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Home My WebLink About99-048 DubNissan 06-13-2000AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: June 13, 2000 SUBJECT: ATTACHMENTS: ~ 5 Lascr Ylc4a~ P~~e-~ ~ 6 i~ 48 53 ss RECOMMENDATION: Description: PUBLIC HEARING PA 99-048 Nissan Mitigated Negative Declazation, Conditional Use Permit, Site Development Review (Report Prepared by: Andy Byde, Associate Planner) 1. Project Description 2. Project Plans 3. Initial Study/Mitigated Negative Declaration 4. Mitigation Monitoring Plan 5. Resolution recommending approval of Mitigated Negative Declazation 6. Resolution approving the Conditional Use Permit and Site Development Review 1) Open public heazing. 2) Receive staff presentation and public testimony. 3) Close public hearing and deliberate. 4) Adopt Resolution (Attachment 5) approving a Mitigated Negative Declarati 5) Adopt Resolution (Attachment 6) approving PA 99-048 Nissan Conditional Use Permit and Site Development Review. The Applicant is requesting Conditional Use Permit and Site Development Review approval to establish a new 23,000 squaze foot auto dealer. The new dealership would contain a 2,300 square foot showroom, 9,100 square feet for office and part sales space, and 9,300 square feet for vehicle service (including 900 squaze feet for oil changing). The dealership would contain a covered vehicle drop-off azea for vehicle service. The applicant has proposed a total of 102 parking spaces, 56 of which are tandem parking space (intended for display/vehicle inventory and employee parking only) and 46 standard pazking spaces. Background: Dublin Nissan is relocating to the subject property out of the existing Dublin Auto Center. The Dublin Auto Center is located at 6015 Scazlett Court and currently sells Nissan, Volkswagen, and Dodge vehicles. The current zoning for the subject property is M-1 (light industrial) requires that a Conditional Use Permit be approved by the Planning Commission before a "New and Used Vehicle Sales and Service" COPIES TO: G:\PA#\]999\99-048\PC S[aff Report.doc Applicant Property Owner Project File Project Planner ITEM NO. use can be established. 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 heazing. A public notice was also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the City has received no contact or objections from surrounding property owners regarding the current proposal. Traffic and Circulation: The project site is located along Scarlett Drive, the portion of which is currently unimproved. Currently Scarlett Drive connects Dublin Boulevard with Scazlett Court along the west side of Chabot Canal. Ultimately, Scarlett Drive will be constructed to provide two lanes of traffic on each side of Chabot Canal. Southbound traffic will be located on the west side of Chabot Canal and north bound traffic will be located on the east side of Chabot Canal. To access the subject property, once Scarlett Drive is completed, traffic will be required to take a right on to southbound Scarlett Drive and complete a U-turn at Scarlett Court into northbound Scarlett Drive. However, based on the California Lazge Truck turning templates, large trucks will not be able to make a U-turn from Scarlett Drive at its intersection with Scarlett Court. In addition, they will have a very difficult maneuver when attempting the eastbound left- turn movement from Scazlett Court onto Scarlett Drive. Lazge trucks (i.e. Car Carriers) will be required to travel to the end of Scarlett Court and then turn azound at the large radius cul-de-sac. This route would allow trucks to then make a westbound right-turn movement from Scarlett Court onto Scarlett Drive to access the project driveway. Public Works staff have analyzed the site plan and have determined that Car Carrier trucks will be able to circulate onto the dealership site to drop off automobiles. A recommended condition of approval prohibits the unloading of Caz Carrier trucks on surface streets neaz the dealership. The Applicant is proposing 56 tandem parking spaces and 46 standard parking spaces. The Dublin Zoning Ordinance allows tandem parking spaces in commercial and industrial uses with more than 20 parking spaces. Staff recommends approval of the proposed tandem parking layout, subject to the condition that the tandem spaces aze used for vehicle inventory and/or employee parking only. According to the Public Works Department, the proposed on and off-site traffic circulation movements are adequate. Noise/Nuisances: The dealership will be located in close proximity to I-580. It is not anticipated that the dealership will have noise impacts on any adjacent uses. The dealership will operate seven days a week from 7:00 a.m. to 11:00 p.m. and will provide automobile sales, service and parts. Conditions of approval ensure that the Applicant/Developer is responsible for ensuring that noise from the dealership is not audible at the property line. Exterior loudspeakers are not permitted. In addition, the Applicant/Developer will be responsible for controlling all on-site activities and maintaining the premises in a litter-free condition. 2 Environmental Review A Mitigated Negative Declaration has been prepazed for the project, which focuses on land use compatibility, hazards, aesthetics, and traffic in addition to all potential environmental factors normally considered in an Initial Study. A number of mitigation measures have been included within the document to ensure that identified environmental impacts can be reduced to levels of insignificance. The Mitigated Negative Declaration has been circulated for public review. A copy of the Initial Study, on which the Mitigated Negative Declaration is based, is included as Attachment 3. GeneralP[an The General Plan land use designation for the site is Business Pazk/Industrial: Outdoor Storage. The Land Use Element contains the following polices which are appropriate to this application: 2.2.2. Automobile Dealers • Guiding Policy A: Keep automobile dealers in Dublin Staff finds that the project is consistent with the Dublin General Plan because the project would allow the existing Nissan auto sales occurring at the Dublin Auto Center to continue and expand on a separate and adjacent parcel. CONCL USION.• Staff recommends that the Planning Commission: 1. Adopt Resolution (Attachment 5) recommending the Planning Commission adopt the Mitigated Negative Declaration; and 2. Adopt Resolution (Attachment 6) recommending the Planning Commission approve the Site Development Review and Conditional Use Permit to establish new 23,000 square foot auto dealer. GENERAL INFORMATION: Property Owner: Applicant: Location: Existing Zoning: Bob Fisher Sonic Facilities Group 1527 Summer Place Talent, OR 97540 Chuck Chatfield Chatfield Construction One Winemaster Way Lodi, CA 95240 6215 Scarlett Drive APN 941-0550-019-5 M-1, Light Industrial Zoning District General Plan Designation: Business Park/Industrial Outdoor Storage DUBLIN NISSAN 6215 SCARLETT COURT DUBLIN DUBLIN NISSAN FACILITY The proposal we have in front of you is to build a new Nissan facility. We will be converting a dirt site into a 23,000 sq.ft. state of the art dealership. Additionally, this will expand the business operation of Dublin auto Center. This will have the benefit of providing additional employee parking and customer parking while shopping at Dublin Nissan and Dublin Dodge. We will continue to operate under the present hours of operation and will actually increase the number of employees in total to 150 from 135. The development of this piece of property will have a positive impact on the surrounding area. In addition to developing vacant land, we are upgrading the surrounding community. There will be no negative impact on any businesses or individuals working in the vicinity. If anything the additional acreage will have a positive impact by providing additional space for employee parking and parking for customers. The site suitable for the type of development we are proposing. The project will be in keeping with the newest developments and designs in the Dublin area, in particular the new Auto Nation facility and Stoneridge Chrysler Plymouth. The development of the Nissan project is unique in that the building is pushed forward on the site. Instead, the front of the store will e richly landscaped and provide a customer zone free of automobiles and sales personnel. This will provide an attractive view from the two new lanes on Scarlett Drive heading north. This project is in keeping with the plans of the City of Dublin to improve the area around Scarlett Court. This request should be approved since it will be a substantial upgrade to the surrounding area. 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S2 e ~~ W G Z U Q ___ ._.... k ~ >< ~~o ~~p9N1133N19N3 ~~q~mQ'' raw. ' A~Op4{ ~~Q F ~ S f ~e.a. p SNOLLYA3l3 t101t131X3 C ~ p~ B G¢ ,,' W a-.. d .,. - UU ~.w~ ww - ~ ~ _ I 1-- ~ ~- Q ~_. r ~ ~~ r-,L- ;_ ¢.. ~_ I j ~. . ¢., -~- _ ~~ F ~- ~, _ t. i i _ ~__ _ _ ~~ _~ _ -- 7 ~ ps 6 . a ~. ~, ,: D ` ~ ~ ` ~~~ ~-,' ~ ~ fi ~ ~ ~~d ~~ ~ _ - ~~~ ~~~ I , 1. - ~ _~ D M g ~~ ~~~ n ' ~ ~~a `T' g ~' ~ -~ ;~ ~ ~~ ~~~ ~~ ~ `, I ~ a 2 w -- ~ ~ _m..._~ -.N CITY OF DUBLIN Environmental Checklist Initial Study 1. Project title: PA 99-048 Nissan SDR/CUP 2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin, California, 94568 3. Contact person and phone number: Andy Byde, (925) 833-6610 4. Project location: South of Dublin Boulevazd, north of Scarlett Court, east of Dougherty Road. 5. Assessors Parcel Number(s): 941-550-19-5 6. Project sponsor's name and address: Don Strough Bay Automotive Properties P.O. Box 489 Orinda, CA 94563 7. General Plan designation: Business Pazk/Industrial (.25 to .40 F.A.R.) 8. Zoning: M-1(Lightlndustrial). 9. Specific Plan designation: N/A 10. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) The proposed project consists of constructing a new Automobile sales facility consisting of a 23,000 square foot building to be used for sales and service; 107 on-site parking stalls; improvement of Scarlett Drive to 26-foot wide (curb to curb). The project also includes construction of an off-site lateral pipe entry and outfall structure within Chabot Canal, to the west of the project site. 11. Surrounding land uses and setting: Briefly describe the project's surroundings: The project site area is located in an area characterized by light industrial, storage, and vehicle sales types of land uses. To the north lies the approved/undeveloped Arlen Ness Motorcycle parts retail outlet. To the south is undeveloped land and the Scarlett Court. To the east is storage companies. To the west, on the other side of Scarlett Drive is Chabot Canal, a trapezoidal shaped channel. The side slopes aze steep. The Attachment 3 west bank appears to have a greater than 2:1 slope. Existing riprap, consisting of head size rock has been placed on this slope from the top of bank down to the water. The east bank is an earth slope at an approximate 2:1 slope angle. The bank supports a plant cover composed mostly of introduced herbaceous annual grasses and forbs. Fennel grows at the top of the bank along the chain link fence and some canary grass (Phalaris) grows on the slope. Along both sides of the canal exists a 4-foot high chain link fence which runs the distance of the canal. Project Description The project involves an application for a Conditional Use Permit application to allow the auto sales and service use within a M-1 (light industrial) zoning district. Site Development Review has also been requested by the applicant to permit the construction of 23,000 square foot building sales and service. The gain access to the project site, the project sponsor is proposing to improve Scarlett Drive to 26-foot wide (curb to curb) from Scarlett Court terminating at the northern property line of the subject property. Additionally, the applicant would be required to obtain a Stream Bed Alteration Permit approval from California Department of Fish and Game for the construction of a lateral entry pipe and outfall structure within Chabot Canal as well as approval from Alameda County Flood Control, Zone ~. Vehicular access is proposed via Scarlett Drive. A total of 107 on-site parking spaces. The project developer would also construct underground utility improvements on and off the site, include water, sewer, electrical, natural gas and cable television Facilities. Incorporation by Reference Initial Study and Mitigated Negative Declaration for Arlen Ness City of Dublin, November,1997. Dublin Planning Department Page 2 Nissan PA 99-048 Exhibit 1 Project Location Dublin Planning Department Page 3 Nissan PA 99-048 Exhibit 2 Proposed Site Plan Dublin Planning Department Page 4 Nissan PA 99-048 Exhibit 3 Outfall and lateral entry pipe section Dublin Planning Department Nissan PA 99-048 1. Project description: Conditional Use Permit for Auto sales and Service; Site Development Review for 23,000 square foot structure. 2. Lead agency: City of Dublin 100 Civic Plaza Dublin CA 94568 3. Contact person: Andy Byde, Associate Planner 4. Project location: Located south of Dublin Boulevazd and east of Scarlett Drive, and further identified as APN 941-550-19-5 5. Project sponsor: Don Strough, Bay Automotive Properties 6. General Plan designation: Business Pazk/Industrial 7. Zoning: Existing: M-1 (Light Industrial) 8 Other public agency required approvals: The following additional approvals are required • Building and grading permits City of Dublin) • Encroachment permits (City of Dublin) • Stream Bed Alteration Permit (California Department of Fish and Game) • Alameda County Flood Control-Zone 7 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "potentially significant impact" as indicated by the checklist on the following pages. - Land Use/Planning - Transportation/ x Public Services Circulation - Population/Housing - Biological Resources - Utilities/Service Systems x Geotechnical - Energy/Mineral - Aesthetics Resources x Water - Hazards x Cultural Resources x Air Quality x Noise - Recreation - Mandatory Findings of Significance Dublin Planning Department Nissan PA 99-048 Page 6 Determination (to be completed by Lead Agency): On the basis of this initial evaluation: I find that the proposed project could not have a significant effect on the environment and a Negative Declaration will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A Negative Declaration will be prepared. I find that although the proposed project may have a significant effect on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed project. Signature: Date Printed Name: For: Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except "no impact" answers that are adequately supported by the information sources a lead agency cites in the parenthesis following each question. A "no impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "no impact" answer should be explained where it is based on project-specific factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants, based on aproject-specific screening analysis). 2) All answers must take account of the whole action, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "potentially significant impact" entries when the determination is made, an EIR is required. Dublin Planning Department Page 7 Nissan PA 99-048 4) "Negative Declazation: Potentially Significant Unless Mitigation Incorporated" implies elsewhere the incorporation of mitigation measures has reduced an effect from "potentially significant effect" to a "less than significant impact." The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level. 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA processes, an effect has been adequately analyzed in an eazlier EIR or negative declaration. Section 15063 (c) (3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist. 6) Lead agencies are encouraged to incorporate the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the document in substantiated. A source list should be attached and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form and lead agencies are free to use different forms. Dublin Planning Department Page 8 Nissan PA 99-048 Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of sources used to determine each potential impact at the end of the checklist) Note: A full discussion of each item is found following the checklist. L Land Use and Planning. Will the project a) Conflict with general plan designation or zoning? (Source: 1) b) Conflict with applicable environmental plans or policies adopted with jurisdiction over the project? (Source: 1) c) Be incompatible with existing land use in the vicinity? (Source: 1,7) d) Affect agricultural resources or operations (soils or farmlands or impacts from incompatible uses)? (Source: 7) e) Disrupt the physical arrangement of an established community (including low income or a minority community)? (Source:7, 8) II. Population and Housing. Would the project: a) Cumulatively exceed official regional or local population projections? (Source: 1, 6) b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? (Source: 1, 8) c) Displace existing housing, especially affordable housing? (Source: 7, 8) III. Soils and Geology. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (Source: 2 ) b) Seismic ground shaking? (Source: 2) c) Seismic ground failure? (Source: 2) d) Seiche, tsunami, including liquefaction? (Source: 2,7) e) Landslides or mudflows? (Source: 2,7) f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? (Source: 8) g) Subsidence of land? (Source: 2) h) Expansive soils? (Source: 2) Dublin Planning Department Nissan PA 99-048 Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X X X X X X X X Page 9 i) Unique geologic or physical features? (Source:2, 7) IV. Water. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface run-off? (Source: 2,7,8) b) Exposure of people or property to water related hazards such as flooding? (Source 8: FEMA map) c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? (Source: 6, 8) d) Changes in the amount of surface water in any water body? (Source: 6,7,8) e) Changes in currents or the course or direction of water movements? (Source: 6,7,8) f) Changes in the quantity of ground waters, either through direct additions or withdrawals, or through substantial loss of groundwater rechazge capability? (Source: 2, 7) g) Altered direction of rate of flow of groundwater? (Source: 7, 8) h) Impacts to groundwater quality? (Source: 7, 8) i) Substantial reduction on the amount of groundwater otherwise available for public water supplies? (Source: 7, 8) V. Air Quality. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (Source: 1,7,8) b) Expose sensitive receptors to pollutants? (Source:7,8 ) c) Alter air movement, moisture, temperature, or cause any change in climate? (Source: 7,8) d) Create objectionable odors? (Source: 6,7) Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X X X X X X Dublin Planning Department Nissan PA 99-048 Page 10 VI. Transportation/Circulation. Would the proposal result in? a) Increased vehicle trips or traffic congestion? (Source: 4) b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? (Source: 4) c) Inadequate emergency access or access to neazby uses? (Source: 4,6,7) d) Insufficient pazking capacity onsite or offsite? (Source: 1, 4) e) Hazazds or barriers for pedestrians or bicyclists? (Source:4,6,7) f) Conflicts with adopted policies supporting alternative transportation (e.g.. bus turnouts, bicycle racks)? (Source: 1, 6) g) Rail, waterborne or air traffic impacts? (Source: 1,4,7) VII. Biological Resources. Would the proposal result in impacts to: a) Endangered, threatened or raze species or their habitats (including but not limited to plants, fish, insects, animals and birds)? (Source: 5,6,7) b) Locally designated species (e.g. heritage trees)? (Source: 1,7) c) Locally designated natural communities (e.g. oak forest, coastal habitat)? (Source: 1,7) d) Wetland habitat (e.g. marsh, riparian and vernal pool)? (Source: 1,7) e) Wildlife dispersal or migration corridors? (Source: 5,7) VIII. Energy and Mineral Resources. Would the proposal: a) Conflict with adopted energy conservation plans? (Source: 1) b) Use nonrenewable resources in a wasteful and inefficient manner? (Source: 8) Dublin Planning Department Nissan PA 99-048 X Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X X X X X Page 1 c) Result in the loss of availability of a known mineral resource that would be of future value to the region and residents of the State? (Source: 1, 2) IX. Hazards. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances including but not limited to oil, pesticides, chemicals, or radiation? (Source: 6,7,8) b) Possible interference with an emergency response plan or emergency evacuation plan? (Source: 6,7) c) The creation of any health hazard or potential health hazards? (Source: 6,7) d) Exposure of people to existing sources of potential health hazards? (Source: 6,7) e) Increased fire hazard in areas with flammable brush, grass or trees? (Source: 7) X. Noise. Would the proposal result in: a) Increases in existing noise levels? (Source: 1,7,8) b) Exposure of people to severe noise levels? (Source: 1,7,8) XI. Public Services. Would the proposal result in a need for new or altered governmental servicesln any of the following areas? a) Fire protection? (Source: 6) b) Police protection? (Source:6) c) Schools? (Source: 8) d) Maintenance of public facilities, including roads? (Source: 6) e) Other governmental services? (Source: 6) XII. Utilities and Service Systems. Would the proposal result in a need for new systems or supplies, or substantial alterations in the following utilities? a) Power or natural gas? (Source: 7,8) b) Communication systems? (Source: 7,8) Dublin Planning Department Nissan PA 99-048 X Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X X X X X X 12 c) Local or regional water treatment or distribution systems? (Source: 7,8) d) Sewer or septic systems? (Source: 6,7,8) e) Storm water drainage? (Source: 6,7,8) f) Solid waste disposal? (Source: 6,7) g) Local or regional water supplies? (Source: 7,8) XIII. Aesthetics. Would the proposal: a) Affect a scenic vista or view? (Source: 1,7, 8) b) Have a demonstrable negative aesthetic effect? (Source: 1, 7) c) Create light or glare? (Source: 6,7) XIV. Cultural Resources. Would the proposal: a) Disturb paleontological resources? (Source: 8, Northwest Info Center) b) Disturb archeological resources? (Source: 7, 8) c) Have the potential to cause a physical change which would affect unique ethnic cultural values? (Source: 7,8) d) Restrict existing religious or sacred uses within potential impact area? (Source: 7) XV. Recreation. Would the proposal. a) Increase the demand for neighborhood or regional parks or other recreational facilities? (Source: 6) b) Affect existing recreational opportunities? Source: 6) XVI. Mandatory Findings of Significance. X X X X X X Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X Dublin Planning Department Page 13 Nissan PA 99-048 a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X X Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X Sources used to determine potential environmental impacts 1. Dublin General Plan or Zoning Ordinance 2. Geotechnical Investigation prepared by MatriScope (July 7, 1999) 3. Hydraulic Calculations prepared by Siegfried Engineering (August 30, 1999) 4. Traffic analysis prepared by Omni-Means (December1999) 5. Pre Construction Survey for Special Status Species prepared by LSA, (February 2000) 6. Communication with appropriate City of Dublin Department(s) 7. Site visit 8. Other source XVII. Earlier Analyses Dublin Planning Department Page 14 Nissan PA 99-048 Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an eazlier EIR or negative declaration, Section 15063 (c)(3)(d). In this case, a discussion should identify the following on attached sheets. a) Earlier analyses used. This environmental analysis is based, in part, on a previous analyses prepared and approved by the City of Dublin on this site in 1999 (File PA 997-030, Arlen Ness-Site Development Review). A copy of previous enviromnental reports are available from the Dublin Planning Department, 100 Civic Plaza, Dublin, during regular business hours. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an eazlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on an earlier analysis. c) Mitigation measures. For effects that are "less than significant with mitigation incorporated," describe the mitigation measures which are incorporated or refined from the eazlier document and the extent to which they address site specific conditions for the project. Dublin Planning Department Page 15 Nissan PA 99-048 Attachment to Nissan Negative Declaration PA 99-048 Discussion of Checklist Legend PS: Potentially Significant PS/M: Potentially Significant Unless Mitigated LS: Less Than Significant Impact NI: No Impact I. Land Use and Planning Environmental Settin The project site area is located in an area chazacterized by a mixture of industrial and commercial land uses. To the north lies the approved/undeveloped Arlen Ness Motorcycle parts retail outlet. To the south is undeveloped land and the Scarlett Court. To the east is storage companies. To the west, on the other side of Scazlett Drive is Chabot Canal. The 2.23 acre site is currently vacant. The property is highly disturbed with little or no vegetation. Project Impacts a) Conflict with general plan designation and zoning? NI. The Dublin General Plan designates the site as "Business Pazk/Industrial: Outdoor Storage" which allows .25 to .40 F.A.R.. The proposed project would result in a F.A.R. of .26, consistent with General Plan density F.A.R. ranges. The Dublin General Plan encourages retaining automobile dealers within the City (Land Use Element 2.2(A)). The proposed project would allow the existing Nissan Dealer to expand, while staying within the City of Dublin, consistent with General Plan policies. b) Conflict with applicable environmental plans or policles? NI. The City of Dublin has adopted no other city-wide or specific environmental plans or policies which would affect this project. c) Incompatibilities with existing land use in the vicinity? LS. The proposed project would not be incompatible with surrounding uses because the project area is surrounded by similar uses. Moreover, no residential uses exist in the project area. d) Effect on agricultural operations or soils? NI. No agricultural operations exist on the subject property or the surrounding properties. Moreover, the site would be to small is size to sustain any kind of agricultural operations. Dublin Planning Department Page 16 Nissan PA 99-048 e) Disruption of physical arrangement of an established community? NI. No residential uses are located immediately adjacent to the site and therefore the project would not disrupt any physical arrangement of the community. II. Population and Housing Environmental Settine The City population as of January 1, 1996 was estimated by the State Department of Finance to be 26,267. Significant population growth is anticipated for the community based on planned residential growth in East Dublin Specific Plan Area, where the City has approved a specific plan calling for residential growth. According to the Association of Bay Area Governments (ABAG), the total population of Dublin is expected to 49,400 by the yeaz 2005 and 58,900 in the yeaz 2010. Proiect Impacts a) Cumulatively exceed official regional or local population projections? LS. The proposed project is not residential and therefore would not have an appreciable affect on the City-wide population base. b) Induce substantial growth !n an area, either directly or indirectly? NI. The project site is identified as an "infill" site with current water and sewer service, currently located adjacent to the property and therefore is not be considered a growth inducing project. c) Displacement of existing housing, especially affordable housing? NI. The project site is presently vacant and no housing units are located in the vicinity and therefore none would be displaced. III. Soils and Geology Environmental Settin¢ The site lies within the San Ramon Valley, a short distance south of the Dougherty Hills. According to historic geologic studies in the area, the site is underlain by poorly consolidated, non-mazine deposit sedimentary rocks of the Tassajaza Formation. The geotechnical investigation report prepared for the project indicates that the site is not within an Alquist-Priolo Fault Zone (1982). There are no mapped faults which aze known to traverse the site. The closest potentially active faults include the (1) Verona, which is located approximately 3 miles to the south, and (2) the Las Positas, which is located approximately 8.5 miles to the southeast. The soil conditions of the site are summarized as follows. Surficial soils include very stiff to hard sandy clays to depths of approximately 9 feet below existing grade. These soils have a high plasticity index and as a result are considered to have high expansive (shrink-swell) potential when subjected to changes in moisture content. Below the surface soil are interbedded layers of light brown to brown silty clays, sandy clays, and clayey sands of low to medium plasticity to a maximum depth of 41.5 feet. Groundwater table ranges between 8 and 13 feet in depth beneath the surface, based on variability in rainfall and other considerations. Dublin Planning Department Page 17 Nissan PA 99-048 Proiect Impacts a) Is the site subject to fault rupture? LS. The risk of fault rupture on the site is anticipated to be low, since the nearest known active or potentially active faults lie a minimum of one quarter mile away. b) Is the site subject to ground shaking? P/SM. The site as well as the encompassing region is subject to severe ground shaking from a number of active and potentially active faults in the greater Bay Area, including the Hayward fault, San Andreas fault and Calaveras fault. Additionally, structures which are located within 9 miles of Type A faults and 6 miles within Type B faults should incorporate into the structural design, building practices that address near fault motions. Mitigation Measure la: Adherence to all requirements of the 1997 Uniform Building Code (UBC), including the Neaz-Source factors contained in Tables 16-S through 16-U and the seismic coefficients from Tables 16-Q and 16-R. Alternatively, structural designs that account for the types of near source effects attributed to near fault motions that exceed the design requirements of the 1997 UBC may be utilized. Mitigation Measure lb: All subsequent construction plans should incorporate the recommendations of the geotechnical investigation. A registered Civil Engineer should design the grading and foundation plans. A Registered Geotechnical Engineer should stamp and sign the grading and foundation plans certifying that they conform to the recommendations contained in the final geotechnical investigation. Adherence to Mitigation Measure la and lb will reduce the potential for ground shaping impacts to an insignificant level. c) Is the site subject to seismic ground failure? LS. Based on the geotechnical reports prepared for the subject property, the risk of ground failure would be low. Enforcement of provisions of the 1997 Uniform Building Code and recommendations contained in the geotechnical report prepazed for the project will serve to reduce potential impacts of seismic ground failure to a less than significant level. d) Is the site subject to seiche, tsunami hazards, including liquefaction? LS. The Geotechnical investigation report for the project site concludes that the risk of liquefaction on the site is low. This is based on the presence of clay soils on the site which are not prone to liquefaction. There are no major bodies of water located nearby which could be a source of seiche hazard. e) Is the site subject to landslides or mudflows? LS. The site is essentially flat with less than 1% of slope over the entire site, therefore, any potential impacts from landslides or mudflows would be considered less than significant. f) Is the site subject to erosion, changes in topography or unstable soil conditions? P/SM. The site, as it presently exists, is essentially flat. However, the applicant has indicated that the site will be graded in order to provide for future building pads, roads, parking lots, recreation areas and similar features. Department Page 18 Nissan PA 99-048 Without appropriate mitigation, erosion could result from the site grading and then flow into nearby storm drains. The following mitigation measure is proposed to limit impacts related to water-borne erosion. Mitigation Measure 2: The project developer shall prepare and the City shall approve an erosion and sedimentation control plan for implementation throughout project construction. The plan should be prepared in accordance with City of Dublin and RWQCB design standards. The plan, at a minimum, should include the following: • All disturbed areas should be immediately revegetated or otherwise protected from both wind and water erosion upon completion of grading activities; • Stormwater runoff should be collected into stable drainage channels from small drainage basins to prevent the build up of large, potentially erosive stormwater flows; • Specific measures to control erosion from stockpiled earth material; • Runoff should be directed away from all areas disturbed by construction; • Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into off-site drainage culverts or channels.; • Major site development work involving excavation and earth moving for construction shall be done during the dry season, except as may be approved by the City Engineer. Adherence to Mitigation Measure 2 will reduce potential erosion impacts to an insignificant level. g) Subsidence of land? LS. According to the Geotechnical Report prepared for the site indicates that the risk of subsidence is low. h) Expansive soils? P/SM. Surficial soils on the project site have been identified as having a high expansive potential. These soils generally tend to shrink, crack and become hard when dry, and expand and become softer when wet. Expansive soils have the potential to damage building foundations and other improvements if specific construction techniques are not followed. The final geotechnical report submitted for the project should recommend appropriate construction techniques to ensure that any negative effects of expansive soils can be reduced to a level of insignificance. Mitigation Measure 3: All subsequent construction plans should incorporate the recommendations of the final geotechnical investigation. A registered Civil Engineer should design the grading and foundation plans. A Registered Geotechnical Engineer should stamp and sign the grading and foundation plans certifying that they conform to the recommendations contained in the final geotechnical investigation. i) Unique geologic or physical features? NI. No unique geologic or physical features have been identified on the site, based upon a review of a topographic survey and a field visit. Additionally, the Geotechnical Investigation Report did not identify any unique geologic or physical features on the site. Dublin Planning Department Nage to Nissan PA 99-048 IV. Water Environmental Settin No surface water exists on the site. The nearest surface water source is Chabot Canal which is located to the west of the site, approximately 40 feet from the property to the top of bank. Chabot Canal has been improved by Zone 7 as a regional drainage facility. The entire Tri-Valley area is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15 and 500 feet but is no longer used as the primary source of domestic water in the area. Zone 7 is presently finalizing plans to store treated wastewater within the aquifer during winter months, which will be pumped out and used for landscape irrigation during dry, surnmer months. Proiect Imnacts a) Changes to absorption rates? LS. Currently, a large portion of the site contains pervious surfaces, with some storm water percolating into the groundwater table. However, because soil consists of clayey soils with a high swelling