HomeMy WebLinkAboutPC Reso06-41 Venture Commerce Ctr SDR PA06-020
RESOLUTION NO. 06 - 41
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR THE VENTURE COMMERCE CENTER
LOCATED AT 6300 CLARK AVENUE (APN 941-1401-003)
P A 06-020
WHEREAS, the Applicant, Venture Corporation has requested approval of a Site Development
Review for the demolition of an existing office building and the construction of the Venture Commerce
Center which will be comprised of four new office buildings on a :!::4.19 acre parcel; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review
for the construction of four office buildings which total 67,029 square feet and related improvements
including hardscape, parking, trash enclosures and landscaping located at 6300 Clark A venue; and
WHEREAS, the Applicant has submitted project plans for the requested entitlement prepared by
the architectural firm Ware Malcomb received by the Planning Division on September 22,2006; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, pursuant to CEQA, Staff has recommended that a Negative Declaration be approved
by the Planning Commission which states that the proposed project will not have a significant effect on
the environment; and
WHEREAS, the Planning Commission did hold a public hearing on October 10, 2006 on said
application; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby make the following findings and determinations regarding the proposed Site Development
Review:
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 project will be
compatible with the surrounding area because the development is designed with respect to the
adjacent properties which are designated for commercial and office uses as required by Section
8.104.020.A of the Dublin Zoning Ordinance; 2) the proposed project will conform to the density,
height and setbacks as stated in Chapter 8.36 of the Dublin Zoning Ordinance; and 3) the project
will be an attractive addition to the City and therefore will meet the requirements of Sections
8. 104.020.D and E.
B. The proposed Project, as conditioned, will be compatible with the policies of the General Plan
and C-O (Commercial Office) Zoning District in which the project is located and all other
requirements of the Zoning Ordinance because 1) the proposed project is designed for a mixture of
office uses which are consistent with the Zoning District in which it is located and the intent of the
Business Park/Industrial General Plan Land Use Designation; 2) the overall design of the project is
compatible with the surrounding development; 3) the overall project, will be consistent with the
Floor Area Ratio (FAR) of .30 - .40 and total development potential for the site as stated in the
Dublin General Plan because the project, once complete will have an FAR of .37; 5) the proposed
development is compatible with the General Plan Land Use designation of Business
Park/Industrial which allows a combination of research and development and office uses which the
proposed project will achieve; 6) the proposed project meets the intent of the Dublin General Plan
which discourages projects which do not relate well to the surrounding developments since the
proposed office and warehouse project is compatible with the neighborhood which includes office,
restaurant and retail uses; and 7) the proposed development will provide an easement for the future
construction of a bicycle lane along Dublin Boulevard as required by the Dublin General Plan
Circulation and Scenic Highways Element.
C. The proposed Project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, nor be detrimental to the public health, safety and welfare
because: 1) there will not be any significant environmental impacts associated with the project; 2)
a Negative Declaration has been prepared which demonstrates that the proposed project will not
significantly effect the environment; 3) the site layout and design of the proposed project has been
reviewed with respect to safety and the site layout will not result in any safety hazards with respect
to pedestrians or motorists; 4) as conditioned, the development will be operated in such a manner
as to reduce impacts on the surrounding neighborhood; 5) the project has been conditioned to
comply with all Building Division, Fire Department, Public Works Department, Planning Division
and Dublin San Ramon Services District requirements; and 6) as conditioned, the building and site
will be operated in such a manner as to reduce impacts on the surrounding neighborhood, streets
and pedestrian areas.
D. The site development for the proposed Project 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 Project and surrounding areas because: 1) as
designed, the architecture of the building including roof forms, colors and materials that are
compatible with the surrounding buildings; 2) as shown on the Landscape Plans, the proposed
landscaping is compatible with the existing and approved landscaping in the area including
landscaping along Dublin Boulevard and existing landscaping which will remain throughout the
site; 3) the overall design of the project, with the enhanced elevation located adjacent to Dublin
Boulevard, is consistent with buildings in the area which focus the elevation with the most
articulation to Dublin Boulevard because Dublin Boulevard is one of the main arterial streets
within the City; 4) the design of the buildings include a variety of windows with frames which are
consistent on all four buildings to provide visual interest of the buildings and break-up the walls of
the building; 5) the buildings vary with respect to overall design with the buildings which face the
public streets having the most articulation and enhanced materials which is consistent with typical
developments where a high level of architectural detail is provided adjacentto the streets; 6) the
design of the buildings is attractive and although all four buildings do not share the same design,
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the basic architectural form and features and materials are consistent throughout the four buildings;
7) the project has been designed to screen all service and loading areas which are located at the
rear of the buildings and screened from the public view by the buildings; 8) all mechanical
equipment including HV AC units and trash compactors are located behind screens; 9) the building
is broken into distinctive tenant spaces to reduce the massing of the building; 10) the buildings
have varying setbacks along the front elevations which reduce the appeared massing of the
building and promote vicual interest; 11) the buildings feature a variety of materials including a
smooth finish and stone materials; and 12) the parking lot and perimeter include a large number of
evergreen and deciduous trees which will provide a canopy in the parking lot year round and
therefore will limit the expanse of parking lot and will provide an attractive element to the parking
lot.
E. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: 1) the new development will have office uses which are consistent
with the existing office use of the property and the uses permitted in the C-O (Commercial Office)
Zoning District; 2) the proposed FAR of .37 is consistent with the Dublin General Plan which
requires an FAR of.30 -.40 for properties with a land use designation of Business ParklIndustrial;
and 3) the buildings will exceed the set back requirements of the Dublin Zoning Ordinance for
buildings in the C-O (Commercial Office) Zoning District in that the building will be set back a
minimum of 20 feet from the front and rear of the property and a minimum of 10 feet on the sides
of the property as required by Section 8.36.030.A of the Dublin Zoning Ordinance.
F. There are no impacts to slopes or topographic features because: the existing site is relatively flat.
G. The character, scale and quality and design of the project is compatible with the proposed
development, existing and approved projects in the area and with anticipated future development
in the area because: 1) as previously discussed, the FAR of the site is within the FAR range
permitted by the Dublin General Plan; 2) the proposed buildings are situated on the site so that the
most articulated elevations are focused to the streets; 3) the perceived massing and overall density
of the site is reduced by pedestrian elements including stone materials on the frist floor, windows
and trellises, attractive landscaping, tower elements, window forms, varying roof forms and
varying building wall set backs; and 4) the proposed earth tone color palette and materials which
include a smooth finish and stone are compatible with colors and materials found in the vicinity.
