HomeMy WebLinkAboutPC Reso07-55 Appv Windstar Project SDR PA06-009
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, Windstar Communities, 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 of the 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 :~eviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, the BART Board of Directors has certified the 1990 DublinIPleasanton Extension
Project EIR (SCH#1989011009), 2001 DublinIPleasanton 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 Project; 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 regardng the proposed Site Development
Review:
A. The proposed Project, as conditioned, is consistent with the purpose and intent of Chapter 8.104
Site Development Review of the Zoning Ordinance because: 1) the proposed Project will be
compatible with the surrounding area because the development is designed with respect to the
adjacent properties which are designated for 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 use:, 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: 1) the overall design of the Project is consistent with the design requirements discussed
in urban design guidelines in the West Dublin BART Specifie 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 1 Development Plan; 3) the
proposed development is compatible with the General Plan Lmd 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 ajfect 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 irr.pacts associated with the Project and
the Project has been conditioned to comply with all mitigation measures adopted as part of the
1990 DublinIPleasanton Extension Project Environmentll 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 ievelopment located adjacent to this
property to the 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: I) the Project has been conditioned to compl~r with all Building Division, Fire
Department, Public Works Department, Planning Divisior. 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: I) 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 fonns to create interest; 5) a variety of
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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 comer 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 BAR~~ 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 acrl~; 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 pedestfjan 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 Streetscare 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 plantin,~s is located throughout the site; and
3
4) a fountain with accent landscaping has been provided at the comer of Golden 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 ,md 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 ~: 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.
CONDITION TEXT I RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL - SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review approval PL On-going Planning
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.
2. Permit Expiration. Construction or use shall ::>L One year from DMC
4
CONDITION TEXT
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 Pemlit 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 requirements 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 particular Permit.
Permit Validity. This Site Development Review
approval shall be valid for the remaining life of the
approved structure so long as the operators of the
subject property comply with the project's conditions
of approval.
Revocation of permit. The Site Development Review
approval shall be revocable for cause in accordance
with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of
this permit shall be subject to citation.
Requirements and Standard Conditions. The
Applicant! Developer shall comply with applicable
City of Dublin Fire Prevention Bureau, Dublin Public
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions. Prior to
issuance of building permits or the installation of any
5
4.
5.
6.
RESPON.
AGI~NCY
PL
PL
PL
Various
WHEN
REQ'D
Prior to:
permit
approval
One year from
permit
approval
On-going
On-going
Building
Permit
Issuance
SOURCE
8.96.020.
D
DMC
8.96.020.E
DMC
8.96.020.F
DMC
8.96.020.1
Standard
CONDITION TEXT
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
ofFish and Game, Army Corps of Engineers, Regional
Water Quality Control Board, Caltrans and provide
copies of the permits to the Public Works Department.
8. Fees. Applicant/Developer 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
adopted and applicable.
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 66499.3 7 or other
applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold
harmless shall be subiect to the City's promptly
6
RESPON.
AGENCY
PW
Various
Various
ADM
WHEN
REQ'D
Prior to:
Building
Permit
Issuance
Building
Permit
Issuance
Approval of
Final Map or
Issuance of
Building
Permit
(whichever
comes first)
On-going
SOURCE
Standard
Various
Standard
Administr
ation/City
Attorney
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 PW On-going Public
needs to be clarification to the Conditions of Approval, Works
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 mIllor modifications to these
conditions without going to a public hearing in order
for the Developer to fulfill needed improvements or
mitigations resulting from impacts to this project.
12. Clean-up. The Applicant/Developer shall be PL On-going Planning
responsible for clean-up and disposal of project related
trash to maintain a safe, clean, and litter-free site.
13. Modifications. Modifications or changes to this Site PL On-going DMC
Development Review approval may be considered by 8.104.100
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 PL On-going Planning
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 PL Building Planning
material may be installed no closer then 6 feet from the Permit
earth or paved areas. Issuance/
On-going
16. Accessory/Temporary Structures. The use of any PL On-going DMC
accessory or temporary structures, such as storage 8.108
sheds or trailer/ container units used for storage or for
any other purposes, shall be subject to review and
approval by the Community Development Director.
PROJECT SPECIFIC
17. Mitigation Monitoring Program. The Applicant! PL On-going Adopted
Developer shall comply with all applicable mitigation Environm
measures included III the 1990 DublinIPleasanton ental
Extension Project Environmental Impact Report, the Document
2001 DublinIPleasanton BART Station and Transit s
Village Supplemental Impact Report and the 2007
Windstar Mitigated Negative Declaration.
18. Equipment Screening. All electrical and/or PL Building Planning
7
CONDITION TEXT
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
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
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
Dick-up has occurred.
21. Awnings. All awnings shall be maintained in a like
new manner. If the awnings become tom, damaged or
faded or if reasonably required by the Community
Development Director the aWlllngs shall be
immediately replaced.
22. Railings. Each balcony railing shall have an opaque
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
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
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. Signage. Signage shall be installed on the internal
driveway system which states that the parking stalls are
limited to two hour parking Monday through Friday
8
RESPON.
AGI:NCY
PL
PL
PL
PL
PL
PL, Zone 7
PL
WHEN
REQ'D
Prior to:
Permit
Issuance
Through
Completion/
On-going
Occupancy
On-going
On-going
On-going
On-going
Issuance of
Building
Permits
Master Sign
Program
SOURCE
Planning
Planning
Planning
Planning
Planning
Mitigated
Negative
Declaratio
n
Mitigated
Negative
Dec1aratio
CONDITION TEXT
from 7 am to 5 pm. This sign age 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.
