HomeMy WebLinkAbout12/5/1994 PC Agenda PLANNING COMMISSION
Regular Meeting - Dublin Civic Center Monday - 7:30 p.m.
100 Civic Plaza, Council Chambers December 5, 1994
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS - November 7, 1994
6. ORAL COMMUNICATION — At this time, members of the audience are permitted
to address the Planning Commission on any item(s) of interest to the public;
however, no ACTION or DISCUSSION shall take place on any item which is NOT on
the Planning Commission Agenda. The Commission may respond briefly to
statements made or questions posed, or may request Staff to report back at a
future meeting concerning the matter. Furthermore, a member of the Planning
Commission may direct Staff to place a matter of business on a future agenda.
Any person may arrange with the Planning Director (no later than 11:00 a.m.,
on the Tuesday preceding a regular meeting) to have an item of concern placed
on the agenda for the next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PA 94-031 Valley Christian Center Conditional Use Permit and
Site Development Review approval request for an elementary
school in a 49,651 square foot building located in the
northwest corner of the site at 10800 Dublin Boulevard.
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS (Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(Over for Procedures Summary)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 5, 1994
TO: Planning Commission
FROM: Planning Staff jT
PREPARED BY: T-Dennis Carrington, Senior Planner
SUBJECT: PA 94-031 Valley Christian Center Elementary
School Conditional Use Permit and Site Development
Review
GENERAL INFORMATION:
PROJECT: Conditional Use Permit and Site Development Review
request to allow an elementary school occupying a
49, 651 square foot permanent multi-purpose
building and accommodating approximately 500
students and 40 teachers and staff
APPLICANT
/PROPERTY OWNER: Valley Christian Center
c/o Roger A. Mahaney
10800 Dublin Boulevard
Dublin, CA 94568
LOCATION: 10800 Dublin Boulevard
Dublin, CA 94568
ASSESSOR PARCEL: 941-22-2-4
GENERAL PLAN
DESIGNATION: Public/Semi-Public Facility
EXISTING ZONING
AND LAND USE: Agricultural District
SURROUNDING LAND
USE AND ZONING: North: Hansen Hill development, PD 89-062 ;
R-1, Single Family Residence
District underlying zoning
South: Caltrans Right-of-way,
Unclassified District
East: Single Family Residential;
4AGE_LpF4
COPIES TO: AGENDA/GENERAL FILE
APPLICANTS
ITEM NO. PROPERTY OWNERS
R-1-B-E Single Family Residence
District
West: Donlon Canyon development, PD 89-
125; R-1, Single Family Residence
District underlying zoning
ZONING HISTORY:
C-3220, Master Permit for the operation of a school and related
school and support facilities in an "A", Agricultural District was
approved by the Alameda County Zoning Administrator on January 25,
1978.
PA 82-001, Conditional Use Permit to modify landscaping
requirements of C-3220 to allow phased installation of landscaping
over a 16-month period.
PA 82-011, Conditional Use Permit to allow two temporary
construction trailers was approved on November 23, 1982.
PA 82-015, Conditional Use Permit to allow a private wind
generator was approved on November 30, 1982.
PA 83-024, Site Development Review to allow Phase 2 Classrooms
and related parking areas was approved on July 18, 1983.
PA 83-071, Site Development Review to allow a second parking lot,
a sports field; relocation of the Family Center Building, Sports
Field, Administration Building and Maintenance Building; and
realignment of parking areas was approved on March 5, 1984.
PA 84-041, Conditional Use Permit request for approval of minor
modifications to the approved location of the Administration Building,
moving the structure to an area south of the existing pre-
school/classroom access road was denied by the City Council on
November 26, 1984.
PA 86-022, Site Development Review request to allow expansion of
church school facility was approved on August 1, 1986.
PA 86-034, Conditional Use Permit and Site Development Review to
allow a 2,850 square foot/196 seat expansion of the existing sanctuary
building was approved July 21, 1986.
PA 87-170, Site Development Review to construct a 31,766 square
foot Family Center consisting of a multi-purpose gymnasium, locker
rooms and class rooms was approved on March 7, 1988.
APPLICABLE REGULATIONS:
Section 8-25.3(1) of the Zoning Ordinance allows public utility
uses by Conditional Use Permit. A private elementary school which is
•
open to all members of the public for the purpose of education is
considered to be a public utility use.
Section 8-94.0 of the Zoning Ordinance 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 clauses or performance standards established for the
district in which it is located.
Section 8-95.0 states that Site Development Review is a
discretionary review process intended to promote orderly, attractive
and harmonious site and structural development compatible with
surrounding properties and neighborhoods; to resolve major project
related issues including, but not limited to, building location,
architectural and landscape design and theme, vehicular and pedestrian
access and on-site circulation, parking and traffic impacts; to ensure
compliance with development standards and general requirements
established for Zoning and Planned Development Districts, including,
but not limited to, setbacks, heights, parking, fences, accessory
structures and signage; to stabilize property values; and to promote
the general welfare.
ENVIRONMENTAL REVIEW: A Negative Declaration has been prepared
pursuant to the California Environmental Quality Act (CEQA), State
CEQA Guidelines and the City of Dublin Environmental Guidelines. The
project, as proposed, will not have a significant effect on the
environment.
NOTIFICATION: Public Notice of the December 5, 1994 hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The Applicant is requesting a Conditional Use Permit and Site
Development Review for an elementary school which would occupy a
permanent 49,651 square foot multi-purpose building. Approximately
500 students and 40 teachers and staff will occupy the structure. The
elementary school will occupy a portion of the Northwest corner of the
site.
This facility is well-designed and sensitively sited. Conditions
of approval of the Site Development Review ensure that the facility
will conform to the Site Development Review guidelines of the City of
Dublin.
A survey of the site for potential sensitive plant species,
sensitive wildlife habitat and significant wildlife corridors prepared
by Sycamore Associates indicated that no sensitive plant species or
wildlife or significant wildlife corridors exist on the site.
PAGE 3 OF 7(i
The proposed project, as conditioned, is in compliance with the
Dublin Zoning Ordinance and General Plan. The project is also
consistent and compatible with the surrounding approved developments
and residential areas due to the size of the property and the School's
isolation from surrounding uses.
SITE DEVELOPMENT REVIEW
The proposed elementary school consists of the construction of a
49,651 square foot building and associated parking areas on the Valley
Christian Center site. The site is a moderately sloped grassy area to
the north of the existing church facility. The structure is an
attractive two-story steel-framed building with a light-colored stucco
exterior, wood trim and a tile roof.
A site profile indicating impacts to views was prepared for the
project which indicates that the elementary school will not impair
views from the City or from scenic corridors.
Sufficient parking (91 new spaces) is proposed to serve the
proposed school and the existing facility. The proposed 40 staff and
teachers will be easily accommodated by the 91 new parking spaces.
The Applicant has committed to voluntarily pay a Traffic Impact
Fee of $60,159 which mitigates all impacts of the project to
Transportation and Circulation in the City of Dublin (Attachment 4) .
CONDITIONAL USE PERMIT
The Valley Christian Center is expanding a school facility
originally approved by the County of Alameda in 1978. Section 8-
25e3(1) of the Zoning Ordinance allows public utility uses by
Conditional Use Permit. As stated above, a private elementary school
which is open to all members of the public for the purpose of
education is considered to be a public utility use.
The use is compatible with the planned developments to the north
and west and with the single family residential areas to the east due
to the low intensity of the use, its distance from surrounding
development and the sensitive design of the structure.
The project was reviewed by staff from the Dublin San Ramon
Services District, the Dougherty Regional Fire Authority, the Dublin
Police Services and the City Departments of Public Works and Planning.
Conditions of approval required by these agencies are included in the
Resolution of Approval of the Conditional Use Permit,
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from the Applicant and the Public.
3) Question Staff, the Applicant and the Public.
4) Close public hearing and deliberate. /
4 Rfl _� 0' (w,J_.
5) Adopt Draft Resolutions approving PA 94-031
Negative Declaration (Exhibit B), the Conditional
Use Permit (Exhibit C), and the Site Development
Review (Exhibit D) or give Staff and Applicant
direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt
Draft Resolutions approving the Negative Declaration
(Exhibit B), the Conditional Use Permit (Exhibit C) and
the Site Development Review (Exhibit D) for PA 94-031
Valley Christian Center Elementary School.
ATTACHMENTS:
Exhibit A: Project Plans
Exhibit B: Draft Resolution of Approval of the Negative
Declaration
Exhibit C: Draft Resolution of Approval of the Conditional Use
Permit
Exhibit D: Draft Resolution of Approval of the Site Development
Review
Background Attachments:
Attachment 1: Location Map
Attachment 2: Applicant's written statement
Attachment 3: Applicant's letter agreeing to a contribution of a
Traffic Impact Fee of $60,159
Attachment 4: Letter from TJKM regarding Traffic Impact Fee
Attachment 5: City of Dublin "Typical Public Works Conditions of
Approval for Commercial/Industrial Site Development
Review or Conditional Use Permit Development"
Attachment 6: Standard Plant Material, Irrigation and Maintenance
Agreement.
Attachment 7: Water-Efficient Landscaping Ordinance
Attachment 8: City of Dublin Non-Residential Security Requirements
/AG9431SR
5 PAGE OF 7
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P 1994 i
M►P LANNIN
•
RESOLUTION NO. 94 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR
PA 94-031 VALLEY CHRISTIAN CENTER ELEMENTARY SCHOOL
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW
AT 10800 DUBLIN BOULEVARD
WHEREAS, Roger A. Mahney), representative for the Valley
Christian Center, submitted an-application requesting approval of a
Conditional Use Permit for the operation of an elementary school
occupying a permanent 49,651 square foot multi-use building serving
approximately 500 students and 40 teachers and staff; and
WHEREAS, the California Environmental Quality Act (CEQA) , State
CEQA guidelines and City Environmental Guidelines require that certain
projects be reviewed for environmental impacts and that environmental
documents be prepared; and
WHEREAS, the application has been reviewed in accordance with
the provisions of the California Environmental Quality Act (CEQA) and
a Negative Declaration has been prepared for this project as it will
not have a significant effect on the environment; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on December 5, 1994; did review and eider the
Negative Declaration; and did adopt Resolutpl ,No. 94- adopting
the Negative Declaration, Resolution No. 94- approving PA 94-031
Valley Christian r Elementary School Conditional Use Permit, and
Resolution No. 94 approving PA 94-031 Valley Christian Center
Elementary School Development Review; and
WHEREAS, public notice of Negative Declaration was given in all
respects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of
the City of Dublin does hereby find:
1. That the project will not have a significant effect on
the environment; and
2. That the Negative Declaration has been prepared and
processed in accordance with State and local laws and
guideline regulation; and
3. That the Negative Declaration is complete and adequate.
EXHIBIT
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby adopt the Negative Declaration for PA 94-031 Valley
Christian Center Elementary School.
PASSED, APPROVED AND ADOPTED this 5th day of December, 1994.
AYES: (r
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
/AG9431ND
RESOLUTION NO. 94
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-031 VALLEY CHRISTIAN CENTER
ELEMENTARY SCHOOL CONDITIONAL USE PERMIT
AT 10800 DUBLIN BOULEVARD
WHEREAS, Roger A. Mahaney, representing the Valley Christian
Center, submitted an application requesting approval of a Conditional
Use Permit for the operation of an elementary school occupying a
permanent 49,651 square foot multi-use building serving approximately
500 students and 40 teachers and staff; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on December 5, 1994; 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 Declar�ldtion has been adopted (Planning Commission
Resolution No. 94- This project will not have a significant
effect on the enviro ent; 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 Planning Commission of
the City of Dublin does hereby find:
A. The operation of the elementary school will serve a public
need by providing, in part, for the education of elementary
school-age children in the City of Dublin.
B. The use will be properly related to other land uses and
transportation and service facilities in the vicinity, as
the proposed use will be compatible with the type and nature
of operations typically found 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.
EXHIBIT C
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.
