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Home My WebLink About00-031 Del Taco 04-24-2001 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: April 24, 2001 SUBJECT: ATTACHMENTS: l. 2. 3. RECOMMENDATION: 1) 2) 3) 4) DESCRIPTION: PUBLIC HEARING PA 00-031 Del Taco, Conditional Use Permit, Site Development Review (Report Prepared by: Andy Byde, Associate Planner) 4. 5. Project Plans Project Description Resolution approving the Conditional Use Permit and Site Development Review Public Works Standard Conditions of Approval Traffic Report, dated April 13, 2001 Open public hearing. Receive staff presentation and public testimony. Close public hearing and deliberate. Adopt Resolution (Attachment 3) approving P A 00-031 Del Taco, Condition Use Permit, Site Development Review The applicant is proposing to construct a 2,798 square foot restaurant with a drive-through window on a vacant 29,400 square foot parcel within the BJ commercial center located to the north of Kragen Auto Parts. The applicant proposes to provide 32 parking spaces to serve the proposed restaurant. In conjunction with the proposed project, the applicant proposes to relocate an existing access easement, which bisects the property, and relocate it to west. BACKGROUND: On January 10, 1994, the Dublin City Council rezoned the property known as the BJ Commercial Center to a Planned Development Zoning District. The Plauned Development Zoning District allowed for a variety of permitted uses, including: retail, restaurants, auto service and repair, personal services, office, and a variety of other uses. As part of the rezoning action, the City Council also approved a Tentative Map request which created 9 separate lots. These lots were later sold to individual business owners. The businesses within the center include: Dublin Auto Works, Kragen Auto Parts, Holiday Inn Express, International House of Pancakes, Dublin Auto Center, RPL Graphics, Cooks Auto-Body, and Magnussen Auto-Body. G:\PA#\2000\OO-031 \pc Staff Report.doc COPIES TO: Applicant Property Owner Project File Project Planner 8/~ ITEM NO. The current zoning for the subject property is P-D (Planned Development) with a C-2 underlying zoning (General Commercial). The planned development allows restaurants as a principally permitted use, however the P-D requires that a Conditional Use Permit be approved by the Planning Commission before a restaurant with a drive through is permitted. Additionally, a Site Development Review is required for any new construction with a gross floor area greater than 1,000 square feet in a commercial or industrial zoning district. In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was also published in the Tri- Valley Herald and posted at several locations throughout the City. Traffic and Circulation: The project site has a primary frontage along Dougherty Road and secondary frontage along the Sierra Lane cul-de-sac bulb. To access the subject property, traffic can enter and exit into the subject property one of three ways: (I) right turn from west-bound Dublin Blvd. and meander through private access easement of the adjacent properties along Dublin Blvd. (i.e. RPL Graphics, Holiday Inn Express); (2) right turn from north-bound Dougherty Road; and (3) right turn at Sierra Lane cul-de-sac bulb. Additionally, all vehicles moving through the drive-through aisle are required to exit on to the Sierra Lane cul-de-sac bulb, which is controlled by a traffic light. The intent of this traffic design is to prevent the majority ofthe vehicles exiting the site from attempting to turn right on north-bound Dougherty Road and cross three lanes of traffic to complete a u-turn at the Doughtery Road and Sierra Lane intersection. Additionally, a limited scope traffic study was completed for the project and it was determined that as a result of the proposed project, no impacts to local streets would occur, including significant queuing as a result of egress of vehicles on to Sierra Lane. Public Works staff have analyzed the site plan and have determined that vehicles will be able to circulate on and offthe site with no difficulty. Parking The Applicant is proposing 32 standard parking spaces. The Dublin Zoning Ordinance (Section 8.76.080D) requires convenience eating and drinking establishments to supply 1 parking space per 100 square feet of floor area. Using this parking requirement would require the project to provide 28 parking spaces (2,798/100=27.98 spaces). However the Zoning Ordinance also requires that fast food with a drive-through provide I parking space per 50 square feet of floor area, which would require 56 spaces. Staff has determined that the proposed parking is adequate because of the following reasons: (1) based on the ITE (Institute of Transportation Engineers) Parking Generation requirements (the source utilized by the Traffic Consultant, TJKM to complete the parking analysis, see attachment 5), the peak parking demand would be 9.95 spaces per 1,000 square feet of floor area or 1 per 100.5 and the project proposes 32 parking spaces, 4 in excess of the peak requirements based on lIE maximum; (2) the drive-through aisle has a length to provide stacking for II vehicles in addition to the 32 on-site parking spaces; and (3) the proposed intensity of development is currently very low, the proposed F.A.R. (floor area ratio) is currently 9.5%, increasing the parking requirements would significantly decrease an already very low F.A.R.. Staff recommends utilization of the convenience eating and drinking establishments use type of I parking space per 100 square feet of floor area for the proposed project. Noise/Nuisances: The proposed project will be located in an area which is not in close proximity to residential areas, however, a caretaker apartment for the All safe storage located on the second floor is located directly to 2 the north of the project site. The proposed hours of operation are seven days a week from 8:00 a.m. to 11 :00 p.m. and conditions of approval ensure that the Applicant is responsible for ensuring that noise from the drive-through speaker is not audible at the property line and to ensure compliance with this requirement a recommended condition of project approval has been added requiring the applicant to construct a 6-foot high masonry sound wall adjacent to the caretaker apartment (condition #16 and 17 of Attachment 3). In addition, the Applicant/Developer will be responsible for controlling all on-site activities and maintaining the premises in a litter-free condition (condition #21 of Attachment 3). Elevations: The applicant and the project designers have worked closely with City Staff and the City's Consulting Architect, Larry Cannon, to modify the prototypical Del Taco design into a design compatible with the surrounding buildings. The architecture and colors and materials of the proposed Del Taco will be compatible with the existing buildings within the Center. Colors proposed for the restaurant are an adobe color for the base color with light beige for the top trim and a blue accent color. A color and material board will be on display at the meeting for the Planning Commission's review. A recommended condition of approval would require the actual tone of the colors to be approved in the field, by applying the colors on the surface of the building (or a similar material), for review and approval by staff (condition # 15 of Attachment 3). The building is embellished on all four sides and reflects a 360-degree design, which includes awnings, light fixtures and additional details on all sides of the building. Additionally, neon accent lighting, windows, and variation in wall planes would provide visual interest to the building. Environmental Review This project has been found to be Categorically Exempt from CEQA under Section 15332, Class 32 of the California Environmental Quality Act Guidelines. The project consists of construction of a new fast food restaurant and is consistent with all General Plan and Zoning regulations and currently served by all required utilities and public services. CONCLUSION: Staff recommends that the Planning Commission: adopt Resolution (Attachment 3) recommending the Planning Commission approve the Site Development Review and Conditional Use Permit to establish a new 2,789 square foot Del Taco restaurant. 3 GENERAL INFORMATION: Property Owner: Applicant: Location: Existing Zoning: General Plan Designation: Agent: Eric Robbins 3170 Crow Canyon Place San Ramon, CA 94583 Tom Owens 801 17th Street, Suite DI Modesto, CA 95354 5957 Dougherty Road P-D (Planned Development) with a C-2 underlying (General Commercial) Retail Office/ Automotive 4 i i OWENS DESIGN CONSULTANTS The project site is currently an undeveloped piece of property at the intersection of Dougherty Road and Sierra Lane. It is surrounded by a chain link fence, and is covered by weeds and brush. It is not located on a hazardous waste and substances site. The General Plan designates this area as Retail, Office, and Automotive. The surrounding land has all been commercially developed as such. We propose to do the same by building a Del Taco restaurant on this site. It will operate seven days a week from 8 AM to 11 PM and employ approximately 20 to 25 people. The site has been designed to provide a smooth circulation for traffic and pedestrian flow. In addition, we have allowed for a wide landscaping area in the front with park benches for the public's use. We feel this will make the property useable for everyone and have a positive impact on the surrounding area. The architectural design of the building is Spanish to promote the type of food served. It has a subtle appearance, however, and will not look out of place in this section of town. ATTACHMENT ~ 801 17th Street. Suite D-I, Modesto, CA 95354 Ph. (209) 522-8031 Fx. (209) 522-4738 ~ ~~ ! u.l' T l!S~...t'!ll " ot>- '-' _.... II _.....,lCl. ...... lUQi- tJIij .'il irn~'" ~ ~ :S - s ~u.l~i R ...."Cl_ ra:il ~ [Q)&f1 7J!;J@@ Me 00UCiI1ElIil DUel.IN. c:.AL.' o PROJECT DATA 0CClf't>NCl' ~ ITABLE 3-A. 19!11 leC) A-31~STAlJf<ANT) C015T1'lJCTlal TTI'E TTI'E V.N, NC:lIIeFIlIN<LEI<ED 29,~eF ROAD ,F<RlIA 6_eF 6~eF 2,1'l1l Eli' 645j;ATll 32 IlPACES 21lPACES SllE AREA !!ll1l_PIN6 NEA IPEI'! TABJ,.!; .-6, ~ leC) ALLOWAllLE NEA 6AeIC NEA .,. AI'i!D INCIlEA5E 1._) TOTAl. ALLCW/ ACI\JAL NEA TOTAL OCCUPA>;T LOAD TOTAL P- TOTAL ~ICAPFED K ..... ..... Nft!lIIIfoll11!" AFN. ~2-48€)-OO8 VICINITY MAP HOt"'''''''' TI4Gt1A5 J. GUeNe Cl1IENS DESl;N COl>ISULTANT5 Nl111," 611<EET, llU1lE PI MODESTO, CA. 'lIl3&4 FI-f. 2')!l-S22.Nl31 FAX,211)9-.22-4138 CHI'i!I!TIAN J.I<NOX CHI'i!I6TIAN J.I<NOX . All5O. 1NC. 633 E. V1CTOI'i! 1'i!D., 6lE. E LOPI, CA 'lIl2~ !"H,2111il-3lo1-16!3 FA>< 2111il-3lo1-&401 ------------~------------ SIERRA LANE RECEIVED fAoo-o31 ATTACHMENT I APR 1 9 2001 DUBUN PLANNING TliOUAS J. ODS R,c.E, 5J53O NEW f'lE6TAU~ FOF< DEL TACO DU6LIN CAL.IFOf"NIA Revisions: IDate PER CTY CDlt.DTS lXawnBy: IC.I'1 DleckedBy: TO ~ ,.:w ~ an ~ ce=me... CAO FIe. Ntme: - "~I J N. A Ql" NOTE, 1. ALL etlE 616NA6E TO IlE AI'l'!<OYEP U'IDEI'i! 5EFAAAlE PE~IT. 2. !lEE LANDElCAFE PLAN. efET L1.1. !'OF< CCl'1FLElE L.6NDElCAPN5. 3. UTILlrr llEFMCE COlNECTIGll! TO IlE DE1Ef'!'1NEP 8!1 .. .. -=20' . SCAlI< SITE FLAN r"" - -.r--- ---, -- -----I 'l.l..lJ rn-n ...../ ~_. " L.l.WJ I "....., f-i _\.. ~ ~1:::.' U' .... '-- 1I'AM! - ~'- EA8nNl' -'MIll r - -.. -- ----- - I --..._--.....J... '-- "'---...- "-- -",;?--'-",,-,-- ----------- I -- ............... .... ... ".ILL B ~ Ie> ~ Of 3 2 , I 1 ~ =.-- , \"'""'----- -"'""'----..... ~-1lfllIl \ ~ , "2--- ~ ~ ~ >- Ii LU :I g o D '--'--"---'--~_. r I K ~ U,l 5.... ! ~~ T ~~;;t! U .....Ji z~an- tJIG.l= '" fiib..,jl:! J:li:IrtJU""", ~:S - B U,ll'--S.I. !i!ii.... III SI ;;c;.g I 0=::&1_ ~ " J~ AAk N~ 53"'" ~W;I II! 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"" ~ ~.... !II SIOl " 00' . :z:.l!l COO...t' U...r~1 ~~~- i~~~ ~ - :S -: !OO~~ Ol" ...."Cl- ra:i ! ~ Ta"~ I!L.."..... .~ B...D"~' ~ a...r4/ ..... ", .....:.,~.~. ~F:~.'~,: ~ :.-~'~:;.::: ~:,~:)~ ~;~: 'HL*fl~9f ..."..'.."i"..'.......1 ' :.~~:~y;;/~:~\7~:,:(:...; .- . ,- '. ..~. ". .. ",' " ..... :.i~~::~.:~~:~.r.:~ ~~.~.L~.: ...~>::~;/~<~ """"'" ...........-AJ> ",.. ....,.", ,;...t.,.... ".: ';:::~'.' -....... .,,':" ..<~:~: ~'.~~i.;:;~_; . .... ~'.: ",:, " J. ~,.~: ,,:..~<l :: ~.:.:.~.. :'L~ "I '-," ~, 1/,. I ;;& I? !E. ...... ,,' ;:':'..;<- =:-.:-:- " " .,"J. ~ ,"! /l ::: .::.,.'" I: II / lr; - .;..... ~ .~:~..::<. ~ ....' ~ c::,::,:.J <};':I ~;~["[" ':~',.:':' .~ ;~~:...::.. ",: ~j;;:~:<'f' ,'<. .,,- ,~ a.tI2'.r ~I ,. "": ..>', TH(IIAS J. OWENS R.~~ 53530 NEW l'E5T .6J.RANT FOI'iC DEL TACO DUBLIN CALIF~IA - - RlVltk:N: Date TIle EXTERIOR ELEvATIONS .....- -~ .....- 11.. ..'~~. '''''''''If 101 - - """""Il!t- TO 6cl1e: ,,'.r .1Gb No. IllS Otto> ___ CACl A. .... 2II2MJIClIIt ......... ',-' ,......,": ""', -'." :;.::"~: .....~ f~\'-:_ ;:;.,.;,,::-": :>< ~../: ';':;':'::'1 .,.... ".,. ~~::~.~:~~ - :~~;:~: I'IC~ !L...., '.' NOr'" l'"NCt-1'I"_2JmGIc:G.Cll'o'-w.&eANll!U' f"AI(t'......wrIlI...CQ.lIII._?UOl1llMW' l"'AH!'-I'P'",,"'CQ.C:III14" 1"eAQItLIC' I"AHt.CCUlIIo~""'-IUlIlI A3.1 RECEIVED 1',4 00-031 APR 1 9 2001 WEST ELEVATION LJIt!IU . aM:. '6' TL! QUIll fIrM .~..... IV EAW C1GIlof8IIQ!1D ......1 alIfCI'l !XnIIItlIIlNNo/IleMC) ~Ac:cDlDlII\oE.nA1 1'CICEL"'fa"'~INXlIlI'CCl.OIt Q.URNlCIDI2EI:I .., .., ~: o ~ ".1 '" '" 6\ f'.I 0'" - .... g", 00 - - .... o'!:! .!:'. ., """" " iCi iCi iCi ." SOUTI-l ELEvATION ~ ......., '::.~ :. '<'. 'of ~ /i II I; 1/ 1/1 ::r.::: ,.. ~,:.' ~ ::-\ :~:"~:: 1/ I; :; '= /, II , .... ~~... '.:: / L.~l' (h.hi ;,.{H,r.;.k '~~N .... .... ....,-.,. i,c':-:'I .... .... .~.",' . ". :..:':'..