HomeMy WebLinkAboutAttmt 1 Reso Rec CC Appv SDRCUP
RESOLUTION NO. 05-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A SITE DEVELOPMENT
REVIEW AND CONDITIONAL USE PERMIT
FOR THE EMERALD PLACE LIFESTYLE RETAIL CENTER
P A 05-043
WHEREAS, an application has been submitted by James Write of Blake Hunt Ventures for
approval of a Site Development Review and Conditional Use Permit to construct a 140,155 square foot
open air lifestyle retail center providing a variety of specialty shops, eating places and associated uses in
an integrated space. The project is commonly referred to as Emerald Place (formerly "Hacienda Lifestyle
Center") and proposes new structures, a circulation plan, on-site parking, landscaping, lighting and site
amenities; and
WHEREAS, the project site is located on a generally flat, vacant +113.08-acre parcel bounded to
the south by the on-ramp to Interstate 580, to the east by Hacienda Drive and Hacienda Crossings, and to
the north and west by Martinelli Way and IKEA Way; and
WHEREAS, development of the project site is guided by the policies contained in the City's
General Plan and Eastern Dublin Specific Plan and by the land use and property development regulations
and guidelines contained in Ordinance No. 10-04 adopted by the City Council on April 6, 2004 (P A 02-
034). These policies, regulations and guidelines allow for use, development, improvement and
maintenance of the subject site for an open air retail center containing a mix of commercial retail and
service uses, including eating places, subject to approval of a Site Development Plan and, where
applicable, a Conditional Use Permit for minor amendments to the Planned Development regulations
applicable to the property; and
WHEREAS, the Emerald Place lifestyle retail center project is in conformance with the General
Plan and Eastern Dublin Specific Plan designation of the project site as General Commercial and with the
Planned Development standards contained in PA 02-034, as amended to allow up to 140,155 square feet
of building area (.24 FAR), a 70 foot clock tower as an architectural accent to development on the site,
and the consolidation oflandscaping between the perimeter of proposed buildings outward to the property
lines containing a minimum depth of 10 feet; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City's environmental regulations, require that certain projects be reviewed for their effects
on the environment prior to their approval. This project was anticipated as part of a Supplemental EIR
certified by the City Council by Resolution No. 44-04 on March 16,2004, and this project presents no
substantial changes that require major revisions to the previously certified Supplemental ErR, including
changes in circumstances as a result of project modifications that would cause new or more intense
significant impacts or new information of substantial importance that identifies new or more intense
significant impacts; and
WHEREAS, the Planning Commission may refer its review authority on the Site Development
Review and Conditional Use Permit to the City Council, pursuant to Section 8.96.020.C.3 of the City's
Zoning Ordinance, when a project is generally determined to be of an overall size that warrants City
Council consideration or where the project was initially reviewed by the City Council as part of previous
ATTACHMENT J
General Plan and Specific Plan Amendments, Planned Development and Stage I and 2 Development Plan.
In these instances, all comments or requested changes that the Planning Commission has to the draft
Conditions of Approval and/or the project itself are forwarded by resolution to the City Council; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the Site
Development Review and Conditional Use Permit for the Emerald Place project on December 13, 2005
and considered all written materials and oral testimony presented to the Commission prior to deliberating
on the project. The Planning Commission used independent judgment prior to making its decision to
forward a recommendation to the City Council to approve the project with the revisions identified in the
draft Conditions of Approval.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings relating to the Site Development Review for the Emerald Place
lifestyle retail center project:
A. Approval of the Site Development Review is consistent with the purpose and intent of Zoning
Ordinance Section 8.104, Site Development Review, which encourages orderly, attractive and
harmonious site and structural development compatible with individual site constraints and the
surrounding properties. With the recommended Conditions of Approval in place, the project
provides a comprehensive development that is sensitive to surrounding land uses, including the
future IKEA facility, by virtue of the proposed layout of buildings and parking. Additionally, the
project's architectural and landscape design are compatible with the surrounding uses, while
providing a separate but complementary identity and an appropriate pedestrian scale with tree-line
esplanades and commercial retail uses, restaurants and other associated uses fronting on a "main
street" environment leading to a central plaza.
B. The application is consistent with the policies of the Dublin General Plan and the Eastern Dublin
Specific Plan, which designate the project site as General Commercial. The proposed use of the
site for an open air lifestyle retail center helps to provide the desired mix of specialty shops, eating
places and associated uses that conform to the land uses stipulated in these policy documents.
Further, development of the subject property provides for its own infrastructure and required
services, which was determined by the City Council in April 2004 to be fiscally beneficial to the
City, thereby reducing costs to the City resulting from development and increasing the economic
vitality ofthe project to the community. The project, as conditioned, also complies with the
Planned Development regulations contained in P A 02-034 providing a pedestrian-oriented
development that reflects the planned visual character of the area and provides a place in the
community to gather for local and visitors alike. The location and placement of buildings on the
site, interior circulation and parking are consistent with the preliminary plans approved by the City
Council in April 2004 in the Stage I and 2 Development Plan, with few minor exceptions which
are allowed through the Conditional Use Permit process.
C. The application, as conditioned, will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and general welfare. The use
of the property as an open air lifestyle retail center will be designed to include all infrastructure
and similar improvements for efficient vehicular and pedestrian access to the site, will be served
by water and sewer treatment facilities, will properly drain to the public storm drain facilities and
will contain parking that exceeds the standards applicable to the project site.
Page 2 of 39
D. The proposed physical site development, including the intensity of development, site layout,
grading, vehicular access, circulation and parking, setbacks, height, public safety and similar
elements, as conditioned, has been designed to provide a desirable environment for the
development and surrounding uses. The development is designed with two pedestrian-oriented,
tree-lines main streets that connect the public right-of-way to a central plaza area where people will
gather and socialize among the specimen oak trees, seat walls, landscaped areas, shops and
restaurants, decorative pavement surfaces and a fountain area. Buildings and parking areas are set
back from the street with landscaping layers provided between the property lines and building
walls to provide an appropriate natural buffer and reduce mass and scale, thereby minimizing the
view of parking fields to an acceptable level.
E. The subject site is physically suitable for the type and intensity of the proposed lifestyle retail
center because the project is designed to include sufficient vehicular and pedestrian access,
parking, and similar infrastructure to support the use.
F. There are no significant views that will be impacted by the project site. Moreover, design of the
project to include pedestrian-oriented building facades, walkways, landscape enhancements and
amenities within the street esplanades and central plaza will provide new vistas for the community
within the context of the type of development typical of a "downtown" or "main street"
environment.
G. The project site is essentially flat and therefore impacts on existing slopes and topographic features
do not present a significant constraint to development ofthe site. Grading of the site will direct
runoff through landscape swales where pollutants can be collected and storm water flows reduced
to the public storm drainage facilities.
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, 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 adjacent buildings and uses.
Buildings are predominantly one-story in height, except for the two buildings located at the east
end of the central plaza which serve as a backdrop to this focal point providing an appropriate
urban scale for the retail center. Interesting architectural forms and a unique roof design are
proposed, with a combination of materials, textures and colors providing richness and visual
interest in the project and complementing its surroundings, including the large, relatively simple
building form of the future IKEA building. Some of the building walls facing the parking areas
will be covered with plants, which are intended to climb upward from the base to the roof parapet
providing a "green screen" and adding texture to the development. Trash, truck loading areas will
be screened to the extent practicable.
1. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials and similar elements, have been considered to ensure visual relief and an attractive
environment for the public. The landscape plan, as conditioned, complies with the objectives and
guidelines contained in the Planned Development for the subject property. This plan helps to
strengthen the linkages along the esplanades into the central plaza and around the perimeter of the
site and provides for an appropriate blending of the natural and build environment. Significantly
more trees are proposed than are required, the design of trees, shrubs and groundcovers provides a
Page 3 of 39
layering of landscaping between the property lines and buildings facing outward to the parking lot
helping to screen the backs of buildings, loading docks and refuse enclosures. Methods
implemented by the Applicant during site grading to provide proper under drainage will ensure
maturation of the landscape plan. Furnishings are varied and interesting, including round and
rectangular pots, tree guards and grates, benches and trash receptacles. The style oflight post for
the pedestrian walkways is consistent with the modern architectural design or buildings; however
there are other compatibly designed sources oflighting, including in-grade tree up lighting, pole-
mounted single and double head lights at roadways and in the parking lots, and wall mounted
fixtures.
BE IT RESOL VED THAT THE Dublin Planning Commission does hereby make the following
findings relating to the Conditional Use Permit for minor amendments to the Planned Development
regulations applicable to the Emerald Place lifestyle retail center project:
A. That, as recommended in the Conditions of Approval, the proposed project is compatible with
other land uses, transportation and service facilities in the vicinity. The project proposes minor
adjustments to the regulations approved by the City Council in April 2000 as part of the Planned
Development for Market Place at Hacienda (including both the IKEA development and the former
Hacienda Lifestyle Center originally). At that time the plan called for approximately 137,000
square feet of retail commercial floor area. As submitted, the Emerald Place project would include
140,155 square feet of retail commercial floor area, representing a minor increase compared to the
Market Place at Hacienda project which included substantially more floor area dedicated to food
uses. Moreover, the project has been designed to provide its primary access to the shared roadway
with the future IKEA facility and with Martinelli Way. If the Emerald Place project assumes a
first position to the IKEA project and proposes to open before the other, all required improvements
to the western curb and gutter along IKEA Way and to the curb and gutter along the south side of
Martinelli Way will be completed by the Applicant as part of the project prior to receiving
approval to occupy tenant space on the site.
