HomeMy WebLinkAboutAttachmt 3 Reso Referrg DecisionAuth&Rec Appv CUP&SDR
RESOLUTION NO. 07-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
REFERRING DECISION MAKING AUTHORITY AND RECOMMENDING CITY COUNCIL
APPROVAL OF A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR
THE DUBLIN GATEWAY MEDICAL CENTER BUILDING 3 HOSPTIAL AND GARAGE
PROJECT LOCATED AT 4084 AND 4100 DUBLIN BOULEVARD
APN 986-0016-021 & 986-0016-022
P A 06-026
WHEREAS, Phase Two of the Dublin Gateway Medical Center was approved by Planning
Commission Resolution 05-06 for construction of a 3-story, 58,000 square foot medical office building
and a 4-level parking garage on 3.13::!: acres of land, located at 4084 and 4100 Dublin Boulevard (the
"Original Approval"); and
WHEREAS, the Dublin Gateway Medical Center is also a portion of the Dublin Corporate Center
(formerly the Koll Dublin Corporate Center), within the Eastern Dublin Specific Plan Area and Planned
Development Zoning District (PA 98-047); and
WHEREAS, the Applicant, Joseph D. Carroll on behalf of Triad Dublin Gateway, L.P., has
requested approval of a Planned Development Rezone, Conditional Use Permit, Site Development
Review and Development Agreement to construct a 6-story, 168,000 square foot, 100-bed hospital and a
5-level parking garage (the "Project") on the same 3.13:!: acres of land, located at 4084 and 4100 Dublin
Boulevard; and
WHEREAS, the Project would provide the Applicant with the option of constructing the Original
Approval or the Project as Phase Two of the Dublin Gateway Medical Center for the life of the Original
Approval and the Project entitlements; and
WHEREAS, the Project requires approval of a Planned Development Rezone and Stage 1 and 2
Development Plan to allow for the following: 1) an increase in square footage on Lot 7 of Tract 7064 for
the Dublin Corporate Center (PA 98-047); 2) revisions to the site plan approved under PA 98-047; 3)
revisions to the landscape plan approved under PA 98-047; and, 4) revisions to the development
regulations approved under PA 98-047; and
WHEREAS, in accordance with the original Development Plan for Planned Development Zoning
District, PA 98-047 (Exhibits A-l and A-2 of Ordinance 22-98 incorporated herein by reference), the
Project requires approval of a Conditional Use Permit for the establishment and operation of a
Hospital/Medical Center; and
WHEREAS, Section 8.1 00.160.G of the Dublin Municipal Code requires a finding that the
Project is consistent with applicable specific plans for approval of a Conditional Use Permit; and
WHEREAS, one goal of the Eastern Dublin Specific Plan (the "Specific Plan") is that new
development pays for needed services [See Specific Plan, section 10.4; Policy 10-1.]. The Specific Plan
anticipates that revenues to pay for public services will come from property taxes, among other revenues
(section 10.2), and the Specific Plan indicates that the monies from the Specific Plan area are anticipated
Attachment 3.
to be enough by 2014. A fiscal study was done for the Specific Plan that shows revenues and expenses,
based on the assumption that property tax revenues are received from all properties; and
WHEREAS, property tax revenues were a significant component of the anticipated revenues
needed to pay for public services when the City adopted the Eastern Dublin Specific Plan (Eastern Dublin
EIR, Chapter 3.12 [concluding that property tax revenue was the primary form of new revenues]) and
Impact 3.l2/A found that project-generated revenues would be sufficient to cover project-generated costs
after shortfalls in the early years assuming at least 25 percent share of property taxes. No mitigation was
therefore required; and
WHEREAS, in order to find the Project consistent with the Eastern Dublin Specific Plan, the
Conditional Use Permit is conditioned on the payment of funds to mitigate the loss of property tax
revenues if the hospital is owned and operated as a non-profit hospital and receives an exemption from
property tax pursuant to state law; and
WHEREAS, the Project requires approval of Site Development Review for the development of
the 6-story hospital building and 5-level parking garage; and
WHEREAS, any approval of the Conditional Use Permit and Site Development Review is
contingent upon City Council approval of the Planned Development Rezone; and
WHEREAS, pursuant to Section 8.96.020.C.3 of the Dublin Municipal Code, the Planning
Commission may transfer original hearing jurisdiction to the City Council at its discretion because of
policy implications, unique or unusual circumstances of the magnitude of the Project; and
WHEREAS, a complete application has been submitted and is available and on file in the
Community Development Department; and
WHEREAS, the Applicant has submitted project plans and exterior elevations dated received
May 3,2007, for the required approvals; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Initial Study has
been prepared for the Project and a determination has been made that the proposed Project will not have a
significant effect on the environment. The Project has been found to be within the scope of the Program
EIR for the Eastern Dublin General Plan Amendment and Specific Plan (the "Eastern Dublin EIR") (SCH
No. 91103064); the Santa Rita Property Mitigated Negative Declaration (the "Santa Rita Property MND")
(SCH No. 96082092); and, the Dublin Ranch West Environmental Impact Report (the "Dublin Ranch
West EIR") (SCH No. 2004112094). Together, the Eastern Dublin EIR, Santa Rita Property MND, and
the Dublin Ranch West EIR, adequately describe the total Project for the purpose of CEQA. In
accordance with CEQA Guidelines Sections 15162 and 15164 an Addendum has been prepared; and
WHEREAS, the Planning Commission did hold public hearings on said application on April 24,
2007 and May 8,2007; and
WHERAS, on April 24, 2007 the Planning Commission considered the Addendum, Planned
Development Rezone and Stage 1 and 2 Development Plan, Conditional Use Permit, Site Development
Review and Development Agreement and voted to continue the public hearing to May 8, 2007, directing
Staff and the Applicant to address the following: 1) reduce the massing of the building at Dublin
Boulevard and Glynnis Rose Drive by notching the corner of the building; 2) revise the loading dock area
to facilitate truck turning movements which would not interfere with vehicular traffic on Glynnis Rose
Drive; 3) relocate the trash enclosures to an internal location on the site; 4) include architectural elements
20f3
on all four sides of the parking garage and revise the vegetative screen on the south elevation; 5) identify
operational equipment such as generators and oxygen tanks and how the location and screening of these
items will be addressed; and, 6) provide additional information on staffing levels (i.e. shift changes,
staffing plan) and parking requirements; and
WHEREAS, proper notice of said public hearings were given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission refer
their decision making authority to the City Council; 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 refer
their decision making authority for the Dublin Gateway Medical Center Building 3 Hospital and Garage
Project Conditional Use Permit and Site Development Review to the City Council pursuant to Chapter
8.96.020.C.3 of the Zoning Ordinance and also recommends City Council approval of said Project.
PASSED, APPROVED AND ADOPTED this 8th day of May 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:IPA#\2006\06.026 Dublin Gateway Bldg 3 ModlPublic Hearing DocumentslPCIPCReso Refer CUP SDR_done.doc
30f3
RESOLUTION NO. 07 -
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE DUBLIN GATEWAY MEDICAL CENTER BUILDING 3 HOSPITAL AND
GARAGE CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW
LOCATED AT 4084 AND 4100 DUBLIN BOULEVARD
APN 986-0016-021 & 986-0016-022
P A 06-026
WHEREAS, Phase Two of the Dublin Gateway Medical Center was approved by Planning
Commission Resolution 05-06 for construction of a 3-story, 58,000 square foot medical office building and a
4-level parking garage on 3.13::!: acres of land, located at 4084 and 4100 Dublin Boulevard (the "Original
Approval"); and
WHEREAS, the Dublin Gateway Medical Center is also a portion of the Dublin Corporate Center
(formerly the Koll Dublin Corporate Center), within the Eastern Dublin Specific Plan Area and Planned
Development Zoning District (P A 98-047); and
WHEREAS, the Applicant, Joseph D. Carroll on behalf of Triad Dublin Gateway, L.P., has
requested approval of a Planned Development Rezone, Conditional Use Permit, Site Development Review
and Development Agreement to construct a 6-story, 168,000 square foot, 100-bed hospital and a 5-level
parking garage (the "Project") on the same 3.13::t acres ofland, located at 4084 and 4100 Dublin Boulevard;
and
WHEREAS, the Project would provide the Applicant with the option of constructing the Original
Approval or the Project as Phase Two of the Dublin Gateway Medical Center for the life of the Original
Approval and the Project entitlements; and
WHEREAS, the Project requires approval of a Planned Development Rezone and Stage I and 2
Development Plan to allow for the following: 1) an increase in square footage on Lot 7 of Tract 7064 for the
Dublin Corporate Center (PA 98-047); 2) revisions to the site plan approved under PA 98-047; 3) revisions
to the landscape plan approved under PA 98-047; and, 4) revisions to the development regulations approved
under P A 98-047; and
WHEREAS, in accordance with the original Development Plan for Planned Development Zoning
District, PA 98-047 (Exhibits A-l and A-2 of Ordinance 22-98), the Project requires approval of a
Conditional Use Permit for the establishment and operation of a Hospital/Medical Center; and
WHEREAS, Section 8.100.160.G of the Dublin Municipal Code requires a finding that the Project is
consistent with applicable specific plans for approval of a Conditional Use Permit; and
WHEREAS, one goal of the Eastern Dublin Specific Plan (the "Specific Plan") is that new
development pays for needed services [See Specific Plan, section 10.4; Policy 10-1.]. The Specific Plan
anticipates that revenues to pay for public services will come from property taxes, among other revenues
(section 10.2), and the Specific Plan indicates that the monies from the Specific Plan area are anticipated to
be enough by 2014. A fiscal study was done for the Specific Plan that shows revenues and expenses, based
on the assumption that property tax revenues are received from all properties; and
Exhibit A
WHEREAS, property tax revenues were a significant component of the anticipated revenues needed
to pay for public services when the City adopted the Eastern Dublin Specific Plan (Eastern Dublin EIR,
Chapter 3.12 [concluding that property tax revenue was the primary form of new revenues]) and Impact
3.l2/A found that project-generated revenues would be sufficient to cover project-generated costs after
shortfalls in the early years assuming at least 25 percent share of property taxes. No mitigation was therefore
required; and
WHEREAS, in order to find the Project consistent with the Eastern Dublin Specific Plan, the
Conditional Use Permit is conditioned on the payment of funds to mitigate the loss of property tax revenues
if the hospital is owned and operated as a non-profit hospital and receives an exemption from property tax
pursuant to state law; and
WHEREAS, the Project requires approval of Site Development Review for the development of the
6-story hospital building and 5-level parking garage; and
WHEREAS, on May 8, 2007 the Planning Commission did refer their decision making authority on
the Conditional Use Permit and Site Development Review to the City Council with a recommendation of
approval; and
WHEREAS, approval of the Conditional Use Permit and Site Development Review is contingent
upon City Council approval of the Planned Development Rezone and Stage 1 and 2 Development Plan; and
WHEREAS, on April 24, 2007 and May 8, 2007 the Planning Commission did consider the Planned
Development Rezone and Stage I and 2 Development Plan; and
WHEREAS, a complete application has been submitted and IS available and on file 10 the
Community Development Department; and
WHEREAS, the Applicant has submitted project plans and exterior elevations dated received May 3,
2007, for the required approvals; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Initial Study has
been prepared for the Project and a determination has been made that the proposed Project will not have a
significant effect on the environment. The project has been found to be within the scope of the Program EIR
for the Eastern Dublin General Plan Amendment and Specific Plan (the "Eastern Dublin EIR") (SCH No.
