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HomeMy WebLinkAbout03-075 Sleep Shop SDR& Sign/SDR AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: October 11,2005 SUBJECT: PA 03-075 Sleep Shop, Ltd. - (Adjudicatory) Site Development Review and Sign/Site Development Review for Expansion and Exterior Modification of Building and Parking Lot, including Existing Monument Sign Relocation . Report prepared by: Janet Harbin, Senior Planner/Chris Foss, Economic.\JI' - Development Director r--- A TT ACHMENTS: I. Resolution approving Site Development Review and Sign/Site Development Review for PA 03-075, with Project Plans attached as Exhibit A. 2. Parking Agreement between Applicant/Owner and Vince McNamara. 3. Applicant's Written Statement/Submittal. 4. Letters received from John and Fred Nichandros dated September I, 2005 and September 23,2005. RECOMMENDATION: I. Open public hearing and hear Staff presentation. 2. Take testimony from the Applicant and the public. 3. Close public hearing and deliberate. 5. Adopt a Resolution (Attachment I) to approve PA 03-075, Site Development Review for the expansion of a retail/commercial building, and Sign/Site Development Review for relocation of monument sign, subject to conditions. PROJECT DESCRIPTION: The Applicant, Michael Perkins, is requesting approval of Site Development Review, PA 03-075, to expand and renovate an approximately 6,470 square foot retail/commercial building, the Sleep Shop, Ltd., presently operating as a specialty mattress and bedroom furniture store located at 7370 San Ramon Road (see Applicant's Written Statement/Submittal, Attachment 3). The project proposal includes the addition of approximately 2,188 square feet of building area on the northeast side of the building; minor interior and exterior modifications to the building and landscaping; and, relocation of existing parking stalls with associated improvements and landscaping to an area adjacent to the building and fronting on San Ramon Road. The total square footage ofthe building with the addition will be 8,658 square feet at 7370 San Ramon Road. As part of the project, the Applicant is also requesting approval of Sign/Site Development Review to relocate an existing monument sign to a portion of the site fronting on San Ramon Road where it will be more visible from the intersection of San Ramon Road and Amador Valley Boulevard (see Exhibit A, Project Plans, of Attachment I for location). A portion of this area and the proposed parking lot area is ....................... COPIES TO: Applicant Property Owner File G:\PA#\2003\03~075 Sleep Shoppe Ltd\PC-sr.doc ITEM NO. 8·2 currently owned by the City. The Applicant is in the process of requesting acquisition of approximately 4,900 square feet of property from the City Council. However, the Site Development Review application must be approved before the acquisition request is heard by the City Council. The Public Works Department will be presenting the acquisition of the property to the Dublin City Council, tentatively, on October 18, 2005. Approval of this SDR is Contingent upon City Council approval (see Conditions #1 and #2 in Resolution in Attachment I). In addition to the expansion of the building and the sign relocation, minor modifications to the exterior façade of the building will be made. These modifications include the installation of a new mansard roof, new stucco siding, paint, new windows and doors, and relocation ofthe existing signage. In addition, 8 new parking spaces will be installed to replace removed spaces on the north side of the building on a portion ofthe property to be acquired from the City by the Applicant. Zoning Administrator Review This project was noticed for review and approval by the Zoning Administrator on or after August 30, 2005. On September I, 2005, a letter was received from John and Fred Nichandros, the owners of the adjacent properties where the Armstrong Garden Center and KinderCare Learning Center are located, opposing the project. The Zoning AdministratorfPlanning Manager determined that since there was clearly opposition to the project, the Planning Commission was the appropriate governmental body to act on the Sleep Shop, Ltd. Site Development Review. No action was taken by the Zoning Administrator on the project at that time. Zoning, General Plan and San Ramon Road Specific Plan Conformance The subject property is adjacent to Armstrong Garden Center to the south, KinderCare Learning Center to the west, and McNamara's restaurant to the north. The zoning district for the subject property is C-I Retail Commercial Zoning District. The proposed and existing retail furniture sales use is compatible with the uses permitted in the zoning district, as the C-I Zoning District permits several types of retail or commercial uses, including but not limited to, Banks and Financial Services, Eating Establishment, Health Services/Clinic, and General and Neighborhood Retail businesses. The project site is located in General Plan area of the City designated for Retail/Commercial uses. Additionally, the site is located in the San Ramon Road Specific Plan planning areas of Dublin. The San Ramon Road Specific Plan was adopted in 1983, and the project site is within the portion of the plan described as Area 3, which allows retail commercial uses providing family apparel, household furnishings, general merchandise, specialty items, and eating and drinking establishments, excluding drive-through restaurants. The project is in conformance with the Zoning District, Specific Plan, and the General Plan designation' for the site as it conforms with the uses and businesses stipulated in the plans and related policies, and the applicable zoning district regulations. SITE DEVELOPMENT REVIEW The intent ofthe City's Site Development Review process is to promote an orderly, attractive and harmonious site and structural development, and to also ensure compatibility with surrounding properties and neighborhoods. The Site Development Review process is also intended to ensure compliance with development regulations and the requirements of the Zoning District and resolve major project-related issues such as building location, architectural and landscape design, circulation and parking, and traffic impacts. Pursuant to Section 8.104.030 (C) of the Zoning Ordinance, Site Development Review is required for exterior modifications of an existing structure with a gross floor area of 1,000 square feet or more located within a C-I Zoning District, including but not limited to, façade renovation, new and/or additional windows and doors (with frames), and roof or ground-mounted mechanical equipment. Section 8.104.030 (E) also requires Site Development Review for new construction with a gross floor area of 2 1,000 square feet or more located within a C-I zoning district. The Applicant is requesting Site Development Review for the expansion and façade renovation of the existing building at 7370 San Ramon Road which is required by the City's zoning regulations. The .48-acre site is rectangular in shape and is currently developed with a 6,470 square foot building. The project proposes to add 2,188 square feet on the north side of the existing building in an area presently containing parking spaces. Existing asphalt in the parking lot would be repaired and/or resurfaced in the drive aisles and the parking area. The Applicant is also proposing to purchase approximately 4,900 square feet of City-owned land on the east side of the property adjacent to San Ramon Road to add 8 additional parking spaces, including one disabled-accessible space. With the purchase of City-owned land, the Applicant is proposing to move the existing monument sign closer to San Ramon Road for better visibility, which is further discussed in the Sign/Site Development Review section below. With approval of Site Development Review for the project, the City's Zoning Ordinance requires that the Planning Commission adopt certain findings related to conformance ofthe project application with applicable regulations and policies in the General Plan, applicable Specific Plan, Zoning District, and compatibility with the surrounding area. These findings and the discussion related to conformity are included in the Resolution in Attachment I. Conditions of Approval for the project are also contained in Attachment I. Architecture and Elevations: The existing building is a L-shaped, somewhat rectangular building with a mansard roof. Parking areas are presently located along the north side and behind the building. The project proposes to move the entrance to the business from the north side of the building to the east side. The additional square footage will be constructed only on the north side elevation of building where parking is presently located. The design of the new addition will reflect the same design as the existing building, and the entire building will be repainted. The proposed modifications to the front of the building facing San Ramon Road, the most visible elevation of the building, is the relocation of the door to the business from the north side to the front, new windows to the front façade, removal of faux rock sheathing and replacement with a stucco coating, and the addition of walkways and landscaped areas adjacent to the front of the store. Landscaping and planter features will also be added to the front and the north side of the building with the other building and site improvements (see Attachment I, Exhibit A). The Applicant proposes the color scheme of the building to continue the existing white painted stucco with blue trim and roofing, as he considers it the most recognizable feature and logo of the business. Improvements and additional landscaping around the structure will further enhance the upgraded exterior. Landscavinf!: The existing building presently has a minimal amount of landscaping surrounding it and in the parking areas. The project proposal includes new landscaping along the north, east and west sides of the site (see Exhibit A of Attachment I for Landscape Plans). A mixture of plants, grass, and shrubs will be used to soften the building in the front, side and rear, and enhance the parking areas in front of and adjacent to the parking stalls. Trellises and small planter boxes will be installed on the north side to further soften the stucco building. Low-level landscaping will also be installed and maintained around the monument sign proposed to be moved a few feet forward toward San Ramon Road. Trame and Circulation: Vehicular and pedestrian access to the site will generally be from San Ramon Road. Additional access would come from Amador Valley Boulevard west of San Ramon Road, and follow the travel route 3 through the Armstrong Garden Center parking lot (a shared accessway) and around the Sleep Shop building. A two-way drive aisle comes from San Ramon Road onto the site, and vehicles could continue around the west side of the building, exiting onto Amador Valley Boulevard. The two-way drive aisle from San Ramon Road also serves Armstrong Garden Center, McNamara's restaurant, and a portion of the parking area for the KinderCare Learning Center. Public Works Staff has analyzed the site plan and determined that vehicles will be able to circulate on and off the site without difficulty. The Fire Prevention Division of the Fire Department has also reviewed the site plan and determined that there is sufficient truck access to the site. Additionally, the Police Department has added Condition #58 to the Conditions of Approval related to providing safe access and visibility at the property at all times. Parkinf!: The Applicant is proposing 18 on-site parking spaces, which includes one disabled-accessible parking stall near the front entrance of the building, and 2 shared parking spaces with the adjacent McNamara's restaurant. Although it is known that the present occupant, Sleep Shop Ltd., a bedroom furnishings business is in the process of liquidating, the proposed parking has been evaluated based on the Zoning Ordinance requirements for the same type of business usage. Should another type of retail use be interested in using the property, a Condition of Approval has been included in the Resolution in Attachment I (Condition #36), requiring that the new use will need additional shared parking or other parking arrangement to serve the use. The parking regulations outlined in Chapter 8.76 of the Dublin Zoning Ordinance state that Retail- Furniture stores require I parking space per 400 square feet of store space, and other standards apply to the storage and office spaces within the building. The 8,658 square foot building requires a total of 20 parking spaces based on the various uses in the building as calculated in the following table: PARKING REQUIRED FOR BUILDING WITH ADDITION ON-SITE USE SQUARE PARKING RATIO PARKING SPACES PARKING SPACES FOOTAGE REQUIRED PROVIDED Furniture Store 7,711 I per 400 Sq. ft. 19 spaces 17 spaces Office 86 I per 250 sq.ft. o spaces o space Storage 861 I per 1,000 I space I space sq.ft. Total 8,658 20 soaces 18 spaces The Applicant has requested that the Planning Commission allow the use of shared parking spaces with the adj acent restaurant use to permit his business to provide the 2 parking spaces needed for the use. He has secured a shared parking agreement (see Attachment 2) with Vince McNamara, the owner of McNamara's restaurant and the property adjacent to the north of the Sleep Shop, Ltd. property for use of the restaurant's parking lot spaces between the hours of9 a.m. and 6 p.m., seven days per week. The San Ramon Road Specific Plan allows parking reductions on-site if a shared parking arrangement is in place, as follows: General Development Criteria (pp. II of Specific Plan) 7. Parking Standards The following requirements are applicable to all uses within the Specific Plan Area: As an incentive to promote the joint development of parcels within this Specific Plan Area, the following may be provided at the option ofthe developer subject to the conditions 4 identified below. When applicable to commercial and residential off-street parking uses: 2. Shared Parking: Parking facilities required