HomeMy WebLinkAboutReso 49-20 Denying the Appeals and Affirming Planning Commission's Approval of Site Development ReviewReso No. 49-20, Item 6.2, Adopted 06/02/20 Page 1 of 33
RESOLUTION NO. 49 - 20
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
DENYING THE APPEALS AND AFFIRM THE PLANNING COMMISSION’S APPROVAL OF A
SITE DEVELOPMENT REVIEW PERMIT FOR THE CONSTRUCTION OF A 138-ROOM
HOTEL AND A MINOR USE PERMIT TO ALLOW A PARKING REDUCTION FOR SHARED
PARKING AT 7950 DUBLIN BOULEVARD
APN: 941-1500-037-00
PLPA-2019-00020 & PLPA-2019-00044
WHEREAS, the Applicant, Jerry Hunt of VP-RPG Dublin, LLC, is proposing to construct a
138-room hotel on an existing parking lot located south of the existing Corrie Center office
building at 7950 Dublin Boulevard within the Downtown Dublin Specific Plan Transit -Oriented
District. The new six-story hotel will consist of four stories over two stories of podium parking,
and related landscape and site improvements (the “project”). The proposal includes a Site
Development Review Permit to allow construction of the hotel and a Minor Use Permit to allow a
parking reduction for shared parking between the proposed hotel and an existing office building;
and
WHEREAS, the project site is located in Downtown Dublin, within the Transit-Oriented
District of the Downtown Dublin Specific Plan; and
WHEREAS, a hotel is a permitted use in the Transit-Oriented District of the Downtown
Dublin Specific Plan; and
WHEREAS, the project site is currently occupied by a surface parking lot serving the
existing Corrie Center office building; and
WHEREAS, pursuant to the requirements of the California Environmental Quality Act
(CEQA), a Final Environmental Impact Report (State Clearinghouse No. 2010022005) was
prepared for the Downtown Dublin Specific Plan and certified by the City Council on February 1,
2011 (Resolution No. 08-11); and
WHEREAS, Downtown Dublin Environmental Impact Report (DDSP EIR) and
subsequent Addendums analyzed development of approximately 2.2 million square feet of non -
residential development and 2,500 residential dwelling units. The project is the first to utilize a
portion of the 1.6 million square feet of non-residential development that was allocated to the
Transit-Oriented District. Therefore, the project’s 90,700 square feet is within the already
contemplated non-residential development activity in the Transit-Oriented District; and
WHEREAS, CEQA Guidelines section 15182(b) exempts from CEQA commercial projects with
floor area ratios of at least 0.75 if the project is within a “transit priority area” as defined, is
consistent with a specific plan for which an EIR was certified, and is consistent with the various
policies specified for the area. The project meets all of the eligibility criteria for the exemption.
The project was further examined under Section 15182(b) (2) to determine if any of the
standards contained in CEQA Guidelines Section 15162 requiring preparation of supplemental
environmental review would be met. The analysis concluded that none of the standards
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requiring supplemental environmental review are met and thus no additional environmental
review is required. Therefore, the Project is exempt from CEQA review under CEQA Guidelines
sec. 15182; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
project on April 28, 2020, at which time all interested parties had the opportunity to be heard;
and
WHEREAS, the Planning Commission adopted Resolution No. 20-06 approving the Site
Development Review Permit, Minor Use Permit and Heritage Tree Permit; and
WHEREAS, the Heritage Tree Permit was subsequently withdrawn by the Applicant; and
WHEREAS, Laborers International Union of North America Local Union No. 304
(“LIUNA”), and West Dublin Alliance, appealed the actions of the Planning Commission on the
Site Development Review Permit and Minor Use Permit, in accordance with Dublin Municipal
Code Chapter 8.136; and
WHEREAS, the City Council is hearing body for the appeal of a decision by the Planning
Commission; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report, dated June 2, 2020, and incorporated herein by reference,
described and analyzed the proposed Cambria Hotel Project, including the Site Development
Review Permit and Minor Use Permit.
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 City of Dublin City Council does hereby make the
following findings and determinations regarding the Site Development Review Permit:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoni ng
Ordinance, with the General Plan and the Downtown Dublin Specific Plan and design
guidelines because: 1) the project is compatible with the architectural character and
scale of development in the immediate area in which the proposed project is to be
located; 2) the project is utilizing traditional building forms with contemporary, high-
quality materials and finishes in compliance with the design guidelines of the
Downtown Dublin Specific Plan; 3) the proposed project supports the more specific
vision for the Transit-Oriented District to encourage the development of the area with
land uses that support and complement transit uses, particularly the West Dublin
BART Station; 4) the project will help to provide additional lodging opportunities to
Downtown Dublin; and 5) the project is consistent with the General Plan land use
designation of Downtown Dublin Specific Plan – Transit-Oriented District.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) the project contributes to the orderly, attractive, and harmonious site and
architectural development that is compatible with the architectural style, intensity of
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development – either in place or permitted in the future, and context of surrounding
and adjacent properties; and 2) the project complies with the development standards
of the Downtown Dublin Zoning District, as outlined in the Downtown Dublin Specific
Plan.
C. The design of the project is appropriate to the City, the vicinity, surrounding
properties, and the lot in which the project is proposed because: 1) the project is
consistent with the Downtown Dublin Specific Plan in that it provides additional
lodging opportunities in close proximity to offices, retail and the West
Dublin/Pleasanton BART station; 2) the size and mass of the proposed building is
consistent with other commercial development in the immediate vicinity and in
compliance with the minimum and maximum development density/intensity permitted;
and 3) the redevelopment of the subject property is an important incremental change
to advance the vision of the Downtown Dublin Specific Plan to make Downtown
Dublin a vibrant and dynamic mixed-use center.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the project proposes a hotel, which is an allowed use in the Transit-
Oriented District; 2) the project is consistent with the Downtown Dublin Zoning District
in which it is located; 3) the project site will be fully served by a network of existing
and planned infrastructure of public roadways, access easements, services, and
facilities; and 4) the proposed project meets all of the development standards
established to regulate development in the Downtown Dublin Specific Plan Transit-
Oriented District and are consistent and compatible with other commercial
development projects in the immediate vicinity.
E. Impacts to existing slopes and topographic features are addressed because the
project site is generally flat and the development of the parcel will replace an existing
parking field which will not impact any slopes or other topographic features.
F. Architectural considerations including the character, scale and quality of the design,
site layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) the project provides a high degree of design
and landscaping to provide a unique, urban, contemporary-themed lodging
opportunity in the Downtown Dublin Specific Plan; 2) the structures reflect the
architectural styles and development standards for other higher-density projects within
the Downtown Dublin Specific Plan; 3) the architectural style, colors and materials will
be consistent and compatible with the contemporary architectural style, colors, and
materials being utilized on other projects in the immediate vicinity and more
specifically the adjacent Corrie Center office building; 4) the project is utilizing
traditional building forms with contemporary, high-quality materials and finishes in
compliance with the design guidelines of the Downtown Dublin Specific Plan; and 5)
the size and scale of the development will be similar to others buildings in the
immediate project vicinity.
G. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment for
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the public because: 1) all perimeter landscaping and hardscape are proposed for
construction in accordance with the Downtown Dublin Specific Plan; 2) the project
perimeter and interior landscaping is consistent with other developments in the vicinity
and 3) the project will conform to the requirements of the City’s Water Efficient
Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) all infrastructure including streets,
sidewalks, and street lighting are proposed for construction in accordance with the
project plans and have been reviewed for safety and adequate circulation ; and 2)
development of this project will include enhancement to the existing driveway from
Dublin Boulevard so that all modes of transportation are supported and ensuring the
safe use of these facilities.
BE IT FURTHER RESOLVED that the City of Dublin City Council hereby makes the
following findings and determinations regarding the Minor Use Permit to allow a parking
reduction for shared parking related to a proposed hotel and existing office building, located at
7950 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
Downtown Dublin Zoning District, which allows for a variety of uses including hotels,
offices, restaurants, and retail; 2) the project is a hotel development located within a
developed parcel that includes an office building, parking lot and adjacent commercial
uses; and 3) the project is accessible from existing driveway s on Dublin Boulevard and
Regional Street.
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) a parking study was
prepared by Advanced Mobility Group, which shows that there is sufficient parking
available during the peak demand for both the office and hotel uses with up to a 15%
transit reduction; 2) adequate signage will be placed within the project site to delineate
the location of available parking spaces; 3) the project’s proposed use types and
transit oriented location indicate the proposed on -site parking supply would adequately
serve the expected parking demand; and 4) the Parking Reduction for Shared Parking
will facilitate the establishment of a hotel which will provide a service to the community.
C. The proposed use, as conditioned, will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public hea lth, safety
and welfare in that: 1) a parking study was prepared by Advanced Mobility Group
which shows that there is sufficient parking available to meet the greatest parking
demands of all tenants within the project; and 2) due to sufficient on -site parking it is
not anticipated that there will be any overflow parking that would adversely affect an
adjacent use.
D. The proposed use, as conditioned, will not be injurious to property or improvements in
the neighborhood in that: 1) proposed hotel will include a parking structure that, in
conjunction with the ground-level parking, will be adequate parking to meet the
greatest parking demands of all tenants within the project; and 2) the establishment of
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the commercial uses will be done in accordance with all applicable Building and Fire
Codes and local ordinances.
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, safety and welfare in that: 1) the proposed building is
located in a developed commercial area of Downtown Dublin; 2) the project will be
served by existing public roadways including Dublin Boulevard and Regional Street;
and 3) the project will be served by existing public utilities and services including water
and sanitation.
F. 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 is located in the Downtown
Dublin Zoning District, which allows for a variety of uses including hotels, offices,
restaurants, and retail; 2) adequate signage will be placed within the project site to
delineate the location of shared parking spaces; and 3) the project’s prop osed use
types and transit oriented location indicate the proposed on-site parking supply would
adequately serve the expected parking demand.
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 proposed hotel will contribute to the vibrate commercial area of
Downtown Dublin and provide a service to the residents of the City and its visitors; and
2) as conditioned, the proposed will comply with the development standards and
performance standards established for the Downtown Dublin Zoning District.
H. The proposed use is consistent with the Dublin General Plan and with any applicable
Specific Plans in that: 1) the General Plan and Specific Plan Land Use designation is
Downtown Dublin – Transit-Oriented District which includes, but is not limited to,
hotels, offices, retail, restaurants, multi-family residential, and the proposed use will not
be contrary to these standards.
BE IT FURTHER RESOLVED that the City of Dublin City Council hereby denies the
Appeals of the Planning Commission’s adoption of Resolution No. 20-06, and approves the Site
Development Review Permit and Minor Use Permit for the proposed project, subject to the
conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use and shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police,
[PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City At torney,
[FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District,
[CO] Alameda County Department of Environmental Health, [Z7] Zone 7.
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
1. Approval – Site Development Review Permit. This PL On-going
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Site Development Review Permit approval is for the
Cambria Hotel (PLPA-2019-00020). This approval shall
be as generally depicted and indicated on the project
plans prepared by DesignCell dated November 22,
2019, attached as Exhibit A, and other plans, text, and
diagrams relating to this Site Development Review
Permit, unless modified by the Conditions of Approval
contained herein.
2. Approval – Minor Use Permit. This Minor Use Permit
("MUP" or "Permit") approval to allow a park ing
reduction for shared parking (PLPA-2019-00044),
located at 7950 Dublin Boulevard (APN 941-1500-037-
00). The approval shall be as provided in the Technical
Memorandum (“Parking Study”) prepared by Advanced
Mobility Group dated September 30, 2019, attached as
Exhibit B, and as specified by the following Conditions
of Approval for this project.
PL On-going
3. Permit Expiration. Construction or use shall
commence within one (1) year of the effective date of
this Permit or the Site Development Review/MUP shall
lapse and become null and void. If there is a dispute as
to whether the Permit has expired, 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 Permit expires, a new application must be made and
processed according to the requirements of the Zoning
Ordinance.
