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HomeMy WebLinkAboutPC Reso 98-39 EmrldPoint RESOLUTION NO. 98-39 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR PA 98-025, EMERALD POINTE PROJECT WHEREAS, Opus West, has requested approval of a Site Development Review consisting of three multi-story office buildings and related improvements on approximately 19.7 acres of land in the Eastern Dublin Specific Plan area generally located on north side of Central Parkway, east of Hacienda Drive (APN 986-0001-0001-10 (por)); and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, This project is within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program EIR was certified (SCH 91103064). A Mitigated Negative Declaration (SCH 86082092) has been approved for the Santa Rita Specific Plan Amendment of which this project is a part. That Mitigated Negative Declaration together with the Program EIR adequately describes the total project for the purposes of CEQA. WHEREAS, the Planning Commission did hold a public hearing on said application on August 11, 1998; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site Development Review subject to conditions prepared by Staff; 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 Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: A. The approval of this application (PA 98-025) is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance and design review requirements of the Eastern Dublin Specific Plan. B. The approval of this application, as conditioned, complies with the policies of the General Plan, with the Eastern Dublin Specific Plan and with proposed Planned Development Regulations for the site which would allow an office project at this location. C. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. D. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances and implements the Eastern Dublin Specific Plan. E. The proposed physical site development, including the intensity of development, site layout, grading, 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. 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 surrounding development. G. 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 City of Dublin Planning Commission hereby conditionally approves the Site Development Review Application for PA98-025 to develop 3 office buildings on a portion of APN 986-001-001-10 as generally depicted by materials labeled Exhibit 1, stamped "approved" and on file in the City of Dublin Planning Deparment. This approval shall conform generally to: the Site Development Plan (28 sheets), prepared by Hoover and Associates dated June 26, 1998, and received by the Department of Community Development on August 4, 1998, unless modified by the Conditions of Approval contained below. CONDITIONS OF APPROVAL Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any bui ding and shall be subject to Planning Department review and approval. The fol owing codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Plannin.cl, [BI Building, [PO] Police, [PVV] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [FI Alameda County Fire Dept., [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood Control and water Conservation District Zone 7. CONDITIONS OF APPROVAL CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) GENERAL CONDITIONS 1. Standard Conditions of Approval. Applicant/Developer PW Approval Standard shall comply with all applicable City of Dublin Standard of Public Works Criteria (Attachment A). In the event of a Improve- conflict between the Public Works Criteria and these ment Plans Conditions, these Conditions shall prevail, through comple- tion 2. Fees: Applicant/Developer shall pay all applicable fees Various Various times, but CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) in effect at the time of building permit issuance, including, no later but not limited to, Planning fees, Building fees, Dublin than San Ramon Services District Fees, Public Facilities Issuance Fees, Dublin Unified School District School Impact fees, of building Public Works Traffic Impact fees, Alameda County Fire permits Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 3. Development Agreement/Expiration. The approval of PL Issuance Eastern this office complex shall be predicated upon and of Dublin pursuant to the terms set forth in the Development building Specific Agreement to be approved by the City of Dublin. In the permits Plan event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. The DA must be effective prior to issuance of building permits. 4. Building Codes and Ordinances. All project construction B Through Standard shall conform to all building codes and ordinances in Com- effect at the time of building permit, pletion 5. Action Programs/Mitigation Measures. PL Approval Eastern Applicant/Developer shall comply with all applicable of Dublin action programs and mitigation measures of the Eastern improve- Specific ment Plan Dublin Specific Plan Final Environmental Impact Report Plans (EIR) and addendums that have not been made specific through Conditions of Approval. com- pletion 6. Ordinances/General Plan/Policies. The Developer shall PW, PL Issuance Standard comply with the City of Dublin Subdivision Ordinance, of /PW City of Dublin Zoning Ordinance adopted September Building 1997, the City of Dublin General Plan, the Eastern Dublin Permits and on- Specific Plan, Public Works Policies and City grading going ordinance. 