HomeMy WebLinkAbout6.1 Windstar Attch 11-14
RESOLUTION NO. 07 - 52
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
2??, on Zt6 'V
RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE
DECLARATION FOR THE WINDSTAR PROJECT
P A 06-009
WHEREAS, Windstar Communities, Inc. proposes to construct 309 residential units on an
approximately 3.66 acre vacant parcel located at 6600 Golden Gate Drive. The Project also proposes to
amend the West Dublin BART Specific Plan to increase the total number of units permitted for the
Residential.land use designation which will only apply to the Windstar property at this time to adopt a
PD, Planned Development District rezoning to amend the adopted Stage 1 Development Plan, adopt a
Stage 2 Development Plan and a Site Development Review. These proposed actions are collectively
referred to as the "Project"; and
WHEREAS, the Project relies on the 1990 BART Dublin/Pleasanton Extension Project
Environmental Impact Report (SCH#1989011009), the 2001 Dublin Pleasanton BART Station and Transit
Village Project Supplemental Environmental Impact Report (SCH#2000042058), the 2000 West Dublin
BART Specific Plan Negative Declaration and the 2004 Addendum to the Specific Plan Negative
Declaration and Transit Village SEIR. These documents are incorporated herein by reference and
. available for review at the Dublin City Hall; and
WHEREAS, the City prepared an-Initial Study for the proposed Project consistent with CEQA
Guidelines sections 15162 and 15163 and determined that a Mitigated Negative Declaration was required
in order to analyze the potential for new or additional significant environmental impacts of the Project
beyond those identified in the prior EIRs, Negative Declaration and Addendum; and
WHEREAS, based on the Initial Study, the City prepared a Mitigated Negative Declaration dated
July 2007 which reflected the City's independent judgment and analysis of the potential environmental
impacts of the Project, and which was circulated for public review from July 20,2001 through August 21,
2007; and
WHEREAS, the City received one comment letter on the Mitigated Negative Declaration during
the public review period, from the California Department of Transportation; and
WHEREAS, the City prepared a response to the California Department of Transportation,
providing the City's good faith reasoned analysis as to the environmental issues raised in the comments.
The comment letter and responses to the comments are attached as Exhibit A and are incorporated herein
by reference; and
WHEREAS, a Staff Report, dated October 23, 2007.and incorporated herein by reference,
described and analyzed the Mitigated Negative Declaration, comments on the Mitigated Negative
Declaration, and the Project for the Planning Commission; and
WHEREAS, the Planning Commission reviewed the Staff Report and the Mitigated Negative
Declaration, including comments and responses, at a noticed public hearing on October 23,2007 at which
time all interested parties had the opportunity to be heard; and
1
Attachment 11
2~4~ 2.~7.--
WHEREAS, the Mitigated Negative Declaration dated July 2007, and incorporated herein by
reference, together with the comment letter and responses in Exhibit A, constitute the Mitigated Negative
Declaration for the Project and reflect the City's independent judgment and analysis on the potential for
environmental impacts from the Project. The Mitigated Negative Declaration and related project and
environmental documents, including the prior 1990 Dublin/Pleasanton Extension Project EIR
(SCH#1989011009), 2001 Dublin/Pleasanton BART Station and Transit Village SEIR
(SCH#2000042058), the 2000 West Dublin BART Specific Plan Negative Declaration and the 2004
Addendum to the Specific Plan Negative Declaration and the Transit Village SEIR. All of the documents
incorporated herein by reference, are available for review in the City Planning Division at the Dublin City
Hall, file P A 06-009, during normal business hours. The custodian of the documents and other materials
which constitute the record of proceedings for the Project is the City of Dublin Community Development
Department, 100 Civic Plaza, Dublin CA 94568, attn: Erica Fraser.
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED THAT the Mitigated Negative Declaration together with the
previously certified environmental documents adequately describe the impacts ofthe Project. There is no
substantial evidence in light of the whole record before the City that the Windstar Project as mitigated
will have a significant effect on the environment.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission has reviewed and
considered the Mitigated Negative Declaration and hereby recommends that the City Council adopt the
Mitigated Negative Declaration as complete, adequate and in compliance with CEQA, the State CEQA
Guidelines, and the City of Dublin's Environmental Guidelines, and make all required CEQA findings.
PASSED, APPROVED AND ADOPTED this 23rd day of October, 2007.
AYES: Schaub, Wehrenberg, Tomlinson, Biddle and King
NOES: None
ABSENT: None
ABSTAIN: None
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2006\06-009 Windstar Condos - TMAP, SDR, PD\PD SDR Nov 2006\PC PH\PC Reccomend MND.DOC
2
RESOLUTION NO. 07- 53
t. ~6on 2.~~
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A WEST DUBLIN BART
SPECIFIC PLAN AMENDMENT TO INCREASE THE ALLOWABLE DENSITY FOR THE
RESIDENTIAL LAND USE DESIGNATION
P A 06-009
WHEREAS, the Applicant, Windstar Communities, Inc., has submitted an application to the City
regarding a 3.66 acre parcel ("Windstar") located at 6600 Golden Gate Drive (APN 941-1500-046-01);
and
WHEREAS, the Windstar property is located within the West Dublin BART Specific Plan area;
and
WHEREAS, the application for the Windstar Project includes a West Dublin BART Specific Plan
amendment to increase the allowable density for the Residential land use designation to permit up to 84
dwelling units per acre; and
WHEREAS, the proposed amendment will affect only the Project site at this time because this is
the only site with a land use designation of Residential in the West Dublin BART Specific Plan area; and
WHEREAS, the Project site is currently vacant; and
WHEREAS, the Project would amend the West Dublin BART Specific Plan, as noted below:
. On page 11, Objective 7.2, increase the maximum allowable density to 84 units per acre;
. On page 33, Table 5, change the Residential category to allow up to 84 units per acre and 309
units on 3.66 acres; and
. On page 41, under Section5.2, change the Residential land use category to permit between 30
to 84 dwelling units per acre.
WHEREAS, the BART Board of Directors certified the 1990 DublinIPleasanton Extension
Proje.ct EIR (SCH#1989011009), 2001 Dublin/Pleasanton BART Station and Transit Village SEIR
(SCH#2000042058) and the City Council has adopted the 2000 West Dublin BART Specific Plan
Negative Declaration and the 2004 Addendum to the Specific Plan Negative Declaration and the Transit
Village SEIR which documents were the bases for past City actions concerning the Project site and which
contain mitigation measures which continue to apply to this Project; and
WHEREAS, pursuant to CEQA and the CEQA Guidelines, the City as the Lead Agency prepared
a Mitigated Negative Declaration for the project entitled "Mitigated Negative Declaration for the
Windstar Development" and circulated it for review; and
WHEREAS, at its October 23, 2007 hearing, the Planning Commission adopted Resolution OT..52
incorporated herein by reference, recommending that the City Council adopt a Mitigated Negative
Declaration for the Project; and
ATTACHMENT 12
. . L "?,fA ~ 1..~~
WHEREAS, a Staff Report, dated October 23,2007 and incorporated herein by reference,
described and analyzed the Project, including the proposed amendment to the West Dublin BART
Specific Plan and the Mitigated Negative Declaration; and
WHEREAS, the Planning Commission did hold a Public Hearing on said Project applications on
October 23, 2007; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this Resolution.
BE IT FURTHER RESOLVED that the Dublin Planning Commission recommends that the City
Council approve the amendments to the West Dublin BART Specific Plan, noted on Page 1 of this
Resolution, based on findings that the amendments are in the public interest and are consistent with the
Dublin General Plan.
PASSED, APPROVED AND ADOPTED this 23rd day of October 2007 by the following vote:
AYES: Schaub, Wehrenberg, Tomlinson, Biddle and King
NOES: None
ABSENT: None
ABSTAIN: None
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2006\06-009 Windstar Condos.. TMAP, SDR, PD\PD SDR Nov 2006\PC PH\PC Reso GPA SPA.DOC
2
::? ~., U() 2.. ~ Z--
RESOLUTION NO. 07- 54
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A
PD-PLANNED DEVELOPMENT REZONING TO AMEND THE STAGE 1 DEVELOPMENT
PLAN AND APPROVE A STAGE 2 DEVELOPMENT PLAN FOR THE WINDST AR PROJECT
(APN 941-1500-046-01)
P A 06-009
WHEREAS, the Applicant, Windstar Communities, Inc., submitted applications for a 3.66 acre
project area located within the West Dublin BART Specific Plan Area. The applications include approval
of a PD rezoning with: a) an amendment to a portion of the approved Stage 1 Development Plan
(Ordinance 8-04, PA 03-033); and b) approval of a Stage 2 Development Plan for the project area, 3.66
acres located at 6600 Golden Gate Drive. The project proposes a total of 309 residential units and rela~ed
site improvements, collectively the "Project"; and
. WHEREAS, the Project area is located at 6600 Golden Gate Drive and the property is currently
vacant; and
WHEREAS, on March 16, 2004, the City Council approved a PD rezoning and related Stage 1
Development Plan for 6600 Golden Gate Drive (APN 941-1500-046, PA 03-.033), Ordinance 8-04,
incorporated herein by reference; and
WHEREAS, upon preparation of the application described above, in May of 2007, the Applicant
requested that the total number of residential units permitted on the site be increased by 99 units for a total
of 309 residential units; and
WHEREAS, on June 5, 2007, the City Council authorized the initiation of a West Dublin BART
Specific Plan Amendment study request to study an increase in the allowable density for the Project site;
and
WHEREAS, the Applicant has submitted a complete application which is available and on file in
the Planning Division for a Stage 1 Development Plan amendment and a Stage 2 Development Plan for
the Proj ect; and
WHEREAS, the City has prepared a Mitigated Negative Declaration for the Project; and
WHEREAS, on October 23, 2007, the Planning Commission adopted Resolution 07-52
recommending that the City Council adopt a Mitigated Negative Declaration, which Resolution is
incorporated herein by reference; and
WHEREAS, a Staff Report dated October 23, 2007 and incorporated herein by reference,
described and analyzed the Project, including proposed amendments to the West Dublin BART Specific
Plan and the PD rezoning with related Stage 1 and Stage 2 Development Plan actions; and
WHEREAS, the Planning Commission reviewed the Staff Report and the Mitigated Negative
Declaration at a duly noticed Public Hearing held on October 23, 2007 at which time all interested parties
had the opportunity to be heard; and
Attachment 13
~3~aoZ~~
WHEREAS, the Planning Commission did use its independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission, based on the findings
in the attached draft Ordinance, recommends that the City Council approve the ordinance attached as
Exhibit A and incorporated herein by reference, which ordinance approves a PD rezoning including
related amendment of the Stage 1 Development Plan and adoption of a Stage 2 Development Plan for the
Windstar project (P A 06-009).