potential and a high ground water table, the soil has a very slow rate of water transmission. Therefore, development of the proposed project, although would add impermeable and impervious surfaces, the resulting absorption rates would not be decreased significantly because of the very low absorption rates of the clayey soils currently existing on the project site. b) Exposure of people or property to~lood hazard? P/SM. The project site lies within the 100 year flood plain as identified on the applicable Flood Insurance Rate Map published by the Federal Emergency Management Agency, Community Panel No. 060705 OOOIA, dated 1997. Without appropriate mitigation, the project could result in exposing people to a known flood hazard. The following mitigation measure is proposed to limit impacts from a flood hazard Mitigation Measure 4: The proposed structure shall have a finished floor elevation a minimum of one foot above water surface elevation as a result of a 100 year storm inundation. c) Discharge into surface waters or changes to surface water quality? PS/M. The proposed method for discharging storm water involves collecting on-site storm water run-off and transporting it to the west for ultimate outfall into Chabot Canal via a new lateral pipe into a new outfall structure. According to representatives from Zone 7, the Creek has been designed and constructed to accommodate storm water flows which would be generated on the site under developed conditions It is likely that initial storm water flows after a lengthy dry season (also known as "first flush" flows) may add pollutants into Chabot Canal, including but not limited to grease, oil, fertilizers and other organic and inorganic material. Typically, subsequent flows generally contain fewer amounts of pollutant material. The City of Dublin is a co-permittee of the Alameda County Clean Water Program, which is a coordinated effort by local governments in the County to improve water quality in San Francisco Bay. In 1994, the San Francisco Bay Regional Water Quality Control Board issued a set of recommendations for New and Dublin Planning Department Page 20 Nissan PA 99-048 Redevelopment Controls for Storm Water Programs. These recommendations include policies that define watershed protection goals, minimum non-point source pollution controls for site planning and post construction activities. Watershed protection goals are based on policies identified in the San Francisco Bay Basin Water Control Plan, which relied on Best Management Practices (BMPs) to limit pollutant contact with stormwater runoff at its source and remove such pollutants prior to being transported into receiving waters. The following mitigation measure is therefore recommended to reduce surface water quality pollution to a level of insignificance. Mitigation Measure Sa: The applicant shall obtain an NPDES general construction permit from the State Water Resources Control Board. The terms of this permit require that project development not cause any increase of sedimentation, turbidity or hazardous materials within downstream receiving waters. Mitigation Measure Sb: The applicant shall submit a stormwater pollution prevention plan. Such a plan should provide both interim (during construction) and long-term (post construction) stormwater pollution control measures. Best Management Practices should be incorporated into the long-term site management program to ensure the removal of non-point source pollutants in stormwater runoff At a minimum drainage system filtering devices or traps should be installed that would protect water resources from discharges of petroleum-based pollutants collected on impervious parking surfaces. Along term maintenance program of these devices should also be developed. d) Changes in amount of surface water? LS. The proposed project would not significantly change the size of surface water in any nearby body of water, including Chabot Canal. Although the project would add impermeable and impervious surfaces, the resulting absorption rates would not be decreased significantly because of the very low absorption rates of the clayey soils found on the project site. Therefore as a result of the project and with the imposition of Mitigation Measure 5 to maintain water quality, this is not anticipated to be a significant impact. e) Changes in currents or direction of water movement? LS. The project would not significantly alter currents or direction of water movement in nearby water bodies because the Canal would not be significantly altered. f) Changes in quantity of groundwater? NI. The project would not significantly alter existing ground water resources on or near the project site, as discusses in Section IV (a) and (c). g) Altered direction of groundwater? NI. The project would not affect groundwater direction. h) Impacts to groundwater guality? NI. The scope of the project is such that groundwater resources will not be affected, as discusses in Section IV (a) and (c). i) Substantial reduction of groundwater resources? LS. Future project residents will rely on water supplied by the Dublin San Ramon Services District (DSRSD) for water supplies. Section, XII, Utilities, further describes anticipated water supply to the project. Dublin Planning Department Nissan PA 99-048 V. Air Quality Environmental Settine The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the west, south and east. Most of the air flow into the southern portions of the Valley is accomplished through two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the azea a high potential for regional air quality problems. Project Impacts a) Violation of air quality standard`? PS/M. Potential air quality impacts can be divided into short-term, construction related impacts and long-term operational impacts associated with the project. In terms of construction-related impacts, it is anticipated that the project would generate temporary increases in dust and particulate matter caused by site excavation and grading activities. Construction vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth surfaces. Generalized estimates of construction air emissions include approximately 1.2 tons of dust per acre per month of construction activity. About 45 percent of construction-related dust is composed of large particles which settle rapidly on neazby surfaces and aze easily filtered by human breathing patterns. The remainder of dust consists of small particles (also known as PM10) and could constitute a more severe air quality impact, unless mitigated. The following mitigation measure is therefore recommended to reduce potential short-term, construction related impacts. Mitigation Measure 6: The following measures shall be incorporated into construction specifications and shall be followed by the project grading contractor: • All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust, Watering shall occur at least twice per day with complete coverage, preferably in the late morning and at the completion of work for the day; • All cleazing, grading, earthmoving and excavation shall cease during periods of high winds greater than 20 mph over one hour; • All material transported off-site shall either be sufficiently watered or securely fastened to prevent escape of dust and debris; • All inactive portions of the construction site shall be planted and watered, if construction is accomplished in more than one phase; • On-site vehicle speed shall be limited to 15 mph; • During rough grading and construction, Scarlett Drive and Dublin Boulevazd (if used for construction access) shall be swept at least once per day, or as required by the City of Dublin, to remove silt ad construction debris; Dublin Planning Department Page 22 Nissan PA 99-048 The General Plan adopts LOS D or better as the acceptable LOS for al] routes of regional significance (these routes include: Dublin Blvd., Dougherty Rd., Tassajaza Rd., and San Ramon Rd.). Development and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91 or greater) (General Plan Guiding Policies 5.1.1B and C). Significance Criteria Based upon General Plan policies, an intersection impact is considered significant if it causes the overall intersection LOS, or a movement LOS in the intersection, to fall below LOS D. Proiect Impacts a) Increased vehicle trips or trafftc congestion? LS. The proposed project would increase vehicle trips and traffic congestion in the local roadway network. However, this would not be considered a significant impact because as a result of the additional trips generated by the project, none of the intersections studied by the traffic consultant (or any other foreseeable intersections) would drop below LOS D. Likewise, the intersections which currently operate below D, would not be significantly further impacted by the additional trips generated by the project (see the table on the next page) because, the applicant has agreed to pay a contribution of $77,156 for offsetting the impacts of the project to the local road way network, which will allow the City of Dublin Public Works Department to make necessary corrections to assure that the affected roadways will operate in an acceptable manner. Dublin Planning Department Page 25 Nissan PA 99-048 Dublin Boulevard is a major east-west arterial within Dublin and is configured as a four- to six- lane road which serves primarily industrial and commercial uses in the vicinity of the project. A two-lane extension from Dougherty Road east to Tassajara Road has recently been completed. ADT varies from 29,300 vehicles per day, east of San Ramon Road to 5,300 vehicles west of Tassajaza Road. • Hacienda Drive is an arterial designed to provide access to Hacienda Business Park in Pleasanton. These are two lanes of his roadway extending as far north as Dublin Boulevazd. ADT is approximately 11,300. As part of the Santa Rita Business Center (Opus) project, Hacienda drive is planned to be extended northward to Gleason Drive as a four lane roadway, which is currently under construction. • Scarlett Court extends from Dublin Boulevard in a southeasterly direction before turning east and extending past Scarlett Drive. The two lane roadway provides access to the light industrial and commercial establishments • Scarlett Drive is a north-south roadway that extends between Scarlett Court and Dublin Boulevard. A narrow, two lane roadway, Scarlett Drive provides access to the subject property. An extension of this road is planned to be built with funds obtained from traffic mitigation monies collected from new development projects. The extension will proceed immediately north of the subject property and Dublin Boulevard, along Southern Pacific right-of--way line to the northwest from the intersection of Scarlett Drive and Dublin Boulevard and terminate at Dougherty Road. The City commissioned a traffic consultant (Omni Means Associates, Inc., transportation consultants) to prepaze a traffic analysis to detail project-related transportation and circulation impacts. At the direction of the Department of Public Works, the analysis included traffic volume and turning movement counts during the a.m. and p.m. peak hours. All counts were conducted during 1999. The intersections surveyed included: • Dougherty Road/Dublin Boulevard • Scarlett Ct. Dublin Blvd • Scarlett Dr. Dublin Blvd • Dougherty Road/I-580 Westbound Ramps • Hopyard Road/ I-580 Eastbound Ramps Based on the traffic volume counts, the traffic analysis calculated the following four scenarios: (1) existing conditions; (2) existing plus approved; (3) existing plus approved plus project; and (4) cumulative for the year 2025 plus project. General Plan Transportation Policv Framework The General Plan measures and evaluates traffic congestion conditions of the roadway network by using intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of an intersection by comparing the volume of critical traffic movements to intersection capacity and determining average delays. LOS can range from "A," representing free-flowing conditions, to "F," representing very severe congestion and intersection breakdown. Dublin Planning Department Page 24 Nissan PA 99-048 Existing Traff c (including existing, approved, and pending projects) compared with traffic generated by the proposed project. Existing Scenario Project Scenario Existing + Intersections Peak Existing+ approved+ Period approved project V/C LOS V/C LOS AM 0.70 B 0.70 B Dougherty Rd./Dublin Blvd PM 0.88 D 0.89 D AM 0.60 A 0.61 B Dougherty Rd./I-580 WB Ramps PM 0.52 A 0.52 A AM 0.71 C 0.71 C Hopyard Rd./I-580 EB Ramps PM 0.84 D 0.84 D AM * A * A Scarlett Ct./Dublin Blvd PM * B * B AM 0.32 A 0.33 A Scarlett Dr./ Dublin Blvd PM 0.86 D 0.85 D *unsignalized intersection, average delay in seconds for stopping and yielding movements at STOP controlled intersection The following projects are included in the existing scenario traffic conditions (including existing traffic, approved but not built, and pending projects). Development projects used in this assumption include the Hacienda Crossings projects (Opus), the AutoNation vehicle retailer, the Villas apartment project (324 dwellings), Summerhill and Jefferson residential development (341 single family dwellings and 368 apartment units); Archstone Communities (177 apartment units); Casterson residential development; Tassajara Meadows Residential Development; Park Sierra apartments (285 dwellings); Creekside Business Park; General Motors Development; Yarra Yarra residential development, Koll Dublin Corporate Center, Emerald Glen residential development; Dublin Ranch Area G; and approved projects within the City of Pleasanton. Trin Generation The 24,288 square foot development is expected to generate 911 daily trips, 54 during the a.m. peak hour and 68 during the p.m. peak hour. The trip generation assumptions for the project are based on information contained in the Trip Generation, Sixth Edition, published by the Institute of Transportation Engineers. The following table illustrates the estimated trip generation for the proposed project. Dublin Planning Department Nissan PA 99-048 Protect Trip Daily A.M. Peak Hour P.M. Peak Hour Use Size Rate Trips Rate [n Out Total Rate In Out Total Auto del. 24,288 37.5/ 1,000 911 2.21 39 15 54 2.80 27 41 68 b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? PS/M. Based on California Large Truck taming templates, large trucks will not be able to make a U-turn from Scazlett Drive at its intersection with Scarlett Court. In addition, they will have a very difficult maneuver when attempting the eastbound left-turn movement from Scazlett Court onto Scazlett Drive. The traffic study recommends the following mitigation measure to ensure that no public safety hazazds would be created: Mitigation Measure 8 It is recommended that lazge trucks (i.e.) Car Carriers) travel to the end of Scazlett Court and then turn around at the large radius cal-de-sac. This route would allow track to then make a westbound right-tam movement from Scarlett Court onto Scarlett Drive to access the project driveways. c) Inadequate emergency access or access to nearby uses? LS. Primary access is provided from two points along Scarlett Drive. d) Insufficient parking capacity onsite or offsite? LS. A total of 107 on-site paking spaces are proposed, which would include 56 public spaces, 72 inventory/employee, 18 service, and 4 display spaces. Pursuant to Section 8.76, of The Dublin Zoning Code, auto sales and service uses require 1 parking space per 1000 squaze foot of display area, the site contains a maximum of 54,000 square feet of display area which would necessitate 54 parking spaces. The proposed amount of parking meets and exceeds the minimum City requirement of (Dublin Zoning Ordnance, Section 8.76). e) Hazards or barriers for pedestrians or bicyclists? LS. No hazards or barriers to pedestrians or cyclists would result from the proposed project. Department of Public Works, Traffic Division and Omni Means, traffic consultant have analyzed the site for potential hazards or barriers to pedestrians and found none to exist. f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? LS. The project is consistent with General Plan policies, additionally, the Dublin Zoning Code requires that bicycle racks to be constructed on-site. g) Rail, waterborne or air traffic impacts? NI. The proposed project is not sited neaz operating railroad facilities, near a navigable waterway or near an airport. VII. Biological Resources Environmental Settini? The City Commissioned a biologist to survey the site and the location of the lateral entry pipe and outfall structure within Chabot Canal. The project site was visited on February 2, 2000 by the biologist (Malcolm Sproul) and included walking the length of the Canal from Scarlett Court to Dublin Boulevard Dublin Planning Department Page 27 Nissan PA 99-048 The outfall is proposed approximately 360 feet north of Scarlett Court. Specific attention was paid to the location of the outfall. Vegetation at the site was recorded and bank conditions noted. Wildlife species observed along the length of the canal were also recorded. The project site is currently vacant with little or no vegetation. The vegetation that does appear on the site consist of some native and exotic grasses at the center of the property. The project would also include the construction of a lateral pipe and outfall structure to discharge storm water collected on-site into the Chabot Canal. The Chabot Canal is a trapezoidal shaped channel The side slopes are steep. The west bank appears to have a greater than 2:1 slope. Existing riprap, consisting of head size rock has been placed on this slope from the top of bank down to the water. The east bank is an earth slope at an approximate 2:1 slope angle. The bank supports a plant cover composed mostly of introduced herbaceous annual grasses and forbs. Fennel grows at the top of the bank along the chain link fence and some canary grass (Phalaris) grows on the slope. Along both sides of the canal exists a 4-foot high chain link fence which runs the distance of the canal. The Chabot Canal is a perennial stream at this