HomeMy WebLinkAbout01-025 TargetExpSDR&SPA11-13-2001 AGENDA STATEMENT A/o~&,,~,~ :~/
PLANNING COMMISSION MEETING DATE: November 13, 2001
SUBJECT:
PA 01-025 Target Store Expansion - Site Development Review and Specific
Plan Amendment
Prepared by Janet Harbin, Senior Planner ~
ATTACHMENTS:
Project Site Plan and Landscaping Plan (Exhibit A)
Elevations/Renderings
Resolution Recommending Approval of the Site Development Review
(with Conditions of Approval) and Specific Plan Amendment
Downtown Core Specific Plan Land Use Plan
RECOMMENDATON:
2.
3.
4.
5
Open public hearing and hear Staff presentation.
Take testimony from the Applicant and the public.
Question Staff, Applicant and the public.
Close public heating and deliberate.
Adopt Resolution (Attachment 3) recommending approval to the City
Council.
PROJECT DESCRIPTION:
The proposed project consists of an approximately 15,000 square foot expansion of an existing Target retail
store, and the upgrading of its associated parking lot, landscaping, exterior facade and off-site improvements.
The store is approximately 105,770 square feet with an attached 4,980 square foot garden center. The garden
center will be demolished and approximately 5,000 square feet of the newly expanded enclosed building area
will be located in that area. The overall project site area is 414,705 square feet in the Dublin Place Shopping
Center, and is within the Downtown Core Specific Plan area of Dublin. Approximately 545 surface parking
spaces and 12 disabled parking spaces are proposed on the property. Four hundred and two parking spaces are
required for this particular use.
BACKGROUND:
The project site area is located in the commercial core of Dublin (APN 941-305-29-2) and is zoned C-1 (Retail
Commercial). Specifically, it is located in the Dublin Place Shopping Center, west of Amador Plaza Road,
south of Amador Valley Boulevard, north of Dublin Boulevard, and north of the new Home Depot Expo store
currently under construction. To the northwest of the property is the site of the present Alameda County Dublin
Library, which the City is considering for a Senior Center once construction of the new library at the Civic
Center is completed. The property has been in use as a shopping center since 1979, prior to city incorporation.
Under the City's Zoning Ordinance, a Site Development Review application for an addition to an existing store
in the C-1 zoning district could be reviewed and approved by the Community Development Director. However,
the Director has referred this project to the Planning Commission for recommendation to the City Council
...................................................................... ...... .................
Property Owner
Consultant: SLS Assoc.
PA File
pursuant to Section 8.96.020.C.2 of the Zoning Ordinance because of the importance of the project to the
Downtown Core Specific Plan area. The City Council indicated its concern about the design and vitality of
development in the downtown area of Dublin and within this shopping center during its discussion of the
proposed Downtown Specific Plan. Section 8.96.020.C.3 of the Zoning Ordinance, Referral to City Council,
states, "At any point in the project review process the Planning Commission may transfer original hearing
jurisdiction to the City Council at its discretion because of policy implications, unique or unusual
circumstances, or the magnitude of the project." Staff requests that the Planning Commission transfer original
hearing jurisdiction on this project to the City Coancil due to Council concerns about the magnitude of this
project and its importance to the overall development of the Downtown Core Specific Plan area of the City of
Dublin. The resolution regarding the Site Development Review for this project recommends that the City
Council approve the Site Development Review.
ANALYSIS:
Consistency with Downtown Core Specific Plan
The project lies within and is consistent with the Downtown Core Specific Plan Land Use Plan, which allows
retail uses, and designates this property for Commercial A and Commercial B retail uses in the Specific Plan
Land Use Plan. Commercial A land uses are defined in the Specific Plan as larger retail centers, general retail,
and service uses and restaurants. Commercial B uses are smaller-scale uses including specialty retail,
restaurants, offices, entertainment and similar pedestrian-oriented uses. This designation is shown in the Land
Use Plan on a portion of the site that is presently utilized for access to the shopping center from Amador Plaza
Road and for parking. It is anticipated that this area of the site will eventually be redeveloped into smaller-scale
retail uses in the future.
Staffhas worked with the applicant and the property owner, Cappozoli Pension Advisory, over the last few
months to develop a circulation and access plan for this portion of the shopping center that will meet the
objectives of the Downtown Core Specific Plan related to improving vehicular and pedestrian access in the
central portion of the planning area. The Specific Plan shows a 20-foot drive aisle with 10-foot walkways and
substantial landscaping through the parking field between the Home Depot Expo property and the property
containing the Target Store. A new driveway entrance and exit for the shopping center from Amador Plaza
Road north of the vacant General Cinema building connects with this drive aisle. The applicant's plan realigns
and widens the existing driveway from Amador Plaza Road south of the El Torito restaurant to align with
existing drive aisles in the northeast portion of the Target Store parking area. Included with this realignment is
an approximately 9-foot wide pedestrian/handicapped accessible walkway extending from Amador Plaza Road
to the main drive aisle in front of the store, and enhanced landscaping at the entryway. A pedestrian walkway to
Amador Valley Road from the store is also shown on the applicant's plan. Staff is recommending that paving
or other hardscape material be used to accentuate the pedestrian crossings at the entrance on Amador Plaza
Road and at the drive aisle connections. Additionally, the Conditions of Approval state that the trees in the tree
wells adjacent to the walkway be at least 25-gallons in size and mature to further define the pedestrian
accessway.
As this is an existing shopping center which is not proposed for complete redevelopment at this time, some
flexibility in the application of the guidelines and policies of the Specific Plan are necessary. The applicant has
provided a reasonable solution to obtaining better pedestrian and vehicle access within the center and Specific
Plan area, but proposes a narrower walkway and less landscaping along the walkway then that recommended in
the design guidelines of the Specific Plan. With a narrower walkway, the applicant will not be required to
restripe as many drive aisles as with the wider walkway. The Specific Plan envisions a 20-foot drive aisle with
1 O-foot walkways and substantial landscaping through this area. Staff believes that the addition of the mature
trees in the tree wells and the 9-foot walkway as shown on the project plans are necessary to create a visual
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corridor much like a drive aisle and to provide a more distinctive access route into the shopping center as is
intended by the Specific Plan
An amendment to the Specific Plan is required for the revision in the Specific Plan's Land Use Plan to relocate
the drive aisle from its present location on the plan between the Expo Center and the Target Store properties to
the new alignment proposed by this project. Additionally, certain modifications to the text of the design
guidelines of the Plan are necessary to reflect the changes in the land use concept relative to the 1 O-foot
walkway and substantial landscaping adjacent to the drive aisle. This amendment is proposed in the Resolution
in Attachment 3. Attached also to the Resolution are the Staff recommended Conditions of Approval. If it is
determined that the applicant's proposal reasonably fulfills the intent of the Specific Plan, Staff recommends
that the project be recommended to the City Council subject to the Conditions of Approval.
Consistency with General Plan and Zoning Ordinance
The project is designated as Retail/Office on the General Plan, and is in the C-1 (Retail Commercial) Zoning
District. The continued use of the property for retail use within a shopping center is consistent with the General
Plan designation and the Zoning Ordinance.
Parking
The parcel on which the project is located presently contains 589 parking spaces. Under the City Zoning
Ordinance, 402 parking spaces are required for the existing building and the expanded area. The applicant's
proposal is to provide 557 parking spaces, decreasing the existing parking by 32 spaces, but still providing
sufficient parking under the ordinance requirement of 402. The existing spaces to be lost because of the
expanded building area are those adjacent to the front of the building and on the north side of the building in the
parking field where automobiles are rarely parked. When the Home Depot EXPO Design Center located on the
adjacent parcel was approved, 47 additional parking spaces beyond that required by the Zoning Ordinance for
the Expo Center were provided. It is anticipated that the peak parking demand for the Target project and the
Expo Center will be weekends during the day. As the parcel on which the Target Store is located and the Expo
Center parcel are under the same ownership and sufficient parking is available for each business operation,
there should be no significant impact on parking in the shopping center.
Circulation/Pedestrian Access
The main roadway entrance to the shopping center is from Dublin Boulevard. To improve access from Dublin
Boulevard, the Home Depot Expo Design Center was required to improve the main internal drive aisle into the
site that follows along the Expo Design Center and Target Stores' frontages to replace the previous "T"
intersection with a smooth "S" curve. As conditions of development for the project, the Expo Design Center
was also required to install substantial landscaping in the parking field in front of the center and
resurface/restripe the parking lot. The Target Store project will be required to install additional landscaping in
their parking field as shown in the Landscaping Plan (Exhibit A), and coordinate all improvements so that
convenient and safe access to existing buildings in the shopping center is maintained during construction.
A continuous 6-foot wide sidewalk has been provided from the Burlington Coat Factory to the Target Store
with the Home Depot Expo project to ensure pedestrian safety. This walkway will be continued in front of the
Target Store and wrap around the north side of the building. A pedestrian walkway will also be provided from
the store extending to Amador Valley Boulevard along the northern vehicular accessway as shown on the Site
Plan. As previously mentioned, a walkway will be provided and the existing driveway from Amador Plaza
Road will be widened and realigned to align with existing drive aisles in the parking area for improved access to
the site. An additional pedestrian accessway will also be provided leading from the north side of the building to
3
the future Senior Center Site. This accessway between the two sites will be improved with a crosswalk between
the two sites in the northwest parking area.
Access to Future Senior Center Site
Due to the future use of the adjacent Dublin Library site for a Senior Center, the applicant has been requested to
provide vehicle access between the two sites to improve circulation for the new center. This is shown on the
Site Plan in Exhibit A in the parking area near the accessway to Amador Valley Road. The property owner of
the Target Store site is agreeable to providing a driveway between the sites, and will enter into an agreement
with the City of Dublin to provide the accessway. Parking in the adjacent parking area may also be used for
overflow parking for the Senior Center, and the agreemem will allow the City to reconfigure and/or improve
parking stalls and landscaped islands in that portion of the parking area at the City's cost as part of a future
conversion of the Library. The access right would be granted in the form of an easement with the understanding
that no payment from the City for the easement will be required.
