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HomeMy WebLinkAbout3/6/1995 PC Agenda CITY OF DUBLIN PLANNING COMMISSION Regular Meeting-Dublin Civic Center Monday-7:30 p.m. 100 Civic Plaza,REGIONAL MEETING ROOM March 6, 1995 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-February 6, 1995 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. 6.1 Oath of Office to New Planning Commissioners The City Clerk will administer the oath of office to the three new Planning Commissioners. 6.2 Election of Officers(continued from the 2-6-95 meeting) 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 94-55 Petco Conditional Use Permit and Site Develo ment Reviewretail a roval request for the construction of a 12 000 s uare foot Petco store at 11976 Dublin Boulevard. 9. NEW ORUNFIIHED BUSINESS 10. OTHER BUSINESS Commission/Staff Informational Onl Re orts 11. ADJ CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: March 6, 1995 TO: Planning Commission FROM: Planning Staff PREPARED BY: Laurence L. Tong, Planning Director ir SUBJECT: Election of Officers RECOMMENDATION: 1. Elect Chairperson 2. Elect Vice-Chairperson 3. Appoint Secretary FINANCIAL STATEMENT: None DESCRIPTION: This item was continued from the December 19, 1994, January 3, 1995, January 17, 1995, and February 6, 1995, Planning Commission meetings. Since the last Planning Commission meeting,the Mayor and City Council have made appointments to fill the expiring and vacant seats. The Planning Commission Rules of Procedures provide that officers should be elected at the first meeting of the Planning Commission in December of each year. The new terms of office would typically run until December, 1995,unless a vacancy in an office occurs before that time. The Planning Commission may appoint a Secretary who may be one of its members or someone else. Staff recommends that the Planning Commission: 1)elect a Chairperson; 2)elect a Vice- Chairperson; and 3)appoint the Planning Director as Secretary. ITEM NO. 6.1 COPIES TO: Agenda File Page 1 of 1 f CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: March 6, 1995 TO: Planning Commission FROM: Planning Staff PREPARED BY: ' Dennis Carrington,Senior Planner SUBJECT: PA 94-055 PETCO Conditional Use Permit and Site Development Review GENERAL INFORMATION: PROJECT: Conditional Use Permit and Site Development Review request to allow a 12,000 square foot PETCO retail store and to waive 17%of the parking roquired by the Zoning Ordinance. APPLICANT /PROPERTY OWNER: Steve Thomas 3100 Oak Street Walnut Creek,CA 94596 LOCATION: 11976 Dublin Boulevard ASSESSOR PARCEL: 941-40-6-4 and 941-40-6-6 GENERAL PLAN DESIGNATION:Retail/Office SAN RAMON ROAD SPECIFIC PLAN DESIGNATION:Area 1,Dublin Boulevard EXISTING ZONING C-N,Neighborhood Commercial District AND LAND USE: SURROUNDING LAND USE AND ZONING: North: Springs Apartments,R-S-D-20,Suburban Residence District (2000 square feet per dwelling unit). South: Shell Gasoline Station,Frankie Johnnie Luigi Too Restaurant,H-1, Highway Frontage District East: Chevron Gasoline Station,C-1,Retail Business District West: Springs Apartments, R-S-D-20,Suburban Residence District (2000 square feet per dwelling unit). COPIES TO: Applicant Owner Address File ITEM NO. •I PACE L_Ora ZONING HISTORY: V-3715,Gelderman Sign Variance to allow a tract sign in the C-N District. Approved on May 23, 1966. V-3983, Matthews Freestanding Sign Variance. Approved on January 1, 1967. C-2025,Gelderman/Union Oil Conditional Use Permit to allow expansion of the parking area. Approved on June 4, 1969. V-4984, Union Oil Co.Sign Variance to permit the retention for 180 days following County Planning Commission action of a freestanding sign where not otherwise permitted. Approved by the County Planning Commission on July 1, 1970. APPLICABLE REGULATIONS: 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. A traffic impact fee of$20,810 is being voluntarily paid for the PETCO project. This voluntary payment will mitigate all impacts of the PETCO project to transportation/circulation within the City. GENERAL PLAN The Dublin General Plan,adopted on February 11, 1985, permits commercial uses such as stores in the Retail/Office designation. SAN RAMON ROAD SPECIFIC PLAN The San Ramon Road Specific Plan,Area 1,contains policies relating to Conditional Use Permits,Site Development Review and parking. The requirements of the specific plan are discussed below under each of the subject areas. ZONING/C-N,NEIGHBORHOOD COMMERCIAL DISTRICT Section 8-47.0 of the Zoning Ordinance allows stores which sell goods at retail in small convenience shopping facilities in the C-N,Neighborhood Commercial District. CONDITIONAL USE PERMIT 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. Area 1 of the San Ramon Road Specific Plan requires that any change from one established use to another permitted use be subject to approval of a Conditional Use Permit. The Specific Plan permits retail uses on land fronting on San Ramon Road. 2 7- 73 SITE DEVELOPMENT REVIEW Section 8-95.0 of the Zoning Ordinance 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. The General Development Criteria of the San Ramon Road Specific Plan adopted on July 25, 1983,require in Section 2,Compatibility of Uses,that special attention be placed on insuring compatibility of uses proposed in any new development with existing residential or other commercial development. During review,attention must be given to the height of the proposed structure,design,landscaping,setbacks,street side design treatment,distance between buildings,loading areas,walls and fences,and pedestrian/bicycle and service circulation. The General Development Criteria of the San Ramon Road Specific Plan require in Section 6,Setbacks,that building setbacks for new development adjacent to existing residential areas be at least twenty(20)feet and that the proposed uses be effectively screened from existing uses. PARKING Section 8-63.19 of the Zoning Ordinance requires,for retail stores with up to 12,000 square feet of Floor Area,twenty(20)parking spaces plus one parking space for each 150 square feet of Floor Area in excess of 6,000 square feet. Section 8-63.16 of the Ordinance states that Floor Area means the floor area of space used for service to the public as customers. The term Floor Area would include area occupied by fixtures and equipment used for the display or sale of merchandise,but would not include floor space used for non-public purposes such as storage,show windows,offices incidental to the management of the business and rest rooms. The General Development Criteria of the San Ramon Road Specific Plan permit in Section 7,Parking Standards,that required parking for various uses as identified by the existing City of Dublin Zoning Ordinance may be modified to allow up to 25%of required parking spaces to be waived by the Planning Commission based on evidence presented demonstrating that the particular use of land will require a smaller number of permanent spaces based on the anticipated use of the land. Sufficient evidence shall be presented demonstrating the unique or changed circumstances substantiating the waiving of required parking spaces. ANALYSIS: The Applicant is requesting a Conditional Use Permit and Site Development Review to allow a 12,000 square foot PETCO retail store and is requesting that the Planning Commission waive 17%of the required parking. This report will analyze the four major issues: 1. Environmental Review 2. Conditional Use Permit 3. Site Development Review 4. Parking Waiver 3 PAGE.3.or. ENVIRONMENTAL REVIEW Staff,as stated above,has prepared an environmental analysis of the PETCO project in accordance with CEQA,State CEQA guidelines and the City of Dublin Environmental Guidelines. The only potential impact noted in the analysis was to transportation/circulation. A traffic analysis(Attachment 1)determined that the project would contribute to traffic increases on Dublin Boulevard east of Village Parkway,to Village Parkway north of Dublin Boulevard and to I- 680 southbound ramps and connection. The traffic analysis determined that a Traffic Impact Fee of$20,810 would be necessary to mitigate all impacts to roadways in Dublin.The Applicant has agreed to voluntarily contribute$20,810 