PASSED, APPROVED, AND ADOPTED this 23rd day of October 2007 by the following vote:
AYES: Schaub, Wehrenberg, Tomlinson, Biddle and King
NOES: None
ABSENT: None
ABSTAIN: None
Planning Commission Chair
ATTEST:
Planning Manager
2
2 30( If.b 2. 'i? 1---
RESOLUTION NO. 07 - 55
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR THE WINDSTAR PROJECT, A 309-UNIT
RESIDENTIAL COMMUNITY LOCATED AT 6600 GOLDEN GATE DRIVE
(APN 941-1500-046:'01)
P A 06-009
WHEREAS, the Applicant, WindstarCommunities, Inc., has requested approval of a Site
Development Review for the construction of a 309-unit residential community located at 6600 Golden
Gate Drive; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review
for the construction ofthe residential Project; and
WHEREAS, the Applicant has submitted Project Plans for the requested entitlement prepared by
MVE Studio received by the Planning Division on October 10,2007; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, the BART Board of Directors has certified the 1990 Dublin/Pleasanton Extension
Project EIR (SCH#1989011009), 2001 Dublin/Pleasantbn BART Station and Transit Village SEIR
(SCH#2000042058) and the Dublin City Council has approved the 2000 West Dublin BART Specific
Plan Negative Declaration and the 2004 Addendum to the Specific Plan Negative Declaration and the
Transit Village SEIR which relate to this Project; and
WHEREAS, pursuant to the CEQA, a Mitigated Negative Declaration has been prepared to
address any environmental impacts related to this Proj ect; and
WHEREAS, a Staff Report was submitted to the Planning Commission on October 23, 2007
recommending approval of said application; and
WHEREAS, the Planning Commission did hold a Public Hearing on said application; and
WHEREAS, a proper notice of said Hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby make the following findings and determinations regarding the proposed Site Development
Review:
A. The proposed Project, as conditioned, is consistent with the purpose and intent of Chapter 8.104
Site Development Review of the Zoning Ordinance because: 1) the proposed Project will be
compatible with the surrounding area because the development is designed with respect to the
ATTACHMENT 14
d. Lt D ~ 1 g"J,
adjacent properties which are designated for Residential, Commercial and Office uses as well as
the AMB residential project which has been approved for the property located adjacent to the
Project site as required by Section 8.104.020.A of the Dublin Zoning Ordinance; 2) the proposed
Project will conform to the density, design, and allowable uses as stated in the West Dublin BART
Specific Plan; 3) the Project will be an attractive addition to the City and therefore will meet the
requirements of Sections 8.104.020.D and E; and 4) the overall design of the Project is compatible
with the urban design guidelines of the West Dublin BART Specific Plan.
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies
with the policies of the General Plan and the West Dublin BART Specific Plan, the zoning
requirements of the Stage 1 Development and the Stage 2 Rezone in which the Project is located
because: J) the overall design of the Project is consistent with the design requirements discussed
in urban design guidelines in the West Dublin BART Specific Plan; 2) the overall Project, will be
consistent with the allowable density in the West Dublin BART Specific Plan and total
development potential for the site as stated in the amended Stage I Development Plan; 3) the
proposed development is compatible with the General Plan Land Use designation of High-Density
Residential which allows for a 25.1 dwelling units or more per acre; 4) the proposed Project is
consistent with the overall design requirements of the West Dublin BART Specific Plan which
encourages a dense residential project in this location; and 5) the proposed Project will have a
pedestrian friendly design with well-articulated elements an consistent architectural design which
the proposed Project will achieve.
C. The proposed Project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, nor be detrimental to the public health, safety and welfare
because: 1) there will not be any significant environmental impacts associated with the Project and
the Project has been conditioned to comply with all mitigation measures adopted as part of the
1990 Dublin/Pleasanton Extension Project Environmental Impact Report and the 2001
DublinIPleasanton BART Station and Transit Village Supplemental Environmental Impact Report;
2) a Mitigated Negative Declaration for the Project has been prepared to mitigate impacts resulting
from this Project to a less than significant level; 3) the site layout and design of the proposed
development is compatible with the future AMB residential development located adjacent to this
property to th,e west; and 4) as conditioned, the buildings will be operated in such a manner as to
reduce impacts on the surrounding neighborhood.
D. The proposed Project will not be injurious to property or improvements in the neighborhood
because: 1) the Project has been conditioned to comply with all Building Division, Fire
Department, Public Works Department, Planning Division and Dublin San Ramon Services
District requirements; and 2) as conditioned, the site will be operated in such a manner as to
reduce impacts on the surrounding neighborhood, streets and pedestrian areas.
E. The site development for the proposed Project has been designed to provide a desirable
environment for the Project and surrounding areas because: 1) as designed, the architecture of the
building including roof forms, colors and materials is compatible with the design of existing and
approved projects in the vicinity; 2) new street trees, planters and shrubs will be planted along the
streets to enhance the built environment; 3) the overall design of the Project is consistent with the
design requirements discussed in the West Dublin BART Specific Plan urban design guidelines; 4)
the design of the building includes varying heights and forms to create interest; 5) a variety of
2
24 t 00 2~-z.-
building materials and colors will be provided to promote interest on the building; 6) the buildings
will have four sided architecture; and 7) a new fountain and attractively landscape area will be
located on the corner of Golden Gate Drive and St. Patrick Way to provide a ,unique focal point for
this area.
F. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: 1) the West Dublin BART Specific Plan envisioned a dense
residential development in this area to take advantage of the new BART station as well as jobs,
retail and other transit opportunities in the area; 2) the General Plan land use designation for the
site permits a density of 25.1 dwelling units or more per acre; and 3) the proposed density of 84
units per acre is consistent with the amended West Dublin BART Specific Plan which allows up to
84 dwelling units per acre on the Project site.
G. There are no impacts to slopes or topographic features because: the existing site is relatively flat.
H. The character, scale, quality and design of the Project is compatible with the proposed
development, existing and approved projects in the area and with anticipated future development
in the area because: 1) the proposed Project includes a residential community which is compatible
with the future anticipated development of the West Dublin BART Specific Plan area; 2) the
proposed Project has been sited with minimal setbacks to the street to enhance the connection
between the Project and the pedestrian activity on the adjacent sidewalks; 3) the perceived massing
and overall density. of the site has been reduced by pedestrian elements, attractive landscaping,
window forms, varying roof forms and varying building wall set backs; 4) the proposed design of
the building includes architectural elements which are consistent with the design of the approved
residential project located adjacent to this site; 5) the design of the Project is well designed in and
of itself and provides an attractive addition to the vicinity; and 6) the proposed color palette is
compatible with colors found in the vicinity.
1. Parking on-site will conform to the requirements of the Dublin Zoning Ordinance, Stage 1
Planned Development Zoning and as amended by the Stage 2 Development Plan because: 1) a
total of 566 parking stalls are required to be provided for the Project based on the requirements of
the Zoning Ordinance; 2) the Project proposes a total of 479 parking stalls which will result in a
deficit of 87 parking stalls over what is required by the Zoning Ordinance; 3) the Project proposing
435 stalls to be dedicated to resident parking and 44 parking stalls dedicated to guest parking; 4)
the proposed parking ratio for the Project is 1.55 parking stalls per unit; 5) a Triggering Analysis
was prepared for the Project by TJKM which examined the provision of parking for the
development; 6) the Triggering Analysis concluded that a parking ratio of 1.55 stalls per unit was
warranted based on the fact that the Project is a transit oriented development and is located in
close proximity to the new West Dublin BART Station; and 7) the reduced parking ratio has been
approved as part of the Stage 2 Planned Development Rezone for the site.
J. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Stage 1 Planning Development Zoning and Stage 2 Planned Development
Rezone because: 1) new street trees, per the City's Streetscape Master Plan, will be planted along
the street; 2) landscape planters in addition to the street trees and accent trees, will be located
adjacent to the street to promote a pedestrian friendly environment and to offer additional
landscape materials in the area 3) a mix of attractive plantings is located throughout the site; and
3
2. 42 OQ 2~-z.--
4)a fountain with accent landscaping has been provided at the corner of GQlden Gate Drive and
St. Patrick Way to provide a unique focal point for the Project as well as the Specific Plan area.
K. Approval of this amendment complies with Chapter 8.58 relating to the Public Art Contribution
because: 1) the proposed Project has been conditioned to require the Project to comply with
Chapter 8.58, Public Art Contribution, of the Dublin Zoning Ordinance and the Applicant will
install public art on the site.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, Site Development Review, for Windstar, a 309-unit residential project, as generally depicted
in the written statement and Project Plans prepared by MVE Studio and to the Landscape Plans prepared
by the Guzzardo Partnership received by the Planning Division on October 10, 2007 labeled Attachment 9
of the October 23, 2007 Planning Commission Agenda Statement, stamped approved, and on file with the
Community Development Department, subject to the following conditions:
BE IT FURTHER RESOLVED that this approval of the Site Development Review shall not take
effect until the Stage 1 Development Plan amendment and Stage 2 Planned Development Rezone and
Specific Plan Amendment has been adopted by the City Council.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
. approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal,
[CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control
and Water Conservation District, Zone 7, [LA VTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services.
1.
Approval. This Site Development Review approval
for the Windstar residential development, P A 06-009
establishes the detailed design concepts and
regulations for the project. Development pursuant to
this Site Development Review generally shall conform
to the project plans submitted by MVE Studio received
October 10, 2007 on file III the Community
Development Department, and other plans, text, and
diagrams relating to this Site Development Review,
unless modified by the Conditions of Approval
contained herein.
Permit Ex iration. Construction or use shall
PL
On-going Planning
2.
PL
One year from DMC
4
24~ot2~v
3.
commence within one (1) year of Permit approval or
the Permit shall lapse and become null and void.
Commencement of construction or use means the
actual construction or use pursuant to the Permit
approval or demonstrating substantial progress toward
commencing such construction or use. If there is a
dispute as to whether the Permit has expired, the City
may hold a noticed public hearing to determine the
matter. Such a determination may be processed
concurrently with revocation proceedings III
appropriate circumstances. If a Permit expires, a new
application must be made and processed according to
the re uirements of this Ordinance.
Time Extension. The original approving decision-
maker may, upon the Applicant's written request for an
extension of approval prior to expiration, and upon the
determination that any Conditions of Approval remain
adequate to assure that applicable findings of approval
will continue to be met, grant a time extension of
approval for a period not to exceed six (6) months. All
time extension requests shall be noticed and a public
hearing or public meeting shall be held as required by
the articular Permit.
Permit Validity. This Site Development Review
approval shall be valid for the remaining life of the
approved structure so long as the operators of the
subject property comply with the project's conditions
of ap roval.
Revocation of permit. The Site Development Review
approval shall be revocable for cause in accordance
with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of
this ermit shall be subject to citation.
Requirements and Standard Conditions. The
App Ii c ant/ Developer shall comply with applicable
City of Dublin Fire Prevention Bureau, Dublin Public
Works Department, Dublin Building Department,
Dublin Police Services,.. Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions. Prior to
issuance of building permits or the installation of any
5
4.
5.
6.
PL
PL
PL
Various
permit
approval
One year from
permit
approval
On-going
On-going
Building
Permit
Issuance
8.96.020.
