HomeMy WebLinkAbout00-015 CmmrcOneHeadqtrs12-12-2000 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: December 12, 2000
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
PUBLIC HEARING - PA 00-015 Commerce One Headquarters, Planned
Development Rezone/Stage 1 & 2 Development Plan, Site Development
Review
(Report Prepared by: Eddie Peabody, Jr., Community Development Director)
1. Resolution recommending City Council approval of a PD Rezone and a
Stage 1 & 2 Development Plan with Development Plan attached as
Exhibit A-1 and A-2.
2. Resolution approving a Site Development Review.
3. Project Description
1. Open public hearing and hear Staffpresentation.
2. Take testimony from the Applicant and the public.
3. Question Staff, Applicant and the public.
4. Close public hearing and deliberate.
5. Adopt Resolutions (Attachment 1 and 2) approving the Site
Development Review and recommend City Council approval ofa PD
Rezone and Stage 1 & 2 Development Plan.
DESCRIPTION:
Commerce One is proposing an office building complex to be located on a 27.4 acre site located on the
block bounded by 1-580 to the south, Hacienda Drive to the east, the East-West Connector to the north
and Arnold Road to the west. The application involves land within Alameda County's Surplus Property
Authority's Santa Rita area.
An application has been filed for a Planned Development (PD Rezone/Stage 1 & 2 Development Plan and
a Site Development Review). A Parcel Map, Development Agreement and Master Sign Program are in
progress but are not complete as of this date. If approved this application would allow the development of
a four building complex on the site, which would include four six story office buildings and a dining and
fitness center totaling 780,000 square feet of floor area, surface parking, a five level parking garage,
landscaping and related improvements. Commerce One is a business to business electronic commerce
software firm that would utilize this project as their headquarters facility. Up to 3,000 employees could
be located at this facility. The project will be built in two or three phases and it is currently anticipated
that the initial phase (380,000 sq. ft.) will begin construction in 2001.
A model of the proposed development along with a color and materials board will be presented at the
Planning Commission meeting.
COPIES TO: Applicant Owner
In House Distribution
ANALYSIS
Specific Plan/General Plan Issues
The General Plan and Eastern Dublin Specific Plan both designate the 27.44 net acre site for Campus
Office Use. The proposed floor area ratio (FAR) for Commerce One would be 0.65 consistent with the
FAR range of 0.35 to 0.75 allowed by the Eastern Dublin Specific Plan. Traffic impacts of this proposed
project have been reviewed in the traffic study and no significant traffic impacts have been identified. In
summary, the project is consistent with the General Plan and Eastern Dublin Specific Plan.
Planned Development Rezoning and Stage 1 and 2 Development Plans Issues
The applicant has also proposed a PD-Planned Development rezoning for the site. Chapter 8.32 of the
Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development
District. The intent of the Planned Development District is to create a more desirable use of the land, a
more coherent and coordinated development and a better physical environment that would otherwise not
be achieved under a single zoning district or combination of zoning districts. A Development Plan is
required pursuant to the Zoning Ordinance, which establishes regulations for the use, development,
improvement and maintenance of the property within the Planned Development Zoning District. The
Zoning Ordinance also requires the adoption of both Stage I and Stage 2 Development Plans with the
reclassification of the property in question to the Planned Development Zoning District. The applicant is
requesting Stage 1 and Stage 2 Development Plans for the subject site.
A Development Plan has been prepared for the Commerce One project, depicting the development
concept and addressing requirements of the Zoning Ordinance. The Development Plan is attached and
consists of Exhibit A-1 and A-2 of Attachment 1, the Planned Development Provisions (including
permitted and conditional uses and development regulations) and the applicant's proposed site, land use,
architectural, landscape and related plans. A Master Sign Program will be approved at a later date.
The proposed Plaimed Development Rezone would implement the Specific Plan/General Plan Campus
Office designation by establishing specific development standards, including intent and purpose,
permitted and conditional uses and related development regulations The proposed PD Rezone would be
consistent with and reinforce Eastern Dublin Specific Plan/General Plan policies by:
· providing a high profile campus office in the Hacienda Gateway planning area;
· proposing buildings that are 6 stories tall in the East/West Connector and Hacienda Drive area.
The proposed project would also provide a major employment center near transit stops on the East/West
Connector as well as near major residential projects within the Santa Rita area.
Site Development Review Issues
An application has also been filed for a Site Development Review (SDR) permit, pursuant to Chapter
8.104 of the Dublin Zoning Ordinance. The purpose of SDR review is to promote orderly, attractive and
harmonious development within the community and to ensure compliance with all applicable
development regulations set forth in the Zoning Ordinance. The SDR application addresses building
location, architectural and theme, vehicular and pedestrian access, on-site circulation, parking and traffic
impacts. A site plan for the proposed project, including overall design, site design, floor plan, landscape
plan and building elevations is located in the Development Plan (Exhibit A-2).
Up to 3,000 employees are anticipated to be located on the site at full build out.
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The four buildings would be constructed in two to three phases.
Site Plan
The proposed site plan indicates that the buildings would be located in a pin wheel form toward the north
end of the site allowing for more of an urban edge at the East/West Connector, as well as placing the
buildings away from the freeway. Surface parking would be arranged around the buildings to the south,
north and east, while a future parking structure will be located on the western edge of the property.
Loading and service areas would occur next to the Commons Building and Office Building 2 at the
southern edge of the project. The buildings have facades that vary from side to side, creating different
views as one would move around the site.
Each office building would contain six stories and a maximum of 190,751 square feet. The total amount
of square footage in the office buildings would be a maximum of 780,000. Heights of the structures
would average 86 feet to the top of the sixth floor, although a screen wall would be located on the top of
buildings to block views of mechanical equipment elevator shafts and similar equipment. The top of the
screen would be approximately 105 feet above finished grade. Building frontages would be oriented
toward the campus area, although primary access would be from parking lots closest to the buildings.
In the northwest comer of the site is a five story parking garage and in the south portion of the site next to
Building 2 is a two story commons building to be used for dining and a health center for the complex.
Proposed Floor Area Ratio for the complex would be 0.65. Site coverage (building footprint) would be
17% of the total surface area.
Staff believes that the proposed site layout will result in an excellent urban design that will create a central
outdoor commons area, good internal vehicle circulation and the ability for additional parking (five story
garage) when needed in the future.
Architectural Design
The architectural theme of the buildings uses three basic forms to create an articulate design; the use of
inward cylinders, broad sweeping curves which end in a dramatic point and matched with a calmer, flatter
plane. All three balance each other and the four main buildings orientation enhances the look. The
buildings are a blend of light green transparent glass, white precast panels and white aluminum mullions
and metal panels. A silver metal entry portal opens off the grid faqade. The roof mounted equipment
would be screened behind metal panels. Both the level of architectural design, use of materials reflect a
positive architectural statement for the site.
Access, Parking, Loading and Circulation
Two major entry ways into the site, one each on the East/West Connector Road and Arnold Drive as well
as a right turn only exit on the north east portion of the site onto the East/West Connector will be
provided. Traffic signals would be constructed at the intersection of project driveways on the East/West
Connector and on Arnold Drive. A right turn out would be located on the East/West Connector closer to
Hacienda Drive.
A total of 1894 surface and 965 structure parking spaces would be provided, including handicapped.
Present Zoning Regulations would require one space per 350 square feet of gross flow area (2237 spaces)
and the applicant has provided 2859 spaces. Bicycle racks would be provided on-site and loading. The
parking garage would be built as a part of the second or third phase of the project. A major loading and
service area is located at the southern site of the project adjacent to office Building # 2. Pedestrian paths
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have been planned through the parking lots to allow safe crossings. Internal access between the main
office structures would be located in the outdoor commons landscaped area.
Landscaping, Specific Architectural Elements and Public Art
The urban edge of the East/West Connector Road is enhanced by a "fabric" concept, which integrates
landscaping with the sidewalk paving patterns using a series of sweeping forms. These sweeping forms
relate to the architectural forms, which sweep, and are further developed by a series of sign and gate
monuments. At the corner of Hacienda and the East/West Connector is a significant gateway monument
consisting of a 16-foot high oval illuminated tower and a curving sloping wall. This is balanced by a
small public artwork, and project signage, which relates to a larger public artwork at the campus entry.
West of the comer are two sets of two 6 foot high oval illuminated towers and curving sloping walls,
which are smaller scale versions of the comer monument. These serve as a pedestrian entry and a
vehicular egress.
The entry to the site is through two 16-foot high illuminated gates, which are complimented by a feature
public artwork and project signage. The parking lots are divided into outdoor rooms by using hedgerows
and tree rows spaced no greater than 4 or 5 parking bays, as well as by the undulating nature of the site
layout.
At the center of the campus is a great open garden space, rather than hide this space from the public view,
the project opens this space visually to the East/West Connector, in a sense, this allows the passerby to
experience the entire campus. At the end of this garden space is the commons building, which contains
the campus cafeteria, and fitness center.
Approaching the Commerce One site from Interstate 580, the proposed perimeter landscape for the site is
designed to match the existing landscape on the East side of Hacienda Drive and the existing 580 east on-
ramp.
The comer of Hacienda Drive and the East/West Connector is the gateway to this planning area, a raised
planter with accent color planting and a backdrop of Poplar trees and a concrete metal gateway with
decorative lighting and signage is proposed. A double row of London Plane Trees planted 30' on center
will be planted along the East/West Connector. Beneath these trees a ground plane of lawn and
groundcovers separated by gravel bands is proposed. The gravel bands continue as decorative bands in
the colored concrete sidewalk. A formal hedge located adjacent to the interior parking areas screens cars
from the exterior of the site.
The vehicular entry and colored concrete pedestrian walkway from the Northeast parking area are
accented with concrete and metal gateways with decorative lighting and accent planting. Additionally,
special paving is incorporated at the vehicular entry. At the main vehicular entry, public art is featured in
one of the two raised planters with a backdrop of a metal gateway with decorative lighting and signage.
This landscape continues along the East/West Connector to Arnold Road where an additional minor
public art feature is located similar to the one at the comer of Hacienda Road and the East/West
Connector. Coast Live Oaks are proposed along Arnold Road. Crape Myrtles will colorfully note
entrances into the site. All utilities and service areas will be screened with Evergreen Plant materials,
Redwoods are planted along the parking garage and adjacent to buildings 3 and 4 for screening. Also in
the courtyard, a lawn area will provide a cool comfortable place for people to enjoy.
Grading and Utilities
As part of project development, the site ~vould be cleared and graded to accommodate the proposed
buildings, parking lots, pedestrian walkways and related improvements and to assure appropriate site
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drainage. It is estimated that cut and fitl would balance on the site, meaning that no earthem material
would need to be imported to or exported from the site. Underground utilities, including sewer, water,
reclaimed water, storm drain lines, natural gas, telephone, fiber optic and electrical, would be extended to
the site from adjoining streets. Adjacent streets would be constructed to full ~vidth per the Eastern Dublin
Specific Plan/General Plan. Staff and DSRSD representatives have reviewed the preliminary grading and
utility plans and find they comply with City and DSRSD standards.
$ignage
The Master Sign Program for the Commerce One will be approved by the Community Development
Director at a later date.
Parcel Map
The applicant must complete a parcel map to subdivide the block bordered by Dublin Boulevard,
Hacienda Drive, 1-580 and Arnold Drive to create the Commerce One parcel. To date the applicant has
not completed the Parcel Map, which must be completed before the Zoning and Site Plan approvals
become effective. Conditions requiring this Parcel Map approval are identified in the Development Plan.
Development Agreement
The applicant is presently working on this agreement with the City and Alameda County Surplus Property
Authority. It is expected that this Development Agreement will be on the January 9, 2001 Planning
Commission Agenda.
ENVIRONMENTAL REVIEW
The proposed Planned Development/Rezoning/Development Plan, Site Development Review,
Development Agreement and proposed Tentative Parcel Map are within the Dublin General Plan Eastern
Extended Planning Area and the Eastern Dublin Specific Plan, which was the subject of an Environmental
Impact Report, certified by the City of Dublin in 1993 (EIR Addenda were approved on May 4, 1993 and
August 22, 1994). The General Plan/Specific Plan is a Program EIR, which anticipated several subsequent
actions, related to future development in Eastern Dublin. The EIR identified a number of impacts from
implementation of the General Plan/Specific Plan that were not able to be mitigated. Upon certification of
the EIR, the City adopted a Statement of Overriding Considerations for several impacts, some of which
relate to this project. The City also adopted a Mitigation Monitoring Program, which included measures
intended to reduce from development in eastern Dublin. These measures apply to project approvals and
actions at various stages of the development process and will be applied to the project as applicable. The
timing of these mitigation measures is indicated in the City's EIR mitigation monitoring matrix (City
Council Resolution No. 53-93).
An Initial Study was prepared for the Commerce One project to determine if additional impacts would
occur as a result of this project. The Initial Study identified no environmental issues.
As a result of the review of the certified EIR and addenda, and the preparation of the Initial Study, it has
been determined that with the implementation of Mitigation Measures previously adopted for the Program
EIR and with site-specific Mitigation Measures contained in the Initial Study, potential site-specific
impacts of the project would be reduced to a level of insignificance and the proposed Commerce One
project will not have a significant effect on the environment.
This project is within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for
which a Program EIR was certified (SCH 91103064). A Mitigated Negative Declaration (SCH
86082092) has been approved for the Santa Rita Specific Plan Amendment of which this project is a part.
That Mitigated Negative Declaration together with the Program EIR adequately describes the total project
for the purposes of CEQA.
OTHER AGENCY/DEPARTMENT REVIEW
The proposed project has been reviewed by the Building Department, the Public Works Department,
Police Services and Alameda County Fire Department. The concerns raised are addressed in the
conditions of approval for the Site Development Review permits as outlined in the draft Resolution
(Attachment 2).
The draft Resolution (Attachment 2) consists of conditions of approval that are recommended by Staff to
ensure that: (1) City standards are maintained; (2) policies and standards by certain outside agencies are
met; (3) site specific compatibility and design issues are addressed; and (4) Mitigation Measures of the
Program EIR are fulfilled.