~' " ' .. ,', ~~:~.~~.'~; ,;:~.~! . " .:..'0' .:f.~.j~i;;.;/\~~:~:- I; II , I; II 00 ""'...... ~... .TQ"(Jf.~ a...n..... .....- !1...12""-~ ...t:[ .......... _""'LAO! ,.- .. " ~ El....... :3 ..... iiii' TILE ACCENT DETAIL EXTERIOR FINISI-l LEGEND NO. ~ CEea;!PTlGtrl 6'lI!I!L!ICI..I.tWI.c:a..a.l'"-4t",4I.t*J ~ALlI'l.l"Ia:IIClIl AJt1III'1~-cr:t..ClIII CUNlMelDlD!P L*lT MCI DI'GIED I8l JI!Ql e.c Liiiiifiii) DI'CED fiII!Brl JE,Qrl1MC """" ~ ~i:l i! 00' 1. ~~...t'!1 ., ot:l- '-' _.... II _....ot:lli ..... CUc=- I'.ll CLl .. i~-c!i:! ~ u_ :s - Ii rnr-!'lT i!ri....lj!ll ;;......-= - oil:ili ~ J~ ., No. aJ530 EXP. 8/30/03 /w" - c"AI..\~ -,,- ~ 11...21'''' -,,-A I...II'~' "f" ---+ 1lf(JIAS J. OWENS R.C,E. 53530 NEW 1iiE6T AUFlANT F~ DEL TACO DU6L1N CALI~IA - - ~ Datil ,.... EXTERIOR ELEVATIONS Dr"'ey: 101 ~"!f 1"0 klle: _..,. Job"'" 20ft """'-- CAD f'I'- ..... ........".. _No. ~ --- ~ a...'... - TQOCP~ ~ ...... . ". ." .,..:..... ,~: ".;. ,:. . '! " .~~':: '~.:':. <:~'::~..r.~.;~;~::~: .... ~'.' ':": ...~. 1'.... ~,' \:~ ,. :~""; ..... -- .. ." -"","v':" , ...:..... !~,iw~~,\f'~i~};I:;;:\i[:~N: } :~" I' - ~.1BTI\;:: " '~d' .'.- , ~ / ~:f',:\I~:~~.l~~~>~t~~r:~::~;t: :;' ;~'::~i:\" ~f ~ mo. .:.......:::..: 'J.' _ X}::~~-:~ .:. :::c..> ~.~l.ij\ '..:........ ..... '.- ........., .;~. ..~~, / Ijl .',:.:.: ;,//" '/ . ~) _'::_:. .,' ~'. /,;1 .-.... ;.., o ~ ~~~ 111.........,.11 .1Ill!~....tw!!IllALRlU"t....,!XI!llltIIt~WI!l!'IRI!I)lIrtI ....~ &c:I-EDULE IIlHIfflB..,lJtAWC1.(W)ll!IIIta'lolft!lf'llUEG.UI'Il\' IIQf~MOt:A.ClAltllllOAalllCff(lll.ll'lWMlL IIJ10llXllIl FOXl'1 WIND(lW I<I!I'WlKll _ NAME ell'E FIU/"E I 10 ~~ ~nallM 4......"... A 114' TIll 4WlclIf4'AL. Dll\4!-na1 ~ . ~MUIM r....."... D lW ..WId.,........ _....'I"dLAIt C IIIClCtI 'II1-#11l~ t; rtlUAL 04W1dW..... g fIQCJ1. 3'.....'... P rr-aw. Tel "VNiI4'A1- . "'"IED P' IIClIIIlClIWNUfCII "..........,. F <<II ctattlt:lCtt~1Io r....l'..' . u __1'IIUfO ............ U .- ..lINiI4'A1-loe....'I"G1.M6 ~ i iiii:1O~ , .",~ , , -"'"-'- 1~ FACEe , , , 1 ~.....'" ... ,..... WINDOW TYPE SCHECULE .mu. ,..' CIA -- II , " '" " irI , " I ..." tw.lOI I:IIIM.~ Ih.:or 1lLOr'.AlZ8I"'" T .. \ElIFrP~1lI' "" -- .mu. €> ~ ~ L..UOIIlIII I1CtlEL OSB-F\.G TTi". (DRlvE- THRU) ELEvATION ~00 NORTH ~ ~ N' "-t" TClI"tI'l'I2.DN!I ;-; .. ~ 11 " 't ~ ~ ^ --, ~ A3.2 RECEIVED 1>A 00-03/ APR 1 9 ZOOI DUBLIN PLANNING EAST ELEVATION .Jm.Jl. ~I .mu. ~~i ' Jw....nt , .............. .::.- ,..,""::.......i. '. --.....:....... ~. '- ,. -' ~.~'." ., ~ -, .:~':~:2 .~. q;::.~": .~:~:;.'ci~" [~~: :i":;>-~:~y;:::: .". -; ~.:;~ r.."'r:<<. ~....~.. ..-. ~ ,. ....~ ;~:i._:._' . .:~'\~; '~ ':F:" \-: ~.~~::;:~: -... f: '. ." <'\~';';:::1' ...., .. -..' :". ',.'. ~ '.. ,.' ~ . ..,.":.,.. .' .....,.":"..., .... .......-. . .... . ~ .' '. ..::; .~..~.~.:. '- ~ :': ~,;'~"':"'.. : ....... .;".:. ~ .';." ~:.:<>,::.;~:.;.. '-::.:....:.~: '..:.,~. 1-"- a.. l~"-l' ~r"- . B..'"'." -1--- a...... ~ , " 1// , ~i ill, , , , 1/ I; / T I; Ij i ~ Ij lIT 1/ ,-- \ / I~r IT .II5.E. .... , , , , 4 EQJ,IL r.-:a , , , , , , ~I II , h ..D:!!E.IL_~lilMI W IE-IIA'I"~,. ~ , , "-4' Ijr q ~I ; t /; l..::~'1 l, ! ~ 00 N -0 <"'1 &; o - ~ 00 - - .... o 00 ~.... I SCl !f rn' IS :z:.l!l....", QUJIl'_ U..._ I Zt.)~- CI" '" u.lb<~ c:&:IUJt.)_ ~:S -I OOl'-~ lit :Z;...-l Q) iiI !...."Cl- Cl Cl Ii =:-! ~ ~ --~l.te -------flCl6ELIIE CQCIlETE aM ,6NP CiLl'T"TER "".",., LN; . u -~~ -.- EX. CQn'aR LNE -78-P!Iit:IPClIIEDc:cmQJlltI.PE !iUJe t=fiOPOIEIlFOT ELEVATION , '/.~ E>CI611G aEvATIaoI. "'_...... 1!!)1 CATCIl...... TC TDl"'CflaR5 FV PA'B'EHT f'! RI'1 EL!VATlCJII IE N\o!M !l.EYATlc::N 'IHADED 6'T1"BGU KlICA.TE E)ClflTNiJ K MCCJrmII.4lC3'ClIloW.1.T_..urt!CllllMl'''''~I''''IlI!C:.MIlTOI''IW1f!CI'~1'''ta''!!Im' oueIIIIl'lII21 Mf MP ILL DR1IIII11IAT /'1,1,.,.. 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ElCfffMIrRJTT JllJElERLleIlll!lllE 'nE'\"" TO E CfIII:IIIE!D,IIICMi,.MI.CIl,....1lEI8lMClUTT...txN!TIICIED tI CIIUIlITO \lI!IIPI"RCIAACl! AtClOAIIIII! TM4T1M!Ile I6UI'ICI!NT C1UAIHCI!.I"Il"I! IIW.L MOTlEtaUGNl'JIIII'T'III'CN~IMLALLCRJIIlNI6WM:1IEiI!N ~fQIlct.!AWtZ.PnE~f',f,UlCll'Ol..LOllnll~H!1IJ. 1BE1l:lLa'l' ~FOPtMrIX'*IQII(CifI""1INAL.fI&IIIIiBI FHCVRC:ATJaoII TOTM!I:Dt!lHMe.~. , . 1 . . . t lHCIlIAS ..I. OWENS ~~~ 5J530 NEW !llE5T~ FOR DEL TACO DueLlN CALIFOIO:NIA R~ l~ mctTTc:.c:ttENT6 ".,.. / TItl. GlRADING . DRAINAGE PLAN " / "",,,;1!P\ "'.-. , \ \ EX 5D 2'-:'"' lJrawnBy. I(J1 0lecIt.. By. TO Scale; 1'.\11' .Jcb No. 2f12'I3 ~~2flItJ1 C}l] Fie Ncrne: """".DU; ..... .. C1.3 -r- - /--1-'''- -. "- -- ....- '-- ------~----_ --+----------- ------ -- ",i";."":l~ --------- RECEIVED fA -cx>-03/ /..\PR 1 9 ZOOI DUBUN PLANNING ~o'r.)'/IJ '1,.;1'" .-... -- .....~... 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CCI _btp__.IMIttoIg_..nIll~pI"""lIIlIIdlrf19lt.lOl....pIIIIIQ. 1 r.c.IU!hW RESOLUTION NO. -01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT FOR THE DEL TACO RESTAURAUNT PA 00-031 WHEREAS, Tom Owens has requested approval of a Site Development Review and Conditional Use Permit to allow a new 2,798 square foot restaurant with a drive through located at 5957 Dougherty Road; WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, Applicant/Developer has submitted project plans for a Site Development Review and Conditional Use Permit for the project dated received April 6, 2001; and WHEREAS, this project has been found to be Categorically Exempt from CEQA under Section 15332, Class 32 of the California Environmental Quality Act Guidelines because the project consists of construction of a new restaurant which is consistent with all General Plan and Zoning regulations and currently served by all required utilities and public services; and WHEREAS, the Planning Commission did hold a public hearing on said application on April 24,2001, for this project; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve, Site Development Review, and the Conditional Use Permit subject to conditions; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding the proposed Conditional Use Permit: A. The proposed use is compatible with other land uses, transportation and service facilities in the vicinity because the proposed use will be located in an area designated for commercial, office and retail uses in Dublin. B. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all City ATTACHMENT 3 and Alameda County regulations and conditions will be met. C. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare. D. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed. E. The proposed use is not contrary to the specific intent clauses, development regulations, and performance standards established for the P-D zoning district, which encourages new development of commercial land uses. Conditions of approval will ensure ongoing compatibility with adjacent commercial uses. F. The proposed use is consistent with the Dublin General Plan and the Dublin Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Site Development Review: A. Approval of this application is consistent with the purpose and intent of this Chapter because the restaurant use is permitted within the P-D (Planned Development) Zoning District and the drive- through window is permitted within the P-D (Planned Development) Zoning District subject to the approval of a Conditional Use Permit. B. The project is consistent with Retail/Office Automotive designation of the General Plan and the P- D (Planned Development) Zoning District. C. The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because conditions of project approval have been incorporated into this resolution which will reduce any project-related impacts which may impact the public health, safety and general welfare to a level of less than significant. D. The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a desirable environment for the development. E. The subject site is physically suitable for the type and intensity of the approved development because it is graded flat, has vehicular access and access to all public services. F. Impacts to views are addressed because the project does not interrupt any views from 1-580 and 1- 680. G. Impacts to existing slopes and topographic features are addressed site is graded flat and. H. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the 2 project and as conditions of approval in order to insure compatibility of this development with the development's design concept or theme and the character of adjacent buildings, neighborhoods, and uses. 1. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and sirnilar elements have been considered to ensure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does hereby approve the Site Development Review for PA 00-031, Del Taco, subject to the following Conditions of Approval. This approval shall be generally depicted on the plans prepared by Owens Design Consultants, labeled Attachment 1, consisting of8 (eight) sheets, dated received April 19, 2001 stamped approved and on file with the Dublin Planning Department, subject to compliance with the following conditions of approval: CONDITIONS OF APPROVAL Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancv of anv building and shall be subiect to Planning Department review and approval. The following codes represent those denartments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL 1 Planning, rBl Building, [PCSl Parks and Communitv Service. [POl Police, [PWl Public Works. [ADMl AdministrationlCitv Attornev. [FINl Finance, [PCSl Parks and Community Services. [Fl Alameda Countv Fire Dept.. [DSRl Dublin San Ramon Services District. [COl Alameda Countv Flood Control and water Conservation District Zone 7. SITE DEVELOPMENT REVIEW This Site Development Review approval for P A-00-03l establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the approved plans and documents available on file in the Department of Community Development as amended in red. NO. CONDITION TEXT RESf. SOURCE AGENC1 I. Approval. Approval of the Site Development Review is valid for one (I) year, until April 24, 2002. If construction has not commenced by that time, this approval shall be null and void. The approval period may be extended for six (6) additional months by submitting a written request for extension prior to the expiration date to the Community Development Director. Any extension will be based on a determination that the conditions of approval remain adequate to assure that the stated findings of approval will continue to be met PL BP 3 NO. CONDITION TEXT 2. Hours of Operation. The approved hours of operation are seven da s a week from 8:00 a.m. to 11:00 .m. Easement relocation. The existing Emergency Vehicle Access (EV AE), Public Service (PSE), and Private Access easement which bisects the site (also described as Exception #8 in the preliminary title report dated September 28, 2000, and shown on Parcel Map 7109), shall be relocated in such a way as to not interfere with the building location. The Applicant/Developer shall be responsible for obtaining a quitclaim from each affected easement beneficiary, and shall re-grant a replacement easement with comparable rights and rivileges as re uired. Building Permits. To apply for building permits, Applicant/Developer shall submit twelve (12) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to issuance of build in ermits. Standard Public Works Conditions of Approval. Applicant/Developer shall comply with all applicable City of Dublin Standard Public Works Conditions of Approval (Attachment A). In the event of a conflict between the Standard Public Works Conditions of Approval and these Conditions, these Conditions shall revail. Requirements and Standard Conditions. The Developerl Applicant shall comply with applicable Alameda County Fire, Dublin Public Works Department, Dublin Building Department, Dublin Police Service, 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 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 re uired have been or will be met. 3. 4. 5. 6. 4 RESP. AGENC'l PL PLlPW B PW F, PW, PO, Zone 7, DSR, PL, AC, CHS, LAVTA ~l:JRCE Misc. Issuance of Building Permits Misc. Issuance of Building Permits Standard Approval of Improvement Plans through completion Standard Prior to issuance of Building Permits Standard NO. CONDITION TEXT RES". WHEN SOURCE AGEN~ REQ'D Itlt~rWtO) 7. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, Standard effect at the time of building permit issuance, including, but but no later than not limited to, Planning fees, Building fees, Dublin San Issuance of Building Permits Ramon Services District Fees, Public Facilities Fees, Tri- Valley Transportation Fees, Dublin Unified School District School Impact fees, Alameda County Fire Services fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees. 8. Required Permits. Applicant/Developer shall comply with Various Various times, Standard, the City of Dublin Zoning Ordinance, obtain all necessary but no later than permits required by other agencies (Alameda County Flood Issuance of Building Permits Control District Zone 7, California Department ofFish and Game, Army Corps of Engineers, State Water Quality Control Board, Etc.) and shall submit copies of the permits to the Deoartment of Public Works. 9. Building Codes and Ordinances. All project construction B Through Standard shall conform to all building codes and ordinances in effect Completion at the time of the issuance of the building permit. 10. Fire Codes and Ordinances. All project construction shall F Through Standard conform to all fire codes and ordinances in effect at the time Completion ofthe issuance of the building permit. 