HomeMy WebLinkAbout04-047 Dublin Nissan CUP/SDR
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: June 14, 2005
SUBJECT:
PUBLIC HEARING: PA 04-047 - Dublin Nissan Conditional Use
Permit and Site Development Review to allow an AutomobileN ehicle
Storage Lot in a M-l (Light Industrial) Zoning District at 6085 Scarlett
Drive.
Prepared by: Kristi Bascom, Senior Planner C't.,;'/·
ATTACHMENTS:
1. Resolution approving a Conditional Use Permit and Site
Development Review to allow an AutomobileNehicle Storage Lot
in a M-l (Light Industrial) Zoning District at 6085 Scarlett Drive
(with Public Works Standard Conditions of Approval as Attachment
A)
2. Project Plans dated received April 25, 2005
RECOMMENDATION:
1. Hear Staff presentation.
2. Open public hearing.
3. Take testimony from the Applicant and the public.
4. Close the public hearing and deliberate.
5. Adopt the Resolution (Attachment 1) approving a Conditional Use
Permit and Site Development Review to allow an
AutomobileN ehicle Storage Lot in a M-l (Light Industrial) Zoning
District at 6085 Scarlett Drive (with Public Works Standard
Conditions of Approval as Attachment A)
PROJECT DESCRIPTION:
The project site, comprised of nearly one-acre (39,065 square feet) of a larger three-acre site. The property is on
the eastern side of Scarlett Drive, north of Highway 580 and east of Dougherty Road. The site is in the greater
Scarlett Court/Scarlett Drive commercial and industrial area, and is surrounded by other auto-related, outdoor
storage, and warehouse uses. The site is barely visible from the 1-580 off ramp, as it is hidden behind the buildings
of the Dublin Nissan and Dublin Volkswagen auto dealerships.
The vacant site, which is owned by the Corrie Development Corporation, has been used on and off in a temporary
fashion for vehicle storage. In 2002, the Planning Commission approved a temporary one-year Conditional Use
Permit for the site to be used by Dublin Volkswagen for temporary vehicle storage while their dealership was
under construction (Planning Commission Resolution 02-08). No improvements were made to the site for this
use, as it was temporary in nature and expired when the Dublin Volkwagen dealership was completed in 2003.
In 2004, Dublin Nissan determined that they wanted to use the site on a permanent basis, and applied for a
SDRlCUP to legalize the permanent use ofthe site for vehicle parking.
Scarlett Court Specific Plan and Future Improvements in the Area:
On June 18, 2002 the City Council authorized the initiation of a specific plan for the Scarlett Court/Scarlett
Drive area in order to assess the best uses for the properties in the vicinity. A preliminary traffic study was
completed to see if the area could support changes in land uses, but the study was inconclusive. Since the City
is in the process of updating their traffic model, Staff has decided to hold off further work on the Specific Plan
COPIES TO: Applicant
Property Owners
ITEM NO. P.3
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until the new traffic model is adopted later this year. Because work on the Specific Plan has not formally
commenced, there are no recommendations on land use changes for the site that would impact this project
application.
Other upcoming changes in the Scarlett Drive area will be the construction of the City's Capital Improvement
Project No. 96852: The Dougherty Road Improvement Project. This project will widen the intersection of
Dublin Boulevard and Dougherty Road to improve operations by constructing additional turn and through lanes.
The widening will not impact the project site in any way.
The proposed project consists of a Conditional Use Permit (CUP) and Site Development Review (SDR) to
construct a permanent parking lot with paving, landscaping, lighting, and security to accommodate inventory
vehicle storage on the southernmost acre of the three-acre parcel at 6085 Scarlett Drive (Assessor Parcel Number
941-0550-019-09). The project will allow Dublin Nissan, located immediately adjacent to the subject property, to
have additional space to store their inventory vehicles. The site will not be accessed by customers, only by
employees retrieving a vehicle or moving a vehicle to the site. The site will not be used for customer, guest,
employee, or in-service vehicle parking; this parking will all still take place on the main Dublin Nissan site
(Condition of Approval No. 4a).
ANALYSIS:
Conformance with Zoning Ordinance and General Plan
The parcel at 6085 Scarlett Drive (Assessor Parcel Number 941-0550-019-09) has an M-l (Light Industrial)
zoning designation. An AutomobileN ehicle Storage Lot Sales is permitted with the approval of a Conditional
Use Permit. The General Plan land use designation for the parcel is Business Park/Industrial and Outdoor
Storage, which permits a wide range of storage, research, manufacturing, and retail activities conducted
outdoors.
Staff finds that the project is consistent with the Dublin General Plan because the project is compatible with the
existing land use designation and would allow Dublin Nissan to expand their inventory vehicle capacity while
staying in Dublin, furthering General Plan Guiding Policy 2.2.2.A, which aims to keep automotive dealers in
Dublin.
Grading and Drainage Plan (Attachment 2: Sheet 1 of 3)
The subject site is located immediately north of the existing Dublin Nissan automotive dealership at 6055
Scarlett Court. There will be a driveway from the existing Nissan site onto the project site in order to facilitate
the movement of vehicle inventory between the two properties. There will also be a driveway rrom Scarlett
Drive into the project site, although this driveway will be kept closed to ensure that customers do not
accidentally enter the site. It will only be open when necessary for an employee to retrieve or park a vehicle on
the site (Condition of Approval No. 4c).
The location and design of on-site improvements have been carefully planned to accommodate the new parking
lot area, and to also complement the existing site topography and to minimize grading, consistent with the
policies ofthe General Plan and the City's grading standards.
Parking
Because the project site is for the storage of inventory vehicles only and is adjacent to the main use it is serving,
there are no parking spaces required by the use for guest/customer or employee parking. All of the parking
spaces on site can be used for the parking of inventory vehicles as long as the user of the site continues to be the
same company/organization that occupies the auto dealership parcel immediately to the south (Condition of
ApprovaI4f).
Page 2
Landscaping and Fencing (Attachment 2: Sheet 2 of 3)
The Applicant submitted a conceptual landscape plan that provides for Camphor Trees to be planted in the on-
site perimeter planting areas amongst Indian Princess/Hawthorne shrubs. Condition of Approval No. 9b states
that the landscape plan shall be revised to include details of the landscaping in the bioswale areas, the
application of ground cover in the perimeter planting areas, and the location of electrical transformers to be
located on the site (if any). The project plans show the location of the site lighting, and the electricity for the
equipment will be drawn from the existing Dublin Nissan site.
The site shall be fenced per Dublin Police Services to provide security to the inventory. Condition of Approval
No. 9a requires Planning review and approval prior of the fence material prior to installation. At a minimum,
the fencing shall be a decorative tubular steel (or similar product). No cyclone fencing or razorlbarbed wire
shall be permitted.
To enhance water quality, the Applicant is proposing to construct a bio-swale in the middle of the parking lot.
The bio-swale will function to purify stormwater runoff before it enters the storm drain system and also serve to
let some of the stormwater recharge back into the ground before it hits the drain. The bio-swale will help
reduce the amount of runoff entering the system and will also make the water that does enter the system cleaner.
Site signage
No signage has been proposed or approved with this application.
ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental Quality Act, (CEQA), State CEQA
Guidelines and the Dublin Environmental Guidelines, and the project has been found to be Categorically
Exempt per CEQA Section 15303 (New construction oflimited small facilities).
CONCLUSION:
This application has been reviewed by the applicable City departments and agencies, and their comments have
been incorporated into the Conditions of Approval for the project. The proposed project is consistent with the
Dublin General Plan and the Zoning Districts in which the project site is located, and represents an appropriate
project for the site.
RECOMMENDA TION:
Staff recommends that the Planning Commission (1) Hear Staff presentation, (2) Open Public Hearing, (3) Take
testimony from the Applicant and the public, (4) Close the public hearing and deliberate, (5) Adopt Resolution
(Attachment 1) approving a Conditional Use Permit and Site Development Review to allow an
AutomobileNehicle Storage Lot in a M-l (Light Industrial) Zoning District at 6085 Scarlett Drive (with Public
Works Standard Conditions of Approval as Attachment A).