CONCLUSIONS
The project, as conditioned, including the Planned Development Rezone/Development Plan is consistent
with the Eastern Dublin Specific Plan/General Plan (as amended) and the City of Dublin Zoning
Ordinance. The proposed office complex has adequate access, parking, loading, setbacks and is
compatible with other lands uses in the immediate vicinity as well as transportation and services in the
vicinity.
RECOMMENDATION
Staff recommends the Planning Commission hear Staff's presentation, open the Public Hearing, deliberate
and adopt the following resolutions:
Adopt Resolution (Attachment 1) recommending City Council approval ora Planned
Development/Stage 1 & 2 Development Plan (with Development Plans attached as Exhibit A-1
and A-2).
2. Adopt Resolution (Attachment 2) approving a Site Development Review.
GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
EXISTING ZONING:
GENERAL PLAN
DESIGNATION:
Alameda County Surplus Property Authority
224 West Winton Avenue
Hayward, CA 94544
Brian Griggs
Commerce One
4440 Rosewood Dr.
Pleasanton, CA 94566
The East/West Connector and Hacienda Drive, Interstate 580 and
Arnold Road.
Campus Office
Campus Office
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PUBLIC NOTIFICATION:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was
also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the
City has received no contact or objections from surrounding property owners regarding the currem
proposal.
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RESOLUTION NO. 00-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A
PLANNED DEVELOPMENT (PD) REZONE / DEVELOPMENT PLAN
FOR PA 00-015 COMMERCE ONE CORPORATE HEADQUARTERS
WHEREAS, Commeme One has requested approval of a PD Rezone, and Site Development
Review to develop a corporate center including four office buildings and appurtenant structures
(780,000 square feet total), and
WHEREAS, the Applicant/Developer has submitted a complete application for a Planned
Development Rezone, including a Development Plan (Exhibits A-1 & A-2) as required by Section 8.32 of
the Zoning Ordinance which meets the requirements of said section, which is available and on file in the
Planning Department; and
WHEREAS, a Development Agreement will be approved for the project as required by the
Eastern Dublin Specific Plan and the Conditions of Approval for the Site Development Review; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Initial Study
was prepared and it was determined that the proposed project is within the scope of the Final
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan
which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993,
and August 22, 1994 (the "EIR"), and that no additional significant impacts are expected and no new
mitigation measures are needed; and
WHEREAS, the Planning Commission held a public hearing on said application on November
28, 2000; and
WHEREAS, proper notice of said public heating was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval
of the project; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning
Conunission does hereby make the following findings and determinations regarding said proposed
Planned Development Rezone:
1. The Planned Development Rezone is consistent with the general provisions, intent, and
purpose of the Prezoning and Eastern Dublin Specific Plan (as modified) which designates this area as
Planned Development / Campus Office (PD/CO), in that the project would result in development with the
land uses allowed by said designation, and will contribute towards implementation of said Plan; and
ATTACHMENT 1
2. The Planned Development Rezone is consistent with the general provisions, intent, and
purpose of the PD District Overlay Zone of the Zoning Ordinance. The Planned Development Rezone
will be appropriate for the subject property in terms of providing land use provisions which set forth the
purpose and applicable provisions of the Dublin Zoning Ordinance, range of perrnitted and conditionally
permitted uses, and Development Standards which will be compatible with existing and proposed
residential, business, and public uses in the immediate vicinity; and
3. The Planned Development Rezone is consistent with the general provisions, intent, and
purpose of the PD District Overlay Zone of the Zoning Ordinance in that it contains all information
required by Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A
through H, of the Zoning Ordinance; and
4. The Planned Development Rezone will provide an environment that will enhance
development of the Specific Plan A~ea; and
5. The Planned Development Rezone will provide efficient use of the land pursuant to the
Eastern Dublin Specific Plan according to the coordinated site plan and circulation system; and
6. The Planned Development Rezone will not have a substantial adverse effect on health or
safety or be substantially detrimental to the public welfare or be injurious to property or public
improvement as all applicable regulations will be satisfied; and
7. The Planned Development Rezone will not overburden public services as all agencies must
commit to the availability of public services prior to the issuance of building permits as required by the
Eastern Dublin Specific Plan policies and mitigation measures; and
8. The Planned Development Rezone and accompanying Site Development Review, will
create an attractive, efficient, and safe environment; and
9. The Planned Development Rezone will benefit the public necessity, convenience, and
general welfare by providing a Class "A" corporate office center at a prime location in the City; and
10. The Planned Development Rezone and accompanying Site Development Review will be
compatible with and enhance the general development of the area; and
11. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program will apply to the
Project, along with the conditions made a part of project approval, as the reporting and monitoring
program required by Public Resources Code Section 21081.6 for the Project.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
recommend that the City Council approve a Planned Development Rezone and Development Plan for
Commerce One Corporate Headquarters (PA 00-015), and Exhibits A-1 and A-2 which constitute
regulations for the use, improvement, and maintenance of the property. Except as specifically identified
otherwise in the approved Development Plan, development and operation of land use activities within this
Rezone shall be subject to the current City of Dublin Zoning Code.
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BE IT FURTHER RESOLVED THAT the approval of the PD Rezone/Development Plan
requires execution of an Development Agreement for this project, in accordance with the Eastern Dublin
Specific Plan.
PASSED, APPROVED AND ADOPTED this 12th day of December.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Community Development Director
DEVELOPMENT PLAN - COMMERCE ONE
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance of the Commerce One Corporate Headquarters project, located on the
northwest corner of Hacienda Drive and 1-580. This Development Plan meets all the
requirements for Stage 1 and Stage 2 review of the project.
This Development Plan is also represented by the Site, Landscape, Architectural
(floor and elevations) Plans sheets dated received November 30, 2000 labeled
Exhibit A-2 to the Ordinance approving this Development Plan (City Council
Ordinance No. 00- ), on file in the Planning Department. Thc Planned
Development District allows the flexibility needed to encourage innovative
development while ensuring that the goals, policies, and action programs of thc
General Plan, Downtown Dublin Specific Plan, and provisions of Section 8.32 of the
Zoning Ordinance are satisfied.
Intent. The intent of these Development Regulations and Design Guidelines is to
regulate site development and to promote flexibility-using site planning criteria
specifically for the "Commerce One Headquarters" site. These regulations are
intended to encourage innovative site and design solutions that will accommodate
office and related ancillary uses. The site development plan shall integrate the uses,
structures, parking, open space, workplace amenities, and site circulation to
accommodate a 24-hour integrated workplace environment typical of high-tech
industries. The architecture for all of the structures on site shall incorporate
consistent and recurring design elements in order to provide harmonious and
complementary buildings, which blend with each other and surrounding uses. The
project shall project the image of a cohesive planned business enviromnent.
Permitted Uses. The primary use within this Planned Development District shall
be business, administrative and professional offices and ancillary uses related
thereto. The intent of this District is to encourage the location of large-scale office
uses, corporate headquarters or similar higher intensity office users. The following
Principal Uses are permitted in this district:
A. Administrative and professional offices
B. Technology, data or computer center(s)
C. Training/conference center(s)/tele-marketing center(s)
D. Marketing/corporate visitor center(s)
E. Food service/fitness facilities for employees and guests/child care facilities
F. Cellular communication facilities, which do not exceed the allowable height,
limit of this district and are compatible with the structure on which they are
mounted.
G. Research and development laboratories and offices.
H. Parking structures
I. Support structures for back up generators and electrical equipment providing the
architecture is compatible with the architectural theme of the major buildings
EXHIBIT A-1
J. Heliport facilities for non-commercial use if approved by all other required
governmental authorities.
Conditional Uses. The following are Conditional Uses allowed in this district and
shall be permitted only if approved by the Planning Commission pursuant to the
City of Dublin Zoning Ordinance.
C.
D.
E.
F.
G.
H.
I.
Warehouse and Light Manufacturing (with associated office use)
Light manufacturing and processing that produce no noxious odors,
hazardous materials or excessive noise
Broadcasting station or studio, excluding sending or receiving tower
Cellular communications facilities which exceed the allowable height limit
of this district
Community, religious and charitable institutional facilities (excluding
business offices)
In-patient and outpatient health facilities as licensed by the State
Department of Health Services
Public facilities and uses (excluding offices)
Retail commercial establishments to serve site users
Eating and drinking establishments
Dublin Zoning Ordinance-Applicable Requirements: Except as specifically
modified by the provisions of this PD District Rezone/Development Plan, all
applicable general requirements and procedures of the Dublin Zoning Ordinance
shall be applied to the land uses designated in this PD District Rezone.
Site Plan & Architecture: See attached site and elevation plans contained in
Exhibit A-2, Development Plan. This Development Plan applies to an
approximately 27.44 net acre site shown on this plan on the northwest comer of
Hacienda Drive in the Eastern Dublin Specific Plan area. Any modifications to the
project shall be substantially consistent with these plans and of equal or superior
materials and design quality.
Density: The maximum square footage of the proposed development under this
Development Plan (as shown on the site plan) is as follows: 27.44 acres net (30.4
gross) 780,000 square feet total building area in five buildings.
Phasing Plan. The project will be constructed in no more than 3 phases.
Landscape Plan. Refer to attached landscaping plan included in Exhibit A-2,
Development Plan.
Development Regulations. Development regulations for this district are intended
to accommodate the uses allowed in this district. Minor amendments to this
Planned Development may be approved pursuant to Chapter 8.32.080 of the City's
Zoning Ordinance:
A. Minimum building site: 10,000 sf
Maximum development:
1. Site Area (gross)
2. Building Net Floor Ama:
3. Floor to Area Ratio (FAR)
4. Accessory Buildings:
5. Footprint Coverage:
Office Buildings:
Special Use/Pavilions:
Parking Structures
Total Footprint Percentage:
+/- 27.44 ac. or 1,195,286 sf
780,000 si'***
.65
Not to Exceed 20,000 sf'***
12.8%
.1%
5.1%
18.0%
***Accessory Buildings are any freestanding or attached structures which
are used specifically and solely by the occupants of the Development for
non-office uses such as a cafeteria, fitness center, conference center, or
visitors center. Accessory Buildings shall not be included in the Maximum
Building Net Floor Area.
Minimum site & architectural setbacks: The minimum setbacks from the
right of way line for buildings, accessory structures, parking areas,
driveways, and loading areas shall be as follows:
2.
3.
4.
5.
6.
Along East-West Connector:
Along Arnold Road:
Along Hacienda Drive:
Along 580 property line:
Between buildings:
Loading Areas:
Parking Structure Setback:
Accessory Structures:
Parking & Drive Setbacks:
Maximum Height of Buildings:
Office Buildings:
Parking Structure:
20 feet
15 feet
15 feet
10 feet
20 feet
50 feet from any pubhc street and
screened
20 feet from Arnold Road and 75'
from the "East/West Connector"
Road
50 feet from any public street and
screened
10 feet along Highway 580 property
line
15 feet at all other public streets
Up to 6 stories, or one hundred ten feet (110') feet
above finished grade measured to the highest point
of the major roof parapet. Roof screens or signature
elements may not extend above that point.
The greater of(a) 5 levels or (b) sixty (60) feet
above finished grade measured to the highest point
of the top-level handrails. Light poles, etc.
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(including, specifically, a helipad) may extend
above the height limit.
Parking and Loading: Parking for motor vehicles and bicycles and loading
shall be provided for the uses proposed in this district. The spaces are
sized as follows:
Garage: 8'6" x 17' with 24' wide
aisle. Structure columns may intrude into the
required stall width if car doors can open and if the
columns are set back from the drive aisle.
Surface Compact: 8'0" x 17' with 26' wide aisle
Surface Standard: 9'0" x 18' with 26' wide aisle (employee parking)
Surface Visitor Stalls: 8'6" x 20' with 26' wide aisle
Compact Stalls:
Loop Road:
35% compacts shall be allowed for the
Development
A loop road separating the general surface parking
from the building area shall be 24' wide where no
parking spaces utilize it for backup, and 26' wide
where it is utilized for backup.
Minimum parking ratios (parking spaces per square feet of net rentable
building floor area) shall be in accordance with Section 8.76.080, D
(office) of the City of Dublin Zoning Ordinance unless modified by this
Agreement. Building area devoted to uses such as a cafeteria, kitchen,
fitness center, company store, corporate visitor center, etc. shall not be
included in the calculation of total rentable area and therefore do not
contribute to the parking requirement.
1. Shared parking: Individual sites within the Commerce One
Headquarters Site shall be eligible for shared parking as specified
in the Zoning Ordinance: Section 8.76.050 F.
2. Short-term parking for delivery vehicles: The primary location for
short term parking for delivery vehicles, such as Federal Express
and UPS, etc., shall be provided at one central location on the site
or at one central location per building. This area shall be of a
sufficient size to accommodate a standard delivery vehicle without
impeding pedestrian or vehicular traffic flow. This area shall not
be within any dedicated travel or fire lane.
3. All required parking should be provided on-site. As noted
elsewhere in these regulations, parking structures shall be located
toward the northerly and westerly boundaries of the site with
setbacks as noted from primary streets.
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4. Conditionally permitted or land uses not specifically referenced in
Chapter 8.76 of the Dublin Zoning Ordinance, generating a certain
parking demand, may be required to provide a parking study to
justify parking demand. The findings of the study shall be
implemented through the adequate provision of parking stalls or
other means including Transportation System Management (TSM)
programs.
5. Parking:
a. Parking spaces provided for each phase must satisfy the
standard based upon the building area constructed with each
phase.
b. Building area for uses serving employees of the office
structures such as a cafeteria, fitness center, data center, may
be exempt from the requirement for additional parking.
c. Required parking may be reduced after completion of the final
phase based on Chapter 8.76.050 E. of the City's Parking
Ordinance (Parking Reductions for an Individual Use).
6. Parking Structures:
Attempts shall be made to locate parking structures as far as
possible from adjacent primary streets. Architectural
embellishments shall be utilized to reduce the visual presence of
the parking structure and to harmonize with the adjacent buildings.
