HomeMy WebLinkAbout6.2 Appeal PC 7-11 StoreCITY CLERK FILE 410-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: September 5, 2000
SUBJECT:
PUBLIC HEARING Consideration of Appeal of Planning Commission
Approval of PA 99-021, 7-Eleven Convenience Store and Gas Station,
(Report Prepared by: Anne Kinney, Associate Planner)
ATTACHMENTS:
1. Letter received August 9, 2000, Appealing Planning Commission
Decision of August 8, 2000.
2. Resolution Affirming the Planning Commission Decision of August 8,
2000.
3. Resolution Reversing Planning Commission Decision of August 8,
2000.
4. Planning Commission Staff Report dated August 8, 2000, with
attachments
5. Planning Commission Minutes for August 8, 2000
6. Planning Commission Resolution No. 00-48 approving the Conditional
Use Permit and Site Development Review, with conditions
7. Petition signed by 148 residents supporting the 24 hour, 7-Eleven
Convenience Store and Gas Station
RECOMMENDATION:
1. Hear Staff Presentation
2. Open Public Hearing
3. Hear Applicant's Presentation
4. Question Staff, Applicant and the Public
5. Close Public Hearing
6. Deliberate
7. Options for Action:
A,
Adopt Resolution (Attachment 2) Affirming the Planning
Commission Approval of August 8, 2000
Adopt Resolution (Attachment 2) Affirming the Planning
Commission Approval of August 8, 2000 with modifications
or additional'conditions as directed by the City Council
Adopt Resolution (Attachment 3) Reversing the Planning
Commission Decision of August 8, 2000 thereby denying the
Conditional Use Permit and Site Development Review
G:\pa99021\ccsr9/5.doc
COPIES TO: The Applicant/Property Owner
PA File
ITEM NO;
PROJECT DESCRIPTION:
The applicant, Retail Development Associates is requesting approval for a new 2, 800 square foot 7-
Eleven convenience store and four-pump gas station at the southwest comer of Dougherty Road and
Amador Valley Boulevard. The convenience store and gas station would be open 24 hours a day and
would employ 7-10 full and part-time staff.
Planning Permits Required.'
The General Plan designation for the site is "Retail/Office" and the existing zoning for the site is PD,
Planned Development Zoning District. The project site is part of the Villages at Alamo Creek Planned
Development Rezone (PA 85-041.1) which was approved in 1986. The approval was for the development
of approximately 135 acres with 1,165 dwelling units, a five-acre park, open space parcels and a
commercial site for future development as a convenience store.
The Planned Development District regulations (PA 85-041. l, Resolution No. 31-86) do not include a gas
station as a permitted use. However, Condition No. 75 of the Conditions of Approval for PA 85-041.1
refers to the need for additional design considerations for "the gasoline pump island layout". The revised
site plan (dated 1986) for the property does not clearly show a gasoline pump island although the earlier
site plan for the property does.
Section 8.32.060 of the Dublin Zoning Ordinance states that "all development in the Planned
Development District site shall be subject to the regulations of the closet comparable zoning district as
determined by the Director of Conununity Development". The Director has determined that the closest
comparable zoning district is the C-N Neighborhood Commercial Zoning District. Within this district a
gas station may be constructed and operated on the site with a Conditional Use Permit.
The Planned Development District regulations do not establish front, rear, or side yard setbacks for the
commercial site. A Conditional Use Permit is required to amend the PD District regulations to establish
setback standards for the development.
The project requires the following planning permit approvals: 1 ) a Conditional Use Permit to amend the
PD Planned Development District zoning regulations to establish setback standards for the property; 2) a
Conditional Use Permit to allow the construction and operation of a gas station; and 3) a Site
Development Review for the construction of the convenience store, gas station, parking, landscaping and
signage.
BACKGROUND:
Planning Commission Meeting
The item was heard before the Planning Commission at a public hearing on August 8, 2000. The
Planning Staff Report attached as Attachment 4 provides analysis and background regarding the project,
site design, and land use compatibility issues. Staff recommended that the Planning Commission approve
the project subject to a condition that restricted the hours of operation to between 6:00 a.m. and 12:00
At the public hearing two Dublin residents were opposed to the project, one resident spoke in opposition
and the second resident submitted a written objection. The applicant submitted to the Planning
Commission at the public hearing, a petition signed by 148 residents supporting the 24-hour 7-Eleven
Convenience Store and Gas Station. Of the 148 signatures, 47 were from residents of the Cross Creek
apartments located to the immediate west and south of the site. The Petition is attached as Attachment 7 to
this staff report.
2
A motion to approve the project with unrestricted hours of operation was approved on a 3-2 vote with
Commissioners Hughes and Jennings opposed. A copy of the Planning Commission Minutes is attached
as Attaclament 5.
On August 9, 2000, Council Member McCormick filed a written appeal from the Planning Commission's
decision (Refer to Attachment 1 for a copy of the appeal letter).
City Council Action
Under the City Zoning Ordinance, the City Council may affirm, affirm in part, or reverse the action of the
Planning Commission, based upon findings of fact. Findings shall identify the reasons for the action on
the appeal, and verify the compliance or non-compliance of the subject of the appeal with the provisions
of the Appeals Chapter of the Zoning Ordinance. The City Council may adopt additional conditions of
approval that address the specific subject of the appeal.
CONCLUSION:
Based upon the Planning Commission Staff Report and Minutes for the August 8, 2000, public hearing,
staff requests that the City Council evaluate the proposed project and either affirm or reverse the action of
the Planning Commission.
RECOMMENDATION:
Staff recommends that the City Council conduct a public hearing, deliberate, and adopt one of the
following options:
1)
Adopt Resolution (Attachment 2) Affirming the Planning Commission approval of August
8, 2000;
2)
Adopt Resolution (Attachment 2) Affirming the Planning Commission Approval of
August 8, 2000 with modifications or additional conditions;
3) Adopt the Resolution (Attachment 3) Reversing the Action of the Planning Commission.
U~ UU
August 9, 2000
Richard Panbrose
City Manager
City of Du/~in
Dear Mr..fi.~e:
I wish to appeal the action of the Dublin Planning Commission on August 8,
2000 in the matter of PA 99-021 7 Eleven Convenience Store and Gas Station
Conditional Use Permit.
My reason for the appeal is the presumption that the action of the Dublin
Planning Commission will have a significant and material effect on the quality
of life within the City of Dublin.
Please inform ~ne as to the date and time of the appeal hearing.
Thank you for your consideration in this matter.
Sincerely, ..- .....)
/ :"' / ~/~
Member
Dublin City Council
AI'rAON .
RESOLUTION NO. 00 - 00
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
AFFIRMING THE ACTION OF THE PLANNING COMMISSION REGARDING
PA 99-021 7-ELEVEN CONVENIENCE STORE AND GAS STATION,
CONDITIONAL USE PERMIT TO PERMIT THE CONSTRUCTION AND
OPERATION OF A GAS STATION AND TO AMEND THE PD PLANNED
DEVELOPMENT DISTRICT REGULATIONS TO ESTABLISH SETBACK
STANDARDS AND SITE DEVELOPMENT REVIEW FOR A NEW 2, 800 SQ. FT.
CONVENIENCE STORE AND FOUR PUMP FUELING STATION AT A VACANT LOT
ON THE SOUTHWEST CORNER OF DOUGHERTY ROAD AND AMADOR VALLEY
BOULEVARD.
WHEREAS, Retail Development Associates (Applicant/Property Owner) has requested
approval of a Conditional Use Permit to allow a gas station and to amend the PD Planned
Development District regulations to establish setback standards and Site Development Review
for a 2, 800 square foot convenience store and four pump fueling station, surface parking,
landscaping and related improvements on a .5 acre vacant lot on the southwest comer of
Dougherty Road and Amador Valley Boulevard (APN 941-2781-002-00) within a "PD Planned
Development Zoning District"; and
WHEREAS, a completed application is available and on file in the Dublin Planning
Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and
implementing Guidelines, an Initial Study has been prepared to assess the proposed project.
Based on the Initial Study, a Mitigated Negative Declaration has been prepared and is on file
with the Dublin Planning Department. The project as proposed and with the implementation of
Mitigation Measures identified in the Initial Study will not have a significant effect on the
environment; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said
application August 8, 2000; and did approve PA 99-021 7-Eleven Convenicen Store and Gas
Station Conditional Use Permit and Site Development Review; and
WHEREAS, Council Member McCormick has appealed the decision of the Planning
Commission to the City Council; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
ATTACHMENT 2
WHEREAS, the Staff Report was submitted recommending that the City Council make a
determination based on the provisions of the Appeal Chapter of the Zoning Ordinance; and
WHEREAS, the City Council did hear and consider all said reports, recommendations
and testimony hereinabove set forth and used their independent judgment to make a decision;
and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby
make the following findings and determinations regarding said proposed Conditional Use
Permit:
A,
The proposed use and related structures is compatible with other land uses, transportation
and service facilities in the vicinity. Conditions of approval will ensure ongoing
compatibility between the proposed project and adjacent residential uses.
B,
The proposed use will not adversely affect the health or safety of persons residing or
working in the vicinity, and will not be detrimental to the public health, safety and
welfare because all City and Alameda County regulations and conditions will be met.
C. The use will not be injurious to property or improvements in the neighborhood.
D,
There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed project would not be detrimental to the public health,
safety, and welfare.
E,
The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed.
The proposed use is not contrary to the specific intent clauses, development regulations,
and performance standards established for the zoning district in which it is located.
G,
The proposed use is consistent with the Retail/Office designation of the Dublin General
Plan.
The minor amendment to Planned Development District Regulations (PA 85 04.1) to
establish front, rear and side yard setbacks for this site substantially complies with and
would not materially change or alter the intent of the adopted Planned Development
District Regulations which identify the site for future commercial uses.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby
make the following findings and determinations regarding said proposed Site Development
Review:
A,
The approval of this Site Development Review application is consistent with the intent
and purpose of Dublin Zoning Ordinance Section 8.104, SITE DEVELOPMENT
REVIEW, because the project it is compatible with the site and surrounding properties.
B,
The approval of this application, as conditioned, complies with the 'Retail/Office'
designation of the General Plan, the "PD" Planned Development Zoning District in which
it is located as well as with all other requirements of the Zoning Ordinance because a
commercial use is a permitted use in such designation and zone and a gas station is a
conditional use in such designation and the C-N Neighborhood Commercial Zoning
District, the closest comparable zoning district to the existing "PD", Planned
Development Zoning District.
C,
The approval of the Site Development Review application, as conditioned, 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 general welfare because the proposed
development is consistent with all City and Alameda County regulations and conditions.
D,
The approved site development, including site layout, structures, vehicular access,
circulation and parking, setbacks, height, walls, public safety and similar elements has
been designed to provide a desirable environment for the development.
The subject site is physically suitable for the type and intensity of the proposed
development because the majority of the site is level with area and dimensions that will
accommodate the new convenience store and four pump gas station.
F,
Impacts to views are addressed because the majority of the site is level and no views
could be interrupted.
Impact to existing slopes and topographic features are addressed because the site is level
and there are no topographic features.
H,
Architectural considerations, 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, signage and similar elements have
been incorporated into the project and as conditions of approval in order to insure the
compatibility of the development with the development's design concept or theme and
the character of adjacent buildings, neighborhoods and uses.
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.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby affirm the
August 8, 2000 decision of the Planning Commission approving the Conditional Use Permit and
Site Development Review for PA 99-021 7-Eleven Project, subject to the Conditions of
Approval contained within Planning Commission Resolution 00-48 attached to this staff report
as Attachment 6.
PASSED, APPROVED AND ADOPTED this 5th day of September, 2000.
AYES:
NOES:
ABSENT:
ATTEST:
City Clerk
Mayor
RESOLUTION NO. 00 - 00
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
REVERSING THE ACTION OF THE PLANNING COMMISSION REGARDING
PA 99-021 7-ELEVEN CONVENIENCE STORE AND GAS STATION,
CONDITIONAL USE PERMIT TO PERMIT THE CONSTRUCTION AND
OPERATION OF A GAS STATION AND TO AMEND THE PD PLANNED
DEVELOPMENT DISTRICT REGULATIONS TO ESTABLISH SETBACK
STANDARDS AND SITE DEVELOPMENT REVIEW FOR A NEW 2, 800 SQ. FT.
CONVENIENCE STORE AND FOUR PUMP FUELING STATION AT A VACANT LOT
ON THE SOUTHWEST CORNER OF DOUGHERTY ROAD AND AMADOR VALLEY
BOULEVARD.
WHEREAS, Retail Development Associates (Applicant/Property Owner) has requested
approval of a Conditional Use Permit to allow a gas station and to amend the PD Planned
Development District regulations to establish setback standards and Site Development Review
for a 2, 800 square foot convenience store and four pump fueling station, surface parking,
landscaping and related improvements on a .5 acre vacant lot on the southwest comer of
Dougherty Road and Amador Valley Boulevard (APN 941-2781 ~002-00) within a "PD Planned
Development Zoning District"; and
WHEREAS, a completed application is available and on file in the Dublin Planning
Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and
implementing Guidelines, an Initial Study has been prepared to assess the proposed project.
Based on the Initial Study, a Mitigated Negative Declaration has been prepared and is on file
with the Dublin Planning Department. The project as proposed and with the implementation of
Mitigation Measures identified in the Initial Study will not have a significant effect on the
environment; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said
application August 8, 2000; and did approve PA 99-021 7-Eleven Convenience Store and Gas
Station Conditional Use Permit and Site Development Review; and
WHEREAS, Council Member McCormick has appealed the decision of the Planning
Commission to the City Council; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
ATTACHMENT 3
WHEREAS, the Staff Report was submitted recommending that the City Council make a
determination based on the provisions of the Appeal Chapter of the Zoning Ordinance; and
WHEREAS, the City Council did hear and consider all said reports, recommendations
and testimony hereinabove set forth and used their independent judgment to make a decision;
and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does find that:
A,
The proposed use and related structures would not be compatible with the adjacent
residential land uses in that the 24 hour operation of the 7-Eleven gas station would
create noise and other nuisances that would have a negative impact on the neighborhood.
The proposed use would contribute to an over concentration of gas station uses in the
vicinity of the subject site. Four existing gas stations provide similar services to Dublin
residents within a one-mile radius of the proposed business.
C,
The appeal of the Planning Commission decision to approve PA 99-021 7-Eleven
Convenience Store and Gas Station Conditional Use Permit and Site Development
Review complies with the provisions of Chapter 8.136 "Appeals" of the Dublin Zoning
Ordinance because the appeal public hearing was properly held and noticed.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby reverse the
August 8, 2000, decision of the Planning Commission to approve the Conditional Use Permit and
Site Development Review for PA 99-021 7-Eleven Project.
PASSED, APPROVED AND ADOPTED this 5th day of September, 2000.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: August 8, 2000
SUBJECT:
PUBLIC HEARING PA 99-021, 7-Eleven Convenience Store and Gas
Station, Conditional Use Permit and Site Development Review
(Report Prepared by: Anne Kinney, Associate Planner)
ATTACHMENTS:
Draft Resolution adopting the Mitigated Negative Declaration and
Mitigation Monitoring Program
Draft Resolution approving the Conditional Use Permit and Site
Development Review, subject to conditions (with the Public Works
Standard Conditions attached as Attachment A)
Project Plans, consisting of 8 sheets
Initial Study/Mitigated Negative Declaration (includes Noise Study)
Mitigation Monitoring Program
RECOMMENDATION:
2.
3.
4.
Open public hearing
Receive staff presentation and public testimony
Close public hearing and deliberate
Adopt Resolution (Attachment 1 ) adopting the Mitigated Negative
Declaration and Mitigation Monitoring Program
Adopt Resolution (Attachment 2) approving the Conditional Use
Permit and Site Development Review, subject to conditions.
DESCRIPTION:
Retail Development Associates are requesting approval for a new 2, 800 square foot 7-Eleven
convenience store and four-pump gas station at the southwest comer of Dougherty Road. and Amador
Valley Boulevard.
The proposed materials and colors will be presented at the Planning Commission meeting.
BACKGROUND:
Study Session:
The Planning Commission on May 25, 1999, held a Study Session to discuss the proposed project and
provided comments to the applicant. A number of issues were discussed including the appropriateness of
a gas station use at this location, noise and traffic impacts, on~site landscaping, lighting and site design.
Since this time, the applicant and staff have been working towards resolving these issues.
Planning Permits Required:
The General Plan designation for the site is "Retail/Office" and the existing zoning for the site is PD,
Planned Development Zoning District. The project site is part of the Villages at Alamo Creek Planned
ITEM NO.
COPIES TO:
The Applicant
The Property Owner
PA file
ATTACll4afi' 4
Development Rezone (PA 85-041.1) which was approved in 1986. The approval was for the development
of approximately 135 acres with 1,165 dwelling units (including 1,019 multi-family units and 146
single-family lots), a five-acre park, a commercial site for future development as a convenience store and
open space parcels.
The Villages at Alamo Creek Planned Development District regulations PA 85-041.1 (Resolution No. 31 -
86) do not include a gas station as a permitted use. However, Condition No. 75 of the Conditions of
Approval for PA 85-041.1 refers to the need for additional design considerations for "the gasoline pump
island layout". The revised site plan (dated 1986) for the property does not clearly show a gasoline pump
island although the earlier site plan for the property does.
Section 8.32.060 of the Dublin Zoning Ordinance states that "all development in the Planned
Development District site shall be subject to the regulations of the closet comparable zoning district as
determined by the Director of Community Development". The Director has determined that the closest
comparable zoning district is the C-N Neighborhood Commercial Zoning District. Within this district a
gas station may be constructed and operated on the site with a Conditional Use Permit.
The Planned Development District regulations do not establish front, rear, or side yard setbacks for the
commercial site. A Conditional Use Permit is required to amend the PD District regulations to establish
setback standards for the development.
Therefore, the project requires the following planning permit approvals:
1) a Conditional Use Permit to amend the PD Planned Development District regulations to establish
setback standards for the development;
2) a Conditional Use permit to allow the construction and operation of a gas station; and
3) a Site Development Review for the construction of a 2, 800 square foot convenience store and four-
pump gas station, surface parking, landscaping and signage.
Public Notification:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, to advertise the project and the upcoming publi,c hearing. A public notice
was also published in the Tri~Valley Herald and posted at several locations throughout the City. To date,
two calls were received by citizens residing outside the 300 foot area. The concerns raised included the
need for another gas station and convenience store in the area given the existence of similar uses within
1.5 miles of the site. Other issues included traffic and safety concems.
ANALYSIS:
CONDITIONAL USE PERMIT
The purpose of a Conditional Use Permit is to determine whether the proposed use is appropriate for the
site and if conditions of approval are required. Issues that are commonly addressed include land use
compatibility, site design, traffic, access and circulation.
Project Description:
The project proposes the construction of a new convenience store and four-pump gas station at the
southwest corner of Dougherty Road and Amador Valley Boulevard. It is proposed that the convenience
store and gas station would be open 24 hours a day and would employ 7-10 full and part-time staff.
2
The project site is located within a residential neighborhood approximately 1.25 miles east of Dublin's
downtown area. The property has been vacant for over fourteen years. The Cross Creek Apartment
complex has been constructed to the immediate south and west of the property. To the north, across
Amador Valley Boulevard lies the Cottonwood Apartment complex. To the east, Dougherty Road
separates the property from the U.S. Army's Camp Parks Reserve Forces Training Area, containing
training facilities .and barracks.
The adjacent residential land uses are separated from the property by an eight-foot sound walt that has been
constructed along the site's western and southern property lines. The maximum distance between the
existing apartment buildings and the property's sound wall is 44 feet with the minimum distance being 30
feet. The area between the apartment buildings and the soundwall is characterized by low vegetation and
mature redwood trees. In addition there is a grade differential of approximately 12 feet between the pad
elevation of the buildings and existing site elevation.
Setbacks:
A Conditional Use Permit is required to amend the PD District regulations to allow a 10 foot rear yard
setback from the southern property line and a zero foot side yard setback from the western property line.
The front and street side yard setback from Dougherty Road and Amador Valley Boulevard respectively
shall be a minimum of 15 feet as shown on the site plan, labeled sheet 1 of Attachment 3.
The convenience store building is proposed to be located along the western (rear) property line and 10 feet
from the southern (side) property line. The proposed setback standard for the convenience store is
appropriate. The location of the building restricts vehicular and pedestrian access to the rear of the
building and a condition of approval will require the 10 foot side area to be gated at all times. In
addition, the cross creek apartments is setback a minimum of 30 feet from the western elevation of the
proposed store and a minimum of 39 feet from the southern elevation of the proposed store. This area as
stated above is extensively landscaped with low vegetation and a number of mature redwood trees. Sheet
7 of Attachment 3 indicates that due to the elevation difference between the apartments and the site, the
proposed store would be below the line of sight from the second floor patios of the apartment buildings.
Land use compatibility:
Staff is concerned that a twenty-four hour convenience store and gas station could potentially create noise
and other nuisances that would impact the adjacent residential development.
A Noise Assessment Study has been conducted by Thorbum Associates, Acoustic and Audio Visual
Consultants to identify existing and future noise levels at the property. The Study is included within
Attachment 4 to the staff report. The noise study identified four new sources of noise that would be
generated as a result of the project including noise generated by roo~op equipment, trash collection,
parking lot car and truck traffic. The study concluded that due to the design and location of the building,
the existence of the 8-foot sound wall and time restrictions on trash collection and delivery of goods there
would be minimal noise impact on adjacent residents.
However, the traffic study prepared by TJKM determined that the facility would generate 822 daily trips.
In addition comments received from the Dublin Police Services state that 'this site has the potential for
becoming an attractive location for loitering and other in appropriate or illegal behavior". It is staffs
opinion, that the location of the project within a residential neighborhood, in conjunction with police
concems cited above, could result in noise and nuisance impacts adversely affecting the neighborhood.
Condition Number 16 of the draft conditions of approval (Attachment 2) limits the allowable hours of
3
operation of the facility to between 6 a.m. and 12 p.m. With the implementation of Condition Number 16
and Mitigation Measure 3 (Attachment 5) which contains measures to minimize the noise of roof-mounted
equipment and restricts hours of trash collection and the delivery of goods impacts to adjacent residents
would be minimized.