Page 3
GENERAL INFORMATION:
APPLICANTS:
Joe Murphy
Dillon Murphy Civil Engineers
1820 W. Kettleman Lane, Suite E
Lodi, CA 95241
Bob Palmateer
Grayson Engineering
P.O. Box 2672
Lodi, CA 95241
PROPERTY OWNER:
Corrie Development Corporation, Peter Klein, CFO, 7950 Dublin
Boulevard, Suite Ill, Dublin, CA 94568
LOCATION:
6085 Scarlett Drive (Assessor Parcel Number 941-0550-019-09)
ZONING:
M-l (Light Industrial)
GENERAL PLAN DESIGNATIONS:
Business Park/Industrial and Outdoor Storage
ENVIRONMENTAL REVIEW:
The project has been reviewed under the California Environmental
Quality Act, (CEQA), State CEQA Guidelines and the Dublin
Environmental Guidelines, and the project has been found to be
Categorically Exempt from the California Environmental Quality
Act (CEQA), according to the CEQA Guidelines, Section 15303
(New construction oflimited small facilities).
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Page 4
RESOLUTION NO. 05-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT TO ALLOW
AN AUTOMOBILENEHICLE STORAGE LOT IN A M-l (LIGHT INDUSTRIAL) ZONING
DISTRICT AT 6085 SCARLETT DRIVE
ASSESSOR PARCEL NUMBER 941-0550-019-09
WHEREAS, the Applicant, Joe Murphy of Dillon & Murphy Civil Engineers, has requested
approval of a Site Development Review and Conditional Use Permit to allow an AutomobileN ehicle Storage
Lot in a M-l (Light Industrial) Zoning District at 6085 Scarlett Drive; and
WHEREAS, AutomobileNehicle Storage is a use that is conditionally permitted in a M-l (Light
Industrial) Zoning District; and
WHEREAS, the General Plan land use designation for the project site is Business Park/Industrial and
Outdoor Storage; and
WHEREAS, the parcel is currently vacant and the proposed automobile/vehicle storage lot will
occupy the southernmost acre of the 3-acre parcel (APN 941-0550-019-09) and
WHEREAS, Conditions of Approval recommended for the project will ensure that the property is
developed in an attractive and safe manner, with full frontage and landscape improvements and will appear
as an integral part of the existing auto dealership to the south of the proposed site (currently Dublin Nissan);
and
WHEREAS, the proposed project, as conditioned, is consistent with the Dublin General Plan and the
Zoning District in which it is located, and represents an appropriate project for the site; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines
and City environmental regulations, require that certain projects be reviewed for environmental impact and
that environmental documents be prepared; and
WHEREAS, the project has been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to the CEQA Guidelines, Section 15303 (New construction
oflimited small facilities); and
WHEREAS, the Planning Commission held a properly noticed public hearing on said application on
June 14,2005; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and
testimony hereinabove set forth and used their independent judgment to make a decision.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does find
the following:
ATTACHMENT I
CUP-A The proposed use and related structure is compatible with other land uses, transportation and
service facilities in the vicinity. Nearby businesses in this light industrial area include
automobile/vehicle sales and service as well as other similar industrial and commercial uses.
CUP-B The proposed use will not adversely affect the health or safety of persons residing or working
in the vicinity, or be detrimental to the public health, safety and welfare, because the proposed
use creates no recognizable negative impacts.
CUP-C The proposed use will not be injurious to property or improvements in the neighborhood
because the site is adjacent to like commercial and industrial uses.
CUP-D There are adequate existing provisions for public access, water, sanitation, and public utilities
and services to ensure that the proposed use would not be detrimental to the public health,
safety, and welfare, because no increase in public service demands will result from the
proposed use.
CUP-E The subject site is physically suitable for the type, density and intensity of the use being
proposed because the existing site is of adequate size to serve the use and will be made
integral to the auto dealership to the south.
CUP-F The proposed use is compatible with the specific intent established for the M-l (Light
Industrial) Zoning District, which is to "provide industrial areas to accommodate enterprises.
. . in a manner consistent with the General Plan."
CUP-G The proposed use is consistent with the Dublin General Plan.
SDR-A The proposed use and site improvements (as conditioned) are consistent with the purpose and
intent of the Site Development Review Chapter, which is to promote orderly, attractive, and
harmonious site and structural development compatible with both individual site constraints
and surrounding properties and neighborhoods.
SDR-B The proposed use and site improvements (as conditioned) comply with the development
regulations and performance standards of the M-l (Light Industrial) Zoning District.
SDR-C The proposed use and site improvements (as conditioned), including site layout, vehicular
access, circulation, and parking, walls/fences, public safety, and similar elements have been
designed to provide a desirable environment for the development.
SDR-D Landscape considerations, including the location, type, and size of plant materials and similar
elements, have been incorporated into the project application to ensure visual relief and an
attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve
PA 04-047, a Site Development Review and Conditional Use Permit to allow an AutomobileNehicle
Storage Lot in a M-l (Light Industrial) Zoning District at 6085 Scarlett Drive, as generally depicted by the
Project Application, Staff Report and the Project Plans dated received April 25, 2005 and labeled Attachment
2, stamped approved and on file with the City of Dublin Planning Department, subject to compliance with
the following conditions:
CONDITIONS OF APPROVAL:
This Conditional Use Permit and Site Development Review approval for PA 04-047 (Dublin Nissan Parking
Lot Expansion) establishes Conditions of Approval for the establishment of the AutomobileN ehicle Storage
Lot and the design of the site.
The following codes represent those departments/agencies responsible for monitoring compliance of the
conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works [ADM]
Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSRSD] Dublin San
Ramon Services District, [CO] Alameda County Department of Environmental Health [DEH].
CONDITIONAL USE PERMIT CONDITIONS OF ApPROVAL
1) Review and Permitting Authority. The Applicant shall comply with all applicable regulations and
requirements of the City of Dublin Building Division, Planning Division, Alameda County Fire
Department, Dublin Police Services, and Dublin Public Works Department.
2) Nuisance. The Applicant shall control all business activity so as not to create a public or private
nuisance to the existing and surrounding businesses and residents. [PL, PO]
3) Revocation. The Conditional Use Permit shall be valid until this time so long as the operators of the
subject property comply with the project's conditions of approval and shall be revocable for cause in
accordance with Dublin Zoning Ordinance Section 8.96.020.1, Revocation. Any violation of the terms
and conditions of this permit may be subject to the issuance of a citation. [PL, PO]
4) Use Restrictions. The following conditions are required by the Planning Division and compliance is
required on an ongoing basis:
a) The parking lot expansion area shall be used for inventory storage only and no customer, employee,
or in-service parking shall be permitted.
b) Employees only shall have access the site to retrieve or store a vehicle, no customer access to the site
shall be provided or permitted.
c) The Scarlett Drive driveway shall be closed at all times, except for when vehicles are being delivered
to the site or when a vehicle is being retrieved from or delivered to the site by an employee.
d) There shall be absolutelv no loading or unloading of materials, vehicles, or other items in the public
right of way (Scarlett Drive). All deliveries and delivery trucks must be accommodated on the
project site or on the auto dealership parcel to the south (Currently Dublin Nissan) in the locations
shown on the project plans.
e) Only the southernmost portion of Parcel 941-0550-019-09 at 6085 Scarlett Drive, as shown on the
project plans, is approved for automobile/vehicle storage. This site measures 305.65 feet deep by
127.81 feet wide (39,065 square feet). The remaining northernmost portion of the parcel does not
receive any approvals associated with this application.
f) All of the parking spaces on site can be used for the parking of inventory vehicles as long as the user
of the site continues to be the same company/organization that occupies the auto dealership parcel
immediately to the south. If that changes in the future, on-site parking will need to be provided for
employees and/or guests as appropriate.