to mitigate impacts to traffic/circulation (Attachment 2). CONDITIONAL USE PERMIT The San Ramon Road Specific Plan requires that a change from one established use to another permitted use be subject to approval of a Conditional Use Permit.Language on page 2 of the Specific Plan can be interpreted to allow for the placement of retail development on this site if it is fronting on San Ramon Road. The purchase by the Applicant of land fronting on San Ramon Road from the City of Dublin(contingent on approval of this permit)would provide frontage for the proposed use on San Ramon Road thus meeting the intent of the language on page 2 of the Specific Plan. Furthermore,the Dublin General Plan which shows the property as being Designated Retail/Office which would permit the requested use. Staff recommends that the Planning Commission approve a Conditional Use Permit because the site fronts on San Ramon Road,is ideally located for a retail use,is consistent with the C-N,Neighborhood Commercial District and is consistent with the Retail/Office designation of the General Plan. SITE DEVELOPMENT REVIEW SETBACKS The proposed 12,000 square foot PETCO retail store would occupy a.87 acre site. As shown on Exhibit A,the building is proposed to be set back 20 feet from the residential uses to the north and west as required by the Specific Plan. The building is set back 132 feet from San Ramon Road and more than complies with the front yard setback of 20 feet. The building is set back 10 feet from the eventual property line along Dublin Boulevard and meets the street side yard setback requirement of the adjacent R-S-D-20 zone of 10 feet as required by the Ordinance. BUILDING HEIGHTS The proposed building would be 30 feet high at its highest point and would be consistent with the maximum allowable height in the C-N zone of 35 feet. SIGNAGE The Sign Ordinance allows a wall sign on the South elevation with a maximum size of 177 square feet(118 feet of building frontage x 1.5 = 177)pursuant to a Site Development Review. The maximum size of a wall sign allowed on the East elevation is 153 square feet(102 feet of building frontage x 1.5 = 153)pursuant to a Site Development Review. The Applicant is proposing a 175 square foot sign on the South elevation and a 151.25 square foot sign on the East elevation. These signs are,therefore,consistent with the Sign Ordinance. The Applicant is also proposing a ten foot high freestanding sign with fifty-seven square feet per side by sign ordinance definition. The Sign Ordinance allows a ten foot high sign at the property line and, therefore,the sign is consistent with regard to height. The Sign Ordinance allows a maximum area of twenty-eight(28)square feet where the sign is located five feet from the property line 4 PAGE OF 21 and,therefore,the proposed freestanding sign which has an area of fifty-seven(57)square feet could not be approved unless a Master Sign Program were adopted. Staff has included findings and a condition in the Draft Resolution of Approval of the Site Development Review permitting the proposed freestanding sign as part of a Master Sign Program. LANDSCAPING A final detailed landscape and irrigation plan is required which would be generally consistent with the landscape plan shown on Exhibit A. The landscaping on that plan must not obstruct sight distance of motorists,pedestrians or bicyclists. Landscaping at drive aisle intersections and adjacent to the pedestrian pathway must not be taller than thirty inches. The pathway adjacent to San Ramon Road contains curvatures that must be reduced in order to maximize public safety. The landscape and irrigation plan must be in conformity with the City's Water- Efficient Landscaping Ordinance. Conditions requiring the above are incorporated into the Draft Resolution of the Site Development Review. PARKING The Zoning Ordinance,as stated above,requires a maximum of sixty(60)parking spaces for this project. The Ordinance does allow for the reduction of Floor Area by the area used for non- public purposes. Staff has calculated that 1,836 square feet of the proposed building would be used for non-public purposes,yielding a Floor Area of 10,164 square feet. This Floor Area requires a net of forty-eight(48)parking spaces(20 spaces + 4164/150 or 28 spaces = 48 spaces). The Applicant is proposing forty(40)parking spaces,a reduction of eight(8)spaces or 17%. The San Ramon Road Specific Plan,as stated above,allows a maximum of a 25%reduction in required parking if evidence is presented demonstrating that PETCO will require a smaller number of permanent spaces based on the anticipated use of the land. PETCO performed a parking analysis(Attachment 3)from Thursday,January 19, 1995,to Monday,January 23, 1995,at the Chico and Stockton PETCO stores: PARKING ANALYSIS Store Maximum Parking Average Parking Average Parking Demand at any one Demand at any Demand at any time one time for entire one time during day peak hours Chico (8,000 sq.ft.) 20 6 8 Stockton (13,300 sq.ft.) 10 3 4 PETCO estimates that the average number of employees on site at any one time would be four (4). The total parking demand for the two comparable stores at any one time would therefore be 24 vehicles and 14 vehicles respectively. This demand would consume approximately one- half of the parking proposed for the Dublin PETCO. Staff is of the opinion that sufficient evidence has been presented demonstrating the proposed PETCO store would require a smaller number of permanent spaces based on the anticipated use of the land. Furthermore,the reduced demand indicated by the study shows a unique circumstance substantiating the waiving of the requested eight(8)parking spaces or seventeen(17)percent of the required parking. Findings relating to the above and a condition waiving eight(8)parking spaces and requiring forty(40)parking spaces are incorporated into the Draft Resolution of the Site Development Review(Exhibit D). 5 PAGE.or. It should be noted that the parking lot was redesigned by the Applicant to preserve the existing large Cedar tree on the site at the recommendation of City Council and members of the public. The PETCO 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 Draft Resolutions of Approval of the Conditional Use Permit and the Site Development Review. 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. 5) Adopt Draft Resolutions approving PA 94-055 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 94-055 PETCO retail store. 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: Traffic Analysis for the Proposed Dublin PETCO Store Attachment 2: Letter from Steve Thomas dated February 28, 1995 Attachment 3: Letter from PETCO dated January 25, 1995 Attachment 4: Site Development Review Standard Conditions Attachment 5: City of Dublin Non-Residential Security Requirements Attachment 6: Typical Public Works Conditions of Approval for Commercial/Industrial Site Development Review or Conditional Use Permit Development Attachment 7: Standard Plant Material,Irrigation System and Maintenance Agreement Attachment 8: City of Dublin Water Efficient Landscape Ordinance Attachment 9: Typical Parking Striping Detail 6 PAGr vzu CAP -rYF11_ 6 ANN F-1.i.- �! µ1 4fl 1:;� AkiF . r I'viZ-e. lr6F- �fr . Zi H?9 !v �4 . � m 1 . t .40 MATERIAL, LEGEND i WOOD SIDING, PAINT. DUNN EDWARDS, #836, "SWISS COFFEE". WOOD TRIM, PAINT. KELLY-MOORE,#AA-48, "RHAPSODY BLUE". SHEET METAL. CAP, PAINT. C KELLY-MOORE,#AA-5, "ALC AZAR ". INTEGRAL, COLOR CONCRETE COLUMN BASE TO MATCH P3L-K- " COLOR "A". r - - a To,H'i�. z� y 1 2 12345 SA_ N RAMON ROAD SIN MATERIAL LEGEND 8X8X16 SPLIT FACE INTEGRAL COLOR "A" CONCRETE BLOCK.. 8X8X16 SPLIT FACE INTEGRAL COLOR "B" CONCRETE BLOCK. SHEET METAL CAP, PAINT, N METAL PANEL GATE, PAINT. __ . _ : _ - ---- 3 .. T �t DUNN EDWARDS #836, ' . - "SWISS COFFEE". KELLY-MOORE. -ALA, "ALCAZAR' . f• 'Un fF_�I ram(�� ?oi MENU, _ •-�,• t � •, Q�� GEORGE MEU GROSS LAND AREA 37,395 +/ SQ. FT. (.86 ACRES) ASSOCIATES; \moo LOT COVERAGE A R C H I T E C T U • LANDSCAPING 5,104=,SQ. FT. (ON -SITE) c2 LANDSCAPING 3,067 SQ. FT. (OFF-SITE)0 PEDESTRIAN 18 • OS SQ. FT. ° CIRCULATION j GROSS FLOOR AREA 12,000 SQ. FT. PARKING/CAR 18,486 SQ. FT. CIRCULATION PARKING REQUIRED: NET BUILDING AREA 12,000 X .15 = 10,200 SQ. FT. 20 SPACES FIRST 6,000 SQ. FT. + I SPACE/EA. 150 SQ. FT (NET BUILDING AREA) 20 SPACES + 4,200/150 = 48 SPACESissue LESS 25% ALLOWED REDUCTION = 36 SPACES PARKING PROVIDED: 2 HANDICAP I o COMPACT A1 2 Z STANDARD M I a�st 4 r TOTAL G 6. 