H. Parking on-site will conform to the requirements of Chapter 8. 76, Off-Street Parking and Loading
Regulations, of the Dublin Zoning Ordinance, because: 1) a total of 182 parking stalls will be
constructed in conjunction with this project; 2) Section 8.76.080.D of the Dublin Zoning
Ordinance requires that the project provide one parking stall per every 1,000 square feet of floor
area for warehouse uses; 3) Section 8.76.080.D of the Dublin Zoning Ordinance establishes the
parking requirements for office space which are one parking stall for every 350 square feet of area
for developments which are greater than 40,001 square feet in size and this development is 67,029
square feet in size; 4) the development will have 52,714 square feet of office space and 14,315
square feet of warehouse space; 5) based on the requirements of the Dublin Zoning Ordinance, the
development will require a total of 165 parking stalls; 6) a total of 182 parking stalls will be
located on the site which will result in a surplus of 17 parking stalls; 7) the surplus parking stalls
can be used in the future for the conversion of some of the warehouse space to office space; 8) the
proposed parking stall sizes for standard and compact stalls meet the sizing requirements in
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Section 8.76.070.A.7.a of the Dublin Zoning Ordinance; 9) a total of25% of the parking stalls will
be compact sized parking stalls which is less than the 35% maximum as required by Section
8.75.050.A of the Dublin Zoning Ordinance; and 10) as conditioned, the Building Permit plans
will be required to indicate the locations of bicycle racks as required by Section 8.76.070.A.2 of
the Dublin Zoning Ordinance.
I. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Dublin Zoning Ordinance because: 1) the development will have a
perimeter landscape area which will not comprise more than 50% of the required landscape area as
required by Section 8.76.070.A.19 of the Dublin Zoning Ordinance; 2) landscaped areas which
will equal 42.7% of the surface parking area will be provided consistent with Section
8.76.070.A.12 of the Dublin Zoning Ordinance which requires that landscaping on the site is a
minimum of 15% of the surface parking area; 3) London Plane trees will be planted adjacent to
Dublin Boulevard which is consistent with the City's Streetscape Master Plan; 4) a total of 141
trees will be planted or will remain on the site and therefore will exceed the requirements in
Section 8.76.070.A.12.d which requires that a minimum of 1 tree be planted for every 4 parking
spaces and there are a total of 182 parking stalls on the site which means that a total of 50 trees
must be planted on the site; 5) a number of the existing trees which currently surround the site and
are in good condition will remain; and 6) a variety of trees and shrubs are proposed which will
provide an attractive landscape plant palette for the development.
J. The approval of the Site Development Review is consistent with the Dublin General Plan and with
any applicable Specific plans because: 1) the office and warehouse use of the property complies
with the General Plan Land Use Designation of Business Park/Industrial; 2) the FAR of the site,
once the project is constructed, will be .37 which complies with the FAR permitted by the General
Plan; and 3) the proposed development will provide an easement for the future construction of a
bicycle lane along Dublin Boulevard as required by the Dublin General Plan Circulation and
Scenic Highways Element~
K. Approval of this amendment complies with Chapter 8.58 relating to the Public Art Contribution
because: 1) the proposed Project has been conditioned to require the Project to comply with
Chapter 8.58, Public Art Contribution, of the Dublin Zoning Ordinance; and 2) the project plans
have identified a location on the Site Plan which shows that public art could be located in a
prominent location near the corner of Dublin Boulevard and Clark Avenue.
BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally
approve P A 06-020, a Site Development Review for the Venture Commerce Center, to construct four
buildings with a total floor area of 67,029 square foot building and related improvements located at 6300
Clark Avenue, as generally depicted in the written statement and project plans prepared by Ware
Malcomb Architects and to the Landscape Plans prepared by the Ridge Landscape Architects received by
the Planning Division on September 22, 2006 labeled Attachment 4 and 5 of the October 10, 2006
Planning Commission Agenda Statement, stamped approved, and on file with the Community
Development Department, subject to the following conditions:
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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, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal,
[CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control
and Water Conservation District, Zone 7, [LA VTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services.
CONDITION TEXT
GENERAL - SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review approval for
the Venture Commerce Center, P A 06-020, establishes
the detailed design concepts and regulations for the
project. Development pursuant to this Site Development
Review generally shall conform the project plans
submitted by Ware Malcomb received September 22,
2006 on file III 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 Of" use shall
commence within one (1) year of Permit approval or the
Permit shall lapse and become null and void.
Commencement of construction or use means the actual
construction or use pursuant to the Permit approval or
demonstrating substantial progress toward commencing
such construction or use. 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 may, upon the Applicant's written request for an
extension of approval prior to expiration, and upon the
determination 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
5
RESPON.
AGENCY
WHEN REQ'D
Prior to:
SOURCE
PL
On-going
Planning
PL
One year from
permit approval
DMC
8.96.020.
D
PL
One year from
permit approval
DMC
8.96.020.E
CONDITION TEXT
4.
hearing or public meeting shall be held as required by
the particular Permit.
Permit Validity. This Site Development Review
approval shall be valid for the remaining life of the
approved structure so long as the operators of the subject
property comply with the project's conditions of
approval.
Revocation of permit. The Site Development Review
approval shall be revocable for cause in accordance 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.
Requirements and Standard Conditions. The
Applicant! Developer shall comply with applicable City
of Dublin Fire Prevention Bureau, Dublin Public Works
Department, Dublin Building Department, Dublin Police
Services, Alameda County Flood Control District Zone
7, Livermore Amador Valley Transit Authority,
Alameda County Public and Environmental Health,
Dublin San Ramon Services District and the California
Department of Health Services requirements and
standard conditions. Prior to Issuance of building
permits or the installation of any improvements related
to this project, the Developer shall supply written
statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions required have been or will be met.
Fees. ApplicantJDeveloper shall pay all applicable fees
III 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, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees; or any other fee that may be adopted
and applicable.
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
6
5.
6.
7.
8.
RESPON.
AGENCY
PL
PL
Various
Various
Various
WHEN REQ'D SOURCE
Prior to:
On-going
On-going
Issuance of
Building Permit
Issuance of
Building Permit
On-going
DMC
8.96.020.F
DMC
8.96.020.1
Standard
Various
Administr
ation/City
Attorney
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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 III the defense of such actions or
proceedings.
9. Conditions of Approval. A copy of the Conditions of Various Building Permit Public
Approval which has been annotated how each condition Plans, Parcel Map Works
is satisfied shall be included with each submittal to the and Improvement
Building Inspection Division or the Public Works Plans
Department for the review of the Parcel Map,
Improvement Plans and Building Permit 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.
10. Clean-up. The ApplicantJDeveloper shall be PL On-going Planning
responsible for clean-up and disposal of project related
trash to maintain a safe, clean, and litter-free site.
11. Modifications. Modifications or changes to this Site PL On-going DMC
Development Review approval may be considered by the 8.104.1 00
Community Development Director if the modifications
or changes proposed comply with Section 8.104.100 of
the Zoning Ordinance.
