HomeMy WebLinkAboutPC Reso 19-10 PLPA-2019-00013, PLPA-2019-00014 CUP Animial Sales & Services 7100 Dublin BlvdRESOLUTION NO. 19-10
A RESOLUTION
OF THE PLANNING
COMMISSION
OF
THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO OPERATE AN ANIMAL SALES AND
SERVICES USE AND MINOR USE PERMIT TO ALLOW A PARKING REDUCTION FOR
SHARED PARKING, LOCATED AT 7100 DUBLIN BOULEVARD,
(APN 941-1401-022-00)
PLPA-2019-00013, PLPA-2019-00014
WHEREAS, the Applicant, Kim Gonthier, representing Banfield Pet Hospital, is requesting
approval of a Conditional Use Permit to establish an animal sales and services use, and a Minor
Use Permit to allow a parking reduction for shared parking in an existing 5,045-square-foot
building, located at 7100 Dublin Boulevard (the "Project"); and
WHEREAS, the project site has a General Plan land use designation of Retail/Office and
is zoned General Commercial (C-2); and
WHEREAS, a veterinary hospital is defined as an "animal sales and services" use in the
Dublin Zoning Ordinance, which is permitted in the General Commercial (C-2) zoning district,
subject to the approval of a Conditional Use Permit by the Planning Commission; and
WHEREAS, the California Environmental Quality Act (CEQA), together with CEQA
Guidelines and Dublin's CEQA Guidelines and Procedures, require that certain projects be
reviewed for environmental impacts and environmental documents be prepared when applicable;
and
WHEREAS, pursuant to CEQA Guidelines, the Conditional Use Permit and Minor Use
Permit are categorically exempt under Section 15301 ("Existing Facilities") because the project
involves tenant improvements to the existing building; and
WHEREAS, the Conditional Use Permit and Minor Use Permit Plan Set, attached as
Exhibit A to this resolution illustrates the proposed site layout, existing building, access, egress,
parking, and circulation for the proposed project; and
WHEREAS, a Staff Report, dated October 8, 2019, was submitted recommending that the
Planning Commission approve a Conditional Use Permit and Minor Use Permit for the proposed
project; and
WHEREAS, on October 8, 2019, the Planning Commission held a public hearing to
consider the Project at which time all interested parties had the opportunity to be heard; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the Planning Commission did hear and use independent judgement and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
makes the following findings and determinations regarding the Conditional Use Permit for the
establishment and operation of an animal sales and services use, located at 7100 Dublin
Boulevard:
A. The proposed use and related structures are compatible with other land uses,
transportation and service facilities in the vicinity in that: 1) the project is located on a parcel
that is developed for general commercial uses, and animal sales and services is a
conditionally permitted use, subject to approval of a Conditional Use Permit by the Planning
Commission; 2) the veterinary hospital will provide members of the community services
within an existing commercial building on a fully improved site; 3) the project site is
accessible from Dublin Boulevard and Village Parkway providing vehicular access with a
sufficient number of parking spaces to meet the shopping center's needs; and 4) the
Commission adopted Conditions of Approval limiting outdoor activity, restricting noise and
nuisance around the project site, to ensure on -going compatibility with the site
surroundings.
B. It will not adversely affect the health or safety of persons residing or working in the vicinity,
or be detrimental to the public health, safety and welfare in that: 1) all activities associated
with the veterinary hospital will take place indoors; 2) the Project will conform to all
applicable regulations contained in the Dublin Zoning Ordinance; and 3) the Commission
adopted Conditions of Approval to ensure on -ongoing compatibility with the site's
surroundings.
C. It will not be injurious to property orimprovements in the neighborhood in that: 1) the project
is located on a parcel developed for commercial uses; and 2) the Commission adopted a
Condition of Approval to ensure that all activities are conducted indoors.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health, safety, and welfare in that: 1) pedestrian and vehicle access is provided
to the site from existing sidewalks on Dublin Boulevard and Village Parkway; and 2) the
project is within an existing commercial building that will be served by existing public
utilities, services, and infrastructure.