location. It has a very low gradient and the water under low flow conditions appears to essentially be standing. An open pool is present at the location of the outfall and there is no emergent plant growth. Upstream and downstream of the outfall cattail is present in the channel. Sedges grow along the water line. Project Impacts a) Endangered, threatened or rare species or thelr habitats (including but not limited to plants, fsh, insects, animals and birds) LS. No special status species were observed at the location of the outfall or upstream or downstream of the proposed outfall. Chabot Canal provides potentially suitable habitat for two special status species know to be present in the Dublin area; California red-legged frog and western pond turtle. These species prefer creeks with deeper pools and more extensive emergent vegetation than the conditions found at the outfall location. Although these species could use the canal as a movement corridor, these species would not be resident in this reach of the canal. Therefore as a result of the proposed project (including construction of the lateral pipe and outfall structure), the project would not significantly affect any special status species. b) Locally designated species (e.g. heritage trees). NI. No trees are located on the site. c) Locally designated natural communities (e.g. oak forest, coastal habitat) NI. There are no significant stands of vegetation on the project site or within the outfall placement area within Canal. d) Wetland habitat (e.g. marsh, riparian and vernal pool)? LS. No wetland habitat exists on the project site. e) Wildlife dispersal or migration corridors? LS. The site is substantially surrounded by existing industrial development and no wildlife corridors have been observed on the site. As discussed above in subsection a, the Chabot Canal could be used as movement corridor, however the construction of the lateral pipe and outfall structure would not prevent the species from continuing to utilize the section of Chabot Canal as a movement corridor. Dublin Planning Department Page 28 Nissan PA 99-048 VII. Energy and Mineral Resources Environmental Setting Based on the geotechnical reconnaissance of the site no known deposits of minerals exist on the project site. The Conservation Element of the General Plan does not reference any significant mineral resources on the project site or in the area of the project. Project Impacts a) Conflict with adopted energy conservation plans? NI. The proposed project will not conflict with energy goals, policies or programs established in the General Plan regarding energy or energy conservation. b) Use nonrenewable resources in a wasteful and inefficient manner? NI. The proposed project is not anticipated to use resources in a wasteful manner. The project will be constructed in accord with the Uniform Building Code and Title 24 of the California Administrative Code, both of which require stringent energy efficient construction methods, such as insulation, thermal pane windows and installation of efficient appliances. Exterior landscaping will be governed by both AB 325 and Section 8.88 of the Dublin Zoning Ordinance, which requires "water budgets" for landscape material sand methods of irrigation. Finally, the City is mandated by AB 939 to reduce the solid waste stream generated by residences, business and industrial establishments by promoting recycling and similar programs. c) Result in the loss of availability of a known mineral resource that would be of future value to the region and residents of the State? NI. The project site is not located in an area designated by the California State Department of Conservation, Division of Mines and Geology, as having sufficient mineral resources that are suitable as marketable commodities. IX. Hazards Proiect Impacts a) A risk of accidental explosion or release of hazardous substances including but not limited to oil, pesticides, chemicals, or radiation? LS. The proposed project will contain small quantities of motor oil, waste oil, and coolant materials. The applicant will be required as part of the storage of those materials to file a hazardous material management plan (HMMP) with the Alameda County Environmental Health Services (EHS). Enforcement of EHS's requirements of the HMMP will assure that the material are stored in a safe manner and reduce the risk of accidental explosion or release of hazardous substances to an insignificant level. b) Possible interference with an emergency response plan or emergency evacuation plan? LS. No adopted or foreseeable emergency evacuations plan would be interfered with by the proposed project. The project is not within an area where possible conflicts would occur. Dublin Planning Department Page 29 Nissan PA 99-048 c) The creation of any health hazard or potential health hazards? NI. The proposed project would not generate a health hazard. d) Exposure of people to existing sources of potential health hazards? LS. The applicant will be required as part of the storage of those materials to file a hazardous material management plan (HMMP) with the Alameda County Environmental Health Services (EHS). As a result of the HMMP, the project will not result in the significant exposure of people to potential health hazards. e) Increased fire hazard in areas with flammable brush, grass or trees? LS. Construction of the proposed project will add wood and steel frame structures and other related improvements, including new landscaping. All structures will be built in conformity with provisions of the Uniform Building Code and Uniform Fire Code to minimize fire hazard. Landscaped azeas will be permanently irrigated to ensure that plant material will not be flammable. X. Noise Environmental Settine The General Plan identifies that the conditionally acceptable outdoor Ldn noise levels aze between 60 and 70 dBA for residential azeas, while commercial and industrial azeas have a maximum noise level of 75- 80dBA. Noise measurements are expressed in decibels ("dB"), which is the standard measure of sound pressure. Filters aze used with some noise measuring equipment to suppress frequency ranges that the human ear cannot readily detect. The "A" filter is used for such measurements. All noise levels discussed herein aze "A-filtered" or "A-weighted" decibels ("dBA"). The average dBA during a specified measurement period, typically one hour, is expressed as the "Leq," or equivalent noise level. The average dBA during a 24-hour period is expressed as the "Ldn," or day-night noise level. The primary long term source of noise in the vicinity of the project site include vehicular-related noise emanating from I580. Project Impacts a) Increases in existing noise levels? PS/M. As a commercial project, small, incremental permanent increases in noise from automobiles, mechanical and gardening equipment and similar sources can be expected. These are not anticipated to be significant. Short-term construction related noise can also be expected to be generated which could be considered significant based on specific types of equipment which may be used in the construction process. The following mitigation measure is therefore recommended to limit the potential impacts of construction noise on adjoining properties to an acceptable level. Mitigation Measure 9: All construction activities on the project site shall be limited to 7 a.m. to 5 p.m., Monday through Friday, unless alternative hours are approved by the Dublin Building Official for structural construction and the City Engineer for grading activities. Construction Dublin Planning Department Page 30 Nissan PA 99-048 equipment, including compressors, generators, and mobile equipment, shall be fitted with properly working mufflers. b) Exposure of people to severe noise levels? LS. The proposed project is not anticipated to expose occupants of the project to noise levels in excess of that established in the Dublin General Plan. Additionally, prior to issuance of a building permit, the project developer shall be required to meet the requirements of California Title 24 regulating, interior noise levels. XI. Public Services. Environmental Settine The project site is served by the following service providers: • Fire Protection. Fire protection is provided by the Alameda County Fire Department, under contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous materials control and public education services. • Police Protection. Police protection is provided by the Dublin Police Department which is headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers, performs a range of public safety services including patrol, investigation, traffic safety and public education. • Schools. Educational facilities are provided by the Dublin Unified School District which operates kindergarten through high school services within the community. Schools which would serve the project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8). Grades K-5 could be served by one of three elementary schools within the District. • Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza. Other governmental services. Other governmental services are provided by the City of Dublin including community development and building services and related governmental services. Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. The City of Dublin has adopted a Public Facilities Fee for all new residential development in the community for the purpose of financing new municipal public facilities needed by such development. Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center Complex, construction of a new library, expansion of the existing senior center, acquisition and development of new community and neighborhood parks and similar municipal buildings and facilities. The applicant would be required to pay this fee. Environmental Impacts Dublin Planning Department Page 31 Nissan PA 99-048 a) Fire protection? LS. According to representatives of the Fire Department, the proposed project lies within a 1 '/4 mile radius of a fire station located at 9399 Fircrest in Dublin. A typical response time of under five minutes is anticipated. As part of the site development review process, specific fire protection requirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. Based upon discussions between the applicant and Fire Department officials, the project has been modified to provide minimum turning radii and aisle widths for emergency equipment. b) Police protection? PS/M. Concerns have been raised by the Police Department concerning the ability of the Department to provide adequate surveillance of the proposed. The following mitigation is therefore recommended to reduce potential police protection impacts to levels of insignificance: Mitigation Measure 10: Prior to issuance of building permits, the project developer shall submit for Police Department approval a Master Security Plan, indicating specific measures which will be taken by the developer to supplement Police Department security for the project. Specific items to be included: the security of the vehicles. c) Schools? LS. The Dublin Unified School District recently completed a Facilities Master Plan which includes estimates of student generation by residential density type. However, the proposed project does no contain a residential component and therefore will not generate additional students as a result of the project. d) Maintenance of public facilities, including roads? LS. The project represents an insignificant increase in area population and vehicles. e) Other governmental services? LS. The project would represent incremental increases in the demand for general governmental services. Payment of the City's Public Facility Fee would offset any impacts caused by the project. XII. Utilities and Service Systems. Environmental Settine The project site is served by the following service providers: • Electrical and natural gas power: Pacific Gas and Electric Co. • Communications: Pacific Bell • Water supply and sewage treatment: Dublin San Ramon Services District • Storm drainage: City of Dublin • Solid waste disposal: Dublin-Livermore Disposal Company Dublin Planning Department Nissan PA 99-048 Environmental Impacts a) Power or natural gas? LS. According to representatives from Pacific Gas and Electric Company, adequate facilities exist in the vicinity of the project to provide power and natural gas service. b) Communication systems? LS. According to representatives from Pacific Bell, communication facilities presently exist neaz the site which could be extended to serve future development on the site. c) Local or regional water treatment or distribution systems? LS. According to representatives of DSRSD, water mains exist on the periphery of the site which could provide adequate water volumes and pressures for domestic and fire fighting purposes to the proposed project. DSRSD purchases water on a wholesale basis from Zone 7 of the Alameda County Flood and Water Conservation District and provides water service to residences and businesses within its service area. d) Sewer or septic systems? LS. According to representatives of DSRSD, adequate capacity exists to accommodate anticipated sewer flows from the proposed project. Untreated effluent would be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San Francisco Bay. DSRSD officials indicate that adequate capacity exists within the regional treatment facility to accommodate this project. e) Storm water drainage? LS. This topic was previously addressed in Section IV, Water. f) Solid waste disposal? LS. The City of Dublin contracts with Livermore-Dublin Disposal Company to collect solid waste from households and businesses and transport it to the Altamont Landfill, located in eastern Alameda County. The Landfill currently has an anticipated capacity until the yeaz 2005 and plans are underway to extend landfill capacity for an additional 50 years. Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that the City's waste stream complies with state requirements for reduction of solid waste. The most current information available indicates that Dublin exceeds state requirements for reducing solid waste. Although approval of the proposed project will incrementally increase the amount of solid waste, any such increases will insignificant because the existing facility would be able to be accommodated given the existing solid waste facilities and resources. g) Local or regional water supplies? LS. DSRSD staff indicate that adequate long term water supplies are available from Zone 7 and other sources to serve the proposed project. XIII. Aesthetics. Environmental Settin¢ Dublin Planning Department Page 33 Nissan PA 99-048 The project site currently vacant. The project site area is located in an area characterized by a mixture of land uses. These uses include automobile sales, service, amini-storage company, and other industrial type uses. Environmental Impacts a) Affect a scenic vista or view? LS. Given the sites current development, the proposed development would not result in a significant affect to existing vistas or view corridors. b) Have a demonstrable negative aesthetic effect? LS. The proposed project would be largely self contained with adequate landscaped buffering on all sides. Therefore, no negative aesthetic impacts would be created. c) Create light or glare? LS. The proposed residential project would add additional exterior lighting in the project vicinity, including driveway lighting, security lighting and other light sources. Spill over of light would be negligible and therefore determined not to be a significant impact. XIV. Cultural Resources Environmental Setting The Northwest Information Center, located at Sonoma State University, was contacted regarding a project located nearby (Park Sierra) which undertook a search of records, including cultural, archeological, paleontological and historical literature conducted. The records search indicates that the adjacent site contains no recorded Native American or historical cultural resources sites on file with the Center. State and federal inventories similarly list no historic resources on the site nor does any record exist of previous archeological studies of the project area. Native American archeological sites tend to be situated on broad midslope terraces and alluvial plains near former and existing water sources, so the possibility does exist of historic or archeological artifacts, however, the Center concluded that the possibility of identifying historic cultural resources on the site is low. Proiect Impacts a) Disturb paleontological resources? LS, The project is not anticipated to disturb paleontological resources based on Northwest Information Center letter. b) Disturb archeological resources? PS/M. The Northwest Information Center letter indicates the possibility of sites or artifacts on the site. The following mitigation is therefore recommended to reduce any such impacts to a level of insignificance: Mitigation Measure 11: Should archeological artifacts or remains be discovered during construction of the project, work in the vicinity of the find shall stop immediately until a qualified Dublin Planning Department Page 34 Nissan PA 99-048 archeologist can evaluate the site and determine the significance of the find. Project personnel shall not collect or alter cultural resources. Identified cultural resources shall be recorded on forms DPR 422 (archeological sites) and/or DPR 523 (historic resources). If human remains are found, the County Coroner shall be contacted immediately. c) Have the potential to cause a physical change which would affect unique ethnic cultural values? NI, based on the Northwest Information Center letter. d) Restrict existing religious or sacred uses within potential impact area? NI, no such sites have been identified based on a comprehensive records search of the project site. XV. Recreation. Environmental Settine City parks closest to the project site include Stagecoach Park, Alamo Creek Park, both neighborhood parks and Dublin Sports Grounds, a community park. Proiect Impacts a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS. The