Motorcycle Parking: Areas shall be provided for motorcycle parking and
shall be distributed around the site. This area shall be separated from
vehicular and pedestrian traffic and shall be provided at a ratio of not to
exceedl motorcycle-parking stall for each 40 automobile parking spaces.
A motorcycle stall shall be a minimum size of not less than 3 feet by 6
feet.
Business and Other Signs: Business and other signs are permitted subject
to the City of Dublin Sign Ordinance. A Master Sign Program shall be
submitted for City review as part of the Site Development Review process.
Signs shall be designed and integral with the architectural them of each
building and will be considered in conjunction with the Master Sign
Program for height, size, location and design continuity.
Environmental Effects: No uses shall be permitted in this district which
are characterized by noise, vibrations or other environmental effects
specified in the performance standards for this district as set forth in the
City of Dublin Zoning Ordinance.
Interior Uses: All Principal Uses in this District and all fabricating,
processing or repair uses accessory thereto shall be conducted within a
building pursuant to the regulations specified in the City of Dublin Zoning
Ordinance.
10.
J. Maintenance: The maintenance of all parking, loading, landscaping and
internal circulation areas shall be a continuing obligation of the property
owner, pursuant to Covenants, Conditions and Restrictions expressly for
the Commerce One Headquarters site. (CC & R'S) approved by the City.
K. Site Development Review: Any structure, parking area, landscaping,
lighting and signage shall be subject to Site Development Review
(Chapter 8.104 of the City of Dublin Zoning Ordinance) and these
guidelines.
Design Guidelines
A. Site Development Review: Site development for the Commerce One
Headquarters site shall be governed by the following Design Guidelines
and the Zoning Ordinance of the City of Dublin. The Site Development
Review Application for this site shall address the requirements set forth in
the City of Dublin Zoning Ordinance and shall provide additional
explanatory text and graphics addressing the following topics:
1. Statement of the site development concept, which defines an
attractive and harmonious development theme for site planning,
architecture and landscape architecture;
2. Site development plan, including calculations of percent coverage
by type of use;
3. Pedestrian Circulation: An on-site pedestrian circulation plan shall
be prepared and submitted at the time of Site Development
Review. This plan will include transitions from public rights of
way to private walkways. Connections between buildings and
~valkways encircling buildings shall be emphasized, which limit or
eliminate the need to cross any vehicular drive aisle.
In instances where pedestrian walkways and motorized vehicles
intersect, a change in pavement material or treatment shall be
utilized.
This pedestrian circulation plan shall emphasize connections
between the public sidewalks and sites in both east-west and north-
south directions.
4. Architectural plans, sections and elevations;
5. Circulation plan for automobiles, parking, motorcycles, trucks,
truck loading spaces, pedestrians and bicycles, including curb radii
and truck maneuvering templates;
6. Landscape Master Plan, including a description of all landscape
materials, such as plants, furniture and fencing; their arrangement
and a preliminary and conceptual irrigation plan; and a calculation
of percent coverage by type of landscaped area;
7. Grading and Utility Plans;
8. Lighting Master Plan, including a description of the location and
types of fixtures;
9. Master Sign Program, including the specifications for each type of
sign (when approved).
10. A Development Schedule showing the anticipated date of
commencement of construction and occupancy dates.
Site Design: Site design is to establish the character, form and aesthetic
features that contribute to the creation of a development that is in harmony
internally and with its setting and in conformance with standard conditions
of approval and policies of the City of Dublin where applicable.
1. Wherever possible, buildings should be sited in relation to each
other to create a system of semi-enclosed and usable outdoor areas.
2. Buildings should be located so that the buildings and landscaped
areas, not parking areas, create the dominant positive impression of
site character from the surrounding streets.
3. Setback variations among buildings along a street are required. No
two neighboring buildings shall have the same setback for more
than 40% of their frontages.
Exceptions to the stated setback requirements are:
a. Architectural projections (such as eaves, columns or
arcades) may encroach not more than forty (40) percent
into the setback.
b. Freestanding signage as defined in the Master Signage
Program.
c. As set forth in IV(c) above.
All setbacks shall be landscaped.
Major vehicular access points shall be oriented to attractive
features of buildings or open space.
Signature Statement: Each site, individually or the entire site if it is
developed under a comprehensive plan, shall incorporate a
signature statement, which visually identifies this property. (See
"Open Space Landscaping, Circulation and Architectural Design"
below).
The intent of this requirement is to create a visual presence of this
development, which defines the style of the project and
differentiates the Commerce One Headquarters Site from similar
developments. Unique landscape elements, such as fountains,
water features, entry gardens, street furniture, etc., are to be
incorporated within the site's overall signature element.
7
8. The site shall be designed to institute State Regional Water Quality
Control Board Best Management Practices for storm drainage. All
parts of the site, including building pads, parking, loading, access
driveways and maneuvering areas shall be graded and well-drained
and shall be maintained at all times. Drainage outlets shall include
a sign reading "No Dumping/Flows into the Bay".
9. Trash/Recycling Enclosures: There may either be a central
enclosure or each building shall provide adequate and accessible
interior or exterior enclosures for trash and recycling facilities.
Exterior facilities shall be entirely enclosed by a solid fence or wall
and opaque gate no less than six feet in height and shall not be
located near any pedestrian access points or outdoor usable open
space areas. A roof structure acceptable to the Fire Department
shall be used for additional screening from 2 or more story
structures and to prevent winds from blowing refuse deposited in
these enclosures.
10. Location of Parking Structures: Parking structures should be
located as close as possible to Arnold Drive to facilitate access to
the structure from Arnold Drive.
11. Parking Structures: Parking structures shall be located as close as
practical to the northwesterly comer of the site (see IV,E, 6 above).
Open Space and Landscaping: A minimum of twenty percent (20%) of the
gross site area shall be provided in open space. Open space shall include
landscaping in entries, plazas/courtyards, parking areas, front and side
yard setbacks and other similar uses, wherein up to ten percent (10%) may
be in the parking areas. Up to 2 feet of boundary landscaping (front
bumper overhang) may be counted as "parking area landscaping".
1. A common landscape theme and common palette of landscape
materials shall be used throughout the site.
2. All landscaped areas shall be continuously maintained.
3. Landscape design and maintenance should respond to prevailing
water conservation policies and be compatible with recycled water.
The majority of the plant materials shall be well suited to the
climate of the region and shall require minimum water.
4. Plazas/Courtyard Areas: Landscaped areas shall be provided in the
interior of the site to create comfortable and usable outdoor areas
that integrate hardscape and softscape. Planting, special paving
and other landscaping materials should be selected to maximize
enjoyment of the outdoor area, given climatic considerations.
Each site, individually or the entire site, shall incorporate exterior
Courtyard/Plaza areas as a means of delineating the pedestrian
entries to the buildings and on the interior of the grouped buildings
to allow for passive uses, such as eating areas, etc. The scale of
these areas should be pedestrian-~endly and attractive to
encourage use.
Pedestrian Walkways: Walkways internal to the site shall be
distinguished with special paving. All ~valkways shall be a
minimum of four (4) feet in width. Adjacent to parking areas, a
minimum of four (4) feet clear distance shall be maintained for
walkways between the car overhang and the opposite edge of the
walkway. (See "Pedestrian Circulation" above)
Parking Areas: These standards regulate the provision of oft-street
parking spaces for the automobiles of tenants of the premises and
for their clients, customers, employees and visitors. All parking
will be required to remain accessible for these purposes
continuously. The number and dimension of parking stalls shall be
governed by the City of Dublin Zoning Ordinance. Each
unenclosed parking facility shall include a perimeter landscaped
strip, landscaped islands and tree planters.
a. The landscape strips shall be:
(1) 10 feet between the parking area and building
window walls.
(2) 10 feet between the parking area and other building
walls except in areas designated for truck docking,
maneuvering and parking.
(3) The landscaped strip bet~veen the parking area and
the property line along a public right of way may
include a shrub wall.
(4) At entries, sidewalks shall be incorporated into the
landscaped strip. A minimum of four (4) feet clear
~vidth shall be maintained for any sidewalk.
b. A minimum of one (1) parking lot tree shall be planted for
every four (4) adjacent parking spaces. For the parking
adjacent to the East and South boundaries of the Development,
the minimum shall be one (1) parking lot tree shall be planted
for every six (6) adjacent parking spaces. Trees shall be
distributed throughout the parking area, shall be of a variety
that offers a shade canopy when mature and shall be a
minimum 15-gallon size when planted. Tree planters shall
have at least standard six-inch curbs on all sides and shall have
good surface drainage. Trees shall be planted as part of the
construction process for the parking area. Diagonal tree well
squares used between rows of parking shall measure a
minimum of 4 1/2 feet by 4 1/2 feet for each outside edge or 6
feet on both diagonals. The design standards established in the
9
Dublin Parking Ordinance shall not be applied to cars located
within the parking structure.
7. Parking Structures: Where parking structures are utilized, they
shall be screened with landscaping and the required tree count per
parking stall, as required in the Dublin Parking Ordinance, may be
reduced by as much as 50% with the required trees being placed
around the perimeter of the structure.
8. Signature Statement: In conjunction with the site design and
architectural design of the project, a Landscape/Open Space
Statement shall be incorporated. Visual identity to the Commerce
One Headquarters Site as a unique property shall be created.
Unique landscape elements, such as fountains, water features,
entry gardens, street furniture, etc., are to be incorporated within
the site's overall signature element.
Circulation: Access and on-site circulation should allow the movement of
vehicles, bicycles and pedestrians in a safe, efficient and logical manner.
1. Entryways: Attractive entryways shall be provided to individual
parcels for vehicles and pedestrians.
a. Parcel entries should be oriented toward internal or external
open space, landscape or architectural features.
b. Access drives shall be located to orient visitors to the
building entries, wherever feasible.
c. Access drives shall be designed with adjacent lots to
provide sufficient automobile stacking during peak periods
of use.
d. Distinctive landscape materials and focal elements shall be
used at each majority entry.
e. A pedestrian walkway shall link each frontage with a
public sidewalk and on-site pedestrian circulation routes.
2. Driveways: Vehicular circulation routes within the site should
provide efficient means of moving goods or passengers while
avoiding long, unbroken drives or aisles in parking areas to
discourage speeding and through-traffic.
3. Signature Statement: Vehicular circulation can encompass both
landscape and pavement alternatives to create an identity unique to
a particular site. Items such as embellished pavement,
roundabouts, etc., which serve to channel and direct traffic, shall
be utilized.
Architectural Design: An overall architectural theme is to be established
for the entire site. Through architectural design, a signature statement can
be created to define the Commerce One Headquarters Site and make it
10
visually unique to similar projects in the vicinity. Utilizing architectural
building materials and architectural design techniques, the Commerce One
Headquarters Site will project a statement to define this site. The
architectural design elements shall coordinate with vehicular and
pedestrian signature elements, as well as the landscaping and open space
signature feature.
1. The front, side, and rear facades of buildings shall be designed to
provide visual interest to pedestrians and motorists. Front and side
building facades shall include sufficient articulation to prevent
long, horizontal elements and uninterrupted walls.
2. The design of windows, reveals, parapets and other architectural
features should promote a visually stimulating and coherent
architectural theme. Long stretches of windows shall be broken up
by perpendicular elements, such as building wall, trellises or
latticework.
3. Entries: Distinctive materials shall be used in the design of entry
areas to highlight these areas.
4. Distinctive rooflines shall be introduced at building entries.
Rooftop mechanical equipment shall be screened from view.
5. Truck docking areas may be designed as a part of the overall
architectural design for a building(s), such that the view of these
areas shall be screened to the maximum extent feasible from street
views or otherwise architecturally treated to resemble the side or
front of the same building.
6. Outdoor Enclosures: Outdoor Equipment enclosures will be
allowed as required, but shall be designed to accentuate and blend
with the other structures on site.
Lighting and Street Furniture: Lighting shall conform with the City of
Dublin standards. Both light standards and street furniture shall establish
an architectural style, which mirrors and complements the building
architecture.
1. Pedestrian walkways, entry areas, courtyards and plazas should be
lighted to provide a sense of personal safety for pedestrians and to
minimize shadows.
2. Interior private streets, driveways and parking areas shall be
lighted with 20-30 foot high fixtures of a consistent character and
quality and shall meet at least the City's minimum foot-candle
lighting standards for public streets.
All lighting shall be shielded in a manner that prevents visibility of
the light source and that minimizes glare and light spillover beyond
the perimeter of the development.
11
11.
Signage: A clear, hierarchically organized system of signage shall be
provided to orient users to various destinations. All signs are to conform
to the City of Dubtin Sign Ordinance and are to be ora uniform style
throughout the site. The signage elements shall complement the site
architectural theme. A Master Sign Program for the site is required in
accordance with Section 8.84.130 of the City of Dublin Zoning Ordinance.
Utilities: Pad mounted transformers, water mains and other utilities shall
be located and screened to minimize visibility. No structures other than
fencing and landscaping shall be located within any portion of the public
utility easement unless authorized subject to an encroachment permit.
Compliance with related Planning Approvals: This Development Plan shall not
be in effect until the final approval ora parcel map creating the Commerce One site.
The Applicant/Developer shall also comply with all the related Site Development
Review conditions of approval for PA 00-015.
12
RESOLUTION NO. 00 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR PA 00-015 COMMERCE ONE
CORPORATE HEADQUARTERS FACILITY
WHEREAS, Commerce One has requested approval of a Site Development Revie~v consisting of four
separate office buildings, a ancillary "commons" building, a parking garage, surface parking, landscaping
and related improvements on approximately 30 acres of land in the Eastern Dublin Specific Plan area at the
northwest comer of Hacienda Drive and Interstate 580; and
WHEREAS, a completed application for each of the requested actions is available and on file in the
Dublin Planning Department; and
WHEREAS, a Program Environmental Impact Report was prepared for the Eastern Dublin Specific
Plan/General Plan (SCH 911036040 and certified by the City Council on May 10, 1993, by Resolution No.