E. The subject site is physically suitable for the type, density, and intensity of the use and
related structures being proposed in that: 1) the Project site is located on a parcel that is
developed for commercial uses; 2) the proposed number of staff, customers, and size of
the building will naturally limit the size and intensity of the use; and 3) a veterinary hospital
is a permitted use in the General Commercial zoning district, subject to the approval of a
Conditional Use Permit by the Planning Commission.
F. It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that.' 1) a
veterinary hospital within the existing building is permitted, subject to approval of a
Conditional Use Permit by the Planning Commission; 2) all activities associated with the
veterinary hospital will take place indoors; 3) the veterinary hospital requires a Minor Use
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Permit to meet the parking requirements set forth in Chapter 8.76.080.D of the Zoning
Ordinance; and 4) the veterinary hospital will occupy a portion of an existing commercial
building on a fully developed site.
G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that:
1) the General Plan land use designation is Office/Retail which allows a range of
commercial uses consistent with the Zoning Ordinance; and 2) a veterinary hospital is
classified as an animal sales and services use, which is a permitted use in the General
Commercial zoning district, subject to approval of a Conditional Use Permit by the Planning
Commission,
BE IT FURTHER RESOLVED that the that the Planning Commission of the City of Dublin
hereby makes the following findings and determinations regarding the Minor Use Permit to allow
a parking reduction for shared parking related to a proposed animal sales and services use,
located at 7100 Dublin Boulevard:
A. The proposed use and related structures are compatible with other land uses,
transportation and service facilities in the vicinity in that: 1) the project is located in the
General Commercial (C-2) zoning district where animal sales and service is permitted with
the approval of the accompanying Conditional Use Permit; 2) the proposed use is adjacent
to a variety of other commercial uses; and 3) transportation and services will not be
impacted as evaluated in the Parking Occupancy/Demand Survey,
B. The proposed use meets the parking requirement for the use type in accordance with the
requirements of Chapter 8.76 (Off -Street Parking and Loading Regulations), which could
include a parking reduction for shared parking, in that: 1) the parking regulations of DMC
Section 8.76.080 requires parking of 147 spaces, including 34 spaces for the proposed
use, where 137 spaces are provided which represents a sufficient number of spaces
provided to meet the greatest parking demands and avoids parking deficiency at the
shopping center; 2) the Minor Use Permit establishes a parking reduction for shared
parking based on the evidence of the Parking Occupancy/Demand Survey, prepared for
the project, which shows sufficient surplus to accommodate the proposed use; 3) the site
has sufficient space for the peak weekday and peak weekend demand for the tenants
within the project site and is, therefore, unlikely to generate overflow parking; and 4) no
further measures are required to assure parking requirements are sufficient for the
shopping center.
C. It will not adversely affect the health or safety of persons residing or working in the vicinity,
or be detrimental to the public health, safety, and welfare in that: 1) the proposed use will
be adequately conditioned to ensure that the operation has no recognizable negative
impact on the other existing uses in the area; 2) sufficient space to accommodate increased
visitors is provided with the existing parking spaces; 3) all activities associated with the
veterinary hospital will be conducted entirely within the building; and 4) the building is
existing and is conforming with the City of Dublin regulations.
D. It will not be injurious to property or improvements in the neighborhood in that: 1) the
proposed building will comply with all the City of Dublin regulations 2) the Commission
adopted Conditions of Approval to ensure that the use is compatible with the surrounding
neighborhood; and 3) the proposed use will be conducted within an existing building on a
fully developed site.
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E. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health and safety, and welfare in that: 1) the project site was designed to
accommodate a variety of uses; 2) allows,pedestrian and vehicle access; 3) is connected
to utilities and services; and 4) will not be detrimental to public health and safety.
F. The subject site is physically suifable for the type, density, and intensity of the use and
related structures being proposed in that: 1) the existing roadway network, access and
parking provision is adequate to serve the proposed use; and 2) the proposed use will
occur within an existing building on a fully developed site without detriment to adjoining
tenants.
G. The proposed use will not be contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning district in which it is
located in that: 1) the project is located in the General Commercial zoning district and
animal sales and services are permitted, subject to the issuance of a Conditional Use
Permit; 2) adequate parking to meet the parking demands in addition to meeting the
parking requirements of the other tenants within the project site is provided; 3) parking
regulations require 147 spaces and there is a deficiency of three spaces; and 4) the existing
number of parking spaces has been evaluated to be sufficient based on peak hour parking
demand of the entire center established through a parking analysis.