for any parcel may be used jointly with parking facilities for other uses or parcels when operations are not normally conducted during the same hours, or when hours of peak use vary. Request for the use of shared parking are subject to approval ofthe Director of Planning and must meet the following conditions: a. Sufficient evidence shall be presented to the Director of Planning demonstrating that there shall exist no substantial conflict in the principal hours or periods of peak demand of the structures or uses for which the joint use is proposed. McNamara's restaurant operates primarily during the dinner and evening hours, at which time the furniture business is closed. During the day, the restaurant parking lot is empty except for a few employees' vehicles which are parked on the far side of the lot, and a great distance from the furniture store use. It should also be noted historically much of the parking spaces on the Sleep Shop property are vacant during its hours of operation. This situation is based on the fact that bedroom furnishings and mattresses are durable goods and the average person may only shop for such items every three or more years, unlike the shopping pattern for other retail goods such as clothing, food or paper items. SIGN/SITE DEVELOPMENT REVIEW The Applicant is requesting approval of Sign/Site Development Review as part of the project to allow relocation of an existing monument sign to an area slightly to the east of its present location in a landscaped area between the building and the sidewalk along San Ramon Road (for exact location, see Exhibit A, Project Plans, of Attachment I). The new location ofthe monument sign will be on the Applicant's property following approval ofthe land acquisition from the City. The Applicant will not be altering the monument sign or sign copy at this time. Additionally, the existing signage on the building will be replaced in the same locations on the front and north side of the building following construction (see Exhibit A, Project Plans, Attachment I for sign elevations and details). The design and size of all existing signage and the monument sign related to the Sleep Shop, Ltd. business conform with the Sign Regulations, Chapter 8.84, of the Zoning Ordinance, OPPOSITION TO THE PROJECT As mentioned in the section on the Zoning Administrator hearing, a letter of opposition to the project was received from the property owner of the KinderCare Learning Center and Armstrong Garden Center properties, John and Fred Nichandros. Staff met with John and Fred Nichandros and Michael Perkins on September 14, 2005 to try to resolve the issues between the two parties. However, no resolution occurred at that meeting, and the Zoning Administrator/Planning Manager determined it appropriate to refer the project to the Planning Commission for consideration. Staff received a subsequent letter from the Nichandros on September 23, 2005, requesting that the project be considered by the Planning Commission and stating the opinion that there was no specified use of the building and the parking proposed is insufficient. Additionally, the letter stated that the lot coverage would be over the 35% of coverage allowed by the Zoning Ordinance. The following is a discussion ofthe points presented in the Nichandros letters (the numbers correspond to those in the margins in Attachment 4). The Staff responses to the Nichandros' comments are in italics: 5 Letter of September I, 2005 - Comment & Staff Response I. The Applicant's plans show parking behind the building next to the existing roll-up door. This area is also for circulation from Amador Valley Boulevard through the parking lot. Trucks unloading in this area also block the visibility of drivers for those parking in three new parking spaces behind Sleep Shop and create a safety concern. This situation also occurs when trucks unload at the adjacent Armstrong Garden Center. Additionally, the writer states that they have an easement on the property that prevents parking in the area or the construction of new curbs. The roll-up door and unloading parking space are existing improvements behind the Sleep Shop building. Their location has been reviewed and determined to be acceptable by the City's Public Works Department and the Police Department. Additionally. the Fire Department has determined that the width of the cireulation area behind the building and through the parking lot allow safe and through access for customers, businesses, unloading of trucks, and also for the Department's largest fire truck. The easement mentioned in the letter as not allowing parking or curbs to be eonstrueted does allow the parking and any improvements necessary. This easement has been reviewed by Staff, and it gives Mr. Perkins the exclusive right to use the parking spaces in this area for his business and make improvements to the roadway (note: Armstrong Garden Center was not permitted to use these parking spaces in their count of spaces when the projeet was approved, as they were for the Sleep Shop's exclusive use). The City has parking space standards that require curbs around parking areas. 2. Mr. Perkins has an agreement to use some parking spaces in the KinderCare lot to use for his business and make up for the shortage of parking. This is not acceptable to the Nichandros, who are the owners of the property. Mr. Perkins originally had such an agreement with KinderCare to use three of their parking spaces in their lot, as these spaces were rarely needed for parking during the Sleep Shop's business hours. According to Mr. Perkins, his and KinderCare 's attorneys believed that the agreement did not have to be negotiated with the property owner. Following the meeting in September with the Nichandros, Mr. Perkins decided to follow the development criteria in the San Ramon Road Specific Plan and reaeh an agreement with Vince McNamara for shared parking (Attachment 2) to meet the defieit in the parking ratio. 3. The plans call for improvements to the sprinkler timer on the southeast corner ofthe Sleep Shop building. The building is built on the property line and the timer is actually on the Nichandros property. Mr. Perkins has agreed to move the sprinkler timer to the front of his property in an appropriate loeation. This is included in the Conditions of Approval in the Resolution in Attachment 1. 4. More information on improvements to the façade of the building is requested. Information on the project has been provided by Staff to the Niehandros, including the elevations of the front of the building faeing San Ramon Road. 5. The doors to the business are located on the north side of the building while the parking areas are in front and behind the building. This will cause customers to park illegally near the doors on the north side of the building. The two doors of the business have been relocated on the building - from the north side where the expansion is planned to the front of the building facing the main parking lot and San Ramon Road. One main entrance is planned for the front of the building. 6 6. The writers are in favor of the improvements, but believe that their concern related to safety, traffic and easements should be addressed and mutually resolved prior to approval ofthe project. Comment noted. Letter dated September 23. 2005 7. The merits of the project should be considered by the Planning Commission. Comment noted. 8. The writers' opinion is that there was no specified use of the building and the proposed parking is insufficient for a retail commercial business which might occupy the site. The Applicant, Mr. Perkins, submitted the formal application for the project in 2004, prior to his decision to liquidate. Staff and the Applicant have worked hard to complete the plan that is submitted for approval. Because of the size of the business, the configuration of the interior spaces, and the ratio of parking, it is expected that the building will be leased to another furniture or large household item business. Should another type of retail use propose to locate in the building, Staff would review the parking requirements for that use at the tenant improvement or business license stage, and reevaluate the number of parking spaces on the site. The new business may be required to provide additional parking in order to locate in the building (see Condition #36 of Resolution). 9. The lot coverage would be over the 35% of coverage allowed by the Zoning Ordinance. The writers are correct; however the San Ramon Road Specific Plan allows lot coverage up to 40% in Areas 2,3, and 5 of the Plan aceording to Table I, Speci(zc Development Guidelines of the Speeific Plan. The site is in Area 3 of the Plan. A higher amount of lot coverage is allowed in those areas because of the retail commercial uses and the shopping centers located there. The coverage of the building is consistent with other buildings and shopping centers in the area. Public Hearing Notice: In accordance with State law, a public hearing notice was mailed to all property owners and occupants within 300' of the proposed project, and all interested parties, on September 30, 2005. The public notice was also published in the Valley Times and posted at several locations throughout the City. ENVIRONMENTAL REVIEW: The project has been found to be Categorically Exempt under the California Environmental Quality Act Guidelines (Section 15301, Class I). The proposed project consists of expansion and improvements to an existing building and site, and relocation of signage on a fully improved site in a C-I Retail Commercial Zoning District, in conformance with the San Ramon Road Specific Plan and the uses allowed in Area 3 ofthe Specific Plan, which include retail uses related to household furnishings. Additionally, the project is in conformance with the General Plan designation of Retail/Office and is in an area where all public services and facilities are available to allow for maximum development permissible under the General Plan. The area in which the project is located is not environmentally sensitive. CONCLUSION: The project is in conformance with the Zoning District, Specific Plan, and the General Plan designation for the site as it conforms to the uses and businesses stipulated in the plans and related policies, and the applicable zoning district regulations. The business for which the Site Development is requested is a retail commercial use in an area fronting on San Ramon Road, which contains predominantly retail commercial and 7 commercial service type uses. Additionally, the business to be expanded and physically improved is an existing business which has been in the community for many years at this location and is expanding by approximately 34% in size. The Property Owner! Applicant proposes to improve the appearance ofthe building and enhance the landscaping around the building and parking areas with the renovation and expansion project. The design of the addition to the building will be ofthe same design and character as the existing structure with notable improvements in the roofing and various features. As the building is an existing structure with the continuation of the same design theme, it will be compatible with the structures on the surrounding properties. RECOMMENDATION: 1. Open public hearing and hear Staff presentation. 2. Take testimony from the Applicant and the public. 3. Close public hearing and deliberate. 4. Adopt a Resolution (Attachment I) to approve P A 03-075, Site Development Review for the expansion of a retail/commercial building, and Sign/Site Development Review for relocation of monument sign, subject to conditions. 8 APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN DESIGNATION: SPECIFIC PLAN AREA: EXISTING ZONING AND LAND USE: GENERAL INFORMATION Michael Perkins 17467 Almond Road Castro Valley, CA 94546-1201 Michael & Alexandra M. Perkins 17467 Almond Road Castro Valley, CA 94546-1201 7370 San Ramon Road, Dublin, CA 94568 941-0040-002-17 Retail/Office San Ramon Road Specific Plan Zoning: C-I (Retail Commercial) Existing Land Use: Retail 9 RESOLUTION NO. 05- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW AND SIGN/SITE DEVELOPMENT REVIEW FOR PA 03-075 SLEEP SHOP, LTD. FOR EXPANSION AND EXTERIOR MODIFICATION OF AN EXISTING BUILDING AND PARKING LOT, INCLUDING RELOCATION OF EXISTING MONUMENT SIGN WITHIN THE C-l RETAIL COMMERICAL ZONING DISTRICT AND SAN RAMON ROAD SPECIFIC PLAN AREA, AREA 3 WHEREAS, the Applicant and Owner ofthe Sleep Shop. Ltd. property and business, Michael Perkins has requested approval of a Site Development Review request to expand and renovate an approximately 6,470 square foot retail/commercial building presently operating as a specialty mattress and bedroom furniture store. The project proposal includes an addition of approximately 2,188 square feet of building area on the northerly side of the building; relocate an existing monument sign; and, minor interior and exterior modifications to the building and landscaping; and, relocation of existing parking stalls with associated improvements and landscaping on property located at 7370 San Ramon Road; WHEREAS, the building at 7370 San Ramon Road was designed and built for the purposes of retail and commercial type uses; and WHEREAS, the proposed use and existing retail furniture sales use is compatible with the uses permitted in the zoning district, as the C-I Zoning District permits several types of retail or commercial uses, including but not limited to, Banks and Financial Services, Eating Establishment, Health Services/Clinic, and General and Neighborhood Retail businesses; and WHEREAS, the project site is located in the General Plan area ofthe City designated for Retail/Commercial uses, and in the San Ramon Road Specific Plan planning area, Area 3, in Dublin. The San Ramon Road Specific Plan as adopted in 1983, allows retail commercial uses providing family apparel, household furnishings, general merchandise, specialty items, and eating and drinking establishments, excluding drive-through restaurants in Area 3 of the Specific Plan; and WHEREAS, the project is in conformance with the Zoning District, Specific Plan, and the General Plan