LANDSCAPING
27. 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.
28. Plant Species. Plant speCIes shall be selected
according to use, sun/shade location and space
available. The landscape plan should include plant
species that are not salt sensitive. Street trees shall be
high branching and produce minimal litter.
29. Slopes. The landscape plan shall address slopes within
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.
30. Landscaping at Street/Drive Aisle Intersections.
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 public surveillance capabilities of the area.
31. Lighting. The Applicant/Developer shall prepare a
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
9
RESPON.
AGENCY
::>L
::>L
::>L
?L
?L
PL, PW, PO
WHEN
REQ'D
Prior to:
Occupancy
Occupancy
Building
Permit
Issuance
Building
Permit
Issuance
Building
Permit
Issuance
Building
Permit
Issuance
Building
Permit
Issuance
SOURCE
n
Planning
DMC
8.72.030
Planning
Planning
Planning
Planning
CONDITION TEXT
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
Occupancy.
32. Street Lights and Trees. Maintain approximately 15'
clearance between streetlights and street trees. Where
such clearance IS not practical for design
considerations, the spacing between the trees shall be
increased and the size of the trees shall be increased to
36" box minimum to reduce the conflict between the
lighting and foliage.
33. 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.
34. Landscape Borders. Where applicable, all
landscaped areas shall be bordered by a concrete curb
that is at least 6 inches high and 6 inches wide. Any
curbs adjacent to parking spaces must be 12 inches
wide to facilitate pedestrian access. All landscaped
areas shall be a minimum of 6 feet in width (curb to
curb). All landscape planters within the parking area
shall maintain a minimum 5 foot radius, or be 2 feet
shorter than adjacent parking spaces to facilitate
vehicular maneuvering. Concrete mow strips at least 4
inches deep and 6 inches wide shall be required to
separate turf areas from shrub areas.
35. Landscaping. Applicant/Developer shall construct all
landscaping within the site and along the oroiect
10
RESPON.
AGI:NCY
PL,PO
PL
PL
PL. PW
WHEN
REQ'D
Prior to:
Building
Permit
Issuance
Building
Permit
Issuance
Building
Permit
Issuance
Building
Permit
SOURCE
Planning
DMC
8.72.050.
B
Planning
Planning!
Public
CONDITION TEXT
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.
36. 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
37. 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 replacement are with the same
tree), shall require prior review and written approval
from the Community Development Director.
38. Backflow Prevention Devices. The Landscape Plan
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.
39. Root Barriers and Tree Staking. The landscape plans
shall provide details showing root barriers and tree
staking will be installed which meet current City
specifications.
40. Water Efficient Landscaping Ordinance. The
Applicant! Developer shall submit written
documentation to the Public Works Department (in the
form of a Landscape Documentation Package and other
required documents) that the development conforms to
the City's Water Efficient Landscaping Ordinance.
41. Shrubs. All shrubs shall be continuously maintained
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
11
RESPON.
AGE:NCY
PL
PL
PL, ?W, F
PL,PW
PL
PL
WHEN
REQ'D
Prior to:
Issuance
Occupancy
On-going
Building
Permit
Issuance
Building
Permit
Issuance
Building
Permit
Issuance
On-going
SOURCE
Works
Planning
City of
Dublin
Standards
Plant
Material,
Irrigation
System
and
Maintenan
ce
Agreemen
t
Planning
Planning
DMC 8.88
CONDITION TEXT
the reasonable satisfaction of the Community
Development Director.
42. Trees. The property owner shall continually maintain
all trees shown on the approved Landscape Plans
including replacing dead or dying trees with the same
species, pruning and regular watering of the trees.
Within five years and every five years thereafter, all
trees which are to be installed in conjunction with this
phase of the project shall show 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.
43. Traffic Circle. The Landscape Plans shall show
irrigation and landscaping in the traffic circle at the
terminus of Golden Gate Drive.
BUILDING - GENERAL
44. Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
45. Retaining Walls. All retaining walls over 30 inches in
height and III 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 inspections from the Building Division.
46. 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 area IS finished, safe, accessible and
provided with all reasonable expected services and
12
RESPON.
AGENCY
PL
PL
B
B
B
WHEN SOURCE
REQ'D
Prior to:
On-going Planning
Approval of Planning
Landscape
Plans
Through Building
Completion
Issuance of Building
Building
Permits
And
Occupancy
Occupancy of Building
Any Affected
Building
CONDITION TEXT
amenities and separated/protected from remaining
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
improvements.
47. 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.
48. Construction Drawings. Construction plans shall be
fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All
structural calculations shall be prepared and signed by
a California licensed Architect or Engineer. The site
plan, landscape plan and details shall be consistent
with each other.
49. 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.
50. 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
I2-rior to scheduling the final frame inspection.
51. Addressine. The following must be provided:
13
RESPON.
AGENCY
B
B
B,PL
B
B
WHEN
REQ'D
Prior to:
SOURCE
Issuance of Building
Building
Permits
Issuance of Building
Building
Permits
Occupancy Building
Prior to Frame Building
Inspection
Issuance of Building
CONDITION TEXT
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.
iii. 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.
52. 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.
53. 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.
54. 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.