PL One Year After
Effective Date
4. Time Extension. The Community Development
Director may grant an extension of the approval for a
period not to exceed twelve (12) months, upon the
Applicant’s written request prior to expiration, and the
determination that all Conditions of Approval remain
adequate and all applicable findings of approval will
continue to be met. The Director of Community
Development may grant a maximum of two extensions
of approval, and additional extensions may be granted
by the original decision maker.
PL Prior to permit
expiration
5. Compliance. Developer shall comply with the
Subdivision Map Act, the City of Dublin Subdivision and
Zoning Ordinances, City of Dublin Title 7 Public Works
Ordinance, which includes the Grading Ordinance, the
City of Dublin Public Works Standards and Policies, the
most current requirements of the State Code Title 24
and the Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit
issuance. All public improvements constructed by
PL, PW On-going
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Developer and to be dedicated to the City are hereby
identified as “public works” under Labor Code section
1771. Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and following).
6. Effective Date. This Site Development Review Permit
approval becomes effective only after the Community
Benefit Agreement associated with the project is
approved by the City Council.
PL On-going
7. Revocation of Permit. The Site Development Review
Permit/MUP approval shall be revocable for cause in
accordance with Section 8.96.020.I of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of
this permit shall be subject to citation.
PL On-going
8. Requirements and Standard Conditions. The
Applicant/ Developer shall comply with applicable City
of Dublin Fire Prevention Bureau, Dublin Public Works
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 Applicant/Developer shall supply written statements
from each such agency or department, where
applicable, to the Planning Department, indicating that
all applicable conditions required have been or will be
met.
Various Building Permit
Issuance
9. Required Permits. The Applicant/Developer shall
obtain all permits required by other agencies which may
include, but are not limited to Alameda County
Environmental Health, Alameda County Flood Control
and Water Conservation District (Zone 7), California
Department of Fish and Wildlife, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans, or other regional/state agencies as required
by law, as applicable. Copies of the permits shall be
provided to the Public Works Department.
PW Building Permit
Issuance
10. Fees. The Applicant/Developer shall pay all applicable
fees in effect at the time of building permit issuance,
including, but not limited to: Planning fees; Building
fees; Dublin San Ramon Services District fees; Public
Facilities fees; City of Dublin Fire fees; Noise Mitigation
fees; Inclusionary House In-Lieu fees; Alameda County
Flood and Water Conservation fees.
Various Grading Permit,
and Building
Permit
Issuance
11. Zone 7 Impervious Surface Fees. The ADM Building Permit
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Applicant/Developer shall complete a “Zone 7
Impervious Surface Fee Application” and submit an
accompanying exhibit for review by the Public Works
Department. Fees generated by this application will be
due at issuance of building permit.
Issuance
12. Indemnification. The 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, 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 65009 or other applicable law; provided,
however, that the Applicant’s/Developer's duty to so
defend, indemnify, and hold harmless shall be subject
to the City's promptly notifying the Applicant/Develo per
of any said claim, action, or proceeding and the City's
full cooperation in the defense of such actions or
proceedings.
ADM On-going
13. Clarification of Conditions. In the event that the
parties agree that there needs to be clarification to the
Conditions of Approval, the Director of Community
Development and the City Engineer have the authority
to clarify the intent of these Conditions of Approval to
the Developer without going to a public hearing. The
Director of Community Development and the City
Engineer also have the authority to make minor
modifications to these conditions without going to a
public hearing in order for the Applicant/Developer to
fulfill needed improvements or mitigations resulting from
impacts of this project.
PL/PW On-going
14. Clean-up. The Applicant/Developer shall be
responsible for clean-up and disposal of project related
trash to maintain a safe, clean, and litter-free site.
PL On-going
15. Modifications. Modifications or changes to this Site
Development Review Permit approval may be
considered by the Community Development Director in
compliance with Chapter 8.104 of the Zoning
Ordinance.
PL On-going
16. Controlling Activities. The Applicant/Developer shall
control all activities on the project site so as not to
create a nuisance to the existing or surrounding
businesses and residences.
PL On-going
17. Accessory Structures/Construction. The use of any PL Establishment
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
accessory structures, such as storage sheds or
trailer/container units used for storage or for any other
purpose during construction, shall not be allowed on the
site at any time unless a Temporary Use Permit is
applied for and approved.
of the
Temporary Use
18. Property Maintenance. The Applicant/Developer and
property owner shall be responsible for maintaining the
site in a clean and litter free condition during
construction and through completion. Per the City of
Dublin Non-Residential Property Maintenance
Ordinance, DMC Section 5.64.050, the Applicant/
Property Owner shall maintain the building, site and all
signage in good condition and shall keep the site clear
of trash, debris and graffiti vandalism on a regular and
continuous basis.
PL On-going
PLANNING DIVISION - PROJECT SPECIFIC – SITE DEVELOPMENT REVIEW
19. Equipment Screening. All electrical, fire risers and/or
mechanical equipment shall be screened from public
view. Any roof-mounted equipment shall be completely
screened from view by materials architecturally
compatible with the building and to the satisfaction of
the Community Development Director. The building
permit plans shall show the location of all equipment
and screening for review and approval by the Director of
Community Development.
PL Building Permit
Issuance
and
On-going
20. Public Art. The Applicant/Developer intends to acquire
and install public art on the project site in accordance
with Chapter 8.58 of the Dublin Municipal Code. The
value of the public art project is required to equal or
exceed 0.5 percent of the building valuation (exclusive
of land) for the entire hotel project. The Building Official
will determine the building valuation at the time of Plan
Check submittal for the first building permit on-site. An
agreement that sets forth the ownership, maintenance
responsibilities, and insurance coverage for all public art
on-site shall be executed prior to occupancy. All public
art installations are subject to approval of the City
Council upon recommendation by the Heritage and
Cultural Arts Commission.
PL Building Permit
Issuance
and
Occupancy
21. Bike Racks. The bike racks shall have two points of
connection as required by the Bicycle and Pedestrian
Master Plan.
PL, PW Landscape
Plan Approval
22. Parking. Parking shall be provided as stated in the
approved Minor Use Permit for shared parking (PLPA-
2019-00044)
PL Building Permit
Issuance and
On-going
23. Master Sign Program. A Master Sign Program shall
be reviewed and approved for all project-related
signage including, but not limited to, wall signs,
PL Installation of
any project-
related signage
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
monument signs, community identification signage,
address signage, directional signage, parking signage,
speed limit signage, retail tenant signage, and other
signage deemed necessary by the City. All signs
shown in the Project Plans are for illustrative purposes
only and the full details of the sign sizes, materials, and
construction shall be shown in the separate sign
package.
PLANNING DIVISION - PROJECT SPECIFIC – MINOR USE PERMIT
24. Options 1 and 3 as provided in the Parking Study utilize
the parking field adjacent to Dublin Boulevard
(associated with the former Hooter’s building). At such
time that a Site Development Review Permit is
approved for development on this portion of the site that
modifies the former Hooter's building configuration
and/or use, Options 1 and 3 that utilize this parking field
shall be reevaluated.
PL Ongoing
DOWNTOWN DUBLIN SPECIFIC PLAN MITIGATION MEASURES
25. MM 3.3-1: Project applicants shall consult with a
registered geotechnical engineer to prepare a design
level geotechnical report that addresses the affects [sic]
of seismic ground shaking and includes a quantitative
evaluation of liquefaction and liquefaction-induced
lateral spreading for future development in the DDSP
project area. The design level geotechnical report shall
specify foundations and structural elements that are
designed to resist forces and potential ground
settlement for liquefaction and lateral spreading. This
report shall be submitted in conjunction with a Building
Permit application.
PL Building Permit
Issuance
26. MM 3.4-2: Future development or substantial
redevelopment within the project area shall prepare a
Phase I Environmental Site Assessment to determine
whether or not a particular development site contains
any hazardous materials as a result of historic
contamination within the project area subject to review
and approval by the City of Dublin. In the event that the
Phase I recommends subsequent testing, the potential
health risks shall be evaluated and a work plan
prepared to remediate the soil and/or groundwater in
accordance with all applicable federal, state, and local
regulations. This assessment shall be submitted to the
City in conjunction with the Building and Grading/Site
work permit and shall be found acceptable by the City
prior to ground disturbance.
PL Building Permit
Issuance
27. MM 3.5-1a: Prior to issuance of grading permit, the
project proponent shall file a Notice of Intent as required
by Regional Water Quality Control Board regarding
PL/PW Site Work
(Grading)
Permit
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
storm water discharges associated with construction
activities. Upon completion of construction activities, a
Notice of Termination shall be filed.
MM 3.5-1b: Prior to issuance of any building or grading
permits, a Storm Water Pollution Prevention Plan
(SWPPP) shall be prepared by the project contractors
and submitted to the Regional Water Quality Control
Board for review and comment and to the City of Dublin
in conjunction with the Building/Grading/Site work
permit and shall be found to be acceptable by the City
prior to ground disturbance. The SWPPP shall be
prepared to Regional Water Quality Control Board
standards and Alameda Countywide Clean Water
Program requirements, and shall identify erosion
minimization and control provisions, pollution detection
provisions, and pollution elimination/ minimization
provisions appropriate to the development project and
its site for construction and post-construction activities.
The SWPPP shall include best available technology,
engineering, and design solutions such as the use of silt
screens, hay bales, modern trash screens, energy
dissipaters, and/or absorbent devices. Stormwater
runoff water quality monitoring procedures shall be
clearly detailed in the SWPPP.
28. MM 3.7-1a: Project applicants within the project area
shall prepare a construction noise management plan
that identifies measures to be taken to minimize
construction noise on surrounding sensitive receptors
(e.g. residential uses and schools) and includes specific
noise management measures to be included into project
plans and specifications subject to review and appro val
by the City. These measures shall I include, but not be
limited to the following:
• Construction activities, including the
maintenance and warming of equipment, shall be
limited to Monday through Friday, and non-City
holidays, between the hours of 7:30 AM and 5:30
PM except as otherwise approved by the City
Engineer.
• All construction equipment shall be equipped
with mufflers and sound control devices (e.g.,
intake silencers and noise shrouds) no less
effective than those provided on the original
equipment and no equipment shall have an un-
muffled exhaust.
• The City shall require that the contractor maintain
and tune-up all construction equipment to
minimize noise emissions.
PL/PW Building Permit
Issuance
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CONDITION TEXT RESPON.
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Prior to:
• Stationary equipment shall be placed so as to
maintain the greatest possible distance to the
sensitive receptors.
• All equipment servicing shall be performed so as
to maintain the greatest possible distance to the
sensitive receptors.
• The construction contractor shall provide an on-
site name and telephone number of a contact
person. In the event that construction noise is
intrusive to an educational process, the
construction liaison will revise the construction
schedule to preserve the learning environment.
• Select demolition methods to minimize vibration,
where possible (e.g., sawing masonry into
sections rather than demolishing it by pavement
breakers).
MM 3.7-1b: Should the proposed project require off-site
import/export of fill material during construction, trucks
shall utilize a route that is least disruptive to sensitive
receptors, preferably major roadways (Interstate 580,
Interstate 680, San Ramon Road, Dublin Boulevard,
and Amador Valley Boulevard). Construction trucks
should, to the extent practical, avoid the weekday and
Saturday a.m. and p.m. peak hours (7:00 a.m. to 9:00
a.m. and 4:00 p.m. to 6:00 p.m.).