51-93, and two Addenda dated May 4, 1993 and August 22, 1994 have been prepared and adopted by the
City Council and are hereby incorporated by reference; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing
Guidelines, an Initial Study has been prepared to assess the impacts of the proposed project. Based on the
Initial Study, a Mitigated Negative Declaration has been prepared and recommended for adoption to the City
Council. The Initial Study is on file in the Dublin Planning Department. The project, with mitigation
measures incorporated into the project, will not have a significant effect on the environment; and
WHEREAS, a Development Plan has been submitted to the City as required by section 8.32 of the
Dublin Zoning Ordinance, and
WHEREAS, the Planning Commission did hold a public hearing on said applications on December 12,
2000; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval of the
Site Development Review subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
find make the following findings and determinations regarding said proposed Site Development Review:
The approval of this application (PA 00-015) is consistent with the intent and purpose of Section
8.104 (Site Development Review) of the Zoning Ordinance and design review requirements of the
Eastern Dublin Specific Plan.
The approval of this application, as conditioned, complies with the policies of the Eastern Dublin
Specific/General Plan and with proposed Planned Development Regulations for the site, which
will allow an office complex at this location.
ATTACHMENT 2
C. The approval of this application, as conditioned, is in conformance with regional transportation
growth management plans.
The approval of this application, as conditioned, is in the best interest of the public health, safety
and ~velfare, as the development is consistent with all laws and ordinances and implements the
Eastern Dublin Specific Plan/General Plan (as amended).
The proposed physical site development, including the intensity of development, site layout,
grading, utility connections, vehicular access circulation and parking, setbacks, height, public
safety and similar elements, as conditioned, has been designed to provide a desirable environment
for the development.
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 project approval to ensure compatibility of this
development with the development's design concept and the character of surrounding
development.
Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, inclusion of plazas, and provision for similar elements have been considered to ensure
visual relief and an attractive environment for the public.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT the Dublin Planning Commission
does hereby find that:
A. The Commerce One Site Development Review is consistent with the intent of applicable
subdivision regulations and related ordinances.
The design and improvements of the Commerce One Site Development Review is consistent with
the Eastern Dublin Specific Plan/General Plan polices as they relate to the subject property in that
it is a subdivision for implementation of an office project in an area designated for this type of
development.
The Commerce One Site Development Review is consistent with the Planned Development
approved as PA 00-015 for this project and is therefore consistent with the City of Dublin Zoning
Ordinance.
The project site is located adjacent to major roads, including E-W Boulevard, Arnold Road and
Hacienda Drive, on approximately 27.44 acres of land with relatively flat topography and is
therefore physically suitable for the type and intensity of office development proposed.
With the incorporation of environmental mitigation measures from the Eastern Dublin EIR and
specific plan study prepared for the Commerce One project, the design of the parcel map will not
cause environmental damage or substantially injure fish or wildlife of their habitat or cause public
health concerns.
The design of the subdivision will not conflict with easements, acquired by the public at large, or
access through or use of property within the proposed subdivision.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE City of Dublin Planning
Commission hereby conditionally approves the Site Development Review Application for PA 00-015 to
develop four office buildings on the Commerce One site as generally depicted by materials labeled Exhibit 1,
stamped "approved" and on file in the City of Dublin Planning Department. This approval shall conform
generally to: the Site Development Plan by Form 4 Architects, date stamp received November 30, 2000 by
the Department of Community Development, unless modified by the Conditions of Approval contained
below.
CONDITIONS OF APPROVAL
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 monitorin~ compliance with the Conditions of Approval: [PL]
Planning, {PO] Police, ([PW] Public Works, [ADM] administration, [FIN] Finance, [PCS] Parks and
Community Services. IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District,
[CO] Alameda County Flood Control and Water Conservation District Zone 7.
GENERAL CONDITIONS
Parcel Map 7233 Conditions of Approval. Applicant/Developer shall comply with the Conditions of
Approval for the Tentative Parcel Map No. 7233 PA-98-008. In the event of conflict between the
Tentative Parcel Map Conditions of Approval and these Conditions, these conditions shall prevail.
Responsible Agency: PL
When Required: Approval of Improvement Plans through completion
Standard Conditions of Approval. Applicant/Developer shall comply with all applicable City of
Dublin Standard Public Works Criteria (Attachment A). In the event of a conflict between the Public
Works Criteria and these Conditions, these Conditions shall prevail.
Responsible Agency: PL
When Required: Approval of Improvement Plans through completion
Development Agreement/Expiration. The approval of this office complex shall be predicated upon
and pursuant to the terms set forth in the Development Agreement to be approved by the City of
Dublin. 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. The
Development Agreement must be effective prior to issuance of building permits.
Responsible Agency: PL
When Required: Approval of Improvement Plans through completion
EIR. Applicant/Developer shall comply with all applicable action programs and mitigation measures
of the Eastern Dublin General Plan/Specific Plan, the Companion Final Environmental Impact Report
(EIR) that have not been made specific conditions of approval for the Commerce One project.
Responsible Agency: PL
When Required: Approval of improvement Plans through completion
Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit
issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services
District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, City Traffic
Impact fees, City Fire Impact fees; Noise Mitigation fees, lnclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any
other fees as noted in the Development Agreement. Unissued building permits subsequent to new or
revised fees shall be subject to recalculation and assessment of the fair share of the new or revised fees.
Responsible Agency:
When Required:
Various
Various times, but no later than Issuance of Building Permits
o
Required Permits. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance and
obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone
7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control
3
10.
11.
12.
13.
Board, State Water Quality Control Board, Etc.) and shall submit copies of the permits to the
Department of Public Works.
Responsible Agency: Various
When Required: Various times, but no later than Issuance of Building Permits
Building Codes and Ordinances. All project construction shall conform to all applicable building
codes and ordinances in effect at the time of issuance of a building permit.
Responsible Agency: Bldg.
When Required: Through Completion
Ordinances/General Plan. Applicant/Developer shall comply ~vith the City of Dublin Zoning
Ordinance, the City of Dublin General Plan and all applicable Specific Plans.
Responsible Agency: PL
When Required: Issuance of Building Permits and On-going
Action Programs/Mitigation Measures. Applicant/Developer shall comply with all applicable action
programs and mitigation measures of the Eastern Dublin Specific Plan Final Environmental Impact
Report (EIR) and addendum's that have not been made specific Conditions of Approval, which are in
effect at the time of issuance of a building permit.
Responsible Agency: PL
When Required: Approval of Improvement Plans through completion
Improvement Agreement/Plans. Applicant/Developer shall enter into an Improvement Agreement
with the City for all subdivision improvements prior to issuance of improvement permit. Complete
improvement plans, specifications, and calculations shall be submitted to, and approved by, the
Director of Public Works/City Engineer and other affected agencies having jurisdiction over public
improvements prior to execution of the Improvement Agreement. Improvement plans shall show the
existing on-site and off-site subdivision improvements and proposed improvements along the adjacent
public street and property that relate to the proposed improvements.
Responsible Agency: PW
When Required: Approval of Improvement Plans
Conditions of Approval. In submitting subsequent plans for review and approval, each set of plans
shall have attached an annotated copy of these Conditions of Approval and the Standard Public Works
Conditions of Approval. The 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 the annotated conditions and standards attached to each set of plans.
Applicant/Developer will be responsible for obtaining the approvals of all participating non-City
agencies.
Responsible Agency: PW, PL, Bldg.
When Required: Building Permit Issuance
Infrastructure. The location and siting of project specific wastewater, storm drain, recycled water, and
potable water system infrastructure shall be consistent with the resource management policies of the
Eastern Dublin Specific Plan.
Responsible Agency: PL, PW
When Required: Approval of Improvement Plans
Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid waste management
and recycling requirements.
Responsible Agency: ADM,
When Required: On-going
14.
Refuse Collection. The refuse collection service provider shall be consulted to ensure that adequate
space is provided to accommodate collection and sorting of petrucible solid waste as well as source-
separated recyclable materials generated by the residents ~vithin this project.
Responsible Agency: PL
When Required: Occupancy of Any Building
15.
Waiver of Right to Protest. Applicant/Developer waives any right to protest the inclusion of the
property or any portion of it in a Landscape and Lighting Assessment District or similar assessment
district, and further waives any right to protest the annual assessment for that District.
Responsible Agency: PL, ADM
Required By: Occupancy of Any Building
16.
Water Quality Requirements. All development shall meet the water quality requirements of the City
of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program.
Responsible Agency: PW, PL
Required By: Issuance of Grading Permit
17.
NPDES Permit. Pursuant to requirements of federal law, a NPDES permit shall be obtained from the
RWQCB, and any terms of the permit shall be implemented, if applicable.
Responsible Agency: PW
Required By: Finaling Building Permits
18.
Phase 1 and Phase 2 Environmental Assessment Studies. Applicant/Developer shall supply the
Director of Community Development and Public Works Department with a copy of the Developer's
Phase 1 and Phase 2 (only as required by Phase 1) environmental assessment studies. All remediation
required by those studies shall be implemented to the reasonable satisfaction of the Director of Public
Works prior to Improvement Plan approval.
Responsible Agency: PL, PW
Required By: Issuance of Grading Permit
19.
Removal of Obstructions. The Applicant/Developer shall remove all trees, including major root
systems, and other utility obstructions from building sites that are necessary for public improvements or
for public safety as directed by the Director of Public Works.
Responsible Agency: PW
Required By: Issuance of Grading Permit
20.
Rodenticides and Herbicides. The use ofrodenticides 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.
Responsible Agency: PL
Required By: Issuance of Grading Permit
21.
Kit Foxes. Should any Kit Foxes be discovered on the site, either during the Preconstruction Survey or
during project construction, the Applicant/Developer shall be responsible for complying with the Kit
Fox Protection Plan.
Responsible Agency: PL, PW
Required By: Issuance of Grading Permit
22.
Dust Control/Cleanup. Applicant/Developer shall ensure that areas undergoing grading and all other
construction activity are watered or other dust control measures are used to prevent dust problems as
conditions warrant or as directed by the Director of Public Works. Furthermore, Applicant/Developer
shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and
debris, and clean-up shall be made during the construction period as determined by the Director of
Public Works. In the event that the Applicant/Developer does not complete the clean-up within 48
5
23.
24.
25.
26.
hours of City's direction, the City has the option of performing the clean-up and charging the costs of
such clean-up to Applicant/Developer.
Responsible Agency: PW
Required By: Ongoing
Housing and Employment Monitoring System. Prior to opening for business, and within 15 business
days follo~ving receipt ora written request from the City, each business shall provide a list to the City
of the number, type and salary level of employees for the business in order for the City to implement
the required housing and employment monitoring system required by the Eastern Dublin Specific Plan.
OCC
Responsible Agency: FIN
Required By: OCC
Preconstruction Survey. Applicant/Developer shall comply with all Eastern Dublin Specific Plan EIR
mitigation measures for mitigating potentially significant plant and animal species impacts. Within 60
days prior to any habitat modification, Applicant/Developer shall submit a preconstruction survey,
prepared by a biologist (to be approved and hired by the City prior to commencement of the survey.)
Said survey shall examine whether any sensitive species exist on or adjacent to the site and, if any exist,
shall include recommended protection plans, including any modifications to site design, for those
sensitive species that may be discovered as a result of the survey. Applicant/Developer shall be
responsible for the cost of the survey and staff review of the survey. The significance of any discoveries
and adequacy of recommended protection measures shall be subject to the discretion of the Director of
Community Development. Said protection plans and measures shall occur at least 21 days prior to
anticipated habitat modification. Any updated surveys and/or studies that may be completed
subsequently shall be submitted to the Department of Community Development.
Responsible Agency: PL, PW
Required By: Issuance of Grading Permit
Public Street Lights. The Developer shall construct public streetlights and joint trench in accordance
with Pacific Gas and Electric and City of Dublin Standard plans and specifications in the extension of
E-W Boulevard, Hacienda Drive and Arnold Road. Applicant/Developer may propose an upgrade of
all streetlights to match the approved streetlights of neighboring Transit Center before construction.
All new streetlights shall be reviewed and approved by the Director of Public Works. The construction
documents shall be reviewed and approved prior to construction to the satisfaction of the Director of
Public Works.
Responsible Agency: PW
Required By: Occupancy of first building
Hold Harmless/Indemnification - 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 the Site Development Review to the extent such actions are brought within the time period
required by Government Code Section 66499.37 or other applicable law; provided, however, that the
Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full
cooperation in the defense of such actions or proceedings.
Responsible Agency: PL, ADM
Required By: Through completion of Improvements and Occupancy of the Last
Building
27.
Public Art. Any public art placed in the project shall conform with the requirements of the City of
Dublin Public Art Policy.
Responsible Agency: PL
Required By: On-going
DEDICATIONS AND IMPROVEMENTS
28.
Storm Drain Easement, Water Easement, Sewer Easement, Common Area Easement,
Ingress/Egress and Access Easement, Parking Easement, Emergency Vehicle Access Easement,
Pedestrian Access Easement and Public Service Easement Dedications. In the event that this site is
further subdivided Applicant/Developer shall dedicate Storm Drain Easements, Water Easements,
Sewer Easements, Common Area Easements, Ingress/Egress and Access Easements, Parking
Easements, Emergency Vehicle Access Easements, Pedestrian Access Easements and Public Service
Easements over the site parcel in favor of the other parcels located within this project as deemed
necessary by the Director of Public Works. The developer shall prepare CC&R's to reflect these
easements and shall be reviewed and approved by the Director of Public Works.
Responsible Agency: PW
Required By: Recordation of Final Map
30.
Public Utility Easements. Applicant/Developer shall provide Public Utility Easements per
requirements of the Director of Public Works and/or public utility companies as necessary to serve this
project with utility services and allow for vehicular and utility service access to those utilities.
Applicant/Developer shall dedicate a minimum 1 O-foot wide Public Service Easement (PSE) over joint
utility trench lines to the satisfaction of the Director of Public Works and the appropriate utility.
Responsible Agency: PW
Required By: Approval of Improvement Plans
31.
Abandonment of Easements and Right of Ways. Applicant/Developer or current landowner shall
obtain an abandonment from all applicable public agencies of existing easements and right-of-ways not
to be continued in use.