S) Public Safety. The following conditions are required by Dublin Police Services and compliance is
required on an ongoing basis:
a) Safe, Clean and Litter-Free. Both the applicant and property owner shall be responsible for
maintaining the premises in a safe, clean and litter-free conditions at all times.
b) Security. The Applicant shall comply with all applicable City of Dublin Non-Residential Security
Ordinance requirements.
c) Theft protection. The applicant shall work with Dublin Police on an ongoing basis to establish an
effective theft prevention and security program.
d) Lighting. Lighting in the lot area shall meet the current City of Dublin Non Residential Security
Ordinance.
6) Fire Safety. The following condition is required by the City of Dublin Fire Prevention Bureau and shall
be complied with on an ongoing basis:
a) Provide a Knox box to the gates to the lot. The Knox box shall contain a key or switch that
provides access through the gates. Order form for the lock box are available at the Fire Prevention
Office (phone 925/833-6606). The key can be placed in the box during the Fire Department
inspection. Compliance required prior to the establishment of the use.
SITE DEVELOPMENT REVIEW CONDITIONS OF ApPRO V AL:
Planning Division Conditions of Approval. The following conditions are required bv the Planning Division
and comvliance is required on an ongoing basis unless otherwise stated.
7) Signage. No commercial or advertising signage is permitted as part of this application.
8) Legal establishment of use pursuant to the Site Development Review Permit. Although there are no
building permits for structures being issued for the site, the Applicant will be required to obtain a grading
and improvement permit and encroachment permit from Public Works, an irrigation permit from the
Building Division for landscaping, a Fire Department inspection, and a final inspection from the Planning
Division to ensure compliance with all of the Conditions of Approval contained herewithin prior to
occupying the site and the legal establishment of the use.
9) Fees. Although there are no building permits for structures being issued for the site, the Applicant will
be required to pay all applicable fees in effect at the time of the establishment of the use. Said fees shall,
include, but may not limited to, Dublin San Ramon Services District fees and Alameda County Flood and
Water Conservation District (Zone 7) Drainage and Water Connection fees. Fees are subject to change
without notice and are due at the time of the establishment ofthe use.
10) Further approvals required. The following items will need to be reviewed and approved by the
Planning Division before installation:
a) Perimeter fencing. Fencing, or an alternative means of securing the site which is acceptable to
Dublin Police Services, shall be utilized around the perimeter of the site. An effective means of
securing the driveway onto Scarlett Drive shall be incorporated into the design of the fencing as well.
Both the fencing design and method of driveway security shall be subject to Planning review and
approval prior to installation. At a minimum, the fencing shall be a decorative tubular steel (or
similar product). No cyclone fencing or razorlbarbed wire shall be permitted.
b) Landscape plan. The landscape plan shall be revised to include landscaping in the bioswale areas,
the application of groundcover in the perimeter planting areas, and the location of electrical
transformers to be located on the site (if any).
Public Works Conditions of Approval. The following conditions are required bv the Public Works
Devartment and compliance is required on an ongoinz basis unless otherwise stated.
11) Standard Public Works Conditions of Approval. Applicant/Developer shall comply with all
applicable City of Dublin Public Works Standard Conditions of Approval (Attachment A). In the event
of a conflict between the Public Works Standard Conditions of Approval and these Conditions, these
Conditions shall prevail. When Required: Ongoing
12) Improvement and Grading Plans. All improvement and grading plans submitted to the Public Works
Department for review/approval shall be prepared in accordance with the proposed plans, these
Conditions of Approval, and the City of Dublin Municipal Code including Chapter 7.16 (Grading
Ordinance). When submitting plans for review/approval, the Applicant/Developer shall also fill-out and
submit a City of Dublin Improvement Plan Review Checklist (three 8-112" x II" pages). Said checklist
includes necessary design criteria and other pertinent information to assure that plans are submitted in
accordance with established City standards. The plans shall also reference the current City of Dublin
Standard Plans (booklet), and shall include applicable City of Dublin Improvement Plan General Notes
(three 8-1/2" x 11" pages). For on-site improvements, the Applicant/Developer shall adhere to the City's
On-site Checklist (eight 8-112" x 11" pages). All of these reference documents are available from the
Public Works Department (call telephone 925-833-6630 for more information). When Required: Prior
to issuance of Grading/Sitework Permit.
13) Grading/Sitework Permit. All site improvement work and public right-of-way work must be performed
per a Grading/Sitework Permit issued by the Public Works Department. Said permit will be based on the
final set of improvement plans to be approved once all of the plan check comments have been resolved.
Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached
application (three 8-1/2" x 11" pages) for more information. The Applicant/Developer must fill in and
return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00 due
at the time of permit issuance, although the Applicant/Developer will be responsible for any adopted
increases to the fee amount. When Required: Prior to issuance of Grading/Sitework Permit.
14) Joint Utility Trenches/Utility Plans. Applicant/Developer shall construct all joint utility trenches
(including electric, telecommunications, cable TV, and gas) in accordance with standards enforced by the
appropriate utility agency. All vaults, electric transformers, cable TV boxes, blow-off valves and other
utility features shall be placed underground and located behind the proposed sidewalk within the public
service easement, unless otherwise approved by the City Engineer/Public Works Director. Conduit shall
be under the public sidewalk within the right of way to allow for street tree planting. Utility plans
showing the location of all proposed utilities shall be reviewed and approved by the City Engineer/Public
Works Director prior to installation. When Required: Prior to installation.
15) Storm Drainage. The Applicant/Developer shall modify or replace the existing storm drainage system to
convey the on-site storm runoff to the existing public storm drain system. Not more than ~ acre of the
site will be allowed to surface drain to the abutting public streets through the driveway, and in no event
shall storm runoff flow across the public sidewalks. When Required: Prior to issuance of
Grading/Sitework Permit.
16) Parking. The parking lot shall be constructed in accordance with the City of Dublin standards. All
parking stalls shall be built in accordance with Building Code and Municipal Code requirements. When
Required: Prior to establishment of use.
17) Pavement Slopes. Pavement slopes within the parking field shall not exceed 5% in any direction, and
shall not be flatter than 1 %. Within any parking stall designated for the physically disabled, the slope
shall not exceed 2% in any direction. When Required: Prior to establishment of use.
18) Public Improvements. The Applicant/Developer shall replace all damaged improvements, along the
project frontage, within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and
utilities to the satisfaction of the Director of Public Works. Any improvement constructed within the
public right-of-way shall be constructed in accordance with the City's approved standards. An
encroachment permit will be needed from the City of Dublin for any work within the public rights of
way. The Applicant/Developer shall replace damaged sidewalk on the Scarlett Drive frontage, and
replace pavement markings as needed. When Required: Prior to establishment of use.
19) Driveway. The Applicant/Developer shall replace/modify existing driveway at Scarlett Drive per current
City of Dublin Standards, which meets current ADA/Title 24 standards. When Required: Prior to
establishment of use.
20) Storm Drainage StudylRequired Improvements. Applicant/Developer shall prepare a Storm Drainage
Study for the properties and roads to be developed/constructed with the project. The Study shall include
a hydrology map and hydraulic calculations. Since the project will substantially increase the
imperviousness of the site, the Study must demonstrate that design flows do not adversely impact
existing hydraulics downstream of the project. The Study is therefore subject to review and approval by
both the City of Dublin and Zone 7. All storm drain improvements and mitigation measures identified in
the Study and/or specified by the City Engineer shall become requirements of this project. When
Required: Prior to issuance of Grading/Sitework Permit.
21) Storm Drain Improvements. Prior to issuance of the first Certificate of Occupancy for the Project, the
storm drainage systems off-site as well as on-site serving the areas to be occupied shall be improved to
the satisfaction and requirements of the Dublin Public Works Department applying City's and Zone 7
Water Agencies standards and policies. When Required: Prior to issuance of Grading/Sitework Permit.