The applicant does not agree with Condition Number 16. At the public hearing on August 8, 2000, the
Planning Commission may be asked to allow the facility to operate on a twenty-four hour basis.
To address lighting concerns, a condition of approval requires that a lighting plan be prepared prior to
issuance of a building permit, to demonstrate that pole-mounted, building and canopy lights utilize cut-off
shields and are directed downward to prevent unwanted over-spill of lighting onto adjacent properties. The
applicant concurs with this requirement.
Traffic Impacts
A traffic study was prepared by TJKM Traffic Consultants to analyze the potential impacts of this project
on surrounding intersections and roadways within the City of Dublin. The traffic study determined that
although this project would generate additional 822 daily trips, the existing signalized intersections and
roadways have sufficient capacity to accommodate the increase in traffic.
The applicant is not required to pay a traffic impact fee. When the Villages at Alamo Creek were
constructed the project proponent were required to mitigate the traffic impacts of the project, which
included the future commercial uses at this site. At that time, the project proponent constructed street and
intersection improvements within and in the vicinity of the Alamo Creek project.
Consistency n~ith the General Plan and Zoning Ordinance:
The project is consistent with the City of Dublin General Plan designation of Retail/Office which permits
commercial and service station uses. The project is also consistent with all applicable requirements of the
Zoning Ordinance.
SITE DEVELOPMENT REVIEW
Site Development Review is required for the proposed 2, 800 square foot building. The purpose of the
Site Development Review process is to promote orderly, attractive, and harmonious site and structural
development. It addresses building location, architectural and landscape design and theme, vehicular and
pedestrian access, on-site circulation and parking. A project site plan, floor plan, landscape plan, and
building elevations are located in Attachment 3.
Site Plan:
The site consists of approximately .5 acres and is roughly square in shape. The proposed convenience store
would be located at the south west comer of the property abutting the western property line. The four pump
fueling station and underground tanks are sited at the north east comer of the property. Vehicular access to
the site is restricted to right-in/right-out only from both Dougherty Road and Amador Valley Boulevard. A
pedestrian pathway has been provided from Amador Valley Boulevard along the western property line to the
store. This will provide safe and convenient access to the store for nearby residents.
Architecture:
The original architecture proposed for the store and canopy consisted of a typical 7-Eleven prototype,
characterized by stucco finish and high parapet walls. The applicant has worked closely with staff to
redesign the structure to incorporate residential elements to complement the architecture of the surrounding
neighborhood. The building's parapet roof will incorporate a tower element at its northeast comer with tile
4
roofing and wooden brackets. The building fagade will include a tile roof and wooden brackets over the
aluminum storefronts on the east and northern elevations. The remainder of the fagade is characterized by a
stone wainscot and stucco finish. The parapet roof style has been replicated on the canopy to create a
compatible site design. The proposed color scheme consists of soft earthen tones of creamy corral, light and
dark shades ofterra cotta. The 7-Eleven and Citgo corporate colors have been utilized for the building,
canopy and monument signage.
Landscaping:
Landscaping of the site includes perimeter landscaping and landscape planters in from of the convenience
store. The applicant has increased landscaping on site by creating a landscaped berm at the comer to screen
the view of cars at the gas pumps and by creating enlarged landscape areas at the entrance driveways. A
condition of project approval requires the planting of larger trees for more immediate visual effect and
landscaping of the western soundwall with vines. Overall, the landscaping as conditioned will provide an
attractive environment for the public.
ENVIRONMENTAL REVIEW:
An Initial Study I Mitigated Negative Declaration has been prepared for the project pursuant to the
California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin
Environmental Guidelines. The Initial Study identified a number of potential impacts regarding noise,
aesthetics and public services, however with the implementation of measures identified in the Initial
Study, the project would not have a significant effect on the environment. The 20-day review period
began on July 19, 2000 and ended August 7, 2000. To date, no comment letters were received regarding
the Initial Study/Mitigated Negative Declaration. A copy of the Initial Study/Mitigated Negative
Declaration is attached as Attachment 4 to this staff report.
DEPARTMENTAL REVIEW:
The proposed project have been reviewed by the Building Department, the Public Works Department,
Police Services and Alameda County Fire Department. The concerns raised are addressed in the
conditions of approval as outlined in the draft resolution (Attachment 2).
Draft Resolution (Attachment 2) consists of certain conditions of approval that Staff is recommending for
this project to ensure that (1) City standards are maintained; (2) Policies and standards by certain outside
agencies are met; and (3) Site specific compatibility and design issues are addressed.
CONCLUSION:
The project as conditioned, including the Conditional Use Permit and Site Development Review is
consistent with the Dublin General Plan and Dublin Zoning Ordinance. The proposed project has adequate
access, parking and circulation. Land use compatibility issues can be adequately mitigated with the
conditions of approval outlined in the draft resolution (Attachment 2).
RECOMMENDATION:
Staff recommends the Planning Commission conduct a public meeting, deliberate, and adopt Resolution
(Attachment 1 ) adopting the Mitigated Negative Declaration and Mitigation Monitoring Program and
adopt Resolution (Attachment 2) approving the Conditional Use Permit and Site Development Review,
subject to conditions.
GENERAL INFORMATION:
APPLICANT/PROPERTY OWNER:
LOCATION:
EXISTING ZONING:
GENERAL PLAN DESIGNATION:
Brian Hirahara
Retail Developmere Associates
89 Davis Road, #260
Orinda, CA 94563
Southwest comer of Dougherty Road and Amador
Valley Boulevard. APN: 941-2781-002-00
PD Planned Development Zoning District
Retail/Office
G :\PA99-021 \pcsr
RESOLUTION NO. 00-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING
PROGRAM FOR PA 99-021, 7-ELEVEN CONVENIENCE AND GAS STATION, CONDITIONAL
USE PERMIT AND SITE DEVELOPMENT REVIEW
WHEREAS, Retail Development Associates (Applicant/Property Owner) has requested approval of
a Conditional Use Permit to allow a gas station and to amend the PD Planned Development District
regulations to establish setback standards and Site Development Review for a 2, 800 square foot convenience
store and four pump fueling station, surface parking, landscaping and related improvements on a .5 acre
vacant lot on the southwest comer of Dougherty Road and Amador Valley Boulevard (APN 941-2781-002-
00) within a "PD Planned Development Zoning District"; and
WHEREAS, a completed application is available and on file in the Dublin Planning Department; and
WHEREAS, the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and
the City Environmental Guidelines require that certain projects be reviewed for environmental impact and
that environmental documentation be prepared; and
WHEREAS, an Initial Study was conducted with the finding that the project, with the
implementation of mitigation measures, would not have a significant effect on the environment; and
WHEREAS, a Mitigated Negative Declaration and a Mitigation Monitoring program has been
prepared for this project; and
WHEREAS, a 20 day public review period was held for the Mitigated Negative Declaration, from July
19, 2000 through August 7, 2000; and
WHEREAS, no comment letters were received during the public review period;
WHEREAS, the Planning Commission did hold a public hearing on said application on August 8,
2000; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending adoption of a
Mitigated Negative Declaration and Mitigation Monitoring Program for the 7-Eleven facility (PA 99-021 );
and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recommendations and testimony hereinabove set forth.
ATTACHMENT 1 ',
(TO ATTACHMENT 4 of staff report, dated 9/5/00)
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby
find that:
1. That the project will not have a significant effect on the environment.
2. That the Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared
and processed in accordance with State and local environmental laws and guideline regulations.
3. That the Mitigated Negative Declaration and Mitigation Monitoring Program is complete and
adequate.
BE IT FURTHER RESOLVED THAT THE Dublin Planing Commission does hereby adopt a
Mitigated Negative Declaration and Mitigation Monitoring Program PA 99-021 for the 7-Eleven Facility,
the Mitigation Monitoring Program is attached as Attachment 4 and with the Initial Study/Mitigated
Negative Declaration (Attachment 3) are incorporated herein by reference.
PASSED, APPROVED AND ADOPTED this 8th day of August, 2000.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Community Development Director
g :\pa99-021 \PCRE SOmnd
2
FOR ATTACHMENT 2, PLEASE REFER TO ATTACHMENT 6 OF
CITY COUNCIL STAFF REPORT, DATED SEPTEMBER 5, 2000
ATTACHMENT 2
(TO ATTACHMENT 4 of staff report, dated 9/5/00)
AMADOR VALLEY ROAD
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SECTION 1
SECTION 3 · '
SECTION 4
SECTIONS
CITY OF DUBLIN
P.O. Box 2340, Dublin, California 94568
City Offices, 100 Civic Plaza, Dublin, California 94568
7-ELEVEN CONVENIENCE STORE AND GAS STATION ·
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
File No. PA 99-021
Lead Agency: City of Dublin
Prepared: July 2000
ATTACHMENT 4
(TO ATTACHMENT 4 of staff report, dated 9/5/00)
Administration (925)833-6650 · City Council (925)833-6605 · I-mance (925)833-6640 · Building Inspection (~zb~ ~-~620
Code Enforcement (925) 833-6620 · Engineering (925) 833-6630 · Parks & Community Services (925) 833-6645
Economic Development (925)833-6650 · Police (925)833-6670 · Public Works (925)833-6630
Community Development (925) 833-6610 · Fire Prevention Bureau (925) 833-6606
INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential
environmental effects of the proposed 7-Eleven ConvenienCe Store and Gas Station. The analysis is
intended to satisfy the requirements of the California Environmental Quality Act (CEQA), and
provide the City with adequate information for project review. This initial study includes a project
description, environmental checklist and discussion focused upon issues identified in the checklist.
In summary, this Initial Study concludes that with the implementation of mitigation
measures, the project will not pose any significant adverse environmental impacts.
The Initial Study was prepared based upon the location of the project, staff office review,
field review, comments from City, County and local agencies, use Of City Planning Documents, the
CEQA Law and Guidelines, and City of Dublin CEQA Guidelines.
PROJECT DESCRIPTION
The proposed project, located at the southwest corner of Dougherty Road and Amador Valley
Boulevard~ consists of constructing a new 2, 830 square foot 7-Eleven Convenience Store and a four
pump gas station. It is proposed that the facility would be open 24 hours a day and would employ 7-10
full and part-time-staff. The site area totals approximately .5 acres and has been vacant for last fourteen
years. The property is unpaved and covered with low grasses. An eight foot sound wail has been
constructed along the site' s western and southern property lines. The project site is .located within a
residential neighborhood approximately 1.25 miles east of Dublin's downtown area. The Cross Creek
Apartment Complex has been constructed to the south and west of the property and to the north, across
Amador Valley Boulevard lies the Cottonwood Apartment complex. To the east, Dougherty Road
separates the property from the U.S. Army's Camp Parks Reserve Forces Training Area, containing
training facilities and barracks. Refer to Vicinity Map and Site Plans attached as Figure 1 and Figure 2,
respectively.
The existing General Plan land use designation for the project site is Retail/Office. The existing zoning
is Planned Development Zoning District. The project site is a part of the Villages at Alamo Creek
Planned Development which was approved. in 1986 to develop approximately 135 acres for 1,165
dwelling units (including 1, 019 multi-family and 146 single-family lots), a five-acre park, a commercial
site and open space uses.
The project requires the following planning permit approvals: 1 ) a Conditional Use Permit to allow a gas
station and to modify the existing Planned Development to establish front, rear and side setbacks; and 2)
a Site Development Review for the construction of a 2, 830 square foot convenience store, 2,184 square
. foot canopy, four pump stations, surface parking, landscaping and signage.
As part ofthe'project development, the site would be cleared and graded to accommodate the proposed
building, canopy, underground tanks, surface parking and related improvements. Underground utilities,
including sewer, water, storm drain lines, natural gas, telephone, fiber optic and electrical would be
extended from adjoining streets.
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Environmental Checklist Form
Initial Study
1. Project title: PA 99-021, 7-Eleven Convenience Store and Gas Station, Conditional Use Permit and
Site Development Review.
2. Lead 'agency name and address: City of Dublin, 100 Civic Plaza, Dublin CA 94568
3. Contact person and phone number: Anne Kinney, Associate Planner (925) 833-6610
4. Project location: Southwest comer of Dougherty Road and Amador Valley Boulevard
5. Assessors Parcel Number(s): 941-2781-002-00
6. Project sponsor's name and address: Retail Development Associates, 89 Davis Road, #260,
Orinda, CA 94563
7. General Plan designation: Retail/Office
8. Zoning: Planned Development
9. Specific Plan designation: None
10. Description ofproject:
(see previous page)
11. Surrounding land uses and setting: Briefly describe the project's surroundings:
The property is located within a residential area, approximately 1.25 miles east of Dublin's downtown
area. The site is bounded by Dougherty Road to the east and Amador Valley Boulevard to the north.
The Cross Creek resideniial aparlrnent complex lies immediately to the south and west of the subject
site. To the north, across Amador Valley Boulevard lies the Cottonwood Apartment complex. To the
east, Dougherty Road separates the property from the U.S. Army's Camp Parks Reserve Forces Training
Area, containing training facilities and barracks.
12. Other public agencies whose approval is required: (e.g., permits, financing approval, or
participation agreement.)
- Building permits (City of Dublin)
- Utility connection and permits (Dublin San Ramon Services District)
- Encroachment permits (City of Dublin)
ENVIRONMENTAL FACTORS .POTENTIALLY AFFECTED: ..,
The environmental factors checked below would .be potentially affected by this project, involving at
least one impact thatls-a "Potentially Significant Impact" as indicated by the Checklist on the following
.pages.
.[~ Aesthetics
[~AgricultUre Resources
Air Quality
/]Biological Resources
Cultural Resources
~ Geology /Soils
~]Hazards & Hazardous Materials [~ Hydrology /Water Quality
~]Land Use / Planning
~Mineral Resources
[~Noise
[~']Popuiation / Housing
['X~Public Services
[~Recreation
.Transportation/Traffic
~Utilities / Service Systems
V-~Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
['~ I find thai the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.'
"'] I find that although the proposed projeCt could have a significant effect on the environment, there
will not be a significant effect in this case because revisions iri the project have been made by or agreed
to by the project proponent. A MITIGATED' NEGATIVE DECLARATION will be prepared.
['~ I find. that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
"3 I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately
analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain
to be addressed.
I find that although the proposed project could' have a significant effect on the en~onment,
eCause all potentially significant effects (a) have been analyzed adequately in an earlier IR or
NEGATIVE DECLARATION pursuant to applicable standards, and Co) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are .imposed upon the proposed project, nothing further is required.
Signature Date
Printed name: Anne Kinney, Associate Planner
For: PA 99-021 7-Eleven Facility, CUP and
SDR
EVALUATION OF ENVIRONMENTAL IMPACTS:
1)
A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in 'the parentheses following each question.'
A "No Impact" answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault
rupture zone). A "No Impact" answer should be explained where it is based on project-specific
factors as well as general standards (e.g., the project wilt not expose sensitive receptors to
polhtants, based on a project-specific screening analysis).
2)
All answers must take account of the whole action involved, including off-site as well as on-she,
cumulative as well as proj ect-level, indirect as well'as 'direct, and construction as well as operational
impacts.
3)
Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must indicate whether the impact is potentially significant, less than significant with
mitigation, or less thi~n significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4)
"Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to
a "Less Than Significant Impact." The lead agency must describe th.e mitigation measures, and
briefly explain how they reduce the effect to a less than significant level' (mitigation measures from
Section XVII, "Earlier Analyses," may be cross-referenced).
5)
6)
7)
8)
9)
Earlier analyses may be used where, pursuant to 'the tiering, program EIR, or other CEQA process,
an-effeCt has been adequately analyzed in. an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b)
Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of.and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c)
Mitigation Measures.' For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were incorporated or
refined from the earlier document and the extent to which they address site-Specific
conditions for the project.
Lead agencies are encouraged to incorporate into the checklis~ .references to information sources for
potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated.
'Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should. be cited in the discussion.
This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are rele-,/ant to project"s
environmental effects in whatever format is selected.
The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact to less than significance
found following the checklist
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista?
(Source:l, 2, 3 )
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
b) Substantially damage scenic resources, including, but no '
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway? (Source: 1, 2, 3 )
X
c) Substantially degrade the existing visual character or
quality of the site and.its surroundings?
(Source:l, 2, 3)
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?.
(Source:l, 2, 3, )
II. AGRICULTURE RESOURCES -- In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in
assessing impacts on .agriculture and farmland. Would the
project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as shown
on the maps prepared pursuant to the Farmland Mapping
and Monitoring Program of the California Resources
Agency, to non-agricultural use? (Source:l, 2, 3, 4)
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? (Source:2, 4)
X
X
c) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use?
(Source: 1, 2, 3 )
III. AIR OUALITY -- Where available, the significance ·
Criteria established by the applicable air quality
Management Or air pollution control district may be
Relied upon to make the following determinations. Would
The project:
a) Conflict 'with or obstruct implementation of the
applicable air quality plan?(Source:1,2 )
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation? (Source: 1, 2 )
c) Result in a cnmulatively considerable net increase of
any criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient
air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
(Source: 1,2 )
d) Expose sensitive receptors to substantial poltutant
concentrations?(Source: 1, 2 )
e) Create objectionable odors affecting a substantial
number ofpeople?(Source: 1, 2 )
Potentially
Significant
Impact
Less Than
Significant
Mitigation
Incorporation
Less Than
Significant
.Impact
No
Impact
x
x
x
X
X
IV. BIOLOGICAL RESOURCES --Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service? (Source: 1, 2, 3)
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service? (Source: 1, 2, 3)
c) Have a substantial adverse effect on federatly protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) flarough direct removal, filling, hydrological
interruption, or other means? (Source: 1, 2 )
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
(Source: 1, 2)
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance? (Source: 1, 2 )
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan
or other approved local, regional, or state habitat
conservation plan? (Source: 1, 2 )
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than No
Significant Impact
Impact
X
X
X
X
X
x
V. CULTURAL RESOURCES -- Would the project:
a) Cause a substantial adverse change in the significance
of a historical resource as defined in § 15064.5?
(Source: 1, 2,)
x
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to § 15064.5?
(Source: 1, 2)
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature? (Source: 1, 2)
d) Disturb any human remains, including those interred
outside of formal cemeteries? (Source: 1, 2)
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines'and Geology Special Publication 42. (Source.: 1,2,7)
ii) Strong seismic ground shaking? (Source: 1, 2,7)
Potentially
Sig-ni~cant
Impact
Less Than
Significant
with
Mitigation
'Incorporation
Less Than No
Significant Impact
Impact
x
x
iii) Seismic-related ground failure, including liquefaction?
(Source: 1, 2, 7)
iv) Landslides? (Source: 1, 2,7)
b) Result in substantial soil erosion or the loss of topsoil?
(Source:l, 2, 7)
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
(Source:l, 2, 7)
x
x
x
x
d) Be located on expansive soil, as defined in Table 18-1~B
of the Uniform Building Code (1994), creating substantial
risks to life or property? (Source: 1, 2,7)
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
water? (Source: 1, 2)
VII. HAZARDS AND HAZARDOUS MATERIALS '-
Would the project:
'a) Create a significant hazard to the public or the
environment through the routine transport, use, or disposal
of hazardous materials? (Source: 1, 2 )
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment? (Source: 1, 2 )
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
(Source:l, 2 )
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than
Significant
Impact
X
X
X
X
No
Impact
x
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment? (Source: 1, 2 )
x
e) For a project located within an airport land use plan
or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area? (Source: 1, 2 )
f) For a project within the vicinity of a private airstrip,
would the project result in a. safety hazard for people
residing or working in the project area? (Source: 1; 2 )
g) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan? (Source: 1, 2 )
h) Expose people or structures to a significant risk of loss,
injury *or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands? (Source: 1, 2 )
VIII. HYDROLOGY AND WATER OUALITY -
Would the project:
a) Violate any water quality standards or waste discharge
requirements? (Source: 1, 2 )
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level (e.g., the production
rate ofpre-existing nearby wells would drop to a level'
which would not support existing land uses or planned
uses for which permits have been granted)? (Source: 1, 2,7
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, in a manner which would
result in substantial erosion or siltation on- or off-site?
(Source:l, 2 )
Potentially
Significant
Impact
Less Than Less Than No
Significant Significant Impact
with Impact
Mitigation
Incorporation
X
X
X
x
X
x
x
d) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, or substantially increase the
rate 'or amount of surface runoff in a manner which would
result in flooding on- or off-site? (Source: 1, 2 )
e) Create or contribute runoff water which would exceed
the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
· polluted runoff?. (Source: 1, 2 )
f) Otherwise substantially degrade water quality?
(Source:l, 2 )
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
(Source:l, 2 )
h) Place within a 100-year flood hazard area structures
which would impede or redirect flood flows? (Source: 1, 2
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam? (Source:l, 2 )
j) Expose people or structures to a significant risk of loss, i
involving inundation by seiche, tsunami, or mudflow?