B. The proposed use will not adversely affect the health or safety of persons residing or working in
the vicinity, or be detrimental to the public health, safety or welfare. The project will be designed
in accordance with all recommended Conditions of Approval and all applicable mitigations
adopted as part of the Supplemental Environmental Impact Report approved by the City Council in
March 2004 for the Dublin General Plan and Eastern Dublin Specific Plan to ensure the protection
of the public health, safety and welfare. The project will also be designed and constructed in
accordance with all applicable Building Code and Fire Code requirements.
C. The approval of the proposed use will not be injurious to property and are desigued to coordinate
with the design of the neighborhood, to include frontage improvements such as pedestrian
sidewalks, landscaping and streetlights.
D. That, as conditioned, adequate provisions for public access, water, sanitation, and public utilities
and services will be provided by the Applicant as part ofthe proposed improvements to ensure that
the Emerald Place lifestyle retail center will not be detrimental to the public health, safety or
welfare.
E. The subject site is physically suitable for the density and intensity of commercial uses proposed
because sufficient vehicular and pedestrian access, parking and similar infrastructure are available
Page 4 of39
or will be constructed as part of the project to support the use. The proposal to amend the Planned
Development regulations in P A 02-034 are considered to be minor, to include a less than 10
percent increase in floor area, which is offset by a reduction of equal or more floor area on the
adjoining IKEA site. Further, he proposed height of the clock tower at 70 feet is also similar to the
height of the IKEA facility and will provide an architectural focal point on the Emerald Place
center. An amendment in the requirement for a minimum of 10 feet oflandscaping at the base of
structures is also considered minor when taking into consideration that the combined depth of
landscaping at the property lines, within the parking areas, and at the base of the buildings far
exceeds this requirement and accomplishes the design objectives of providing sufficient landscape
relief to buildings visible to the public.
F. The proposed project is not contrary to the specific intent clauses, development regulations or
performance standards established for the Planned Development regulations applicable to the site
or the City's Zoning Ordinance regulations. As submitted, the Emerald Place project is consistent
with the property development and land use standards approved in P A 02-034 and the Stage I and
2 Development Plan for the site. Although the exact land uses for the site are not yet known by the
City since the Applicant is in negotiations with many of the prospective tenants, the proposed
commercial retail and restaurant uses will be small to medium size tenants consistent with the uses
permitted in the underlying Planned Development district. Moreover, the location and placement
of buildings on the site, interior circulation and parking are consistent with the preliminary plans
approved by the City Council in April 2004. Those exceptions proposed by the Applicant,
including an increase in floor area of 3, 155 square feet, an increase in height to accommodate the
70 foot clock tower, and revisions to the area of planters within the parking lot, are minor and
continue to provide for a lifestyle retail center on the site that is consistent with the purpose and
intent of the Planned Development regulations.
G. The application is consistent with the policies of the Dublin General Plan and the Eastem Dublin
Specific Plan, which designate the project site as General Commercial. The proposed use ofthe
site for an open air lifestyle retail center helps to provide the desired mix of specialty shops, eating
places and associated uses that conform to the land uses stipulated in these policy documents.
Further, development of the subject property that in a manner that would provide for its own
infrastructure and required services was determined by the City Council in April 2004 to be
fiscally beneficial to the City, thereby reducing costs to the City resulting from development and
increasing the economic vitality of the community. The project, as conditioned, also complies
with the Planned Development regulations contained in P A 02-034 providing a pedestrian-oriented
development which reflects the planned visual character of the area and provides a place where
local and visitors alike will gather in the community. The location and placement of buildings on
the site, interior circulation and parking are consistent with the preliminary plans approved by the
City Council in April 2004 in the Stage I and 2 Development Plan, which few minor exceptions
which are allowed through the Conditional Use Permit process.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby forward
a recommendation to the City Council to approve P A 05-043, a Site Development Review and
Conditional Use Permit for the Emerald Place lifestyle retail center. The project includes the construction
of 140,155 square feet of gross floor area in nine new buildings, a circulation, on-site parking, landscaping
and lighting plan, and on-site amenities on a +113.08-acre parcel bounded to the south by the on-ramp to
Interstate 580, to the east by Hacienda Drive and Hacienda Crossings, and to the north and west by
Martinelli Way and IKAE Way, subject to the following Conditions of Approval:
Page 5 of39
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of a
building permit or establishment of the use, and shall be subject to Planning Division review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the Conditions of Approval: [PL.] Planning; [B] Building; [PO] Police; [PW] Public
Works [ADM] Administration/City Attomey; [FIN] Finance, [F] Alameda County Fire Department;
[DSR] Dublin San Ramon Services District; [CO] Alameda County Department of Environmental Health;
and [Z7] Zone 7.
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
PLANNING
I. Approval. This approval ofPA 05-043 establishes PL Ongoing Standard
the Conditions for the Site Development Review and
Condition Use Permit for the construction of a
140,155 square foot open air lifestyle retail center
called Emerald Place, to include proposed new
structures, circulation plan, on-site parking,
landscaping, lighting and site amenities, on a +113.08-
acre parcel bounded to the south by the on-ramp to
Interstate 580, to the east by Hacienda Drive and
Hacienda Crossings, and to the north and west by
Martinelli Way and IKEA Way. The Site
Development Review and Conditional Use Permit are
approved in accordance with project plans attached as
Exhibit A, dated received on November 7, 2005 and
the Conditions of Approval provided herein, on file
with the Community DeveloDment Denartment.
2. Permit Expiration. Construction or use shall PL Ongoing Standard
commence within one year of permit approval or the
permit shall lapse and become null and void.
3. Revocation of permit. The permit shall be revocable PL Ongoing Standard
for cause in accordance with Chapter 8.96 of the
Dublin Zoning Ordinance. Any violation of the terms
or Conditions of this permit shall be subject to
citation.
4. Clean-up. The Applicant shall be responsible for PL,B Ongoing Standard
clean-up and disposal of project and construction
related trash and for maintaining a clean, litter-free
site.
5. Controlling Activities. The Applicant shall control PL,B Ongoing Standard
all activities on the project site so as not to create a
nuisance to the surrounding Droperties.
6. Noise/Nuisances. No loudspeakers or amplified PL,PO Ongoing Standard
music shall be permitted to project or be placed
outside of the building without prior approval ofthe
City.
Page 6 of 39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
7. Temporary Outdoor Sales Events. All outdoor PL,B,F Ongoing Standard
sales events shall require a valid Temporary Use
Permit approved by the Director of Community
Development. Operation under, and application for
the Temporary Use Permit shall be in accordance
with ChaDter 8.108 of the Dublin Zoning Ordinance.
8. Fees. Applicant/Developer shall pay all applicable All Prior to Standard
fees in effect at the time of building permit issuance, Building
including, but not limited to, Planning fees, Building Permit
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
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 may be adopted and aDDlicable.
9. Requirements and Standard Conditions. The All Prior to Standard
Applicant/Developer shall comply with applicable Building
Alameda County Fire, Dublin Public Works Permit
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 a permit or the installation of
any improvements related to this project, the
Developer shall supply written statements from each
such agency or department to the Planning
Department indicating that all applicable conditions
required have been or will be met.
10. Standard Public Works Conditions of Approval. PW With Approval Standard
The Applicant/Developer shall comply with all of
applicable City of Dublin Standard Public Works Improvement
Conditions of Approval, Attachment A I, besides Plans through
those listed below. In the event of a conflict between Completion
the Standard Public Works Conditions of Approval
and these Conditions, these Conditions shall nrevail.
II. Required Permits. Applicant/Developer shall obtain PW Prior to Standard
all necessary permits required by other agencies and Building
utility providers (e.g., Alameda County Flood Control Permits
District Zone 7, Alameda County Health Agency, if
necessary, State Water Quality Control Board, etc.)
and shall submit copies of the permits to the
Department of Public Works.
12. Roof Equipment Screening. All roof equipment PL Prior to PL
shall be completely screened from view by the Building
building parapet or roof enclosure as shown on the permit
Elevations approved in accordance with the project
plans attached in Exhibit A dated received on
November II, 2005. Equipment screened by a roof
enclosure shall be screened bv materials
Page 7 of 39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
architecturally compatible with the building, as
aDDroved bv the Communitv Development Director.
13. Exterior Design Modifications. The design of the PL Ongoing PL
exterior modifications to the structure pursuant to this
Site Development Review and Conditional Use
Permit shall generally conform to the project design,
as shown in Exhibit A dated received on November
11,2005, and the Conditions of Approval provided
herein, on file with the Community Development
Department. Minor amendments to the approved
plans may be approved by the Community
Development Director provided they are in
substantial conformance with the City Council's
action to annrove the nroiect.
14. Exterior Colors & Materials. The exterior colors of PL Ongoing PL
buildings and pavement treatment surfaces shall
conform to those approved by the City Council and
shown on the Color Palette for Emerald Place Retail
Center provided on November 16, 2005. If after a
mock-up has been completed by the
Applicant/Developer revisions are proposed to these
building or special pavement treatment colors, these
revisions shall be approved by the Planning
Commission nrior to incomoration into the project.
15. Signs. This Site Development Review and PL Master Sign PL
Conditional Use Permit does not approve any signs, Program
including the monument signs located at the corners required prior
of Hacienda DrivelMartinelli Way and Martinelli to Building
Way/IKEA Way. A comprehensive sign program for Permit and
the entire project must be submitted by the Sign
Applicant/Developer and approved by the Planning Compliance
Commission prior to the installation of such signage. Ongoing
The sign concept shall conform to the design
objectives and guidelines contained in the approved
Planned Development for the site. All future signage
for the project shall be subject to a sign permit and
reviewed for consistency with the approved sign
i Drogram and aDDlicable Citv sim1 regulations.
