HomeMy WebLinkAboutAttachmt 2 Reso Approving SDR Permit
RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT TO ALLOW CONSTRUCTION OF
A 17,500 SQUARE FOOT COMMERCIAL BUILDING AND RELATED IMPROVEMENTS
LOCATED AT 7000 AMADOR PLAZA ROAD (APN 941-0305-040)
P A 05-035
WHEREAS, the Applicant, PFRS Dublin Corporation, has requested approval of a Site
Development Review Permit to construct a 17,500 square foot commercial building and related site
improvements including a plaza, landscaping, parking, and service area at 7000 Amador Plaza Road; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations require that certain projects be reviewed for environmental
impact and that environmental documents be prepared; and
WHEREAS, the project has been found to be consistent with the Initial Study/Negative
Declaration prepared for the Downtown Core Specific Plan and adopted by the City Council on December
19,2000 (Resolution 226-00); and
WHEREAS, the Planning Commission held a Public Hearing on said application on April 25,
2006; and
WHEREAS, proper notice of said Public Hearing was given in all respects as required by law;
and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth and used its independent judgment to evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does
hereby find that:
A. The proposed Project, as conditioned is consistent with the purpose and intent of Chapter 8.104,
Site Development Review, of the Zoning Ordinance because: 1) the proposed building, as
conditioned, will be attractive and will be compatible with similar improvements in the vicinity as
required by Section 8.104.020.A of the Dublin Zoning Ordinance; 2) the building has been
designed to compliment new buildings and recent fayade remodels in the shopping center in order
to incorporate certain design elements which are prevalent in the shopping center; 3) the new
pedestrian plaza and outdoor dining patio will compliment the design of the building and will be
compatible with the potential future restaurant use; 4) as conditioned, the applicant will be
required to replace dead or dying landscaping to improve the property; and 5) the building, once
ATTACHMENT ~
complete, will be compatible with the existing buildings in the vicinity and the buildings in the
Downtown.
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies
with the policies of the General Plan, with the development regulations or performance standards
established for the Zoning District in which it is located and with all other requirements of the
Zoning Ordinance because I) the proposed commercial building and improvements, as
conditioned, meets the intent of the Dublin General Plan which discourages projects which do not
relate well to the surrounding buildings and as conditioned, the proposed building is compatible
with the existing buildings in the area; and 2) as conditioned, the project will be consistent with
the Downtown Core Specific Plan.
C. The proposed Project, 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 welfare
because: I) the design of the buildings and improvements, as conditioned, are compatible with the
design of the buildings and improvements in the vicinity; 2) the proposed commercial building
will comply with all City of Dublin regulations; and 3) the pedestrian plaza area is compatible with
the Downtown Specific Plan which encourages plazas and civic gathering spaces.
D. The approved site development, including site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a
desirable environment for the development because: I) the proposed pedestrian plaza
complements the building and provides a public gathering space; 2) the pedestrian plaza is situated
in such a manner as to promote a pedestrian friendly environment by locating the patio where it is
visible from the street and entrance to the shopping center; 3) the commercial building has been
designed to promote a pedestrian friendly and attractive design by creating individual storefronts,
varying wall heights, windows facing the street and walkway, and creating a design which is
attractive on all four sides of the building; and 4) as conditioned, the building will meet current
requirements of the Municipal Code with respect to safety.
E. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: I) the project site is relatively level; 2) the site has existing utilities,
services, parking, and access to the local roadway network; 3) the scale of the proposed
improvements are compatible with similar improvements and existing buildings in the vicinity;
and 4) the proposed pedestrian plaza is compatible with the anticipated retail and restaurant uses
and fits in with the existing shopping center uses and uses in the Downtown.
F. Impacts to views are addressed because: I) the layout of the building will generally remain the
same as the previous movie theater building at this site and won't further impact views; and 2) the
pedestrian plaza will be located in such a manner to allow visibility to surrounding uses within the
center.
G. There are no impacts to slopes or topographic features because: the site is relatively flat and no
major topographic changes are proposed to the site other than leveling the existing pad for the
proposed building and improvements.
H. The character, scale, quality and design of the project is compatible with the existing and approved
projects in the area and with anticipated future development in the area because: I) the building
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will include varying building heights which will promote visual interest of the building and will
break up the massing of the building; 2) the project plans show a cornice to match the cornices on
the remodeled and new buildings in the shopping center so that the building will be compatible
with the design of the buildings in the center; 3) the building will have stucco and split-face block
materials which are compatible with the materials in the shopping center and in the downtown area
which have a mix of stucco and block/stone accents; and 4) the building has been designed to
focus pedestrian elements towards the street, as required by the Downtown Core Specific Plan,
which include a plaza area, windows, varying building height, articulated building form, and a mix
of materials.
1. The landscaping, including the location, type size, color and texture and coverage of plant
materials, provisions and similar elements have been considered to ensure visual relief and an
attractive environment for the public because: 1) new plant materials will be added to the site; and
2) as conditioned, the Applicant is required to replant all plant materials damaged in conjunction
with the remodel project.
