director. Landscape and irrigation
plans shall be prepared and signed by a licensed landscape
architect. [PL]
25. Landscape plans shall indicate the general plant palette
with description of plant type, growth rate, and container
size at planting. All trees shall be double staked. [PL]
26. The Developer/Owner shall sign and submit a copy of the City
of Dublin Landscape Maintenance Agreement (attached). [PL]
27. Street trees, of at least a 15 gallon size, shall be planted
along the street frontages. Trees shall be planted in
accordance with a planting plan, including tree varieties
and locations, approved by the Public Works Director. Trees
planted within, or adjacent to, sidewalks shall be provided
with root shields. [PL, PW]
28. Landscaping at driveways and at intersections shall be such
that sight distance is not obstructed. Except for trees,
landscaping shall not be higher than 30 inches above the
curb in these areas. [PL]
29. Prior to the issuance of a building and/or grading permit, a
cyclone, or other appropriate, fence shall be erected around
the dripline of all trees to be saved to ensure their
protection throughout the grading and construction activity,
subject to review and approval of the Public Works Director
and the Planning Director. [PW, PL]
Lighting
30. Exterior lighting shall be of a design and placement so as
not to cause glare onto Dublin Boulevard or onto adjoining
properties. Lighting used after daylight hours shall be
adequate to provide for security needs. Photometric and
lighting plan for the site shall be submitted to the
Planning Department and the Dublin Police Services for
review and approval prior to the issuance of building
permits. [PL, PO]
Police Department
31. The Applicant shall comply with all applicable requirements
of the Dublin Police Services Department. [PO]
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32. The electronic security gate must be equipped with a key
system that will allow Fire and Police access to the rear of
the lot in the event of fire, rescue or crime in progress.
[PO, F, PL]
33. The flag pole shall be equipped with tamper resistant
controls. [PL, PO, B]
Dougherty Regional Fire Authority (DRFA)
34. The Applicant shall comply with all applicable requirements
of the Dougherty Regional Fire Authority. [F, PL]
35. An on -site fire hydrant, the location of which must be
approved by DRFA, shall be installed on site. [F, PL, DSR]
36. The "Fire Lane" around the site must have an unobstructed
width of no less than 20 feet. The curb on the south side
of the existing utility building shall be painted red and
posted "No Parking" to the satisfaction of DRFA. [F, PL]
37. The new building must be equipped with automatic sprinklers
installed to NFPA 13 specifications. [F, B]
38. A fire impact fee of $600.00 per 2,000 square feet of
building must be paid to the Dougherty Regional Fire
Authority prior to issuing a building permit. The total
amount due for the fire impact fee is $6,000.00 [F]
39. The relocation of the above -ground fuel tank must comply
with all provisions of DRFA's standards for above -ground
storage tanks. [F]
40. Prior to issuance of building permits, the Applicant shall
supply written confirmation that the requirements of DRFA
have been, or will be met. [PL, B]
Buildina Department
41. The Applicant shall comply with all applicable regulations
of the Dublin Building Department. [B]
42. Handicapped ramps and parking stalls shall be maintained and
provided as required by the State of California Title 24.
[B, PL]
43. The Applicant shall secure building permits within six
months of the effective date of this approval or said Site
Development Review shall be void. [PL, B]
Miscellaneous
44. This permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. Any
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PAGE
violation of the terms of conditions of this permit shall be
subject to citation. [PL]
45. To apply for building permits, the Applicant shall submit
six (6) sets of construction plans to the Building
Department for plan check. Each set of plans shall have
attached an annotated copy of this Resolution of Approval.
The notations shall clearly indicate how all conditions of
approval will be complied with. Construction plans will not
be accepted without the annotated resolutions attached to
each set of plans. The Applicant will be responsible for
obtaining the approvals of all participating non -City
agencies prior to the issuance of building permits. [PL]
PASSED, APPROVED AND ADOPTED this 19th day of February, 1991.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
90116re2/df
Planning Commission Chairperson
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PAGE Li oF' r
ACHMENT 1
INITIAL STUDY
for
DISTRICT ADMINISTRATIVE BUILDING
7051 DUBLIN BOULEVARD, DUBLIN CA
Prepared by:
MILLS ASSOCIATES
For:
DUBLIN SAN RAMON SERVICES DISTRICT
PROJECT DESCRIPTION
Site Location
The Dublin San Ramon Services District (DSRSD) is proposing to construct a new administration
building at the District's existing location at 7051 Dublin Boulevard in the City of Dublin. (See
Figure 1, Project Location Map.)