H. The proposed use is consistent with the Dublin General Plan and with any applicable
Specific Plans in that: 1) the proposed use is permitted with a Condition Use Permit; 2) the
proposed project will result in improvements to the site which will provide a service to the
community that is consistent with the intent of the Office/Retail General Plan land use
designation; and 3) the animal sales and services use is not located within a Specific Plan
area.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves a Conditional Use Permit for the establishment and operation of an animal sales and
services use, and Minor Use Permit to allow a parking reduction for shared parking, located at
7100 Dublin Boulevard, as shown on the project plans date stamped received July 3rd, 2019, and
included as Exhibit A, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of
buildingpermits, or establishment of use, and shall be subject to review and approval by the City
or designee. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.] Planning, [Bl Building, [P01 Police,
[PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney,
[FIN] Finance, [Fl Alameda County Fire Department, [DSR] Dublin San Ramon Services District,
[C01 Alameda County Department of Environmental Health, [Z71 Zone 7.
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CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
GENERAL
1.
Approval. This Conditional Use Permit (CUP) approval
(PLPA-2019-00013) is to allow for the operation of an
PL
On -going
animal sales and services use type with Minor Use Permit
(MUP) approval to allow a parking reduction for shared
parking (PLPA-2019-00014), located at 7100 Dublin
Boulevard (APN 941-1401-022-00). The approval shall be
as generally depicted and indicated on the project plans
prepared by SEA Architecture LLP, dated received by
Dublin Planning on July 3, 2019, attached as Exhibit A,
and as specified by the following Conditions of Approval
for this project.
2.
Permit Expiration. Construction or use shall commence
within one year of CUP and MUP approval or the CUP and
PL
One Year from
Date of
MUP shall lapse and become null and void. If there is a
dispute as to whether the CUP and MUP have expired,
Approval
the City may hold a noticed public hearing to determine
the matter. Such a determination may be processed
concurrently with revocation proceedings in appropriate
circumstances. If a CUP and MUP expire, the applicant
must file a new application, which shall be processed
according to the requirements of the Zoning Ordinance.
3.
Time Extension. The original approving decision -maker
may, upon the Applicant's written request for an extension
PL
Prior to
Expiration
of approval prior to expiration, upon the determination that
all Conditions of Approval remain adequate and all
Date
applicable findings of approval will continue to be met,
grant an extension of the approval for a period not to
exceed six months. All time extension requests shall be
noticed and a public hearing shall be held before the
original hearing body.
4.
Compliance. The Applicant/Property Owner shall operate
PL
On -going
this use in compliance with the Conditions of Approval of
this CUP, the approved plans and the regulations
established in the Zoning Ordinance. Any violation of the
terms or conditions specified may be subject to
enforcement action.
5.
Revocation of Permit. The Conditional Use Permit
PL
On -going
approval shall be revocable for cause in accordance with
Section 8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit shall be
subject to citation.
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CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
6.
Requirements and Standard Conditions. The
Various
Building
Applicant/ Developer shall comply with applicable City of
Permits
Dublin Fire Prevention Bureau, Dublin Public Works
issuance
Department, Dublin Building Department, Dublin Police
Services, Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority, Alameda
County Public and Environmental Health, Dublin San
Ramon Services District and the California Department of
Health Services requirements and standard conditions.
Prior to issuance of building permits or the installation of
any improvements related to this project, the Developer
shall supply written statements from each such agency or
department to the Planning Department, indicating that all
applicable conditions required have been or will be met.
7.
Required Permits. Applicant/Developer shall obtain all
PW
Building
permits required by other agencies including, but not
Permit
limited to Alameda County Flood Control and Water
Issuance and
Conservation District Zone 7, California Department of
Grading
Fish and Game, Army Corps of Engineers, Regional
Permit
Water Quality Control Board, Caltrans and provide copies
Issuance
of the permits to the Public Works Department,
8.