(Source:l, 2 )
Potentially
-Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than No
Significant Impact
Impact
X
X
X
X
IX. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
(Source:l, 2, 3 )
b) Conflict with any applicable land use plan, policy, orI
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance)
adopted .for the purpose of avoiding or mitigating an
environmental effect? (Source: I, 2, 4, 5)
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan? (Source': 1, 2, 3 )
X. MINERAL RESOURCES --Would the project:
a) Result in the loss of availability of a known mineral
· resource that would be of value to the region and the
residents of the state? (Source:l, 2)
b) Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
(Source: 1, 2, 4)
XI. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan
or noise ordinance, or applicable standards of other
agencies? (Source:l, 2, 4, 6)
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
(Source: 1, 2)
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing without
the project? (Source:.l, 2)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels
existing without the project? (Source: 1, 2)
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation .
x
Less Than No
Significant Impact
Impact
X
x
X
X
x
· e) For a project located within an airport land use plan
or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project expose people residing or working in the project
area to excessive noise levels? (Source: 1, 2)
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in
the project area to excessive noise levels? (Source:l, 2, )
XII. POPULATION AND HOUSING -
Would the project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension
of roads or other infrastructure)? (Source: 1, 2, 3 )
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere? (Source:l, 2,3 )
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
(Source:l, 2, 3 )
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than No
Si~d~i~cant Impact
Impact
X
X
X
X
XIII. PUBLIC SERVICES
a) Would the project i~esult in substantial adverse
physical impacts associated with the provision of new or
physically altered governmental facilities, need for new
or physically altered governmental facilities, the
.construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services:
21
Fire Protection? (Source: 1, 2)
Police Protection? (Source:'l, 2)
Schools? (Source: 1, 2)
Parks? (Source:l, 2 )
Other Public Facilities? (Source: 1, 2 )
XIV. RECREATION--
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated? (Source: 1, 2 )
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect on
the environment? (Source: 1, 2)
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
X
Less Than No
Significant Impact
Impact
x
x
X
x
x
XV. TRANSPORTATION/TRAFFIC-
Would the project: ·
a) Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in either
the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections)? (Source: 1, 2, 8)
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
(Source:l, 2, 8)
x
22
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in location
that results in substantial safety risks? (Source: 1, 2)
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)? (Source: 1, 2 )
e) Result in inadequate emergency access? (Source: 1, 2 )
f) Result in inadequate parking capacity? (Source: 1, 2 )
g)' Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)? (Source: 1, 2, )
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporation
Less Than No
Significant Impact
Impact
x
x
x
x
x
XVI. UTILITIES AND SERVICE SYSTEMS '-
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
(Source:l, 2 )
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects? (Source: 1, 2 )
x
x
23
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the Construction of which could cause
significant environmental effects?'(Source: 1, 2 )
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or expanded'entitlements needed? (Source: 1, 2 )
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments? (Source: 1, 2 )
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs? (Source: 1, 2 )
g) Comply with federal, state, and local statutes and
regulations related to solid waste? (Source: 1, 2 )
Potentially
Significant
Impact
Less Than No
Significant Impact
Impact
Less Than
Significant
with
Mitigation
Incorporation
X
x
X
x
XVII. MANDATORY FINDINGS OF SIGNIFICANCE'
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self-sustaining levels, threaten to elimi:nate
a plan! or animal community, reduce the number or restrict
rare or endangered plant or animal or eliminate important e
major periods of California history or prehistory? (Source: 1
b) Does the project have impacts that are individually limit
but cumulatively considerable? CCumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the
effects of other current projects, and the effects of probable
projects)? (Source: 1, 2)
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly? (Source: 1, 2, )
Potentially
Significant
Impact
Less Than
Significant
Mitigation
Incorporation
Less Than No
Significant impact
Impact
X
X
Sources used to determine potential environmental impacts:
2.
3.
4.
6.
7.
8.
Determination based on location of project.
Determination baied on staff office review.
Determination based on field review.
Determination based on the City of Dublin General Plan
Determination based on the City of Dublin Zoning Ordinance.
Noise Analysis, prepared by Thorburn Associates, dated May 17, 2000
Geotechnical Study, prepared by Kormacher Engineering Inc., dated April 26, 2000
Traffic Study, prepared by TJKM, dated December 6, 1999
Persons Contacted:
Brian Hirahara, Retail Development Associates
Ray Kuzbari, Associate Traffic Engineer, Public Works Department
Mike Stella, Associate Civil Engineer, Public Works Department
Rose Macias, Community Safety Assistant, Dublin Police Services
Ed Laudini, Deputy Fire Marshal, Alameda County Fire Department
EVALUATION OF ENVIRONMENTAL IMPACTS
(Keyed to the Environmental Checklist)
Explanation of Potentially Significant, Potentially Significant Unless Mitigation
.Incorporated and Less Than Significant Impact Answers
1. Aesthetics.
Environmental Setting:
The project site is located 1.25 miles east of Dublin's downtown within an area characterized by
residential and governmental land uses. The site is vacant, unpaved and covered by low grasses. There
are no features of aesthetic significance in the immediate vicinity of the site.
Project Impacts:
There are no impacts to Items 1 a and 1 b and less than significant (with mitigation) impacts to Items 1 c
and 1 d. This determination is based on the sources referenced in the Initial Study. The development of
the proposed project would convert an existing vacant site into an urban use. The City' s Zoning
Ordinance requires that any new structures to go through the Site Development Review permit process~
The project proponents are applying for a Site Development Review planning permit. As part of that
process, architectural compatibility and aesthetic elements are considered. The project proponents will
be required to incorporate architectural design and elements that are compatible with the architecture of
surrounding. uses. The project will be conditioned to screen all unattractive uses, such as roof-top air
conditioning equipment, from view from the surrounding sweets and the apartment units to the west and
south of the site. The proposed project will not result in the obstruction of any scenic vista or view open
to the public. However, the development of commercial uses on this currently vacant site could
potential degrade the existing visual character and quality of the area. The following mitigation measure
is recommended to reduce aesthetic impacts to a level of less-than-significant.
Mitigation Measure 1: Landscape trees along the perimeter of the site shall consist of a
combination of 24" and 36" boxes to provide immediate visual relief and an aesthetically pleasing
commercial environment.
The proposed project would increase the' amount of light and glare due to new street lighting, on-site
lighting and building security and canopy lighting. New lighting could result in negative aesthetic
impacts through the "over spill" of unwanted lighting onto adjacent residential properties and other areas
not intended to be lighted. The following mitigation measure is therefore recommended to reduce
spillover of lighting impacts to a level of less-than-significant.
Mitigation Measure 2: Prior to the issuance of a building permit, the Applicant/Developer shall
prepare a lighting plan incorporating the following measures:
Pole-mounted lights shall be equipped with cut-off lenses and shall be directed
dovqnwards to minimize unwanted .lilght and glare over spill. The pole-mounted lights
shall be limited to 17 feet in height.
b)
Building security and canopy lighting and other lights shall be directed downward.
Exterior lighting shall be dimmed or turned-off during off-hours.
All exterior glass panels shall be of non-glare manufacture.
2. Agricultural Resources
Environmental Setting:
The proposed'project is located within a residential area east of Dublin's downtown area. The site is currently
vacant and has been identified for furare urban development since the late 1980's.
Project Impacts:
There are no impacts to Items 2a through 2c. This determination is based on the sources referenced in the Initial
Study. There is no recent history of agricultural production on the site. The property is not designated as prime
or unique farmland and is not under Williamson Act Contract.
3. Air Quality
Environmental Setting:
The .project site is located within what the Bay Area Air Quality Management District defines as the
Livermore-Diablo Valley, a sheltered inland. area surrounded by hills to the west, south and east. Most
of the ,airflow into the .southem. portions of the Valley is accomplished through only two gaps in the
hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed
and calm conditions (the latter approximately 23 percent of the time). These local limitations on the
capacity for. horizontal dispersion of air pollutants combined with the regional characteristic of restricted
vertical dispersion give the area a high potential for regional air quality problems.
Project Impacts:
There are no significant impacts to Items 3a through 3e. This determination is based on the sources
referenced in the 'Initial Study. Although the proposed project will generate additional new traffic (see
Section 15 Transportation/Traffic), the increase in air emissions as a result of this new traffic is not
substantial, or significant enough to result in the deterioration of ambient air quality. These additional
vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur
dioxide and particulate matter (PM10). However, the 7-Eleven facility would be located on a major
regional roadway which provides direct access to the on and off ramps of the 1-580 Freeway,
approximately 1.25 miles to the south. The location of theproject would provide gas and other services
convenient to motorists travelling to and from the highway, thereby minimizing vehicle trips and
associated air quality impacts in conformity with the Bay Area Air Quality Management District' s Clean
Air Plan. In addition, the proposed project will not expose sensitive receptors to substantial pollutants or
create objectionable odors as the project will be constructed and operated in accordance with all City of
Dublin and Alameda County regulations.
Construction of the site may generate an increase in dust and particulate matter caused by site excavation
and grading activities. The City' s .standard grading ordinance requirements require measures to ensure
that these types of short-term construction impacts are minimized.
27
e
Biological Resources
Environmental Setting:
The proposed project is located within an urbanized area east of Dublin's downtown area. The site is currently
vacant, unpaved and covered with low grasses. The site has recently been used as a staging area for
construction of improvements to the apartments located to the immediate south and west of the site. There are
no trees on the site. No wetlands Or riparian features exist on or adjacent to the subject site.
· Project Impacts: '
There are no significant impacts to Items 4a through 4f. This determination is based on the sources
referenced in the Initial Study. The site is located within a developed area, adjacent to a four-lane
regional roadway and three-lane local roadway. Field visits to the site have not identified any
endangered, threatened or rare species of animals. The site is not located within the boundaries of any
Habitat Conservation Plans.
5. Cultural Resources
Environmental Setting:
The property is located within an urbanized area, east of Dublin's downtown area. The site area totals
approximately .5 acres and is currently vacant.
Project Impacts:
There are no impacts to Items 5a through 5d. This determination is based on the sources referenced in the
initial study. There are no known cultural resources existing on the property.
However, any groundbreaking or earthwork which uncovers potentially significant archaeological or
cultural resources will require that earth moving activities cease until the site can be evaluated by a
certified archaeologist, to determine the significance of the finds and suggest appropriate mitigation
measures. Standardized procedures for evaluating accidental finds and discovery of human remains shall
be followed as prescribed in Sections 15064.5 and 15126.4 of the CEQA guidelines.
6. Geology and Soils
Environmental Settina:
The project site is located within the San Francisco Bay Area, recognized by geologists as one of the
most seismically active regions in the United States. There are a number of active faults in the region
including the San Andreas, Calaveras, Pleasanton, Hayward and Greenville faults. According to the
Geotechnical Investigation prepared by Korbmacher Engineering, Inc., dated April 26,· 2000, the active
trace of the Calaveras and Pleasanton faults lie approximately 1.7 miles to the west of the site and 1000
feet to the east of the site, respectively. The likelihood of a major seismic event on one or more of these
faults within the near future is believed to be high. The project site is not located within a designated
Alquist-Priolo Earthquake Fault Zone (known formerly as a Special Studies Zone).
The site consists of approximately .5 acres and is roughly square in shape. The site is relatively fiat with
a gentle slope form southeast to northwest. The Geotechnical Investigation prepared by Korbmacher
28
Engineering, Inc., identified that surface soils consisted of stiff clay, clayey silt and dense siky sand with
a high expansion potential. The Site is currently vacant, unpaved and covered with low grasses. No
unique geologic or physical features exist on the property.
Project Impacts:
There are no impacts to Items 6a(i, iii, iv), 6c and 6e and less than significant impacts to Items 6a (ii), 6b
and 6d. This determination is based on the sources referenced in the Initial Study.
The Calaveras Fault is capable of generating a significant level of ground shaking in the event of a
seismic occurrence. All structures shall be developed in compliance with the Uniform Building Code
(UBC) requirements to reduce the impact of shaking on the project to tess than significant.' The
probability of seismic related hazards, such as liquefaction, or landslides is considered low due to the
composition of the soil and location of the site. The Korbmacher Engineering,-Inc. geotec,hnical report
determined that the site is suitable for the proposed 7-Eleven store and gas station. The site shall be
developed in accord with the recommendations of the geotechnical report to reduce the impact of
expansive soils to less than significant. All earthwork shall be in accordance with the City of Dublin
Grading Ordinance and to Public Works Department standards and regulations. The project site is
currently vacant and relatively level with no unique geologic or physical features.
7. Hazards and Hazardous Materials
Environmental Setting:
The property is located within an urbani.zed area, east of Dublin's downtown area. The site area totals
approximately .5 acres and is currently undeveloped. and covered with low grasses. The property has
been vacant for in excess of fourteen years.
Project. Impacts:
There are tess than significant impacts to Items 7a through 7c and no impacts to Items 7d through 7h.
This determination is based on the sources referenced in the Initial 'Study. The proposed use of the site
would include a convenience store and gas. station. Less than significant quantities of hazardous
materials would be associated with this use. A development standard/condition of approval shall require
the developer to prepare and submit a Hazardous Materials Management Plan and a Hazardous Materials
Inventory Statement with Alameda County Environmental Health Department and Alameda County Fire
Department for review and approval. The project is not located within an airport land use plan or within
two miles of a private or public airstrip. Adequate emergency access has been provided via two
driveways to Amador Valley Boulevard and Dougherty Road. The project would not interfere with an
adopted emergency response or evacuation plan. The site is surrounded by urban development and
would not expose people or structures to risk of loss or injury due to wildland fires.
8. .Hydrology and Water Quality
Environmental Setting:
No surface water exists on site. The site is relatively flat and surface runoff and storm water drains toward the
surrounding streets where it is collected and distributed via the City of Dublin storm water system. Local
waterways or tributaries in the area include' Alamo Creek and Canal and Chabot Canal.
The geotechnical investigation of the Site by Kormacher Engineering involved drilling three exploratory boHng~
to a maximum depth of approximately 21.5 feet. Groundwater was not encountered in the borings.
The property is located within an area designated as Zone X, which is area outside the 500-year flood plain, per
the FIRM (Flood Insurance Rate Map) Flood Map, community number 060705-001 B, dated September 17,
1997.
Project Impacts:
There are no impacts to Items 8b through 8d and 8g through 8j and less than significant impacts to 8a, 8e
and 8f. This determination is based on the sources referenced in the Initial Study. The project is not
. located within a 100-year flood hazard area and will not expose people of property to flooding or other
water-related hazards. There are no water supply lines or wells on the proposed site.
The development of this site would result in the conversion of vacant land to an urban use and thereby
increasing water runoff and creating. a potential for storm water pollution. A development standard /
condition of approval will require that the deyelopment shall meet the water quality requirements of the
City of Dublin's National Pollution Discharge Elimination System (NPDES) permit and the Alameda
County Urban Runoff Clean Water Program. In addition, a condition of approval shall require the project
meet the requirements of the City of Dublin's "Best Management Practices" to mitigate stormwater
pollution.. "Best Management Practices" require the installation of drainage system filtering devices to
protect water resources from discharges of petroleum-based pollutants collected on impervious parking
surfaces. The surface runoff from an area of less than one acre with the implementation of standard
conditions of approval will reduce impacts to water quality to a level of insignificance.
The proposed gas station involves the construction of underground storage tanks. According to the
Geotechnical Report prepared by Kormacher Engineering, the anticipated depth of excavation for
installation of the fuel storage tanks will be approximately 15 feet below the existing grade. A
development standard/condition of project approval will require that the tank be installed according to
OSHA, Alameda County and City of Dublin standards and regulations. Groundwater was not detected at
21.5 feet below grade, therefore the construction of the Site including underground storage tanks will not
have a significant effect on groundwater levels in the area.
9. Land Use and Planning
Environmental Setting:
The project site consists of .5 acres of vacant, undeveloped land located east of Dublin's downtown area
along a majo~ regional roadway, Dougherty Road. The site is located within an area characterized by a
mix of residential and governmental land uses. The site is located approximately 1.25 miles from the I-
30
580 freeway on/off ramps. The General Plan land use designation for the site is Retail/Office and the
zoning is PD, Planned Development, which identifies the site for future commercial land uses.
· Project Impacts:
There are no impacts to Items 9a, 9b and 9c. This determination is based on the sources referenced in the
Initial Study. The project would not physically divide an established community. The project is located
east of the downtown area of Dublin, within an established residential area. This infill development
would convert existing vacant land to an urban use. The proposed project complies· with the Retail/Office
land use designation of the Dublin General Plan which allows retail stores and other commercial uses. In
accordance with the Dublin Zoning Ordinance, the closest comparable zoning district to this Planned
Development is the C-N, Neighborhood Commercial Zoning District, which allows gas stations as a
conditional use. The City of Dublin has no adopted habitat conservation plan or natural community
conservation plan that would conflict with this application.
10 Mineral Resources
Environmental Setting:
The property is located within an urbanized area, east of Dublin's downtown area. The site area totals
approximately .5 acres and is currently vacant.
Project Impacts:
There are no impacts to Items 10a through 10b. This determination is based on the sources referenced in
the initial study. The Conservation Element of the General Plan does not reference any mineral resources
existing on the property.
11. Noise
Environmental Setting:
The maj or source of noise in .the vicinity of the project is noise generated by vehicular traffic at the
intersection of Dougherty Road and Amador Valley Boulevard. Thorburn Associates, Acoustic and
Audiovisual Consultants have conducted a Noise Assessment Study of existing and future noise levels at
the siie. A 24-hour noise measurement was conducted above the 8 foot sound wall along the southern
property line adjacent to the residential apartments yielding a noise level of 59dBA. The noise study
estimated that noise levels vary on the adjacent apartment site from between 52 and 57 dBA.
Project Impacts:
There are no impacts to Items 9b, 9g and 9f and less than significant impacts to Items 9c and 9d and less
than significant impacts with mitigation to. Item 9a. This determination is based on the sources
referenced in the Initial Study. The project proposes the construction of a 24-hour convenience store and
gas station on a vacant lot abutting an existing residential apartment complex. The maximum distance
between the existing apartment buildings and the property' s sound wall is 55 feet with the minimum
distance being 30 feet. The area between the buildings and soundwall is characterized by vegetation and
mature redwood trees. In addition there is a grade differential of approximately 12 feet between the pad
elevation of the buildings and existing site elevation.
The Dublin General Plan states that a residential exterior noise environment of 60 dBA is 'normally
acceptable' and an exterior noise environment of between 60 and 70 dBA is 'conditionally acceptable'
with the installation of noise insulation features.
The noise study prepared by Thorbum Associates identified four new sources of noise that would be
generated as a result of the project and estimated the impact on existing residents in the area. This
includes noise generatedby rooftop equipment, trash collection, parking lot car and truck traffic. The
noise study calculated that the noise generated from roof-top equipment would not exceed 45dBA at any
2nd Floor apartment. The noise generated from car or truck traffic would not exceed 50 and 60 dBA in the
apartment complex, respectively. However, according to the traffic study prepared by TJKM the
proposed facility would generate 822 daily trips. There could be a potentially significant impact with
regard to future noise levels impacting existing residents. The following Mitigation Measure is
recommended to reduce the noise impact of the project on nearby residents to a less than significant level.
Mitigation Measure 3: The Manager / Developer of the 7-Eleven store and gas station shall
ensure on an on-going basis that:
Roof-top and mechanical equipment shall be shielded with air-tight panels to obstruct the view from
adjacent residential units and to minimize noise impacts on residents. Equipment with the lowest
Sound Power Levels (.aCoustic output) shall be chosen by the mechanical engineer,
2. All deliveries and loading operations shall occur during the hours of 8:00 a.m. and 5:00 p.m. to
minimize noise impacts affecting nearby residents.
Trash pick-ups shall occur during the hours of 8:00 a.m. and 5:00 p..m. to minimize noise impacts
affecting nearby residents. Containers with plastic lids shall-be used to minimize the "banging"
sound of steel lids.
All activities on site shall be controlled so as not to create a nuisance to the surrounding residents.
No loudspeakers or amplified music shall be permitted to project or be placed outside of the
building.
The proposed project which involves the development of a convenience store and gas station will not
result in the exposure of people to severe noise levels, groundboume vibration and will not result in
significant permanent or temporary increase in ambient noise levels. The project is not located within an
airport land use plan or within the vicinity of a private airstrip.
12. Population and Housing
Environmental Setting:
The City of Dublin's population as of January 1, 1999, was estimated by the State Department of
Finance to be 28, 707. Significant population growth is anticipated for the City based on planned
residential growth in Eastern Dublin and Western Dublin (Schaefer Ranch). According to the
32
Association of Bay Area Governments (ABAG), the total population of Dublin is expected to be 33,300
in 2000, and is expected to increase to 42, 800 by the 2005 and 50,900 in the year 2010.
Project Impacts:
There are no impacts to items 12a through 12c. This determination is based on sources referenced in the
Initial Study. Since the project .involves the development of a convenience store and gas station, the
proposed project will not impact housing or population within the City or Tri~Valley region.. The
project will result in increases in employment opportunities, but on a minor scale. The project will not
induce population growth in the area or displace housing or people.
13.. Public Services
Environmental Setting:
The project site is served by the following service providers:
Fire Protection.' Fire protection is provided by the Alameda County Fire Department which provides
structural fire suppression, rescue, hazardous materials control and public educatioi~ services.
Police Protection. Police protection is provided by the Dublin Police Department which is
headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers,
performs a range of public safety services including patrol, investigation, traffic safety and public
education.
SchoOls. Educational facilities are provided by the Dublin Unified School District which operates
kindergarten through high school services within the community.
· Maintenance. The City of Dubtin provides public facility maintenance, including roads, parks, street
trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Other Governmental Services. Other governmental services are provided by the City of Dublin
including community development and building services and related governmental services. Library
service is provided by the Alameda County Library with supplemental funding by the City of
Dublin.
Project Impacts:
There are less than significant impacts to Item 13a. This determination is based on the sources
referenced in the Initial Study
Fire Protection. According to representatives of the Alameda County Fire Department, the proposed
project lies within a 1.5 mite radius of a fire station located on Donahue Drive in Dublin. A typical
response time of less than 5 minutes is anticipated. As part of the Site Development Review process,
specific fire protection requirements wilt be imposed on the development to ensure compliance with
applicable provisions of the Uniform Fire Code.
33
Police Protection. A minor increase in the demand for police service could be expected should the
project be approved and constructed. Impacts would generally include increases due to commercial theft
and other incidents. Increase in calls for service would be offset through adherence to the City of Dublin
non-residential security requirements. The following mitigation is therefore recommended to reduce
potential police prote.ction impacts to less than significant.
Mitigation Measure 4: Prior to the issuance of a building permit, the project 'developer
shall submit for Police Department approval a Master Securiiy Plan indicating specific measures which
will be taken by the developer to supplement Police Department security for the project. The Security
Plan shall include robbery and intrusion alarm systems, cashier booth operating procedures after dark,
cashier area security elements, use of CCTV etc.
Schools. This project is for retail uses. School impact fees in accordance to State Law would be charged
at building permit issuance.
Maintenance of Public facilities including roads. · The City of Dublin is. responsible for the
maintenance of public facilities including streets in the vicinity of the project. Maintenance demands
would be offset by additional city fees and property tax revenues accruing to the City of Dublin.