Landscaping
Additional landscaping and irrigation improvements for the parking area am proposed with the project to plant
approximately 300 shrubs and 50 new trees at the site as shown on the Landscaping Plan in Exhibit A. The
selected species and the location of the landscaping and planters will be consistent with the landscaping
improvements proposed for the Home Depot Expo Center property. The Expo Center developer and the Target
Store will coordinate installation of the landscaping improvements in the parking field for the shopping center.
This would simplify construction, avoid the destruction of newly installed improvements and ensure that the
trees would be of the same size and species after the improvements are complete. Landscaping and irrigation
will also be installed between the from of the building and the main drive aisle in planters and on trellises prior
to use of the expanded portion of the building.
As the parking field presently contains only four light standards, additional lighting may be required under the
City's Non-Residential Security Requiremems. To ensure that the lighting in the parking field is adequate, a
Final Lighting Plan is required by the Conditions of Approval for submittal prior to occupancy of the new
portion of the building, and is subject to the review and approval of the Dublin Police Department and the
Director of Public Works.
Design
The proposed expansion of the Target store would increase the square footage of the 110,757 square foot
building to approximately 120,360 square feet. The existing Garden Center of the store covers approximately
4,980 square feet. The net increase in floor area will be approximately 9,600 square feet with enclosed building
area replacing the unenclosed Garden Center. The store will be expanded along the frontage to a depth of
approximately 24 feet in various locations, and on the north side of the building to a depth of approximately 29
feet. The front and sides of the building will be renovated with the expansion to be compatible in design to the
Home Depot Expo Design Center under construction and scheduled to open in March 2002. The parapet of the
building will be 32 feet in height and resemble that of the adjacent Home Depot Expo Design Center. The Expo
Design Center is approximately 32 feet in height and the Burlington Coat Factory (formerly Montgomery
Wards) is approximately 30 feet in height, so the proposed structure will be similar in height and bulk to the
existing structures.
The walkway in front of the Expo Design Center will be continued along the frontage of the Target store and be
accentuated with a similar style pedestrian-scale arcade and trellis feature. The trellis feature will create visual
interest on the front of the building and will be continued on the north side of the structure facing Amador
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Valley Road and the library site. The accompanying colored Elevations/Renderings (Attachment 2) illustrate the
design of the expanded building. The structure would be accented with an arch over the main entrance, accent
scoring, tile medallions, and landscaping on the trellises and in planters along the arcade. Planters will screen
the shopping carts in front of the building from view. Larry Cannon, the City's architectural consultant,
reviewed and suggested modifications in the original design of the structure which the applicant's architect has
incorporated in to the final design of the building. The covered arcades, trees, columns, medallions and accent
scoring will soften the visual impact of the large commercial building, thereby reducing appearance of bulk.
The color of the stucco and accent band along the parapet of the building will be the same of that on the Expo
Design Center building.
Staff feels that the appearance of the building is attractive and greatly improved by the renovation of the faqade
as shown in Attachment 2. The features that the architect has incorporated into the design will be effective in
reducing the visual bulk of the "Big Box" structure and make it appear more compatible with the new adjacent
structure. Additionally, the design of the building incorporates the principle design elements established by the
Specific Plan related to creating visual interest and pedestrian-scale and orientation along building frontages.
ENVIRONMENTAL ANALYSIS:
The project has been reviewed under the California Environmental Quality Act, (CEQA), State CEQA
Guidelines and the City of Dublin Environmental Guidelines. As the net increase in floor area with the
expansion of the structure is 9,600 square feet, the project is Categorically Exempt under Section 15301 (e)(1),
of the State CEQA Guidelines which applies to expansion of Class 1 existing structures by 10,000 square feet or
less. If it is determined that the project fulfills the intent of the Specific Plan, the amendment to the Specific
Plan would not require any further environmental review than that completed for the Specific Plan and
approved on December 19, 2000 with Resolution No. 226-00.
CONCLUSION
The applicable City Departments and agencies have reviewed this application, and their comments have been
incorporated into the Conditions of Approval. The proposed project is consistent with the City's General Plan
and the C-1 zoning district. Parking for the project is consistent with Zoning Ordinance requirements. The
building is well-designed and will be an attractive addition to the Dublin Place Shopping Center.
RECOMMENDATION
Staff recommends the Planning Commission:
3.
4.
5.
6.
Receive Staff presentation;
Open Public hearing;
Take testimony from the Applicant and the Public;
Question Staff, Applicant and the Public;
Close the Public hearing and deliberate; and
Adopt a Resolution (Attachment 3) recommending the Site Development Review and the
amendment to the Downtown Core Specific Plan for this project to the City Council.
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GENERAL INFORMATION
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSORS PARCEL NO.:
EXISTING ZONING:
GENERAL PLAN DESIGNATION:
SPECIFIC PLAN DESIGNATIONS:
ENVIRONMENTAL REVIEW:
Target Corporation
1000 Nicolet Mall, NMI-12H
Minneapolis, MN 55403
Capozzoli Advisory for Pensions
38345 W. Ten Mile Road
Suite 170
Farmington Hills, MI
7200 Amador Plaza Road
941-0305-029-02
C-1 Retail Commercial District
Retail/Office
R/O Retail/Office
The Project is Categorically Exempt from the provisions of the
California Environmental Quality Act (CEQA), State CEQA
Guidelines and the City of Dublin Environmental Guidelines,
under Section 15301(e)(1), Class 1, as the project is an addition to
an existing facility where the net increase in area is less than
10,000 square feet and all services are available. If it is determined
that the project fulfills the intent of the Specific Plan, the
amendment to the Specific Plan would not require any further
environmental review than that completed for the Specific Plan
and approved on December 19, 2000 with Resolution No. 226-00.
(g:pa01-025\PCSR.doc)
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MBH JOB # 40445
10-254)1
R~C~VED
OCT 2, 4:2.001
IDU~LIN pLANNIN(
RESOLUTION NO. 0l-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE SITE DEVELOPMENT
REVIEW AND SPECIFIC PLAN AMENDMENT FOR THE TARGET STORE EXPANSION
PA 01-025
WHEREAS, SLS Associates, on behalf of the Target Corporation has requested approval of a Site
Development Review and amendment of the Downtown Core Specific Plan to allow an approximately
15,000 square foot expansion and renovation of the Target Store in the Dublin Place Shopping Center, with
associated improvements, located at 7200 Amador Plaza Road; and
WHEREAS, a complete application for the above noted entitlement request is available and on file
in the Department of Community Development; and
WHEREAS, Applicant/Developer has submitted project elevations/renderings dated received October
24, 2001, and project plans dated received on November 9, 2001, for a Site Development Review for the
expansion of the Target Store by approximately 15,000 square feet (enclosed building area); and
WHEREAS, the Project is Categorically Exempt from the provisions of the Califomia Environmental
Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section
15301(e)(1), Class 1, as the project is an addition to an existing facility where the net increase in area is less
than 10,000 square feet and all services are available; and
WHEREAS, the City adopted the Downtown Core Specific Plan on December 19, 2000 which was
prepared pursuant to Government Code Sec. 65450 et seq.; and,
WHEREAS, the Specific Plan include permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the Planning Commission does find it appropriate to amend the Land Use Plan, Exhibit 9, of
the Downtown Core Specific Plan to reflect the new location of the drive aisle accessway for consistency with
the project plans, and to modify the text of the Specific Plan to accordingly; and,
WHEREAS, the Planning Commission did hold a public hearing on said project application on
November 13,2001 and recommended approval of the Site Development Review and amendment of the
Downtown Core Specific Plan for this project to the City Council; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission transferred original hearing jurisdiction for this project to the
City Council pursuant to Section 8.96.020.C.3 of the Zoning Ordinance.
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth.
ATTACHMENT
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the
City of Dublin does hereby recommend to the City Council the following findings and determinations
regarding said proposed Site Development Review:
Approval of this application is consistent with the purpose and intent of this Chapter because a general
merchandise retail store is a use permitted within the C-1 (Retail Commercial) Zoning District.
The project is consistent with the Downtown Core Specific Plan, which allows retail uses, and is within
and consistent with the Retail/Office designation of the General Plan and the C-1 (Retail Commercial)
Zoning District which allow retail uses.
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 because it is expansion and
improvement of an existing use and features and physical improvements have been incorporated into the
design of the project which reduce any potential project-related impacts which may impact the public
health, safety and general welfare to a level of less-than- significant.
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 subject site is physically suitable for the type and intensity of the approved development because it
is graded flat, has vehicular access and access to all public services.
F. Impacts to views are addressed because the project does not interrupt any views from 1-580 and 1-680.
Impacts to existing slopes and topographic features are addressed as the site is graded flat and presently
paved in the areas to be developed.
Architectural considerations, including the character, scale and quality of the design, the architectural
relationship with the site and other buildings in the shopping center, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into
the project and as conditions of approval in order to insure compatibility of this development with the
development's design concept or theme and the character of adjacent buildings, neighborhoods, and
uses.
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 that is compatible with other planned landscaping improvements for the
shopping center.
BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does
hereby recommend the Site Development Review and the amendment of the Downtown Core Specific Plan for
PA 01-025, the Target Store expansion and renovation, to the City Council, subject to the following Conditions
of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subiect to Department of Community Development review and
2
approval. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the
Community Development Department, [DSR] Dublin San Ramon Services District. IF] Alameda County
Fire Department/City of Dublin Fire Prevention, [FIN } Finance Department, [PL] Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
GENERAL CONDITIONS
1 Approval. This Site Development Review PL On-going Standard
approval for the expansion and renovation of the
Target Store establishes the detailed design concepts
and regulations for the project. Development
pursuant to this Site Development Review generally
shall conform the project elevations/renderings
submitted by MBH Architects dated received
October 24, 2001 and the colors and materials
shown on the plan, and to the Site Plan and
Landscaping Plan submitted by SLS Associates,
Inc. dated received November 9, 2001, on file in the
Planning Department, and other plans, text, and
diagrams relating to this Site Development Review,
unless modified by the Conditions of Approval
contained herein.
2. Term. Approval of the Site Development Review PL Approval of Standard
shall be valid for one year from approval by the Improvement
Planning Commission. If construction has not Plans
commenced by that time, this approval shall be null
and void. The approval period for Site
Development Review may be extended six (6)
additional months by the Director of Community
Development upon determination that the
Conditions of Approval remain adequate to assure
that the above stated findings of approval will
continue to be met. (Applicant/Developer must
submit a written request for the extension prior to
the expiration date of the Site Development
Review.)