12. Controlling Activities. The ApplicantJDeveloper shall PL On-going 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 (ie efis type PL Issuance of Planning
material) may not be installed closer than 6 feet from the Building Permit!
earth or paved areas. On-going
14. Accessory/Temporary Structures. The use of any PL On-going DMC
accessory or temporary structures, such as storage sheds 8.108
or 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. Equipment Screening. All electrical and/or mechanical PL,BL Issuance of Planning
equipment shall be screened from public view. Any Building Permit
roof-mounted equipment shall be completely screened
from view by materials architecturally compatible with Through
7
CONDITION TEXT
16.
the building and to the satisfaction of the Community
Development Director. The Building Permit plans shall
show the location of all equipment and screening for
review and approval by the Director of Community
Development All units shall be installed on permanently
installed concrete pads or other non-movable materials
approved by the Building Official and Community
Development Director.
Colors. The exterior paint colors of the buildings are
subject to City review and approval. The Applicant shall
paint a portion of the building the proposed colors for
review and approval by the Director of Community
Development prior to painting the buildings.
Boxes and Pallets. At no time shall boxes, pallets or any
other item be stored outside of the trash enclosure area,
adjacent to the roll up doors or any other outdoor
location.
Trash and Waste Accumulation. The Applicant or any
future owner shall provide and conduct regular
maintenance of the site at least once daily, in order to
eliminate and control the accumulation of trash, excess
waste materials and debris.
Lighting. The ApplicantJDeveloper shall submit a
photometric plan and lighting improvement plans
prepared by a licensed electrical engineer with electrical
conduits, foundation, fixture details, etc. to the
satisfaction of the City Engineer, Director of Community
Development, the City's Consulting Landscape
Architect and Dublin Police Services with foot candles
plotted on the site. Lighting levels shall be a minimum
of one foot candle. Exterior lighting shall be provided
within the parking lot, on the building and in the service
areas, 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. Lighting levels shall be a minimum of one foot
candle.
Addressing. Address will be required on all doors
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. Address signage shall be
approved during the Master Sign Program review.
8
17.
18.
19.
20.
RESPON.
AGENCY
PL
PL
PL
PL, PW, PO
B, PL, PO,
F
WHEN REQ'D
Prior to:
Completion/ On-
gomg
Occupancy
On-going
On-going
Issuance of
Building Permit
Issuance of
Building Permits
and Occupancy
SOURCE
Planning
Planning
Planning
Section
7.32.230
ofthe
Dublin
Municipal
Code
Building
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Approved address numbers shall be placed on the space
in such a position as to be plainly visible and legible
from the street or road fronting the property. Said
numbers shall be placed on a contrasting background.
All addressing, including suite designation and building
numbers, shall be visible from the approaches to the
building.
LANDSCAPING
21. Final Landscape and Irrigation Plans. Final PL Issuance of DMC
Landscape and Irrigation Plans, prepared and stamped by Building Permit 8.72.030
a State licensed landscape architect or registered
engineer, shall be submitted for review and approval by
the City Engineer and the Community Development
Director. Plans shall be generally consistent with the
landscape plans prepared by Ridge Landscape
Architects, received by the Planning Division on
September 22, 2006, except as modified by the
Conditions listed below and as required by the
Community Development Director.
22. Plant Species. Plant species shall be selected according PL Issuance of Planning
to use, sun/shade location and space available. The Building Permit
landscape plan should include plant species that are not
salt sensitive. Street trees shall be high branching and
produce minimal litter.
23. Slopes. The landscape plan shall address slopes within PL Building Permit Planning
the property, including erOSIOn, maintenance and Issuance
irrigation issues. All slopes shall have a one-foot level
area at top and bottom of the slope for maintenance.
24. Landscaping at Street/Drive Aisle Intersections. PL Issuance of Planning
Landscaping shall not obstruct the sight distance of Building Permit
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls)
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and
the general public surveillance capabilities of the area.
25. Street Lights and Trees. Maintain approximately 15' PL,PO Issuance of Planning
clearance between streetlights and street trees. Where Building Permit
such clearance is not practical for design considerations,
the spacing between the trees shall be increased and the
size of the trees shall be increased to 36" box minimum
to reduce the conflict between the lighting and foliage.
26. Standard Plant Material, Irrigation and PL,PW Issuance of DMC
Maintenance Agreement. The ApplicantJDeveloper Building Permit 8.72.050.
shall complete and submit to the Dublin Planning B
9
CONDITION TEXT
RESPON.
AGENCY
Department the Standard Plant Material, Irrigation and
Maintenance Agreement.
27. Landscape Borders. Where applicable, all landscaped PL
areas shall be bordered by a concrete curb that is at least
6 inches high and 6 inches wide. Any curbs adjacent to
parking spaces must be 12 inches wide to facilitate
pedestrian access. All landscaped areas shall be a
minimum of 6 feet in width (curb to curb). All
landscape planters within the parking area shall maintain
a minimum 5 foot radius, or be 2 feet shorter than
adjacent parking spaces to facilitate vehicular
maneuvenng. Concrete mow strips at least 4 inches
deep and 6 inches wide shall be required to separate turf
areas from shrub areas.
28. Landscaping. AppIicantJDeveloper shall construct all PL, PW
landscaping within the site and along the project
frontage. The on site landscaping shall be to the
satisfaction of the Director of Community
Development. The street trees on the frontage
landscaping shall be a minimum 24" box, their exact tree
locations and varieties shall approved by the Community
Development Director and the City Engineer.
29. Plant Standards. All trees shall be 24" box minimum, PL
with at least 30% at 36" box or greater; all shrubs shall
be 5 gallon minimum. The trees along Dublin Boulevard
shall be a minimum of 36" box in size.
30. Maintenance of Landscaping. All landscaping PL
materials within the public right-of-way shall be
maintained for 90 days and on-site landscaping shall be
maintained in accordance with the "City of Dublin
Standards Plant Material, Irrigation System and
Maintenance Agreement" by the Developer after City-
approved installation. This maintenance shall include
weeding, the application of pre-emergent chemical
applications, and the replacement of materials that die.
Any proposed modifications to the landscaping on the
site, including the removal or replacement of trees, shall
require prior review and written approval from the
Community Development Director.
31. Backflow Prevention Devices. The Final Landscape PL, PW, F
Plan shall show the location of all backflow prevention
devices. The location and screening of the backflow
prevention devices shall be reviewed and approved by
City staff.