J. The approval of the Site Development Review Permit is consistent with the Dublin General Plan
and the Downtown Core Specific Plans because: 1) the construction of the proposed building will
enhance the sales tax base of the downtown area by creating additional retail and restaurant space
as stated in Goal 2 of the Downtown Core Specific Plan; 2) the pedestrian plaza provides a unique
element in the Downtown area and creates a pedestrian friendly environment for the Downtown as
stated in Goal 7 and Objective 7.1 of the Specific Plan which encourages outdoor spaces and
eating spaces; 3) the proposed building and pedestrian plaza will create a more pedestrian friendly
environment by including pedestrian oriented features as stated in Goal 11 and Objective 13.3 of
the Specific Plan; 4) the existing and proposed landscaping will enhance the appearance of the site
with plant materials that conform to the established Plant matrix of the Specific Plan as stated in
Objective 13.4; 5) the proposed project will enhance the appearance of the vacant project site, and
create a more pedestrian friendly environment in this area which meets the intent of the Downtown
Core Specific Plan; and 6) the proposed Project is located on a vacant site designated for
commercial development within the Downtown and will meet the design and use requirements of
the adopted Specific Plan and therefore the Project will be consistent with Section 2.2.1 of the
Dublin General Plan.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
conditionally approve PA 05-035, a Site Development Review Permit application to construct a 17,500
square foot commercial building and related improvements, as generally depicted by the Site Plan, Curb
and Paving Layout, Utility Plan, Plaza Layout Plan, Planting Plan, Planting Construction Details,
Elevations, and Floor Plan dated received April 6, 2006, stamped approved and on file with the City of
Dublin Planning Department, subject to the conditions below and in Attachment A to this Resolution.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda
County Fire Department, [DSRSD] Dublin San Ramon Services District, [AVI] Amador Valley
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Industries, [CO] Alameda County Department of Environmental Health, [Zone 7] Alameda County Flood
Control and Water Conservation District Zone 7, [LA VT A] Livermore Amador Valley Transit Authority,
[CHS] California Department of Health Services.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
GENERAL
1. Approval. This Site Development Review approval is for PL Ongoing Planning
the 17,500 square foot building located at 7000 Amador
Plaza Road, PA 05-035. The project shall generally
conform to the project plans submitted by Michael Willis
Architects received March 17, 2006, on file In the
Community Development Department, and other plans,
text, and diagrams relating to this Site Development
Review, unless modified by the Conditions of Approval
contained herein.
2. Permit Expiration. Construction shall commence within PL One year DMC
one (1) year of Permit approval or the Permit shall lapse from permit 8.96.020.D
and become null and void. Commencement of construction approval
means the actual construction pursuant to the Permit
approval or demonstrating substantial progress toward
commencing such construction. If there is a dispute as to
whether the Permit has expired, the City may hold a
noticed public hearing to determine the matter. Such a
determination may be processed concurrently with
revocation proceedings in appropriate circumstances. If a
Permit expires, a new application must be made and
processed according to the requirements of this Ordinance.
3. Time Extension. The original approving decision-maker PL One year DMC
may, upon the Applicant's written request for an extension from permit 8.96.020.E
of approval prior to expiration, and upon the determination approval
that any Conditions of Approval remain adequate to assure
that applicable findings of approval will continue to be met,
grant a time extension of approval for a period not to
exceed six (6) months. All time extension requests shall be
noticed and a public hearing or public meeting shall be held
as required by the particular Permit.
4. Permit Validity. This Site Development Review approval PL Ongoing DMC
shall be valid for the remaining life of the approved 8.96.020.F
structure so long as the operators of the subject properly
comply with the project's conditions of approval.
5. Revocation of permit. The Site Development Review PL Ongoing DMC
permit approval shall be revocable for cause in accordance 8.96.020.1
with Section 8.96.020.1 of the Dublin Zoning Ordinance.
Any violation of the terms or conditions of this permit shall
be subiect to citation.
6. Requirements and Standard Conditions. The Applicant! Various Building Standard
Developer shall comply with applicable City of Dublin Fire Permit
Prevention Bureau, Dublin Public Works Department, Issuance
Dublin Building Department, Dublin Police Services,
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CONDITION TEXT
Alameda County Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County Public
and Environmental Health, Dublin San Ramon Services
District and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer shall supply written
statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions required have been or will be met.
7. Required Permits. An encroachment permit from 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, Califomia 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.
8. Fees. Applicant/Developer shall pay all applicable fees in
effect at the time of building permit issuance, including, but
not limited to, Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District
School Impact fees, Fire Facilities Impact fees, Noise
Mitigation fees, Inclusionary Housing In-Lieu fees,
Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees; or any other
fee that may be adopted and applicable.
9. Indemnification. The 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 related to this
project 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.
10. Clean-up. The Applicant/Developer shall be responsible
for clean-up and disposal of project related trash to
maintain a safe, clean, and litter-free site.
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RESPON.
AGENCY
PW
Various
ADM
PL
WHEN
REQ'D
PRIOR TO
Building
Permit
Issuance
Building
Permit
Issuance
Ongoing
Ongoing
SOURCE
Standard
Various
Administrat
ion! City
Attorney
Planning
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
n. Modifications (SDR). Modifications or changes to this PL Ongoing DMC
Site Development Review approval may be considered by 8.104.100
the Community Development Director if the modifications
or changes proposed comply with Section 8.104.100 of the
Zoning Ordinance.
12. Controlling Activities. The Applicant/Developer shall PL Ongoing Planning
control all activities on the project site so as not to create a
nuisance to the existing or surrounding businesses and
residences.
13. Soft Foam Building Materials. Soft Foam (i.e. efis type PL Building Planning
material) may be installed no closer then 6 feet from the Permit
earth or paved areas. Issuance
14. Accessory/Temporary Structures. The use of any PL Ongoing DMC
accessory or temporary structures, such as storage sheds or 8.108
trailer/ container units used for storage or for any other
pUrPoses, shall be subject to review and approval by the
Community Development Director.
PROJECT SPECIFIC
15. Building Articulation. The four individual storefronts PL Issuance of Planning
located in the center of the west and east elevations of the Building
building shall protrude approximately 6inches from the Permit
primary wall plain in order to provide further building
shade, shadow, and articulation. Articulation of the
storefront shall include the glass storefront, and the parapet
and cement plaster cornice above the glass storefront
element which creates the appearance of individual tenant
spaces.
