HomeMy WebLinkAbout08-11-1998 98-031 VCC Modular Clsrm Bldgs SDR
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CITY OF DUBLIN
PLANNING COMMISSION
AGENDA ST A TEMENT/ST AFF REPORT FOR August 11, 1998
PROJECT:
PA 98-031, Valley Christian Center Modular Classroom
Buildings Site Development Review
PREPARED BY:
Dennis Carrington, Senior Planner/Zoning Administrator .
DESCRIPTION:
Site Development Review to permit two temporary 24 by 60
foot modular classroom buildings as part of the Valley
Christian Center campus at 7500 Inspiration Drive. The
property is in the Agricultural Zoning District and the
Public/Semi-Public Facility designation of the General Plan.
RECOMMENDA TION:
Adopt a Resolution approving the Site Development Review
BACKGROUND:
The Valley Christian Center is proposing to construct two temporary 24 foot by 60 foot
modular classroom buildings. The buildings would be used as classrooms during
school operating hours (7:30 a.m. to 3:30 p.m.). The building site is an existing graded
56 foot by 120 foot pad.
The Valley Christian Center church and school facility was originally permitted by a
Conditional Use Permit granted by Alameda County in January of 1978. Subsequent
revisions to the permit have permitted expansions, most notably the construction of a
new elementary school in 1994. A playfield expansion was permitted in 1995. It is
anticipated that the Valley Christian Center will be submitting an application for a
Planned Development Rezone in the near future to master plan the entire facility.
The 180 single family dwelling unit Hansen Hill subdivision adjacent to the Valley
Christian Center was approved in November of 1989.
ANALYSIS:
Findings
The purpose of a Site Development Review is to promote orderly, attractive and
harmonious site and structural development compatible with individual site
environmental constraints and compatible with surrounding properties and
neighborhoods, resolve design issues, and to ensure compliance with development
regulations. The following findings must be made in order to approve a Site
Development Review:
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ITEM NO. ? il
COPIES TO: Valley Christian Center
PA File 98-031
A. Approval of this application is consistent with the purpose and intent of this
Chapter.
B. Any approval complies with the policies of the General Plan, with any applicable
Specific Plans, 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.
C. The approval will not adversely affect t~e health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and general
welfare.
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.
E. The subject site is physically suitable for the type and intensity of the approved
development.
F. Impacts to views are addressed.
G. Impacts to existing slopes and topographic features are addressed.
H. Architectural considerations, including the character, scale and quality of the
design, the architectural relationship with the site and other buildings, building
materials and colors, screening of exterior appurtenances, exterior lighting, and
similar elements have been incorporated into the project and as conditions of
approval in order to insure compatibility of this development with the
development's design concept or theme and the character of adjacent buildings,
neighborhoods, and uses.
I. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, provisions and similar elements have been
considered to ensure visual relief and an attractive environment for the public.
These findings have been made and are included in the resolution of approval.
Zoning Compatibility
.
The Valley Christian Center is located in the Agricultural Zoning District and the
Public/Semi-Public designation of the Dublin General Plan. The church and school
have been approved conditional uses under the Agricultural Zoning District since 1978.
2
General Plan compatibility
The Valley Christian Center is located in the Public/Semi-Public designation of the
Dublin General Plan. Churches and private schools are consistent with this
designation.
Preparation of Master Plan
A condition of approval is recommended that would require that Valley Christian Center
prepare a Master Development Plan prior to any further application for expansion of,
church, office, school, or recreational facilities. The condition further requires that
development of that Master Plan shall include working with the adjacent neighborhoods
in relation to addressing traffic concerns and other issues.
Visual Impacts
The two classrooms will be in the foreground and below the existing sanctuary and
elementary school and will therefore not impact the views from residential areas lying to
the ~t of the project.
et<(7~
Time Period for Permit
The Valley Christian Center has submitted a letter dated July 24, 1998 requesting that
the approval have a life of five (5) years. A condition of approval has been included
requiring that this approval be for a five year period.
Environmental Review
The project has been reviewed in accordance with the provisions of the California
Environmental Quality Act (CEQA) and a Negative Declaration has been prepared for
this project as it will not have a significant effect on the environment.
Conclusion:
The classrooms are temporary in nature, have impacts to roadways that will be
mitigated by the voluntary payment of funds, and are compatible with the surrounding
church campus. It is recommended that the Planning Commission adopt a Resolution
(Exhibit B) approving the Site Development Review.
GENERAL INFORMATION:
APPLICANT:
Mr. Roger Mahany
Business Administrator
7500 Inspiration Drive
Dublin, CA 94568
PROPERTY OWNER:
Valley Christian Center
3
7500 Inspiration Drive
Dublin, CA 94568
LOCATION:
7500 Inspiration Drive, APN 941-0022-002-06
EXISTING ZONING:
Agricultural
GENERAL PLANI
SPECIFIC PLAN
DESIGNATION:
Public/Semi":Public
ATTACHMENTS:
Exhibit D:
Project plans, 1 sheet stamped received June 22, 1998, available for review in the
Planning Department.
Resolution Approving Site Development Review
Standard Public Works Conditions of Approval, City of Dublin Site Development
Review Standard Conditions and the City of Dublin Non-Residential Security
Requirements
Applicant's written statement
Exhibit A:
Exhibit B:
Exhibit C:
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4
RESOLUTION NO. - 97
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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APPROVING PA 98-031, VALLEY CHRISTIAN CENTER
SITE DEVELOPMENT REVIEW
WHEREAS, Mr. Roger Mahany, on behalf of the Valley Christian Center, has
requested approval of a Site Development Review application to permit two 24 foot by 60 foot
modular temporary classroom buildings on the Valley Christian Center property; and
WHEREAS, according to the Dublin Zoning Ordinance a classroom is considered a
"Community Facility" , which is a conditionally permitted use under the Agricultural Zoning
District for this site; and
WHEREAS, the Valley Christian Center previously received approval of a Conditional
Use Permit for various facilities on the property including a school, and the proposed temporary
classroom buildings are within the scope of that Conditional Use Permit; 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 application has been reviewed in accordance with the provisions of CEQA:
An Initial Study was prepared pursuant to the State CEQA Guidelines, and the City of Dublin
Environmental Guidelines. The Initial Study resulted in the determination that there are no negative
environmental impacts expected from this project, and therefore a Negative Declaration has been
prepared and on file in the City of Dublin Planning Department; and
WHEREAS, a Negative Declaration has been noticed for public review in accordance
with State Law; and
WHEREAS, the staff report was submitted recommending the Planning Commission
approve the Site Development Review application subject to Conditions of Approval prepared
by Staff; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said
application on August 11, 1998; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby find that:
A. The approval of this application (PA 98-031) is consistent with the intenUpurpose
of Section 8.104 (Site Development Review) of the Zoning Ordinance.