22) Overland Storm Drain Flow. To accommodate potential overland flow, the parking lot grading and on-
site storm drain system shall be designed to convey storm water overland to public street right-of-way
(Scarlett Drive) without inundating the buildings in the event the pipe network becomes plugged. When
Required: Prior to issuance of Grading/Sitework Permit.
23) FEMA Flood Zone. According to the Flood Insurance Rate Map published by FEMA (Community
Panel Number 060705-0001 B) the site is entirely located with Flood Zone A. All proposed structures
must be elevated at least I-foot above this flood elevation, or the structures shall be flood-proofed.
When Required: Prior to issuance of Grading/Sitework Permit.
24) Erosion Control during Construction. Applicant/Developer shall include an Erosion and Sediment
Control Plan with the Grading and Improvement plans for review and approval by the City
Engineer/Public Works Director. Said plan shall be designed, implemented, and continually maintained
pursuant to the City's NPDES permit between October 1 sl and April 15th or beyond these dates if dictated
by rainy weather, or as otherwise directed by the City EngineerlPublic Works Director. When
Required: Prior to issuance of Grading/Sitework Permit and during construction.
25) Water Quality/Best Management Practices. Pursuant to the Alameda Countywide National Pollution
Discharges Elimination Permit (NPDES) No. CAS0029831 with the California Regional Water Quality
Control Board (RWQCB), the Applicant/Developer shall design and operate the site in a manner
consistent with the Start at the Source publication, and according to Best Management Practices to
minimize storm water pollution. In addition to the biofiltration swales within the parkinglot, in-line
filtration devices may be necessary to serve runoff areas that will not drain to biofiltration swales due to
grading constraints. The applicant shall file a Notice of Intent with the RWQCB and shall prepare and
submit a Storm Water Pollution Prevention Plan for the City Engineer/Public Works Director's
review/approval. Finally, all storm drain inlets serving vehicle parking areas shall be stenciled "No
Dumping - Flows to Bay" using stencils available from the Alameda Countywide Clean Water Program.
When Required: Prior to issuance of Grading/Sitework Permit.
26) Storm Water Treatment Measures Maintenance Agreement. Applicant/Developer shall enter into an
agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation
for all storm water treatment measures installed as part of the project. Said agreement is required
pursuant to Provision C.3.eji of RWQCB Order R2-2003-0021 for the reissuance of the Alameda
Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification
and assurance that all treatment devices will be properly operated and maintained. . When Required:
Prior to establishment of use.
27) Required Permits. Applicant/Developer shall obtain all necessary permits required by other agencies
(e.g., Alameda County Flood Control District Zone 7, Alameda County Health Agency (if necessary),
State Water Quality Control Board, etc.) and shall submit copies of the permits to the Department of
Public Works. When Required: Prior to establishment of use.
28) Construction Noise Management Program/Construction Impact Reduction Plan.
Applicant/Developer shall conform to the following Construction Noise Management
Program/Construction Impact Reduction Plan. The following measures shall be taken to reduce
construction impacts:
a) Off-site truck traffic shall be routed as directly as practical to and from the freeway (1-580) to the job
site. Primary route shall be from 1-580 to Dougherty Road to Dublin Boulevard. An Oversized Load
Permit shall be obtained from the City prior to hauling of any oversized loads on City streets.
b) The construction site shall be watered at regular intervals during all grading activities. The frequency
of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all
excavated and graded areas and material to be transported off-site. Construction equipment shall use
recycled or other non-potable water resources where feasible.
c) Construction equipment shall not be left idling while not in use.
d) Construction equipment shall be fitted with noise muffling devices.
e) Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily
basis.
f) Excavation haul trucks shall use tarpaulins or other effective covers.
g) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and
repaving should be completed as soon as possible.
h) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the
following methods:
i) Inactive portions of the construction site shall be seeded and watered until grass growth is
evident.
ii) All portions of the site shall be sufficiently watered to prevent dust.
iii) On-site vehicle speed shall be limited to 15 mph.
iv) Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality
District. Non-petroleum based tackifiers may be required by the City Engineer/Public Works
Director.
i) The Department of Public Works shall handle all dust complaints. The City Engineer/Public Works
Director may require the services of an air quality consultant to advise the City on the severity of the
dust problem and additional ways to mitigate impact on residents, including temporarily halting
project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be
addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM
levels shall be provided as required by the City EngineerlPublic Works Director.
j) Construction interference with regional non-project traffic shall be minimized by:
i) Scheduling receipt of construction materials to non-peak travel periods.
ii) Routing construction traffic through areas ofleast impact sensitivity.
iii) Routing construction traffic to minimize construction interference with regional non-project
traffic movement.
iv) Limiting lane closures and detours to off-peak travel periods.
v) Providing ride-share incentives for contractor and subcontractor personnel.
k) Emissions control of on-site equipment shall be minimized through a routine mandatory program of
low-emissions tune-ups.
When Required: Ongoing during construction.
29) Geotechnical Report and Recommendations. The Applicant/Developer shall provide a site specific
geotechnical report prepared by a reputable geotechnical engineer. The Geotechnical Engineer shall
certify that the project design conforms to the report recommendations prior to issuance of a
Grading/Sitework Permit or Building Permit. All report recommendations shall be followed during the
course of grading and construction. When Required: Prior to issuance of GradinglSitework Permit and
during construction.
30) Stop Controls. Stop control devices for vehicles, including an Rl STOP sign, STOP pavement legend,
12"-wide white stop bar stripe, and appropriate delineation, shall be provided at the following locations:
a) At exit aisle approaches to Scarlett Drive.
b) At other locations deemed reasonably necessary by the City Engineer/Public Works Director during
final design and/or construction.
When Required: Prior to issuance of Grading/Sitework Permit.
31) Vehicle Parking. Applicant/Developer shall construct on-site paved parking areas and spaces inventory,
and display parking according to the zoning requirements of the use. Occupancy of the development will
be dependent upon Applicant/Developer completing the necessary parking areas to serve that phase. All
parking spaces shall be double striped using 4" white lines according to Figure 76-3 and Code §8.76.070
(A) 17 of the Municipal Code. When Required: Prior to establishment of use..
32) Parking ProhibitionslRestrictions. Vehicle parking shall be prohibited/restricted in the following
locations:
a) Prohibited along the east side of Scarlett Drive. This parking prohibition shall be indicated with R26
"No Parking" signs installed at a spacing not to exceed 200'.
b) Prohibited in all areas within the parking area except within marked spaces.
c) Prohibited or restricted at other locations deemed reasonably necessary by the City Engineer/Public
Works Director during final design and/or construction.
When Required: On-going.
33) Signing and Striping Plan. A signage and striping plan shall be submitted to the Public Works
Department for review and approval for all traffic control devices to be installed in the public right-of-
way with this project. When Required: Prior to issuance of GradinglSitework Permit.
34) Lighting. In general, all exterior areas shall be illuminated with a minimum uniformly-maintained level
of I-foot candle at the ground surface. Also assure that trees or other landscaping materials do not
conflict with the light fixture locations or obstruct the light from each fixture. When Required: Prior to
installation of light fixtures and installation of landscaping.
35) Relocation of Existing ImprovementslUtilities. Any necessary relocation of existing improvements or
utilities shall be accomplished at no expense to the City. When Required: Prior to establishment of use.
36) Landscaping at Driveways/Intersections. Landscaping at intersections and driveways shall be such
that sight distance is not obstructed for drivers. Except for trees, landscaping shall not be higher than 30
inches above the curb in these areas. When Required: Prior to establishment of use.
37) Temporary Construction Fencing. Temporary Construction fencing shall be installed along the
perimeter of all work under construction to separate the construction operation from the public. All
construction activities shall ~e confined to within the fenced area. Construction materials and/or
equipment shall not be operated or stored outside of the fenced area or within the public right-of-way
unless approved in advance by the City EngineerlPublic Works Director. When Required: Ongoing
during construction.