11. Ordinances. Applicant/Developer shall comply with the PL Issuance of Standard City of Dublin Municipal Code. Building Permits and On-going 12. Hold Harmless/lndemnification. Applicant/Developer PL,PW On-going Standard shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or oroceedings. 13. Window Coverage. Signs, advertisements, and other PL On-going Zoning displays shall not cover or obscure more than 25% of Ordinance window area. 5 NQi.:' CONDITlO'N TEXT RESP. WB:BN snWCE AGENC1 I>' REQ~ . .... (Prior to') 14. Outdoor Displays. There shall be no outdoor display of PL On-going Zoning merchandise in parking or circulation areas without approval Ordinance oftemporarv use permit from the City of Dublin 15. Building Color. Prior to finalizing the building color, the PL Final Occupancy Misc. applicant shall apply the color, on either the building or a large sample that is sirnilar in material, with the proposed color, subject to review and approval by the Director of Community Develooment. 16. Noise Control. No amplified music shall be permitted PL On-going Zoning outside of the enclosed buildings. Additionally, the Applicant Ordinance is responsible for ensuring that noise from the drive-through speaker is not audible at the property line. 17. Sound Wall. The applicant shall provide a 6-foot masonry PL Final Occupancy Misc. sound wall adjacent to the outside area of' All Safe Storage' caretaker building, subject to review and approval by the Director of Community Development. 18. Drive Aisle. The applicant shall provide a minimum of 3.5 PL/PW Approval of Standard of clear space for landscaping between, the curb and the Improvement northern property line. The final alignment ofthe drive aisle Plans shall be subject to review and approval by the director of Public Works 19. Infrastructure. The location and design of project specific PW Approval of Standard system infrastructure shall be consistent with City standards. Improvement Plans 20. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going Standard with the City's solid waste management and recycling requirements per Ordinance No. 5-00 adopted 2/15/00 by the City Council. If required per the ordinance, Applicant/Developer shall develop and submit a Waste Reduction Plan and other required documentation, accompanied by appropriate security, to assure that the required 50% waste diversion goals are achieved. 21. Litter-Free Site. The Developer/Property Owner shall be PL On-going Zoning responsible for clean up and disposal of proj ect related trash Ordinance to maintain a clean, litter-free site. 6 N'O. . CONDITION TEXT RESP. AGENC1 22. Mechanical Equipment. All ducts, meters, back-flow PL, B prevention devices, blow-off valves, pad-mounted utility devices, air conditioning equipment and other mechanical equipment (As determined by the Comrnunity Development Director) that is on-site or roof mounted shall be screened from view of all public rights of way, The location of such equiprnent shall be subject to review and approval by the Director of Community Development. A screening plan shall be submitted for review and approval by the Community Development Director and Building Official prior to approval of Building Permit. Said screening plan shall show that all visible mechanical and utility equipment shall be effectively screened from view with materials architecturally compatible with the materials ofthe structure. Or with a roved landsca ed features 23. Color and material board. The final color and material PL board shall be submitted for review and approval by the Director of Community Development and shall include the all materials proposed on the building. 7 BLDG . SOURCE Standard Misc. No. CONDITION TEXT 24. Trash enclosures. Trash enclosures shall be architecturally designed to be compatible with the proposed building and shall include self-closing gates. Final location, design and elevations of trash enclosures shall be reviewed and approved by the Community Development Director. The refuse collection service provider shall be consulted to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by this project. A trash bin enclosure shall be 10 feet by 12 feet in size for a single bin and 10 feet by 18 feet in size for two bins. Bins shall not be larger than 4 yards in capacity. The enclosure shall have a roof constructed of materials that are architecturally compatible with the proposed building. A concrete apron extending 10- feet from the face of the enclosure shall be installed in front of the entire width of the enclosure. The enclosure shall have a 6-inch by 6-inch curb on the inside of the enclosure wall to protect the walls ofthe enclosure from the bins. The enclosure shall be built of concrete block or equivalent and shall have metal doors. Chain link doors are not permitted. The doors must be designed so that they can be locked closed and can also be held open with pin locks during loading. Trash bin enclosures shall be finished so that they are architecturally compatible with the related main structure. Trash bin enclosures shall be properly maintained and free of graffiti. All trash bins used for this site shall be maintained within the trash bin enclosure( s) at all times. An area drain shall be installed within the trash enclosure with a connection to the sanitary sewer system. In addition, a hose bib shall be provided for convenient wash-down of the trash enclosure. 25. Access Ramps. A disabled-compliant ramp shall be PW installed between parking stalls 14 and 15 as shown on the submitted site plan (Sheet Al.l). In addition, a 4'-minimum width ramp shall be installed between parking stalls 20 and 21 for convenient employee access to the trash dumpster enclosure. @~/DUSl'~ONSTRUCTION ACTIVITY . 8 RESP. AGENCl PW,PL WHEN REQ'D (PriQr to) Approval of Improvement Plans SOURCE Standard Issuance of PW Building Permit . ~/- . NO. CONDITION TEXT RESP. AaENC1 26. Construction Trash/Debris. Measures shall be taken to PW, B contain all construction related trash, debris, and materials on-site until disposal off-site can be arranged. The Developerl Applicant shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no expense to the Cit of Dublin. 27. Dust. Areas undergoing grading, and all other construction PW, B activities, shall be watered, or other dust palliative measures used, to revent dust, as conditions warrant. ... ,./':" .........' TIONS AND IMPaO~NTS 28. Public Improvements. The Applicant/Developer shall PW replace all damaged improvements, along the project frontage, within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities to the satisfaction of the Director of Public Works. Any improvement constructed within the public right-of-way shall be constructed in accordance with the City's approved standards and/or plans and may be constructed only after an encroachment permit has been issued by the Cit of Dublin. 29. Clarification to Conditions. In the event that clarifications PW to these conditions of approval are required, the Directors of Community DevelopmentlPublic Works shall have the authority to clarify the intent of the conditions without going to a ublic hearin . 30. Final Geotechnical Report. Applicant/Developer shall PW retain a licensed Geotechnical Engineer to prepare a Geotechnical Investigation for the site. The design of the underground utilities, grading, paving, retaining walls, and foundations shall be based on recommendations outlined in said Report. The Geotechnical Engineer shall certify that the design conforms to the recommendations before the City issues a Gradin Site Develo ment Permit. 9 SOURCE Standard On-going during Standard construction Prior to Standard occupancy of building Issuance of PW Building Permits and On-going Prior to issuance PW of Grading Permit NO. CONDITION TEXT 31. Overall Site Parking. Applicant/Developer shall provide parking and all improvements in a manner consistent with the Site Plan Owens Design Consultants. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 1 foot apart as shown on the "Typical Parking Striping Detail" and shall be dimensioned per the requirements of the Zoning Ordinance. The developer shall provide a minimum I-foot wide step-out curb or equivalent on landscape fingers and islands adj acent to parking stalls. All landscape planters within the parking area shall maintain an eight foot (8) foot curb radius for aisle intersections, unless otherwise allowed bv the Public Works Director. 32. Signs and Pavement Markings. An Rl "Stop" sign with appropriate "Stop" legend and bar, and an R4l "Right Turn Only" sign shall be installed at the westbound driveway to Dougherty Road. In addition, an RIO "One Way" sign shall be installed in the median on Dougherty, opposite the driveway. An Rl "Stop" sign with appropriate "Stop" legend and bar shall be installed at the northbound driveway to Sierra Lane. In addition, a specialty sign shall be installed at the exit driveway from the drive-through aisle that reads "Drive- through Exit; Do Not Enter" or similar as approved by the Public Works Director. An RIOOB (Disabled Parking Regulations) sign shall be installed at each driveway entrance to the site with amended text as follows, "towed vehicles may be reclaimed at DUBLIN POLICE or by telephoning 833-6670". R99 (International Symbol of Accessibility) signs and appropriate pavement markings shall be provided for each disabled parking stall. In addition, a "Van Accessible" subplate shall be provided for parking stall 14 as shown on the submitted site plan (Sheet AU). The area within the private access easement drive aisle that extends in front of the entrance to the drive-through shall be identified with a pavement legend and striped cross-hatch that reads "Keep Clear". This legend is intended to discourage vehicles queued in the drive through aisle from blocking westbound travel alon[! the private access easement. "~Co . .ccc.cc./"c./' 'DEBRI~€f}Ns'J:'R.lJCTION ACI'IVITY ,c'c' 10 RESP. -WHEN AGENC1 c .REQf~, ~ toJ PL, PW IMP, BLDG SOURCE Standard PW Issuance of Building Permit PW NO. CONDlTION'I'EXT RESP. SOURCE AGENC"\ 33. Temporary Construction Fencing. The use of any PW PW temporary construction fencing shall be subject to the review and approval of the Public Works Director, Dublin Police Services and the Building Official. Security lighting and patrols shall be employed as necessary. The fencing shall not obstruct pedestrian access along the frontage during construction, A safe pedestrian access route shall be maintained alon the fronta e at all times. "....... ......."...... AND IMPRO~ME. 34. Pavement Slopes. Pavement slopes within the parking field PW PW shall not exceed 5% in any direction, and shall not be flatter than 1 %. Within any parking stall designated for the physically disabled, the slope shall not exceed 2% in any direction. 35. Storm Drainage: The Applicant/Developer shall modify or PW Prior to issuance replace the existing storm drainage pipe network to convey of grading permit the on-site storm runoff to the existing public storm drain system. Not more than V. acre of the site will be allowed to surface drain to the abutting public streets, and in no event shall storm runoff sheet flow across the public sidewalk to the abutting streets. The design of the storm drain system shall be consistent with City standards, as evidenced by the preparation and submittal of hydraulic calculations prepared by a Civil Engineer. Drainage shall be designed in accordance with the criteria established in the Standard Public Works Criteria attached hereto as Attachment "A". 36. Existing Underground Utilities and Associated PW Issuance of Bldg. PW Easements: According to the Preliminary Title Report for Permits the project site, several existing easements encumber the site. The ApplicantlDeveloper shall assure that the rights of each easement holder are not compromised as a result of the proposed improvements. If any existing utilities or other improvements protected by said easements are altered or removed, the ApplicantlDeveloper shall subrnit evidence that the easement holder consents to said work. 37. Removal of Obstructions. Applicant/Developer shall PW Prior to building Standard remove all trees including major root systems and other Permit obstructions from building sites or parking/drive aisle areas that are necessary for improvements or for public safety as directed b the Director of Public Works (DPW). 11 NO. CONDITION TEXT R;E~P. ~ SOURCE AGENC1 RI!lQ<iJ) (PJ"iqJ..tm. . .. 38. Dedication and Improvement of Fire/Emergency Access. PW,F Issuance of Standard Applicant/Developer shall provide adequate access and turn- Grading Pennit around for general public, fire and other emergency vehicles (42-foot minimum outside turning radii or hammerhead) per Alameda County Fire Department (ACFD) standard requirements in all public streets. Internal drive aisles shall be designed to allow fire and other emergency vehicles to conveniently pass through (20 foot minimum lane width) and have access to all sides of the building. Applicant/Developer shall dedicate an Emergency Vehicle Access Easement (EV AE) through the site to assure unobstructed access to all sides ofthe building to the satisfaction of Alameda County Fire Denartment and the Director of Public Works. 39. Decorative Paving. Applicant/Developer shall not construct PW Occupancy of PW decorative oavement within the Citv right-of-way. Any Building 40. Slope Easements. Applicant/Developer shall obtain from PW Prior to adjacent property owner temporary slope easements for Occupancy of construction of slopes on neighboring property serving the building Site. 4l. Location ofImprovements/Configuration of Right of PW Grading Pennit PW Way. All public streets, sidewalks, driveway approaches, street lights, traffic markings and signs, storm drainage facilities, fences, handicap ramps, and other street improvernents shall be located within the public right of way. The location of improvements shall be approved by the DPW prior to construction. 