16. Artwork in the Retail Center. Prior to receipt of a PL Prior to PL
building permit, the Applicant shall present to the issuance of
City's Parks and Community Services Commission building permit
the placement and type of artwork proposed in the
retail center, as shown on the plans prepared by the
Droiect architect dated November 16, 2005.
17. Employee Parking. The Applicant/Developer shall PL Draft to be PL
be responsible for preparing and distributing to all provided
future employees of Emerald Place a parking map before issuance
which identifies the location of parking stalls where of first
employees are required to park their vehicles. These occupancy
spaces shall be located along the south side of the permit and
center in the compact parking spaces and shall avoid ongoing
standard size stalls located close to the businesses for
increased efficiencv of customer Darking.
Page 8 of 39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
18. Secondary Exits. The location of secondary exits PUB Prior to PL
designed for tenant spaces in compliance with the issuance of
Building Code shall be shown on all site plans, Building
landscaping plans, and civil plans, to include fully Permit
dimensioned walkways and planting areas leading to
a sidewalk or parking area. Where existing planters
are reduced in size, width, depth or similar dimension
as a result of a secondary exit, including at the east
elevation of Buildings 301 and 401 shown on the
project plans in Exhibit A, dated received on
November II, 2005, the placement of secondary exits
shall be considered by the Community Development
Director and City Building Official as part of the
building permit review process and shall be approved
only where there is no alternative to providing
emergency egress without reducing landscaping.
19. Durability of Materials. The base of buildings in PL Prior to PL
high pedestrian traffic areas, such as along walkways, issuance of
in plazas and at entrances, shall be constructed of Building
hi~ quality, durable materials. Permit
20. Specimen Trees. Low branching, specimen oak PL Prior to PL
trees (min. 48" box) shall be planted in the central issuance of
plaza, at the gateway entry and at the Martinelli Street Building
entry to Emerald Place as shown on the landscape Permit
plans dated received on November 7, 2005. Large
variety specimen trees shall also be provided at the
north and south esplanades, meandering pedestrian
Vista Garden walk and key building corners visible
from the parking lot, as shown on the landscape plans
dated received on November 7, 2005.
21. Screening Utilities. To the extent allowable by the PL Prior to PL
associated agencies, the Applicant shall locate issuance of
transformers, backflow prevention devises and Building
similar utilities within an enclosed closet or vault Permit
designed to integrate with the project or be located
out of Dublic view.
BUILDING & SAFETY
22. Building Codes and Ordinances: All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
The Applicant/Developer shall obtain all necessary
Dermits from the Building Division.
23. Building Permits: To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit eight (8) sets of Building
construction plans to the Building Division for plan Permits
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval.
The notations shall clearly indicate how all
Conditions of Approval will or have been complied
with. Construction plans will not be accepted
without the annotated resolutions attached to each
set of plans. Applicant/Developer will be
Page 9 of 39
NO.
CONDITION TEXT
RESP.
AGENCY
24.
responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance
of building permits.
Construction Drawings: Construction plans shall B
be fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All
structural calculations shall be prepared and signed
by a California licensed Architect or Engineer. The
site plan, landscape plan and details shall be
consistent with each other.
Addressing: Addresses will be required on all doors B
leading to the exterior of the building. Addresses
shall be illuminated and be able to be seen from the
street and shall be a minimum of 5 inches in height.
Engineer Observation: The Engineer of record B
shall be retained to provide observation services for
all components of the lateral and vertical design of
the building, including nailing, hold-downs, straps,
shear, roof diaphragm and structural frame of
building. A written reDort shall be submitted to the
City Inspector Drior to scheduling the final frame
inspection.
Phased Occupancy Plan: If occupancy is requested B
to occur in phases, then all physical improvements
within each phase shall be required to be completed
prior to occupancy of any buildings within that phase
except for items specifically excluded in an approved
Phased Occupancy Plan, or minor handwork items,
approved by the Community Development
Department. The Phased Occupancy Plan shall be
submitted to the Directors of Community
Development and Public Works for review and
approval a minimum of 45 days prior to the request
for occupancy of any building covered by said Phased
Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all buildings in each
phase, and shall substantially conform to the intent
and purpose ofthe site development review approval.
No individual building shall be occupied until the
adjoining area is finished, safe, accessible, and
provided with all reasonable expected services and
amenities, and separated from remaining additional
construction activity. Subject to approval of the
Director of Community Development, the completion
25.
26.
27.
Page 10 of 39
WHEN
REQ'D
Prior to:
SOURCE
Prior to Standard
issuance of
building
permits
Pri or to
Occupancy
Prior to frame B
inspection
Prior to B
Occupancy of
any affected
building
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of
the deferred landscaping and associated
imDrovements.
28. Air Conditioning Units: Air conditioning units and B Occupancy of B
exterior ventilation ducts shall be screened from Unit
public view with materials compatible to the main
building. Units shall be permanently installed on
concrete pads or other non-movable materials as
approved by the Building Official and Director of
Community Development.
29. Temporary Fencing: Temporary Construction B Prior to B
fencing shall be installed along perimeter of all work permitting and
under construction. Through
ComDletion
30. Green Building Guidelines: To the extent practical B Through B
the Applicant shall incorporate Green Building Completion
Measures. Green Building plan shall be submitted to
the Building Official for review.
31. Cool Roofs: Flat roof areas shall have their roofing B Through B
material coated with light colored gravel or painted Completion
with light colored or reflective material designed for
Cool Roofs.
32. Electronic File: The Applicant/Developer shall B With Submittal B
submit all building drawings and specifications for of Building
this project in an electronic format to the satisfaction Permit
Application
of the Building Official prior to the issuance of
building permits. Additionally, all revisions made to
the building plans during the project shall be
incorporated into an "As Built" electronic file and
submitted pnor to the issuance of the final
occupancy.
33. Construction trailer: Due to size and nature of the B Through B
development, the Applicant/Developer shall provide Completion
a construction trailer with all hook ups for use by City
or Contract Inspection personnel during the time of
construction as determined necessary by the Building
Official. In the event that the City has their own
construction trailer, the Applicant/Developer shall
provide a site with appropriate hook ups in close
proximity to the project site to accommodate this
trailer. The Applicant/Developer shall cause the
trailer to be moved from its current location at the
time necessary as determined by the Building Official
at the Applicant/Developer's expense.
Page 11 of39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to: .
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34. Backflow Prevention Devices: Each building shall F Prior to F
have a backflow preventor for the sprinkler system. Building
Remove the PIVs shown; shut off of the system is permit
provided by the valves on the backflow preventor.
Each backflow preventor shall have a FDC. Provide
a fire hydrant within 100 feet of each backflow
preventor.
35. Building Code Regulations: The allowable area F Prior to F
calculations shall comply with CBC Chapter 5. Building
uermit
36. Road Apparatus Widths: The minimum width for F Prior to F
one way emergency vehicle access roads is 14 feet. Building
The entry and exit roads at Martinelli Road between permit
buildings 101 and 20 I shall be increased to 14 feet.
37. Fire Apparatus Roadways: The radius for F Prior to F
emergency vehicle turns shall be based on a 42 ft. Building
turning radius. Emergency vehicle access roadways Permit
must have a minimum unobstructed width of 20 feet
(14 feet for one way streets) and an unobstructed,
vertical clearance of not less than 13 feet 6 inches.
Roadways under 36 feet wide shall be posted with
signs or shall have red curbs painted 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
STOPPING, FIRE LANE - CVC 22500.1". CFC
902.2.2.1.
38. Timing of Improvements for Fire Safety: All F Prior to start of F
emergency vehicle access roads (first lift of asphalt) vertical
and the public water supply, including all hydrants, construction or
storage on site
shall be in place prior to vertical construction or
combustible storage on site.
39. Location of Buildings and Fire Access Easements: F Prior to start of F
All portions of the exterior walls of the buildings vertical
shall be within 150 feet of an emergency vehicle construction or
storage on site
access road. Emergency vehicle access easements are
required for the roads, CFC 902.2.1, 902.3. I.
40. Fire Flows: The minimum fire flow design shall be F Prior to start of F
2,250 gallon per minute at 20 psi residual as required vertical
construction or
by CFC Appendix IlIA. Raised blue reflectorized storage on site
traffic markers shall be epoxied to the center of the
street opposite each hydrant. Fire flow shall have a
minimum 2 hour duration.
Page 12 of39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
41. Inspection of Roadways and Fire Hydrants: F Prior to start of F
Hydrants shall have a maximum average spacing of vertical
400 feet on centers. The hydrants shall be a maximum construction or
of 225 feet from any point on a street or driveway used storage on site
for emergency vehicle access. UFC appendix IlIA and
B. The Applicant/Developer shall construct all new
fire hydrants in accordance with the ACFD and City
of Dublin requirements. No parking is allowed
within 7 Y2 feet of a fire hvdrant.
42. Fire Sprinkler System: Automatic sprinklers shall F Prior to F
be provided throughout the buildings as required by occupancy
the Dublin Fire Code. Buildings with over 100
sprinklers shall be monitored by a UL listed and
certificated central station.
43. Knox Box: Provide a Knox Box at each building. F Prior to F
The Knox box shall contain a key that provides access occupancy
to the fire alarm panel. CFC 902.4.
44. Compliance with ACFA Regulations and F Through F
Standards: The Applicant/Developer shall comply completion
with all Alameda County Fire Department (ACFD)
rules, regulations, City of Dublin standards, including
minimum standards for emergency access roads and
payment of applicable fees including City of Dublin
Fire facility fees.