38) Construction Hours. Standard construction and grading hours shall be limited to weekdays (Monday
through Friday) and non-City holidays between the hours of 7:30 a.m. and 6:00 p.m. The
Applicant/Developer may request reasonable modifications to such determined days and hours, taking
into account the seasons, impacts on neighboring properties, and other appropriate factors, by submitting
a request form to the City Engineer/Public Works Director. For work on Saturdays, said request shall be
submitted no later than 5:00 p.m. the prior Wednesday. Overtime inspection rates will apply for all after-
hours, Saturday, and/or holiday work. When Required: Ongoing during construction.
39) DamagelRepairs. The Applicant/Developer shall be responsible for the repair of any damaged
pavement, curb & gutter, sidewalk, or other public street facility resulting ftom construction activities
associated with the development of the project, to the satisfaction of the City EngineerlPublic Works
Director. When Required: Prior to establishment of use.
40) Occupancy Permit Requirements. Prior to establishment of use, the physical condition of the project
site shall meet minimum health and safety standards including, but not limited to the following:
a) The streets and walkways providing access to each building shall be complete, as determined by the
City Engineer/Public Works Director, to allow for safe, unobstructed pedestrian and vehicle access to
and ftom the site.
b) All traffic control devices on streets providing access to the site shall be in place and fully functional.
c) Lighting for the streets and site shall be adequate for safety and security. All streetlights on streets
providing access to the buildings shall be energized and functioning. Exterior lighting shall be
provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as
required by Dublin Police.
d) All fire hydrants shall be operable and easily accessible to City and ACFD personnel.
e) All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage)
shall be installed and fully functional.
When Required: Prior to establishment of use.
PASSED, APPROVED, AND ADOPTED this 14th day of June 2005.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G:\PA#\2004\04-047 Dublin Nissan Parking Lot Expansion\COAs.doc
CITY OF DUBLIN
PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL
GENERAL:
1. The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning,
and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and
fire codes and ordinances in effect at the time of building permit.
2. In the event that there needs to be clarification to the Conditions of Approval, the Director of
Community Development and the City Engineer have the authority to clarify the intent of these
Conditions of Approval to the Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the authority to make minor modifications
to these conditions without going to a public hearing in order for the Developer to fulfill needed
improvements or mitigations resulting from impacts to this project.
3. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers,
and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers,
or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory
agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning
Administrator, or any other department, committee, or agency of the City to the extent such actions are
brought within the time period required by Government Code Section 66499.37 or other applicable
law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the
City's full cooperation in the defense of such actions or proceedings.
4. Any water well, cathodic protection well, or exploratory boring on the project property must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection
ordinances. For additional information contact Alameda County Flood Control, Zone 7.
AGREEMENT AND BONDS:
5. The Developer shall enter into a Tract Improvement Agreement with the City for all tract
improvements.
6. The Developer shall provide performance (100%), and labor & material (100%) securities to guarantee
the tract improvements, approved by the City Engineer, prior to execution of the Tract Improvement
Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the
performance security may be replaced with a maintenance bond that is 25% of the value of the
performance security.)
FEES:
7. The Developer shall pay all applicable fees in effect at the time of building permit issuance including,
but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees;
Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection
fees; and any other fees as noted in the Development Agreement.
Attachment A to Resolution
8. Parkland shall be dedicated and / or in-lieu fee paid, prior to approval ofthe Final Map or issuance of
building permits, whichever occurs first, in accordance with the City's Subdivision Ordinance.
PERMITS:
9. An encroachment permit from the Public Works Department may be required for any work done within
the public right-of-way even if covered under an Improvement Agreement.
10. Developer shall obtain all permits required by other agencies including, but not limited to Alameda
County Flood Control and Water Conservation District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies
of the permits to the Public Works Department.
SUBMITT ALS:
11. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin
Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin
Improvement Plan Review Check List".
12. The Developer will be responsible for submittals and reviews to obtain the approvals of all
participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon
Services District shall approve and sign the Improvement Plans.
13. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading
recommendations.
14. Developer shall provide the Public Works Department a digital vectorized file of the "master" files for
the project when the Final Map has been approved. Digital raster copies are not acceptable. The digital
vectorized files shall be in AutoCAD 2000 or higher drawing format. Drawing units shall be decimal
with the precision of the Final Map. All objects and entities in layers shall be colored by layer and
named in English. All submitted drawings shall use the Global Coordinate System of USA, California,
NAD 83 California State Plane, Zone III, and U.S. foot.
FINAL MAP:
15. The Final Map shall be substantially in accordance with the Tentative Map approved with this
application, unless otherwise modified by these conditions.
16. All rights-of-way and easement dedications required by the Tentative Map including the Public Service
Easement shall be shown on the Final Map.
17. Street names shall be processed for approval through the Planning Department. The approved street
names shall be indicated on the Final Map.
EASEMENTS:
18. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit,
etc. at all private streets and driveways entrances that will be signalized.
19. The Developer shall obtain abandonment from all applicable public agencies of existing easements and
right of ways that will no longer be used.
20. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners
for any improvements on their property. The easements and/or rights-of-entry shall be in writing and
copies furnished to the City Engineer.
21. All public sidewalks must be within City right-of-way or in a pedestrian access easement unless
approved by the City Engineer.
GRADING PLANS:
22. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report, the
approved Tentative Map, and the City design standards & ordinances. In case of conflict between the
soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall
apply.
23. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall
include detailed design, location, and maintenance criteria of all erosion and sedimentation control
measures.
IMPROVEMENTS
24. The public improvements shall be constructed generally as shown on the Tentative Map. However, the
approval of the Tentative Map is not an approval of the specific design of the drainage, sanitary sewer,
water, traffic circulation, and street improvements.
25. All public improvements shall conform to the City of Dublin Standard Plans and design requirements
and as approved by the City Engineer.
26. Developer shall construct all potable and recycled water and sanitary sewer facilities required to serve
the project in accordance with DSRSD master plans, standards, specifications and requirements.
27. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector
blue traffic marker shall be installed in the street opposite each hydrant.
28. Street light standards and luminaries shall be designed and installed per approval of the City Engineer.
The maximum voltage drop for streetlights is 5%.
29. All new traffic signals shall be interconnected with other new signals within the development and to the
existing City traffic signal system by hard wire.
30. Two empty 3" conduits with pull ropes, to accommodate future extension of the traffic interconnect
system and for School District uses, shall be installed along any project arterial street frontage. The
extent of this work to be determined by the City Engineer.
31. The Developer shall construct bus stops and shelters at the locations designated and approved by the
LA VT A and the City Engineer. The Developer shall pay the cost of procuring and installing these
improvements.
32. The Developer shall furnish and install street name signs, and traffic signs & marking for the project as
required by the City Engineer.
33. Street trees, of at least a 24" box size, shall be planted along the street frontages. The varieties and
locations of the trees to be approved by the Community Development Director and City Engineer.
34. Any decorative pavement installed within City right-of-way requires approval of the City Engineer.
Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to
accommodate future utilities shall put under the decorative pavement. Maintenance costs of the
decorative paving shall be included in a landscape and lighting maintenance assessment district or other
funding mechanism acceptable to the City Engineer.
35. To the maximum extent possible, roof drainage shall drain across bio-swales or into bio-filters prior to
entering the storm drain system. The landscaping and drainage improvements in the bio-swale and bio-
filters shall be appropriate for water quality treatment. The City Engineer may exempt specific roof
leaders from this requirement if space limitations prevent adequate water treatment without creating
hazards, nuisance or structural concerns. Concentrated flows will not be allowed to drain across public
sidewalks.
36. Developer shall construct gas, electric, cable TV and communication improvements within the fronting
streets and as necessary to serve the project and the future adjacent parcels as approved by the City
Engineer and the various Public Utility agencies.
37. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City
policies and ordinances. All utilities shall be located and provided within public utility easements and
sized to meet utility company standards.
38. To the maximum extent practicable, all utility vaults, boxes and structures shall be underground and
placed in landscape areas and screened from public view. All utility vaults, boxes and structures shall
be shown on landscape plans and approved by the City Engineer and Community Development
Director prior to construction.
CONSTRUCTION:
39. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise
allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and
sediment control measures for one year following the City's acceptance of the subdivision
improvements.
40. If archaeological materials are encountered during construction, construction within 100 feet of these
materials shall be halted until a professional Archaeologist who is certified by the Society of California
Archaeology (SCA) or the Society of Professional Archaeology (SOP A) has had an opportunity to
evaluate the significance of the find and suggest appropriate mitigation measures.
41. Construction activities, including the maintenance and warming of equipment, shall be limited to
Monday through Friday, and non-City holidays, between the hours of7:30 a.m. and 5:30 p.m. except as
otherwise approved by the City Engineer.
42. Developer shall prepare a Construction Noise Management Plan, to be approved by the City Engineer
and Community Development Director, that identifies measures to be taken to minimize construction
noise on surrounding developed properties. The Plan shall include hours of construction operation, use
of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a
noise monitor. Specific noise management measures shall be included in the project plans and
specifications.
43. Developer shall prepare a plan for construction traffic interface with public traffic on any existing
public street. Construction traffic and parking may be subject to specific requirements by the City
Engineer.
44. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to
construction activities.
45. The Developer shall be responsible for watering or other dust-palliative measures to control dust as
conditions warrant or as directed by the City Engineer.
NPDES:
46. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of Intent
(NOI) has been sent to the California State Water Resources Control Board per the requirements of the
NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the construction site.
47. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the
project shall identify the Best Management Practices (BMPs) appropriate to the project construction
activities. The SWPPP shall include the erosion control measures in accordance with the regulations
outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
48. The Developer is responsible for ensuring that all contractors implement all storm water pollution
prevention measures in the SWPPP.
OTES
AlL 'MQRK SHALL C:ûNFORM TO THE :lTY aF OUBUN CONS1RUC~ SPEClFlCAT10NS AND
CITY STANDARD. PLANS. ìfiE FCX.iOWlNG IS A_ UST OF APPlICABlE aTY STmoARO PLANS
(OTHERS MAY APPLY) CO-J02. ~-J08, 51)-412. 50-518. CO-801. æ-a02. CO-803.
ALL CONSTRUCTION STAKING SHAlL BE DONE BY DlUON '" WURPHY. STAKING BY OTHERS SHAU
BE AT 1'HÐR OWN RISK AND DlLL~ & ~URPHY :s NOT FlESPCH9BLE FOR F1ELD CHANGEs..
CON1RACTOR AGREES THAT HE SHALL ASSUME SOlE AND COMPLETE RESPONSIBILITY fOR JOB
SiTE CONDITIONS DURING TH: COORS<: or (X)NSTRUCTION or mls PRD..£CT. INClUDING SAfETY
FOO ALL PERSONS AND PROPERTY; THAT THIS REOUIREWENT SHALL APPlY CONTINUOUSLY AND
NOT BE UW1TED TO NORWAL WOIIKING HOURS; AND THAT nŒ CON_CTOR SHALL D£Jt:ND.
tNQEMNIF"!' AND HOlD 111E O'ONER AND THE ENGINEER HARWLESS mow ANY AND ALL UABlUTY,
REAL OR ALLEGED. IN CONNECl1ON 'MTH THE PERFORWANCE Of WOO!( ON THIS PRD..ECT,
EXŒPl1NG roo UABlUTY ARISING FR()I THE SQE NEGUGENCE or ruE OWNfR OR THE ENGINEER.
THE £)( Sl1NG UND€RGROUND Ul1UT1£5 SHOWN \\ERE PLOTTED FRO>I DOSl1NG AVAILABLE RECORDS
OBTAINED FROW rHE UTlllTY COIoIPANIES, NEIT1-<ER THE OWNER NOR 1H£ ENGINEER SHAl.!. BE
RESPONSIBLE fOR rHE ACCURACY Of SlJCH RECORDS AND DO NOT GUARANTEE THAT AU
UNDERGROUND fAClUTIES ARE LOCATED PREasEl Y AS SHOWN. PRIOR TO BEGINNING
COHSTRUClION, IT Sl<AU BE THE CONTRACTORS RESPONSDUTY TO ASŒRTAlN fHQI, All.
U11UTY COUPANIES THE AELD lOCATION OF "!HEIR UNDERGROUND fAaUl1Es. Al.!. KNOIIIN
OWNERS or UNDERÇRO<J;{) fAalll1ES IN THE AREA CONCERNED SHAlL B( AD'IISEIJ OF PRŒ'CSED
WORk AT LEAST ~ HOURS PRlDI! TO 111E START OF ACTUAl EXCAVAl1ON.
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EXCAVAl10N SAfETY REOUIREWENTS INQUDE SUBWlrnNG A GAl OSHA PERIo/IT OR LETIER OF
NOl1FlCAnoN TO "THE CITY BEfORE EXCAVATION OF OVER FlVE FEET DŒP.
l11E CONTRACTOR SHAll. BE RESPONSIBLE fOR PROTECTING fROW DAMAGE All. EJOSTING
IIoIPROVENENTS THAT ARE TO RÐlAIN. SUCH 'WPRO'IEYENTS THAT ARE DAMAGED BY THE
CONTRACTOR SHAll. BE REPlACED AT HIS EXPENSE.
PRIOR TO COWWENaNG ANY WORK, IT SHALl BE THE CONTRACTOR'S RESPONSJBIUTY TO HA1Æ
EACH UTlUTY COWPANY lOCATE IN l11E AElJ) l11ÐR WAIN AND SER'o1CE LINES. THE CONTRACTOR
SHAU NOTIFY WÐlBERS OF 1H£ UNDERGROOND SER\I1CE ALERT (u.s.A.) <II HOORS IN ADVANCE
Of' NH EXCAVAl10N WOR'< BY CAWNG 800-227~2600.
PRiOR TO SI.JBIo 1rnNG A BID. THE CONTRACTOR SHAll. PERfQRlool l11E NECESSARY EARTHWORK
GAlCVLAl10NS TO DETERIoIINE THE AWDUNT OF CUT AND AU AND RESULTANT EXCESS OR
!i-iORTACE Df' DIRT DNSlTE. AND NOl1FY THE CI"'l ENGINEER Of' H1S RESULTs.
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CONSTRUCTION NOTES
CD INSTAll. CATCH 8.'SIN PER CITY OF DUBUN sm. NO, SD~"'2
(Z) INSTAll. TEMPORARY CATCH BASJN.
~ RE.WOVE EXISTING CONCRffi SiÀ8 AS NECESSARY.
TIiICKN[SS OF SLAB IS UNKNOWN.
@ INSTAl.!. (X)NCRffi CURB. SEE DETNl T1-<1S PAGE.
® INSTALL ROWNG GATE SlATS ACROSS DRIVEWAY.
® IoIATCH EXISTlNG.
ø INSTAll. 306 LF 6' [NOMiNAl HEIGHT) ORNAtoIENrAl IRON
FENCE. 5/8" SQUAAE PICKETS, 16 GlJAGE, 4.5" O.C. POSTS
AND PANELS PRIMED AND POWDER COoIITED BtN:K.
® INSTALL 128 LF 6' (NOMiNAl HElCHT) ORNAtoIENrAl 'RON
fENCE. 5/8' SQUARE PICKETS. 1 B GUAGE, 4,5" O.C, POSTS
AND PANELS PRIWEO AND POWDER COoII"ŒD 81ACK.