91103064); the Santa Rita Property Mitigated Negative Declaration (the "Santa Rita Property MND") (SCH
No. 96082092); and, the Dublin Ranch West Environmental Impact Report (the "Dublin Ranch West EIR")
(SCH No. 2004112094). Together, the Eastern Dublin EIR, Santa Rita Property MND, and the Dublin
Ranch West EIR, adequately describe the total Project for the purpose of CEQA. In accordance with CEQA
Guidelines Sections 15162 and 15164 an Addendum has been prepared; and
WHEREAS, the City Council did hold a public hearing on said application on May 15, 2007, for the
Project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the request
for a Conditional Use Permit and Site Development Review; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
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NOW, THEREFORE, BE IT RESOLVED THAT THE City Council of the City of Dublin does
hereby make the following findings and determinations regarding said proposed Conditional Use Permit.
Conditional Use Permit Findine:s
A. The proposed hospital use, as conditioned, is compatible with other land uses, transportation
and service facilities in the vicinity. The Project includes a proposed hospital use within a 6-story
building and is part of the Dublin Gateway Medical Center; the Dublin Gateway Medical Center
currently includes two existing 3-story medical office buildings totaling approximately 120,000
square feet and associated surface parking. The proposed hospital use, as conditioned, is compatible
with other land uses, transportation and service facilities in the vicinity in that, 1) the proposed
hospital use is part of a Planned Development Zoning District which conditionally permits the
establishment of a hospital use. The Project is surrounded by other permitted uses such as medical
offices, professional offices and retail commercial. The Project would be compatible with adjacent
land uses in that it would not generate excessive noise, illumination, unsightliness, odor, smoke or
other objectionable influences; and 2) The Project would be served by existing roads including
Dublin Boulevard, Tassajara Road, Glynnis Rose Drive and Koll Center Drive all of which have
adequate capacity to serve the Project.
B. The Project, as conditioned, will not adversely affect the health or safety of persons residing or
working in the vicinity or be detrimental to the public health, safety and welfare. The proposed
hospital use, as conditioned, will not have an adverse effect on persons or the public in that, 1) the
proposed hospital use would not generate excessive noise, illumination, unsightliness, odor, smoke or
other objectionable influences; and 2) conditions of approval have been applied to the Project to
ensure compliance with all Federal, State and Local regulations governing a hospital use.
C. The Project, as conditioned, will not be injurious to property or improvements in the
neighborhood. The proposed hospital use would provide a service which does not currently exist
within the community and would allow for greater access to health care. The Project would further
enhance the already developed site with improvements that are consistent with the adjacent medical
and professional office buildings.
D. There are adequate provisions for public access, water, sanitation and public utilities and
services to ensure that the Project, as conditioned, would not be detrimental to the public
health, safety and welfare. The Project site is currently developed and provisions for public access,
water, sanitation and public utilities are currently in place and will be modified as necessary to
accommodate the proposed hospital use. Existing vehicular and pedestrian access would be
maintained or enhanced as a result of the Project.
E. The Project site, as conditioned, is physically suitable for the type, density and intensity of the
use and related structures. The Project site is currently developed with surface parking and
landscaping and is generally flat in topography. The site is suitable for the proposed Project and the
Project is within the allowable floor area ratio for the Dublin Corporate Center.
F. The Project, as conditioned, will not be contrary to the specific intent clauses, development
regulations or performance standards for the Planned Development Zoning District in which it
is located. The Project is located within a Planned Development Zoning District which conditionally
permits the establishment of a hospital use. The specific intent clauses, development regulations and
performance standards for the Planned Development Zoning District are contained in the
Development Plan (PA 98-047) and the City of Dublin Zoning Ordinance. The Project, as
conditioned, would not be contrary to these clauses, regulations and standards in that, 1) the zoning
district is intended to provide for new development of commercial office and general commercial use
3 of 42
types along major transportation corridors and intersections; the Project is located at the
intersection of Dublin Boulevard and Tassajara Road which is a major arterial intersection within
the City and also provides access to Interstate 580. 2) The proposed hospital use will not be
contrary to the performance standards outlined in Section 8.28.030 of the Dublin Zoning Ordinance.
3) The proposed hospital use will comply with development regulations, as amended for the Project,
for the Planned Development Zoning District in which it is located.
G. The Project, as conditioned, is consistent with the Dublin General Plan and the Eastern Dublin
Specific Plan. The Project is located within a Campus Office land use designation which also allows
for General Commercial uses per the Planned Development Zoning process. The Development Plan
adopted for the Planned Development Zoning District (P A 98-047) allows for the establishment of a
hospital use with approval of a conditional use permit.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE City Council of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review Findinl!:s
A. Approval of this application is consistent with the purpose and intent of Chapter 8.104, Site
Development Review of the Dublin Zoning Ordinance. The Project, as conditioned, is
consistent with Chapter 8.104 in that, 1) development of the site pursuant to the Project approval
will result in an orderly, attractive and harmonious development project that is compatible with
surrounding properties by creating logical vehicular and pedestrian linkages to adjacent
properties and by using building colors and materials which are consistent with surrounding
buildings creating a cohesive, unified development within the Dublin Corporate Center; 2) the
Project is consistent with the development regulations adopted for the Dublin Corporate Center,
as amended by the Project; and, 3) the Project will promote the general welfare by providing a
service which does not currently exist in the community (a hospital) thereby creating greater
access to health care.
B. Any approval complies with the policies of the General Plan, with any applicable Specific
Plans, with the development regulations or performance standards established for the
zoning district in which it is located and with all other requirements of the Zoning
Ordinance. The Project, as conditioned, complies with the policies of the General Plan, the
Eastern Dublin Specific Plan and Planned Development Zoning District regulations (PA 98-047)
for the Project site in that, 1) the Project will provide for the establishment of a hospital within
the Dublin community where no such use currently exists and will provide another health care
option to the surrounding Tri Valley area; 2) the Project is a regionally oriented use and as such
has been located south of Dublin Boulevard and near the Interstate 580/Tassajara Road
interchange to provide convenient vehicular access and limit traffic impacts to the eastern Dublin
area; 3) the Project is consistent with the development regulations adopted for the Dublin
Corporate Center, as amended by the Project; and, 4) the Project will not be contrary to the
performance standards outlined in Section 8.28.030 of the Dublin Zoning Ordinance.
C. The approval will not adversely affect the health or safety of persons residing or working in
the vicinity or be detrimental to the public health, safety and general welfare. The Project,
as conditioned, will not have an adverse effect on persons or the public in that, 1) the Project
would not generate excessive noise, illumination, unsightliness, odor, smoke or other
objectionable influences; and, 2) conditions of approval have been applied to the Project to
ensure compliance with all Federal, State and Local regulations governing the Project.
4 of 42
D. The approved site development, including site layout, structures, vehicular access,
circulation and parking, setbacks, height, walls, public safety and similar elements, has been
designed to provide a desirable environment for the development. The Project has been
designed to, 1) compliment existing medical office buildings adjacent to the Project site by
creating an integrated campus-like setting for health care, 2) provide logical vehicular and
pedestrian linkages within the Project site and between the Project site and adjacent properties,
and, 3) utilize colors and materials which are compatible with surrounding medical and
professional office buildings within the Dublin Corporate Center.
E. The subject site is physically suitable for the type and intensity of the approved
development. The Project site is currently developed with surface parking and landscaping and
is generally flat in topography. The site is suitable for the proposed Project and the Project is
within the allowable floor area ratio for the Dublin Corporate Center.
F. Impacts to views are addressed. The Project, as conditioned, will not impact views. A visual
analysis was performed for the Project and determined that the Project was in keeping with the
character and scale of surrounding properties in that, 1) the Project is a 6-story building located
adjacent to existing 3- and 4-story buildings. and has been designed to blend with its
surroundings through articulation and stepping of the building elevations and other vertical and
horizontal architectural elements which visually break up the massing of the building.
G. Impacts to existing slopes and topographic features are addressed. The Project will not have
any impacts to slopes or topographic features because the property is currently developed and is
flat with no significant topographic features.
H. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, and as conditions of approval, in order to insure
compatibility of this development with the development's design concept and the character
of adjacent buildings, neighborhoods and uses. The Project, as conditioned, will be
compatible with the design concept and character of adjacent buildings in that, 1) the design of
the Project is consistent with the design of the existing medical office buildings adjacent to the
Project site; 2) the colors and materials used for the Project are the same colors and materials
used for the medical office building creating a cohesive campus-like setting for the medical office
complex; and, 3) all mechanical equipment related to the Project will be adequately screened
with landscaping and/or other materials which are architecturally compatible with the building.
I. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, provisions and similar elements have been considered to ensure visual relief
and an attractive environment for the public. The Project, as conditioned, will include
landscaping that will provide visual relief and an attractive environment for the public in that, 1)
the Project includes perimeter landscaping which will provide an attractive buffer which will
soften the appearance of the building as viewed from the public right-ol-way and adjacent
properties; and, 2) the type and size of landscaping is appropriate for the locations in which it
has been proposed.
J. The approval of the Site Development Review is consistent with the Dublin General Plan
and with any applicable Specific Plans. The Project is located within the Eastern Dublin
Specific Plan area and has a General Plan and Specific Plan land use designation of Campus
5 of 42
Office; this land use designation also allows for the establishment of General Commercial uses
per the Planned Development Zoning process. The Campus Office land use designation provides
for attractive, campus-like settings for office and other non-retail commercial uses that do not
generate nuisances related to emissions, noise, odors, or outdoor storage and operations. The
Project is a campus-like setting for a health care facility which includes existing medical office
uses and the proposed hospital building and will not generate nuisances related to emissions,
noise, odors, or outdoor storage and operations.
K Approval of this application complies with Chapter 8.58 relating to Public Art Program
Contribution. The Project is not required to comply with Chapter 8.58 because the Vesting
Tentative Parcel Map which was approved for the Project in 2005 preceded the adoption of the
Public Art Ordinance. Although not required, the Applicant has agreed to provide public art and
the Project has been conditioned accordingly (see Condition of Approval No. 13).
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Dublin
does hereby approve a Conditional Use Permit and Site Development Review for the development of a 6-
story, 168,000 square foot, 100-bed hospital and 5-level parking garage, as shown on the plans prepared by
Ware Malcomb dated received April 30, 2007 on file in the Community Development Department, subject to
the conditions included below.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to approval of the final
map, unless noted otherwise. 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]
City of Dublin 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, [LAVTA] Livermore Amador Valley Transit Authority,
and [CHS] California Department of Health Services.