Objective
For the past several years, the District has experienced rapid growth in its service area. In
response, the District has added staff to maintain its operations. Growth in and around the District
is projected to continue at the recent rate into the next century. As growth continues and areas
within its sphere of influence are annexed, the District will need additional personnel and more
administrative space. The DSRSD currently employs about 70 people, 40 of whom work on -site.
The District projects that by the year 2010, there will be 179 employees, with 57 employees working
on -site.
The objective of the proposed administrative building is to provide a new facility to meet the space
requirements of the administrative and technical staff through the year 2020.
Proposed Project
The DSRSD is proposing to construct a new administration building on the central portion of their
existing site. The new building would be located approximately where the temporary office
modules and storage yard are now located. Figure 2, Proposed Site Plan, shows the proposed site
layout. The current administration building, utility building and parking, with minor modifications,
would remain in the existing configuration. The site area effected by improvements would be
74,741 square feet.
PAGE LICOF
"ATTACHMENT Z
The new administration building would be a one-story 19,370 square foot structure. The space
would be devoted to offices, meeting rooms, storage and administrative services. The maximum
height would be 26 feet. Project elevations are presented in Figure 3. Additional visitor parking
would be provided along the site's west boundary. A minimum of 72 new parking spaces would
be provided including 57 new employee parking spaces to be provided to the rear of the new
building. A small portion of the existing storage and service yard would be maintained on the site
(see Figure 2), but would be separated from the new administration area by a security gate.
The new administration building would begin construction in the spring of 1991 and is planned for
completion in 1992. The existing District building would be renovated and would continue as a
community center, providing meeting space for non-profit groups that lack their own facilities.
ENVIRONMENTAL SETTING
The site is currently occupied by the existing District office building (including temporary offices),
parking, a metal utility building, and a storage/service yard. Access to the site is from Dublin
Boulevard via two driveways, one on the property's east side and one on the property's west side.
The site area is 135,141 square feet.
The existing DSRSD building serves as the District's administrative headquarters. It is a wooden
structure with 4,200 square feet of space, of which the District's boardroom occupies about 25
percent. The remainder of the structure is office, storage and support area. An additional 840
square feet is located in a temporary modular building directly west of the administration building.
Visitor parking (9 spaces) is provided along the site's east boundary. The east driveway provides
access to the District's employee parking and maintenance area. The maintenance area contains
a 3,000 square foot metal utility building in the northeast portion of the site. Employee parking
consists of 38 designated employee spaces, 4 undesignated spaces and 1 handicapped space. The
western half of the site is a gravel parking lot and storage area that is accessed from the western
driveway. A fence and landscaping shields the gravel lot from the street.
LAND USE AND ZONING
The project site is located on Dublin Boulevard, a busy commercial corridor. Commercial and
institutional land uses extend its entire length. Adjacent to the site on the east is the CSAA Auto
Club and to the west a commercial building containing Big 0 Tires, B.F. Goodrich and a number
of other commercial establishments. A single family residential neighborhood is adjacent to the
site on the north and is accessed via Maple Drive. The residential area is separated from the
DSRSD property by a six foot high cinder block wall.
2
PAG
RESOLUTION NO. 63-90
RESOLUTION APPROVING NEGATIVE DECLARATION FOR CONSTRUCTION OF DUBLIN SAN
RAMON SERVICES DISTRICT ADMINISTRATION BUILDING, APPROVING SAID PROJECT,
AND AUTHORIZING AND DIRECTING FILING OF NOTICE OF DETERMINATION
WHEREAS, the Dublin San Ramon Services District ("DSRSD") proposes to construct a new
administration building on DSRSD's property located at 7051 Dublin Boulevard, in the City of Dublin,
California (the "Project"); and
WHEREAS, pursuant to the California Environmental Quality Act (Pub. Res. Code § 21000 et.