29. MM 3.7-3: Future development within the DDSP project
area that is located adjacent to Highway 580; Amador
Plaza (between Dublin Boulevard and Saint Patrick
Way); and Dublin Boulevard (between Amado r Plaza
Road and Village Parkway; between Regional Street
and Golden Gate Drive and between San Ramon Road
and Regional Street) shall prepare a site-specific
acoustical analysis subject to review and approval by
the City of Dublin. The acoustical analysis prepared for
future development shall evaluate resultant noise
impacts in comparison to the City’s noise criteria for
Land Use Compatibility for Community Noise
Environments. Feasible project specific mitigation
measures shall be required as part of the project design
to reduce noise impacts at future noise sensitive land
uses, including but not limited to the following: 1) site
design; 2) operational restrictions; 3) barriers; 4)
setbacks; and 5) insulation. No development permits or
approval of land use applications shall be issued until
the acoustical analysis is received and approved by City
staff and any project design features are incorporated
into the future development project.
PL Building
Permits
Issuance
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
LANDSCAPING
30. Final Landscape and Irrigation Plans. Final
landscape plans, irrigation system plans, tree
preservation techniques, and guarantees, shall be
reviewed and approved by the Dublin Planning Division
prior to the issuance of the building permit. All such
submittals shall be reviewed and approved by the City
Engineer and the Community Development Director.
The Final Landscape Plans shall ensure:
a. That plant material is utilized which will be capable
of healthy growth within the given range of soil and
climate.
b. That proposed landscape screening is of a height
and density so that it provides a positive visual
impact within three years from the time of planting.
c. That unless unusual circumstances prevail, all trees
on the site shall be a minimum of 15 gallons in size.
All trees that are on the exterior building perimeter
shall be 24-inch box minimum, with at least 30
percent at 36-inch box or greater. All shrubs shall
be five gallon minimum.
d. That a plan for an automatic irrigation system be
provided which assures that all plants get adequate
water. In unusual circumstances, and if approved
by staff, a manual or quick coupler system may be
used.
e. That concrete curbing is to be used at the edges of
all planters and paving surfaces where applicable.
f. That all cut and fill slopes conform to the conditions
detailed in the Site Development Review Permit
packet.
g. That a guarantee from the owners or contractors
shall be required guaranteeing all shrubs and
ground cover, all trees, and the irrigation system for
one year.
h. That a permanent maintenance agreement on all
landscaping will be required from the owner insuring
regular irrigation, fertilization and weed abatement,
if applicable.
PL Landscape
Plan Approval
and Installation
31. Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls)
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
PL On-going
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CONDITION TEXT RESPON.
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WHEN REQ’D
Prior to:
minimum height and fullness giving patrol officers and
the general public surveillance capabilities of the area.
32. Plant Clearances. All trees planted shall meet the
following clearances:
a. Six feet from the face of building walls or roof
eaves.
b. Seven feet from fire hydrants, storm drains, sanitary
sewers and/or gas lines.
c. Five feet from top of wing of driveways, mailboxes,
water, telephone and/or electrical mains
d. Fifteen feet from stop signs, street or curb sign
returns.
e. Fifteen feet from either side of street lights.
PL Landscape
Plan Approval
and Installation
33. Landscaping. Applicant/Developer shall construct all
landscaping within the site and along the project
frontage within the site.
PL, PW Landscape
Plan Approval
and Installation
34. Backflow Prevention Devices. The Landscape Plans
shall show the location of all backflow prevention
devises. The location and screening of the backflow
prevention devices shall be reviewed and approved by
City staff.
PL, PW, F Landscape
Plan Approval
and Installation
35. Root Barriers and Tree Staking. The Landscape
Plans shall provide details showing root barriers and
tree staking will be installed which meet current City
specifications.
PL, PW Landscape
Plan Approval
and Installation
36. Water Efficient Landscaping Ordinance. The
Applicant/Developer shall submit written documentation
to the Public Works Department (in the form of a
Landscape Documentation Package and other required
documents) that the development conforms to the City’s
Water Efficient Landscaping Ordinance.
PL Landscape
Plan Approval
and Installation
37. Landscaping at Trash Enclosure. Landscaping shall
provide adequate screening of the trash enclosure
through the use of shrubs, vines, etc.
PL Landscape
Plan Approval
and Installation
38. The trees within the Project site along San Ramon
Road and I-580 off ramp shall be Chinese pistache.
PL Landscape
Plan Approval
and Installation
39. Trees with the Parking Area. The proposed London
plane trees shall be replaced with evergreen trees with
less root damage potential in narrow parking lot
planters.
PL Landscape
Plan Approval
and Installation
BUILDING AND SAFETY DIVISION
40. Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
B Through
Completion
41. Construction Drawings. Construction plans shall be
fully dimensioned (including building elevations)
B Building Permit
Issuance
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CONDITION TEXT RESPON.
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WHEN REQ’D
Prior to:
accurately drawn (depicting all existing and proposed
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All structural
calculations shall be prepared and signed by a
California licensed Architect or Engineer. The site plan,
landscape plan and details shall be consistent with each
other.
42. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings
and specifications, and the number of hard copies - as
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.
B Building Permit
Issuance
43. As-Built Drawings. All revisions made to the building
plans during the project shall be incorporated into an
“As Built” electronic file and submitted prior to the
issuance of the final occupancy.
B Occupancy
44. Addressing.
1. A site plan shall be provided with the City of
Dublin’s address grid overlaid on the plans (1 to 30
scale). All exterior door openings shall be
highlighted on plans (front, rear, etc.). Three
copies on full size sheets and five copies reduced
sheets.
2. Address signage shall be provided as per the
Dublin Commercial Security Code.
3. Address shall be required on all doors leading to
the exterior of the building. Addresses shall be
illuminated and be able to be seen from the street,
four inches in height minimum.
4. The architectural plans shall include a proposed
room / suite number plan.
B 1. Release of
Addresses
2. Permitting
3. Occupancy
45. Engineer Observation. The Engineer of Record shall
be retained to provide observation services for all
components of the lateral and vertical design of the
building, including nailing, hold-downs, straps, shear,
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspector
prior to scheduling the final frame inspection.
B Scheduling
Final Frame
Inspection
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CONDITION TEXT RESPON.
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Prior to:
46. Foundation. Geotechnical Engineer for the soils report
shall review and approve the foundation design. A
letter shall be submitted to the Building Division on the
approval.
B Permit
Issuance
47. CASp Reports. Applicant shall obtain the services of a
Certified Access Specialist for the review of the
construction drawings and inspections for the building
interior and site exterior. A written report shall be
submitted to the City prior to approval of the permit
application. Additionally, a written report shall be
submitted to the City Building Inspector prior to
scheduling the final inspection.
B Permitting and
Occupancy
48. Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view with
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.
B Occupancy of
Building
49. Plumbing Fixture Count. The plumbing fixture count
(e.g., water closets, lavatories, urinals, drinking
fountains) shall meet the minimum requirements for the
use as regulated by the CA Plumbing Code, Tables A
and 422.1.
B Permitting
50. Cool Roofs – CA Energy Code. Flat roof areas shall
have their roofing material coated with light colored
gravel or painted with light colored or reflective material
designed for cool roofs.
B Through
Completion
51. Solar Zone – CA Energy Code. The location and
orientation of the Solar Zone shall be shown on the site
plan. This condition of approval will be waived if the
project meets the exceptions provided in the CA Energy
Code.
B Through
Completion
52. Accessible Parking. The design, location and number
of required accessible parking stalls shall be as required
by the CA Building Code.
B Through
Completion
53. Green Parking. The design and number of clean air/
EV ready stalls shall be as required by the CA Green
Building Standards Code.
B Through
Completion
54. FEMA – Floodplain. The project is currently shown to
be in a floodplain. The applicant shall submit either a
letter of map amendment, letter of map change or letter
of map revision prior to permitting. If the site has not
been removed from the floodplain by a letter, then
elevation certificates will be required at the correct
stages.
B Prior to
Permitting
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Prior to:
55. Temporary Fencing. Temporary construction fencing
shall be installed along perimeter of all work under
construction
B Through
Completion
56. Copies of Approved Plans. Applicant shall provide
the City with one reduced (1/2 size) copy of the City of
Dublin stamped approved plans.
B 30 Days After
Permit and
Each Revision
Issuance
FIRE DEPARTMENT
57. No fire service lines shall pass beneath buildings. F Approval of
Improvement
Plans
58. New Fire Sprinkler System and Monitoring
Requirements. In accordance with the Dublin Fire
Code, fire sprinklers shall be installed in the building.
The system shall be in accordance with the NFPA 13,
the CA Fire Code and CA Building Code. Plans and
specifications showing detailed mechanical design, cut
sheets, listing sheets and hydraulic calculations shall be
submitted to the Fire Department for approval and permit
prior to installation. This may be a deferred submittal.
1. 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.
2. Sprinkler System Components. 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.
3. Underground Plans. (Deferred Submittal
Item). Submit detailed shop drawings for the fire
water supply system, including cut sheets, listing
sheets and calculations to the Fire Department for
approval and permit prior to installation. All
underground and fire water supply system
components shall be in compliance with the
applicable N.F.P.A. 13, 24, 20, 22 Standards, the CA
Fire Code and the CA Building Code. The system
shall be hydrostatically tested and inspected prior to
being covered. Prior to the system being connected
to any fire protection system, a system flush shall be
witnessed by the Fire Department.
4. Central Station Monitoring. 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
F Building Permit
Issuance
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
be submitted to the Fire Department for approval.
5. Fire Protection Equipment. Fire protection
equipment shall be identified with approved signs
constructed of durable materials, permanently
installed and readily visible.
59. b Fire Access During Construction.
1. Fire Access. Access roads, turnaround, pullouts,
and fire operation areas are fire lanes and shall be
maintained clear and free of obstructions, including
the parking of vehicles.
2. Entrances. Entrances to job sites shall not be
blocked, including after hours, other than by
approved gates/barriers that provide for emergency
access.
3. Site Utilities. Site utilities that would require the
access road to be dug up or made impassible shall
be installed prior to construction commencing.
4. Fire Lane. Entrance flare, angle of departure, width,
turning radii, grades, turnaround, vertical
clearances, road surface, bridges/crossings,
gates/key-switch, within a 150-foot distance to Fire
Lane shall be maintained.
5. Personnel Access. Route width, slope, surface
and obstructions must be considered for the
approved route to furthermost portion of the exterior
wall.
6. All-Weather Access. Fire access is required to be
all-weather access. Show on the plans the location
of the all-weather access and a description of the
construction. Access roads must be designed to
support the imposed loads of fire apparatus.
F During
Construction
60. Fire Alarm Detection System. A fire alarm detection
system shall be installed throughout the building so as
to provide full property protection, including combustible
concealed spaces, as required by NFPA 72. The
system shall be installed in accordance with NFPA 72,
CA Fire, Building, Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation
system, compliance with the horn/strobe requirements
for the entire building must also be met. All automatic
fire extinguishing systems shall be interconnected to the
fire alarm system so as to activate an alarm if activated
and to monitor control valves. Delayed egress locks
shall meet requirements of C.F.C.
1. Fire Alarm Plans. (Deferred Submittal Item).
Submit detailed drawings of the fire alarm system,
F Occupancy
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
including floor plan showing all rooms, device
locations, ceiling height and construction, cut
sheets, listing sheets and battery and voltage drop
calculations to the Fire Department for review and
permit prior to the installation. Where employee
work areas have audible alarm coverage, circuits
shall be initially designed with a minimum 20
percent spare capacity for adding appliances to
accommodate hearing impaired employee’s.
2. Central Station Monitored Account. Automatic
fire alarm systems shall be monitored by an
approved central alarm station. Zoning and
annunciation of central station alarm signals shall
be approved by the Fire Department.
3. Qualified Personnel. The system shall be
installed, inspected, tested, and maintained in
accordance with the provisions of NFPA 72. Only
qualified and experienced persons shall perform
this work. Examples of qualified individuals are
those who have been factory trained and certified or
are NICET Fire Alarm Certified.
4. Inspection and Testing Documentation.
Performance testing of all initiating and notification
devices in the presence of the Fire Inspector shall
occur prior to final of the system. Upon this
inspection, proof that the specific account is UL
certified must be provided to the Fire Inspector.
61. Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate fire
extinguisher locations. The number and location of
extinguishers shall be shown on the plans. Additional
fire extinguishers maybe required by the fire inspector.
Fire extinguisher shall meet a minimum classification of
2A 10BC. Extinguishers weighing 40 pounds or less
shall be mounted no higher than five feet above the
floor measured to the top of the extinguisher.
Extinguishers shall be inspected monthly and serviced
by a licensed concern annually.
F Occupancy
62. Building Key Box. A Fire Department 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 mas ter
key. Specialty keys, such as the fire alarm control box
key and elevator control keys shall also be installed in
the box.
F Occupancy
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
The key box door and necessary keys shall be provided
to the Fire Inspector upon the final inspection. The
inspector will then lock the keys into the box.
63. Means of Egress. Exit signs shall be visible and
illuminated with emergency lighting when building is
occupied.
F Occupancy
64. Main Entrance Hardware Exception. It is
recommended that all doors be provided with exit
hardware that allows exiting from the egress side even
when the door is in the 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. The use of this exception may be revoked
for cause.
F Occupancy
65. Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.
Submittal of a seating plan on 8.5” x 11” paper is
required prior to final occupancy.
F Occupancy
66. Interior Finish. Wall and ceiling interior finish material
shall meet the requirements of Chapter 8 of the
California 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.
F Occupancy
67. General Inspection. Upon inspection of the work for
which this submittal was provided, a general inspection
of the business and site will be conducted.
F Occupancy
68. Addressing. Addressing shall be illuminated or in an
illuminated area. The address characters shall be
contrasting to their background. If address is placed on
glass, the numbers shall be on the exterior of the glass
and a contrasting background placed behind the
numbers.
Building Address. The building shall be provided with
all addresses or the assigned address range so as to be
clearly visible from either direction of travel on the street
the address references. The address characters shall
F Occupancy
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
not be less than 5 inches in height by 1-inch stroke.
Larger sizes may be necessary depending on the
setbacks and visibility.
Multi-Tenants. Where a building has multiple tenants,
address shall also be provided near the main entrance
door of each tenant space. The address shall be high
enough on the building to be clearly visible from the
driveway, street or parking area it faces even when
vehicles are parked in front of the tenant space. The
address shall not be less than 5-inches in height with a
½-inch stroke.
69. Fire Safety During Construction and Demolition.
1. Clearance to combustibles from temporary heating
devices shall be maintained. Devices shall be fixed
in place and protected from damage, dislodgement
or overturning in accordance with the
manufacturer’s instructions.
2. Smoking shall be prohibited except in approved
areas. Signs shall be posted “NO SMOKING” in a
conspicuous location in each structure or location in
which smoking is prohibited.
3. Combustible debris, rubbish and waste material
shall be removed from buildings at the end of each
shift of work.
4. Flammable and combustible liquid storage areas
shall be maintained clear of combustible vegetation
and waste materials.
F On-going
DUBLIN SAN RAMON SERVICES DISTRICT
70. d Complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the Dublin
San Ramon Services District 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.
DSRSD Issuance of
Building
Permits
71. Planning and review fees, inspection fees, and fees
associated with a wastewater discharge permit shall be
paid to DSRSD in accordance with the rates and
schedules and at time of payment as established in the
DSRSD Code. Planning and review fees are due after
the 1st 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.
DSRSD Issuance of
Building Permit
or Improvement
Plans
72. All improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each
drawing of improvement plans for DSRSD
DSRSD Building Permit
Issuance by
City; or Building
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
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 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.
Permit or
Construction
Permit
Issuance by
DSRSD
73. All easement dedications for DSRSD facilities shall be
by separate instrument irrevocably offered to DSRSD.
DSRSD Formal
Acceptance
74. All mains shall be sized to provide sufficient capacity to
accommodate future flow demands in addition to each
development project’s demand. Layout and sizing of
mains shall be in conformance with DSRSD utility
master planning.
DSRSD Issuance of
Improvement
Plans
75. The locations and widths of all proposed easement
dedications for water and sewer lines shall be submitted
to and approved by DSRSD.
DSRSD Issuance of
Improvement
Plans
76. Water and sewer mains shall be located in public
streets rather than in off-street locations to the fullest
extent possible. If 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.
DSRSD Issuance of
Improvement
Plans
77. Domestic 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.
DSRSD Issuance of
Improvement
Plans
78. Sewers shall be designed to operate by gravity flow to
DSRSD’s existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require
specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require
payment of present worth 20 year maintenance costs as
well as other conditions within a separate agreement
with the applicant for any project that requires a
pumping station.
DSRSD Issuance of
Improvement
Plans
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CONDITION TEXT RESPON.
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WHEN REQ’D
Prior to:
79. This project will be analyzed by DSRSD to determine if
it represents additional water and/or sewer capacity
demands on the District. Applicant 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 not
approve the building permit until capacity reserve fees
are paid.
DSRSD Issuance of
Building Permit
80. No sewer line or waterline construction shall be
permitted unless the proper utility construction permit
has been issued by DSRSD. A construction permit will
only be issued after all of the items in the condition
immediately above have been satisfied.
DSRSD Issuance of any
Construction
Permit
81. Above ground backflow prevention devices/double
detector check valves shall be installed on fire
protection systems connected to the DSRSD water
main. The Applicant shall collaborate with the Fire
Department and with DSRSD to size and configure its
fire system.
DSRSD Issuance of
Improvement
Plans
82. If trash enclosures are required to drain to the sanitary
sewer system, grease interceptors shall be installed
within the trash enclosure area. The trash enclosure
shall be roofed and graded to minimize rain water or
stormwater from entering the trash enclosure.
DSRSD Issuance of
Improvement
Plans
83. District Code requires each parcel to have its own
independent service for both water and wastewater.
Independent connections to water and wastewater
mains are required for each parcel. Laterals shall not
cross into adjacent parcels.
DSRSD Issuance of
Improvement
Plans
84. Sewer capacity allocation for parcels shall be
determined per comments on the Lot Line Adjustment
related to this project area. Please refer to those
comments.
DSRSD Issuance of
Improvement
Plans
PUBLIC WORKS GENERAL CONDITIONS
85. Conditions of Approval. Applicant/Developer shall
comply with the City of Dublin Public Works Standard
Conditions of Approval contained below (“Standard
Condition”) unless specifically modified by Project
Specific Conditions of Approval below.
PW On-going
PUBLIC WORKS – AGREEMENTS
86. Storm Water Treatment Measures Maintenance
Agreement. Applicant/Developer shall enter into an
Agreement with the City of Dublin that guarantees the
property owner’s perpetual maintenance obligation for
PW Acceptance of
Improvements
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
all stormwater treatment measures installed as part of
the project, including those on-site and within the public
Rights of Way. Said Agreement is required pursuant to
Provision C.3 of the Municipal Regional Stormwater
NPDES Permit, Order No. R2-2009-0074. Said permit
requires the City to provide verification and assurance
that all treatment devices will be properly operated and
maintained. The Agreement shall be recorded against
the property and shall run with the land.
PUBLIC WORKS – PERMITS AND BONDS
87. Encroachment Permit. Applicant/Developer shall
obtain an Encroachment Permit from the Public Works
Department for all construction activity within the public
right-of-way. At the discretion of the City Engineer an
encroachment permit for work specifically included in an
Improvement Agreement may not be required.
PW Permit
Issuance
88. Grading/Sitework Permit. Applicant/Developer shall
obtain a grading permit from the Public Works
Department for all grading. Applicant/Developer shall
obtain a sitework permit from the Public Works
Department for all sitework. A separate grading permit
is not necessary if grading will be included in the
sitework permit submittal.
PW Permit
Issuance
89. Security. Applicant/Developer shall provide faithful
performance security to guarantee the grading
improvements, as determined by the City Engineer
(Note: The performance security shall remain in effect
until one year after final inspection).
PW Permit
Issuance
90. Permits from Other Agencies. Applicant/Developer
shall obtain all permits and/or approvals required by
other agencies including, but not limited to:
• Army Corps of Engineers
• US Fish and Wildlife
• Regional Water Quality Control Board
• Federal Emergency Management Agency
• California Department of Fish and Wildlife
• California Dept. of Transportation (Caltrans)
• Bay Area Rapid Transit (BART)
• Livermore-Amador Valley Transit Authority (LAVTA)
• Tri-Valley-San Joaquin Valley Regional Rail
Authority
• Dublin San Ramon Services District (DSRSD)
• Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Permit
Issuance
PUBLIC WORKS – SUBMITTALS
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
91. Improvement Plan Submittal Requirements. All
submittals of plans shall comply with the requirements of
the “City of Dublin Public Works Department
Improvement Plan Submittal Requirements,” the “City of
Dublin Improvement Plan Review Check List,” and
current Public Works and industry standards. A
complete submittal of improvement plans shall include
all civil improvements, joint trench, street lighting and
on-site safety lighting, landscape plans, and all
associated documents as required. Applicant/Developer
shall not piecemeal the submittal by submitting various
components separately.
PW
Grading or
Sitework Permit
Issuance
92. Improvement Plan Requirements from Other
Agencies. Applicant/Developer will be responsible for
submittals and reviews to obtain the approvals of all
participating non-City agencies, including but not limited
to: the Alameda County Fire Department and the Dublin
San Ramon Services District.
PW
Grading or
Sitework Permit
Issuance
93. Composite Exhibit. Construction plan set shall include
a Composite Exhibit showing all site improvements,
utilities, landscaping improvements and trees, etc. to be
constructed to ensure that there are no conflicts among
the proposed and existing improvements.
PW
Grading or
Sitework Permit
Issuance
94. Geotechnical Report. Applicant/Developer shall
submit a Design Level Geotechnical Report for the
property owned by Applicant/Developer, grading and
additional information and/or clarifications as determined
by the City Engineer.
PW
Grading or
Sitework Permit
Issuance
95. Ownership and Maintenance of Improvements.
Applicant/Developer shall submit an Ownership and
Maintenance Exhibit for review and approval by
Planning Division and Public Works Department. Terms
of maintenance are subject to review and approval by
the City Engineer.
PL, PW
Grading or
Sitework Permit
Issuance
96. Building Pads, Slopes and Walls.
Applicant/Developer shall provide the Public Works
Department with a letter from a registered civil engineer
or surveyor stating that the building pads have been
graded to within 0.1 feet of the grades shown on the
approved Grading Plans, and that the top & toe of banks
and retaining walls are at the locations shown on the
approved Grading Plans.
PW Acceptance of
Improvements
97. Approved Plan Files. Applicant/Developer shall
provide the Public Works Department a PDF format file
of approved site plans, including grading, improvement,
landscaping & irrigation, joint trench and lighting.
PW Acceptance of
Improvements
98. Master Files. Applicant/Developer shall provide the PW Acceptance of
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
Public Works Department a digital vectorized file of the
“master” files for the project, in a format acceptable to
the City Engineer. Digital raster copies are not
acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. All objects and
entities in layers shall be colored by layer and named in
English. All submitted drawings shall use the Global
Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
Improvements
PUBLIC WORKS - PARCEL MAP, EASEMENTS AND ACCESS RIGHTS
99. Dedications and Easements. All rights-of-way and
easement dedications required by these conditions or
determined necessary by the City Engineer shall be
done by a separate instrument.
PW Acceptance of
Improvements
100. Emergency Vehicle Access Easements. The
Applicant/Developer shall dedicate Emergency Vehicle
Access Easements (EVAE) over the clear pavement
width of all drive aisles as required by the Alameda
County Fire Department and City Engineer.
PW Acceptance of
Improvements
101. Granting of Easements. Applicant/Developer shall be
responsible for granting all on-site utility easements
between parcels owned by Applicant/Developer. The
Applicant/Developer shall prepare all required
documentation for the granting of all easements on-site.