32. Root Barriers and Tree Stakin~. The landscape plans PL, PW
10
WHEN REQ'D SOURCE
Prior to:
Issuance of
Building Permit
Issuance of
Building Permit
Issuance of
Building Permit
On-going
Issuance of
Building Permit
Issuance of
Planning
Planning/
Public
Works
Planning
City of
Dublin
Standards
Plant
Material,
Irrigation
System
and
Maintenan
ce
Agreemen
t
Planning
Planning
CONDITION TEXT
shall provide details showing root barriers and tree
staking will be installed which meet current City
specifications.
33. Water Efficient Landscaping Ordinance. The
Applicant! Developer shall submit written
documentation to the Public Works Department (in the
form of a Landscape Documentation Package and other
required documents) that the development conforms to
the City's Water Efficient Landscaping Ordinance.
34. Landscape Screening. At no time shall any of the
landscaping around building including shrubs and trees
be removed. Removals may only occur if the species is
to be replaced with the same species.
35. Trees. The property owner shall continually maintain all
trees shown on the approved Landscape Plans including
replacing dead or dying trees with the same species,
pruning and regular watering of the trees. Within five
years and every five years thereafter, all trees which are
to be installed in conjunction with this phase of the
project shall show substantial growth to the satisfaction
of the Community Development Director. If the trees
have not shown substantial growth, the property owner
shall replace the trees to the satisfaction of the
Community Development Director.
36. Dublin Boulevard Trees. The Final landscape plans
shall show that the trees on the property on Dublin
Boulevard will be located outside of the 6 foot right-of-
way bicycle lane easement.
37. Landscape and Irrigation Plans. The
ApplicantJDeveloper shall submit Landscape and
Irrigation Plans for review and approval by Planning and
Public Works Departments. Future bicycle lane right of
way strip shall be landscaped with easily removable
landscaping. These plans shall be coordinated with on-
site civil, streetlights, and utility improvement plans.
The final plans shall be signed Community Development
Director and the City Engineer.
38. Landscape Maintenance ApplicantJDeveloper shall
install and perpetually maintain all street trees and other
plant materials installed along the property street
frontages, including landscaping installed in the City
right-of-way in the future bicycle lane strip. The
irrigation system( s) to serve these landscaped areas shall
be connected to the ApplicantJDeveloper's private on-
site irrigation system.
11
RESPON.
AGENCY
PL
PL
PL
PL
PL,PW
PL,PW
WHEN REQ'D
Prior to:
Building Permit
Issuance of
Building Permit
On-going
On-going
Issuance of
Building Permits
Issuance of
Building Permits
On-going
SOURCE
DMC 8.88
Planning
Planning
Planning
Public
Works
Planning
CONDITION TEXT
BUILDING - GENERAL
39. Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
40. Building Permits. To apply for building permits,
ApplicantJDeveloper shall submit eight (8) sets of
construction plans to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction
plans will not be accepted without the annotated
resolutions attached to each set of plans.
ApplicantJDeveloper will be responsible for obtaining
the approvals of all participation non-City agencies prior
to the issuance of building permits.
41. Construction Drawings. Construction plans shall be
fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All structural
calculations shall be prepared and signed by a California
licensed Architect or Engineer. The site plan, landscape
plan and details shall be consistent with each other.
42. Engineer Observation. The Engineer of record shall be
retained to provide observation servIces for all
components of the lateral and vertical design of the
building including nailing, hold downs, straps, shear,
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspection
prior to scheduling the final frame inspection.
43. Phased Occupancy Plan. If occupancy is requested to
occur in phases, then all physical improvements within
each phase shall be required to be completed prior to
occupancy of any buildings within that phase except for
items specifically excluded III an approved Phased
Occupancy Plan, or minor handwork items, approved by
the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public Works
for review and approval a minimum of 45 days prior to
the request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall provide
for adequate vehicular access to all parcels in each
phase, and shall substantially conform to the intent and
12
RESPON.
AGENCY
B
B
B
B
B
WHEN REQ'D SOURCE
Prior to:
Through Building
Completion
Issuance of Building
Building Permits
.
Issuance of Building
Building Permits
Frame Inspection Building
Prior to Building
Occupancy of any
Affected Building
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
purpose of the subdivision approval. No individual
building shall be occupied until the adjoining area is
finished, safe, accessible, and provided with all
reasonable expected servIces and amenities, and
separated from remammg additional construction
activity. Subject to approval of the Director of
Community Development, the completion of
landscaping may be deferred due to inclement weather
with the posting of a bond for the value of the deferred
landscaping and associated improvements.
44. Green Building Guidelines. To the extent practical the B Through Building
Applicant shall incorporate Green Building Measures. A Completion
Green Building plan shall be submitted to the Building
Official for review.
45. Cool Roofs. Flat roof areas shall have their roofing B Through Building
material designed with reflective material designed for Completion
Cool roofs as required under California Energy
Requirements.
46. Reduced Plans. The Applicant shall submit three B Issuance of Building
reduced size sets of the approved Building Permit plans Building Permit
prior to Issuance of a Building Permit.
47. Electronic File: The ApplicantJDeveloper shall submit B Prior to First and Building
all building drawings and specifications for this project Final Inspection
in an electronic format to the satisfaction of the Building
Official prior to the issuance of building permits.
Additionally, all revisions made to the building plans
during the project shall be incorporated into an "As
Built" electronic file and submitted prior to the issuance
of the final occupancy.
FIRE - GENERAL CONDITIONS
48. Building and Fire Codes. The project shall be in F Issuance of Fire
compliance with Building and Fire Codes unless Building Permits
specifically addressed by an alternate materials or
methods application.
49. Knox Boxes. Knox boxes are required at the entrances to F Occupancy Fire
the buildings and at the exterior access doors to the room
with the fire alarm panel.
50. Emergency Vehicle Access. All emergency vehicle F Vertical Fire
access roads (first lift of asphalt) and the public water Constriction or
supply including all hydrants shall be in place prior to Combustible
vertical construction or combustible storage on site. Fire Storage on Site
apparatus roadways shall have a minimum unobstructed
width of 20 feet and an unobstructed vertical clearance
of not less than 13 feet 6 inches. Roadways under 36
feet wide shall be posted with signs or shall have red
13
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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. I".
51. Fire hydrants/Fire Flow. The applicantJDeveloper shall F Prior to Vertical Fire
construct all new fire hydrants in accordance with the Construction or
ACFD and City of Dublin requirements. Combustible
Storage On Site
52. Fire Extinguisher. Provide 2A1OBC fire extinguishers, F Through Fire
in locations approved by the Fire Department, in the Completion
space. An approved sign in accordance with the Uniform
Fire Code shall be conspicuously posted above the
extinguisher.
53. Hardware. Door hardware on the exit doors shall F Occupancy Fire
comply with CBC 1003.3.1.8.
FIRE - SITE SPECIFIC
54. Access Easement. The emergency vehicle access F Approval of Fire
easement shall continue in the driveway either north or Parcel Map
south of Buildings Band C so that all portions ofthe
exterior walls of the buildings are within 150 feet of the
easement.