seq.; "CEQA"), the "State CEQA Guidelines" (14 Cal. Code of Regs. § 15000 et. seq.) and DSRSD's
Local CEQA Guidelines, DSRSD has caused to be prepared an Initial Study by Mills Associates for the
Project; and
WHEREAS, said Initial Study shows that, although potentially significant effects upon the
environment were identified, revisions to the Project were made which will avoid or mitigate the effects
to a point where clearly no significant environmental effects will occur, and there is no substantial
evidence that the Project as revised may have a significant effect on the environment and a Mitigation
Monitoring Program has been prepared to ensure compliance during project completion; and
WHEREAS, pursuant to DSRSD's Local CEQA Guidelines, a duly -noticed public hearing was
held on November 20, 1990, on the question of approval of the Negative Declaration:
NOW, THEREFORE, BE IT RESOLVED by the Board of Directors of the Dublin San Ramon
Services District, a public agency in counties of Alameda and Contra Costa, California, as follows:
1. That certain Negative Declaration, entitled, "Negative Declaration": prepared for the
Project and on file in the Administrative Offices of DSRSD, to which reference is
hereby made for the full particulars thereof, is hereby approved.
ATTACHMENT 3
of�
PAGE
Res No. 63-90
2. This Board hereby finds and declares that it has considered said Negative Declaration and
all comments pertaining thereto received during the CEQA review process for the Project
and does hereby approve the Project for purposes of CEQA.
3. This Board hereby finds that a Mitigation Monitoring Program has been prepared and
does hereby adopt same.
4. The General Manager is hereby authorized and directed to file a Notice of Determination
consistent with the foregoing approvals pursuant to CEQA.
ADOPTED by the Board of Directors of the Dublin San Ramon Services District at its regular
meeting held on the 20th day of November, 1990, and passed by the following vote:
AYES:
5 - Directors Jeffrey G. Hansen, Joseph Covello, Kenneth S. Caldwell,
Donald M. Schinnerer, G.T. (Tom) McCormick
NOES: 0
ABSENT: 0
ATTEST:•��` ' t:1,rrc
Nancy Gamble, Secretary
APPROVED ASTO FORM:
David E. Schricker, District Legal Counsel
&f,e,
(Tom) McCormick, President
ET-MIETED As.9g, TRUE AND 0RREC CO?Y OF
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PAE°=7 ' OF
February 12, 1991
TO:
MEMORANDUM
David K. Choy, Associate Planner
City of Dublin
FROM: Gerri Langtry, TJKM
SUBJECT: Dublin San Ramon Services District Traffic Impact Fee Study
and Plan Review
RECEIVED
FEB 4 1991
DUBLIN PLANNING
This memo documents a traffic impact fee study and plan review for the Dublin -
San Ramon Services District (DSRSD) administrative office expansion (PA 90-116).
This study is based on the site plan received by the Dublin Planning Department on
November 19, 1990.
Proposed Development
DSRSD is proposing to expand its existing administrative office facility located at
7051 Dublin Boulevard. The expansion would consist of a new one-story
19,370 square foot structure with DSRSD office space, meeting rooms, storage and
administrative services along with ancillary parking. As stated in the project initial
study prepared by Mills Associates, the proposed administrative office facility will
house a total of 57 on -site employees. This is a projected increase of 17 new on -site
employees. In addition to the new building the existing utility building in the
northeast quadrant of the site would be retained; however, the existing portable
office building will be removed. The current administrative building is proposed to
be renovated. Its new purpose is still undecided, but possible uses include a
community center/meeting room for local organizations, a non-commercial office
such as a chamber of commerce, or a combination of these uses with training area
for DSRSD.
The site is accessed directly from Dublin Boulevard at driveways located along the
west and east sides of the site. There are no shared driveways with adjacent
properties. Due to a raised curb median at the intersection of Dublin Boulevard
and Clark Avenue, access to the east driveway is restricted to right-turn-in/right-
turn-out movement only. From the west driveway a two-way left -turn lane allows
ingress and egress from eastbound lanes on Dublin Boulevard.
Off -Site Recommendations
Off -site issues include widening the westbound approach to the Dublin Boulevard/
Village Parkway intersection and the provision for left turns from the site's west
driveway.
4637 Chabot Drive, Suite 214, Pleasanton, California 94588 • (415) 463-0611
PLEASANTON • SACRAMENTO • FRESNO • CON `Y.QRO,
David K. Choy -2- February 11, 1991
The site is located approximately 400 feet to the east of the intersection of Dublin
Boulevard and Village Parkway. Due to the future widening of Dublin Boulevard
west of Village Parkway, this intersection will require modification including the
acquisition of additional right-of-way at the intersection's northwest corner.