DILLON & MURPHY
CONSULTING CIVIL ENGINŒRS
ENGINEERING . PLANNING . SURVfYlNG
1820 II I<'ETn£JIAH L..NrÆ; 5U1E £. Loa. CAUFIRtrIA rJð242 (209) .J.H--ðð1J
SCARLETT DRIVE PARKING LOT
DUBLIN NISSAN EXPANSION
GRADING AND DRAINAGE PLAN
9. APPRDPRtATE DUST CONT1'Ol IS TO BE PROW>ED fOR 1><E AliE'o1Al1ON OR PREVENTION or A
DUST NUISANCE AT THE CONTRACTOR'S EXÆNSE.
10. CONTRACTOR!i-iAll. GIVE THE am ENGINEER A MINlllU104 OF <8 HOURS NOTIACA 1100 PRIOR
TU ANY AND ALl STAl<JNG.
It. LDT GRADING SHAll. BE ca.tPl£TED BEfORE STARl1NG ANY UNDERGROUND CDNSTRUCl1ON.
12. CONTRACTOR SHALL BE RESPONSIBLE FOR All. S.WP.P.P. REDU'REIo4ENTS.
13. PIPE 1oIATERW"
A. STORIoI DRAIN, P>Ç-ASJIo 0303<-500.15
wm< RlNG- TTTE JCINTS AND RCP CL III
14. l11E CONTRACTOR SHAll RlVlEW SITE PRIOR TO BIDDING. All. VEGETAl10N AND DELETERJOUS
IoIA"ŒRIALS SHAll BE ROIO'ÆD fROW THE SITE AT THE EXPENSE or ruE COtmlACTOR AND SKAll BE
INCLUDED IN THE lUWP SUM Cl£ARING COST.
15. THE CONIRKTOR SHALl PRESER'Æ AlL STAIŒS AND POOIfS SET fOR UNES. GRADES. OR WEASUROIENT
Of" THE WORk IN THEIR PROPER I'tACES U!ffiL AUTHORIZED TO REMOVE Mil BY THE ENGINEER. All.
EXÆNSES INCURRED IN REIUCING STAKES THAT HAVE BEEN REWD'ÆD WITHOUT PROPER AUTHDRITY SHAll
BE PAlO fOR BY THE GENERAl CONTRACTOR.
16. All. AC AND CONCRETE ROIQVN. SHAll BE REIoAOVED AT T1-<E EXPENSE OF THE CONTRACTOR,
AlL EXISTING A!:; IoIAY BE PECYCLED AT THE DiREC110N Of THE SOILS ENGINEER.
17. STOCKPILES Of" EXISTING DELETERÐOUS MAITRIAL SHAll BE DiSPOSED OF UNDER THE DiREC110N AND
SUÆRV1SION or THE OWNER'S SOIlS ENGINEER.
19. IF REQUIRED. SURCHARGE ON lOTS foBI:J'Æ ONE FOOT AÐrNE ANISH LOT PAD ELEVATlON MAY BE A1(Y
1oIATER1Al APPRD'ÆD BY THE SOILS ENGINEER.
20. EXCESS SURCHAAGE IoIArERIAL SHAll BE REIoAO\/ED /oS DIRECTED BY SOILS ENGINEER.
21. CONNECT NEW IRRIGATION UNES AND NEW ElECTRICAL CONDUITS TO ËXISTING QUBUN N!SSAN'S EXISTING
S'l'STEIoIS.
LEGENQ
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EX. ARE HYDRANT
EX. WATER VAlVE
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ROUGH GRADING ~D CONSTRUCT!ON PHASE :THROUGH iNSTALi.AnON
NOTE: ~OUGH GRADING WAS DONE UNDER UNIT NO, 1 'NORK
J. CONTRACTOR:-O PROVIDE FRONT YARD SWAlE iF RFQUIRED
4. CONTRACTOR TO COMPLY WITH N01ES 1-21 AS FOUND -IN SR}.DING PLAN, SHEET 1 AND
NOTE ~, ABOvE..
5. CONTRACTOR:-O i..IMtT AC~SS TO SITE "'0 ONE WJN LQCAnON AND PROVIDE A. 25' 'NIO£ BY 50'
LONG AGGREGATË ENTR'T' ',5- MIN. JEPTH, WITH 1 ~ ROCK) ADJACENT TO E"XIST!NG ;:>A.Y£D ROArMA'i
CONSTRUCTION SiTE ACCESS TO BE iNSPECTED '*EEKLY 51: WAlNT.&JNEO AS NECESSARY. CONTRACTOR
rs RESPONS1BLE FOR ~AJNTAiNING EXISTING PAVED q{)ADWAY AT iHE ENTRY SLfAR OF SOILS,
CONSTRUC110N ~TERL-IIl AND CONSTRUCTION EQUIPI,4ENT, UNLESS APPROVED BY THE crr'!' IN$PECrDR.
CONTRACToR ""T) MAINTA,N FRON YARD SW....LES. AS ~ECESS,.I.,R'(, gy REMOVING ACCUI.4ULAfED 31LL ';"0
I.WNTA¡N ^ 4- WIN. DEPTh aElJW BACK OF WALK ELEVAT10N.
')
QN GRADING PLAN,
~D\II'AYS ~RIOR
&: '.>IDE'W....¡
CONTRACTOR iO ::;OMPLY Ni7'H CLEARING ,~O DIj'.3T CONTROL 'l OTI-5 FOliNO
SHfETI. NQTES 1-23
CONTRACTSR TO RE~OVE ~NY SEDIMENTAT~CN DEFOSITG) 'IN EXISTING PÁ.VED
LEAVING THE SITE, IF ?OSS.iBLE, AND IN AL,- CA..sr:s ..IThiN 2L ,"'!OLiRS.
F CURB, GiJiTER
2.
," '" 20'
,
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5.
GUTTER !: SiDEWAU<)
1. iNSTAlL g" DLAMETER STRAW WATTLES ALONG ALL BACK OF WALKS AND BACK OF CURBS
2 CONTRACTOR TO :NS'TAll. AND W.INTAJN CATCH BASIN FilTER SCREENS (SEE CITY 8m PLAN) AT All
CATQ- BASIN INlETS.. FILTER SCREENS SHAlL BE.CC~E THE PROPERTY OF THE DEVELOPE~ UPON
ACCEPTANCE OF THE ;MPROÆMEN'TS 8Y THE CITY OF OUflJN.
3 CONTRACTOR TO MAINTAIN FRONT YARD SWAlES, I>S NECESSARY, 8Y RE~O\l1NG ACCU~ULAìl:.D SIL -; TO
WJNTAJN A 4- "'IN. DEPTH BELOW BACK OF WAL}( ElEVAT1ON.
.... PRIOR TO OCTOBER 1 ST, (OR THREÞ.T OF MA.iOR ~N PRIOR TO THAT DATE) CONTRACTOR SHAlL PlACe
"ROCK BAGS· (12" X 16'"+ AND 15 LBS .... OF 1'" ROCK) IN GUTTER P,ANS AT 200'-.300' INíERVAl$
TO ISOlATE AN'!' SEDlhilENT, SEDlIofENT TO BE REIo1OVED WEEKLY' (OR SOONER, iF A lARGE ACCUt..AUtATIQN
OCCURS OR -"NOTHER STOfN IS PREDICTED).
~. CONTR,A,CTOR TO INSPECT SITE AfTER FlRST SIGNlFlCANT RAINFAll.. AND WJNTAIN '"sTRAW WATTLES", WHERE
NECESSARY AND RE},!O\IE ACCUMULATED SilT ALONG BÞ.CK OF WAll< AT lOCATICN WHERE EROSION HAS
QCCURED .-¥olD SEDIIroIENT HIë GATHERED.
5, ALL. IIroIPl.t.~ENTED Io4EASURES SHAlL BE MAINTAIN£[) WE.....~L Y (OR SOONER, DEPENDING ON NEED)
THROUGHOUT THE AAJNY SEASON (OCTOBER 1 Sf THRU APRIL 15TH).