16. Equipment Screening. All electrical and/or mechanical PL Building Planning
equipment shall be screened from public view. Any roof- Permit
mounted equipment shall be completely screened from Issuance
view by materials architecturally compatible with the
building and to the satisfaction of the Community Through
Development Director. The Building Permit plans shall Completion!
show the location of all equipment and screening for Ongoing
review and approval by the Community Development
Director.
17. Property Maintenance. The Applicant shall maintain the PL Ongoing Planning
property and all building materials in good condition and
shall keep the site clear of trash, debris and graffiti
vandalism on a regular and continuous basis.
18. Awning Maintenance. The Applicant shall maintain the PL Ongoing Planning
awnings and keep them clean and in good repair, which
includes keeping them free from fading or other weather
related damage.
19. Project Signage. The signs shown on the project plans are PL Occupancy Planning
for conceptual purposes and have not been approved in
conjunction with this review. All slgnage reqUIres an
amendment to the Dublin Town Center Master Sign
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
Program.
20. Master Sign Program. Prior to Occupancy, the Applicant PL Occupancy Planning
or Developer shall apply for an amendment to the Dublin
Town Center Master Sign Program as necessary to allow
signage for the proposed building.
21. Signs. All signage shall conform to Chapter 8.76 of the PL Ongoing Chapter
Dublin Zoning Ordinance at all times. Window signs shall 8.76
be limited to 25.% of the window area. All temporary signs
and banners require a Zoning Clearance from the Planning
Division prior to installation.
22. Colors. The exterior paint colors of the buildings are PL Occupancy Planning
subject to City review and approval. The Applicant shall
paint a portion of the building the proposed colors for
review and approval by the Community Development
Director prior to painting the buildings.
23. Fire Sprinklers. The Site Plan and Elevations submitted in PL,F Issuance of Planning
conjunction with the Building Permit plans shall show the Building
location of the fire sprinkler risers. To the extent possible, Permits
these sprinklers shall be screened from public view and
shall not be visible from the Public Right-of-Way subject to
the review and approval of the Community Development
Director and the Alameda County Fire Department.
24. Trash and Waste Accumnlation. The Applicant or any PL Ongoing Planning
future owner shall provide and conduct regular
maintenance of the site in order to eliminate and control the
accumulation of trash, excess/waste materials and debris.
25. Landscape Repair. The Applicant shall add plants to any PL Occupancy Planning
sparse areas in the existing landscaping along the project
frontage and replace any existing landscaping that is
damaged during the course of construction, to the
satisfaction of the Community Development Director.
LANDSCAPING
26. Final Landscape and Irrigation Plans. Final Landscape PL Building DMC
and Irrigation Plans prepared and stamped by a State Permit 8.72.030
licensed landscape architect or registered engineer shall be Issuance
submitted for review and approval by the City Engineer and
the Community Development Director. These plans shall
be coordinated with on-site civil, streetlights, and utility
improvement plans. The final plans shall be approved and
signed by the Community Development Director and the
City Engineer. Plans shall be generally consistent with the
preliminary landscape plan prepared by Michael Willis
Architects, received March 17, 2006, except as modified by
the Conditions listed below and as required by the
Community Development Director.
27. Plant Species. Plant species shall be selected according to PL Building Planning
use, sun/shade location and space availability. The Permit
landscape plan should include plant species that are not Issuance
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
salt-sensitive. Street trees shall be high-branching and
produce minimal litter.
28. Slopes. The landscape plan shall address slopes within the PL Building Planning
property, including erosion, maintenance and irrigation Permit
Issues. All slopes shall have a one-foot level area at top Issuance
and bottom of the slope for maintenance.
29. Landscaping at Street/Drive Aisle Intersections. PL Building Planning
Landscaping shall not obstruct the sight distance of Permit
motorists, pedestrians or bicyclists. Landscaping, and/or Issuance
landscape structures such as walls, at drive-aisle
intersections shall not be taller than 30 inches above the
curb, except for trees. Landscaping shall be kept at a
minimum height and fullness, giving patrol officers and the
general public surveillance capabilities of the area.
30. Lighting. The ApplicantlDeveloper shall prepare a PL, PW, PO Building Planning
photometric plan to the satisfaction of the City Engineer, Permit
Community Development Director and Dublin Police Issuance
Services. Exterior lighting shall be provided within the
parking lot and on the building, and shall be of a design and
placement so as not to cause glare onto adjoining
properties, businesses or to vehicular traffic. Lighting used
after daylight hours shall be adequate to provide for
security needs. The plan shall shows measurements for the
parking structure, connecting paths, outdoor parking area
and residential areas.
31. Street Lights and Trees. Maintain approximately 15 feet PL,PO Building Planning
clearance between streetlights and street trees. Where such Permit
clearance is not practical for design considerations, trees Issuance
shall be increased to 36 inch box minimum to reduce the
conflict between the lighting and foliage.
32. Standard Plant Material, Irrigation and Maintenance PL Building DMC
Agreement. The ApplicantlDeveloper shall complete and Permit 8.72.050.B
submit to the Dublin Planning Department the Standard Issuance
Plant Material, Irrigation and Maintenance Agreement.
33. Plant Standards. All trees shall be 24 inch box minimum, PL Occupancy Planning
with at least 30% at 36 inch box or greater; all shrubs shall
be 5 gallon minimum.
34. Devices. The Landscape Plan shall show the location of all PL, PW, F Building Planning
backflow prevention devices, detector check valves, utility Permit
boxes and fire sprinkler risers. The location and screening Issuance
of these devices shall be reviewed and approved by City
staff.