D
DMC
8.96.020.E
DMC
8.96.020.F
DMC
8.96.020.1
Standard
improvements related to this project, the Developer
shall supply written statements from each such agency
or .department to the Planning Department, indicating
that all applicable conditions required have been or
will be met.
7. Required Permits. Developer shall obtain all permits
required by other agencies including, but not limited to
Alameda County Flood Control and Water
Conservation District Zone 7, California Department
of Fish and Game, Army Corps of Engineers, Regional
Water Quality Control Board, Caltrans and provide
copies of the ermits to the Public Works Department.
8. Fees. Applicant/Develop~r shall pay all applicable
fees in effect at the time of building permit issuance,
including, but not limited to, Planning fees, Building
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees,
Fire Facilities Impact fees, Alameda County Flood and
Water Conservation District (Zone 7) Drainage and
Water Connection fees; or any other fee that may be
ado ted and a licable.
9. Parkland Fee. Parkland shall be dedicated and / or in-
lieu fee paid, prior to approval of the Final Map or
issuance of building permits, whichever occurs first, in
accordance with the City's Subdivision Ordinance.
10. Indemnification. The Developer shall defend,
indemnify, and hold harmless the City of Dublin and
its agents, officers, and employees from any claim,
action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside, void,
or annul an approval of the City of Dublin or its
advisory agency, appeal board, Planning Commission,
City Council, Community Development Director,
Zoning Administrator, or any other department,
committee, or agency of the City to the extent such
actions are brought within the time period required by
Government Code Section 66499.37 or other
applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's tly
6
PW
Various
Various
ADM
Building
Permit
Issuance
Building
Permit
Issuance
Approval of
Final Map or
Issuance of
Building
Permit
(whichever
comes first)
On-going
Standard
Various
Standard
Administr
ationlCity
Attorney
21f5U02~v
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or proceedings.
11. Clarification of Conditions. In the event that there
needs to be clarification to the Conditions of Approval,
the Director of Community Development and the City
Engineer have the authority to clarify the intent of
these Conditions of Approval to the Developer without
going to a public hearing. The Director of Community
Development and the City Engineer also have the
authority to make mInor modifications to these
conditions without going to a public hearing in order
for the Developer to fulfill needed improvements or
mitigations resulting from im acts to this roject.
12. Clean-up. The Applicant/Developer shall be
responsible for clean-up and disposal of project related
trash to maintain a safe, clean, and litter-free site.
13. Modifications. Modifications or changes to this Site
Development Review approval may be considered by
the Community Development Director if the
modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
14. Controlling Activities. The Applicant/Developer
shall control all activities on the project site so as not
to create a nuisance to the existing or surrounding
businesses and residences.
15. Soft Building Materials. Soft Foam or efis type
material may be installed no closer then 6 feet from the
earth or paved areas.
16. Accessory/Temporary Structures. The use of any
accessory or temporary structures, such as storage
sheds or trailer/ container units used for storage or for
any other purposes, shall be subject to review and
a proval by the Community Develo ment Director.
PW
On-going
Public
Works
Planning
DMC
8.104.100
Planning
Planning
DMC
8.108
17. Mitigation Monitoring Program. The Applicant/
Developer shall comply with all applicable mitigation
measures included in the 1990 Dublin/Pleasanton
Extension Project Environmental Impact Report, the
2001 Dublin/Pleasanton BART Station and Transit
Village Supplemental Impact Report and the 2007
Windstar Mitigated Negative Declaration.
18. E uipment Screening. All electrical and/or
7
PL
On-going
PL
On-going
PL
On-going
PL
Building
Permit
Issuance/
On-going
On-going
PL
PL
On-going
PL
Building
Adopted
Environm
ental
Document
s
Planning
mechanical equipment shall be screened from public
VIew. Any roof-mounted equipment shall be
completely screened from VIew by materials
architecturally compatible with the building and to the
satisfaction of the Community Development Director.
The Building Permit plans shall show the location of
all equipment and screening for review and approval
by the Director of Community Development.
19. Colors. The exterior paint colors of the buildings are PL
subject to City review and approval. The Applicant
shall paint a portion of the building the proposed
colors for review and approval by the Director of
Community Development pnor to painting the
buildings, whose approval shall not be unreasonably
withheld.
20. Trash and Recycling Bins. Trash and recycling bins PL
may be temporarily located outside of the parking
structure for pick-up only. If the trash and recycling
bins are temporary moved outside, the bins must be
immediately relocated inside the building after the
ick-u has occurred.
21. Awnings. All awnings shall be maintained in a like PL
new manner. If the awnings become torn, damaged or
faded or if reasonably required by the Community
Development Director the awnmgs shall be
immediately replaced.
22. Railings. Each balcony railing shall have an opaque PL
material behind the railing, or the balcony shall be
constructed to be opaque, to block views of the
balcony area.
23. Trash and Waste Accumulation. The Applicant or PL
any future owner shall provide and conduct regular
maintenance of the site at least once daily, in order to
eliminate and control the accumulation of trash, excess
waste materials and debris.
24. Hydrologic Analysis. The Applicant shall prepare a PL, Zone 7
Hydrologic Analysis to show that runoff from the site
will not impact downstream facilities. Zone 7 shall
review the analyses for completeness and accuracy and
shall approve the analysis prior to issuance of a
Building Permit.
25. Sign age. Signage shall be installed on the internal PL
driveway system which states that the parking stalls are
limited to two hour parking Monday through Friday
8
Permit
Issuance
Through
Completion!
On-going
Occupancy
On-going
On-going
On-going
On-going
Issuance of
Building
Permits
Master Sign
Program
Planning
Planning
Planning
Planning
Planning
Mitigated
Negative
Declaratio
n
Mitigated
Negative
Declaratio
~ 41 an -Z~v
from 7 am to 5 pm. This signage shall be included in
the Master Sign Program and shall be installed prior to
Occupancy.
26. Master Sign Program. Prior to Occupancy, the
Applicant or Developer shall apply for and receive
approval of a Master Sign Program for all signage
associated with this project.
27. Guest Parking. The Building Permit plans shall show
that the parking layout has been modified so that 411
stalls are provided for resident parking and 68 parking
stalls are provided for guests (with 44 of the guest
stalls located on the internal driveway).
28. Resident Stalls. Prior to Occupancy, the
owner/developer shall provide proof that the resident
arking stalls are assigned to residents.
29. .Flex Car. The Applicant shall research flex car
opportunities for the residents and incorporate a flex
car into the roject if feasible.
30. Exterior Colors. The powder sand color shall be used
as an accent color only and the locations where shown
as a body color on the project plans shall be removed
and replaced with a color which is compatible with the
building, as approved by the Community Development
Director.
31. Elevations. The Applicant shall modify the building
and landscaping at the corner of St. Patrick Way and
Golden Gate Drive to make a more interesting focal
point on this corner, as approved by the Community
Develo ment Director.
Occupancy
PL
Occupancy
n
Planning .
Planning
Planning
Planning
Planning
Planning
32. Final Landscape and Irrigation Plans. Final
Landscape and Irrigation Plans, prepared and stamped
by a State licensed landscape architect or registered
engineer, shall be submitted for review and approval
by the City Engineer and the Community Development
Director. Plans shall be generally consistent with the
landscape plans prepared by The Guzzardo
Partnership, Inc., received by the Planning Division on
October 10, 2007, except as modified by the
Conditions listed below and as required by the
Community Development Director.
33. Plant Species. Plant specIes shall be selected
according to use, sun/shade location and space
available. The landscape plan should include I ant
9
PL
Issuance of
Building
Permit
PL
Occupancy
PL
Occupancy
PL
Issuance of
Building
Permit
PL
Issuance of
Building
Permit
PL
Building
Permit
Issuance
PL
Building
Permit
Issuance
DMC
8.72.030
Planning
species that are not salt sensitive. Street trees shall be
high branching and produce minimal litter.
34. Slopes. The landscape plan shall address slopes within PL
the property, including erOSIOn, maintenance and
irrigation issues. All slopes 'shall have a one-foot level
area at top and bottom of the slope for maintenance.
35. Landscaping at Street/Drive Aisle Intersections. PL
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls)
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and
the general ublic surveillance ca abilities of the area.
36. Lighting. The Applicant/Developer shall prepare a PL, PW, PO
photometric plan to the reasonable satisfaction of the
City Engineer, Director of Community Development,
the City's Consulting Landscape Architect and Dublin
Police Services. The photometric plan shall show
lighting levels which takes into consideration poles,
low walls and other obstructions. Exterior lighting
shall be provided within the parking lot and on the
building, and shall be of a design and placement so as
not to cause glare onto adjoining properties, businesses
or to vehicular traffic. Lighting used after daylight
hours shall be adequate to provide for security needs.
The plan shall shows measurements for the parking
structure, connecting paths, outdoor parking area and
outside of residential areas. Lighting inside of the
parking structure shall be of a level which is high
.enough to promote safety within the structure, at no
point should the lighting level be below 1.5 foot
candles. The parking lot lights shall also be designed to
eliminate any pockets of high and low illuminated
areas. Prior to Occupancy, the Applicant shall request
an inspection of the lighting levels in the structure to
determine if lighting is sufficient. If additional lights
are required to be installed to meet the 1.5 foot-candle
requirement, the Applicant shall do so pnor to
Occu ancy.
37. Street Lights and Trees. Maintain approximately 15' PL, PO
clearance between streetlights and street trees. Where
such clearance IS not practical for design
considerations, the s acing between the trees shall be
10
Building
Permit
Issuance
Planning
Building
Permit
Issuance
Planning
Building
Permit
Issuance
Planning
Building
Permi t
Issuance
Planning
increased and the size of the trees shall be increased to
36" box minimum to reduce the conflict between the
lighting and foliage.
38. Standard Plant Material, Irrigation and
Maintenance Agreement. The Applicant/Developer
shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement.
39. Landscape Borders. Where applicable, all
landscaped areas shall be bordered bya concrete curb
that is at least 6 inches high and 6 inches wide. Any
curbs adjacent to parking spaces must be 12 inches
wide to facilitate pedestrian access. All landscaped
areas shall be a minimum of 6 feet in width (curb to
curb). All landscape planters within the parking area
shall maintain a minimum 5 foot radius, or be 2 feet
shorter than adjacent parking spaces to facilitate
vehicular maneuvering. Concrete mow strips at least 4
inches deep and 6 inches wide . shall be required to
se arate turf areas from shrub areas.
40. Landscaping. Applicant/Developer shall construct all
landscaping within the site and along the project
frontage. The on site landscaping shall be per the
approved plans. The street trees on the frontage
landscaping shall be a minimum 24" box, their exact
tree locations and varieties shall be approved by the
Community Development Director and the City
Engineer.