The easements and/or rights-of-entry shall be in writing
and copies furnished to the Public Works Department.
PW Acceptance of
Improvements
102. Approval by Others. The Applicant/Developer will be
responsible for submittals and reviews to obtain the
approvals of all applicable non-City agencies.
PW
Grading or
Sitework Permit
Issuance
PUBLIC WORKS - GRADING
103. Grading Plan. The Grading Plan shall be in
conformance with the recommendation of the
Geotechnical Report for the property owned by
Applicant/Developer, the approved Site Development
Review Permit and the City design standards and
ordinances. In case of conflict between the soil
engineer’s recommendation and the City ordinances,
the City Engineer shall determine which shall apply.
PW
Grading or
Sitework Permit
Issuance
104. Geotechnical Engineer Review and Approval. The
Project Geotechnical Engineer shall be retained to
review all final grading plans and specifications. The
Project Geotechnical Engineer shall approve all grading
plans prior to City approval.
PW
Grading or
Sitework Permit
Issuance
105. Grading Off-Haul. The disposal site and haul truck
route for any off-haul dirt materials shall be subject to
the review and approval by the City Engineer prior to the
issuance of a grading permit. If the Developer does not
own the parcel on which the proposed disposal site is
PW
Grading or
Sitework Permit
Issuance
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
located, the Applicant/Developer shall provide the City
with a Letter of Consent signed by the current owner,
approving the placement of off-haul material on their
parcel. A Grading Plan may be required for the
placement of the off-haul material.
106. Erosion Control Plan. A detailed Erosion and
Sediment Control Plan shall be included with the
Grading Plan submittal. The plan shall include detailed
design, location, and maintenance criteria of all erosion
and sedimentation control measures.
PW
Grading or
Sitework Permit
Issuance
107. Demolition Plan. The Applicant/Developer’s Civil
Engineer shall prepare a demolition plan for the project,
which shall be submitted concurrent with the
improvement plan package. The demolition plan shall
address the following:
• Pavement demolition, including streetlights and
landscaped median islands.
• Landscaping and irrigation
• Fencing to be removed and fencing to remain
• Any items to be saved in place and or protected, such
as trees, water meters, sewer cleanouts, drainage
inlets or backflow prevention devices.
PW
Grading or
Sitework Permit
Issuance
PUBLIC WORKS - STORM DRAINAGE AND OTHER UTILITIES
108. On-Site Storm Drain System. Storm drainage for the
10-year storm event shall be collected on-site and
conveyed through storm drains to the public storm drain
system. Show the size and location of existing and
proposed storm drains and catch basins on the site
plan. Show the size and location of public storm drain
lines and the points of connection for the on-site storm
drain system.
PW
Grading or
Sitework Permit
Issuance
109. Hydrology and Hydraulics. Developer shall submit
hydrology and hydraulic calculations for review and
approval. Construction plan set shall show grate, invert
and hydraulic grade line information at all storm drain
structures, slope and design flow at all storm drain
pipes.
PW
Grading or
Sitework Permit
Issuance
110. Drainage. Runoff from roofs, including the trash
enclosure, shall be collected by roof drains and drain to
stormwater treatment areas.
PW
Grading or
Sitework Permit
Issuance
111. Storm Drain Easements. Private storm drain
easements and maintenance roads shall be provided for
all private storm drains or ditches that are located on
private property. The Applicant/Developer shall be
responsible for the acquisition of all storm drain
easements from offsite property owners which are
required for the connection and maintenance of all
offsite storm drainage improvements.
PW
Grading or
Sitework Permit
Issuance
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
112. Storm Drain Inlet Markers. All public and private storm
drain inlets must be marked with storm drain markers
that read: “No dumping, drains to creek,” and a note
shall be shown on the improvement plans. The markers
may be purchased from the Public Work Department.
PW Acceptance of
Improvements
113. Fire Hydrants. Fire hydrant locations shall be approved
by the Alameda County Fire Department. A raised
reflector blue traffic marker shall be installed in the
street opposite each hydrant and shown on the signing
& striping plan.
PW Acceptance of
Improvements
114. Dry Utility Locations. All electric, telephone, cable TV,
and communications utilities, shall be placed
underground in accordance with the City policies and
ordinances. All utilities shall be located and provided
within public utility easements or public services
easements and sized to meet utility company standards.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
115. Utility Vaults and Boxes. All utility vaults, boxes, and
structures, unless specifically approved otherwise by the
City Engineer, shall be underground and placed in
landscaped areas and screened from public view.
Landscape drawings shall be submitted to the City
showing the location of all utility vaults, boxes, and
structures and adjacent landscape features and
plantings. The Joint Trench Plans shall be submitted
along with the grading and/or improvement plans.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
PUBLIC WORKS - CONSTRUCTION
116. Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented between
October 1st and April 30th unless otherwise allowed in
writing by the City Engineer. The Applicant/Developer
will be responsible for maintaining erosion and sediment
control measures for one year following the City’s
acceptance of the improvements.
PW
Start of
Construction
and On-going
117. Archaeological Finds. If archaeological materials are
encountered during construction, construction within 100
feet of these materials shall be halted until a
professional Archaeologist certified by the Society of
California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures.
PW
Start of
Construction
and On-going
118. Construction Activities. Construction activities,
including the idling, maintenance, and warming up of
equipment, shall be limited to Monday through Friday,
and non-City holidays, between the hours of 7:30 a.m.
and 6:00 p.m. except as otherwise approved by the City
Engineer. Extended hours or Saturday work will be
considered by the City Engineer on a case-by-case
PW
Start of
Construction
and On-going
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
basis. Note that the construction hours of operation
within the public right-of-way are more restrictive.
119. Temporary Fencing. Temporary construction fencing
shall be installed along the construction work perimeter
to separate the construction area from the public. All
construction activities shall be confined within the
fenced area. Construction materials and/or equipment
shall not be operated/stored outside of the fenced area
or within the public right-of-way unless approved in
advance by the City Engineer.
PW
Start of
Construction
and On-going
120. Construction Noise Management Plan.
Applicant/Developer shall prepare a construction noise
management plan that identifies measures to minimize
construction noise on surrounding developed properties.
The plan shall include hours of construction operation,
use of mufflers on construction equipment, speed limit
for construction traffic, haul routes and identify a noise
monitor. Specific noise management measures shall be
provided prior to project construction.
PW
Start of
Construction
and On-going
as needed
121. Traffic Control Plan. Closing of any existing public
right of way pedestrian pathway and/or sidewalk during
construction shall be implemented through a City-
approved Traffic Control Plan and shall be done with the
goal of minimizing the impact on pedestrian circulation.
PW
Start of
Construction
and On-going
as needed
122. Construction Traffic Interface Plan.
Applicant/Developer shall prepare a plan for
construction traffic interface with public traffic on any
existing public street. Construction traffic and parking
may be subject to specific requirements by the City
Engineer.
PW
Start of
Construction;
Implementation
, and On-going
as needed
123. Pest Control. Applicant/Developer shall be responsible
for controlling any rodent, mosquito, or other pest
problem due to construction activities.
PW On-going
PUBLIC WORKS - EROSION CONTROL AND STORMWATER QUALITY
124. Stormwater Treatment. Consistent with Provision C.3
of the Municipal Regional Stormwater NPDES Permit
(MRP) Order No. R2-2015-0049, the
Applicant/Developer shall submit documentation
including construction drawings demonstrating all
stormwater treatment measures and hydromo dification
requirements as applicable are met.
PW
Grading or
Sitework Permit
Issuance
125. NOI and SWPPP. Prior to any clearing or grading,
Applicant/Developer shall provide the City evidence that
a Notice of Intent (NOI) has been sent to the California
State Water Resources Control Board per the
requirements of the NPDES. A copy of the Storm Water
Pollution Prevention Plan (SWPPP) shall be provided to
the Public Works Department and be kept at the
PW
Start of Any
Construction
Activities
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
construction site.
126. SWPPP. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management Practices
(BMPs) appropriate to the project construction activities.
The SWPPP shall include the erosion and sediment
control measures in accordance with the regulations
outlined in the most current version of the Association of
Bay Area Governments (ABAG) Erosion and Sediment
Control Handbook or State Construction Best
Management Practices Handbook. The
Applicant/Developer is responsible for ensuring that all
contractors implement all storm water pollution
prevention measures in the SWPPP.
PW
SWPPP to be
Prepared Prior
to Grading
Permit
Issuance;
Implementation
Prior to Start of
Construction
and On-going
as needed
127. Stormwater Management Plan. A final Stormwater
Management Plan shall be submitted for review and
approval by the City Engineer. Approval is subject to
the Applicant/Developer providing the necessary plans,
details, and calculations that demonstrate the plan
complies with the standards issued by the San
Francisco Bay Regional Water Quality Control Board
and Alameda Countywide Clean Water Program .
PW
Grading,
Sitework, or
Building Permit
Issuance
PUBLIC WORKS – ON-SITE IMPROVEMENTS
128. Drive Aisle Width. The parking lot aisles shall be a
minimum of 24 feet wide to allow for adequate on-site
vehicle circulation for cars, trucks, and emergency
vehicles.
PW
Grading or
Sitework Permit
Issuance
129. Curb Ramps and Pedestrian Walkways. All curb
ramps shall include truncated domes and meet the most
current City and ADA design standards applicable to the
Project site. All curb ramp locations shall be clearly
shown on site plans and shall be subject to the Traffic
Engineer's approval. Said work shall not be required on
real property owned by the State of California.
PW
Grading or
Sitework Permit
Issuance
130. Vehicle Parking. All on-site vehicle parking spaces
shall conform to the following:
1. All parking spaces shall be double striped using
four-inch white lines set two feet apart in
accordance with City Standards and DMC
8.76.070.A.17.
2. Twelve-inch wide concrete step-out curbs shall be
constructed at each parking space where one or
both sides abut a landscaped area or planter.
3. Where wheel stops are shown, individual six-foot
long wheel stops shall be provided within each
parking space in accordance with City Standards.
4. A minimum two-foot radius shall be provided at curb
returns and curb intersections where applicable.
5. Parking stalls next to walls, fences and obstructions
PW
Grading or
Sitework Permit
Issuance
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
to vehicle door opening shall be an additional four
feet in width per DMC 8.76.070.A.16.
6. Landscaped strips adjacent to parking stalls shall be
unobstructed in order to allow for a minimum two-
foot vehicular overhang at front of vehicles.
7. Any reduction of standard parking spaces to
compact spaces shall be in accordance with City
Standards and DMC 8.76.050 and as approved by
Traffic Engineer.
Number of on-site parking spaces shall be in
accordance with shared parking provisions of the shared
parking analysis report prepared by AMG Consultants,
dated September 30, 2019, under the Minor Use Permit
(MUP 2019-00044).
131. On-site Signing and Striping Plan. A Traffic Signing
and Striping Plan showing all proposed signing and
striping within on-site parking lots and drive aisles, shall
be submitted for review and approval by the City
Engineer.
PW
Grading or
Sitework Permit
Issuance
132. Photometrics. The Applicant/Developer shall provide a
complete photometrics plan for both on-site and
frontage roadways. Include the complete data on
photometrics, including the High, Average and Minimum
values for illuminance and uniformity ratio.
PW
Grading or
Sitework Permit
Issuance
133. Project signs. All proposed project monument signs
shall be placed on private property. Signs should be
located outside of any easement areas unless
specifically approved by the City Engineer. Any signage
allowed to be located in an easement is subject to
removal and replacement at the expense of the
Developer/property owner if required by the easement
holder.
PW
Grading or
Sitework Permit
Issuance
PUBLIC WORKS – SPECIAL CONDITIONS – SITE DEVELOPMENT REVIEW
134. Trash Enclosure. The trash enclosure shall meet all of
the requirements set forth within the Dublin Municipal
Code Section 7.98, including but not limited to providing
sewer and water hook-ups. The improvement plans
and/or building permit plans shall show additional
information demonstrating these requirements are met.