Fees. Applicant/Developer shall pay all applicable fees in
Various
Building
effect at the time of building permit issuance, including,
Permit
but not limited to, Planning fees, Building fees, Traffic
Issuance
Impact Fees, TVTC fees, Dublin San Ramon Services
District fees, Public Facilities fees, Dublin Unified School
District School Impact fees, Fire Facilities Impact fees,
Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees; or any
other fee that may be adopted and applicable.
9.
Indemnification. The Applicant/Developer shall defend,
ADM
On -going
indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action, or
proceeding against the City of Dublin or its agents,
officers, or employees to attack, set aside, void, or annul
an approval of the City of Dublin or its advisory agency,
appeal board, Planning Commission, City Council,
Community Development Director, Zoning Administrator,
or any other department, committee, or agency of the City
to the extent such actions are brought within the time
period required by Government Code Section 66499.37 or
other applicable law; provided, however, that the
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly notifying
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CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to:
the Developer of any said claim, action, or proceeding and
the City's full cooperation in the defense of such actions
or proceedings.
10
Clarifications of Conditions. In the event that there
PL
On -going
needs to be clarification to the Conditions of Approval, the
Director of Community Development and the City
Engineer or designee have the authority to clarify the
intent of these Conditions of Approval to the
Applicant/Developer without going to a public hearing.
The Director of Community Development and the City
Engineer or designee also have the authority to make
minor modifications to these conditions without going to a
public hearing in order for the Developer to fulfill needed
improvements or mitigations resulting from impacts to this
project.
11
Clean-up. The Applicant/Developer shall be responsible
PL
On -going
for clean-up and disposal of project related trash to
maintain a safe, clean, and litter -free site.
12
Modifications. Modifications or changes to this CUP and
PL
On -going
MUP approval may be considered by the Community
Development Director if the modifications or changes
proposed comply with Section 8.100.080 of the Zoning
Ordinance.
13
Controlling Activities. The Applicant/Developer shall
PL
On -going
control all activities on the project site so as not to create
a nuisance to existing/surrounding businesses and/or
residences. No activity shall be conducted at the exterior
of the building. Overnight stays are not permitted with this
approval, including boarding or kenneling of animals.
14
Outdoor Events. Any outside events shall be subject to
PL
On -going
the Temporary Use Permit requirements contained in the
City of Dublin Municipal Code, specifically Section
8.108.020.
15
Parking. The Applicant shall provide parking as shown in
PL
On -going
the project plans. All parking spaces shall be striped
according to the requirements of the City of Dublin Zoning
Ordinance, except in certain areas of the site otherwise
reflected on the site plans included with this approval or
as determined by the Community Development Director
and City Engineer. Accessible, visitor, employee, and
compact parking spaces shall be appropriately identified
on the pavement. Guest/employee parking shall be clearly
labeled.
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CONDITION TEXT
RESPON.
WHEN REQ'D
AGENCY
Prior to.
16
Noise/Nuisances. The Applicant shall control all activities
PL
On -going
so as not to create unusual or unnecessary noise which
annoys or disturbs or injures or endangers the health,
repose peace or safety of any reasonable person of
normal sensitivity present in the area.
BUILDING CONDITIONS
17
Building Codes and Ordinances. All project
B
Through
construction shall conform to all building codes and
Completion
ordinances in effect at the time of building permit.
18
Building Permits. To apply for building permits,
B
Issuance of
Applicant/Developer shall submit electronic drawings and
Building
specifications, and the number of hard copies — as
Permits
determined by the Chief Building Official — for plan check.
Each set of plans shall have attached an annotated copy
of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or have
been complied with. Construction plans will not be
accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be responsible
for obtaining the approvals of all participation non -City
agencies prior to the issuance of building permits.
19
Construction Drawings. Construction plans shall be fully
B
Prior to
dimensioned (including building elevations), accurately
issuance of
drawn (depicting all existing and proposed conditions on
Building
site), and prepared/signed by a CA licensed architect or
Permits
engineer. All structural calculations (HVAC units greater
than 400 lbs., new exterior openings) shall be
prepared/signed by a CA licensed architect or engineer.
The site plan, landscape plan and details shall be
consistent with each other.