According to the Dublin Boulevard Specific Plan Study, the future right -turn lane
configuration requires an additional 12 feet of right-of-way and relocation of the
existing curb (Santina & Thompson, May 5, 1987). The tapered end of the
intersection's right -turn lane will affect approximately 95 feet of frontage in the
southwest corner of the site. The site plan and preliminary landscape plan already
indicate the location of this improvement (HKI&T December 3, 1990 and Royston
Hanamoto Alley & Abey November 19, 1990). No structures or other site
improvements should be located in this area.
In regards to left turns into or out of the site, this can continue to be allowed from
the west driveway. Although street widening will take place in this driveway area,
it will not increase the number of lanes a vehicle is required to cross to enter or exit
the site. It is not recommended that the raised curb median at Clark Avenue be
modified to allow left turns to or from the project's east driveway.
Project Trip Generation
Available government building trip generation rates were not applicable to a single
agency office like the DSRSD administrative facility. Project trip generation was
estimated using a September 1990 driveway count conducted by DSRSD. It was
TJKM's opinion that the data provided by DSRSD was adequate to use for this
analysis. It was also more applicable than conducting a new count during the
holiday season when employee absenteeism is likely to be high and customer visits
may be low. A copy of the DSRSD count data is attached for your reference.
The project -specific trip generation rate was calculated using existing on -site
employee data. Since the DSRSD office currently has a high employee density ratio
of 1 employee per 200 square feet (1/200), calculating a trip generation rate based on
square footage resulted in a high rate that was not representative of actual
conditions. To calculate the employee trip generation rate, peak period and daily
trip totals from the driveway count were divided by forty existing employees. The
following existing a.m., p.m., and daily project trip rates were established:
Peak Hour Trips/
Existing Employees
A.M. Peak Hour
P.M. Peak Hour
Daily
44/40
28/40
330/40
Trip Generation Rate
1.10 vehicle trips/employee
0.70 vehicle trips/employee
8.25 vehicle trips/employee
By using the driveway count data, these rates incorporate customer trips and the
multiple trips made with on -site District vehicles. The rates were applied to the
17 projected new employees resulting in 18 a.m., 12 p.m. and 140 daily new vehicle
trips.
PAGE( F
David K. Choy -3- February 11, 1991
Since the future use of the existing 4,200 square foot administrative building is
currently speculative, it was assumed that the building would continue to function
as DSRSD administrative space at the future planned employee density of
1 employee per 390 square feet (1:390). Using this assumption indicates potential
space for 11 additional District employees (4,200/390). Although 11 more employees
would exceed current District employee projections, in TJKM's opinion, this
assumption is reasonable for estimating potential new traffic since a future use has
not been determined.
The resulting new vehicle trips from use of the existing 4,200 square foot building
are 12 a.m., 8 p.m. and 90 daily trips. This traffic projection is higher than for the
quasi-government/meeting center uses being discussed as potential users. However,
it is a lower projection than assuming a commercial office use, a government office
use, or assuming the existing 1/200 DSRSD employee density.
The additional traffic projection for the DSRSD administrative office expansion
combined with the potential use of the existing office building is 30 a.m., 20 p.m. and
230 daily new vehicle trips. It should be noted that these are projected trips
generated by new future employees. The projection represents the increase in traffic
expected as a result of the expansion project. Existing DSRSD trips are not used in
the traffic impact fee calculations in order to determine only the increased traffic
impact caused by the DSRSD expansion.
Project Trip Distribution and Assignment
A review of intersection counts at the Dublin Boulevard intersections at Dougherty
Road, Clark Avenue and Village Parkway indicate that p.m. peak period traffic on
Dublin Boulevard is split equally 50 percent to/from the east and the west. This
distribution was assumed for project p.m. peak and daily trips. Due to project
driveway locations, all project traffic was assigned to Dublin Boulevard. Project trip
distribution is shown in Figure 1.
Project Inbound:Outbound trip ratios were split 50 percent inbound:50 percent
outbound for daily trips and 25 percent inbound:75 percent outbound during the
p.m. peak period. The p.m. period split was based on a review of existing DSRSD
travel patterns exhibited between 4:00-6:00 p.m.