E. The project is consistent with the policies contained in the
City's General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 94-031, Valley Christian Center
Elementary School Conditional Use Permit application, as generally
depicted by materials labeled Exhibit A, stamped approved and on file
with the Dublin Planning Department, 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 Planning Department review and approval.
The following codes represent those departments/agencies responsible
for monitoring compliance of the conditions of approval. [PL1
Planning, fB1 Building, fP01 Police, fPW] Public Works, fADM1
Administration/City Attorney, [FIN1 Finance, [F1 Dougherty Regional
Fire Authority, IDSR] Dublin San Ramon Services District, fCO] Alameda
County Department of Environmental Health.
GENERAL
1. This Conditional Use Permit approval for PA 94-031 is to allow
the operation of a private Elementary School at 108002 Dublin
Boulevard in an Agricultural District. This approval shall
generally conform to the plans prepared by Robert La Perle
consisting of twelve (12) sheets stamped approved, labeled
Exhibit A. These sheets consist of an Overall Site Plan,
Elementary School Site Plan, Parking Area Site Plan, Floor Plan,
Elevations, Site Profile and Landscaping Plans dated received by
the Planning Department September 27, 1994 except as modified by
conditions of this resolution. [PL]
SECURITY
2. As required by the Dublin Department of Police Services, all
security hardware for the new structure must comply with the City
of Dublin Non-Residential Security Requirements (Attachment 8) .
[B, PO]
3. The Applicant shall work with the Dublin Department of Police
Services prior to submittal of building plans and on an ongoing
basis to establish an effective theft prevention and security
program. [PO]
4. Prior to issuance of building permits, the Applicant shall
provide written documentation to the Planning Department that all
2 Of.1Q
Dublin Police Services requirements have been, or will be, met.
[PO, PL]
DEBRIS/DUST/CONSTRUCTION ACTIVITY
5. Measures shall be taken to contain all trash, construction
debris, and materials on-site until disposal off-site can be
arranged. The Applicant shall be responsible for corrective
measures at no expense to the City of Dublin. [B, PW]
6. Areas undergoing grading, and all other construction activities,
shall be watered, or other dust palliative measures used, to
prevent dust, as conditions warrant. [B, PW]
7. The use of any temporary construction fencing shall be subject to
the review and approval of the Director of the Department of
Public Works and the Building Official. [PW, B, PL]
8. Trash receptacles shall be located as agreed upon with the
Livermore Dublin Disposal Company. Written confirmation of this
shall be sent to the Director of Planning by the Applicant prior
to the issuance of building permits. [P1]
9. 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 5th day of December, 1994.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
/AG9431CU
RESOLUTION NO. 94 \J
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 94-031 VALLEY CHRISTIAN CENTER
ELEMENTARY SCHOOL SITE DEVELOPMENT REVIEW
AT 10800 DUBLIN BOULEVARD
WHEREAS, Roger A. Mahaney, representing the Valley Christian
Center, submitted an application requesting approval of a Site
Development Review for the operation of an elementary school occupying
a permanent 49,651 square foot multi-use building serving
approximately 500 students and 40 teachers and staff; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on December 5, 1994; 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 has been adopted (Planning Commission
Resolution No. 94 ). This project will not have a significant
effect on the envi o ent; 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 Planning Commission of
the City of Dublin does hereby find that:
A. The approval of this application is consistent with the
intent/purpose of Section 8-95.0 SITE DEVELOPMENT REVIEW.
B. The approval of this application, as conditioned, complies
with the General Plan and with District Regulations and the
general requirements established in the Zoning Ordinance.
C. The approval of this application, as conditioned, is in the
best interests of the public health, safety and general
welfare.
D. The proposed site development, including site layout,
vehicular access, circulation and parking, setbacks, height,
walls, public safety and similar elements have been designed
to provide a desirable environment for the development.
EXHIBIT D
E. Architectural consideration, including the character, scale
and quality of the design, the architectural relationship
with the site and other buildings, building materials and
colors, screening of exterior appurtenances, exterior
lighting and similar elements have been incorporated into
the project in order to insure compatibility of this
development with the development's design concept or theme
and the character of adjacent buildings and uses.
F. Landscape considerations, including the locations, type,
size, color, texture and coverage of plant materials,
provisions and similar elements have been considered to
insure visual relief and an attractive environment for the
public.
G. The approval of this Site Development Review will be
consistent with the policies set forth within the Dublin
General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby conditionally approve PA 94-031, Valley Christian Center
Elementary School Site Development Review application, as generally
depicted by materials labeled Exhibit A, stamped approved and on file
with the Dublin Planning Department, 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 Planning Department review and approval.
The following codes represent those departments/agencies responsible
for monitoring compliance of the conditions of approval. [PL1
Planning, fB1 Building, fP01 Police, fPW] Public Works, [ADM]
Administration/City Attorney, [FIN1 Finance, fF1 Dougherty Regional
Fire Authority, [DSR1 Dublin San Ramon Services District, fC0] Alameda
County Department of Environmental Health.
GENERAL
1. This Site Development Review approval for PA 94-031 is to allow
the construction of a private Elementary School at 10800 Dublin
Boulevard in an Agricultural District. This approval shall
generally conform to the plans prepared by Robert La Perle
consisting of twelve (12) stamped approved, labeled Exhibit A.
These sheets consist of an Overall Site Plan, Elementary School
Site Plan, Parking Area Site Plan, Floor Plan, Elevations, Site
Profile and Landscaping Plans dated received by the Planning
Department September 27, 1994 except as modified by conditions of
this resolution. [PL]
2. The Applicant shall comply with all applicable city of Dublin
Site Development Review Standard Conditions
^"-REaffilta" Y (Attachment ?. [PL]
3. All signs shall be subject to the requirements of the Sign
Regulations within the Zoning Ordinance.
PUBLIC WORKS
4. Dedication of land for the proposed future widening of Dublin
Boulevard is required as specified in the Traffic Study dated
July, 1994. [PW]
5. Sight distances shall be provided as required in the Traffic
Study dated July 1994. [PW]
6. A streetlight shall be provided to the satisfaction of the
Director of the Department of Public Works at the intersection of
Dublin Boulevard and the Valley Christian Center driveway. [PW]
7. An Urban Runoff Plan shall be prepared to the satisfaction of the
Director of the Department of Public Works and shall be in effect
during and after construction of the project. [PW]
8. On-site circulation, parking and drop-off/pick-up facility
requirements shall be provided as described in the Traffic Study
dated July, 1994. A covered walkway to the parking drop-
off/pick-up area shall be provided. [PW]
9. A Soils Report shall be prepared to the satisfaction of the
Director of the Department of Public Works. [PW]
10. A Traffic Impact Fee in the amount of $60,159 shall be paid, as
agreed to in a letter from the Valley Christian Center dated
November 30, 1994, prior to the issuance of building permits.
11. All recommendations of the Traffic Study dated July, 1994, shall
be followed.
12. The project shall conform to requirements of the City of Dublin
"Typical Public Works Conditions of Approval for Commercial/
Industrial Site Development Review or Conditional Use Permit
Development" and associated documents (Attachment 5) with the
exception of Conditions 27 and 36. [PW]
FIRE
13. Revised sheets A-1, A-2 and L-2 shall be prepared showing the 20-
foot wide emergency access road as going completely around the
elementary school building and connecting to the upper level
parking area and turnaround. The connection of the emergency
access road to the upper level parking area turnaround shall be
protected by a no parking area. All parking spaces eliminated by
this connection shall be relocated. [F, PL]
14. Fire flows shall meet the requirements of the Dougherty Regional
Fire Authority (DRFA) . [F]
3
•
15. The developer shall provide assurance that an emergency access
easement shall be provided to the Valley Christian Center though
the Hansen Hill Ranch Development by a means acceptable to the
Dougherty Regional Fire Authority prior to occupancy of the
elementary school. That assurance shall not be required after
public roads through Hansen Hill Ranch have been accepted by the
City of Dublin. [F]
16. Prior to the issuance of a building permit, the Applicant shall
provide written confirmation to the Planning Department that the
requirements of DRFA have been, or will be, met. [F, B, PL]
BUILDING
17. Classroom #15, "Day Care", shall be provided with a second
access. [B]
18. Building permits for the proposed project shall be secured and
construction commenced within one year after the effective date
of this approval or said approval shall be void. This one-year
period may be extended an additional six (6) months after the
expiration date of this approval (Applicant must submit a written
request for the extension prior to the expiration date) by the
Planning Director upon the determination that the Conditions of
Approval remain adequate to assure that the above sited Findings
of Approval will continue to be met. [B, PL]
19. 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 these conditions 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
conditions 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. [B, PL]
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
20. Prior to issuance of any building permit, complete improvement
plans shall be submitted to DSRSD that conform to the
requirements of the DSRSD 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. [DSR]
21. All mains shall be sized to provide sufficient capacity to
accommodate future flow demands in addition to each development
project's demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master planning. [DSR]
22. Sewers shall be designed to operate by gravity flow to DSRSD's
existing sanitary sewer system. Pumping of sewage is discouraged
and may only be allowed under extreme circumstances following a
case by case review with DSRSD staff. Any pumping station will
require specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require payment
of present worth 20 year maintenance costs as well as other
conditions within a separate agreement with the Applicant for any
project that requires a pumping station. [DSR]
23. 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. [DSR]
24. DSRSD policy requires public water and sewer lines to be located
in public streets rather than in off-street locations to the
fullest extent possible. If unavoidable, then public sewer or
water easements must be established over the alignment of each
public sewer or water line in an off-street or private street
location to provide access for future maintenance and/or
replacement. [DSR]
25. Prior to approval by the City of a grading permit or a site
development permit, the locations and widths of all proposed
easement dedications for water and sewer lines shall be submitted
to and approved by DSRSD. [DSR]
26. All easement dedications for DSRSD facilities shall be by
separate instrument irrevocably offered to DSRSD or by offer of
dedication on the Final Map. [DSR]
27. Prior to issuance by the City of any Building Permit, all utility
connection fees, plan checking fees, inspection fees, permit fees
and fees associated with a wastewater discharge permit shall be
paid to DSRSD in accordance with the rates and schedules
established in the DSRSD Code. [DSR]
28. Prior to issuance by the City of any Building Permit, all
improvement plans for DSRSD facilities shall be signed by the
District Engineer. Each drawing of improvement plans shall
contain a signature block for the District Engineer indicating
approval of the sanitary sewer 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 performance
bond, a one-year maintenance 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. [DSR]
29. No sewerline or water line construction shall be permitted unless
the proper utility construction permit has been issued by DSRSD.
5 4)7 7.
A construction permit will only be issued after all of the items
in condition 27 have been satisfied. [DSR]
30. The Applicant shall hold DSRSD, its Board of Directors,
commissions, employees, and agents of DSRSD harmless and
indemnify the same from any litigation, claims, or fines
resulting from completion of the project. [DSR]
31. In accordance with an agreement between DSRSD, Valley Christian
Center, and other parties, a water transmission main will be
constructed across the Hansen Hill Ranch Development to provide
Valley Christian Center with necessary water volumes for this and
future projects in the area. Completion of construction of this
transmission main is projected for September, 1995. [DSR]
32. A maximum of 2,500 gallons per minute fire flow to be available
at the Valley Christian Center property line near the proposed
Inspiration Drive (northeast corner of the site) will be provided
by the transmission main improvements. The Applicant shall
coordinate building plans and design for this fire flow with the
Dougherty Regional Fire Authority. [DSR]
ARCHITECTURAL
33. Exterior colors shall conform the colors and materials palette
submitted to the Dublin Planning Department dated June 27, 1994.
All ducts, meters, air conditioning equipment and other
mechanical equipment that is on-site or roof-mounted shall be
effectively screened from view. [PL]
LANDSCAPE AND IRRIGATION PLANS
34. A final 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
signed by a licensed landscape architect. Final landscape plans
shall indicate the common and botanical names, container size,
growth rate and number of each plant. All landscaping, as shown
on the Landscape and Irrigation Plan, shall include drought
tolerant vegetation. [PL]
35. The final landscape plan shall be generally consistent with the
preliminary landscape plans prepared by Ron Wellander and R.