6% REDUCTION IN REQUIRED PARKING) BLTILDIN•G SIGN SCOPE Provide new building signs with single tenant registered trademark name, logo and tag line, Signs to be individual ' plastic letters, internally illuminated, either mounted to the building facade or on a freestanding monument sign. g g — - -- SIGN INVENTOR' -ire Sign -=1; 'Wall mounted sin 151.25 square feet, --� constructed of individual plastic letters �---_. (internally illuminated). Logo to be a blue cat � HIY4°-` -- ` - and a red dog, both with black trim. All letters to be red with a gold trim cap and medium � r, a I s �� ►�+F4- bronze return. Sign to be mounted on the front elevation of the building, centered over the � �v r►Ic.H—�__..��______ Uc�T/�j���P� � � £j, � -.. � -�` � ` � .:�� �� 3 • main entrance. ce. Sign #2: Wall mounted sign, 175 s - Q quare uet, r +j f \_ _______ -a a-- constructed of individual plastic lettersI G • g: -:� -- - --. L`� �./ I.��D�►J�• �' ;.�E.L �� -� i __ s,� „ \ (internally Illuminated). Logo to be a blue cat Z Z Ire,. Q and a red dog, both with black trim. All letters - -- Fri r3-€ ry T.r P Q a.- S-- O 1' - a to be red with a gold trim. cap and medium d ' <, vw� bronze return. Sign to be mounted on the South 3 ° > _ elevation on the East end of the building. " '� G =_! _ _ Y J, G U &7square '' - Sign #3: Freestanding onument sign, feeto Z each side ( uare feet total), constructed of ,.. { individual plastic letters(internally illuminated), T P / : R� W114 f o 7 Logo to be a blue cat and a red dog, both with G Dd� - _ black trim. All letters to be red with a gold 3 trim cap and medium Q PETCO bronze return. There Is �..I��r G.P�, ,;��r1; a„��� ! a white neon line underlining the tag line. W x 12,000 SQUARE FEET...; -- __ . _ t/ � � g i Building address and street name constructed of um and aimed red t h � aluminum p o e mounted below -Irl>�NliDt�h. neon line. �✓i { 1 �� 14-T I o .� SIGN AREA FF _ Z .SIGN # 1: 151,25 SQUARE FEET �: � � :I��c• r _� '• �` _.�. / ! 1�G SIGN #2: 1.75 SQL; A -RE FEET SIGN #3:8 SQUARE FEET Y - v t� - < % �` Y ' TOTAL 346.25 SQUARE FEET Iry 16 • • M v,J �•iT>✓t7 T�B��► I I Wig' ?; t4JJ�rhY SCALE: 1 "=20 DUBL.IN BOULEVARD f SJTE - - Id prawn t3y - checked by job number . EN S 14^L L P%.A""r F D TAN W- - Fi -A-`(PTUS 41cH01-11 �v HEjz4U H ©L-FAHC*Pl,- !I AL -ex cp-S" s.R� Isor P^ �C�r-ANt "TAWUS �Fo�..l �., �(��C� 15Cx PC-- PYC-A L-�AHA "E pzvelc � " 15 C- P-Q1�>S Pv pIETES ✓ElTA ICT CT14 6712FV'I t.t..E_ ''JS,1-4 Izl Rya la p fs i N DID 1U L-Wri4 IA 0 I ex VT 0 Bt-i "Uri ` rI N IrS `'SPA—t NCB . v ET 11 5t� xc_ All5Gs- Xsri rs, ccaN N 4C-4:�'M PAC-7- \/INes FP Hr� PSI H ILA CPeP54S) Iux 117-7-71 FF-^c:�'�PA �-1•-Ii t.��JSt S FLQT �e I Z�� D• G. aA -&APIA "H I-rSU 0 I'M • PETCO 12,000 SQUARE FEET P. W 1 Iact 1 ! GtN �o 3 ffali r-j 1 � Jill I 7 • Mv- M, MM_IM • 11M OWN lowffiv • DUBLIN BOULEVARD o \/T _ W ff' I MOIL. I ♦/ BMW� 13 Tv - ►JC STAR DARE e C E DE- SC A,L 1' =1-0 o To BE R-£ Ho-IEO IJc�-r� • IRW-:zA—rj00 Pi NAL_ DoCU N1 E -47S G�-iolu--L— W ITu --rw_ CATS 01= pt..IF).-4 -1 ---7> +��`I �';•v, `�-/tip P drawn by checked by job number 0 all drawings and written material appearing herein constitute the original and unpublished work of the architect and the same may not be duplicated . used or disclosed without the written consent of the architect. -,S I 0' >e To T 4A FLA X FL F�- IIL max All f2- L r) r i issue date description A l/,) <7r2 14 �+ V z z CO drawn by checked by job number disclosed without the written consent of the architect. 01 A h,JhSALAJd—I;. TAIM U" k I �w t „ ...-.w.+.w,...,n_.,M,WM„ -re ...:..,.. a« i A'^j *:������ i.,w.�M� 1`I ✓ :� :' .. y s. - .. � J , ~ - �� _ -_.. - .. �+ . , • 1 !� -10 ' L. /� .. � .. .,+,- w+ .c.'s..w. 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JQ HOLLOW METAL DOOR AND FRAME. �K ALUMINUM STOREFRONT AND GLAZING, PAINT" O ALUMINUM MANUAL DOOR, PAINT. M, INTEGRAL COLOR CONCRETE COLUMN BASE TO MATCH COLOR "A". �N EXTERIOR BUILDING LIGHT, NEON STRIP LIGHT, PAINT SCHEDULE Cli DUNN EDWARDS #836, "SWISS COFFEE". V KELLY-MOORS, #AA-48, "RHAPSODY BLUE". 3 KELLY-MOORE, #AA-5, "ALCAZAR". 1 efc z C C) ILjs� 7(�y/, P� V O RECEIVED all drawings and written material appearing herein constitute the original and unpublished work of the architect and the same may not be duplicated , used or disclosed without the written consent of the architect. RESOLUTION NO.95- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR PA 94-055 PETCO CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW AT 11976 DUBLIN BOULEVARD WHEREAS, Steve Thomas,representative for PETCO,submitted an application requesting approval of a Conditional Use Permit and Site Development Review for the construction of a 12,000 square foot PETCO retail store;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 March 6, 1995;did review and consider the Negative Declaration;and did adopt Resolution No.95- ,adopting the Negative Declaration, Resolution No. 95- approving PA 94-055 PETCO Conditional Use Permit,and Resolution No. 95- approving PA 94-055 PETCO Site 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. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby adopt the Negative Declaration for PA 94-055 PETCO. PASSED,APPROVED AND ADOPTED this 6th day of March, 1995. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director (94-055IN DRES01 11 73 RESOLUTION NO. 95 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 94-055 PETCO CONDITIONAL USE PERMIT AT 11976 DUBLIN BOULEVARD WHEREAS, Steve Thomas, representing PETCO, submitted an application requesting approval of a Conditional Use Permit for the construction and operation of a 12,000 square foot PETCO retail store; and WHEREAS, the Planning Commission did hold a public hearing on said application on March 6, 1995; 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. 95- ). This project will not have a significant effect on the environment; and WHEREAS, the Planning Commission did consider the proposal to change from one established use to another permitted use as required by the San Ramon Road Specific Plan; 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 construction and operation of the PETCO retail store will serve a public need by providing, the retail sale of pet supplies in the City of Dublin. iz 73 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. 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 and in the San Ramon Road Specific Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 94-055, PETCO 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 subiect to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PLI Planning, [B] Building, [P01 Police, WW1 Public Works, [ADM1 Administration/City Attorney, [FIN] Finance, [Fl Dougherty Regional Fire Authority, [DSR1 Dublin San Ramon Services District, [COI Alameda County Department of Environmental Health. GENERAL 1. This Conditional Use Permit approval for PA 94-055 is to allow the operation of a PETCO retail store at 11976 Dublin Boulevard in a C-N Neighborhood Business District. This approval shall generally conform to the plans prepared by George Meu Associates dated January 23, 1995, consisting of sheets SD2, SD3, and SD4 stamped approved, and the plans prepared by George Meu Associates dated March 2, 1995, consisting of sheet SD1 stamped approved labeled Exhibit A. These sheets consist of a Site Plan and Grading Plan; a Preliminary Landscape Plan; a Floor Plan and Roof Plan and Exterior Elevations except as modified by conditions of this resolution. [PL] 2 f';' ,, 3 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 5).[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. The Applicant should consider the use of anti-graffiti coating on windows and wall surfaces.