A pedestrian accessible path of travel shall be provided
for employees from the building to the trash enclosure in
conformance with current accessibility requirements.
PW
Grading,
Sitework, or
Building Permit
Issuance
135. Drive Aisle Condition. Applicant/Developer shall
evaluate the existing condition of the drive aisle and
remove/replace damaged and hazardous pavement
within the Project site and access easements. The final
pavement condition shall be subject to the City Engineer
approval.
PW
Grading,
Sitework, or
Building Permit
Issuance
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CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
136. Pedestrian Walkway. Applicant/Developer shall
provide a concrete walkway that connects to the
adjacent office building walkway that meets the most
current City and ADA design standards and shall be in
conformance with the project plans prepared by
DesignCell dated November 22, 2019, attached as
Exhibit A. This concrete walkway shall directly connect
to the public sidewalk on Dublin Boulevard at the project
entry driveway.
PW
Grading,
Sitework, or
Building Permit
Issuance
137. Bicycle Parking. Applicant/Developer shall install all
bike lockers and bike racks in accordance with
California Green Building Standards Code requirements.
Both short-term and long-term needs shall be provided,
and locations of the bicycle parking shall be subject to
the review and approval of the City Engineer.
PW
Grading,
Sitework, or
Building Permit
Issuance
PUBLIC WORKS – SPECIAL CONDITIONS – MINOR USE PERMIT
138. Access and Circulation. Applicant/Developer shall
provide access and circulation improvements including
but not limited to driveway design, parking layout,
pedestrian and bicycle circulation, drive aisle and
removal/replacement or grinding of damaged and
hazardous pavement.
PW Grading Permit,
Sitework
Permit, or
Building Permit
Issuance
139. Shared Parking Study. Applicant/Developer shall
adhere to the recommendations and analysis proposed
in the Technical Memorandum: Parking Study for Mixed-
Used Development in Dublin dated September 30, 2019
by Advanced Mobility Group as it pertains to the Office
Building and Hotel Development. Any subsequent
reports or studies shall be subject to review and
approval of the City Traffic Engineer.
PW Ongoing
140. Bicycle Parking. Applicant/Developer shall install the
bike lockers and bike racks in accordance with
California Green Building Standards Code requirements.
Both short term and long-term needs shall be provided,
and locations of the bicycle parking shall be subject to
the review and approval of the City Engineer.
PW Grading Permit,
Sitework
Permit, or
Building Permit
Issuance
141. Signing and Striping Plan. Applicant/Developer shall
provide a separate signing and striping plan on property
owned by Applicant/Developer showing the sign
locations for the shared parking between the hotel and
the office building. Signs shall include guiding users to
garage access from both the hotel an d office building
sites.
PW Grading Permit,
Sitework
Permit, or
Building Permit
Issuance
DocuSign Envelope ID: 7F6C76B6-5ABE-4D56-B943-43857E88D256
Reso No. 49-20, Item 6.2, Adopted 06/02/20 Page 33 of 33
PASSED, APPROVED AND ADOPTED this 2nd day of June 2020, by the following vote:
AYES: Councilmembers Goel, Hernandez, Josey, Kumagai and Mayor Haubert
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
____________________________
City Clerk
DocuSign Envelope ID: 7F6C76B6-5ABE-4D56-B943-43857E88D256
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Technical Memorandum
Advanced Mobility Group | 3003 Oak Road, Suite 100, Walnut Creek, Ca. 94596
www.amobility.com
To:
Kameron Klotz
Director of Investments & Acquisitions
Rubicon Property Group
From:
Christopher Thnay, PE, AICP &
Shruti Shrivastava
Address: 1840 San Miguel Drive, Suite 206
Walnut Creek, CA 94596
Email: kameron@rubiconpg.com Date: September 30, 2019
Subject: Parking Study for Mixed-Used Development in Dublin
Introduction
The purpose of the study is to conduct a parking demand estimate for the proposed mixed-use
project being developed at the southeast quadrant of the intersection of San Ramon Road and
Dublin Boulevard as shown in Figure 1. The proposed project with three land use options includes
a hotel, office, retail and restaurant.
Schematic of the project site in aerial
view is shown Figure 2.
Project Area
The project site is located at the southeast
quadrant of the intersection of Dublin
Boulevard and San Ramon Road. This site
is approximately 0.5 miles (10-12-minute
walk) from West Dublin BART Station.
Transit Services
Route 30R transit service stop provided
by the Livermore Amador Valley Transit Authority (LAVTA) is located near the intersection of
Dublin Boulevard/Golden Gate
Drive as shown in Figure 3 which
is approximately 0.4 miles (8-
minute walk) from the project
site.
The 30R (Rapid) provides service
every 15-minutes all day on
weekdays to the following
locations: East and West Dublin
BART, Dublin Boulevard, Las
Positas College, Portola Avenue,
on Railroad Avenue adjacent to the Livermore Transit Center/ACE, and East Avenue. Additionally,
Route 503 transit stops are present at the intersection of Dublin Boulevard/Donlon Way,
Figure 1: Project Vicinity
Figure 2: Project Site
September 30, 2019
Kameron Klotz
Page 2 of 11
approximately 0.1 miles (3-minute walk) from the project site. There are several commercial and
retail land uses within the vicinity of the project.
San Ramon Road connects to Interstate I-580 south of Dublin Boulevard and the project area.
Project Options
Three land use options or phasing are proposed for
the project and are summarized below and shown in
Table 1.
The purpose of the land use options are as follows:
Option 1 is the proposed project as submitted in
the two SDRs.
Option 2 removes the Hooter's building and
associated parking field. The idea here is that if
the office building and the hotel provide enough
parking to satisfy those two uses, then the
development of the Hooter’s portion would not be
required to consider shared parking.
Option 3 is the pre-application project with the demolition of Hooter’s and addition of pads
totaling 8,000 square feet building on the site.
Table 1: Proposed Land Use Options
Land Use Quantity (sf) ITE
1 Retail 5,000 ITE 850
2 Restaurant 4,000 ITE 932
3 Fitness 5,000 ITE 492
4 Restaurant 5,065 ITE 932
5 Hotel-Business 138 (rm) ITE 312
6 Office 63,562 ITE 701
Total Parking Provided 351
Land Use Quantity (sf) ITE
1 Retail 5,000 ITE 850
2 Restaurant 4,000 ITE 932
3 Fitness 5,000 ITE 492
4 Hotel-Business 138 (rm) ITE 312
5 Office 63,562 ITE 701
Total Parking Provided 280
Land Use Quantity (sf) ITE
1 Retail 5,000 ITE 850
2 Restaurant 4,000 ITE 932
3 Fitness 5,000 ITE 492
4 Retail-pad 3,000 ITE 850
5 Restaurant-pad 2,500 ITE 932
6 Restaurant - pad BOH 2,500 ITE 932
7 Hotel-Business 138 (rm) ITE 312
8 Office 63,562 ITE 701
Total Parking Provided 360
Option 1
Option 2
Option 3
Figure 3: Bus Route 30R Stop Locations
September 30, 2019
Kameron Klotz
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Parking Spaces Required Per City of Dublin Municipal Code
AMG estimated the number of parking spaces required for the proposed project per the City of
Dublin’s Municipal Code, Chapter 8.76 Off-Street Parking and Loading Regulations, Section
8.76.080 Parking Requirements by Use Type. Tables 2, 3 and 4 summarize the estimated
parking spaces required under Options 1,2 and 3 of the proposed projects.
Table 2: Parking Spaces Required per City Standards for Option 1
Table 3: Parking Spaces Required per City Standards for Option 2
Land Use Quantity Unit
1 Retail 5,000 sf GFA 17
2 Restaurant 4,000 sf GFA 20
3 Fitness 5,000 sf GFA 33
4 Restaurant 5,065 sf GFA 25
5 Hotel-Business 138 rooms 165
6 Office 63,562 sf GFA 182
442Total
Project Data Estimated
Parking
Land Use Quantity Unit
1 Retail 5,000 sf GFA 17
2Restaurant 4,000 sf GFA 20
3 Fitness 5,000 sf GFA 33
4 Hotel-Business 138 rooms 165
5 Office 63,562 sf GFA 182
417Total
Project Data Estimated
Parking
September 30, 2019
Kameron Klotz
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Table 4: Parking Spaces Required per City Standards for Option 3
Based on the results of the analysis, the number of parking spaces to be provided by the
proposed mixed-use project does not meet the City requirements by 91 spaces under Option 1,
137 under Option 2, and 88 spaces under Option 3.
ITE Parking Trip Generation Analysis and Methodology
As a comparison, AMG utilized Institute of Transportation Engineer’s (ITE) Parking Generation
Manual, 5th Edition to evaluate if the parking demand created by the proposed hotel, office,
retail and restaurant land uses would be met for the three land use options and parking-spaces
provided by the options. The parking demand analysis evaluates the three land use options as
shown in Table 1.
ITE Average Parking Demand Rates
The ITE Parking Generation Manual provides several statistical information including average,
33rd percentile, 85h percentile and standard deviation. Additional information provided include
time of day peaking and place – urban vs. suburban. Many agencies use average parking
demand rate as the likely peak parking demand for a land use. However, in some situations such
as a large shopping center with large seasonal demand fluctuations (e.g. holiday season) use of
average might not be appropriate. As recommended by the City,1 AMG used 115% of ITE
average rate – with additional 15 % being a safety factor against unexpected parking surges.
1 July 16, 2019 comment by Amy Million on AMG July 1 Draft Report
Land Use Quantity Unit
1 Retail 5,000 sf GFA 17
2 Restaurant 4,000 sf GFA 20
3 Fitness 5,000 sf GFA 33
4 Retail-pad 3,000 sf GFA 10
5 Restaurant-pad 2,500 sf GFA 13
6 Restaurant - pad BOH 2,500 sf GFA 8
7 Hotel-Business 138 rooms 165
8 Office 63,562 sf GFA 182
448Total
Project Data Estimated
Parking
September 30, 2019
Kameron Klotz
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The parking rates and time of day (TOD) information for four land use categories from ITE
Parking (5th Edition) for the proposed mixed-use project were approved by staff2 before we
proceed with this analysis.
Tables 5, 6 and 7 summarize the average peak period parking demand generated under
Options 1,2 and 3 scenarios for the proposed project.
Table 5: ITE Parking Demand Summary for Option 1 (115% Average Peak Period Parking Demand)
Table 6: ITE Parking Demand Summary for Option 2 (Average Peak Period Parking Demand)
2 August 8, 2019 email from Obaid Khan, City of Dublin
Land Use Quantity Unit
1 Retail
(ITE Land Use 850)5000 sf GFA 3.37 17
2 Restaurant
(ITE Land Use 932)4,000 sf GFA 10.86 43
3 Fitness
(ITE Land Use 492)5,000 sf GFA 5.44 27
4 Restaurant
(ITE Land Use 932)5,065 sf GFA 10.86 55
5 Hotel-Business
(ITE Land Use 312)138 rooms 0.83 114
6 Office (ITE 710) 63,562 sf GFA 2.75 175
431
Project Data Weekday ITE Parking
Rate (X1.15%)
Weekday Estimated
Parking Demand
Note:
Hotel-Business (ITE Land Use 312) - occupied room rate used which
is more conservative, 5th Edition
Land Use Quantity Unit
1 Retail
(ITE Land Use 850)5000 sf GFA 3.37 17
2 Restaurant
(ITE Land Use 932)4,000 sf GFA 10.86 43
3 Fitness
(ITE Land Use 492)5,000 sf GFA 5.44 27
4 Hotel-Business
(ITE Land Use 312)138 rooms 0.83 114
5 Office (ITE 710) 63,562 sf GFA 2.75 175
376
Project Data Weekday ITE Parking
Rate (X1.15%)
Weekday Estimated
Parking Demand
Note:
ITE, 5th Edition
September 30, 2019
Kameron Klotz
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Table 7: ITE Parking Demand Summary for Option 3 (Average Peak Period Parking Demand)
Based on the results of the 115% factored ITE average peak period parking demand generation
analysis, the parking spaces provided by the proposed project for the three land use options
would be short respectively by 80 spaces, 96 spaces and 81 spaces.