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
PLANNING DIVISION - GENERAL
1. Approval. The following Conditions of Approval Various Various
apply to PA 06-026, a Conditional Use Permit and Site
Development Review for the Dublin Gateway Medical
Center Building Hospital and Garage (the" Project" or
"Hospital Alternative"). The Hospital Alternative is a
request for an alternative approval for Phase Two of
the Dublin Gateway Medical Center project, P A 04-
046. The alternative to Phase Two includes the
construction of a 5-level parking garage with one level
below grade (Phase Two (a)), the construction of a 6-
story, 100-bed hospital building (Phase Two (b)) and
associated site improvements including surface
parking and landscaping. Phase Two (a) shall be
constructed in its entirety prior to the start of
construction for Phase Two (b) (See Condition of
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NO. CONDITION TEXT
Approval No. 24 below).
This approval does not supersede the approvals
granted for Phase Two of the Dublin Gateway Medical
Center under Planning Commission Resolution 05-06
for P A 04-046 (the "Original Approval"). This
approval allows for an alternative development project,
namely, the Hospital Alternative, to be constructed for
Phase Two at the option of the Applicant/Developer.
The Conditions of Approval contained below apply
solely to the Hospital Alternative. Should the
Applicant/Developer decide to construct the original
Phase Two project under PA 04-046 (a 4-level, above
ground parking garage, Phase Two (a), and 3-story
medical office building, Phase Two (b)) all Conditions
of Approval contained m Planning Commission
Resolution 05-06 shall apply.
2.
In the event of a conflict between any of the provisions
of these Conditions of Approval and the provisions of
the Project's Development Agreement, the provisions
of the Project's Development Agreement shall govern.
Permit Expiration. Construction or use shall
commence within one (1) year of the Conditional Use
Permit/Site Development Review approval or the
permit(s) 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.
Time Extension. The original approving decision-
maker may grant a time extension of permit approval
for a period not to exceed six (6) months provided that,
1) the Applicant submits a written request for an
extension prior to expiration of the permit approval
and 2) a determination can be made that all Conditions
of Approval remam adequate to assure that the
applicable findings of approval will continue to be
met. All time extension requests shall be noticed and a
public hearing or public meeting shall be held as
required by the particular permit.
Revocation. The Conditional Use Permit/Site
Development Review approval shall be revocable for
cause m accordance with Section 8.96.020.1,
Revocation of the Dublin Zoning Ordinance. Any
3.
4.
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RESPON.
AGENCY
PL
PL
PL
WHEN
REQ'D
Prior to:
One year from
Permit
Approval
One year from
Permit
Approval
On-going
SOURCE
DMC
8.96.020.D
DMC
8.96.020.E
DMC
8.96.020.1
NO.
CONDITION TEXT
5.
violation of the terms and conditions of this approval
may be subject to the issuance of a citation.
Requirements and Standard Conditions. Except to
the extent superseded by the California Office of
Statewide Health Planning and Development
("OSHPD") regulations or any other state or federal
law with respect to construction of the hospital
building, the Applicant/Developer shall comply with
all 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
Health Department, Alameda County Environmental
Health Department, 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
Applicant/Developer shall supply written statements
from each such applicable agency or department to the
Planning Division, indicating that all applicable
conditions required have been or will be met.
Fees. The Applicant/Developer shall: 1) pay all
applicable fees for the parking garage in effect at the
time of issuance of building permits for the parking
garage, and 2) pay all applicable fees for the hospital
building 10 effect at the time of Issuance of
grading/site-work permits for the hospital building,
including, but not limited to, Planning fees, Building
fees, Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School
Impact fees, Public Works Traffic Impact fees, Dublin
Fire 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 set forth
in the Development Agreement. Applicant/Developer
may use fee credits as payment for such fees in
accordance with the applicable fee Resolution.
Property Maintenance. The Applicant/Developer
and property owner shall be responsible for
maintaining the site in a clean and litter free condition
during construction and through completion. The
property owner and/or future tenants shall be
responsible for maintaining the site in a clean and litter
6.
7.
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RESPON.
AGENCY
Various
Various
PL
WHEN
REQ'D
Prior to:
Building
Permit
Issuance and
Grading/Site-
work Permit
Issuance
Building
Permit
Issuance and
Grading/Site-
work Permit
Issuance
During
Construction,
Through
Completion
and On-going
SOURCE
Various
Various
Planning
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
free condition at all times following completion of
construction.
8. Controlling Activities. The Applicant/Developer and PL During Planning
property owner shall control all activities on the Construction,
project site so as not to create a nuisance to existing or Through
surrounding businesses and residences during Completion
construction and through completion. The property and On-going
owner and/or future tenants shall control all activities
on the project site so as not to create a nuisance to
existing or surrounding businesses and residences at all
times following completion of construction.
9. Mitigation Monitoring Program. The Applicant/ PL On-going EDSP EIR
Developer shall comply with the Eastern Dublin Mitigation
General Plan Amendment and Specific Plan (EDSP) Monitoring
Environmental Impact Report (EIR) Mitigation Program
Monitoring Program including all mitigation measures,
action programs, and implementation measures on file
with the Community Development Department.
10. Accessory/Temporary Structures and Uses. A PL Placement Planning
Temporary Use Permit is required for all construction On-site
trailers, security trailers and storage containers used
during construction.
11. Master Sign Program. A Master Sign Program shall PL,B Issuance of Planning,
be applied for and approved for all project related Building Building
sIgnage. Permits for the
Parking Garage
12. Temporary Signage. All temporary signage shall be PL On-going DMC
subj ect to the regulations of Chapter 8.84, Sign 8.84
Regulations of the Dublin Zoning Ordinance.
Temporary signage may be incorporated into a Master
Sign Program pursuant to Section 8.84.100.
13. Public Art Contribution. Applicant/Developer shall PL, PCS Occupancy of Planning
be subject to the City's reasonable public art the Hospital
requirements and shall install public art to the Building
reasonable satisfaction of the City's public art
coordinator, who shall implement the guidelines set
forth in the City's Public Art Master Plan, where
possible. A possible location for public art is at the
center of the vehicular roundabout off of Glynnis Rose
Drive.
PLANNING DIVISION - CONDITIONAL USE PERMIT
14. Approval. This approval is for the establishment and PL On-going Planning
operation of a 100-bed Hospital/Medical Center
(Parcel 3 of Parcel Map 8524) as a facility operating 24
hours per day, seven days per week. This approval
shall generally conform to the project plans submitted
9 of 42
NO. CONDITION TEXT
by Ware Malcomb dated received Mav 3. 2007, on file
in the Community Development Department, and other
plans, text, and diagrams relating to the Conditional
Use Permit, unless modified by the Conditions of
Approval contained herein.
15. Annual Review. On an annual basis, this Conditional
Use Permit approval may be subject to review by the
Community Development Director to determine
compliance with the Conditions of Approval.
16. Modifications to the Conditional Use Permit.
Notwithstanding the fact that the Planning
Commission has referred their decision making
authority to the City Council on this Conditional Use
Permit, any modifications to the use or conditions of
this Conditional Use Permit approval shall first be
subject to review by the Planning Commission with a
recommendation to the City Council. Minor
amendments may be considered by the Community
Development Director in accordance with the Dublin
Zoning Ordinance.
17. Community Benefit Payment. To ensure compliance
with Section 10.4 and Policy 10-1 of the Eastern
Dublin Specific Plan, Applicant/Developer shall pay to
City a community benefit payment in the amount of
two million ninety-three thousand eight-hundred and
seventy-two dollars ($2,093,872.00) (the "Community
Benefit Payment"). Developer acknowledges that
failure to pay the Community Benefit Payment shall
constitute grounds for revocation of the Conditional
Use Permit. Applicant/Developer shall not be required
to make the Community Benefit Payment required by
this Condition 17 prior to the issuance of the grading
permit to facilitate the construction of the Hospital if it
provides evidence satisfactory to the City Manager that
the owner of the hospital property, at the time the
Hospital commences operation, will not be eligible for
a welfare exemption under Revenue and Taxation
Code section 214. However, if during the Term of this
Agreement the Property becomes exempt from
taxation under Revenue and Taxation Code section
214, then Applicant/Developer shall be obligated to
make the Community Benefit Payment.
18. Loading Dock Activities. Upon request by the
Community Development Director, the
Applicant/Developer, and all future tenants of the
property, shall furnish a delivery schedule and loading
10 of 42
RESPON.
AGENCY
PL
PL
PL, ADM,
PW
PL
WHEN
REQ'D
Prior to:
On-going
On-going
Issuance of
Grading/Site-
work Permit
for Hospital
On-going
SOURCE
Planning
Planning
City
Attorney
Planning
NO. CONDITION TEXT
RESPON.
AGENCY
dock operations plan (the "Plan") for review and
approval. The Plan shall be reviewed as an annual
review of the Conditional Use Permit per Condition of
Approval No. 15 above.
PLANNING DIVISION - SITE DEVELOPMENT REVIEW
19. Approval. This Site Development Review approval PL
for the Dublin Gateway Medical Center (Triad Dublin
Gateway LLC), P A 06-046 establishes the detailed
design concepts and regulations for the construction of
a 6-story, 100-bed hospital building and a 5-level
parking garage, with one level below ground and 4
levels above ground, on Parcels 3 and 4, respectively,
of Parcel Map 8524. Development pursuant to this Site
Development Review approval shall generally conform
to the project plans submitted by Ware Malcomb dated
Mav 3.2007, on file in the Community Development
Department, and other plans, text, and diagrams
relating to this Site Development Review, unless
modified by the Conditions of Approval contained
herein.
20. Permit Validity. This Site Development Review PL
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.
21. Phase Two Modifications. Modifications or changes PL
to this Site Development Review approval may be
considered by the Community Development Director if
the modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
Notwithstanding the fact that the Planning
Commission has referred their decision making
authority to the City Council on this Site Development
Review, any material modifications to the site layout
or approved structures which do not meet the criteria
of Section 8.104.100 shall first be subj ect to review by
the Planning Commission with a recommendation to
the City Council.
22. Construction Plans for Hospital Building. PL, B, PW
Notwithstanding the fact that the hospital building will
be permitted and inspected by the State of California
Office of Statewide Health Planning and Development
(OSHPD), Applicant/Developer acknowledges that the
development of the hospital building is subject to the
requirements of the City of Dublin Zoning Ordinance
and this approval, and that the construction of the
11 of 42
WHEN
REQ'D
Prior to:
On-going
On-going
On-going
Issuance of
Grading/Site-
work Permit
and Through
Completion
SOURCE
Planning
DMC
8.96.020.F
Planning
Planning,
Building
and Public
Works
NO.