[PO] 5. The curbing to the north of the building shall be painted red and the driveway to the north of the building shall be designated as a fire lane. The curbing at the entrances to the parking lot and around the two islands in the middle of the parking lot shall be painted red. 6. The door on the north side of the building shall be provided with a peep-hole for the safety of employees exiting that door. 7. Prior to issuance of building permits,the Applicant shall provide written documentation to the Planning Department that all Dublin Police Services requirements have been,or will be,met.[PO,PL.] DEBRIS/DUST/CONSTRUCTION ACTIVITY 8. 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] 9. 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] 10. 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] 11. The trash receptacle 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.[PI] 3 PAGE OF2 12. 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 6th day of March, 1995. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director (94-55/cupreso) RESOLUTION NO.95 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 94-055 PETCO SITE DEVELOPMENT REVIEW AT 11976 DUBLIN BOULEVARD WHEREAS, Steve Thomas, representing PETCO,submitted an application requesting approval of a Site Development Review for the construction of a 12,000 square foot PETCO retail store including the waiver of 17%of the required parking spaces and the establishment of a Master Sign Program; and WHEREAS, the Planning Commission did hold a public hearing on said application on March 6, 1995; 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. 95- I. This project will not have a significant effect on the environment;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,the San Ramon Road Specific Plan, 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. lAcv D r 1V 11 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 and the San Ramon Road Specific Plan. H. That sufficient evidence has been presented demonstrating that the proposed PETCO store in Dublin will require a smaller number of permanent spaces(40 rather than 48)based on anticipated use of the land. I. That sufficient evidence has been presented demonstrating the unique circumstance substantiating the waiving of 17%(eight spaces)of the required parking spaces. J. That the Master Sign Program as shown on Exhibit A Sheet SD1 dated March 2, 1995,and Sheet SD4 dated January 23, 1995 contributes to an effective and attractive identification of businesses,services and uses and that the design quality of the site will be superior to the quality that would result under the regulations and standards of the Ordinance. K. That all of the proposed signs of the retail complex are compatible with the style or character of existing improvements on the site and are well related to each other. L. That all of the proposed signage generally conforms with the Design Criteria in Section 8.08.060 of the Ordinance. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 94-055,PETCO 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 followi g codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. FPL1 Planning. 161 Building,1P01 Police. WW1 Public Works. [ADM]Administration/City Attorney, MIN)Finance.[Fl Do gherty Regional Fire Authority JDSR1 Dublin San Ramon Services District.[C01 Alameda County Department of Environmental Health. IZ71 Zone Seven. GENERAL 1. This Site Development Review approval for PA 94-055 is to allow the construction of a PETCO retail store in the C-N Neighborhood Business District. This approval shall generally conform to the plans prepared by George Meu Associates dated January 23, 1995, consisting of sheets SD2,SD3,and SD4 stamped approved,and plans prepared by George Meu Associates dated March 2, 1995,consisting of sheet SD1 stamped approved labeled Exhibit A. These sheets consist of a Site Plan and Grading Plan;a Preliminary Landscape Plan;a Floor Plan and Roof Plan and Exterior Elevations 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 and the City of Dublin Non-Residential Requirements(Attachments 4 and 5). [PL] 3. All signs shall be subject to the requirements of the Sign Regulations within the Zoning Ordinance. [PL] PUBLIC WORKS 4. The project developer shall complete the purchase of the necessary right-of-way from the City to construct the easterly portion of the parking lot prior to the issuance of a building permit. The dedication of five(5)feet of frontage along Dublin Boulevard shall be used to offset the purchase of land on an equal square foot basis. [PW] 5. A Traffic Impact Fee in the amount of$20,810 shall be paid,as agreed to by the applicant, prior to the issuance of building permits. [PW] 6. All damaged on-site existing pavement sections shall be repaired or replaced as directed by the City Engineer. [PW] 7. The area outside the building shall drain outward at a 2%minimum slope for unpaved areas and a 1%minimum in paved areas(with a maximum gradient of 5%)unless otherwise approved by the Director of Public Works. [PW] 8. Where storm water flows against a curb,a curb with gutter shall be used. The flows line of all asphalt paved areas carrying water shall be slurry sealed at least three feet on either side of the center of a swale. [PW1 9. All catch basins within paved areas not against curb and gutter shall have a 3-foot concrete apron around all sided of the inlet per City of Dublin Standard Plans. [PW] 10. 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. [PW] 11. The Applicant shall be responsible for correcting deficiencies in the existing frontage improvements to the satisfaction of the City Engineer. [PW] 12. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. [PW] 3 PACE it OF 13. The Applicant shall install 5-foot flat flares on all driveways to the satisfaction of the City Engineer. [PW] 14. All on-site pedestrian walkways shall maintain a minimum four(4)foot unobstructed width. [PW] 15. 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 "City of Dublin Improvement Plan General Notes" (Attachment 6)with the exception of Condition 27. [PW] 16. Prior to grading, a construction fence shall be installed around the Cedar tree to be preserved. The location to be at the edge of the grading for the parking lot curb. [PW] 17. If in the opinion of the City Engineer a traffic problem exists due to automobiles exiting the driveway on San Ramon Road,the City may prohibit automobiles from exiting that driveway onto San Ramon Road. Entrance to that driveway would be allowed. [PW] LIGHTING 18. Exterior lighting shall be provided and shall be of a design and placement so as not to cause glare onto adjoining properties or onto Dublin Boulevard or San Ramon Road. Lighting used after daylight hours shall be adequate to provide for security needs(1.5 foot candles). Roof-mounted exterior lighting shall be provided around the entire perimeter of the building to provide "wash"security lighting. The Applicant shall provide photometrics and cut sheets for the review and approval of the Police Department and the Planning Director. [PL, PO1 FIRE PROTECTION 19. Fire flows shall meet the requirements of the Dougherty Regional Fire Authority(DRFA). [F] 20. The building shall be sprinkled as required by DRFA. [F] 21. All valves and controls, including the automatic fire suppression system,shall be supervised by an approved central station, in compliance with DRFA requirements. [F] 22. Prior to issuance of a building permit, a Fire Impact Fee in the amount of $600.00 per 2,000 square feet of building area shall be collected separately for each new building, in accordance with DRFA requirements. [F, B] 23. A Fire Hydrant and Fire Department Connection shall be located in the large island in the middle of the parking lot. [F] 24. The curbing to the north of the building shall be painted red and designated as a "no parking-fire access"area. The curbing at the entrances to the parking lot and along the two islands,except adjacent to a required parking space, shall be painted red and designated as a "no parking"area. [F] 4 [ ..'...: .... 25. A"Knox Box"shall be installed on the main entryway to the building. [F] 26. Provide DRFA with Materials Safety Data Sheets for chemical products to be on stock. [F] 27. 