41. Plant Standards. Plant Standards. All trees that are
on the exterior building perimeter shall be 24" box
minimum, with at least 30% at 36" box or greater; all
shrubs shall be 5 gallon minimum
42. Maintenance of Landscaping. All landscaping
materials within the public right-of-way shall be
maintained for 90 days and on-site landscaping shall be
maintained in accordance with the "City of Dublin
Standards Plant Material, Irrigation System and
Maintenance Agreement" by the Developer after City-
approved installation. This maintenance shall include
weeding, the application of pre-emergent chemical
applications, and the replacement of materials that die.
Any proposed modifications to the landscaping on the
site, including the removal or replacement of trees
(unless such removal or re lacement are with the same
11
PL
PL
PL,PW
PL
PL
Building
Permi t
Issuance
Building
Permit
Issuance
Building
Permit
Issuance
Occupancy
On-going
DMC
8.72.050.
B
Planning
Planning!
Public
Works
Planning
City of
Dublin
Standards
Plant
Material,
Irrigation
System
and
Maintenan
ce
Agreemen
t
tree), shall require prior review and written approval
from the Community Develo ment Director.
43. Backtlow Prevention Devices. The Landscape Plan PL, PW, F
shall show the location of all backflow prevention
devises. The location and screening of the backflow
prevention devices shall be reviewed and approved by
City staff.
44. Root Barriers and Tree Staking. The landscape plans PL, PW
shall provide details showing root barriers and tree
staking will be installed which meet current City
s ecifications.
45. Water Efficient Landscaping Ordinance. The PL
Applicant/ Developer shall submit written
documentation to the Public Works Department (in the
form of a Landscape Documentation Package and other
required documents) that the development conforms to
the City's Water Efficient Landsca ing Ordinance.
46. Shrubs. All shrubs shall be continuously maintained PL
including pruning and regular watering. If at any time
the shrubs in the parking lot or throughout the project
site are damaged, missing, dead or dying, these shrubs
shall be immediately replaced with the same species to
the reasonable satisfaction of the Community
Develo ment Director.
47. Trees. The property owner shall continually maintain PL
all trees shown on the approved Landscape Plans
including replacing dead or dying trees with the same
species, pruning and regular watering of the trees.
Within five years and every five years thereafter, all
trees which are to be installed in conjunction with this
phase of the project shall show normal growth to the
reasonable satisfaction of the Community
Development Director. If the trees have not shown
normal growth, the property owner shall replace the
trees to the reasonable satisfaction of the Community
Development Director.
48. Traffic Circle. The Landscape Plans shall show PL
irrigation and landscaping in the traffic circle at the
terminus of Golden Gate Drive.
Building
Permit
Issuance
Building
Permit
Issuance
Building
Permit
Issuance
On-going
On-going
Approval of
Landscape
Plans
Planning
Planning
DMC 8.88
Planning
Planning
49. Building Codes and Ordinances. All project B
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
50. Retaining Walls. All retaining walls over 30 inches in B
12
Through
Completion
Issuance of
Building
Building
height and in a walkway shall be provided with
guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain
permits and ins ections from the Building Division.
51. Phased Occupancy Plan. If occupancy is requested to
occur in phases, hen all physical improvements within
each phase shall be required to be completed prior to
occupancy of any buildings within that phase except
for items specifically excluded in an approved Phased
Occupancy Plan, or minor handiwork items approved
by the Community Development Department. The
Phased Occupancy Plan shall be submitted to the
Community Development Director and Public Works
Director for review and approval a minimum of 45
days prior to the request for occupancy of any building
covered by said Phased Occupancy Plan. Any phasing
shall provide for adequate vehicular access to all
parcels in each phase, and shall substantially conform
to the intent and purpose of the subdivision approval.
No individual building shall be occupied until the
adjoining ar.ea IS finished, safe, 'accessible and
provided with all reasonable expected services and
amenities and separated/protected from remammg
additional construction activity. Subject to reasonable
approval of the Community Development Director, the
completion of landscaping may be differed due to
inclement weather with the posting of a bond for the
value of the deferred landscaping and associated
im rovements.
52. Building Permits. To apply for building permits,
Applicant/Developer shall submit eight (8) sets of
construction plans to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how the applicant has or
will comply with the Conditions of Approval.
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 participation non-City agencies
prior to the issuance of building permits.
53. Construction Drawings. Construction plans shall be
fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed
13
B
Building
Permits
And
Occu ancy
Occupancy of Building
Any Affected
Building
B
Issuance of . Building
Building
Permits
B
Issuance of Building
Building
Permits
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All
structural calculations shall be prepared and signed by
a California licensed Architect or Engineer. The site
plan, landscape plan and details shall be consistent
with each other.
54. Mechanical Equipment. Air conditioning units,
ventilation ducts, vents and' all other mechanical
equipment shall be screened from public view with
materials compatible to and well integrated into the
design of the main building. If installed at grade, units
shall be permanently installed on non-movable
materials as reasonably approved by the Building
Official and Director of Community Development.
55. Engineer Observation. The Engineer of record shall
be retained to provide observation services for. all
components of the lateral and vertical design of the
building, including nailing, hold-downs, straps, shear,
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspector
rior to scheduling the final frame ins ection.
56. Addressing. The following must be provided:
1. A plan for the display of addresses. The
Building Official and Community
Development Director shall approve the
plan prior to the issuance of Building
Permits.
11. Address signage shall be provided as per
the Dublin Residential Security Code prior
to Occupancy.
111. Exterior address numbers shall be
illuminated and posted in such a way that
they may be seen from the street. In cases
where the address is posted on a street side
other than the street the building is
addressed on, the address shall include the
name of the street the building is addressed
on prior to issuance of Building Permits.
IV. An approved apartment unit-numbering
plan shall be incorporated into the
construction drawings and shall be
approved prior to issuance of Building
Permits.
14
B,PL
Occupancy Building
B
Prior to Frame Building
Inspection
B
Issuance of Building
Building
Permits
And
Occupancy
57. Foundation. The Geotechnical Engineer for the soils
report shall review and approve the foundation design.
A letter shall be submitted to the Building Division
from the Geotechnical Engineer stating that the
Engineer has approved the foundation design.
58. Green Building Guidelines. To the extent practical,
the applicant shall incorporate Green Building
Measures. A Green Building plan shall be submitted
to the Building Official for review.
59. Cool Roofs. Flat roof areas shall have their roofing
material coated with light colored gravel or painted
with light colored or reflective material designed for
Cool Roofs.
60. Electronic File: The applicant/developer shall submit
all building drawings and specifications for this project
in an electronic format to the satisfaction of the
Building Official prior to the issuance of building
permits. Additionally, all revisions made to the
building plans during the project shall be incorporated
into an "As Built" electronic file and submitted prior to
the issuance of the final occu ancy.
61. Construction Trailer: Due to size and nature of the
development, the applicant/developer, shall provide
room or space within a construction trailer with all
hook ups for use by City Inspection personnel during
the time of construction as determined necessary by the
Building Official. The space shall be large enough for
plan review and general paperwork and the size shall
be a roved b the Buildin Official.
B
B
B
B
B
Issuance of Building
Building
Permits
Through Building
Completion
Through Building
Completion
Prior to First Building
and Final
Inspection
Through Building
Completion
62. New Fire SpriD:kJer System & Monitoring
Requirements. In accordance with The Dublin Fire
Code, fire sprinklers shall be installed in the building.
The system shall be in accordance with the NFP A 13,
the Ca Fire Code and Ca Building Code. Plans and
specifications showing detailed mechanical design, cut
sheets, listing sheets and hydraulic calculations shall be
submitted to the Fire Department for approval and
permit prior to installation. This may' be a deferred
submittal.
63. Sprinkler Plans. A detailed mechanical drawings of all
sprinkler modifications, including cut sheets, listing
sheets and calculation shall be submitted to the Fire
Department for ap roval and ermit prior to installation.
15
F
F
Prior to Fire
Installation and
Construction
Completed and
Approved Prior
to Occupancy
Prior to Fire
Installation and
Construction
Completed and
All sprinkler system components shall remam m
compliance with the applicable N.F.P.A. 13 Standard,
the Ca Fire Code and the CA Building Code.
64. Underground Plans. Detailed shop drawings for the
fire water supply system, including cut sheets, listing
sheets and calculations shall be to the Fire Department
for approval and permit prior to installation. All
underground and fire water supply system components
shall be in compliance with the applicable N.F.P.A. 13,
24, 20, 22 Standards, the Ca Fire Code. and the CA
Building Code. The system shall be hydrostatically
tested and inspected prior to being covered. Prior to the
system being connected to any fire protection system, a
system flush shall be witnessed by the Fire De artment.
65. Central Station Monitoring. Automatic fire
extinguishing systems installed within buildings shall
have all control valves and flow devices electrically
supervised and maintained by an approved central
alarm station. Zoning and annunciation of central
station alarm signals shall be submitted to the Fire
Department for approval. The central station
monitoring servIce shall be either certificated or
placarded as defined in N.F.P.A. Standard No. 72.
Assure the specific account is UL Certificated or
Placarded and not just the monitoring station.
66. Monitoring System Plans If it is necessary to install a
fire alarm monitoring system or modify an existing
system in order to obtain a Certificated or Placarded
account, plans and specifications shall be submitted to
the fire department for review and approval of the
installation or modifications.
67. Alarm. Fire sprinkler system shall have an audible
alarm in each suite served by the fire sprinkler system.
2002 NFPA 13 section 6.9.1
68. Fire Alarm (detection) System Modifications. The
Fire Alarm System shall be modified as necessary to
provide protection for all tenant improvements as
required by NFP A 72 for full property protection
coverage, including combustible concealed spaces. If
the system also serves as an evacuation system,
compliance with the horn-strobe requirements
throughout the s ace will be necessary.
69. Fire Alarm Plans. Submit detailed drawings of all fire
alarm modifications, including cut sheets, listing
16
Approved Prior
to Occupancy
F
Improvement
Plans
Fire
F
Occupancy
Fire
F
Installation
Fire
F
Occupancy
Fire
F
Occupancy
Fire
F
Installation
Fire
sheets, and voltage & battery calculations to the Fire
Department for review and permit prior to installation.
All fire alarm system components shall remain in
compliance with the NFP A. 72, the Ca Fire Code and
the CA Building Code.
70. Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an approved
central alarm station. Zoning and annunciation of
central station alarm signals shall.be submitted to the
Fire Department for approval.' The central stadon
monitoring servIce shall be either certificated or
lacarded as defined in N.F.P.A. Standard No. 72.
71. Qualified Personnel. The system shall be inspected,
tested, and maintained III accordance with the
provisions of Chapter 7 of NFP A 72. Only qualified
and experienced persons shall perform this work.
Examples of qualified individuals are those who have
been factory trained and certified or are NICET Fire
Alarm Certified.
72. Inspection & Testing Documentation. Upon final
inspection, proof that the specific account is UL
Certificated or the entire system has been inspected
and tested in accordance with NFP A 72 must be
provided along with a copy of the maintenance contract
or other acceptable documentation showing that the
system will continue to be maintained, tested and
ins ected in accordance with NFP A 72.
