HomeMy WebLinkAboutPC Reso05-55 Sleep Shop SDR/Sign SDR
RESOLUTION NO. 05 - 55
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW AND SIGN/SITE DEVELOPMENT REVIEW
FOR P A 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-I RETAIL COMMERICAL ZONING DISTRICT AND
SAN RAMON ROAD SPECIFIC PLAN AREA, AREA 3
WHEREAS, the Applicant and Owner of the 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 ofthe 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-l 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 of the 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 1) 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
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 adjacent 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 of9 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 PA 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 11, 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 of the 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
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
and facilities are available to allow for maximum development permissible under the General Plan
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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 environment 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 ofthe 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 ofthis development
with the development's design concept or theme and the character of adjacent 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
AdministrationlCitv Attornev, rFINl Finance, rFl Alameda Countv Fire Department, rDSRl Dublin San
Ramon Services District, rCOl Alameda Countv Department of Environmental Health, rZ7l Zone 7.
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NO
CONDITION TEXT
RESPON.
AGENCY!
DEPART.
WHEN
REQUIRED
SOURCE
2.
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 retail/commercial 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 ofland from 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 surroundin businesses and residences.
NoiselNuisances. No loudspeakers or amplified music
shall be permitted to project or be placed outside of the
buildin .
Accessory Strnctures. The use of any accessory
structures, such as storage sheds or trailer/container
units used for storage or for any other purpose, shall not
be allowed on the site at an time unless a Tern ora
3.
4.
5.
6.
7.
8.
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PL,PW
PL
PL
PL
PO,PL
PO,PL
PL,B,F
Prior to issuance
of Building
Permits
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
Ongoing
L,PW
tandard
tandard
tandard
tandard
tandard
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY! REQUIRED
DEPART.
Use Permit is applied for and annroved.
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 Zonin!7 Ordinance.
10. Fees. Applicant/Developer 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 adonted and annlicable.
11. Reqnirements 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 installation of any improvements related
to this project, the Developer shall supply written
statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions reouired have been or will be met.
12. Standard Public Works Conditions of Approval. PW Approval of tandard
The Applicant/Developer shall comply with all Improvement
applicable City of Dublin Standard Public Works Plans through
Conditions of Approval, Attachment AI, 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. Applicant/Developer shall obtain PW Various times, but ~tandard
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 Standard
Applicant/Developer shall obtain all necessary permits completion
from the Dublin Building Department. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permits.
15. Fire Codes and Ordinances. All project construction B Through Standard
shall conform to all fire codes and ordinances in effect completion
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at the time of building permits.
BUILDING & SAFETY
16. Bnilding Permit Applicatiou. To apply for building B,PL Prior to issuance B
permits for exterior building modifications and/or of Building
tenant improvements, the Applicant/Developer shall Permits
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 permits.
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 Building Code.
18. Construction Plans. All submitted construction plans B,PL Prior to issuance Standard
shall be fully dimensioned (including building of Building
elevations), accuratelv drawn (depicting all existing and Permits
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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 Jully 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
reouirements are contained in Conditions #68 and 69.
20. Restrooms. The total number of restrooms shall meet B Prior to Standard
the California Building Code, Appendix, Chapter 29. Occupancy of
The CBC 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.
nEQ',l'EC11NICAL ..... .
21. Geotechnical Report. The ApplicantlDeveloper 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 anv nermits.
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 of the 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 insnection.
SIt!!; 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.
24. State Title 24 Requirements - Sidewalk/Handicap B,PW Prior to issuance Standard
Accessibility. All handicap ramps and accessible of Building
walkwavs shall comDlv with all current State Title 24 Permits and
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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 Permit(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 nrovided and shall meet State Title 24 reouirements.
26. Disabled Access Ramps. The Applicant/Developer 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 Permit(s)
24 requirements.
27. Damage/Repairs. Applicant/Developer 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 Permit(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.
ARCIUTECTUQALDESIGN 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 conform to Permits
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 conform Permits
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
Planninl! Department.
SIGNS/SITEDEVJ¡;LOPMJ!)NT REVIEW . ...........
30. Signage. This Sign/Site Development Review permits PL,B Prior to issuance of Standard
the re-installation of the existing building signs. The Building Permits
Applicant must submit details of the attachment of the and Ongoing
signage to the building to the Building Division for
building permits prior to re-installation. No new or
modified building signage is permitted with this
approval. All requests for additional signage or
modifications to signage, such as sign copy, size,
location, materials or colors, shall be submitted for
review and approval to the Planning Division as a
Si<m/Site Develonment Review application. All wall-
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mounted and freestanding signage, new, relocated, or
replaced shall be required to have separate building
nermits.