55. Electronic File: The applicant/developer shall submit
all building drawings and specifications for this project
III an electronic format to the satisfaction of the
Building Official prior to the issuance of building
permits. Additionally, all reVISIons made to the
building plans during the project shall be incorporated
into an "As Built" electronic file and submitted prior to
the issuance of the final occupancy.
56. Construction Trailer: Due to size and nature of the
14
RESPON.
AG]~NCY
B
B
B
B
B
WHEN
REQ'D
Prior to:
Building
Permits
And
Occupancy
SOURCE
Issuance of
Building
Permits
Building
Through
Completion
Building
Through
Completion
Building
Prior to First
and Final
Inspection
Building
Through
Building
CONDITION TEXT
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 approved by the Building Official.
FIRE - GENERAL CONDITIONS
57. New Fire Sprinkler 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 NFPA 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.
58. 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 approval and permit prior to installation.
All sprinkler system components shall remaIll III
compliance with the applicable N.F.P.A. 13 Standard,
the Ca Fire Code and the CA Building Code.
59. 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 pnor 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 Department.
60. 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 :mnunciation of central
station alarm signals shall be submitted to the Fire
Department for approval. The central station
monitoring service shall be either certificated or
15
RESPON.
AGENCY
F
F
F
F
WHEN SOURCE
REQ'D
Prior to:
Completion
Prior to Fire
Installation and
Construction
Completed and
Approved Prior
to Occupancy
Prior to Fire
Installation and
Construction
Completed and
Approved Prior
to Occupancy
Improvement Fire
Plans
Occupancy Fire
CONDITION TEXT
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.
61. 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.
62. 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
63. 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 space will be necessary.
64. Fire Alarm Plans. Submit detailed drawings of all fire
alarm modifications, including cut sheets, listing
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.
65. 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 station
monitoring servIce shall be either certificated or
placarded as defined in N.F.P.A. Standard No. 72.
66. 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.
67. Inspection & Testing Documentation. Upon final
inspection, proof that the specific account is UL
Certificated or the entire svstem has been inspected
16
RESPON.
AGENCY
F
F
F
F
F
F
F
WHEN
REQ'D
Prior to:
SOURCE
Installation
Fire
Occupancy
Fire
Occupancy
Fire
Installation
Fire
Occupancy and
On-going
Fire
On-going
Fire
Occupancy
Fire
CONDITION TEXT
and tested in accordance with NFP A 72 must be
provided along with a copy ofthe maintenance contract
or other acceptable documentation showing that the
system will continue to be maintained, tested and
inspected in accordance with NFP A 72.
68. 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.
69. 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
Department for reVIew and permit pnor to the
installation
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 approved by the
Fire Department. The site account shall be either
certificated or placarded as defined III N.F.P.A.
Standard No. 72.
71. 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.
72. 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 provided to the Fire Inspector.
73. Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate
17
RESPON.
AGE,NCY
F
F
F
F
F
F
WHEN
REQ'D
Prior to:
Occupancy
SOURCE
Fire
Installation Fire
Occupancy and Fire
On-going
On-going Fire
Inspection and Fire
Testing
Occupancy CFC 1002
CONDITION TEXT
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.
74. 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 Illaster 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
provided to the fire inspector upon the final inspection.
The inspector will then lock the keys into the box.
75. 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 inspector will then lock the keys into the box.
76. Automatic Gates. All electrically controlled gates
shall be provided with an emergency gate over-ride key
switch for fire department access.
77. 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
part of the site plan with details provided as necessary.
78. Exit Sign age. Exit SIgnS shall be visible and
illuminated with emergency lighting when occupant
18
RESPON.
AGI~NCY
F
F
F
F
F
WHEN
REQ'D
Prior to:
Occupancy
Occupancy
Occupancy
Issuance of
Building
Permit
Occupancy
SOURCE
CFC 902.5
CFC
902.2.4
Fire
CFC
902.2.4.2
CFC 1211
& 1212
CONDITION TEXT
load exceeds 100 persons.
79. 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.
80. General Inspection. Upon inspection of the work for
which this submittal was provided, a general
inspection ofthe business and site will be conducted.
81. 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.
82. Main Entrance Hardware Exception. It is
recommended that all doors be provided with exit
hardware that allows exiting from the egress side even
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 ofa
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
may be revoked for cause.
POLICE - PROJECT SPECIFIC
83. Security Requirements. The Applicant/Developer
shall comply with all applicable City of Dublin
Residential Security requirements and the parking
structure shall conform with the Non-Residential
Security Ordinance Requirements..
84. Radio Frequency. The Developer shall ensure that
there is radio frequency transmit and receive
capabilities for PolicelFire/Ambulance within the
19
RESPON.
AGENCY
F
F
F
PO
PO
WHEN
REQ'D
Prior to:
Occupancy
Occupancy
Occupancy
Occupancy
Issuance of
Building
Permits
On-going
Occupancy
SOURCE
CFC
2501.16
CFC
1101.1
CFC 1207
CFC
1207.4
Police
Police
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
parking structure and housing. Prior to Occupancy, the
Developer shall schedule an appointment with the
Police Department to test the radio frequency
transmission.
85. Security Gates. Perimeter fencing and/or gates shall PO,PW Issuance of Police
be provided to control access into the garage Building
Permits
86. Parking Garage Access Gates. Security gates within PO Issuance of Police
the parking structure shall allow for emergency access Building
by Police, Fire and Ambulances using radio frequency Permits
activation or a keypad that can be accessed from the And
driver's window of the emergency vehicle. Occupancy
87. Driveways. Driveway widths and locations including PO Issuance of Police
the parking structure are to be approved by the City of Building
Dublin Public Works Department. Permits
88. Lighting. Lighting IS required over exterior PO, PW, PL Issuance of Police
entrances/doors including the service areas. Exterior Building
lighting used after daylight hours shall be adequate to Permits
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.