73. Detection System. A Fire Alarm-Detection System
shall be installed throughout the building so as to
provide full property protection, including combustible
concealed spaces, as required by NFP A 72. The system
shall be installed in accordance with NPF A 72, Ca
Fire, Building, Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation
system, compliance with the horn/strobe requirements
for the entire building must also be met. All automatic
fire extinguishing systems shall be interconnected to
the fire alarm system so as to activate an alarm if
activated and to monitor control valves.
74. Fire Alarm Plans. Submit detailed drawings of the
fire alarm system, including cut sheets, listing sheets
and battery and voltage drop calculations to the Fire
De artment for reVIew and permit pnor to the
17
F
F
F
F
F
Occupancy and
On..,going
Fire
On-going
Fire
Occupancy
Fire
Occupancy
Fire
Installation
Fire
installation
75. Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an approved
central alarm station. Zoning and annunciation of
central station alarm signals shall be approved by the
Fire Department. The site account shall be either
certificated or placarded as defined III N.F.P.A.
Standard No. 72.
76. Qualified Personnel. The system shall be installed,
inspected, tested, and maintained in accordance with
the provisions of Chapter 7 of NFP A 72. Only
qualified and experienced persons shall perform this
work. Examples of qualified individuals are those who
have been factory trained and certified or are NICET
Fire Alarm Certified.
77. Inspection & Testing Documentation. Performance
testing in the presence of the Fire Inspector and
Inspection shall occur prior to final of the system.
Upon this inspection, proof that the specific account is
UL Certificated must be rovided to the Fire Ins ector.
78. Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate
fire extinguisher locations. The final number and
location of extinguishers shall be as indicated by the
fire inspector.
Fire extinguisher shall meet a minimum classification
of 2A 10BC. Extinguishers weighing 40 pounds or less
shall be mounted no higher than 5 feet above the floor
measured to the top of the extinguisher. Extinguishers
shall be inspected monthly and serviced by a licensed
concern annually.
79. Building Access. A Fire Department Key Box shall be
installed at the main entrance to the Building. Note
these locations on the plans. The key box should be
installed approximately 5 1/2 feet above grade. The
box shall be sized to hold the master key to the facility
as well as keys for rooms not accessible by the master
key. Specialty keys, such as the fire alarm control box
key and elevator control keys shall also be installed in
the box.
The key box door and necessary keys are to be
rovided to the fire inspector u on the final inspection.
18
F
Occupancy and Fire
On-going
F
On-going Fire
F
Inspection and Fire
Testing
F
Occupancy CFC 1002
F
Occupancy CFC 902.5
The ins ector will then lock the keys into the box.
80. Manual Gates. Each manually operated gate that
serves as a means of fire access shall have installed a
Knox Key Box accessible from the entrance side of the
gate. Where the locking method of the gate is by a
chain a Knox padlock shall be installed on the chain.
The key box door and necessary keys are. to be
provided to the fire inspector upon the final inspection.
The ins ector will then lock the keys into the box.
81. Automatic Gates. All electrically controlled gates
shall be provided with an emergency gate over-ride key
switch for fire de artment access.
82. Gate Approvals. Fencing and gates that cross
pedestrian access and exit paths as well as vehicle
entrance and exit roads need to be approved for fire
department access and egress as well as exiting
provisions where such is applicable. Plans need to be
submitted that clearly show the fencing and gates and
details of such. This should be clearly incorporated as
art of the site Ian with details rovided as necessary.
83. Exit Signage. Exit SIgnS shall be visible and
illuminated with emergency lighting when occupant
load exceeds 100 ersons.
84. Maximum Occupant Load. Posting of room capacity
is required for any occupant load of 50 or more
persons. Submittal of a seating plan on 8.5" x 11"
paper is required prior to final occupancy.
F
Occupancy
F
Occupancy
F
Issuance of
Building
Permit
F
Occupancy
F
Occupancy
85. General Inspection. Upon inspection of the work for
which this submittal was provided, a general
ins ection of the business and site will be conducted.
86. Exit Hardware. All exit hardware, even when the
door is in a locked position, shall be openable from the
egress side within one action. No keys, special
knowledge or effort shall be,' required. Hardware shall
be of a type, such as panic or lever-acting, that does not
require grasping. Where additional locks or latching
devices are desired on the door, such shall be
interconnected to the exit hardware so upon activation
of the exit hardware all locks and latches release with
that one action.
87. Main Entrance Hardware Exception. It IS
recommended that all doors be provided with exit
hardware,that allows exiting from the egress side even
19
F
Occupancy
F
Occupancy
F
Occupancy
CFC
902.2.4
Fire
CFC
902.2.4.2
CFC 1211
& 1212
CFC
2501.16
CFC
.1101.1
CFC 1207
CFC
1207.4
when the door is in the locked condition. However, an
exception for A-3, B, F, M, S occupancies and all
churches does allow key-locking hardware (no thumb-
turns) on the main exit when the main exit consists of a
single door or pair of doors. When unlocked the single
door or both leaves of a pair of doors must be free to
swing without operation of any latching device. A
readily visible, durable sign on or just above the door
stating "This door to remain unlocked whenever the
building is occupied" shall be provided. The sign
shall be in letters not less than 1 inch high on a
contrasting background. This use of this exception
ma be revoked for cause.
88. Security Requirements. The Applicant/Developer PO
shall comply with all applicable City of Dublin
Residential Security requirements and the parking
structure shall conform with the Non-Residential
Security Ordinance Re uirements..
89. Radio Frequency. The Developer shall ensure that PO
there is radio frequency transmit and receive
capabilities for PoliceIFire/ Ambulance within the
parking structure and housing. Prior to Occupancy, the
Developer shall schedule an appointment with the
Police Department to test the radio frequency
transmission.
90. Security Gates. Perimeter fencing and/or gates shall PO, PW
be provided to control access into the garage
91. Parking Garage Access Gates. Security gates within PO
the parking structure shall allow for emergency access
by Police, Fire and Ambulances using radio frequency
activation or a keypad that can be accessed from the
driver's window of the emergency vehicle.
92. Driveways. Driveway widthS and locations including PO
the parking structure are to be approved by the City of
Dublin Public Works Department.
93. Lighting. Lighting is required over exterior PO, PW, PL
entrances/doors including the service areas. Exterior
lighting used after daylight hours shall be adequate to
provide for security needs, A lighting plan shall be
submitted for approval. The lighting plan shall provide
a photometric readout with foot-candles plotted on the
site.
20
Issuance of
Building
Permits
On-going
Occupancy
Issuance of
Building
Permits
Issuance of
Building
Permits
And
Occupancy
Issuance of
Building
Permi ts
Issuance of
Building
Permits
Police
Police
Police
Police
Police
Police
z..-
94. Vandal Resistant Lights. Vandal resistant covers
shall protect all exterior lighting devices.
95. Addressing. Addressing and building numbers shall
be visible from all a pro aches to the building.
96. Landscaping. Landscaping shall be kept at a minimal
height and fullness so that patrol officers and the
general public have the ability to survey the area and
identify risks. Landscaping features and outdoor
amenities shall be designed to reduce their
attractiveness to skateboarders and vandals.
97. Theft Prevention. The Applicant shall work the
Dublin Police Department on an ongoing basis to
establish an effective theft prevention and security
rogram.
98. Exit Doors. Employee exit doors and doors to the rear
of tenant spaces shall be equipped with 180-degree
viewers if there is not a burglary resistant window pane
in the door from which to scan the exterior.
99. ,Maps. Diagrammatic maps shall be included in the
Master Sign Program for the project. The.maps shall
be illuminated during hours of darkness and shall be
located at each entry into the parking structure and
com lex entrances.
100. Signs. All entrances to the parking areas shall have
signage posted in accordance with Section 22658(AO
of the California Vehicle Code and City of Dublin
Ordinance 55-87, Section 20 and shall list the Dublin
Police Department Dispatch Phone number, 925-462-
1212, to assist in removing vehicle at the property
owner's/manager's re uest.
101. Signs. All entrances from the parking area to the
residential areas (i.e. elevator lobbies, stairwells) shall
be posted with signage indicating address ranges
accessible from those points of entry.
102. Emergency Phones. Emergency telephones shall be
placed within the parking structure in several locations
on each floor and shall follow the Ordinance
guidelines and each location shall have a blue light
noting the location of the phone. Prior to issuance of a
Building Permit, specifications on the emergency
phone shall be provided to the Police Department and
Community Development Department for review and
21
PO
PO
PO
PO
PO
PL,PO
PL
PO
PL,PO
Issuance of
Building
Permits
Occupancy
On-going
And
Issuance of
Building
Permits
On-going
Issuance of
Building
Permits
Master Sign
Program
Approval
Issuance of
Building
Permits
Occupancy
Issuance of
Building
Permits
And
Occupancy
Police
Police
Police
Police
Police
Police
Police
Police
Police
a proval.
103. Cameras. CCTV security cameras shall be located
within the parking structure. Monitoring and video-
taping shall be the responsibility of the complex
management company. The location of the video
surveillance cameras shall be indicated on the floor
plan for the garage.
104. Garage Openings. Exterior openings in the parking
structure shall be fenced to restrict access and deter
tres assers.
105. Parking Lot Columns. Columns within the parking
structure must be painted white to reflect available
lighting.
106. Pedestrian Paths. Pedestrian paths III parking
structures must have the pedestrian paths marked with
crosswalks.
107. Convex Mirrors. Blind corners In the parking
structure and stairwells shall be provided with shatter-
proof convex mirrors to improve visibility for both
o erators of vehicles and edestrians.
PO
Issuance of
Building
Permits
Police
Police
Police
Police
Police
108. Compliance. The Developer shall comply with the
Subdivision Map Act, the City of Dublin Subdivision,
Zoning, and. Grading Ordinances, the City of Dublin
Public Works Standards and Policies, and all building
and fire codes 'and ordinances in effect at the time of
building permit.
109. Wells or Exploratory Boring. Any water well,
cathodic protection well, or exploratory boring on the
project property must be properly abandoned,
backfilled, or maintained in accordance with applicable
groundwater protection ordinances. For additional
information contact Alameda County Flood Control,
Zone 7.
110. Encroachment Permit. An encroachment permit from
the Public Works Department may be required for any
work done within the public right-of-way even if
covered under an Improvement Agreement.
111. Easement Abandonment. The Developer shall obtain
abandonment from all applicable public agencies of
existing easements and right of ways that will no
longer be used.
112. Easements. The Developer shall acquire easements,
22
PO
Issuance of
Building
Permi ts
Occupancy
PO
PO
Occupancy
PO
Occupancy
PW
On-going
PW
Through
Completion
PW
On-going
PW
Issuance of
Grading!
Sitework
Permit
Issuance of
PW
Public
Works
Public
Works
Public
Works
Public
Works
Public
2 f.p l D:b 2$"'2/
and/or obtain rights-of-entry from the adjacent property
owners for any improvements on their property. The
easements and/or rights-of-entry shall be in writing and
co ies furnished to the City Engineer.
113. Sidewalks. All public sidewalks must be within City
right-of-way or in a pedestrian access easement unless
approved by the City Engineer.