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] DISPOSAL SERVICE 28. The trash receptacle shall be located as agreed upon with Livermore Dublin Disposal. Written confirmation of this shall be sent to the Director of Planning by the Applicant prior to the issuance of building permits. [PL] 29. The Applicant shall submit a design detail and location of the trash enclosure area subject to the Planning Director's review and approval. The design of the trash enclosure shall reflect dimensional criteria deemed acceptable by Livermore Dublin Disposal and shall incorporate use of a 10'x 10'concrete apron in front to facilitate a mechanical pick-up service. If wooden door are utilized,the doors shall be trimmed with a heavy metal lip. Raised concrete curbing shall be provided inside the trash enclosure area to serve as wheel stops for metal trash bins to protect the interior walls of the enclosure. Colors and materials of the rash enclosure shall be architecturally compatible with the main structure subject to Planning Director review and approval. [PL, LDD, B] 30. The trash enclosure shall be constructed of non-combustible materials. [F] DUBLIN SAN RAMON SERVICES DISTRICT IDSRSDI 31. 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] 32. 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] 33. 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] 34. 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] 5 PAGE 0,l 35. 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] 36. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD. [DSR1 37. 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] 38. 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] 39. No sewerline or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in condition 37 have been satisfied. [DSR] 40. 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] 41. Special approval is required for any trash enclosure proposed to be connected to public sewers. A roof is required. Applicant shall submit plans for sewer connection of trash enclosure. [DSR] 42. A District water main crosses the area proposed for a parking lot. The owner shall prepare a legal description and dedicate a fifteen(15)foot wide easement to the District for the existing water main. The existing water meter may require relocation at the Applicant's expense. [DSR] ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT(Zone 7) 43. Special Drainage Area 7-1 was established by the Alameda County Flood Control and Water Conservation District(ACFC&WCD)Board (Resolution 6922, May 17, 1966)to provide for a program of flood control improvements along the major streams and arroyos within Zone&. Ordinance No. 53 of the ACFC&WCD prescribes fees an charges within SDA 7-1 to be collected at the time of issuance of a building or use permit. The fees and charges so collected are used to finance SDA 7-1 flood control improvements. 6 PAGOL OF The subject site formally was used as a Unocal Service Station. In accordance with ACFC&WCD Ordinance No. 53,Section V-Collection of Fees,item 2,page 7, "fees shall be collected from a parcel of land with preexisting building,structures or improvements or those that have already been assessed a drainage fee if the proposed use will be such that a higher drainage fee should be assessed, provided, however,that such a fee shall be equal to the difference in the amount calculated to be due under the new use and the amount calculated to be due under the old use in accordance with the fee schedule contained in Section II hereof."[Z7] 44. Zone 7 administers a program for the destruction of unused wells in the Livermore-Amador Valley. Known water wells without a documented intent of future use,filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7. Wells Nos.3S/1 W-2H14,-2H16,and-2H17 are known wells located within the subject site.All three wells are monitoring wells constructed by Unocal and may need to be marked and preserved in a sampleable and measurable condition or properly destroyed and replaced in kid at a location approved by the Alameda County Department of Health. Please call Mr.Tom Peacock,Alameda County Environmental Health,Hazardous Materials Section,for a status report of their investigation for possible petroleum product in the soil and/or groundwater. Investigations at other sites have often continued after a change in land use. Other wells encountered prior to or during construction are to be treated similarly. [Z71 ARCHITECTURAL 45. Exterior colors shall conform the colors and materials palette submitted to the Dublin Planning Department dated January 23, 1995. 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 46. 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] 47. The final landscape plan shall be generally consistent with the preliminary landscape plans prepared by George Meu and Associates,dated received by the Planning Department on January 23, 1995 and more specifically with sheet SD1 dated March 2, 1995 (Exhibit A, sheet SD2). [PLI 48. 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. More specifically,the landscaping in the both on-site and off-site adjacent to the pathway adjacent to San Ramon Road should not be taller than thirty(30) inches in order to provide for the safety of pedestrians and bicycle riders. [PL] 7 PAGE OF_L 49. The pathway adjacent to San Ramon Road shall be redesigned to reduce the curvature of the pathway at the northmost point of the off-site landscape area. If necessary remove the existing tree and replace it with a tree of the same species. [PL] 50. The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement(Attachment 7). [PL] 51. 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 8). [PL] PARKING 52. Of the forty-eight(48)parking spaces required by the Zoning Ordinance,eight(8) are waived by the Planning Commission resulting in a parking requirement of forty(40)spaces. 53. 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 and shall conform the parking plan shown on sheet SD1 dated March 2, 1995.All newly-striped parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the"Typical Parking Striping Detail"(Attachment 9). Handicapped, visitor,and employee and compact parking spaces shall be appropriately identified on the pavement and designated on the parking plan. [PL] 54. Handicapped ramps and parking stalls shall be provided and maintained as required by the State of California Title 24 provisions including the provision of an eight(8)foot wide striped handicapped ramp for a handicapped van parking space. [PL, B] 55. The Applicant shall provide a minimum one foot wide raised curb or equivalent on landscape fingers and islands adjacent to parking stalls to allow for pedestrian access. [PL] 56. The Applicant shall provide continuous curbing for all parking stalls. [PM MASTER SIGN PROGRAM 57. This approval is to establish a Master Sign Program for the PETCO retail site. This approval shall be as generally depicted on Exhibit A sheet SD1 dated March 2, 1995, and Sheet SD4 dated January 23, 1995. All signs approved under this Master Sign Program shall generally conform to the following conditions,dimensions and restrictions: [PL] FREESTANDING SIGN Sign Height: 10 feet Sign Copy Area: 57 square feet per side Sign Setback: 5 feet from property line WALL SIGNS Internally illuminated, individually lettered wall signs on the East building elevation: 8 PAGE 011 Sign Area: 153 square feet Letter Height: 30 inches Sign Length: 60.5 feet Emblem: 3 feet by 5 feet Internally illuminated, individually lettered wall signs on the South building elevation: Sign Area: 177 square feet Letter Height: 30 inches Sign Length: 70 feet including emblems 58. All approved signs shall be well maintained in an attractive manner and in accordance with the approved plans. Any indirect light fixtures used to illuminate any signage on the PETCO site shall be glare-shielded. 59. All signage shall comply with the provisions of the sign regulations of the Zoning Ordinance. Signage approved under this Master Sign Program may only be modified subject to approval by the Planning Director. 