89. Vandal Resistant Lights. Vandal resistant covers PO Issuance of Police
shall protect all exterior lighting devices. Building
Permits
90. Addressing. Addressing and building numbers shall PO Occupancy Police
be visible from all approaches to the building.
91. Landscaping. Landscaping shall be kept at a minimal :>0 On-going Police
height and fullness so that patrol officers and the
general public have the ability to survey the area and And
identify risks. Landscaping features and outdoor
amenities shall be designed to reduce their Issuance of
attractiveness to skateboarders and vandals. Building
Permits
92. Theft Prevention. The Applicant shall work the ::>0 On-going Police
Dublin Police Department on an ongoing basis to
establish an effective theft prevention and security
program.
93. Exit Doors. Employee exit doors and doors to the rear ::>0 Issuance of Police
of tenant spaces shall be equipped with 180-degree Building
viewers if there is not a burglary resistant window pane Permits
in the door from which to scan the exterior.
94. Maps. Diagrammatic maps shall be included in the PL,PO Master Sign Police
Master Sign Program for the project. The maps shall Program
20
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
be illuminated during hours of darkness and shall be Approval
located at each entry into the parking structure and
complex entrances.
95. Signs. All entrances to the parking areas shall have :>L Issuance of Police
signage posted in accordance with Section 22658(AO Building
of the California Vehicle Code and City of Dublin Permits
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 request.
96. Signs. All entrances from the parking area to the PO Occupancy Police
residential areas (i.e. elevator lobbies, stairwells) shall
be posted with slgnage indicating address ranges
accessible from those points of entry.
97. Emergency Phones. Emergency telephones shall be PL,PO Issuance of Police
placed within the parking structure in several locations Building
on each floor and shall follow the Ordinance Permits
guidelines and each location shall have a blue light And
noting the location of the phone. Prior to issuance of a Occupancy
Building Permit, specifications on the emergency
phone shall be provided to the Police Department and
Community Development Department for review and
approval.
98. Cameras. CCTV security cameras shall be located PO Issuance of Police
within the parking structure. Monitoring and video- Building
taping shall be the responsibility of the complex Permits
management company. The location of the video
surveillance cameras shall be indicated on the floor
plan for the garage.
99. Garage Openings. Exterior openings in the parking PO Issuance of Police
structure shall be fenced to restrict access and deter Building
trespassers. Permits
100. Parking Lot Columns. Columns within the parking PO Occupancy Police
structure must be painted white to reflect available
lighting.
101. Pedestrian Paths. Pedestrian paths III parking PO Occupancy Police
structures must have the pedestrian paths marked with
crosswalks.
102. Convex Mirrors. Blind corners III the parking PO Occupancy Police
structure and stairwells shall be provided with shatter-
proof convex mirrors to improve visibility for both
operators of vehicles and pedestrians.
PUBLIC WORKS - STANDARD CONDITIONS
103. Compliance. The Developer shall comply with the I PW On-going Public
21
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Subdivision Map Act, the City of Dublin Subdivision, Works
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.
104. Wells or Exploratory Boring. Any water well, PW Through Public
cathodic protection well, or exploratory boring on the Completion Works
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.
105. Encroachment Permit. An encroachment permit from PW On-going Public
the Public Works Department may be required for any Works
work done within the public right-of-way even if
covered under an Improvement Agreement.
106. Easement Abandonment. The Developer shall obtain PW Issuance of Public
abandonment from all applicable public agencies of Grading! Works
existing easements and right of ways that will no Sitework
longer be used. Permit
107. Easements. The Developer shall acquire easements, PW Issuance of Public
and/or obtain rights-of-entry from the adjacent property Grading! Works
owners for any improvements on their property. The Sitework
easements and/or rights-of-entry shall be in writing and Permit
copies furnished to the City Engineer.
108. Sidewalks. All public sidewalks must be within City PW Issuance of Public
right-of-way or in a pedestrian access easement unless Grading! Works
approved by the City Engineer. Sitework
Permit
109. Grading Plan. The Grading Plan shall be III PW Issuance of Public
conformance with the recommendations of the Grading! Works
Geotechnical Report, the approved Tentative Map, and Sitework
the City design standards & ordinances. In case of Permit
conflict between the soil engineer's recommendations
and City ordinances, the City Engineer shall determine
which shall apply.
110. Public Improvements. All public improvements shall PW Issuance of Public
conform to the City of Dublin Standard Plans and Grading! Works
design requirements and as approved by the City Sitework
Engineer. Permit
111. Water and Sewer Facilities. Developer shall PW Issuance of Public
construct all potable and recycled water and sanitary Grading! Works
sewer facilities required to serve the project III Sitework
accordance with DSRSD master plans, standards, Permit
22
CONDITION TEXT
specifications and requirements.
112. 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.
113. 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%.
114. Street Signs. The Developer shall furnish and install
street name signs, and traffic signs & marking for the
project as required by the City Engineer.
115. 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 pavement. Maintenance costs of the
decorative paving shall be included in a landscape and
lighting maintenance assessment district or other
funding mechanism acceptable to the City Engineer.