114. Grading Plan. The Grading Plan shall be III
conformance with the recommendations of the
Geotechnical Report, the approved Tentative Map, and
the City design standards & ordinances. In case of
conflict between the soil engineer's recommendations
and City ordinances, the City Engineer shall determine
which shall ap ly.-
115. Public Improvements. Allpublic improvements shall
conform to the City of Dublin Standard Plans and
design requirements and as approved by the City
Engineer.
116. Water and Sewer Facilities. Developer shall
construct all potable and recycled water and sanitary
sewer facilities required to serve the project III
accordance with DSRSD master plans, standards,
s ecifications and requirements.
117. Fire Hydrants. Fire hydrant locations shall be
approved by the Alameda County Fire Department. A
raised reflector blue traffic marker shall be installed in
the street opposite each hydrant.
118. Street Lights. Street light standards and luminaries
shall be designed and installed per approval of the City
Engineer. The maximum voltage drop for streetlights
is 5%.
119. Street Signs. The Developer shall furnish and install
street name signs, and traffic signs & marking for the
project as required by the City Engineer.
120. Decorative Pavement. Any decorative pavement
installed within City right-of-way requires approval of
the City Engineer. Where decorative paving is installed
in public streets, pre-formed traffic signal loops and
sleeves to accommodate future utilities shall put under
the decorative avement. Maintenance costs of the
23
Grading!
Sitework
Permi t
PW
Issuance of
Grading!
Sitework
Permit
Issuance of
Grading!
Sitework
Permit
PW
PW
Issuance of
Grading!
Sitework
,Permit
Issuance of
Grading!
Sitework
Permit
PW
PW
Issuance of
Grading!
Sitework
Permit
PW
Issuance of
Grading!
Sitework
Permi t
PW
Occupancy
PW
Issuance of
Grading!
Sitework
Permit
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
decorative paving shall be included in a landscape and
lighting maintenance assessment district or other
funding mechanism acceptable to the City Engineer.
121. Drainage. To the maximum extent possible, roof
drainage shall drain across bio-swales or into bio-
filters prior to entering the. storm drain system. The
landscaping and drainage improvements in the bio-
swale and bio- filters shall be appropriate for water
quality treatment. The City Engineer may exempt
specific roof leaders from this requirement if space
limitations prevent adequate water treatment without
creating hazards, nUIsance or structural concerns.
Concentrated flows will not be allowed to drain across
ublic sidewalks.
122. Utilities. Developer shall construct gas, electric, cable
TV and communication improvements within the
fronting streets and as necessary to serve the project as
approved by the City Engineer and the various Public
Utility agencies.
123. Underground Utilities. All electrical, gas, telephone,
and Cable TV utilities, shall be underground III
accordance with the City policies and ordinances. All
util~ties shall be located and provided within public
utility easements and sized to meet utility company
standards.
124. Utility Vaults. To the maximum extent practicable, all
utility vaults, boxes and structures shall be
underground and placed III landscape areas and
screened from public view. All utility vaults, boxes
and structures shall be shown on landscape plans and
approved by the City Engineer and Community
Development Director prior to construction.
PW
PW
PW
PL,PW
Issuance of
Building
Permit
Issuance of
Grading!
Sitework
Permit
Issuance of
Grading!
Sitework
Permit
Issuance of
Grading!
Sitework
Permit
Public
Works
Public
Works
Public
Works
Public
Works
125. Standard Public Works Conditions of PW On-going Public
Approval. Applicant/Developer shall comply with Works
all applicable City of Dublin Public Works
Standard Conditions of Approval (Attachment A).
In the event of a conflict between the Public Works
Standard Conditions of Approval and these
Conditions, these Conditions shall prevail.
126. Improvement and Grading Plans. All PW Issuance of Public
improvement and grading plans submitted to the Grading! Works
24
2 v;~iJfJ 2~2--
Public Works Department for review/approval
shall be prepared in accordance with the approved
Tentative Map, these Conditions of Approval, and
the City of Dublin Municipal Code including
Chapter 7.16 (Grading Ordinance). When
submitting plans for review/approval, the
Applicant/Developer shall also fill-out and submit
a City of Dublin Improvement Plan Review
Checklist (three 8-112" x 11 " pages). Said
checklist includes necessary design criteria and
other pertinent information to assure that plans are
submitted in accordance with established City
standards. The plans shall also reference the
current City of Dublin Standard Plans (booklet),
and shall include applicable City of Dublin
Improvement Plan General Notes (three 8-1/2" x
11 " pages). For on-site improvements, the
Applicant/Developer shall adhere to the City's On-
site Checklist (eight 8-1/2" x 11" pages). All of
these reference documents are available from the
Public Works Department (call telephone 925-833-
6630 for more information).
127. Grading/Sitework Permit. All site improvement
work and public right-of-way work must be
performed per a Grading!Sitework Permit issued by
the Public Works Department. Said permit will be
based on the final set of improvement plans to be .
approved once all of the plan ,check comments
have been resolved. Please refer to the handout
titled Grading/Site Improvement Permit
Application Instructions and attached application
(three 8-112" x 11" pages) for more information.
The Applicant/Developer must fill in and return the
applicant information contained on pages 2 and 3.
The current cost of the permit is $10.00 due at the
time of permit issuance, although the
Applicant/Developer will be responsible for any
adopted increases to the fee amount.
128. Survey Control. Survey monuments shall be set in finished
public streets and at designated property comers or other
control points in accordance with the final maps recorded
for this project, and as required by the City Engineer/Public
Works Director. Said street monuments shan be set within
a tolerance of twenty (20) seconds for any angle and 1 in
25
Sitework
Permit
PW
Issuance of
Grading!
Sitework
Permit
Public
Works
PW
Acceptance of
Improvements
by City
Council
Public
Works
2(P4Vf) 2~z-
10,000 feet for distances between monuments as required
by Municipal Code 99.20.040. Pursuant to Subdivision
Map Act 966497, the surveyor of record shall, within five
days after the final setting of all monuments, give written
notice to the City Engineer/Public Works Director that the
final monuments have been set. The Applicant/Developer
shall then present evidence to the City Engineer/Public
Works Director of the payment and receipt of payment by
the surveyor of record for the monument setting.
'129. Storm Drainage Study. Applicant/Developer
shall prepare a Storm Drainage Study for the
properties and roads'to be developed/constructed
with the project. The Study, including a hydrology
map and hydraulic calculations, shall include an
analysis of all existing and proposed pipes within
the watershed. According to Zone 7, this property
drains to Zone 7's Line T, also known as Dublin
Creek. The analysis shall assume runoff
characteristics from neighboring properties in their
fully-developed condition utilizing land use
designations from the West Dublin BART Specific
Plan. The Study must demonstrate that design
flows do not adversely impact existing hydraulics
downstream of the project, or that downstream
impacts will be mitigated with improvements to the
City's pipe network, or Zone 7' s channel network.
All storm drain improvements and mitigation
measures identified in the Study and/or reasonably
specified by the City Engineer/Public Works
Director shall become requirements of this project.
130. Storm Drain Improvements. Prior to issuance of
the Building Permit for any building whichis part
of the Project, the storm drainage systems off-site
as well as on-site serving the areas to be occupied
shall be improved to the reasonable satisfaction and
requirements ofthe Dublin Public Works
Department applying City's and Zone 7 Water
Agencies standards and policies. If not shown on
the Ve~ting Tentative Map, an inlet or manhole
shall be provided at the right-of-way line to
delineate the boundary between City and private
maintenance of the pipes. The Applicant shall
ac uire a storm drain easement and/or obtain a
26
PW
Issuance of
Grading!
Sitework
Permit
Public
Works
PW
Issuance of
Building
Permit
Public
Works
right-of-entry from BART for storm drain
improvements proposed to be constructed on their
property. The easements and/or rights-of-entry
shall be in writing and copies furnished to the City
Engineer.
131. Overland Storm Drain Flow. To accommodate
potential overland flow, the parking lot grading and
on-site storm drain system shall be designed to
convey storm water overland to the public street.
right of way without inundating the buildings in the
event the pipe network becomes plugged.
132. FEMA Flood Zone. According to the Flood
Insurance Rate Map, Community Panel Number
060705-0001-B, published by FEMA, the Zone AE
flood elevation is contained within the Dublin
Creek and varies between 346 and 347. All
proposed structures must be elevated at least I-foot
above this flood elevation, or the structures shall be
flood-proofed.
133. ,Water Quality/Best Management Practices.
Pursuant to the Alameda Countywide National
Pollution Discharges Elimination Permit (NPDES)
No. CAS0029831 with the California Regional
Water Quality Control Board (RWQCB), the
Applicant/Developer shall design and operate the
site in a manner consistent with the Start at the
Source publication, and according to Best
Management Practices to minimize storm water
pollution. In addition to natural water quality
features proposed for the site, in-line filtration
devices may be necessary to serve runoff areas that
will not drain to natural water quality features due
to grading constraints. All trash dumpsters and
recycling area enclosures that are not located inside
the building shall have roof enclosures to prevent
contaminants from washing into the storm drain
system. The enclosures shall be fitted with floor
drains that discharge to the sanitary sewer system,
and hose bibs for periodic wash-down. The
applicant shall file a Notice ofIntent with the
27
PW
Issuance of
Grading!
Sitework
Permit
PW
Issuance of
Grading!
Sitework
Permit
PW
Issuance of
Grading!
Sitework
Permit
Public
Works
Public
Works
Public
Works
RWQCB and shall prepare and submit a Storm
Water Pollution Prevention Plan for the City
Engineer/Public Works Director's review/approval.
Finally, all storm drain inlets serving vehicle
parking areas shall be stenciled using stencils
available from the Alameda Countywide Clean
Water Program.
134. Storm Water Treatment Measures Maintenance
Agreement. Applicant/Developer shall enter into an
agreement with the City of Dublin that guarantees the
property owner's perpetual maintenance obligation for all
storm water treatment measures installed as part of the
project. Said agreement is required pursuant to Provision
C.3.e.ii ofRWQCB Order R2-2003-0021 for the reissuance
of the Alameda Countywide NPDES municipal storm water
permit. Said permit requires the City to provide
verification and assurance that all treatment devices will be
properly operated and maintained.
135. Covenants, Conditions and Restrictions (CC&Rs).
When the apartments are converted to condominium uni~s
and sold as such, an Association shall be formed by
recordation of a declaration of Covenants, Conditions, and
Restrictions to govern use and maintenance of common
areas and facilities. Said declaration shall set forth the
name of the association, ownership of the private access
roads, the restrictions on the use or enjoyment of any
portion of the access roads for maintenance and/or access,
and the bylaws, rules and regulations of the Association.
Prior to recordation, said CC&R document shall be
reviewed by the City for compliance with this Condition.