55. Automatic Sprinklers. Automatic sprinklers shall be F Occupancy Fire
provided throughout the buildings as required by the
Dublin Fire Code. If the buildings have over 100
sprinklers the system shall be monitored by UL listed
central station.
POLICE - PROJECT SPECIFIC
56. Security Requirements. The ApplicantJDeveloper shall PO Issuance of Police
comply with all applicable City of Dublin Non- Building Permits
Residential Security requirements. and On-going
57. Vandal Resistant Covers. Each light fixture shall have PO Issuance of Police
a vandal resistant cover. Building Permits
58. Skylights. All skylights shall have rated burglary PO Issuance of Police
resistant glazing, iron bars or grill work. Building Permits
59. Roof Hatches. All roof hatches and air ducts shall be PO Issuance of Section
secured per the requirements of Section 7.32.230 of the Building Permits 7.32.230
Dublin Municipal Code. of the
Dublin
Municipal
Code
60. Graffiti. The ApplicantJDeveloper shall keep the site PO,PW On-going Police
clear of graffiti vandalism on a continuous basis at all
times. If available, graffiti resistant materials should be
used.
14
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
61. Landscaping. Landscaping shall be kept at minimal PO On-going Police
height and fullness so that patrol officers and the general
public have the ability to survey the area and identifY
risks.
62. Landscape Features. Landscaping features and outdoor PO Issuance of Police
amenities shall be designed to reduce their attractiveness Building Permits
to skateboarders and vandals.
63. Exits. Employee exit doors and doors to the rear of PO Issuance of Police
tenant spaces shall be equipped with 180-degree viewers Building Permits
if there is not a burglary resistant window panel in the
door from which to scan the exterior.
64. Theft Prevention. The Applicant shall work the Dublin PO On-going Police
Police Department on an ongoing basis to establish an
effective theft prevention and security program.
65. Tenants. Tenants shall complete a "Business Site PO Occupancy Police
Emergency Response Card" and deliver it to the police
prior to occupancy. On-going
66. Parking Lot Entrance. All entrances to the parking PO Issuance of Police
areas shall be posted with appropriate signs per Section Building Permits
22658(a) of the California Vehicle Code, to assist in
removing vehicles at the property owner's/manager's
request.
PUBLIC WORKS - STANDARD CONDITIONS
67. 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
clarifY the intent of these Conditions of Approval to the
ApplicantJDeyeloper 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 ofthis project.
68. Standard Public Works Conditions of Approval. PW Improvement Public
ApplicantJDeveloper shall comply with all applicable Plans Works
City 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.
69. Title Report. A current preliminary title report (not PW Improvement Public
more than 6 months old as of date of submittal) together Plans Works
with copies of all recorded deeds, easements and other
encumbrances and copies of Final Maps for adioining
15
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
properties and off-site easements shall be submitted for
reference as deemed necessary by the City
Engineer/Director of Public Works.
70. Improvements within Existing Easements. The PW Improvement Public
ApplicantJDeveloper shall obtain written permission Plans Works
from the beneficiaries of all existing easements
encumbering the site before constructing improvements
within the easement areas ifthe proposed improvements
are inconsistent with purpose for which the easement
was created. Said permission shall be forwarded to the
City as evidence of the ApplicantJDeveloper's right to
construct said improvements.
71. Improvement Security. Pursuant to ~7.16.620 ofthe PW Issuance of Public
Municipal Code, the Applicant shall obtain a Grading/Sitework Works
Grading/Sitework Permit from the Public Works Permit
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 ofthe 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 California. 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 plan submittal.
72. Improvement and Grading Plans. All improvement, PW Issuance of Public
drainage, utility and grading plans submitted to the Grading/Sitework Works
Public Works Department for review/approval shall be Permit
prepared in accordance with the approved SDR, these
Conditions of Approval, and the City of Dublin
Municipal Code including Chapter 7.16 (Grading
Ordinance). All printing and lettering shall be 1/8"
minimum height and such shape and weight as to be
readily legible on prints and microfilm reproductions.
When submitting plans for review/approval, the
ApplicantJDeveloper shall also fill-out and submit a City
of Dublin Improvement Plan Review Checklist (three 8-
1/2" x II" pages). Said checklist includes necessary
design criteria and other pertinent information to assure
that plans are submitted in accordance with established
City standards. The plans shall also reference the
current City of Dublin Standard Plans (booklet), and
shall include applicable City of Dublin Imvrovement
16
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Plan General Notes (three 8-1/2" x 11" pages). For on-
site improvements, the ApplicantJDeveloper shall adhere
to the City's On-site Checklist (eight 8-1/2" x I I"
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 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 improvement plans.
73. Geotechnical Report and Recommendations. The PW Issuance of Public
ApplicantJDeveloper shall incorporate the Grading/Sitework Works
recommendations of the project Geotechnical Permit and
Investigations report or as may be amended by During
subsequent report, and additional mitigation measures Construction
required by the City Engineer, into the project design.
The Geotechnical Engineer shall certify that the project
design conforms to the report recommendations prior to
issuance of a Grading/Sitework Permit. All report
recommendations shall be followed during the course of
grading and construction.
74. Submittal Requirements. A complete submittal of PW During Plan Public
improvement plans to Public Works Department Review Works
includes copies of the following:
0 6 Improvement Plans (including grading,
erosion/sediment control, joint trench, signing,
striping, lighting, and landscape/irrigation)
prepared under the direction of a Registered
Civil Engineer
0 3 Hydrology maps
0 3 Hydraulic and hydrology calculations
justifYing the proposed drainage system
(stamped and signed by a Registered Civil
17
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to: .
Engineer)
0 3 Preliminary bond cost estimate (separate
estimates for on-site and off-site portions)
0 1 Completed improvement plan review
checklist signed by the engineer
0 2 Soils reports
0 2 Tentative parcel maps
0 3 Parcel or Final Map and closure calculations
0 2 Title Reports with all reference data
0 2 Annotated copies of final Conditions of
Approval
0 2 sets ofSWPPP plans and report ifproject
site is 5 acres or more
75. GradinglSitework Permit. All improvement work PW Issuance of Public
must be performed per a Grading/Sitework Permit issued Grading/Sitework Works
by the Public Works Department. Said permit will be Permit
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- II2" x 1 I" pages) for more
information. The ApplicantJDeveloper 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
ApplicantJDeveloper will be responsible for any adopted
increases to the fee amount.
76. Erosion Control during Construction. PW Issuance of Public
ApplicantJDeveloper shall include an Erosion and Grading/Sitework Works
Sediment Control Plan with the Grading and Permit and
Improvement plans for review and approval by the City During
Engineer and/or Public Works Director. Said plan shall Construction
be designed, implemented, and continually maintained
pursuant to the City's NPDES permit between October
1 st and April 15th or beyond these dates if dictated by
rainy weather, or as otherwise directed by the City
Engineer and/or Public Works Director.