Potential Factors in Reduction of Parking Demand
Note that these parking demand rates were based on ITE standalone site estimates without taking
into considerations internal trips due to mixed-use or shared parking. For example, hotel patrons
and office employees could walk to the restaurants or retail stores without having to drive and
park.
In addition, major changes in car rental of hotel guests have also been noted by the hotel
industry. It has been shown that ride-hailing companies, like Uber and Lyft, are changing
transportation habits and having a measurable impact on parking demand for many land uses.
Specifically, it has been shown the largest impacts of ride-hailing to parking are occurring at
hotels, restaurants, events centers, and airports where demand for ride-hailing is greatest.
Particularly, studies have shown that hotel parking demand seems to have decreased in many
places due to ride-hailing; travelers are choosing to use ride-hailing, instead of rental cars, to get
to and from the hotel.
Based on the survey conducted for TNC usage for various land-uses as summarized in the “Ride-
Hailing Impacts on Parking” – An overview created by Walker Consultants, approximately 40%
of the visitors to Hotel land use utilized a car rental while the remaining used taxi’s and ride
sharing services (60% not driving).
Land Use Quantity Unit
1 Retail
(ITE Land Use 850)5000 sf GFA 3.37 17
2 Restaurant
(ITE Land Use 932)4,000 sf GFA 10.86 43
3 Fitness
(ITE Land Use 492)5,000 sf GFA 5.44 27
4 Retail - pad
(ITE Land Use 850)3000 sf GFA 3.37 10
5 Restaurant - pad
(ITE Land Use 932)2,500 sf GFA 10.86 27
6 Restaurant - pad BOH
(ITE Land Use 932)2,500 sf GFA 10.86 27
7 Hotel-Business
(ITE Land Use 312)138 rooms 0.83 114
8 Office (ITE 710) 63,562 sf GFA 2.75 175
441
Project Data Weekday ITE Parking
Rate (X1.15%)
Weekday Estimated
Parking Demand
Note:
ITE, 5th Edition
September 30, 2019
Kameron Klotz
Page 7 of 11
Since the site is approximately 0.5 miles (10-12-minute walk) from West Dublin BART Station, it is
anticipated that some of the hotel workers of office employees might be able to use transit
instead of driving to work.
Note that the ITE Parking Generation Manual states that the most accurate way to estimate
parking demand is by conducting parking studies at a similar use in the vicinity of proposed
project. In the absence of such data use of ITE parking generation tables could be used by
applying local knowledge and judgment on parking supply and demand.
Other Mixed-Use Development Parking Factors to Consider
Very often in the recent past, many agencies or municipalities would enforce parking rate
regulations for developers to provide a predetermined amount of parking space for each type
of land use. This could result in an overabundance of parking, as far more spaces are created
than needed at any given moment. The excess and availability of free parking spaces
(unknowingly) induces more driving while also typically leaving many spaces underused. With
prevailing awareness on creating sustainable developments, many agencies are discontinuing such
parking policies since it inhibits the possibility to design more compact developments and
neighborhoods with active uses.
Since the proposed project is a mixed-use development consisting of hotel, office building, retail
building, fitness and restaurant, it is anticipated that there would be some internal trips within
mixed-use developments as well as variations in peak parking demand by time of day by
several land uses that are not captured by ITE parking rates that were derived based on
standalone land uses.
Various studies have shown that conventional use of ITE has overlooked the full potential for
internalizing trips through interaction among on-site activities. The ITE trip-generation data and
analysis methods apply primarily to single-use and freestanding sites, which limits their
applicability to compact, mixed-use development. In 2011, two major studies introduced
methodologies for predicting traffic generation from mixed use development:
1. National Cooperative Highway Research Program (NCHRP) Report 684, “Enhancing
Internal Trip Capture Estimation for Mixed- Use Developments,” analyzed internal-capture
relationships of mixed-use sites and examined the travel interactions among six individual
types of land uses: office, retail, restaurant, residential, cinema, and hotel, and
2. The U.S. EPA–sponsored 2011 report, “Traffic Generated by Mixed-Use Developments —
A Six-Region Study Using Consistent Built Environmental Measures,” investigated trip
generation, mode choice, and trip length for trips produced and attracted by mixed use
developments. Researchers selected six regions — Atlanta, Boston, Houston, Portland,
Sacramento, and Seattle — to represent a wide range of urban scale, form, and climatic
condition. It was concluded that the ITE Trip Generation Manual and Handbook
overestimate peak traffic generation for mixed-use development by an average of 35
percent3.
3 NCHRP Report 684, “Enhancing Internal Trip Capture Estimation for Mixed- Use Developments,”2011, page 26
September 30, 2019
Kameron Klotz
Page 8 of 11
It could be expected that the proposed mixed-use development would experience a fair number
of internal trips. In essence, there is a captive-market when patrons who are already parked in
the area can take advantage of other nearby services. For example, office employees, hotel
patrons and employees could walk across to the restaurant without having to drive and park.
Thus, they are not a source of additional parking demand to use the restaurant. In addition, since
the proposed development is a business hotel, it could be expected that some of the hotel patrons
could be working out of the office building. Both users could also be patrons at the proposed
health club.
Based on the expected internal trips and the aforementioned studies, the estimated ITE average
parking demands generated by the proposed project for the three options are within 25 percent
or less of the parking supply provided for each scenario. This would be considerably less than
the 35 percent potential overestimation of parking demand as documented in the NCHRP
mentioned previously.
However, the ITE Parking Generation Manual states that the most accurate way to estimate
parking demand is by conducting parking studies at a similar use in the nearby area. In the
absence of such data use of ITE parking generation tables could be used by applying local
knowledge and judgment on parking supply and demand.
Shared Parking Concept and Analysis
Background
Typically, shared parking is possible for project sites that serve two or more land uses without conflict or
encroachment. Parking spaces can be shared if there are variations in the accumulation of vehicles by hour,
day or season at the individual land uses and if the parking demand of land uses results in same auto-
trips. Like other urban travel characteristics, parking demands fluctuates during peak and off-peak
schedules depending on types of land use and the project area. It has been shown conclusively that distinct
but complementary patterns, such as “office parking” that is generally empty in the evenings and on
weekends and “hotel parking” that is generally fuller in the evenings, offer an opportunity for cities to
better satisfy residents and commuters without increasing supply. Shared parking is a land
use/development strategy that optimizes parking capacity by allowing complementary land uses to share
spaces, rather than constructing separate parking spaces for separate uses.
Shared parking works especially well with mixed use development. Many cities that embraced sustainable
developments have shown that shared parking unlocks the potential for higher development densities
around transit hubs, and acts as a control mechanism against urban sprawl. By allowing and encouraging
adjacent property owners to share parking spaces, cities can accommodate essential parking demands
like disabled parking, emergency vehicles and freight delivery while promoting travel by more sustainable
modes with better land use integration.
This study uses shared parking potential due to inherent land use characteristics of hotel, office, retail
and restaurant which has peak parking demand that fluctuates and varies at various times of
day.
Time of Day information are based on data contained in the ITE 5th Edition report and obviously
could vary based on the location. Based on our experience, the time of day parking demand
shown for office and hotel could be considered consistent. Details of ITE 5th Edition Time of Day
Parking information for some of the land uses are contained in Appendix A.
September 30, 2019
Kameron Klotz
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Using the Time of Day Parking demand information, AMG estimated an expected parking
demand for the proposed mixed-used development. The estimated parking demand due to time
of day shared parking for Option 1,2 and 3 are shown in Table 8, 9 and 10. The result seems to
indicate that the proposed parking spaces provided by the development would be adequate.
Detailed hourly calculations for Time of Day Parking for each of the three Options based on ITE
5th Edition information are contained in Appendix B.
Table 8: Estimated Parking due to Fluctuations in Time of Day Parking Demand (Option 1)
Table 9: Estimated Parking due to Fluctuations in Time of Day Parking Demand (Option 2)
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 124 149 224 288 333 334 325 309 288 278 275 258 222 195 143 130 122
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 351
0
50
100
150
200
250
300
350
400
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
ITE Parking Demand Cumulative Estimates for Option 1
Based on Time of Day Demand (Suburban)
ITE Rates
City Rates
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 118 135 186 249 291 288 270 259 257 255 252 223 174 152 108 107 110
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 280
0
50
100
150
200
250
300
350
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
ITE Parking Demand Cumulative Estimates for Option 2
Based on Time of Day Demand (Suburban)
ITE Rates
City Rates
September 30, 2019
Kameron Klotz
Page 10 of 11
Table 10: Estimated Parking due to Fluctuations in Time of Day Parking Demand (Option 3)
Conclusion
Based on results of our parking analysis, the following are several conclusions:
Proposed mixed-used development (consisting of a hotel, office, restaurant and retail) showed
three options being proposed for the project and summarized here:
Option 1 consists of a 5,000 s.f. retail, 4,000 s.f. restaurant, 5,000 s.f. fitness club, 5,065 s.f.
restaurant, 138 room hotel and 63,562 s.f. office with 351 parking spaces.
Option 2 consists of a 5,000 s.f. retail, 4,000 s.f. restaurant, 5,000 s.f. fitness club, 138 room
hotel and 63,562 s.f. office with 280 parking spaces.
Option 3 consists of a 5,000 s.f. retail, 4,000 s.f. restaurant, 5,000 s.f. fitness club, 3,000 s.f.
retail store, a 5,000 s.f. restaurant, 138 room hotel and 63,562 s.f. office with 360 parking
spaces.
City Parking Demand Rates - results of the parking demand analysis based on city parking rates
estimated that 442, 417 and 460 spaces would be required respectively for Option 1, Option 2
and Option 3. Therefore, based on the City parking rates, the proposed parking supply is short
by 91 spaces under Option 1, 137 under Option 2, and 100 spaces under Option 3.
ITE Parking Generation
ITE provided several parking demand rates and statistical factors including average and 85th
percentile parking demand.
Average Parking Demand - Many agencies use average parking demand rate as the
likely peak parking demand for a land use. As recommended by the City, AMG used
115% of ITE average rate – with additional 15 % being a safety factor against
unexpected parking surges. Results of the parking demand analysis based on 115% ITE
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 124 148 223 288 338 340 332 317 296 287 284 268 231 203 148 133 124
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 360
0
50
100
150
200
250
300
350
400
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
ITE Parking Demand Cumulative Estimates for Option 3
Based on Time of Day Demand (Suburban)
ITE Rates
City Rates
September 30, 2019
Kameron Klotz
Page 11 of 11
average parking rates estimated that 431, 376 and 441 spaces would be required
respectively for Option 1, option 2 and Option 3. Therefore, the parking spaces
provided by the proposed project does not meet the parking demand generated by the
proposed land uses.
It is noted that based on the expected internal trips and key studies conducted by NCHRP
and U.S. EPA concluded that ITE parking rates could overestimate peak traffic generation
for mixed-use development by an average of 35 percent parking demands.
Rate used did not account for hotel travelers who are choosing to use ride-hailing, instead
of rental cars, to get to and from the hotel.
It is anticipated that some of the hotel workers of office employees might be able to use
transit instead of driving to work.
ITE Parking Generation Manual states that the most accurate way to estimate parking
demand is by conducting parking studies at a similar use in the nearby area. In the
absence of such data use of ITE parking generation tables could be used by applying
local knowledge and judgment on parking supply and demand.