42. Signing and Striping Plan. A signage and striping plan for PW Building Pennit PW the parking fields shall be submitted to the Public Works Deoartment for review and aOProval 43. Disabled Access Requirements. An accessible pedestrian PW IMP PW route shall be provided between each primary building entrance and the public sidewalk, and between each primary building entrance and the disabled parking stalls designated to serve that building. The accessible route and all ramps shall comply with all current State disabled access requirements and City of Dublin Standards. 44. Water and Sewer Lines. Applicant/Developer shall PW Occupancy of PW construct all fire hydrants, water and sewer lines needed to any building serve the, project, to the satisfaction of Dublin San Ramon Services District, and the Alameda County Fire Department. 12 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC1 REQ'D .' (PriortQ) 45. Water Quality Requirements. All development shall meet PW Issuance of PW the water quality requirements of the City of Dublin's Grading Permit National Pollution Discharge Elimination System (NPDES) permit and the Alameda County Urban Runoff Clean Water Program. The site design shall include some type of permanent filtration system for all storm drain inlets within the paved areas to prevent hydrocarbons and other petroleum-based contaminants from entering the public storm drain system. Installation details shall be included on the plans. In addition, all storm water inlets shall be stenciled "No Dumping - Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 951 Turner Court, Havward, California. 46. Erosion Control Measures. The DeveloperlApplicant shall PW Issuance of PW install erosion control measures in all areas of the site during Grading Permit construction between October 1 and April 15 to the satisfaction of the Director of Public Works. A plan for erosion control shall be prepared and submitted for approval by the Public Works Director. All erosion control measures shall be in accordance with the latest standards of the Regional Water Quality Control Board Manual of Sediment Control. 47. Best Management Practices. DeveloperlApplicant shall PW BLDG Standard demonstrate to the Director of Public Works that the project development meets the requirements of the City of Dublin's "Best Management Practices" to mitigate storm water pollution. The applicant shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and shall obtain a notice of intent (NOI) from the State Water Resources Control Board, if reouired. 48. Joint Utility Trenches/UndergroundinglUtility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility trenches affected units Utilities (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction standards. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground. Utility plans, showing locations of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the DPW. Location of these items shall also be shown on the Final LandscaDimr and Irrigation Plan. Landscaping 13 NO. CONDITION TEXT 49. Street Trees. The ApplicantlDeveloper shall install two street trees (24" -box size), one in each ofthe two existing tree wells on Dougherty Road flanking the driveway. The tree species shall match the other adjacent street trees along the east side of Dougherty Road. Landscaping at Aisle Intersections. DeveloperlApplicant shall install landscaping at parking lot aisle intersections shall be such that sight distance of cars at the intersection of the drive aisles are not obstructed. Except for trees, landscaping at maturity shall not be higher than 30 inches above the curb in these areas. Landscaping Maintenance. Applicant! Developer shall construct all landscaping within the site and along the project frontage from the face of curb to the site right-of-way to the satisfaction of the Director of Community Development and Public Works. Street tree varieties ofa minimum 24"-box size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The irrigation for all street trees shall be connected to the on-site irrigation system and maintained by the private property owner. All landscaping materials within the public right-of-way 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 irrigation, fertilization, weeding, the application of pre-emergent chemical applications, and the replacement of materials that die. 50. 51. 14 RESt>. AGENC1 PW PL,PW PL,PW WHEN RJ!:Q'D (Prior to) Issuance of Building Permit SOURCE PW Completion of Improvements Standard Occupancy of Any Building PW NO. CONDITION TEXT RIllSil>. .. WHEN SOURCE A~NC'l REQ'D . (~.tm ^ ~. ." " .. . M 52. Final Landscape and Irrigation Plan. A Final Landscape PL,PW Bldg. and Irrigation Plan conforming to the requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution) shall be submitted for review and approval by the Director of Public Works and the Director of Community Development. The Final Landscape and Irrigation Plan shall be generally consistent with the revised Landscape Plan prepared by Owens Design Consultants The Final Landscape and Irrigation Plan, (at 1 inch = 20 feet or larger) shall be submitted along with a cost estimate of the work and materials proposed. The Community Development Director may require additional landscaping to be shown on the final landscape plan including potted plants and additional landscaping at the base of the building prior to the issuance of a building permit or require the installation of additional landscaping prior to occupancy of any building to provide additional shade, visual relief and an attractive environment for the public. 53. Lighting. The DeveloperlApplicant shall submit for PL,PW Issuance of Standard approval a photometric lighting plan which demonstrates that Grading all exterior areas of the site will have a lighting level not less Pennitllssuance of Building than 1.5 foot-candles at the ground surface. Lighting in Pennits landscaped areas throughout the project shall be subject to review and approval ofCity's Landscape Architect, Planning, and Public Works Departments, in consideration of IES standards for lighting in publiclcommunity areas. Final lighting plan. The applicant shall submit a final lighting plan for approval by the Dublin Police Services. At a minimum the plan should include: 1.50 foot candle lighting at all doors, and lighting fixtures should be of a vandal-resistant type. 54. Slope Transitions. Adequate slope areas shall be provided PL,PW Issuance of Standard in all landscaped areas between streetslroadwayslcurbs and Grading Pennitl fences to allow slope transition at top and bottom and Issuance of Building Pennits adjacent to fences. The inclination of slopes within landscaped areas shall not be steeper than 3 (horizontal) to I (vertical), unless otherwise approved by the Director of Public Works. 15 NO. CGNI)ITIGN TExt RESP. WHEN SOURCE AGEN~"1 REQ'D (Prior tQ) 55. Bicycle Parking. The applicantlDeveloper shall install one PL,PW Completion of Standard Bicycle parking space in a rack for every 40 vehicular Improvements parking spaces near several entries to the satisfaction of the Director of Public Works. Bicycle racks shall be located near the building entrances for convenient surveillance by the emoloyees and patrons. 56. MQnument Signs. Design of any monument signs shall be PL,PW Completion of Standard approved both by the Director of Community Development Improvements to assure compatibility with design elements of the project, and by the DPW to assure unobstructed traffic visibility. 57. Backflow Devices. Backflow devices shall be screened from PL Issuance of Standard view by means of fencing, enclosures, landscaping and/or Building Permits berms. 58. Water Efficient Landscape Regulations. PL,PW, Issuance of Standard Applicant/Developer shall ensure that the Final Landscaping DSR Building Permits and Irrigation Plan conforms to the City's Water Efficient Landscaoe Regulations. 59. Health, Design and Safety Standards. Prior to final PW,PL Occupancy of Standard approval allowing occupancy of any new building, the Any Building physical condition of the building shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the site shall be PL Occupancy of Standard complete to allow for safe traffic movements to and Any Building from the site. b. All traffic striping and control signing on streets PW Occupancy of Standard providing access to the site shall be in olace. Any Building d. Exterior lighting shall be provided for building PW Occupancy of Standard entrances and shall be of a design and placement so as Affected not to cause glare onto adioining properties. Building e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard which rnay create a hazard shall be completed to the Any Building satisfaction of the Director of Public Works and any non-hazardous repairs shall be complete and/or bonded for. f. All buildings shall have an illuminated address number PL,PO Occupancy of Standard that is clearly visible from the middle of the street. Any Building g. Lighting used after daylight hours shall be adequate to PL,POBP Plans Approved Standard provide for security needs (Photometries and lighting W prior to Issuance plans for the site shall be submitted to the Department of Building Permits! Lighting of Community Development and the Dublin Police Installed prior to Services for review and approval. Occupancy of Anv Building 16 NO. CONDITION TEXT RESP. ~N" SOURCE AGENC1 ~QjI> '. Wrior to) h. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard utility boxes shall be set to grade to the approval of the Any Building Director of Public Works. 1. The buildings shall have received all necessary B Occupancy of Standard inspections and have final approval by the Building Any Building Department to allow occupancv. J.. All fire hydrants on Amador Plaza Road and in parking F Occupancy of Standard lot area shall be operable to Citv and ACFD standards. Any Building k. All parking lot aisles on the site shall be improved to an PW,F Occupancy of Standard adequate width and manner to allow for fire engine Any Building circulation to the approval ofthe Director of Public Works and ACFD. 1. Applicant/Developer shall keep the site clear of graffiti PO On-going PO vandalism on a regular and continuous basis at all times. Graffiti resistant materials should be used. m. Applicant/Developer shall work with the Dublin Police PO Plan submitted PO on an ongoing basis to establish an effective theft prior to prevention and security program. Applicant/Developer Occupancy of shall submit a security plan for the site for review and Any Building approval by the Dublin Police. ..... .' ---c .. ............ ;>3;; .. EMERGENGYSERVjcES ". .>. ..... iB'.. '. 60. Bollards. Bollards shall be installed to protect Fire Hydrants F Issuance of Standard where subject to vehicle damage Building Permits 61. DSRSD Standard Steamer. Standard steamer type (1-4- F Issuance of Standard 112" and 1-2-112" outlet) fire hydrants are reouired Building Permits 62. ACFD Rules, Regulations and Standards. F Issuance of Standard Applicant/Developer shall comply with all Alameda County Building Permits Fire Services (ACFD) rules, regulations and standards, including minimum standards for emergency access roads and payment of applicable fees, including City of Dublin Fire Imoact Fees. 63. Alarm Account. The Alarm Account must be certified F Issuance of Standard Building Permits 64. Fire Conditions. Developer shall comply with all F Issuance of Standard conditions ofthe Alameda County Fire Department (ACFD), Building Permits including: 17 NO; CONDITION TEXT RES". WHEN SOURCE AGENC1 REQ'D (Prior tIP a Roadways. Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Turning radius shall allow emergency vehicles access completely around the building. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". (CFC 1998, Section 1998). b. Fire lanes. Areas in the parking lot shall be designated "Fire Lane" in order to provide access to the structures in the parking lot. c. Emergency lighting. Emergency lighting shall be installed to the satisfaction of the ACFD. d. Knox Box. A Knox key lock system is required. Applications are available at the Alameda County Fire Department, Fire Prevention Division, 100 Civic Plaza, Dublin, CA 94568. Please return the completed application with the building plans when you submit for a permit or prior to final inspection for occupancy. (CFC Section 902.4). e. Portable fire extinguishers. Provide at least one 2A 10BC portable fire extinguisher for each 3000 sq.ft. of floor area. Travel distance to an extinguisher shall not exceed 75 feet of travel distance and shall not be between floors. (CFC, 1998, Sec. 1002.1) f. Fire Permit. A Fire Department permit is required. Contact you Inspector at (925) 833- 6606 for specific details. g. Water Supply. Water Supply for Fire Flow and the number of Fire Hydrants shall be sufficient for the size of the building and tVDe construction h. Signage. Signage is required for Fire Sprinkler Riser, Fire Alarm Room/Panel, Electric RoomlPanel, Roof Access and any location that may require access during an emergency. 