Responsible Agency: PW
Required By: Recordation of Final Parcel Map
32.
East West Boulevard. The Applicant / Developer shall prepare a parcel map dedicating to the City of
Dublin a public street shown on the site plans as East-West Boulevard from Hacienda Drive to Arnold
Road. The Right of way shall be a minimum of 110 feet wide to maximum 130 feet ~vide, shall contain
a six lane road and shall be in the lane geometrics and street configuration shown on the preliminary
plans labeled "Santa Rita Properties Conceptual Geometric Roadway Aligrmqent - The Boulevard West
"drawing prepared by Brain Kangas Foulk Engineers, dated December 8, 2000 and in conformance
with the project traffic report prepared by Omni Means Engineers and Planners dated December 8,
2000. Included in the dedication and improvements shall be a 12 foot wide by 350 foot long west
bound left turn lane, a 14 foot wide by 300 foot long west bound right turn lane, an 11 foot wide by 100
foot long east bound left turn lane in the intersection of main entrance to the site. At the intersection of
Arnold Road and this East West Boulevard in the west bound direction are two 10 feet wide by 300
foot long west bound left turn lanes, two 12 foot through lanes and a 14 foot wide dedicated right turn
lane. At the intersection of Hacienda Drive in the east bound direction shall be a 10 foot wide by 150
foot long left turn lane, two 11 foot wide and one 13 foot wide right turn lanes. The minimum median
width shall be 4 feet and the curb to right of way on both sides of the street shall be a minimum of 12
feet wide. Included in the street dedication is a 10' public utility and sidewalk easements adjacent to
and outside the right of way on both sides of the street. Prior to the approval of the final map, the
developer shall submit for review and approval detailed improvement plans and stripping plans of the
street for review and approval of the Director of Public Works. The street shall be built to the standard
plans and specifications of the City of Dublin to the satisfaction of the Director of Pubic Works.
Responsible Agency: PW
Required By: Recordation of Final Map
33.
34.
35.
36.
37.
38.
Dedication of Arnold Road. The Applicant / Developer shall dedicate to the City of Dublin and
improve the extention of Arnold Drive from Dublin Blvd. south to the northerly right of way of 1-580.
The right of way shall provide for four lanes of through traffic from the project west entrance north to
Dublin Boulevard and two lanes south to Altamirano Road and shall be in the street configuration and
lane geometry shown on the preliminary plans labeled "Santa Rita Properties Conceptual Geometric
Roadway Alignment - The Boulevard West" drawing prepared by Brain Kangas Foulk Engineers
dated December 8, 2000 and consistent with the Commerce One Traffic Report prepared by Omni
Means Engineers and Planners dated December 8, 2000. Prior approval of the final map the developer
shall submit for review and approval detailed improvement plans and striping plans of the street for
review and approval of the Director of Public Works. The street shall be built to the standards plans and
specifications of the City of Dublin to the satisfaction of the Director of Pubic Works. The plan line
shall demonstrate conformance with the above conditions, and shall include all pavement, sidewalk
improvements and channelization for the entire street.
Responsible Agency: PW
Required By: Recordation of Final Map
Traffic Signal Easements: The Applicant / Developer shall grant to the City of Dublin traffic Signal
easements at all driveway entrances with traffic signals on both sides of the street for the installation
and maintenance of a traffic signal detectors, boxes, conduit for a traffic signal located at entrances to
the site to the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Recordation of Final Map
Parcel Map. Applicant / Developer shall prepare a tentative and final parcel map subdividing existing
Parcel 4 of Parcel Map 7233 into at least two parcels. Included in this parcel map shall be the
dedication of Arnold Drive from Dublin Drive to the I-580 freeway northerly right of way, the East-
West Boulevard from Hacienda Drive ~'rom Arnold Road and any needed easements as specified in
these conditions of approval to the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Approval of site grading permit or street improvement plans
Storm Drain Easements. Applicant / Developer shall dedicate to the City a public storm drain
easements over the proposed 42" and 84" storm drain lines and structures draining through the project
site as shown on the preliminary utility plans of the Commerce One Site shown on plans dated Sept.
25,2000 prepared by Kier and Wright Civil Engineers and Land Surveyors, Inc. Granted with the
easement shall be access rights for City to enter the site to properly maintain and repair all needed
storm drain lines and structures.
Responsible Agency: PW
Required By: Approval of site grading permit
Drainage easement. Applicant / Developer shall dedicate to the City on the said parcel map a public
drainage easement across the southem boundary of the project as defined by approved hydraulic
calculations drainage easement for drainage of the 100 year storm water from the surrounding
development through the site to the existing culvert under the freeway to the satisfaction of the Director
of Public Works.
Responsible Agency: PW
Required By: Approval of Site grading permit
Temporary Easement. Applicant/Developer shall dedicate a temporary easement to DSRSD over the
existing fluoridation/Chloradation facility and pipes on the said parcel map to the satisfaction of
DSRSD and the Director of Public Works. The easement shall be temporary until such time that
DSRSD builds a permanent facility or the existing facility is no longer needed.
Responsible Agency: PW, DSRSD
Required By: Approval of Site improvements
39.
Public Utilities Easement. Applicant / Developer shall dedicate to the City a 10 foot wide Public
Utilities easement along public right of way of Arnold Drive and the East West Boulevard to the
satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Approval of Site improvements
40.
Emergency Access Easement. Applicant / Developer shall dedicate to the City of Dublin a Emergency
Access Easement the width of the access driveway (24') surrounding the buildings and the width of the
various driveway accesses to each of the surrounding streets to the site to the satisfaction of Alameda
County Fire Department and the Director of Public Works.
Responsible Agency: PW, ACFD
Required By: Approval of Site improvements
41.
Survey Monnmentation. The boundary of existing Parcel 4 of Parcel Map No. 7233 or any newly
created parcels within this existing parcel shall be survey monumented at the completion of
construction of any and all new public streets as specified by these conditions in accordance with City
specifications. In the event that neighboring development occurs before the adjacent street monument
are established the Applicant / Developer engineer or surveyor shall set and record temporary survey
control points along all new streets fronting the project to establish the boundary of new and
surrounding previous recorded parcel lines needed by a neighboring developer or by the Director of
Public Works. All new and temporary control lines shall be reviewed and approved by the Director of
Public Works and established by a licensed Professional Land Surveyor in California and constructed
in accordance with City guidelines to the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Issuance of grading permit of any neighboring Building
42.
Median and Parkway Improvements along E-W Boulevard, Hacienda Drive, and Arnold Road. If
not previously constructed by another developer, Applicant/Developer shall construct street parkway
improvements along project street frontage, including all curb, gutter, sidewalk, center landscaped
median, parkway landscaping, and street lighting along Arnold Road, E-W Boulevard, Hacienda Drive
and where the project development fronts these streets, in conformance with the plans approved for the
Site Development Review and to the satisfaction of the Director of Public Works. The applicant /
developer shall maintain and irrigate all landscaping and sidewalk in the public right way fronting the
project. The City of Dublin will maintain and irrigate all landscaping in the street medians. The
Developer shall install separate irrigation water meters for the landscaped medians and parkway
landscaping along the project frontage.
Responsible Agency: PW
Required By: Occupancy of Any Building
IMPROVEMENTS
43.
Decorative Paving. Applicant/Developer shall not construct decorative pavement within City right-of-
way unless otherwise approved by the Director of Public Works. The type of decorative pavers and
pavement section shall be subject to review and approval by the Director of Public Works. Decorative
pavement across entrances to all private drives shall be constructed to the satisfaction of the Director of
Public Works.
Responsible Agency: PW
Required By: Occupancy of Any Building
44.
Decorative Paving Plan. Where decorative paving is installed, a Decorative Paving Detail shall be
prepared to the satisfaction of the Director of Public Works. Pre-formed traffic signal loops shall be
used under the decorative paving. Where possible, irrigation laterals shall not be placed under the
decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and
lighting maintenance assessment district or other funding mechanism acceptable to the Director of
Community Development.
Responsible Agency: PW, ADM
Required By: Approval of Improvement Plans
45.
Fire/Emergency Access. Applicant/Developer shall provide adequate access for fire and other
emergency vehicles per Alameda County Fire Department (ACFD) standard 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 alt buildings. The Developer shall provide adequate access for fire and
other emergency vehicles per Alameda County Fire Department (ACFD) standard 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.
Responsible Agency: PW, F
Required By: Issuance of Grading Permit and Building Permit
46.
Pedestrian Path. Applicant/Developer shall be responsible for the construction of an internal site
pedestrian path system, a minimum of 5' in width, along the main driveway entrance from Arnold
Road and E-W Boulevard to the closest building, to the satisfaction of the Director of Public Works.
Responsible Agency: PL, PW
Required By: Occupancy of first building
47.
Sidewalks. Applicant/Developer shall construct a minimum six-foot wide sidewalk along the project
frontage along Hacienda Drive and Arnold Road to match Santa Rita streetscape plans standard
sections of improved said streets and layout approved by the Director of Public Works. An 8-foot wide
sidewalk shall be installed on E-W Boulevard along project frontage in accordance with City road
street landscape standards to the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of Any Building
48.
Bus Stop. Applicant / Developer shall construct a bus stop and shelter if required for the project on the
location designated and approved by the LAVTA and the Director of Public Works. Bus stop may
require special designated turnout and loading area in accordance with LAVTA and City standard plans
and be constructed to the satisfaction of the Director of Public Works. The location of any temporary
and permanent bus stops shall be shown on the detailed improvement plans of the street and site.
Responsible Agency: PW
Required By: Approval of Improvement Plans
49.
Bicycle Parking. The applicant / Developer shall provide and construct Bicycle parking for each
building relatively close to each entrance to each the office buildings. Type, number, size and location
of bicycle parking shall be reviewed and approved by the Director of Community Development and the
Director of Public Works.
Responsible Agency: PW, PS
Required By: Approval of Improvement Plans
50.
Parking. The Applicant / Developer shall construct all parking spaces with a double striped 4" wide
stripes approximately 2 feet apart as shown on the "Typical Parking Striping Detail: available in the
Planning Department. Handicapped, loading areas and compact parking spaces shall be appropriately
identified on the pavement or curb. Visitor and employee parking shall be designed by appropriate
signage by the Community Development Director. The developer shall also construct a minimum of
10
one-foot wide sidewalk from face of curb adjacent to parking stalls adjacent to landscaped areas ~vhere
the doorway of care opens to landscaped areas. All parking lot striping, pedestrian access and drive
aisles shall be shown on the improvement plans and approved by the Director of Public Works and
Community Development Director.
Responsible Agency: PW,PL
Required By: Approval of Improvement Plans
51.
ADA Requirements/Handicap Ramps. Applicant / Developer shall install handicap ramps at all
sidewalks surrounding the site and comply with all current State ADA requirements and City of
Dublin Standards to the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Approval of Improvements
53.
Site Drainage and Erosion Control Plan. Applicant/Developer shall design and construct the project
site shall drain in accordance with City of Dublin Grading Ordinance and State Regional Water Quality
Control standards. A Site Drainage and Erosion Control Plan and "Best Management Practices" erosion
control measures must be reviewed and approved by the Public Works Department prior to approval of
improvement plans.
Responsible Agency: PW
Required By: Approval of Improvement Plans
54.
Erosion Control. Applicant/Developer shall install erosion control devices in adjacent parcels of said
parcel map in accordance with the Regional Water Quality Control Act.
Responsible Agency: PW
Required By: During site grading
55.
Site Drainage. The Developer shall grade the project in accordance with the City of Dublin Grading
Ordinance and State Regional Water Quality Control standards and details. Each lot shall drain in
accordance with the City of Dublin Grading Ordinance and State Regional Water Quality Control
Board requirements, and approved by the Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of first building
56.
Eastern Dublin Drainage Master Plan Study. If needed by this project, Applicant/Developer shall
update the master storm drain analysis of the Santa Rita Property to the satisfaction of the Director of
Public Works and as originally addressed in the Santa Rita Drainage Master Plan Study prepared by
Brian Kangas Foulk, dated October 1998.
Responsible Agency: PW
Required By: Approval of site improvement plans.
57.
Lot Drainage. Drainage shall be in accordance with the criteria established in the Standard Public
Works Criteria attached hereto as Attachment "A". The Developer shall demonstrate to the Director of
Public Works that the elevations of proposed building finished floors on this project are a minimum of
one foot above the 100-year storm event. All grading improvement plans shall be reviewed and
approved by the Director of Public Works prior to start of any grading.
Responsible Agency: PW
Required By: Issuance of Grading Permit
58.
Lot Drainage Study. The Applicant/Developer shall modify the drainage study for Parcel 4 of Parcel
Map 7233 to conform to future development to the satisfaction of the Director of Public Works. In the
event that the FEMA flood elevation is changed or the proposed improvement causes a change in the
FEMA flood maps for the site, the Applicant / Developer shall prepare and file a letter of map revision
with FEMA documenting the change in flood waters over the site.
Responsible Agency: PW
Required By: Occupancy of Building
11
59.
Storm Drainage. Applicant/Developer shall construct enclosed underground storm drainage structure
at the southwesterly comer of the project site in the southwest entrance of Arnold Road/Altamarino
Road. This structure will converge the drainage flows from the 42" storm drain line from E-W
Boulevard, the 84 inch line from Arnold Road and 84" from Hacienda Drive storm drain systems to
the existing CalTrans culvert. This structure shall be connected to the existing CalTrans outfall
structure and if needed the applicant / developer may need to file an encroachment permit with
CalTrans for working on the structure. The roof of the structure shall be designed pavement deadloads,
a H-20 California vehicle load liveload and appropriate seismic loads per the uniform building codes
and designed and constructed to the satisfaction of the Director of Public Works. The roof of the
structure shall be designed to be a grated drainage inlet for the 100 year overland release for the entire
drainage area with in 6 hours.
Responsible Agency: PW
Required By: Occupancy of Building
60.