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.
18
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
77. Water Quality/Best Management Practices. Pursuant PW Issuance of Public
to the Alameda Countywide National Pollution Grading/Sitework Works
Discharges Elimination Permit (NPDES) No. Permit
CAS0029831 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 contaminants
from washing into the storm drain system. All storm
drain inlets serving vehicle parking areas and connecting
to the public storm drain shall be fitted with Filter
Devices to remove Hydrocarbons and other
contaminants, and all storm drain inlets shall have drain
markers "No Dumping - Drains to Creek" using an
approved marker available from the Alameda
Countywide Clean Water Program.
78. Storm Drainage Study. Applicant/Developer shall PW Issuance of Public
prepare a Hydraulic and Hydrology Study for the Grading/Sitework Works
property to be developed. Since the project will Permit
substantially increase the imperviousness of the site, the
Study must demonstrate that design flows do not
adversely impact existing hydraulics downstream of the
project. The Study is therefore subject to review and
approval by both the City of Dublin and Zone 7.
All storm drain improvements and mitigation measures
identified in the Study and/or specified by the City
Engineer shall become requirements of this project.
79. Storm Drain Improvements. ApplicantJDeveloper shall PW Issuance of Public
construct all required storm drain improvements in Grading/Sitework Works
accordance with a site-specific hydrology/hydraulic Permit
analysis and/or as specified by the Public Works
Director. Plans submitted for the storm drain
improvements shall include full drainage pattern for the
entire site.
80. Storm Water Treatment Measures Maintenance PW Occupancy Public
Agreement. ApplicantJDeveloper shall enter into an Works
agreement with the City of Dublin as per City of Dublin
Resolution No. 196-04 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
19
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
ofRWQCB Order R2-2003-0021 for the reissuance of
the Alameda Countywide NPDES municipal storm water
permit. Said permit requires the City to provide
verification and assurance that all treatment devices will
be properly operated and maintained.
81. Zone 7 Drainage Fee. The applicant will be required to PW Issuance of Public
pay Zone Ts SDA 7-1 Impervious Surface Area fees for Building Permit Works
all new hardscape areas.
82. 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.
83. Survey Control. Survey monuments shall be set in PW Occupancy Public
finished public/private streets and at designated property Works
corners or other control points in accordance with the
final maps recorded for this project, and as required by
the City Engineer. Said street monuments shall be set
within a tolerance of twenty (20) seconds for any angle
and 1 in 10,000 feet for distances between monuments as
required by Municipal Code 99.20.040. Pursuant to
Subdivision Map Act 966497, the surveyor of record
shall, within five days after the final setting of all
monuments, give written notice to the City Engineer that
the final monuments have been set. The
ApplicantJDeveloper shall then present evidence to the
City Engineer of the payment and receipt of payment by
the surveyor of record for the monument setting.
84. Disabled Parking. All disabled parking stalls shall meet PW Occupancy Public
State Title 24 requirements, including providing curb Works
ramps at each loading zone. Curb ramps cannot
encroach within the loading/unloading areas. Disabled
stalls shall be conveniently located and grouped near the
primary entrances to each building. Van accessible stalls
shall also be provided and shall meet State Title 24
requirements.
85. Disabled Access Ramps. The ApplicantJDeveloper shall PW Occupancy Public
install disabled access ramps, and where necessary Works
replace all existing handicapped ramps at driveway
intersections, and at the south west corner of Clark
20
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
A venueIDublin Boulevard the to meet current State Title
24 requirements.
86. Vehicle Parking. Applicant shall repair any distressed PW Occupancy Public
areas of pavement within the existing parking field, then Works
seal and re-stripe the entire parking field. All parking
spaces shall be double striped using 4" 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"-wide concrete step-out curbs shall be
constructed at each parking space where one or both
sides abuts a landscaped area or planter. Wheel stops as
necessary shall be provided at the parking stalls.
87. Bicycle Racks. Bicycle racks shall be installed near the PW Occupancy Public
entrances to the office and retail buildings at a ratio of 1 Works
rack per 40 vehicle parking spaces. Bicycle racks shall
be designed to accommodate a minimum of four
bicycles per rack, and so that each bicycle can be secured
to the rack. The location of the bicycle racks shall not
encroach into any adjacent!adjoining sidewalks in a
manner that would reduce the unencumbered width of
the sidewalk to less than 4'. Bicycle racks shall be
placed in locations where they will have adequate
lighting and can be surveilled by the building occupants.
88. Pedestrian Crossing Signs and Striping. The PW Occupancy Public
ApplicantJDeveloper shall install crosswalks, pedestrian Works
crossing warning signs, and pedestrian crossing
pavement legends per Caltrans and City standards at the
proposed crosswalk locations.
89. Joint Utility Trenches/UndergroundingiUtility Plans. PW Improvement Public
ApplicantJDeveloper shall construct all joint utility Plans and Works
trenches (including electric, telecommunications, cable Occupancy
TV, and gas) in accordance with standards enforced by
the appropriate utility agency. All vaults, electric
transformers, cable TV boxes, blow-off valves,
structures, and other utility features shall be placed
underground and located behind the proposed sidewalk
within the public service easement, or placed in
landscape areas and screened from public view, unless
otherwise approved by the City Engineer. Conduit shall
be under the public sidewalk within the right of way to
allow for street tree planting. Utility plans showing the
location of all proposed utilities shall be shown on
improvement and landscape plans, and reviewed and
21
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
approved by the City Engineer/Public Works Director
and Community Development Director prior to
construction.
90. Relocation of Existing Improvements/Utilities. PW Occupancy Public
Any necessary relocation of existing improvements or Works
utilities shall be accomplished at no expense to the
City.
91. 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 within the fenced area. Construction materials and/or
equipment shall not be operated or stored outside of the
fenced area or within the public right-of-way unless
approved in advance by the City Engineer/Public Works
Director.
92. Construction Hours. Construction and grading PW During Public
operations shall be limited to weekdays (Monday Construction Works
through Friday) and non-City holidays between the hours
of7:30 a.m. and 5:30 p.m. The ApplicantJDeveloper
may request permission to work on Saturdays and/or
holidays between the hours of8:30 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.
93. Construction Noise Management PW During Public
Program/Construction Impact Reduction Plan. Construction Works
ApplicantJDeveloper shall conform to the following
Construction Noise Management Program/Construction
Impact Reduction Plan. The following measures shall
be taken to reduce construction impacts:
0 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.
0 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.
22
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
0 Construction equipment shall not be left idling
while not in use.
0 Construction equipment shall be fitted with
noise muffling devices.