116. Drainage. To the maximum extent possible, roof
drainage shall drain across hio-swales or into bio-
filters prior to entering the storm drain system. The
landscaping and drainage improvements in the bio-
swale and bio-filters shall be appropriate for water
quality treatment. The City Engineer may exempt
specific roof leaders from this requirement if space
limitations prevent adequate water treatment without
creating hazards, nUIsance or structural concerns.
Concentrated flows will not be allowed to drain across
public sidewalks.
117. 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.
118. Underground Utilities. All electrical, gas, telephone,
and Cable TV utilities, shall be underground III
accordance with the City policies and ordinances. All
utilities shall be located and provided within public
23
RES:PON.
AGENCY
PW
PW
PW
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Issuance of
Grading!
Sitework
Permit
Issuance of
Grading!
Sitework
Permit
Occupancy
Issuance of
Grading!
Sitework
Permit
Issuance of
Building
Permit
Issuance of
Grading!
Sitework
Permit
Issuance of
Grading!
Sitework
Permit
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
CONDITION TEXT
utility easements and sized to meet utility company
standards.
119. 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.
PUBLIC WORKS - PROJECT SPECIFIC
120. Standard Public Works Conditions of
Approval. Applicant/Developer shall comply with
all applicable City of Dublin Public Works
Standard Conditions of Approval (Attachment A).
In the event ofa conflict between the Public Works
Standard Conditions of Approval and these
Conditions, these Conditions shall prevail.
Improvement and Grading Plans. All
improvement and grading plans submitted to the
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 8-1/2" x 11" pages). Said
checklist includes necessary design criteria and
other pertinent information to assure that plans are
submitted in accordance with established City
standards. The plans shall also reference the
current City of Dublin Standard Plans (booklet),
and shall include applicable City of Dublin
Improvement Plan General Notes (three 8-1/2" x
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).
Grading/Sitework Permit. All site improvement
121.
122.
24
RESPON.
AGENCY
PL,PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Issuance of
Grading!
Sitework
Permit
On-going
Issuance of
Grading!
Sitework
Permit
Issuance of
SOURCE
Public
Works
Public
Works
Public
Works
Public
CONDITION TEXT RESPON. WHEN SOURCE
AGI~NCY REQ'D
Prior to:
work and public right-of-way work must be Grading! Works
performed per a Grading!Sitework Permit issued by Sitework
the Public Works Department. Said permit will be Permit
based on the final set of improvement plans to be
approved once all of the phm check comments
have been resolved. Please refer to the handout
titled Grading/Site Improvement Permit
Application Instructions and attached application
(three 8-1/2" x 11" pages) for more information.
The Applicant/Developer must fill 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.
123. Survey Control. Survey monuments shall be set in finished PW Acceptance of Public
public streets and at designated property comers or other Improvements Works
control points in accordance with the final maps recorded by City
for this project, and as required by the City Engineer/Public Council
Works Director. Said street monuments shall be set within
a tolerance of twenty (20) seconds for any angle and 1 in
10,000 feet for distances between monuments as required
by Municipal Code g9.20.040. Pursuant to Subdivision
Map Act g66497, 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 ApplicantJDeveloper
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.
124. Storm Drainage Study. Applicant/Developer PW Issuance of Public
shall prepare a Storm Drainage Study for the Grading! Works
properties and roads to be developed/constructed Sitework
with the project. The Study, including a hydrology Permit
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 Ts 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
25
CONDITION TEXT RESPON. WHEN SOURCE
AG:ENCY REQ'D
Prior to:
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.
125. Storm Drain Improvements. Prior to issuance of PW Issuance of Public
the Building Permit for any building which is part Building Works
ofthe Project, the storm drainage systems off-site Permit
as well as on-site serving the areas to be occupied
shall be improved to the reasonable satisfaction and
requirements of the Dublin Public Works
Department applying City's and Zone 7 Water
Agencies standards and policies. If not shown on
the Vesting 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
acquire a storm drain easement and/or obtain a
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.
126. Overland Storm Drain Flow. To accommodate PW Issuance of Public
potential overland flow, the parking lot grading and Grading! Works
on-site storm drain system shall be designed to Sitework
convey storm water overland to the public street Permit
right of way without inundating the buildings in the
event the pipe network becomes plugged.
127. FEMA Flood Zone. According to the Flood PW Issuance of Public
Insurance Rate Map, ComIllunity Panel Number Grading! Works
060705-0001-B, published by FEMA, the Zone AE Sitework
flood elevation is contained within the Dublin Permit
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.
26
CONDITION TEXT RESPON. WHEN SOURCE
AG:E:NCY REQ'D
Prior to:
128. Water Quality/Best Management Practices. PW Issuance of Public
Pursuant to the Alameda Countywide National Grading! Works
Pollution Discharges Elimination Permit (NPDES) Sitework
No. CAS0029831 with the California Regional Permit
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 of Intent with the
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.
129. Storm Water Treatment Measures Maintenance PW Acceptance of Public
Agreement. Applicant/Develop{:r shall enter into an Improvements Works
agreement with the City of Dublin that guarantees the by City
property owner's perpetual maintenance obligation for all Council
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.
130. Covenants, Conditions and Restrictions (CC&Rs). PW Occupancy Public
When the apartments are converted to condominium units Works
and sold as such, an Association shall be formed by
recordation of a declaration of Covenants, Conditions, and
27
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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
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
Declaration shall specify that, as it pertains to
the maintenance of the above-listed items, it
cannot be amended without the consent of the
City.
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.