35. Root Barriers and Tree Staking. The landscape plans PL,PW Building Planning
shall provide details showing root barriers and tree staking Permit
installation, which meet current City specifications. Issuance
36. Water Efficient Landscaping Ordinance. The PL Building DMC 8.88
Applicant! Developer shall submit written documentation Permit
to the Public Works Department (in the form of a Issuance
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
Landscape Documentation Package and other required
documents) that the development conforms to the City's
Water Efficient Landscaping Ordinance.
BUILDING
37. Building Codes and Ordinances. All project construction B Through Building
shall conform to all building codes and ordinances in effect Completion
at the time of building permit.
38. Building Permits. To apply for building permits, B Issuance of Building
Applicant/Developer shall submit eight (8) sets of Building
construction plans to the Building Division for plan check. Permits
Each set of Dlans shall have attached an annotated copv
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 Conditions of Approval
attached to each set of plans. Applicant/Developer will
be responsible for obtaining the approvals of all
participating non-City agencies prior to the issuance of
building permits.
39. Construction Drawings. Construction plans shall be fully B Issuance of Building
dimensioned (including building elevations) accurately Building
drawn (depicting all existing and proposed conditions on Permits
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.
40. Addressing. Addresses will be required on all doors B Occupancy Building
leading to the exterior of the building. Addresses shall be
illuminated and be able to be seen from the street, 5 inches
in height minimum.
41. Temporary Fencing. Temporary Construction fencing B Through Building
shall be installed along the perimeter of all work under Completion
construction, commencing at the grading stages and be in of Exterior
place and safe through the completion of the project. Work
42. Engineer Observation. The Engineer of record shall be B Final Frame Building
retained to provide observation services for all components Inspection
of the lateral and vertical design of the building, including
nailing, hold-downs, straps, shear, roof diaphragm and
structural frame of building. A written report shall be
submitted to the City Inspector prior to scheduling the
final frame inspection.
43. Foundation. Geotechnical Engineer for the soils report B Issuance of Building
shall review and approve the foundation design. A letter Building
shall be submitted to the Building Division on the approval. Permit
44. Green Building Guidelines. To the extent practical the B Through Building
applicant shall incorporate Green Building Measures. Completion
Green Building plan shall be submitted to the Building
9
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
Official for review.
45. Cool Roofs. All new roofing or reroofing installed shall B Through Building
use materials and installation standards approved under Completion
Title 24 energy requirements.
46. Electronic File. The Applicant/Developer shall submit all B Issuance of Building
building drawings and specifications for this project in an Building
electronic format to the satisfaction of the Building Official Permits
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 prior to the issuance of final occupancy
47. Site Survey. The foundation pad must be certified for B Scheduling Building
vertical and horizontal location by a licensed surveyor. A Foundation
written report shall be submitted to the City Inspector prior to Inspection
scheduling a foundation inspection.
48. Fire Sprinklers. The structure will require the installation B Occupancy Building
of a NFP A13 sprinkler system due to proposed square
footage, intended use, and type of construction. (17,500
square feet, B or M occupancy, and Type V construction).
49. Location to Property Line. The south wall of the proposed B Issuance of Building
structure will be required to be constructed as a I hour wall Building
due to the fact that it appears to be located 15 feet off the Permit
adiacent property line.
50. Restrooms. Restrooms shall be provided with the B Issuance of Building
appropriate number of fixtures as prescribed by the Building
California Plumbing Code in effect at the time of building Permit for
plan review. Tenant
Improvements
51. Finished Floor Elevation Certification. FEMA B Issuance of Building
certification of the finished floor elevation shall be provided Building
by the Applicant. Permits
FIRE
52. Fire Flow. The fire flow for the site shall comply with F Issuance of Fire
appendix III-A of the CFC. Provide a letter from DSRSD Building
stating what the available fire flow is at the site. A copy of Permits
the letter shall be submitted to our office.
53. Construction. The allowable area of the building shall F Issuance of Fire
comply with chapter 5 of the CBC. Building
Permits
54. Fire Hydrants. Provide an additional fire hydrant within F Prior to Fire
50 feet of the FDC on Amador Plaza Road. Occupancy
55. Fire Sprinklers. Automatic sprinklers shall be provided F Prior to Fire
throughout the buildings as required by the Dublin Fire Occupancy
Code. If there are over 100 sprinklers, the system shall be
monitored bv UL listed central station.
56. Access. Fire apparatus roadways shall have a minimum F Through Fire
unobstructed width of 20 feet and an unobstructed vertical Completion
clearance of not less than I3 feet 6 inches. Roadways
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
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 1998, Section ]998).
57. Knox Box. A Knox box is required at the main electrical F Prior to Fire
room for access to the fire alarm panel. The Knox box shall Occupancy
contain a key that provides access to the tenant space. Order
forms for the Knox box are available at the fire prevention
office at the address above. The key can be placed in the box
during the Fire Department inspection.
58. Addressing. Approved numbers or addresses shall be F Prior to Fire
placed on all new and existing buildings. The address shall Occupancy
be positioned as to be plainly visible and legible from the
street or road fronting the property. Said numbers shall
contrast with their background (CFC, 1998, Section
901.4.4).
59. Codes. The project shall comply with Uniform Building and F Through Fire
Fire Codes as adopted by the City of Dublin. Completion
60. Signage. If key locking hardware is used on one main door, F Occupancy CBC
provide a sign above the door stating, "THIS DOOR TO ]003.3.1.8
REMAIN UNLOCKED DURING BUSINESS HOURS.
Otherwise the exit doors shall be openab]e from the inside
without special knowledge or effort and have lever or panic
hardware.