designation for the site as it conforms with the uses and businesses stipulated in the plans and related policies, and the applicable regulations; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, the project has been found to be Categorically Exempt under the California Environmental Quality Act Guidelines (Section 15301, Class I) as it consists of expansion and improvements to an existing building and fully improved site, and relocation of signage in a C-I Retail Commercial Zoning District, and in conformance with the San Ramon Road Specific Plan and the uses allowed in Area 3 of the Specific Plan, which include retail uses related to household furnishings. Additionally, the project is in conformance with the General Plan designation of Retail/Office and is in an area where all public services and facilities are available to allow for maximum development permissible ATTACHMENT 1 under the General Plan and San Ramon Road Specific Plan. The area in which the project is located is not environmentally sensitive; and WHEREAS, the Applicant has requested that the Planning Commission allow a 15 percent parking reduction with shared parking in the adj acent restaurant parking lot, and has secured a shared parking agreement with Vince McNamara, the owner of McNamara's restaurant and the property adjacent to the north of the Sleep Shop, Ltd. property for use of the restaurant's parking lot spaces between the hours of 9 a.m. and 6 p.m., seven days per week. The San Ramon Road Specific Plan allows parking reductions of up to 25 percent in Area 3 of the Plan if a shared parking arrangement is in place; and WHEREAS, the Conditions of Approval proposed will limit or eliminate any negative impacts of the added building area and relocation of parking and signage the project could have on surrounding businesses and residents; and WHEREAS, the Zoning Administrator held a properly noticed public hearing on said application on August 30, 2005, after which a letter of opposition was filed by John and Fred Nichandros; and WHEREAS, the Zoning Administrator referred the project to the Planning Commission for consideration of the Site Development Review and Sign/Site Development Review for P A 03-075 at the request of the opponents of the project; and WHEREAS, the Planning Commission held a properly noticed public hearing on said application on October II, 2005; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth and used their independent judgment to make a decision. WHEREAS, the Planning Commission has found that the proposed project generally consisting of an addition to the square footage ofthe building on the north side, relocation of a parking area and monument sign, and a 15% parking reduction based on a shared parking agreement, with associated improvements and enhancements, is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does find that: does hereby make the following findings relating to the Site Development Review and the Sign/Site Development Review: A. The Site Development Review and Sign/Site Development Review approval of this project application, P A 03-075, is consistent with the intent/purpose of Section 8.104 and Section 8.84, Site Development Review and Sign/Site Development Review, of the Zoning Ordinance. B. The approval of this application, as conditioned, complies with the policies and designations of the General Plan and the San Ramon Road Specific Plan Area 3, which include retail uses related to household furnishings in a retail commercial area designated as Retail/Office on the General Plan Land Use Map. Additionally, it is an existing developed site in an area where all public services 2 and facilities are available to allow for maximum development permissible under the General Plan and San Ramon Road Specific Plan and the related plans and policies, and applicable C-I Retail Commercial Zoning District regulations. C. The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare, as the retail use is an existing use that will be upgraded with the proposed project. D. The proposed physical site development and relocation of the existing monument sign, including the intensity of development, site layout, grading, vehicular access, circulation and parking, setbacks, height, fences, public safety and similar elements, as conditioned, has been designed to provide a desirable enviromnent for the development and for the surrounding uses. E. The subject site is physically suitable for the type and intensity of the proposed use because it is a developed and fully improved site with area and dimensions that will accommodate a retail household furnishings sales establishment in a predominantly retail commercial area, and is located on a site with sufficient vehicular and pedestrian access. F. Impacts to views from San Ramon Road and surrounding businesses are addressed by the new design features, landscaping enhancements, proposed improvements and the upgrades incorporated into the design of the project. G. Impacts to existing slopes and topographic features are addressed because the property is relatively level in the building area, positive irrigation and drainage systems have been included in the improvements to be implemented at the site in sloped areas, and there are no significant topographic features. H. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, signs, building materials and colors, screening of exterior appurtenances, exterior lighting and similar elements have been incorporated into the project and as conditions of approval in order to insure compatibility of this development with the development's design concept or theme and the character of adj acent buildings and uses. H. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements, have been considered to ensure visual relief and an attractive environment for the public. The landscape improvements are designed to enhance and improve the existing building design. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 03-075, a Site Development Review and Sign/Site Development Review to expand and renovate an existing approximately 6,470 square foot retail/commercial building presently operating as a specialty mattress and bedroom furniture store, and permit relocation of an existing monument sign. The project proposal includes an addition of approximately 2,188 square feet of building area on the northerly side of the building; relocation of an existing monument sign; minor interior and exterior modifications to the building, including, but not limited to replacement of doors and windows, paint and material changes to the façade; enhancement of landscaping; and, relocation of existing parking stalls with associated improvements and landscaping, subject to the following Conditions of Approval as modified by the Planning Commission: CONDITIONS OF APPROVAL Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of. and shall be subiect to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. rpL.l Planning, rBl Building. rpOl Police. rpWl Public Works rADMl 3 Administration/City Attorney. rFINl Finance. rFl Alameda County Fire Department. rDSRl Dublin San Ramon Services District. rCOl Alameda County Department of Environmental Health. rZ71 Zone 7. NO CONDITION TEXT RESPON. AGENCY/ DEPART. WHEN REQUIRED SOURCE 1. Approval. This approval ofPA 03-075 establishes the conditions for the Site Development Review and Sign/Site Development Review for the exterior expansion by approximately 2,188 square feet of the Sleep Shop, Ltd., a retaillcommercial mattress and furniture business, building, including interior and exterior renovations, relocation of existing parking stalls to adjacent areas of the property, and relocation of an existing monument sign on the Sleep Shop, Ltd. property and property to be acquired from the City. The Site Development Review and Sign/Site Development Review are approved if the Property Owner purchases certain land from the City as described in Condition #2, below, and in accordance with Project plans in Exhibit A prepared by Greenwood & Moore, dated received July 25, 2005. the Conditions of Approval herein, and the Colors & Material Board labeled Exhibit C, on file with the Community Development Department. The resulting square footage of the 6,470 square foot building with the expanded area will be 8,658 s uare feet. Property Acquisition. The Applicant shall acquire the approximately 4,900 square foot area of land ITOm the City as shown in the Project Plans in Exhibit A. The acquisition must be approved by the City Council, and shall be completed prior to building permit issuance for any improvements related to the project. The approval ofPA 03-075, the SDR and Sign/SDR shall be effective at the time that City Council approves the land acquisition. Should the land not be acquired by the A licant, P A 03-075, shall be null and void. Permit Expiration. Construction or use shall commence within one year of permit approval, or the ermit shallla se and become null and void. Revocation of permit. The permit shall be revocable for cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this ermit shall be sub' ect to citation. Clean-up. The Applicant shall be responsible for clean-up and disposal of project and construction related trash and for maintainin a clean, litter-free site. Controlling Activities. The Applicant shall control all activities on the project site so as not to create a nuisance to the sUIToundin businesses and residences. NoiselNuisances. No loudspeakers or amplified music shall be permitted to project or be placed outside of the buildin . Accessory Structures. The use of any accessory structures, such as stora e sheds or trailer/container 4 2. 3. 4. 5. 6. 7. 8. PL PL,PW PL PL PL PO,PL PO,PL PL,B,F Ongoing Prior to issuance of Building Permits Ongoing Ongoing Ongoing Ongoing Ongoing Ongoing tandard L,PW tandard tandard tandard tandard tandard NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. units used for storage or for any other purpose, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and approved. 9. Temporary Outdoor Sales Events. All outdoor sales PL,B,F Ongoing ~tandard events shall require a valid Temporary Use Permit approved by the Director of Community Development or his/her representative. Operation under and application for the permit shall be in accordance with Chapter 8.108 of the Dublin Zoning Ordinance. 10. Fees. ApplicantlDeveloper shall pay all applicable fees Various Various times, but ¡Standard in effect at the time of building permit issuance, no later than including, but not limited to, Planning fees, Building issuance of fees. Traffic Impact Fees, TVTC fees. Dublin San Building Ramon Services District fees, Public Facilities fees, Permits Dublin Unified School District School Impact fees, Alameda County Fire Services fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that mav be adopted and applicable. 11. Requirements and Standard Conditions. The Various Prior to issuance ~tandard Applicant/Developer shall comply with applicable of Building Alameda County Fire, Dublin Public Works Permits 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 insta1lation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 12. Standard Public Works Conditions of Approval. PW Approval of !Standard The ApplicantlDeveloper sha1l comply with all Improvement applicable City of Dublin Standard Public Works Plans through Conditions of Approval, Attachment A I, besides those completion listed below. In the event of a conflict between the Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. 13. Required Permits. ApplicantlDeveloper shall obtain PW Various times, but Standard all necessary permits required by other agencies and no later than utility providers (e.g., Alameda County Flood Control issuance of District Zone 7, Alameda County Health Agency, if Building Permits necessary, State Water Quality Control Board, etc.) and shall submit copies of the permits to the Department of Public Works. 14. Building Permits, Codes and Ordinances. The B Through tandard ApplicantlDeveloper shall obtain all necessary permits completion from the Dublin Building Department. All project construction sha1l conform to all building codes and ordinances in effect at the time of building permits. 5 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. IS. Fire Codes and Ordinances. All project construction B Through ¡Standard shall confonn to all fire codes and ordinances in effect completion at the time ofbuildinQ Dennits. BUILDING & SAFETY 16. Building Permit Application. To apply for building B,PL Prior to issuance ß pennits for exterior building modifications and/or of Building tenant improvements, the ApplicantlDeveloper shall Pennits submit eight (8) sets of construction plans together with final site plan and landscape plans to the Building Department for plan check. Each set of plans shall have attached a copy of these conditions of approval with notations as to how the condition is being satisfied. The plans shall clearly indicate how all conditions of approval will be, or have been complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building pennits. The following items should be included on the drawings submitted to the Building Division: · Provide a detailed plan on exit path from within the building to the public way. · Show location of all roof top equipment, including isometric outline of the gas/plumbing systems. · Provide details on all construction type for the structure. · Building floor plans with structural calculations for any attached design features and the play structure. · Per 1105B.3.2 CBC, areas to be made accessible include the following: a. Customer and office areas, together with related toilet rooms. b. Conference or meeting rooms and similar areas. c. Employee work areas shall have a minimum 36" wide clear access, except as modified in other portions of these regulations. 