Other governmental services. The City of Dublin charges a public facilities fee for all new
development in the community for the purpose of financing new municipal public facilities needed by
such development. The applicants will be required to pay a public facilities impact fee prior to issuance
of building permits.
13. Recreation
Environmental Setting:
The project is located east of Dubtin's downtown area. The project proposes the development of a new
convenience store and gas station.
Project Impacts:
There are no impacts to Items 14a through 14b. This determination is based on the sources referenced in
the Initial Study. The project is the development of a commercial uses on a vacant lot and no impacts to
recreational facilities are anticipated.
15. Transportation~raffic
Environmental Setting:
The project is located on the southwest coruer of Dougherty Road and Amador Valley Boulevard. Major
regional access to the site is provided by 1-580 an east-west freeway located approximately 1.25 miles
south of the property .and 1-680 a north-south freeway, located approximately 1.25 miles to the east.
34
Local access to the site is provided by Dougherty Road, a north-south four-lane road located immediately
east of the site and Amador Valley Boulevard~ a east-west three-lane road that lies north of the site. The
project will have access off of both Dougherty Road and Amador Valley Boulevard.
Other roadways in the area include, Dublin Boulevard a major east-west six-lane arterial located 1 mile to
the south of the project, Scarlett Drive a two-lane road that provides access to land uses south of Dublin
Boulevard east of Dougherty Road and Sierra Lane, a two-lane industrial collector road providing access
to the primarily industrial i.and uses west of Dougherty Road.
Planned circulation improvements in the area include hook ramps to provide access from 1-680 to points
in Dublin and a flyover from southbound 1-680 to eastbound 1-580, widening of Dougherty road to
provide a southbound right-ram lane at Dublin Boulevard and the widening of Dublin Boulevard to six-
lanes from Village Parkway to Tassajara Road. These improvements will be partly funded by traffic fees
imposed on new development within in the City of Dublin.
Table 1 summarizes existing traffic conditions at key intersections near the proposed project site. This
information is based on a Traffic Study prepared to analyze potential traffic impacts associated with the
proposed project completed by TJKM, dated December 6, 2000 (on file with the Dublin Planning
Department).
Table 1.: Existing Intersection Level-of Service (without project)
Intersection
Dougherty Road/Dublin Blvd
Dougherty Road/Sierra Lane
Dougherty Road/Amador Valley Blvd.
Existing
Control V/C LOS
Signal A.M .65 B
P.M. .85 D
Signal A.M. .71 C
P.M. .628 B
Signal , A.M. .70 B
P.M. ' .59 A
Existing conditions are expressed in terms of volume of capacity on adjacent roadways using the Level-
of-Service concept. LOS ratings are qualitative descriptions of intersection operations reported using an
A through F ranking sy_stem to describe travel demand, delays and congestion. LOS A represents free-
flow conditions with little or no delay at signalized intersections and LOS F indicates jammed conditions
with excessive delay and long back-ups. The Dublin General Plan identifies LOS D (volume to capacity
ratio of .90) as the minimum acceptable level-of-service in the community.
Table 1 indicates that all intersections are functioning at LOS C or better during a.m. peak hours and LOS
D or better during p.m. peak hours.
Project Impacts:
There are no impacts to Items 15a through 15g. This determination is based on the sources referenced in
the Initial Study.~ The project would add additional vehicles to local and regional roadways.
Table 2summarizes future traffic conditions at nearby intersections including the existing condition,
approved and pending projects in the area (Refer to Traffic Study on file with the Dublin Planning
Department for a full list of all approved and pending projects included in the analysis).
Table 2.: Existing, Approved and Pending Intersection Level-of Service. (without project)
Existing & Approved
Intersection
Dougherty Road/Dublin Boulevard
Dougherty Road/Sierra Lane
Dougherty Road/Scarlett Drive
Dougherty Road/Amador Valley Boulevard
Control V/C LOS
Signal A.M 1.11 F
P.M. 1.36 F
S i gnal A.M. .87 D
P.M. .83 D
Signal A.M. .77 C
P.M. .66 B
Signal A.M. .87 D
P.M. .82 D
Based on a comparison of Table 1 and 2, the 'intersection of Dougherty Road and Dublin Boulevard will
· change from LOS 'B' to LOS 'F' during a.m. peak hours and from LOS 'D' to LOS 'F' during p,m. peak
hours. The intersection of Dougherty Road and Sierra Lane will change from LOS 'C' to LOS 'D' during
a.m. peak hours and from 'LOS 'B' to 'LOS 'D' during the p.m. peak hour. The Dougherty Road and
Amador Valley Boulevard intersection will change from LOS 'B' to LOS 'D' during a.m. peak hours and
from LOS 'A' to LOS 'D' during p.m. peak hours. The traffic study determined that with the construction
of the .planned roadway improvements discussed above, the intersection of Dougherty Road and Dublin
Boulevard will operate at LOS 'C' and LOS 'D' during the a.m. and p.m. peak hours, respectively.
According to the traffic report prepared by TJKM, the proposed p~roject is expected to generate 822 new
daily trips, 47 new trips during the a.m. peak hours and 56 new trips during the p.m. peak hours. Table 3
summarizes future traffic conditions of all intersections including the proposed project, approved and
pending projects in the area.
Table 3.: Existing, Approved, Pending and Proposed Intersection Level-of Service (with project)
Existing, Approved &
Intersection
Dougherty Road/Dublin BouleVard
Dougherty Road/Sierra Lane
Dougherty Road/Scarlett Drive
Dougherty Road/Amador Valley Boulevard
Proposed
Control V/C
Signal A.M 1.11
P.M. t .36
Signal A.M. .88
P.M. .83
Signal A.M. .78
P.M. .67
Signal A.M. .87
P.M. .84
LOS
F
F
D
D
C
B
D
D
3~
Based on the comparison of table 2 and 3, the 7-Eleven project would not result in significan~ traffic'
impacts at maj or intersections near the project site. The estimated traffic conditions are attributed to'
approved and pending projects in the area and not the proposed 7-Eleven facility: The traffic study
determined that with the construction of the planned roadway improvements discussed above, the
intersection of Dougherty Road and Dublin Boulevard will operate at LOS .'C' and LOS 'D' during, the
.a.m. and p.m. peak hours, respectively. Therefore, all intersections would be operating at 'LOS' D or
better during the a.m. and p.m. peak hours.
Based on'the information contained in the TJKM traffic analysis, all nearby. intersections can be mitigated
to Levelof Service D or better, which does not exceed acceptable standards identified in the Dublin
General Plan. In addition, the Level or Service exceeds the minimum Level of Service E establishedby
the Alameda County Congestion Management Agency.
The Sile Development-Review process has determined that the project site has adequate parking and
access. The project would not conflict with adopted policies supporting alternative transportation. Bike
racks will be required as standard conditions of approval. Due to the design and location of the project, it
would not result in a change in air traffic patterns, would not increase hazards due to a .design feature and
would not result in inadequate emergency access.
16. ' Utilities and Service Systems
Environmental Setting:
The project site is serviced by the following service providers:
· Electrical and natural gas power: Pacific, Gas and Electric
Communications: Pacific Bell
Water supply and sewage treatment: Dublin San Rumon Services District (DSRSD)
· Storm Drainage: Alameda County Flood Control District, Zone 7 (Zone 7)
· Solid Waste Disposal'. Dublin-Livermore Disposal Company
Project Impacts:
There are no impacts associated with Items 16a through 16g. This determination is based on the sources
referenced in the Initial Study. Utility providers have reviewed the project and have determined that
either the infrastructure exists or a method to fund the infrastructure has been provided for. DSRSD and
Zone 7 will charge standard impact fees.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
Does the project have the potential to degrade the quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below sel~
sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict
the range of a rare or endangeredplant or animal or eliminate im~vortant examples of the major
37
periods of California history orprehistory? No. The preceding analysis indicates that the proposed
project will not have a significant adverse impact on overall environmental quality, including
biological resources or cultural resources.
b)
Does the project have impacts that are individually limited but cumulatively considerable ?
CCumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects, and the
effects of probable future projects)? No. Although incremental increases in ceaain areas can be
expected as a result of constructing this project, including traffic air emissions, light and glare and
noise, the project lies within an already urbanized area and sufficient capacity exists within service
systems to support the project.
c)
Does the project have environmental effects that will cause substantial adverse effects on human
beings, either directly or indirectly? No. No such impacts have been discovered in the course of
preparing this Initial Study.
Noise Study
Brian FIirahara
LaMorinda Development
89 Davis P,d., Suite 260
Orinda, CA 94563
Subject:
7-Eleven -- Noi seStudy
TA Project #00060.00
Dear Brian: '
As you know, Thorbum Associates conducted a 24-hour. noise measurement at the proposed .
7-Eleven site at Amador Valley Blvd. and Dougherty Rd. on 20-21 April 2000. Several spot
measurements were performed during the 24-hour measurement in order to determine how sound
is distributed at the site. Following are the results of these measurements and our analysis of the
noise impact on the adjacent apartment complex.
Measurement Locations
The 24-hour measurement was conducted above the 8-foot high sound wall on the southern lot
line. Spot measurements were made in several locations along the sound wall on both sides.
Please See Detail ML.
Site Observations
The site is currently bounded by Amador Valley Blvd., Dougherty Rd., and by a 8-foot high
sound wall on the other two sides. The sound wall acts as a buffer between the apartments and
the 7-Eleven site .....
The major noise source is vehicular traffic at the intersection of Ami-dor Valley Blvd. and
Dougherty Rd. Small, non-commercial planes regularly fly overhead,. '~
Results
At the 24-hour measurement location, the Ldn~ was calculated to be 59 dBA2. Please see the
attached Noise Plot.
We can estimate how long-term sound levels vary by location on the site by comparing the levels
for the same time period from the spot measurements to the levels recorded by the
Corlvorate Office: P.O. Box 20399, Castro Valley, CA 94546-8399
RegionalOffice: 1317N. San Femando #212, Burbank, CA 91504
TEL: 510-886-7826 ' F,~:: 510-886-7828
TELz 818-569-0234 FAx: 818-569-0233
Brian Hirahara,. LaMorinda Development'
7-Eleven - Noise Study
17 May, 2000
Page 2
24-hour measurement Using this procedure, the Ldn on 'the sparanent complex side varies
between 52 and 57 dBA.
· Noise Impact
Roo.~op Equipment
The proposed 4-foot high parapet around the roof will block the acoustical line-of-sight between
2nd floor apartmere residents and the rooftop equipment. We calculate that noise from rooftop
equipment will not exceed 45 dBA at any 2nd floor apartment and will be below 40 dBA .for most
of the apartment complex. These levels are at or below current ambient noise levels.
Trash Dumpster
We understand the proposed enclosure around the trash dumpster will be an 8-foot high
CMU/concrete wall. This enclosure is adequate to keep noise impact on the apartment complex
to a minimum. Trash pick-up should be scheduled during daytime hours (Sam-Spin).
ParMng Lot Car Traffic
We calculate that noise from a typical car pulling into and out of the parking lot should not exceed
50 dBA in the apartment complex. This is quieter than the typical car going by on Amsdor Valley
Blvd. or Dougherty Rd.
Parking Lot Truck Traffic
We calculate that noise from a typical large track pulling into and out of the parking lot should
not exceed 60 dBA in the apartment complex. While this represents an increase over existing
levels, the low number of such vehicles entering and exiting the parking lot will keep noise impat
on the apartment complex to a minimum. Deliveries should be scheduled during daytime hours
(Sam-5pm).
Overall, our calculations show that the proposed 7-Eleven store will. create a minimal noise impact
on the adjacent apartment complex. For apartments located near the southwest comer of the 7-
Eleven, the existing noise levels should decrease, due to the store building acting as an additional
noise barrier between the apartment complex and the Amador Valley Blvd. and Dougherty Kd.
intersection.
We hope this informalion is helpful. If you have any questions or need additional informalion,
please do not hesitate to contact us.
Sincerely,
Ty~er~.l. Rynb~rg~~'
Consultant
Steven J. Thorbum, PE r
Principal
rJK/djm
Brian Himhara, LaMorinda Development
7-Eleven - Noise Study
i7 May' 2000
Page 3
enclosures:
Measurement Locations
Noise Plot
xDay/Night Sound Level (Ldn) -- A descriptor established by the EnvironmenmI Protection Agency (EPA) for the
24-hour average A-weighted noise level. Sound levels during the hours f~om 10:00 pm to 7:00 am, hours which
people are more sensitive to noise, are penalized 10 decibels (riB). A 10 dB increase in sound lev'el is perceived by
people to be twice as loud.
2A:,~Veighted Sound Level (Noise Level) - A temk for th~ A-weighted sound pressure level.
A-wei~hting is a frequency weighring which is commonly used to measure the loudness or 'h~oisiness, of sounds.
A-weighting filters the microphone signal in a m~nner which bc~:ter correlates with the sensation of;ffie human ear.
The sound level is obtained by use of a standard sound level meter and is expressed in decibels. Sometimes the
unit of sound level is written as dB(A). All noise dam in this letter is A-weighted.
sp26OOtjra-OOO60-OO.v,,'pa
LOT
151
f
24 NOUP-- MEASUREMENT
SPOT MEASUREMENT
(~MEA,GUREMENT LOCATIONS
O006O_ML
LTnolu~uRN ASSOcCIATES
ACOUSTIC AND AUDIOVIsUAL ONSULTANTS
Corporate Office:
Regional Office:
Regional Office:
Castro Valby, California
Burbank, California
Raleigh-Durham, North Carol
Tel: 510-886-7826
Tel: 818-569-0234
Tel: 919-.493-6027
70
t-
O
24 Hour Measurement: Proposed 7-Eleven
Amador Valley Blvd and Dougherty Rd
Conducted 4~20~00 - 4121100
30
~Ldn = 59 dBA
2o
lo
O O O' O O O O o
O O O O O O .O O
Time of Day
. :-LI
--- L10
" 'Leq
...... L33
.... L99
Mitigation Monitoring and Reporting Program
7-Eleven, PA 99-021
August 2000
The following mitigation monitoring and reporting program is intended to comply with applicable sections of the California Environmental
Quality Act, as amended.
Mitigation Measure
Mitigation Measure 1: Landscape trees along the perimeter of the site shall
consist of a combination of 24" and 36" boxes to provide immediate visual relief
and an aesthetically pleasing commercial environment.
Mitigation Measure 2: Prior to the issuance of a building permit, the
Applicant/Developer shall prepare a lighting plan incorporating the following
measures:
b)
Pole-mounted lights shall be equipped with cut-off lenses and shall
be directed downwards to minimize unwanted light and glare over
spill. The pole-mounted lights shall be limited to 17 feet in height.
Building security and canopy lighting and other lights shall be
directed downward.
Exterior lighting shall be dimmed or turned-off during off-hours.
All exterior glass panels shall be of non-glare manufacture.
Implementing Monitoring
Responsibility Responsibility
Project Dublin
Developer Planning
Monitoring Verification
Schedule
Prior to
issuance of
building
permits
Project Dublin Prior to
Developer Planning and issuance of
Building building
Departments permits
ATTACHMENT 5
(TO ATTACHMENT 4 of staff report, dated 9/5/00)
Mitigation Measure 3: The Manager / Developer of the 7-Eleven store and gas
station shall ensure on an on-going basis that:
Roof-top and mechanical equipment shall be shielded with air-tight panels to
obstruct the view from adjacent residential units and to minimize noise
impacts on residents. Equipment with the lowest Sound Power Levels
(acoustic output) shall be chosen by the mechanical engineer.
2. All deliveries and loading operations shall occur during the hours of 8:00 a.m.
and 5:00 p.m. to minimize noise impacts affecting nearby residents.
Trash pick-ups shall occur during the hours of 8:00 a.m. and 5:00 p.m. to
minimize noise impacts affecting nearby residents. Containers with plastic
lids shall be used to minimize the "banging" sound of steel lids.
All activities on site shall be controlled so as not to create a nuisance to the
surrounding residents. No loudspeakers or amplified music shall be permitted
to project or be placed outside of the building.
Mitigation Measure 4: Prior to the issuance of a building permit, the project
developer shall submit for Police Department approval a Master Security Plan
indicating specific measures which will be taken by the developer to supplement
Police Department security for the project. The Security Plan shall include
robbery and intrusion alarm systems, cashier booth operating procedures after
dark, cashier area security elements, use of CCTV etc.
Project
Developer
Project
Developer
Dublin
Planning
Departments
Dublin Police
Services
On-going
Prior to the
issuance of
a building
permit
Dublin Planning Department
7-Eleven Facility
PA-99-021
MitigatiOn Monitoring and Reporting Plan
August 2000
page 2
.%
Permit to allow a temporary campaign headquarters to be located within the vacant Dublin Fishery building,
located at 7400 San Ramon Road. The building is approximately 7,800 square feet with 91-dedicated parking
spaces. Two full time campaign workers will be at the facility during the hours of operation, in addition to
various numbers of volunteers throughout the day. The proposed hours of operation would be from 8am to
7pm daily, with the option of 6 special events that would extend the hours from 8am to 12am. The Applicant
has proposed the use to terminate on November 30, 2000. Staff has determined that a campaign headquarters is
consistent with a community use and thu~s requires a Conditional Use Permit. The project is consistent with the
City of Dublin General Plan designation of Retail-Office, which allows office and retail uses. The project is
also consistent with the San Ramon Road Specific Plan. Additionally, staff finds the project consistent with
the development regulations of the Zoning Ordinance. Staff recommends the Planning Commission adopt the
resolution approving the Conditional Use Permit for PA 00-018 Temporary Campaign Headquarters.
Cm. Jennings asked if the 91 designated parking spaces is sufficient for the extended hours of 8:00 a.m. to
12:00 a.m. for special events.
~Mr. Byde responded the 91 parking spaces are more than adequate to accommodate any special events.
Cm. Hughes asked if the Applicant, Mayor Houston was available for comment. Mayor Houston was not
present. Cm. Hughes asked if anyone else wished to address the Planning Commission; hearing none, he
closed the public hearing.
On motion by Cm. Musser, seconded by Cm. Oravetz, and with a vote of 5-0, the Planning Commission
unanimously adopted
RESOLUTION NO. 00-47
A RESOLUTION OF THE PLANNING COMMISSION
APPROVING PA 00-18 TEMPORARY CAMPAIGN HEADQUARTERS
CONDITIONAL USE PERMIT TO ALLOW THE ESTABLISHMENT OF TEMPORARY
CAMPAIGN HEADQUARTERS WITHIN THE EXISTING FACILITY LOCATED AT
7400 SAN RAMON ROAD, DUBLIN FISHERY.
8.2
PA 99-021, 7-Eleven Convenience Store and Gas Station, Conditional Use Permit and Site
Development Review for a new 2, 830 square foot convenience store building and four
pump fueling station.
Cm. Hughes asked for the staff report.
Ms. Kinney presented the staff report. She stated that the proposed 7-11 will be located at the comer of
Dougherty Road and Amador Valley Boulevard, which is primarily a residential neighborhood. The
Applicant is requesting a Conditional Use Permit and a Site Development Review. The Planning
Commission on May 25, 1999, held a Study Session to discuss the proposed project and provided
comments to the Applicant. A number of issues were discussed including the appropriateness of a gas
station use at'this location, noise and traffic impacts, on-site landscaping, lighting and site design. The
Applicant and Staff have worked together to resolve those issues. The convenience store was redesigned
to incorporate residential elements to compliment the existing residential neighborhoods. The
landscaping has been enhanced on the site and has been incorporated into the Conditions of Approval.
The Commission had concerns on the lighting for the project. A Condition of Approval requires the
Applicant to prepare a lighting plan. Exterior lighting provided within the parking lot, and on the building
and canopy shall be directed downwards to prevent glare to the adjoining properties and adjacent roads.
Staff is also concerned that noise and nuisances that could negatively impact the adjacent residential
development. A noise study was prepared that identified new noise sources that would be generated by
the rooftop equipment, trash collection, and automobile traffic in the parking lot. The noise study states
that the existence of an 8-foot sound wall, time restrictions on trash collection and the delivery of goods
' would minimize the noise impacts on the adjacent residents. However, due to the volume of traffic that
would be generated by the project, the residential nature of the area and Dublin Police concerns, Staff has
included Condition 16 in Attachment 2 to restrict the hours of operation from 6:00 a.m. to midnight. The
project is consistent with the Dublin General Plan and Zoning Ordinance and Staff recommends that the
Planning Commission approve the project subject to the Conditions of Approval.
Cm. Hughes asked if anyone had questions for Staff.
Cm. Jermings asked if there are 2 lanes going west on Amador Valley Boulevard.
Ms. Kinney responded there are 2 lanes, but one is a right turn lane.
Cm. Hughes asked if a person could exit the site and turn left onto Amador Valley Boulevard.
Ms. Kinney stated that it will be restricted to right'in and right out only.
f
Cm. Hughes stated for clarification, that a driver who wants to travel in the opposite direction onto
Amador Valley Boulevard would have to exit to the right and make a U-turn at the light. A driver exiting
the site onto Dougherty Road could only turn right.
Ms. Kinney stated that is correct.
cm. Hughes asked if the 800 vehicle trips per day are for 24 hours.
Ms. Kinney stated that it is for 24 hours.
Cm. Hughes asked if anyone had additional questions for staff; hearing none he opened the public hearing
and asked for the Applicant.
Martin Inderbitzen stated that he is representing the Applicant, Brian Hirahara. They reviewed the staff
report and the Conditions of Approval and are in agreement with the conditions with the exception of two
issues. The staff report indicates that a Conditional Use Permit (CUP) is required to allow the construction
and operation of the gas station which is a permitted use under the original Planned Development
condition. If the project were approved as proposed, they would waive that objection. The second issue
is to remove Condition 16, which restricts the hours from 6:00 a.m. to midnight to control the noise
nuisamces and traffic. He stated that Condition 16 would not have the ability to control those issues.
Brian Hirahara, Applicant, stated that he spoke to the neighboring residents and they had a positive
response to the project. He submitted a petition to the Commission with 148 signatures from the residents
supporting the project.
Cm. Hughes asked if anyone else had any questions.
Sylvia Kaiser, 7706 Chantilly Drive, Dublin stated that she is very concerned with the proposed project.