Louis De Valle, Landscape Architects, dated received by the
Planning Department on September 27, 1994 (Exhibit A, sheets L-1
and L-2) . [PL]
36. Landscaping shall not obstruct the sight distance of motorists,
pedestrians or bicyclists. Except for trees, landscaping at
drive aisle intersections shall not be taller than thirty (30)
inches above the curb. [PL]
6 X 7
37. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (Attachment 6) . [PL]
38. The Applicant shall submit written documentation to the Planning
Director (in the form of a Landscape Documentation Package and
other required documents) that the development conforms to the
City's Water-Efficient Landscaping Ordinance (Attachment 7) . [PL]
PARKING
39. The Applicant shall submit a revised parking lot striping plan
for new parking areas subject to review and approval of the
Planning Director and the Director of Public Works. Compact
spaces shall be 8 ' by 17' and full size parking spaces shall be
9' by 20'. The length of the parking spaces may be reduced by 2
feet where the parking space overhangs a landscaped area.
Compact spaces may comprise 35% of the new parking spaces. All
newly-striped parking spaces shall be double-striped with 4-inch
wide stripes set approximately 2 feet apart. Handicapped,
visitor, and employee and compact parking spaces shall be
appropriately identified on the pavement and designated on the
parking plan. [PL]
40. 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, A$PROVED AND ADOPTED this 5th day of December , 1994.
AYES: i
NOES: I
ABSENT:�
Mayor
ATTEST: 1—
'b.ity Clerk /AG94315D
7 PAGE
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VALLEY CHRISTIAN
ELEMENTARY SCHOOL
DUBLIN, CALIFORNIA
SEPTEMBER 26, 1994
WRITTEN STATEMENT FOR USE PERMIT
This project will replace an existing facility that is fully used and has been in
operation over twenty (20) years. The proposed Private School has been very
popular and we anticipate it will continue to be in the future. This project relates
well with the existing uses on site. We currently have all ages of children on the
site and this will fill out the educational outreach for the church. The church
campus already has educational facilities, so it would have only minimial impact on
the neighboring properties. The use that is being proposed is not contrary to the
specific intent or performance standard established for the district zoning in which
it is located. It is an approved use with the conditional use permit.
The Elementary School will have approximately forty (60) employees, thirty-one
(31) are teachers and the balance will be administrative, daycare and janitorial
staff. They would be assigned parking in the nearest adjacent parking area, and
the High School students that currently use that parking area would be required to
park on the lowest level of the parking lot. The operating hours would be
somewhere between the hours of 8:00 a.m. and 4:00 p.m. and will be staggered
with the current High School and Junior High School,so there is no conflict in
traffic or student activities. During school hours the new playground area will be
for the High School and Junior High School use, so the Elementary School children
will be using the existing soccer field playground area. Once the Elementary
School is released than the High School and Junior High School students will use
the soccer field for their after school sports activities.
The current project is not located on a hazardous waste site, and does not intend
to incorporate the use of any hazardous materials as part of it's operation. It is our
understanding this use would not adversely affect the surrounding neighborhoods.
RECEIVED
èNNG
• d2 AUAC�� NT Z
4 4 itiok
All
VALLEY CHRISTIAN
CEN T E R
November 30, 1994
City of Dublin
Planning Department
100 Civic Plaza
Dublin, CA 94568
Attn: Lawrence Tong
Re: Valley Christian Elementary School
Dear Larry:
Valley Christian Center agrees to a contribution of $60,159 to mitigate the impact
of transportation/circulation of the new Valley Christian Center Elementary
School at 10800 Dublin Blvd., Dublin Ca.
Sinc ely,
)/<1.
Rog Mahany ,
Business Administ .tor
Valley Christian Center
10800 Dublin Boulevard
Dublin,California 94568-2855 ATTACHMENT, 3
510 . 828 . 4549
Fax 510 . 828 . 5623 f'^^ ,3�--0
DEC 01 '94 11:47 TJKM TR1 PORTATION CONSULTANTS F.2
Transportation Consultants
December 1, 1994
Mr. Lee Thompson
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Re: Addendum to Traffic Study for Valley Christian Center Elementary School Relocation,
TJKM Project no. 157-064
Dear Mr. Thompson:
Per your request,this is to supplement TJKM's Traffic Impact Study of the Proposed Valley Christian
Center Elementary School Relocation. This letter supersedes my letter to Mehran Sepehri of
November 18. We were requested to revise our previously performed traffic impact fee calculations.
The fee is now based on two projects: the widening of Dublin Boulevard between Silvergate Drive
and Hansen Drive, and the widening of the eastbound approach of Dublin Boulevard to San Ramon
Road. This change has been made to ensure that the traffic impact fee calculation is consistent with
fee calculations for planned developments in the project vicinity. The change also reflects the fact that
the project is not part of the downtown area,and should not be considered part of the downtown traffic
impact fee.
The total traffic impact fee associated with the project is now calculated as $60,159. Table V from
our traffic study report is re-presented and modified below to reflect the current calculation.
Table V:
Project Share Calculations
Dublin Boulevard Cost ADT Contributed ADT Growth Project % of Calculated
Improvement by Project Growth Fee
Silvergate Dr to $732,000 601 10,801 5.56 $40,699
Hansen Dr
at San Ramon Rd $ 350,000 601 10,801 5.56 $ 19,460
TOTAL $ 1,082,000 ' $60,159
per Student $ 104
If you hay- iy questions regarding thi information, please let me know.
Since - ii
Christopher . Kinzel
Transportation Engineer
COPY: Bob LaPerie, LPT Architects
1 7 4
Roger M hany,Valley Christian Center
^r '
iJ/�i t.iC
4 Mi'
4637 Chabot Drive, Sut:c 214, Pleasanton, California 94588-2754, (510) 463-0611. Fax (510) 463-369(1
Pleasanton.Sacramento.Fresno.Santa Rosa
CITY OF DUBLIN
100 Civic Plaza (415) 833-6630
Dublin CA 94568
In order to assist applicants in the development of commercial/industrial property,
the City of Dublin Public Works Department has prepared the following list of
Conditions of Approval that have typically been used. This list should not be
considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a
specific application will be recommended as Conditions of Approval for that
application. Additional Conditions may be imposed as deemed necessary by the City.
Prior to the actual preparation of development plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning
and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR COMMERCIAL/INDUSTRIAL
SITE DEVELOPMENT REVIEW OR CONDITIONAL USE PERMIT DEVELOPMENT
ARCHAEOLOGY:
1. If, during construction, archaeological remains are encountered, construction
in the vicinity shall be halted, an archaeologist consulted, and the City Planning
Department notified. If, in the opinion of the archaeologist, the remains are
significant, measures, as may be required by the Planning Director, shall be taken
to protect them.
CREEK:
2. Buildings shall be no closer than 20 feet from top of the bank along the
Creek, where the top of bank is either the existing break in topography, or a point
at the existing ground line which is the intersection of a line on a two-
horizontal-to-one-vertical slope begun at the toe of the slope in the Creek
(whichever is more restrictive.)
DRAINAGE:
3. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices. Concentrated flows will not be allowed to flow over walkways.
4. A minimum of 12" diameter pipe shall be used for all public storm drains to
ease maintenance and reduce potential blockage.
5. Under-sidewalk drains shall be provided to allow on-site drainage to be tied
in, should the need arise.
1 A1'Tc!! cTRev: 5/17/89Oi
DEBRIS:
6. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. Developer shall be
responsible for corrective measures at no expense to City of Dublin.
DUST:
7. Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-pallative measures may be used, to prevent dust, as
conditions warrant or as directed by the Public Works Official.
8. Dust control measures, as approved by the Public Works Director/City Engineer
shall be followed at all times during grading and construction operations.
EASEMENTS:
9. The developer shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements required outside of the development site.
Copies of the easements and/or rights-of-entry shall be in written form and be
furnished to the Public Works Director/City Engineer.
10. Existing and proposed access and utility easements shall be submitted for
review and approval by the Public Works Director/City Engineer prior to acceptance
of the development. These easements shall allow for practical vehicular and
utility service access for all lots.
EROSION:
11. Prior to any grading of the site, and in any case prior to issuance of a
grading permit, a detailed construction grading/erosion control plan (including
phasing); and a drainage, water quality, and erosion and sedimentation control plan
for the post-construction period, both prepared by the Project Civil Engineer
and/or Engineering Geologist, shall be approved by the Public Works Director/City
Engineer. Said plans shall include detailed design, location, and maintenance
criteria, of all erosion and sediment control measures. The post-construction plan
shall attempt to insure that no increase in sediment or pollutants from the site
will occur. The plan shall provide for long-term maintenance of all permanent
erosion and sediment control measures such as slope vegetation. The construction
grading/erosion control plan shall be implemented in place by October 15th and
shall be maintained in place until April 15th unless otherwise allowed in writing
by the Public Works Director/City Engineer. It shall be the developer's
responsibility to maintain the erosion and sediment control measures for the year
following acceptance of the development by the Public Works Director/City Engineer.
FEES AND/OR DEPOSITS
12. Fees and/or deposits will be required per the City of Dublin Public Works Fee
and Deposit schedules.
- 2 -
Rev: 5/17/89
PACE 3570F..44
r1 r1
•
•
FIRE:
13. Install fire hydrants at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the
paved street opposite each hydrant.
14. All materials and workmanship for fire hydrants, gated connections, and
appurtenances thereto, necessary to provide water supply for fire protection, must
be installed by the developer and conform to all requirements of the applicable
provisions of the Standard Specifications of Dublin San Ramon Services District and
Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Public Works Director/City Engineer and Dublin San Ramon
Services District.
15. The development plans must be approved by the Dougherty Regional Fire
Authority as evidenced by their signature on the Title sheet.
FLOOD CONTROL:
16. Comply with Alameda County Flood Control District requirements.
17. In the 100-year Flood Hazard Zone, commercial buildings shall either provide
flood-proofing, or have their finished floor elevation above the 100-year flood
level.
FRONTAGE IMPROVEMENTS:
18. Dedication of land shall be made to the City of Dublin such that it conveys
land sufficient for the approved streets' right-of-way. Improvements shall be
made, by the applicant, along all streets within the development and as required
off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the
existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
19. The design and improvements of the development shall be in conformance with
the design and improvements indicated graphically, or as modified by the Conditions
of Approval. The improvements and design shall include street locations, grades,
alignments, and widths, the design and storm drainage facilities inside and outside
the development property, grading of lots, the boundaries of the development
property, and shall show compliance with City standards for roadways.
GRADING:
20. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall
have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No
cut or fill slopes shall exceed 2:1, unless approved by the project's Soils
Engineer and reviewed and approved by the Public Works Director/City Engineer.
Slopes shall be graded so that there is both horizontal and vertical slope
variation, where visible from public areas, in order to create or maintain a
natural appearance.
- 3 -
Rev: 5/17/89
PAGE,* OF.L
n
21. Prior to final preparation of the subgrade and placement of base materials,
all underground utilities shall be installed and service connections stubbed out
behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines,
shall be installed in a manner which will not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are made.
22. Grading shall be completed in compliance with the construction grading plans
and recommendations of the Project Soils Engineer and/or Engineering Geologist, and
the approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall,
upon its completion, submit a declaration to the Public Works Director/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and
specifications.
23. Any grading on adjacent properties will require written approval of those
property owners affected.
24. The developer shall keep adjoining public streets free and clean of project
dirt, mud, materials, and debris during the construction period, as is found
necessary by the Public Works Official.
-
25. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the soil and geologic investigation report, or
where such conditions warrant changes to the recommendations contained in the
original soil investigation, a revised soil or geologic report shall be submitted
for approval by the Public Works Director/City Engineer. It shall be accompanied by
an engineering and geological opinion as to the safety of the site from hazards of
land slippage, erosion, settlement, and seismic activity.
HANDICAPPED ACCESS:
26. Handicapped ramps and parking shall be provided as required by State of
California Title 24.
IMPROVEMENTS:
27. An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape
and soil erosion and sedimentation control plans shall be submitted to the Public
Works Director/City Engineer.