17. Addressing & Signage. Approved numbers or address B,F Prior to Standard shall be placed on the building as to be plainly visible Occupancy of and legible from the roadway fronting the property. All Addition exterior address signage in both the front and rear of the building shall meet the requirements of the Dublin Municipal Code, be illuminated, and a minimum of 5" in height to be visible to a passing officer. Additionally, all exit signs. emergency lighting, and door hardware shall be in accordance with the California Buildin" Code. 6 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. 18. Construction Plans. All submitted construction plans B,PL Prior to issuance Standard shall be fully dimensioned (including building of Building elevations), accurately drawn (depicting all existing and Permits proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be internally consistent. 19. Fire Sprinkler System. An automatic fire sprinkler B,F Prior to Standard system shall be installed throughout the existing building Occupancy of and the proposed new addition, and fully maintained. Addition Plans, specifications, equipment lists and calculations for the modifications to the sprinkler system must be submitted to the Building Division and the Alameda County Fire Department, City of Dublin for review and approval prior to installation. Additional details and requirements are contained in Conditions #68 and 69. 20. Restrooms. The total number of restrooms shall meet B Prior to Standard the California Plumbing Code, Appendix, Chapter 29. Occupancy of The CPC requires separate restrooms for each sex. Addition However, if the Applicant is able to supply a letter to the City certifYing that the number of employees is less than 5. a single restroom may be permitted under Section 2902.3 of the CBC. [;EOTECHNICAL 21. Geotechnical Report. The Applicant/Developer B,PW Prior to issuance Standard shall incorporate the recommendations of the of Geotechnical report prepared for the project, and Grading/Sitewor additional mitigation measures required by the k Permit and City Engineer, into the project design. The during Geotechnical Engineer shall certifY that the project construction design conforms to the report recommendations prior to issuance of a Grading/ Sitework Permit. All report recommendations shall be followed during the course of grading and construction. All required State and Federal documentation, including FEMA documentation, must be submitted prior to issuance of any permits. 22. Engineer Observation. The Engineer of record B,PW Prior to issuance B shall be retained to provide observation services of Grading/Site for all components ofthe lateral and vertical work Permit and design of the building, including nailing, hold- during downs, straps, shear, roof diaphragm and structural construction frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. ITE DESIGN 23. Roof Equipment Screening. All roof equipment shall PL Prior to issuance Standard be completely screened from view by the building of Building parapet as shown on the Elevations in Exhibit A. Permits Equipment not screened by a parapet shall be screened by materials architecturally compatible with the building, as approved by the Community Development Director. 7 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. 24. State Title 24 Requirements - Sidewalk/Handicap B,PW Prior to issuance Standard Accessibility. All handicap ramps and accessible of Building walkways shall comply with all current State Title 24 Pennits and requirements and City of Dublin Standards. Completion of Improvements 25. Disabled Parking. The existing disabled parking shall B,PW Prior to issuance PW be relocated to the new parking area and comply with of Occupancy current California Building Code requirements. All Pennit(s) and disabled parking stalls shall meet State Title 24 Completion of requirements, including providing curb ramps at each Improvements loading zone. Curb ramps cannot encroach within the loading/unloading areas. Disabled stalls shall be conveniently located and grouped near the primary entrance to the building. Van accessible stalls shall also be provided and shall meet State Title 24 requirements. 26. Disabled Access Ramps. The ApplicantlDeveloper B,PW Prior to issuance PW shall install new disabled access ramps, and replace all of Occupancy existing handicapped ramps to meet current State Title Pennit(s) 24 requirements. 27. DamagelRepairs. ApplicantlDeveloper shall be PW Prior to issuance PW responsible for the repair of any damaged pavement. of Occupancy street, curb & gutter, sidewalk or other street facility Pennit(s) and result from construction activities associated with the Completion of development of the project, to the satisfaction of the Improvements Director of Public Works. ARCIDTECTURAL DESIGN MODIFICATIONS . 28. Exterior Design Modifications. The design of the PL Prior to issuance PL exterior modifications to the structure pursuant to this of Building Site Development Review shall generally confonn to Pennits the project Exterior Elevations and Details as shown in Exhibit A, Project Plans and Elevations submitted and prepared by Greenwood & Moore dated August --, and to the Site Plan, contained in Exhibit A, on file in the Planning Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of Approval contained herein. 29. Exterior Colors & Materials. The colors and materials PL Prior to issuance PL of the exterior modifications to the structure pursuant to of Building this Site Development Review shall generally confonn Pennits to the colors and materials as shown in Exhibit B, Colors and Materials Board, submitted by Greenwood & Moore dated received June--, 2004, on file in the Planning Department. SIGNS/SITE DEVELOPMENT REVIEW 30. Signage. This Sign/Site Development Review pennits PL,B Prior to issuance of Standard the re-installation of the existing building signs. The Building Pennits Applicant must submit details of the attachment of the and Ongoing signage to the building to the Building Division for building pennits prior to re-installation. No new or modified building signage is pennitted with this approval. All requests for additional signage or modifications to signage, such as sign copy, size, 8 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. location, materials or colors, shall be submitted for review and approval to the Planning Division as a Sign/Site Development Review application. All wall- mounted and freestanding signage, new, relocated. or replaced shall be required to have separate building pennits. 31. Monument Sign. The existing monument sign may be PL,PW Ongoing PW relocated to the newly acquired area of the property following completion of acquisition of the area from the City. as shown on the Site Plan in Exhibit A. The Applicant shall have surveyors stake the new property line and note the relocation area of the sign for approval by the Public Works Director prior to installation. No additional monument signs are pennitted under this approval. Requests for additional monument or freestanding signage shall require submittal of an application for a new Sign/Site Development Review. 32. Temporary Promotional Signage. The use of any PL Ongoing Standard Temporary Promotional Signs (i.e.. banners, pennants, flags, balloons, searchlights and similar advertising devises) for special advertising and or promotional use shall first require a separate Zoning Clearance approval prior to installation, and shall comply with the provisions established in the Sign Regulations of the Dublin Zoning Ordinance. ACCESS AND CmCULATION .. . 33. Vehicle Parking. All parking spaces shall be double PW Prior to issuance PW striped using 4" white lines according to Figure 76-3 of Occupancy and §8.76.070 (A) 17 of the Dublin Municipal Code. Pennit and All compact-sized parking spaces shall have the word Completion of "COMPACT" stenciled on the pavement within each Improvements space. 12" -wide concrete step-out curbs shall be constructed at each parking space where one or both sides abut a landscaped area or planter. All existing faded parking stall lines, pavement legends and directional arrows shall be repainted. 34. No Parking Zone. No Parking will be allowed on both PW Ongoing PW sides of the drive aisles throughout the site. This parking restriction shall be indicated with red-painted curbs, and with R26F "No Stopping - Fire Lane" signs installed on both sides at a spacing not to exceed 200'. Parking shall also be restricted along designated drive aisles to assure unobstructed access through the site. 35. Signs and Pavement Markings. The PW Prior to PW ApplicantlDeveloper shall be responsible for the Occupancy and following on-site and off-site traffic signs and Ongoing pavement markings: a. A stop control (including CalTrans Rl "Stop" sign, stop pavement legend, 12"- wide white stop bar stripe) shall be installed at the driveway exit. b. R26F "No Stopping - Fire Lane" signs shall be posted along all curbs that are 9 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. longer than 20' and that parallel the drive aisles as required by the Fire Marshall. c. RIOOB (disabled parking regulations sign) shall be installed at the driveway entrance to the site with amended text to read ".. .may be reclaimed at DUBLIN POLICE or by telephoning 833-6670". Handicapped parking signs and legends per State Title 24 requirements. d. The word "Compact" shall be stenciled on the pavement surface within each compact parking space. 36. Shared Parking Agreement. This project is PL On-going PL approved for the addition to the building subject to a Shared Parking Agreement between the Applicant and the adjacent property owner for the shared use of 6 parking spaces. Should a retail business of another use type propose to locate in the building, an analysis of the required parking spaces and the provided spaces will be required. If the business requires more parking than that provided by the existing shared and on-site parking spaces, additional parking spaces will be required, and subject to approval by the Community Development Director. 37. Sidewalk. The Applicant/Developer shall construct 5- PW Prior to issuance PW feet wide sidewalk between the building and the public of Occupancy sidewalk. Per Section 1114B.1.2 ofthe California Permit Building Code, an accessible route of travel shall be provided between the building and the public sidewalk on San Ramon Road. 38. EV AE. The Applicant shall maintain the dedicated PW,F Prior to issuance PW,F Emergency Vehicle Access Easement (EV AE) as of Occupancy shown on the SDR plans. Plats and legal descriptions Permit, associated with the EV AE shall be prepared by a Completion of licensed Civil Engineer or Land Surveyor and Improvements, submitted with the first Building Department plan and Ongoing check submittal. The Applicant shall be responsible for having this document recorded at the Aoolicant's cost. PUBLIC WORKS CONDITIONS 39. Clarifications and Changes to the Conditions. In the PW Prior to approval PW event that there needs to be clarification to these of Improvement Conditions of Approval, the Directors of Community Plans Development and Public Works have the authority to clarify the intent of these Conditions of Approval to the ApplicantlDeveloper by a written document signed by the Directors of Community Development and Public Works and placed in the project file. The Directors also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Develooer to fulfill needed imorovements or 10 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. mitigations resultinl!: from imoacts of this oroiect. 40. Occupancy Permit Requirements. Prior to PW Prior to issuance Standard issuance of an Occupancy Permit, the physical of Occupancy condition of the project site shall meet minimum Permit health and safety standards including, but not limited to the following: a. The parking lot and walkways providing access to the building shall be complete, as determined by the City Engineer, to allow for safe, unobstructed pedestrian and vehicle access to and from the site. b. All address numbers to the buildings shall be in place and visible. c. Lighting for the site shall be adequate for safety and security. All streetlights on streets providing access to the buildings shall be energized and functioning. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. d. All construction equipment, materials, or on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means approved by the City Engineer. e. All fire hydrants shall be operable and easily accessible to City and ACFD personnel. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low- emissions tune-ups. f. .All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, and signage) shall be installed and fully functional. 41. Improvement and Grading Plans. All PW Prior to Issuance PW improvement and grading plans submitted to the of Building Public Works Department for review/approval Pennits shall be prepared in accordance with these Conditions of Approval, and the City of Dublin Municipal Code including Chapter 7.16 (Grading Ordinance). Submittal shall have attached an annotated copy of the Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will be complied with, and II NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. where they are located on the plans. Construction plans will not be accepted without the annotated conditions attached to each set of plans. When submitting plans for review/approval, the Applicant/Developer shall also fill-out and submit a City of Dublin Improvement Plan Review Checklist (three 8-112" x II" pages). Said checklist includes necessary design criteria and other pertinent information to assure that plans are submitted in accordance with established City standards. The plans shall also reference the current City of Dublin Standard Plans (booklet), and shall include applicable City of Dublin Improvement Plan General Notes (three 8-112" x II" pages). For on-site improvements, the ApplicantlDeveloper shall adhere to the City's On- site Checklist (eight 8-112" x 11" pages). All of these reference documents are available from the Public Works Department (call telephone 925- 833-6630 for more information). Prior to issuance of a final occupancy permit by the Building Department, the Applicant shall forward "As- Built" plans for the City's permanent files. Said plans shall be printed on Mylar. 