7. Improvement Agreement/Plans. Applicant/Developer PW Approval Standard shall enter into an Improvement Agreement with the City of / PW for all subdivision improvements prior to issuance of Improve- improvement permit. Complete improvement plans, ment Plans specifications, and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer and other affected agencies having jurisdiction CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing on-site and off-site subdivision improvements and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 8. Preconstruction Survey. Applicant/Developer shall PL, PW Issuance 217 comply with all Eastern Dublin Specific Plan EIR of MM mitigation measures for mitigating potentially significant Grading Matrix Permit plant and animal species impacts. Within 60 days prior to any habitat modification, Applicant/Developer shall submit a preconstruction survey, prepared by a biologist (to be approved and hired by the City prior to commencement of the survey.) Said survey shall examine whether any sensitive species exist on or adjacent to the site and, if any exist, shall include recommended protection plans, including any modifica- tions to site design, for those sensitive species that may be discovered as a result of the survey. Applicant/Developer shall be responsible for the cost of the survey and staff review of the survey. The significance of any discoveries and adequacy of recommended protection measures shall be subject to the discretion of the Director of Community Development. Said protection plans and measures shall occur at least 21 days prior to anticipated habitat modification. Any updated surveys and/or studies that may be completed subsequently shall be submitted to the Department of Community Development. 9. Infrastructure. The location and siting of project specific PL, PW Approval 39, 40 wastewater, storm drain, recycled water, and potable of MM water system infrastructure shall be consistent with the Improve- Matrix resource management policies of the Eastern Dublin ment Plans Specific Plan. 10. Solid Waste/Recycling. Applicant/Developer shall ADM On-going 103, comply with the City's solid waste management and 104, 105, 279 recycling requirements. MM Matrix 11. Utility Providers. Applicant/Developer shall provide PL Approval Standard documentation from utility providers that electric, gas, of Final and telephone service can be provided to the Map subdivision. 12. Public Utility Easements. Applicant/Developer shall PW Approval Standard provide Public Utility Easements per requirements of the of Final Director of Public Works and/or public utility companies Map CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) as necessary to serve this area with utility services and allow for vehicular and utility service access. 13. Title Reports/Deeds. A current title report and copies of PW Approval Standard the recorded deed of all parties having any recorded title of Final interest in the property to be divided, copies of the Map deeds, and the Final Maps for adjoining properties and easements shall be submitted as deemed necessary by the Director of Public Works and shall be no more than six months old from the date of submittal. 14. Document Preparation. The improvement plans for this PW Approval Standard Tentative Map (including Improvement Plans, Grading of Plans, and subdivision maps) shall be prepared, Improve- designed, and signed by a registered civil engineer to the ment Plans satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats. Minimum lettering size on all plans submitted shall be 1/10 inch for computer generated letters. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. (30×42 - 20 scale) 15. Removal of Obstructions. TheApplicant/Developer shall PW Issuance Standard remove all trees including major root systems and other of obstructions from building sites that are necessary for Grading public improvements or for public safety as directed by Permit the Director of Public Works. SPECIAL CONDITIONS 16. PublicArt. As shown on the project plans, any public art PL Ongoing Standard placed in the project shall conform with the requirements of the City of Dublin Public Art Policy. 17. Parking. Layout and design of the project parking, PW Approval PW striping, drive aisles and sidewalks of the site shall be of configured to maximize safety, circulation, convenience Improve- ment and sight distance per the City of Dublin site parking Plans standards and the project approved site plan. Detailed dimensioned plans will be required to be reviewed and approved by the City Engineer prior to issuance of grading and building permit. 18. Fire/Emergency Access. Applicant/Developer shall PW, F Prior to Standard provide adequate access for fire and other emergency issuance vehicles per Alameda County Fire Department (ACFD) of standard requirements. Drive aisles shall be designed building for fire and other emergency vehicles to conveniently permit pass through (20-foot minimum lane width) and have access to all buildings. The Developer shall provide CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) adequate access for fire and other emergency vehicles per Alameda County Fire Department (ACFD) standard requirements. Driveways and drive aisles shall be designed for fire trucks and other emergency vehicles to conveniently pass through the site and have a~:cess to all buildings. Detailed final layout and design of site entrance, exits and internal drive aisles must be approved by the ACFD and City Director of Public Works prior to issuance of grading and building permit. 19. Monumentation. The boundary of the three parcels shall PW Occu- PW be survey monumented at completion of construction of pancy of improvements specified by these conditions. The adjacent centerline of City and private streets and new boundaries building shall be survey monumented and set in accordance with the City of Dublin Standard plans to the satisfaction of the Director of Public Works. 20. Abandonment of Easements. Applicant/Developer or PW Occu- PW current landowner shall obtain an abandonment from all pancy applicable public agencies of existing easements not to adjacent be continued in use. building 21. Dedications. The Developer shall dedicate by the PW Occu- PW separate instrument or by Parcel Map to the City of pancy Dublin a minimum 20 foot wide emergency vehicle adjacent access easement (E.V.A.E.) from Hacienda Drive and building Central Parkway to and around the proposed buildings in the project in accordance with fire lanes designated by the Alameda County Fire District Fire Marshal, Alameda County Fire District and Public Works Department standards. 