28. Grading of the subject property must conform with the approved grading plan
and recommendations of the soils engineer to the satisfaction of the Public Works
Director/City Engineer.
29. The following shall have been submitted to the Public Works Director/City
Engineer :
a. An as-built grading plan prepared by a registered Civil Engineer, including
original ground surface elevations, as-graded ground surface elevations,
lot drainage, and locations of all surface and subsurface drainage
facilities.
- 4 -
Rev: 5/17/89
PAGc37Ci
b. A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
c. A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and
specifications.
30. Prior to issuance of the encroachment permit, a cash bond or surety bond shall
be provided and approved by the Public Works Director/City Engineer to guarantee
the proper installation of public improvements.
31. Prior to release of the bond posted on encroachment permit:
a. All improvements shall be installed as per the approved plans.
b. All required landscaping shall be installed and established.
SITE PLANS AND GRADING PLANS:
32. Obtain copies of and comply with conditions as noted on "City of Dublin
General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review
Check List."
33. All improvements within the public right-of-way, including curb gutter,
sidewalks, driveways, paving, and utilities, must be constructed in accordance with
approved standards and/or plans and may be constructed only after an encroachment
permit has been issued.
34. Complete site plans and grading plans shall be submitted to, and be approved
by, the Public Works Director/City Engineer and other affected agencies having
jurisdiction over public improvements, prior to issuance of the grading or
encroachment permit. Plans shall show the existing and proposed improvements, both
on-site and along adjacent public street(s), and property that relate to the
proposed improvements.
MAINTENANCE OF COMMON AREA:
35. Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements,
shall be the responsibility of the developer during construction stages and until
final improvements are accepted by the City Council and the securities are released
(one year after improvements are accepted). Thereafter, maintenance shall be the
responsibility of a property owners' association or individual property owners,
depending upon how maintenance is to be handled.
MISCELLANEOUS:
36. Copies of the plans indicating all public improvements shall be submitted at
1"— 400-ft. scale, and 1"— 200-ft. scale for City mapping purposes.
37. The developer shall be responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
- 5 -
Rev: 5/17/89
PP,GE&OF 1
n
NOISE:
38. Construction and grading operations shall be limited to weekdays (Monday
through Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in
writing by the Public Works Director/City Engineer.
PERMITS:
39. Commercial/industrial property within the City of Dublin generally requires a
grading and/or encroachment permit. A grading permit is required to review and
inspect onsite improvements, typically involving but not limited to grading,
drainage, and public access. An encroachment permit is required for all work done
in the public right-of-way.
PUBLIC IMPROVEMENTS:
40. Any relocation of improvements or public facilities shall be accomplished at
no expense to the City.
STREETS:
41. The street surfacing shall be asphalt concrete paving. The Public Works
Director/City Engineer shall review the project's Soils Engineer's structural
pavement design. The subdivider shall, at his sole expense, make tests of the soil
over which the surfacing and base is to be constructed and furnish the test reports
to the Public Works Director/City Engineer. The Developer's soils engineer shall
determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the
final design of the road bed. In lieu of these soil tests, the road may be
designed and constructed based on an R-value of 5.
42. An encroachment permit shall be secured from the Public Works Director/City
Engineer for any work done within the public right-of-way.
STREET LIGHTS:
43. Install street light standards and luminaries of the design, spacing, and
locations, approved by the Public Works Director/City Engineer and P.G.& E.
STREET TREES:
44. 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/City Engineer.
Trees planted within, or adjacent to, sidewalks shall be provided with root
shields.
WATER:
45. Water facilities must be connected to the DSRSD system, and must be installed
at the expense of the developer, in accordance with District standards and
specifications. All material and workmanship for water mains, and appurtenances
thereto, must conform with all of the requirements of the officially adopted Water
Code of the District and will be subject to field inspection by the District.
- 6 -
Rev: 5/17/89 r-�,/
PAGE 39 O (K
46. Any water well, cathodic protection well, or exploratory boring shown on the
map, that is known to exist, is proposed, or is located during the course of field
operations, must be properly destroyed, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. Zone 7 should be contacted (at
443-9300) for additional information.
ZONING:
47. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
- 7 -
Rev: 5/17/89 (�
PACE )C"...L
CITY OF DUBLIN
IMPROVEMENT PLAN GENERAL NOTES
(Use only those applicable and/or add as necessary)
Use 1/6"lettering of appropriate weight to assure legibility,even after reduction or other means of reproduction of drawings.
1. Sasis of elevation datum(if City/County benchmark,give number,location,and elevation).
2. All street Improvements shall be constructed in accordance with the provisions of the current City ordinance code,
State Standard Specifications,and City or County Standard Plans.The Improvements are subject to inspection
and approval of the Public Works Department.Contact Public Works Construction Inspection at 510/833-6630 at
least 24 hours prior to the start of any work to arrange for inspection.
3. All revisions to this plan must be reviewed by the Public Works Department prior to construction and shall be
accurately shown on revised plans signed by the City Engineer.
4. Notify Underground Service Alert 800/642-2444 72 hours prior to any excavation.The USA authorization number
shall be kept at the Jobsite.
5. All new utility distribution services shall be placed underground.
6. Prior to placing curb,sidewalk,asphalt concrete,subbase,or base material,all underground facilities within the
right-of-way shall be installed,backfill completed,and the Public Works Department's Construction Division notified
by each of the utility companies having facilities within the work area,that the utility installation has satisfactorily
passed acceptance tests.
7. All manholes or inlets over 5 feet in depth shall be provided with polypropylene steps.The steps shall be integrally
cast Into the walls of the manhole or inlet whether precast or field cast.The steps shall be installed in accordance
with Caltrans specifications and City of Dublin/Alameda County Standard Plans.
8. When widening the pavement on an existing road,the existing pavement shall be sawcut to a neat line and removed
back to an existing adequate structural section,or to the original road section. An exploratory trench,or potholing,
may be required to determine the limits of pavement removal.
9. Should it appear that the work to be done,or any matter relative thereto,is not sufficiently detailed or explained on
these plans,the contractor shall contact (name of design engineer)at
(phone number)for such further explanations as may be necessary.
10. A building permit shall be required for construction of all retaining walls over 3 feet in height(2 feet in height with a
surcharge). Prior to acceptance of the Improvements as complete,verification that Building Inspection has signed
off on the permit shall be provided to the construction Inspector. All wood in contact with the ground shall be
pressure-treated,whether a construction permit Is required or not.
11. All public storm drain lines shall be Class III RCP unless otherwise specified on the plans.
12. No trees shall be removed unless they are shown and noted to be removed on the improvement plans. All trees
conflicting with grading,utilities,or other improvements,or overhanging the sidewalk or pavement so as to form a
nuisance or hazard,shall be trimmed and properly graded and sealed.The drip line of trees to be saved will be
fenced,and no grading shall take place within this fenced area.
13. Existing curb and sidewalk within the project limits that are damaged or displaced,even though they were not to be
removed,shall be repaired or replaced even if damage or displacement occurred prior to any work performed by the
contractor.
PAGE II( or. 7
October 28,1993
14. Erosion control facilities shall be installed complete prior to October 15 and shall be maintained daily until April 15.
The person responsible for the daily maintenance of these facilities is (name)and can be
reached 24 hours a day at (telephone/pager number).These facilities shall control and
contain erosion-caused silt deposits and provide for the safe discharge of silt-free storm waters Into existing
storm drain facilities. Design of these facilities must be approved/updated each year prior to September 30 and
shall be signed by the City Engineer.
15. The typical section of the following listed streets shall be continued through the Intersection:
(List of street names)
16. The thickness of subbase,base,and surfacing shall be based on traffic index and soil test for"R"value. (See
pavement design chart below.)
17. All traffic striping and markings shall be Thermoplastic.
18. Asbestos Cement Pipe(ACP)shall not be used in the construction of any storm drainage facilities.
19. All striping on major roads shall be cat-tracked prior to final installation. Final installation of striping will be allowed
only after approval of the striping layout by the construction Inspector.
20. Order of work for road widening and median Island construction in which traffic striping will be relocated:
a. Rough grading g. Install final striping
b. Storm drain&drainage structures h. -- Install final signing(at
c. Utility installation Interim locations if necessary)
d. Curb and sidewalk i. Construct median curb
e. Pavement construction j. Complete final striping,pavement
f. Remove conflicting striping,pave- markers,and sign installation
ment markers,and signing,and
install Interim striping.
21. If,during construction,archaeological remains are encountered,construction in the vicinity shall be halted,an
archaeologist consulted,and the City Planning Department notified. If,In the opinion of the archaeologist,the
remains are significant,measures,as may be required by the Planning Director,shall be taken to protect them.
22. A California Division of Occupational Safety and Health(CAL OSHA)permit shall be obtained for trenches five feet
or greater in depth. A copy of this permit shall be supplied to the Public Works Department. An additional copy
shall be kept at thefobsite at all times.
Example of a pavement design chart:
LIMITS R
ROAD NAME From To AC AB AS VALUE TI
October 28,1993
Y OF DU:
IMPROVEMENT CITPLAN REVIEW CHECK LIST
Tract/Parcel Map No.
The improvement plans accompanying this checklist are submitted for your
review. They have been prepared by me or under my direction and checked for
conformance with the approved tentative map (or plan), the conditions of
approval, and the City of Dublin Ordinance Code.
Engineer's Signature: FOR OFFICE USE ONLY
( ) First Check
Firm Name: ( ) Recheck
_ Sets of Plans
Address: ( ) Hydrology & Hydraulic Calcs
( ) (Prelim) Bond Est. $
Contact Person: ( ) Plan Review Dep. $
( ) Signing & Striping Plans
Phone No. ( ) Structure Calculations
Assigned To:
Developer Finance Control No.
Address Tent. Map Exp. Date
Contact Person:
Phone No.
Assessor's Parcel No.
INSTRUCTIONS: Place a check mark to indicate you comply or N/A to indicate not
applicable next to each item. Any requests for exceptions shall be made in
writing and attached herewith.
I. GENERAL
1. Applicable Gen. Notes included _11. Signature boxes for DSRSD &
2. 24"x36" std. size used, incl. DRFA.
borders. 12. Fire hydrant loc. shown.
3. Title Blk./scale/N. arrow shown 13. Benchmark noted.
4. Plans capable of micro. repro. , _14. Signing & striping plan plus
min. 1/8" ltr. or typewritten. exist, striping incl. in
5. Engr's name, No. , exp. date, improvement plans.
stamp & signature included. _15. Development No. (Sub. , M.S.,
6. Vicinity map shown. etc.) shown on ea. sheet.
7. Sheet index & key map incl. for _16. Permits required from other
3 or more sheets. agencies (Fish & Game, Army
8. Pvmt. design chart shown w/TI Corps. of Engrs., Zone 7, etc)
values for review. 17. Plans for landscaping w/in
9. St. light locations/legend; pub. R/W submitted for review.
PG&E signature shown. 18. City Engineer's signature
10. Curb grade plans and cross- block.
sections @ 50' max. intervals
along road frontage & extending
150' min. beyond limits of work.
Profile line, C/L, & E/P.
II. ROADS
A. Typical Sections
1. Struct. section indicated per R- _ 5. Cross Slope indic.-note ref.
val. shown (Min. 2.5" AC on 8" AB) Jiff. in elev. of C/L & T/C
2. Curb type indicated. when not the same.
3. R/W & street width dim. shown. _ 6. On roads with slope greater
Width conforms to Final Map; lay- than 6%, flatten x-slope to 2%
out conforms to approved Tent. Map. through intersections.
4. 2:1 max cut/fill slope shown _ 7. Sidewalk width per Tent. Map
beginning at R/W lines; soils and C.O.A.
report verifying exceptions. — 8. Typ. util. trench shown.
9. Limits of P.W. inspection
shown (exp. on apartment/condo
projects)
3fi _ -L,
Plan Review Check List, page 2.
B. Plan Views
1. Curve data shown for all curves. 13. TC/Rim & invert. elev. shown
2. 28' min. curb return radii (35' for all drain structures.
for major thoroughfares & _14. Drainage easmt. shown and dim.
industrial streets. _15. Loc. of exist. underground
3. Cul-de-sac F/C radius (35' min.) pipes & utilities shown.
shown.