45. Compliance with Fire Code: The project shall F Through F
comply with Uniform Building and Fire Codes as completion
adopted bv the City of Dublin.
DUBLIN SAN RAMON SERVICES DISTRICT .,
(DSRSD)
46. Prior to issuance of any building permit, complete DSRSD Prior to Standard
improvement plans shall be submitted to DSRSD that Issuance of a
conform to the requirements of the Dublin San Building
Ramon Services District Code, the DSRSD "Standard Permit
Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans and all DSRSD
'Dolicies.
47. All mains shall be sized to provide sufficient capacity DSRSD Prior to Standard
to accommodate future flow demands in addition to Issuance of a
each development project's demand. Layout and Building
sizing of mains shall be in conformance with DSRSD Permit
utility master planning.
48. Sewers shall be designed to operate by gravity flow to DSRSD Prior to Standard
DSRSD's existing sanitary sewer system. Pumping Issuance of a
of sewage is discouraged and may only be allowed Building
under extreme circumstances following a case by case Permit
review with DSRSD Staff. Anv DumDinl! station will
Page 13 of39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
require specific review and approval by DSRSD of
preliminary design reports, design criteria, and final
plans and specifications. The DSRSD reserves the
right to require payment of present worth 20 year
maintenance costs as well as other conditions within
a separate agreement with the Applicant for any
project that requires a pumping station. (DSRSD)
(Prior to Issuance of a Building Permit) (Standard)
49. Domestic and fire protection waterline systems for DSRSD Prior to Standard
Tracts or Commercial Developments shall be Issuance of a
designed to be looped or interconnected to avoid dead Building
end sections in accordance with requirements of the Permit
DSRSD Standard Specifications and sound
engineering practice.
50. DSRSD policy requires public water and sewer lines DSRSD Prior to Standard
to be located in public streets rather than in off-street Issuance of a
locations to the fullest extent possible. If Building
unavoidable, then public sewer or water easements Permit
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 reDlacement.
51. Prior to approval by the City of a grading permit or a DSRSD Prior to Standard
site development permit, the locations and widths of Issuance of a
all proposed easement dedications for water and Building
sewer lines shall be submitted to and approved by Permit or
DSRSD. Grading/Site
Work Permit
52. All easement dedications for DSRSD facilities shall DSRSD Prior to Standard
be by separate instrument irrevocably offered to Issuance of a
DSRSD or by offer of dedication on the Final Map. Building
Permit
53. Prior to approval by the City for Recordation, the DSRSD Prior to Standard
Final Map shall be submitted to and approved by Issuance of a
DSRSD for easement locations, widths, and Building
restrictions. Permit or
Grading/Site
Work Permit
54. Prior to issuance by the City of any Building Permit DSRSD Prior to Standard
or Construction Permit by the Dublin San Ramon Issuance of a
Services District, whichever comes first, all utility Building
connection fees including DSRSD and Zone 7, plan Permit or
checking fees, inspection fees, connection fees, and Grading/Site
fees associated with a wastewater discharge permit Work Permit
shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
55. Prior to issuance by the City of any Building Permit DSRSD Prior to Standard
or Construction Permit by the Dublin San Ramon Issuance of a
Services District, whichever comes first, all Building
improvement plans for DSRSD facilities shall be Permit or
signed by the District Engineer. Each drawing of Grading/Site
improvement plans shall contain a signature block for Work Permit
Page 14 of39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the Applicant shall
pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the
sewer and water systems, a 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 shall
allow at least 15 working days for final improvement
drawing review by DSRSD before signature by the
District Engineer.
56. No sewer line or waterline construction shall be DSRSD Prior to Standard
permitted unless the proper utility construction permit Issuance of a
has been issued by DSRSD. A construction permit Building
will only be issued after all of the items in Condition Permit or
No.9 have been satisfied. Grading/Site
Work Permit
57. The Applicant shall hold DSRSD, its Board of DSRSD Prior to Standard
Directors, commissions, employees, and agents of Issuance of a
DSRSD harmless and inderrmity and defend the same Building
from any litigation, claims, or fines resulting from the Permit or
construction and completion of the project. Grading/Site
Work Permit
58. Improvement plans shall include recycled water DSRSD Prior to Standard
improvements as required by DSRSD. Services for Issuance of a
landscape irrigation shall connect to recycled water Building
maills. Applicant must obtain a copy of the DSRSD Permit
Recycled Water Use Guidelines and conform to the
requirements therein.
59. The project will be located within the District DSRSD Prior to DSRSD
Recycled Water Use Zone (Ord. 301), which calls for Issuance of a
installation of recycled water irrigation systems to Building
allow for the future use of recycled water for Permit
approved landscape irrigation demands. Recycled
water will be available; as described in the DSRSD
Water Master Plan Update. September 2000. Unless
specifically exempted by the District Engineer,
compliance with Ordinance 301, as may be amended
or superseded, is required. Applicant must submit
landscape irrigation plans to DSRSD. All irrigation
facilities shall be III compliance with District's
"Recycled Water Use Guidelines" and Dept. of
Health Services requirements for recycled water
irrigation design.
SECURITY AND POLICE " T ,',..'.',',' ,
60. General Compliance. The Applicant shall comply PO Prior to PO
with all applicable City of Dublin Nonresidential Issuance of a
Security Ordinance requirements. Building
Permit and
Ongoing
Page 15 of39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
61. Lighting Intensity. The City of Dublin Security PO Prior to PO
Ordinance requires specific foot candles of light be Issuance of a
provided at ground level. These requirements will be Building
enforced when reviewing and approving the lighting Permit
plan for this project. The Applicant shall submit a
final lighting plan for annroval bv the Dublin Police.
62. Building Lighting. All commercial properties shall PO Prior to PO
have light fixtures above each storefront. Parking lot Issuance of a
lighting or landscape lighting will not be allowed to Building
be the only source of light to the storefront. The Permit
potential for future redesign or refurbishing of the
center could eliminate some, or all parking lot or
landscape lil!htinl!.
63. Parking Lot Lighting. Security lighting shall be PO Prior to PO
provided in parking lot areas. A lighting plan shall be Issuance of a
provided illustrating that the required 1.0 candle Building
lights at ground level in parking lot areas have been Permit
provided. Lighting fixtures shall be of a vandal
resistant type.
64. Landscape Maintenance and Amenities. PO Ongoing PO
Landscaping shall be kept at a minimal height and
fullness giving patrol officers and the general public
surveillance capabilities of the area. Landscaping
features and outdoor amenities shall be designed to
reduce their attractiveness to skateboarders and
vandals.
65. Addresses. Addressing and building numbers shall PO Prior to PO
be visible from the approaches to the building. Issuance of a
Addressing for individual suites/businesses within the Building
project shall have the address stenciled on the rear Permit
door ofthe business.
66. Surveillance Equipment. Employee exit doors and PO Prior to PO
doors to the rear of tenant spaces shall be equipped Issuance of a
with 180-degree viewers if there is not a burglary Building
resistant window panel in the door from which to Permit
scan the exterior.
67. Signage. All entrances to the parking areas shall be PO Prior to PO
posted with appropriate signs per Sec. 22658(a) ofthe Issuance of a
California Vehicle Code and City of Dublin Building
Municipal Code Section 6.04.200, to assist in Permit
removing vehicles at the property owner's/manager's
request.
68. Property Maintenance. The Applicant shall keep the PO Ongoing PO
site clear of graffiti vandalism on a regular and
continuous basis at all times.
Page 16 of39
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
69. Continued Crime Prevention. The Applicant shall PO Ongoing PO
work with the Dublin Police on an ongoing basis to
establish an effective theft prevention and security
program.
70. Security Fencing. The perimeter of the site shall be PO Prior to PO
fenced during construction, and security lighting and Issuance of a
patrols shall be employed as necessary. Building
Permit and
Through
Construction
71. Temporary Addressed. A temporary address sign of PO Prior to PO
sufficient size and color contrast to be seen during Issuance of a
night time hours with existing street lighting is to be Building
posted on the Hacienda Drive perimeter. Permit and
Through
Construction
72. Emergency Contact Information. The PO Prior to PO
Applicant/Developer will file a Dublin Police Issuance of a
Emergency Contact Business Card prior to any phase Building
of construction that will provide 24 hour phone Permit
contact numbers of persons responsible for the Through
construction site. Construction
73. Storage. Good security practices shall be followed PO Through PO
with respect to storage of building materials and Construction
storage of tools at the construction site.
PUBLIC WORKS (Site DevelopmêntConditions)
74. Clarifications and Changes to the Conditions. In PL,PW Prior to Standard
the event that there needs to be clarification to these approval of
Conditions of Approval, the Directors of Community Improvement
Development and Public Works have the authority to Plans
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.
75. Hold Harmless/Indemnification. The Developer PL,PW Through Standard
shall defend, indemnify, and hold harmless the City completion of
of Dublin and its agents, officers, and employees Improvements
from any claim, action, or proceeding against the City and occupancy
of Dublin or its agents, officers, or employees to of the buildings
attack, set aside, void, or annul an approval of the
Page 17 of39
NO.
CONDITION TEXT
76.
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 notit'ying The Developer of any said claim,
action, or proceeding and the City's full cooperation
in the defense of such actions or proceedings.
Conditions of Approval. A copy of the Conditions
of Approval which has been annotated how each
condition is satisfied shall be included with the
submittals to the Public Works Department for the
review of the Parcel Map and improvements plans.