20
Interior Accessibility. The interior rooms shall meet
B
Prior to
minimum clearance regulations per the California Building
issuance of
Code, Chapter 11-B. Accessible clearances shall be
Building
shown directly on the plans for all doors, door hardware,
Permits
fixed furniture and counters, restroom facilities, and
throughout all spaces.
21
Air Conditioning Units. Air conditioning units and
B
Occupancy of
ventilation ducts shall be screened from public view with
Building
materials compatible to the main building and shall not be
roof mounted. Units shall be permanently installed on
concrete pads or other non -movable materials approved
by the Chief Building Official and Director of Community
Development.
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CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
22
Addressing
B
Prior to
a) Address signage shall be provided as per the
release of
Dublin Commercial Security Code.
addresses
b) Address signage shall be illuminated and be able
Prior to
to be seen from the street, four inches in height
permitting
minimum.
c) Address will be required on all doors leading to the
Prior to
occupancy
exterior of the building. Addresses shall be
illuminated and be able to be seen from the street,
four inches in height minimum.
23
Accessible Parking. The required number of parking
B
Through
stalls, the design, and location of the accessible parking
stalls shall be as required by the CVA Building Code,
Completion
Chapter 11-13.
24
Plumbing Fixture Count. The plumbing fixture count
B
Prior to permit
(water closets, lavatories, urinals, sinks, and drinking
fountains) shall meet the minimum requirements for the
issuance
new tenant as per the CA Plumbing Code, Tables A and
422.1. Provide the calculations directly on the plans.
25
Temporary Fencing. Temporary construction fencing
B
Through
shall be installed along the perimeter of all exterior work
Completion
under construction.
FIRE PREVENTION
26
Existing Fire Sprinkler System — Modifications.
Sprinkler system shall be modified as necessary to
F
Occupancy
provide protection for all tenant improvements.
a) Sprinkler Plans. (Deferred Submittal Item).
Submit detailed mechanical drawings of all
sprinkler modifications, including cut sheets, listing
sheets and calculations to the Fire Department for
approval and permit prior to installation. All
sprinkler system components shall remain in
compliance with the applicable N.F.P.A. 13
Standard, the CA Fire Code and the CA Building
Code.
b) Five -Year Certification. If the existing fire sprinkler
system does not have a current 5-Year
Certification, such will need to be obtained and all
deficiencies corrected prior to project final. If it has
a current 5-year Certification, copies of the last four
quarterly reports will need to be provided to the Fire
Inspector prior to final for review.
27
Monitoring Requirements for Existing Fire sprinkler
F
Occupancy
System.
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CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
a) Central Station Monitored Account. Automatic fire
extinguishing systems installed within buildings
shall have all control valves and flow devices
electrically supervised and maintained by an
approved central alarm station. Zoning and
annunciation of central station alarm signals shall
be submitted to the Fire Department for approval.
The central station monitoring service shall be
either certificated or placarded as defined in
N.F.P.A. Standard No. 72.
b) Monitoring System Plans (deferred submittal item).
Plans and specifications shall be submitted to the
Fire Department for review and approval of the
installation or modifications.
28
Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate fire
F
Occupancy
extinguisher locations. The number and location of
extinguishers shall be shown on the plans.
29
Fire Department Building Key Box. A Fire Department
F
Occupancy
Key Box shall be installed at the main entrance to the
building. Note these locations on the plans. The key box
should be installed approximately 5 1/2 feet above grade.
The box shall be sized to hold the master key to the facility
as well as keys for rooms not accessible by the master
key. Specialty keys, such as the fire alarm control box key
and elevator control keys shall also be installed in the box.
30
Means of Egress. Exit signs shall be visible and
F
Occupancy
illuminated with emergency lighting when building is
occupied.
31
Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.
F
Occupancy
Submittal of a seating plan on durable placard is required
prior to final occupancy.
32
Interior Finish. Wall and ceiling interior finish material
shall meet the requirements of Chapter 8 of the California
F
Occupancy
Fire Code. Interior finishes will be field verified upon final
inspection. If the product is not field marked and the
marking visible for inspection, maintain the products
cut -sheets and packaging that show proof of the
products flammability and flame -spread ratings.