Mitigation Measures/Drainage Impacts. Applicant/Developer shall demonstrate to the satisfaction of
the Director of Public Works that all mitigation measures that need to be improved as a result of
drainage impacts of this project and the surrounding drainage area will be constructed prior to
occupancy of any building. All drainage improvements shall be constructed to the satisfaction of the
Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of any Building
61.
Retaining Walls. Where finish grade of this property is in excess of twenty-four (24) inches higher or
lower than the abutting property or adjacent lots, concrete or masonry block retaining wall or other
suitable solution acceptable to the Director of Public Works shall be required.
Responsible Agency: PW
Required By: Issuance of Building Permit
62.
Recycled Water/Laterals. The Applicant/Developer shall construct an onsite and offsite recycled
water lines and contract with the Dublin San Ramon Services District (DSRSD) to provide water
wastewater, and/or recycled water service connection points to the project and surrounding parcels.
The plans for these facilities shall be reviewed and approved by DSRSD. Recycled water lines shall be
installed to served the adjacent Transit Center Development, adjacent northerly parcel and this project.
All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. The
landscaped area in the public right of way and the project areas shall have laterals installed to the
satisfaction of the Director of Public Works to enable future recycled water connection in addition to
potable water connection.
63.
Joint Utility Trenches/Undergrounding/tltility Plans. Applicant/Developer shall construct all joint
utility trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate
utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be
underground in designated landscape areas between the proposed sidewalk and back of curb. 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 Director of
Community Development. Location of surface or aboveground items shall be shown on the Final
Landscaping and Irrigation Plan and screened from view. Screening of transformers shall be shown on
the Final Landscaping and Irrigation Plan and approved by the Community Development Director.
Responsible Agency: PL, PW
Required By: Occupancy of Affected Buildings
64.
Utility Undergrounding. All utilities shall be installed in accordance with the criteria established in
the Standard Public Works Criteria attached hereto as Attachment "A". All utilities within the project
and to each lot shall be underground in accordance with the City policies and existing ordinances unless
otherwise approved by the Community Development Director. All utilities shall be located and
12
provided within public utility easements and sized to meet utility company standards. The existing
overhead electrical line along the south and east side of the property shall be placed underground.
Responsible Agency: PW, PL
Required By: Occupancy of first building
65.
Covenants, Conditions and Restrictions (CC&Rs). If determined necessary by the Director of
Public Works Covenants, Conditions and Restrictions (CC&Rs) shall be established for this
development. The CC&Rs shall be approved by the Director of Public Works to assure that:
a. An Association is established for this development complete with Bylaws.
b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned
facilities, property and landscaping, including but not limited to open space areas, lighting,
recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control
improvements.
c. The parking of recreational vehicles and company owned vehicles with corporate identity (trucks
with signs) between a building and a public street and along a public street shall not occur.
Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer,
horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or
without motive power.
d. The landscaping and irrigation on individual parcels shall be maintained and kept in good order by
the owner of each parcel.
Responsible Agency: PL
Required By: Occupancy of any building
PHASED OCCUPANCYPLAN
66.
Phased Occupancy Plan. If occupancy of each building will occur in phases, then all physical
improvements within each phase for adequate parking, vehicle circulation, pedestrian access shall be
completed prior to occupancy of each buildings within that phase in accordance with an pre-approved
Phased Occupancy Plan by the Director of Community Development and the Director of Public Works.
The Phased Occupancy Plan shall be submitted to the Director of Community Development, and Public
Works for review and approval a minimum of 45 days prior to the request for occupancy of any
building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular
access to all parcels in each phase, and shall substantially conform to the intent and purpose of the site
development approval. No individual building shall be occupied until the adjoining area is finished,
safe, accessible, provided with all reasonably expected services and amenities, and separated from
remaining construction activity. Subject to approval of the Director of Community Development, the
completion of landscaping may be deferred due to inclement weather with the posting of a bond for the
value of the deferred landscaping and associated improvements.
Responsible Agency: PL, B
Required By: Prior to Occupancy for any affected building
PARKS
67.
Public Facilities Fee. Applicant/Developer shall pay a Public Facilities Fee in the amounts and at the
times set forth in City of Dublin Resolution No. 195-99 for commercial development if applicable, or
in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities
Fee.
Responsible Agency: PCS
Required By: As indicated in Condition of Approval
LANDSCAPING
68. Landscaping. Applicant/Developer shall construct all landscaping within the site and along the project
frontage from the face of curb to the site right-of-way to the design and specifications of the Eastern
13
Dublin Specific Plan, the "Santa Rita Streetscape Plans" and City of Dublin specifications, and to the
satist~action of the Director of Public Works. Street tree varieties shall be a minimum 15-gallon size
from the approved street tree list and 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 shall be maintained
for 90 days and on-site landscaping shall be maintained in accordance with the "City of Dublin
Standards Plant Material, Irrigation System and Maintenance Agreement" by the Developer after City-
approved installation. This maintenance shall include weeding, the application of pre-emergent
chemical applications, and the replacement of materials that die. 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.
Responsible Agency: PL
Required By: Occupancy of any building
69.
Landscaping at Intersections. Applicant/Developer shall construct landscaping at intersections ~vhere
sight distance is not obstructed in accordance with the City of Dublin Zoning Ordinance. Except for
trees, landscaping shall not be higher than 30 inches above the curb in these areas.
Responsible Agency: PW, PL
Required By: Occupancy of first building
70.
Landscaping at Median Island. Applicant/Developer shall construct median landscaping on Arnold
Road and E-W Boulevard and submit landscape and irrigation plans for review and approval by the
Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of first building
71. Landscape and Irrigation Plans. The Applicant/Developer shall prepare Landscaping and Irrigation
Plans for review and approval by the Director of Public Works and the Director of Community
Development. The proposed design shall be in accordance with the Eastern Dublin Specific Plan and to
the satisfaction of the Director of Public Works. Final onsite landscape plans, shall be subject City
street landscape guidelines. All onsite landscape plans and improvements shall be reviewed and
approval by the Director of Community Development and the offsite landscape improvement plans
shall be reviewed and approved by the Director of Public Works.
Responsible Agency: PL, PW
Required By: Issuance of Building Permits
72. Lighting and Landscape Maintenance. Applicant/Developer is responsible for lighting and landscape
maintenance in the public right-of-way until such time the City accepts maintenance through the
Lighting and Landscaping Maintenance Assessment Districts or any other method of maintaining the
lighting and landscaping approved as part of this project. Applicant / Developer shall assist the City and
prepare revisions to the existing city landscape and lighting assessment district by providing the needed
exhibits, cost estimates and other reports needed to update the existing Santa Rita landscape and
lighting assessment district.
Responsible Agency: PL
Required By: Approval of Improvement Plans
73.
Landscaping Along 1-580 frontage: Applicant / Developer shall prepare landscape improvement plans
and obtain CalTrans approval to construct landscaping along the project frontage long the 1-580
freeway from the edge of freeway pavement to the northerly Caltrans right of way the satisfaction of
Director of Public Works and CalTrans. Applicant / Developer shall enter into an agreement with the
City for maintenance for the landscaping in CalTrans right of way for 20 years. Applicant / Developer
shall process and obtain the necessary approvals from CalTrans to construct landscaping in CalTrans
right of way.
Responsible Agency: PW,PL
Required By: Occupancy of third building.
14
TRAFFIC AND CIRCULATION
74.
Developer shall comply with Section 7.5 (Circulation System) of the final "Eastern Dublin Specific
Plan" dated January 7, 1994, and project site traffic studies, Title Supplemental traffic Circulation
Analysis for the Proposed Commerce One Project prepared by Omni Means Engineers dated
November, 2000 for the Commerce One Project. All mitigation measures recommendations and
recommended street improvements and lane configurations specified by study shall be constructed to
the satisfaction of the Director of Public Works unless specified otherwise in these conditions of
approval or the project's development agreement.
Responsible Agency: PW
Required By: Approval of Improvement Plans
75.
Transitioning Existing Improvements. Applicant/Developer shall be responsible for transitioning
proposed street improvements to match existing improvements on Hacienda Drive and Dublin Blvd. to
the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Approval of Improvement Plans
76.
1-580 Eastbound Off-ramp at Santa Rita/Tassajara Road Exit. The Director of Public Works shall
determine when the eastbound off-ramp from 1-580 at the Santa Rita/Tassajara Road exit shall be
widened to provide one exclusive through lane and two left-turn lanes (with the existing free right-tm
remaining). In conjunction with this improvement, the traffic signal shall be modified to provide
protected left-turn phasing on the east and ~vest legs (removing the existing split phasing). Within one
year of notification by the Director of Public Works, and consent has been obtained from Caltrans and
the City of Pleasanton, if necessary, Developer shall design and construct these improvements to the
satisfaction of the Director of Public Works with input from the City of Pleasanton, where applicable.
To the extent practical, the notice shall be timed so that the work shall be completed immediately prior
to the point where the Level of Service E occurs. The Director of Public Works may determine that
these improvements are not needed in conjunction with this project.
Responsible Agency: PW
Required By: As specified by the Director of Public Works
77.
Traffic Signals. Applicant/Developer shall be responsible for installation of traffic signals at the
intersections of Arnold Road and E-W Boulevard, Arnold Road and West Site Entrance (if warranted),
E-W Boulevard and North Site Entrance. If necessary, a future traffic signal is required. The
Applicant/Developer shall install all conduits under the constructed finished pavement for the proposed
future traffic signal located at the southwest entrance off of Arnold Road and Altamarino Road.
Responsible Agency: PW
Required By: Occupancy of first building
78.
North Entrance Traffic Signal Reimbursement. Applicant/Developer may receive up to 50%
reimbursement for the design and construction of traffic signal at entrance to the E-W Boulevard/North
Site Entrance from the property owner located immediately north of the site. Applicant / Developer
shall install all underground conduit needed for the ultimate signal installation prior to final paving of
E-W Boulevard to the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of first building
15
79.
80.
81.
82.
83.
West Entrance Traffic Signal Reimbursement. If not currently warranted, Applicant/Developer shall
pay up to 50% for the design and construction of a traffic signal at entrance of Arnold Road and the
west entrance of the site. Applicant / Developer shall install all underground conduit needed for the
ultimate signal installation prior to final paving of Arnold Road to the satisfaction of the Director of
Public Works.
Responsible Agency: PW
Required By: Occupancy of first building
Modify Signals Applicant/Developer shall modify the existing traffic signals at Dublin
Boulevard/Arnold Road and Hacienda Drive/E-W Boulevard to the satisfaction of the Director of
Public Works. The applicant / Developer shall prepare the plans and specifications making traffic
signals from a three way intersection to a 4 way intersection. This work shall also include the design
and construction of the traffic signal intemonnection all ful, ure signals along Arnold Road and East
West Boulevard.
Responsible Agency: PW
Required By: Occupancy of fist Building
North Site Entrance. Applicant / Developer shall install on site, one northbound 12 foot wide
northbound left turn lane and one 14 foot wide right turn lane to E-W Boulevard in accordance with the
Site Plans prepared by Form 4 Architects and Kier & Wright Civil Engineers date stamped received
November 30, 2000 by the City of Dublin Community Development Department. In addition, the
Applicant/Developer shall install one 12 foot and one 14 foot southbound lane into site. All intersection
shall be designed and constructed to the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of first building
West Site Entrance. Applicant / Developer shall install on site, one westbound 12 foot wide left turn
lane to Arnold Road and one westbound 14 foot wide dedicated right turn lane in accordance with the
Site Plans prepared by Form 4 Architects and Kier & Wright Civil Engineers date stamped received
November 30, 2000 by the City of Dublin Community Development Department. In addition the
Applicant/Developer shall install a 12 foot and 14 foot wide eastbound lanes into the site from Arnold
Road. All intersection improvements shall be designed and constructed to the satisfaction of the
Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of first building
Dublin Boulevard/Dougherty Road Intersection Improvement. The Applicant/Developer shall be
responsible for the project's fair share contribution towards the City Capital improvements project for
the following improvements to the Dublin Blvd. and Dougherty Road intersection:
a. This is a category 2 TIF improvement. In the event that the City has a shortfall of category 2 funds
available to complete the above list of improvements, the Developer shall contribute the remaining
balance of the funds needed to complete the specified improvements to the satisfaction of the
Director of Public Works. To the extent practical, the notice shall be timed so that the work shall be
completed immediately prior to the point where the Level of Service E occurs. The Director of
Public Works may determine that these improvements are not needed in conjunction with this
project.
b. Eastbound Dublin Boulevard, exclusive right-turn lane to Southbound Dougherty Road.
c. Northbound Dougherty Road, exclusive right-turn lane to eastbound Dublin Boulevard.
d. Westbound Dublin Boulevard, restriped to provide an additional left turn lane to southbound
Dougherty Road.
e. Modifications to the Traffic Signal.
Responsible Agency: PW
Required By: When determined by Director of PW
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84.
Site Plan. Applicant / Developer shall install all site improvements in the location and geometries
shown in the Sight Development Review Drawings prepared Form 4 Architects dated November 30,
2000.
Responsible Agency: PW
Required By: Occupancy of first building
85.
Easement Removal. Any easements now existing on Parcel Four, and not to be part of the proposed
utility and street improvements, shall be abandoned and removed prior to or concurrently with the
approval of the Parcel Map or in the absence of map, a Site Development Review application.
Responsible Agency: PW
Required By: Prior to Recordation of Final Map
86.
Utility Installation. All water, gas, sewer, underground electric power, cable television or telephone
lines, and storm drain facilities shall be installed 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 by the Director of Public/City Engineer in writing.
Responsible Agency: PW
Required By: Occupancy of first building
87.
Damage/Repairs. The Developer shall repair all damaged existing street, curb, gutter and side~valk
along Hacienda Drive and Arnold Road as a result of construction activities to the satisfaction of the
Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of first building
EMERGENCY SERVICES
88.
ACFD Rules, Regulations and Standards. Applicant/Developer shall comply with all Alameda
County Fire Services (ACFD) rules, regulations and standards, including minimum standards for
emergency access roads and payment of applicable fees, including City of Dublin Fire Impact Fees.
Responsible Agency: F
Required By: Issuance of Building Permits
89.