POLICE
61. Residential and Non-Residential Security Ordinance. PO Ongoing Police
The Applicant/Developer shall comply with all applicable
City of Dublin Non-Residential Security Ordinance
reauirements.
62. Lighting. The City of Dublin Security Ordinance requires PO Ongoing Police
specific foot candles of light be provided at ground level.
These requirements will be enforced when reviewing and
approving the lighting plan for this project. The applicant
shall submit a final lighting plan for approval by the Dublin
Police.
Exterior lighting is required over all doors. To ensure that
the doorways retain the required lighting levels, regardless
of the landscaping lighting, it is requested that doorways be
lighted with fixtures designed for that express purpose.
Security lighting shall be provided in parking lot areas.
.:. 1.0 candle lights at ground level in parking lot areas
.:. Lighting fixtures shall be of a vandal resistant type
63. Landscaping Maintenance. Landscaping shall be kept at PO Ongoing Police
a minimal height and fullness giving patrol officers and the
general public surveillance capabilities of the area.
I]
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
64. Skateboarding. Landscaping features and outdoor PO Ongoing Police
amenities shall be designed to reduce their attractiveness to
skateboarders and vandals.
65. Addressing. Addressing and building numbers shall be PO Ongoing Police
visible from the approaches to the building. Addressing for
individual suites/businesses within the project shall also
have the address on the rear door of the business.
66. Doors. Employee exit doors and doors to the rear of tenant PO Ongoing Police
spaces shall be equipped with l80-degree viewers if there
is not a burglary resistant window pane] in the door from
which to scan the exterior.
67. Parking Sign age. All entrances to the parking areas shall PO Ongoing Police
be posted with appropriate signs per Sec. 22658(a) of the
Califomia Vehicle Code and City of Dublin Municipal
Ordinance Section 6.04.200, to assist in removing vehicles
at the property owner's/manager's request.
68. Graffiti. The Applicant and Tenant shall keep the site clear PO Ongoing Police
of graffiti vandalism on a continuous basis at all times.
69. Theft Prevention and Security Program. The Applicant PO Ongoing Police
or Manager shall work with the Dublin Police on an
ongoing basis to establish an effective theft prevention and
security program.
70. Construction Phase Security. During the construction PO Through Police
phase the Applicant and Deve]oper shall conform to the Occupancy
following security requirements:
1. The site shall have a security fence around the
perimeter of all work under construction.
2. The site shall have lighting and the fence shall be
locked when workers are not present.
3. A temporary address sign shall be posted of sufficient
size and color contrast to be seen from the street during
hours of darkness.
4. The Applicant shall file a Dublin Police "Business Site
Emergency Response Card" prior to any phase of
construction, which will provide 24-hour telephone
contact numbers of persons responsible for the
construction site.
5. Good security practices shall be followed with respect
to storage of building materials and storage of tools at
the construction site.
]2
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
PUBLIC WORKS - GENERAL
71. Clarifications and Changes to the Conditions. In the PW Improvement Public
event that there needs to be clarification to these Plans Works
Conditions of Approval, the Directors of Community
Development and Public Works have the authority to
clarity 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 proiect.
72. Standard Public Works Conditions of Approval. PW Improvement Public
Applicant/Developer shall comply with all applicable City Plans Works
of Dublin Public Works Standard Conditions of Approval.
In the event of a conflict between the Public Works
Standard Conditions of Approval and these Conditions,
these Conditions shall prevail.
73. Hold HarmlesslIndemnification. The Developer shall PW Completion Public
defend, indemnify, and hold harmless the City of Dublin of Works
and its agents, officers, and employees from any claim, Improvements
action, or proceeding against the City of Dublin or its and
agents, officers, or employees to attack, set aside, void, or Occupancy
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, indemnity, and hold
harmless shall be subject to the City's promptly notitying
The Developer of any said claim, action, or proceeding and
the City's full cooperation in the defense of such actions or
proceedings.
74. Conditions of Approval. A copy of the Conditions of PW Improvement Public
Approval which has been annotated how each condition is Plans Works
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.
75. Title Report. A current preliminary title report (prepared PW Improvement Public
within the last six months) together with copies of all Plans Works
recorded easements and other encumbrances and copies of
Final Maps for adjoining properties and off-site easements
shall be submitted for reference as deemed necessary by the
13
CONDITION TEXT
Cit~;-En"ineer/Director of Public Works.
76. 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
imorovements.
77. Improvement Agreement and Security. Pursuant to
~7.16.620 of the Municipal Code, the Applicant shall
obtain a Grading!Sitework Permit from the Public Works
Department that governs the installation of required site
improvements. As a condition of issuance of said permit,
Improvement Security shall be posted to guarantee the
faithful performance of the permitted work. Such security
shall be in the form of cash, a certified or cashier's check, a
letter of credit, or a permit bond executed by the applicant
and a corporate surety authorized to do business In
Califomia. The amount of the security will be based on the
estimated cost of the site work (excluding the building).
The applicant shall provide an estimate of these costs for
City review with the first nlan submittal.
78. Improvement and Grading Plans. All improvement,
drainage, utility and grading plans submitted to the Public
Works Department for review/approval shall be prepared in
accordance with the approved SDR, 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 8-1/2" x
11" pages). Said checklist includes necessary design
criteria and other pertinent information to assure that plans
are submitted In accordance with established City
standards. The plans shall also reference the current City of
Dublin Standard Plans (booklet), and shall include
applicable City of Dublin Improvement Plan General Notes
(three 8-1/2" x 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 of these 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
SDR, and the City design standards & ordinances. In case
of conflict between the soil engineer's recommendations
14
RESPON.
AGENCY
PW
PW
PW
WHEN
REQ'D
PRIOR TO
Improvement
Plans
Issuance of
Grading!