Decorative materials shall be fire retardant.
33
Main Entrance Hardware Exception. It is recommended
F
Building
that all doors be provided with exit hardware that allows
Permit
exiting from the egress side even when the door is in the
Issuance
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CONDITION TEXT
RESPON,
AGENCY
WHEN REQ'D
Prior to:
locked condition. However, an exception for A-3, B, F, M,
S occupancies and all churches does allow key -locking
hardware (no thumb -turns) on the main exit when the main
exit consists of a single door or pair of doors. When
unlocked the single door or both leaves of a pair of doors
must be free to swing without operation of any latching
device. A readily visible, durable sign on or just above the
door stating "This door to remain unlocked whenever the
building is occupied" shall be provided. The sign shall be
in letters not less than one inch high on a contrasting
background. This use of this exception may be revoked
for cause.
DUBLIN SAN RAMON SERVICES DISTRICT
34
Improvement Plans. The regulations that apply to
DSRSD
Building
development projects are codified in: the Dublin San
Ramon Services District (DSRSD) Code; the DSRSD
Permit
Issuance
"Standard Procedures, Specifications and Drawings for
Design and Installation of Water and Wastewater
Facilities" as amended from time to time; all applicable
DSRSD Master Plans and all DSRSD policies. Prior to
issuance of any building permit, complete improvement
plans shall be submitted to DSRSD that conform to the
pertinent documents.
35
District Fees. Planning and review fees, inspection fees,
and fees associated with a wastewater discharge permit
DSRSD
Building
Permit
shall be paid to DSRSD in accordance with the rates and
Issuance
schedules and at time of payment as established in the
DSRSD Code. Planning and review fees are due after the
1 st submittal of plans. Construction Permit and Inspection
Fees are due prior to the issuance of a Construction
Permit. Capacity Reserve Fees are due before the water
meter can be set or the connection to the sewer system.
36
District Engineer Approval. Prior to issuance of any
DSRSD
Building
building permit by the City; or any building permit or
Permit
construction permit by DSRSD, all improvement plans for
Issuance
DSRSD facilities shall be signed by the District Engineer.
Each drawing of improvement plans for DSRSD facilities
shall contain a signature block for the District Engineer
indicating approval of the sanitary sewer and/or water
facilities shown. Prior to approval by the District Engineer,
the applicant shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for
the sewer and water systems, a faithful performance
bond, and a comprehensive general liability insurance
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CONDITION TEXT
RESPON,
WHEN REQ'D
AGENCY
Prior to:
policy in the amounts and forms that are acceptable to
DSRSD. The applicant shall allow at least 15 working days
for final improvement drawing review by DSRSD before
signature by the District Engineer.
37
District Easements. Prior to approval by the City of a
DSRSD
Building
grading permit or a site development permit, the locations
Permit
and widths of all proposed easement dedications for water
Issuance
and sewer lines shall be submitted to and approved by
DSRSD.
38
Water and Sewer Main Locations. Water and sewer
DSRSD
Building
mains shall be located in public streets rather than in
Permit
off-street locations to the fullest extent possible. If
Issuance
unavoidable, then sewer or water easements must be
established over the alignment of each sewer or water
main in an off-street or private street location to provide
access for future maintenance and/or replacement.
39
Waterline System Design. Domestic and fire protection
DSRSD
Building
waterline systems for Tracts or Commercial
Permit
Developments shall be designed to be looped or
Issuance
interconnected to avoid dead end sections in accordance
with requirements of the DSRSD Standard Specifications
and sound engineering practice.
40
Sewer Design. Sewers shall be designed to operate by
DSRSD
Building
gravity flow to DSRSD's existing sanitary sewer system.
Permit
Pumping of sewage is discouraged and, may only be
Issuance
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 30 year operations and
maintenance costs as well as other conditions within a
separate agreement with the applicant for any project that
requires a pumping station.