There are several convenience stores within ½ mile from the 7-11 site and four gas stations down the
street. The store will increase traffic and cause a lot of congestion. With the store open 24-hours, kids
will gather there and potentially cause problems within the neighborhood.
Cm. Hughes asked if there were any other questions or comments; hearing none, he closed the public
hearing.
Cm. Musser said it is a small development site and an appropriate use for the location. He stated that
other than a gas. station there aren't any other use types that could go on the site. The majority of gas
stations include a convenience store and it's an appropriate site for the project. He supported the project
with an amendment to the hours of operation.
Cm. Johnson agreed with Cm. Musser. He stated that it is an ideal location for a convenience store and a
gas station. He stated that he doesn't have a problem with the store being open 24 hours.
Cm. Hughes expressed concerns with the gas pumps and traffic. The property is elevated above the
residents, which may increase the noise coming from vehicles driving in and out. An additional 800
vehicle trips per day will have an impact on traffic. He also had concerns with vehicles exiting the
property and, having to make a U-turn at Amador Valley Boulevard and Dougherty Road. There is a
convenience store on Amador Valley Boulevard that is open 24 hours a day and people are there at all
hours of the night. The 7-11 site is different than any other development in Dublin with the surrounding
area being purely residential. He stated that he is opposed to the project.
Cm. Johnson stated that the project will not cause an additional 800 vehicle trips per day. The 800 trips
are currently there and will not have an impact on traffic.
Cm. Oravetz agreed with Cm. Johnson. He stated that he lives in that area and has noticed an increase in
traffic coming from San Ramon using Dougherty Road. The project location is perfect for people
traveling on Dougherty Road. He also had concerns with exiting the site and having to make a U-turn,
which could potentially cause an impact on traffic.
Cm. Hughes asked how many gas stations does one community need? He does not feel the project is
compatible with the surrounding land use. A few years ago there was a proposed daycare located near the
7-11 site that the neighbors expressed concerns about the traffic. The traffic study indicated
approximately 60 to 70 vehicle trips per day.
surrounding residential area.
He does not feel the project is compatible with the
Cm. Oravetz stated that the petition indicates 148 people in the area are in favor of the project. He stated
that he lives in the area and likes the convenience of a 7-11 store within walking distance.
Cm. Hughes stated that he is not opposed to a convenient store with regulated hours. The Applicant
received 148 signatures from residents, which is a small amount of people in the entire area. There are
thousands of people that use the street who live in Dublin and will be affected by the project.
Cm. Jennings stated that she is not in favor of the gas station. The site is adjacent to residential use. She
stated that there is a convenience store less than a mile from the proposed 7-11 site and approximately
seven gas stations within a two-mile radius. It will become a place for kids to gather.
Mr. Inderbitzen asked if he could address the Commission.
Cm. Hughes stated briefly and reopened the public hearing.
Mr. Inderbitzen stated that Staff's presentation indicated the site is within an existing neighborhood and
was approved for this type of use. Dougherty Road is a major thoroughfare road and after Dougherty
Valley is built out may carry up to 50,000 trips a day. The combination of gas and convenience is
important to the project. They are looking for an opportunity to succeed rather than an assumption to
failure that will be a benefit to the community; The 7-11 representative is available for questions.
Cm. Hughes asked if the Commission agreed to the convenience store without the gas station would the
project go forward.
Mr. Inderbitzen asked Mr. Hirahara to answer that question.
Mr. Hirahara, stated that the market has changed with the oil companies creating larger convenience
stores. The 7-11 stores added gas to compete with the oil companies. It is a small gas station with 4
pumps to keep it simple. He explained that the building is a custom design for the site. When they
purchased the property they researched the existing Planned Development and based their decisions on
that.
Cm. Hughes asked if anyone else had any brief comments.
Ms. Kaiser stated that it would create more traffic and congestion entering and exiting the site.
Cm. Hughes re-closed the public hearing and asked for a motion.
On motion by Cm. Musser, seconded by Cm. Johnson with a vote of 3-2-0, by way of an amendment to
the conditions allowing 7-11 to be open 24 hours, with Cm. Jennings and Cm. Hughes opposed to the
project the Planning Commission adopted
P~vzni~ CommisSion 90 Al~tSt 8, 2000
Rc,.qUIar Meett~
RESOLUTION NO.
00 - 48
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 99-021 7-ELEVEN CONVENIENCE STORE AND GAS STATION,
CONDITIONAL USE PERMIT TO PERMIT THE CONSTRUCTION AND OPERATION OF A
GAS STATION AND TO AMEND THE PD PLANNED DEVELOPMENT DISTRICT
REGULATIONS TO ESTABLISH SETBACK STANDARDS AND SITE DEVELOPMENT
REVIEW FOR A NEW 2, 800 SQ. FT. CONVENIENCE STORE AND FOUR PUMP FUELING
STATION AT A VACANT LOT ON THE SOUTHWEST CORNER OF DOUGHERTY ROAD
AND AMADOR VALLEY BOULEVARD.
WHEREAS, Retail Development Associates (Applicant/Property Owner) has requested
approval of a Conditional Use Permit to allow a gas station and to amend the PD Planned Development
District regulations to establish setback standards and Site Development Review for a 2, 800 square foot
convenience store and four pump fueling station, surface parking, landscaping and related improvements
on a .5 acre vacant lot on the southwest comer of Dougherty Road and Amador Valley Boulevard (APN
941-2781-002-00) within a "PD Planned Development Zoning District"; and
WHEREAS, a completed application is available and on file in the Dublin Planning
Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing
Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study,
a Mitigated Negative Declaration has been prepared and is on file with the Dublin Planning Department.
The project as proposed and with the implementation of Mitigation Measures identified in the Initial
Study will not have a significant effect on the environment; and
WHEREAS the Planning Commission held a properly noticed public hearing on said application
August 8, 2000; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
approve the Conditional Use Permit and Site Development Review, subject to conditions; 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; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
ATTACIIMENT 6
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Conditional Use Permit:
The proposed use and related structures is compatible with other land uses, transportation and
service facilities in the vicinity. Conditions of approval will ensure ongoing compatibility
between the proposed project and adjacent residential uses.
The proposed use will not adversely affect the health or safety of persons residing or working in
the vicinity, and will not be detrimental to the public health, safety and welfare because all City
and Alameda County regulations and conditions will be met.
C. The use will not be injurious to property or improvements in the neighborhood.
There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed project would not be detrimental to the public health, safety,
and welfare.
The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed.
The proposed use is not contrary to the specific intent clauses, development regulations, and
performance standards established for' the zoning district in which it is located.
G. The proposed use is consistent with the Retail/Office designation of the Dublin General Plan.
The minor amendment to Planned Development District Regulations (PA 85 04.1) to establish
front, rear and side yard setbacks for this site substantially complies with and would not
materially change or alter the intent of the adopted Planned Development District Regulations
which identify the site for future commercial uses.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said proposed Site Development Review:
The approval of this Site Development Review application is consistent with the intent and
purpose of Dublin Zoning Ordinance Section 8.104, SITE DEVELOPMENT REVIEW, because
the project it is compatible with the site and surrounding properties.
The approval of this application; as conditioned, complies with the 'Retail/Office' designation of
the General Plan, the "PD" Planned Development Zoning District in which it is located as well as
with all other requirements of the Zoning Ordinance because a commercial use is a permitted use
in such designation and zone and a gas station is a conditional use in such designation and the C-
N Neighborhood Commercial Zoning District, the closest comparable zoning district to the
existing "PD", Planned Development Zoning District.
The approval of the Site Development Review application, as conditioned, will not adversely
~~r]safety of persons residing or working in the vicinity, or be detrimental to the
~ .~.,- ,.,, ~ ~.,.,,,.
public health, safety and general welfare because the proposed development is consistent with all
City and Alameda County regulations and conditions.
The approved site development, including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety and similar elements has been designed to
provide a desirable environment for the development.
The subject site is physically suitable for the type and intensity of the proposed development
because the majority of the site is level with area and dimensions that will accommodate the new
convenience store and four pump gas station.
Impacts to views are addressed because the majority of the site is level and no views could be
interrupted.
Impact to existing slopes and topographic features are addressed because the site is level and
there are no topographic features.
Architectural considerations, 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, signage and similar elements have been
incorporated into the project and as conditions of approval in order to insure the compatibility of
the development with the development' s design concept or theme and the character of adjacent
buildings, neighborhoods and uses.
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.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the
Conditional Use Permit and Site Development Review for PA 99-021 7-Eleven Project, subject to the
following Conditions of Approval. This approval shall be generally depicted on the plans with
notations, labeled Attachment 3, consisting of eight (8) sheets, dated received July 2I, 2000 prepared by
ATIArchitects and Engineers and a material and color board stamped approved and on file with the
Dublin Planning Department, subject to compliance with the following conditions of approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subject to Planning Department review and approval. The
following codes represent those departments/agencies responsible for monitoring compliance of the
conditions of approval. [PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM]
Administration/City Attorney, [FIN] Finance, [PR] Parks & Recreation, IF] Alameda County Fire
Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County.
. .:..::i .' ::':'('.:'.' ':.:. :..' .:; ' '. ;':""i, ',:: :'i :,. )':"" '...'[':":' :':...' '7': ."' :.' ' ."'::"~" :':'" ".' '' .7,"::. :' :," :.do~'DrriOiNs
i .'' "'. !"' ':"'. '.' .": "": .....: ~........:,; z': '.. "'.' ..' '.'~fo.::~ppli,:a.t>,
! . G.E'N.[:RAU CO.NDITIONS: .: '. ... :: '.. :......: . ":' .:. "...::' ':'....: . .
1. Approval: Except as specially modified PL Ongoing Standard
elsewhere PA 99-021 7-Eleven Project
Conditional Use Permit and Site Development
Review is approved for the construction of a 2,
800 square foot convenience store m~d four "
pump fi~eling station. This approval shall
generally conform to the plans labeled
Attachment 3, consisting of eight (8) sheets and
a material and color board, prepared by A T],
Architects and Engineers, dated received by
the Planning Department on July 21, 2000,
stamped approved and on file with the Planning
Department.
2. Standard Conditions of Approval The PW, PL, BLDG Standard
Developer/Applicant shall comply with all PO
applicable City of Dublin Site Development
Review Standard Conditions, City of Dublin
Public Works Standard Public Works
Conditions (Attachment A to this document)
and the City of Dublin Non-residential Security
Requirements. In the event of conflict between
any of these conditions and the attached
Conditions, these Conditions shall prevail.
3. Conditions/regulations. The F, PW, Ongoing Standard
Developer/Applicant shall comply with all PO, Z7,
applicable regulations and requirements of the DSR, PL,
Uniform Building Code and State of California B
Title 24 provisions, Alameda County Fire
Department, Public Works Department standard
conditions, Dublin Police Services, and the
Dublin San Ramon Services District regulations
and requirements. Prior to issuance of grading
or building permits or the installation of any
improvements related to this project, the
Developer shall supply written documentation
from each such agency or department to the
Community Development Department,
indicating that all applicable conditions
required have been or will be met.
,
Site Development/Grading Permit. Applicant PW
shall obtain a Site Development/Grading Permit
from the Director of Public Works prior to
initiating any work at the site. Security bonds
or other approved security in a form shall
guarantee installation of required public
improvements and site improvements
acceptable to the City.
Fees. The Developer/Applicant shall pay all B, PL,
applicable fees in effect at the time of building ADM
permit issuance, including, but not be limited
to, Planning fees, Building fees, Dublin San
Ramon Services District fees, Public Facilities
fees, Dublin Unified School District School
Impact fees, Fire Impact fees, Alameda County
Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any
other fees applicable to the project. Fees are
subject to change without notice. The City fees
will be calculated at the time of Issuance of any
Building permit.
Ordinances/General Plan/Policies. The PW, PL,
Developer/Applicant shall comply with, meet, B,
and/or perform all requirements of the City of
Dublin Zoning Ordinance adopted September
1997, the City of Dublin General Plan, City of
Dublin Standard Conditions of Approval,
Building Code and Ordinances, Public Works
Policies and City grading ordinance unless
certain Public Works requirements are modified
by the Director of Public Works.
Modifications. Modifications or changes to PL
this approval design, layout and colors of the
building may be considered by the Community
Development Director, if the modifications or
changes proposed comply with Section
8.104.100 and 8.100.080, of the Zoning
Ordinance.
GRAD
BLDG
Ongoing
Ongoing
PW
Standard
Standard
Standard
I0.
II.
Approval of this Site Development Review PL
Approval of this Site Development Review
shall be valid for one year, until August 8,
2001. If construction has not commenced by
that time, this approval shall be null and void.
The approval period for this 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 Community
Development 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.
Building/Site Development/Grading Permits.
To apply for building / site development /
grading permits, the Developer/Applicant shall
submit twelve (12) sets of construction and
improvement plans together with final site plan
and landscape plans to the Building Department
for plan check. Each set of plans shall have
attached a copy of these Conditions of
Approval with Responses to Conditions filled in
(see this chart) indicating where (on the plans)
or how the condition is satisfied. 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
Developer will be responsible for obtaining the
approvals of all participating non-City agencies.
Site Plan. Applicant / Developer shall install all PW
site improvements in a manner consistent with
the site plan prepared by ATI Engineers and
Architects and received by the Planning
Department on July 21, 2000. The Director of
Public Works reserves the right to require
changes to the site design during plan-check to
assure a safe, functional design.
Plans. All plans shall be fully dimensioned
(including building elevations) accurately
drawn (depicting all existing and proposed
conditions on site), and prepared and signed by
a licensed civil engineer, architect or landscape
architect. The site plan, landscape plan and
details shall be consistent with each other.
PL, B, PW
B, PL, PW
Ongoing
BLDG
OCC
IMP,
BLDG
Standard
Standard
PW
Standard
12. Required Permits. Developer/Applicant shall Various Standard
obtain all necessary permits required by other
agencies (Alameda County Flood Control
District Zone 7, California Department of Fish
and Game, Army Corps of Engineers, State
Water Quality Control Board, Etc...) and shall
submit copies of the permits to the Department
of Public Works.
13. Permit revocable. The permit shall be PL
revocable for cause in accordance with Section
8.132 of the Dublin Zoning Ordinance. The
Developer/Applicant shall develop this project
and operate all uses in compliance with the
Conditions of Approval of this Site
Development Review and the regulations
established in the Zoning Ordinance. Any
violation of the terms or conditions specified
may be subject to enforcement action
14. Mitigation Measures. The PL
Developer/Applicant shall comply with all
Mitigation Measures identified in the Mitigated
Negative Declaration prepared for the project.
15. Approval null and void. This conditional use PL
permit approval shall be null and void in the
event the approved use fails to be established
within one year, or ceases to operate for a
continuous one-year period.
':7-Eleven .Operation. :" . ',' ' ' ' ' ' ' :. ~ ~i
Noise/nuisances. The Developer/Applicant PL, PO
shall control all activities on the site so as not to
create a nuisance to the existing residents. No
loudspeakers or amplified music shall be
permitted to project or be placed outside of the
building.
17. Maintenance. The Developer/Applicant shall PL
be responsible for maintaining the premises in a
safe, clean and litter-free conditions at all times.
The Applicant shall be responsible for cleaning
up and disposing of the business generated trash
and litter on-site and off-site in the
neighborhood.
Various
times,
but no
later than
Issuance
of
Building
Permits
Ongoing
Standard
Ongoing PL
Ongoing
Ongoing Standard
Ongoing Standard
7
:: ~':..~.: .; "'!:~'.~:. :~.::',i :'C" '!~;~; ~''. :;"': .'.. "'.:":' ~,..'. ":i~ ~"':~ ..))CONI)ITIONS' ~
. i.':'. '.'. :L.' ":¢for '
.' ;'..... '. '
.: .:' ....,. :..' ': :': L. ':: .'' ": . ' "f" '~ 'Jkppli it) !
18. Accessory structures. The t/se of any detached PL, B, F Ongoing Standard
19. PL
BLDG PL
accessory Structures, such as storage sheds or
trailer/container units, used for storage or for
any other purpose, shall not be allowed on the
site at any time. Outdoor vehicle parking
and/or storage, including the storage of
materials or equipment of any kind are
prohibited.
. DEDICATIONS :AND: i:%'IpROVEMENTS
Pedestrian Walkway. The pedestrian
walkway proposed along the western property
line between Amador Valley Boulevard and the
building shall be constructed with either
decorative pavement or stamped concrete to
distinguish it from the driveway.
On-site Improvements: The vertical
alignment of the improvements shown on the
plans shall be based on a field survey of the site
to assure that the proposed improvements fit the
existing topography. Existing contour lines,
spot elevations, landscaping, hardsurfacing,
utilities, fences/walls, and other topography
shall be shown on the plan using screened or
dashed lines, and the proposed improvements
shall be superimposed on top of the existing
topography to show the relationship between
existing and new. Vertical control of the new
improvements shall be properly identified by
showing top of curb (TC), top of pavement
(TP), finish grade (FG), and finish floor (FF)
elevations, as well as new contour lines, cut and
fill slopes, and the limit of grading. Vertical
control shall be based on the elevation of an
established City of Dublin benchmark.
20. PW IMP PW
::e0N!i)ITi'ONS'. !
:[' .:.:].:]'.,. ,.' .':. ::] .:,,'].",:...?;:... :.:y!::] ~,,. ,s~.(: :'.;i' :"..:i"¢.] :; .!:...y :,.i..':~ .Y ..]'~;:.. ')! .:" (:':' ,' ';:;'] :.. :,:. ?..:( :?::'?i;' ': '!]';.' ~ ! ,': !;?."!:' :'::'.( .:::'!;.';'
21. Public Service Easements. PW IMP PW
Applicant/Developer shall dedicate by separate
instrument Public Service Easements per
requirements of the Director of Public Works
and/or public utility companies as necessary to
serve this project with utility services and allow
for vehicular and utility service access. Plats
and legal descriptions for said a California-
licensed civil engineer or land surveyor shall
prepare easements, and submitted for approval
with all appropriate back-up documentation.
At a minimum, Applicant/Developer shall
dedicate a 1 O-foot wide Public Service
Easement (PSE) along the Dougherty Road and
Amador Valley Boulevard frontages, to the
satisfaction of the Director of Public Works.
No fences, walls, monument signs, site lighting
fixtures or other permanent structures shall be
located within the PSE areas unless the
applicant can demonstrate to the satisfaction of
the Director of Public Works that no conflicts
with existing or future utilities will result.
22. Dedication and Improvement of PW, F IMP PW
Fire/Emergency Access. Applicant/Developer
shall provide convenient and functional access
and turn-around area within and through the site
for fire and other emergency vehicles per
Alameda County Fire Department (ACFD)
standards. Said access and turn-around area
shall provide 42'-minimum outside turning
radii and 25' inside turning radii. A
combination of painted red curbs and R26F
("No Stopping, Fire Lane) signs shall be
installed along designated aisles to prohibit
parked vehicles from obstructing access for
emergency vehicles. Drive aisles shall be
designed to provide direct emergency vehicle
access to all building entrances.
23. Pay Telephone Location. The pay telephone PW IMP PW
shall be relocated from the proposed location
shown on Attachment 3 to a location in close
proximity to the parking stalls surrounding the
building to assure that users do not obstruct the
drive aisles when parked to use the telephone.
26.
27.
hnprovcments within .Existing Easements. I.}W
The Developer/Applicant shall investigate any
existing easements that may exist across the
site. A Preliminary Title Report shall be
submitted to indicate the locations of any
recorded easements affecting the property.
Before plans for improvements within any
existing easements will be approved by the
Public Works Director, the
Developer/Applicant shall obtain written
permission from the easement owner, and shall
submit said written permission to the Public
Works Department.
TI~,XFF!C AND CI'RC ULA T! ON' ....
Traffic Study. Developer shall comply with
the project site traffic study as amended by
these conditions, prepared by TJKM
Transportation Consultants for traffic related
street improvements and lane configurations,
unless specified otherwise in these conditions
of approval or the project's development
agreement.
Left Turn Prohibition on Dougherty Road. PW
Left turns into or out of the proposed driveway
approach on Dougherty Road will be
prohibited. The applicant shall install rumble
strips along the centerline lane delineators to
discourage northbound drivers from turning left
into the site. In addition, the applicant shall
install a Caltrans R41 "Right Turn Only" sign at
the driveway to direct drivers exiting the site
onto Dougherty Road.
Left Turn Prohibition on Amador Valley PW
Blvd. The existing median island prohibits Left
turns into or out of the proposed driveway
approach on Amador Valley Boulevard. The
applicant shall install a Caltrans R41 "Right
Turn Only" sign at the driveway and an R10
"One Way" sign in the median to direct drivers
exiting the site onto Amador Valley Boulevard.
!IN, I!'
IMP
IMP
PW
PW
10
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':: ;; ::' .~...(; ",: .,'. :~' ':': :.:~ ":: :.:~: :... ~: :.,.."':; .~ ': :':;.,: ...:!:... !. :'.':.: .' :. :;!¢ :... <i: :: >..'.:.:' :. '.:,: ).!'.'.:: ..: '~; ;!.'.,:' ~i: ': ':'.": ~: :: .': 5'. ""::...':.:.' ':i:ii.:..:....':, ,:. "'i ~'; ~"A~, p'~i cab 0:
23. Bike Lane. As part of the City's adopted 2000- PW IMP PW
2005 Capital Improvement Program, a bicycle
lane is planned for Amador Valley Boulevard
between Dougherty Road and Stagecoach Road.
As a condition of this proposed development,
the applicant shall do one of the following two
alternatives:
Alternative #1: Dedicate an additional 5' of
public right-of-way along the Amador Valley
Boulevard frontage to provide area for the
future eastbound bike lane. The frontage shall
be placed in its ultimate location.
Alternative #2: Fund the cost of installing a
physical barrier (fence) along the north side of
Amador Valley Boulevard between Dougherty
Road and Wildwood Road. A physical barrier
would bring the existing sidewalk into
compliance with Caltrans' Class I Bikeway
standard. The City would determine the design
and installation of the barrier in the future when
the segment of bike lane to the
west is designed. The estimated cost of the
physical barrier is $12,500.00.