Sitework
Permit
Issuance of
Grading!
Sitework
Permit
SOURCE
Public
Works
Public
Works
Public
Works
CONDITION TEXT
and City ordinances, the City Engineer shall determine
which shall apply.
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. Detailed Engineer's
Estimate of improvement costs shall be submitted with the
plans.
79. Grading/Sitework Permit. All improvement work 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-
112" xII" 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.
80. Erosion Control during Construction.
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 between October I" and AprillS,h or
beyond these dates if dictated by rainy weather, or as
otherwise directed by the City Engineer and/or Public
Works Director.
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.
81. Water Quality/Best Management Practices. Pursuant to
the Alameda Countywide National Pollution Discharges
Elimination Permit (NPDES) No. CAS002983l with the
California Regional Water 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. All trash dumpsters and
compactors which are not sealed shall have roofs to prevent
IS
RESPON.
AGENCY
PW
PW
PW
WHEN
REQ'D
PRIOR TO
Issuance of
Grading!
Sitework
Permit
Issuance of
Grading!
Sitework
Permit
Issuance of
Grading/
Sitework
Permit
SOURCE
Public
Works
Public
Works
Public
Works
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
contaminants from washing into the storm drain system.
All storm drain inlets serving vehicle parking areas shall be
fitted with Filter Devices to remove Hydrocarbons and
other contaminants, and all storm drain inlets shall be
stenciled "No Dumping - Drains to Bay" usmg an
approved stencil available from the Alameda Countywide
Clean Water Program
82. Storm Drain Improvements. Applicant/Developer shall PW Issuance of Public
construct all required storm drain improvements m Grading! Works
accordance with a site-specific hydrologylhydraulic Sitework
analysis and/or as specified by the Public Works Director. Permit
Plans submitted for the storm drain improvements shall
include full drainage pattem for the entire parking lot.
83. Storm Water Treatment Measnres Maintenance PW Occupancy Public
Agreement. Applicant/Developer shall enter into an Works
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 RZ-2003-0021 for the reissuance
of the Alameda Countywide NPDES municipal storm water
permit. Said permit reqUIres the City to provide
verification and assurance that all treatment devices will be
properly operated and maintained.
84. Zone 7 Drainage Fee. The applicant will be required to PW Issuance of Public
pay Zone 7' s SDA 7-1 Impervious Surface Area fees for all Building Works
new hardscape areas. Permits
85. Roof Drainage. Roof drainage shall drain across bio- PW Improvement Public
swales or into bio-filters prior to entering the storm drain Plans Works
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.
86. Geotechnical Report and Recommendations. The PW Issuance of Public
Applicant/Developer shall inCOrPorate the Grading! Works
recommendations of the project Geotechnical Sitework
Investigations report or as may be amended by subsequent permit and
report, and additional mitigation measures required by the during
City Engineer, into the project design. The Geotechnical construction
Engineer shall certify that the project design conforms to
the report recommendations pnor to Issuance of a
Grading!Sitework Permit. All report recommendations
shall be followed during the course of grading and
construction.
87. Parking Lot Lights. The Applicant/Developer shall PW Occupancy Public
provide photometric calculation for the existing parking lot Works
16
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
and around the building that demonstrates a minimum foot-
candle lighting level of not less than 1.0 at the ground
surface for the adjacent parking area; if this cannot be
verified provide additional lighting where necessarv.
88. Disabled Parking. All disabled parking stalls shall meet PW Issuance of Public
State Title 24 requirements, including providing curb ramps Building Works
at each loading zone. Curb ramps cannot encroach within Permits and
the loading/unloading areas. Disabled stalls shall be Occupancy
conveniently located and grouped near the pnmary
entrances to each building. Van accessible stalls shall also
be provided and shall meet State Title 24 requirements.
89. Disabled Access Ramps. The Applicant/Developer shall PW Occupancy Public
install disabled access ramps, and where necessary replace Works
all existing handicapped ramps at driveway intersections to
meet current State Title 24 requirements.
90. Vehicle Parking. Applicant shall repair any distressed PW Occupancy Public
areas of pavement within the existing parking field of the Works
project site and the north/south drive-aisle immediately
north of the project site, then seal and re-stripe the entire
parking field within the project site. All parking spaces
shall be double striped using 4 inch white lines set
approximately 2 feet apart according to Figure 76-3 and
g8.76.070 (A) 17 of the Dublin Municipal Code. All
compact-sized parking spaces shall have the word
"COMPACT" stenciled on the pavement within each space.
12 inch-wide concrete step-out curbs shall be constructed at
each parking space where one or both sides abut a
landscaped area or planter. Wheel stops as necessary shall
be provided at the parking stalls.
91. Bicycle Racks. Bicycle racks shall be installed near the PW,PL Issuance of Public
entrances to retail buildings at a ratio of I rack per 40 Building Works
vehicle parking spaces. Bicycle racks shall be designed to Permit Plans
accommodate a minimum of four bicycles per rack, and so and
that each bicycle can be secured to the rack. The location Occupancy
of the bicycle racks shall not encroach into any
adjacent/adjoining sidewalks in a manner that would reduce
the unencumbered width of the sidewalk to less than 4 feet.
Bicycle racks shall be placed in locations where they will
have adequate lighting and can be surveilled by the
building occupants. The Site Plan shall show the location
of the proposed bicycle racks.
92. Sidewalk. The Applicant/Developer shall repaIr any PW Occupancy Public
damaged sidewalk along the site frontage on Amador Plaza Works
Road. 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
Amador Plaza Road.
17
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
93. Pedestrian Crossing Signs and Striping. The PW Occupancy Public
Applicant/Developer shall install crosswalks, pedestrian Works
crossing warning signs, and pedestrian crossing pavement
legends per Caltrans and City standards at the proposed
crosswalk locations.