3. Revocation. The SDR will be revocable for cause PL On-going Municipal Code
in accordance with Section 8.96.020.I of the Dublin
Zoning Ordinance. Any violation of the terms or
conditions of this approval shall be subject to
citation.
4. Ordinances/General Plan/Policies. The PW, PL Issuance of Standard
Developer shall comply with, meet, and/or perform Building
all requirements of the Subdivision Map Act, City Permits
of Dublin Subdivision Ordinance, City of Dublin
]~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
Zoning Ordinance, the City of Dublin General Plan,
the Downtown Core Specific Plan, City of Dublin
Standard Conditions of Approval, Public Works
Policies and City grading ordinance unless certain
Public Works requirements are modified by the
Director of Public Works.
5. Hold Harmless. The Applicant/Developer shall PL, PW Ongoing Standard
hold the City harmless for all costs and expenses,
including attorney's fees, incurred by the City or
held to be the liability of the City in connection with
the City's defense of its actions in any proceeding
brought in any State or Federal court challenging
i the City's actions with respect to the
Applicant/Developer's project.
6. Disabled Access Requirements/Ramps. All PW Completion Standard
ramps and accessible routes shall comply with of
current State requirements and City of Dublin Improvements
Standards for disabled access.
7. Water Efficient Landscape Regulations. DSR, PW Approval of Standard
Applicant/Developer shall comply with all Improvement
implementation measures of the "Water Efficient Plans
Landscape" Regulations of the Zoning Ordinance.
8. Standard Public Works Conditions of Approval. PW Approval of Standard
Applicant/Developer shall comply with all Improvement
applicable City of Dublin Standard Public Works Plans through
Conditions of Approval (Attachment A to this completion
Resolution). In the event of a conflict between the
Standard Public Works Conditions of Approval and
these Conditions, these conditions shall prevail.
9. Fees. Applicant/Developer shall pay all applicable Various Various Standard
fees in effect at time of building permit issuance, times, but no
Said fees shall, include, but may not limited to, later than
Planning fees, Building fees, Dublin San Ramon Issuance of
Services District fees, Public Facilities fees, Dublin Building
Unified School District School Impact fees, Permits
Alameda County Fire Services fees, Traffic Impact
fees, Traffic Mitigation Contribution fees, Noise
Mitigation fees, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees, and Park In-Lieu fees. Fees are
subject to change without notice. Unissued building
permits subsequent to new or revised fees shall be
subject to recalculation and assessment of the share
of the new or revised fees.
10. Required Permits. Applicant/Developer shall Various Various Standard
obtain all necessary permits required by other times, but no
4
~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
agencies (i.e., Alameda County Flood Control later than
District Zone 7, California Department of Fish and Issuance of
Game, Army Corps of Engineers, State Water Building
Quality Control Board, Etc.), and shall submit Permits
copies of said permits to the Public Works
Department prior to issuance of Building Permits.
11. Building Codes and Ordinances. All project B Through Standard
constrnction shall conform to the building codes and Completion
ordinances in effect at the time of building permit
issuance.
12. Non-Buildable Easement. Prior to any expansion B Issuance of Standard
of the existing building, the applicant is required to Building
address the issue of the "non-buildable easement" Permits
between the Target building and the adjacent
properties to the satisfaction of the Building
Department. Easements and/or agreements must be
obtained from surrounding property owners if
required by the Chief Building Official.
13. Refuse Collection/Trash Enclosure/Compactor. PL, PW Occupancy of Standard
The refuse collection service provider shall be Any Building
consulted to ensure adequate space is provided to
accommodate collection and sorting ofpetrucible
solid waste as well as source-separated recyclable
materials generated by the business.
In addition, an enclosure for the trash compactor
and dumpster shall be provided at the rear of the
building. Said enclosure(s) shall have a roof to
prevent rainwater from washing contaminants into
the storm drain system. If the dumpster or
compactor will accept wet trash or discarded food
products, the enclosure shall have a floor drain
connected to the sanitary sewer system together
with a hose bib for periodic wash-down. If a new
sealed trash collection/compaction system is
proposed that confines the refuse inside the unit
without leaking or allowing rainwater infiltration,
then the roofed enclosure is not required.
14. Conditions of Approval. In submitting subsequent PW Issuance of Standard
plans for review and approval, Applicant/Developer ' Building
shall submit six (6) sets of plans to the Public Permits
Works Department for plan check. Each set of
plans shall have a copy of these Conditions of
Approval attached with responses to each condition
indicating where on the plans and/or how the
condition is satisfied. A copy of the Standard
~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
Public Works Conditions of Approval shall also be
submitted which has been marked-up to indicate
where on the plans and/or how the condition is
satisfied. Notations shall clearly indicate how all
Conditions of Approval and Standard Public Works
Conditions of Approval will be complied with.
Improvement plans will not be accepted without
annotated conditions and standards attached to each
set of plans. Applicant/Developer will be
responsible for obtaining approvals of all
participating non-City agencies.
15. Clarifications and Changes to Conditions. In the PW On-going PW
event that clarifications and/or changes to these
conditions of approval arc required, the Director of
Public Works shall have the authority to clarify the
intent of the conditions without going to a public
hearing. The Director of Public Works also has thc
authority to make minor modifications to these
conditions without going to a public hearing in
order for the Applicant/Developer to fulfill needed
improvements or mitigations resulting from impacts
from this project.
16. Final Geotechnical Report. Applicant/Developer PW Prior to PW
shall retain a licensed Geotechnical Engineer to issuance of
prepare a Gcotechnical Investigation for the site. Grading
The design of the underground utilities, grading, Permit
paving, retaining walls, and foundations shall be
based on recommendations outlined in said Report.
The Geotechnical Engineer shall certify that the
design conforms to the recommendations before the
City issues a Grading/Site Development Permit.
DEDICATIONS AND IMPROVEMENTS
17. Disabled Access Ramps. Disabled access ramps PW Completion Standard
shall be provided at all intersection curb returns, of
All disabled access ramps shall comply with current Improvements
California Building Code requirements and City of
Dublin Standards.
18. Delivery Truck Access. Any changes to the
parking and drive aisle configuration must
accommodate the turning radii required for tractor
trailer trucks to maneuver through the parking lot
and around the building to access the existing
loading docks in the back. Larger diameter curb
radii along the truck route(s) shall be provided as
needed.
19. Storm Drain Improvements. PW Approval of PW
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~ CONDITION TEXT RESPON. WHEN HOW IS
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In no event shall storm water (sheet flow or pipe Improvement
flow) flow across the property lines onto a Plans
neighbor's property unless allowed by the
property's Conditions, Covenants and Conditions,
by a Private Storm Drain Easement, or by a
Drainage Release is granted by the neighbor.
Any existing storm drain pipes to be abandoned
shall have both pipe ends securely closed with a
tight-fitting plug or wall of minor concrete in
accordance with the State of California Standard
Specifications Section 15-2.05A. Any new storm
drain facilities shall be designed per City standards.
20. Site Clean-Up. The site shall be cleaned of all dirt, PW Completion PW
trash, leaves, weeds, and other debris. The of
Applicant shall also clean all on-site storm drain Improvements
inlets and pipes to prevent debris from discharging
into the public storm drain system.
21. Repair and Resurfacing of Parking Lot. The PW Completion PW
Applicant/Developer shall repair all damaged of
parking lot pavement and hardsurfacing to the Improvements
satisfaction of the Public Works Director. The
i asphalt concrete surfacing within the parking field
must be evaluated, and any distressed areas repaired
by patching or resurfacing. Upon completion of all
repairs, the parking lot pavement on the project
property shown on the project plans shall be sealed
using an approved asphalt concrete sealant.
22. Replacement of Damaged Public Improvements. PW Completion PW
The Applicant/Developer shall replace all damaged of
improvements along the property frontage, within Improvements
the public right-of-way, including the curb, gutter,
sidewalk, driveway, paving (to street centerline),
and utilities as required by the Public Works
Director. All work shall be performed in
accordance with the City's standards, and may only
be performed after the City issues an Encroachment
Permit.
23. Water Quality Requirements. All development PW Prior to PW
shall meet the water quality requirements of the City Issuance of
of Dublin's NPDES permit and the Alameda County the Grading
Urban Runoff Clean Water Program. The plans Permit
must include a separate Erosion and Sediment
Control plan to be implemented during the rainy
season (October 1 st to April 15t~). Said plan shall
conform to the latest standards of the Regional
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]~ CONDITION TEXT RESPON. WHEN HOW IS
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Water Quality Control Board. The site design shall
also include some type of permanent filtration
system for all storm drain inlets within the paved
areas to prevent hydrocarbons and other petroleum-
based contaminants from entering the public storm
drain system. Installation details shall be included
on the plans. In addition, all storm water inlets shall
be stenciled "No Dumping - Flows to Bay" using a
standard stencil available from the Alameda County
Urban Runoff Clean Water Program, located at 951
Turner Court, Hayward, California.
24. Rainwater Leaders. Rainwater leaders for the roof PW Approval of ' PW
drains shall be piped directly to the on-site storm Improvement
drain system. Plans
25. Underground Utilities. All utilities for the PW, PL Approval of PW, PL
expanded building (i.e. electrical, Improvement
telecommunications, cable television, gas, etc.) shall Plans
be installed underground, unless approval is granted
by the Director of Community Development and the
Public Works Director.
26. Improvements within Existing Easements. The PW Approval of PW
Developer/Applicant shall investigate any existing Improvement
easements that may exist across the site. A Plans
Preliminary Title Report shall be submitted to
indicate the locations of any recorded easements
affecting the property, along with any record
information required during plan-check. Before the
Public Works Director approves plans for
improvements within any existing easements, the
Developer/Applicant shall obtain a quit claim or
i written permission from said easement owner, and
shall submit said documentation to the Public
! Works Department.
~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
TRAFFIC AND CIRCULATION
27. Overall Site Parking. Applicant/Developer shall PW Approval of PW
provide parking and all improvements in a manner Improvement
consistent with thc approved project Site Plan, Plans
Exhibit A. All parking spaces shall be striped with
4-inch wide stripes and shall be dimensioned per the
requirements of the Zoning Ordinance.