Fire Hydrants. The Developer shall construct all new fire hydrants in streets to City and Alameda
County Fire Department standards. The Developer shall comply with applicable Alameda County fire
Department, Public Works Department, Dublin Police Services, Alameda County Flood Control
District Zone 7 and Dublin San Ramon Services District requirements.
Responsible Agency: PW
Required By: Occupancy of adjacent building
90.
Fire Conditions. Developer shall comply with all conditions of the Alameda County Fire Department
(ACFD), including:
a. Final location of fire hydrants shall be approved by the Alameda County Fire Department in
accordance with current standards. Minimum fire flow design shall be for 1500 gallons per minute
with 20-psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall
be epoxied to the center of the paved street opposite each hydrant. A drawing of the approved
locations shall be submitted for future reference.
b. Fire lanes shall be identified in the plan and approved by the ACFD prior to installation.
c. Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads
of fire equipment. The minimum standard shall be H20 design. Design shall be approved by ACFD
prior to installation.
d. Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD
and the City of Dublin.
17
e. Prior to the delivery of any combustible material storage on the site, fire hydrants, water supply,
and roadways shall be installed and sufficient water storage and pressure shall be available to the
site. Approved roadway shall be first lift of asphalt.
f. Plans may be subject to revision following review.
Responsible Agency: F
Required By: Issuance of Building Permits
91.
Projected Timeline. Applicant/Developer shall submit a projected timeline for project completion to
the Dublin Police Services Department, to allow estimation of staffing requirements and assignments.
Responsible Agency: PO
Required By: Issuance of Building Permits
92. Non-Residential Security. Applicant/Developer shall comply with all applicable City of Dublin Non-
Residential Security Requirements.
a. Employee exit doors shalt be equipped with 180-degree viewers if there is not a burglary-resistant
window panel in the door from which to scan the exterior
b. The developer and/or property owner and/or tenant shall keep the site clear of graffiti vandalism on
a regular and continuous basis. Graffiti resistant paint for the structures and film for windows or
glass should be used.
Responsible Agency: PO
Required By: Occupancy of Any Building
ALAMEDA COUNTY FLOOD CONTROL & WATER CONSERVATION DISTRICT, ZONE 7
93.
Wells. Any water wells, cathodic protection wells or exploratory borings shown on the map that are
known to exist, are proposed or are located during field operations without a documented intent of
future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in
accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department
of Environmental Services or are to be maintained in accordance with applicable groundwater
protection ordinances. Other wells encountered prior to or during construction are to be treated
similarly.
Responsible Agency: Zone 7
Required By: Issuance of Grading Permits
94.
Salt Mitigation. Recycled water projects must meet any applicable salt mitigation requirements of
Zone 7.
Responsible Agency: Zone 7, PW
Required By: On-going
95.
Requirements and Fees. Applicant/Developer shall comply with all applicable Alameda County Flood
Control and Water Conservation District-Zone 7 Flood Control requirements and pay all applicable
fees.
Responsible Agency: Zone 7, PW
Required By: Issuance of Building Permits
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
96. Construction by Applicant/Developer. All onsite potable and recycled water and wastewater pipelines
and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master
plans, standards, specifications and requirements.
Responsible Agency: DSRSD
Required By: Completion of Improvements
97. DSRSD Water Facilities. Water facilities must be connected to the DSRSD or other approved water
system, and must be installed at the expense of Applicant/Developer in accordance with District
18
Standards and Specifications. All material and workmanship for water mains and appurtenances thereto
must conform with all of the requirements of the officially adopted Water Code of the District and shall
be subject to field inspection by the District. Applicant/Developer shall comply with all conditions of
the approved future Parcel Map including:
Responsible Agency: DSRSD
Required By: Acceptance of Improvements
a. Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD
that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and Installation of Water and Wastewater Facilities." all
applicable DSRSD Master Plans and all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to each development project's demand.
Layout and sizing of mains shall be in conformance with DSRSD utility master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may only be allowed under extreme circumstances
following a case-by-case review with DSRSD start: Any pumping station will require specific
review and approval by DSRSD of preliminary design reports, design criteria and final plans and
specification. DSRSD reserves the right to require payment of present worth 20-year maintenance
costs as well as other condition within a separate agreement with the applicant for any project that
requires a pumping station.
d. Domestic and fire protection waterline systems for tracts or commercial developments shall be
designed to be looped or interconnected to avoid dead end sections in accordance with requirements
of the DSRDS Standard Specifications and sound engineering practices.
Responsible Agency: DSRSD
Required By: Approval of Improvement Plans
e. DSRSD policy requires public water and sewer lines to be located in public streets rather than in
off-street locations to the fullest extent possible. If unavoidable, then public sewer or water
easements must be established over the alignment of each public sewer or water line in an off-street
or private street location to provide access for future maintenance and/or replacement.
Responsible Agency: DSRSD
Required By: Issuance of Building Permits
f. Prior to the approval by the City of a grading permit or a site development permit, the
locations and ~vidths of alt proposed easement dedications for water and sewer lines shall be
submitted to and approved by DSRSD.
Responsible Agency: DSRSD
Required By: Prior to issuance of grading permit/site development
permit
g. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered
to DSRSD or by offer of dedication on the Final Map.
Responsible Agency: DSRSD
Required By: Prior to approval of Final Tract Map
h. Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved by
DSRSD for easement locations, widths and restrictions.
Responsible Agency: DSRSD
Required By: Prior to Final Map recordation
i. Prior to issuance by the City of any building permit, all utility connections fees, plan check fees,
inspection fees, permit fees and fees associated with a waste~vater discharge permit shall be paid to
DSRSD in accordance with the rates and scheduled established in the DSRSD Code.
Responsible Agency: DSRSD
Required By: Prior to issuance of building permit
j. Prior to issuance by the City of any building permit, all improvement plans for DSRSD facilities
shall be signed by the District Engineer. Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating approval of the sanitary sewer or water facilities
shown. Prior to the approval by the District Engineer, the applicant shall pa all required DSRSD
fees, provide an engineer's estimate of construction costs for water and sewer systems, a
performance bond, a one-year maintenance bond, and a comprehensive general liability insurance
19
policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15
working days for final improvement drawing review by DSRSD before signature by the District
Engineer.
Responsible Agency: DSRSD
Required By: Prior to issuance of building permit
k. No sewer or waterline construction shall be permitted unless the proper utility construction permit
has been issued by DSRSD. A construction permit will only be issued after all of the items in
Condition 861 have been satisfied.
Responsible Agency: DSRSD
Required By: Issuance of building permit and all DSRSD requirements
1. The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify and defend the same from any litigation, claims, -or fines resulting
from the construction and completion of the project.
Responsible Agency: DSRSD
Required By: On-going
m. The project is located within the District Recycled Water Use Zone (Ord. 280), which calls for
installation of recycled water irrigation systems to allow for future use of recycled water for
approved landscaped irrigation demands. Recycled water will be available in the future, as
described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord.
280, as may be amended or superseded, is required, The District Engineer must approve any
exemption thereto, in conformance with Ordinance 280.
Responsible Agency: DSRSD
Required By: Approval of Improvement Plans
n. All irrigation facilities shall be subject to review by the District for compliance with District and
Dept. of Health Services requirements for recycled water irrigation design. Irrigation plans shall not.
be approved by the City until review and approval thereof by the City is confirmed.
Responsible Agency: DSRSD
Required By: Approval of Final Landscape and Irrigation Plans
o. The applicant shall coordinate with the District and Alameda County Fire Department on required
fire flows. The present interim water system is capable if providing a maximum of 3,500 gallons
per minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow
of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim
water system for fire protection.
Responsible Agency: DSRSD
Required By: Approval of Improvement Plans
SITE DEVELOPMENT REVIEW
This Site Development Review approval for PA-00-015 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. (Some of the times
require revisions as noted in other Conditions herein):
GENERAL CONDITIONS
Standard Conditions. The project shall comply with the City of Dublin Site Development Review
(SDR) Standard Conditions.
Responsible Agency: PL, B
Required By: Through Completion
Term. Approval of the Site Development Review shall be 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 Site Development Review may be extended six (6) additional months by
the Director of Community Development upon determination that the Conditions of Approval remain
adequate to assure that the above stated findings of approval will continue to be met.
2o
10.
(Applicant/Developer must submit a written request for the extension prior to the expiration date of the
Site Development Review.)
Responsible Agency: PL
Required By: On-going
Revocation. The SDR will be 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.
Responsible Agency:
Required By:
PL
On-going
Effective Date. SDR approvals shall not become effective until the accompanying Eastern Dublin
Specific Plan/Gland Amendment and PD-Planned Development Rezone has become effective.
Responsible Agency: PL
Required By: Issuance of Grading Permits
Colors and Materials Board. Applicant shall submit a colors and materials board subject to approval
of the Director of Community Development to reflect any changes made during project review.
Responsible Agency: PW, PL
Required By: Issuance of Building Permits
Street Names. Street names shall not duplicate any names already being used in other segments of the
City. Street names shall be subject to approval of the Director of Community Development and the
Dublin Police Service.
Responsible Agency: PL, PO
Required By: Approval of Improvement Plans
Building Permits. To apply for building permits, Applicant/Developer shall submit twelve (12) sets of
construction plans to the Building Department for plan check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions
of Approval will or have been complied with. Construction plans wilt 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.
Responsible Agency: B
Required By: Issuance of Building Permits
Mechanical Equipment. All ducts, meters, transformers, air conditioning equipment and other
mechanical equipment that is on-site or roof mounted shall be screened from view of all public rights of
way. 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.
Responsible Agency: PL, B
Required By: Issuance of Building Permits
Refuse Collection Areas. The refuse collection areas within the project shall be reviewed by the refuse
collection service provider to ensure that adequate space is provided to accommodate collection of
refuse from this facility. All trash enclosure areas shall be constructed with roof coverage or concrete
pads. A ten-foot concrete pad shall be provided outside any trash enclosure area.
Responsible Agency: PW, PL
Required By: Approval of Improvement Plans
Streetlights. Streetlights on streets adjacent to the project shall be the City Standard cobra head
luminaries with galvanized poles. Standard City cobra head luminaires may be used in this
21
development unless a alternative street light is approved by the Director of Public Works. Lights shall
be designed so as not to shine into adjacent windows. A street lighting plan demonstrating compliance
with this condition shall be submitted prior to recordation of the Final Map and shall be subject to
review and approval by the Director of Public Works.
Responsible Agency: PW
Required By: Approval of Improvement Plans
11.
Parking. Applicant/Developer shall provide parking and all improvements as shown on the Site Plan
and Preliminary Landscape Plan prepared by Form 4 Architects, and Smith and Smith Architects
respectively, date stamp received November 30, 2000 by the Dublin Department of Community
Development. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2
feet apart as shown on the "Typical Parking Striping Detail". Handicapped, visitor, employee, and
compact parking spaces shall be appropriately identified on the pavement.
Responsible Agency: PL
Required By: Completion of Improvements
12.
Bicycle Parking. Bicycle parking shall be provided near the building entries in accordance with the
City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works
Responsible Agency: PL, PW
Required By: Occupancy of Any Building
LANDSCAPING
13.
Final Landscaping and Irrigation Plan. Applicant/Developer shall submit a Final Landscaping and
Irrigation Plan, conforming to the requirements of Section 8.72.030 of the Zoning Ordinance (unless
otherwise required by this Resolution), stamped and approved by the Director of Public Works and the
Director of Community Development. The plan should generally conform to the landscaping plan and
must reflect any revised project design shown on the Site Development Review with a later date
Responsible Agency: PL, PW
Required By: Issuance of Building Permits
14.
Street Trees. Street tree varieties of a minimum 15-gallon size shall be planted along all street
frontages as shown on the Landscape Plan. Exact tree locations and varieties shall be reviewed and
approved by the Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall
be shown on the Landscape Plan and submitted to the Public Works Department for review and
approval by the Director of Public Works.
Responsible Agency: PL, PW
Required By: Plans Approved prior to Issuance of Building Permits/Installed
prior to Occupancy of Any Building
16.
Monument Signs. Design of monument signs shall be approved by the Director of Community
Development to assure compatibility with design elements of the project and by the Director of Public
Works to assure unobstructed traffic visibility.
Responsible Agency: PL, PW
Required By: Completion of Improvements
17.
Backflow Devices. Backflow devices shall be screened from view by means of fencing, enclosures,
landscaping and/or berms.
Responsible Agency: PL
Required By: Issuance of Building Permits
22
18.
Standard Plant Material, Irrigation System and Maintenance Agreement. Applicant/Developer
shall sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System
and Maintenance Agreement prior to the occupancy of any units.
Responsible Agency: PL
Required By: Occupancy of Any Unit
STANDARDS
19.
Health, Design and Safety Standards. Prior to final approval allowing occupancy of any new
building, the physical condition of the building shall meet minimum health, design, and safety
standards including, but not limited to the following:
Responsible Agency: PW, PL
Required By: Occupancy of Any Building
a. The streets providing access to the site shall be complete to allow for safe traffic movements to and
from the site.
Responsible Agency: PL
Required By: Occupancy of Any Building
b. All traffic striping and control signing on streets providing access to the site shall be in place.
Responsible Agency: PW
Required By: Occupancy of Any Building
c. All street name signs on streets providing access to the homes shall be in place.
Responsible Agency: PL
Required By: Occupancy of Any Building
d. Exterior lighting shall be provided for building entrances and shall be of a design and
placement so as not to cause glare onto adjoining properties.
Responsible Agency: PW
Required By: Occupancy of Affected Building
e. All repairs to the street, curb, gutter, and sidewalk which may create a hazard shall be completed to
the satisfaction of the Director of Public Works and any non-hazardous repairs shall be complete
and/or bonded for.
Responsible Agency: PW
Required By: Occupancy of Any Building
f. All buildings shall have an illuminated address number that is clearly visible from the middle of the
street.
Responsible Agency: PL, PO
Required By: Occupancy of Any Building
g. Applicant/Developer shall submit a final lighting plan (including photometrics) to the Department
of Community Development and the Dublin Police Services for review and approval. At a
minimum, the plan shall include 0.50 candle lighting levels at all doors, 1.0 candle lights at ground
level in parking lot areas, and lighting fixtures that are a vandal-resistant type.