131. Geotechnical Report and Recommendations. PW Issuance of Public
The Applicant/Developer shall have a registered Grading! Works
Geotechnical Engineer perform an investigation Sitework
28
CONDITION TEXT
and prepare a geotechnical report for the site and
shall incorporate the 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.
132. 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 DublinIPleasanton
Station and Garages and, as such are the responsibility
of BART.
133. St. Patrick Way Improvements. ApplicantlDeveloper
shall construct S1. Patrick Way from Golden Gate Drive to
its western frontage limit in a configuration that follows the
established right-of-way line adopted by the City Council
as Ordinance No.19-03 on 12/16/03, and according to City
and/or Caltrans standards applicable at the time of permit
Issuance. All street improvements, sidewalks and access
ramps, street lights and circuitry, street signs, and other
public infrastructure shall be located in the public right-of-
way or within easement areas dedicated to the public.
Decorative paving shall be used to designate the boundary
between the public right-of-way and private property at all
flush driveways. Parking shall be prohibited on the north
side ofS1. Patrick Way.
134. Golden Gate Drive Improvements. ApplicantlDeveloper
shall widen Golden Gate Drive as shown on the
Development Plan from S1. Patrick Way to the bulb
terminus of Golden Gate Drive, as shown on the BKF
drawing. ApplicantlDeveloper shall construct a traffic
circle at the bulb terminus of Golden Gate Drive on behalf
of, and to the benefit of, the BART Parking Garage and
Station. The traffic circle shall include decorative paving.
All street improvements, sidewalks and access ramps, street
lights and circuitry, street SIgnS, and other public
infrastructure shall be located in the public right-of-way or
within easement areas dedicated to the public. Decorative
29
RESPON.
AGENCY
PW
PW
F'W
WHEN
REQ'D
Prior to:
Permit and
Building
Permit and
During
Construction
Improvements
to be
Guaranteed
Prior to
Issuance of
Grading!
Sitework
Permit and
Building
Permit
Occupancy
Occupancy
SOURCE
Public
Works
Public
Works
Public
Works
CONDITION TEXT
paving shall be used to designate the boundary between the
public right-of-way and private property at all flush
driveways.
135. Streetscape Design Standards. The streetscape design
for S1. Patrick Way and Golden Gate Drive, including
sidewalks, pedestrian crossings, street trees and planters,
street furnishings, lighting, and directional signage shall be
consistent with the Design Guidelines included in the West
Dublin BART Specific Plan adopted as City Council
Resolution No. 227-00 on 12/19/00, except as modified by
these Conditions. A copy of said Specific Plan is available
for reference from the Community Development
Department.
136. Vehicle Parking. ApplicantlDeveloper shall construct
on-site paved parking areas and spaces for guest, tenant,
and resident parking according to the Approved Plans.
Occupancy of each phase of development will
be dependent upon ApplicantlDeveloper completing the
necessary parking areas to serve that phase. All parking
spaces shall be double striped using 4" white lines
according to Figure 76-3 and Code ~8.76.070 (A) 17 of
the Municipal Code. All compact-sized parking spaces
shall have the word "COMPACT" stenciled on the
pavement within each space. IT-wide concrete step-out
curbs shall be constructed at each parking space where
one or both sides abuts a landscaped area or planter.
Parking spaces in the garage located adjacent to a wall shall
be 14' minimum, except when such spaces are located
adjacent to an interior shear wall, where the parking spaces
shall be 11' minimum. Garage spaces located adjacent to a
column shall be 11 ' minimum
137. Parking Prohibitions/Restrictions. Vehicle parking
shall be prohibited/restricted in the following locations:
a. Prohibited along the western and southern sides of
the private access driveway. This parking
prohibition shall be indicated with red-painted
curbs, and with R26F "No Stopping - Fire Lane"
signs installed on both SIdes at a spacing not to
exceed 200' .
b. Prohibited along the north side ofSt. Patrick Way.
This parking prohibition shall be indicated with
R26 "No Parking" signs installed at a spacing not
to exceed 200'.
c. Prohibited in all areas within the sub-podium
parking area except within marked spaces.
Appropriate signs shall be posted at each
30
RESPON.
AGJIi:NCY
PW
PW
PW
WHEN
REQ'D
Prior to:
Issuance of
Grading!
Sitework
Permit
Occupancy
On-going and
Installed Prior
to Occupancy
SOURCE
Public
Works
Public
Works
Public
Works
CONDITION TEXT
entrance to the sub-podium parking area to
inform residents of this prohibition.
d. Prohibited or restricted at other locations
deemed reasonably necessary by the City
Engineer/Public Works Director during final
design and/or construction.
138. Replacement Parking for Neighboring Pan Pacific
Property. To replace the parking spaces on the
neighboring Pan Pacific property that will be displaced
when St. Patrick Way IS constructed, the
Applicant/Developer shall stripe new parking spaces on the
Pan Pacific property (APN 941-1500-045). Provided,
however, that Pan Pacific grants permission for said site
work on Pan Pacific property, and provided Pan Pacific
concurs with the proposed new locations for the spaces
to be replaced, and provided that this condition is
limited to striping only and there will be no
construction of new parking spaces and/or slurry seal
of any parking area.
139. Driveway Locations/Widths along St. Patrick Way.
The Applicant/Developer shall install vehicle driveways as
necessary along St. Patrick Way to serve the current or
expected uses of neighboring properties. The exact
location and width of each driveway shall be determined
after consultation with each effected property owner.
140. 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 .