Handicapped and compact parking spaces shall bc
appropriately identified on thc pavement. The
developer shall provide a minimum 1-foot wide
step-out curb or equivalent on landscape fingers and
islands adjacent to parking stalls. All landscape
planters within thc parking area shall maintain a
twenty (20) foot curb radius for major aisle
intersections and ten (10) foot curb radius for minor
aisle intersections, unless otherwise allowed by the
Public Works Director.
~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
28. Vehicle and Pedestrian Access Improvements PW Approval of PW,PL
from Amador Plaza Road. The driveway Improvement
providing access from Amador Plaza Road to the Plans and
Target Store shall be improved and aligned as During
shown on the approved project Site Plan, Exhibit A. Construction
The improvements shall include a 9-foot wide
pedestrian walkway that is accessible to the disabled
through the parking area as shown on Exhibit A,
with a minimum of six tree wells with enhanced
landscaping. The selected trees shall be mature
trees with a minimum size of 25-gallons. Pedestrian
crosswalks within the project shall be accentuated
with paving or hardscape materials. Said
improvements shall be generally consistent with the
recommendations contained in the final Downtown
Core Specific Plan dated December, 2000, and shall
be subject to review and approval of the City's
Landscape Architect.
The curb radii for all new planter islands shall
accommodate the turning movements of standard
design vehicles as determined by the City, and shall
be completed to the satisfaction of the Director of
Public Works.
Any new planter pockets, medians islands, and
walkways created by the realignment shall be
landscaped to the satisfaction of the Public Works
Director, the Community Development Director,
and the City's Landscape Architect, and be
generally consistent with the character of the
landscaping installed by the neighboring Home
Depot Expo Center.
The Applicant/Developer shall notify and gain
approval from the neighboring property owners
before initiating any changes to the existing parking
fields, and shall coordinate all improvements such
that convenient and safe access to the existing
buildings is maintained during construction of the
parking lot improvements. At a minimum, a
protected pedestrian walkway shall be maintained
between the existing Target building, and the
buildings occupied by the Home Depot Expo
Design Center, Burlington Coat Factory, and Toys
R Us.
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~ CONDITION TEXT RESPON. WHEN HOW IS
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29. Pedestrian Access from Amador Valley PW Approval of PW
Boulevard. The site design shall include a Improvement
disabled/pedestrian walkway from the building's Plans
front or primary entrance to the public sidewalk on
Amador Valley Boulevard in conformance with the
accessible route requirements of the California
Building Code and the approved project Site Plan in
Exhibit A. Said route shall be separate from, and
protected from vehicle traffic in the parking lot, and
be landscaped with trees and vegetation. In no case
shall the walkway be less than 5 feet wide.
30. Speed Table at Entrance. A "speed table" shall be PW Approval of PW
constructed across the main drive aisle in front of Improvement
the building entrance to discourage speeding and to Plans
provide safe pedestrian access to the entrance of the
store from the parking lot.
31. Provision of Access to Adjacent Library PW Approval of PW
Property. Property owner shall enter into an Improvement
agreement with the City of Dublin to provide for a Plans
public vehicle accessway between the existing
Dublin Library site and the adjacent northeast
parking area of the Target Store site. The
agreement shall allow the City to reconflgure and/or
improve parking stalls and the associated
landscaped islands in that portion of the parking
area at the City's cost as part of a future conversion
of the Library to another civic use. Parking in this
area may be used for the overflow parking related to
the futura use of the Library site. The access right
would be granted in the form of an easement with
the understanding that no payment for said
easement shall be requested by the property owner.
The applicant shall improve the pedestrian access
between the properties by improving the existing
accessway at the southeast comer of the Library site
where it bounds on the Target property to create a
safe walkway. This accessway may be replaced by
the City in the future with a walkway that parallels
the new vehicle accessway to the satisfaction of the
Public Works Department.
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32. Signing and Striping Plan. A signage and striping PW Approval of PW
plan for the parking lot shall be submitted to the Improvement
Public Works Department for review and approval. Plans
Said plan shall include dimensions of all drive aisles
and parking stalls, along with detailed descriptions
of all signs and pavement marking~ to be installed.
All striping shall be accordance with the approved
Site Plan at the time of occupancy.
ALAMEDA COUNTY - ZONE 7
33. Requirements and Fees. Applicant/Developer Zone 7, Issuance of Standard
shall comply with all Alameda County Flood PW Building
Control and Water Conservation District-Zone 7 Permits
Flood Control requirements and applicable fees.
34. Wells. Any water wells, cathodic protection wells Zone 7, Issuance of Standard
or exploratory borings shown on the site plan that PW ! Grading
are known to exist, are proposed, or are located Permits
during field operations without a documented intent
of future use filed with Zone 7, are to be closed
prior to any demolition or construction activity.
Said closures shall be in accordance with a well
destruction permit obtained from Zone 7 and the
Alameda County Department of Environmental
Services. Wells scheduled to remain shall be
maintained in accordance with applicable
groundwater protection ordinances.
35. Storm drain easement. Any existing Zone 7 storm Zone 7, Issuance of Standard
drain easements shall be drawn and clearly labeled PW Grading
on a revised Site Plan. This Site Plan shall also Permits
label the existing and proposed facilities, proposed
landscaping, manholes, and all other relevant items
that may fall within/near any easement.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
36. General Conditions
a. Complete improvement plans shall be submitted to Issuance of DSRSD
DSRSD that conform to the requirements of the DSRSD Building 8/15/2001
Code, the DSRSD "Standard Procedures, Specifications Permits
and Drawings for Design and Installation of Water and
Wastewater Facilities," all applicable DSRSD Master
Plans and policies, and all Recycled Water Design and
Construction Standards.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building 8/15/2001
development project's demand. Layout and sizing of Permits
mains shall be in conformance with DSRSD utility master
planning.
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~ CONDITION TEXT RESPON. WHEN HOW IS
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c. Sewers shall be designed to operate by gravity flow to Approval of DSRSD
DSRSD's existing sanitary sewer system. Pumping of Improvement 8/15/2001
sewage is discouraged and may only be allowed under Plans
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 value 20-year maintenance costs as
well as other conditions within a separate agreement with
Applicant/Developer for any project that requires a
pumping station.
d. Domestic and fire protection waterline systems for the Approval of DSRSD
commercial development shall be designed to be looped or Improvement 8/15/2001
interconnected to avoid dead-end sections in accordance Plans
with requirements of the DSRSD Standard Specifications
and sound engineering practices.
e. DSRSD policy requires public water and sewer lines to be Approval of DSRSD
located in public streets rather than in off-street locations Improvement 8/15/2001
to the fullest extent possible. If unavoidable, public sewer Plans
or water easements must be established over the aligrnnent
of each public sewer or water line in an off-street or
private street location to provide access for future
maintenance and/or replacement.
~ f. The locations and widths of all proposed easement Issuance of DSRSD
dedications for water and sewer lines shall be submitted to Grading 8/15/2001
and approved by DSRSD. Permit
g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD
separate instrument irrevocably offered to DSRSD or by Final Map 8/15/2001
offer of dedication on the Final Map.
h. All utility connection fees, plan-checking fees, inspection Issuance of DSRSD
fees, permit fees, and fees associated with a wastewater Building 8/15/2001
discharge permit shall be paid to DSRSD in accordance Permits
with the rates and schedules established in the DSRSD
Code.
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~ CONDITION TEXT RESPON. WHEN HOW IS
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~. All improvement plans for DSRSD facilities shall be Issuance of DSRSD
signed by the District Engineer. Each drawing of Building 8/15/2001
improvement plans shall contain a signature block for the Permits
District Engineer indicating approval of the sanitary sewer
or water facilities shown. Prior to approval by the District
Engineer, Applicant/Developer 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.
Applicant/Developer shall allow at least 15 working days
for final improvement drawing review by DSRSD before
signature by the District Engineer.
j. No sewer line or water line construction shall be permitted Issuance of DSRSD
unless the proper utility construction permit has been Building 8/15/2001
issued by DSRSD. A construction permit will only be Permits and
issued after all of the DSRSD conditions herein have been all DSRSD
satisfied, requirements
k. The Applicant/Developer shall hold DSRSD, its Board of On-gmng ' DSRSD
Directors, commissions, employees, and agents of DSRSD 8/15/2001
harmless and indemnify the same from any litigation,
claims, or fines resulting from completion of the project.
1. The project is located within the District Recycled Water Completion DSRSD
Use Zone (Ord. 280), which calls for installation of of 8/15/2001
recycled water irrigation systems to allow for the future Improvement
use of recycled water for approved landscape irrigation s
demands. Recycled water will be available in the future.
Unless specifically exempted by the District Engineer,
compliance with Ordinance 280, as may be amended or
superseded, is required. All irrigation facilities shall be
subject to review for compliance with District and
Department of Health Services Requirements for recycled
water irrigation design.
EMERGENCY SERVICES
ALAMEDA COUNTY FIRE DEPARTMENT (ACFD)
37. Emergency Access and Water Supply. F Prior to CFC 1998, Sec
Emergency Access and water supply shall be combustible 1001.4
installed prior to combustible storage on site or storage or
vertical construction. A permit for High Piled vertical
Storage shall be required if combustible storage is construction
above 12 feet in height. Access shall be maintained
during construction. Acceptance is based on access
plan approval by Fire Prevention and field
acceptance by the Department of Public Works.
Signage is required for Fire Sprinkler Riser, Fire
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~ CONDITION TEXT RESPON. WHEN HOW IS
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Alarm Room/Panel. Electric Room/Panel, Roof
Access and any location that may require access
during an emergency.
38. Fire hydrants and fire flow. Fire hydrants and fire F Building CFC 1998, Sec.
flow shall be sufficient to meet the minimum permit 901.4.3
requirements for this project. Fire hydrant locations
shall be identified by reflective "blue dot" markers
adjacent to the hydrant 6 inches off center from the
middle of the street. Bollards shall be installed to
protect hydrants where subject to vehicle damage.
If any hydrants arc to be removed with the
development, permits must be received from
DSRSD and the Fire Prevention Division.