Project Impacts and Mitigation Measures
Dublin Boulevard Widening
The addition of daily traffic due to future development in Dublin, including the
DSRSD expansion project, will require the widening of Dublin Boulevard from four
to six lanes between Donlon Way and Village Parkway. The total cost of the
planned widening is $1,410,907, based on the current City of Dublin Capital
Improvement Program. Approximately $679,593 will be funded by other revenue
sources. The remaining $730,907 is applicable to a traffic mitigation fee.
PAGES ' OF
David K. Choy -4- February 11, 1991
The DSRSD contribution to the Dublin Boulevard improvements was based on the
percent increase in average daily traffic (ADT) that the project will contribute to
that street. The widening project includes additional right-of-way acquisition at the
northeast corner of Dublin Boulevard and Village Parkway; therefore, all project
related trips traveling through the intersection are applicable to the fee.
Using the 50:50 east -west trip distribution discussed above, half of the project's
230 new daily trips (115 vehicles per day) will impact the intersection. Existing
average daily traffic (ADT) on Dublin Boulevard is 23,765 vehicles per day (vpd).
Dublin Boulevard is projected to carry an additional 6,335 vehicles per day in the
year 2010 resulting in a future ADT of 30,100. Projected future DSRSD trips equal
1.8 percent of future average daily traffic (115/6,335) resulting in a pro -rated fee of
$13,156 (.018 X $730,907).
Dougherty Road Widening
As stated in the City of Dublin 1990-1995 Capital Improvements Program,
Dougherty Road between Dublin Boulevard and the Southern Pacific right-of-way is
planned to be widened to its ultimate width. The improvements include six travel
lanes, landscaped medians, street trees, and street lights. These improvements, as
well as the purchase of additional right-of-way are included in the $1,083,000 project
cost.
The project's fee was based on its contribution to peak hour traffic. Based on year
2010 traffic projections from A Traffic Study of the Relocation of the Proposed Dublin
Boulevard Extension (TJKM, September 1990), a future increase of 1,222 vehicles is
expected in the p.m. peak period on Dougherty Road north of Dublin Boulevard.
The DSRSD project will contribute only one p.m. peak hour trip to this section of
Dougherty Road. The project's contribution to the cost of the widening project is
0.08 percent (1/1,222). The project's pro -rated contribution is $866 (.0008 X
$1,083,000).
Dublin Boulevard/Dougherty Road Intersection Impact
Dublin Boulevard is planned to be extended eastward to Tassajara Road. A
comparison of 1990 traffic counts and 2010 traffic projections from the Dublin
Boulevard extension study (TJKM, September 1990) indicates a future increase of
3,724 vehicles during the p.m. peak period at the intersection of Dublin Boulevard
and Dougherty Road. Due to this, the intersection is planned to be improved as part
of the extension project.
By contributing to the Dougherty Road widening improvement costs discussed in the
previous section, the project will already be contributing to the north leg intersection
improvements. The project should also contribute a proportionate share of the cost
to improve the west, east and south legs of the intersection. The project's fee was
based on its contribution to p.m. peak hour traffic. The final cost of the intersection
improvements has not yet been determined. An estimated cost of $500,000 has been
used to calculate an impact fee. The project's proportionate share of the cost will be
equal to the project's 9 new p.m. peak trips on the west, east and south intersection
legs, divided by the projected p.m. peak increase of 3,724 vehicles (9/3,724) or 0.24
PAGE
David K. Choy -5- February 11, 1991
percent. A fee of $1,200 (.0024 X $500,000) is required. This will be considered a
maximum deposit towards the intersection improvement cost since a more accurate
cost estimate is not available at this time.
Summary
Off -site considerations include provision of additional right-of-way for the
westbound approach at the intersection of Dublin Boulevard and Village Parkway.
No permanent project improvements should be allowed in the future right-of-way
area. Also, the striped two-way left -turn lane on Dublin Boulevard in front of the
project's west driveway can remain. No modifications should be allowed to the
raised curb median on Dublin Boulevard at Clark Avenue to allow left turns into or
out of the project's east driveway.