22. Handicap Ramps. All handicap ramps shall comply with PW Completi Standard all current State ADA requirements and City of Dublin on of Standards. Improve ments GRADING & DRAINAGE 23. Grading Plans. Grading plan designs must be based on PW Issuance Standard approved soils reports. In addition to the civil engineer, a of soil engineer must sign the grading plans. The soil Grading engineer or his technical representative must be present Permit at all times during grading. 24. Site Drainage. The Developer shall provide reciprocal PW Occu- PW site drainage access, parking ingress and egress pancy of easements for 1 and 2 parcels on the Parcel Map. The adjacent Developer shall grade the project in accordance with the building City of Dublin Grading Ordinance and State Regional Water Quality Control and standards and details. Each lot shall drain in accordance with the City of Dublin CONDITION TEXT RESP. WHEN REFER- 'RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) Grading Ordinance and State Regional Water Quality Control Board, and with standards reviewed and approved by the Public Works Director. 25. Lot Drainage. Drainage shall be in accordance with the PW Issuance PW criteria established in the Standard Public Works Criteria of attached hereto as Attachment "A". The Developer shall Grading demonstrate to the Director of Public Works that the Permit elevations of proposed building finished floors on this project are a minimum of one foot above the 100-year storm event. All grading improvement plans shall be reviewed and approved by the Director of Public Works prior to start of any grading. 26. Drainage study. Applicant/Developer shall prepare and PW Issuance PW submit to the Director of Public Works for review a of detailed drainage study of all proposed storm drain Grading improvements of the project. Final pipe sizes, slopes, Permit depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 27. No change To Overall Drainage Patterns. PW Issuance PW Applicant/Developer shall not change the overall of drainage patterns of the existing topography by the Grading grading construction of this project. Permit 28. Mitigation Measures/Drainage Impacts. PW Occu- PW Applicant/Developer shall demonstrate to the satisfaction pancy of of the Director of Public Works that all mitigation any measures that need to be improved as a result of Building drainage impacts of this project will be constructed prior to occupancy of any building. All drainage improvements shall be constructed to the satisfaction to of the Director of Public Works. 29. Retaining Walls. Where finish grade of this property is in PW Issuance Standard excess of twenty-four (24) inches higher or lower than of / PW the abutting property or adjacent lots, a concrete or Building masonry block retaining wall or other suitable solution Permit acceptable to the Director of Public Works/City Engineer shall be required. 30. Geotechnical Investigation Report. Applicant/Developer PW Issuance PW shall prepare a Geotechnical Investigation Report of covering the project site for review by the City, and (as a Grading minimum) shall design the grading plan based the Permit recommendations outlined in said Report, on the plans and notes for the project, and as required by the City's Grading Ordinance. CONDITION TEXT RESP. WHEN 'REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) 31. Drainage Fees. This project is subject to the payment of PW, Issuance PW drainage fees through the City of Dublin to Alameda Zone 7 of County Flood Control District, Zone 7. Building Permit IMPROVEMENTS 32. Detailed Improvement Plans. Detailed dimensioned PW Issuance PW improvement plans will be required to be reviewed and of approved by the Director of Public Works. All Grading improvements within the public right-of-way of Central Permit Parkway and Hacienda Drive, including curb, gutter, sidewalks, driveways, paving, landscaping and utilities must be constructed in accordance with plans and specifications and reviewed and approved by the Director of Public Works and constructed according to the City of Dublin Standard plans, East Dublin Specific Plan and current Zoning Ordinance and to the satisfaction of the Director of Public Works as specified in Tentative Map 7233 unless herein superseded. The Developer shall construct all frontage improvements stated in the tentative map conditions of approval relative to Parcel Two including interim improvements to Central Parkway necessary to provide access to the site as determined by the Director of Public Works. Said improvements shall be accepted by the City prior to occupancy. 33. Sidewalks. Applicant/Developer shall construct a PW Occu- PW minimum 5-foot wide sidewalk along the project frontage pancy of unless otherwise approved by the Director of Public Any Works. Building 34. Improvements Constructed Prior to Occupancy. All PW Occu- PW frontage improvements within the public right-of-way pancy of (including curb, gutter, sidewalks, driveways, paving, first landscaping and utilities) must be constructed prior to Building occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works/City Engineer and only after the Subdivision Development Agreement has been approved and required bonds and fees have been delivered to the City. (Central & Hacienda) 35. Landscaping. The Developer shall construct all PL Occu- PW landscaping within the site and along the project frontage pancy of from the face of curb to the site right-of-way to the design adjacent and specifications of the Eastern Dublin Specific Plan building CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) and City of Dublin specifications, and to the satisfaction of the Director of Public Works. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval of the Director of Public Works. All landscaping 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. Landscaping at aisle intersections shall be such that sight distance is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. 36. Permits for Oversized and Overweight Construction PW Issuance Standard Loads/Haul Routes. Permits shall be required for of / PW oversized and/or overweight construction loads coming Grading Permit to and leaving from the site. If soil is to be imported or exported from the site, a haul route plan shall be submitted to the City for review and approval. 