CONDITION TEXT
23.
hospital must be completed in compliance with those
requirements. To allow the City to comment on the
construction plans' compliance with the City's Zoning
Ordinance and this approval, Applicant/ Developer
shall submit three (3) sets of construction plans for the
hospital building to the Planning Division concurrently
with the Applicant/Developer's submission of such
plans to OSHPD. Applicant/ Developer shall pay the
City's fees to reVIeW the construction plans to
determine conformance with the City of Dublin Zoning
Ordinance and this approval. Applicant/Developer
shall reasonably respond to any comments made by the
City relative to compliance with the City of Dublin
Zoning Ordinance and this approval. If, during the
course of OSHPD review of the construction plans,
changes to the Project are necessary to comply with
State regulations, the Applicant/Developer shall notify
the City and resubmit plans to the Planning Division
for review. Additionally, if modifications necessitate
reVIew by the Planning Commission and/or City
Council, the Applicant shall be responsible for the
submittal of project applications and materials for
review by the City.
Equipment Screening. To the extent allowable under
State and local building and fire codes, all electrical,
mechanical, and plumbing equipment, and/or tanks,
shall be located underground or within the building.
To the extent allowable under State and local building
and fire codes, any electrical, mechanical, and
plumbing equipment, and/or tanks, which cannot be
located underground or within the building due to State
and local building and fire codes, shall be located on
the roof of the building and shall be completely
screened from public VIew with materials
architecturally compatible with the building and to the
satisfaction of the Community Development Director.
Any electrical, mechanical and plumbing equipment,
and/or tanks, which cannot be located on the roof of
the building due to State and local building and fire
codes, shall be subject to Site Development Review
approval. The Community Development Director
shall determine whether to process the reVIew
administratively or refer it to the Planning
Commission.
12 of 42
RESPON.
AGENCY
PL
WHEN
REQ'D
Prior to:
Through
Completion
and On-going
SOURCE
Planning
NO.
CONDITION TEXT
24.
Phasing. The Applicant/Developer shall construct the
5-level parking garage (Phase Two (a)) in its entirety
and obtain occupancy pnor to commencmg
construction of the hospital building (Phase Two (b)).
All site improvements related to the parking garage
including vehicular and pedestrian access and
landscaping shall be in place prior to occupancy of the
garage.
During construction of the parking garage (Phase Two
(a)), all existing surface parking stalls constructed as
part of Phase One which can safely remain open and
available, shall remain open and available for users of
Phase One.
During construction of the parking garage the
vehicular access points at Koll Center Drive and
Glynnis Rose Drive shall remain open and available
for users of Phase One.
During construction of the hospital building the
vehicular access points at Koll Center Drive and
Glynnis Rose Drive and the parking garage shall
remain open and available for users of Phase One.
In order to complete construction of the Phase Two
site improvements, one vehicular access point may be
closed for a limited period of time but at no time shall
both vehicular access points be inaccessible.
25. Non-Reflective Windows. All east facing windows
shall be non-reflective.
26. Trash Enclosure. The design, colors and materials of
the trash enclosure for Phase Two shall be consistent
with the trash enclosures m Phase One. The
Applicant/Developer, and all future tenants of the
property, shall arrange for and maintain, frequent trash
pick-up to ensure the timely removal of waste.
PLANNING DIVISION - LANDSCAPING
27. Final Landscape and Irrigation Plans. Final
Landscape and Irrigation Plans, prepared and stamped
by a State licensed landscape architect or registered
engineer, generally consistent with the preliminary
landscape plan prepared by Ridge Landscape
Architects, dated Mav 3. 2007 unless modified by
Conditions of Approval contained herein, along with a
13 of 42
RESPON.
AGENCY
PL
PL
PL
PL,B
WHEN
REQ'D
Prior to:
Construction of
Phased
Improvements
Through
Completion
and On-going
Occupancy
Issuance of
Building
Permits for the
Parking Garage
SOURCE
Planning
Planning
Planning
Planning,
Building
NO. CONDITION TEXT
RESPON.
AGENCY
cost estimate of the work and materials proposed, shall
be submitted for review and shall be approved by the
Community Development Director.
Landscape and Irrigation Plans shall be submitted at a
minimum scale of 1"=20'. All text shall be minimum
1/8" font in size for readability. Signature blocks for
the Community Development Director and the Public
Works Director shall be included on the plans.
Landscape and irrigation plans shall also provide for a
recycled water system.
28. Removal and Replacement of Existing PL
Landscaping. The Community Development Director
reserves the right to reqUIre the removal and
replacement of existing landscaping which is damaged
during construction or otherwise not exhibiting healthy
growth and vitality.
29. Details. Landscape plans shall include full details PL
regarding: 1) pavmg materials and textures of
walkways and paved pedestrian areas; 2) lighting of
walkways and pedestrian areas with low intensity non-
glare type fixtures; and, 3) landscaping of site and
open areas. As part of the landscape plans the
Applicant/Developer shall submit:
a) An automatic, underground irrigation plan.
b) A lighting plan for the illumination of the
building, pedestrian and parking areas.
Lighting fixture type, height, wattage and
direction shall be clearly indicated.
c) Construction details of fountains, raised
planters, walkways, paths, benches, walls,
fences, trellises, and other architectural features
as appropriate to the proiect.
30. Special Concern Areas. Enlarged design PL, PW
development plans (1"=10' minimum) shall be
submitted for special concern areas for review and
approval by the Community Development Director and
the City Engineer. Enlarged plans shall address paving
layout and finish, grading, site furniture, planting,
required pedestrian ramps, lighting, sIgnage and
striping. Special concern areas include:
a) Main Entry for the hospital building and the
Fountain Feature Area.
b) Picnic/Outdoor Area
c) Delivery area along Glynnis Rose Drive.
14 of 42
WHEN
REQ'D
Prior to:
Occupancy
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans
SOURCE
Planning
Planning
Planning
and Public
Works
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
d) Bicycle parking areas
e) Bioswales
31. Special Paving. A color board of proposed paving PL Approval of Planning
colors and finishes shall be submitted for review and Final
approval by the Community Development Director. Landscape
Plans
32. Standard Plant Material, Irrigation and PL Approval of Planning
Maintenance Agreement. The Applicant/Developer Final
shall complete and submit to the Planning Division the Landscape
Standard Plant Material, Irrigation and Maintenance Plans
Agreement.
33. Water Efficient Landscaping Ordinance. The PL,PW Approval of Planning
Applicant/Developer shall submit written Final and Public
documentation to the Public Works Department (in the Landscape Works
form of a Landscape Documentation Package and Plans
other required documents) that the development
conforms to the City's Water Efficient Landscaping
Ordinance.
34. Phase Two Improvements. The design of Phase Two PL Approval of Planning
improvements shall be consistent with the design and Final
quality of the Phase One improvements. Landscape
Plans and On-
going
35. Salt Sensitive Plant Species. The final landscape PL Approval of Planning
plans shall include plant species that are not salt Final
sensitive; the project site will eventually be irrigated Landscape
with recycled water. Plans and On-
going
36. Landscape Screening of Parking. Landscaping shall PL Approval of Planning
screen parking with an immediate 2' -6" vegetative Final
screen along the Koll Center Drive frontage. Landscape
Plans and On-
going
37. Landscaping at Street and Drive Aisle PL Approval of Planning
Intersections. Landscaping shall not obstruct the sight Final
distance of motorists, pedestrians or bicyclists. Except Landscape
for trees, landscaping at drive aisle intersections shall Plans and On-
not be taller than 30 inches above the curb. gomg
Landscaping shall be kept at a minimum height and
fullness giving patrol officers and the general public
surveillance capabilities of the area.
38. Landscape and Utilities. All utilities shall be shown PL Approval of Planning
on the landscape plans and coordinated with proposed Final
landscaping. The location of utilities shall be studied Landscape
carefully to minimize their visual impact and to Plans
provide adequate planting space for trees and for
15 of 42
NO. CONDITION TEXT
screening shrubs.
39. Landscaping of Walls (if any) and Trash
Enclosures. The Applicant/Developer shall screen all
walls, fencing and the sides of walls surrounding trash
enclosures and/or generator enclosures. The use of
shrubs and vines is encouraged. All fencing shall be in
accordance with the Zoning Ordinance requirements
and regulations.
40. Lighting. The location of trees and light fixtures shall
be coordinated to the satisfaction of the City Engineer,
Community Development Director and Dublin Police
Services. Lighting used after daylight hours shall be
adequate to provide for security needs and shall
comply with the Non-Residential Security Ordinance
Requirements and to the satisfaction of Dublin Police
Services.
41. Landscape Borders. A concrete curb that is at least 6
inches high and 6 inches wide shall border all
landscaped areas. 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 maneuvering. Concrete
mow strips at least 6 inches deep and 4 inches wide
shall be required to separate turf areas from shrub
areas. Landscape planters in the front of parking
spaces shall provide a minimum three-foot clear to any
tree.
42. Bioswales. Bioswales and adjacent curb areas shall be
designed to the current approved standard at the time
of construction and shall be designed and installed to
the satisfaction of the Public Works Director. The
bioswales shall be shown on the landscape plans and
on the civil plans (design and details).
43. Plant standards. All trees shall be 24" box minimum
except for Coast Redwood trees which shall be 60"
box minimum to facilitate screening of the parking
garage. All shrubs shall be 5-gallon minimum.
Ground cover plants shall be 1 gallon minimum. All
plants shall be listed by full botanical name and
common name.
44. Installation of Landscaping and Parking Lot
Improvements. All landscaoing and parking lot
16 of 42
RESPON.
AGENCY
PL
PL,PW,
PD
PL,PW
PL,PW
PL
PL
WHEN
REQ'D
Prior to:
Approval of
Final
Landscape
Plans and On-
gomg
Approval of
Final
Landscape
Plans and On-
gomg
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans and
Through
Construction
Approval of
Final
Landscape
Plans
Occupancy
SOURCE
Planning
Planning,
Public
Works and
Police
Planning
and Public
Works
Planning
and Public
Works
Planning
Planning
NO.
CONDITION TEXT
45.
improvements shall be installed prior to occupancy of
the buildings.
Light Fixtures. All lighting associated with the
project area shall be subject to staff review and
approval.
46.
Planter Pots. Planter pots shall be provided with
irrigation and be designed to drain to the storm drain.
47.
Planting Spacing. Adequate space to plant trees
adjacent to buildings or other built features must be
provided in the following minimum ways:
a) Small trees (to 15 feet tall) no closer than 6 feet
from building or 2 feet from paving, curbs, or
walls with a minimum planting area 5 feet wide.
b) Medium trees (to 30 feet tall) no closer than 10
feet from building or 3 feet from paving, curbs, or
walls with a minimum planting area 6 feet wide.
c) Large trees (above 30 feet tall) no closer than 15
feet from building or 3 feet from paving, curbs, or
walls with a minimum planting area 6 feet wide,
preferably 8 feet wide.
Planting and Utility Conflicts. All planting areas
containing trees shall be free of all utility structures
(including light standards) and other built features
consistent with the spacing requirements noted above.