It was determined that the project impact will require contributions to the cost of
planned street improvements on Dublin Boulevard, Dougherty Road and at the
intersection of these streets. The project's required contribution to the Dublin
Boulevard widening project is $13,156 which is equivalent to 1.8 percent of the total
project cost of $730,907. The project's required contribution to the Dougherty Road
widening is $866 or .08 percent of the total project cost of $1,083,000. The final cost
of improvements to the intersection of Dublin Boulevard at Dougherty Road has not
yet been determined. An interim cost estimate of $500,000 has been used to
determine a fee contribution. The project's contribution is .24 percent of
$500,000 which is $1,200. This is considered a maximum deposit towards the
intersection improvement cost since a more accurate cost estimate is not available at
this time. The total traffic impact fee for the DSRSD administrative office
expansion is $15,222.
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Attachments
157-054M.1GL
PAG
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DEC-20-195U 11 12 FROM DUEL IN E4 Rr410i+ SEF)10ES TO
Running Averages
East Drive Vest Drive total Total
Ttime in Out 1n Out I Trips Usc Trips Usage
_ _L !!II! iSi-L=CLiC.S2ZLL!_C2S
715
2 1 4 6 6.5 13
745
5 0 3 1 4.5 9 5.5 11
800
10 0 11 5 13 26 8.75 17.5
830
8 3 3 4 9 18 11 22
900
0 5 4 2 5.5 11 7.25 14.5
930
1 1 2 1 2.5 5 4 8
1000
1 0 3 1 2.5 5 2.5 5
1030
6 3 2 4 7.5 15 5 10
1100
7 8 1 4 10 20 8.75 17.5
1130
6 8 7 7 14 28 12 24
1200
4 11 6 3 12 24 13 26
1230
5 8 5 10 14 29 13 26
100
10 4 7 3 12 24 13 26
130
7 4 3 2 a 16 10 20
200
3 3 0 2 4 8 6 12
230
6 8 1 2 8.5 17 6.25 12.5
300
4 5 1 2 6 12 7.25 14.5
330
3 2 3 4 6 12 6 12
400
5 2 1 3 5.5 11 5.75 11.5
430
3 1 0 4 4 8 4.75 9.5
500
0 20 0 0 10 20 7 14
515
Total" 96 97 67 70 165 330
" Four left aftrt 5:15
Total in 163 Tot E2st 193 Pk Hr Tri 13
Total out 167 Tot Vest 137 Pk Hr Usc 26
Current Future Difference
Employees 40 75 35
Daily 167 313 146
Pk Hour 26 49 23
Estimated Mitigation Fee' $2,625
Study Cost S4,500
TOTAL $7,125
"*Based on $12000 for 104 uses peak hour
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PAGE°- 2 0
DUBLIN
SAN RAMON
SERVICES
DISTRICT
February 12, 1991
Mr. Lawrence Tong
Director of Planning
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Dear Mr. Tong:
7051 Dublin Boulevard
Dublin. California 94568
FAX: 415 829 1 180
415 828 0515
RECEIVED
FEB .t 4 1991
DUBLIN PLANNING
The District staff has reviewed the TJKM Traffic Impact Fee Study dated February 12, 1991.
The District accepts their findings and agrees to pay:
* $13,156 toward Dublin Boulevard widening;
* $866 toward Dougherty Road widening; and
* a $1,200 deposit as a not -to -be -exceeded share of the currently undefined cost
of improvements to the Dublin Boulevard/Dougherty Road intersection.
That is, as part of the Dublin San Ramon Services District administration building project,
(PA 90-116) the District agrees to voluntarily contribute up to $15,222 as our fair share to
mitigate traffic impacts resulting from this project. Payment shall be made through a
combination of funds and dedication of land prior to the issuance of a building permit.
RDB:ng
Very truly yours,
C.