37. Decorative Paving. Applicant/Developer shall not PW Occu- PW construct decorative pavement within City right-of-way pancy of unless otherwise approved by the Director of Public Adjacent Works. The type of decorative pavers and pavement Building section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 38. Decorative Paving Plan. Where decorative paving is PW, Approval 17 installed, a Decorative Paving Detail shall be prepared to ADM of MM the satisfaction of the Director of Public Works. Pre- Improve- Matrix formed traffic signal loops shall be used under the ment Plans decorative paving. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Community Development. CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) 39. Relocation of Improvements. Any relocation of PW Comple- Standard improvements or public facilities shall be accomplished tion of Improve- at no expense to the City. ments PARKING, TRAFFIC & CIRCULATION 40. Layout and Design. Layout and design of the project PW Issuance PW parking striping, drive aisles, and sidewalks within the of project shall be configured to maximize safety, Building circulation, convenience, and sight distance per the City Permits of Dublin zoning ordinance, standard plans and details, and current policies. The Developer shall dedicate Public Service Easements (PSE) per the requirements of the Director of Public Works and/or respective Public utility companies having jurisdiction as necessary to provide utility services to this project. The site plan shall be modified to close the median opening on the main Hacienda Drive driveway (approximately 150' west of Hacienda Drive on site) limiting the side openings to the parking areas to right turns only. 41. Left turn access from Hacienda Drive shall conform to PW Approval PW the plan line prepared by Brian Kangas Foulk, dated July of 21 1998, or any subsequent revisions to the plan line. Improve- ' ment Plans 42. Transitioning Existing Improvements. PW Approval Standard Applicant/Developer shall be responsible for transitioning of existing improvements to match improvements required Improve- ment as Conditions of Approval for Parcel Two, Tentative Map Plans 7233. 43. Line and Striping Plan. Applicant/Developer shall submit PW Issuance Standard a Line and Striping Plan on Central Parkway for the site of to the Director of Public Works for review and approval. Building The Plan shall show interim lane configurations and Permits transitions, and shall provide adequate street width to allow future two-way left-turn lanes to Site 13. 44. LAV'I'A. Applicant/Developer shall consult with the PW Occu- PW Livermore-Amador Valley Transit Authority (LAVTA) on pancy of MM the bus route, location, and size of proposed bus stops Any Matrix 7, within and on the periphery of the proposed project. The Building 60 location and configuration of the all bus stops and shelters shall be constructed under direction of the City's Director of Public Works. 45. LAVTA. Developer shall participate in BAAQMD's Traffic PW Occu- PW Systems Management programand provide a funding pancy of mechanism to LAV'I'A for free bus passes for employees first pror to occupancy of any buildings, building CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) 46. Fees. Prior to the issuance of building permits, all PW Issuance PW applicable fees shall be paid. These fees shall include, of but not be limited to those fees required by City Building Permits Ordinance such as Traffic Impact Fees, Traffic Impact Fees to reimburse Pleasanton for freeway interchanges, Noise Fees, Public Facilities Fees, School Impact Fees, Fire Impact Fees, Affordable Housing In-Lieu Fees, Specific Plan Implementation Fees, Regional Traffic Impact Fees tentative effective September 1, 1998, or any other fees that may be adopted. In addition, all fees required by DSRSD, Alameda County Fire, Zone 7 Flood Control, shall be paid in accordance with those Agencies' ordinances and regulations. If the Development Agreement approved for this project conflicts with this condition, the Development Agreement shall prevail. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 47. Construction Traffic Routing. All construction traffic may PW Issuance be subject to specific routing, as determined by the of Director of Public Works, in order to minimize Grading construction interference with regional non-project traffic Permit movement. 48. Traffic Signage/Red Curbing. Traffic safety signs and PW, Approval "red-curbing" shall be provided in accordance with the PO of Improve- standards of the City of Dublin subject to plan approval ment by the Director of Public Works. Plans UTILITIES 49. Utilities Service Plan. Applicant/Developer shall submit a PW, PL Approval Standard utilities service plan to the satisfaction of the Public of 110 Works Director and Community Development Director Improve- MM ment Matrix along with documentation that domestic fresh water, Plans electricity, gas, telephone, and cable television service can be provided to this project and when such service will be available. The Developer shall create a sanitary sewer easement through the parking lots for each proposed building over the proposed sewerline to each building from the public right-of-way. The Developer shall dedicate a minimum 10 foot wide Public Service Easement (PSE) over joint utility trench lines, storm drain lines to the satisfaction of the Director of Public Works. 