addition of the proposed project would not add a significant demand for parks and recreational facilities. However, demand would still exist for community-scale park and playground facilities. The applicant would be required to pay a Public Facility fee to the City of Dublin, which includes a contribution toward construction of new parks in the city. b) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site. XVI. Mandatory Findings of Significance a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fash or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? NI. The preceding analysis indicates that the proposed project will not have a significant adverse impact on overall environmental quality, including biological resources or cultural resources. As discussed in this Initial Study, the proposed project would not have the potential to significantly degrade the identified resources. b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? NL The project represents an example of infill, higher density housing which will be sited near a major regional transportation corridor and would not impact long-term environmental goals. As discussed in this Initial Study, the proposed project would not have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. Dublin Planning Department Page 35 Nissan PA 99-048 c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). LS. Although incremental increases in certain azeas can be expected as a result of constructing this project, including additional traffic air emissions, light and glare and need for public services and utilities, the project site lies within an already urbanized azea and sufficient capacity exists within service systems to support the additional population anticipated associated with the project. As discussed in this Initial Study, the proposed project would not have impacts that are individually limited, but cumulatively considerable. d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? NI. Although potential safety impacts exist in the vicinity of the, adequate mitigations aze proposed to reduce such potential impacts to levels of insignificance. As discussed in this Initial Study, the proposed project would not have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly. Initial Study Preparer Andy Byde, Associate Planner Agencies and Organizations Consulted The following agencies and organizations were contacted in the course of this Initial Study: City of Dublin Eddie Peabody Jr., AICP, Community Development Director Dennis Carrington, AICP, Senior Planner Kevin van Katwyk, Senior Engineer Jim Ferdinand, Fire Department Rose Macias, Police Department Dublin-San Ramon Services District Bruce Webb, Engineer References Dublin General Plan, Revised September 1992 Dublin General Plan Housing Element, June, 1990 Dublin Zonine Ordinance, Adopted September 1997 Initial Study and Mitigated Negative Declaration for Arlen Ness City of Dublin, November,1997 Dublin Planning Department Page 36 Nissan PA 99-048 Geotechnical Investigation Dublin Volkswa¢en, MatriScope, Inc., July 1999 Calculations, Scarlett Drive, Siegfried Engineering, Inc., August 1999 Traffic Study of the Proposed Dublin Volkswaeen Omni-Means, December, 1999 Pre construction survey for Special Status Species Scarlett Road Improvements Proiect, Storm Drain Outfall, LSA =Sproul, Malcolm; March 9, 2000 Start at the Source, 1999 Edition, BASSMAA Dublin Planning Department Page 37 Nissan PA 99-048 s L on ~°. 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C y p ~ V • ~O' O cC ~ ~ ~ ~ 0 7 ~ ~ p v > N i o b ~ w UiC roM ' ~ U ~ ~ U ~ a r ~ ~ y ~ ~ y C ~' i^ u ~s .+ w d RESOLUTION NO. 99- A RESOLUTION OF THE PLANNING OF THE CITY OF DUBLIN RECOMMENDING PLANNING COMMISON ADOPTION OF A MITIGATED NEGATIVE DECLERATION FOR PA 99-048, DUBLIN NISSAN INCLUDING CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW WHEREAS, the Applicant, Don Strough of Bay Automotive Properties has requested approval of a Conditional Use Permit and Site Development Review fora 24,476 square foot automobile dealership and has proposed to pay $77,156 to offset traffic impacts, before the issuance of a building permit. The project is located at 6215 Scarlett Drive, on the east side of Scarlett Drive and further identified as Assessor Parcel No. 941-0550-019-5; and WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City environmental regulations require that certain projects be reviewed for potential environmental impacts and that environmental documents be prepared; and WHEREAS, an Initial Study was conducted for this project with the finding that with the incorporation of mitigation measures into the proposed project, there would be no significant effects on the environment; and WHEREAS, a Mitigated Negative Declaration has been prepared for this application and is on file in the Dublin Planning Department; and WHEREAS, the Planning Commission did review and use their independent judgment to consider the Mitigate Negative Declaration at a public hearing held on June 13, 2000; and WHEREAS, proper notice of said hearing was given in all respects as required by law. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The Dublin Nissan project application will not have a significant effect on the environment with the application of identified mitigation measures, based on a review of the Initial Study and public testimony. B. The Mitigated Negative Declaration has been prepared in accordance with State and local environmental laws and guideline regulations. C. The Mitigated Negative Declaration is complete and adequate. Attachment 5 NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approved adoption of the Mitigated Negative Declaration for PA 99-048, Dublin Nissan located 6215 Scarlett Drive. PASSED, APPROVED and ADOPTED this 13th day of June, 2000. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director RESOLUTION NO. 99 - 048 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL U5E PERMIT AND SITE DEVELOPMENT REVIEW (PA 99-048) TO ESTABLISH AN AUTOMOBILE DEALERSHIP IN A 24,476 SQUARE FOOT BUILDING LOCATED AT 6215 SCARLETT DRIVE WHEREAS, the Applicant, Don Strough of Bay Automotive Properties has requested approval of a Conditional Use Permit and Site Development Review fora 24,476 square foot automobile dealership and has proposed to pay $77,156 to offset traffic impacts, before the issuance of a building permit. The project is located at 6215 Scarlett Drive, on the east side of Scarlett Drive and further identified as Assessor Parcel No. 941-0550-019-5; and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding that with the implementation of mitigation measures contained in the Initial Study, there will be no significant environmental impacts; and WHEREAS, the Planning Commission held a properly noticed public hearing on said application on June 13, 2000; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Site Development Review and Conditional Use Permit be conditionally approved; and WHEREAS, the Planning Commission did heaz and consider all said reports, recommendations and testimony hereinabove set forth and used their independent judgment to make a decision. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Planning Commission does hereby make the following findings and determinations regarding the proposed Conditional Use Permit: A. The Negative Declaration is adequate and in compliance with State law. B. 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. C. 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 welfaze because all City and Alameda County regulations and conditions will be met. E. 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. F. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed. Attachment 6 G. The proposed use is not contrary to the specific intent clauses, development regulations, and performance standards established for the M-1 zoning district which encourages new development of commercial land uses. Conditions of approval will ensure ongoing compatibility with adjacent commercial uses. H. The proposed use is consistent with the Dublin General Plan, the Dublin Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding the proposed Site Development Review: A. The approval of this Site Development Review application is consistent with the intent and purpose of Dublin Zoning Ordinance Section 8.104, SITE DEVELOPMENT REVIEW, because the project it is compatible with the site and surrounding properties. B. The approval of this application, as conditioned, complies with the Business Pazk/Industrial: Outdoor Storage designation of the General Plan, the M-1 Zoning Designation as well as with all other requirements of the Zoning Ordinance because a New and Used Vehicles Sales and Services facility are conditionally permitted. C. The approval of the Site Development Review application, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because the construction of the building will conform to all laws and regulations and because it will provide a new auto-related commercial use for the City. D. The approved site development, including site layout, structures, vehicular access, circulation and pazking, 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 and level. F. Impacts to views aze addressed because the site is level and no views could be interrupted. G. Impact to existing slopes and topographic features are addressed because the site is level and there aze not topographic features. H. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project and as conditions of approval in order to insure the compatibility of the development with the development's design concept or theme and the character of adjacent buildings, neighborhoods and uses. L Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Conditional Use Permit and Site Development Review for PA 99-048 Dublin Nissan for sales and service of new and used vehicles and parts sales, subject to the following Conditions of Approval. This approval shall be generally depicted on the plans prepared by Siegfried Engineering, labeled Attachment 1, consisting of seven (7) sheets, dated received May 16, 2000, plans dated received June 9, 2000, and colored elevations and material board, stamped approved and on file with the Dublin Planning Department, subject to compliance with the following conditions of approval: CONDITIONS OF APPROVAL 2 Attachment 6 Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any building and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PLl Planning, fBl Building, fPCSI Parks and Communitv Service, [POl Police, [PWl Public Works, [ADM] Administration/City Attorney, fFINI Finance, fPCSI Parks and Communitv Services, [F] Alameda County Fire Dept., fDSRI Dublin San Ramon Services District, fC01 Alameda Countv Flood Control and water Conservation District Zone 7. CONDITIONAL USE PERMIT This Conditional Use Permit approval for PA-99-048 establishes an automobile dealership in a 24,476 squaze foot building located at 6215 Scarlett Drive and further identified as APN 941-0550-019-5. This Conditional Use Permit shall be valid for the remaining life of the approved structure so long as the operators of the subject property comply with the conditions of project approval. The Conditional Use Permit will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. GEN ERAL CONDITIONS 1. Automobile Dealership. The Automobile Dealership PW, PL Occupancy Standard shall be located as shown on Attachment 1. of Any Buildin 2. Term. Approval of the Conditional Use Permit shall be PL Standazd valid for one year from approval by the Planning Commission. If construction has not commenced by that time, this approval shall be null and void. The approval period for Conditional Use Permit may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 3. Car Carrier Truck Unloading. Car carrier trucks shall PL, PW, On-going be unloaded on-site. No car carrier trucks shall be PO unloaded on surface streets near the dealership. 4. Safe, Clean and Litter-Free. The Developer/Property PL On-going Standazd Owner shall be responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. 5. Loud Speakers. The use of loud speakers shall be PL On-going prohibited 6. Revocation. The Conditional Use Permit will be PL On-going Standard revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 3 Attachment 6 SITE DEVELOPMENT REVIEW This Site Development Review approval for PA-99-048 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. CONDITIONS OF APPROVAL NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) GEN ERAL CONDITIONS 1. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan Permits 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 building permits. 2. Standard Public Works Conditions of Approval. PW Approval of Standard Applicant/Developer shall comply with all applicable City Improvement of Dublin Standard Public Works Conditions of Approval Plans through (Attachment A). In the event of a conflict between the completion Standard Public Works Conditions of Approval and these Conditions, these Conditions shall prevail. 3. Conditions of Approval. In submitting subsequent plans PW Issuance of Standard for review and approval, Applicant/Developer shall Building submit six (6) sets of plans to the Engineering Department Permit for plancheck. Each set of plans shall have attached a copy of these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. Notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining approvals of all participating non-City agencies. 4. Requirements and Standard Conditions. The F, PW, Prior to Standard Developer/Applicant shall comply with applicable PO, Zone issuance of 4 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) Alameda County Fire, Dublin Public Works Department, 7, DSR, Building Dublin Building Department, Dublin Police Service, PL, AC, Permits Alameda County Flood Control District Zone 7, CHS, Livermore Amador Valley Transit Authority, Alameda LAVTA 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 required have been or will be met. 5. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, Standard effect at the time of building permit issuance, including, but no later but not limited to, Planning fees, Building fees, Dublin than Issuance San Ramon Services District Fees, Public Facilities Fees, of Building Tri-Valley Transportation Fees, Dublin Unified School Permits District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionazy Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees. 6. Required Permits. ApplicanUDeveloper shall comply Various Various times, Standazd, with the City of Dublin Zoning Ordinance, obtain all but no later necessary permits required by other agencies (Alameda than Issuance County Flood Control District Zone 7, California of Building Department of Fish and Game, Army Corps of Engineers, Permits State Water Quality Control Board, Etc.) and shall submit copies of the permits to the Department of Public Works. 7. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 8. Fire Codes and Ordinances. All project construction F Through Standard shall conform to all fire codes and ordinances in effect at Completion the time of building permit. 9. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance and the Building City of Dublin General Plan. Permits and On-going 10. Infrastructure. The location and siting of project PW Approval of Standard specific wastewater, storm drain, recycled water, and Improvement potable water system infrastructure shall be consistent Plans with Public Works city standazds. 11. Solid Waste/Recycling. Applicant/Developer shall ADM On-going Standard 5 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) comply with the City's solid waste management and recycling requirements. 12. Refuse Collection. The refuse collection service provider PL Occupancy of Standard shall be consulted to ensure that adequate space is Any Building provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by this project. 13. Water Quality Requirements. All development shall PW, PL Issuance of NPDES meet the water quality requirements of the City of Grading Dublin's NPDES permit and the Alameda County Urban Permit Runoff Clean Water Program. 14. Phase 1 and Phase 2 Environmental Assessment PW Issuance of Standard Studies. ApplicantrDeveloper shall supply the Director Grading Public Works with a copy of the Developer's Phase 1 and Permit Phase 2 (only as required by Phase 1) environmental assessment studies. All remediation required by those studies shall be implemented to the satisfaction of the Director of Public Works prior to Improvement Plan approval. 15. Colors and Materials Board. Applicant shall submit a PW, PL Issuance of Standard colors and materials board subject to approval of the Building Director of Community Development to reflect any Permits changes made during project review. 16. Mechanical Equipment. All ducts, meters, check valves, PL, B Issuance of Standazd blow-off valves, transformers, air conditioning equipment Building and other mechanical equipment (As determined by the Permits Community Development Director) that is on-site or roof mounted shall be screened from view of all public rights of way. The location of such equipment 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 ducts, meters, air conditioning equipment and other mechanical and utility equipment shall be effectively screened from view with materials architecturally compatible with the materials of the structure. 17. Refuse Collection Areas. A trash bin enclosure shall be PW, PL Approval of Standard 10 feet by 12 feet in size for a single bin and 10 feet by 18 Improvement feet in size for two bins. Bins shall not be larger than 4 Plans yards in capacity. A 10 foot deep concrete apron shall be installed in front of the entire width of the enclosure. The Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) enclosure shall have a 6 inch by 6 inch curb on the inside of the enclosure wall to protect the walls of the 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 azchitecturally 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. 