Conflicts between landscaping and utilities shall be
resolved to the satisfaction of the Community
Development Director.
Slopes. The landscape plan shall address slopes within
the property, including drainage, erosion, maintenance
and irrigation issues.
48.
49.
50.
Landscaping. The Applicant/Developer shall
construct all landscaping within the site and along the
project frontage from the face of curb to the site right-
of-way to the design and specifications of the City of
Dublin Streetscape compatible Master Plans and City
of Dublin specifications, and to the satisfaction of the
Director of Public Works. The Applicant/Developer
shall remove, replace and/or add additional street trees
along Dublin Boulevard, Glynnis Rose Drive and Koll
Center Drive as directed by, and to the satisfaction of,
the Director of Public Works. Street tree varieties of a
minimum 24" box from the approved street list and/or
17 of 42
RESPON.
AGENCY
PL
PL
PL
PL,PW
PL
PL,PW
WHEN
REQ'D
Prior to:
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans and
Through
Completion
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans and
Through
Completion
SOURCE
Planning
Planning
Planning
Planning
and Public
Works
Planning
Planning
and Public
Works
NO.
CONDITION TEXT
51.
Koll Dublin Corporate Center master landscape plan
shall be planted along all street frontages and shall be
shown on the final landscaping plans. Exact tree
locations and varieties shall be reviewed and approved
by the Director of Public Works.
Plant standards. All trees shall be 24" box minimum;
all shrubs shall be 5-gallon minimum. Ground cover
plants may be 1 gallon. All plants shall be listed by
full botanical name and common name.
52.
Maintenance of Landscaping. All landscaping
materials within the public right-of-way shall be
maintained for 90 days from the date of final
occupancy 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 or modified landscaping to the site, including
the removal or replacement of trees, shall require prior
review and written approval from the Community
Development Director.
A separate irrigation system and water meter, to the
extent it does not exist, shall be installed to serve these
landscaped areas and connected to City's existing
irrigation system.
All landscaping in the public right-of-way shall be
maintained by the Santa Rita Landscape Assessment
District 97-1.
53. Landscaping and Surveillance. Landscaping shall be
kept at a minimal height and fullness so that patrol
officers and the general public have the ability to survey
the area and identifY risks.
54. Landscaping and Nuisances. Landscaping features
and outdoor amenities shall be designed to reduce their
attractiveness to skateboarders and vandals.
PUBLIC WORKS
55. Clarifications and Changes to the Conditions. In the
event that there needs to be clarification to these
Conditions of Approval, the Directors of Community
Development and Public Works have the authority to
18 of 42
RESPON.
AGENCY
PL
PL, PW
PO,PL
PO,PL
PW
WHEN
REQ'D
Prior to:
Approval of
Final
Landscape
Plans and
Through
Completion
On-going
On-going
On-going
Approval of
Improvement
Plans
SOURCE
Planning
Planning
and Public
Works
Planning
and Police
Planning
and Police
Public
Works
NO.
CONDITION TEXT
56.
clarify the intent of these Conditions of Approval to
the Applicant/Developer by a written document signed
by the Directors of Community Development and
Public Works and placed in the project file. The
Directors also have the authority to make minor
modifications to these conditions without going to a
public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
impacts of this proiect.
Standard Public Works Conditions of Approval.
Applicant/Developer shall comply with all applicable
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.
Hold Harmless/Indemnification. The Developer shall
defend, indemnify, and hold harmless the City of
Dublin and its agents, officers, and employees from
any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack,
set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other
department, committee, or agency of the City to the
extent such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law ("Legal Action"); 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 m the defense of such actions or
proceedings. Developer and the City's defense of such
Legal Action shall be in accordance with Section 16 of
the Proiect's Development Agreement.
Conditions of Approval. A copy of the Conditions of
Approval which has been annotated how each
condition IS satisfied shall be included with the
submittals to the Public Works Department for the
review of the improvements plans. The notations shall
clearly indicate how all Conditions of Approval will be
complied with, and where they are located on the
plans. Submittals will not be accepted without the
annotated conditions.
Title Report. A current preliminarv title report (not
57.
58.
59.
19 of 42
RESPON.
AGENCY
PW
Various
PW
PW
WHEN
REQ'D
Prior to:
Acceptance of
Improvements
by City
Council
Through
Completion of
Improvements
and Occupancy
of the
Buildings
With Submittal
of
Improvement
Plans
Approval of
SOURCE
Public
Works
Public
Works
Public
Works
Public
NO.
CONDITION TEXT
60.
more than 6 months old as of date of submittal)
together with copies of all recorded deeds, easements
and other encumbrances and copies of Final Maps for
adjoining properties and off-site easements shall be
submitted for reference as deemed necessary by the
City Engineer/Director of Public Works.
Improvements within Existing Easements. The
Applicant/Developer shall obtain written permission
from the beneficiaries of all existing easements
encumbering the site before constructing
improvements within the easement areas if the
proposed improvements are inconsistent with purpose
for which the easement was created. Said permission
shall be forwarded to the City as evidence of the
Applicant/Developer's right to construct' said
improvements.
Improvement Security. Pursuant to 97.16.620 of the
Municipal Code, the Applicant shall obtain a
Grading/Sitework Permit from the Public Works
Department that governs the installation of required
site improvements. As a condition of issuance of said
permit, Improvement Security shall be posted to
guarantee the faithful performance of the permitted
work. Such security shall be in the form of cash, a
certified or cashier's check, a letter of credit, or a
permit bond executed by the applicant and a corporate
surety authorized to do business in 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.
Release of Security. When all improvements
governed by the Improvement Security are complete to
the satisfaction of the City Engineer, the City will
consider accepting the improvements and releasing the
Security. Prior to the City's acceptance, the
Applicant/Developer shall furnish the following to the
City:
a. A Maintenance Bond or other replacement
security in an amount equal to 25% of the
estimated cost of the work to guarantee against
defects for a one-year period.
b. As-Built or Record Drawings printed on mylar of
all Improvement Plans and maps associated with
the project.
c. Digital comouter files of the plans in a format
61.
62.
20 of 42
RESPON.
AGENCY
PW
PW
PW
WHEN
REQ'D
Prior to:
Improvement
Plans
Approval of
Improvement
Plans
Issuance of
Grading/Site-
work Permit
Acceptance of
Improvements
by the City
SOURCE
Works
Public
Works
Public
Works
Public
Works
NO.
CONDITION TEXT
63.
compatible with the City's GIS system.
d. A recorded copy of the Covenants, Conditions,
and Restrictions that govern the project.
e. A Declaration or Report by the project
Geotechnical Engineer confirming that all
geotechnical and grading work associated with
the project has been performed in accordance
with the Engineer's recommendations.
f. Payment of any outstanding City fees or other
debts.
g. Any other information deemed necessary by the
City Engineer.
Improvement and Grading Plans. All improvement,
drainage, utility and grading plans submitted to the
Public Works Department for review/approval shall be
prepared in accordance with the approved SDR, these
Conditions of Approval, and the City of Dublin
Municipal Code including Chapter 7.16 (Grading
Ordinance). 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
Applicant/Developer shall also fill-out and submit a
City of Dublin Improvement Plan Review Checklist
(three 8-1/2" x 11" pages). Said checklist includes
necessary design criteria and other pertinent
information to assure that plans are submitted in
accordance with established City standards. The plans
shall also reference the current City of Dublin Standard
Plans (booklet), and shall include applicable City of
Dublin Improvement Plan General Notes (three 8-1/2"
x II" pages). For on-site improvements, the
Applicant/Developer shall adhere to the City's On-site
Checklist (eight 8-1/2" x 11" 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
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AGENCY
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Prior to:
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SOURCE
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NO.
CONDITION TEXT
64.
the Grading Plan approval. 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.
Phased Improvement Plans. The Applicant/
Developer shall submit separate grading and drainage,
erosion control, utility plans, and improvement plans
for each phase (Phase Two (a) and Phase Two (b)) of
the development for review and approval by the City
Engineer/Public Works Director. Any phasing shall
provide for adequate vehicular and pedestrian access to
the parcel for each phase, and shall substantially
conform to the intent and purpose of the parcel
approval. No individual building shall be occupied
until the adjoining area is finished, safe, accessible,
and provided with all reasonable amenities and
separated from additional construction activities.
Easements. Applicant/Developer shall prepare legal
descriptions and plat maps for any modifications
required for Phase Two (a) and Phase Two (b) as
follows:
a) Emergency Vehicle Access Easement (EV AE):
Submit 3 copies including closure calculations
to the Public Works Department for review.
After approval, the documents shall be
recorded with the Alameda County Recorder's
office at the Applicant/Developer's cost. A
copy of the recorded documents shall be
provided to the City.
b) Water Line and Sanitary Sewer Easements: As
required by DSRSD.
c) Any other easement as required by the City
Engineer.
Submittal Requirements. A complete submittal of
improvement plans to Public Works Department
includes copies of the following:
a. 6 complete sets of Improvement Plans at 1 "=40'
scale (including grading, erosion/sediment
control, joint trench, utility, signing, striping,
lighting, photometric, landscape/irrigation,
demolition, and traffic control or detour plan that
addresses vehicle traffic, pedestrian and bicycles
during construction of Phase Two (a) and Phase
Two (b) prepared under the direction of a
Registered Civil Engineer
65.
66.
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AGENCY
PW
PW
PW
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Prior to:
Issuance of
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work Permit
Concurrent
with
Improvement
Plans
During Plan
Review
SOURCE
Public
Works
Public
Works
Public
Works
NO. CONDITION TEXT
b. 1 complete set of Phase One as-built plans
(improvements, including grading, utility,
erosion/sediment control, joint trench, signing,
striping, lighting, photometric, and
landscape/irrigation)
c. 2 Hydrology maps
d. 2 Hydraulic and hydrology calculations
justifying the proposed drainage system (stamped
and signed by a Registered Civil Engineer)
e. 2 preliminary bond cost estimate (separate
estimates for on-site and off-site portions)
f. 1 completed improvement plan review checklist
signed by the engineer
g. 1 completed on-site checklist signed by the
engmeer
h. 1 Soils report
1. 1 copy of Final Map 8524
J. 1 Title Report with all reference data and
exceptions
k. 1 annotated copy of final Conditions of Approval
I. 2 sets ofSWPPP plans and report ifproject site is
5 acres or more
67. Grading/Site-work Permit. All improvement work
must be performed per a Grading/Site-work Permit
issued by the Public Works Department. Said permit
will be based on the final set of civil plans to be
approved once all of the plan check comments have
been resolved. Please refer to the handout titled
Grading/Site Improvement Permit Application
Instructions and attached application (three 8-1/2" x
11" pages) for more information. The Applicant/
Developer must fill m and return the applicant
information contained on pages 2 and 3. The current
cost of the permit is $10.00 due at the time of permit
issuance, although the Applicant/Developer will be
responsible for any adopted mcreases to the fee
amount.