4. Private road turnarounds shown. 16. Street monuments shown conform
5. Property corner returns shown to Final Map. Monuments are
to be a straight line from B.C. not in sewer or util. trenches
to E.C. and not concentric w/curb
returns.
- 6. R/W & st. width dim, shown. _17. Handicap ramps provided @ all
7. C/L stationing shown @ 100' inter- crosswalks & intersections.
vals & @ all curves, B.C., E.C. Adequate R/W for ramps.
8. Lot/parcel lines & numbers/letters _18. Right of Entry submitted for
indicated. all off-tract work.
9. Cul-de-sacs all have 2% to 5% _19. Horizontal curves & sight
cross slope between gutter lip & distance designed per Hwy.
high point. Design Manual.
10. Valley gutters indicated. Flag
flow lines @ qtr. points on valley
gutter C/L.
_11. Show trees of 12" or greater dia.
to be removed or saved.
12. Stationing & offsets of all drain-
age structures shown.
C. Profiles
1. Min. vert. curves designed accd'g _10. Off-tract profile to catch
to Caltrans Hwy. Design Manual pt. shown where road is con-
2. Curb returns & cul-de-sac profiles structed to subdivision
shown (high and/or low pts indic. boundary.
_ 3. Vert. curve used for grade breaks _11. C/L stations & elev. shown
grtr. than 2% (3% on sag curves) 100' min. intervals & @ all
4. 6% max. gradient observed @ inter. BVC, EVC, PIVC, & grade breaks
5. Max. street grades per design _12. Curb returns w/ 1/4 pt. TC
guidelines elevations and grades shown.
6. Underground pipes & utils. shown _13. 1% min. grade observed on all
w/inv. sl., size, type, & lengths streets.
indicated. _14. Super elevation grades shown
7. Existing ground on C/L shown. where req'd by Hwy. Design
Where topo is steep, exist. ground Manual.
left & right of C/L has been 15. Profile slopes indicated.
shown. X-sections may be required.
8. Finished grade profile for C/L &
TC shown (left & right) if grades
required.
_ 9. C/L profiles of intersecting sts.
shown to their point of intersec-
tion. (The showing of curb return
or other profiles in lieu of the
C/L profile is not an adequate or
correct representation.
III. DRAINAGE (REF: HYDROLOGY & HYDRAULICS CRITERIA SUMMARY "DRAINAGE MANUAL')
A. Hydrology-Hydraulics
1. Hydrology Map (Contour Map) con- _ 3. Provide hydrology & hydraulic
tinuing for min. 100'+ beyond calcs that follow latest edition
property or to boundaries of the of the "Hydrology & Hydraulics
drainage area, whichever is grtr. Criteria Summary" prepared by
_ 2. Drainage area map with on & off- the ACFC&WCD hereinafter known
site topo, points of concentration as "Drainage Manual."
& subareas with designations that _ 4. Freeboard in channels, struc-
are matched with hydrology calcs. tures, pipes available. Shall
comply with "Drainage Manual."
Item III DRAINAGE continued next page.
Pell Review Check List, page 3.
III. DRAINAGE, cont'd
5. Show areas within FEMA flood _ 8. All starting HGL calcs ade-
hazard area. quately verified. When com-
_ 6. Drainage swale profiles shown. puting beginning HGL in
7. Calculations are to contain EGL, natural watercourse & no ob-
HGL, FL, Q, freeboard @ structure vious point of control is
losses, hydraulic control assump- avail., begin upstream or
tions super or subcritical flow. downstream 500' as control
dictates to pt. in question.
9. Gutter flow does not exceed
inlet capacity.
B. Easements
1. Off-development drainage improve- _ 6. Access & ingress easements to
ments (plan & profile) & accom- be graded to be useable.
panying easements shown. Off- _ 7. Min. 15' ingress easmt. to
tract offers of dedication for provide to all access easmts.
drainage easement submitted for _ 8. Structure setback line indi-
review. cated & location verified w/
2. Min. 43' C/L radius for access X-sections where unimproved
easements shown. channel (See Ord. 52-87).
3. Off-development work to be done _ 9. Fences shown as required
but no easement requirements. where street crosses water-
Rt. of entry submitted for review. course or drainage structure.
4. Easement widths indicated for: _10. Fences shown as required @
a. Closed conduits. outside boundaries of open
b. Open channels. lined channel easements.
5. Sufficient X-sections to verify
easement widths for open channels
submitted.
C. Structures
1. Structures comply with latest _ 6. Structure calculations and
revision of Std. Det. by ACPW. details for non-standard
2. Pipe & box inlet have rounded lip structures.
radius of 0.1 D. _ 7. Energy dissipator provided
_ 3. Structures required where lateral where needed.
pipe dia. is greater than 1/3 the _ 8. Outfalls satisfactory.
main dia. _ 9. 1.25' minimum freeboard in
4. Structures shall be channelized inlets & manholes, HGL shown
for velocities of 14 fps or @ all structures.
greater.
5. CB's or MH's @ max. of 400' or
when the flow in gutter extends
7' from the FC.
D. Pipes
1. Closed conduit min. slope of .003 7. Pipes carrying 14.0 fps or
observed. higher shall have extra pro-
tection. Conc. pipe shall
have protective cover of con-
2. Water directed into inlet doesn't crete from the inner surface
reverse dir. of flow. to the reinforcement of at
3. Beveled RCP lengths specified least 2" & have rubber gasket
(bevel one or both ends) & sta- joints.
tioning EC & BC indicated.
4. 3' min. cover over pipe observed
(provided mfr. spec. does not
require more) unless special _ 8. Min. pipe dia. of 12" provided
design & calcs. submitted. for all City-maintained pipes.
5. Pipes curved in only 1 direction.
Show curve data. _ 9. Min. velocity of 2 fps with
6. Design Q (cfs) & slopes shown 1/2 design flow observed.
on pipe profile.
r
/16
Plan Review Check List, page 4.
E. Channels
1. Max. velocity in unprotected _ 4. Note areas to be cleared of
earth channel shall be limited to structures, trees, brush, &
6 fps or verified by soils report debris w/in natural channel
- min. velocity 2 fps. & watercourses.
2. Improved earth channel side slopes _ 5. Facilities to be dedicated to
shown to be 2-1/2:1 or less steep the public for maintenance
as specified by soils report. shall comply w/channel geom-
3. Lined channel side slopes as etry specified in the Drainage
specified by soils report. Manual.
IV. GRADING PLANS (REF: GRADING ORDINANCE NO. 56-87)
A. General
_ 1. Contour lines of existing & _ 5. On a case by case basis it
proposed finished grades shown. may be necessary to have a
2. Contour intervals not greater field survey where obstruc-
than 5'. tions may block an aerial
3. Contours extend a min. 50' beyond topo.
affected area. _ 6. Lot pads shown.
4. Location, width, direction of flow _ 7. Signature of Soils Engr.
& approx. location of tops & toes shown stating that the plans
of banks of any watercourses conform to the soils report.
shown.
B. Design
1. The slope of cut or fill surfaces _ 3. Terraces at least 8' in width
of excavations shall not be shall be established at not
steeper than 2:1 unless approved more than 25' in height in-
by the City Engineer and tervals for all cut & fill
Soils Engineer. slopes exceeding 30' in ht.
4. Down-drains or drainage out-
lets shall be provided at
2. Setbacks from property boundaries, approx. 300' intervals along
buildings, & structures shall meet the drainage terrace.
Fig. 1 & 2 & Table 70C in the UBC
and as directed by the City
Engineer.
C. Erosion and Sediment Control
_ 1. Grading plans shall be designed _ 3. Erosion & sediment control
w/long term erosion & sediment plan shall include an ef-
control. fective revegation program
2. The ABAG erosion control & sedi- to stabilize all disturbed
ment control handbook should be areas.
used as a guide in preparing _ 4. Grading shall be limited
plans. betw. 10/1 to 4/15 on a case-
by-case basis.
PACE `Y� -.L
�.� O i'
_HE CITY OF DUBLIN P1
P.O.Box 2340
Dublin.CA 94568 (415)829-4600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I (property owner) do hereby
agree that all plants (trees, shrubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for (name of
project) located at
(address). All plants will be replaced in kind as per the
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
thatinstalled
irrigation
will ; _led
furthersystem be _n-�
I agree the s.s�e
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for least one (1) year from the date of the landscaping
installation.
This agreement is binding against this and all property owners
of record.
. Signed:
Date:
•
ATTACHMENT 6
Form 83-05 1/83
'%l/f0�1 1 U\C' —— — —
!MI CITY OF DUBLIN
,/
/ F.O.Eox 2340.Dut`1i9,Cair:'orna°?568 • City Oiiices.100 Civic Ra>a.Di.blin,Caiifcoc - ca
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be cpenable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
.cylinder dead-bolt lock may be used on the main exit door if thee_ is a readily -
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the _nactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike olates. Strike plates for wood jambs shall be the high security type
and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or'similar attack. An auxiliary
locking device shall be'installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration(415)833-5650•City Council(415)833-6605•Finance(415)833.6640•8u8dng Inspececn(415)833-6620
Code Enforcement(415)633-6620 • Engineering(415)833-6630 • Planning(415)833-6610
Police(415)833.6670 • Put5c Wor45(415)833.6630 • Recreation(415)833.6645 PAGE OF.
•
material and engage the metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Windows. All accessible windows which are not located at the front or main
entrance side of a non-residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of Withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device -
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tampered glass.
9. Openable transoms. All exterior openable transoms exceeding E x 12 which are
not located on the front or main entrance side of a non-residential building
shall be protected with a steel grill and 1/4" minimum bars not more than 2" on
center or by a screen with 1/8" diameter wire mesh not core than 2"`oncenter
mounted on the inside.
9. Roof openings. All skylights on the roof of a non-residential building shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
• b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws at
6" o.c.;
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building,or premise used for business purposes shall be secured by
covering the same with'eitherof the following:
("N
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders. Exterior ladders to the roof are not permitted.
1/90
•
}n L
CITY OF DUBLIN
r--- WATER EFFICIENT LANDSCAPE ORDINANCE
Ordinance No. : 18-92
Date of Adoption: December 14, 1992
City Of Dublin Water Efficient Landscape Ordinance
INDEX
SEC. Pat,.
8.20.010 PURPOSE 1
8.20.020 APPLICABILITY 1
8.20.030 DEFINITIONS 2
8.20.040 PROVISIONS FOR NEW OR REHABILITATED LANDSCAPES 6
I. Landscape Documentation Package 6
II. Elements of the Landscape Documentation Package 7
• : . Water Conservation Concept Statement 7
_
3. The Maximum AD-?!led Water Allowance 7
C. Estimated Applied Water Use 7
D. Estimated Total Water Use 7
E. Landscape Design Play 8
1. Plant Selection and Grouping 8
2. Water Features 9
3. Landscape Design Plan Specifications
F. Irritation Design Plan 9
1. v Irrigation Design Criteria 9
2. Recycled Water 10
3. Irrigation Design Plan Specifications !1
G. Irrigation Schedules 11
H. Maintenance Schedules 12
I . Landscape Irritation Audit Schedules 12
J . Grading DesignPlan 13
K. Soils 13
L. Certification 13
III. Public Education 14
A. Publications 14
B. Model Homes 14
8 .20.050 PROVISIONS FOR EXISTING LANDSCAPES 14
T . Water Management 14
II. Water Waste Prevention 13
8 .20.060 REFERENCE EVAPOTRANSPIRATION 13
APPENDIX: SAMPLE FORMS
Water Conservation Concept Statement
Certificate of Substantial Completion
e
ORDINANCE NO. 18-92
AN ORDINANCE OF THE CITY OF DUBLIN
ADDING CHAPTER 8.20
PERTAINING TO WATER EFFICIENT LANDSCAPING
TO THE MUNICIPAL CODE AND
DECLARING THE ORDINANCE AN URGENCY ORDINANCE
The City Council of the City of Dublin does ordain as follows:
SECTION 1: Chapter 8.20 shall be added to the City of Dublin Municipal Code and
read as follows:
"Section 8.20.010: PURPOSE
The purpose of this ordinance is to:
(a) Reduce irrigation water consumption with no decline in the physical and
visual quality of urban landscaping;
(b) Establish a sufficient but flexible structure for desi_nina,
and maintaining water efficient landscapes in local projects.