42. Final Improvement Plans. The PW Prior to Issuance Standard ApplicantlDeveloper's Engineer shall prepare final of Building improvement plans for review and approval by the Permits Director of Public Works. Said Improvement plans shall be based on the Site Plan and other preliminary plans in Exhibit A and include, but are not limited to, plan and profile, storm drainage, utility, striping, new pavement sections per the approved project soils report, and details for the project to the satisfaction of the Director of Public Works. The ApplicantlDeveloper's Engineer shall obtain the City of Dublin's Site Check List from the Public Works Department and shall address any and all items applicable to the project. Said Check List shall be part of these conditions of approval. Prior to issuance of a final occupancy permit by the Building Department, the Applicant shall forward "As-Built" plans for the City's permanent files. Said plans shall be printed on Mylar. 43. Improvements within Existing Easements. The PW Prior to Standard ApplicantlDeveloper shall obtain written issuance of permission from the beneficiaries of all existing Grading! easements encumbering the site before Sitework constructing improvements within the easement Permit areas if the proposed improvements are inconsistent with purpose for which the easement was created. Said permission shall be shall adhere to the City's On-site Checklist (eight 8-112" x II" 12 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY! REQUIRED DEPART. pages). All of these reference documents are available from the Public Works Department (call telephone 925-833-6630 for more informatiorÌ). 44. Relocation of Existing Improvements! Utilities. PW Prior to PW Any necessary relocation of existing issuance of improvements or utilities shall be accomplished at Occupancy no expense to the City. The Applicant shall Permit relocate the sprinkler timer/controls for irrigation to his property from its existing location. 45. Public Improvements. All public improvements PW Prior to Standard constructed by Developer and to be dedicated to issuance of the City are hereby identified as "public works" Occupancy under Labor Code section 1771 unless the Public Permit Works Director specifically determines otherwise in writing. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following), 46. Improvement Security. The Applicant/Developer PW Prior to issuance Standard shall provide an Improvement Security to the City of GradinglSite to guarantee the required improvements. work Permit Improvement Security must be posted to guarantee the faithful performance of the required improvements and the payment for labor and materials. Such Security shall be in the form of cash, a certified or cashier's check, a letter of credit, or surety bonds executed by the Applicant/Developer and by a corporate surety authorized to do business in California. The amount of the Security guaranteeing faithful performance shall be 100% of the estimated cost of the work per the new street configuration. The amount of the Security guaranteeing the payment for labor and materials shall be 100% ofthe estimated cost of the work per the new street configuration. The Applicant/Developer shall provide an estimate ofthese costs for approval by the City Engineer with the first submittal of the improvement plans for checking. 47. Release of Security. When all improvements govemed PW Prior to Standard by the Improvement Security are complete to the acceptance of satisfaction of the City Engineer, the City Engineer improvements by will consider accepting the improvements and City Engineer. releasing the Security. Prior to the City Engineer's acceptance, the ApplicantlDeveloper shall furnish the following to the City: 1. A Maintenance Bond or other replacement security in an amount equal to 25% of the estimated cost of the work to guarantee against defects for a one-year period. 2. As-Built or Record Drawings printed on Mylar of all Improvement Plans and maps associated with the project. 13 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY! REQUIRED DEPART. 3. Digital computer files of the plans in a format compatible with the City's GIS system. 4. A Declaration or Report by the project Geotechnical Engineer confirming that all geotechnical and grading work associated with the project has been performed in accordance with the Engineer's recommendations. 5. Payment of any outstanding City fees or other debts. 6. Any other information deemed necessary by the City Engineer. GRADING AND DRAINAGE 48. Storm Drain Improvements. ApplicantlDeveloper PW Prior to issuance PW shall construct all required storm drain improvements in of Grading! accordance with a site-specific hydrologylhydraulic Sitework Permit analysis and/or as specified by the Public Works Department. Plans submitted for the storm drain improvements shall include full drainage pattern for the entire parkin!! lot. 49. Storm Water Treatment Measnres Maintenance PW Prior to issuance PW Agreement. Applicant/Developer shall enter into an of Occupancy agreement with the City of Dublin that guarantees the Permit(s) and property owner's perpetual maintenance obligation for Completion of all storm water treatment measures installed as part of Improvements the project. Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the reissuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. 50. Grading Requirements. The Applicant/Developer shall PW Ongoing Standard grade the proposed project in accordance with the Public Works Standard Conditions of Approval, attached to these conditions as Exhibit Al and made a part of, and Califomia Regional Water Quality Control Board standards and details. 51. Water Quality/Best Management Practices. PW Ongoing and PW Pursuant to the Alameda Countywide National During Pollution Discharges Elimination Permit (NPDES) No. Construction CAS0029831 with the California Regional Water Quality Control Board (RWQCB), the ApplicantlDeveloper shall design and operate the site in a manner consistent with the Start at the Source publication, and according to Best Management Practices to minimize storm water pollution. All trash dumpsters and recycling area enclosures that are not located inside the building shall have roofs to prevent contaminants from washing into the storm drain system. All storm drain inlets serving vehicle parking areas shall be fitted with Filter Devices to remove Hvdrocarbons and other contaminants and stenciled 14 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. "No Dumping - Flows to Bay" using stencils available from the Alameda Countywide Clean Water Program. 52. Erosion Control Plan. A detailed Erosion Control PW Prior to issuance PW Plan shall be included with the Grading Plan. of Grading! ApplicantlDeveloper shall include an Erosion and Sitework Permit Sediment Control Plan with the grading plans for review and approval by the City Engineer/Public Works Director. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. Said plan shall be implemented, and continually maintained pursuant to the City's NPDES permit between October I" and April 15'h or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer/Public Works Director. 53. Grading Permit Required. A gradinglsitework PW Prior to Standard permit must be obtained from the Public Works commencmg Director for all improvement work on- and off- Improvement site. Said permit will be based on the final set of Work civil plans to be approved once all plan check comments have been addressed. The Grading Plan shall be in conformance with the recommendations ofthe Geotechnical Report, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached application (three 8-1/2" x II" pages) for more information. The ApplicantlDeveloper must fill in and return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00 due at the time of permit issuance, although the ApplicantlDeveloper will be responsible for any adopted increases to the fee amount. 54. Additional Grading Requirements. The PW During PW ApplicantlDeveloper shall grade the proposed Construction project in accordance with the Public Works Standard Conditions of Approval, attached to these conditions as Attachment Al and made a part of, and California Regional Water Quality Control Board standards and details. 55. Roof Drainage. Roof drainage shall drain across PW Prior to approval PW bio-swales or into bio- filters prior to entering the of Improvement storm drain system. The landscaping and drainage Plans and improvements in the bio-swale and bio- filters shall issuance of be appropriate for water quality treatment. The Occupancy City Engineer may exempt specific roof leaders Permit( s) from this requirement if space limitations prevent adequate water treatment without creating hazards, nuisance or structural concerns. Concentrated 15 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. flows will not be allowed to drain across public sidewalks. UTILITIES 56. Joint Utility TrencheslUndergroundinglUtility PW Prior to Standard Plans. ApplicantlDeveloper shall construct all joint Occupancy utility trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults. electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground within a public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduits shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of any newly proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Utility Plans. 57. Zone 7. The ApplicantlDeveloper shall comply with all PW, Zone7 Prior to approval Standard Alameda County Flood Control and Water Conservation of Improvement District - Zone 7 Flood Control requirements and Plans applicable drainage fees. The Applicant will be required to pay Zone 7 SDA 7-1 Impervious Surface Area fees for all new hardscape areas. SECURITY AND POLICE 58. Non-Residential Security Requirements. The PO,B Ongoing Standard applicant shall comply with all applicable City of Dublin Non-Residential Security Ordinance reauirements. 59. Fencing & Landscaping at Intersections! Accessways. PO,B During Standard Landscaping at the access driveway on San Ramon construction Road shall be such that sight distance is not obstructed for drivers. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. The perimeter of the site shall be fenced during construction and security lighting and patrols shall be employed as necessarv. 60. Addressing. Addressing and building numbers shall be PO Prior to Standard visible from the approaches to the building and require Occupancy and a lettering height of 5". All exterior doors, including Ongoing those on the rear of the building and service entries, shall be labeled with the business name and address to be painted on the door in a contrasting color, unless not in use. The letterinl! shall be no less than 5" in heil!ht. 61. OfficelEmplayee Area. Office and employee areas PO Prior to PO shall be indicated on plans. The office shall have a solid Occupancy and core door with a deadbolt lock and a peephole. Ongoing Additionally, a panic or robbery alarm shall be installed in the office area as Dart of the alarm system. 62. Exit Doors. Employee exit doors shall be equipped PO Prior to Standard 16 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. with 180-degree viewers if there is not a burglary Occupancy and resistant window panel in the door from which to scan Ongoing the exterior. 63. Pedestrian Pathways. All pedestrian pathways will be PO Prior to PO clearly delineated within the site. Occupancy and Ongoing 64. Silent Robbery Alarm. The business shall be PO Prior to PO equipped with at least a central station silent robbery Occupancy and alarm prior to occupancy. The alarm system shall, at Ongoing the minimum, during non-business hours monitor exit/entry points, have interior motion sensors, and be centrallv monitored. 65. Alarm System Modification. The current alarm PO Prior to issuance PO system shall be upgraded to include monitoring of roof of Occupancy and oDening and ceiling areas to vrevent burglary and theft. Ongoing 66. Interior Night Lights. The premises, while closed for PO Prior to Standard business after dark, must be sufficiently lighted by use Occupancy and of interior night-lights. Ongoing 67. Lighted Exterior Doors. All exterior doors shall be PO Prior to PO provided with their own light source and shall be Occupancy and adequately illuminated at all hours to make clearly Ongoing visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. 68. Lighting Plan. The Applicant shall submit a final PO Prior to PO lighting plan for approval by the Dublin Police. At a Occupancy minimum the plan should include: · .50 foot-candle lighting levels at all doors · 1.0 foot-candle lighting at ground level in parking lot areas · Lighting fixtures shall be of a vandal resistant type 69. Exterior Landscaping. Exterior landscaping shall be PO Prior to Standard kept at a minimal height and fullness giving patrol Occupancy and officers and general public surveillance capabilities of Ongoing the area. Shrubs and groundcover shall not directly cover window and doorways. Any river rock used near parking lots or buildings shall be Dermanentlv affixed. 70. Parking Area Sign age. All entrances to the parking PO Prior to Standard areas shall be posted with appropriate signs per Sec. Occupancy and 22658(a) of the California Vehicle Code, to assist in Ongoing removing vehicles at the property owner's or manager's request. 71. Theft Prevention and Security Program. The PO Ongoing Standard Applicant shall work with Dublin Police Services on an ongoing basis to establish an effective theft, robbery, and burglary prevention/security program for the business. 