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 permitted under this
approval. Requests for additional monument or
freestanding signage shall require submittal of an
annlication for a new Si!7n/Site Develonment 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 Zoninl! Ordinance.
A.CçESS·A.Nf)çud8~nøN ~ ........ .'
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. Permit and
All compact-sized parking spaces shall have the word Completion of
"COMPACT" stenciled on the pavement within each Improvements
space. l2"-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 throul!h 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 CaITrans 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
longer than 20' and that parallel the drive
aisles as required bv the Fire Marshall.
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NO CONDITION TEXT RESPON. WHEN SOURCE
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DEPART.
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 ofthe 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 lI14B.1.2 of the 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 Applicant'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
Applicant/Developer 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 Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
40. Occupancy Permit Requirements. Prior to PW Prior to issuance Standard
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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. HIC 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 Permits
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 ofthe Conditions of Approval.
The notations shall clearly indicate how all
Conditions of Approval will be complied with, and
where they are located on the plans. Construction
plans will not be accepted without the annotated
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conditions attached to each set of plans. When
submitting plans for review/approval, the
ApplicantlDeveloper shall also fill-out and submit
a City of Dublin Improvement Plan Review
Checklist (three 8-112" x II" pages). Said
checklist includes necessary design criteria and
other pertinent information to assure that plans are
submitted in accordance with established City
standards. The plans shall also reference the
current City of Dublin Standard Plans (booklet),
and shall include applicable City of Dublin
Improvement Plan General Notes (three 8-1/2" x
11" pages). For on-site improvements, the
ApplicantlDeveloper shall adhere to the City's On-
site Checklist (eight 8-112" x 11" pages). All of
these reference documents are available ftom 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
Applicant/Developer'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 ofthe 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
Mvlar.
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 11"
pages). All of these reference documents are
available from the Public Works Denartment {call
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DEPART.
telephone 925-833-6630 for more information),
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 existinl! 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 wag~gtaw (Labor Code.
Sects. 1720 and followin .
46. Improvement Security. The Applicant/Developer PW Prior to issuance Standard
shall provide an Improvement Security to the City of Grading/Site
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% ofthe 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% of the
estimated cost of the work per the new street
configuration. The ApplicantlDeveloper shall
provide an estimate of these costs for approval by
the City Engineer with the first submittal of the
improvement nlans for checking.
47. Release of Security. When all improvements governed 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 Applicant/Developer 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.
3. Digital computer files of the plans in a format
compatible with the City's GIS svstem.
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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. Applicant/Developer PW Prior to issuance PW
shall construct all required storm drain improvements in of Grading!
accordance with a site-specific hydrology/hydraulic 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 parking lot.
49. Storm Water Treatment Measures 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.eji of RWQCB Order R2-2003-002l 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 ApplicantlDeveloper 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
California 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
CAS002983l with the California Regional Water
Quality Control Board (RWQCB), the
Applicant/Developer shall design and operate the site in
a manner consistent with the Start at the Source
publication, and according to Best Management
Practices to minimize storm water pollution. 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
Hydrocarbons and other contaminants and stenciled
"No Dumping - Flows to Bay" using stencils available
from the Alameda Countywide Clean Water Prol!fam.
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52. Erosion Control Plan. A detailed Erosion Control PW Prior to issuance PW
Plan shall be included with the Grading Plan. of Grading!
Applicant/Developer shall include an Erosion and Sitework Permit
Sediment Control Plan with the grading plans for
review and approval by the City EngineerIPublic 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 1" and April
15"' or beyond these dates if dictated by rainy weather,
or as otherwise directed by the City EngineerIPublic
Works Director.
53. Grading Permit Required. A grading/sitework 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
of the 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 11" pages) for more
information. The Applicant/Developer must fill in and
return the applicant information contained on pages 2
and 3. The current cost of the permit is $10.00 due at
the time of permit issuance, although the
Applicant/Developer will be responsible for any
adonted 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 roofleaders Permit(s)
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.
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UTILITIES
56. Joint Utility Trenches/Undergrounding/Utility PW Prior to Standard
Plans. Applicant/Developer 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 Applicant/Developer 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.
- -S1£CUR.l'J''YANJ) POLICE -- - .-
58. Non-Residential Security Reqnirements. The PO,B Ongoing Standard
applicant shall comply with all applicable City of
Dublin Non-Residential Security Ordinance
requirements.
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
necessarY .
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 lettering shall be no less than 5" in height.
61. Office/Employee 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 part of the alarm svstem.
62. Exit Doors. Employee exit doors shall be equipped PO Prior to Standard
with l80-degree viewers if there is not a burglary Occupancy and
resistant window panel in the door from which to scan Ongoing
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DEPART.
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
centrally 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
opening and ceilinl! areas to prevent burglarv 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
exitinl! the buildinl!.