94. Signs and Pavement Markings. The Applicant/Developer PW Occupancy Public
shall be responsible for the following on-site traffic signs Works
and pavement markings:
1. A stop control (including Caltrans RI "Stop" sign,
stop pavement legend, 12 inch-wide white stop bar
stripe) shall be installed at the driveway exit.
11. Directional pavement arrows in the drive aisles.
Ill. R26F "No Stopping - Fire Lane" signs shall be posted
on-site along all curbs that are longer than 20 feet and
that parallel the drive aisles as required by the Fire
Marshall.
IV. RIOOB (disabled parking regulations sign) shall be
installed at each of the driveway entrance to the site
with amended text to read "...may be reclaimed at
DUBLIN POLICE or by telephoning 833-6670".
v. Handicapped parking signs and legends per State Title
24 requirements.
VI. The word "Compact" shall be stenciled on the
pavement surface within each compact parking space.
Vll. "No Dumping - Drains to Bay" stenciled III
thermoplastic at storm drain inlets.
V111. Any other signs and markings deemed reasonably
necessary by the City Engineer and/or Public Works
Director during final design and/or construction.
95. Landscape and Irrigation Plans. The PW Issuance of Public
Applicant/Developer shall submit Landscape and Irrigation Improvement Works
Plans for review and approval by Planning and Public Plans and
Works Departments. These plans shall be coordinated with Building
on-site civil, streetlights, and utility improvement plans. Permits
The final plans shall be signed Community Development
Director and the City Engineer.
96. Landscaping at Intersections. Landscaping at PW Occupancy Public
intersections shall be such that sight distance is not Works
obstructed for drivers. Except for trees, landscaping shall
not be higher than 30 inches above the curb in these areas.
97. Relocation of Existing Improvements/ Utilities. Any PW Occupancy Public
necessary relocation of existing improvements or Works
utilities shall be accomplished at no expense to the City.
98. Temporary Fencing. Temporary Construction fencing PW During Public
shall be installed along perimeter of all work under Construction Works
construction to separate the construction operation from the
public. All construction activities shall be confined to Occupancy
within the fenced area. Construction materials and/or
equipment shall not be operated or stored outside of the
18
CONDITION TEXT
fenced area or within the public right-of-way unless
approved in advance bv the Public Works Director.
99. Construction Honrs. Construction and grading operations
shall be limited to weekdays (Monday 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.
100. Construction Noise Management 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. An Oversized Load Permit shall be obtained
from the City prior to hauling of any oversized loads
on City streets.
b. The construction site shall be watered at regular
intervals during all grading activities. The frequency
of watering should increase if wind speeds exceed 15
miles per hour. Watering should include all excavated
and graded areas and material to be transported off-
site. Use recycled or other non-potable water
resources where feasible.
c. Construction equipment shall not be left idling while
not in use.
d. Construction equipment shall be fitted with noise
muffling devices.
e. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a daily
basis.
f. Excavation haul trucks shall use tarpaulins or other
effective covers.
g. Upon completion of construction, measures shall be
taken to reduce wind erosIOn. Replanting and
repaving should be completed as soon as possible.
h. After grading is completed, fugitive dust on exposed
soil surfaces shall be controlled using the following
methods: following methods:
1. Inactive portions of the construction site shall be
seeded and watered until grass growth is evident.
2. The construction site shall be seeded and watered
until grass growth is evident.
3. All portions of the site shall be sufficientlv
19
RESPON.
AGENCY
PW
PW
WHEN
REQ'D
PRIOR TO
During
Construction
During
Construction
SOURCE
Public
Works
Public
Works
CONDITION TEXT
watered to prevent dust.
4. On-site vehicle speed shall be limited to 15 mph.
5. Use of petroleum-based palliatives shall meet the
road oil requirements of the Air Quality District.
Non-petroleum based tackifiers may be required
by the City Engineer.
i. The Department of Public Works shall handle all dust
complaints. The City 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 concems m
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:
I. Scheduling receipt of construction materials to
non-peak travel periods.
2. Routing construction traffic through areas of least
impact sensitivity.
3. Routing construction traffic to mimmlze
construction interference with regional non-project
traffic movement.
4. Limiting lane closures and detours to off-peak
travel periods.
5. 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.
101. Damage/Repairs. 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 proiect.
102. 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 opposite each hvdrant.
103. 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.
20
RESPON.
AGENCY
PW
PW
PW
WHEN
REQ'D
PRIOR TO
Occupancy
Occupancy
Ongoing
SOURCE
Public
Works
Public
Works
Public
Works
CONDITION TEXT
104. Occupancy Permit Requirements. Prior to issuance 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:
a. The walkways providing access to the building shall be
complete, as determined by the City Engineer, to allow
for safe, unobstructed pedestrian and vehicle access to
and from the site.
b. All traffic control devices providing access to the site
shall be in place and fully functional.
c. All address numbers for streets providing access to the
buildings shall be in place and visible.
d. Lighting for the site shall be adequate for safety and
security. Exterior lighting shall be provided for
building entrances/exits and pedestrian walkways.
Security lighting shall be provided as required by
Dublin Police.
e. All construction equipment, materials, or ongoing 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.
105. 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 se1f-
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.
106. Refnse Collection. The Applicant! Developer shall provide
designated refuse collection areas for the project, subject to
approval by the appropriate solid waste collection company
prior 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 wash down.
The refuse collection service provider shall be consulted to
ensure that adequate space is provided to accommodate
21
RESPON.