72. Graffiti. The Applicant shall keep the site clear of PO,PL Ongoing Standard graffiti vandalism on a regular and continuous basis and at all times. Graffiti resistant paints and materials for the structures on-site and film for windows or glass should 17 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. be used. 73. Emergency Response Card. Prior to occupancy ofthe PO Prior to Standard new addition, the Applicant shall submit an updated Occupancy Emergency Response Card providing emergency and call-<:mt infonnation for the premises to Police Services. FIRE DEPARTMENT 74. Compliance with ACFD Regulations and Standards. B,F Through tandard The Applicant shall comply with all Alameda County Completion and Fire Department (ACFD) rules, regulations, City of Ongoing Dublin standards, including minimum standards for emergency access roads and payment of applicable fees, includinl! City of Dublin Fire facility fees. 75. Compliance with Fire Code. The project shall F Prior to Standard comply with the Unifonn Building Code and Fire Occupancy and Codes as adopted bv the City of Dublin. Ongoing 76. Knox Box. The Applicant shall provide a Knox box at F Prior to Standard the main entrance to the building. The Knox box shall Occupancy and contain a key that provides access to the business. The Ongoing key can be placed in the box during the Fire Department inspection (CFC 902.4), 77. Fire Apparatus Roadways. Fire apparatus roadways F Prior to Standard must have a minimum unobstructed width of20-feet and Occupancy and an unobstructed, vertical clearance of not less than 13- Ongoing feet 6-inches. Roadways under 36-feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28-feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO PARKlNG FIRELANE-CVC 22500.1". (CFC 2001, Section 902.2.2.1) Fire apparatus roadways must be installed, and fire hydrants in service, prior to the commencement of vertical ti-aming or combustible storage placed on site. 78. Inspection of Roadways & Fire Hydrants. Prior to the F Prior to Standard commencement of storage or ti-aming, contact the City commencement of Of Dublin, Fire Prevention Division, And The Public storage or framing Works Department to schedule an inspection of roadways and fire hydrants. (CFC 2001 SECTION 8704.2 & 8704.3) 79. Fire Sprinkler System. An automatic fire sprinkler F Prior to F system shall be installed throughout the existing building Occupancy and and the proposed new addition. Plans, specifications, Ongoing equipment lists and calculations for the modifications to the sprinkler system must be submitted to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, for review and approval prior to installation. A separate plan review fee will be collected upon review of these plans. (CFC 2001, Section 1001.3) 18 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. 80. Monitoring of Sprinkler Systems. Sprinkler systems F Prior to F serving more than 100 heads shall be monitored by an Occupancy and approved central station, U.L. listed for fire alarm Ongoing monitoring. The account shall be certificated. A copy of the U.L. hsting and certificate must be provided to the Alameda County Fire Department. City of Dublin, Fire Prevention Division, prior to scheduling the final test system (CFC 2001, Section 1003.3 as amended). 81. Fire Extinguisher. Provide at least one 2AlOBC F Prior to Standard portable fire extinguisher for each 3,000 sq. ft. of floor Occupancy and area. Travel distance to an extinguisher shall not exceed Ongoing 75-feet of travel distance. An approved sign in accordance with the Uniform Fire Code shall be conspicuously posted above the extinguisher (CFC 2001, Section 1002.Ú. 82. Addressing. The numbers or address shall be placed on F Prior to Standard the existing building and positioned as to be plainly Occupancy and visible and legible from the street or road fronting the Ongoing property. Said numbers shall contrast with their background. Numbers shall be permanently posted on the main entrance doors (CFC 2001, Section 901.4.4), 83. Signage. Signage is required for Fire Sprinkler Rise, Fire F Prior to Standard Alarm RoomlPanel, Electric RoomlPanel, Roof Access Occupancy and and any location that may require access during an Ongoing emergency. DUBLIN SAN RAMON SEØ-VJCES DISTRICT (DSRSD) 84. Prior to issuance of any building permit, complete DSR Prior to issuance DSRSD improvement plans shall be submitted to DSRSD for of Building approval that conform to the requirements of the Permits DSRSD Code; Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities; and all applicable DSRSD Master Plans and policies. 85. Domestic and fire protection waterline systems for this DSR Prior to approval DSRSD commercial development shall be designed to be looped ofImprovement or interconnected to avoid dead end sections in Plans accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 86. Public water and sewer lines shall be located in public DSR Prior to issuance DSRSD streets rather than in off-street locations to the fullest of Grading extent possible. If unavoidable, then public sewer or Permits water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 87. Prior to approval by the City of a Grading Permit, the DSR Prior to issuance DSRSD locations and widths of all proposed easement of Grading dedications for water and sewer lines shall be submitted Permits to DSRSD. 88. All easement dedications for DSRSD facilities shall be DSR Prior to issuance DSRSD by separate instrument irrevocably offered to DSRSD, of Building or bv offer of dedication on the Final Map. Permits 89. Prior to issuance by the City of any Building Permit, all DSR Prior to issuance DSRSD 19 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. utility connection fees. plan checking fees. inspection of Building fees, permit fees and fees associated with a wastewater Permits discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 90. Prior to issuance by the City of any Building Permit, or DSR Prior to issuance DSRSD any Construction Permit by the DSRSD, whichever of Occupancy comes first, all improvement plans for DSRSD facilities Permits shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The ApplicantlDeveloper shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Enl!ineer. 91. No sewer line or water line construction shall be DSR Ongoing DSRSD permitted unless the proper utility construction permit has been issued bv DSRSD. 92. The ApplicantlDeveloper shaH hold DSRSD, its Board DSR Prior to issuance DSRSD of Directors, commissions, employees, and agents of of Building DSRSD harmless and indemnify and defend the same Permits from any litigation, claims, or fines resulting from the construction and comuletion of the uroiect. 93. All mains shall be sized to provide sufficient capacity PW, DSR Prior to issuance DSRSD to accommodate future flow demands for the project. of Grading Layout and sizing of mains shaH be in conformance Permits with DSRSD's utility master planning. DEBJUS/DUST/CÖNSTRUCTION ACTIVITY 94. Construction TrashlDebris. Measures shall be taken PW,B Prior to Standard to contain all construction related trash, debris, and Construction materials on-site until disposal of-site can be arranged. The ApplicantlDeveloper shaH keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no exuense to the City of Dublin. 95. Temporary Construction Fencing. Temporary PW,B Prior to issuance Standard construction fencing shaH be installed along the of Building perimeter of all work under construction. The use of Permits any temporary construction fencing shaH be subject to the review and approval of the Public Works Director and the Building Official. 96. Construction Noise Management PW During Standard Program/Coustruction Impact Reduction Plan. Construction AuulicantlDevelouer shall conform to the followinl! 20 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. Construction Noise Management Program/Construction Impact Reduction Plan. The following measures shall be taken to reduce construction impacts: a. Off-site truck traffic shall be routed as directly as practical to and from the freeway (1-580) to the job site. Primary route shall be rrom 1-580 to San Ramon Road. An Oversized Load Pennit shall be obtained from the City prior to hauling of any oversized loads on City streets. b. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Use recycled or other non-potable water resources where feasible. c. Construction equipment shall not be left idling while not in use. d. Construction equipment shall be fitted with noise muffling devices. e. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. f. Excavation haul trucks shall use tarpaulins or other effective covers. g. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. h. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: · Inactive portions of the construction site shall be seeded and watered until grass growth is evident. · All portions of the site shall be sufficiently watered to prevent dust. · On-site vehicle speed shall be limited to 15 mph. · Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non- petroleum based tackifiers may be required by the City Engineer. I. The Department of Public Works shall handle all dust complaints. The City 21 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. Engineer may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin, shall be addressed. J. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the City Engineer. k. Construction interference with regional non- project traffic shall be minimized by: · Scheduling receipt of construction materials to non-peak travel periods. · Routing construction traffic through areas of least impact sensitivity. · Routing construction traffic to minimize construction interference with regional non-project traffic movement. · Limiting lane closures and detours to off-peak travel periods. · Providing ride-share incentives for contractor and subcontractor personnel. 97. Trash Enclosure/Garbage Area. The trash enclosure PW Prior to issuance PW shall be shared with the neighboring property owner, of Building and architecturally designed to be compatible with the Permits and building. The refuse collection service provider shall be Ongoing consulted to ensure that adequate space is provided to accommodate collection and sorting of pertrucible solid waste as well as source-separated recyclable materials generated by this project. The enclosure shall have a roof constructed of materials that are architecturally compatible with the building. The doors must be designed with self-closing gates that can be locked closed and can also be held open with pin locks during loading. All trash bins used for this site shall be maintained within the trash bin enclosure(s) at all times. An area drain shall be installed within the trash enclosure with a connection to the sanitary sewer system. In addition, a hose bib shall be provided for convenient wash-down of the trash enclosure. LANDSCAPING/IRRIGATION 98. Final Landscape and Irrigation Plan. A Final PL Prior to issuance PL Landscape and Irrigation Plan prepared and stamped by of Building a State licensed landscape architect or registered Permits engineer, generally consistent with the PreliminarY 22 NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. Landscape Plans (Planting & Irrigation Notes/Details) prepared by Greenwood & Moore, dated July 27, 2005 (see Exhibit A. Sheets L-I through L-3), along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Community Development Director. Landscape and irrigation plans shall provide for a recycled water system. 99. LandscapIng at Accessway. Landscaping at the access PW Prior to issuance PW driveway on San Ramon Road shall be such that sight of Occupancy distance is not obstructed for drivers. Except for trees, Permit and landscaping shall not be higher than 30 inches above Completion of the curb in these areas. Improvements 100 Design & Installation of Additional Landscape PL Prior to issuance PL Elements/ Details. The ApplicantlDeveloper shall of Occupancy install trellises and planters with landscaping and Permit and vegetation on the northerly side of the building facing Completion of McNamara's Restaurant as indicated in the Preliminary Improvements Landscape Plan (Planting & Irrigation Notes/Details) prepared by Greenwood & Moore, dated July 27, 2005. The planters shall be fully irrigated and maintained, with details of the irrigation system included in the final Landscape Plan to be submitted for review and approval bv the Community Development Director. 101 Standard Plant Material, Irrigation and PW Prior to issuance Standard Maintenance Agreement. The Applicant! Developer of Building shall complete and submit to the Dublin Planning Permits Department the Standard Plant Material, Irrigation and Maintenance Agreement. 102 Maintenance Obligation for Frontage. The Applicant PW Issuance of PW shall assume the maintenance obligation for the Building Permits landscaping along the San Ramon Road frontage following permit issuance for the project. The irrigation system for this area shall be connected and fully integrated into the Applicant's on-site irrigation system as part of the proiect. 103 Landscape Borders. All landscaped areas shall be PL Ongoing Standard bordered by a concrete curb that is at least 6 inches high and 6 inches wide. Any curbs adjacent to parking spaces must be 12 inches wide. All landscaped areas shall be a minimum of6 feet in width (curb to curb). Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. 104 Landscaping of Monument Sign. The base of the PL Ongoing PL relocated monument sign shall be improved with low- level landscaping, with details included in the Final Landscape Plan. Existing trees on the site shall be trimmed to increase visibility of the relocated sÌ!ma!!e. IOS Maintenance of Landscape. All landscape areas on PL,PW Prior to issuance Standard the site shall be enhanced as shown on the Preliminary of Building Landscape Plans in Exhibit A (Sheets L-I through L-3), Permits and and proper!v maintained at all times. Anv proposed or Ongoing 23 NO CONDITION TEXT modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. 106 Installation of Landscaping and Parking lot Improvements. All landscaping and parking lot improvements shall be installed prior to occupancy of the addition to the retail store buildin . 107 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 Ci ' s Water Efficient Landsca in Ordinance. RESPON. AGENCY/ DEPART. PL,PW PL.PW WHEN REQUIRED Prior to Occupancy Completion of Improvements 108 Hold HarmlesslIndemnification. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or roceedin s. 109 Geographic Information System. The Applicant/ Developer shall provide a digital vectorized file of the "master" files on floppy or CD of the Improvement Plans to the Public Works Department and DSRSD. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format or ESRI Shapefile format. Drawing units shall be decimal with the precision of 0.00. All objects and entities in layers shall be colored by layer and named in English, although abbreviations are acceptable. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. Said submittal shall be acceptable to the City's GIS Coordinator. 110 Construction Honrs. Standard construction and grading hours shall be limited to weekdays (Monday throu h Frida and non-Ci holida s between the 24 PL,PW PL,PW PW Through completion of Improvements Prior to issuance of Occupancy Permit Prior to issuance of Occupancy Permit SOURCE PL,PW Standard Standard Standard PW NO CONDITION TEXT RESPON. WHEN SOURCE AGENCY/ REQUIRED DEPART. hours of7:30 a.m. and 6:00 p.m. The ApplicantlDeveloper may request reasonable modifications to such determined days and hours. taking into account the seasons, impacts on neighboring properties, and other appropriate factors, by submitting a request form to the City Engineer/Public Works Director. For work on Saturdays, said request shall be submitted no later than 5:00 p.m. the prior Wednesday. Overtime inspection rates will apply for all after-hours, Saturday. and/or holiday work. PASSED, APPROVED, AND ADOPTED this II th day of October 2005. AYES: NOES: ABSTAIN: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director Go IP A#\2003103-075\PCReso w/COAs.doc 25 Attachment A1 CITY OF DUBLIN PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL GENERAL: 1. The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. 2. In the event that there needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 3. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 4. Any water well, cathodic protection well, or exploratory boring on the project property must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda County Flood Control, Zone 7. AGREEMENT AND BONDS: 5. The Developer shall enter into a Tract Improvement Agreement with the City for all tract improvements. 6. The Developer shall provide performance (100%), and labor & material (100%) securities to guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) FEES: 7. The Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. PW Conditions Exhibit Al Page 1 8. Parkland shall be dedicated and / or in-lieu fee paid, prior to approval of the Final Map or issuance of building permits, whichever occurs first, in accordance with the City's Subdivision Ordinance. PERMITS: 9. An encroachment permit from the Public Works Department may be required for any work done within the public right-of-way even if covered under an Improvement Agreement. 10. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS: 11. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 12. The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 13. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading recommendations. 14. Developer shall provide the Public Works Department a digital vectorized file of the "master" files for the project when the Final Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format or ESRI Shapefile format. Drawing units shall be decimal with the precision of 0.00. 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. Said submitall shall be acceptable to the City's GIS Coordinator. FINAL MAP: 15. The Final Map shall be substantially in accordance with the Tentative Map approved with this application, unless otherwise modified by these conditions. 16. All rights-of-way and easement dedications required by the Tentative Map including the Public Service Easement shall be shown on the Final Map. 17. Street names shall be processed for approval through the Planning Department. The approved street names shall be indicated on the Final Map. EASEMENTS: 18. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private streets and driveways entrances that will be signalized. 19. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right of ways that will no longer be used. 20. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements on their property. The easements and/or rights-of-entry shall be in writing and copies furnished to the City Engineer. 21. All public sidewalks must be within City right-of-way or in a pedestrian access easement unless approved by the City Engineer. GRADING PLANS: 22. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report, the approved Tentative Map, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 23. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. IMPROVEMENTS 24. The public improvements shall be constructed generally as shown on the Tentative Map. However, the approval of the Tentative Map is not an approval of the specific design of the drainage, sanitary sewer, water, traffic circulation, and street improvements. 25. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 26. Developer shall construct all potable and recycled water and sanitary sewer facilities required to serve the project in accordance with DSRSD master plans, standards, specifications and requirements. 27. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant. 28. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. The maximum voltage drop for streetlights is 5%. 29. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. 30. Two empty 3" conduits with pull ropes, to accommodate future extension of the traffic interconnect system and for School District uses, shall be installed along any project arterial street frontage. The extent of this work to be determined by the City Engineer. 31. The Developer shall construct bus stops and shelters at the locations designated and approved by the LA VT A and the City Engineer. The Developer shall pay the cost of procuring and installing these improvements. 32. The Developer shall furnish and install street name signs, and traffic signs & marking for the project as required by the City Engineer. 33. Street trees, of at least a 24" box size, shall be planted along the street frontages. The varieties and locations of the trees to be approved by the Community Development Director and City Engineer. 34. Any decorative pavement installed within City right-of-way requires approval of the City Engineer. Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to accommodate future utilities shall put under the decorative pavement. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the City Engineer. 35. To the maximum extent possible, roof drainage shall drain across bio-swales or into bio-filters prior to entering the storm drain system. The landscaping and drainage improvements in the bio-swale and bio-filters shall be appropriate for water quality treatment. The City Engineer may exempt specific roof leaders from this requirement if space limitations prevent adequate water treatment without creating hazards, nuisance or structural concerns. Concentrated flows will not be allowed to drain across public sidewalks. 36. Developer shall construct gas, electric, cable TV and communication improvements within the fronting streets and as necessary to serve the project and the future adjacent parcels as approved by the City Engineer and the various Public Utility agencies. 37. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 38. To the maximum extent practicable, all utility vaults, boxes and structures shall be underground and placed in landscape areas and screened from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. CONSTRUCTION: 39. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 40. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 41. Construction activities, including the maintenance and warming of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. 42. Developer shall prepare a Construction Noise Management Plan, to be approved by the City Engineer and Community Development Director, that identifies measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications. 43. Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. 44. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 45. The Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. NPDES: 46. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 47. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 48. 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"""". .. ... -ú;,;:-.: ¡;rRlO - _;C - 05.03Õ I L-3 -""" TI > ¡¡; g ro 0: o ro <I> o ~ ~ ~ , la ~;.; ,,10 G~<_ m,)lch, ..r,~~ ~r,;>Licot>;" Y.'1.,ov"deo'·"',C""di¡;on, ,~/.., Sod CQnd:(,or, I'.;,,,-U~ 1,<:.-<11 ~'urD, ·,.."IJ "';-v.Jc"'"Jr", le"ce, ~'oll oJ" l>...i;<;I,",> ," <J.0.i<. ~Iwg ~',rl·> ,,,,I,S, 1'·~od¿r;>(;"rJ 6' U.O,N. !lIon') '~"ce' "oll~. r;,uildi~9~ '/2"SCh.I:lLoPvCn."pJe. ,,,',y\h ,,~ reQui'''d 1/2" '.ic~; ~O pvC ~I: (hT) 1 /~" . f," ",,',. II",. '·''''K. '"(;01:>'0" or "Pf}(¡v<,'J "Q"'~1 1/2" S,t.. 40 P-'/C ¡~~. el< "...,.."",,Ii"'\::;d) 'i¡ lal~,'~1 IRRIGATION CONTROLLER DETAIL (WoHMv' Œ 2)- GATE VALVE DETAIL - Ou,,;1 ::a~¡es~ st~..1 ~""~ 80PVC P','C 9(1~ ell "n' ," Seh. 8~ PVC nipple I"Soh.a" :.ccPlon) PVCn;pJI ¡",12"Soh 80 PVC "'o,n\ln, .i1S.~J£!::!.. i __ b~ 60 -F1 ,Ie S. 80 PVC moinl¡n. li!ling ,"Soh.aOP',IC90".llond ¡"She80PVCnlppl. (sa~ plan) NOI<)-~ 1. Ona q";ck çou~l,n\1 vo'vo p.' m,,;nlir,. rit\inç. Do not o.~.mbJ~ O.C.V. Ie ,omo!c ooolr<>1 ""Iv<> r;~el 2 Compaç( SQil orQ"nd DO~ to .ome dBosity os undist~r~e( Od Qcenl soil QUICK COUPLER DETAIL v~,ldin9. " 9rvunoc Jar sod "ocp;;ng,,-ol cor, ,3'-0" 1009 "all ..<1;_. f"ln;~~ 02"10' ,- 3/4" Co, - ¡;-'.-C n".~1 r~~u,rM ~" " , !ol.'"' !c. ,10< ')0 é"::; ~I n'p~I" ¡;¿:" r",1i Ser, lo,Till, Scr..a:JI-' ,,,"(,>1, I.;~ ,';;",'~ 'nQ" ~'., ',0' ò, ;·(.,-l : I, 'I II '''00> "'..'" ",ç:!j-'~T"=r="~~ ,- ---\,:¡=- li< I """",_ :I! ...l" Ii 11-, I'i ~:."-z 40¡>'. 10,,,1 ,I:". "lcZ!.< '.-',". Ioc./,Oj ",j,oo>.~ ;4-,'::1 ~<-,,~". ~p~rov'<! q"o ./ ¡::;- '<c'.'.I "...~" QCCI,I« 14 <I" /\\1 \-,'.'~' r,,~,·t". ,I, c' "'w""o. 1"''-'4''; ;::,' :·'A· rr",,) ~ ,. ~/ s:~. t,' ,,,~I" u' " ,,-- h-- ,I. ! ~I " '" ~" ,,,¡ ,,;,,, gro~. \C icr, i , iJ ,'oel " @) REMOTE CONTROL VALVE DErAIL _~_ II -. I -----0- I ,,,",, ,+ L ~~ ç"¿i"~l¡!i',;ffi' I ~-Ü"'n'~''-.'¡¡(-- f¡· t .!. L-___ , I ì I II I 'n i L_.__~, I <--h- f,c, g,,, ,. o -,,«:,'-, '-£.~~ Ie, ~ , r:---... \___._j :~~o."(C{·,~::~->~,¿,;'" :::0:'" '\JI{:'"'' ~---.-----..........., " ; "'V _.~/ '" Tree, S~nJ!> or Vin~ , r j J1! It /I L. "¡' ',,#/ 3 ~" o , (~) I I 1/2" ¡ J~n,' \ ']XP'/C I.P.S r."o"~ ~·j~e, le(lg\~ o~ require<J, ty¡:' lj2"<,cl'"10i-'VClê,,, Or ~II (~¡>~" ':. Qr ~';,S) ""~ NolloSçQl, c Sd'.. 40 a( ",p\~r 1/2 ",,,I ~~ " 'Ì;-cJ''/ "L ì· --=-= :"_n__ " I I::'.:!!~ " "'~tC¡; ~"','d i,',I¡v',,'. ~iJG ",- fO'"l b(' r,,~r when Clp"iiCd:>!,' POP-UP SPRINKLER DETAIL ~ -, 01,- 6 .1'''J~~' D",'<I<;'"~' ~-, ~"'I bŸ:-f,(.vo"nc¡..nd~ ~\ "- - ~-2 S~"'\rO"~<\ L~~\ ",,' 0000"f11 ~ i\;·~:; j """ tree e ,I ~ .o=- ,~.-::;r ~\ro î- 1 --~I",~ 0-;, - ¡:... I ¡'ubl~' I"" s1r( t-Ioce ,'", ~ _ -:..- .~ " > f· '.I' ;~ H ~>- ------!:¡, ' ;,,~ga" j" 1>"" ,,_ ,__~l 1.,,2 d "5 ~I r-- roo'~o I,,~m<\er pr.~ ,,,'~ t ; I ~o!>ola Ir<~ .\C'- ~¡;; I ~ [I",ðl~ r<" "w;,;. ",,', _ _ :~;;;:~';";:;::~; >" í f ,,,,,,I' I I j~rso;1 !J' - pc':~ ~uli '; ~r~~...' I 12'" onl} "c~f<H m;, '~J> '¡-~ ,_J\!_ _____ - _i ~ c¡ 'I I "--..t; '¡; 1<~~bG,1 I ~, - ',,1 .1 J' ~ / e:,:f,I';;(~ ',"~~(~de .., ~/ ..'''" ~ ~_. b ~":r IJc)'<' CctJol, ?;":"'~ _"' ~ ""e) '.'.D' 1 ~- ____I -><:G"ly ~O'I"I"" .. . :: l 'ee ptl ,,~', ,. d,o, , {, I, ~'ij ~ 2. ~;~er d'ain MI~ R~~'~ull r.;~I% ~,~ ~/ 1/.\"-1/2" ""'d'h I 1,..,· "'I . ."Ie- d'"w. r~~~.. ,<>c. ~~.!..'~-- ~; " ,n." , Sløp~ c'-'no,k' \'Ialcröosi, "'" No'~'; 1 No bor" rrtuld\ ~:;"'JI roC! e ()"". -1- /~ ij" oj, 2 ¡;joc_lill mi. ~ul>~r~'M<1 by ~o;l. report wn~" opr>.icobl~ " e""k(;U Mio .. , p'''1 omendmor.I, 2 por\5 oppr,~ved lo;.soil ""IJ./b"II"", , en"" Ç'od~ [.;~(""<J Sut'g'''<j.. c...Hi>tQ!~ I<:of> 6" BUBBLER DETAIL .~.._£-.:...~ ....-.......... > . y ¡~~:~ [1",<;/'>'1...." ----.--.,A ..,~ orode V y--<,,¡ r; "' .--,- ~E[-j"-lf~'::' ,·I""",,,! Plan! \ c 100$ - "'__ ~--~- I R""thoJi ~id s Scorily pJgntp; EJe'''H ob<>ve ;;-1' 7 (~ce"!~' ",f ¡, I ! 6',-0" -1--1 aCd~--~1'--=-ð-~ ~ ~~ ~i;~~= =-~ iK- curb c( OJ _U ; ~ L-.RO." "".01< üi~mj '\' - ---""1 ( ,. (:; , ) \ ' rrceconv¡>/--~ ~_//< O' e t ;,'," '-=1[- n~,n ,~ ----- -- .\ôL._ I~ ., ii. ,,' I ~~- ~ I " :'r,"~ P{,e, "oc' Not'" 'Ncf.lil' m¡, t" b1 '00. r~p'" QI'~licab.~ --~.~~-- ----- TREE DETAIL 11 SHRUB DETAIL ~ " NOI I C ~;COle --- ., ~ 3}- ROOT BARRIER DETAIL CBì'.êEND-A-B9A.R.Rf'!,i\§TIC HEĺ-ER BOARD DETAIL~.100 1..--_ l___~.._ -----_._-~---~ -- , Parking Space Agreement r--t:l:1.- THIS PARKING SPACE AGREEMENT ("Agreement") is made and entered into this ~ day of .0 e..J..;B ~ ..., 2005 by and between McNamara's Restaurant of Dublin Inc. (McNamara's"), a Subchapter "s" Corporation, and The Perkins Family Trust ("Perkins"). McNamara's and Perkins are referred to jointly herein as the "Parties". Whereas, McNamara's is the ground lease tenant of certain property located at 7400 San Ramon Rd, Dublin, California (the "McNamara Property"); and Whereas, Perkins is in the process of expanding a building on adjacènt property at 7370 San Ramon Rd, Dublin, Califomia (the"Perkins Property"); and Whereas, Perkins desires the ability to have the exclusive use of six parking spaces located on the McNamara Property, and McNamara agrees to allow Perkins to use six parking spaces on McNamara Property to supplement the parking available on the Perkins Property. NOW, THEREFORE, in consideration of the covenants and other considerations recited below, the Parties agree as follows: 1. Use of parking spaces: Following Perkins completion of building and site construction and subsequent leasing of the building, Parking Spaces as provided by Exhibit A, Perkins shall have the right to the exclusive use of such Parking Spaces with McNamara. Perkins acknowledges: (a) that its rights to use such Spaces are derivative from McNamara's ground lease with the fee owner of the McNamara Property, and (b) that the duration of Perkins rights hereunder shall exist only so long as Perkins complies with its obligations hereunder, and as long as lease exists with the owner of the McNamara Property (including extensions, expirations or early terminations thereof). 