39. Fire apparatus roadways. Fire apparatus F Building CFC 1998, Sec
roadways must have a minimum unobstructed width permit 1998
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 and shall have
red curbs painted with labels on one side; roadways
under 28 feet wide shall be posted with signs and
shall have red curbs painted with labels on both
sides of the street as follows: "NO STOPPING
FIRE LANE - CVC 22500.1'. The fire lane shall
be recorded as an Emergency Vehicular Access
i Easement.
40. Sprinkler system. Alterations to the existing fire F Building CFC 1998, Sec
sprinkler and/or fire alarms must be submitted for Permit 1001.4
review and approval to the Alameda County Fire
Department, City of Dublin, Fire Prevention
Division, prior to installation. Submittal ora
separate plan review fee shall be required.
41. Sprinkler system monitoring. Sprinkler systems F. Building CFC 1998, Sec
serving more than 100 heads shall be monitored by Permit 1003.3, as amended
an approved central station, U.L. listed and
certificated for fire alarm monitoring. A copy of the
U.L. listing must be provided to the Alameda
County Fire Department, City of Dublin, Fire
Prevention Division, prior to scheduling the final
test system. The account shall be Certificated.
42. Fire Extinguishers. Provide at least one 2A 10BC F Building CFC 1998, Sec
portable fire extinguisher for each 3000 square feet Permit 1002.1 & 1006.2.7
of floor area. Travel distance to an extinguisher
shall not exceed 75 feet of travel distance and shall
not be between floors. Additionally, one portable
fire extinguisher with a minimum classification of
40BC shall be provided in the kitchen area near
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~ CONDITION TEXT RESPON. WHEN HOW IS
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Prior to: SATISFIED?
cooking equipment.
43. Automatic Extinguishing System. All F Building CFC 1998, Sec
commercial-type cooking equipment must be Permit 1001.4 & 1006.2
protected by an approved fire extinguishing system
(hood and duct). Plans for the extinguishing system
shall be submitted to the Fire Prevention Division
for review and approval prior to installation.
Submittal of a separate plan review fee shall be
required.
44. Addresses. Approved numbers or addresses shall F Occupancy CFC 1998, Sec
be placed on all new and existing buildings. The 901.4.4
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. If rear doors to tenant spaces are
installed, they shall include the numerical address
corresponding to the address on the front of the
building.
45. Exit $ignage. Additional directional exit signs may F Occupancy CFC 1998, Sec
be required to clearly indicate the direction of egress 1212.2
and shall be field verified.
46. Furniture/Equipment Layout. Submit F Building CFC 1998, Sec
furniture/equipment layout showing adequate aisles Permit 1204.2.1
to exit.
47. Knox Box. A Knox Box key lock system is required F Occupancy CFC 1998, Sec
for the building. 10.203
POLICE
48. Non-residential Security. The project shall PL, B, P Occupancy Standard
comply with all City of Dublin Non-Residential
Security Requirements.
49. Security view ports. All man doors shall be PL, P Occupancy Standard
provided with security view ports to prevent
unauthorized entry.
50. Final Lighting Plan. The applicant shall submit a PL, B, P Occupancy Standard
Final Lighting Plan for approval by the Dublin
Police and the Director of Public Works. Exterior
lighting shall be provided within the parking lot,
around the entire perimeter of the building, and over
exterior doors, and shall be of a design and
placement so as not to cause glare onto adjoining
properties, businesses or to vehicular traffic.
Lighting used after daylight hours shall be adequate
to provide for security needs (One foot candle).
Wall lighting around the perimeters of the building
should be supplied to provide "wash" security
lighting as appropriate. The site plan shall be
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]~ CONDITION TEXT RESPON. WHEN HOW IS
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amended to show all existing and proposed light
fixtures. The fixture locations shall be
superimposed on the landscaping plan to establish
whether conflicts between trees and lights will exist.
51. Exterior landscaping. Exterior landscaping shall PL, P Ongoing Standard
be kept at a minimal height and fullness giving
patrol officers and the general public surveillance
capabilities of the area.
52. Theft prevention and security program. The PL, P Ongoing Standard
applicant shall work with the Dublin Police on an
ongoing basis to establish an effective theft
prevention and security program for the business.
53. Graffiti. The Developer shall keep the site clear of PL, P Ongoing Standard
graffiti vandalism on a regular and continuous basis
at all times. Graffiti-resistant materials and foliage
should be used.
HAZARDOUS MATERIALS
54. Contaminated soil warning: Prior to issuance of a PL, PW Prior to Standard
grading permit for the project the applicant shall Grading
notify contractors constructing the proposed Permit
addition in the Garden Center area to be alert to the
potential of encountering contaminated soil during
grading operations and to notify Alameda County
Department of Environmental Health if any suspect
material is found.
ARCHAEOLOGY
55. Archaeology - Should any prehistoric or historic PL, PW, Final Standard
artifacts be exposed during excavation and B Inspection of
construction operations, the Department of Grading
Community Development shall be notified and
work shall cease immediately until an archaeologist,
who is certified by the Society of California
Archaeology (SCA) or the Society of Professional
Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate
mitigation measures, if deemed necessary, prior to
resuming ground breaking construction activities.
Standardized procedures for evaluating accidental
finds and discovery of human remains shall be
followed as prescribed in Sections 15064.5 and
15126.4 of the California Environmental Quality
Act Guidelines.
ARCHITECTURE
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]~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
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56. Architectural Design. The structure shall comply PL Occupancy Standard
with the architectural drawings submitted by MBH
Architects dated received October 24, 2001, and
shall generally conform to the colors and materials
shown on the colored elevation dated received
October 24, 2001, on file in the City of Dublin
Department of Community Development.
SIGNAGE
57. Proposed Signage. All signage for the modified PL Occupancy Standard
building and site, including any proposed
monument signs, shall be subject to the
requirements of the Sign Regulations, Chapter 8.84
of the Zoning Ordinance.
LANDSCAPING
58. Final Landscaping and Irrigation Plan. PL, PW Issuance of COA
Applicant/Developer shall submit a Final Building
Landscaping and Irrigation Plan, conforming to the Permits
requirements of Section 8.72.030 of the Zoning
Ordinance (unless otherwise modified by
Conditions of this Resolution), stamped and
approved by the Director of Public Works and the
Director of Community Development. That plan
should generally conform to the Preliminary
Landscape Plans dated received November --, 2001.
59. Final Landscape Plan Review. The plant palette PL Issuance of COA
varieties shall be shall be subject to review and Building
approval of the Director of Community Permits
Development and reviewed by the City's Landscape
Architect to determine compatibility with reclaimed
water use, where appropriate. An irrigation plan
shall be submitted with Final Landscape Plans
indicating that the system is designed for reclaimed
water, where required by DSRSD.
60. Conflicts with Proposed Landscape Features. PL, PW Approval of Standard
The final landscape and irrigation plans shall show Imp. Plans/
locations of all pedestrian lighting, utilities, Issuance of
drainage ditches, and underdrains at bottom of Building
slopes. Plans shall address tree planting within Permits
public service easements to avoid conflicts with
utilities and streetlights.
61. Standard Plant Material, Irrigation and PL, PW Issuance of Standard
Maintenance Agreement. The Building
Applicant/Developer shall complete and submit to Permits
~ the Dublin Planning Department the Standard Plant
~ Material, Irrigation and Maintenance Agreement.
62. Backflow Devises. Backflow devises shall be PL Issuance of Standard
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~ CONDITION TEXT RESPON. WHEN HOW IS
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hidden from view by means of fencing, enclosures, Grading
landscaping and/or berms. Permits
63. Water Efficient Landscape Regulations. PL, PW, Approval of Standard
Applicant/Developer shall ensure that the Final DSR Final
Landscaping and Irrigation Plan conforms to the Landscape
City's Water Efficient Landscape Regulations, Plans
including dual piping to facilitate future recycled
water.
64. Lighting. Lighting in landscaped and hardscaped PL, PW Approval of Standard
areas throughout the site shall be subject to the Imp. Plans/
review and approval of City's Landscape Architect, Issuance of
Planning, and Public Works Departments, in Building
consideration of IES standards for lighting in Permits
public/community areas. A photometric plot shall
be prepared to show the lighting intensity at all
exterior areas of the site. Additional lighting shall
be installed if the light levels at the ground surface
fail to meet the standards set forth in the City's
Security Ordinance.
65. Fire-Resistant and/or Drought Tolerant Plant PL, PW Approval of Standard
' Varieties. Final landscaping and irrigation plans Imp. Plans/
shall include fire-resistant and/or drought tolerant Issuance of
plant varieties in the plant palette. Building
Permits
66. Bicycle Parking. The Applicant/Developer shall PL, PW Completion Standard
install one bike rack designed to hold up to six of
bicycles. The location of the bike rack shall not Improvements
encroach into any walkway area in a manner that
would reduce the useable width of the walkway to
less than 4'. The rack shall be located in a place
with good visibility from both inside and outside of
the building, and in an area which will be well-
lighted to discourage theft.
67. Landscaping. All landscaping including all trees, PL Occupancy Standard
shrubs and planting for the arbors and hardscape
shall be installed prior to the occupancy or use of
the expanded portion of the building. All
improvements shall be to the satisfaction of the
Director of Public Works.
68. Slopes in Landscaping Areas. The slope within
landscaping areas shall not exceed 4 horizontal to 1
vertical (4:1).
69. Landscaping at Aisle Intersections. Landscaping PL, PW Completion Standard
at aisle intersections and at the driveway entrances : of
shall be such that vehicle sight distance as defined Improvements
by the City of Dublin standards is not obstructed.
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~ CONDITION TEXT RESPON. WHEN HOW IS
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Except for canopy trees, landscaping shall not grow
to a height in excess of 30 inches above the curb in
these areas.