60. Any new or proposed signs for the PETCO site shall conform to the Master Sign Program. Any requested signage not shown on the Master Sign Program will require a separate Sign Site Development Review approval by the Planning Director. MISCELLANEOUS 61. Approval of the Site Development Review shall be valid for one year, until March 6, 1996. If construction has not commenced by that time,this approval shall be null and void. The approval period for the Site Development Review may be extended six (6) additional months (Applicant must submit a written request for the extension prior to the expiration date of the permit) by the Planning Director upon the determination that the Conditions of Approval remain adequate to assure that the above-stated findings of approval will continue to be met. [PL] 62. 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] 9 63. 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] PASSED,APPROVED AND ADOPTED this 6th day of March, 1995. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director 194-005/sdrresol 10 a F1%1~`i 19s5 1 05 5105352247 i t1NI ME ^ _ °=:ac 02 o 1 ni - laE N o ti ! F i s P ( A 1.1 N E ti January 12, 1995 Mr, Steve Thomas Thomas Properties, Inc. 3100 Oak Road, Suite 215 Walnut Creek, CA 94596 Subject: Traffic Analysis for the Proposed Dublin PETCO Stare Dear Mr. Thomas: This letter report summarizes various traffic analyses conducted for the proposed Dublin PETCO store. Based on discussions with Dublin Transportation staff and yourself, this report addresses the project's contribution to future average daily traffic (ADT) volumes in the project vicinity) Pats. Ql kction_ nd Psoiset Contribution to Traffic Growth The proposed project would consist of a 12,000 square foot PETCO store and would be located on the northwest quadrant of the Dublin Blvd/San Ramon Rd. intersection. Typically, daily trip generation research would be used-from the Institute of Transportation Engineers (1TE) for small retail uses. However, there has been no daily trip research conducted for "pet" stores. Consequently, it was determined that two different PETCO stores in the East Bay would be counted to determine a daily trip generation rate for the proposed project. These stores included the Walnut Creek PETCO at 1401 Nursery Lane and the Danville PETCO at 3402 Camino Tassajara. Counts were. conducted during the peak period (4:00-6:00 PM) to determine a peak hour trip rate. Based on ITE research, the peak hour was assumed to be 10% of the daily rate. This daily rate was determined to be 97.5 trips%1,000 square feet of development, The City's traffic contribution analyses focus on the daily traffic generation. Using the daily trip rate calculated from data collected at the two PETCO stores, the daily trip generation of the proposed project has been calculated and is outlined in Table l.'t' As indicated in the calculations, a portion of the retail traffic would represent "pass-by" trips. These trips represent traffic that is already traveling on Dublin Boulevard or San Ramon Road to/from work, school, Other shopping, etc. The stop at the PETCO store would represent a secondary or "pass-by" trip which would not add to the traffic on the adjacent streets. ITE research indicates that with a retail store of this size about 25% of its daily traffic would represent pass-by trips. We have assumed 25% of the daily traffic would represent pass-by trips. 1 Mehran Sepehri, Traffic Engineer, City of Dublin, Personal communication on 1-10-95. 1 19c i ol,t-n,,,,a.;i16,1,1c,:„,c7.,:4 to_ A.WoIr Creev.CA N IKO �� (5t0)9:It.^<234 - 01/12/1995 12:05 5109352247 OMNI MEANS PAGE The proposed store's daily trips have been distributed on the basis of traffic flow patterns and access opportunities. As indicated in Table I,the distribution also includes the expected use of planned 1-680 southbound ramps which will provide a direct link to/from Regional Street south of the store. As a particular focus of the trip distribution, the City has asked that a calculation be done for the project's contribution to traffic increases on Dublin Boulevard, Village Parkway and the planned 1-680 southbound ramps. As shown in Table 2, the project's portions of the various traffic increases are relatively minimal. As shown in Table 3,the proposed project's traffic impact fees(TIF)have been calculated based on its contribution to future traffic inceases and specific roadway improvement costs. The proposed project's total TIF would be$20,810. Conclusions The proposed PETCO store would represent a relatively small portion of the traffic increases expected on the street network. The store's contributions to future traffic flows are outlined in this report. Based on the City's traffic impact fee calculations,the total TM for the proposed projecrt would be $20,810. I trust that this letter report responds to your needs. Please let me know if you or the City have any further questions in this regard. • Si erely, George . Nickelson, P.E. Branch Manager 2 ' 0I/12/1995 12: 05 5109352247 OMNI MEANS PAGE 04 TABLE I DAILY TRIP GENERATION/DISTRIBUTION ON STREET NETWORK Pally Trip Gj cration:W'W 12,000 sq. ft. PETCO store Daily Trips: 97.5 trips/1,000 x 12,000 sq. ft, 1,170 trips Net Trips: 1,170 x 25% new trips 878 trips 1.a.Distributiorl 878 net new daily trips 10% to/from the west on Dublin Boulevard = 88 20% to/from the north on San Ramon Road 176 30% to/from the south on Foothill Road — 262 10% to/from the planned 1-680 southbound ramp = 88 20% to/from the north on Village Parkway = 176 10% to/from the east on Dublin Boulevard = $$„ 878 (1) Omni-Means, Ltd., Peak period counts at PETCO stores in Walnut Creek and Danvilto on 1- 10,11.95. 3 ' 01712/1995 12:05 51093522247 .1OMNI MEANS PAGE 05 TABLE 2 PROJECT CONTRIBUTION TO TRAFFIC INCREASES ON STREET NETWORK ',pompom ,nukillt• xs Existing Future Net Project Street Segment ADT ADT Increase Trip/% Dublin Boulevard 22,400 49,400 27,000 88/0.33% east of Village Parkway (ave) Village Parkway 16,700 22,000 6,000 176/2.93% north of Dublin Boulevard (ave) 1-680 0 9,300 9,300 29/0.31% southbound ramps/connection TABLE 3 PROJECT TRAFFIC IMPACT FEE CALCULATIONSItt Project Roadway Total _. ADT% Lnprovement Project Street Segment ' Contribution Fee(total) TIF Dublin Boulevard 0.33% 1,130,000 3,730 Village Parkway 2.93% 346,000 10,140 1-680 Ramps 0.31% 2,240,000 6,940 Total TIF 20,810 (1) Mehran Sepehri, Traffic Engineer, Traffic fee impact calculations on 1-12-95. C 4 e ,. 1 -'95 1,-IED : 49 THOMAS F' 310C OAK ROA1) SUI 1 E 215 - VVA...Vj 1 CREZK CA,_IFORNIA 94596 - I E. '0 • I AX February 28, 1995 Mr. Dennis Carrington City of Dublin 100 Civic Plaza Dublin, CA 9456$ RE: PETCO Dear Mr. Carrington: We will pay traffic mitigation fees, $20,810.00, at Building Permit, Very truly yours, Steven P. Thomas SPT:ba • •. • ATTAINOT p E TCCIR) PET FOOD AND SUPPLIES 9151 REHCO ROAD • SAN DIEGO,CALIFORNIA 92121 • (619)453-7845 • FAX(619)453-6585 January 25, 1995 Mr. Dennis Carrington City of Dublin Planning Department 100 Civic Plaza Dublin, CA 94568 RE: Proposed Petco Dublin Blvd. and San Ramon Road Dublin, CA Dear Mr. Carrington: Please find the attached building and parking statistics for two Petco stores: Chico, CA and Stockton, CA. The store sizes are 8,800 square feet and 13,300 square feet. These stores will give you an indication of what business our proposed store will be doing. Based upon these statistics, we respectfully request your approval for a parking reduction of approximately 16.5% in on-site parking requirement. It has been our experience that the parking spaces provided with the 16.5% reduction is more than adequate to service our proposed store. Please contact me if you have any concerns or questions. Thank you very much. S erely Alberto Canizalez Project Coordinato AC/pj Enclosures RECEIVED JAN 3 0 1995 ATTACH g '1 l'N PIANjNINC pETC0 ,A6_,. PET FOOD AND SUPPLIES 9151 REHCO ROAD • SAN DIEGO.CALIFORNIA 92121 • (619)453-7845 • FAX(619)453-6585 PARKING ANALYSIS PEPCO#: #361 NO. OF EMPLOYEES: HOURS OF OPERATION: ADDRESS: 6122 Pacific Avenue 9 AM-5PM: 2-3 Mon-Fri: 10 - 9 pm CITY: Stockton 4 PM-10PM: 3 Sat: 9 - 8 pm SQ. FT.: 13,300 Sun: 11 - 5 pm NO. OF CARS: DAY 1 DAY 2 DAY 3 DAY 4 DAY 5 DAY 6 DAY 7 AVERAGE 6:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 7:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 8:00AM 0 1 0 0 0 9:00AM 0 2 0 0 0 10:00AM 5 2 0 2 1 11:00AM 8 4 4 3 4 12:00 PM 4 10 6 5 6 1:00 PM 4 5 6 7 4 2:00 PM 0 7 5 3 3 3:00 PM 1 6 4 2 0 4:00 PM 2 3 5 1 4 5:00 PM 5 4 3 3 2 6:00 PM 3 8 4 3 2 7:00 PM 1 2 1 4 1 8:00 PM 6 2 1 4 1 9:00 PM 1 1 0 2 0 10:00 PM CLOSED CLOSED CLOSED CLOSED CLOSED 12:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 1:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 2:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 3:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 4:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 5:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 741 spoomitrionr- / , ,'. � x 1 / r y..".N. .. � .