7. STORM WATER POLLUTION PREVENTION PlAN (SWP?P) TO BE DONE EJ'I' OTHERS.
8. BEST ~Et.4ENT PRACTICES (a~p's) SHOWN HEq[ ARE MINIMUN REQUIREMENTS FOR
SATISFACTION OF THE CrN OF DUBLIN.
9. CONTRACTOR TO LMIT ACCESS TO SITE TO ONE M'JN lOCAnON AND PROVIDE A 15' WIDE 8'Y 50'
LONG AGGREGATE ENTRY ADJACENT TO EXISTING PAVED RQ,\OWAY. CONSTRUCTION SrTE ACCESS
TO BE INSPECTED WEEKLY &: WAlNTNHED AS NECESSARY. CONTRACTOR IS RESPONSIBLE FOR
MAINTAINING Ð<:ISTING PAYEO ROMJ\II'AY AT THE ENTRY Ci..EAR OF SOILS, CONSTRUCTION IoiATERW5
AND CONSTRUCTION EQUIPIIIENT UNlESS APPROVED BY THE CITi iNSPECTOR,
10 CONTRItCTOR TO MAlNTÀlN THE Ð<IST1NG BRICK WEiR IN THE EXISìlNG ~HOLES.
MAINTAIN .1'" CLEAR Q\/ER WEIR. CONTRACTOR TO REIo4OVE SILT AS NECESSARY TO MAINTAIN
EFFECTIVENESS OF THE WEJR. AlL so's TO BE C~EMlED PRIOR TO REMOVING WEIR. WEIR IS TO BE
21' HIGH.
, 1. DEDICATED CONCREIT WASH OUT ARfA SHAll BE IMINTAJNED BY fHE CONTRACTOR
iNSTALLATiON Of CURB,
FINAL PHASE (AfTER
REQUIREMENTS
1 OUST CONTROL IS 11-IE CONTRACTOR'S SOLE RESPONSIBfL!'TY WHEN WORKING ON-SITE. THE ABOVE WORK SHAlL BE INCLUDED
IN THE BID. THE CONTRACTOR SHÞLl AlSO WATER TrlE SITE, AS Þi'i EXTRA. WHEN REQUESTED BY THE CITY OR THE OWNER.
2. ALL ~TORS SHAll BE KEPT PROPERLY TUNED foND ~NTAINED.
J, EAR1H MOVING ACTMlIES SHAll ŒASE IF WIND EXÇEEDS 20 I.4PH AVERAGE OVER 1 HOUR.
~. ON-SITE VEHICLE SPEEDS SHALL BE LIMrTED 1U 15 MPH,
5. AlL OPERATIONS SIiAU. COt..APLY WITH THE REOUlREWENTS OF THE SAN J(I..I.QUIN VAlLEY UNIfiED AIR POLLUTION CONTROL DIST
5. All AREAS WITH VEHICLE TRAfflC SHOULD BE WATt:qm PERlODlCALL.Y fOR STABlUZATION or DUST EI,jISSIONS.
7. STREETS ADJACENT TO THE PROJECT SITE SHOULD aE SWEPT W3 NEEDED TO REWOVE SILT WHICH IoIAY HAVE ACCUMULATED
FROM CONSTRUCTION ACTlVITIE5
8. THE -AREA DISTURBED BY Cl..EAR!NG, EARTH MOVING OR EXCAYATKJN ACTMTlES SHOULD BE I.4INII,jIZED M AlL TINES.
9. All. IAA.TERIN.. TRANSPORTED ON OR Off ~SITE StjAlL EJTHER 8E sUmCIENTLY WATERED OR SECURElY' COVERED TO PREVENT
EXCESSIVE AMOUNTS OF DUST.
10. WHEN CQNOmONS ARE DRY, AlL MATERIAl EXCAVATED OR GRADED SHOULD BE sumCIENTlY WATERED TO PRE'ÆNT EXCESSIVE
ÞHOUNTS OF DUST. WATERING SHOULD OCCUR AT LEAST TWICE A ¡y.,y WI"rH CO~PLETE COVE~E, PREfERABLE IN TI-iE LATE
WORNING AND AfTER WORK IS DONE FOR THE DAY.
WINTERIZA nON NOTES:
IT IS THE INTENT OF THE OWNER THAT LOT EROSION AND SILT ENTERING THE
THEREFORE THE CONTRACTOR SHALL;
1. AT THE ONSET OF "THE fWNY SEASON THE CONTRACTOR SHALL:
A. PLÆE AND !rMJNTAlN FllTER SCREENS AT CATCH BASINS. REfER TO CITY STÞNDARD PlAN.
B. COWPlETE EROSION&: SEDIMENT CONTROL WORK I>S SHOWN ON EROSION & SEDIMENT CONTROl PLAN, SEE THIS SHEET.
2. COST OF EROSiON CONTROl AND OTHER ITEMS OF WINìERIZATION SHALl BE INCLUDED IN THE rrE~ ENTITLED -EROSiON CONTROL AND
WlNTERIZATION-.
3. CONTRACTOR WILL BE REOUIRED TO ClEAN EXlST1NG STORU DRAIN DOWNSTREAt.I or THIS PROJECT. AS NECESSARY. DillRtr.lIN[ EXISTING
CONDITION, Wffi1 aTY ENGINEER AND CITY INSPECTOR, PRIOR TO CONS1RUCTION.
4. REFER TO -rROSION &: SEDIMENT CONTROl PlAN-, SEE TI-iIS SHITT
5 CON'1'"R.ArCTOR I.4UST PROVIDE CONCRETE WASHOUT AREA AND ..wNTAIN; SEE THIS SHEET.
6. CúNSTRUCT A BRICK WÐR IN THE EXISTING IMNHOLFS IrMJNTAlN J- ClEAR OVER
THE WEIR. CONTRACTOR TO REMOVE SilT AS NECESSARY' TO ~INTAIN EFFECTIVENESS OF WEIR. AlL STORW DRAJN'
PRIOR ro THE REUO\IAL OF WEIR.
DILLON & MURPHY
CONSUL TlNG CIVIL ENGINEERS
ENGINEERING . PLANNING . SURVEYING
1820 w. K£T1lEItIAN LM£. SUiTt £, LOO~ CALIFORNIA 95242 (209) JJ4~661J
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DUBLN NiSSAN EXPANSION
CONTROL
DUST
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STORM DRAIN SYSTÐ.4
CrTY
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II PROPOSED WALK AS PART OF SEDIMENT
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NOTE.'
1. FIBER ROLLS SHALL BE PLACED AT THE BACK OF PROPOSED
ADJACENT TO PROJECT AREA DURING ONSiTE CONSTRUCTION.
(EXCEPT AT CONSTRUCTION ENTRANCE)
2. CONSTRUCT TEMPORARY CONCRETE WASHOUT PER DETAILS ON
PLAN
mOSION CON TROL
BENCH W.RK:
I DESCRIPTION: 3
A CHISELED ~saUARC ON rop -
CENTER OF "THE CONCRETE CURB I~OF J SHEET
AT THE NDRTHERlY CURB REl1JRN -
AT THE NOIHHWEST CORNER OF JOB NO.
~~~ :~Rg;~~~i~NB~:O.OOUGHEER1YI OJB5
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THIS SHEET
TEMPORARY CONCRETE WASHOUT
NOT TO SCALE
BEFORE YOU DIG
C.ijJ,. LISA UIoCIERGROUfoC SERVICE ALERT
48 ~ PRIOR TO CONSTRUCTION. CAU.
TOLL FRΠ1-eoo-2"27-2600
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P£oPl£ 10 ÆET f"FlO'A POW£R UNES, If Y'OV
IIJST WfJ~ ( WTHIN 10 FEU Of POW(H WNES ¡
Pl£ASE: CALI... PC.It£ . eoo~ 7.J--~ ~