STANDARDS
70. Health, Design and Safety Standards. Prior to PL, PW Occupancy Standard
final approval allowing occupancy of the building,
the physical condition of the site shall meet
minimum health, design, and safety standards
including, but not limited to the following:
a. The drive aisles and parking stalls shall be PL, PW Occupancy Standard
complete and free of building materials, dirt,
and/or debris to allow for safe traffic
movements.
b. All traffic striping and control signing in the PW Occupancy Standard
parking lot shall be repainted or installed to
the satisfaction of the Public Works Director.
c. All new and existing parking lot lights shall PW Occupancy Standard
be energized and functional.
d. Any required repairs to the street, curb, PW Occupancy Standard
gutter, and/or sidewalk that may create a
hazard shall be completed to the satisfaction
of the Public Works Director.
e. All sewer clean-outs, water meter boxes, and PW Occupancy of Standard
other utility boxes shall be set to grade, and Unit
appropriate covers shall be installed.
f. The building shall have Building Department PW, B Occupancy of Standard
final approval for occupancy. Unit
MISCELLANEOUS CONDITIONS
71. Parkland Dedication - The developer shall be PL Building Standard
required to pay a Public Facilities Fee in the Permit
amounts and at the times set forth in City of Dublin
Resolution No. 32-96, adopted by the City Council
on March 26, 1996, or in the amounts and at the
times set forth in any resolution revising the amount
of the Public Facilities Fee. This fee shall apply to
the proposed expanded enclosed area.
72. Compliance With Requirements. F, PW, Approval of Standard
Applicant/Developer shall comply with all PO, Zone Improvement
applicable requirements of the Alameda County Fire 7, DSR, Plans
Department, Public Works Department, Dublin PL
Police Service, Alameda County Flood Control
District Zone 7, and Dublin San Ramon Services
District.
73. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit thirteen (13) sets Building
of construction plans to the Building Department for Permits
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~ CONDITION TEXT RESPON. WHEN HOW IS
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plan check. Each set of plans shall have attached a
copy of these Conditions of'Approval with thc
"How is Condition Satisfied?" column filled out.
The notations shall clearly indicate how all
Conditions of Approval will or have been complied
with. Construction plans will not be accepted
without the annotated resolutions attached to each
set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all
participating non-City agencies prior to issuance of
building permits.
74. Containment of Trash & Debris. Measures shall PW During PW
be taken to contain all construction-related trash, Construction
debris, and materials on-site until proper disposal
can be arranged. The Applicant/Developer shall
keep the adjoining public streets and sidewalk area
clean and free of dirt, debris, and materials at all
times during the construction period. All costs
associated with the City's efforts to mitigate a
hazard as a result of the Applicant's/Developer's
failure to comply shall be borne by the
Applicant/Developer.
75. Temporary Construction Fencing. The use of PW, B During PW
temporary construction fencing shall be installed to Construction
safeguard the public during construction of the new
building and site improvements. Said fencing shall
be subject to the review and approval of the Public
Works Director and the Building Official.
76. Aboveground Utility Screening. All aboveground PL, PW Approval of Standard
utilities that cannot be placed underground (i.e. Improvement
backflow prevention devices, electrical Plans
transformers) shall be screened using landscaping or
an architectural feature acceptable to the Director of
Community Development and Public Works
Director.
77. Best Management Practices. Developer/Applicant PW On-going PW
shall demonstrate to the Director of Public Works
that the project development meets the requirements
of the City of Dublin's "Best Management Practices"
to mitigate storm water pollution.
ENERGY CONSERVATION
78. Energy Conservation. Building plans shall PL, PW Issuance of Standard
demonstrate the incorporation o£ energy Building
conservation measures into the design, construction, Permits
and operation of the proposed development.
:\PA\pa 01-025\COA.doc
21
CITY OF DUBLIN
STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL
Attachment to Exhibit A
Applicant/Developer and its representatives (engineer, contractor, etc.) must meet and follow all the
City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient
Landscaped Ordinance.
GENERAL:
Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin
Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading
Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall obtain copies
of and comply with conditions as noted on "City of Dublin General Notes on Improvement
Plans" and "City of Dublin Improvement Plan Review Check List".
An encroachment permit shall be secured from the Director of Public Works for any work done
within the public right-of-way where the work is not covered under the public improvement
plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed
within a Caltrans right-of-way or that impacts their facilities.
3. Applicant/Developer is responsible for the construction site and construction safety at all times.
Construction of the project shall be conducted so as to minimize the effect of the construction
on the existing community and on the occupants of any new homes as they are completed, as
required by the Environmental Impact Report. Applicant/Developer shall submit a Construction
Noise Management Program/Construction Impact Reduction Plan for review and approval by
the Director of Public Works prior to issuance of grading permit. The following measures shall
be taken to reduce construction impacts and shall be included in the Construction Noise
Management Program/Construction Impact Reduction Plan:
a)
b)
c)
d)
e)
f)
g)
Offsite truck traffic shall be routed as directly as practical between the freeway (I-580)
and the job site, and as approved by the Director of Public Works.
Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit
from the City as required by the Director of Public Works prior to hauling of any
oversized and/or overweight loads on City streets.
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
offsite. Recycled or other non-potable water resources shall be used where feasible.
Construction equipment shall not be left idling while not in use.
All construction equipment shall be fitted with noise muffling devises.
Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
Mud and dust that are carried onto street surfaces by construction vehicles shall be
cleaned up on a daily basis.
ATTACHMENT TO EXHIBIT A
ATTACHMENT 3
h) Excavation haul trucks shall use tarpaulins or other effective covers.
i) Upon completion of construction, measures shall be taken to reduce wind erosion.
Replanting and repaving should be completed as soon as possible.
j) Houses will be constructed in phases so that most of the construction traffic can be
routed into the subdivision without traveling in front of existing homes that are
occupied.
k) During construction, non-residential facilities shall provide pedestrian access from
public streets to building entrances as required by the Director of Public Works.
1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled
using the following methods:
1. All 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 excessive
amounts of dust.
3. Onsite vehicle speeds 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
Director of Public Works.
5. The Department of PublicWorks shall handle all dust complaints. The Director
of Public Works may require the services of an air quality consultant to advise
the City on the severity of the dust problem and additional ways to mitigate
impact on residents, including temporarily halting project construction. Dust
concerns in adjoining communities as well as the City of Dublin shall be
addressed. Control measures shall be related to wind conditions. Air quality
monitoring of PM levels shall be provided as required by the Director of Public
Works.
m) 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. Limiting lane closures and detours to off-peak travel periods.
4. Providing ride-share incentives for contractor and subcontractor personnel.
n) Emissions control of onsite equipment shall be minimized through a routine mandatory
program of low-emissions tune-ups.
o) During construction, noise control and construction traffic mitigation measures within
residential neighborhoods and on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
Applicant/Developer shall designate proposed haul routes, and shall repair damage to County
roads used as haul routes, or damaged by construction activity. An agreement shall be made
with the County, in the form of a letter, that is satisfactory to the County. A copy of the
agreement shall be submitted to the City of Dublin. If determined to be necessary by the
County, a permit shall be issued by the County which addresses the repair of any damaged
portions of County roads, and/or contribution to future overlay projects.
Construction and grading operations shall be limited to weekdays, Monday through Friday, and
non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works
may approve work on Saturday and hours beyond the above mentioned days and hours with the
understanding that the developer is responsible for the additional cost of the Public Works
inspectors' overtime.
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Should any prehistoric or historic artifacts be exposed during excavation and construction
operations, the Department of Community Development shall be notified and work shall cease
immediately until an archaeologist, who is certified by the Society of California Archaeology
(SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior
to resuming ground-breaking construction activities. Standardized procedures for evaluating
accidental finds and discovery of human remains shall be followed as prescribed in Sections
15064.5 and 15126.4 of the California Environmental Quality Act Guidelines.
Applicant/ Developer shall ensure that stationary source emissions associated with project
development are minimized and shall meet the following requirements:
a) The houses shall be designed to meet or exceed the requirements of Title 24 of the
California Code of Regulations (energy efficiency requirements). By meeting or exceeding
these requirements, the houses will require less energy to heat and cool, thereby reducing
the emissions created in the production of electric power and created by burning natural
gas.
b) The project will utilize curbside recycling, which will reduce the amount of solid wastes
from the project which would be deposited at a landfill site, thereby minimizing the amount
of nitrous oxide emissions from the landfill.
c) During rough grading the construction site will be regularly watered to contain dust, and
after construction the front yards and street landscaping will be installed, thereby
minimizing the amount of air pollution caused by airborne dust from the site.
Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities. The use of rodenticides and herbicides within the project
area shall be performed in cooperation with and under the supervision of the Alameda County
Department of Agriculture and will be restricted, to the satisfaction of the Director of
Community Development, to reduce potential impacts to wildlife.
10.
Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a
biological survey of the project site (Preconstruction Survey). The Preconstruction Survey shall
be prepared by a biologist that is approved and hired by the City prior to commencement of
work. The survey shall examine whether any sensitive species exist on or adjacent to the site
and if they exist, shall include protection plans for the species. Applicant/Developer shall be
responsible for the cost of the survey and for City Staff review of the survey.
Applicant/Developer shall submit the survey a minimum of twenty-one (21) days prior to the
anticipated habitat modification date so that the City will have adequate time for review of the
survey. Applicant/Developer shall be responsible for implementing recommendations of the
Preconstruction Survey including any modifications to site design to protect sensitive species as
a result of the survey. Determination of the significance of the discovery shall be determined by
the Director of Community Development. Should any Kit Foxes be discovered on the site
either during the Preconstruction Survey or during project construction, Applicant/Developer
shall be responsible for complying with the Kit Fox Protection Plan.
BONDS, SECURITIES & AGREEMENTS:
11.
Developer shall provide Faithful Performance (100% of improvement costs), Labor and
Material (50% of improvement costs) securities and a cash monumentation bond to guarantee
3
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12.
13.
14.
15.
the installation of project improvements, including streets, drainage, monumentation, grading,
utilities and landscaping subject to approval by the Director of Public Works prior to approval
of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits.
The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms
set forth in the Development Agreement to be approved by the City of Dublin. The
Development Agreement shall include an infrastructure sequencing program and shall be
recorded. The Vesting Tentative Map shall expire at the standard time of two and one half (2
1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6
of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date.
In the event of conflict between the terms of the Development Agreement and the Conditions
of Approval contained herein, the terms of the Development Agreement shall prevail.