141. 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.
31
RESPON.
AG:E~NCY
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Acceptance of
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
Occupancy
Acceptance of
Improvements
by City
Council
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
CONDITION TEXT
142. 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.
143. 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
protest the annual assessment for the District. .
144. Relocation of Existing ImprovementslUtilities. Any
necessary relocation of existing improvements or utilities
shall be accomplished at no expense to the City.
145. Landscaping at Intersections. Landscaping at
intersections shall be such that sight distance is not
obstructed for drivers. Except for trees, landscaping
shall not be higher than 30 inches above the curb in
these areas.
146. 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
prior to installation.
147. 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
32
RESPON.
AGENCY
?W
PW
PW
PW
PW
PW
WHEN
REQ'D
Prior to:
Acceptance of
In1provements
by City
Council
On-going
Acceptance of
Improvements
by City
Council
Occupancy
Acceptance of
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
CONDITION TEXT
posts.
148. Private Street Sign age. Applicant! Developer shall post
private street signage in the private drive aisle areas in
accordance with the California Vehicle Code. No
trespassing signs should be posted as governed by the
California Penal Code Section 602.
149. Damage/Repairs. The Apphcant/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.
150. 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.
151. Occupancy Permit Requirements. Prior to
issuance of an Occupancy Permit, the physical
condition of the project site shall meet minimum
health and safety standards including, but not
limited to the following:
a. The streets and walkways providing access to
the occupied building shall be complete, as
determined by the City Engineer/Public 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
33
RESPON.
AGJENCY
PW
PW
Pl,PW
PW
WHEN
REQ'D
Prior to:
Occupancy
Acceptance of
Improvements
by City
Council
On-going
Occupancy
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
CONDITION TEXT RESPON. WHEN SOURCE
AGE,NCY REQ'D
Prior to:
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 Engineer/Public 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.
152. Bicycle Racks. Bicycle racks shall be installed in the PW Occupancy Public
parking garage at a ratio of 1 rack per 40 vehicle Works
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.
153. Release of Security. When all improvements governed by PW Acceptance of Public
the Improvement Agreement are complete to the reasonable Improvements Works
satisfaction of the City Engineer/Public Works Director, the by City
City Engineer will recommend to the City Council that the Council
improvements be accepted and that the Security be
released. Prior to the Council's acceptance, the
ApplicantJDeveloper 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
34
CONDITION TEXT
the work to guarantee against defects for a one-year
period.
b. As-Built or Record Drawings printed on mylar of
all Improvement Plans and maps associated with
the project.
c. 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 performed 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 EngineerlPublic Works
Director.
154. Geographic Information System. Once the City
EngineerlPublic 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
shall be decimal with the precision of 0.00. All objects and
entities in layers shall be colored by layer and named in
English, although abbreviations are acceptable. All
submitted drawings shall use the Global Coordinate System
of USA, California, NAD 83 California State Plane, Zone
III, and U.S. foot. Said submittal shall be acceptable to the
City's GIS Coordinator.
CONSTRUCTION
155. 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 EngineerlPublic Works Director. Said plan
shall be designed, implemented, and continually
maintained pursuant to the City's NPDES permit
between October 15t and April 15th or beyond these
dates if dictated by rainy weather, or as otherwise
directed by the City EngineerlPublic Works
Director.
156. Archeological Materials. If archaeological materials
are encountered during construction, construction
35
RESPON.
AGENCY
PW
PW
PL,PW
WHEN
REQ'D
Prior to:
Acceptance of
Improvements
by City
Council
During
Construction
and Grading
Activities
During
Construction
SOURCE
Public
Works
Public
Works
Public
Works
CONDITION TEXT
within 100 feet of these materials shall be halted until a
professional Archaeologist who is certified by the
Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOP A) has had
an opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures.
157. 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 5:30 p.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/Public 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.
158. Construction Noise Management Plan. Developer
shall prepare a Construction Noise Management Plan,
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
plans and specifications.
159. 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.
160. Pest Problems. The Developer shall be responsible for
controlling any rodent, mosquito, or other pest problem
due to construction activities.
161. 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
36
RESPON.
AGI~NCY
FW
FW
. PW
PW
PW
WHEN
REQ'D
Prior to:
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
CONDITION TEXT
Engineer.
162. 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.
163. 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
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.
164. SWPPP. The Storm Water Pollution Prevention
Program (SWPPP) for the operation and maintenance
of the project shall identify the Best Management
Practices (BMPs) appropIiate to the project
construction activities. The SWPPP shall include the
erOSIon control measures 111 accordance with the
regulations outlined in the most current version of the
ABAG ErosiQn and Sediment Control Handbook or
State Construction Best Management Practices
Handbook.
165. SWPPP Compliance. The Developer is responsible
for ensuring that all contractors implement all storm
water pollution prevention measures in the SWPPP.
37
RESPON.
AGENCY
?W
PO
PW
PW
WHEN
REQ'D
Prior to:
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
During
Construction
and Grading
Activities
SOURCE
Public
Works
Public
Works
Public
Works
Public
Works
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
166. Temporary Construction Fencing. Temporary Various During Public
Construction fencing shall be installed along the Construction Works
perimeter of all work under construction to separate and Grading
the construction operation from the public. All Activities
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.