ROBERT D. BEEBE
General Manager
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FLOOR PLAN
1�s
Hardison
Komatsu
Ivelich
&Tucker
1 1 / 19/90
RICEIVIb
N 0V 1 9 1990
DUBLIN PLANNING
MUL.OF.2„_
5
A Public Entity
Metal Roof to
match BE��'�'�~~
Sheet ME
Gutter -
Cement F
Finish -
Concrete
SIDE ELEVATION
C
FRONT ELEVATION
T7
j
ROOF PLAN
31'
2,
35 4' 27 7'
162'
PLAN
T
27'
DUBLIN SAN RAMON SERVICES DISTRICT - ADMINISTRATION BUILDING
1 4'
•. •
Metal Roof
Sheet Metal
Gutter
t
;a
-Roof Over
--Concrete Curbs
21'
0 5 10 20
RECEIVED
FEB - 7 1991
PA- -cto-i
UUBLIN P NING
Hardison PAGES `
Komatsu
Ivelich
&Tucker
2/5/91 6
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Plant Palette n PLegend
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Key Botanical Name f .� — -- � - r w. � �{ :l � ` --•'� _ � ��.,_-.. .,_ �,f .
Y Growth Rate Sizes / �, � ,�, '._._4 r • .. •._..9� °' __ -�._•--'' -~ �____
Common Name
Container 3-5yrs. Maturity I 3 �,,� r _�••.-•!. "�-�-�'a
Shade and Street Trees , I{{��
WF
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n
Pistacia chinensis moderate 15 GC 15' 40'
-
y_
Chinese Pistache C U' 0 O I —i
° , {
Piatanus acerifolia 'Bloodgood' fast 15 GC 25' 60' ,• +-----------------4
London Plane Tree (`�j' ' { O 0 0 0
Pyrus calleryana 'Aristocrat' fast 24" box 20' 25' % `�',P,f.r^•,� y..- y.` -- ' - -- -- - ��-,}„� - .�+•-a 1
EXISTING UTILITY BLDG.
l
Flowering Pear - �, _ . Jv ';
Accent and Garden Trees'{_.__
Arbutus unedo (multi -trunk) moderate 24" box 15' 25'���-.--,—
. Strawberry Tree
Lagerstroemia indica slow
Crape Myrtle
Prunus cerasifera 'Thundercloud' moderate
Coniferous Trees
�. Pinus brutla fast
Calabrian Pine
Shrubs
Aucuba japonica moderate
Japanese Aucuba
Clivia miniata moderate
Kaffir Lily
cr, Lavandula angustifolia fast
English lavender
Miscanthus sinensis 'Gracitlimus' fast
Maiden Grass
Nephrolepis cordifolia fast
' Southern Sword Fern
Pittosporum tobira moderate
Tobira
r f Raphlolipis indica 'Ballerina' fast
India Hawthorn
Salvia leucantha fast
J Mexican Sage
Vines
24" box 10' 20'
15 GC 12' 20'
E
15GC 25' S0'
5 G C
5'
8'
1 GC
151,
18"
1 GC
3'
3'
1 GC
5'
5'
1 GC
2'
2'
5 GC
5'
6'
1 GC
2'
2'
1 GC
41
4'
Ficus pumila
fast
1 GC
covers walls
Creeping Fig
•
Jasminum polyanthum
fast
1 GC
to 20' to 20'
Jasmine
Rosa Bankslae 'Lutea'
fast
1 GC
to 20' to 20'
Lady Banks Rose
Groundcovers
Arctostaphylos 'Emerald Carpet'
moderate
1 GC
12"x4' 14"x8'
Manzanita
Hedera helix 'Hahnii'
fast
flats
low/spreading
Hahn's English Ivy
%
Trachelospermum jasminoides
moderate
1 GC
14"x4' 18"x5'
i�
Star Jasmine
�✓�j. d�
Vinca minor
Dwarf Periwinkle
moderate
flats
low/spreading
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D U B L I N B 0 U L. E V A R D
Hardism
AOII18t311
Iwfich
& lUcker
Architecture
Planning
Interiors
609 Mission Street
San Francisco
California 94105
415.541.0811
NORTH
0 10 20 40 80 100
J:
xm
SCALE IN FEET R E L I V E D
NOV 19 1990
PR9 -11
m
DUBLIN LANN G
Project Tearn Approved Date c, Sheet Number
Sheet Title
Royson land Planning PRELIMINARY LANDSCAPE PLAN
J PP Landscape Architects:
Hanamoo
rhan Design__lob Number Park Planning ^, Environmental Planning Project DUBLIN SAN RAMON SERVICES DISTRICT Revised
.Alley 8z
225 .Nfitler Avenue
Mill Valley
California 94941 ADMINISTRATION B U i L D I N C
Abey 415 383-7900
, Of Sheets ~.