The notations shall clearly indicate how all
Conditions of Approval will be complied with, and
where they are located on the plans. Submittals will
not be accepted without the annotated conditions.
Title Report. A current preliminary title report
prepared within the last six months together with
copIes of all recorded easements and other
encumbrances and copies of Final Maps for adjoining
properties and off-site easements shall be submitted
for reference as reasonably deemed necessary by the
City Engineer and/or Public Works Director during
review of the final parcel map.
Substantial Conformance. The Parcel Map shall be
substantially in conformance with Vesting Tentative
Map 8262 unless otherwise modified by the
Conditions contained herein.
Parcel Map 8262. The ApplicantlDeveloper shall
have a registered civil engineer or a licensed land
surveyor prepare the final Parcel Map into the
configuration, size and number of parcels shown on
the Vesting Tentative Map 8262 prepared by JMH
Weiss, Inc., as approved by the Community
Development Director Resolution No. 04-02 on April
19, 2004, and in accordance with the requirements of
the Subdivision Map Act and City of Dublin
standards. The map shall be prepared concurrently
with the improvement plans and shall be reviewed
and approved by the City Engineer and/or Public
77.
78.
79.
Page 18 of39
RESP.
AGENCY
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
With each
submittal of
Parcel
Map/Improve
ment Plans
Prior to
approval of
Parcel Map
Prior to
approval of
Parcel Map
Prior to
approval of
Parcel
Map/Improve
ment Plans and
Issuance of
Building
Permit
SOURCE
Standard
PW
PW
PW
NO. CONDITION TEXT
Works Director prior to recordation.
80. Easements. Applicant/Developer shall dedicate
easements on the Parcel Map 8262 or by separate
instrument as follows:
a. Emergency Vehicle Access Easement (EV AE)
granted to the City of Dublin at locations
dictated by the Fire Marshal.
b. Sidewalk Easement (SWE) along IKEA Way,
and on the eastside of Arnold Road at future
Altamirano Avenue.
c. Traffic Signal Easement (TSE) at the westerly
approach of future Altamirano Avenue.
d. Roadway dedication along Martinelli Way and
Arnold Road, SWE and TSE as shown on
Tentative Map 8262.
e. Sanitary Sewer and Waterline easements as
required by DSRSD.
f. Private Utility Easement for storm drain,
electrical, and any other common utilities
being shared by different parcels.
g. Any other easements deemed reasonably
necessary by the City Engineer and/or Public
Works Director during final design and/or
construction.
Easements to be dedicated by separate instruments
shall be submitted for review and shall be recorded
prior to or concurrentlv with Parcel MaD 8262.
81. Summary Vacation of Existing Public Easements.
Public Easements that are no longer necessary based
on the current site layout and right-of-way
configuration shall be summarily vacated pursuant to
§66499.20Yz of the Subdivision Map Act and
pursuant to Division 9, Part 3, Chapter 4, Article I,
§8333 of the Streets and Highwavs Code.
82. Survey Control. Survey monuments shall be set in
finished public/private streets and at designated
property corners or other control points in accordance
with the final maps recorded for this project, and as
required by the City Engineer. Said street
monuments shall be set within a tolerance of twenty
(20) seconds for any angle and I in 10,000 feet for
distances between monuments as required by
Municipal Code §9.20.040. Pursuant to Subdivision
Page 19 of39
RESP.
AGENCY
PW,F
PW
PW
WHEN
REQ'D
Prior to:
Prior to
approval of
Parcel
Map/Improve
ment Plans
Prior to
approval of
Parcel
Map/Improve
ment Plans
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
PW
PW
NO.
CONDITION TEXT
83.
Map Act §66497, the surveyor of record shall, within
five days after the final setting of all monuments, give
written notice to the City Engineer that the final
monuments have been set. The Applicant/Developer
shall then present evidence to the City Engineer of
the payment and receipt of payment by the surveyor
of record for the monument settinl!.
FEMA Flood Zone. According to the Flood
Insurance Rate Map, Community Panel Number
060705-0002-B, published by FEMA, the southern
portion of the site is within Flood Zone X and subject
to a 100-year flood with average depths less than I'.
All buildings shall be constructed with their finish
floor elevations I' - minimum above the flood
elevation.
Improvements within Existing Easements. The
Applicant/Developer shall obtain written permission
from the beneficiaries of all existing easements
encumbering the site before constructing
improvements within the easement areas if the
proposed improvements are inconsistent with purpose
for which the easement was created. Said permission
shall be forwarded to the City as evidence of the
Applicant/Developer's right to construct said
imDrovements.
Improvement Agreement and Security. Pursuant to
§7.16.620 of the Municipal Code and Subdivision
Map Act §66499, the Applicant/Developer shall enter
into an Improvement Agreement with the City
concurrent with final Parcel Map 8262 approval to
guarantee the required improvements. 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% of the estimated cost of the
work per the new street configuration. The
Applicant/DeveloDer shall Drovide an estimate of
84.
85.
Page 20 of 39
RESP.
AGENCY
PW
PW
PW
WHEN
REQ'D
Prior to:
Prior to
issuance of
Grading!
Sitework
Permit
Prior to
approval of
Improvement
Plans
Prior to
approval of
Parcel
Map/Improve
ment Plans
SOURCE
PW
PW
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
these costs for approval by the City Engineer with the
first submittal of the final map and improvement
plans for checking.
86. Release of Security. When all improvements PW Prior to PW
governed by the Improvement Agreement are acceptance of
complete to the satisfaction of the City Engineer, the improvements
City Council will consider accepting the by City
improvements and releasing the Security. Prior to the Council
Council's acceptance, the ApplicantlDeveloper shall
furnish the following to the City:
a. A Maintenance Bond or other replacement
security in an amount equal to 25% ofthe
estimated cost of the work to guarantee
against defects for a one-year period.
b. As-Built or Record Drawings printed on the
original approved mylar of all Improvement
Plans and maps associated with the project.
c. Digital computer files of the plans in a format
compatible with the City's GIS system.
d. A recorded copy of the Covenants,
Conditions, and Restrictions that govern the
project.
e. 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.
f. Payment of any outstanding City fees or other
debts.
g. Any other information deemed necessary by
the City Engineer.
87. Improvement and Grading Plans. All PW Prior to PW
improvement and grading plans submitted to the issuance of
Public Works Department for review/approval shall GradinglSitew
be prepared in accordance with the approved ork Permit
Tentative Map, these Conditions of Approval, and the
City of Dublin Municipal Code including Chapter
7.16 (Grading Ordinance). 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 Dlans are
Page 21 of 39
NO.
CONDITION TEXT
RESP.
AGENCY
submitted in accordance with established City
standards. The plans shall also reference the current
City oJ Dublin Standard Plans (booklet), and shall
include applicable City oj Dublin Improvement Plan
General Notes (three 8-112" x II" pages). For on-site
improvements, the Applicant/Developer shall adhere
to the City's On-site Checklist (eight 8-1/2" x II"
pages). All ofthese reference documents are
available from the Public Works Department (call
telephone 925-833-6630 for more information).
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.
88.
A detailed Erosion Control Plan shall be included
with the Grading Plan. The plan shall include detailed
design, location, and maintenance criteria of all
erosion and sedimentation control measures.
GradinglSitework Permit. All improvement work PW
must be performed per a Grading/Sitework Permit
issued by the Public Works Department. Said permit
will be based on the final set of civil plans to be
approved once all of the plan check comments have
been resolved. 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
adopted increases to the fee amount.
Erosion Control during Construction. PW
Applicant/Developer shall include an Erosion and
Sediment Control Plan with the Grading and
Improvement plans for review and approval by the
City Engineer and/or Public Works Director. Said
plan shall be designed, implemented, and continually
maintained pursuant to the City's NPDES permit
89.
Page 22 of 39
WHEN
REQ'D
Prior to:
Prior to PW
issuance of
Grading/Sitew
ork Permit
Prior to PVV
issuance of
Grading/Site
work permit
and during
construction
SOURCE
NO.
CONDITION TEXT
RESP.
AGENCY
between October I st and April 15th or beyond these
dates if dictated by rainy weather, or as otherwise
directed by the City Engineer and/or Public Works
Director.
90.
All grading, construction, and development activities
within the City of Dublin must comply with the
provisions of the Clean Water Act. Proper erosion
control measures must be installed at development
sites within the City during construction, and all
activities shall adhere to Best Management Practices.
When construction is complete, all storm drain inlets
shall be stenciled "No Dumping - Drains to Bay"
using an approved stencil available from the Alameda
CountYWide Clean Water Program.
Storm Drainage AnaIysislRequired PW, Z7
Improvements. Applicant/Developer shall prepare a
Storm Drainage Study for the properties and roads to
be developed/constructed with the project. The
Study, including a hydrology map and hydraulic
calculations, shall supplement the Santa Rita
Drainage Master Plan prepared for the larger
surrounding watershed by BKF Engineers in May
1999. According to Zone 7, this property drains to
Zone Ts Line G 2-1, a tributary to Chabot Canal.
Since the project will substantially increase the
imperviousness of the site, the Study must
demonstrate that design flows do not adversely
impact existing hydraulics downstream ofthe project.
The Study is therefore subject to review and approval
by both the City of Dublin and Zone 7.
91.
All storm drain improvements and mitigation
measures identified in the Study and/or specified by
the City Engineer shall become requirements of this
project. To accommodate potential overland flow,
the parking lot grading and on-site storm drain system
within the Storm Drain Easement (SDE) area
originally granted on Parcel Map 7233, and if SDE is
proposed to be vacated as part of this development,
shall be designed to accept overland runoff from the
storm system within Hacienda Drive.