1. Exit Doors. Exit doors from any Group A Occupancy must be provided with panic CBC hardware. No other lock or latch is permitted. See main exit exceptions. J. Maximum Occupant Load. Post maximum occupant load signs in assembly area. k. Plans for Hood. Plans for the required hood and duct extinguishing system must be submitted to the Department for review and approval prior to installation. A separate plan review fee will be collected upon review of these plans. All commercial type cooking equipment must be protected by an approved automatic fire extinguishing system. \. Drapes and Drops. All drapes, drops and curtains and all other decorative material must be either noncombustible or treated to make them flame retardant. m. Plans may be subject to revision following review. 18 No. CONDITION TEXT REjsP. WHEN SOURCE AGENC1 IlEQ'D jWliotto) 65. Addressing. Addressing and building numbers. Approved PO Occupancy of PO numbers or addresses shall be placed on all new and existing Any Building buildings. The address shall be positioned as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Individual suite numbers shall be permanently posted on the main entrance doors or tenant spaces. (CFC, 1998, Section 901.4.4) Ifrear doors to tenant spaces are installed, they shall include the numerical address corresponding to the address on the front of the building. 66. Employee exit doors. Employee exit doors shall e equipped PO Occupancy of PO with 180 degree viewers if there is not a burglary resistant Any Building window oanel in the door from which to scan the exterior. 67. Landscaping. Exterior landscaping shall be kept at a PO Occupancy of PO minimal height and fullness giving patrol officers and the Any Building general public surveillance capabilities of the area_ 68. Graffiti. The applicant shaH keep the site clear of graffiti PO Occupancy of PO vandalism on a regular and continuous basis at all times. Any Building Graffiti resistant materials should be used. Graffiti resistant paints for the structures and film for windows or glass should be used. 69. Theft prevention and security program. The applicant PO Building Permit PO shaH work with the Dublin Police Services on an ongoing basis to establish an effective theft prevention and security I program. 70. Non Residential Security Requirements. The Developer PO Occupancy of PO shall comply with all applicable City of Dublin Non Any Building Residential Security Requirements. Employee exit doors shaH be equipped with 180 degree viewers if there is not a burglary resistant window panel in the door from which to scan the exterior. 71. Security Program. The Developer shall work with the PO Occupancy of PO Dublin Police Department on an ongoing basis to establish Any Building an effective theft, robbery, and burglary prevention/security i orogram for the business. 72. Security Plan. The applicant shall submit a security plan to PO Occupancy of PO the satisfaction of the Chief of Police. The plan shall Any Building include: alarm systerns, inventory control, key control, methods for securing exit driveways, a completed "Business Site Emergency Response Card" and employee safety training. 19 NO, CONDITION TEXT REsp. AGENC1 PO/PL WHEN SOURCE .~~1fj. . (Prior to) Occupancy of Misc. Any Building 73. Funland Access. The door to the exterior ofthe 'Funland' room shall be equipped with exit only alarmed doors and shall swing out to the north. Additionally, the applicant/developer shall provide a barrier along the southern portion of the drive-through aisle adjacent to the 'Funland' exit door, to prevent pedestrians frorn entering the drive- through aisle. The design ofthe barrier shall be subject to review and approval by the Director of Community Development and the Police Chief. 74. Entrances. All entrances to the parking areas shall be posted with appropriate signs per Sec. 22658(a) of the California Vehicle Code, to assist in removing vehicles at the oroperty owner's request. 75. Rear Access Doors. Ifthere are exterior doors on the rear of the building, the business name and address is to be located on the door in a contrasting color. The lettering shall be no less than 6" in hei!!ht. >.' . ...... .... .ALAMfI>AeOtlNTY FLOOD CONTROL ANDWATEReONSJ~IltVA.TION Dlscrme:r..ZONE 7 ,."'.><,........"...O^.... ....: '.' .:.'....:::;..: .,:" .. .... : ;:: .... .... :..: .. ...:......::.....:..::.. :." .. .. :.: "c"':'" ::'c.... : .. :.': :. \:<:<:.>:r;.:> .:.'::::::>:..:..::<.>,.:..:.....:::<.>:..;: 76. Wells. Any well on the site without a documented intent of future use, filed with Zone 7, shall be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or will be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or durin!! construction are to be treated similarlv. ':'.c.'.:':'::"':':"":"::::'::"::': ..::,.C: i1alN"RAM().N S~Y!(.)JiiSiDIST.l.UG"l"(DSRsD) ... '" ...... 77. Complete Improvement Plans. complete improvement plans shall be submitted to DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 20 PO PO Zone 7, PW DSRSD Occupancy of PO Any Building Occupancy PO Issuance of Grading Permits ~ ..'--C- ... '.. Building Permit Standard . Standard NO. CONDITION TEXT RESP. willEN SOURCE AGENC1 ~'D , (Prior to) 78. DSRSD Water Facilities. Water facilities must be DSRSD Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code ofthe District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all of the following general conditions: 79. Standard Procedures. Prior to the issuance of building DSRSD Prior to Issuance DSRSD permits, complete improvements shall be submitted to of Building DSRSD confirming with the requirements ofthe DSRSD Permit Code, "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and DSRSD policies. 80. Mains. All mains shall be sized to provide sufficient DSRSD Prior to Issuance DSRSD capacity to accommodate future flow demands in addition to of Building each development project's demand. Layout and sizing of Permit mains shall be in accord with DSRSD utility master planning. 81. Gravity Flow. Sewers shall be designed to operate by DSRSD Prior to Issuance DSRSD gravity flow to DSRSD's existing sanitary sewer system. of Building Pumping of sewage is discouraged and may be allowed under Permit extreme circumstances following a case-by-case review with DSRSD. Any pumping station shall 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 another conditions within a separate agreement with the applicant for any proiect that requires a pumpinl! station. 82. Fire Protection Domestic and fire protection waterline DSRSD Prior to Issuance DSRSD systems shall be designed to be looped or interconnected to of Building avoid dead-end sections in accord with the requirements of Permit the DSRSD Standard Specifications and sound engineering practices. 83. Sewer/Water lines to be located in Public streets. DSRSD DSRSD Prior to Issuance DSRSD policy requires public water and sewer lines to be located in of Building public streets to the fullest extent possible. Ifunavoidable, Permit public water or sewer easements must be established to provide for future maintenance and/or renlacement. 21 NO. CONDITION TEXT RESP. WHEN SOURCE . AGE'NC1 REQ'D (prio..~) 84. Depict all Easements. Prior to approval by the City of a DSRSD Prior to Issuance DSRSD grading permit or a site development permit, the locations of Grading and widths of all proposed easement dedications for water Permit and sewer lines shall be subrnitted to and approved by DSRSD. 85. Easement Dedications. All easement dedications for DSRSD Acceptance of DSRSD DSRSD facilities shall be by separate instrument irrevocably Improvements offered to DSRSD or bv offer of dedication on a Final Map. 86. Fees. Prior to issuance of a building permit, all utility DSRSD Prior to Issuance DSRSD connection fees, inspection fees, permit fees and fees of Grading associated with a wastewater discharge permit shall be paid Permit to DSRSD in accord with the rates and scheduled established in the DSRSD Code. 87. Improvement Plans. Prior to issuance of a building permit, DSRSD Prior to Issuance DSRSD all improvement plans ofDSRSD facilities shall be signed by of Building the District Engineer. Prior to DSRSD approval, the Permit developer shall pay all DSRSD fees, and provide an estimate of construction costs for water and sewer systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms acceptable to DSRSD. Fifteen working davs are reouired for DSRSD approval. Construction Permit. No sewer or water line construction DSRSD Prior to Issuance DSRSD shall be permitted unless the proper utility construction of Grading permit has been issued by DSRSD. A construction permit Permit will onlv be issued after all other items have been satisfied. 88. Recycled Water. The project is located within the District DSRSD Prior to Issuance DSRSD Recycled Water Use Zone (Ord. 280), which calls for of Building installation of recycled water irrigation systems to allow for Permit/and On- going the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future at this site; installation of mains is planned for Dougherty Road by Fall of2001. Unless specifically exempted by the District Engineer, compliance with Ordinance 280, as may be amended or superseded, is required. All irrigation facilities shall be subject to review for compliance with District and Dept. of Health Services requirements for recycled water irrigation design. 89. Irrigation Water. An irrigation water service for this DSRSD Prior to Issuance DSRSD development shall be provided and stub out to the property of Building line adjacent to the irrigation service tap, to allow for Permit conversion when recycled water is available. Improvement plans shall include required recycled water improvements. 22 NO. . CONDITION TEXT RESP. ~N SOURCE AGENC1 REQ'j tiJ?rior to) 90. Appropriate Recycled Water Irrigation Uses. A landscape DSRSD Prior to Issuance DSRSD concept plan shall be submitted to District to allow of Building determination of appropriate recycled water irrigation uses Permit on site, Drior to review and approval of improvement plans. 91. Recycled Water Pressnres. Available recycled water DSRSD On-going DSRSD nressures must be verified bv the applicant. 92. Recycled Water. Approval from the Calif. Dept. of Health DSRSD On-going DSRSD Services (DHS) is required for connection of the on-site recycled system (approval will be obtained by the District). Applicant must submit required documentation, including Recycled Water Connection Drawings, to District to allow for approval bv DHS. 93. Hold Harmless. The developer shall hold DSRSD, its DSRSD On-going DSRSD Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend same from any litigation, claims, or fines resulting from the construction and completion of the proiect. PASSED, APPROVED AND ADOPTED this 24th day of April, 2001. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director G:\P A#\2000\00-034\CC Sdr resoultion 3-6-0l.doc 23 CITY OF DUBLIN STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL Attachment "4" ApplicantlDeveloper and it's representatives (engineer, contractor, etc.) rnust meet and follow all the City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. GENERAL: 1. Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and the approved Vesting Tentative Map. ApplicantlDeveloper shall obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List". 2. An encroachment permit shall be secured from the Director of Public Works for any work done within the public right-of-way where the work is not covered under the public improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed within a Caltrans right-of-way or that impacts their facilities. 3. Applicant/Developer is responsible for the construction site and construction safety at all times. 4. Construction of the project shall be conducted so as to minimize the effect of the construction on the existing community and on the occupants of any new homes as they are completed, as required by the Environmental Impact Report. ApplicantlDeveloper shall submit a Construction Noise Management Program/Construction Impact Reduction Plan for review and approval by the Director of Public Works prior to issuance of grading permit. The following measures shall be taken to reduce construction impacts and shall be included in the Construction Noise Management Program/Construction Impact Reduction Plan: a) Offsite truck traffic shall be routed as directly as practical between the freeway (1-580) and the job site, and as approved by the Director of Public Works. b) Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit from the City as required by the Director of Public Works prior to hauling of any oversized and/or overweight loads on City streets. c) The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported offsite. Recycled or other non-potable water resources shall be used where feasible. d) Construction equipment shall not be left idling while not in use. e) All construction equipment shall be fitted with noise muffling devises. f) Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. g) Mud and dust that are carried onto street surfaces by construction vehicles shall be cleaned up on a daily basis. h) Excavation haul trucks shall use tarpaulins or other effective covers. 4 ATfACHMENT if i) Upon completion of construction, measures shall be taken to reduce wind eroSIOn. Replanting and repaving should be completed as soon as possible. j) Houses will be constructed in phases so that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. k) During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works. I) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 1. All inactive portions of the construction site shall be seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent excessive amounts of dust. 3. Onsite vehicle speeds shall be limited to 15 mph. 4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. 5. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. m) Construction interference with regional non-project traffic shall be minimized by: 1. Scheduling receipt of construction materials to non-peak travel periods. 2. Routing construction traffic through areas ofleast impact sensitivity. 3. Limiting lane closures and detours to off-peak travel periods. 4. Providing ride-share incentives for contractor and subcontractor personnel. n) Emissions control of onsite equipment shall be rninimized through a routine mandatory program oflow-emissions tune-ups. 0) During construction, noise control and construction traffic mitigation measures within residential neighborhoods and on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. 5. Applicant/Developer shall designate proposed haul routes, and shall repair damage to County roads used as haul routes, or damaged by construction activity. An agreement shall be made with the County, in the form of a letter, that is satisfactory to the County. A copy of the agreement shall be submitted to the City of Dublin. If determined to be necessary by the County, a permit shall be issued by the County which addresses the repair of any damaged portions of County roads, and/or contribution to future overlay projects. 6. Construction and grading operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 2 G :\pa 9902 9/standardcondi tion s 7. Should any prehistoric or historic artifacts be exposed during excavation and construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground-breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 8. Applicant/ Developer shall ensure that stationary source emissions associated with project development are minimized and shall meet the following requirements: a) The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. b) The project will utilize curbside recycling, which will reduce the amount of solid wastes from the project which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. c) During rough grading the construction site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. 9. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. The use of roden tic ides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 10. Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a biological survey of the project site (Preconstruction Survey). The Preconstruction Survey shall be prepared by a biologist that is approved and hired by the City prior to commencement of work. The survey shall examine whether any sensitive species exist on or adjacent to the site and if they exist, shall include protection plans for the species. Applicant/Developer shall be responsible for the cost of the survey and for City Staff review of the survey. Applicant/Developer shall submit the survey a minimum of twenty-one (21) days prior to the anticipated habitat modification date so that the City will have adequate time for review of the survey. Applicant/Developer shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design to protect sensitive species as a result of the survey. Determination of the significance ofthe discovery shall be determined by the Director of Community Development. Should any Kit Foxes be discovered on the site either during the Preconstruction Surveyor during project construction, Applicant/Developer shall be responsible for complying with the Kit Fox Protection Plan. BONDS, SECURITIES & AGREEMENTS: 11. Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material (50% of improvement costs) securities and a cash monumentation bond to guarantee 3 G:\pa99029/standardconditions the installation of project improvements, including streets, drainage, monumentation, grading, utilities and landscaping subject to approval by the Director of Public Works prior to approval ofthe Final or Parcel Map and prior to issuance of any grading and/or improvement permits. 12. The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin. The Development Agreement shall include an infrastructure sequencing program and shall be recorded. The Vesting Tentative Map shall expire at the standard time of two and one half (2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 13. Applicant/Developer shall enter into an Improvement Agreement with the City for all project improvements prior to issuance of improvement permits. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing onsite and offsite project improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. 14. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the Director of Public Works as necessary to insure restoration of the site to a stable and erosion- resistant state if the project is terminated prematurely. 15. Prior to acceptance of the project as complete and release of the Faithful Performance Bond or securities by the City: a) All improvements and landscaping shall be installed as per the approved Improvement Plans and Specifications. b) An as-built landscaping plan prepared by the Project Landscape Architect shall be submitted and a declaration by the Project Landscape Architect that all work was done under hislher supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works. c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer shall be submitted to the City. d) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests shall be submitted to the City. e) A declaration by the Project Civil Engineer and Project GeologistlSoils Engineer that all work was done under their supervision and in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications and that the finished graded building pads are within io 0.1 feet in elevation of those shown on approved plans shall be submitted to the City. 4 G:\pa99029/standardconditions f) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the project shall be submitted at I" = 400' scale, and I" = 200' scale shall be subrnitted to the City for City mapping purposes. 16. Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance bond or security may be replaced with a Maintenance bond that is equal to 25% of the value of the Performance security. The Maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 17. The Labor and Materials bond or security is released in accordance with the City's Subdivision Ordinance and the Subdivision Map Act and after acceptance of the improvements. 18. Applicant/Developer, and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. IMPROVEMENTS AND DEDICATIONS: 19. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements ofthe City of Dublin using standard City title block and formats prior to issuance of building permits and prior to filing the Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 20. A current title report and copies of the recorded deeds of all parties having any recorded title interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for adjoining properties and easements which are no more than 6 months old as of the date of submittal shall be submitted as deemed necessary by the Director of Public Works. 21. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right of ways. 22. Layout and design of the project parking, striping, drive aisles, and sidewalks within the project shall be configured to maximize safety, circulation, convenience, and sight distance per the City of Dublin zoning ordinance, standard plans and details, and current policies as approved by the Director of Public Works. Final detailed layout and design of internal private and public streets and drive aisles must be approved by the ACFD and Director of Public Works. 5 G:\pa99029/standardconditions 23. All improvements along streets within the subdivision and as required offsite (including curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works and only after the Subdivision Improvement Agreement has been approved and required bonds and fees have been delivered to the City. 24. The minimum uniform street gradient shall be I %. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of I % and a maximum gradient of 5%. 25. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 26. All public sidewalks must be within City right of way or in a pedestrian easement except as specifically approved by the Director of Public Works. 27. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 28. Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements (including grading, stockpiling and storing of equipment or material) required outside of the project. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works prior to issuance of any grading permits. 29. The boundary of parcels and the exterior boundary of the project shall be survey monumented at completion of construction of project improvements. The centerline of City and private streets and new boundaries shall be survey monumented and set in accordance with the City of Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3) permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works. 30. Applicant/Developer shall be responsible for transitioning existing improvements to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. 31. Applicant/Developer shall install all water, gas, sewer, underground electric power, cable television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived in writing by the Director of Public Works. 32. Applicant/Developer shall show in the project construction documents the locations of all transformers, vaults and electrical boxes, double detector check valves, and joint trenches that will service the site with electricity, fire protection water system, telephone and CATV to the buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be underground. All above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and the Director of Public Works. 6 G: \pa9902 9/standardcondi tions 33. ApplicantlDeveloper shall construct a site lighting system in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, type and location of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of Public Works prior to construction. 34. ApplicantlDeveloper shall construct all new fire hydrants in streets to City and Alameda County Fire Department standards. ApplicantlDeveloper shall comply with applicable Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Roman Services District requirements. 35. ApplicantlDeveloper shall submit a utilities service report and plan (including a composite base map showing the location, phasing and construction of all existing and proposed utilities) prior to issuance of grading permits and to the satisfaction of the Public Works Director and Community Development Director along with documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each residence and building within the project by the applicable utility companies and shall indicate when such service will be available_ 36. ApplicantlDeveloper shall construct all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence/building within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 37. All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public street right of ways and/or public service easements as directed by the Director of Public Works and shall be sized to meet utility company standards. 38. All transmission lines shall be constructed away from sensitive areas unless otherwise approved by the Director of Public Works. 39. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 40. A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all street frontages unless otherwise determined by the Director of Public Works, in addition to all other easements required by the utility companies or governmental agencies. 41. Applicant/Developer shall construct a recycled water line and contract with the Dublin San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common areas prior to occupancy of affected units_ The plans for these facilities shall be reviewed and approved by DSRSD and the City of Dublin Public Works Department. 42. The landscaped common areas of the project shall have laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable water connection prior to occupancy of any building. Recycled water lines shall be installed to 7 G: \pa9902 9/standardconditi ons serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 43. Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain improvements of the project for review and approval by the Director of Public Works prior to issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 44. For all storm drains located outside of the public right of way, a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the Director of Public Works. 45. Applicant/Developer shall provide an access road and turn-around and maintenance easement for access to all storm drainage detention facilities and trash racks. 46. ApplicantlDeveloper shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that are necessary as a result of drainage impacts of this project will be constructed to the satisfaction to of the Director of Public Works prior to occupancy of any building. 47. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 48. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals counecting inlets to main drain line. 49. Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet the capacity of a 15 year storm; storm drainage facilities for a drainage area of between I square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a drainage area greater than 5 square miles shall be designed to meet the capacity of a 100 year storm. 50. All streets shall be designed so that the l5-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 51. No buildings or other structures shall be constructed within a storm drain easement. 52. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto slopes. 53. Applicant/Developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works shall determine which requirements shall apply. 8 G: \pa99029/standardcondi tions 54. A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of development. The design, height, and location of the fenceslwalls shall be subject to approval of the Community Development Director and Director of Public Works. Wall sections shall not be butted together but separated by pilasters unless otherwise approved by the Director of Public Works. 55. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the abutting property or adjacent lots within the subdivision, a concrete or rnasonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and any fence or wall height shall be measured from the top of grade on the higher side of the retaining wall or slope. 56. All wall or fence heights shall be a minimum 6 feet high (except in those locations where Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound attenuation wall is required). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. 57. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the Applicant/Developer or by the homeowners association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right of way. 58. Fencing placed at the top of banks Is lopes shall be provided with a minimum one-foot level area on both sides in order to facilitate maintenance by the property owners. GRADING AND DRAINAGE: 59. The grading plan designs for this Vesting Tentative map shall be designed in conformance with the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils report for the project shall include recommendations I) for foundations, decks and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. Both the project civil engineer and the project soils engineer must sign the grading plans. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. 60. The soils engineer or his technical representative must be present at the project site at all times during grading operations. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be subrnitted and approved by the Director of Public Works. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards ofland slippage, erosion, settlement, and seismic activity. 61. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site for review and approval by the City prior to issuance of grading permit, and (as a minimum) 9 G:\pa99029/standardconditions shall design the grading plan based on the recommendations outlined in said report, and as required by the City's Grading Ordinance. 62. Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and sedimentation control plan for the post-construction period shall be prepared by the Project Civil Engineer andlor Engineering Geologist and shall be approved by the Director of Public Works. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post- construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented and in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the Applicant/Developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance ofthe subdivision improvements by the City Council. 63. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, Applicant/Developer shall submit details as to how it will be done and routes of travel for the Director of Public Work's approval. 64. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 65. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (I') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished elevation above the 100-year flood level. Applicant/Developer shall prove to the City that the proposed building pads are a minimum of I foot above a 100-year storm event prior to issuance of grading permits. 66. Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, Applicant/Developer shall construct retaining walls along the rear yard lot lines and/or side yard lot lines so that each lot will drain directly to its respective front street. All grading plans shall be reviewed and approved by the Director of Public Works prior to issuance of grading permits. 67. Applicant/Developer shall not change the overall drainage patterns of the existing topography by the grading construction of this project. 68. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system or adjacent landowner shall grant a drainage easernent. 69. No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and approved by the Director of Public Works. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 10 G :\pa 99029/ standardcondi tions TRAFFIC AND CIRCULATION: 70. ApplicantlDeveloper shall submit a Line and Striping Plan to the Director of Public Works for review and approval prior to issuance of building permits. The plan shall show include interim lane and access configurations and transitions, as approved by the Director of Public Works. 71. Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority (LA VT A) on the bus route and location and size of proposed bus stops and shelters within and on the periphery of the proposed project. The location and configuration of all bus stops and shelters shall be constructed by Applicant/Developer under the direction of the City's Director of Public Works prior to occupancy of any building. 72. Applicant/Developer shall be responsible for payment of traffic impact fees (TIPs) adopted by the City Council at the time of issuance of building permits including, but not limited to, the Eastern Dublin TIF, Interchange TIP (reimbursements to the City of Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIP. ApplicantlDeveloper shall receive TIP credit for constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations. 73. All construction traffic and parking may be subj ect to specific requirements, as determined by the Director of Public Works, in order to minimize construction interference with regional non- proj ect traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to issuance of grading permit. 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the City of Dublin subject to plan approval by the Director of Public Works. 75. A street sign/naming plan for the internal street system shall be submitted and shall be subject to approval of the Community Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change of street name for subsequent changes in direction. Street name signs shall display the name of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe. NPDES (GENERAL): 76. For projects disturbing five (5) acres or more, ApplicantlDeveloper shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. ApplicantlDeveloper is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at the construction site at all times. Fueling and maintenance of vehicles shall be done offsite unless an approved fueling and maintenance area has been approved as part of the SWPPP. 77. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the grading plan, 11 G:\pa99029/standardconditions 78. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. 79. Construction access routes shall be limited to those approved by the Director of Public Works and shall be shown on the approved grading plan. 80. ApplicantlDeveloper shall gather all construction debris daily and place it in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, tarps shall be used on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 81. All debris from the sidewalk, street pavement and storm drain system adjoining the project site shall be removed by ApplicantlDeveloper on a daily basis or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 82. ApplicantlDevelop shall broom-sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas before sweep mg. 83. Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm drain inlets and existing inlets in the vicinity ofthe project site prior to: a) Start of the rainy season (October 15) b) Site de-watering activities, c) Street washing activities, d) Saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 84. ApplicantlDeveloper shall maintain a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the project site that have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building MaintenanceIRemodeling" flyer for more information. 85. Concretelgunite supply trucks or concretelplasters or similar finishing operations shall not discharge wash water into street gutters or drains. 86. Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by the Director of Public Works and implemented by the contractor. 87. The project improvement plans shall include storm water pollution prevention measures for the operation and maintenance of the project and shall be reviewed and approved by the Director of 12 G:\pa99029/standardconditions Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water runoff. The project plan shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks, State Construction Best Management Practices Handbook and Regional Water quality Control Board's Erosion and Sediment Control Field Manual. 88. Applicant/Developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 89. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat stormwater runoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 90. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by the Department of Public Works. 91. All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required as deemed necessary by the Director of Public Works. NPDES (COMMERCIALIINDUSTRIAL DEVELOPMENT): 92. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. ApplicantlDeveloper shall implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 94. All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. 95. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 13 G:\pa 99029/standardcondi tions 96. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works. 97. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 98. A structural control, such as an oillwater separator, sand filter, or approved equal, may be required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works for review and approval prior to the issuance of any building permits. 99. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 100. Commercial car washes shall be designed so that no wash water shall discharge to the storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 101. Vehiclelequipment washers shall be designed so that no vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSR~D. 102. Fuel dispensing areas must be paved with concrete extending a minimum of8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to or greater than the area within the grade break or fuel dispensing area, as defined above. The cover must not drain onto the fuel dispensing area. 103. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the rest of the site by a grade break that prevents run-on of storm water to the extent practicable. 14 G:\pa99029/standardconditions The fuel dispensing area is defined as extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of I foot, whichever is less. 104. Most washing andlor steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary sewer connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. These requirements shall be required for automotive related businesses. 105. All loading dock areas must be designed to minimize "run-on" or runoff from the area. Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill clean-up. 106. The design, location, maintenance requirements, and maintenance schedule for any stormwater quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION): 107. A homeowners association shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining stormwater BMPs associated with improvements and landscaping. CC&R's creating the homeowners association shall be reviewed and approved by the City or County Attorney prior to the recordation of the Final/Parcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stormwater BMPs associated with privately owned improvements and landscaping shall be maintained by the association. 15 G:\pa 9902 9/s tandardconditi ons . '( ~ Transportation Consultants April 13, 2001 Ray Kuzbari City of Dublin 100 Civic Plaza Dublin, CA 94568 RECEIVED APR 1 3 2001 PUBUC WORKS Subject: Traffic Study of the Proposed Del Taco at 5945 Dougherty Road In the City of Dublin (TJKM No. 157-151) Dear Ray: This letter presents the results ofTJKM's traffic analysis for the above-referenced project. The primary focus of the study is to determine any significant traffic impacts associated with the development of the project, One study intersection, Dougherty Road/Sierra Lane, was evaluated during the p.m. peak hour under Existing Conditions, Existing plus Approved plus Pending Conditions, and Existing plus Approved plus Pending plus Project Conditions, The construction of the Scarlett Drive Extension between Dublin Boulevard and Dougherty Road was considered in the analysis for the future scenarios. In addition, the 95th percentile queues at the study intersection, access, and circulation were evaluated. Project Description The proposed project is the development of a 2,798 square-foot Del Taco restau,rant with a drive- through window on a vacant 29,400 square-foot parcel. Access would be from a right-turn in/right-turn out driveway on Dougherty Road and a full access driveway on Sierra Lane. In addition, an exit only driveway for the drive-through window would be on Sierra Lane. The project would consist of 33 parking spaces, of which two ,are handicapped spaces. The proposed site plan is shown on Figure 1. Level of Service Analysis' ' The p.rn. peak hour intersection conditions are reported as volume-to-capacity (V/C) ratios with corresponding levels of service. Level of service ratings are qualitative descriptions of intersection operations and are reported using an A through F rating system to describe travel delay and congestion. Level of Service (LOS) A indicates free flow conditions with little or no delay, while LOS F indicates jammed conditions with excessive delays and long back-ups. The operating conditions at the signalized study intersection of Dougherty Road/Sierra Lane was evaluated using the Intersection Capacity Utilization (lCU) methodology adopted by the Contra Costa Transportation Authority (CCTA), ATTACHMENT 5 4234 Hacienda Drive, Suite 101, Pleasanton, California 94588-2721, (925) 463-0611. Fax (925) 463.3690, email tjkm@tjkm.com Plea santon and Santa Rosa Z ..J < a:: a:: w iii "., ; ; ; ; i . ! I i . I . I i . I . I i . I . I i . I i ---1.