68. Erosion Control during Construction. Applicant/
Developer shall include an Erosion and Sediment
Control Plan with the Grading and Improvement plans
for review and approval by the City Engineer/Public
Works Director. Said plan shall be designed,
implemented, and continually maintained pursuant to
the City's NPDES permit between October 1st and
April 15th or beyond these dates if dictated by rainy
weather, or as otherwise directed by the City
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RESPON.
AGENCY
PW
PW
WHEN
REQ'D
Prior to:
Issuance of
Grading/Site-
work Permit
Issuance of
Grading/Site-
work Permit
and During
Construction
SOURCE
Public
Works
Public
Works
NO.
CONDITION TEXT
69.
Engineer/Public Works Director.
Storm Drainage Study. Applicant/Developer shall
prepare a Hydraulic and Hydrology Study for the
property to be developed, and the Study must
demonstrate that design flows do not adversely impact
existing hydraulics downstream of the project. All
storm drain improvements and mitigation measures
identified in the Study and/or specified by the City
Engineer shall become requirements of this proiect.
Storm Drain Improvements. Applicant/Developer
shall construct all required storm drain improvements
in accordance with a site-specific hydrology/hydraulic
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.
Zone 7 Drainage Fee. The Applicant/Developer will
be required to pay Zone Ts SDA 7-1 Impervious
Surface Area fees for all new hardscape areas.
Water Quality/Best Management Practices.
Pursuant to the Alameda Countywide National
Pollution Discharges Elimination Permit (NPDES) No.
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 shall have
drain markers "No Dumping - Drains to Creek" using
an approved marker available from the Alameda
Countywide Clean Water Program. The applicant shall
also obtain a Notice of Intent from the RWQCB and
shall prepare and submit a Storm Water Pollution
Prevention Plan (SWPPP).
Storm Water Treatment Measures Maintenance
Agreement. Applicant/Developer shall enter into an
agreement with the City of Dublin that guarantees the
property owner's perpetual maintenance obligation for
all storm water treatment measures installed as part of
the project. Said agreement is required pursuant to
Provision C.3.e.ii of RWQCB Order R2-2003-002l for
the re-issuance of the Alameda Countywide NPDES
municipal storm water permit. Said permit requires
70.
71.
72.
73.
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RESPON.
AGENCY
PW
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Issuance of
Grading/Site-
work Permit
Issuance of
Grading/Site-
work Permit
Issuance of
Building
Permit(s)
Issuance of
Grading/Site-
work Permit
Acceptance of
Improvements
by City
Council
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
NO.
CONDITION TEXT
74.
the City to provide verification and assurance that all
treatment devices will be properly operated and
maintained.
Roof Drainage. Roof drainage shall drain across bio-
swales or into bio- filters prior to entering the storm
drain system. The landscaping and drainage
improvements in the bio-swale and bio-filters shall be
appropriate for water quality treatment. The City
Engineer may exempt specific roof leaders from this
requirement if space limitations prevent adequate
water treatment without creating hazards, nuisance or
structural concerns. Concentrated flows will not be
allowed to drain across public sidewalks.
Geotechnical Report and Recommendations. The
Applicant/Developer shall incorporate the
recommendations of the Geotechnical report prepared
for the project, and additional mitigation measures
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/ Site-work Permit. All report
recommendations shall be followed during the course
of grading and construction.
Disabled Parking. All disabled parking stalls shall
meet State Title 24 requirements, including providing
curb 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.
Disabled Access Ramps. The Applicant/Developer
shall install a new disabled access ramp at the
northeast corner of Glynnis Rose Drive/Koll Center
Drive, and replace all existing handicapped ramps if
required to meet current State Title 24 requirements.
Vehicle Parking. All parking spaces, including
parking spaces within the parking garage, shall be
double striped using 4" white lines set approximately 2
feet apart according to Figure 76-3 and 98.76.070 (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 abut a
landscaped area or planter.
75.
76.
77.
78.
25 of 42
RESPON.
AGENCY
PW
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Acceptance of
Improvements
by City
Council
Issuance of
Grading/Site-
work Permit
and During
Construction
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
NO. CONDITION TEXT
79. Bicycle Racks. Bicycle racks shall be installed near
the entrances to the office and retail buildings at a ratio
of 1 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 m 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 surveyed by the
building occupants.
80. Southeast Corner at Glynnis Rose Drive/Koll
Center Drive. The Applicant/Developer shall widen
the existing curb radius at the southeast corner of at
"Glynnis Rose Drive" and "Koll Center Drive" to
accommodate delivery truck turns from "Koll Center
Drive" onto "Glynnis Rose Drive", and relocate the
existing crosswalk and ramp as reauired.
81. Driveway on Glynnis Rose Drive. The proposed
driveway cut on Glynnis Rose Drive shall not exceed
74-feet in width. A depressed sidewalk shall be
installed across this driveway and a delivery only truck
sign installed at the driveway.
82. Parking Lot Lights. The Applicant/Developer shall
provide a lighting plan and photometric calculation for
the parking lot lights and around the building that
demonstrates a minimum foot-candle lighting level of
not less than 1.0 at the ground surface for the adjacent
parking area; if this cannot be verified provide
additional lighting where necessary. Lighting plan and
photometric calculations which demonstrates
compliance with this condition shall be submitted and
shall be subject to review and approval by the City
Engineer. All decorative or non-decorative on-site
streetlights within the project site shall be maintained
pursuant to project CC&R's.
83. Parking Requirements. The Applicant/Developer
shall provide a minimum of 1 parking space for every
3 hospital beds, 1 parking space for each doctor on the
largest shift, and 1 parking space for every 3
employees on the largest shift (excluding doctors).
The project proposes the following:
a) 100 hospital beds = 33 spaces
b) 25 doctors on the largest shift = 25 spaces
c) 150 employees on the largest shift (excluding
26 of 42
RESPON.
AGENCY
PW
PW
PW
PW
PW,PL
WHEN
REQ'D
Prior to:
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Grading/Site-
work Permit
Issuance of
Grading/Site-
work Permit
Issuance of
Occupancy
Permit(s)
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works and
Planning
NO. CONDITION TEXT
doctors) = 50 spaces
The total amount of parking required for Phase Two is
108 spaces.
The Applicant/Developer shall also provide a
minimum of 492 spaces to meet the parking demands
for 122,995 square feet of medical office uses in Phase
One.
The total amount of parking required for Phase One
and Phase Two shall be a minimum of 600 spaces.
84. Traffic Impact Fees. The square footage for Medical
Building One (formally approved by the City as
Lifestyle Rx Wellness Center in Phase One) has
increased from 62,300 S. F. to 65,295 S. F. To the
extent not already paid, the Applicant/ Developer shall
pay the difference in fees at Phase Two for the
additional 2,995 S. F. The Applicant/Developer shall
also pay fees for the 168,000 S. F. Hospital (formally
Medical Building Two in Phase One) as proposed in
Phase Two (b). The Applicant/Developer shall also be
responsible for meeting the following requirements:
a. Payment of the Developer's fair share of Eastern
Dublin Traffic Impact Fee, Pleasanton
Interchange Fee, and Tri- Valley Transportation
Development Fee, as determined by the City.
b. Advancing to the City applicable monies for
acquisition of right-of-way and construction of
planned improvements at the Dublin
BoulevardIDougherty Road intersection. The
amount of money advanced to the City will be
based on the developer's fair share of the deficit
(spread over those projects which are required to
make up the deficit) between funds available to
the City from Category 2 Eastern Dublin Traffic
Impact Fee funds and the estimated cost of
acquiring the right-of-way and constructing the
improvements. The City will provide credit for
Category 2 fees to the developer for any advance
of monies for the improvements planned for the
Dublin BoulevardIDougherty Road intersection.
c.
85. Stop Controls. In addition to the locations shown on
the exhibits, stop control devices for vehicles,
including Caltrans Rl STOP sign, STOP pavement
legend, l2"-wide white stop bar stripe, and appropriate
27 of 42
RESPON.
AGENCY
PW
PW
WHEN
REQ'D
Prior to:
Building
Permit
Issuance and
Grading/Site-
work Permit
Issuance
Issuance of
Grading/Site-
work Permit
SOURCE
Public
Works
Public
Works
NO. CONDITION TEXT
delineation, shall be provided as follows:
a. On westbound exit driveway onto "Glynnis Rose
Drive".
b. On southbound exit driveway onto "Koll Center
Drive".
c. On westbound Koll Center Drive at the
southbound driveway exit, and revise the striping
on Koll Center Drive if necessary and as directed
by the Traffic Engineer.
86. Pedestrian Crossing Signs and Striping. The
Applicant/Developer shall install crosswalks,
pedestrian crossing warning SIgnS, and pedestrian
crossing pavement legends per Caltrans and City
standards at the proposed crosswalk locations.
87. Temporary Parking on City's Park and Ride Lot
for Phase Two. It will be the Applicant/Developer's
responsibility to first:
a. Obtain an Encroachment Permit from the Public
Works Department that states the specific nature
of the encroachment, the reasons why the
encroachment is necessary, and the timeframe
that the encroachment is expected to occur.
b. Submit a traffic control or detour plan that
addresses vehicle traffic, pedestrian and bicycles.
c. Submit an appropriate insurance certificate that
lists City as additionally insured.
d. Submit appropriate bonds or security to guarantee
the repair of any damage to the driveway,
sidewalks, parking lot, or other roadway
improvements that occur as a result of the
encroachment.
88. Streetlights. All decorative or non-decorative on-site
streetlights within the project site shall be maintained
pursuant to project CC&R's. A street lighting plan and
photometric calculations which demonstrates
compliance with this condition shall be submitted and
shall be subject to review and approval by the City
Engineer.
89. Landscaping 1-580 Freeway Right-of-Way. The
Applicant/Developer shall participate and maintain
landscaping within 1-580 freeway right-of-way as per
the "Agreement between the City of Dublin and Koll
Development Company, LLC for Maintenance of
Landscaping along 1-580" executed on November 6,
2001 via City Council Resolution No. 188-01.
90. Relocation of Existin!! Improvements/Utilities. Any
28 of 42
RESPON.
AGENCY
PW
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Issuance of
Occupancy
Permit(s)
Issuance of
Grading/Site-
work Permit
Acceptance of
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
Acceptance of
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
Public
NO.
CONDITION TEXT
91.
necessary relocation of existing improvements or
utilities shall be accomplished at no expense to the
City.
Joint Utility Trenches/UndergroundinglUtility
Plans. Applicant/Developer shall construct all joint
utility trenches (including electric,
telecommunications, cable 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 approved by the
City Engineer/Public Works Director and Community
Development Director prior to construction.
Temporary Fencing. Temporary Construction
fencing shall be installed along perimeter of all work
under 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.
Construction Hours. Construction and grading
operations shall be limited to weekdays (Monday
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 6:00 p.m. The
Applicant/Developer may request permission to work
on Saturdays and/or holidays between the hours of
8:30 am and 5:00 pm by submitting a request form to
the City Engineer no later than 5:00 pm the prior
Wednesday. Overtime inspection rates will apply for
all Saturday and/or holiday work.