Applicant/Developer shall enter into an Improvement Agreement with the City for all project
improvements prior to issuance of improvement permits. Complete improvement plans,
specifications, and calculations shall be submitted to, and approved by, the Director of Public
Works and other affected agencies having jurisdiction over public improvements prior to
execution of the Improvement Agreement. Improvement plans shall show the existing onsite
and offsite project improvements and proposed improvements along the adjacent public streets
and property that relate to the proposed improvements.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall
be filed with the City of Dublin. The surety shall be equal to the amount approved by the
Director of Public Works as necessary to insure restoration of the site to a stable and erosion-
resistant state if the project is terminated prematurely.
Prior to acceptance of the project as complete and release of the Faithful Performance Bond or
securities by the City:
a) All improvements and landscaping shall be installed as per the approved Improvement
Plans and Specifications.
b) An as-built landscaping plan prepared by the Project Landscape Architect shall be
submitted and a declaration by the Project Landscape Architect that all work was done
under his/her supervision and in accordance with the recommendations contained in the
landscape and soil erosion and sedimentation control plans shall be submitted to the
Director of Public Works.
c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final or Parcel and
Annexation Maps, if any, which are tied to the City's existing mapping coordinates
including all as-built plans prepared by a registered Civil Engineer shall be submitted to the
City.
d) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests shall be submitted to the City.
e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all
work was done under their supervision and in accordance with the recommendations
contained in the soil and geologic investigation reports and the approved plans and
specifications and that the finished graded building pads are within ± 0.1 feet in elevation of
those shown on approved plans shall be submitted to the City.
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Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall
be submitted to the City for City mapping purposes.
16.
Upon acceptance of the improvements and receipt of required submittals, the Faithful
Performance bond or security may be replaced with a Maintenance bond that is equal to 25% of
the value of the Performance security. The Maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
17.
The Labor and Materials bond or security is released in accordance with the City's Subdivision
Ordinance and the Subdivision Map Act and after acceptance of the improvements.
18.
Applicant/Developer, and any parties or individuals granted rights-of-entry by
Applicant/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,
Director of Community Development, Zoning Administrator, or any other department,
committee, or agency of the City concerning a subdivision or other development which actions
are brought within the time period provided for in Government Code Section 66499.37;
provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said
claim, action, or proceeding and the City's full actions or proceedings.
IMPROVEMENTS AND DEDICATIONS:
19.
The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading
Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a
registered civil engineer to the satisfaction of the Director of Public Works in accordance with
the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using
standard City title block and formats prior to issuance of building permits and prior to filing the
Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After
approval, original mylars or photo mylars with three sets of blue prints must be submitted to the
City.
20.
A current title report and copies of the recorded deeds of all parties having any recorded title
interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for
adjoining properties and easements which are no more than 6 months old as of the date of
submittal shall be submitted as deemed necessary by the Director of Public Works.
21.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for
the approved streets' right of ways.
22.
Layout and design of the project parking, striping, drive aisles, and sidewalks within the project
shall be configured to maximize safety, circulation, convenience, and sight distance per the
City of Dublin zoning ordinance, standard plans and details, and current policies as approved
by the Director of Public Works. Final detailed layout and design of internal private and public
streets and drive aisles must be approved by the ACFD and Director of Public Works.
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23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
All improvements along streets within the subdivision and as required offsite (including curb,
gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed
prior to occupancy of the first building in accordance with approved City standards and to the
satisfaction of the Director of Public Works and only after the Subdivision Improvement
Agreement has been approved and required bonds and fees have been delivered to the City.
The minimum uniform street gradient shall be 1%. The structure design of the road shall be
subject to approval of the Director of Public Works. Parking lots shall have a minimum
gradient of 1% and a maximum gradient of 5%.
Minimum sight distance for public streets, including intersection sight distance, shall meet the
CALTRANS Highway Design Manual.
All public sidewalks must be within City right of way or in a pedestrian easement except as
specifically approved by the Director of Public Works.
Any relocation of improvements or public facilities shall be accomplished at no expense to the
City.
Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements (including grading, stockpiling and storing of equipment or
material) required outside of the project. The easements and/or rights-of-entry shall be in
writing and copies shall be furnished to the Director of Public Works prior to issuance of any
grading permits.
The boundary of parcels and the exterior boundary of the project shall be survey monumented
at completion of construction of project improvements. The centerline of City and private
streets and new boundaries shall be survey monumented and set in accordance with the City of
Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3)
permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and
elevation data shall be provided to the City in a form acceptable to the Director of Public
Works.
Applicant/Developer shall be responsible for transitioning existing improvements to match
proposed improvements required as Conditions of Approval for this Vesting Tentative Map.
Applicant/Developer shall install all water, gas, sewer, underground electric power, cable
television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk
is installed or as approved by the Director of Public Works. Utility stub connections to property
boundaries shall be required unless waived in writing by the Director of Public Works.
ApplicanffDeveloper shall show in the project construction documents the locations of all
transformers, vaults and electrical boxes, double detector check valves, and joint trenches that
will service the site with electricity, fire protection water system, telephone and CATV to the
buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults
shall be underground. All above ground boxes and transformers shall be screened by landscaping
to the satisfaction of the Director of Community Development and the Director of Public Works.
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33.
Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin
Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall
submit a preliminary lighting plan showing the distribution of lights on the site, type and location
of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of
Public Works prior to construction.
34.
Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda Cotmty
Fire Department standards. Applicant/Developer shall comply with applicable Alameda County
Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood
Control District Zone 7 and Dublin San Roman Services District requirements.
35.
Applicant/Developer shall submit a utilities service report and plan (including a composite base
map showing the location, phasing and construction of all existing and proposed utilities) prior
to issuance of grading permits and to the satisfaction of the Public Works Director and
Community Development Director along with documentation that domestic fresh water,
sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each
residence and building within the project by the applicable utility companies and shall indicate
when such service will be available.
36.
Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the
proper, clean, and safe functioning of utility services for each proposed residence/building
within the project. All utility construction is subject to the requirements and specifications of
the agency having jurisdiction over the respective utility facilities.
37.
All utilities within the project and to each lot shall be underground in accordance with the City
policies and existing ordinances. All utilities shall be located and provided within public street
right of ways and/or public service easements as directed by the Director of Public Works and
shall be sized to meet utility company standards.
38.
All transmission lines shall be constructed away from sensitive areas unless otherwise approved
by the Director of Public Works.
39.
Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works prior to approval of the Final/Parcel Map. These
easements shall allow for vehicular and utility service access.
40.
A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along
all street frontages unless otherwise determined by the Director of Public Works, in addition to
all other easements required by the utility companies or governmental agencies.
41.
ApplicanffDeveloper shall construct a recycled water line and contract with the Dublin San
Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water
service connection points to the project, including all landscaped common areas prior to
occupancy of affected units. The plans for these facilities shall be reviewed and approved by
DSRSD and the City of Dublin Public Works Department.
42.
The landscaped common areas of the project shall have laterals installed to the satisfaction of
the Director of Public Works to enable future recycled water connection in addition to potable
water connection prior to occupancy of any building. Recycled water lines shall be installed to
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43.
44.
45.
46.
47.
48.
49.
50.
51.
52.
53.
serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient
Landscape Regulations.
Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain
improvements of the project for review and approval by the Director of Public Works prior to
issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm
water design calculations by a licensed professional engineer in California.
For all storm drains located outside of the public right of way, a "Storm Drain Easement" or
"Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the
Director of Public Works.
Applicant/Developer shall provide an access road and turn-around and maintenance easement
for access to all storm drainage detention facilities and trash racks.
Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that
all mitigation measures that are necessary as a result of drainage impacts of this project will be
constructed to the satisfaction to of the Director of Public Works prior to occupancy of any
building.
Where possible, roof drains shall empty onto an approved dissipating device and then over
lawn or other planted areas to street or approved drainage facility. Concentrated flows will not
be allowed to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm
drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to
main drain line.
Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet
the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1
square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and
storm drainage facilities for a drainage area greater than 5 square miles shall be designed to
meet the capacity of a 100 year storm.
All streets shall be designed so that the 15-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions of
travel above the 100-year storm level.
No buildings or other structures shall be constructed within a storm drain easement.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto
slopes.
Applicant/Developer shall comply with Alameda County Flood Control District requirements.
If there is a conflict between City and County Flood Control requirements the Director of
Public Works shall determine which requirements shall apply.
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54.
A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase
of development. The design, height, and location of the fences/walls shall be subject to
approval of the Community Development Director and Director of Public Works. Wall
sections shall not be butted together but separated by pilasters unless otherwise approved by the
Director of Public Works.
55.
Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than
the abutting property or adjacent lots within the subdivision, a concrete or masonry block
retaining wall or other suitable solution acceptable to the Director of Public Works shall be
required and any fence or wall height shall be measured from the top of grade on the higher
side of the retaining wall or slope.
56.
All wall or fence heights shall be a minimum 6 feet high (except in those locations where
Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot
sound attenuation wall is required). All walls and fences shall be designed to ensure clear
vision at all street intersections to the satisfaction of the Director of Public Works.
57.
A registered civil or structural engineer shall design all retaining walls over three feet in height
(or over two feet in height with a surcharge) and a building permit shall be required for their
construction. A maintenance and inspection program shall be implemented by the
Applicant/Developer or by the homeowners association for the periodic inspection and
maintenance of all retaining walls that could possibly affect the public right of way.
58.
Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area
on both sides in order to facilitate maintenance by the property owners.
GRADING AND DRAINAGE:
59.
The grading plan designs for this Vesting Tentative map shall be designed in conformance with
the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils
report for the project shall include recommendations 1) for foundations, decks and other
miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures
from top and toes of slopes. Additionally, the soils report shall include a professional opinion
as to safety of the site from the hazards of land slippage, erosion, settlement and seismic
activity. Both the project civil engineer and the project soils engineer must sign the grading
plans. In case of conflict between the soil engineer's recommendations and City ordinances, the
Director of Public Works shall determine which shall apply.
60.
The soils engineer or his technical representative must be present at the project site at all times
during grading operations. Where soil or geologic conditions encountered in grading operations
are different from that anticipated in the soil and geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil investigation,
a revised soil or geologic report shall be submitted and approved by the Director of Public
Works. It shall be accompanied by an engineering and geological opinion as to the safety of
the site from hazards of land slippage, erosion, settlement, and seismic activity.
61.
Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site
for review and approval by the City prior to issuance of grading permit, and (as a minimum)
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62.
63.
64.
65.
66.