29. Sight Distance. The development should be PW
designed to provide adequate sight distance
within the site in accordance with City
Ordinances and guidelines. The site should be
designed to provide at least a clear distance of
30-feet between any City street intersection and
internal drive aisles. Fences, walls,
landscaping, and other features adjacent to
intersections shall be designed to assure that
sight distance is not obstructed for drivers,
bicyclists, and pedestrians.
30. No Parking Designated on Dougherty Road PW
and Amador Valley Bivd. The Dougherty
Road and Areadot Valley Boulevard frontages
shall be designated "No Parking" using
appropriate signs as required by the Director of
Public Works.
31. Stop Control Devices. Stop control devices PW
(Signs, pavement legends, and striping) shall be
installed at all driveways exiting the site.
IMP
IMP
IMP
PW
PW
PW
11
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': .. :. . ' ' "'i
32. Public Sitle~valk and Access Ramp alo!l~ P~V I~P
Frontage. The applicant shall install a 6-foot
wide public sidewalk monolithic with the
existing curb and gutter along the entire site
frontage per current City of Dublin standards.
A clear width of 4-feet shall be provided around
any obstructions such as traffic signal poles,
electrollers, signs, guy wires, etc. If the
sidewalk encroaches beyond the right-of-way
line onto the private parcel, the applicant shall
dedicate a public access easement over the
encroachment area. An access ramp
constructed per current City standards is
required at the curb return.
33. Damage/Repairs. The Developer shall repair PW
all damage to the pavement or other
infrastructure on Dougherty Road or Amador
Valley Boulevard that results from construction
activities to the satisfaction of the Director of
Public Works.
34. Disabled Access Ramps. Disabled access PW
ramps shall be provided at all intersection curb
returns. All disabled access ramps shall comply
with current California Building Code
requirements and City of Dublin Standards.
ARCI!ITECrURI;:' ..: ': ' '
35. Screening. All ducts, meters, air conditioning PL
equipment and other mechanical equipment on-
site, either ground or roof mounted, shall be
effectively screened or enclosed from public
view with materials architecturally compatible
with the main structure.
36. Design. Building design and architectural PL
treatments shall be as shown on the approved
plans, Attachment 3. Exterior colors shall be
consistent with the color samples and colored
elevations submitted by ATI, Architects and
Engineers, dated June 14, 2000.
37. Stone Wainscot. The Stone Wainscot shall be PL
constructed with natural stone material.
OCC PW
IMP PW
BLDG Standard
BLDG Standard
BLDG PL
t2
:TRASHi EN C LO SURE
Trash Bins. All trash bin(s) used for this site B, PL
shall, at all times, be maintained within trash
enclosure. A minimum 10' wide x 20' long
concrete apron shall be installed in front of the
trash enclosure. The trash enclosure may need
to be covered to meet the National Pollution
Discharge Elimination System (NPDES)
requirements.
The design and architectural treatment of the
enclosures shall match the building finish and
color.
Enclosure doors shall be of a solid (not see
through) material and painted to match the
adjacent walls. Doors shall not encroach into
drive aisles.
39. · The Developer/Applicant shall submit a letter PL, B
from the Livermore-Dublin Disposal Company
outlining their comments at the time of
submittal of site plans for building department
review.
'.:;"'. ,::LIGHTING' :" .'.:
40. Lighting Plan/Isochart. Developer/Applicant PL, B, PO
shall prepare a Lighting Plan/Isochart to the
satisfaction of the Director of Public Works and
Director of Community Development. Exterior
lighting shall be provided within the parking
lot, on the building and canopy and shall be of a
design and placement (directed downwards) so
as not to cause glare or unwanted overspill onto
adjoining properties or adjacent roads. Lighting
used after daylight hours shall be adequate to
provide for security needs. All lighting fixtures
shall be of a vandal-resistant type. Lighting
poles shall be of an appropriate height and scale
subject to the approval by the Community
Development Director. The Dublin Police
Services and the Community Development
Department prior to the issuance of a building
permit shall approve a final lighting plan.
BLDG Standard
BLDG Standard
BLDG Standard
13
.... .: ':::" ::~ ."' .. :': CO;~bI.'F. IONrTEXT. ~: ' ' '~'' .RESpON:; ' WHEN; ,; SOURCE:" '.:' .RESPONSES '.
· '..' .::=':. ":~'~.....!'.:?i: '." =~" ~'=: ..' :~ !)' .r.: .....> ..:~;......: ;:. :;~CE~'C~:' :" 'aE=~:.:'.''~ '7i;~:'' ~' ..::7 "~:: ,..;.' i:"8< ~ '?
' '..' :.. ! :.~2 .~!. i,'.' ..'~. :." "" '....'.' .." '.: .. "'.::.' ;: .'.:, "''':' ")': 'coNm~oNs.!
:"' '~:' ':' .' ""=....':=''":"':: ."..' .:'"".~: :" :'~..:2":'..?':, '.~ . ': ~ ~'(for':.~'m;~¢m,0 'i
:. UI'I"LITIES, . .'. ' · · . ': .. . .... ..,. :: ., · ~... . ...~
41. WilI-Sen'e Letters. The Developer..'AppliCant PW IMP Standard
42. PW, PL IMP Standard
43. PL, PW BLDG Standard
44.
BI .DG Standard
shall provide documentation in the form of will-
serve letters stating that water, sewer, electric,
gas and telephone service will be provided to the
facility by the appropriate utility companies to
the satisfaction of the Director of Public Works.
Underground utilities. All utilities for the new
building (ie. Electrical, telecommunications,
cable television, gas etc.) shall be installed
underground, in accordance with the governing
utility agency and the Directors of Public
Works and Community Development.
Above-ground Utility Screening. All above-
ground utilities that cannot be placed
underground (i.e. back flow prevention devices)
shall be screened using landscaping or an
architectural feature acceptable to the Director
of Community Development and Public Works
Director.
Parking !ayoul, All pro'king spaces Ibr the site, PL, Px, V
shall be as shown on the approved plans,
labeled Exhibit A-2 and shall conform to City
of Dublin Zoning Standards. All perpendicular
parking stalls shall be 18'-long by 9'-wide
minimum and the abutting walkways shall be at
least 6 feet wide. Stalls shall be double-striped
with 4-inch wide stripes set approximately 2
feet apart as shown on the "Typical Parking
Striping Detail". All landscape planters within
the parking area shall maintain a five-foot curb
radius. Handicapped and compact parking
spaces shall be appropriately identified on the
pavement and designated on the parking plan.
Bicycle Parking The Applicant/Developer PL, PW
shall install one bike rack designed to hold up
to four bicycles. The rack shall be located near
building entries where there is adequate lighting
and can be surveyed by the occupants.
Curb adjacent landscaping, All parking stalls PL, PW
that abut landscape planters shall have a 1-foot
curb to facilitate pedestrians exiting and
entering vehicles.
45. BLDG Standard
46. BLDG Standard
14
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47. ADA Requirements/Handicapped ramps. PL, PW, B BLDG Standard
Handicapped ramps and parking stalls shall be
provided and maintained as required by the
State of California Title 24 provisions. All
required handicap signage for the parking stalls
shall be installed.
.. [,:ANi)SCAPING .:.. ' ' :." '
48. Final Landscaping and Irrigation Plan. A PL, PW BLDG Standard
Final Landscaping and Irrigation Plan, shall be
submitted for review and approval by the
Directors of Community Development and
Public Works. All landscaping shall be
generally consistent with that shown on
Attachment 3, prepared by ATI, Architects &
Engineers.
49. Western Sound Wall Landscaping. A
landscape planter shall be constructed between
the pathway and the soundwall. The planter
shall be of sufficient width to plant vines to
landscape the wall.
50. Landscape Trees. The perimeter of the site
shall be landscaped with a combination of 24"
and 36' boxes for immediate visual effect and
to create an attractive commercial environment.
51. Slopes in Landscape and Hardscape Areas.
The applicant shall assure that the grades within
the landscaped areas slope away from the
building foundation at a minimum of 5% slope,
and maximum 3:1 slope. In addition, all
exterior hard surfacing areas, including terraces,
shall be installed with a 1% minimum gradient
and maximum 5% gradient, and shall drain
away from the building. Please show sufficient
spot elevations on the plans to assure that said
gradients will be provided.
52. Landscaping adjacent to Public Right-of-
Way. New trees planted within 5' of the public
sidewalk shall have root shields installed at the
back of sidewalk or surrounding the root balls
per the manufacturer's recommendations to
prevent potential root damage from the tree
growth.
PL BLDG PL
PL GRAD PL
PW IMP PW
PL, PW OCC
Standard
15
!.' ':. ': ;:.': ":~ :. ': ,:' '. CONDITION TEXT"::: :~: RESPON.. WHEN :' . SOURCE "' :. R.ESPONSE~"']
:~'.: .'. '.:~.:::..'.'~'.. ': ': ~:..'.".5.';:':? :, ]',s ':... 22Z..".'5 ":,:; .' AGEN'CY;':REQ;': ""..]:: '.':/'.:] ':.'7 ]:..I~O":.' ]
; 2: :' ]"' ': .' ": "::; '::' :!:.'! ':' .. "' "':"" "'., "! ... Z[.. ]' ;"': .;'CONDITIONS i
, ;' .:.:.' ]!::' (:: :":' ]:' ': .L :':.,'.!.. ~"' .' i'...::':. :.. :'.. ·, . ,:,:' ..:'.:..:;::"'...'.'..'. :::.:"": . (n;:r Applicant)']
53. Standard Plant Material, Irrigation and PL BLDG Standard
Maintenance Agreement Form. The
Developer/Applicant shall complete and submit
the Standard Plant Material, Irrigation and
Maintenance Agreement Form.
54. Maintenance. All landscaping areas on site
shall be enhanced and properly maintained at
all times. Any proposed or modified
landscaping to the site, including the removal or
replacement of trees, shall require prior review
and written approval from the Community
Development Department.
55. Height. Landscaping shall be kept at a minimal PO
height and fullness giving patrol officers and
the general public surveillance capabilities of
the area.
56. Lighting. Lighting in landscaped areas
throughout the project shall be subject to review
and approval of the City' s Landscape Architect,
Planning and Public Works Departments, in
consideration oflES standards for lighting in
public areas.
57. Fire-Resistant and/or Drought Tolerant
Plant Varieties. Final landscaping and
irrigation plans shall include fire-resistant
and/or drought tolerant plant varieties in the
plant palette.
58. Conflicts with Proposed Landscape Features.
The final landscape and irrigation plans shall
show locations of all pedestrian lighting,
utilities, drainage ditches, etc. Plans shall
address tree planting within public service
easements to avoid conflicts with utilities and
streetlights.
59. Landscaping of walls and trash enclosure. PL
The soundwall and trash enclosure shall be
landscaped with use of vines.
POLICE SECURrEY.. · ..... '.. '
60, Security Require~nents. l)evelopcr,".,\pplicant PI., 170
shall comply with all applicable City of Dublin
Non-Residential Security Requirements
(Municipal Code 7.32.230 Section 1020)
PL, PW OCC/ Standard
Ongoing
Ongoing Standard
PL, PW BLDG Standard
PL, PW BLDG Standard
PL, PW BLDG Standard
BLDG Standard
BI. I)G Stanclard
16
:...:..: :. :....!. ,~::.::.':i. :..::.: ::: .,.:.: :.:....'::!..:.: :::: ::::::::::::::::::::::::::::::: ,i:: ::~i:.:'.):::::::...::..;.i !.'.:: :':':':': :'::: :' A~...¢¥' ':' '..::~, :,: :::... '!?. ::....,:".; :.:'..::::.: ~!:':... i': :.
:?'>":':":; :: ':': ,4 :' ::"': ':':".:/%: .:'' ::': ,';:. :" :'::': ": ': ::,':...: :':;'i:., '::;;." )" ':¢°NI~!TIONs
. .::'.: ..:..:' .' :::!.::: ::.' :.:::s:..::..,'::!:: ::' ~ .. ,: :.5.. '.:; '.' :;:..::...:'. ".:;..:'..."':"' :':: :. '(f0r'Appncan0
61. Secu~ program. Developer/Applicant shall PL, PO Ongoing Stadard
work with Dublin Police Services on an
ongoing basis to establish an effective robbery,
burglary, theft prevention and security program
for the business.
62. Graffiti. Developer/Applicant shall, at all
times, keep the site and building clear of graffiti
vandalism On a regular and continuous basis.
Graffiti resistant paints for the structures and
film for windows or glass should be used.
63. Master Security Plan. Developer/Applicant
shall submit a written security plan for review
and approval by Dublin Police Services
addressing the following specific measures
robbery and intrusion alarm systems, cashier
booth operating procedures after dark, cashier
area security elements and use of CCTV etc.
64. Interior Security Requirements.
Developer/Applicant shall ensure that the all
doors leading to the backroom shall be secured
to prevent entry by unauthorized individuals.
Security mirrors shall be installed in the
restroom vestibule to provide adequate
surveillance of the area.
65. Signage. Adequate signage shall be installed
on-site prohibiting trespassing, loitering and
noise.
66. Security Gate. The area be~veen the south
side of the building and the southern property
line shall be secured to prevent the admittance
of unwanted persons and activity. A wrought
iron gate and fence shall be installed to provide
security and surveillance of the area.
67. Public Telephone. The public pay telephone
shall be restricted from receiving incoming
calls.
68. Display of Merchandise. The display of
merchandise in the parking or circulation areas
is not permitted.
69. Lighting over exterior doors. The
Developer/Applicant shall provide lighting
around the entire perimeter of the building, over
exterior doors and in the parking lot areas.
Lighting fixtures shall comply with Condition
41 and the Mitigation Measures of the project
PL, PO Ongoing Standard
PO BLDG PO
PO BLDG PO
PO OCC PO
PO BLDG PO
PO Ongoing PO
PO Ongoing PO
PO BLDG Standard
17
70. Exterior Office Door. The e×tCrior ofl~¢¢ door PG ~L~G
shall be equipped with 180-degree viewer.
71. Emergency Response Card Tenants shall PO
complete a "Business Site Emergency Response
Card" and deliver it to Dublin Police Services
prior to occupancy.
YIRE,:PRO'FECTIO~N~. ~::; : ;:: .... '
72. Regulations. Developer/Applicant shall comply' .F
with all applicable regulations and requirements
of the Alameda County Fire Department.
73. Hazardous Materials. An inventory statement F
(HMIS) for any/all hazardous materials,
including Material Safety Data Sheets, shall be
supplied to the Alameda County Fire
Department, City of Dublin, Fire Prevention
Division, for approval of'
process/storage/handling requirements.
Additional Alameda County Environmental
Health Agency requirements, including a
business emergency plan/hazardous
management plan (BEP/HMPP) shall be
required prior to final of building permit.
74. Fire Hydrants. Fire Hydrants in commercial F
areas shall be spaced every 300 feet. Alameda
County Fire Department may require Fire
Hydrants to be placed at closer intervals to
conform to street intersections or unusual street
curvatures.
75. Emergency Access and Water Supply F
Emergency access and water supply shall be in
place prior to combustible material storage on
the site or vertical construction. Access and
water supply shall be maintained at all times
during construction. A plan shall be submitted
to the City of Dublin indicating the location of
access and water supply. Temporary access
roads at construction sites may be permitted in
accordance with Article 87, UFC 1994. A
permit approved by the Fire Department is
required for temporary access roads.
OCC PO
Ongoing Standard
BLDG F
BLDG F
GRAD Standard
18
76. Fire Apparatus Roadways and Fire Lanes.
Fire apparatus roadways shall have a minimum
unobstructed width of 20 feet and an
unobstructed vertical clearance of not less than
13 feet 6 inches. Roadways under 36 feet wide
shall be posted with signs or shall have red
curbs painted on one side, roadways under 28
feet wide shall be posted with signs or shall
have red curbs painted with labels on both sides
of the street as follows "NO STOPPING FIRE
LANE-CVC 22500.1". (CFC 1998, Sec. 1998)
77. Underground Tank. A separate plan submittal
shall be required for installation of the
underground tanks.
78. Fire extinguishers. Portable fire extinguishers
shall be installed in accordance with the
Uniform Fire Code, and/or State Fire Code for
the specific occupancy. (Refer to UFC, 1994,
Sec. 1002.1 )
79. KNOX Box. A KNOX key lock system is
required. Applications are available at the Fire
Department, City Hall
' 80. Emergency Signs. Signage is required for
Electrical Room/Panel, Fire Sprinkler Riser,
Fire Alarm Room/Panel, Roof Access and other
locations that would be accessed during an
emergency.
81. Addresses. Addressing and building numbers
shall be placed on the building and shall be
visible and legible from street or road fronting
the property and from all approaches to the
building. Said numbers shall contrast with
background. The numerical address shall also
be installed on the rear doors.
i . WAT:ER AND SEW'ER :SERVICES: . '.'
' 82. DSRSI) Standard Conditions. The
Developer/Applicant shall comply with all
applicable requirements and regulations of the
Dublin San Ramon Services District including
the following conditions:
F OCC
F BLDG
F OCC
F OCC
F OCC
PL, PO, F BLDG
Standard
F
Standard
Standard
Standard
Standard
Standard
19
'. .. .. . . .'. T "". "
a Improvement plans. Prior to the issuance DSR
of a 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.
b Mains All Mains shall be sized to provide DSR IMP
sufficient capacity to accommodate future
flow demands in addition to each
development project's demand. Layout and
sizing of mains shah be in conformance
with DSRDS utility master planning
c Sewers Sewers shall be designed to DSR IMP
operate by gravity flow to DSRSD's
existing sanitary sewer system. Pumping of
sewage is discouraged and may only be
allowed under extreme circumstances
following a case by case review with
DSRSD staff. Any pumping station will
require specific review and approval by
DSRSD of preliminary design reports,
design criteria, and final plans and
specifications. The DSRSD reserves the
right to require payment of present worth
20 year maintenance costs as well as other
conditions within a separate agreement with
the Developer for any project that requires a
pumping station.
d Domestic and fire protection Domestic DSR IMP
and fire protection waterline systems for
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
20
. :.' ". 7.'77.. ,.: CONDIT:ION.TEXT' '.:;:. ' ~'.! '.. RESPON.' :!:. WHEN: "' SOURCE: .' ~'::'RES~'6'~g~S'i'Ti
:= :: :.. ==.' .!:::.: .' .". ':.. '.:.;..:.':' ':...:::'::. :':.:,...= ;:.:'. =.:: ..: ...:.i: ?'.:':.: 'XC;~'CY": :' .'~q..::' :: .: :".:" =.'.'.' '.::..:.;:;'' '= ".~o ·:
': .< '. :" ',' :.:/.:...(' ! :(:: ~' '.. ': .7: :::... "...' .' .'' .: '?."' "' .:..: ":::": :;':':~". :' "'.": '..' '.. .' '.: :'. '... !' :'CONDITIONS'
j='... '.= =:: ~::' :..'~:': :"." '= :. ' =: '?".:.. ::.. :' :': .. '. ".' =~. ;',= ". '.' ':' .'.'. =: ":"7:.!' '' ::.:= :: '::=: ::' ::'= 5: :: ':.""''' (f~;r:Appiiea,,t)
e Public water and sewer lines DSRSD DSR IMP
g DSR IMP
h DSR BLDG
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.
f Easement Dedications Prior to approval DSR BLDG
of a grading permit or site development
review permit, the locations and widths of
all proposed easement dedications for water
and sewer lines shall be submitted to and
approved by DSRSD.
Dedications by separate instrument All
easement dedications for DSRSD facilities
shall be by separate instrument irrevocably
offered to DSRSD.
Fees. Prior to the issuance of a building
permit, all utility connection fees, plan
check 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.
21
·" CONDIYi~]~,.TEX,;F: '
.: ... ..
i ~ Improvement plans. Prior to the issuance
of a building permit, all improvement plus
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 sanita~ sewer or waer
facilities shown. Prior to approval by the
District Engineer, the Developer shall pay
all required DSRSD fees, and provide an
engineer's estimate of construction costs
for the sewer and water systems, a
perfo~ce bond, a one-year maintenance
bond, and a comprehensive general liabili~.
insurace policy in the amounts and fo~s
that are acceptable to DSRSD. The
Developer shall allow at least 15 working
days for final improvement drawing review
by DSRSD before signature by the District
Engineer.
Utili~ Construction Permit. No sewer
line or water line cons~ction shall be
pe~iaed unless the proper utili~
construction petit has been issued by
DSRSD. A consffuction petit will only
be issued a~er all of the items in Condition
~C above have been satisfied.
k Hold Harmless. The Developer/Applicant
shall hold DSRSD, its Board of Directors,
commissions, employees, and agents of
DSRSD hapless and indemni~ and
defend the same from any litigation, claims,
or fines resulting from the construction and
comp letion of the project.
I)RA INAGE!G i~:DING '~: .
Surlhcing beneath Fuel Canopy. The drive
surface beneath the fuel c~opy shall be slightly
elevated in relationship to the surrounding
pavement to prevent storm water from washing
across the fueling area. The surrounding
pavement shall slope up to the fuel area drive
surface at slopes no steeper than 5%. For all
drive surfaces outside of the canopy area, the
pavement shall slope at between 1% and 5%,
except for the disabled parking stall which shall
slope at be~een 1% and 2%.
DSR BLDG
DSR Ongoing
;..
PW IMP PW
22
':.': ;'= .... ".. ':'; '.. CONDITION2 I · ": '..i,!:;i '.. i'!:i~..'~g~'jN2' :'];WHEN. ,' 'SOURCE'::: ;s'RESPONSES. I
'.S; ?':;]; ~: 5; ]~; :. '].. S]~;;.: .":.' .': ;": .'."]]);'::s (';[: Y: :~: ::;; ;:," ;.:~:;::.:S:.2!' ;]~XGENCy;.:'i}Ys'RE~]Y'~. :;{; ], :'!'::i':i; :k;;:~:::.:]':..',~: )' :,.~'..']~r~;':,.2:.i;,.'.. '!