Water Quality/Best Management Practices. PW
Pursuant to the Alameda Countywide National
Pollution Discharges Elimination Permit (NPDES)
No. CAS0029831 with the California Re!!Ïonal Water
Page 23 of 39
WHEN
REQ'D
Prior to:
Prior to
issuance of
Grading/Site
work permit
Prior to
issuance of
Grading
/Sitework
SOURCE
,
PW
PW
NO.
CONDITION TEXT
92.
,
Quality Control Board (RWQCB), the Applicant 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. In addition to the biofiltration
swales proposed along the perimeter of the site and
the in-line filtration devices, all trash dumpsters and
compactors which are not sealed shall have roofs to
prevent contaminants from washing into the storm
drain system. The Applicant shall also obtain a
Notice of Intent from the RWQCB and shall prepare
and submit a Storm Water Pollution Prevention Plan
(SWPPP).
Storm Water Treatment Measures Maintenance
Agreement. Applicant/Developer shall enter into an
agreement with the City of Dublin that guarantees the
property owner's perpetual maintenance obligation
for all storm water treatment measures installed as
part of the project. Said agreement is required
pursuant to Provision C.3.e.ii of RWQCB Order R2-
2003-0021 for the relssuance 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
Droperly oDerated and maintained.
Zone 7 Drainage Fee. The Applicant will be
required to pay Zone Ts SDA 7-1 Impervious
Surface Area fees for all new hardscape areas.
93.
94.
Roof Drainage. 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.
Phased Improvement Plans. If phased development
is required, the Applicant/Developer shall submit
grading and drainage, erosion control, utility plans,
and improvement plans for each phase of the
development for review and approval by the City
Engineer and/or Public Works Director. Any phasing
95.
Page 24 of 39
RESP.
AGENCY
PW
PW, B, Z7
PW
PW,B
WHEN
REQ'D
Prior to:
Permit
Prior to
acceptance of
improvements
by City
Council
Prior to
issuance of
Building
Permit
Prior to
approval of
Improvement
Plans
Prior to
issuance of
Grading
/Sitework
Permit
SOURCE
PW
PW
PW
PW
NO.
CONDITION TEXT RESP.
AGENCY
96.
shall provide for adequate vehicular and pedestrian
access to the parcel for each phase, and shall
substantially conform to the intent and purpose of the
parcel approval. No individual building shall be
occupied until the adjoining area is finished, safe,
accessible, and provided with all reasonable
amenities and separated from additional construction
activities.
Geotechnical Report and Recommendations. The PW, B
Applicant/Developer shall incorporate the
recommendations of the Geotechnical Investigations
prepared by Treadwell & Rollo for the project dated
6/25/03 (IKEA site) and 6/27/03 (Lifestyle Center
site) or as may be amended by subsequent report, and
additional mitigation measures required by the City
Engineer, into the project design. The Geotechnical
Engineer shall certit'y that the project 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.
Martinelli Way. The Applicant/Developer shall PW
design and install 4' planter strip, 8' wide sidewalk,
pedestrian/street lights, and landscaping along the
project frontage on the south side of Martinelli Way.
The Applicant/Developer shall also modit'y the
existing driveway on the south side Martinelli Way
such that it is 30' wide with 25' curb return radii, and
install stop sign and centerline striping.
IKEA Way (Private Entry Road). Ifnot constructed PW
as part of the IKEA project, the Applicant/Developer
shall design and construct the main entry road into
the project site as shown on Sheet Al.Oa, IKEA
Entitlement dated January 2004. The
Applicant/Developer shall also remove the existing
left-turn barricades on Hacienda Drive and Martinelli
Way, and, if necessary, re-stripe the lanes and
pavement legends/markers as required by the City
Engineer.
Traffic Signal Modification - IKEA Way (Private PW
Entry Road). The Applicant/Developer shall design
and modit'y the existing traffic signal at IKEA Way/
Martinelli Way to include traffic loops, street name
sign and traffic signal equipment, as required by the
Public Works Director.
97.
98.
99.
Page 25 of39
WHEN
REQ'D
Prior to:
Prior to
issuance of
Grading
/Sitework
Permit and
during
construction
Prior to
approval of
Improvement
Plans
Designed prior
to approval of
Improvement
Plans and
installed prior
to first
Occupancy
Permit
Prior to
approval of
Improvement
Plans
SOURCE
PW
PW
PW
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
100. No Parking on IKEA Way. No Parking shall be PW On-going PW
allowed on both sides of the private street (IKEA
Way - Parcel A, Parcel Map 8262). This parking
restriction shall be indicated with either red-painted
curbs or 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
thro~gh the site.
101. IKEA Way Street Name Signs. The existing mast PW Prior to PW
arm street name "IKEA Way" sign panels at IKEA approval of
Way/ Martinelli Way (northwest and southeast Improvement
corner) shall be turned around and existing wiring Plans
shall be connected to illuminate the signs.
102. Disabled Parking. All disabled parking stalls shall PW,B Prior to PW
meet State Title 24 requirements, including providing issuance of
curb ramps at each loading zone. Curb ramps cannot Occupancy
encroach within the loading/unloading areas. Permit(s)
Disabled stalls shall be conveniently located and
grouped near the primary entrances to each building.
Van accessible stalls shall also be provided and shall
meet State Title 24 requirements.
103. Disabled Access Ramps. The Applicant/Developer PW,B Prior to PW
shall install disabled access ramps, and where issuance of
necessary replace all existing disabled ramps at Occupancy
driveway intersections to meet current State Title 24 Permit( s)
requirements.
104. Vehicle Parking. All parking spaces shall be double PW /PL Prior to PW/PL
striped using 4" white lines set approximately 2 feet issuance of
apart according to Figure 76-3 and §8.76.070 (A) 17 Occupancy
of the Dublin Municipal Code. All compact-sized Permit(s)
parking spaces shall have the word "COMPACT"
stenciled on the pavement within each 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.
105. Bicycle Racks. Bicycle racks shall be installed near PW /PL Prior to PW /PL
the entrances to the retail buildings at a ratio of I rack issuance of
per 40 vehicle parking spaces. Bicycle racks shall be Occupancy
designed to accommodate a minimum of four Permit(s)
bicycles per rack, and so that each bicycle can be
secured to the rack. The location of the bicycle racks
shall not encroach into any adjacent/adjoining
sidewalks III a manner that would reduce the
unencumbered width of the sidewalk to less than 4'.
Page 26 of39
NO.
CONDITION TEXT
106.
Bicycle racks shall be placed in locations where they
will have adequate lighting and can be surveilled by
the building occupants.
Sidewalk. The Applicant/Developer shall construct
8-feet wide sidewalk on the south side of Martinelli
Way between IKEA Way and Hacienda Drive and on
the eastside of IKEA Way along the site frontage.
Pedestrian walkway connecting the back door
exits/entrances to the public sidewalk shall also be
installed. Per Section 1114B.1.2 of the California
Building Code, an accessible and direct route travel
shall be provided between the building and the public
sidewalk on Hacienda Drive and Martinelli Wav.
Parking Requirements. The Applicant/Developer
shall comply with the plans approved by the City
Council for PA 05-043, Site Development Review
and Conditional Use Permit for the Emerald Place,
according to the project plans identified as Exhibit A
dated received on November 11, 2005, and with the
Dublin Zoning Ordinance. Where a conflict exists on
the plans between the required total number (667
spaces) and/or dimension of parking spaces, aisles,
curbing, landscaping, or similar requirements within
the parking areas and what is shown, the
requirements of the Planned Development and
Zoning Ordinance shall apply.
Traffic Impact Fees. The Applicant/Developer shall
advance fees or contribute pro-rata share of costs for
traffic impact fees as follows:
107.
108.
a. Payment of the Eastern Dublin Traffic
Impact Fee, Pleasanton Interchange Fee, and
Tri-Valley Transportation Development Fee,
as determined by the City.
b. Advance to the City applicable monies for
acquisition of right-of-way and construction
of planned improvements at the Dougherty
Road/Dublin Boulevard intersection. The
amount of money advanced to the City shall
be based on the Developer's fair share of the
deficit (spread over those projects which are
required to make up the deficit) between
funds available to the City from Category 2
Eastern Dublin Traffic Impact Fee funds
and the estimated cost of acquirin!! the right-
Page 27 of 39
RESP.
AGENCY
PW
PL,PW
PW
WHEN
REQ'D
Prior to:
Prior to
issuance of
Occupancy
Permit(s)
Prior to
issuance of
Occupancy
Permit
Prior to
issuance of
Building
Permit
SOURCE
PW
PL
PW
NO.
CONDITION TEXT
RESP.
AGENCY
of-way and constructing the improvements.
The City should provide credit for Category
2 Eastern Dublin Traffic Impact Fees to the
Developer for any advance of monies made
for the improvements planned for the
Dougherty Road/Dublin Boulevard
intersection.
109. Pedestrian Crossing Signs and Striping. The PW
Applicant/Developer shall install crosswalks,
pedestrian crossing warning signs, and pedestrian
crossing pavement legends per Caltrans and City
standards at the proposed crosswalk locations.