Section 8.20.020: APPLICABILITY
The requirements of this ordinance shall apply to all Building or Development
permits issued after December 31, 1992, for:
• (a) All new and rehabilitated landscaping for public agency projects and
private development projects that require a Development and/or Building
permit with new or rehabilitated landscapes that meet the criteria of
Section 8.20.020, including but not limited to industrial, commercial,
and recreational projects; and
•
(b) Developer-installed landscaping in single-family and multi-family
projects; and
The requirements of this ordinance do not apply to:_
(a) Homeowner-provided landscaping at existing and new single-family and
multi-family projects;
(b) Cemeteries;
. (c) Registered historical sites;•
- 1 PAGE OF���
d ems
,(d) Ecological restoration projects that do not require a permanent
irrigation system;
(e) Landscaping irrigated solely by reclaimed water and to which no potable
pipeline exists for irrigation purposes; or
(f) ...Any project with a landscaped area less than 5,000 square feet.
Section 8.20.030: DEFINITIONS
The words used in this ordinance have the meaning set forth as follows:
(a) "anti-drain valve" or "check valve" means a valve located under a
•
sprinkler head to hold water in the system so it minimizes drainage from
the lower elevation sprinkler heads.
. --- (b) "application rate" means the depth of water applied to a given area,
usually measured in inches per hour.
(c) "applied water" means the portion of water supplied by the irrigation
system to the landscape.
(d) "automatic controller" means a mechanical or solid state timer, capable
of operating valve stations to set the days and length of time of a
water application.
(e) "backflow prevention device" means a safety device used to prevent
polluti0n or contamination of the water supply due to the reverse flew
of water from the irrigation system.
(f) "ce-t'f4ed landscape irrigation auditor" means an individual certified
by the irrigation Association (a nationwide organization). The State of
California provides training that is certified by the Irrigation
Association.
(g) "City" means the City of Dublin.
(h) "conversion factor (0.62)" means a number that converts the maximum
applied water allowance from acre-inches per acre per year to gallons
per square foot per year. The conversion factor is calculated as
follows:
(325,851 gallons/ 43,560 square feet)/12.inches - (0.62)
325,851 gallons — one acre foot '
43,560 square feet — one acre -
12 inches — one foot
To convert gallons per year to 100-cubic-feet per year, another common
billing unit for water, divide gallons per year by 748.
(748 gallons — 100 cubic feet.)
- 2 -
. .
a e
(i) "Development Permit" means approval for any type of development or
development project as defined in Government Code Section 65927 and
65928.
(j) "District" means the Dublin San Ramon Services District.
(k) "ecological restoration project" means a project where the site is
intentionally altered to establish a defined, indigenous, historic
ecosystem.
(1) "emitter" means drip irrigation fittings that deliver water slowly from
the system to the soil.
(m) "established landscape" means the point at which plants in t.he landscape
have developed roots into the soil adjacent to the root ball.
plant
"establishment period" means the first year after installing the
in the landscape.
(o) "Estimated Applied Water Use" means the portion of the Estimated Total
Water Use that is derived from applied water. The Estimated Applied
Water Use shall not exceed the Maximum Applied Water Allowance. The
Estimated Applied Water Use may be the sum of the water recommended
through the irrigation schedule, as referenced in Section 8.20.040 (II)
(c).
(p) "Estimated Total Water Use" means the annual total amount of water
estimated to be needed to keep the plants in the landscaped area
healthy. It is based upon such factors as the local evapotranspiration
rate, the size of the landscaped area, the types of plants, and the
efficiency of the irrigation system as described in Section 8.20.040
(II) (d).
(q) "ET adjustment factor" means a factor of 0.8, that, when applied to
reference evapotranspiration, adjusts for plant factors and ; ration
efficiency, two major influences upon the amount of water that needs to
be applied to the landscape.
A combined plant mix with a site-wide average of 0.5 is the basis of the
plant factor portion of this calculation. The irrigation efficiency for
purposes of the ET Adjustment Factor is 0.625.
Therefore, the ET Adjustment Factor (0.8) — (0.5/0.625).
•
(r) "evapotranspiration" means the quantity of water evaporated from
adjacent soil surfaces and transpired by plants during a specific time.
(s) "flow rate" means the rate at which water flows through pipes and valves
(gallons per minute or cubic feet per second).
(t) "hydrozone" means a portion of the landscaped area having plants with
similar water needs that are served by a valve or set of valves with the
same schedule. A hydrozone may be irrigated or non-irrigated. For (�
n:J �. L
3 _
Fi;c:�
/1
d
example, a naturalized area planted with native vegetation that will not
need supplemental irrigation once established is a non-irrigated
hydro-zone.
(u) "infiltration rate" means the rate of water entry into the soil
expressed as a depth of water per unit of time (inches per hour).
(v) "irrigation efficiency" means the measurement of the amount of water
beneficially used divided by the amount of water applied. Irrigation
efficiency is derived from measurements and estimates of irrigation
system characteristics and management practices. The minimum irrigation
efficiency for purposes of this ordinance is 0.625. Greater irrigation
efficiency can be expected from well designed and maintained systems.
(w) "landscape irrigation audit" means a process to perform site
inspections, evaluate irrigation systems, and develop efficient
irriEation schedules.
(x) "landscaped area" means the entire parcel less the buildinE footprint,
driveways, non-irrigated portions of parking lots, bards:apes - such as
decks and patios, and other non-porous areas. Water features are
included in the calculation of the landscaped area. Areas dedicated to
edible plants, such as orchards or vegetable gardens are not included.
(y) "lateral line" means the water delivery pipeline that supplies water to
the emitters or sprinklers from the valve.
(z) "main line" means the pressurized pipeline that delivers water from the
water source to the valve or outlet.
(ea) "Maximum Applied Water Allowance" means, for design purposes, the upper
limit of annual applied water for the established landscaped area as
specified in Section 8.20.040 (II) (b). It is based upon the area's
reference evapotranspiration, the ET Adjustment Factor, and the size of
the landscaped area. The Estimated Applied Water Use shall not exceed
the Maximum Applied Water Allowance.
(bb) "mulch" means any material such as leaves, bark, straw or other
mat =ls left loose and applied to the soil surface for the beneficial
purpose of reducing evaporation.
(cc) "operating pressure" means the pressure at which a system of sprinklers
is designed to operate, usually indicated at the base of a sprinkle_.
•
(dd) "overhead sprinkler irrigation systems" means those with high flow rates
(pop-ups, impulse sprinklers, rotors, etc.)
(ee) "overspray" means the water which is delivered beyond the landscaped
area, wetting pavements, walks, structures, or other non-landscaped
areas.
- 4 -
e'N es
(ff) "permit" means a Building or Development permit for a project which, as
part of its scope, involves the installation of new landscaping or
rehabilitating an existing landscape.
(gg) "plant factor" means a factor that, when multiplied by reference
evapotranspiration, estimates the amount of water used by plants. For
purposes of this ordinance, the average plant factor of low water using
plants ranges from 0 to 0.3, for average water using plants the range is
0.4 to 0.6, and for high water using plants the range is 0.7 to 1.0.
(hh) "rain sensing device" means a system which automatically shuts off the
irrigation system when it rains.
(ii) "record drawing" or "as-builts" means a set of reproducible drawings
which show significant changes in the work made during construction and
which are usually based on drawings marked up in the field and other
data furnished by the contractor.
(jj) "recreational area" means areas of active play or recreation such as
sports fields, school yards, picnic grounds, or other areas with intense
foot
(kk) "recycled water," "reclaimed water," or "treated sewage effluent water
means treated or recycled waste water of a quality suitable for
nonpotable uses such as landscape irrigation; not intended for human.
consumption.
(11) "reference evapotranspiration" or "ETo" means a standard r..= =^ -rent o=
environmental parameters which affect the water use of plants. ITo is
given in inches per day, month, or year as represented in Section.
8.20.060, and is an estimate of the evapotranspiration of a large field
of four- to seven-inch tall, cool-season grass that is well
Reference evapotranspiration is used as the basis of determining the
Maximum Applied Water Allowances so that regional differences ir. climate
can be accommodated.
(mm) "rehabilitated landscape" means any relandscaping project that requires
a permit.
(nn) "runoff" means water which is not absorbed by the soil or landscape to
which it is applied and flows from the area. For example, runoff may
result from water that is applied at too great a rate (application rate
exceeds infiltration rate) or when there is a severe slope.
(oo) "soil moisture sensing device" means a device that measures the amount
of water in the soil.
(pp) "soil texture" means the classification of soil based on the percentage
of sand, silt, and clay in the soil.
(qq) "sprinkler head" means a device which sprays water through a nozzle.
•
- 5 -
•
d e
(rr) "static water pressure" means the pipeline or municipal water supply
pressure when water is not flowing.
•
(ss) "station" means an area served by one valve or by a set of valves that
operate simultaneously.
(tt) "turf" means a surface layer of earth containing mowed grass with. its
roots. Annual bluegrass, Kentucky bluegrass, Perennial ryegrass, Red
fescue, and Tall fescue are cool-season grasses. Bermudagrass, Kikuyu-
grass, Seashore paspalum, St. Augustinegrass, Zoysiagrass, and Buffalo
grass are warm-season grasses.
(uu) "valve" means a device used to control the flow of water in the
irrigation system.
(vv) "water conservation concept statement" means a one-page checklist and
narrative summary of the project as shown in Section 8.20.040 (II).
Section 8.20.040: PROVISIONS FOR NEW OR REHABILITATED LANDSCAPES
I. LANDSCAPE DOCUMENTATION PACKAGE
(a) A copy of the landscape documentation package conforming to this chapter
shall be submitted to the City. No Development or Building permit shall
be issued until the City reviews and approves the landscape
documentation package.
(b) A copy of the approved landscape docume....«ion package shall be provided
to the property owner or site manager along with the record drawings and
any other information normally forwarded to the property owner or site
manager.
(c) A copy of the Water Conservation Concept Statement and the Certificate
of Substantial Completion shall be sent by the project manager to the
City and to the local retail water purveyor, the Dublin San. Ramon
Services District, prior to the final sign-off of the permit by the
City.
(d) Each landscape documentation package shall include the following
elements, which are described in Section 8.20.040 (II):
(1) Water Conservation Concept Statement -.
(2) Calculation of the Maximum Applied Water Allowance
(3) Calculation of the Estimated Applied Water Use
(4) Calculation of the Estimated Total Water Use
(5) Landscape Design Plan
(6) Irrigation Design Plan
(7) Irrigation Schedules
(8) Maintenance Schedule
(9) Landscape Irrigation Audit Schedule
(10) Grading Design Plan
(11) Soil Analysis (if applicable) �(R^g 56/�.�„-Y
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(12) Certificate of Substantial-Completion. (To be submitted after
installation of the project).
II. ELEMENTS OF LANDSCAPE DOCUMENTATION PACKAGE
A. Water Conservation Concept Statement
Each landscape documentation package shall include a cover sheet,
referred to as the Water Conservation Concept Statement. The City will
provide a.sample statement. It shall serve as a checklist to verify
that the elements of the landscape documentation package have been
completed and have a narrative summary of the project.
B. The Maximum Applied Water Allowance
(1) A. project's Maximum Applied Water Allowance shall be calculated
using the following formula:
MAWA — (ETo) (0.8) (LA) (0.62) where:
a Maximum Applied Water Allowance (gallons per year)
ETo = Reference Evapotranspiration (inches per year)
0.8 — ET Adjustment Factor
LA = Landscaped Area (square feet)
0.62 = conversion factor (to gallons per square foot)
(2) Portions of landscaped areas in public and private projects such
as parks, playgrounds, sports fields, golf courses, or school
yards where turf provides a playing surface or serves other
recreational purposes are considered recreational areas anO may
require water in addition to the Maximum Applied Water Allowance.