EXHIBITB
B. The approval of this application, as conditioned, complies with the policies of the
General Plan, which would allow classrooms at this location in accordance with
the previously approved Conditional Use Permit.
C. The approval of this application, as conditioned, is consistent with the design
review requirements of the City of Dublin Zoning Ordinance.
D. The approval of this application, as conditioned, will not adversely affect the
public health, safety and general welfare as the development is consistent with
all laws and ordinances.
E. The proposed site development, including site layout, vehicular access,
circulation and parking, setbacks, height, walls, public safety and similar
elements, as conditioned, has been designed to provide a desirable environment
for the development.
F. The subject site is physically suitable for the type and intensity of the approved
development, and impacts to existing slopes, topographic features, and views
have been addressed in that the proposed location is on a flat pad within the
existing compound of the church facilities.
G. Architectural considerations, including the character, scale and quality of the
design, the architectural relationship with the site and other buildings, signs,
building materials and colors, screening of exterior appurtenances, exterior
lighting and similar elements have been incorporated into the project and as
conditions of approval in order to insure compatibility of this development with
the development's design concept or theme and the character of adjacent
buildings and uses.
H. Landscape considerations, including the locations, type, size, color, texture and
coverage of plant materials, provisions and similar elements have been
considered to insure visual relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
find that:
A. The Valley Christian School project will not have a significant effect on the
environment based on review of the Initial Study and public testimony.
B. The Negative Declaration has been prepared and processed in accordance with
State and local environmental laws and guideline regulations.
C. The Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
adopt the Negative Declaration for PA98-031, the Valley Christian School Project.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve PA 98-031, Site Development Review for two 24 foot by 60 foot modular temporary
classroom buildings on the Valley Christian Center property, as generally depicted by materials
labeled Exhibit A of the Staff Report, stamped approved and on file with the Dublin Planning
Department, subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance
of buildinq permits or establishment of use. and shall be subiect to Department of Community
Development review and approval. The followinq codes represent those departments/aqencies
responsible for monitorinq compliance of the conditions of approval. [PL.l Planninq. [Bl
Buildinq. [POl Police. [PWl Public Works [ADMl Administration/City Attorney. [FIN} Finance. [Fl
Alameda County Fire Department. [DSRl Dublin San Ramon Services District. [CO] Alameda
County Department of Environmental Health.
CONDITION TEXT RESP. WHEN RESPONSES
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GENERAL CONDITIONS
1. This Site Development Review approval is for two 24' by PL Occ
60' modular classroom buildings east of the Sycamore
Building. The buildings will be panted to match the
adjacent building colors.
2. This approval shall be as generally depicted on the plans
labeled Exhibit A, dated received June 22, 1998,
prepared by CTA, consisting of 3 sheets.
3. Prior to the issuance of building permit all applicable B, PL, B
fees shall be paid. These fees shall include, but not be ADM
limited to, those fees required by'City Ordinances such
as Traffic Impact Fees, School impact fees, Fire impact
fees, or any other that may be adopted, including the
Regional Transportation Fee (expected to become
effective September 12, 1998). In addition, all fees
required by DSRSD, ACF, Zone 7, shall be paid in
accordance with those Agencies' ordinances and
regulations.
4. The Developer shall comply with applicable Alameda F,PW, B
County Fire, Dublin Public Works Department, Dublin PO,
Building Department, Dublin Police Service, Alameda n,
County Flood Control District Zone 7, Alameda County DSR,
Public Health, and Dublin San Ramon Services District PL
requirements. 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,
CONDITION TEXT RESP. WHEN RESPONSES
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indicating that all applicable conditions required have
been or will be met.
5. Modifications or changes to this Site Development PL Ongoing
Review approval may be considered by the Community
Development Director, if the modifications or changes
proposed comply with Section 8.104.100, of the Zoning
Ordinance.
6. The Applicant/Property Owner shall comply with all B Ongoing
applicable regulations and requirements of the Uniform
Building Code and the Building Inspection Section. [B]
7. Building permits for the proposed project shall be PL Ongoing
secured and construction commenced within one (1)
year after the effective date of this approval or said
approval shall be void. This one (1) year period may be
extended an additional one (1) year after the expiration
date of this approval (a written request for the extension
must be submitted prior to the expiration date) by the
Community Development Director upon the
determination that the Conditions of Approval remain
adequate to assure that the above stated Findings of
Approval will continue to be met. [B, PL]
8. To apply for building permits, the Applicant shall submit B, PL B
nine (9) sets of construction plans to the Building
Department for plan check. Each set of plans shall have
attached an copy of these Conditions of Approval with
Responses to Conditions filled in (see this chart)
indicating where (on the plans) or how the condition is
satisfied. The notations shall clearly indicate how all
Conditions of Approval will be complied with.
Construction plans will not be accepted without the
annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approvals
of all participating non-City agencies prior to the issuance
of building permits.
9. Construction plans shall be fully dimensioned (including B B
building elevations) accurately drawn (depicting all
existing and proposed conditions on site), and prepared
and signed by a licensed civil engineer, architect or
landscape architect. The site plan, landscape plan and
details shall be consistent with each other.
Q
CONDITION TEXT RESP. WHEN RESPONSES
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10. The Applicant/Property Owner shall develop this project PL Ongoing
and operate all uses in compliance with the Conditions of
Approval of this Site Development Review and the
regulations established in the Zoning Ordinance. Any
violation of the terms or conditions specified may be
subject fo enforcement action.