41
Capacity Design Analysis. This project will be analyzed
DSRSD
Building
by DSRSD to determine if it represents additional water
Permit
and/or sewer capacity demands on the District. Applicant
Issuance
will be required to pay all incremental capacity reserve
fees for water and sewer services as required by the
project demands. All capacity reserve fees must be paid
prior to installation of a water meter for water. If a water
meter is not required, the capacity reserve fee shall be
paid prior to issuance of a building permit. The District may
#
CONDITION TEXT
RESPON,
WHEN REQ'D
AGENCY
Prior to:
not approve the building permit until capacity reserve fees
are paid.
42
District Permits. No sewer line or waterline construction
DSRSD
Building
shall be permitted unless the proper utility construction
Permit
permit has been issued by DSRSD. A construction permit
Issuance
will only be issued after all of the items in Condition No. 2
have been satisfied.
43
Backflow Prevention Devices. Above ground backflow
DSRSD
Building
prevention devices/double detector check valves shall be
Permit
installed on fire protection systems connected to the
Issuance
DSRSD water main. The applicant shall collaborate with
the Fire Department and with DSRSD to size and
configure its fire system.
44
Landscape Plans. Development plans will not be
DSRSD
Building
approved until landscape plans are submitted and
Permit
approved.
Issuance
45
Fire Water Service Line. This shopping center is
DSRSD
Building
currently a single parcel sharing a common fire water
Permit
service line. If there is a desire in the future to split the
Issuance
parcel, a fire service line will be required to serve each
parcel.
PUBLIC WORKS GENERAL CONDITIONS
46
Waste Enclosure Requirement Checklist. When tenant
PW
Building
improvement plans are submitted for this property, the
Permit
applicant or the new tenant s hall complete the waste
Issuance
enclosure requirement checklist and return with next
submittal, as required by the City's solid waste and
recycling enclosure ordinance (Dublin Municipal Code
7.98). PDF fillable version of the form is available from City
of Dublin website at:
http://www.ci.dublin.ca.us/DocumentCenterNiew/13102
For any questions related to City of Dublin Solid Waste
Services or Trash Enclosure Requirements, please
contact Rebecca Parnes, City of Dublin Environmental
Technician, within the Public Works Department at (925)
452-2150 or rebecca.parnesadublin.ca.gov.
47
Site Entrance Signage-R100B. Per CBC 11 B-502.8, a
PW
Building
site entrance sign is required at the entrance to the site or
Permit
immediately adjacent to the accessible parking space.
Issuance
a) Per 118-502.8.1, the additional sign shall not be less
than 17 inches wide by 22 inches high.
b) The additional sign shall clearly state in letters with a
minimum height of one inch the following:
13of14
#
CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
"Unauthorized vehicles parked in designated
accessible spaces not displaying distinguishing
placards or special license plates issued for persons
with disabilities will be towed away at the owner's
expense. Towed vehicles may be reclaimed at: or by
telephoning _
Blank spaces shall be filled in with appropriate information
as a permanent part of the sign.
Contact should be Dublin Police Department. Phone
number to reclaim towed vehicles is (925) 833-6670.
48
East Driveway Repair and Replacement. This
PW
Building
development will be conditioned to repair and replace the
Permit
east driveway on Village Parkway. (And encroachment
Issuance
permit will be required to work on City's right-of-way to
repair and replace this substandard driveway.)
PASSED, APPROVED AND ADOPTED this 8th day of October 2019 by the following vote:
AYES: Benson, Grier, Mittan, Kothari, Thalblum
ABSENT: Wright
ABSTAIN:
Planning Commission Vice Chair
ATTEST.
Amy Million
Principal Planner
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STANDARD:
85
COMPACT:
48
ACCESSIBLE:
6
TOTAL:
139
NOTE
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9,350
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Job No: 19007
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Job No: 19007
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EXTERIOR
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Job No: 19009
Dale: 04-12-2019
Sheet No:
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August 22, 2019
Mr. Obaid Khan, PE
Transportation and Operations Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
RE: Parking Occupancy/Demand Surveys of the Crossroads Shopping Center
(7100 Dublin Boulevard) in Dublin, CA
Dear Mr. Khan:
This letter presents the findings of the parking surveys we conducted for the Crossroads Shopping
Center in Dublin, California. Parking surveys were conducted of the onsite parking lot on a weekday
and a weekend (Saturday) at one -hour intervals from 11:00 am to 7:00 pm.'