( , i ;>/c. t_ �-- I% rr L, 't 1>. 1 • • firt l 4 `�.;'� N;, Ili .co INo • r1 r., \ t ` L I 1I 1,. j F1,4 t,. \ js U Y�I �S (t.• `� sl R1 ' ` G • �1• ! „I 11` ' 1 �' 1� Ili 1 C` (S t �"� • ,ND q.:, • ,,,.t \4 . •tl) • • (•• '..1 ' . 4,'!.':..,;,,,,,,-,,i; •b. ,,• ,g;;. 1.:,...,1 - : N 'I '�� 4 , _ 1 • 1 y Ili (�� I C y . ` r> Fs Y, I k4S......4'1 , h C :I? a: ►) Q i'c , t / Al _..e�CD•, Ns. )-No.;Y' li y /� 1 il. ,akk , 0 N �' , \� C 0_ . II :r..':''' •4041.!•": '• V v4 M W v1 = Irt 11` y. • jI + I Y '. Thr'' YZ t 0.,C3, 2 'v i' pETCO. ,_r „,_,, PET FOOD AND SUPPLIES 9151 REHCO ROAD • SAN DIEGO,CALIFORNIA 92121 • (619)453-7845 • FAX(619)453-6585 PARKING ANALYSIS PEPCO#: #362 NQ OF EMPLOYEES: HOURS OF OPERATION: ADDRESS: 2005 Whitman Per Shift - 3-4 Mon-Fri: 10 - 9 pm CITY: Chico Sat: 9 - 8 pm SQ. FT.: 8,800 Sun: 11 - 7 pm NO. OF CARS: DAY 1 DAY 2 DAY 3 DAY 4 DAY 5 DAY 6 DAY 7 AVERAGE 6:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 7:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 8:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED 9:00AM 0 2 0 0 0 10:00AM 8 8 0 4 3 11:00 AM 5 5 10 3 5 12:00 PM 6 6 15 10 11 1:00 PM 13 8 3 20 6 2:00 PM 15 3 12 10 15 3:00 PM 7 8 15 8 10 4:00 PM 12 12 10 13 6 5:00 PM 11 15 7 8 8 6:00 PM 8 8 9 5 0 7:00 PM 12 6 15 7 0 8:00 PM 0 0 0 3 0 9:00 PM 3 0 0 2 0 10:00 PM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED 12:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED 1:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED 2:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED 3:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED 4:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED 5:00 AM CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED it : it ..... __. _.Z-- , Fir,,ay -, \,..' - \\1-6-0 24 ..17.1 aF. _ 210 \ II!) 5-- �V\\. �G '0v 1380 /� \ \ Fj - > . ..1.11;\ \ • o co - - 10, \Z \ \, , . y ,8 MIRACLE R ;\\ 1 = 13 \I t.) 1,1k --- •,\ `, n , -FANTPrSTI C AMS HAIR ., j ___ \ 7s— I‘ o.d I r J1 $` CHECK C ING • ' POSTAL S P / '� b i 0 m I • �s S O ! I ' 9 I . ep I u ✓l ' . 71 ,�T_ 1 Q CP 0 I 0 pOp CI) c 7. 15 4 0 O - I CHUBBY'S MP. 12007 RESTAURANT' c -. PETS I� "r —i : 12007n c m _ l $ . PLAY IT AGAIN 0 m O ,m, n __ Q �� n - 12 'c _5- y '- *L n' - m _ m ° — SPORTS F m -z 3— - 'Tj O 9 ' 1500 m ,, =c - — m Si -O m- 1200— — > I m x z U; G °1200 > -- N co r`Y GE f - // �� * iiiii o 2. �` +a / � � 4 ' 3� 0 —'0 /; !/ i " r % O z4'• iIQy i .�. �e 40� 0,"ti f; Z CPJ • i� , • i, N �e;H • ',.R i °��k rs. ,:4 7/ i ' °s( \ / i / i 63,_., .q- k \ \: \.: \,,••• % 1 / r r ,I / \la ‘1 .>•'. .....,'''—f ,..'; ...C4r. ..: • \e � I{ r • a g .t ---r---. —7,\ . . [/ :. .., • :#,... 4;4. . ',.. 0.,....� . •.,,,ok. • . • ...... ... ..„, v.-, \--.:,... . --..., : .... ` FFFI ! _I / / A .. , . .. : .... ,t. ). ...- . , • c. , ., ,: .. , 1 . ... . , ..•. .,.,...,.. n 0 ! _ s :_ _\,_, 1 ,...... t, ,, n 1. m r- n�#11 1 i 1__:.4-_. /' f 4,, • o ' y - 2 ''‘;::: NI' . '..'' ' I% ;''' j 1/.. ‘... :‘,.1 , g. i ,.1 ......, ..isk.,1t,t,. 2. ; `.. . "SJ Y; 1. 34 .,. `� Ci \ `'`+` I''‘.,' \PPS i, •! , , j •k ��\ .f 1c ; . !„..11''''' v 4 i C sc• 9 0 1 C+ . ,1 it 1;1..., 4:: _ , , , �_ .3. ,. ..x 8 \:..... I I i` ti,`'� 8 y 2 1 P. �_. • •. + ~. 1, 3 - ` C • 'S .14(;:' +‘ ri : IL' P.r a. .� i • n t V 3 - Cr • .r f' f i 1 17 OF • 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: a. That standard commercial or residential security requirements as established by the Dublin Police Department are 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, fleshings, 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. ArTACt 4 ?3 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. 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 landscapinz is complete in accordance with approved plans and the conditions required by the City. PAGc3 0174 1 ce) 1ll,1 1>,._Z \\\\\.i\ 1 , '1 CITY OF DUBLIN —�\\ \ / P.O. Box 2340. Dublin, California 94568 City Offices. 100 Civic Plaza. Dublin, California 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. 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"13 Administration (415) 833-6650 • City Council (415)833-6605 • Financ Code Enforcement (415) 833-6620 • Engineering (41. Police (415) 833-6670 • Pub!ic Works (415) 833 fib' 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 or premise used for business purposes shall be secured by covering the same with ej.therof the following: 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 or premise used for business purposes shall be secured by covering the same with eitherof the following: PAGE 0; 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 PAG 0 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 - Rev: 5/17/89 ATTACHMENT Ali „, ,: 73- 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. Rev: 5/17/89 1 PAGE OF_.L"! • 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 2) 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 PAGE OF 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 PAGE C or13 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 PAGE 41 1;- 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. 1 1 7 Rev: 5/17/89 PAGE C1OF `�'!� ,l. CiTY OF DUBLIN IMPROVEMENT PLAN GENERAL NOTES (Use only those applicable and/or add as necessary) Use 1/8"lettering of appropriate weight to assure legibility,even after reduction or other means of reproduction of drawings. 1. Basis 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 800/042-2444 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. • PIZ,OM 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 slit-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 ripe(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 the jobsite at all times. Example of a pavement design chart: LIMITS ROAD NAME From To AC AB A5 VALUE TI f • ( 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) el. Curb and sidewalk i. Construct median curb e. Pavement construction j. Complete final striping,pavement f. Remove conflicting striping,pave- markers,and sign installation went 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(GAL 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 the jobsite at all times. Example of a pavement design chart: LIMITS ROAD NAME From To AC AB AS VALUE TI _ • PAG rPJ OF 73 October 2.5,1993 THE CITY OF DUBLIN 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. I further agree that the irrigation system will be installed according to the irrigation plans as approved by the City of Dublin, and that said system will be kept in good working order for at 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: ATTACIIMEV Form 83-05 1/83 CITY OF DUBLIN WATER EFFICIENT LANDSCAPE ORDINANCE Ordinance No. : 18-92 Date of Adoption: December 14, 1992 • P1:Af rAC I ' City Of Dublin Water Efficient Landscape Ordinance INDEX SEC. Paee 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 A. Water Conservation Concept Statement 7 B. The Maximum Applied Water Allowance 7 C. Estimated Applied Water Use 7 D. Estimated Total Water Use 7 E. Landscape Design Plan 8 1. Plant Selection and Grouping 8 2. Water Features 9 3. Landscape Design Plan Specifications 9 F. Irrigation Design Plan 9 1. Irrigation Design Criteria 9 2. Recycled Water 10 3. Irrigation Design Plan Specifications 11 G. Irrigation Schedules 11 H. Maintenance Schedules 12 I. Landscape Irrigation Audit Schedules 12 J. Grading Design Plan 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 I. Water Management 14 II. Water Waste Prevention 15 8.20.060 REFERENCE EVAPOTRANSPIRATION 15 APPENDIX: SAMPLE FORMS Water Conservation Concept Statement Certificate of Substantial Completion PAGE5f OF.L.