11. The permit shall be revocable for cause in accordance PL Ongoing
with Section 8.132 of the Dublin Zoning Ordinance.
12. As requested by the Applicant, this Site Development PL Ongoing
Review shall be valid for five years only, unless a Master
Plan is reviewed and approved by the City Council
permitting the continuation of this modular space.
MASTER PLAN
13. No further approvals shall be granted to either increase PL Ongoing
classroom space, office space or play area, until a
Master Plan, Planned Development Rezone, is
submitted for approval by the City Council. The
development of the Master Plan shall include working
with the adjacent neighborhoods in relation to addressing
traffic concerns and other issues.
PUBLIC SAFETY
14. The Applicant shall comply with all applicable regulations F Occ
and requirements of the Alameda County Fire
Department (ACFD), including payment of all appropriate
fees.
15. Fire extinguishers and alarms are required F Occ
16. Show fire hydrants on final plans. F B
17. Provide rating for the modulars indicating compliance as F B
an educational facility
18. Post exit path signs in classrooms F Occ
19. Provide detail on fence and gate at the end of the exit F,B Occ
path in both directions. Path must conform to UBC exit
width requirements
20. All security for the use must comply with the City of PO Occ
Dublin Non-Residential Security Requirements (Exhibit C
to the staff report).
21. Lighting used after daylight hours shall be adequate to PO, Occ
provide for security needs (1.5 foot candles). Exterior PW
lighting shall be provided around the entire perimeter of
the building and in the parking areas.
22. The property owner shall keep the site clear of graffiti PO Ongoing
vandalism on a regular and continuous basis at all times.
Graffiti resistant paints for the structures and film for
windows or glass should be used.
CONDITION TEXT RESP. WHEN RESPONSES
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23. The proposed parking (stall 9) shall not impede required PW,B B
exit paths or encroach into the bottom ramp landing. A
revised parking plan shall be prepared that eliminates .
this problem.
PUBLIC WORKS
24. The developer/applicant shall pay Traffic Impact Fees PW B
based on the increased classrooms square footage. The
cost of the fee will be determined by the Public Works
Director.
25. The developer/applicant shall have the handicap parking PW Occ
area conform to the American Disabilities Act (ADA) and
the California State Title 24 requirements. This includes,
but is not limited to, painting the curb blue in front of the
stalls, signing, striping and ramping.
26. The gutters, down spouts, roof drain water shall empty PW B
into an approved storm drainage system. Roof runoff
water, or other concentrated drainage, shall not drain
into sidewalk areas. Landscape areas surrounding the
building shall drain a minimum percentage of 1 percent
to an appropriate drainage area per the UBC
27. The applicant shall comply with all National Pollution PW Ongoing
Discharge Elimination System regulations and
requirements at all times. This includes, but is not limited
to, the Association of Bay Area Governments standards
or other erosion control measures.
28. The applicant shall obtain all necessary permits, pay all PW Ongoing
applicable fees and post bonds as required.
29. The applicant shall use the Public Works Checklist to PW Ongoing
comply with other Public Works Conditions for this
project.
WA TERlSEWER
30. Complete improvement plans shall be submitted to DSR B
DSRSD that conform to the requirements of the DSRSD
Code, the DSRSD "Standard Procedures, Specifications
and Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD Master
Plans and policies and all Recycled Water Design and
Construction Standards.
31. Should water lines be extended to serve the project, DSR Occ
domestic and fire protection waterline systems for Tracts
or Commercial Developments shall be designed to be
looped or interconnected to avoid dead end sections in
accordance with requirements of the DSRSD Standard
Specifications and sound engineering practice.
CONDITION TEXT RESP. WHEN RESPONSES
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32. Should water/sewer lines be extended to serve the DSR Occ
project, DSRSD policy requires public water and sewer
lines to be located in public streets rather than in off-
street locations to the fullest extent possible. If
unavoidable, then public sewer or 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.
33. Should water/sewer lines need to be extended to serve DSR Occ
the project, the locations and widths of all proposed
easement dedications for water and sewer lines shall be
submitted to DSRSD.
34. Should water/sewer lines need to be extended to serve DSR Occ
the project, all easement dedications for DSRSD facilities
shall be by separate instrument irrevocably offered to
DSRSD or by offer of dedication on the Parcel Map.
35. No sewerline or water line construction shall be DSR Ongoing
permitted unless the proper utility construction permit
has been issued by DSRSD. A construction permit will
only be issued after all of the items in Condition NO.5
have been satisfied.
36. All improvement plans for DSRSD facilities shall be DSR B
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 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.
37. Should water or sewer facilities be extended for the DSR B
project, no sewerline or water line construction shall be
permitted unless the proper utility construction permit
has been issued by DSRSD. A construction permit will
only be issued after all of fees and permits have been
obtained.
CONDITION TEXT RESP. WHEN RESPONSES I
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38. The Applicant shall hold DSRSD, its Board of Directors, DSR Ongoing
commissions, employees, and agents of DSRSD
harmless and indemnify the same from any litigation,
claims, or fines resulting from completion of the project.
PASSED, APPROVED AND ADOPTED this 11th day of August, 1998.
AYES:
NOES:
ABSTAIN:
Planning Commission Chair
ATTEST:
Community Development Director
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CITY OF DUBLIN
STANDARD PUBLIC WORKS CRITERIA
The Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the
City's requirements and policies, including the Urban Runoff Program and Water Efficient
Landscaped Ordinance.
BONDS:
1. Developer shall provide Performance (100%), labor and material (50%) securities and a cash
monumentation bond to guarantee the installation of subdivision improvements, including streets,
drainage, grading, utilities and landscaping subject to approval by the Director of Public
Works/City Engineer/City Engineer prior to approval of the Final or Parcel Map.
2. Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by
the Project Landscape Architect that all work was done under his supervision and in accordance
with the recommendations contained in the landscape and soil erosion and sedimentation control
plans shall be submitted to the Director of Public Works/City Engineer/City Engineer.
d) Photo mylar and, if available, AutoCAD (or approved equal) electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation
Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans
prepared by a registered Civil Engineer.
e) A complete record, including location and elevation of all field density tests, and a summary of
all field and laboratory tests.
f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in
accordance with the recommendations contained in the soil and geologic investigation reports and
the approved plans and specifications.
3. Upon acceptance of the improvements and receipt ofrequired submittals, the performance
security may be replaced with a maintenance bond that is 25% of the value of the performance
security. The maintenance bond is released one year after acceptance of the project and after the
repair of deficiencies, if any, are completed.
4. The labor and materials security is released in accordance with the City's Subdivision Ordinance
and the Subdivision Map Act.
DRAINAGE:
5. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system.
~EXHIBIT L
6. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn
or other planted areas to street or approved drainage facility. Concentrated flows will not be
allowed to drain across sidewalk areas.
7. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain
main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main
drain line.
8. Storm drainage facilities o~-site shall be designed to meet the following capacity:
Drainage area
Design Storm
less that I sq. mile
I to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
9. All public streets shall be designed so that the IS-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel
above the I DO-year storm level
10. No buildings or other structures shall be constructed within a storm drain easement.
II. The storm drainage system shall be designed and constructed to the standards and policies of the
City of Dublin..
12. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto slopes.
13. The developer shall comply with Alameda County Flood Control District requirements. If there is
a conflict between City and County Flood Control requirements the Director of Public Works/City
Engineer shall determine which requirements shall apply.
NPDES (172 & 173):
General Construction:
14. For projects disturbing five (5) acres or more, the applicant shall submit a Storm Water Pollution
Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading
permits. The SWPPP shall be implemented by the general contractor and all subcontractors and
suppliers of material and equipment. Construction site cleanup and control of construction debris
shall also be addressed in the SWPPP. The developer is responsible for complying with the
SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project
stop work order. For projects disturbing less than five (5) acres an erosion control plan shall be
submitted with the grading plan (169 & 201).
15. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance
greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been
sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept
at the construction site at all times.
16. Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer and shall be shown on the approved grading plan.
17. Gather all construction debris daily and place them in a covered dumpster or other container
which is emptied or removed on a weekly basis. A secondary containment berm shall be
constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen
debris or splatters that could contribute to storm water pollution.
18. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the
project site daily or as required by the City inspector. During wet weather, avoid driving vehicles
off paved areas.
19. Broom sweep the sjdewalk and public street pavement adjoining the project site on a daily basis.
Caked on mud or dirt shall be scraped from these areas before sweeping.
20. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
I) start of the rainy season (October 15)
2) site de-watering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent
street flooding. Dispose of filter particles in an appropriate manner.
21. Create a contained and covered area on the site for the storage of bags of cement, paints,
flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the
potential for being discharged to the storm drain system. Never clean machinery, tools, brushes,
etc. or rinse containers into a street, gutter, storm drain or stream. See "Building
MaintenanceIRemodeling" flyer for more information.
22. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
23. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the
potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as
soon as possible after completion of grading. No site grading shall occur between October 15 and
April 15 unless a detailed erosion control plan is reviewed by the Director of Public Works/City
Engineer and implemented by the contractor.
24. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial!Industrial Developments (172 & 173):
25. The project plans shall include storm water pollution prevention measures for the operation and
maintenance of the project for the review and approval of the Director of Public Works/City
Engineer. The project plan shall identify Best Management Practices (BMPs) appropriate to the
uses conducted on-site to effectively prohibit the entry of pollutants into storm water runoff.
26. The project plan BMPs shall also include erosion control measures described in the latest version
of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management
Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system.
27. The developer is responsible for ensuring that all contractors are aware of, and implement, all
storm water pollution prevention measures. Failure to comply with the approved construction
BMPs will result in the issuance of correction notices, citations and/or a project stop order.
28. All washing and/or steam cleaning must be done at an appropriately equipped facility which
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such
a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the review,
approval, and conditions ofthe Dublin-San Ramon Services District (DSRSD).
29. All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained to
the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be
implemented to prevent potential storm water pollution. Implement appropriate BMPs such as,
but not limited to, a regular program of sweeping, litter control and spill clean-up.
30. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a rust-
inhibitive paint.
3 I. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or process area shall not discharge to the storm drain system.
Drains should connect to the sanitary sewer. Sanitary connections are subject to the review,
approval, and conditions of the DSRSD.
32. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and
contained as required by the Director of Public Works/City Engineer.
33. All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and
pesticides which contribute to runoff pollution.
34. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of
litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the
storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning
agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should
be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to
the review, approval and conditions of the DSRSD.
35. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required
to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm
drain system. The design, location, and a maintenance schedule must be submitted to the Director
of Public Works/City Engineer for review and approval prior to the issuance of a building permit.
36. Restaurants must be designed with contained areas for cleaning mats, equipment and containers.
This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The
area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or
collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs
posted indicating that all washing activities be conducted in this area. Sanitary connections are
subject to the review, approval, and conditions of the DSRSD.
37. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should
discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and
conditions of the DSRSD.
38. Vehicle/Eauioment Washers: No vehicle or equipment washing activity associated with this
facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain
to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the
sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff
from, the area. A sign must be posted indicating the designated wash area. Sanitary connections
are subject to the review, approval and conditions of the DSRSD.
39. Fuel dispensing areas must be paved with concrete extending a minimum of 8' -0" from the face of
the fuel dispenser and a minimum of 4' -0" from the nose of the pump island. Fuel dispensing
areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel
dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent
drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The
fuel dispensing area must be dry .swept routinely. Dispensing equipment must be inspected
routinely for proper functioning and leak prevention.
40. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved
method.
41. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy
season (October 15) and once in January. Additional cleaning may be required by the Director of
Public Works/City Engineer.
GENERAL DESIGN
42. The developer is responsible for the construction site and construction safety.
43. All public sidewalks must be within City right-of-way or in a pedestrian easement except as
specifically approved by the Director of Public Works/City Engineer.
44. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be
designed to the City of Dublin's standards plans and specifications, policies and requirements
using standard City title block and format. The grading plan design must be based on the
approved soils report. In addition to the Civil Engineer, a Soils Engineer must sign the grading
plans. The Soils Engineer or his technical representative must be present at all times during
grading. All engineering plans must be designed and signed by a Registered Civil Engineer.
Plans are subject to the review and approval of the Director of Public Works, and after his
approval, original mylars or photo mylars with three sets of blueprints must be submitted to the
City.
45. The minimum uniform off-site public street gradient shall be 1%. The structure design of the road
shall be subject to approval of the Director of Public Works/City Engineer. Parking lots shall
have a minimum gradient of I % and a maximum gradient of 5%.
46. No cut and fill slopes shall exceed 2: I unless recommended by the project Soils Engineer and
approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so
that there is both horizontal and vertical slope variation where visible from public areas and the
top and bottom of slopes shall be rounded in order to create or maintain a natura] appearance.
47. In the 100-year Flood Hazard Zone, all residential units shall have their fmished floor elevation a
minimum of one foot (1 ') above the I OO-year flood level. Commercial buildings shall either
provide flood-proofmg, or have their finished elevation above the I OO-year flood level.
48. A registered civil or structural engineer shall design all retaining walls over three feet in height (or
over two feet in height with a surcharge) and a building permit shall be required for their
construction. A maintenance and inspection program shall be implemented by the developer or
homeowners' association for the periodic inspection and maintenance of all retaining walls that
could possibly affect the public right-of-way.
49. Minimum sight distance for public streets, including intersection sight distance, shall meet the
CAL TRANS Highway Design Manual.
50. Prior to filing for building permits, precise plans for street improvements, grading, drainage
(including size, type and location of drainage facilities both on and off-site) and erosion and
sedimentation control shall be submitted and subject to the review and approval of the Director of
Public Works/City Engineer.
51. The soils report for the project shall include recommendations I) for foundations, decks and other
miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from
top and toes of slopes. Additionally, the soils report shall include a professional opinion as to
safety of the site from the hazards ofland slippage, erosion, settlement and seismic activity.
52. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game,
Army Corps of Engineers, Zone 7, Etc.)
EASEMENTS:
53. The developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for improvements required outside of the subdivision. The easements and/or rights-of-
entry shall be in writing and copies shall be furnished to the Director of Public Works/City
Engineer/City Engineer.
EROSION:
54. Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction
grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and
sedimentation control plan, for the post-construction period, both prepared by the Project Civil
Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City
Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all
erosion and sediment control measures. The plans shall provide, to the maximum extent
practicable, that no increase in sediment or pollutants from the site will occur. The post-
construction plan shall provide for long-term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. The construction grading/erosion control plan shall be
implemented in place by October 15th and shall be maintained in place until April 15th unless
otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of the
subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
55. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities both on-
and off-site), and erosion and sedimentation control, shall be approved by the Director of Public
Works/City Engineer.
56. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of
improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public
Works Department. Upon completion of construction, the City's mylar shall be modified to an
"as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil
Engineer and Soils Engineer that all work was done under his supervision and in accordance with
recommendations contained in the soils report shall be submitted to the Public Works Department.
57. For storm drains outside the public right-of-way, a "Storm Drain Easement" or "Private Storm
Drain Easement" shall be dedicated on the final map.
58. Provide an access road and turn-around and maintenance easement to storm drainage detention
facilities and trash racks.
59. A current title report and copies of the recorded deed of all parties having any recorded title
interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining
properties and easements shall be submitted at the time of the submittal of the final subdivision
maps.
60. Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works/City Engineer prior to approval of the Final/Parcel Map.
These easements shall allow for vehicular and utility service access.
61. A I O-foot public utility easement shall be shown on the Final/Parcel Map along all street
frontages, in addition to all other easements required by the utility companies or governmental
agencies.
62. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of
the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be
established. Plats and elevation data shall be provided to the City in a form acceptable to the
Director of Public Works/City Engineer.
FRONTAGE IMPROVEMENTS:
63. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the
approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets
within the development and as required off-site including curb, gutter, sidewalk, paving, drainage,
and work on the existing paving, if necessary, from a structural or grade continuity standpoint.
GRADING:
64. Grading shall be designed in conformance with the approved tentative map. The grading plan
shall incorporate the recommendations of the soil report. The grading plan shall conform with the
City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case
of conflict between the soil engineer's recommendations and City ordinances the City Engineer
shall determine which shall apply.
65. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading
shall be completed in compliance with the construction grading plans and recommendations of the
Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation
control plan, and shall be done under the supervision of the Project Soils Engineer and/or
Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of
Public Works/City Engineer that all work was done in accordance with the recommendations
contained in the soils and geologic investigation reports and the approved plans and specifications.
Inspections that will satisfy fmal subdivision map requirements shall be arranged with the Director
of Public Works/City Engineer.
66. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall
be filed with the City of Dublin. The surety shall be equal to the amount approved by the City
Director of Public Works/City Engineer as necessary to insure restoration of the site to a stable
and erosion resistant state if the project is terminated prematurely.
67. Any grading, stockpiling, storing of equipment or material on adjacent properties will require
written approval of those property owners affected. Copies of the rights-of-entry shall be
furnished to the Director of Public Works/City Engineer prior to the start of work.
68. The developer shall keep adjoining streets clean of project dirt, mud, materials, and debris.
69. Where soil or geologic conditions encountered in grading operations are different from that
anticipated in the soil and geologic investigation report, or where such conditions warrant changes
to the recommendations contained in the original soil investigation, a revised soil or geologic
report shall be submitted for approved by the Director of Public Works/City Engineer. It shall be
accompanied by an engineering and geological opinion as to the safety of the site from hazards of
land slippage, erosion, settlement, and seismic activity.
70. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must
be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes
of travel for the Director of Public Work's approval.
7 I. All unsuitable material found at the site shall be removed from the site or stockpiled for later use
in landscape areas.
72. The project civil engineer shall certify that the finished graded building pads are within:!: 0.1 feet
in elevation of those shown on approved plans.