0 Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
daily basis.
0 Excavation haul trucks shall use tarpaulins or
other effective covers.
0 Upon completion of construction, measures
shall be taken to reduce wind erosion.
Replanting and repaving should be completed
as soon as possible.
0 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.
ll. of the construction site shall be
seeded and watered until grass
growth is evident.
... All portions of the site shall be
lll.
sufficiently watered to prevent
dust.
IV. On-site vehicle speed shall be
limited to 15 mph.
v. Use of petroleum-based palliatives
shall meet the road oil
requirements of the Air Quality
District. Non-petroleum based
tackifiers may be required by the
City Engineer.
0 The Department of Public Works shall handle
all dust complaints. The City Engineer may
require the services of an air quality consultant
to advise the City on the severity of the dust
problem and additional ways to mitigate impact
on residents, including temporarily halting
project construction. Dust concerns in
adjoining communities as well as the City of
Dublin shall be addressed. Control measures
shall be related to wind conditions. Air quality
monitoring of PM levels shall be provided as
23
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
required by the City Engineer.
0 Construction interference with regional non-
project traffic shall be minimized by:
1. Scheduling receipt of construction
materials to non-peak travel
periods.
H. Routing construction traffic
through areas of least impact
sensitivity.
HI. Routing construction traffic to
minimize construction interference
with regional non-project traffic
movement.
iv. Limiting lane closures and detours
to off-peak travel periods.
v. Providing ride-share incentives for
contractor and subcontractor
personnel.
0 Emissions control of on-site equipment shall be
minimized through a routine mandatory
program ofIow-emissions tune-ups.
94. Damage/Repairs. The ApplicantJDeveloper shall be PW Occupancy Public
responsible for the repair of any damaged pavement, Works
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with the
development ofthe project.
95. Fire Hydrants. The ApplicantJDeveloper shall construct PW Occupancy Public
all new fire hydrants in accordance with the ACFD and Works
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 hydrant.
96. Occupancy Permit Requirements. Prior to issuance of PW Occupancy Public
an Occupancy Permit, the physical condition of the Works
project site shall meet minimum health and safety
standards including, but not limited to the following:
0 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.
0 All traffic control devices providing access to
24
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
the site shall be in place and fully functional.
0 All address numbers for streets providing
access to the buildings shall be in place and
visible.
0 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.
0 All construction equipment, materials, or on-
going work shall be separated from the public
by use of fencing, barricades, caution ribbon,
or other means approved by the City Engineer.
0 All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
0 All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) shall be installed and fully functional.
97. Trash Enclosure/Garbage Area. The proposed trash PW Building Permit Public
enclosure shall be architecturally designed to be Issuance Works
compatible with the building. The enclosure shall have a
roof constructed of materials that are architecturally
compatible with the building. The doors must be
designed with self-closing gates that can be locked
closed and can also be held open with pin locks during
loading. All trash bins used for this site shall be
maintained within the trash bin enclosure(s) at all times.
An area drain shall be installed within the trash
enclosure with a connection to the sanitary sewer
system. In addition, a hose bib shall be proyided for
convenient wash-down of the trash enclosure.
98. Refuse Collection. The Applicant! Developer shall PW Building Permit Public
provide designated refuse collection areas for the Issuance Works
project, subject to approved 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 washdown.
The refuse collection service provider shall be consulted
to ensure that adequate space is provided to
accommodate collection and sorting of putrescible solid
25
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
waste as well as source-separated recyclable materials
generated by this project.
99. Required Permits. An encroachment permit from the PW Building Permit Public
Public Works Department may be required for any work Issuance Works
done within the public right-of-way. Developer shall
obtain all permits required by other agencies including,
but not limited to Alameda County Flood Control and
Water Conservation District Zone 7, California
Department ofFish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies ofthe permits to the Public
Works Department.
100. Geographic Information System. The PW Occupancy Public
ApplicantJDeveloper shall provide a digital vectorized Works
file of the "master" files on floppy or CD of the Final
Map and 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 Ill, and
U.S. foot. Said submittal shall be acceptable to the
City's GIS Coordinator.
101. Parking Requirement. The Improvement Plans shall PW Improvement Public
show that adequate parking will be provided on-site to Plans Works
meet the requirements of the Dublin Zoning Ordinance.
The Improvement Plans shall include a table showing
the total number of parking spaces (standard, compact,
employee, ADA accessible, etc.) shall be provided on
the signing and striping plan.
102. Public 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).
PUBLIC WORKS - PROJECT SPECIFIC
103. Sidewalk. The ApplicantJDeveloper shall repair any PW I Occupancy I Public
26
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
damaged sidewalk along the site frontage on Clark Works
A venue and Dublin Boulevard. 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 Clark A venue and Dublin
Boulevard.
104. Signs and Pavement Markings. The PW Occupancy Public
ApplicantJDeveloper shall be responsible for the Works
following on-site traffic signs and pavement markings:
0 A stop control (including Caltrans RI "Stop"
sign, stop pavement legend, 12"-wide white
stop bar stripe) shall be installed at the
driveway exit.
0 R41 "Right Turn Only" sign at the driveway
on Dublin Boulevard.
0 RIO "One Way" sign in the median island
opposite Dublin Boulevard driveway.
0 Directional pavement arrows in the drive
aisles.
0 R26F "No Stopping - Fire Lane" signs shall
be posted on-site along all curbs that are
longer than 20' and that parallel the drive
aisles as required by the Fire Marshall.
0 RI00B (disabled parking regulations sign)
shall be installed at each ofthe driveway
entrance to the site with amended text to read
".. .may be reclaimed at DUBLIN POLICE or
by telephoning 833-6670".
0 Handicapped parking signs and legends per
State Title 24 requirements.
0 The word "Compact" shall be stenciled on
the pavement surface within each compact
parking space.
0 "No Dumping - Drains to Creek" drain
markers at storm drain inlets.
0 Any other signs and markings deemed
reasonably necessary by the City Engineer
and/or Public Works Director during final
design and/or construction.
105. Covenants, Conditions and Restrictions (CC&Rs). PW Occupancy Public
An Association shall be formed by recordation of a Works
declaration of Covenants, Conditions, and Restrictions
to govern use and maintenance of common areas and
27
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
facilities. Said declaration shall set forth the name of the
association, ownership of the private parking lots, the
restrictions on the use or enjoyment of any portion of the
private parking lots for maintenance and/or access, and
the bylaws, rules and regulations of the Association.
Prior to recordation, said CC&R document shall be
reviewed by the City for compliance with this Condition.