67.
68.
69.
shall design the grading plan based on the recommendations outlined in said report, and as
required by the City's Grading Ordinance.
Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction
grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and
sedimentation control plan for the post-construction period shall be prepared by the Project
Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public
Works. Said plans shall include detailed design, location, and maintenance criteria, of all
erosion and sediment control measures. The plans shall provide, to the maximum extent
practicable, that no increase in sediment or pollutants from the site will occur. The post-
construction plan shall provide for long-term maintenance of all permanent erosion and
sediment control measures such as slope vegetation. The construction grading/erosion control
plan shall be implemented and in place by October 15th and shall be maintained in place until
April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the
Applicant/Developer's responsibility to maintain the erosion and sediment control measures for
the year following acceptance of the subdivision improvements by the City Council.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, Applicant/Developer shall submit details as to how it will be
done and routes of travel for the Director of Public Work's approval.
All unsuitable material found at the site shall be removed from the site or stockpiled for later
use in landscape areas.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation
a minimum of one foot (I') above the 100-year flood level. Commercial buildings shall either
provide flood-proofing, or have their finished elevation above the 100-year flood level.
Applicant/Developer shall prove to the City that the proposed building pads are a minimum of
1 foot above a 100-year storm event prior to issuance of grading permits.
Applicant/Developer shall grade all lots to drain to the front of the public streets or private
streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval.
If needed, Applicant/Developer shall construct retaining walls along the rear yard lot lines
and/or side yard lot lines so that each lot will drain directly to its respective front street. All
grading plans shall be reviewed and approved by the Director of Public Works prior to issuance
of grading permits.
Applicant/Developer shall not change the overall drainage patterns of the existing topography
by the grading construction of this project.
Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system or adjacent landowner shall grant a drainage
easement.
No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and
approved by the Director of Public Works. Slopes shall be graded so that there is both
horizontal and vertical slope variation where visible from public areas and the top and bottom
of slopes shall be rounded in order to create or maintain a natural appearance.
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TRAFFIC AND CIRCULATION:
70.
Applicant/Developer shall submit a Line and Striping Plan to the Director of Public Works for
review and approval prior to issuance of building permits. The plan shall show include interim
lane and access configurations and transitions, as approved by the Director of Public Works.
71.
Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority
(LAVTA) on the bus route and location and size of proposed bus stops and shelters within and
on the periphery of the proposed project. The location and configuration of all bus stops and
shelters shall be constructed by Applicant/Developer under the direction of the City's Director
of Public Works prior to occupancy of any building.
72.
Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by
the City Council at the time of issuance of building permits including, but not limited to, the
Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway
interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for
constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations.
73.
All construction traffic and parking may be subject to specific requirements, as determined by
the Director of Public Works, in order to minimize construction interference with regional non-
project traffic movement. Construction traffic routing shall be approved by the Director of
Public Works prior to issuance of grading permit.
74.
Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the
City of Dublin subject to plan approval by the Director of Public Works.
75.
A street sign/naming plan for the internal street system shall be submitted and shall be subject
to approval of the Community Development Director. No single street may intersect any other
street more than once. No continuous street may change direction by 90 degrees more than
once without change of street name for subsequent changes in direction. Street name signs shall
display the name of the street together with a City standard shamrock logo. Posts shall be
galvanized steel pipe.
NPDES (GENERAL):
76.
For projects disturbing five (5) acres or more, Applicant?Developer shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of
any building or grading permits. The SWPPP shall be implemented by the general contractor
and all subcontractors and suppliers of material and equipment. Construction site cleanup and
control of construction debris shall also be addressed in the SWPPP. Applicant/Developer is
responsible for complying with the SWPPP. Failure to do so will result in the issuance of
correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at
the construction site at all times. Fueling and maintenance of vehicles shall be done offsite
unless an approved fueling and maintenance area has been approved as part of the SWPPP.
77.
For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with
the grading plan.
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78.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent
(NOI) has been sent to the California State Water Resources Control Board.
79.
Construction access routes shall be limited to those approved by the Director of Public Works
and shall be shown on the approved grading plan.
80.
Applicant/Developer shall gather all construction debris daily and place it in a covered
dumpster or other container which is emptied or removed on a weekly basis. A secondary
containment berm shall be constructed around the dumpster. When appropriate, tarps shall be
used on the ground to collect fallen debris or splatters that could contribute to storm water
pollution.
81.
All debris from the sidewalk, street pavement and storm drain system adjoining the project site
shall be removed by Applicant/Developer on a daily basis or as required by the City inspector.
During wet weather, avoid driving vehicles off paved areas.
82.
Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining the
project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas before
sweeping.
83.
Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all
onsite storm drain inlets and existing inlets in the vicinity of the project site prior to:
a) Start of the rainy season (October 15)
b) Site de-watering activities,
c) Street washing activities,
d) Saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent
street flooding. Dispose of filter particles in an appropriate manner.
84.
Applicant/Developer shall maintain a contained and covered area on the site for the storage of
bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the
project site that have the potential for being discharged to the storm drain system. Machinery,
tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain
or stream. See the "Building Maintenance/Remodeling" flyer for more information.
85.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
86.
Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the
site in order to reduce the potential for erosion and sedimentation problems. All cut and fill
slopes shall be stabilized as soon as possible after completion of grading. No site grading shall
occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by
the Director of Public Works and implemented by the contractor.
87. The project improvement plans shall include storm water pollution prevention measures for the
operation and maintenance of the project and shall be reviewed and approved by the Director of
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Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate
to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water
runoff. The project plan shall also include erosion control measures to prevent soil, dirt and
debris from entering the storm drain system, in accordance with the practices outlined in the
ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management
Practice Handbooks, State Construction Best Management Practices Handbook and Regional
Water quality Control Board's Erosion and Sediment Control Field Manual.
88.
Applicant/Developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations and/or a
project stop order.
89.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and
pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed
and operated to treat stormwater runoff. When and where possible, xeriscape and drought
tolerant plants shall be incorporated into new development plans.
90.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method
approved by the Department of Public Works.
91.
All onsite storm drains must be cleaned at least twice a year; once immediately prior to the
rainy season (October 15) and once in January. Additional cleaning may be required as
deemed necessary by the Director of Public Works.
NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT):
92.
All washing and/or steam cleaning must be done at an appropriately equipped facility which
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in
such a way that there is no discharge of soaps or other pollutants to the storm drain system.
Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to
the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD).
93.
All loading dock areas must be designed to minimize "mn-on" to or runoff from the area.
Accumulated wastewater that may contribute to the pollution of storm water must be drained to
the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should
be implemented to prevent potential storm water pollution. Applicant/Developer shall
implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter
control and spill clean-up.
94.
All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a
mst-inhibitive paint.
95.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or process area shall not discharge to the storm drain
system. Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to
the review, approval, and conditions of the DSRSD.
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96.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered
and contained as required by the Director of Public Works.
97.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation
of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to
the storm drain system. No cleaning agent may be discharged to the storm drain. If any
cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash
waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary
sewer are subject to the review, approval and conditions of the DSRSD.
98.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the
storm drain system. The design, location, and a maintenance schedule must be submitted to the
Director of Public Works for review and approval prior to the issuance of any building permits.
99.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from,
the area. The area shall not discharge to the storm drains; wash waters should drain to the
sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be
instructed and signs posted indicating that all washing activities shall be conducted in this area.
Sanitary sewer coimections are subject to the review, approval, and conditions of the DSRSD.
100.
Commercial car washes shall be designed so that no wash water shall discharge to the storm
drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer
connections are subject to the review, approval, and conditions of the DSRSD.
101.
Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity
associated with this facility shall discharge to the storm drain system. Wash areas should be
limited to areas that drain to the sanitary sewer collection system, or the wash water collected
for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to
prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated
wash area. Sanitary connections are subject to the review, approval and conditions of the
DSRSD.
102.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face
of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel
dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the
area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to
prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup
plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be
inspected routinely for proper functioning and leak prevention. The fuel dispensing area must
be covered, and the cover's minimum dimensions must be equal to or greater than the area
within the grade break or fuel dispensing area, as defined above. The cover must not drain onto
the fuel dispensing area.
103. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth
impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the
rest of the site by a grade break that prevents nm-on of storm water to the extent practicable.
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The fuel dispensing area is defined as extending a minimum of 6.5 feet from the corner of each
fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a
minimum of 1 foot, whichever is less.
104.
Most washing and/or steam cleaning must be done at an appropriately equipped facility that
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in
such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary
sewer connections are subject to the review, approval, and conditions of the sanitary district
with jurisdiction for receiving the discharge. These requirements shall be required for
automotive related businesses.
105.
All loading dock areas must be designed to minimize "mn-on" or runoff from the area.
Accumulated waste water that may contribute to the pollution of stormwater must be drained to
the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or
intercepted and pretreated prior to discharge to the storm drain system. The property owner
shall ensure that BMPs are implemented to prevent potential stormwater pollution. These
BMPs shall include, but are not limited to, a regular program of sweeping, litter control and
spill clean-up.
106.
The design, location, maintenance requirements, and maintenance schedule for any stormwater
quality treatment structural controls shall be submitted to the City or County Engineer for
review and approval prior to the issuance of a building permit.
NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION):
107.
A homeowners association shall be created and shall be responsible for maintaining all private
streets and private utilities and other privately owned common areas and facilities on the site
including landscaping. These maintenance responsibilities shall include implementing and
maintaining stormwater BMPs associated with improvements and landscaping. CC&R's
creating the homeowners association shall be reviewed and approved by the City or County
Attorney prior to the recordation of the Final/Parcel Map and recorded prior to the sale of the
first residential unit. The CC&R's shall describe how the stormwater BMPs associated with
privately owned improvements and landscaping shall be maintained by the association.
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(COM~ o~
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.... SPECIFIC PLAN BOUNDARY
(MU) MIXED USE
'~ POTENTIAL PLAZA LOCAT1ON (COMB) COMMERCIAL B
(P/O) R~L/O~ICE (COMA) COMMERC~ A
DECEMBER 2000N,T.S, ~,~
LAND USE PLAN
DOWNTOWN CORE SPECIFIC PLANC I T Y O F D U B L I N
EXHIBIT 9