IMPROVEMENT PLANS, AGREEMENTS. AND SECURITIES:
73. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on
Improvement Plans" and "City of Dublin Improvement Plan Review Check List."
74. The ApplicantlDeveloper shall enter into an improvement agreement with the City for all
improvements.
75. Complete improvement plans, specifications, and calculations shall be submitted to, and be
approved by, the Director of Public Works/City Engineer and other affected agencies having
jurisdiction over public improvements, prior to execution of the Subdivision Improvement
Agreement. Improvement plans shall show the existing and proposed improvements along
adjacent public street(s) and property that relate to the proposed improvements.
76. The Developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's
existing mapping coordinates if available.
77. The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of Public
Works/City Engineer and other affected agencies having jurisdiction over public improvements
prior to execution of the Improvement Agreement. Improvement plans shall show the existing
and proposed improvements along the adjacent public street and property that relate to the
proposed improvements.
78. All required securities, in an amount equal to 100% of the approved estimates of construction
costs of improvements, and a labor and material security, equal to 50% of the construction cost,
shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over
public improvements, prior to execution of the Subdivision Improvement Agreement.
MISCELLANEOUS:
79. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities
within the subdivision shall be submitted at I" = 400' scale, and I" = 200' scale for City mapping
purposes.
80. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due
to construction activities.
81. All construction traffic and parking may be subject to specific requirements as determined by the
Director of Public Works/City Engineer.
82. In submitting subsequent plans for review and approval, each set of plans shall have attached an
annotated copy of the project's conditions of approval. The notations shall clearly indicate how
all conditions of approval will be complied with. Construction plans will not be accepted without
the annotated conditions attached to each set of plans. The Applicant will be responsible for
obtaining the approval of all participating non-City agencies prior to the issuance of building
permits.
PERMIT:
83. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-
way or impacting their facilities.
84. An encroachment permit shall be secured from the Director of Public Works/City Engineer for
any work done within the public right-of-way where this work is not covered under the
improvement plans.
85. The developer and/or their representatives shall secure all necessary permits for work including,
but not limited to, grading, encroachment, Fish and Game Department, County Flood Control
District, Corps. of Engineers and State water quality permits and show proof of it to the City of
Dublin, Department of Public Works.
UTILITIES:
86. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of
Public Works/City Engineer/City Engineer with a will serve letter from Dublin San Ramon
Services District (DSRSD) stating that the District has agreed to furnish water and sewer service
to each of the dwelling units and/or lot included on the Final Map of the subdivision.
87. Any relocation of improvements or public facilities shall be accomplished by the developer and at
no expense to the City.
WATER:
88. Water facilities must be connected to the DSRSD or other approved water system, and must be
installed at the expense of the developer, in accordance with District standards and specifications.
All material and workmanship for water mains, and appurtenances thereto, must conform with all
of the requirements of the officially adopted Water Code of the District and will be subject to field
inspection by the District.
89. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to
exist, is proposed, or is located during the course of field operations, must be properly abandoned,
backfilled, or maintained in accordance with applicable groundwater protection ordinances. For
additional information contact Flood control, Zone 7 .
90. Developer shall design, incorporate, and institute water conservation measures for the entire
project. Refer to "Water Efficient Landscape Ordinance # 18-92."
91. Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
92. Developer shall design and construct the water and sewer system in accordance with the DSRSD
requirements.
NPDES REQUIREMENTS: COMMERCIALIINDUSTRIAL
93. The project plans shall include stormwater pollution prevention and control measures for the
operation and maintenance of the project during and after construction for the review and
approval of the City or County Engineer. The project plan shall identify Best Management
Practices (BMPs) appropriate to the uses conducted onsite in order to limit to the maximum extent
practicable the entry of pollutants into storm water runoff.
The project plan shall also include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion
and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks,
and Regional Water quality Control Board's Erosion and Sediment Control Field Manual.
The applicant is responsible for ensuring that all contractors and subcontractors are aware of and
implement all stormwater quality control measures. Failure to comply with the approved
construction BMPs shall result in the issuance of correction notices, citations or a project stop
order.
94. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance
of five acres or more, the developer shall submit evidence to the City or County that a Notice of
Intent (NOI) has been submitted to the (California) State Water Resources Control Board.
95. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains
to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way
that there is no discharge of soaps or other pollutants to the storm drain. Sanitary connections are
subject to the review, approval, and conditions of the sanitary district with jurisdiction for
receiving the discharge. These requirements shall be required for automotive related businesses.
96. All loading dock areas must be designed to minimize "run-on" or runoff from the area.
Accumulated waste water that may contribute to the pollution of stormwater must be drained to
the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or
intercepted and pretreated prior to discharge to the storm drain system I. The property owner shall
ensure that BMP~ are implemented to prevent potential stormwater pollution. These BMPs shall
include, but are not limited to, a regular program of sweeping, litter control and spill clean-up.
97. Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area.
Drains in any wash or process area shall not discharge to the storm drain system; these drains
should connect to the sanitary sewer. The applicant shall contact the local permitting authority
and sanitary district with jurisdiction for specific connection and discharge requirements.
98. All paved outdoor storage areas must be designed to reduce/limit the potential for runoff to
contact pollutants, such as bulk materials stored outdoors may need to be covered as deemed
appropriate by the City or County Engineer.
99. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface
infiltration and minimize the use of fertilizers and pesticides that can contribute to stormwater
pollution. Where feasible, landscaping should be designed and operated to treat storm water
runoff.
When and where possible, xeriscape and drought tolerant plants shall be incorporated into new
development plans.
100. Sidewalks and parking lots shall be swept regularly to prevent the accumulation of litter and
debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm
drain system I. If any cleaning agent or degreaser is used, washwater shall not discharge to the
storm drains; washwaters should be collected and discharged to the sanitary sewer. Discharges to
the sanitary sewer are subject to the review, approval, and conditions of the sanitary district with
jurisdiction for receiving the discharge.
101. The design, location, maintenance requirements, and maintenance schedule for any stormwater
quality treatment structural controls shall be submitted to the City or County Engineer for review
and approval prior to the issuance of a building permit.