50. Construction of Utilities. The Developer shall construct PW Occu- PW all utilities as may be deemed necessary to provide for pancy of Utilities the proper, clean, and safe functioning of utility services Any for each building within the project. All utility construction Building CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 51. Utility Undergrounding/PUE's. Utilities shall be in PW Approval 108, accordance with the criteria establisEed in the Standard of Final 109, 228 Public Works Criteria attached hereto as Attachment "A". Map MM Matrix All utilities within the project and to each lot shall be PW underground in accordance with the City policies and Standard existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 52. Backflow Devises. Backflow devises shall be hidden PL Issuance Standard from view by means of fencing, enclosures, landscaping of Site Develop- and/or berms, ment Permit 53. Transmission Lines. All transmission lines shall be away PW Com- 109 from sensitive areas unless otherwise approved by the pletion of MM Improve- Matrix Director of Public Works. ments 54. Joint Utility Trenches/Undergrounding/Utility Plans. PW, PL Occu- PW Applicant/Developer shall construct all joint utility pancy of Utilities trenches (such as electric, telephone, cable TV, and gas) affected in accordance with the appropriate utility jurisdiction. All Buildings communication vaults, electric transformers, and cable TV boxes shall be underground in designated landscape areas between the proposed sidewalk and back of curb. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the Director of Public Works and Planning. Location of surface or above-ground items shall be Shown on the Final Landscaping and Irrigation Plan. 55. Recycled Water. The Applicant/Developer shall PL, Occu- PW construct a recycled water line and contract with the DSR pancy of Utilities Dublin San Ramon Services District (DSRSD) to provide affected water, wastewater, and and/or recycled water service Buildings connection points to the project, including all landscaped common areas. The plans for these facilities shall be reviewed and approved by DSRSD. 56. Recycled Water Laterals. The landscaped common PW Occu- See areas of the project shall have laterals installed to the pancy of DSRSD satisfaction of the Director of Public Works to enable any condition future recycled water connection in addition to potable Building s, below CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) water connection. Recycled water lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 57. Utility Installation Prior To Installation of Paving, Curb, PW Approval PW Gutter or Sidewalks/Utility Stub Connections. All water, of gas, sewer, underground electric power, cable television Improve- ment or telephone lines, and storm drain facilities shall be Plans installed before any paving, curb, gutter, or sidewalks are installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived by the Director of Public Works in writing. 58. Lighting and Landscape Maintenance. PL Recorda- Applicant/Developer is responsible for lighting and tion of landscape maintenance in the public right-of-way through Final Lighting and Landscaping Maintenance Assessment Map Districts or any other method of maintaining the lighting and landscaping approved as part of this project. EMERGENCY SERVICES 59. Fire Hydrants. The Developer shall construct all new fire PW Occu- PW hydrants in streets to City and Alameda County Fire pancy of Department standards. The Developer shall comply with adjacent applicable Alameda County fire Department, Public building Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. 60. ACFD Rules, Regulations and Standards. F Issuance 74 Applicant/Developer shall comply with all Alameda of MM County Fire Services (ACFD) rules, regulations and Building Matrix Permits standards, including minimum standards for emergency access roads and payment of applicable fees, including a City of Dublin Fire Capital Impact Fee. 61. Fire Conditions. Developer shall comply with all F Issuance conditions of the Alameda County Fire Department of (ACFD): Building Permits (a) Final location of fire hydrants shall be approved by the Alameda County Fire Department in accordance with current standards. Minimum fire flow design shall be for 1500 gallons per minute with 20 psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the center of the paved street opposite each hydrant. A drawing of the approved locations shall be submitted for future reference. CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) (b) Fire lanes shall be identified in the plan and approved by the ACFD prior to installation. (c) Emergency Vehicle Acess roadways shall be designed and installed to suport the imposed loads of fire equipment. The minimum standard shall be H20 design. Design shall be approved by ACFD prior to installation. (d) Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD and the City of Dublin. (e) Prior to the delivery of any combustible material storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. Approved roadway shall be first lift of asphalt. (f) Plans may be subject to revision following review. 62. Projected Timeline. Developer shall submit a projected PO Issuance 66, 69, timeline for project completion to the Dublin Police of 70 Services Department, to allow estimation of staffing Building MM Permits Matrix requirements and assignments. STORM WATER/POLLUTION 63. Best Management Practices. Applicant/Developer shall PW Issuance 171 demonstrate to the Director of Public Works that the of MM project development meets the requirements of the State Building Matrix of California Regional Water Quality Control Board "Best Permits Management Practices" to mitigate storm water pollution. 64. NPDES Permit. Pursuant to requirements of federal law, PW Finaling 172 a NPDES permit shall be obtained from the RWQCB, Building MM and any terms of the permit shall be implemented, if Permits Matrix applicable. ZONE 7 (Alameda County Flood Control) 65. Wells. Known water wells without a documented intent Zone 7 Issuance of future use, filed with Zone 7, are to be destroyed prior of to any demolition or construction activity in accordance Grading with a well destruction permit obtained from Zone 7 and Permits the Alameda County Department of Environmental Services. Other wells encountered prior to or during construction are to be treated similarly. 66. Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141 CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) applicable salt mitigation requirements of Zone 7. PW MM Matrix DUBLIN SAN RAMON SERVICES DISTRICT 67. DSRSD Conditions. Applicant/Developer shall comply DSR Ongoing DSRSD with all conditions of Tentative Parcel Map 7233 - Resolution No. 02-98 68. Complete improvement plans shall be submitted to DSR Issuance DSR DSRSD that conform to the requirements of the DSRSD of Code, the DSRSD "Standard Procedures, Specifications Building and Drawings for Design and Installation of Water and Permits Wastewater Facilities," all applicable DSRSD Master Plans and policies, and all Recycled Water Design and Construction Standards. 69. All utility connection fees, plan checking fees, inspection DSR Issuance fees, permit fees, and fees associated with a wastewater of discharge permit shall be paid to DSRSD in accordance Building with the rates and schedules established in the DSRSD Permits Code. 70. Applicant/Developer shall coordinate with DSRSD and DSR Approval Alameda County Fire Department on required fire flows, of The present interim water system is capable of providing Improve- a maximum of 3,500 gallons per minute of fire flow to the ment Plans site. A future reservoir is anticipated to be constructed which will allow for a fire flow of 4,500 per minute. Applicant/Developer shall hold harmless DSRSD over the use of an interim water system for fire protection. 71. Construction by Applicant/Developer. All on-site potable DSR Com- Standard and recycled water and wastewater pipelines and pletion of facilities shall be constructed by the Applicant/Developer Improve- in accordance with all DSRSD master plans, standards, ments specifications and requirements. 72. Responsibilities for Subdivider. Applicant/Developer DSR, Approval Standard shall comply with all implementation "responsibilities for PW of subdivider" as outlined in Tables 9.1 and 9.2 of the Improve- ment "Wastewater Service Matrix of Implementation Plans Responsibilities" and Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference. OTHER CONDITIONS 73. Encroachment Permit-An encroachment permit shall be PW Issuance Standard secured from the Director of Public Works for any work of done within the public right-of-way where this work is not Grading Permits CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) covered under the public improvement plans. 74. Covenants, Conditions and Restrictions (CC&Rs). PL Occu- 17 Covenants, Conditions and Restrictions (CC&Rs) shall pancy MM be established for this development. The CC&Rs shall be Matrix approved by the Director of Community Development to assure that: (a) An Association is established for this development complete with Bylaws. (b) There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. (c) The parking of recreational vehicles and company owned vehicles with corporate identity (trucks with signs) between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. (d) The landscaping and irrigation on individual parcels shall be maintained and kept in good order by the owner of each parcel. PHASED OCCUPANCY PLAN 75. Phased Occupancy Plan. If occupancy is requested to PL, B Prior to occur in phases, then all physical improvements within Occu- each phase shall be required to be completed prior to pancy for occupancy of buildings within that phase except for items any affected specifically excluded in an approved Phased Occupancy building Plan, or minor hand work items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development 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 purpose of the subdivision approval. No individual building shall be occupied until CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining 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. 76. Acknowledgment. Applicant/Developer shall obtain a PL, Sale of written acknowledgment (secured from the individual ADM B any unit parcel owner) acknowledging the continuance of within a construction activity within the unoccupied phases of the phase project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Department of Community Development within three (3) days upon request of the Director of Community Development. If Applicant/Developer fails to comply, the Director of Community Development may require the submittal of the written acknowledgment prior to release of occupancy of any future buildings and/or future phases. BOND/SURETY 77. Release of bonds. Bonds shall be in accordance with PW, Comp- Standard the criteria established in the Standard Public Works ADM letion of Criteria attached hereto as Attachment "A". Improve- ments 78. Hold Harmless/Indemnification -Applicant/Developer, PL, Through Standard and any parties or individuals granted rights-of-entry by ADM comp- Applicant/Developer, shall defend, indemnify, and hold letion of harmless the City of Dublin and its agents, officers, and Improve- ments employees from any claim, action, or proceeding against and the City of Dublin or its agents, officers, or employees to Occu- attack, set aside, void, or annul an approval of the City of pancy of Dublin or its advisory agency, appeal board, Planning the Last Commission, City Council, Director of Community Building Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. CONSTRUCTION IMPACT, STATIONARY SOURCE & NOISE REDUCTION PLAN 79. Construction Noise Management Program/Construction PL, Issuance 263, Impact Reduction Plan. Applicant/Developer shall PW of 264, conform to the following Construction Noise Grading 269, Management Program/Construction Impact Reduction Permit 270, 278 MM Plan: Construction of the Development shall be Matrix conducted so as to minimize the effect of the construction as required by the Environmental Impact Report on the existing community. The following measures shall be taken to reduce construction impacts: 1. Off-site truck traffic shall be routed as directly as practical to and from the freeway (I-580) to the job site. An Oversized Load Permit shall be obtained from the City by the contractor prior to hauling of any oversized loads on City streets. 2. 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. 3. Construction equipment shall not be left idling while not in use. 4. All construction equipment shall be fitted with noise muffling devises. 5. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. 6. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) 7. Excavation haul trucks shall use tarpaulins or other effective covers. 8. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. 9. During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works/City Engineer. 10. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: A. All inactive portions of the construction site should be seeded and watered until grass growth is evident. B. Require that all portions of the site be sufficiently watered to prevent excessive amounts of dust. C. On-site vehicle speed shall be limited to 15 mph. D. 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 Director of Public Works. E. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. 11. Construction interference with regional non- project traffic shall be minimized by: CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) A. Scheduling receipt of construction materials to non-peak travel periods. B. Routing construction traffic through areas of least impact sensitivity. C. Limiting lane closures and detours to off- peak travel periods. D. Providing ride-share incentives for contractor and subcontractor personnel. 12. Emissions control of on-site equipment shall be minimized through a routine mandatory program of Iow- emissions tune-ups. 13. During construction, noise control and construction traffic mitigation measures on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. 80. Hours of operation. Construction and grading operations PL Ongoing PW shall be limited to weekdays, Monday through Friday, Standard and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 81. Fencing. A detailed fencing/wall plan, if necessary, shall PW, PL Approval 261 be submitted with the improvement plans for the first of MM phase of development. The design, height, and location Improve- Matrix of the fences/walls shall be subject to approval of the ment Plans Director of Community Development. Wall sections shall not be buffed together but separated by pilasters. 82. Archaeology - Should any prehistoric or historic artifacts PL, Final PW be exposed during excavation and construction PW, B Inspectio Standard operations, the Department of Community Development n of and 251 shall be notified and work shall cease immediately until Grading - 253 MM an archaeologist, who is certified by the Society of Matrix California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. ENVIRONMENTAL 83. Phase 1 and Phase 2 environmental assessment PL, PW Issuance 289 studies. Applicant/Developer shall supply the of MM Department of Community Development with a copy of Grading Matrix the Developer's Phase 1 and Phase 2 (only is required Permit by Phase 1) environmental assessment studies. All remediation required by those studies shall be implemented to the satisfaction of the Director of Public Works prior to Improvement Plan approval. 84. Rodenticides and Herbicides. The use of rodenticides PL Issuance 221 and herbicides within the project area shall be performed of MM in cooperation with and under the supervision of the Grading Matrix Alameda County Department of Agriculture and will be Permit restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 85. Kit Foxes. Should any Kit Foxes be discovered on the PL, PW Issuance 219 site either during the Preconstruction Survey or during of MM project construction, the Applicant/Developer shall be Grading Matrix responsible for complying with the Kit Fox Protection Permit Plan. MISCELLANEOUS 86. Dust Control/Cleanup. Applicant/Developer shall ensure PW Ongoing 267 that areas undergoing grading and all other construction MM activity are watered or other dust control measures are Matrix used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. Further, Applicant/Developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period as determined by the Director of Public Works. 87. Housing and Employment Monitoring System. Prior to FIN OCC 3 opening for business, each business shall provide a list MM to the City of the number, type and salary level of Matrix employees for the business in order for the City to implement the required housing and employment monitoring system required by the Easter Dublin Specific Plan. CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) SPECIFIC SITE DEVELOPMENT REVIEW CONDITIONS 88. Standard Conditions. The project shall comply with the PL, B Through Standard City of Dublin Site Development Review Standard Comp- Conditions (Attachment B).. letion 89. Colors and Materials Board. Applicant shall submit a PW, PL Issuance colors and materials board subiect to approval of the of Director of Community Development to reflect any Building Permits changes made during project review. 90. Term. Approval of the Site Development Review shall be PL Ongoing Standard valid for one year from approval by the Planning Commission. If construction has not commenced by that time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 91. Revocation. The SDR will be revocable for cause in PL Ongoing Municipa accordance with Section 8.96.020.1 of the Dublin Zoning I Code Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 92. Mechanical Equipment. All ducts, meters, transformers, PL, B Ongoing air conditioning equipment and other mechanical equipment that is on-site or roof mounted shall be screened from view of all public rights of way. A screening plan shall be submitted for review and approval by the Community Development Director and Building Official prior to approval of Building Permit. Said screening plan shall show that all ducts, meters, air conditioning equipment and other mechanical and utility equipment shall be effectively screened from view with materials architecturally compatible with the materials of the structure. 