2. Payment: Perkins shall pay the sum of THREE THOUSAND DOLLARS per year for the right to use the Parking Spaces during the first 16 years, payable following Perkins completion of building and site construction and subsequent leasing of the building, payment to be made prior to tenant taking possession of the space. Subsequent annual payments to be made the same day each following year. Perkins further agrees to assist with expenses attributable to maintenance and repair of the Parking Spaces. 3. Compliance: Perkins, its tenants and agents shall comply with all laws, ordinances and regulations affecting the use of the Shared Parking Spaces. 4. Indemnifications: Perkins hereby indemnifies and holds McNamara's nominees, officers, directors, agents, employees, successors and assigns harmless from and against any and all claims, demands, liabilities, and expenses, including attorneys' fees and litigation expenses, arising from the negligence or willful acts of Perkins or its agents, tenants, or contractors occurring on the Property, except to the extent caused by McNamara's gross negligence or willful misconduct. In the event any action or proceeding shall be brought against McNamara "''''T'' f.'''ë'A'!''<1.~T 'J- f~ I; ;i~. H ¡ '!I~f¡!h·".~ . ¡.¡..Ii ..'i.~a;..¡, ~;'7~¡,¡1 by reason of any such claim, Perkins shall defend the same at Perkins' expense by counsel reasonably selected by McNamara. 5. Insurance: Perkins shall, at its sole cost and expense, maintain in full force and effect policies providing insurance covering liability arising out of Perkins' use or occupancy of the McNamara Property, with limits ofloss not less than $1,000,000 per occurrence, and excess liability coverage in an amount of not less than $2,000,000. Perkins shall provide McNamara with certificates of all policies at least 10 days prior to commencement of its use of the McNamara Parking Spaces; and, further, such certificates shall provide that not less than 30 days written notice be given to McNamara before any policies are changed, At no time should the insurance policy be reduced or cancelled. . 6. Damages: Perkins further agrees to promptly compensate McNamara for any damages or loss to the McNamara Property or equipment arising out of the use of the McNamara Property by Perkins, its respective tenants, subtenants, employees, guests, invitees, licensees, agents, and independent contractors, upon McNamara giving Perkins written notice of any such damage or loss. 7. McNamara's Right to Terminate: McNamara shall have the right to terminate Perkins rights hereunder in the event: (a) Perkins fails to pay McNamara the agreed upon payment that it owes to McNamara within thirty (30) days following McNamara's notice to Perkins; or (b) Perkins fails to commence (and diligently prosecute completion) correction of any non- monetary default hereunder within thirty (30) days following McNamara's notice thereof to Perkins. Any termination of this agreement, the City shall be notified in writing to: The City of Dublin, c/o Community Development Director, 100 Civic Plaza, Dublin, CA 94568. 8. General Provisions: a. Modification or Termination. This agreement may not be modified or terminated, in whole, or in part, except by a written instrument executed by the Parties hereto, their successors or assIgns. b. Governing Law. This agreement shall be governed by and construed in accordance with the laws of the State of California. c. Severability. The invalidity or unenforced ability of any provision of this Agreement with respect to a particular party or set of circumstances shall not in any way affect the validity and enforced ability of any other provision hereof, or the same provision when implied to another party or to a different set of circumstances. d. Attorneys' Fees. In any action between the parties seeking enforcement of any of the terms and provisions of this Agreement the prevailing party in such action shall be awarded, in addition to any damages, injunctive or other relief, its reasonable costs and expenses, including attorneys' fees. e. Counterparts. This Agreement may be executed in any number of counterparts each of which shall be an original but all of which shall constitute one and the same document f. Notices. Any notices or inquiries to McNamara regarding this Agreement shall be delivered to: McNamara's Restaurant of Dublin 7400 San Ramon Road Dublin, California 94568 Mobile: 925-200-1050; Office: 925-833-0995 Any notices or inquiries to Perkins regarding this Agreement shall be delivered to: Perkins Family Trust Michael Perkins, Trustee 17467 Almond Road Castro Valley, California 94546 Mobile: 510-305-7962; Office: 510-537-9970 IN WITNESS WHEREOF, the parties hereto acknowledge their acceptance of the terms herein by their signatures below. PERKINS Perkins Family Trust By~.;£L4 . c I Perkins, Trustee DATE: Jo/1()<!.1'" ¡ MCNAMARA McNamara's Restaurant of Dublin "S" Corpo tion - By: Its: e.- !>: V ~e.. ,.:¡rn.4 µ DATE: .r)¡o¿ d.á- . . " , . ) '.' '.~''IIi1 ...w..:........._ ~- ., .' .~ -I f( f..1 .,1' . e f II ',',-a;.' , .... . 'õ> ,. '1, Gæ\ . f ~u . I =t', . . ." - . ~ "~. ~¥t-.-j! ' ¡ II ¡ . 0..';;" ';:i~! .·:f !i~~! .;" ""': J'~' rHU::5--U?5 Written Statement Proposed Addition Sleep Shop, Ltd. 7370 San Ramon Road Dublin, CA This project proposes to construct a new 2,188 square foot addition to an existing 6,470 square foot furniture store at the above referenced location. The total building floor area (new + existing) will be 8,658 square feet. Both the addition and the existing building are one story in height. In addition to the expansion of the building, minor modifications to the exterior façade of the building will be made. This will include the installation of a new mansard, new stucco siding, paint, new windows and doors, relocation of the existing signage, etc. Additional parking spaces will also be installed. The following information is offered: 1. The facility is currently operated as a furniture store. There is no proposed change in use of the building as a result of the proposed remodeling. 2. There are typically three staff persons present on site. 3. The proposed hours of operations are: Monday - Friday: 9:00 am - 9:00 pm Saturday: 9:00 am - 6:00 pm Sunday: 11 :00 am - 6:00 pm 4. There are no known negative impacts that the proposed remodeling will have on the community. 5. The proposed addition will have a desirable impact on future development by positioning it in an area that does not adversely impact the existing site circulation. 6. The site is physically suited for the proposed development. The addition will enhance the usefulness of the property. 7. The addition has no significant impact on existing views. 8. The existing site is essentially flat and is fully developed. 9. A large portion of the existing landscape buffer shall remain in front of the existing building. This shall provide visual relief to the proposed remodeling. 10. There are no known hazardous material issues associated with this site. N:\OJobFiles\2003\2003,090-Perkins\2003.090.2-SleepShopLtdWrittenStalemenLdoc R;:C:::~VED .' "I:'i ~ f.'>"" '''''Ì'~T ,.j ,I . {. ~ I;' ~~ ,. "iI ii"'jL! l"~v~~ílf~[b 11 JAN 2 0 Z005 DUBLIN PLANNING 3 "'" = ......... "" = ......... = --c::i - --' c. C ...J: = C. CL'I ...æ = - .S :E => = - >- - '-- CL'I C. C '-- c... '" In <= .:ö2 '-- \'.:: CL'I c... ~ %;) cSt -\- ~ 1..(') Z C) = z = IIJ N Z :> < tj 0 ...J G'O !L () Z 1:J :z: ::¡ u: « IIJ -" :) Q cv:J = '- c--.¡ = '- = -ci - -' c. CI -= IZI C. "" "" ¡:;;:¡ - .5 :::E =:J = >- - t.... "" C. CI t.... c... t<I c:: .:>2 t.... "" c... ~ = ........ "" = ........ = -ci - -' Q. C -= = Q. CIJ CIJ ¡:;;:¡ ~ :::a :::I = - >- - '- CIJ Q. C '- c:J.. '" c::: .:..;;¡: '- CIJ c:J.. :,'1 J" . , '.'iI ;';,;';'~.~ ,:~ "~1, :!J !?~t ~~ , ~ = ........ ~ = ........ = -c - --' C- o -= 1:/.:1 Co I1J I1J ¡:;;::¡ - .5 ::i5 :::J = - >- - <- I1J C- o <- Co. IZI <= .:.:;¡: <- I1J Co. ". 'J, 1:":1 = ......... "'" = ......... = -c:i .- --' C- o -= C/.J C- IU IU iZi - .5 ::E => = - ~ "- IU C- o "- c... en I:: .:.;;¡ "- IU c... ~'/01/2005 15:10 5105382010 WORKBENCH PAGE 01 Workbench True Value Hardware 19640 Center Street Castro Valley, CA 94546 Ph 510 538-5455 Fax 510 538-2010 City of.Dublin Attn: Janet Harbin, Senior Planner 100 Civic Plaza, Dublin, CA 94568 9/1/05 Re: Project P A03-075 Sleep Shop, Ltd Expansion and ExteriorlInterior Modifications Dear Ms. Harbin, When John Nichandros called you on 8/30 to request a plan package that he could review for project P A03-075 prior to the public hearing scheduled for that evening, thank you for aJlowing him to pick up the package on 8/31 and submit comments into the record on 9/1 after reviewing the plans. As the owners of the property adjoining Sleep Shop, where Armstrong Nursery and KinderCare are located, John and I are very happy to learn that improvements will be made to the Sleep Shop property. The façade on San Ramon Road is very old and somewhat of an eyesore, and paint is peeling on other parts of the building. Our concerns are as foJlows: The plans call for parking to be built behind the Sleep Shop next to the existing roll-up door. This area is currently a loading zone and right-of-way which allows traffic to circulate nom Amador Blvd, through the Armstrong Nursery parking lot, along the side of Sleep Shop to reach Sleep Shop's proposed front parking or exit onto San Ramon Road. When trucks park behind the Sleep Shop to use the roll-up door they block visibility for the people using the 3 proposed new parking places behind Sleep Shop an create a potentially hazardous situation. Trucks unloading to Armstrong Nursery also park near that spot and similarly block visibility. In addition to this safety concern, we have an easement on this property which does not specity that the area can be converted to use for parking. The plans call for a curb to be built behind the Sleep Shop. We have an easement that applies to this property and it does not aJlow for that kind of construction in the roadway. The plans caJl for Sleep Shop to Rent additional parking nom Kinder Care. Their lease I caJls for them to get approval for this type of subletting, which so far has not been ® I 1\ ''''Y !' ~·'¡;'1 ~t,;;"rf '1 ~ 8\ ·'Ó'¡\'¡jf< ..·1 ' ~'\I ~ ,......., ~ ,;','<11" ~ if- 08/01/2005 THU 18: 13 [TX/RX NO 5482] ~001 0_;01/2005 15:10 5105382010 WORKBENCH PAGE 02 requested, Whether t~e request is ultimately approv~d o~ not, it must be made clear th.at I if approved such parkmg would only be allowed while Kmder Care leases the underlymg property, and would place no obligation on uS (the property owners), or on any future tenants. The plans call for improvements to the sprinkler timer on the south-east corner of Sleep I Shop. The Sleep Shop is built on the property line. This improvement would be on our (i) property, not theirs. So far they have not requested our permission for this encroachment.., We would also like to get information on whether any improvements are being made to ® the façade of the Sleep Shop that faces San Ramon Road. It also appears that doors are to be made in the north side of Sleep Shop while all the f parking is on the east or west, It seems that by having doors there it would encourage '5 people to park near the doors in areas not designated for parking rather than making the relatively long walk trom the door to the east or west side of the building. I will conclude by saying that John and I are in favor of improvements being made to the I Sleep Shop, but there are issues regarding safety, traffic flow, and easements that need to be worked out between ourselves and the owner of the Sleep Shop Property. So far we have had no correspondence with Sleep Shop regarding this project except for a phone to call that John made to Mike Perkins before he had reviewed the plans, We really got our first view of the proposed changes when Johl1 Nichandros picked up a plan trom Janet Harbin on 8/31 as she suggested. We request that the City do what it can to address the safety concerns we have raised and encourage dialog between adjacent property owners where appropriate, The project should not be approved until .it is made safer and mutually acceptable to all parties concerned, Sincerely, ~A.J ;l/;d..... t-"J Fred C. Nichandros (510) 538-5455 08/01/2005 THU 18: 13 [TX/RX NO 5482] 19J002 Workbench True Value Hardware 19640 Center Street Castro Valley, CA 94546 Ph 510538-5455 Fax 510538-2010 City of Dublin Attn: Janet Harbin, Senior Planner 100 Civic Plaza Dublin, CA 94568 9/23/05 Re: Project P A03-075 Sleep Shop, Ltd Expansion and ExteriorlInterior Modifications Dear Ms. Harbin, John and I would like to thank you and Chris Foss for meeting with ourselves and Mr. Perkins last Wednesday to discuss the issues that we raised in our letter of 9/1105 regarding Project P A03-075. Unfortunately, we were not able to reach agreement on the project as presently designed. Beyond the concerns raised in our letter. we feel that the merits ofthe entire project @) should be considered by the planning commission in a public hearing. At this time there is no specified use for the proposed building and no tenant identified. The parking and 8 traffic requirements of the building have been calculated based on Sleep Shop's ratio of warehouse, office and retail, but they will not be occupying the proposed building. The building is in a planned development area, and it is possible that putting some of the parking off site and moving the remainder from the middle of the building to the two ends (over 100 feet apart) would actually make the building less desirable for the uses that are permitted in the specific plan. The proposed building would cover more that fâ\ 35% of the lot. For all these reasons the planning commission should be asked consider(!; whether it is even advisable for the city to make this project possible. Sincerely, ¡:;J C ;Y:~/«l,I;-oJ Fred <R~rWiDos (510~W:-)'4~~~~ 2 Z005 DUBLIN PLANNING