102. Restaurants, where deemed appropriate, must be designed with a contained area for cleaning mats,
equipment and containers. This contained wash area shall be covered or designed to prevent run-
on or runoff from the area. The area shall not discharge to the storm drains; washwaters should
drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees
shall be instructed and signs posted indicating that all washing activities shall be conducted in this
area. Sanitary connections are subject to the review, approval, and conditions of the wastewater
treatment plant receiving the discharge.2
103. Commercial Car Washes: No washwater shall discharge to the storm drains. Washwaters shall
discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and
conditions of the sanitary district with jurisdiction for receiving the discharge.
104. Vehicle/EQuioment Washes: No vehicle or equipment washing activity shall discharge to the
storm drain system. Wash areas shall be limited to areas that drain to the sanitary sewer collection
system, or shall be collected for ultimate disposal to the sanitary sewer. These wash areas shall be
covered and designed to prevent run-on and runoff from the area. A sign shall be posted
indicating the location and allowed uses in the designated wash area. Sanitary connections are
subject to the review, approval, and conditions of the sanitary district with jurisdiction for
receiving the discharge.
105. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth
impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the
1 Mobile washing and discharges must be conducted according to the Mobile Cleaner Best Management
Practices for Waste Water Runoffdeveloped by the Cleaning Equipment Trade Association September 23,
1994.
2 The Alameda County Health Agency, Department of Environmental Health will normally check that
these requirements are met as part of their review of new restaurants and remodeling of existing
restaurants.
rest of the site by a grade break that prevents run-on of storm water to the extent practicable. The
fuel dispensing area is defined as extending a minimum of 6.5 feet from the corner of each fuel
dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum
of I foot, whichever is less.
106. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to
or greater than the area within the grade break or fuel dispensing area, as defined above. The
cover must not drain onto the fuel dispensing area.
107. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" or equivalent using
approved methods by the City or County.
108. All on-site storm drains must be cleaned at least once a year immediately prior to the rainy season.
Additional cleaning may be required by the City or County Engineer.
NPDES REOUlREMENTS: RESIDENTIAL DEVELOPMENT/CONSTRUCTION
109 The project plans shall include storm water pollution prevention and control measures for the
operation and maintenance of the project during and after construction for the review and
approval of the City or County Engineer. The project plan shall identify Best Management
Practices (BMPs) appropriate to the uses conducted on-site in order to limit to the maximum
extent practicable the entry of pollutants into storm water runoff.
The project plan shall also include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion
and Sediment Control Handbook, California Storm Water Best Management Practices
Handbooks, and the Regional Water Quality Control Board's Erosion and Sediment Control Field
Manual.
The applicant is responsible for ensuring that all contractors and subcontractors are aware of and
implement all storm water quality control measures. Failure to comply with the approved
construction BMPs shall result in the issuance of correction notices, citations, or a project stop
work order.
110. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance
of five acres or more, the developer shall submit evidence to the City or County that Notice of
Intent (NOI) has been submitted to the (California) State Water Resources Control Board.
III. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" or equivalent using
methods approved by the City or County.
112. All on-site storm drains must be cleaned at least once a year immediately prior to the rainy season.
Additional cleaning may be required by the City or County Engineer.
1l3. Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area.
Drains in any wash or process area shall not discharge to the storm drain system; these drains
should connect to the sanitary sewer. The applicant shall contact the local permitting authority
and sanitary district with jurisdiction for specific connection and discharger requirements.
114. The design, location, maintenance requirements, and maintenance schedule for any stormwater
quality treatment structural controls shall be submitted to the City or County Engineer for review
and approval prior to the issuance of a building permit.
rest of the site by a grade break that prevents run-on of storm water to the extent practicable. The
fuel dispensing area is defmed as extending a minimum of 6.5 feet from the corner of each fuel
dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum
of I foot, whichever is less.
106. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to
or greater than the area within the grade break or fuel dispensing area, as defined above. The
cover must not drain onto the fuel dispensing area.
107. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" or equivalent using
approved methods by the City or County.
108. All on-site storm drains must be cleaned at least once a year immediately prior to the rainy season.
Additional cleaning may be required by the City or County Engineer.
NPDES REOUIREMENTS: RESIDENTIAL DEVELOPMENT/CONSTRUCTION
109 The project plans shall include stormwater pollution prevention and control measures for the
operation and maintenance of the project during and after construction for the review and
approval of the City or County Engineer. The project plan shall identify Best Management
Practices (BMPs) appropriate to the uses conducted on-site in order to limit to the maximum
extent practicable the entry of pollutants into stormwater runoff.
The project plan shall also include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion
and Sediment Control Handbook, California Storm Water Best Management Practices
Handbooks, and the Regional Water Quality Control Board's Erosion and Sediment Control Field
Manual.
The applicant is responsible for ensuring that all contractors and subcontractors are aware of and
implement all stormwater quality control measures. Failure to comply with the approved
construction BMPs shall result in the issuance of correction notices, citations, or a project stop
work order.
110. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance
. of five acres or more, the developer shall submit evidence to the City or County that Notice of
Intent (NO!) has been submitted to the (California) State Water Resources Control Board.
Ill. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" or equivalent using
methods approved by the City or County.
112. All on-site storm drains must be cleaned at least once a year immediately prior to the rainy season.
Additional cleaning may be required by the City or County Engineer.
1l3. Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area.
Drains in any wash or process area shall not discharge to the storm drain system; these drains
should connect to the sanitary sewer. The applicant shall contact the local permitting authority
and sanitary district with jurisdiction for specific connection and discharger requirements.
114. The design, location, maintenance requirements, and maintenance schedule for any stormwater
quality treatment structural controls shall be submitted to the City or County Engineer for review
and approval prior to the issuance of a building permit.
115. When a common area car wash is provided, no washwater shall discharge to the storm drain
system. The car wash area should drain to the sanitary sewer. The area should be covered and
designed to prevent excess rainwater from entering the sanitary sewer. The applicant shall contact
the local permitting authority and sanitary district with jurisdiction for specific connection and
discharger requirements. lfno common car wash area exists, means should be taken to discourage
car washing, e.g., removing hose bibs and installing signs prohibiting such use.