92.
93.
94.
Construction Noise Management Program!
Construction Impact Reduction Plan. Applicant/
Developer shall conform to the following Construction
Noise Management Program! Construction Impact
Reduction Plan. The following measures shall be
29 of 42
RESPON.
AGENCY
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
During
Construction
and Prior to
Issuance of
Occupancy
Permit
Acceptance of
Improvements
by City
Council
During
Construction
and Prior to
Acceptance of
Improvements
SOURCE
Works
Public
Works
Public
Works
Public
Works
Public
Works
NO.
CONDITION TEXT
taken to reduce construction impacts:
a. Off-site truck traffic shall be routed as directly as
practical to and from the freeway (1-580) to the
job site. Primary route shall be from 1-580 to
Tassajara Road. An Oversized Load Permit shall
be obtained from the City prior to hauling of any
oversized loads on City streets.
b. The construction site shall be watered at regular
intervals during all grading activities. The
frequency of watering should increase if wind
speeds exceed 15 miles per hour. Watering
should include all excavated and graded areas and
material to be transported off-site. Use recycled
or other non-potable water resources where
feasible.
c. Construction equipment shall not be left idling
while not in use.
d. Construction equipment shall be fitted with noise
muffling devices.
e. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
daily basis.
f. Excavation haul trucks shall use tarpaulins or
other effective covers.
g. Upon completion of construction, measures shall
be taken to reduce wind erosion. Replanting and
repavmg should be completed as soon as
possible.
h. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using
the following methods:
1. Inactive portions of the construction site
shall be seeded and watered until grass
growth is evident.
2. All portions of the site shall be sufficiently
watered to prevent dust.
3. On-site vehicle speed shall be limited to 15
mph.
4. Use of petroleum-based palliatives shall
meet the road oil requirements of the Air
Quality District. Non-petroleum based
tackifiers may be required by the City
Engineer.
1. The Department of Public Works shall handle all
dust complaints. The City Engineer may require
the services of an air quality consultant to advise
30 of 42
RESPON.
AGENCY
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REQ'D
Prior to:
by City
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SOURCE
NO.
CONDITION TEXT
95.
the City on the severity of the dust problem and
additional ways to mitigate impact on residents,
including temporarily halting project
construction. Dust concerns m adjoining
communities as well as the City of Dublin shall
be addressed. Control measures shall be related
to wind conditions. Air quality monitoring of
PM levels shall be provided as required by the
City Engineer.
J. Construction interference with regional non-
project traffic shall be minimized by:
1. Scheduling receipt of construction
materials to non-peak travel periods.
2. Routing construction traffic through areas
of least impact sensitivity.
3. Routing construction traffic to minimize
construction interference with regional
non-project traffic movement.
4. Limiting lane closures and detours to off-
peak travel periods.
5. Providing ride-share incentives for
contractor and subcontractor personnel.
k. Emissions control of on-site equipment shall be
minimized through a routine mandatory program
of low-emissions tune-ups.
Damage/Repairs. The Applicant/Developer shall be
responsible for the repair of any damaged pavement,
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with
the development of the project.
Fire Hydrants. The Applicant/Developer shall
construct all new fire hydrants in accordance with the
ACFD and City of Dublin requirements. Final location
of fire hydrants shall be approved by the ACFD in
accordance with current standards. Raised blue
reflectorized traffic markers shall be epoxied to the
center of the street opposite each hydrant.
Graffiti. The Applicant/Developer and/or building
tenant(s) shall keep the site clear of graffiti vandalism
on a regular and continuous basis. Graffiti resistant
paint for the structures and film for windows or glass
shall be used whenever possible.
Covenants, Conditions and Restrictions (CC&Rs).
A declaration of Covenants, Conditions, and
Restrictions to govern use and maintenance of
common areas and facilities shall be recorded. Said
96.
97.
98.
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RESPON.
AGENCY
PW
PW
PW,PO,
PL
PW
WHEN
REQ'D
Prior to:
Acceptance of
Improvements
by City
Council
Issuance of
Building
Permits
On-going
Occupancy of
the Parking
Garage
SOURCE
Public
Works
Public
Works
Public
Works,
Police and
Planning
Public
Works
NO. CONDITION TEXT
declaration shall set forth the name of the declarant,
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 any
rules and regulations of the project. 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 used
facilities. In the event that any area falls into a
state of disrepair or fails to meet the
performance standards established by the
CC&Rs, the City will have the right but not the
obligation to take corrective measures and bill
the owners 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 materially amended
without the consent of the City.
2. Parcel 4 shall be for a parking garage
construction for the benefit of Parcels 1, 2 and
3.
3. Private parking lots shall be posted m
accordance with California Vehicle Code
Section 22658, Sections 1 and 2.
The above requirements shall be included m the
proiect CC&Rs.
99. Occupancy Permit Requirements. Prior to issuance
of an Occupancy Permit, the physical condition of the
project site shall meet minimum health and safety
standards including, but not limited to the following:
a. The streets and walkways providing access to
each building shall be complete, as determined by
the City Engineer, to allow for safe, unobstructed
pedestrian and vehicle access to and from the site.
b. All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
c. All street name signs and address numbers for
streets providing access to the buildings shall be
32 of 42
RESPON.
AGENCY
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WHEN
REQ'D
Prior to:
Issuance of
Occupancy
Permit
SOURCE
Public
Works
.
NO.
CONDITION TEXT
100.
in place and visible.
d. Lighting for the streets and site shall be adequate
for safety and security. All streetlights on streets
providing access to the buildings shall be
energized and functioning. Exterior lighting shall
be provided for building entrances/exits and
pedestrian walkways. Security lighting shall be
provided as required by Dublin Police.
e. All construction equipment, materials, or on-
going work shall be separated from the public by
use of fencing, barricades, caution ribbon, or other
means approved by the City Engineer.
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) shall be installed and fully functional.
Trash Enclosure/Garbage Area. The proposed trash
enclosure shall be architecturally designed to be
compatible with the building. The enclosure shall have
a roof constructed of materials that are architecturally
compatible with the building. The doors must be
designed with self-closing gates that can be locked
closed and can also be held open with pin locks during
loading. All trash bins used for this site shall be
maintained within the trash bin enclosure(s) at all
times. An area drain shall be installed within the trash
enclosure with a connection to the sanitary sewer
system. In addition, a hose bib shall be provided for
convenient wash-down of the trash enclosure.
Refuse Collection. The Applicant/ Developer shall
provide designated refuse collection areas for the
project, subject to approved by the appropriate solid
waste collection company pnor to approval of
improvement plans. All refuse collection areas shall
be screened from public view and shall have roofs to
protect against rainwater intrusion and floor drains
connected to the sanitary sewer system to collect
runoff from periodic washdown.
101.
102.
The refuse collection servIce provider shall be
consulted to ensure that adequate space is provided to
accommodate collection and sorting of pertrucible
solid waste as well as source-separated recyclable
materials generated by this project.
Required Permits. An encroachment permit from the
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RESPON.
AGENCY
PW
PW
PW
WHEN
REQ'D
Prior to:
. SOURCE
Issuance of
Building
Permits
Public
Works
Issuance of
Building
Permits
Public
Works
Various Times
Public
NO. CONDITION TEXT
Public Works Department may be required for any
work done within the public right-of-way. Developer
shall obtain all permits required by other agencies
including, but not limited to Alameda County Flood
Control and Water Conservation District Zone 7,
California Department of Fish and Game, Army Corps
of Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the
Public Works Department.
103. Archaeological Site. If archaeological materials are
encountered during construction, construction within
100 feet of these materials shall be halted until a
professional Archaeologist who is certified by the
Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOP A) has had
an opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures.
104. Geographic Information System. The Applicant/
Developer shall provide a digital vectorized file of the
"master" files on floppy or CD of the Improvement
Plans to the Public Works Department and DSRSD.
Digital raster copies are not acceptable. The digital
vectorized files shall be in AutoCAD 14 or higher
drawing format or ESRI Shapefile format. Drawing
units shall be decimal with the precision of 0.00. All
objects and entities in layers shall be colored by layer
and named in English, although abbreviations are
acceptable. All submitted drawings shall use the
Global Coordinate System of USA, California, NAD
83 California State Plane, Zone III, and U.S. foot. Said
submittal shall be acceptable to the City's GIS
Coordinator.
105. Public Improvements. All public improvements
constructed by Developer and to be dedicated to the
City are hereby identified as "public works" under
Labor Code section 1771 unless the Public Works
Director specifically determines otherwise in writing.
Accordingly, Developer, m constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and following).
BUILDING DIVISION /
106. Building Codes and Ordinances. Construction of the
parking garage shall conform to all building codes and
ordinances in effect at the time of building permit.
107. Building Permits for the Parking Garage. To apply
for building permits, the Applicant/Developer shall
34 of 42
RESPON.
AGENCY
PW
PW
PW
B
B
WHEN
REQ'D
Prior to:
and Prior to
Issuance of
Building
Permits
During
Construction
Acceptance of
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
Through
Completion
Issuance of
Building
SOURCE
Works
Public
Works
Public
Works
Public
Works
Building
Building
NO. CONDITION TEXT
submit eight (8) sets of construction plans for the
parking garage to the Building Division for plan check.
Each set of plans shall have attached an annotated copy
of the signed Resolution which includes these
Conditions of Approval. The annotations shall clearly
indicate how all Conditions of Approval will or have
been complied with. Construction plans will not be
accepted without the annotated Resolution attached to
each set of plans. The Applicant/Developer shall be
responsible for obtaining the approvals of all
participating non-City agencies prior to the issuance of
building permits.
108. Construction Drawings for the Parking Garage.
Construction plans shall be fully dimensioned
(including building elevations) accurately drawn
(depicting all exiting 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.
109. Addressing. All addressing shall be reviewed and
approved through a Master Sign Program. Addresses
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
RESPON.
AGENCY
B
B,PL
mmImum.
110. Phased Occupancy Plan. If occupancy is requested B, PL, PW
to occur in phases, then all physical improvements
within each phase shall be required to be completed
prior to occupancy of any buildings within that phase
except for items specifically excluded in an approved
Phased Occupancy Plan, or minor handwork items,
approved by the Community Development
Department. The Phased Occupancy Plan shall be
submitted to the Director's 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
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
35 of 42
WHEN
REQ'D
Prior to:
Permits
Issuance of
Building
Permits
Occupancy
Occupancy of
any Affected
Building
SOURCE
Building
Building
Building
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
separated from remammg additional construction
activity. Subject to approval of the Community
Development Director, 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.
111. Temporary Fencing. Temporary Construction B Through Building
fencing shall be installed along perimeter of all work Completion
under construction.