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 permanently affixed.
70. Parking Area Signage. 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
be used.
73. Emergency Response Card. Prior to occupancy of the PO Prior to Standard
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new addition, the Applicant shall submit an updated Occupancy
Emergency Response Card providing emergency and
call-out information for the premises to Police Services.
FIRE DF;PARTMENT
74. Compliance with ACFD Regulations and Standards. B,F Through IStandard
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,
including City of Dublin Fire facility fees.
75. Compliance with Fire Code. The project shall F Prior to Standard
comply with the Uniform Building Code and Fire Occupancy and
Codes as adopted by 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 rCFC 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 ofthe street as follows: "NO
PARKING 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 ftaming or combustible
storage placed on site.
78. Inspection of Roadways & Fire Hydrants. Prior to the F Prior to Standard
commencement of storage or ftaming, contact the City commencernentof
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)
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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. listing and certificate must be provided to the
Alameda County Fire Department, City of Dublin, Fire
Prevention Division, prior to scheduling the final test
svstem (CFC 2001, Section 1003.3 as amended).
81. Fire Extinguisher. Provide at least one 2A10BC 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 oftrave\ distance. An approved sign in
accordance with the Uniform Fire Code shall be
conspicuously posted above the extinguisher (CFC 2001,
Section 1002. J).
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 Room/Panel, Electric Room/Panel, Roof Access Occupancy and
and any location that may require access during an Ongoing
emergencv.
DUBLIN SANRÁMONSERVIC"ESJ)ISnuC'r(])SRSÐ) ..... ... .....
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 tJolicies.
85. Domestic and fire protection waterline systems for this DSR Prior to approval DSRSD
commercial development shall be designed to be looped of Improvement
or interconnected to avoid dead end sections in Plans
accordance with requirements ofthe DSRSD Standard
Snecifications and sound en"ineering tJractice.
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 renlacement.
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
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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
Applicant/Developer shall allow at least 15 working
days for final improvement drawing review by DSRSD
before signature bv the District En¡¡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 Applicant/Developer shall 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 completion of the Droiect.
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 shall be in conformance Permits
with DSRSD's utility master planning.
DEBRIS/I)USW/CöNS'tR,lTC'1'IONAC'J'IY.ITY '.' ... ....... ............
94. Construction Trash/Debris. 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 Applicant/Developer shall 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 expense to the City of Dublin.
95. Temporary Construction Fencing. Temporary PW,B Prior to issuance Standard
construction fencing shall be installed along the of Building
perimeter of all work under construction. The use of Permits
any temporary construction fencing shall be subject to
the review and approval of the Public Works Director
and the Building Official.
96. Construction Noise Management PW During Standard
Program/Construction Impact Reduction Plan. Construction
Applicant/DeveloDer shall conform to the followin"
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Construction Noise Management
Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce
construction impacts:
a. Off-site truck traffic shall be routed as
directly as practical to and from the freeway
(1-580) to the job site. Primary route shall be
from 1-580 to San Ramon Road. An
Oversized Load Permit shall be obtained
from the City prior to hauling of any
oversized loads on City streets.
b. The construction site shall be watered at
regular intervals during all grading activities.
The frequency of watering should increase if
wind speeds exceed 15 miles per hour.
Watering should include all excavated and
graded areas and material to be transported
off-site. 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.
1. The Department of Public Works shall
handle all dust complaints. The City
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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 ofleast 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.
LANDSCAPINGIDUUGATION
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, generallv consistent with the Preliminarv
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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
svstem.
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 Applicant/Developer 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 nart ofthe Pfoiect.
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 of 6 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 silmao:e.
105 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 nroperlv maintained at all times. Anv pronosed or Ongoino:
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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
SOURCE
PL,PW
Standard
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 111, and U.S. foot.
Said submittal shall be acceptable to the City's GIS
Coordinator.
110 Construction Hours. 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
Standard
Standard
PW
NO CONDITION TEXT RESPON. WHEN SOURCE
AGENCY/ REQUIRED
DEPART.
hours of7:30 a.m. and 6:00 p.m. The
Applicant/Developer may request reasonable
modifications to such determined days and hours,
taking into account the seasons, impacts on
neighboring properties, and other appropriate factors,
by submitting a request form to the City
EngineerlPublic 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
holidav work.
PASSED, APPROVED, AND ADOPTED this 11th day of October 2005.
AYES:
Commissioners Wehrenberg, King, Vice-Chair Biddle
NOES:
ABSTAIN:
ABSENT: Chair Schaub, Cm. Fasulkey
IJ(/¡/;/ f A,j¡t
Planning Commission Vice-Chairperson
ATTEST:
O:\P A#\2003\03-075\PCReso w/COAs.doc
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