The CC&Rs shall address the following:
1. The CC&Rs shall ensure that there is adequate
provision for the maintenance, in good repair
and on a regular basis, of all commonly owned
facilities. In the event that any area falls into a
state of disrepair or fails to meet the
Performance Standards established by the
CC&R's, the City will have the right but not
the obligation to take corrective measures and
bill the Association for the cost of such repair
and corrective maintenance work plus City
overhead. The Declaration shall specify that,
as it pertains to the maintenance of the above-
listed items, it cannot be amended without the
consent of the City.
2. Private Ingress/Egress Easement (lEE),
Reciprocal Access Easement (RAE), and
Parking Easement (PE) for the benefit of the
parcel to allow direct pedestrian, vehicle and
parking access from Clark Ayenue and Dublin
Boulevard.
3. Private Utility Easement for storm drain,
electrical and any other common utilities
being shared by Parcel.
4. Private parking lots shall be posted in
accordance with California Vehicle Code
Section 22658, Sections 1 and 2.
The above requirements shall be included in the project
CC&Rs.
DUBLIN SAN RAMON SERVICES DISTRICT mSRSD) - STANDARD CONDITIONS
106. Prior to issuance of any building permit, complete DSR Issuance of Dublin
improvement plans shall be submitted to DSRSD that Building Permits San
conform to the requirements of the Dublin San Ramon Ramon
28
CONDITION TEXT
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.
107. All mains shall be sized to provide sufficient capacity to
accommodate future flow demands in addition to each
development project's demand. Layout and sizing of
mains shall be in conformance with DSRSD utility
master planning.
108. Sewers shall be designed to operate by gravity flow to
DSRSD's existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require
specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require
payment of present worth 20 year maintenance costs as
well as other conditions within a separate agreement
with the applicant for any project that reqUIres a
pumping station.
109. 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.
110. 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.
111. Prior to approval by the City of a grading permit or a site
development permit, the locations and widths of all
proposed easement dedications for water and sewer lines
shall be submitted to and approved by DSRSD.
112. All easement dedications for DSRSD facilities shall be
by separate instrument irrevocably offered to DSRSD or
by offer of dedication on the Final Map.
29
RESPON.
AGENCY
DSR
DSR
DSR
DSR
DSR
DSR
WHEN REQ'D SOURCE
Prior to:
. Improvement
Plans
Improvement
Plans
Improvement
Plans
Improvement
Plans
Improvement
Plans
Improvement
Plans
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
CONDITION TEXT
113. Prior to approval by the City for Recordation, the Final
Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
114. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services
District, whichever comes first, all utility connection
fees 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.
115. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services
District, whichever comes first, all improvement plans
for 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 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.
116. No sewer line or waterline 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 the items in Condition No. 115
have been satisfied.
117. The applicant shall hold DSRSD, its Board of Directors,
commISSIOns, employees, and agents of DSRSD
harmless and indemnify and defend the same from any
litigation, claims, or fines resulting from the construction
and completion ofthe project.
118. Improvement plans shall include recycled water
improvements as required by DSRSD. Services for
landscape irrigation shall connect to recycled water
mams. Applicant must obtain a copy of the DSRSD
Recvcled Water Use Guidelines and conform to the
30
RESPON.
AGENCY
DSR
DSR
DSR
DSR
DSR
DSR
WHEN REQ'D
Prior to: .
Recordation of
Final Map
Issuance of
Building Permits
Issuance of
Building Permits
Improvement
Plans
Issuance of
Building Permits
Improvement
Plans
SOURCE
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
requirements therein.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) - PROJECT SPECIFIC
119. The Final Landscape Plans shall show that no trees will PL Issuance of Dublin
be located over or within 7.5 feet of the Potable water Building Permit San
services and fire hydrants. Plans Ramon
Services
District
SIGNS - PROJECT SPECIFIC
120. Temporary Promotional Banners and Balloons. PL On-going Chapter
Temporary Promotional Banner Signs and Balloons 8.84 of the
shall only be permitted after first securing an approved Dublin
Temporary Promotional Sign Permit. Any signage on Zoning
site shall be subject to the sign requirements contained Ordinance
in the City of Dublin Municipal Code.
121. A-Frame Signs. The use of any A-Frame, portable, PL On-going Chapter
sandwich-board, pennants, or human-held signs on the 8.84 of the
premises is strictly prohibited. Said signs and any form Dublin
of off-site advertising signs shall also be prohibited Zoning
upon any public property, including City streets and Ordinance
sidewalks.
122. Outdoor Events. Any outside events shall be subject to PL On-going Chapter
the Temporary Use Permit requirements contained in the 8.84 of the
City of Dublin Municipal Code, specifically Section Dublin
8.108.020. Zoning
Ordinance
123. Master Sign Program. Prior to Occupancy, the PL Occupancy Chapter
Applicant or Developer shall apply for and receive 8.84 ofthe
approval of a Master Sign Program for all signage Dublin
associated with this project. Zoning
Ordinance
PARKS & COMMUNITY SERVICES
124. Public Art Contribution. Pursuant to the Public Art PL, PCS Occupancy Public Art
Master Plan, the Applicant!owner shall install a public Master
art piece on the property as shown on the project plans or Plan
shall pay the Public Art in-lieu fee. If the
Applicant!owner elects to provide a Public Art piece on-
site, the Applicant!owner shall submit plans for Public
Art for review and approval by the City, in accordance
with the City's Public Art Master Plan, prior to
installation of the art and prior to occupancy of the
building. Ifthe Applicant!owner elects to pay the Public
Art in-lieu fee, the Applicant!owner shall pay a fee equal
to five-tenths percent (0.5%) of the Building Valuation
(exclusive ofIand) to finance an art project. This money
shall be used at the City Council's discretion for Public
31
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Art at a location identified by the Citv Council.
125. Public Art Access Easements. If the Applicant!owner PL,PCS Occupancy Public Art
elects to pay the Public Art in-lieu fee, the Master
Applicant!owner shall dedicate a public art easement to Plan
the City of Dublin. This easement shall be at the
approximate location of the landscape area identified on
the Landscape Plan as a potential public art location. In
addition, the Applicant!owner shall dedicate an access
easement to the City of Dublin for purposes of site
preparation and public art installation and maintenance,
as required.
126. Public Facilities Fee. The developer shall pay a Public PCS Per Reso. PCS
Facilities Fee in the amounts and at the times set forth in 214-02 or
City of Dublin Resolution No. 214-02, adopted by the Subsequent
City Council on November 19, 2002, or in the amounts Reso.
and at the times set forth in any resolution revising the
amount of Public Facilities Fee, as implemented by the
Administrative Guidelines adopted by Resolution 195-
99.
PASSED, APPROVED AND ADOPTED this 10th day of October 2006 by the following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle and King
NOES: None
ABSENT: Commissioner Fasulkey
ABSTAIN: None
w~~
Planning Commission Chair
ATTEST:
\
D~~\l},~
Plannmg I . ~r
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