The results of the weekday and weekend parking surveys (with demand shown for each aisle) are
presented in Tables 1 and 2 attached. A map showing the corresponding survey aisles is provided
in Figure 1. The parking lot has 139 striped spaces. All of the shopping center's leasable area is
occupied except for the proposed business (tenant address #7100).
Parking Survey Findings
The weekday survey identified a peak demand of 60 vehicles, occurring at 1:00 pm, which equates
to 79 unoccupied spaces available. The weekday survey had an 85th-percentile demand for the day
of 47 vehicles, or 92 available spaces. The average demand for the day was 44 vehicles, or 95
available spaces.
The weekend Saturday survey had a peak demand of 65 vehicles, occurring at 4:00 pm, which
equates to 74 available spaces. The weekend 85�'-percentile demand for the day was 63 vehicles,
or 76 available spaces. And the average demand was 52 vehicles, or 87 available spaces.
We note that customer parking for the proposed business will primarily occur in the main area of the
parking lot (aisles A-D). If necessary to preserve customer availability in the main lot, employees
could be instructed to park in peripheral areas (such as aisles E-F).
We trust these survey findings provide the requested information. Please feel free to contact us
if you have any additional questions or comments.
Sincerely,
GHD
P8419LTR001.docx
� GHD, Parking Surveys, August 17 & 21, 2019 at Crossroads Shopping Center (11:00 am-7:00 pm).
GHD
2300 Clayton Road Suite 920 Concord California 94520 United States
T +1 925 849 1000 F +1 925 849 1040 W www.ghd.com
TABLE 1
Existing WEEKDAY Parking Survey (Wednesday 8/21/19):
Crossroads Shopping Center, Dublin, CA
Demand at Time of Day:
Aisle
Supply
11:00 am 12:00 pm 1:00 pm 2:00 pm 3:00 pm 4:00 pm 5:00 pm 6:00 pm 7:00 pm
A
18
5
4
5
5
4
5
5
4
2
B
32
14
14
23
19
15
18
17
15
11
C
23
5
9
14
7
7
9
9
11
8
D
11
3
3
3
4
4
3
2
2
1
E
11
0
1
0
0
0
0
0
0
0
F
17
1
3
3
2
3
3
3
3
2
G
5
4
4
4
3
4
4
4
4
2
H
3
1
0
3
2
2
2
0
0
2
1
9
0
2
1
0
0
2
2
2
0
J
3
1
1
1
.0
0
0
0
0
1
K
7
4
3
3
2
2
2
1
3
1
Total:
139
38
44
60
44
41
48
43
44
30
Unoccupied Spaces:
101
95
79
95
98
91
96
95
109
Peak (1:00 pm): 60 occupied / 79 available
85th-percentile forthe day: 47 occupied / 92 available
Average for the day: 44 occupied / 95 available
TABLE 2
Existing WEEKEND Parking Survey (Saturday 8/17/19):
Crossroads Shopping Center, Dublin, CA
Demand at Time of Day:
Aisle
Supply
11:00 am 12:00 pm 1 1:00 pm 1 2:00 pm 1 3:00 pm 1 4:00 pm 1 5:00 pm 1 6:00 pm 1 7:00 pm
A
18
7
11
11
10
10
10
9
5
1
B
32
15
15
15
18
16
21
20
10
0
C
23
11
12
18
17
16
13
15
12
11
D
11
2
5
5
6
4
6
6
4
1
E
11
0
1
0
0
1
2
4
3
0
F
17
4
4
4
4
4
4
4
2
2
G
5
3
3
3
3
3
3
3
2
2
H
3
1
1
2
2
1
1
2
1
1
1
9
1
1
0
1
0
2
0
1
0
J
3
0
0
1
1
0
0
0
1
0
K
7
2
0
1
1
3
3
0
1
0
Total:
139
46
53
60
1 63
1 58
65
63
42
1 18
Unoccupied Spaces:
93
86
79
76
81
74
76
97
121
Peak (4:00 pm): 65 occupied / 74 available
85th-percentile for the day: 63 occupied / 76 available
Average for the day: 52 occupied / 87 available
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