Time of Day Parking Fluctuations Factors
The ITE report provided an estimate of time of day peak parking information for hotel, office,
retail and restaurant. AMG has generated expected parking demand for the proposed mixed-
used development under both ITE and City rates (as shown in Table 8, 9 and 10). The results
indicated that proposed parking spaces provided by the development for a combination of land
options would be adequate for Options 1 and 3. Based on time of day peak for Option 2,
parking demand estimate would be short by 11 (four percent) and 29 (10 percent) respectively
for ITE and City parking rates.
z:\p1812165 - dublin parking (rubicon)\report\tm 093019 dublin mixed-use parking study.docx
Advanced Mobility Group | 3003 Oak Road, Suite 100, Walnut Creek, Ca. 94596
www.amobility.com
Appendix A – ITE 5th Edition Time of Day Parking information
Advanced Mobility Group | 3003 Oak Road, Suite 100, Walnut Creek, Ca. 94596
www.amobility.com
Appendix B – ITE 5th Edition Time of Day Parking Calculations for three Land Use Options
ITE (5th Ed) Suburban Parking Demand Summary for Option 1 (x1.15% Average)
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 124 149 224 288 333 334 325 309 288 278 275 258 222 195 143 130 122
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 351
Time of Day Parking Estimates for Land Uses (ITE Parking 5th Edition)
1. ITE 850 Supermarket Time of Day Parking Estimates
Spaces 00001011151516161617 17 14 9 6 3
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----596786879397971009983533820
Max Parking 17 Spaces
2. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
Spaces 4 112931333643 39 24 18 18 28 37 34 28 18 9
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 43 Spaces
3. ITE 492 Fitness - Office Time of Day Parking Estimates
Spaces 0000171512111011192627 23 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----625544413641699610085---
Max Parking 27 Spaces
4. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
Spaces 6 143740424655 50 31 23 23 35 48 43 36 23 12
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 55 Spaces
5. ITE 312 Business Hotel Time of Day Parking Estimates
Spaces 114 101 73 64 56 51 51 47 44 44 50 55 58 62 71 82 98
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 100 89 64 56 49 45 45 41 39 39 44 48 51 54 62 72 86
Max Parking 114 Spaces
6. ITE 701 General Office Building Time of Day Parking Estimates
Spaces 0 23 84 154 175 175 149 147 163 165 149 98 35 19 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak - 13 48 88 100 100 85 84 93 94 85 56 20 11 - - -
Max Parking 175 Spaces
0
50
100
150
200
250
300
350
400
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
ITE Parking Demand Cumulative Estimates for Option 1
Based on Time of Day Demand (Suburban)
ITE Rates
City Rates
9/27/2019 Z:\P1812165 ‐ Dublin Parking (Rubicon)\Parking Analysis\Dublin Mxed Use ‐ ITE 5th Time of Day 091019
ITE (5th Ed) Suburban Parking Demand Summary for Option 2 (x1.15% Average)
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 118 135 186 249 291 288 270 259 257 255 252 223 174 152 108 107 110
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 280
Time of Day Parking Estimates for Land Uses (ITE Parking 5th Edition)
1. ITE 850 Supermarket Time of Day Parking Estimates
10 11 15 15 16 16 16 17 17 14 9 6 3
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----596786879397971009983533820
Max Parking 17 Spaces
2. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
4 112931333643 39 24 18 18 28 37 34 28 18 9
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 43 Spaces
3. ITE 492 Fitness - Office Time of Day Parking Estimates
Spaces 0000171512111011192627 23 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----625544413641699610085---
Max Parking 27 Spaces
4. ITE 312 Business Hotel Time of Day Parking Estimates
114 101 73 64 56 51 51 47 44 44 50 55 58 62 71 82 98
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 100 89 64 56 49 45 45 41 39 39 44 48 51 54 62 72 86
Max Parking 114 Spaces
5. ITE 701 General Office Building Time of Day Parking Estimates
0 23 84 154 175 175 149 147 163 165 149 98 35 19 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak - 13 48 88 100 100 85 84 93 94 85 56 20 11 - - -
Max Parking 175 Spaces
0
50
100
150
200
250
300
350
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
ITE Parking Demand Cumulative Estimates for Option 2
Based on Time of Day Demand (Suburban)
ITE Rates
City Rates
9/27/2019 Z:\P1812165 ‐ Dublin Parking (Rubicon)\Parking Analysis\Dublin Mxed Use ‐ ITE 5th Time of Day 091019
ITE (5th Ed) Suburban Parking Demand Summary for Option 3 (x1.15% Average)
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 124 148 223 288 338 340 332 317 296 287 284 268 231 203 148 133 124
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 360
Time of Day Parking Estimates for Land Uses (ITE Parking 5th Edition)
1. ITE 850 Supermarket Time of Day Parking Estimates
Spaces 00001011151516161617 17 14 9 6 3
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----596786879397971009983533820
Max Parking 17 Spaces
2. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
4 112931333643 39 24 18 18 28 37 34 28 18 9
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 43 Spaces
3. ITE 492 Fitness - Office Time of Day Parking Estimates
Spaces 0000171512111011192627 23 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----625544413641699610085---
Max Parking 27 Spaces
4. ITE 850 Supermarket Time of Day Parking Estimates
Spaces 000067999101010 10854 2
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----596786879397971009983533820
Max Parking 10 Spaces
5. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
3 7 18 19 21 22 27 25 15 11 11 17 23 21 18 11 6
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 27 Spaces
6. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
3 7 18 19 21 22 27 25 15 11 11 17 23 21 18 11 6
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 27 Spaces
7. ITE 312 Business Hotel Time of Day Parking Estimates
Spaces 114 101 73 64 56 51 51 47 44 44 50 55 58 62 71 82 98
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 100 89 64 56 49 45 45 41 39 39 44 48 51 54 62 72 86
Max Parking 114 Spaces
8. ITE 701 General Office Building Time of Day Parking Estimates
Spaces 0 23 84 154 175 175 149 147 163 165 149 98 35 19 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak - 13 48 88 100 100 85 84 93 94 85 56 20 11 - - -
Max Parking 175 Spaces
0
50
100
150
200
250
300
350
400
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
ITE Parking Demand Cumulative Estimates for Option 3
Based on Time of Day Demand (Suburban)
ITE Rates
City Rates
9/27/2019 Z:\P1812165 ‐ Dublin Parking (Rubicon)\Parking Analysis\Dublin Mxed Use ‐ ITE 5th Time of Day 091019
City Parking Spaces Required Summary for Option 1
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 170 182 224 285 328 323 303 290 287 284 285 259 210 187 141 144 155
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 351
Time of Day Parking Estimates for Land Uses (ITE Parking 5th Edition)
1. ITE 850 Supermarket Time of Day Parking Estimates
Spaces 00001011151516161617 17 14 9 6 3
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----596786879397971009983533820
Max Parking 17 Spaces
2. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
Spaces 2 5 14 14 15 17 20 18 11 8 8 13 17 16 13 8 4
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 20 Spaces
3. ITE 492 Fitness - Office Time of Day Parking Estimates
Spaces 0000201815141214233233 28 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----625544413641699610085---
Max Parking 33 Spaces
4. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
Spaces 3 6 17 18 19 21 25 23 14 11 11 16 22 20 16 11 5
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 25 Spaces
5. ITE 312 Business Hotel Time of Day Parking Estimates
Spaces 165 147 106 92 81 74 74 68 64 64 73 79 84 89 102 119 142
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 100 89 64 56 49 45 45 41 39 39 44 48 51 54 62 72 86
Max Parking 165 Spaces
6. ITE 701 General Office Building Time of Day Parking Estimates
Spaces 0 24 87 160 182 182 155 153 169 171 155 102 36 20 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak - 13 48 88 100 100 85 84 93 94 85 56 20 11 - - -
Max Parking 182 Spaces
0
50
100
150
200
250
300
350
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
City Parking Spaces Required Cumulative Estimates for Option 1
Based on Time of Day Demand (ITE)
9/27/2019 Z:\P1812165 ‐ Dublin Parking (Rubicon)\Parking Analysis\Dublin Mxed Use ‐City Rates Time of Day 092719
City Parking Spaces Required Summary for Option 2
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 167 176 207 267 309 302 278 267 273 274 275 243 188 167 124 134 150
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 280
Time of Day Parking Estimates for Land Uses (ITE Parking 5th Edition)
1. ITE 850 Supermarket Time of Day Parking Estimates
10 11 15 15 16 16 16 17 17 14 9 6 3
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----596786879397971009983533820
Max Parking 17 Spaces
2. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
2 5 14 14 15 17 20 18 11 8 8 13 17 16 13 8 4
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 20 Spaces
3. ITE 492 Fitness - Office Time of Day Parking Estimates
Spaces 0000201815141214233233 28 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----625544413641699610085---
Max Parking 33 Spaces
4. ITE 312 Business Hotel Time of Day Parking Estimates
165 147 106 92 81 74 74 68 64 64 73 79 84 89 102 119 142
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 100 89 64 56 49 45 45 41 39 39 44 48 51 54 62 72 86
Max Parking 165 Spaces
5. ITE 701 General Office Building Time of Day Parking Estimates
0 24 87 160 182 182 155 153 169 171 155 102 36 20 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak - 13 48 88 100 100 85 84 93 94 85 56 20 11 - - -
Max Parking 182 Spaces
0
50
100
150
200
250
300
350
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
City Parking Spaces Required Cumulative Estimates for Option 2
Based on Time of Day Demand (ITE)
9/27/2019 Z:\P1812165 ‐ Dublin Parking (Rubicon)\Parking Analysis\Dublin Mxed Use ‐City Rates Time of Day 092719
City Parking Spaces Required Summary for Option 3
Cumulative Time of Day Total Parking Demand Estimates
Cumulative Spaces 171 184 230 292 342 338 322 308 301 298 299 275 228 203 152 152 159
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Parking Spaces Provided: 360
Time of Day Parking Estimates for Land Uses (ITE Parking 5th Edition)
1. ITE 850 Supermarket Time of Day Parking Estimates
Spaces 00001011151516161617 17 14 9 6 3
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----596786879397971009983533820
Max Parking 17 Spaces
2. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
2 5 14 14 15 17 20 18 11 8 8 13 17 16 13 8 4
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 20 Spaces
3. ITE 492 Fitness - Office Time of Day Parking Estimates
Spaces 0000201815141214233233 28 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----625544413641699610085---
Max Parking 33 Spaces
4. ITE 850 Supermarket Time of Day Parking Estimates
Spaces 000067999101010 10854 2
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak ----596786879397971009983533820
Max Parking 10 Spaces
5. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
4 7 18 19 21 22 27 25 15 11 11 17 23 21 18 11 6
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 13 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 27 Spaces
6. ITE 932 High-Turnover (Sit-Down) Restaurant Time of Day Parking Estimates
1256678 7 43357653 2
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 10 25 68 72 77 83 100 91 56 42 42 64 87 79 65 42 21
Max Parking 8 Spaces
7. ITE 312 Business Hotel Time of Day Parking Estimates
Spaces 165 147 106 92 81 74 74 68 64 64 73 79 84 89 102 119 142
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak 100 89 64 56 49 45 45 41 39 39 44 48 51 54 62 72 86
Max Parking 165 Spaces
8. ITE 701 General Office Building Time of Day Parking Estimates
Spaces 0 24 87 160 182 182 155 153 169 171 155 102 36 20 0 0 0
Time 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PM
Percent Peak - 13 48 88 100 100 85 84 93 94 85 56 20 11 - - -
Max Parking 182 Spaces
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6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 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 8:00 PM 9:00 PM 10:00 PMParking DemandTime of Day
City Parking Spaces Required Cumulative Estimates for Option 3
Based on Time of Day Demand (ITE)
9/27/2019 Z:\P1812165 ‐ Dublin Parking (Rubicon)\Parking Analysis\Dublin Mxed Use ‐City Rates Time of Day 092719