18. Parking. Applicant/Developer shall provide on-site PL Completion of Standard parking as shown on the Site Plan prepared by Siegfried Improvements Engineering dated received by the Dublin Department of Community Development on May 16, 2000. Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified. 19. Parking Restriction. All tandem parking spaces shall be PL On-going restricted for either vehicle inventory or employee parking only. The tandem parking stalls shall not be used for visitor parking. 20. Project Signage. The project signage shall conform to PL Prior to Standard the approved plans. Issuance of Building Permit DEBRIS/DUSTiCONSTRUCTION ACTIVITY 21. Construction Trash/Debris. Measures shall be taken to PW, B On-going Standard contain all construction related trash, debris, and materials during on-site until disposal of-site can be arranged. The construction Developer/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 City of Dublin. 22. Dust. Areas undergoing grading, and all other PW, B On-going Standazd construction activities, shall be watered, or other dust during palliative measures used, to prevent dust, as conditions construction warrant. DEDICATIONS AND IMPROVEMENTS 23. Record of Survey. Applicant/Developer shall have a PW Prior to Standard Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) licensed Land Surveyor in the State of California prepare a Grading Record of Survey or Parcel Map of the property, and all Permit adjacent pazcels of the project site and those parcels affected by deeds of record, future right of way dedication of the extension dedication of Scarlet Drive from Scazlett Court to Dublin Blvd. to the satisfaction of the Director of Public Works and the County Land Surveyor. This record survey shall establish existing and proposed monumentation of Scarlet Drive, Scazlet Court and Dublin Blvd. from Dougherty Road to the Southern Pacific Right of way. It shall also show all existing and proposed easements and the abandonment of any existing easements on the mapped pazcels to the satisfaction of the Director of Public Works. 24. Public Improvements. The Applicant/Developer shall PW Prior to Standard replace all damaged improvements, along the project occupancy of frontage, within the public right-of--way, including curb, building 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 standazds and/or plans and may be constructed only after an encroachment permit has been issued by the City of Dublin. 25. Encroachment Permits. An encroachment permit shall be PW Prior to Standazd secured from the Director of Public Works for any works Grading done within the public right-of--way where the work is not Permit covered under the public improvement plans. 26. Removal of Obstructions. Applicant/Developer shall PW Prior to Standard remove all trees including major root systems and other building obstructions from building sites that are necessary for Permit public improvements or for public safety as directed by the Director of Public Works (DPW). 27. Public Service Easement Dedications. Applicant/ PW Approval of Standazd Developer shall dedicate 10' wide Public Service Improvement Easements abutting the proposed Scazlet Drive right of way Plans on the east side (along the project frontage of the proposed street). Applicant/Developer shall dedicate a minimum of 10' wide Public Service Easement over all existing and proposed joint utility trench lines and/or public storm drain lines outside of the proposed right-of--way to the satisfaction of Director of Public Works per requirements of the public utility companies as necessary to serve this area with utility services and allow for vehicular and utility Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) service access. 28. Dedication and Improvement of Fire/Emergency PW, F Issuance of Standard Access. Grading Applicant/Developer shall provide adequate access and Permit turn-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 buildings. Applicant/Developer shall dedicate an Emergency Vehicle Access Easement (EVAE) through the site to assure unobstructed access to all sides of each building to the satisfaction of Alameda County Fire Department and the Director of Public Works. 29. Fire/Emergency Access. ApplicanUDeveloper shall PW, F Issuance of Standard provide adequate access for fire and other emergency Building vehicles per Alameda County Fire Department (ACFD) Permit standazd requirements. Drive aisles shall be designed for fire and other emergency vehicles to conveniently pass through (20-foot minimum lane width) and have access to all buildings. The Developer shall provide adequate access for fire and other emergency vehicles per Alameda County Fire Department (ACFD) standazd requirements. Driveways and drive aisles shall be designed for fire trucks and other emergency vehicles to conveniently pass through the site and have access to all buildings. Detailed final layout and design of site entrance, exits and internal drive aisles must be approved by the ACFD and City Director of Public Works prior to issuance of grading and building permit. 30. Decorative Paving. Applicant/Developer shall not PW Occupancy of PW construct decorative pavement within City right-of--way. Any Building 31. Disabled Requirements/Handicap Ramps. All handicap PW Occupancy of PW ramps shall comply with all current Title 24 requirements Any Building and City of Dublin Standards. 32. Streetlights. Applicant/Developer shall construct all PW Approval of PW streetlights in the proposed Scazlett Drive street from improvement Scarlett Court to the northerly end of the project frontage, plans and shall be the City Standard cobra head luminaries with galvanized poles. The street lights shall be connected to an un-metered secondary electrical service provided by P.G.& E. The streetlight layout and circuitry shall to the g Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) satisfaction of the Director of Pubic Works. approved by the Director of Public Works. 33. Improvement and Dedication of Scarlett Drive. PW Issuance of PW ApplicanUDeveloper shall dedicate to the City of Dublin Grading Permit public street right-of--way to be known as Scarlett Drive for public street purposes (35'-wide right of way), and shall improve said right-of--way to a width of 26' curb to curb, with a 6'-wide sidewalk on the project side of the road from existing Scarlet Court to the northerly property line of the site as shown on the approved site plan per City of Dublin standards plans, and to the satisfaction of the Director of Public Works. Said right-of--way improvements shall include one 13' travel lane in each direction, curbs, landscaping, fences, electroliers, fire hydrants, city monuments, signing and striping and any other typical street improvements as required by the Director of Public Works 34. Off-Site Improvement Plans. The Applicant/Developer PW Prior to PW shall prepare off-site improvements generally as depicted by occupancy the improvements plans prepared by Siegfried Engineering dated received April 12, 2000, subject to the review and approval by the Director of Public Works. All off-site improvements shall be reviewed, constructed and improved to the satisfaction of the Director of Public Works. An Encroachment permit from the City of Dublin is required prior to the start of construction. 35. Slope Easements. Applicant/Developer shall obtain from PW Prior to adjacent property owner temporary slope easements for Occupancy of building construction of slopes on neighboring property serving the Site. 36. Cul-de-sac /Street Turn a Round Applicant/Developer PW, F Prior to shall dedicate and construct a temporary Cul-de-sac turn Occupancy of building around or hammer head at the northerly end of proposed Scarlet Drive to the satisfaction of the Director of Public Works and Alameda County Fire Marshall. 37. Abandonment of Easements and Right of Ways. PW Issuance of PW ApplicanUDeveloper or current landowner shall obtain an Grading abandomnent from all applicable public agencies, utility Permit companies of existing easements and right of ways not currently used or to be used in the near future to the satisfaction of the Director of Public Works. 38. Scarlett Drive Ultimate Design. The applicant shall be PW On-going aware that Scarlett Drive will become one-way, once the northerly site is improved and the roadway adjacent to the 10 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) frontage will become the north bound one-way leg. 39. Location of Improvements/Configuration of Right of PW Grading PW Way. All public streets, sidewalks, driveway approaches, Permit street lights, traffic mazkings and signs, storm drainage facilities, fences, handicap ramps, and other street improvements shall be located within the public right of way. The location of improvements and configuration of the right of way shall be approved by the DPW prior to construction. A precise alignment of the future Scarlett Drive shall be prepared to established the vertical and horizontal alignments from Scazlett Court to Dublin Boulevard . 40. ADA Requirements/Handicap Ramps. PW Completion of Standard Applicant/Developer shall construct all new handicap Improvements ramps to current State ADA requirements and City of Dublin Standards. The site design must include a 5' sidewalk from the proposed building entrance to the proposed public sidewalk on Scarlett Drive. 41. Curb Returns. Applicant/Developer shall construct the PW Issuance of Standard northeast curb return of proposed Scazlet Drive and Scarlet Grading Court to a minimum of 40 feet curb radius and the Permit northwest curb retum shall be 20 feet to accommodate the existing box-culvert headwall as approved by the Director of Public Works. 42. Signing and Striping Plan. A signage and striping plan PW Building PW shall be submitted to the Public Works Department for Permit review and approval for all traffic control devices to be installed in the public right-of--way with this project. The developer shall install a `stop sign' on Scarlett Drive at Scarlett Court and a `no outlet' sign at the entrance from Scarlett Court. An additional plan shall be prepazed showing dimensions of all travel lanes, curbs and right of way to the proposed ultimate configuration on Scarlett Drive from Scarlett Court to Dublin Boulevard to the satisfaction of the Director of Public Works. 43. Entrances. Applicant/Developer shall construct both PW Issuance of entrances off Scazlett Drive shall have a minimum Grading driveway width of 36 feet, 18 feet in-bound and 18 feet Permit out-bound and constructed in accordance with City of Dublin Standard Plans and specifications. Said driveway entrances shall be secured during non-operation hours. An approved Knox Box or gate controller over-ride switch shall be installed at each entrance to allow emergency vehicles to enter the site during non-operation hours, as re uired b the Alameda Count Fire Marshal. 11 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) 44. Drainage Study. ApplicanUDeveloper shall prepare a PW Submitted PW Drainage Study of the watershed azea that is affected by Prior to this project for approval by the Director of Public Works. Issuing Grading Permit 45. Storm Drain Improvements. ApplicanUDeveloper shall PW Issuance of PW construct all required storm drain improvements and Grading mitigation measures identified resulting from flows from Permit this project by the Drainage Study and/or specified by the DPW shall become requirements of this project. Applicant / Developer shall prepare all necessary improvement plans and obtain the encroachment permits from the required agencies including Zone 7. 46. [Offsite]Storm Drain Improvements. PW Occupancy of PW ApplicanUDeveloper shall construct all offsite storm drain Any Building improvements needed to serve the project, as shown on preliminary improvement plans of Scarlett Drive prepared by Siegfried Engineering, Inc. dated 4/12/00, for this project. 47. [Offsite]Water and Sewer Lines. ApplicantDeveloper PW Occupancy of PW shall construct all offsite fire hydrants, water and sewer any building lines needed to serve the street, project, and future adjacent parcels to the satisfaction of Dublin San Ramon Services District. 48. Best Management Practices. Developer/Applicant shall PW BLDG Standazd 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 ollution. 49. Water Quality Requirements. All development shall PW Various times Standazd meet the water quality requirements of the City of Dublin's including: NPDES permit and the Alameda County Urban Runoff grading and Clean Water Program. The plans must include a sepazate building Erosion and Sediment Control plan to be implemented permit, and during the rainy season (October 1 s` to April 15'"). Said on-going. plan shall conform to the latest standards of the Regional Water Quality Control Board. The site design shall also include some type of permanent filtration system for all storm drain inlets within the paved areas to prevent hydrocarbons and other petroleum-based contaminants from entering the public storm drain system. Installation details shall be included on the plans. In addition, all storm water inlets shall be stenciled "No Dumping -Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 951 Turner Court, Haywazd, California. 12 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) 50. Grading Plan design. Grading Plan design must be based PW Approval of PW on the Geotechnical Investigation prepared by, MatriScope, Improvement Inc., dated July 1999. The Soils Engineer shall review and Plans sign the Grading Plan prior to the start of construction. The Soils Engineer, or his representative, shall be present at all times during grading of the project. 51. Pad elevations 1 foot above the 100-year storm event. PW Approval of PW The Developer shall demonstrate to the Director of Public Improvement Works that the elevations of proposed building pads on this Plans project aze a minimum of 1 foot above the 100-year storm event. 52. Storm Water Outfall Structure. The installation of the PW Grading PW storm water outfall structure and the lateral entry to the Permit culvert headwall within the Chabot Canal may require a Clean Water Act (CWA) Section 401 Water Quality Certification issued by the Regional Water Quality Control Boazd (RWQCB). It may also require a CWA Section 404 Permit issued by the Army Corps of Engineers, and a 1603 Streambed Alteration Agreement with the California Fish and Game. The applicant shall provide evidence that those regulatory agencies who may claim jurisdiction over the proposed work have been notified, and that all conditions or restrictions imposed by those agencies have been complied with. 53. Joint Utility Trenches/Undergrounding/[Jtility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility affected units Utilities trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction standazds. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind proposed sidewalk within the10' wide public service easement, unless otherwise approved by DPW and any applicable agency. All conduit shall be under the sidewalk within public right of way to allow for street tree planting. Utility plans, showing locations of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the DPW. Location of these items shall also be shown on the Final Landscaping and Irrigation Plan. 13 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) 54. Joint Utility Trenches/Undergrounding/Utility Plans. PW, PL Occupancy of PW Applicant/Developer shall construct all joint utility Affected Utilities trenches (such as electric, telephone, cable TV, and gas) in Buildings accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be underground in designated landscape areas. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the Director of Public Works and Community Development. Location of surface or aboveground items shall be shown on the Final Landscaping and Irrigation Plan and screened from view. 55. Underground Utilities. All utilities for the new building PW, PL Approval of Standard (i.e. electrical, telecommunications, cable television, gas, Improvement etc.) shall be installed underground, unless approval is Plans granted by the Director of Community Development and the Public Works Director. 56. No Parking Areas along Scarlett Drive. PW Occupancy of PW ApplicanUDeveloper shall designate no parking areas along Any Building Scarlett Drive from Scarlet Court to northerly project line, as directed by the DPW. 57. Vehicle Loading/Unloading. PW Issuance of PW The ApplicanUDeveloper shall revise the site plan that Grading allows trucks with car-carrier trailers to load and unloading Permit on-site. No vehicle loading or unloading shall occur within the public right-of--way. In addition, the drive aisles shall be wide enough and the turning radii large enough to allow truck-trailer combinations to maneuver through the site without having to back-up into the right-of--way to exit the site. 58. Public Facilities Fee. Applicant/Developer shall pay a PCS As indicated PCS Public Facilities Fee in the amounts and at the times set in Condition forth in City of Dublin Resolution No 60-99, adopted by of Approval the City Council on Apri16, 1999, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. Landscaping 59. Final Landscape and Irrigation Plan. A Final PL, PW Bldg. Landscape and Irrigation Plan conforming to the requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution), stamped 14 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) and approved 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 by Polhemus Enterprises (at 1 inch = 20 feet or larger), along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Community Development Director. Landscape and irrigation plans shall provide 60. Landscaping and Street Trees. The Applicant/ PL, PW Completion of PW Developer shall construct all landscaping within the site, Improvements and within the public right-of--way from Scazlet Court to the northerly limit of the site, and within public service easements, to City of Dublin landscape guidelines and specifications, and to the satisfaction of the DPW . Street tree varieties of a minimum 15-gallon size, bushes and groundcover shall be planted along all street frontages on both sides of the street and shall be shown on Landscaping plans of the site and Scarlet Drive. Exact tree locations and vazieties shall be reviewed and approved by DPW. The proposed variety of trees to be planted adjacent to sidewalks or curbs and grated shall be submitted for review and approval by the DPW. Root shields shall be required for all trees planted within ] 0' of the public sidewalk or curb & gutter shall be constructed, unless otherwise determined by the DPW . 