------ i . _________ _ i I -------!- . I i . I i i I i .- :--.-.-.-. I -.-.-.-.-.-.-. i . I i ... .... i . \ , . , ". ...... -.- .--.-'-' .. (li~ ~ ~ DOUGHERTY RD. ~ l!! ::l en..... u: >. "'0 ~ t.l .s~ .c ~ C B o~ :s _ t.l C. ' o ell $ ~F CI) , i"'::; CD = ~ '-' Q CJ) ~ ( Ray K.uzbari, City of Dublin Traffic Study for the Proposed Del Taco April 13, 2001 Page 3 The City of Dublin's level of service standard is LOS D. Therefore, mitigation at the study intersection would be required ifit operates at LOS E or F. Existing Conditions Turning movementcounts were collected at the intersection of Dougherty Road/Sierra Lane during the p,m, peak hour (4:00 to 6:00) on Monday, April 9, 2001. Based on the counts, this intersection currently operates acceptably at LOS A. . Existing plus Approved plus Pending Conditions Traffic generated by approved and pending projects in East Dublin was added to the existing counts. Under this scenario, the construction of the Scarlett Drive Extension was considered The extension would connect Dublin Boulevard and Dougherty Road at an angle, allowing vehicles that currently pass through Dublin BoulevardIDougherty Road via the southbound left-turn and the westboupd right-turn movements to by-pass this intersection. Consequently, the northbound and southbound through movements on Dougherty Road at Sierra Lane would be effected. Based on a study conducted by Omni Means for the Transit Center project, the southbound Dougherty Road left-turn at Dublin Boulevard and the westbound Dublin Boulevard right-turn at Dougherty Road is expected to be reduced by 75 percent with the Scarlett Drive Extension. A list of the approved and pending projects is provided below. (Traffic generated by the City of Pleasanton approved development was also considered.) Annroved Proiects: . Hacienda Crossing (Opus): 469,000 square foot retail center (partially occupied) . Villas at Santa Rita: 324 apartments . Santa Rita Property Sites 11A and lIB (Summerhill and Jefferson Residential Development): 368 apartments and 341 single family homes . Casterson : 106 single family homes . Creekside Business Park ill (Opus): 590,000 square feet office development . General Motors: 75,600 square feet of new automobiles and service . Dublin Ranch Phase 1 Residential Development: 847 single family homes . Tassajara Meadows Residential Development: 96 single family homes . Emerald Glen Residential Development: 143 single family homes and 152 townhomes . Koll Dublin Corporate Center: 590,000 square feet of office spaces, 100,000 square feet of hotel and 7,000 square feet of retail . Yarra Yarra Residential Development: 251 single family homes . Dublin Ranch Area G Development: 1,426 apartments and 230,000 square feet of commercial development . Dublin Ranch Area A Residential Development: 562 single family homes and 18 hole golf course . Emerald Glen Village Apartments Development: 390 apartments and 132,235 square feet of co=ercial development . Sybase Dublin Headquarters: 420,000 square feet of office space . Marriott Hotel Project: 2'14 hotel rooms . Commerce One Office Project: 760,000 square feet office of space ( Ray Kuzbari, City ofDublin Traffic Study for the Proposed Del Taco April 13, 2001 Pa~e 4 Pendinl! Proiects . Silveria Residential Project: 214 single family homes . Cisco System Office Project: 855,935 square feet office space . Downtown Dublin Specific Plans: Multiple use project with commercial, residential, and transit uses . Dublin Transit Center With added traffic by the approved and pending projects, the intersection is anticipated to continue to operate at LOS A. Existing plus Approved plus Pending plus Project Conditions The p.m. peak hour trip generation and distribution was determined for the proposed Del Taco. Project trips were then assigned to the roadway network and added to the background traffic (Existing plus Approved plus Pending) at the study intersection, Trio Generation The trip generation assumptions were derived based on rates published by the Institute of Transportation Engineers (ITE) provided in Trip Generation, 6th Edition for fast-food facilities with a drive-through window, Based on a rate of 33,5 trips per 1,000 square feet, the proposed project is expected to generate 94 p.m. peak hour trips (49 inbound/45 outbound). Based on data documented by ITE, a "pass-by" rate was assumed to be 47 percent, This means that approximately 47 percent of the vehicles (or 23 vehicles) generated by the proposed Del Taco are assumed to be vehicles already on the roadway system, The daily traffic generated by the proposed project was estimated based on the rrE rate of496.1 trips per 1,000 square feet. The proposed project is expected to generate 1,388 daily trips (694 inbound/694 outbound). Approximately 46 percent of the daily vehicles (or 319 vehicles) are assumed to be vehicles already on the roadway system. Trio Distribution and Assionment The project trips were assigned to the study intersection based on existing travel patterns. The trip distribution percentages are as follow: . 55 percent would travel to and from the south on Dougherty Road . 35 percent would travel to and from the north on Dougherty Road . 10 percent would travel to and from the west on Sierra Lane With added traffic from the proposed project to the Existing plus Approved plus Pending volumes, the service levels are expected to continue to operate acceptably at LOS A. The resulting p.m. peak hour turning movement volumes at the intersection of Dougherty Road/Sierra Lane are presented on Figure 2 for all of the study scenarios, ',~Isiing (Without Scarlett Dr. Extension) ~Isling + Approved + Pending (With Scarlett Dr. Extension) L....dlng + Approved + Pending + Project (With Scarlett Dr. Extension) ~ ~i~ ~~5 ~...l..t.. ,.38 14S,.jt ti'" 9::tffl(Da:> 204.... ~~ ,.. '" .... Olr- ' ,<-7, '<i"Cll(D "-3 ~...l..t.. "13 14S,.jt ~ ti'" 3 0>(') a:> 205~ I/)~. ,.. 0lU; ~7 '<i"a:>(D "-3 ~...l..t..F13 148,.jt ~ti'" 3 0> 0 a:> 205~ I/)~_ ~S r' DRIVEWAY . r- C\I '5TH ST. - ;1 , , , , , ISi "~~ "C-9 '~~ HOUSTON PL. " ~~ Project ", ~Site ", DUSLIN BLvtl. '" c ~ -' a:: 1\ '" LEGEND ~ North Not to~ScaJ. o Study Intersection City of Dublin Del Taco Traffic Study Vicinity Map and PM Turning Movement Volumes 2 ~ Figure 157-151 ~410'. LH ( Ray Kuzbari, City of Dublin Traffic Study for the Proposed Del Taco. April 13, 2001 Page 6 The CCTA methodology is the standard methodology used by the City of Dublin. However, this methodology is based on volume and capacity, and does not incorporate specific signal timing and phasing, Currently, both apProaches of DoughertY Road have protected left-turn phasing at Sierra Lane, wbile both approaches on Sierra Lane are served by the same permissive phase. In order to determine if the current actuated-uncoordiIiated signal is expected to operate acceptably, the study. intersection was also evaluated using the Highway Capacity Manual (HCM) methodology and Syncbro 4.0 software. This methodology reports delay in seconds per vehicle and a corresponding level of service. Based on the HCM methodology, the intersection would operate acceptably for all scenarios under its current phasing with 65 to 75-second cycle lengths. The levels of service for,the CCTA and HCM methodologies are summarized in Table I for each of the scenarios during the p.m. peak hour. The detailed levels of service worksheets for both methodologies are attached. Scenario Table I - PM Peak Hour Level of Service CCTA Methodology V/C LOS 0.55 A 0.51 A 0.53 A HCM Methodology seclveh LOS 11.3 B 11.9 B 13,0 B Existing Existing + Approved + Pending ExlstinQ + Approved + PendinQ + Project 95th Percentlle Queues Since the calculations for queue lengths are based on signal timing information, the Synchro software was also used to determine 95th percentile queues for the southbound Dougherty Road left-turn movement and westbound Sierra Lane left-turn movement. The 95th percentile queues are used in design for storage and it means that the specified queue length is not expected to be exceeded 95 out of 100 cycles of the signal. Ai> presented in Table 2, the calculated queue lengths are not expected to exceed the storage lengths of the southbound left-turn lane (60 feet) and the westbound left-turn lane (50 feet) at the study intersection. Based on 25 feet per vehicle, it is estimated that each of theSe storage lanes can hold two vehicles. Scenario Existing Existing + Approved + Pending ExistinQ + Approved + Pending + Project Table 2 - 95th Percentile Queues Dougherty Rd. Southbound Left ( Storage Length = 2 vehicles) 1 vehicle 1 vehicle 2 vehicles Sierra Lane Westbound Left ( Storage Length = 2 vehicles) 1 vehicle 1 vehicie 2 vehicles Access and Circulation Access to the proposed project would be via a right-turn in/right-turn out driveway on Dougherty Road and a full-access driveway on Sierra Lane. In addition, an exit only driveway for the drive- through window is also provided on Sierra Lane. (Refer to Figure I for the site plan,) ( Ray Kuzbari, City of Dublin Traffic Study for the Proposed Del Taco April 13, 2001 PaRe 7 . . .' Based on a storage length of 20 feet per vehicle, the site plan shows a layout that w~uld allow for approximately six vehicles between the menu board and the drive-through window. There is room for another four (4) vehicles betWeen the menu board and the beginning of the drive-through lane. Therefore, the proposed drive-through lane can store approximately 10 vehicles, which should be adequate to serve the expected maximum que,ue. Even if the queue exceeds 10 vehicles, there is plenty of additional storage along the east-west aisle that connects the proposed Dougherty Road driveway with the drive-through lane. Prom the site plan it is not apparent how a semi-trailer would access the site. The proposed driveway on Dougherty Road appears to be approximately 26 feet wide. Based on the 50 feet turning radius template for a California semi-trailer truck provided in the Caltrans' Highway Design Manual, the Dougherty driveway would need to be approximately 42 feet wide to allow for such a truck to enter from the northbound Dougherty Road curb lane, The site plan does not indicate the possible on-site route for delivery trucks. Perhaps these trucks may have access to/from the adjacent parking lot to the south, which serves the existing Kragen Store. Parklng The proposed site plan indicates that 33 parking spaces (31 spaces plus 2 handicapped spaces) would be provided on site. The peak parking demand was estimated to be 28 spaces based on a rate of 9,95 spaces per 1,000 square feet provided in Parking Generation, published by ITE in 1985. Comparing the estimated demand to the supply indicates that the proposed project would provide adequate parking. Per the City of Dublin's Zoning Ordinance (Chapter 8. 76, Off-Street Parking and Loading Regulations), one space per 50 square feet of gross leasable area is required for fast-food restaurants with a drive-through window, Therefore, the City requires that the proposed project provide 56 parking spaces. Based on the City's rate, the proposed project would be short 23 spaces (=56 spaces rec!,mred - 33 spa.ces proposed). Conclusions Based on the levels of service analysis, it was determined that the study intersection of Dougherty Road/Sierra Lane currently operates at an acceptable level of service, and would continue to operate acceptably with the development of the proposed project_ The 95th percentile queue lengths for the southbound Dougherty Road left-turn movement and the westbound Sierra Lane left-turn movement were calculated to be less than the existing available storage lengths. Therefore, these lanes are not expected to overflow when the Del Taco is built. The traffic analysis revealed that changes to the current signal phasing and geometry at the Dougherty Road/Sierra Lane intersection are not needed. Based on the site plan, there does not appear to be concerns regarding access for vehicles. However, access and the on-site route for delivery trucks is not apparent on the site plan and measures to insure that semi-trucks could be accommodated should be confIrmed. Storage and circulation for the drive through appear to be adequate. ( Ray Kuzbari, City of Dublin Traffic Study for the Proposed Del Taco April 13, 2001 Page 8 The proposed project would provide 33 parking spaces. Based on the estimat~ parking demand of 28 spaces, the parking supply was found to be adequate. However, the City's Zoning Ordinance requires the proposed project to provide 56 spaces, which is 23 spaces more than is proposed. Thank you for the opportunity to provide this analysis. If you have any questions or comments, please do not hesitate to call. Sincerely, ~~ Lori Hileman Transportation Engineer attachments I\PLS-SER VERIJurisdiction\DIDublinl157 -15111041201 <!rattI.doc