110. Signs and Pavement Markings. The PW
Applicant/Developer shall be responsible for the
following on-site and off-site traffic SIgnS and
pavement markings:
a. Three-way stop control (including Caltrans
Rl "Stop" sign, stop pavement legend, 12"-
wide white crosswalk) shall be installed at
all approaches on IKEA Way/Entry
Driveway.
b. A stop control (including Caltrans RI "Stop"
sign, stop pavement legend, l2"-wide white
stop bar stripe) shall be installed at the
driveway exits on IKEA Way and Martinelli
Way.
c. Stop control (including Caltrans RI "Stop"
sign, stop pavement legend, 12"-wide white
stop bar stripe or 12"-wide crosswalk) shall
be installed at the on-site driveway
intersections as per approved SDR.
d. R41 "Right Turn Only" sign and right turn
pavement arrow shall be installed at the
driveways where left -turn is prohibited.
e. R26F "No Stopping - Fire Lane" signs shall
be posted on-site along all curbs that are
longer than 20' and that parallel the drive
aisles as required by the Fire Marshall.
f. R26F "No Stopping - Fire Lane" signs shall
be posted on both sides ofIKEA Way every
200'.
g. RIOOB (disabled parking regulations sign)
shall be installed at each of the two
driveway entrances to the site with amended
Page 28 of 39
WHEN
REQ'D
Prior to:
Prior to
issuance of
Occupancy
Permit( s)
Prior to
issuance of
Occupancy
Permit(s)
SOURCE
PW
PW
NO. CONDITION TEXT
text to read "...may be reclaimed at
DUBLIN POLICE or by telephoning 833-
6670".
h. Disabled parking signs and legends per
State Title 24 requirements.
1. The word "Compact" shall be stenciled on
the pavement surface within each compact
parking space.
J. Any other signs and markings deemed
reasonably necessary by the City Engineer
and/or Public Works Director during final
design and/or construction.
III. Streetlights. Streetlights for the south side of
Martinelli Way constructed by the project shall be the
City approved Transit Center fixtures located in the
public right-of-way. Either City approved Transit
Center fixtures or approved decorative lights may be
used on private streets. A street lighting plan and
photometric calculations which demonstrates
compliance with this condition shall be submitted
with the improvement plans and shall be subject to
revIew and approval by the City Engineer. All
decorative street lights shall be maintained by the
property owner or by an Owner's Association.
Applicant/Developer shall also furnish to City one
spare street light to be delivered to the City's
Corporation Yard. Applicant/Developer shall not
contest the City's efforts to annex the project into the
Dublin Ranch Street Light Maintenance Assessment
District 1999-1, and shall provide all necessary
documentation required by the City to complete the
annexation process. The Applicant/ Developer shall
comply with any City requirements necessary to
conform to Proposition 218 regulations.
112. Waive Right to Protest. The Applicant/Developer
waives any right to protest the inclusion of the
property or any portion of the property in a Landscape
and Lighting Assessment District or similar
assessment district, and further waives any right to
protest the annual assessment for that District.
113. Landscape Requirements. ApplicantlDeveloper
shall install and perpetually maintain all street trees
and other plant materials installed along the property
street frontages. Tree planters shall meet the
minimum requirements of the Zoning Ordinance at 3'
Page 29 of 39
RESP.
AGENCY
PW
PW
PL,PW
WHEN
REQ'D
Prior to:
Prior to
acceptance of
improvements
by City
Council
On-going
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
PW
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
x 6' or4' x4'.
114. Landscape Changes and Maintenance. Any
proposed or modified landscaping to the site,
including removal or replacement of trees, shall
require prior review and written approval from the
Community Development Director. All landscaping
on the site and along the street frontages to the edge
of curb on Martinelli Way and Hacienda Drive shall
be properly maintained at all times. At corners
adjacent to driveways and drive aisles, the
Applicant/Developer shall maintain landscaping at a
height of 30 inches or less to provide required
sightlines. Applicant/Developer shall complete and
submit to the City the Standard Plant Material,
Irrigation and Maintenance Agreement and shall
assume the maintenance obligation of all landscaping
along the Martinelli Way and Hacienda Drive
frontages to the project site.
115. Landscape Irrigation. The irrigation system to PL,PW Prior to PL,PW
landscaped areas along the street frontages to the approval of
edge of curb on Martinelli Way and Hacienda Drive improvement
shall be connected to and fully integrated with the plans and
Applicant's on-site irrigation system as part of the Ongoing
project.
116. Landscape Implementation. All landscaping and PL,B Prior to PL
parking lot improvements shall be installed prior to Occupancy
occuoancv of tenant soaces within the center. Permit( s)
117. Water Efficiency Landscaping. The PL,PW Prior to Standard
Applicant/Developer shall submit written Improvement
documentation to the Public Works Department (in Plans
the form of a Landscape Documentation Package and
other required documents) that the development
conforms to the City's Water Efficient Landscaping
Ordinance.
118. Landscape Borders. All landscape borders shall be PL Prior to Standard
constructed to include a concrete curb that is at least issuance of
6 inches high and 6 inches wide. Any curbs adjacent improvement
to parking spaces shall be 12 inches wide. All plans
landscaped areas shall be a minimum of 6 feet wide
(curb to curb). Concrete mow strips at least 6 inches
deep and 4 inches wide shall be required to separate
turf areas from shrubs.
119. Landscape and Irrigation Plans. The PL,PW Prior to PW
Applicant/Developer shall submit Landscape and approval of
Irrigation Plans for review and aDDroval by Planning improvement
Page 30 of 39
NO.
CONDITION TEXT
120.
and Public Works Departments as part of the building
permit review process. These plans shall be
coordinated with on/off site civil, streetlights, and
utility improvement plans and shall include areas for
under drainage of trees located in the parking area
and for the "green screens" to ensure proper care for
landscaping and to allow for maturation of the plan as
designed. The final plans shall be signed Community
DeveloDment Director and the City Encineer.
Landscaping at Intersections. Landscaping at
intersections 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.
Hacienda Drive Landscape. The
Applicant/Developer shall install landscaping along
the project frontage on the west side of Hacienda
Drive. These improvements shall be included in the
landscape plans.
Landscaping 1-580 Freeway Right-of-Way. The
Applicant/Developer shall design, install, and
maintain landscaping within 1-580 freeway right-of-
way along the frontage of the site. The Applicant
shall submit these plans to Caltrans for review and
approval. A separate irrigation system shall be
installed to serve this area. Said landscaping is
allowed pursuant to the City's agreement with
Caltrans titled Agreement for Maintenance of
Landscaping on State Highways in the City of Dublin
and dated 11/24/99, provided an Encroachment
Permit is obtained from the California Department of
Transportation (Caltrans) III advance of the
installation work. The property owners shall also
enter into a site-specific maintenance agreement with
the City that delegates the landscape maintenance
obligation to the property owner until I/O 1/19. After
1/01/19, the maintenance obligation will revert back
to Caltrans unless the oricinal agreement is extended.
Decorative Paving. The Applicant/Developer shall
not construct decorative pavement within City right-
of-way unless otherwise approved by the City
Engineer and/or Director of Public Works. The type
of decorative pavers and pavement section shall be
subject to review and approval by the City Engineer
and/or Director of Public Works. Decorative
121.
122.
123.
Page 31 of39
RESP.
AGENCY
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
plans and
issuance of
Building
Permit
Prior to
issuance of
Occupancy
Permit
Prior to
approval of
Improvement
Plans
Prior to
acceptance of
improvements
by City
Council
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
PW
PW
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
entrances to private streets shall be constructed to the
satisfaction of the City Engineer and/or Director of
Public Works.
124. Relocation of Existing ImprovementslU tilities. PW Prior to PW
Any necessary relocation of existing improvements or acceptance of
utilities shall be accomplished at no expense to the improvements
City. by City
Council
125. Joint Utility TrencheslUndergroundinglUtility PW Prior to PW
Plans. Applicant/Developer shall construct all joint acceptance of
utility trenches (including electric, improvements
telecommunications, cable TV, and gas) III by City
accordance with standards enforced by the Council
appropriate utility agency. All vaults, electric
transformers, cable TV boxes, blow-off valves,
structures, and other utility features shall be placed
underground and located behind the proposed
sidewalk within the public service easement, or
placed in landscape areas and screened from public
VIew, unl ess otherwise approved by the City
Engineer. Conduit shall be under the public sidewalk
within the right of way to allow for street tree
planting. Utility plans showing the location of all
proposed utilities shall be shown on improvement
and landscape plans, and reviewed and approved by
the City Engineer and/or Public Works Director and
Community Development Director pnor to
construction.
126. Undergrounding Existing Electric Transmission PW Prior to PW
Line. The existing 12 KV overhead electrical acceptance of
transmission line that extends along the south side of improvements
the site shall be placed underground as part of the by City
project. The Applicant shall coordinate this work Council
with PG&E and any other affected utility providers.
127. Temporary Fencing. Temporary Construction PW,B During PW
fencing shall be installed along perimeter of all work Construction
under construction to separate the construction and Prior to
operation from the public. All construction activities issuance of
shall be confined to within the fenced area. Occupancy
Construction materials and/or equipment shall not be Permit
operated or stored outside of the fenced area or within
the public right-of-way unless approved in advance
by the City Engineer/Public Works Director.
128. Construction Hours. Construction and grading PW,B During PW
operations shall be limited to weekdays (Monday Construction
Page 32 of 39
NO.
CONDITION TEXT
RESP.
AGENCY
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 5:30 p.m. The
Applicant/Developer may request permission to work
on Saturdays and/or holidays between the hours of
8:30 am and 5:00 pm by submitting a request form to
the City Engineer no later than 5:00 pm the prior
Wednesday. Overtime inspection rates will apply for
all Saturday and/or holiday work.
129. Construction Noise Management PW
Program/Construction Impact Reduction Plan.
Applicant/Developer shall conform to the following
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 Hacienda Drive. 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
Page 33 of39
WHEN
REQ'D
Prior to:
During
Construction
SOURCE
PW
NO.