. .::... :'.'y~....i :,: ;...: :.;. ,. :)..:':.: .:', :' .; ..; '.: :.:; :,: ";: ;; :;: ,..::. ;:. !: ';' ..; ;".;: :!:. ,:: ;, '!';; ~; .: :' ::. :. ::! ..:i;.! !;:.~ =..~' i::!:::' ~::;. ;. ~.!: ~ ;; :". i~',~,.':2;i,~:
84. Retaining Walls. Where finish grade of this PW GRAD PW
85. PW IMP Standard
property is in excess of 24 inches higher or
lower than the abutting property, a concrete or
masonry block retaining wall or other suitable
solution acceptable to the Director of Public
Works shall be required.
Grading Plan. Developer/Applicant shall grade
the project in conformance with the approved
grading plan, the State Regional Water Quality
Control Board and all other related agencies'
requirements and standards.
STORM WATER:/. POLLUTION :: ' ·
Water Quality Requirements. All
development shall meet the water quality
requirements of the City of Dublin's National
Pollution Discharge Elimination System
(NPDES) permit and the Alameda County
Urban Runoff Clean Water Program. The site
design shall include some type of permanent
filtration system for all storm drain inlets within
the paved areas to prevent hydrocarbons and
other petroleum-based contaminants from
entering the public storm drain system.
Installation details shall be included on the
plans, and a maintenance agreement with the
vendor shall be executed and a copy forwarded
to the City. In addition, all storm water inlets
shall be stenciled "No Dumping - Flows to
Bay" using a standard stencil available from the
Alameda County Urban Runoff Clean Water
Program, located at 951 Turner Court,
Hayward, California.
PW OCC P\V
87. Erosion control measures. The PW Ongoing Standard
Developer/Applicant shall install erosion
control measures in all areas of the site during
construction between October 1 and April 15 to
the satisfaction of the Director of Public Works.
These measures shall be in accordance with the
latest standards of the Regional Water Quality
Control Board Manual of Sediment Control.
23
.... ~:':5::' "7:.77 .....'. 7.: CONDITION TEXT r777'7"'7~'7' RESPON.': ~'WHEN.. SOURCE :' RESPONSES
~.,' .....,.:: .,.:':. '~7; .',...: ~ :7::.::,,,..:,~.i:'~:~ .,..~ ,..:~::Z:..,_...~,~::!..:...~!.: .~....~.~.:~.:, ~....:'.: ,. ~'A~:~.:~-c¥" ' i~F.o..:,' :~ ::!' '~ ,: ,; ' .,:' :':!: ..': "'rO.::::' .
~ 5 ":"~..'.:' .' :, "':. ' .~'~::.::., r: 'CONDIT'i:ONS
.'."."' "'.: :'/""" .... ,:'. ="' :=' :..'.:.,: "(f0r x'piili'~ant)
88. ~ Storm Drainage. A storm drainage plan shall p\x,' IMP P\~'
be prepared and submitted. Said storm drainage
plan shall be accompanied by a hydrology map
and hydraulic calculations prepared, stamped,
and signed by a licensed California Civil
Engineer which demonstrate that the freeboard
requirements mandated by Alameda County
Public Works Agency have been met. Refer to
the Hydrology and Hydraulics Criteria
Summary published by Alameda County for all
related design criteria.
89. Rain-water Leaders. Rain-water leaders for PW IMP PW
the roof drains shall be piped directly to the on-
site storm drain system.
90. Best Management Practices. PW BLDG 171
Developer/Applicant shall demonstrate to the
Director of Public Works that the project
development meets the requirements of the City
of Dublin's "Best Management Practices" to
mitigate storm water pollution.
M.ISCEI.,!~ANEOUS :. . '.2'.' · ..' '~ .... ' .. ..
91. Site Clean up. The site shall be cleaned of all PW IMP PW
dirt, trash, leaves, weeds, and other debris. The
Applicant shall also clean all on-site storm
drain inlets and pipes to prevent debris from
discharging into the public storm drain system.
92. ADA access. The project shall comply with the PW BLDG Standard
provisions of the California Building Code and
the State of California Title 24/ADA
requirements.
"5 ALA'MEDA COUNTYFLOOD CONTRO'LAND WATERCONSERVATION1}'ISiTP, ICT,
'zo.~r.,: 7' '. ": i: ' ' ,'=5).: ": ...',.,. ' :',:. '::=,,',, ',
93. Monitoring Wells. The Developer/Applicant PW, Z7 GRAD Standard
shall destroy any existing monitoring wells on
site prior to development in accordance with the
requirements of Zone 7, Alameda County
Health Department and other applicable
agencies.
24
95.
96.
97.
98.
· CONSTRU:CF!'ON:ACTI~qTY '..: . ;
Replacemeut of Damaged Public
Improvements. The Applicant/Developer shall
replace all damaged improvements along the
property frontage, within the public right-of-
way, including the curb, gutter, sidewalk,
driveway, paving (to street centerline), and
utilities as required by the Public Works
Director. All work shall be performed in
accordance with the City's standards, and may
only be performed after the City of Dublin
issues an Encroachment Permit.
Containment of Trash & Debris. Measures
shall be taken to contain all construction-related
trash, debris, and materials on-site until proper
disposal can be arranged. The
Applicant/Developer shall keep the adjoining
public streets and sidewalk area clean and free
of dirt, debris, and materials at all times during
the construction period. All costs associated
with the City's efforts to mitigate a hazard as a
result of the Applicant' s/Developer' s failure to
comply shall be borne by the
Applicant/Developer.
Dust. Areas undergoing grading and other
construction activities, shall be watered or other
dust pallalive measures used to prevent dust as
conditions warrant.
Temporary construction fencing. The use of
any temporary construction fencing shall be
subject to the review and approval of the Public
Works Director and the Building Official.
Hours of operation. Construction and grading
operations shall be limited to weekdays,
Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:00 p.m.
The Director of Public Works may approve
work on Saturday and hours beyond the above
mentioned days and hours with the
understanding that the developer is responsible
for the additional cost of the Public Works
inspectors' overtime.
P XV OC, C P W
PL, PW Ongoing Standard
B, PW Ongoing Standard
B, PW BLDG Standard
PW On-going Standard
25
99. Health, Design and Safety Standards. Prior PL, PW OCC Standard
to final approval allowing occupancy of the
building, the physical condition of the site shall
meet minimum health, design, and safety
standards including, but not limited to the
following:
a. The drive aisles and parking stalls shall be PW OCC
complete and free of building materials,
dirt, and/or debris to allow for safe traffic
movements.
b. All traffic striping and control signing in PW OCC
the parking lot shall be in place.
c. All parking lot lights shall be energized PW OCC
and functional.
d. Any required repairs to the street, curb, PW OCC
gutter, and/or sidewalk that may create a
hazard shall be completed to the
satisfaction of the Public Works Director.
e. All sewer clean-outs, water meter boxes, PW OCC
and other utility boxes shall be set to
grade, and appropriate covers shall be
installed.
f. The building shall have Building PW, B OCC
Department final approval for occupancy.
Standard
Standard
Standard
Standard
Standard
Standard
26
! -... :':..'~Z..T..7..'?::,.::. ;', '..::,7'.~.: 6~5 i?f:i 6 ~.,=.'i :E~Yv.. ='.' .:-: ~7. :.::"' :?27 ~'.'~: :: Jz r. s Pc ,x:,: '..'~,,...~., t,t E n:' :" .';! So t, T~¢~:'f:;~'
'.',':~'(.]?."';7"?:.::':.""':Li.',:;: :'~':.',.!.',,'.~:,./:,~' 25~.~;',:2'~:.% ~;;S-"'::.-.:~:::',.;;' ),=i"':','~-'.;':'~i~.i~.~'~.~:' ~!~;"".it:~'~i:!":;:;;!":,::"%':;~:;.".~.:~'.:j':~ia'!?~'~';'!!~;!;!?':~!~::':
...:...,. c.':..' ...:. ,,... ':.:'..'D';.=-"'.:. :,,,'.'. "::-c,;::,2:..: ':~=Y-.-':.:.."i;:::"?:';; '.' ;:"' ;" :.'~':Z".::;;:' :;.: ":!'., ,- ~'-": .:::"'~ ~'4;. ~" ',.' !':D'. !..).;. ?. ' . .
· :::.:.;.Z:i!. "' C..::.' ::'." :.:.,:"""': ::f:':' ': :"', ';" :!:' :':" :'
..... :':' ""' ' ...."' ' ' .........' ""' "',. :.-: .. .(Iol Apphcant)
· : ,: iimi.-'iGE'..'.:: ;::'..',-..'..:i...... ,. .: ......~..,..,. ?.: :;..:.-..:,'.',..'...' .:...... ,, ~..' . .:..:...':... ':
~C'0. Sile !)c~clopmenl Re~ic~a. 'I i'li- %i;~.' [q. (.)i~.~(,i1!~
Development Review approval is for t~o wall
mounted signs located on the eastern a~d
northern building elevations ~d one monument
sign. The design, color, ]coation and
· illumination of these wall-mou~ted and
monument signs shall be as shown o~ the
approved buildin~ elevations a~d site plan,
iabel:od Attachment 3. Signage details shall
generally compl~ with the following conditions
and restrictions:
WMMVlounted Sign~ (e~t lnd north
elevations):
Maximum Sign Area: 53 square feet
Maximum Sign Height: 4 feet
Maximum Sign Length: t3.5 feet
101.:
103.
Monument Sign:
Maximum Sign Height: 7 feet
Maximum Sign Length: 10 feet
Total Sign Copy Area: 25 square feet
Setback from front Property Line: 2 feet
Maintenance. The monument sign and wall-
mounted signs shall be well-maintained in an
attractive manner and in accordance with the
approved plans.
102. Lighting. The light fixtures proposed to
illuminate the walil-mounted signs shall be
glare-shielded and directed downward to
prevent unwanted over-spill of light or glare.
Landscape Planter. Prior to final inspection of
the monument sign by the building inspector,
all landscaping and any required irrigation shall
be installed within the planter strip.
104. Temporary and Promotional Signage. The
use of Temporary and Promotional Signs (i.e.
banners, pennants, flags, balloons, searchlights
and similar advertising devises) for special
business advertising and/or promotional use
shall comply with the provisions established in
the sign regulations of the Zoning Ordinance.
105. Window Signs. Business signs, advertisements
or other material shall not cover more than 25%
of the window area in accordance with the
Zoning Ordinance
PL, PO Ongoing PL
27
tenant signs shall be repaired and walls
repainted prior to mounting the new signs. If
the use or tenant space ceases to operate for
ninety (90) days, the tenant signs shall be
removed and mounting holes and wall shall be
repaired and repainted.
107. Energy Conservation. Building plans shall PL, PW BLDG Standard
demonstrate the incorporation of energy
conservation measures into the design,
construction, and operation of the proposed
development
PASSED, APPROVED AND ADOPTED this 8th day of August, 2000.
AYES: Cm. Oravetz, Johnson and Musser
NOES:
ABSENT:
Cm. Hughes and Jennings
Planning Commission Chairperson
Community Development Director
G:\pa99-02 l\cups
28
CITY OF DUBLIN
STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL
FOR
7-Eleven Store and Gas Station
Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all
the City of Dublifts requirements and policies, including the Urban Runoff Program and Water
Efficient Landscaped Ordinance.
GENERAL:
Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin
Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin
Grading Ordinance and the approved Vesting Tentative Map. ApplicanffDeveloper shall
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".
An encroachment permit shall be secured from the Director o-f Public Works for any work
done within the public fight-of-way where the work is not covered under the public
improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for
any work performed within a Caltrans right-of-way or that impacts their facilities.
Applicant/Developer is responsible for the construction site and construction safety at all
times.
Construction of the project shall be conducted so as to minimize the effect of the
construction on the existing community and on the occupants of any new homes as they
are completed, as required by the Environmental Impact Report. Applicant/Developer
shall submit a Construction Noise Management Program/Construction Impact Reduction
Plan for review and approval by the Director of Public Works prior to issuance of grading
permit. The following measures shall be taken to reduce construction impacts and shall be
included in the Construction Noise Management Program/Construction Impact Reduction
Plan:
a)
b)
Offsite track traffic shall be routed as directly as practical between the freeway (I-
580) and the job site, and as approved by the Director of Public Works.
Applicant/Developer shall obtain an Oversized Load and/or Overweight Load
Permit from the City as required by the Director of Public Works prior to hauling
of any oversized and/or overweight loads on City streets.
page I
rev. February 24, 1999
ATTACHMENT
c)
h)
i)
j)
k)
1)
The construction site shall be watered at regular intervals during all grading
activities. The frequency of wa~ering should increase if wind speeds exceed 15
miles per hour. Watering should include all excavated and graded areas and
material lobe transported offsite. Recycled or other non-potable water resources
shall be used where feasible. --
Construction equipment shall not be left idling while not in use.
All construction equipment shall be fitted with noise muffling devises.
Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
Mud and dust that are carried onto street surfaces by construction vehicles shall be
cleaned up on a daily basis.
Excavation haul trucks shall use tarpaulins or other effective covers.
Upon comp~tion of construction, measures shall be taken to reduce wind erosion.
Replanting and repaying should be completed as soon as possible.
Houses will be constructed in phases so that most of the construction traffic can
be routed into the subdivision without traveling in front of existing homes that are
occupied.
During construction, non-residential facilities shall provide pedestrian access from
public streets to building entrances as required by the Director of Public Works.
After grading is completed, fugitive dust on exposed soil surfaces shall be
controlled using the following methods:
1. All inactive portions' of the construction site shall be seeded and watered
until grass growth is evident.
2. All portions of the site shall be sufficiently watered to prevent excessive
amounts of dUSt.
3. Onsite vehicle speeds shall be limited to 15 mph.
4. Use of petroleum-based palliatives shall meet the road oil requirements of
the Air Quality District. Non-petroleum b&sed tackifiers may be required
by the Director of Public Works.
5. The Department of Public Works shall handle all dust complaints. The
Director of Public Works 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 Director of Public Works.
Construction interference with regional non-project traffic shall be minimized by:
1. Scheduling receipt of construction materials to non-peak travel periods.
2. Routing construction traffic through areas of least impact sensitivity.
3. Limiting lane closures and detours to off-peak travel periods.
4. Providing ride-share incentives for contractor and subcontractor personnel.
page 2
rev. February 24, 1999
n) Emissions control of onsite equipment shall be minimized through a routine
mandatory program of low-emissions me-ups.
o) During construction, noise control and construction traffic mitigation measures
within residential neighborhoods and on public streets must be taken to reduce
noise and use of public streets by construction traffic as directed by Public WDrks
officials.
Applicant/Developer shall designate proposed haul routes, and shall repair damage to
County roads used as haul routes, or damaged by construction activity. An agreemere
shall be made with the County, in the form oE a letter, that is satisfactory to the County. A
copy of the agreement shall be submitted to the City of Dublin. If determined to be
necessary by the County, a permit shall be issued by the County which addresses the
repair of any damaged portions of County roads, and/or contribution to future overlay
projects. ~
Construction and grading operations shall be limited to weekdays, Monday through
Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The
Director of Public Works may approve work on Saturday and hours beyond the above
mentioned days and hours with the understanding that the developer is responsible for the
additional cost of the Public Works inspectors' overtime.
Should any prehistoric or historic artifacts be exposed during excavation and construction
operations, the Department of Community Development shall be notified and work shall
cease immediately until an archaeologist, who is certified by the Society of California
Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to
evaluate the significance of the find and suggest appropriate mitigation measures, if
deemed necessary, prior to resuming ground-breaking construction activities.
Standardized procedures for evaluating accidental finds and discovery of haman remains
shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California
Environmental Quality Act Guidelines.
Applicant/Developer shall ensure that stationary source emissions associated with project
development are minimized and shall meet the following requirements:
a) 'The houses shall be designed to meet or exceed the requirements of Title 24 of the
California Code of Regulations (energy efficiency requirements). By meeting or
exceeding these requirements, the houses will require less energy to heat and cool,
thereby reducing the emissions created in the production of electric power and created
by burning natural gas.
b) The project will utilize curbside recycling, which will reduce the amount of solid
wastes from the project which would be deposited at a landfill site, thereby
minimizing the amount of nitrous oxide emissions from the landfill.
c) During rough grading the construction site wilt be regularly watered to contain dust,
and after construction the front yards and street landscaping will be installed, thereby
minimizing the amount of air pollution caused by airborne dust from the site.
page 3
rev. February 24, 1999
Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other
pest 'probl~ due to cons~efion activities. The use of rodenticides and herbicides within
the projea area shall' be performed in cooperation with and under the supervision of the
Alameda County Department of Agriculture and will be restricted, to the satisfaction of
the Director of Community Development, to reduce potential impacts to wildlife. --
10.
Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a
biological survey of the project site (Preconstruction Survey). The Preconstmction
Survey shall be prepared by a biologist that is approved and hired by the City; prior to
commencement of work. The survey shall examine whether any sensitive species exist on
or adjacent to the site and if they exist, shall include protection plans for the species.
Applicant/Developer shall be .responsible for the cost of the survey and for City Staff
review of the surve~V. Applicant/Developer shall submit the survey a minimum of twenty-
one (21) days prior to the anticipated habitat modification date so that the City will have
adequate time for review of the survey. Applicant/Developer shall be responsible for
implementing recommendations of the Preconstmction Survey including any
modifications to site design to protect sensifive species as a result of the survey.
Determination of the significance of the discovery shall be determined by the Director of
Community Development. Should any Kit Foxes be discovered on the site either during
the Preconstmction Survey or during project construction, Applicant/Developer shall be
responsible for complying with the Kit Fox Protection Plan.
BONDS. SECURITIES & AGREEMENTS:
11.
Developer' shall'proVide Faithful Performance (100% of improvement costs), Labor and
Material (50% of improvement costs) securities and a cash monumentalion bond to
gmarantee the installation of project improvements, including streets, drainage,
monumentalion, grading, utilities and iandscapi~g subject to approval by the Director of
Public Works prior to approval of the Final or ParceI Map and prior to issuance of any
grading and/or improvement permits.
12.
The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the
terms set forth in the DevelOpment Agreement to be approved by the City of Dublin. The
Development Agreement shall include an infrastructure sequencing program and shall be
recorded. The Vesting Tentative Map shall expire at the standard time of two and one
half (2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of
Section 66452.6 of the Subdivision Map Act unless the Development Agreement is
terminated at an earlier date. In the event of conflict between the terms of the
Development Agreement and the Conditions of ApproVal contained herein, the terms of
the Development Agreement shall prevail.
page 4
rev. February 24, 1999
13.
14.
15.
Applicant/Developer shall enter into an Improvement Agreement with the City for all
project improvements prior io issuance of improvement permits. Complete improvement
plans, specifications,. and calculations shall be submitted to, and approved by, the
Director of Public Works and other affected agencies having jurisdiction over public
improvements prior to execution 'of the Improvement Agreement. Improvement plans
shall show the existing onsite and offsite project improvements and proposed
improvements along the adjacent public streets and property that relate to the proposed
improvements.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or
guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount
approved by the Director of Public Works as necessary to insure restoration of the site to
a stable and erosionlresistant state if the project is terminated prematurely.
Prior to acceptance of the project as complete and release of the Faithful Performance
Bond or securities by the City:
a) All improvements and landscaping shall be installed as per the approved
Improvement Plans and Specifications.
b) An as-built landscaping plan prepared by the Project Landscape Architect shall be
submitted and a declaration by the Project Landscape Architect that all work was
done under his/her supervision and in accordance with the recommendations
contained in the landscape and soil erosion and sedimentation control plans shall be
submitted to the Director of Public Works.
c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final or Parcel and
Annexation Maps, if any, which are tied to the City's existing mapping coordinates
including all as-built plans prepared by a registered Civil Engineer shall be submitted
to the City.
d) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests shall be submitted to the City.
e) A declaration by the Project Civil Engineer. and: Project Geologist/Soils Engineer that
all work was done under their supervision and in accordance with the
recommendations contained in the soil and geologic investigation reports and the
approved plans and specifications and that the fmished graded building pads are
within 4- 0. 1 feet in elevation of those shown on approved plans shall be submitted to
the City.
f) Copies of the Final Map and improvement plans, indicating all lots, streets, and
drainage facilities within the project shall be submitted at 1" = 400' scale, and I" =
200' scale shall be submitted to the City for City mapping purposes.
page 5
rev. February 24, t999
16.
Upon acceptance of the improvements and receipt of required submittals,' the Faithful
Performance bond or security may be replaced with a Maintenance bond that is equal to
25% of the value of the Performance security. The Maintenance bond is released one
year after acceptance of the project and after the repair of deficiencies, if any, are
completed. ' '
17.
The Labor and Materials bond or security is released in accordance with the City's
Subdivision Ordinance and the Subdivision Map Act and after acceptance of the
improvements.
18.
Applicant/Developer, and any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and
its agents, officers,.and employees from any claim, action, or proceeding against the City
of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Director of Community Development, Zoning Administrator,
or any other department, committee, or agency of the City concerning a subdivision or
other development which actions are brought within the time period provided for in
Government Code Section 66499.37; provided, however, that the ApplicanffDeveloper's
duty to so defend, indemnify, and hold harmless shall 'be subject to the City's promptly
notifying the Applicant/Developer of any said claim, action, or proceeding and the City's
full actions or proceedings.
IMPROVEMENTS AND DEDICATIONS:
19.
The Improvement Plans for this Vesting Tentative Map (including Improvement Plans,
Grading Plans, and subdivision Finab?areel Maps) shall be prepared, designed, and
signed by a registered civil engineer to the satisfaction of the Director of Public Works in
accordance with .the Ordinances, standards, specifications, policies, and :requirements of
the City of Dublin using standard City title block and formats prior to issuance of
building permits and prior to filing the Final Map/Parcel Map. Minimum lettering size on
all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars
with three sets of blue prints must be submitted to the City.
20.
A current title report and copies of the recorded deeds of all parties having any recorded
title interest in the project property and copies of the deeds and the Final Maps or Parcel
Maps for adjoining properties and easements which are no more than 6 months old as of
the date of submittal shall be submitted as deemed necessary by the Director of Public
Works.
21.
Dedication of land shall be made to the City of Dublin such that it conveys land suff~ciem
for the approved streets' right of ways.
page 6
rev. February 24, 1999
22.
23.
24.
25.
26.
27.
28.
29.
30.