AGENCY
PW
PW
PW
WHEN
REQ'D
PRIOR TO
Occupancy
Issuance of
Building
Permit
Issuance of
Building
Permits
SOURCE
Public
Works
Public
Works
Public
Works
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
collection and sorting of putrescible solid waste as well as
source-separated recyclable materials generated by this
project.
107. Geographic Information System. The PW Occupancy Public
Applicant/Developer shall provide a digital vectorized file Works
of the "master" files on floppy or CD of the Improvement
Plans to the Public Works Department and DSRSD.
Digital raster copies are not acceptable. The digital
vectorized files shall be in AutoCAD 14 or higher drawing
format or ESRI Shapefile format. Drawing units shall be
decimal with the precision of 0.00. All objects and entities
in layers shall be colored by layer and named in English,
although abbreviations are acceptable. All submitted
drawings shall use the Global Coordinate System of USA,
California, NAD 83 California State Plane, Zone III, and
U.S. foot. Said submittal shall be acceptable to the City's
GIS Coordinator.
108. Pnblic Improvements. All public improvements PW Occupancy Public
constructed by Developer and to be dedicated to the City Works
are hereby identified as "public works" under Labor Code
section 1771 unless the Public Works Director specifically
determines otherwise in writing. Accordingly, Developer,
in constructing such improvements, shall comply with the
Prevailing Wage Law (Labor Code. Sects. 1720 and
following). .
109. The Applicant/Developer shall comply with Public Works PW Improvement Public
Standard Conditions of Approval included as Attachment Plans Works
A.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
110. Prior to Issuance of any building permit, complete DSRSD Issuance of DSRSD
improvement plans shall be submitted to DSRSD that Building
conform to the requirements of the Dublin San Ramon Permits
Services District Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and Installation of
Water and Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies.
111. Domestic and fire protection waterline systems for Tracts DSRSD Improvement DSRSD
or Commercial Developments shall be designed to be Plans
looped or interconnected to avoid dead end sections in
accordance with requirements of the DSRSD Standard
Specifications and sound engineering practice.
112. DSRSD policy requires public water and sewer lines to be DSRSD Improvement DSRSD
located in public streets rather than in off-street locations to Plans
the fullest extent possible. If unavoidable, then public
sewer water easements must be established over the
alignment of each public sewer or water line in an off-street
or private street location to provide access for future
maintenance and/or replacement.
22
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
113. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD
Construction Permit by the Dublin San Ramon Services Improvement
District, whichever comes first, all utility connection fees Permits
including DSRSD and Zone 7, plan checking fees,
inspection fees, connection fees, and fees associated with a
wastewater discharge permit shall be paid to DSRSD in
accordance with the rates and schedules established in the
DSRSD Code.
114. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD
Construction Permit by the Dublin San Ramon Services Improvement
District, whichever comes first, all improvement plans for Plans
DSRSD facilities shall be signed by the District Engineer.
Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating
approval of the sanitary sewer or water facilities shown.
Prior to approval by the District Engineer, the applicant
shall pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sweer 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 bv the District Engineer.
115. No sewer line or waterline construction shall be permitted DSRSD Improvement DSRSD
unless the proper utility construction permit has been Plans
issued by DSRSD. A construction permit will only be
issued after all of the items in Condition No. 113 have been
satisfied.
116. The applicant shall hold DSRSD, its Board of Directors, DSRSD Issuance of DSRSD
commissions, employees, and agents of DSRSD harmless Building
and indemnify and defend the same from any litigation, Permits
claims, or fines resulting from the construction and
completion of the project.
117. No permanent structures are permitted over the 15' wide Zone 7 Ongoing Zone 7
storm drain easement.
118. The Applicant/Property Owner shall provide a structural Zone 7 Issuance of Zone 7
and geotechnical analysis of possible impacts to the Flood Building
Control facilities located within the 15' wide storm drain Permits
easement resulting from any foundation or trenching work
in the vicinity of this easement necessary to construct the
proposed building, foundation, or related improvements.
119. The Applicant/Property Owner shall provide a structural Zone 7 Issuance of Zone 7
and geotechnical analysis of possible impacts to the Building
foundation of the proposed building that may result from Permits
any trenching or other maintenance/repairs performed on
the Flood Control facilities located within the within the
15' wide storm drain easement.
.
23
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
120. The Applicant/Property Owner shall survey and stake the Zone 7 Issuance of Zone 7
15' wide storm drain easement and proposed building Building
foundation for review by Zone 7. The proposed foundation Permits
and building shall not encroach within this storm drain
easement. The survey shall be performed by a licensed
surveyor.
PASSED, APPROVED AND ADOPTED this 25th day of April, 2006, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G:\PA#\2005\05-035 Mayfield Gentry Realty Advisors\PC\PC Reso SDR.DOC
24
CITY OF :O~LIl!iT
Department
City Offices, 100 Civic Plaza, Dublin Califomia 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
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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 Global 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.
1 g. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right
of ways that will no longer be used.
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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 Geotechnicai 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 Pian shall be included with the Grading Plan approval. The plan shall include
detailed design, iocation, 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. Ail new traffic signals shall be interconnected with other new signals within the development and to the
existing City traffic signal system by hard wire.
30. Two empty 3" conduits with pull ropes, to accommodate future extension of the traffic interconnect system
and for School District uses, shall be installed along any project arterial street frontage. The extent of this
work to be determined by the City Engineer.
31 . The Developer shall construct bus stops and shelters at the locations designated and approved by the
LA VT A and the City Engineer. The Developer shall pay the cost of procuring and installing these
improvements.
32. The Developer shall furnish and install street name signs, and traffic signs & marking for the project as
required by the City Engineer.
33. Street trees, of at least a 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.
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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.
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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 ail contractors implement all storm water pollution prevention
measures in the SWPPP.
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