A statement shall be included with the landscape design plan,
designating recreational areas to be used for such purposes and
specifying any needed amount of additional water above the Maximum
Applied Water Allowance.
•
C. Estimated Applied Water Use
(1) The Estimated Applied Water Use shall not exceed the Maximum
Applied Water Allowance.
(2) A calculation of the Estimated Applied Water Use shall be
submitted with the Landscape Documentation Package. It may be
calculated by summing the amount of water recommended in the
irrigation schedule.
D. Estimated Total Water Use
(1) A calculation of the Estimated Total Water Use shall be submitted
with the Landscape Documentation Package. The Estimated Total
Water Use may be calculated by summing the amount of water
•
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e
recommended in the irrigation schedule or calculate from the
following formula:
The Estimated Total Water Use for the entire landscaped area
equals the sum of the Estimated Water Use of all hydrozones in
that landscaped area.
EtU (hydrozone) - (ETo) (PF) (HA) (.62)
(If)
EWU (hydrozone) - Estimated Water Use (gallons per year)
ETo -Reference Evapotranspiration (inches per year)
PF - plant factor
HA - hydrozone area (square feet)
(.62) - conversion factor
IE - irrigation efficiency
E. Landscape Design Plan
A landscape design plan meeting the following requirements shall be
submitted as part of the landscape documentation package.
(1) Plant Selection and Grouping
(a) Any plants may be used in the landscape, providing
the
Estimated Applied Water Use recommended does not exceed the
Maximum Applied Water Allowance and that the plants meet the
specifications set forth in (b), (c), (d), and (e).
(b) This Ordinance adopts by reference the plants listed in
Water Conservine Plants and Landscapes for the Bav Area
published by the East Bay Municipal Utility District, and
for determining water usage, the plants listed in the WUCOLS
PROJECT (Water Use Classification of Landscape Species)
developed by the University of California Cooperative
Extension.
(c) Plants having similar water use shall be grouped together in
1 distinct hydrozones.
(d) Plants shall be selected appropriately based upon their
adaptability to the climatic, geologic, and topographical
conditions of the site. Protection and preservation of
native species and natural areas is encouraged. The
planting of trees is encouraged wherever it is consistent
with the other provisions of this ordinance.
(e) Fire prevention needs shall be addressed in areas that are
fire prone. Information about fire prone areas and
appropriate landscaping for fire safety is available from
the Dougherty Regional Fire Authority or the California
Department of Forestry.
nf^:CE .OIQ
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•
e e
e%
(2) Water Features
(a) Recirculating water shall be used for decorative water
features.
(b) Pool and spa covers are encouraged.
(3) Landscape Design Plan Specifications
The.landscape design plan shall be drawn on project base sheets at
a scale that accurately and clearly identifies:
(a) Designation of hydrozones.
(b) Landscape materials, trees, shrubs, groundcover, turf, and
other vegetation. Planting symbols shall be clearly drawn
• and plants labeled by botanical name, common name, container
size, spacing, and quantities of each group of plants
indicated.
(c) Property lines and street names.
(d) Streets, drive =ys, walkways, and other paved areas.
(e) Pools, ponds, water features, fences, and retaining walls.
(f) Existing and proposed buildings and structures including
elevation view if applicable.
(g) Natural features including but not limited to rock
outcroppings, existing trees, shrubs that will remain.
(h) Tree staking, plant installation, soil preparation details,
and any other applicable planting and installation details.
(i) A calculation of the total landscaped area in relation to
the project site and a calculation of total turf area in
• relation to the landscaped area.
(j) Designation of recreational areas.
F. Irrigation Design Plan
An irrigation design plan meeting the following conditions shall be
submitted as part of the Landscape Documentation Package.
(1) irrigation Design Criteria
(a) Runoff and Oversoray. Soil types and infiltration rate
shall be considered when designing irrigation systems.' All
irrigation systems shall be designed to avoid runoff, low
head drainage, overspray, or other similar conditions where
water flows onto adjacent property, non-irrigated areas,
9• rAP-7 (fii r,71 q
n es
walks, roadways, or structures. Proper irrigation equipment
• and schedules, including features such as repeat cycles,
shall be used to closely match application rates to
infiltration rates therefore minimizing runoff.
Special attention shall be given to avoid runoff on slopes
and to avoid overspray in planting areas with a width less
than ten feet, and in median strips.
No overhead sprinkler irrigation systems shall be installed
in median strips less than ten feet wide.
(b) Irrigation Efficiency. For the purpose of determining the
maximum applied water allowance, irrigation efficiency is
assumed to be 0.625. Irrigation systems shall be desi ned,
maintained, and managed to meet or exceed 0.625 efficiency.
(c) Eauipment. •
Water Meters: Separate landscape water meters shall be
installed for all projects except for single family hoes.
Controllers: Automatic control systems shall be required
for all irrigation systems and must be able to accommodate
all aspects of the design.
Valves: Plants which require different amounts of water
ter
shall be irrigated by separate valves. If one valve used
for a given area, only plants with similar water use shall
be used in that area. Anti-drain (check) valves shall be
installed in strategic points to minimize or prevent low-
head drainage.
Sprinkler Heads: Heads and emitters shall have consistent
application rates within each control valve circuit.
Sprinkler heads shall be selected for proper area cove.._=,
application rate, operating pressure, adjustment capability
and ease of maintenance.
Rain Sensing Override Devices: Rain sensing override
devices are recommended for all irrigation systems.
Soil Moisture Sensing Devices: It is recommended that soil
moisture sensing devices be considered where appropriate.
(2) Recycled Water
(a) The installation of recycled water irrigation systems (dual
distribution systems) shall be required to allow for the
current and future use of recycled water, unless a written
exemption has been granted as described in the following
section (2)(b).
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(b) Irrigation systems shall make use of recycled water unless a
• written exemption has been granted by the District, stating
that recycled water meeting all health standards is not
available and will not be available in the foreseeable
future for this particular site.
(c) The recycled water irrigation systems shall be designed and
operated in accordance with all local and state codes.
(3) Irrigation Design Plan Specifications
Irrigation systems shall be designed to be consistent with'
hydrozones.
The irrigation design plan shall be drawn on project base sheets.
It shall be separate from, but use the same format as, the
landscape design plan. The scale shall be the same as that used
for the landscape design plan described in Section 8.20.040 (II)
(a)•
_The irrigation design plan shall accurately and clearly identify:
(a) • Location and size of separate water meters for the
landscape, if applicable.
(b) Location, type, and size of all components of the _ t
system, including automatic controllers, main and lateral
lines, valves, sprinkler heads, moisture sensing devices,
rain switches, quick couplers, and backflow prevention
devices.
(c) Static water pressure at the point of connection to the
. public water supply.
(d) Flow rate (gallons per minute), application rate (inches per
hour), and design operating pressure (psi) for each station.
• (e) Recycled water irrigation systems as specified in the
Section 8.20.040 (II) (f) (2).
G. Irrigation Schedules
Irrigation schedules satisfying the following conditions shall be
submitted as part of the Landscape Documentation Package.
(1) An annual irrigation program with monthly irrigation schedules
shall be required for the plant establishment period, for the
established landscape, and for any temporarily irrigated areas.
(2) The irrigation schedule shall:
PAGE.
11
(a) include run time (in minutes per cycle), suggested number of
• cycles per day, and frequency of irrigation for each
station; and
(b) provide the amount of applied water (in hundred cubic feet,
gallons, or in whatever billing units the District uses)
recommended on a monthly and annual basis.
(3) The total amount of water for the project shall include water
designated in the Estimated Total Water Use calculation plus water
needed for any-.cater features, which shall be considered as a high
water using hydrozone.
(4) Recreational areas designated in the landscape design plan shall
be highlighted and the irrigation schedule shall indicate if amy
additional water is needed above the Maximum Atplied Water
__
Allowance because of high plant `actors (but not due to
inefficiency.)
(5) Whenever possible, irrigation scheduling shall incorporate the use
of evapotranspiration data such as those from the California
Irrigation Management Information System (CIMIS) weather stations
to apply the appropriate levels of water for different climates.
(6) Whenever possible, landscape irrigation shall be scheduled between
9:00 p.m. and 7:00 a.m. to avoid irrigating during times of hi_h
wind or high temperature.
H. Maintenance Schedules
A regular maintenance schedule satisfying the following conditions shall
be submitted as part of the Landscape Documentation package:
(1) Landscapes shall be maintained to ensure water efficiency. A
regular schedule shall include but not be limited to
checking, adjusting, and repairing irrigation equipment; resetting
the automatic controller; aerating and dethatching turf areas;
replenishing mulch; fertilizing; pruning, and weeding in all
landscaped areas.
(2) Whenever possible, repair of irrigation equipment shall be done
with the originally specified materials•or their equivalents.
I. Landscape Irrigation Audit Schedules
A schedule of landscape irrigation audits, for all but single family
residences, satisfying the following conditions shall be submitted to
the City as part of the Landscape Documentation Package.
(1) At a minimum, audits shall be in accordance with the State of
California Landscape Water Management Program as described in the
Landscape' rrigation Auditor Handbook, the entire document, which
is hereby incorporated by reference. (See Landscape Irrigation
mykia:1
•
12 7
�1 /1
Auditor Handbook (June 1990)_version 5.5 (formerly Master Auditor
•
Training)), or as may be updated.
(2) The schedule shall provide for landscape irrigation audits to be
conducted by State-certified landscape irrigation auditors at
least once every five years and submitted to the local water
purveyor, the Dublin San Ramon Services District.
J. Grading Design Plan
•
Grading design plans satisfying the following conditions shall be
submitted as part of the Landscape Documentation Package.
(1) A grading design plan shall be drawn on project base sheets. It
shall be separate from but use the same format as the landscape
design plan.
(2) The grading desgn plan shall indicate finished configurations and
elevations of the landscaped area, including the ght of graded
slopes, drainage patterns, pad elevations, and finish grade.
K. Soils
li
(1) A soil analysis for projects with landscaping over 20,000 square
feet (SF) satisfying conditions (a),(b), and (c) shall be prepared
by a licensed soils labor analyst and shall be suhn coed as parr
of the Landscape Documentation Package.
(a) Determination of soil texture, indicating the percentage of
organic matter.
(b) An approximate soil infiltration rate (either measured or
derived from soil texture/infiltration rate tables). A
range of infiltration rates shall be noted where
appropriate.
(c) Measure of pH, and total soluble salts.
(2) For projects with landscaping under 20,000 SF (unless a soils
analysis has been undertaken), soil shall be amended using six (5)
cubic yards (CY) of nitrified soil conditioner per 1,000 SF
incorporated into the top six (6) inches of soil.
(3) A mulch of at least three inches shall be applied to all planting
areas except turf. -
L. Certification
(1) Upon completing the installation of the landscaping and the
irrigation system, an irrigation audit shall be conducted by a
certified landscape irrigation auditor prior to the final field
observation. (See Landscape Irrigation Auditor Handbook as
referenced,,in Section 8.20.040 (II) (i).)
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d s
(2) A licensed landscape architect or contractor, certified irrigation
•
designer, or other licensed or certified professional in a related
field shall conduct a final field observation and, prior to
occupancy of the building or establishment of use of property,
shall provide a certificate of substantial completion to the City.
The certificate shall specifically indicate that plants were
installed as specified, that the irrigation system was installed
as designed, and that an irrigation audit has been performed,
along with a list of any observed deficiencies.
(3) Certification shall be accomplished by completing a Certificate of
Substantial Completion and delivering it to the City, to the
retail water supplier, and to the Owner of Record. The City will
provide a sample certificate form.
III. PUBLIC EDUCATION
A. Publications.
Information about the efficient use of landscape water is available to
water users throughout the community from the District.
B. Model Homes.
At least one model home that is landscaped in each project consisting of
eight or more homes shall demonstrate via signs and _nfcrmation the
principles of water efficient landscapes described in this ordinance.
1. Signs shall be used to identify the model as an example of a water
efficient landscape and featuring elements such as hydrozones,
irrigation equipment and others which contribute to the overall
water efficient theme.