Layout and design of the project parking, striping, drive aisles, and sidewalks within the
project shall be configured to maximize safety, circulation, convenience, and sight
distance per the City of Dublin zoning ordinance, standard plans and details, and current
policies as approved by the Director of Public Works. Final detailed layout and design of
internal private and public streets and drive aisles must be approved by the ACFD and
Director of Public Works.
All improvements along streets within the subdivision and as required offsite (including
curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be
constructed prior to occupancy of the first building in accordance with approved City
standards and to the satisfaction of the Director of Public Works and only after the
Subdivision Impro~vement Agreement has been approved and required bonds and fees
have been delivered to the City.
The minimum uniform street gradient shall be 1%. The structure design of the road shall
be subject to approval of the Director of Public Works. Parking lots shall have a
minimum gradient of 1% and a maximum gradient of 5%.
Minimum sight distance for public streets, including intersection sight distance, shall
meet the CALTRANS Highway Design Manual.
All public sidewalks must be within City right of way or in a pedestrian easement except
as specifically approv~d by the Director of Public Works.
Any relocation of improvements or public facilities shall' be accomplished at no expense
to the City.
Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements (including grading, stockpiling and storing of
equipment or material) required outside of the project. The easements and/or rights-of-
entry shall be in writing and copies shall be furnished to the Director of Public Works
prior to issuance of any grading permits.
The boundary .of parcels and the exterior boundary of the project shall be survey
monumented at completion of construction of project improvements. The centerline of
City and private streets and new boundaries shall be survey monumented and set in
accordance with the City of Dublin Standard Plans and to the satisfaction of the Director
of Public Works. At least three (3) permanent benchmarks shall be established as shown
on the applicable Specific Plan. Plats and elevation data shall be provided to the City in a
form acceptable to the Director of Public Works.
Applicant/Developer shall be responsible for transitioning existing improvements to
match proposed improvements required as Conditions of Approval for this Vesting
Tentative Map.
page 7
rev. February 24, 1999
31.
Applicant/Developer shall install all water,' gas, ..sewer, underground electric power, cable
television or telephone lines and storm drain facilities before any paving, curb, gutter or
sidewalk is installed or as approved by the Director of Public Works. Utility stub
connections to property boundaries shall be required unless waived in writing by-the
Director of Public Works.
32.
Applicant/Developer shall show in the project construction documents the locations of all
trangformers, vaults and electrical boxes, double detector check valves, and joint trenches
that will service the site with electricity, fire protection water system, telephone and CATV
to the buildings to the satisfaction of the Director of Public Works. All new utilities and
utility vaults shall be underground. All above ground boxes and transformers shall be
screened by landscaping to the ~atisfaction of the Director of Community Development and
the Director of PubiTc Works.
33.
Applicant/Developer shall contact a site lighting system in accordance with the City of
Dublin Zoning .Ordinance and to the satisfaction of the Director of Public Works. The
Developer shall submit a preliminary lighting plan showing the distribution of lights on the
site, type and location of street and yard lights that shall be reviewed and approved to the
satisfaction of the Director of Public Works prior to construction.
34.
Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda
County Fire Department standards. Applicant/Developer shall comply with applicable
Alameda County Fire Department, Public Works Department,' Dublin Police Service,
Alameda County Flood Control District Zone 7 and Dublin San Roman Services District
requirements.
35.
Applicant/Developer shalI submit a utilities service report and plan (including a
composite base map showing the location, phasing and construction of all existing and
proposed utilities) prior to issuance of grading permits and to the satisfaction of the
Public Works Director and Community Development Director along with documentation
that domestic f~esh water~ sanitary sewer, electricity, gas, telephone, and cable television
service can 'be provided to each residence and building within the project by the
applicable utility companies and shall indicate when such service will be available.
36.
Applicant/Developer shall construct all utilities as may be deemed necessary to provide
for the proper, clean, and safe functioning of utility services for each proposed
residence/building within the project. All utility construction is subject to the
requirements and specifications of the agency having jurisdiction over the respective
utility facilities.
37.
All utilities within the project and to each lot shall be underground in accordance with the
City policies and existing ordinances. All utilities shall be located and provided within
public street fight of ways and/or public service easements as directed by the Director of
Public Works and shall be sized to meet utility company standards.
page 8
rev. February 24, 1999
38.
39.
40.
41.
42.
43.
44.
45.
46.
All transmission lines shall be constructed away from sensitive areas unless otherwise
approved by the Director of Public Works.
Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works prior to approval of the Final/Parcel Map.
These easements shall allow for vehicular and utility service access.
A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map
along all street fi'ontages unless otherwise determined by the Director of Public Works, in
addition to all other easements required by the utility companies or governmental
agencies.
Applicant/Developer shall construct a recycled water line and contract with the Dublin
San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled
water service connection points to the project, including all landscaped common areas
prior to occupancy of affected units. The plans for these facilities shall be-reviewed and
approved by DSRSD and the City of Dublin Public Works Department.
The landscaped common areas of the project shall have laterals installed. to the
satisfaction of the Director of Public Works to enable future recycled water connection in
addition to potable water connection prior to occupancy of any building. Recycled water
lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to
the City's Water Efficient Landscape Regulations.
Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain
improvements of the project for review and approval by the Director of Public Works
prior to issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based
upon final storm water design calculations by a licensed professional engineer in
California.
For all storm drains located outside of the public right of way, a "Storm Drain Easement"
or "Private Storm Drain Easement" shall be dedicated on the Final Map, to the
satisfaction of the Director of Public Works.
Applicant/Developer shall provide an access road and m-around and maimenance
easement for access to all storm drainage detention facilities and trash racks.
Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works'
that all mitigation measures that are necessary as a result of drainage impacts of this
project will be constructed to the satisfaction to of the Director of Public Works prior to
occupancy of any building.
page 9
rev. February 24, 1999
47.
48.
49.
50.
51.
52.
53.
54.
55.
56.
Where possible, roof drains shall empty onto an approved dissipating device and then
over lawn or other planted areas to street or approved drainage facility. Concentrated
flows will not be allowed to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all l~ablic
storm drain main lines and 12" minimum diameter RCP shall be used for laterals
connecting inlets to main drain line.
Storm drainage facilities for a drainage area less than 1 square mile shall be designed to
meet the capacity of a 15 year storm; storm drainage facilities for a drainage area of
between 1 square mile and 5 square miles shall be designed to meet the capacity of a 25
year storm; and storm drainage facilities for a drainage area greater than 5 square miles
shall be designed to:meet the capacity of a 100 year storm.
All streets shall be designed so that the 15-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions
of travel above the 100-year storm level.
No buildings or other structures shall be constructed within a storm drain easement.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharge into an approved drainage facility,
not onto slopes.
Applicant/Developer shall comply with Alameda County Flood Control District
requirements. If there is a conflict between City and County Flood Control requirements
the Director of Public Works shall determine which requirements shall apply.
A detailed fencing/wall plan shall be submitted with the improvement plans for the first
phase of development. The design, height, and location of the fences/walls shall be
subject to approval of the Community Development Director and Director of Public
Works. Wall sections shall not be butted together but separated by pilasters unless
otherwise approved by the Director of Public Works.
Where finish grade of thiS property is in excess of twenty-four (24) inches higher or lower
than the abutting property or adjacent. lots within the subdivision, a concrete or-masonry
block retaining wall or other suitable solution acceptable to the Director of Public Works
shall be required and any fence or wail height shall be measured from the top of grade on
the higher side of the retaining wail or slope.
All wall or fence heights shall be a minimum 6 feet high (except in those locations where
Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-f0ot
sound attenuation wall is required). All walls and fences shall be designed to ensure clear
vision at all street intersections to the satisfaction of the Director of Public Works.
page 10
rev. February 24, 1999
57.
A registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be
required for their construction. A maintenance and inspection program shall be
implemented by the Applicant/Developer or by the homeowners association for the
periodic inspection and maintenance of all retaining wails that could possibly affect the
public right Of way.
58.
Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot
level area on both sides in order to facilitate maintenance by the property owners.
GRADING AND DRAINAGE:
59.
The grading plar~designs for this Vesting Tentative map shall be designed in
conformance with the approved Vesting Tentative Map and shall be based on an
approved soils reports. The soils report for the project shall include recommendations 1 )
for foundations, decks and other miscellaneous structures, 2) for design of swimming
pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the
soils report shall include a professional opinion as to safety of the site from the hazards of
land slippage, erosion, settlement and seismic activity. Both the project civil engineer and
the project soils engineer must sign the grading plans. In case of conflict between the soil
engineer's recommendations and City ordinances, the Director of Public Works shall
determine which shall apply.
60.
The soils engineer or his technical representative must be present at the project site at all
times during grading operations. 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 and approved by the Director of Public Works. 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.
61.
Applicant/Developer shall prepare a GeotechnicaI Investigation Report covering the
project site for review and approval by the City prior 16 issuance of grading permit, and
(as a minimum) shall design the grading plan based on the recommendations outlined in
said report, and as required by the City's Grading Ordinance.
page 11
rev. February 24, 1999
62.
63.
64.
65.
66.
67.
68.
Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction
grading/erosion control plan (including phasing) and a drain/tge, water quality, and
erosion and sedimentation control plan for the post-construction period shall be prepared
by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the
Director of Public Works. Said plans shall include detailed design, location;'and
maintenance criteria, of-all erosion and sediment control measures. The plans shall
provide, to the maximum extent practicable, that no increase in sediment or pollutants
from the site will occur. The post-construction 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 and in
place by October 15th and shall be maintained in place until April 15th unless otherwise
allowed in writing by the Director of Pubtic Works. It shall be the Applicant/Developer's
responsibility to rf!aintain the erosion and sediment control measures for the year
following acceptance of the subdivision improvements by the City Council.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If
soil must be imported or off-hauled, Applicant/Developer shall submit details as to how it
will be done and routes of travel for the Director of Public Work's approval.
All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor
elevation a minimum of one foot (1') above the 100-year flood level. Commercial
buildings shall either provide flood-proofing, or have their finished elevation above the
100-year flood level. Applicant/Developer shall prove to the City that the proposed
building pads are a minimum of 1 foot above a 100-year storm event prior to issuance of
grading permits.
Applicant/Developer shall grade all lots to drain to the front of the public streets or
private streets according to City of Dublin Grading Ordinance and Standard Conditions
of Approval. If needed, Applicant/Developer shall construct retaining walls along the
rear yard lot lines and/or side yard lot lines so that each lot will drain directly to its
respective front street. All grading plans shall be reviewed and approved by the Director
of Public Works prior to issuance of grading permits.
Applicant/Developer shall not change the overall drainage patterns .of the existing
topography by the grading construction of this project.
Ehch lot shall be graded so as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system or adjacent landowner shall grant a
drainage easement.
page 12
rev. February 24, 1999
69.
No cut and fill slopes shah exceed 2:1 unless recommended by the project Soils Engineer
and approved by the Director of Public Works. Slopes shall be graded so that there is
both horizontal and vertical slope variation where visible from public areas and the top
and bottom of slopes shall be rounded in order to create or maintain a natural appearance.
TRAFFIC AND CIRCULATION:
70.
Applicant/Developer shall submit a Line and Striping Plan to the Director of Public
Works for review and approval prior to issuance of building permits. The plan shall show
include interim lane and access configurations and transitions, as approved by the
Director of Public Works.
71.
Applicant/Develol~r shall consult with the Livermore-Amador Valley Transit Authority
(LAVTA) on the bus route and location and size of proposed bus stops and shelters
within and on the periphery of the proposed project. The location and configuration of all
bus stops and shelters shall be constructed by Applicant/Developer under the direction of
the City's Director of Public Works prior to occupancy of any building.
72.
Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs)
adopted by the City Council at the time of issuance of building permits including, but not
limited to, the Eastern Dublin TIF, Interchange TIF (reimbursements to the ~City of
Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF.
Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin
Traffic Impact Improvements in their ultimate locations,
73.
All construction traffic and parking may' be subject to specific requirements, as
determined by the Director of Public Works, in order to minimize construction
interference with regional non-project traffic movement. Construction traffic routing shall
be approved by the Director of Public Works prior to issuance of grading permit.
74.
Traffic safety signs and "red-curbing" shall be provided in accordance with the standards
of the City of Dublin subject to plan approval by the Director of Public Works.
75.
A street sign/naming plan for the internal street system shall be submitted and shall be
subject to approval of the Community Development Director. No single street may
intersect any other street more than once. No continuous street may change direction by
90 degrees more than once without change of street name for subsequent changes in
direction. Street name signs shall display the name of the street together with a City
standard shamrock logo. Posts shall be galvanized steel pipe.
page 13
rev. February 24, 1999
NPDES (GENERAL):
,{
76.
77.
For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm
Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to
the issuance of any building or grading permits. The SWPPP shall be implement~i:l by
the general contractor and all subcontractors and suppliers of material and equipment.
Construction site cleanup and control of construction debris shall also be addressed in the
SWPPP. Applicant/Developer is'responsible for complying with the SWPPP. Failure to
do so will result in the issuance of correction notices, citations or a project stop work
order. A copy of the SWPPP shall be kept at the construction site at all times. Fueling and
maintenance of vehicles shall be done offsite unless an approved fueling and maintenance
area has been approved as part Of the SWPPP.
FOr projects disturbing less than five (5) acres, an erosion control plan shall be submitted
with the grading plan.
78.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (NOI) has been sent to the California State Water Resources Control Board.
79.
Construction access routes shall be limited to those approved by the Director of Public
Works and shall be shown on the approved grading plan.
80.
Applicant/Developer shall gather all construction debris daily and place it in a covered
dumpster or other container which is emptied or removed on a weekly basis. A
secondary containment berm shall be constructed around the dumpster. When
appropriate, tarps shall be used on the ground to collect fallen debris or splatters that
could contribute to storm water pollution.
81.
All: debris fi'om the sidewalk, street pavement and storm drain system adjoining the
project site shall be removed by Applicant/Developer on a daily basis or as required by
the City inspector. During wet weather, avoid driving vehicles off-paved areas.
82.
Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining
the project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas
before sweeping.
page 14
rev. February 24, 1999
83.
84.
85.
86.
87.
88.
a) Start of the rainy season (October 15)
b) Site de-watering activities, ·
c) Street washing activities,
d) Saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced .as necessary to maintain effectiveness and
prevent street flooding. Dispose of filter particles in an appropriate manner.
ApplicantrDeveloper shall maintain a contained and covered area on the site for the
storage of bags of. cement, paints, flammable, oils, fertilizers, pesticides or any other
materials used at the project site that have the potential for being discharged to the storm
drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed
into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling"
flyer for more information.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall
not discharge wash water into street gutters or drains.
Applicant/Developer shall minimize the removal of natural vegetation or groundcover
from the site in order to reduce the potential for erosion and sedimentation problems. All
cut and fill slopes shall be stabilized as soon as possible after completion of grading. No
site grading. shall occur between October 15 and April 15 unless a detailed erosion control
plan is reviewed by the Director of Public Works and implemented by the contractor.
The project improvement plans shall include storm water pollution prevention measures
for the operation and maintenance of the project and shall be reviewed and approved by
the Director of Public Works. The project plan shall identify Best Management Practices
(BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of
pollutants into storm water runoff. The project plan shall also include erosion control
measures to prevent soil, dirt and debris from entering the storm drain system, in
accordance with the practices outlined in the ABAG Erosion and Sediment Control
Handbook California Storm Water Best Management Practice Handbooks, State
Construction Best Management Practices Handbook and Regional Water quality Control
Board' s Erosion and Sediment Control FieM Manual.
Applicant/Developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations
and/or a project stop order.
page 15
rev. February 24, 1999
89.
All landscaping shall be properly maintained and shall be designed with efficient
irrigation practices to reduce runoff, promote surface filtration, and minimize the use of
fertilizers and pesticides which contribute to runoff pollution. Where feasible,
landscaping should be designed and operated to treat stormwater runoff. When and where
possible, xeriscape and drought tolerant plants shall be incorporated into'~aew
development plans.
90.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a
method approved by the Deparmaent of Public Works.
91.
All onsite storm drains must be cleaned at least twice a year; once immediately prior to
the rainy season (October 15) and once in January. Additional cleaning may be required
as deemed necessary by the Director of Public Works.
NPDES (CONIMERCIAL/INDUSTRIAL DEVELOPMENT):
92.
All washing and/or steam cleaning must be done at an appropriately equipped facility
which drains to the sanitary sewer. Any outdoor washing or pressure washing must be
managed in such a way that there is no discharge of soaps or other pollutants to the storm
drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer
connections are subject to the revieW, approval, and the conditions of the Dublin-San
Ramon Services District ~SRSD).
93.
All loading dOCk areas must be designed to minimize "run-on" to or runoff from the area.
AccumUlated waste water that may contribute to the pollution of storm water must be
drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system.
BMPs shoUld be implemented to prevent potential storm water pollution.
Applicant/Developer shall implement appropriate BMPs such as, but not limited to, a
regular program of sweeping, litter control and spill clean-up.
94.
95.
All metal roofs and roof-mounted equipment (including galvanized), shall be coated with
a rust-inhibitive paint.
Trash enclosures .and/or recycling area(s) must be completely covered; no other area shall
drain onto this area. Drains in any wash or process area shall not discharge to the storm
drain system. Drains shoUld connect to the sanitary sewer. Sanitary sewer connections
are subject to the review, approval, and conditions of the DSRSD.
96.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to
carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be
covered and contained as required by the Director of Public Works.
page 16
rev. February 24, 1999
97.
98.
99.
100.
101.
102.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the
accumulation of litter and debris. If pressure washed, debris must be trapped and
collected to prevent entry to the storm drain system. No cleaning agent may be
discharged to the storm drain. If any cleaning agent or degreaser is used, wash water
shall not discharge to the storm drains; wash waters should be collected and discharged to
the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval
and conditions of the DSRSD.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, onsite, to intercept and pre-treat storm water prior to discharging
to the storm drain system. The design, location, and a maintenance schedule must be
submitted to the Director of Public Works for review and approval prior to the issuance
of any building pez~its.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "m-on" to, or runoff
from, the area. The area shall not discharge to the storm drains; wash waters should drain
to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees
must be instructed and signs posted indicating that all washing activities shall be
conducted in this area. Sanitary sewer connections are subject to the review, approval,
and conditions of the DSRSD.
Commercial car washes shall be designed so that no wash water shall discharge to the
storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer
connections are subject to the review, approval, and conditions of the D SRSD.
Vehicle/equipment washers shall be designed so that no vehicle or equipment washing
activity associated with this facility shall discharge to the storm drain system. Wash
areas should be limited to areas that drain to the sanitary sewer collection system, or the
wash water collected for ukimate disposal to the sanitary sewer. This wash area must be
covered and designed to prevent "m-on" to, and runoff from, the area. A sign must be
posted indicating the designated wash area. Sanitary connections are subject to the
review, approval and conditions of'the DSRSD.
Fuel dispensing areas must be paved with concrete extending a minimum of 8 '-0" from
the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island.
Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff
from, the area. Fuel dispensing facilities must have canopies; canopy r6of downspouts
must be routed to prevent drainage flow through the fuel dispensing area. The facility
must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely.
Dispensing equipment must be inspected routinely for proper functioning and leak
prevention. The fuel dispensing area must be covered, and the cover's minimum
dimensions must be equal to or greater than the area within the grade break or fuel
dispensing area, as defined above. The cover must not drain onto the fuel dispensing
area.
page 17
rev. February 24, 1999
103.
Fuel dispensing areas must be paved with portland cement concrete (or, equivalent
smooth impervious-surface), with a 2% to 4% slope to prevent ponding, and must be
separated from the rest of the site by a grade break that prevents ran-on of storm water to
the extent practicable. The ~el dispensing area is defined as extending a minimmr~ 61~ 6.5
feet from the comer of each fuel dispenser or the length at which the hose and nozzle
assembly may be operated plus a minimum of 1 foot, whichever is less.
104.
Most washing and/or steam cleaning must be done at an appropriately equipped facility
that drains to the sanitary sewer. Any outdoor washing or pressure washing must be
managed in such a way that there is no discharge of soaps or other pollutants to the storm
drain. Sanitary sewer connections are subject to the review, approval, and conditions of
the sanitary distri~ with jurisdiction for receiving the discharge. These requirements
shall be required for automotive related businesses.
105.
All loading dock areas must be designed to minimize "m-on" or runoff from the area.
Accumulated waste water that may contribute to the pollution of stormwater must be
drained to the sanitary sewer, or diverted and collected for ultimate discharge to the
sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system.
The property owner shall ensure that BMPs are implemented to prevent potential
stormwater pollution. These BMPs shall include, but are not limited to, a regular
program of sweeping, litter control and spill clean-up.
106.
The design, location, maintenance requirements, and maintenance schedule for any
stormwater quality treatment structural controls shall be submitted to the City or County
Engineer for review and approval prior to the issuance of a building permit.
NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION):
107.
A homeowners association shall be created and shall be responsible for maintaining all
private streets and private utilities and other privately owned common areas and facilities
on the site including landscaping; These maintenance responsibilities shall include
implementing and maintaining stormwater BMPs associated with improvements and
landscaping. CC&R's creating the homeowners association shall be reviewed and
approved by the City or County Attomey prior to the recordation of the Final/Parcel Map
and recorded prior to the sale of the first residential unit. The CC&R's shall describe
how the stormwater BMPs associated with privately owned' improvements and
landscaping shall be maintained by the association.
page 18
rev. February 24, 1999
'PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address
ATTAC :t T 7
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name I Address
Sienature
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
n ture
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address
Signature
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address
Signature
/t
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eteven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
tt
PETITION
As a resident of the .area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest corner. of Amador Valley Blvd. an4,Do~gh~Rd.
Name / Address ~
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the south,vest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address Signature
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address Signature
PETITION
/!3~ 4/3 q
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Conven]ence Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dough6rty Rd.
Name / Address
~2o~ Do.~cv/ ~'~l~
Signature
!1
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address
2~ ~5~7 ~J )~ I
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address
Signature
·
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address
PETITION
As a resident of the area, I am in favor of the approval of a 24-hour 7-Eleven Convenience Store and Gas
Station at the southwest comer of Amador Valley Blvd. and Dougherty Rd.
Name / Address
m, oes"bm,,3 -
it