The CC&Rs shall address the following:
a. Maintenance of the private access roads, any
common utilities, and any common areas. The
CC&Rs shall ensure that there is adequate
provision for the maintenance, in good repair
and on a regular basis, of all commonly owned
facilities. In the event that any area falls into a
state of disrepair or fails to meet the
Performance Standards established by the
CC&R's, the City will have the right but not
the obligation to take corrective measures and
28
PW
Acceptance of
Improvements
by City
Council
Public
Works
PW
Occupancy
Public
Works
bill the Association for the cost of such repair
and corrective maintenance work plus City
overhead, but only after the City gives written
notice of such failure of performance and after
the current owner has a right to cure. The
Declaratio~ shall specify that, as it pertains to
the maintenance of the above-listed items, it
cannot be amended without the consent of the
City.
b. The private access roads shall be posted in
accordance with California Vehicle Code
Section 22658, Sections 1 and 2.
The above requirements shall be included in the
project CC&Rs. . Until that time that CC&R's are
recorded, the property management company
contracted for this Project shall enforce or perform
the items listed in this Section.
136. Geotechnical Report and Recommendations.
The Applicant/Developer shall have a registered
Geotechnical Engineer perform an investigation
and prepare a geotechnical report for the site and
shall incorporate ~he recommendations into the
project design. The Geotechnical Engineer shall
certify that the project design conforms to the
report recommendations prior to issuance of a
Grading!Sitework Permit or Building Permit. All
report recommendations shall be followed during
the course of grading and construction.
137. Traffic Study and Required Roadway Improvements.
The ApplicantlDeveloper shall construct all necessary on-
site and off-site traffic mitigation/roadway improvements
as identified in the Triggering Analysis for the West
Dublin BART Transit Village Development prepared
by TJKM dated July 19, 2007. City also acknowledges
that responsibility for some of these items, and items
listed in the SEIR and MMRP for this Project, are
mitigation measures for the West DublinlPleasanton
Station and Garages and, as such are the responsibility
of BART.
138. St. Patrick Way Improvements. Applicant/Developer
29
PW
PW
PW
Issuance of
Grading!
Sitework
Permit and
Building
Permit and
During
Construction
Public
Works
Improvements
to be
Guaranteed
Prior to
Issuance of
Grading!
Sitework
Permit and
Building
Permit
Public
Works
Occupancy
Public
location and width of each driveway shall be determined
after consultation with each effected property owner.
145. Site Accessibility Requirements. All disabled access
ramps, parking spaces for the disabled, and other physical
site improvements shall comply with current UBC Title 24
requirements and City of Dublin Standards for
accessibility.
146. Streetlights. Streetlights for City streets constructed by
the project shall be the City Standard cobra head
fixtures with galvanized poles located in the public
right-of-way at a fixture spacing of not more than 180',
or as otherwise required by the City Engineer/Public
Works Director. All street lights shall be connected to
an un-metered secondary service established by PG&E.
All publicly-maintained street lights shall be annexed
into the Citywide Street Light Maintenance
Assessment District 1983-1. A street lighting plan
which demonstrates compliance with City standards
shall be submitted prior to recordation of the Final
Map and shall be subject to review and approval by the
City Engineer/Public Works Director pnor to
installation.
147. Street Light Maintenance Assessment District.
Applicant/Developer shall not contest the City's efforts
to annex the project into the Citywide Street Light
Maintenance Assessment District 1983-1, and shall
provide all necessary documentation required by the
City to complete the annexation process. The
Applicant/ Developer shall comply with any City
requirements necessary to conform to Proposition 218
regulations.
148. Waive Right to Protest. The Applicant/Developer
Waives any right to protest the inclusion of the
properties or any portion of the properties III a
Landscape and Lighting Assessment District or similar
assessment district, and further waives any right to
rotest the annual assessment for the District. .
149. Relocation of Existing Improvements/Utilities. Any
necessary relocation of existing improvements or utilities
shall be accomplished at no expense to the City.
150. Landscaping at Intersections. Landscaping at
intersections shall be such that sight distance is not
obstructed for drivers. Exce t for trees, landscaping
32
Council
PW
Occupancy
PW
Acceptance of
Improvements
by City
Council
PW
Acceptance of
Improvements
by City
Council
PW
On-going
PW
Acceptance of
Improvements
by City
Council
Occupancy
PW
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
. Works
shall not be higher than 30 inches above the curb in
these areas.
151. Joint Utility Trenches/Undergrounding/Utility
Plans. Applicant/Developer shall construct all joint
utility trenches (including electric,
telecommunications, cable TV, and gas) in accordance
with standards enforced by the appropriate utility
agency. All vaults, cable TV boxes, blow-off valves
and other utility features shown as underground on the
Approved Plans. shall be placed underground and
located behind the proposed sidewalk within the public
service easement, unless otherwise approved by the
City Engineer/Public Works Director. Conduit shall
. be under the public sidewalk within the right of way to
allow for street tree planting. Utility plans showing the
location of all proposed utilities shall be reviewed and
approved by the City Engineer/Public Works Director
rior to installation.
152. Street Name Sign Content. Street name signs for the
St. Patrick Way extension shall display the name of the
street together with a City standard shamrock logo.
Posts shall be galvanized steel pipe with break away
osts.
153. Private Street Signage. Applicant! Developer shall post
private street signage in the private drive aisle areas in
accordance with the California VehicIe Code. No
trespassing signs should be posted as governed by the
California Penal Code Section 602.
154. Damage/Repairs. The Applicant/Developer shall be
responsible for the repair of any damaged pavement,
curb & gutter, sidewalk, or other public street facility
resulting from construction activities associated with
the development of the project, to the reasonable
satisfaction of the City Engineer/Public Works
Director .
155. Graffiti. The Applicant/Developer and/or building
tenant(s) shall keep the site clear of graffiti vandalism
on a regular and continuous basis. Graffiti resistant
paint for the structures and film for windows or glass
shall be used whenever possible.
156. Occupancy PerDlit Requirements. Prior to
issuance of an Occupancy Permit, the physical
condition of the project site shall meet minimum
health and safety standards including, but not
33
PW
Acceptance of
Improvements
by City
Council
PW
Acceptance of
Improvements
by City
Council
PW
Occupancy
PW
Acceptance of
Improvements
by City
Council
PL,PW
On-going
PW
Occupancy
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
limited to the following:
a. The streets and walkways providing access to
the occupied building shall be complete, as
determined by the City EngineerlPublic Works
Director, to allow for safe, unobstructed
pedestrian and vehicle access to and from the
building.
b. All traffic control devices on streets providing
access to the building shall be in place and
fully functional.
c. All street name signs and address numbers for
streets providing access to the building shall
be in place and visible.
d. Lighting for the streets and building shall be
adequate for safety and security. All
streetlights on streets providing access to the
building shall be energized and functioning.
Exterior lighting shall be provided for building
entrances/exits and pedestrian walkways.
Security lighting shall be provided as required
by Dublin Police.
e. All construction equipment, materials, or on-
going work shall be separated from the public
by use of fencing, barricades, caution ribbon,
or other means reasonably approved by the
City EngineerlPublic Works Director.
f. All fire hydrants for the building shall be
operable and easily accessible to City and
ACFD personnel.
g. All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) for the building shall be installed and
fully functional.
34
157. Bicycle Racks. Bicycle racks shall be installed in the
parking garage at a ratio of 1 rack per 40 vehicle
parking spaces. Bicycle racks shall be designed to
accommodate a minimum of four bicycles per rack,
and so that each bicycle can be secured to the rack.
The location of the bicycle rack shall not encroach into
any adjacent/adjoining sidewalks in a manner that
would reduce the unencumbered width of the sidewalk
to less than 4'. Bicycle racks shall be placed in
locations where they will have adequate lighting and
can be surveilled by the building occupants or the
CCTV cameras.
158. Release of Security. When all improvements governed by
the Improvement Agreement are complete to the reasonable
satisfaction of the City Engineer/Public Works Director, the
City Engineer will recommend to the City Council that the
improvements be accepted and that the Security be
released. Prior to the Council's acceptance, the
Applicant/Developer shall furnish the following to the City:
a. A Maintenance Bond or other replacement security
in an amount equal to 25% of the estimated cost of
the work to guarantee against defects for a one-year
period.
b. As-Built or Record Drawings printed on mylar of
all Improvement Plans and maps associated with
the proj ect.
c. A recorded copy of the Covenants, Conditions, and
Restrictions that govern the project, if applicable.
d. A Declaration or Report by the project
Geotechnical Engineer confirming that all
geotechnical and grading work associated with the
project has been pe~formed in accordance with the
Engineer's recommendations.
e. Payment of any outstanding City fees or other
debts.
f. Any other information deemed reasonably
necessary by the City Engineer/Public Works
Director.
159. Geographic Information System. Once the City
Engineer/Public Works Director approves the development
project, a digital vectorized file on floppy or CD of the
Improvement, Plans shall be submitted to the City and
DSRSD. Digital raster copies are not acceptable. The
digital vectorized files shall be in AutoCAD 14 or higher
drawing format or ESRI Shapefile format. Drawing units
35
PW
Occupancy
Public
Works
PW
Acceptance of
Improvements
by City
Council
Public
Works
PW
Acceptance of
Improvements
by City
Council
Public
Works
shall be decimal with the precision of 0.00. All objects and
entities in layers shall be colored by layer and named in
English, although abbreviations are acceptable. All
submitted drawings shall use the Global Coordinate System
of USA, California, NAD 83. California State Plane, Zone
III, and U.S. foot. Said submittal shall be acceptable to the
Ci 's GIS Coordinator.
160. Erosion Control during Construction.
Applicant/Developer shall include an Erosion and
Sediment Control Plan with the Grading and
Improvement plans for review and approval by the
City Engineer/Public Works Director. Said plan
shall be designed, implemented, and continually
maintained pursuant to the City's NPDES permit
between October 1 st and April 15th or beyond these
dates if dictated by rainy weather, or as otherwise
directed by the City Engineer/Public Works
Director.
161. Archeological Materials. If archaeological materials
are encountered during construction,. construction
within 100 feet of these materials shall be halted until a
professional Archaeologist who is certified by the
Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOP A) has had
an opportunity to evaluate the significance of the find
and suggest appro riate mitigation measures.
162. Construction Hours. City acknowledges that this site
is within a commercial district, with no surrounding
residential areas. Standard construction and grading
hours shall be' limited to weekdays (Monday through
Friday) and non-City holidays between the hours of
7:30 a.m. and 5:30p.m. The Applicant/Developer may
request reasonable modifications to such determined
days and hours, taking into account the seasons,
impacts on neighboring properties, and other
appropriate factors, by submitting a request form to the
City Engineer/P\lblic Works Director. For work on
Saturdays, said request shall be submitted no later than
5:00 p.m. the prior Wednesday. Overtime inspection
rates will apply for all after-hours, Saturday, and/or
holiday work.
163. Construction Noise Management Plan. Developer
shall repare a Construction Noise Management Plan,
36
PW
During
Construction
and Grading
Activities
PL,PW
During
Construction
and Grading
Activities
PW
During
Construction
and Grading
Activities
PW
During
Construction
Public
Works
Public
Works
Public
Works
Public
Works
to be approved by the City Engineer and Community
Development Director, that identifies measures to be
taken to minimize construction noise on surrounding
developed properties. The Plan shall include hours of
construction operation, use of mufflers on construction
equipment, speed limit for construction traffic, haul
routes and identify a noise monitor. Specific noise
management measures shall be included in the project
lans and s ecifications.