93. Streetlights - Streetlights on arterial streets adjacent to PW Recordin Standard the project shall be the City Standard cobra head g of Final luminaries with galvanized poles. Standard City cobra Map head luminaries may be used in this development. Lights shall be designed so as to not shine into adjacent windows. A street lighting plan demonstrating compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to ' CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) review and approval by the Director of Public Works. PARKING 94. Parking~ Applicant/Developer shall provide parking as PL Comple- Standard shown on the Site Plan and Preliminary Landscape Plan tion of prepared by Hoover A~sociates dated June 26, 1998 Improve- and received by the Dublin Department of Community ment Development on August 4, 1998. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified on the pavement. 95. Bicycle parking shall be provided near the building PL, PW Occu- entries, pancy LANDSCAPING 96. Final Landscaping and Irrigation Plan. PL, PW Issuance Applicant/Developer shall submit a Final Landscaping of and Irrigation Plan, conforming to the requirements of Building Permits Section 8.72.030 of the Zoning Ordinance (unless or otherwise required by this Resolution), stamped and according approved by the Director of Public Works and the to Director of Community Development. That plan should Phased generally conform to the Site Plan and Preliminary Occu- Landscape Plan prepared by Melvin Lee, Associates, pancy Landscape Architect, and dated June 26, 1998. It must Plan, reflect any revised project design shown on the Site whicheve Development Review with a later date. r is first 97. Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance PW gallon size shall be planted along all street frontages as of Standard shown on the Landscape Plan. Exact tree locations and Building varieties shall be reviewed and approved by the Director Permits or of Community Development. Trees planted within, or according adjacent to, sidewalks or curbs shall be submitted to the to Department of Community Development for review and Phased approval by the Director of Community Development and Occu- the Director of Public Works to determine the need for pancy root shields. Plan, which- ever is first 98. Project Signage. The Emerald Pointe project shall apply PL Prior to for and receive approval of a Master Sign Program in sign accordance with Section 8.84.130 of the City of Dublin permit Zoning Ordinance. CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N (Prior COA O CY to) (Appli- cant to fill in) 99. Monument Signs. Design of monument signs shall be PL, PW Com- approved by the Director of Community Development to pletion of assure compatibility with design elements of the project Improve- ments and by the Director of Public Works to assure unobstructed [raffic visibility. 100 Water Efficient Landscape Regulations. PL, Issuance Standard Applicant/Developer shall ensure that the Final PW, of Landscaping and Irrigation Plan conforms to the City's DSR Grading Water Efficient Landscape Regulations, including dual Permits piping to facilitate future recycled water. STANDARDS 101 Health, Design and Safety Standards. Prior to final approval allowing occupancy of any building, the physical condition of the parcel where the building is located shall meet minimum health, design, and safety standards including, but not limited to, the following: PL Occu- Standard (a) The streets providing access to the suite shall be pancy of complete to allow for safe traffic movements to and from First the building. Building (b) All traffic striping and control signing on site providing PW Occu- Standard pancy of access to the site shall be in place, first building PL Occu- Standard (c) Exterior lighting shall be provided for building pancy of entrances and shall be of a design and placement so as first not to cause glare onto adjoining properties, building (d) Lighting used after daylight hours shall be adequate PL, Occu- Standard to provide for security needs. (Photometrics and lighting PO, B, pancy of plans for the site shall be submitted to the Department of PW first Community Development and Dublin Police Services for building review and approval prior to the issuance of building permits). PW, PL Submittal Standard (e) The Developer shall submit a preliminary lighting plan of showing the distribution of lights on the site, type and Improve- location of yard lights, and shall be reviewed and ment approved prior to construction to the satisfaction of the plans Director of Public Works. (f) The Developer shall specify the type and location of PW, PL Submittal Standard CONDITION TEXT RESP. WHEN REFER- RESP. AGEN REQ'D ANCE TO N - (Prior COA O CY to) (Appli- cant to fill in) all yard lights on the on-site improvement plans. These of improvements shall be subject to the review and Improve- r0ent approval of the Director of Public Works prior to plans construction. MISCELLANEOUS 102 Refuse Collection Areas. The refuse collection areas PW, PL Approval 279 within the project shall be reviewed by the refuse of MM collection service provider to ensure that adequate space Improve- Matrix is provided to accommodate collection of refuse from this ment Plans facility. All trash enclosure areas shall be constructed with roof coverage or concrete pads. A ten foot concrete plan shall be provided outside any trash enclosure area. 103 Compliance With Requirements. Applicant/Developer F, PW, Approval Standard shall comply with all applicable requirements of the PO, of Alameda County Fire Department, Public Works Zone 7, Improve- DSR, ment Department, Dublin Police Service, Alameda County PL Plans Flood Control District Zone 7, and Dublin San Ramon Services District. 104 Building Permits. To apply for building permits, the B Issuance Standard Applicant/Developer shall submit twelve (12) sets of of construction plans to the Building Department for plan Building Permits check. Each set of plans shall have attached a 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 or have been complied with. Construction plans will not be accepted without the Responses noted on the conditions attached to each set of plans. The Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. PASSED, APPROVED AND ADOPTED this 11th day of August, 1998. AYES: NOES: ABSENT: Cm. Jennings Cm. Johnson, Hughes, Musser, and Oravetz Planning Commissior~hairperson Community Development Director