167. Construction Noise Management Program/Construction PW During Public
Impact Reduction Plan. Applicant/Developer shall Construction Works
conform to the following Construction Noise Management and Grading
Program/Construction Impact Reduction Plan. The Activities
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
to Dublin Boulevard. An Oversized Load Permit
shall be obtained from the City prior to hauling of
any oversized loads on City streets.
b. The construction site shall be watered at regular
intervals during all gradmg 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.
38
CONDITION TEXT RESPON. WHEN SOURCE
AGl:NCY REQ'D
Prior to:
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
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-
project traffic movement.
4. Limiting lane closures and detours to off-peak
travel periods.
5. Providing ride-share incentives for contractor
and subcontractor personnel.
k. Emissions control of on-site equipment shall be
minimized through a routine mandatory program
of low-emissions tune-ups.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) - ST ANUARD CONDITIONS
168. Prior to issuance of any building permit, complete DSR Issuance of Dublin
improvement plans shall be submitted to DSRSD that Building San
conform to the requirements of the Dublin San Ramon Permits Ramon
39
CONDITION TEXT
Services District Code, the DSRSD "Standard
Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans and all DSRSD
policies.
169. 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 planning.
170. Sewers shall be designed to operate by gravity flow to
DSRSD's existing sanitary sewer system. Pumping of
sewage is discouraged and may only be allowed under
extreme circumstances following a case by case review
with DSRSD staff. Any pumping station will require
specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to
require payment of present worth 20 year maintenance
costs as well as other conditions within a separate
agreement with the applicant for any project that
requires a pumping station.
171. Domestic and fire protection waterline systems for
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.
172. DSRSD policy requires public water and sewer lines to
be located in public streets rather than in off-street
locations to the fullest extent possible. If unavoidable,
then public sewer or water easements must be
established over the alignment of each public sewer or
water line in an off-street or private street location to
provide access for future maintenance and/or
replacement.
173. 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.
174. All easement dedications for DSRSD facilities shall be
by separate instrument irrevocably offered to DSRSD
or by offer of dedication on the Final Map.
40
RESPON.
AGENCY
DSR
DSR
DSR
DSR
DSR
DSR
WHEN
REQ'D
Prior to:
Improvement
Plans
Improvement
Plans
Improvement
Plans
Improvement
Plans
Improvement
Plans
Improvement
Plans
SOURCE
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
CONDITION TEXT
175. 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.
176. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon
Services District, whichever comes first, all utility
connection fees including DSRSD and Zone 7, plan
checking fees, inspection fees, connection fees, and
fees associated with a wastewater discharge permit
shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
177. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon
Services District, whichever comes first, all
improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans shall contain a signature block for
the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the applicant shall
pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer
and water systems, a perfomlance 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.
178. 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.
179. The applicant shall hold DSRSD, its Board of
Directors, commISSIOns, employees, and agents of
DSRSD harmless and indemnify and defend the same
from any litigation, claims, or fines resulting from the
construction and completion ofthe project.
180. The locations of required backflow devices for
41
RESPON.
AGE,NCY
DSR
DSR
DSR
DSR
DSR
DSR
WHEN
REQ'D
Prior to:
Recordation of
Final Map
Issuance of
Building
Permits
Issuance of
Building
Permits
Improvement
Plans
Issuance of
Building
Permits
Improvement
SOURCE
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
CONDITION TEXT
domestic and fire services must be shown on the final
plans.
SIGNS - PROJECT SPECIFIC
181. 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.
182. 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.
183. 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.
PARKS & COMMUNITY SERVICES
184. Public Art Project. The Applicant/Developer 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 Applicant/Developer,
and on file with the Planning Department. The value
of the public art project is required to equal or exceed
0.5% ofthe building valuation (exclusive ofland) for
the project. The Building Official has determined that
the total building valuation of the project (exclusive of
land) is $73.865.833.60. Therefore,
Applicant/Developer is required to acquire and install a
public art project valued at a minimum amount of
$369.329.17. The location of the public art project site
is shown on the Project Plans. Prior to first occupancy
Applicant/Developer shall (a) secure completion of the
public art project, in a manner deemed satisfactory to
the City Manager; and (b) execute an agreement
between the City and Applicant/Developer that sets
forth the ownership, maintenance responsibilities, and
42
RESPON.
AGENCY
PL
PL
PL
PL, PCD
WHEN
REQ'D
Prior to:
Plans
On-going
On-going
On-going
Occupancy
SOURCE
San
Ramon
Services
District
Chapter
8.884 of
the Dublin
Zoning
Ordinance
Chapter
8.884 of
the Dublin
Zoning
Ordinance
Chapter
8.884 of
the Dublin
Zoning
Ordinance
Public Art
Policy
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
insurance coverage for the public art project. The
public art project is subject to the approval of the City
Council upon recommendation by the Heritage and
Cultural Arts Commission.
185. Public Art Easement and Access Easement. PL, PCD In conjunction Public Art
The ApplicantlDeveloper shall reserve a site and w/final map Policy
provide a public art easement and an access easement encompassIllg
to the City within the development project for a future area art to be
public art project in accordance with Dublin Municipal located or by
Code Section 8.58.050. separate
instrument
prior to
issuance of
building permit
PASSED, APPROVED AND ADOPTED this 23Td day of October 2007 by the following vote:
AYES: Schaub, Wehrenberg, Tomlinson, Biddle and King
NOES: None
ABSENT: None
ABSTAIN: None
#~4
Planning Commission Chair
ATTEST:
G:\PA#\2006\06-009 Windstar Condos - TMAP, SDR, PD\PD SDR Nov 2006\PC PH\SDR Reso.doc
43