� 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 designing, installing, 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 - PACE51 or (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 pollution or contamination of the water supply due to the reverse flow of water from the irrigation system. (f) "certified 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 - (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 pollution or contamination of the water supply due to the reverse flow of water from the irrigation system. (f) "certified 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 _ PACE414rF (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 the landscape have developed roots into the soil adjacent to the root ball. (n) "establishment period" means the first year after installing the plant 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 irrigation 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 Klit OF.'� example, a naturalized area planted with native vegetation that will not need supplemental irrigation once established is a non-irrigated hydrozone. (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 irrigation schedules. (x) "landscaped area" means the entire parcel less the building footprint, driveways, non-irrigated portions of parking lots, hardscapes - 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. (aa) "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 materials 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 I is designed to operate, usually indicated at the base of a sprinkler. (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. g - 4 - • example, a naturalized area planted with native vegetation that will not -need supplemental irrigation once established is a non-irrigated hydrozone. (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). (--) "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 irrigation schedules. (x) "landscaped area" means the entire parcel less the building footprint, driveways, non-irrigated portions of parking lots, hardscapes - 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. (aa) "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 materials 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 sprinkler. (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. PAGESSPO`. - 4 - (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 traffic. (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 measurement of environmental parameters which affect the water use of plants. ETo 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 watered. Reference evapotranspiration is used as the basis of determining the Maximum Applied Water Allowances so that regional differences in 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 PAGE0,7 (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 a 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 documentation 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) g �. : 6 (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 a 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 documentation 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) • PAGc°1 0f 73 6 (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: MAWA — 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 and 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 - 7 - }Al*Of 2, • 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. EWU (hydrozone) — (ETo) (PF) (HA) (.62) (IE) 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 Conserving Plants and Landscapes for the Bay 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 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. y ;� B 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. EWU (hydrozone) — (ETo) (PF) (HA) (.62) (IE) 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 Conserving 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 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. g _ PiGE4 o 2 \/// (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, driveways, 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 Overspray. 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 - 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 designed, maintained, and managed to meet or exceed 0.625 efficiency. (c) Equipment. Water Meters: Separate landscape water meters shall be installed for all projects except for single family homes. 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 shall be irrigated by separate valves. If one valve is 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 coverage, 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). - 10 - 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 designed, maintained, and managed to meet or exceed 0.625 efficiency. (c) Eauinment. Water Meters: Separate landscape water meters shall be installed for all projects except for single family homes. 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 shall be irrigated by separate valves. If one valve is 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 coverage, 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). - 10 - PM/df (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) (e). 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 irrigation 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: - 11 - PAGc1i[g0 (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 water 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 any additional water is needed above the Maximum Applied Water Allowance because of high plant factors (but not due to irrigation 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 high 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 maintenance 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 Irrigation Auditor Handbook, the entire document, which is hereby incorporated by reference. (See Landscape Irrigation O - 12 - (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 water 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 any additional water is needed above the Maximum Applied Water Allowance because of high plant factors (but not due to irrigation 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 high 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 maintenance 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 Irrigation Auditor Handbook, the entire document, which is hereby incorporated by reference. (See Landscape irrigation - 12 - PAGE0:7) 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 ti 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 - IF GF (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 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 Irrigation 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. `,4» S 14 - (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 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 Irrigation 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. PAGE r 14 - __ Recognition of projects that stay within the Maximum Applied Water Allowance is encouraged. r II. WATER WASTE PREVENTION r Water Waste Prevention shall fall under the authority of the District. a 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. Aug. Sep. Oct. Nov. Dec. ETo • Alameda Livermore 1.2 1.5 2.9 4.4 5.9 6.6 7.4 6.4 5.3 3.2 1.5 0.9 47.2 C 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: Urgency Ordinance: This provisions of this ordinance shall take effect 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. SECTION 3: Posting of Ordinance: 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 Pe ABSENT: None Mayor ATTEST: City Cl rk 1al a:\december\ldscpord • 15 /3 FAG c 'll OF 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 Irrigation 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 Irrigation Audit performed Project submittal package and a copy of this certification have been provided to owner/manager and to Dublin San Ramon Services District. COMMENTS: PAG /1) 03 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 I/we 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 n or Irrigation Designer/Consultant or Licensed or Certified Professional in a Related Field I/we certify that I/we have received all of the contract documents and that it is our responsibility to see that the project is maintained in accordance with the contract documents. Owner Signature Date PAGETOF23 --- . 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