CONDITION TEXT
the following metho~s: following methods:
I. Inactive portions of the construction site
shall be seeded and watered until grass
growth is evident.
11. Inactive portions of the construction site
shall be seeded and watered until grass
growth is evident.
iii. All portions of the site shall be sufficiently
watered to prevent dust.
IV. On-site vehicle speed shall be limited to
15mph.
v. 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 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. Control measures
shall be related to wind conditions. Air quality
monitoring of PM levels shall be provided as
required by the City Engineer.
J. Construction interference with regional non-
project traffic shall be minimized by:
1. Scheduling receipt of construction
materials to non-peak travel periods.
11. Routing construction traffic through areas
ofleast impact sensitivity.
iii. Routing construction traffic to mlmmlze
construction interference with regional
non-project traffic movement.
IV. Limiting lane closures and detours to off-
peak travel periods.
v. Providing ride-share incentives for
contractor and subcontractor personnel.
k. Emissions control of on-site equipment shall
be minimized through a routine mandatory
program of low-emissions tune-ups.
Page 34 of 39
RESP.
AGENCY
WHEN
REQ'D
Prior to:
SOURCE
NO.
CONDITION TEXT
130.
DamagelRepairs. The Applicant/Developer shall be
responsible for the repair of any damaged pavement,
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with
the development of the Droiect.
Address Numbering System. After the map records
but before Building Permits are issued, the
Applicant/Developer shall propose address numbers
for each building based on the address grid utilized
within Alameda County and available from the
Dublin Building Official. The addressing scheme is
subject to review and approval by the City and other
interested outside agencIes. Signs shall be
prominently displayed that identify all addresses
within the development. Addresses are required on
the front and rear of each building. Retail building
requires address ranges to be posted on the street side
of each buildings, or as otherwise required by the
Building Official and Fire Marshal.
Fire Hydrants. The Applicant/Developer shall
construct all new fire hydrants in accordance with the
ACFD and City of Dublin requirements. Final
location of fire hydrants shall be approved by the
ACFD in accordance with current standards. Raised
blue reflectorized traffic markers shall be epoxied to
the center of the street oDDosite each hydrant.
Graffiti. The Applicant/Developer and/or building
tenant(s) shall keep the site clear of graffiti vandalism
on a regular and continuous basis. Graffiti resistant
paint for the structures and film for windows or glass
shall be used whenever possible.
Covenants, Conditions and Restrictions (CC&Rs).
An Owners Association shall be formed by
recordation of a declaration of Covenants,
Conditions, and Restrictions to govern use and
maintenance of common areas and facilities. Said
declaration shall set forth the name of the association,
ownership of the private parking lots, the restrictions
on the use or enjoyment of any portion of the private
parking lots for maintenance and/or access, and the
bylaws, rules and regulations of the Association.
Prior to recordation, said CC&R document shall be
reviewed by the City for compliance with this
Condition.
131.
132.
133.
134.
Page 35 of39
RESP.
AGENCY
PW
B,F
PW,F
PD
PW, PL,
ADM
WHEN
REQ'D
Prior to:
Prior to
acceptance of
improvements
by City
Council
Prior to
issuance of
Building
Permits
Prior to
issuance of
Occupancy
Permits
On-going
Prior to
Occupancy of
First Building
SOURCE
PW
PW
PW
PW
PW
NO.
CONDITION TEXT
The CC&Rs shall address the following:
I. The CC&Rs shall ensure that there is adequate
provision for the maintenance, in good repair
and on a regular basis, of all commonly
owned facilities. In the event that any area
falls into a state of disrepair or fails to meet
the Performance Standards established by the
CC&R's, the City will have the right but not
the obligation to take corrective measures and
bill the Association for the cost of such repair
and corrective maintenance work plus City
overhead. The Declaration shall specifY that,
as it pertains to the maintenance of the above-
listed items, it cannot be amended without the
consent of the City.
2. Private parking lots shall be posted III
accordance with California Vehicle Code
Section 22658, Sections I and 2.
RESP.
AGENCY
The above requirements shall be included III the
Droiect CC&Rs.
Occupancy Permit Requirements. Prior to issuance PW, PL, B
of an Occupancy Permit, the physical condition of the
project site shall meet minimum health and safety
standards including, but not limited to the following:
135.
a. The streets and walkways providing access to
each 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 traffic control devices on streets providing
access to the site shall be in place and fully
functional.
c. All street name signs and address numbers for
streets providing access to the buildings shall
be in place and visible.
d. Lighting for the streets and 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.
Page 36 of39
WHEN
REQ'D
Prior to:
Prior to
issuance of
Occupancy
Permit
SOURCE
Standard
NO.
CONDITION TEXT
136.
e. 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.
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) shall be installed and fully
functional.
Trash Enclosure/Garbage Area. The proposed
trash enclosure shall be architecturally designed to be
compatible with the building. 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.
Refuse Collection. The Applicant/Developer shall
provide designated refuse collection areas for the
project, subject to approved by the appropriate solid
waste collection company pnor to approval of
improvement plans. All refuse collection areas shall
be screened from public view and shall have roofs to
protect against rainwater intrusion and floor drains
connected to the sanitary sewer system to collect
runoff from periodic washdown. The refuse
collection service provider shall be consulted to
ensure that adequate space IS provided to
accommodate collection and sorting of putrescible
solid waste as well as source-separated recyclable
materials generated bv this Droiect.
Abandonment of Wells. Any water wells, cathodic
protection well, or exploratory boring on the project
property must be properly abandoned, backfilled, or
maintained III accordance with applicable
groundwater protection ordinances. For additional
information contact Alameda County Flood Control,
Zone 7.
137.
138.
Page 37 of39
RESP.
AGENCY
PW,PL
PW
PW
WHEN
REQ'D
Prior to:
Prior to
issuance of
Building
Permit and
Ongoing
Prior to
issuance of
Building
Permit
Prior to
issuance of
Grading
/Sitework
Permit
SOURCE
PW
PW
NO.
CONDITION TEXT
RESP.
AGENCY
139.
Environmental Site Assessment. If, during F
construction of the Project, hazardous materials are
discovered, the Applicant/Developer shall adhere to
the requirements of ACDEH, the Fire Marshal, the
City, and/or other applicable agency to mitigate the
hazard before continuing.
Required Permits. An encroachment permit from PW, B
the Public Works Department may be required for
any work done within the public right-of-way.
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 DeDartment.
Archaeological Site. If archaeological materials are PL, B
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 (SOP A) has had
an opportunity to evaluate the significance of the find
and suggest appropriate mitÜmtion measures.
Geographic Information System. The PW
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 IlI, and U.S. foot. Said submittal shall be
accentable to the City's GIS Coordinator.
Public Improvements. All public improvements PW
constructed by Developer and to be dedicated to the
City are hereby identified as "public works" under
Labor Code section 1771 unless the Public Works
Director specifically determines otherwise in writing.
Accordinglv, DeveloDer, III constructing such
140.
141.
142.
143.
Page 38 of 39
WHEN
REQ'D
Prior to:
Prior to
issuance of
Occupancy
Permit(s)
Various Times
and Prior to
issuance of
Building
Permit
During
Construction
Prior to
acceptance of
improvements
by City
Council
Prior to
acceptance of
improvements
by City
Council
SOURCE
PW
PW
PW
PW
PW
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to:
improvements, shall comply with the Prevailing
Wage Law (Labor Code. Sects. 1720 and followin!!).
144. Plan Consistency. Prior to approval of a building PL,PW Prior to PL
permit or grading!site work plan authorizing issuance of a
construction on the site, the Applicant shall submit grading!
plans which are internally consistent, to include the sitework or
site plans, landscaping plans, and civil plans. building permit
Proposed placement of streetlights, lighting within
the interior of the site, on/off site civil improvements,
utility improvements, specialized pavement surfaces,
transformers, backflow prevention devices, lighting,
walkways, and bicycle racks shall be shown
consistently on all sets.
145. Overland Flood Easement Abandonment. The PL,PW Prior to PL. PW
project site also contains an overland flood easement issuance of a
located in the easterly portion of the site. It may be grading!
possible to abandon this easement if it can be sitework or
demonstrated that the storm water flows on the site building permit
can be contained in the existing 20 foot wide storm
drain easement in the event the 84" storm drain
becomes plugged. If this cannot be demonstrated, or
alternative means for abandonment of this easement
be accepted, Building 401, which clips a small corner
of the easement, will require an adjustment to address
this issue.
PASSED, APPROVED, AND ADOPTED this 13th day of December 2005.
AYES:
NOES:
ABSTAIN:
ABSENT:
Planning Commission Chairperson
ATTEST:
Acting Planning Manager
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Page 39 of 39
OITYOF :DUBLI:J!IiI"
Department
City Offices, 100 Civic Plaza, Dublin California 94568
Public Works
Attachment A
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
G:IDEVELOPIEmerald PlacelPW Standard Conditìms of ApprovaLdoc E J~ t'J I B i 'f A
Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the
Development Agreement.
8. Parkland shall be dedicated and I 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. Drawing units shall be decimal with the
precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English.
All submitted drawings shall use the Globai Coordinate System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
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.
G:\DEVELOP\Emerald Place\PW Standard Conditiœs of Approva1.doc
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
LAVTA 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 15-gallon 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.
G:\DEVELOP\Emerald Place\PW Standard Conditioos of Approva1.doc
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.
G:\DEVELOP\Emerald Place\PW Standard Conditirns of Approva1.doc
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. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention
measures in the SWPPP.
G:\DEVELOP\Emerald Place\PW Standard Conditiæs of Approva1.doc