2. Information shall be provided by the project developer about
designing, installing, and maintaining water efficient landscapes.
Section 5.20.050: PROVISIONS FOR EXISTING LANDSCAPES
I. WATER MANAGEMENT
•
•
All existing landscaped areas in the City that are one acre or more, including
golf courses, green belts, common areas, multi-family.housing, businesses,
parks, cemeteries, and publicly owned landscapes shall perform a landscape
irrigation audit at the property owner's request at least every five years.
At a minimum, the audit shall be in accordance with the California Landscape
Water Management Program as described in the Landscape Irrigation Auditor
Handbook, the•entire document which is hereby incorporated by reference. (See
Landscape Irritation Auditor-Handbook, Dept. of Water Resources, Water
Conservation Office (June 1990) version 5.5, or as may be updated.) Results
shall be presented to the District for review.
EL-4._k00,74
•
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a .
Auditor Handbook (June 1990)_version 5.5 [formerly Master Auditor
• Training)), or as may be updated.
(2) The schedule shall provide for landscape irrigation audits to be
conducted by State-certified landscape irrigation auditors at
least once every five years and submitted to the local water
purveyor, the Dublin San Ramon Services District.
J. Grading Design Plan
Grading design plans satisfying the following conditions shall be
submitted as part of the Landscape Documentation Package.
(1) A grading design plan shall be drawn on project base sheets. It
shall be separate from but use the same format as the landscape
design plan.
(2) The grading design plan shall indicate finished configurations and
elevations of the landscaped area, including the height of graded
slopes, drainage patterns, pad elevations, and finish grade.
K. Soils
(1) A soil analysis for projects with landscaping over 20,000 square
feet (SF) satisfying conditions (a),(b), and (c) shall be prepared
by a licensed soils lab or analyst and shall be submitted as part
of the Landscape Documentation Package.
(a) Determination of soil texture, indicating the percentage of
organic matter.
(b) An approximate soil infiltration rate (either measured or
derived from soil texture/infiltration rate tables). A
range of infiltration rates shall be noted where
appropriate.
• (c) Measure of pH, and total soluble salts.
(2) For projects with landscaping under 20,000 SF (unless a soils
analysis has been undertaken), soil shall be amended using six (6)
cubic yards (CY) of nitrified soil conditioner per 1,000 SF •
incorporated into the top six (6) inches of soil.
(3) A mulch of at least three inches shall be applied to all planting
areas except turf.
L. Certification
(1) Upon completing the installation of the landscaping and the
irrigation system, an irrigation audit shall be conducted by'a
certified landscape irrigation auditor prior to the final field
observation. (See Landscape Irrigation Auditor Handbook as
referenced in Section 8.20.040 (II) (i).)
13 - lLi
^
(2) A licensed landscape architect or contractor, certified irrigation
designer, or other licensed or certified professional in a related
field shall conduct a final field observation and, prior to
occupancy of the building or establishment of use of property,
shall provide a certificate of substantial completion to the City.
The certificate shall specifically indicate that plants were
installed as specified, that the irrigation system was installed
as designed, and that an irrigation audit has been performed,
along with a list of any observed deficiencies.
(3) Certification shall be accomplished by completing a Certificate of
Substantial Completion and delivering it to the City, to the
retail water supplier, and to the Owner of Record. The City will
provide a sample certificate form.
III. PUBLIC EDUCATION
A. Publications.
Information about the efficient use of landscape water is available to
water users throughout the community from the District.
B. Model Homes.
At least one model home that is landscaped in each project consisting of
eight or more homes shall demonstrate via signs and information the
principles of water efficient landscapes described in this ordinance.
1. Signs shall be used to identify the model as an example of a water
efficient landscape and featuring elements such as hydrozones,
irrigation equipment and others which contribute to the overall
water efficient theme.
2. Information shall be provided by the project developer about
designing, installing, and maintaining water efficient landscapes.
Section 8.20.050: PROVISIONS FOR EXISTING LANDSCAPES
I. WATER MANAGEMENT
•
All existing landscaped areas in the City that are one ace or more, including
golf courses, green belts, common areas, multi-family.housing, businesses,
parks, cemeteries, and publicly owned landscapes shall perform a landscape
irrigation audit at the property owner's request at least every five years.
At a minimum, the audit shall be in accordance with the California Landscape
Water Management Program as described in the Landscape Irrigation Auditor
Handbook, the entire document which is hereby incorporated by reference. (See
Lardsceme Irritation Auditor Handbook, Dept. of Water Resources, Water
Conservation Office (June 1990) version 5.5, or as may be updated.) Results
shall be presented to,the District for review.
1
PACE(4 O 1
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n
Recognition of projects that stay within the'Maximum Applied Water Allowance
is encouraged.
II. WATER WASTE PREVENTION
Water Waste Prevention shall fall under the authority of the District.
c Section 8.20.060: REFERENCE EVAPOTRANSPIRATION in inches (Historical Data,
-- extrapolated from 12-Month Normal Year ETo Maps and U.C. publication 21426):
.o Ann.
County City Jan. Feb. Mar. Apr. Mav Jun. Jul. Aue. Sep. Oct. Nov. Dec. ETo
:n Alameda Livermore 1.2 I.5 2.9 4.4 5.9 6.6 7.4 6.4 5.3 3.2 1.5 0.9 47.2
Oakland 1.5 1.5 2.8 3.9 5.1 5.3 6.0 5.5 4.8 3.1 1.4 0.9 41.8"
SECTION 2: Ureencv Ordinance: This provisions of this ordinance shall take e --
on January 1, 1993, pursuant to Government Code Section 36937 as an urgency
ordinance. The urgency is based on the fact that such an ordinance is required by
the State of California prior to January 1, 1993.
SEECT_0N 3: Postin_ of 0rdir.ance: The City Clerk of the City of Dublin shall cause
this Ordinance to be posted in at least three (3) public places in the City of
Dublin in accordance with Section 36933 of the Government Code of the State of
California.
PASSED, APPROVED, AND ADOPTED this 14th day of December, 1992.
AYES: Councilmembers Burton, Houston, Howard, Moffatt
and Mayor Snyder
NOES: None
•
ABSENT: Nona
Mayor
ATTEST:
City(Clerk
:a:
a:\december\Idscpord
- 15 - F':'i"c-1 r^-.�.�J..
v:
ewN
egs
SAMPLE CERTIFICATE OF SUBSTANTIAL COMPLETION
Project Site: Project Number:
Project Location:
Preliminary Project Documentation Submitted: (Check indicating submittal)
1. Maximum Applied Water Allowance: gallons or cubic feet/year
2. Estimated Applied Water Use: gallons or cubic feet/year
3. Estimated Total Water Use: gallons or cubic feet/year
4. Landscape Design Plan
5. Irrigation Design Plan
6. Irrigation Schedules
7. Maintenance Schedule
8. Landscape oa Audit Schedule
9. Grading Design Plan
10. Soil Analysis
Post-Installation Inspection: (Check indicating substantial completion)
A. Plants installed as specified
B. Irrigation system installed as designed
dual distribution system for recycled water
minimal runoff or overspray
C. Landscape Ir-+;=tion Audit performed
Project submittal package and a copy of this certification have been provided
to owner/manager and to Dublin San Ramon Services District.
-CO`LMENTS:
PAGE—A) 07 '71
eN
Certificate of Substantial Completion (Cont.) Page 2
I/we certify that work has been installed in accordance with the contract documents.
Contractor Signature Date State License r
we I/ certify that based upon periodic site observations, the work has been
substantially completed in accordance with the Water Efficient Landscape Ordinance
and that the landscape planting and irrigation installation conform with the
approved plans and specifications.
`Landscape Architect Signature Date State License
or Irrigation Designer/Consultant
or Licensed or Certified Professional in a Related Field
I/we certify I/we have received all of the contract documents and that it is
our responsibilithat
to see that the project is maintained in accordance with the
contract documents.
Owner Signature Date
•
PACE ..41
t
`i.rr,. 0"W1621 CITY OF DUBLIN -- --- -- -- --
�/I P.O. Box 2340, Dublin, California 94568 City Offices. 100 Civic Plaza. Dublin, Caiifcr-pa 94568
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames . Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices. -
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates. Strike plates for wood jambs shall be the high security type
"and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
3111111 4. Jambs . Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
2
PR6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
CC) locking device shall be 'installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration (415) 833-6650 • City Council (415) 833-6605 • Finance (415) 833-6640 • Building Inspection (415) 833-6620
ne, l , ��� co Code Enforcement (415) 833.6620 • Engineering (415) 833-6630 • Planning (415) 833-6610
et
Police (415) 833-6o%0 • Public Works (415) 833-6630 • Recreation (a.o) 833-6645 J'tCE�01
/1 /'1
material and engage the metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Windows. All accessible windows which are not located at the front or main
entrance side of a non-residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tempered glass.
9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which are
not located on the front or main entrance side of a non-residential building
shall be protected with a steel grill and 1/4" minimum bars not more than 2" on
center or by a screen with 1/8" diameter wire mesh not more than 2" on center
mounted on the inside.
9. Roof openings. All skylights on the roof of a non-residential building shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws at
6" o.c.;
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building o,r premise used for business purposes shall be secured by
covering the same with eitherof the following: 7 '�I
en4 3 r1'T
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders . Exterior ladders to the roof are not permitted.
1/90
- CALIFORNIA ••
PACIFIC
HOMES
11111111111111
December 2, 1994
Mr, Roger Mahany
Valley Christian Center
11883 Dublin Boulevard, Suite A-140
Dublin, CA 93548
RE: Secondary Emergency Access Across Hansen Ranch
Dear Mr. Mahany:
This letter is being provided in connection with your upcoming Planning
Commission hearing for expansion of the school facilities on the Valley Christian Center
property. California Pacific Homes has no objection to allowing the City of Dublin Fire
Department emergency access across its Hansen Ranch property (subject to an
appropriate hold harmless agreement from the Fire Department). When Phase I of our
planned development is built, the Fire Department will be able to obtain secondary
emergency access across the public street which will be built pursuant to our existing
project approvals. If for any reason we should seek to amend these approvals, which
amendment would impact the planned access between Silvergate Drive and the Valley
Christian Center property, we will be happy to work with the Valley Christian Center
and the Fire Department to ensure a means of secondary emergency access remains
across the Hansen Ranch property
I hope this is responsive to your inquiry. If you have any further questions,
please do not hesitate to contact me.
Very truly yours,
TJy . Slavin
President
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NF.WPORT REACH,CALIFORNIA 92660
714/721-2770 rAE 714/644-4293
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
1. Final building and site development plans shall be reviewed and approved
by the Planning Department staff prior to the issuance of a building
permit. All such plans shall insure:
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ential
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a. establishedrd byctheercial DublinoPolicedDepartmentuare requirements as
That provided.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls.
d. That exterior lighting of the building and site is not directed
onto adjacent properties and the light source is shielded from
direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably
masonry) and in harmony with the architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted
to match the color of adjacent surface.
h. That all materials and colors are to be as approved by the Dublin.
Planning Department. Once constructed or installed, all
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character shall be
• resubmitted to the Dublin Planning Department for approval.
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the building.
k. That all other public agencies that require review of the project
be supplied with copies of the final building and site plans and
that compliance be obtained with at least their minimum Code
requirements.
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2. Final landscape plans, irrigation system plans, tree preservation
techniques, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
the time of planting.
c. That unless unusual circumstances prevail, at least 75% of the
proposed trees on the site are a minimum of 15 gallons in size,
and at least 50% of the proposed shrubs on the site are minimum of
5 gallons in size.
d. That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water. In unusual
circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters
and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are
rounded both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by
September 1, of any given year, are hydroseeded with perennial or
native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts,
etc., which are to be saved are fenced during construction and
grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
i. That a guarantee from the owners or contractors shall be required
guaranteeing all schrubs and ground cover, all trees, and the
irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be
required from the owner insuring regular irrigation, fertilization
and weed abatement.
3. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved
plans and the conditions required by the City.