61. Landscaping at Aisle Intersections. PL, PW Completion of Standard Developer/Applicant shall install Landscaping at parking Improvements lot aisle intersections shall be such that sight distance of cazs at the intersection of Scarlet Drive is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. 62. Landscaping Maintenance. ApplicanU Developer shall PL Occupancy of PW construct all landscaping within the site and along the Any Building project frontage from the face of curb to the site right-of- way to the satisfaction of the Director of Public Works. Street tree varieties of a minimum 15-gallon 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. All landscaping materials within the public right- of-way and on-site landscaping shall be maintained in accordance with the "City of Dublin Standazds Plant Material, Irrigation System and Maintenance Agreement" by the Developer after City-approved installation. This 15 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) maintenance shall include irrigation, fertilization, weeding, the application ofpre-emergent chemical applications, and the replacement of materials that die. Landscaping at aisle intersections shall be such that sight distance is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. 63. Lighting, Utilities, Drainage. Final landscape and PL, PW Issuance of Standazd irrigation plans shall show location of all pedestrian Grading lighting, utilities, drainage ditches and under drains at Permit/ bottom of slopes. Plans shall address planting trees within Issuance of public service easements and avoiding conflict with Building utilities. Permits 64. Lighting. The Developer/Applicant shall submit for PL, PW Issuance of Standazd approval a photometric lighting plan which demonstrates Grading that all exterior azeas of the site will have a lighting level Permit/ not less than 1.5 foot-candles at the ground surface. Issuance of Lighting in landscaped areas throughout the project shall Building be subject to review and approval of City's Landscape Permits Architect, Planning, and Public Works Departments, in consideration of IES standards for lighting in ublic/communit areas. 65. Minimum Landscape Setbacks. All planted azeas PL, PW Issuance of Standard between roadways/drives/parking spaces and fences or Grading other roadways shall be 5' minimum. Street tree plantings Permit/ must be continued along all street frontages. Issuance of Building Permits 66. Slope Transitions. Adequate slope areas shall be provided PL, PW Issuance of Standard in all landscaped azeas between streets/roadways/curbs and Grading fences to allow slope transition at top and bottom and Permit/ adjacent to fences. Issuance of Building Permits 67. Bicycle Parking. The applicanUDeveloper shall install one PL, PW Completion of Standard Bicycle parking rack for two bikes near one building entry Improvements to the satisfaction of the Director of Public Works. 68. Monument 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 b the DPW to assure unobstructed traffic visibilit . 69. Backflow Devices. Backflow devices shall be screened PL Issuance of Standard from view by means of fencing, enclosures, landscaping Building and/or berms. Permits 70. Water Efficient Landscape Regulations. PL, PW, Issuance of Standazd Applicant/Developer shall ensure that the Final DSR Building Landscaping and Irrigation Plan conforms to the City's Permits Water Efficient Landscape Regulations, including dual piping to facilitate future recycled water. 71. Standard Plant Material, Irrigation and Maintenance PW, PL Prior to Standard Agreement. The Applicant shall complete and submit to Building 16 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) the Dublin Planning Department the Standard Plant Permit Material, Irrigation and Maintenance Agreement. 72. 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 followin 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 rovidin access to the site shall be in lace. An Buildin 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 laze onto ad~oinin ro erties. Buildin e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard which may create a hazazd shall be completed to the Any Building satisfaction of the Director of Public Works and any non-hazazdous repairs shall be complete and/or bonded for. f All buildings shall have an illuminated address number PL, PO Occupancy of Standard that is clean visible from the middle of the street. An Buildin g. Lighting used after daylight hours shall be adequate to PL,PO Plans Standard provide for security needs (Photometrics and lighting BPW Approved plans for the site shall be submitted to the Department prior to of Community Development and the Dublin Police Issuance of Services for review and approval. Building Permits/ Lighting Installed prior to Occupancy of Any Buildin 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. i. The buildings shall have received all necessary B Occupancy of Standard inspections and have final approval by the Building Any Building De artment to allow occu anc . j.. All fire hydrants on Amador Plaza Road and in parking F Occupancy of Standard lot area shall be o erable to Cit and ACFD standards. An Buildin k. All parking lot aisles on the site shall be improved to PW, F Occupancy of Standard an adequate width and manner to allow for fire engine Any Building circulation to the approval of the Director of Public Works and ACFD. 1. Exterior landscaping shall be kept at a minimal height PO On-going PO and fullness giving patrol officers and the general ublic surveillance ca abilities of the azea. m. 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. ~ 7 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) n. ApplicanUDeveloper shall work with the Dublin Police PO Plan PO on an ongoing basis to establish an effective theft submitted prevention and security program. ApplicanUDeveloper prior to shall submit a security plan for the site for review and Occupancy of a royal b the Dublin Police. An Buildin EMERGENCY SERVICES 73. ACFD Rules, Regulations and Standards. F Issuance of Standard ApplicanUDeveloper shall comply with all Alameda County Building Fire Services (ACFD) rules, regulations and standards, Permits including minimum standards for emergency access roads and payment of applicable fees, including City of Dublin Fire Impact Fees. 74. Fire Conditions. Developer shall comply with all F Issuance of Standard conditions of the Alameda County Fire Department Building (ACFD), including: Permits a. Automatic fire sprinklers. An approved automatic fire sprinkler s stem shall be y installed throughout. Sprinkler systems serving more than 100 heads shall be monitored by an approved central station, U.L. listed and certified for fire alarm monitoring. A copy of the U.L. listing must be provided to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, prior to scheduling the final test system. (CFC, 1998, Section 1003.3 as amended). b. 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). c. Fire lanes. Areas in the parking lot shall be designated "Fire Lane" in order to provide access to the structures in the parking lot. d. Flammable/Hazardous Materials. An inventory statement (HMIS) for any/all hazardous materials, including Material Safety Data Sheets, shall be supplied to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, for approval of process/ storage/handling requirements. Additional Alameda County Environmental Health Agency requirements, including a business emergency plan/hazardous materials management plan (BEP/HMPP) and local planning (zoning) building approvals, shall/may be required. (CFC 1998, Section 8001.3.3 (a). e. Emergency lighting. Emergency lighting shall be installed to the satisfaction of the ACFD. ~$ Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) f. 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). g. Portable fire extinguishers. Provide at least one 2A l OBC 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) h. Fire Permit. A Fire Department permit (is/may be) required. Contact you Inspector at (925) 833- 6606 for specific details. i~ Water Supply. Water Supply for Fire Flow and the number of Fire H drants y shall be sufficient for the size of the building and type construction j ~ Signage. Signage is required for Fire Sprinkler Riser, Fire Alarm Room/Panel, Electric Room/Panel, Roof Access and any location that may require access during an emergency. k. Rubbish. During construction, combustible or flammable waste materials or rubbish of any kind shall not be permitted on any yard, vacant lot or open space. 1• Plans may be subject to revision following review. 75. Addressing. Addressing and building numbers. Approved PO Occupancy of PO numbers or addresses shall be placed on all new and Any Building existing 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) If rear doors to tenant spaces are installed, they shall include the numerical address corresponding to the address on the front of the building. 76. Employee exit doors. Employee exit doors shall e PO Occupancy of PO equipped with 180 degree viewers if there is not a Any Building burglary resistant window panel in the door from which to scan the exterior. 77. Final lighting plan. The applicant shall submit a final PO Occupancy of PO lighting plan for approval by the Dublin Police Services. Any Building At a minimum the plan should include: .50 foot candle lighting at all doors, 1.0 foot candle lights at ground level in parking lot areas, and lighting fixtures should be of a vandal-resistant type. 78. Landscaping. Exterior landscaping shall be kept at a PO Occupancy of PO minimal height and fullness giving patrol officers and the Any Building genera] public surveillance capabilities of the area. ~ 9 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) 79. Graffiti. The applicant shall 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. 80. Theft prevention and security program. The applicant PO Building PO shall work with the Dublin Police Services on an ongoing Permit basis to establish an effective theft prevention and security program. 81. 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 shall be equipped with 180 degree viewers if there is not a burglary resistant window panel in the door from which to scan the exterior. 82. Perimeter fencing. Perimeter fencing shall be utilized PO ongoing PO around the entire perimeter of the site. A twelve-inch curbing along the west edge of the property may be used instead of fencing to reduce the possibility of vehicles being driven off the lot over the curb and sidewalk. 83. Security Program. The Developer shall work with the PO Occupancy of PO Dublin Police Department on an ongoing basis to Any Building establish an effective theft, robbery, and burglary prevention security program for the business. 84. Security Plan. The applicant shall submit a security plan PO Occupancy of PO to the satisfaction of the Chief of Police. The plan shall Any Building include: alarm systems, inventory control, key control, methods for securing exit driveways, a completed "Business Site Emergency Response Card" and employee safety training. 85. Driveway areas. The Security Plan shall show how the PO Occupancy of PO driveway areas shall be effectively secured during hours Any Building when the business is closed. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 86. Hopyard Pipeline. Zone 7 owns the 18" Hopyard Zone 7 Issuance of Standard pipeline which is located on the eastern edge of the Grading property. A Zone 7 encroachment permit is required to Permits prior to any work with the within the 15-foot waterline easement. This permit will become effective upon payment of an application fee and the deposit of an approved surety bond with Zone 7 and any applicable inspection charges. 87. Easement Rights. Zone 7 will need easement rights on Zone 7, Build Permit Standard both sides of Chabot Canal. pW 88. Access to Chabot Canal. Zone 7 has an existing 17-foot Zone 7, Issuance of Standard Z~ Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) wide access easement located along the easterly side of PW Grading Chabot Canal. Zone 7 access should be preserved with a Permits curb adjacent to the east fence so Zone 7 can access the channel with maintenance equipment. This access may be part of the "eastern" Scazlett Drive. Zone Ts 17-foot access easement should be clearly labeled on the building permit plans and improvement plans. 89. Outfall. The outfall structure shall conform to the Zone 7 Zone 7, Issuance of Standard standard drawing SF-605. PW Grading Permits 90. Rip Rap. Rip rap slope protection of the bank opposite Zone 7, Issuance of Standard the 36" storm drain is required. PW Grading Permits 91. Access Easemeut. The Access Easement shall be shown Zone 7, Issuance of Standard on the grading plans to the satisfaction of Zone 7. PW Grading Permits 92. Encroachment Permit. An encroachment permit is Zone 7, Issuance of Standard required for all improvements within the Zone 7 right-of- PW Grading `g'ay Permits 93. Wells. Any well on the site without a documented intent Zone 7, Issuance of Standard of future use, filed with Zone 7, shall be destroyed prior to PW Grading any demolition or construction activity in accordance with Permits a well destruction permit obtained from Zone 7 and the Alameda County Department of Envirotunental Services or will be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction aze to be treated similarly. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 94. Construction by Applicaut/Developer. All onsite DSRSD Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, s ecifications and re uirements. 95. 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 Standazds 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 of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all of the following general conditions: 21 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) 96. Standard Procedures. Prior to the issuance of building DSRSD Prior to DSRSD permits, complete improvements shall be submitted to Issuance of DSRSD confirming with the requirements of the DSRSD Building Code, "Standazd Procedures, Specifications and Drawings Permit for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and DSRSD olicies. 97. Mains. All mains shall be sized to provide sufficient DSRSD Prior to DSRSD capacity to accommodate future flow demands in addition Issuance of to each development project's demand. Layout and sizing Building of mains shall be in accord with DSRSD utility master Permit planning. 98. Gravity Flow. Sewers shall be designed to operate by DSRSD Prior to DSRSD gravity flow to DSRSD's existing sanitary sewer system. Issuance of Pumping of sewage is discouraged and may be allowed Building under extreme circumstances following acase-by-case Permit 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 sepazate agreement with the applicant for any project that requires a pumping station. 99. Fire Protection Domestic and fire protection waterline DSRSD Prior to DSRSD systems shall be designed to be looped or interconnected Issuance of to avoid dead-end sections in accord with the Building requirements of the DSRSD Standazd Specifications and Permit sound en ineerin ractices. 100. Sewer/Water lines to be located in Public streets. DSRSD Prior to DSRSD DSRSD policy requires public water and sewer lines to be Issuance of located in public streets to the fullest extent possible. If Building unavoidable, public water or sewer easements must be Permit established to provide for future maintenance and/or re lacement. 101. Depict all Easements. Prior to approval by the City of a DSRSD Prior to DSRSD grading permit or a site development permit, the locations Issuance of and widths of all proposed easement dedications for water Grading Permit and sewer lines shall be submitted to and approved by DSRSD. 102. Easement Dedications. All easement dedications for DSRSD Acceptance of DSRSD DSRSD facilities shall be by separate instrument Improvements irrevocably offered to DSRSD or by offer of dedication on a Final Ma . 103. Fees. Prior to issuance of a building permit, all utility DSRSD Prior to DSRSD connection fees, inspection fees, permit fees and fees Issuance of associated with a wastewater discharge permit shall be Grading Permit paid to DSRSD in accord with the rates and scheduled established in the DSRSD Code. 104. Prior to issuance of a building permit, all improvement DSRSD Prior to DSRSD plans of DSRSD facilities shall be signed by the District Issuance of En ineer. Prior to DSRSD a royal the develo er shall Buildin 22 Attachment 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC REQ'D Y (Prior to) pay all DSRSD fees, and provide an estimate of Permit construction costs for water and sewer systems, a performance bond, aone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms acceptable to DSRSD. Fifteen workin da s are re uired for DSRSD a royal. 105. Construction Permit. No sewer or water line DSRSD Prior to DSRSD construction shall be permitted unless the proper utility Issuance of construction permit has been issued by DSRSD. A Grading Permit construction permit will only be issued after all other items have been satisfied. 106. 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 com letion of the ro'ect. PASSED, APPROVED AND ADOPTED this 13th day of June, 2000. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director 23 Attachment 6 Public Works Conditions of Approval CITY OF DUBLIN STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL Attachment "A" ApplicanUDeveloper and it's representatives (engineer, contractor, etc.) must meet and follow all the City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. GENERAL: 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. ApplicanUDeveloper 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. ApplicanUDeveloper shall obtain Caltrans' approval and permit for any work performed within a Caltrans right-of--way or that impacts their facilities. 3. ApplicanUDeveloper 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 aze completed, as required by the Environmental Impact Report. ApplicanUDeveloper 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 (I-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. 1 G:\PAH\1999\99-048\pw s[d coa.doc Public Works Conditions of Approval h) Excavation haul trucks shall use tarpaulins or other effective covers. i) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. j) Houses will be constructed in phases so that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. k) During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works. 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 of least impact sensitivity. 3. Limiting lane closures and detours to off-peak travel periods. 4. Providing ride-share incentives for contractor and subcontractor personnel. n) Emissions control of onsite equipment shall be minimized through a routine mandatory program oflow-emissions tune-ups. o) During construction, noise control and construction traffic mitigation measures within residential neighborhoods and on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. 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 of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 2 G:\PA#\1999\99-048\pw s[d coa.doc Public Works Conditions of Approval 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. ApplicanU 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. ApplicanUDeveloper shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. The use of rodenticides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 10. Within sixty (60) days prior to habitat modification, ApplicanUDeveloper 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. ApplicantDeveloper shall be responsible for the cost of the survey and for City Staff review of the survey. ApplicanUDeveloper 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. ApplicanUDeveloper shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design to protect sensitive species as a result of the survey. Determination of the significance of the discovery shall be determined by the Director of Community Development. Should any Kit Foxes be discovered on the site either during the Preconstruction Survey or during project construction, ApplicantDeveloper 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:\PA#\1999\99-048\pw s[d coa.doc Public Works Conditions of Approval the installation of project improvements, including streets, drainage, monumentation, grading, utilities and landscaping subject to approval by the Director of Public Works prior to approval of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits. 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 his/her supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works. c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer shall be submitted to the City. d) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests shall be submitted to the City. e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work was done under their supervision and in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications and that the finished graded building pads are within f 0.1 feet in elevation of those shown on approved plans shall be submitted to the City. 4 G:\PA#\1999\99-048\pw std coa.doc Public Works Conditions of Approval f) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall be submitted to the City for City mapping purposes. 16. Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance bond or security may be replaced with a Maintenance bond that is equal to 25% of the value of the Performance security. The Maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 17. The Labor and Materials bond or security is released in accordance with the City's Subdivision Ordinance and the Subdivision Map Act and after acceptance of the improvements. 18. Applicant/Developer, and any parties or individuals granted rights-of--entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. IMPROVEMENTS AND DEDICATIONS: 19. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision Final/Pazcel Maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standazd City title block and formats prior to issuance of building permits and prior to filing the Final Map/Pazcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylazs or photo mylazs 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:\PAtI\1999\99-048\pw std coa.doc Public Works Conditions of Approval 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 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1 % and a maximum gradient of 5%. 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. ApplicanUDeveloper 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. ApplicantDeveloper shall be responsible for transitioning existing improvements to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. 31. ApplicanUDeveloper 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. ApplicantDeveloper 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:\PA#\I999\99-048\pw s[d coa.doc Public Works Conditions of Approval 33. Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, type and location of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of Public Works prior to construction. 34. Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County Fire Department standards. Applicant/Developer shall comply with applicable Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Roman Services District requirements. 35. Applicant/Developer shall submit a utilities service report and plan (including a composite base map showing the location, phasing and construction of all existing and proposed utilities) prior to issuance of grading permits and to the satisfaction of the Public Works Director and Community Development Director along with documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each residence and building within the project by the applicable utility companies and shall indicate when such service will be available. 36. Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence building within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 37. All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public street right of ways and/or public service easements as directed by the Director of Public Works and shall be sized to meet utility company standards. 38. All transmission lines shall be constructed away from sensitive areas unless otherwise approved by the Director of Public Works. 39. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 40. A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all street frontages unless otherwise determined by the Director of Public Works, in addition to all other easements required by the utility companies or governmental agencies. 41. 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 7 G:\PA#U 999\99-048\pw std coa.doc Public Works Conditions of Approval water connection prior to occupancy of any building. Recycled water lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 43. ApplicanUDeveloper shall prepaze 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 ftnal 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-azound and maintenance easement for access to all storm drainage detention facilities and trash racks. 46. ApplicanUDeveloper 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 aeeas 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 connecting inlets to main drain line. 49. Storm drainage facilities for a drainage azea less than 1 square mile shall be designed to meet the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1 square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a drainage area greater than 5 square miles shall be designed to meet the capacity of a 100 yeaz storm. 50. All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 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. ApplicanUDeveloper 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:\PA#\1999\99-048\pw s[d coa.doc Public Works Conditions of Approval 54. A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of development. The design, height, and location of the fences/walls shall be subject to approval of the Community Development Director and Director of Public Works. Wall sections shall not be butted together but separated by pilasters unless otherwise approved by the Director of Public Works. 55. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the abutting property or adjacent lots within the subdivision, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and any fence or wall height shall be measured from the top of grade on the higher side of the retaining wall or slope. 56. All wall or fence heights shall be a minimum 6 feet high (except in those locations where Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound attenuation wall is required). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. 57. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the Applicant/Developer or by the homeowners association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right of way. 58. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area on both sides in order to facilitate maintenance by the property owners. GRADING AND DRAINAGE: 59. The grading plan designs for this Vesting Tentative map shall be designed in conformance with the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils report for the project shall include recommendations 1) for foundations, decks and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. Both the project civil engineer and the project soils engineer must sign the grading plans. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. 60. The soils engineer or his technical representative must be present at the project site at all times during grading operations. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted and approved by the Director of Public Works. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 61. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site for review and approval by the City prior to issuance of grading permit, and (as a minimum) 9 G:\PA#\I999\99-048\pw std coa.doc Public Works Conditions of Approval 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 prepazed by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post- construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented and in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the Applicant/Developei sresponsibility to maintain the erosion and sediment control measures for the year following acceptance of the 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-yeaz Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished elevation above the 100-year flood level. Applicant/Developer shall prove to the City that the proposed building pads are a minimum of 1 foot above a 100-yeaz 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 easement. 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. to G:\PA#\1999\99-048\pw std coa.doc Public Works Conditions of Approval TRAFFIC AND CIRCULATION: 70. Applicant/Developer shall submit a Line and Striping Plan to the Director of Public Works for review and approval prior to issuance of building permits. The plan shall show include interim lane and access configurations and transitions, as approved by the Director of Public Works. 71. Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on the bus route and location and size of proposed bus stops and shelters within and on the periphery of the proposed project. The location and configuration of all bus stops and shelters shall be constructed by Applicant/Developer under the direction of the City's Director of Public Works prior to occupancy of any building. 72. Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by the City Council at the time of issuance of building permits including, but not limited to, the Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations. 73. All construction traffic and parking may be subject to specific requirements, as determined by the Director of Public Works, in order to minimize construction interference with regional non- project traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to issuance of grading permit. 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the City of Dublin subject to plan approval by the Director of Public Works. 75. A street sign naming plan for the internal street system shall be submitted and shall be subject to approval of the Community Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change of street name for subsequent changes in direction. Street name signs shall display the name of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe. NPDES(GENERALI: 76. For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. Applicant/Developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at the construction site at all times. Fueling and maintenance of vehicles shall be done offsite unless an approved fueling and maintenance area has been approved as part of the SWPPP. 77. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the grading plan. G:\PA#\1999\99-048\pw std coa.doc Public Works Conditions of Approval 78. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. 79. Construction access routes shall be limited to those approved by the Director of Public Works and shall be shown on the approved grading plan. 80. Applicant/Developer shall gather all construction debris daily and place it in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondazy 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 ApplicanUDeveloper on a daily basis or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 82. Applicant~Develop shall broom-sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas before sweeping. 83. Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm drain inlets and existing inlets in the vicinity of the project site prior to: a) Start of the rainy season (October 15) b) Site de-watering activities, c) Street washing activities, d) Saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 84. Applicant/Developer shall maintain a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the project site that have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling" flyer for more information. 85. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 86. ApplicanUDeveloper 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. G:\PA#\ 1999\99-048\pw s[d coa.doc i 2 Public Works Conditions of Approval 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 Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water runoff. The project plan shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks, State Construction Best Management Practices Handbook and Regional Water quality Control Board's Erosion and Sediment Control Field Manual. 88. Applicant/Developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 89. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat stormwater runoff When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 90. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by the Department of Public Works. 91. All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required as deemed necessary by the Director of Public Works. NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT): 92. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock azeas must be designed to minimize "run-on" to or runoff from the azea. 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. Applicant/Developer shall implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 94. All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a 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 13 G:\PA#\1999\99-048\pw std coa.doc Public Works Conditions of Approval system. Drains should connect to the sanitary sewer. Sanitary sewer connections aze subject to the review, approval, and conditions of the DSRSD. 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. Dischazges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 98. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, onsite, to intercept and pre-treat storm water prior to dischazging 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 sanitazy sewer. Employees must be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary sewer connections aze subject to the review, approval, and conditions of the DSRSD. 100. Commercial car washes shall be designed so that no wash water shall dischazge to the storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 101. Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash azeas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 102. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing azeas 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 azea 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. 14 G:\PA#\1999\99-048\pw std coa.doc Public Works Conditions of Approval 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. The fuel dispensing area is defined as extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of 1 foot, whichever is less. 104. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary sewer connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. These requirements shall be required for automotive related businesses. 105. All loading dock areas must be designed to minimize "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/Pazcel 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#\1999\99-048\pw std coa.doc