116. A property owners association shall be created and shall be responsible for maintaining all private
streets and private utilities and other privately owned common areas and facilities on the site
including landscaping. These maintenance responsibilities shall include implementing and
maintaining stormwater BMPs associated with improvements and landscaping.
CC&R's creating the association shall be reviewed and approved by the City or County Attorney
prior to the recordation of the Final Map and recorded prior to the sale of the first residential unit.
The CC&R's shall describe how the storm water BMPs associated with privately owned
improvements and landscaping shall be maintained by the association.
117. Landscaping shall be designed with efficient irrigation to reduce runoff, promote surface
infiltration and minimize the use of fertilizers and pesticides that can contribute to the storm water
pollution. Where feasible, landscaping should be designed and operated to treat stormwater
runoff.
When and where possible, xeriscape and drought tolerant plants shall be incorporated into new
development plans.
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CITY OF DUBLIN
po. Box 2340. Dublin, California 94568
City Offices. 100 Civic Plaza, Dublin. California 94568
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a m~n~mum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates. Strike plates for wood jambs shall be the high security type
and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration (415) 833.6650 . City Council (415) 833.6605 . Fmance (415) 833.6640 . Building Inspection (415) 833.6620
Code Enforcement (415) 833.6620 . Engmeerlng (415) 833.6630 . Planning (415) 833.6610
Police (415) 833.6670 . Public Works (415) 833.6630 . Recreation (415) 833-6645
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material and engage the metal portion of the sliding door. The primary 10 ~g
device shall be operable by a keyed or code lock inside. Doors with 2 slia~ng
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Windows. All accessible windows which are not located at the front or main
entrance side of a non-re~idential building shall be made secure as follows:
a) Sliding glass windows shall be secu~ed on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a ~etal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tempered glass.
9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which a
not located on the front or main entrance side of a non-residential building
shall be protected with a steel grill and 1/4" minimum bars not more than 2" on
center or by a screen with 1/8" diameter wire mesh not more than 2" on center
mounted on the inside.
9. Roof openings. All skylights on the roof of a non-residential building shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws at
6" o. c. ;
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building or premise used for business purposes shall be secured by
covering the same with eitherof the following:
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders. Exterior ladders to the roof are not permitted.
1/90
'.
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard conditions unless
specifically exempted by the Community Development Department.
1. Final building and site development plans shall be reviewed and approved bv the Community
Development Department staff prior to the issuance of a building permit. All such plans shall
msure:
a. That standard commercial or residential security requirements as established by the Dublin
Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking stalls.
d. That exterior lighting of the building and site is not directed onto adjacent properties and the
light source is shielded from direct off site viewing.
e. That all mechanical equipment, including electrical and gas meters, is architecturally
screened from view, and that electrical transformers are either underground or architecturally
screened.
f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with
the architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent
surface.
h. That all materials and colors are to be as approved by the Dublin Community Development
Department. Once constructed or installed, all improvements are to be maintained in
accordance with the approved plans. Any changes which affect the exterior character shall be
resubmitted to the Dublin Community Development Department for approval.
1. That each parking space designated for compact cars be identified with a pavement marking
reading "Small Car Only" or its equivalent, and additional signing be provided if necessary.
]. That all exterior architectural elements visible from view and not detailed on the plans be
finished in a style and in materials in harmony with the exterior of the building.
k. That all other public agencies that require review of the project be supplied with copies of the
fmal building and site plans and that compliance be obtained with at least their minimum
Code requirements.
2. Final landscape plans. irrigation svstem plans. tree preservation techniques. and guarantees. shall
be reviewed and approved by the Dublin Planning Department prior to the issuance of the
buildinl?: permit. All such submittals shall insure:
a. That plant material is utilized which will be capable of healthy growth within the given range
of soil and climate.
b. That proposed landscape screening is of a height and density so that it provides a positive
visual impact within three years from the time of planting.
c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a
minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are
minimum of 5 gallons in size.
d. That a plan for an automatic irrigation system be provided which assures that all plants get
adequate water. In unusual circumstances, and if approved by Staff, a manual or quick
coupler system may be used.
e. That concrete curbing is to be used at the edges of all planters and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and
vertically.
g. That all cut and fill slopes graded and not constructed on by September 1, of any given year,
are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose
soil existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are
fenced during construction and grading operations and no activity is permitted under them
that will cause soil compaction or damage to the tree.
I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and
ground cover, all trees, and the irrigation system for one year.
J. That a permanent maintenance agreement on all landscaping will be required from the owner
insuring regular irrigation, fertilization and week abatement.
3. Final inspection or occupancy permits will not be granted until all construction and landscaping
is complete in accordance with approved plans and the conditions required by the City.
""""'"
-'--,
VALLEY CHRISTIAN
C E N T E R
March II, 1998
City of Dublin
100 Civic Plaza
Dublin, CA 94568
To whom it may concern:
Valley Christian Center is proposing the placement of 2 temporary classroom
buildings each 24 x 60 feet in size. The new buildings would have from 3-5
employees working within them. The buildings primary purpose would be for
classrooms during school operating hours (7:30 a.m. - 3:30 p.m.).
The proposed temporary buildings would be painted the same as our existing
buildings on our campus site, and would be placed in the middle of existing
landscaping. There would be no adverse effects on the health, safety or the general
welfare of any of our students, or the community at large. This site is not located on
any hazardous waste and substance site.
The proposed building site is a level area approximately 56 x 120 ft. These buildings
are typical school classrooms buildings that will have a specially designated walkway
between them so students can access classrooms from either end of the building.
We appreciate your consideration for these added temporary classrooms. Our desire
would be to have these in place by August 1998 to accommodate additional offerings
of educational programs by our high school. .
. .
S~'<<
ROg~hany
Business Adminis trat r
RECEIVciJ
APR 1 5 1QOR
DUBLIN P' ,"......0
~".~.,".J
7500 Inspiration Drive
Dublin, California 94568
510.828.4549
FAX 510.828.5623.
EXHIBITD, 0311