112. Green Building Guidelines. To the extent practical, B,PW Issuance of Building
the Applicant/Developer shall incorporate Green Grading/Site-
Building Measures. A Green Building Plan shall be work Permit
submitted to the Building Official for review. and Through
Completion
113. Waste Management Plan. The Applicant/Developer B,PW Issuance of DMC
shall comply with the City of Dublin Waste Grading/Site- 7.30
Management Plan Ordinance, Chapter 7.30 of the work Permit
Dublin Municipal Code.
114. Electronic File. The Applicant/Developer shall B Issuance of Building
submit all construction drawings and specifications for Building
this project in an electronic format to the satisfaction Permits and
of the Building Official prior to the issuance of Issuance of
building permits. Additionally, all revisions made to Final
the building plans during the project shall be Occupancy
incorporated into an "As Built" electronic file and
submitted prior to the issuance of final occupancy.
FIRE - PARKING GARAGE
115. Emergency Vehicle Access Easement Required. An F Occupancy Fire
emergency vehicle access easement is required through
the site.
116. Automatic Sprinklers Required. Automatic sprinklers F Occupancy Fire
shall be provided throughout the building as required by
the Dublin Fire Code. If the building has over 100
sprinklers, the system shall be monitored by UL listed
central station.
117. Emergency Vehicle Access During Construction. F Combustible Fire
Emergency Vehicle Access lanes for the existing Construction or
building and the buildings under construction shall be Combustible
maintained at all times. All emergency vehicle access Storage On-site
roads (first lift of asphalt) and the public water supply
including all hydrants shall be in place prior to vertical
construction or combustible storage on site. Fire
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
36 of 42
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
signs or shall have red curbs painted with labels on one
side; roadways under 28 feet wide shall be posted with
signs or shall have red curbs painted with labels on
both sides of the street as follows: "NO STOPPING
FIRE LANE - CVC 22500.1".
118. Addressing Required. All addressing shall be F,PL Occupancy of Fire
reviewed and approved through a Master Sign any Affected
Program. Approved numbers or addresses shall be Building
placed on the building. The address shall be
positioned as to be plainly visible and legible from the
street or road fronting the property. Said numbers
shall contrast with their background.
119. Knox Key Box Required. Knox key boxes are F Occupancy of Fire
required at the main entrance to the building and at the any Affected
exterior entry to stairs (first floor stair doors) 4 or more Building
stories. The Knox box shall contain a key that provides
access to the building. Gates or barriers shall meet the
requirements ofthe ACFD.
120. Uniform Building and Fire Code Compliance. The F Through Fire
garage shall comply with Uniform Building and Fire Completion
Codes as adopted by the City of Dublin.
FIRE - HOSPITAL BUILDING
121. Emergency Vehicle Access During Construction. F Combustible Fire
Emergency Vehicle Access lanes for the existing Construction or
building and the buildings under construction shall be Combustible
maintained at all times. All emergency vehicle access Storage On-site
roads (first lift of asphalt) and the public water supply
including all hydrants shall be in place prior to vertical
construction or combustible storage on site. Fire
apparatus roadways shall have a mmImum
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 curbs painted with labels on one
side; roadways under 28 feet wide shall be posted with
signs or shall have red curbs painted with labels on
both sides of the street as follows: "NO STOPPING
FIRE LANE - CVC 22500.1".
122. Knox Key Box Required. Knox key boxes are F Occupancy of Fire
required at the main entrance to the building and at the any Affected
exterior entry to stairs 4 or more stories. The Knox box Building
shall contain a key that provides access to the building.
Gates or barriers shall meet the requirements of the
ACFD.
123. Addressing Required. All addressing shall be F,PL Occupancy of Fire
reviewed and approved through a Master Sign any Affected
37 of 42
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
Program. Approved numbers or addresses shall be Building
placed on the building. The address shall be
positioned as to be plainly visible and legible from the
street or road fronting the property. Said numbers
shall contrast with their background.
124. Uniform Building and Fire Code Compliance. The F Through Fire
hospital shall comply with the Uniform Fire Code as Completion
adopted by the City of Dublin for emergency vehicle
access, Knox boxes, fire flow and hydrant locations.
DUBLIN POLICE
125. Non-Residential Security Ordinance. The Applicant/ PO, B, PW Issuance of DMC
Developer shall comply with all applicable City of Building 7.32.230
Dublin N on-Residential Security Ordinance Permits,
requirements. Grading and
Site-work
Permit and On-
going
126. Emergency Telephones. Emergency telephones shall PO,B Issuance of DMC
be placed within the parking garage in accordance with Building 7.32.230
DMC 97.32.230(h)(3). The locations of emergency Permits and
telephones shall be noted on the plans. Occupancy
127. Parking Garage Compliance. The parking garage PO,B Issuance of DMC
shall meet all requirements set forth m DMC Building 7.32.230
97.32.230(h)(1). Permits and
Occupancy
128. Parking Garage Lighting. A photometric plan shall PO,B Issuance of DMC
be submitted demonstrating that the lighting levels in Building 7.32.230
the parking garage meet the requirements of DMC Permits
~7.32.230(c)(1 0).
129. Parking Garage Ceilings. The parking garage PO,B Issuance of Police
ceilings shall be painted white to reflect light. A Building
notation shall be included on the plans to this effect. Permits and
Occupancy
130. Closed Circuit Television (CCTV). On-site CCTV PO,B Issuance of Police
surveillance cameras shall be installed in the parking Building
garage. Monitoring of video-taping shall be the Permits and
responsibility of the property manager. The locations Occupancy
of cameras shall be noted on the plans.
131. Security Gates. Any security gates installed within PO,B Issuance of Police
the parking garage shall allow for emergency access by Building
police, fire and ambulances using a keypad that can be Permits and
accessed from the driver's window of the emergency Occupancy
vehicle.
132. Lighting Requirements. Lighting is required over PO, B, PW Issuance of Police
exterior entrances/doors including the service area. Building
Exterior lighting used after daylight hours shall be Permits,
38 of 42
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
adequate to provide for security needs. A lighting plan Grading and
shall be submitted for review approval. The lighting Site-work
plan shall provide a photometric readout with foot- Permit and
candles plotted on the site. Occupancv
133. Vandal Resistant Lighting. Vandal resistant covers PO, B, PW Issuance of Police
shall be utilized to protect all exterior lighting devices. Building
Permits,
Grading and
Site-work
Permit and
Occupancy
134. Addressing. All addressing shall be reviewed and PO, B, PL Issuance of Police
approved through a Master Sign Program. Addressing, Building
including suite designation and building numbers shall Permits and
be visible from the approaches to the building. Occupancy
135. Employee Exit Doors. Employee exit doors and PO,B Issuance of Police
doors to the rear of tenant spaces shall be equipped Building
with l80-degree viewers if there is not a burglary Permits and
resistant window panel in the door from which to scan Occupancy
the exterior.
136. Parking Entrances. All entrances to the parking PO,B Issuance of Police
areas shall be posted with appropriate signs per Sec. Building
22658(A) of the California Vehicle Code and City of Permits and
Dublin Ordinance 55-87, Sec.20 and listing the Dublin Occupancy
Police Dept. Dispatch phone number 925462-1212, to
assist in removing vehicles at the property owner's/
manager's request.
137. Theft Prevention and Security. The Applicant shall PO On-going Police
work with the Dublin Police on an ongoing basis to
establish an effective theft prevention and security
program.
138. Diagrammatic Map. A Diagrammatic Map shall be PO, B, PL Issuance of Police
installed at the complex entrances. The Map shall be Building
submitted for review and approval in conjunction with Permits and
a Master Sign Program. Occupancy
139. Security During Construction. The construction site PO Through Police
shall be fenced and locked at all times when workers Completion
are not present. A temporary address sign of sufficient
size and color contrast to be seen during night time
hours with existing street lighting is to be posted on
the Dublin Blvd. and Tassajara Rd. perimeter. The
Applicant/Developer shall file a Dublin Police
Emergency Contact Business Card prior to any phase
of construction that will provide 24 hour phone contact
numbers of persons responsible for the construction
site. Good security practices shall be followed with
39 of 42
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
respect to storage of building materials and storage of
tools at the construction site.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
140. Prior to issuance of any building permit, complete DSR Issuance of any DSRSD
improvement plans shall be submitted to DSRSD that building permit
conform to the requirements of the Dublin San Ramon
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.
141. All mains shall be sized to provide sufficient capacity DSR Issuance of any DSRSD
to accommodate future flow demands in addition to building permit
each development project's demand. Layout and
sizing of mains shall be in conformance with DSRSD
utility master planning.
142. Sewers shall be designed to operate by gravity flow to DSR Issuance of any DSRSD
DSRSD's existing sanitary sewer system. Pumping of building permit
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.
143. Domestic and fire protection waterline systems for DSR Issuance of any DSRSD
Tracts or Commercial Developments shall be designed building permit
to be looped or interconnected to avoid dead end
sections m accordance with requirements of the
DSRSD Standard Specifications and sound
engineering practice.
144. DSRSD policy requires public water and sewer lines to DSR Issuance of any DSRSD
be located in public streets rather than in off-street building permit
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.
145. Prior to approval by the City of a grading permit or a DSR Issuance of a DSRSD
site development permit, the locations and widths of grading permit
all proposed easement dedications for water and sewer
40 of 42
RESPON. WHEN
NO. CONDITION TEXT AGENCY REQ'D SOURCE
Prior to:
lines shall be submitted to and approved by DSRSD.
146. All easement dedications for DSRSD facilities shall be DSR Issuance of any DSRSD
by separate instrument irrevocably offered to DSRSD building permit
or by offer of dedication on the Final Map.
147. Deleted.
148. Prior to issuance by the City of any Building Permit or DSR Issuance of any DSRSD
Construction Permit by the Dublin San Ramon building permit
Services District, whichever comes first, all utility by the City or
connection fees including DSRSD and Zone 7 plan construction
checking fees, inspection fees, connection fees, and permit by
fees associated with a wastewater discharge permit DSRSD
shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
149. Prior to issuance by the City of any Building Permit or DSR Issuance of any DSRSD
Construction Permit by the Dublin San Ramon building permit
Services District, whichever comes first, all by the City or
improvement plans for DSRSD facilities shall be construction
signed by the District Engineer. Each drawing of permit by
improvement plans shall contain a signature block for DSRSD
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
for signature by the District Engineer.
150. No sewer line or waterline construction shall be DSR Issuance of DSRSD
permitted unless the proper utility construction permit construction
has been issued by DSRSD. A construction permit permit
will only be issued after all of the items in Condition
No. 148 have been satisfied.
151. The Applicant/Developer shall hold DSRSD, its Board DSR On-going DSRSD
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 of the project.
152. Improvement plans shall include recycled water DSR Final DSRSD
improvements as required by DSRSD. Services for Landscape Plan
landscape irrigation shall connect to recycled water Approval
mams. Applicant must obtain a copy of the DSRSD
Recycled Water Use Guidelines and conform to the
requirements therein.
41 of 42
PASSED, APPROVED AND ADOPTED this 15th day of May 2007.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
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