164. Construction Traffic Plan. Developer shall prepare a
plan for construction traffic interface with public traffic
on any existing public street. Construction traffic and
parking may be subject to specific requirements by the
City Engineer.
165. Pest Problems. The Developer shall be responsible for
controlling any rodent, mosquito, or other pest problem
due to construction activities.
166. Dust Control. The Developer shall be responsible for
watering or other dust-palliative measures to control
dust as conditions warrant or as directed by the City
Engineer.
167. Notice of Intent. Prior to any clearing or grading, the
Developer shall provide the City evidence that a Notice
of Intent (NOI) has been sent to the California State
Water Resources Control Board per the requirements
of the NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the
construction site.
168. Construction Security. During the construction phase
the site shall the following:
. The construction site shall be fenced and
locked at all times when workers are not
present.
. A temporary address sign shall be posted, and
shall be of a sufficient size, a minimum of at
least 36" x 36" with a white background and
stenciled black numbers and letters so that the
sign can be seen during night time hours with
existing street lighting or additional lighting as
needed. The address sign shall be posted on all
approaches to the site.
. The developer shall file a Dublin Police
37
and Grading
Activities
PW
During
Construction
and Grading
Activities
PW
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
PW
PW
PO
During
Construction
and Grading
Activities
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Emergency Contact Business Card prior to any
phase of construction that will provide 24 hour
phone contact numbers of persons responsible
for the construction site.
. Good security practices shall be followed with
respect to storage of building materials and the
storage of tools at the construction site.
169. SWPPP. The Storm Water Pollution Prevention
Program (SWPPP) for the operation and maintenance
of the project shall identify the Best Management
Practices (BMPs) appropriate to the project
construction activities. The SWPPP shall include the
erosion control measures in accordance with the
regulations outlined in the most current version of the
ABAG Erosion and Sediment Control Handbook or
State Construction Best Management Practices
Handbook.
170. SWPPP Compliance. The Developer is responsible
for ensuring that all contractors implement all storm
water pollution prevention measures in the SWPPP.
171. Temporary Construction Fencing. Temporary
Construction fencing shall be installed along the
perimeter of all work under construction to separate
the construction operation from the public. All
construction activities shall be confined to within the
fenced area. Construction materials and/or equipment
shall not be operated or stored outside of the fenced
area or within the public right-of-way unless approved
in advance by the City Engineer/Public Works
Director.
172. Construction Noise Management Program/Construction
Impact Reduction Plan. Applicant/Developer shall
conform to the following Construction Noise Management
Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce construction
impacts:
a. Off-site truck traffic shall be routed as directly as
practical to and from the freeway (1-580) to the job
site. Primary route shall be from 1-680 to St.
Patrick Way, or from 1-580 to San Ramon Road to
Dublin Boulevard to Golden Gate Drive. Egress
truck traffic will not be allowed to make a left turn
at from Golden Gate Drive or Amador Plaza Road
38
PW
PW
Various
PW
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
Public
Works
Public
. Works
Public
Works
Public
Works
to Dublin Boulevard. An Oversized Load Permit
shall be obtained from the City prior to hauling ~f
any oversized loads on City streets.
b. The construction site shall be watered at regular
intervals during all grading activities. The
frequency of watering should increase if wind
speeds exceed 15 miles per hour. Watering should
include all excavated and graded areas and
material to be transported off-site. Construction
equipment shall use recycled or other non-potable
water resources where feasible.
c. Construction equipment shall not be left idling
while not in use.
d. Construction equipment shall be fitted with noise
muffling devices.
e. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
daily basis.
f. Excavation haul trucks shall use tarpaulins or
other effective covers.
g. Upon completion of construction, measures shall
be taken to reduce wind erosion. Replanting and
repaving should be completed as soon as possible.
h. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using the
following methods:
1. Inactive portions of the construction site shall
be seeded and watered until grass growth is
evident.
2. All portions of the site shall be sufficiently
watered to prevent dust.
3. On-site vehicle speed shall be limited to 15
mph.
4. Use of petroleum-based palliatives shall
meet the road oil requirements of the Air
Quality District. Non-petroleum based
tackifiers may be required by the City
Engineer/Public Works Director
1. The Department of Public Works shall handle all
dust complaints. The City Engineer/Public Works
Director 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
39
levels shall be provided as required by the City
Engineer/Public Works Director.
J. Construction interference with regional non-
project traffic shall be minimized by:
1. Scheduling receipt of construction materials to
non-peak travel periods.
2. Routing construction traffic through areas of
least impact sensitivity.
3. Routing construction traffic to minimize
construction interference with regional non-
proj ect traffic movement.
4. Limiting lane closures and detours to off-peak
travel periods.
5. Providing ride-share incentives for contractor
and subcontractor personnel.
k. Emissions control of on-site equipment shall be
minimized through a routine mandatory program
of low-emissions tune-u s.
173. Prior to issuance of any building permit, complete
improvement plans shall be submitted to DSRSD that
conform to the requirements of the Dublin San Ramon
Services District Code, the DSRSD "Standard
Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans. and all DSRSD
olicies.
174. If Applicant is required to upsize any mains shall be
sized to provide sufficient capacity to accommodate
the development project's demand. Layout and sizing
of mains shall be in conformance with DSRSD utility
master lanning.
175. Sewers shall be designed to operate by gravity flow to
DSRSD's existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require
specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to
require payment of present worth 20 year maintenance
costs as well as other conditions within a separate
agreement with the applicant for any project that
requires a pum ing station.
176. Domestic and fire protection waterline systems for
40
DSR
Issuance of
Building
Permits
DSR
Improvement
Plans
DSR
Improvement
Plans
DSR
Improvement
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
Tracts or Commercial Developments shall be designed
to be looped or interconnected to avoid dead end
sections III accordance with requirements of the
DSRSD Standard Specifications and sound
engineering practice.
177. DSRSD policy requires public water and sewer lines to
be located in public streets rather than in off-street
locations to the fullest extent possible. If unavoidable,
then public sewer or water easements must be
established over the alignment of each public sewer or
water line in an off-street or private street location to
provide access for future maintenance and/or
re lacement.
178. Prior to approval by the City of a grading permit or a
site development permit, the locations and widths of
all proposed easement dedications for water and sewer
lines shall be submitted to and approved by DSRSD.
179. All easement dedications for DSRSD facilities shall be
by separate instrument irrevocably offered to DSRSD
or by offer of dedication, on the Final Map.
180. Prior to approval by the City for Recordation, the Final
Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
181. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon
Services District, whichever comes first, all utility
connection fees including DSRSDand Zone 7, plan
checking fees, inspection fees, connection fees, and
fees associated with a wastewater discharge permit
shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
182. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon
Services District, whichever comes first, all
improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans shall contain a signature block for
the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
41
DSR
DSR
DSR
DSR
DSR
DSR
Plans
Improvement
Plans
Improvement
Plans
Improvement
Plans
Recordation of
Final Map
Issuance of
Building
Permits
Issuance of
Building
Permits
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
approval by the District Engineer, the applicant shall
pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer
and water systems, a performance bond, a one-year
maintenance bond, and a comprehensive general
liability insurance policy in the amounts and forms that
are acceptable to DSRSD. The applicant shall allow at
least 15 working days for final improvement drawing
review by DSRSD before signature by the District
Engineer.
183. No sewer line or waterline construction shall be
permitted unless the proper utility construction permit
has been issued by DSRSD. A construction permit
will only be issued after all of the items in Condition
No.9 have been satisfied.
184. The applicant shall hold DSRSD, its Board of
Directors, commISSlOns, employees, and agents of
DSRSD harmless and indemnify and defend the same
from any litigation, claims, or fines resulting from the
construction and com letion of the roject.
185. The locations' of required backflow devices for
domestic and fire services must be shown on the final
plans.
DSR
Improvement
Plans
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
Dublin
San
Ramon
Services
District
186. Temporary Promotional Banners and Balloons.
Temporary Promotional Banner Signs and Balloons
shall only be permitted after first securing an approved
Temporary Promotional Sign Permit. Any signage on
site shall be subject to the sign requirements contained
in the City of Dublin Municipal Code.
187. A-Frame Signs. The use of any A-Frame, portable,
sandwich-board, pennants, or human-held signs on the
premises is strictly prohibited. Said signs and any form .
of off-site advertising signs shall also be prohibited
upon any public property, including City streets and
sidewalks.
188. Outdoor Events. Any outside events shall be subject
to the Temporary Use Permit requirements contained
in the City of Dublin Municipal Code, specifically
Section 8.108.020.
DSR
Issuance of
Building
Permits
Chapter
8.884 of
the Dublin
Zoning
Ordinance
Chapter
8.884 of
the Dublin
Zoning
Ordinance
Chapter
8.884 of
the Dublin
Zoning
Ordinance
42
DSR
Improvement
Plans
PL
On-going
PL
On-going
PL
On-going
189.
190;
Public Art Project. The ApplicantlDeveloper has
elected to and shall acquire and install a public art
project in accordance with Chapter 8.58 of the Dublin
Municipal Code and shall comply with the Public Art
Compliance Report submitted by ApplicantlDeveloper,
and on file with the Planning Department. The value
of the public art project is required to equal or exceed
0.5% of the building valuation (exclusive of land) for
the project. The Building Official has determined that
the.total building valuation ofthe project (exclusive of
land) is $73.865.833.60. Therefore,
ApplicantlDeveloper is required to acquire and install a
public art project valued at a minimum amount of
$369.329.17. The location ofthe public art project site
is shown on the Project Plans. Prior to first occupancy
ApplicantlDeveloper shall (a) secure completion ofthe
public art project, in a manner deemed satisfactory to
the City Manager; and (b) execute an agreement
between the City and ApplicantlDeveloper that sets
forth the ownership, maintenance responsibilities, and
insurance coverage for the public art project. The
public art project is subject to the approval ofthe City
Council upon recommendation by the Heritage and
Cultural Arts Commission.
Public Art Easement and Access Easement.
The Applicant/Developer shall reserve a site and
provide a public art easement and an access easement
to the City within the development project for a future
public art project in accordance with Dublin Municipal
Code Section 8.58.050.
43
PL, PCD
Occupancy
Public Art
Policy
PL, PCD
In conjunction
w/final map
encompassmg
area art to be
located or by
separate
instrument
prior to
issuance of
building ermit
Public Art
Policy
2tt6 2. rJfJ 2 ~ -Z-
PASSED, APPROVED AND ADOPTED this 23rd day of October 2007 by the following vote:
AYES: Schaub, Wehrenberg, T?mlinson, Biddle and King
NOES: None
ABSENT: None
ABSTAIN: None
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2006\06-009 Windstar Condos - TMAP, SDR, PD\PD SDR Nov 2006\PC PH\SDR Res?doc
44