Responsible Agency: PL, PO, B, PW
Required By: Plans Approved prior to Issuance of Building Permits/Lighting
Installed prior to Occupancy of Any Building
h. All sewer clean-outs, water meter boxes, and other utility boxes shall be set to grade to the approval
of the Director of Public Works.
Responsible Agency: PW
Required By: Occupancy of Any Building
i. The buildings shall have received all necessary inspections and have final approval by the Building
Department to allow occupancy.
Responsible Agency: B
Required By: Occupancy of Any Building
j. All fire hydrants in streets providing access to the site shall be operable to City and ACFD
standards.
Responsible Agency: F
Required By: Occupancy of Any Building
23
k. All streets providing access to the site shall be improved to an adequate width and manner to allow
for fire engine circulation to the approval of the Director of Public Works and ACFD.
Responsible Agency: PW, F
Required By: Occupancy of Any Building
1. Exterior landscaping shall be kept at a minimal height and fullness giving patrol officers and the
general public surveillance capabilities of the area.
Responsible Agency: PO
Required By: On-going
m. Applicant/Developer shall provide each entrance of the complex with a graphic unit locator
director, visible from within a vehicle as it enters the complex.
Responsible Agency: PO
Required By: Occupancy of Any Building
n. Applicant/Developer shall keep the site clear of graffiti vandalism on a regular and continuous basis
at all times. Graffiti resistant materials should be used, including appropriate paints and film for
windows and appropriate glass.
Responsible Agency: PO
Required By: On-going
o. Applicant/Developer shall work with the Dublin Police on an ongoing basis to establish an effective
theft prevention and security program. Applicant/Developer shall submit a security plan for the site
for review and approval by the Dublin Police.
Responsible Agency: PO
Required By: Plan submitted prior to Occupancy of Any Building
p. Employee exit doors shall be equipped with 180-degree viewers if there is not a burglary resistant
window panel in he front door from which to scan the exterior.
Responsible Agency: PO
Required By: Plan submitted prior to Occupancy of Any Building
q. The applicant/developer shall submit a security plan for the site. The plan shall include information
regarding: alarm systems (type and location), inventory control measures, key control measures,
employee safety and security training programs
Responsible Agency: PO
Required By: Prior to Issuance of Building Permit
r. Building tenants shall complete a "Business Site Emergency Response Card" and deliver to the
Police Department.
Responsible Agency: PO
Required By: Plan submitted prior to Occupancy of Any Building
ENVIRONMENTAL REVIEW
20.
Energy Conservation. Building plans shall demonstrate the incorporation of energy conservation
measures into the design, construction, and operation of proposed development.
Responsible Agency: PL, PW
Required By: Issuance of Building Permits
21.
Conditions, Covenants and Restrictions (CC&R's). Applicant/Developer shall update any project
Conditions, Covenants and Restrictions documents (CC&R's) as necessary to reflect the further
subdivision of the property. Applicant/Developer shall submit any revised project CC&Rs for review
and approval by the Director of Public Works and the Director of Community Development.
Responsible Agency: PW, PL
Required By: Approval of Final Map
22.
Utilities Phasing. Construction of the utilities shall conform to the phasing of construction and access
shown on the Master Utility Map and Phasing Plan or as directed by the Director of Public Works.
Responsible Agency: PW, PL
Required By: Occupancy of Any Building
24
23.
Site Plan. Approval of the Tentative Parcel Map is not an approval of the specific proposed site plan
and lot improvements, lot traffic circulation system or parking plan, street improvement fronting each
proposed lot. Specific parking layout and site frontage improvements will be addressed and reviewed as
part of the improvement plan review process for each lot.
Responsible Agency: PL, PW, B
Required By: Ongoing,
24.
Utilities. All water, gas, sewer, underground electric power, cable television or telephone lines and
storm drain facilities shall be installed before any paving, curb, gutter or sidewalk is installed or as
approved by the Director of Public Works/City Engineer. Utility stub connections to property
boundaries shall be required unless waived by the Director of Public Works/City Engineer in writing.
Responsible Agency: PW
Required By: Grading Permit
25.
Improvement Plans. The Developer shall prepare Improvement Plans in accordance with the latest
City of Dublin Improvement Plan Review Checklist prepared and filed with the City of Dublin Public
Works Department.
Responsible Agency: PW
Required By: Grading Permit
26.
Geotechnical Report. Prior to approval of the street improvement plans. Developer shall prepare a
Geotechnical Report recommending necessary street pavement sections, grading recommendations and
compaction requirements for the extension of E-W Boulevard, and Arnold Road for review as required
by the City's Grading Ordinance (as a minimum).
Responsible Agency: PW
Required By: Grading Permit
27.
Landscaping at street 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.
Responsible Agency: PW, PL
Required By: Grading Permit
28.
The Applicant/Developer shall prepare Landscaping and Irrigation site plans in accordance with the
submitted preliminary plans for review and approval by the Director of Public Works and the
Community Development Director. The proposed design shall be in accordance with the Eastern
Dublin Specific Plan and to the satisfaction of the Director of Public Works.
Responsible Agency: PW, PL
Required By: Grading Permit
PASSED, APPROVED and ADOPTED this 12th day of December 2000.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Community Development Director
25
ATTACHMENT "A"
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
The following Conditions of Approval (as referenced in the preceding resolution) are standard Conditions of
Approval applicable as required by the Public Works Department for all development projects within the
City of Dublin. Unless modified by referenced conditions in the preceding resolution, these conditions are
assumed to be complied with prior to issuance of Grading Permit or approval of Improvement Plans.
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100 feet of these
materials, shall be halted until a professional Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if
they are deemed necessary.
BONDS:
The developer shall provide either (a.) a Performance (100%), labor and material (50%) securities and
a cash monumentation bond or (b.) a Letter of Credit to guarantee the installation of subdivision
improvements, including streets, drainage, grading, utilities and landscaping subject to approval by the
Director of Public Works/City Engineer prior to approval of the Final or Parcel Map.
Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved hnprovement Plans and Specifications.
b) All required landscaping shall be installed.
c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the
Project Landscape Architect that all work was done under his 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/City Engineer.
d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and
Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, ~vhich are tied to the
City's existing mapping coordinates including all as-built plans prepared by a registered Civil
Engineer.
e) A complete record, including location and elevation of all field density tests, and a summary of all
field and laboratory tests.
f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in
accordance with the recommendations contained in the soil and geologic investigation reports and the
approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the performance security
may be replaced with a maintenance bond that is 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.
The labor and materials security is released upon acceptance of the improvements, provided no liens
are filed against the developer on this project.
CREEK:
26
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank
is either the existing break in topography, or a point at the existing ground line which is the
intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the
Creek, whichever is more restrictive.
DRAINAGE:
7.
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system.
Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or
other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to
drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain
main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain
line.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches.
I1.
12.
Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence
including 1 foot of freeboard.
In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets
must be designed so that the overflow release shall directed to the subdivision streets and shall be
contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area
Design Storm
less that I sq. mile 15 year
1 to 5 sq. miles 25 year
over 5 sq. miles 100 year
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.
14. No buildings or other structures shall be constructed within a storm drain easement.
15. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage
channels. An all-weather maintenance road shall be constructed to the trash racks.
16.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-
86. These V-ditches shall have a 5% minimum slope.
17.
18.
19.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches
shall discharge into natural drainage channels or an adequate storm drain system.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage
channel. The slope on these ditches shall not be less than 5%.
A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
20.
Ail subdrains shall tie into storm drain catch basins or manholes at the downstream end of the
subdrain. There shall be a clean-out at the upper end of all subdrains.
27
21.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public
Works/City Engineer/City Engineer. If allo~ved they must provide a storm drain overflow corridor to
an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in
case the street inlet is obstructed.
22. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets
within 50 feet of the low area.
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards and policies of the City
of Dublin.
25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters
or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes.
26. All public streets shall drain into storm drain systems before being discharged into established
drainage channels.
27.
The developer shall comply with Alameda County Flood Control District requirements. If there is a
conflict between City and County Flood Control requirements the Director of Public Works/City
Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other dust-
palliative measures may be used, to control dust, as conditions warrant or as directed by the Director
of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution
Prevention Plan (SWPPP) for review 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 . The 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.
For projects disturbing less than five (5) acres an erosion control plan shall be submitted with the
grading plan.
30.
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 (NOD has been
sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at the
construction site at all times.
31.
Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at
a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin,
at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control
blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall
be responsible for providing any addition slope protection which may be needed to prevent silting of
natural water courses and storm drainage facilities.
32. Construction access routes shall be limited to those approved by the Director of Public Works/City
Engineer/City Engineer and shall be shown on the approved grading plan.
33. Gather all construction debris on daily and place them in a covered dumpster or other container which
is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around
28
34.
the dumpster. When appropriate, use tarps on the ground to collect thllen debris or splatters that could
contribute to storm water pollution.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project
site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved
areas.
35.
36.
37.
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.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing
inlets in the vicinity of the project site prior to:
1) start of the rainy season (October t5)
2) site dewatering activities,
3) street washing activities,
4) 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.
Create 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 on the project site that have the potential for
being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse
containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer
for more information.
38.
39.
40.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge
wash xvater into street gutters or drains.
Minimize the removal of natural vegetation or ground cover 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 detailed erosion control plan reviewed by the Director of Public Works/City Engineer/City
Engineer and implemented by the contractor.
Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the operation and
maintenance of the project for the review and approval of the Director of Public Works/City
Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs)
appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm water
runo fi[:
42.
43.
The project plan BMPs shall also include erosion control measures described in the latest version of
the ABAG Erosion and Sediment Control Handbook or State Construction Best Management
Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system.
The 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 pr6ject stop order.
44.
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 connections are subject to the review, approval, and
conditions of the Dublin-San Ramon Services District (DSRSD).
29
45.
46.
47.
All loading dock areas must be designed to minimize "run-on" to or runoff l¥om the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained to the
sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be
implemented to prevent potential storm water pollution. Implement appropriate BMPs such as, but
not limited to, a regular program of sxveeping, litter control and spill clean-up.
All metal roofs and roof mounted equipment (including galvanized), shall be coated with a rust-
inhibitive paint.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto
this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains
should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and
conditions of the DSRSD.
48.
49.
50.
51.
52.
53.
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/City Engineer/City Engineer.
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.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter
and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm
drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or
degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected
and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review,
approval and conditions of the DSRSD.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to
be installed, on site, to intercept and pre-treat storm ~vater prior to discharging to the storm drain
system. The design, location, and a maintenance schedule must be submitted to the Director of Public
Works/City Engineer/City Engineer for review and approval prior to the issuance of a building permit.
Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This
wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall
not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for
ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that
all washing activities be conducted in this area. Sanitary connections are subject to the review,
approval, and conditions of the DSRSD.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should
discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and
conditions of the DSRSD.
54.
55.
Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this facility
shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the
sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary
sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area.
A sign must be posted indicating the designated wash area. Sanitary connections are subject to the
review, approval and conditions of the DSRSD.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the
fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must
be degraded and constructed to prevent "mn-on" to, or runoff from, the area. Fuel dispensing facilities
must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the
fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be
dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and
leak prevention.
3o
56.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved
methods.
57.
All on-site 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 by the Director of
Public Works/City Engineer/City Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures (SWPPP) for the operation
and maintenance of the project subject to the review of the Director of Public Works/City
Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate
to residential construction activities conducted on-site to effectively prohibit the entry of pollutants
into storm water runoffi
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the
storm drain system, in accordance with the regulations outlined in the most current version of the
ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices
Handbook.
60. The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are aware
of, and implement, all storm water quality measures and implement such measures. Failure to comply
with the approved construction BMPs will result in the issuance of correction notices, citations and/or
a project stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an approved
methods.
62.
63.
All metal roofs and roof mounted equipment (including galvanized) shall be coated with a rust-
inhibitive paint.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto
this area. Drains in any wash or recycling area shall not discharge to the storm drain system. Drains
should connect to the sanitary sewer. Sanitary connections are subject to the review, approval and
conditions of the DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the storm drain system.
The car wash area should drain to the sanitary sewer. The area must be covered and designed to
prevent excess rainwater from entering the sanitary sewer. Contact the local permitting authority and
POTW for specific connection and discharge requirements. If no common car wash area exists, means
should be taken to discourage car washing, e.g., removing hose bibs and installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a property
owners association for the development. The CC&R's shall be subject to the review and approval of
the City Attorney. Where not covered by a landscape and lighting district, the homeowner's
association shall be responsible for implementing all storm water measures and the maintenance of all
private streets, private utilities, and other common areas and facilities on the site, including all
landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote
surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban
runoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet or as other~vise
approved by Director of Public Works.
31
68.
69.
70.
71.
72.
73.
74.
75.
76.
77.
78.
79.
80.
81.
A cul-de-sac or turnaround at or near the end of all dead-end private roads.
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/City Engineer/City Engineer.
Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets
where they intersect public streets. No special paving or concrete paving will be allowed in public
streets.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed
to the City of Dublin's standards plans and specifications, policies and requirements using standard
City title block and format. The grading plan design must based on the approved soil reports. In
addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his
technical representative must be present at all times during grading. All engineering plans must be
designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of
the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of
blue prints must be submitted to the City.
The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to
approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a
maximum gradient of 5%.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved
by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is
both horizontal and vertical slope variation ~vhere visible from public areas and the top and bottom of
slopes shall be rounded in order to create or maintain a natural appearance.
All residential building pad elevations must be above the 100-year flood level.
In the 100-year 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 floor elevation above the 100-year flood level.
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 developer or homeowners'
association for the periodic inspection and maintenance of all retaining walls that could possibly affect
the public right-of-way.
Minimum sight distance for public streets, including intersection sight distance, shall meet the
CALTRANS Highway Design Manual.
Prior to filing for building permits, precise plans for street improvements, grading, drainage (including
size, type and location of drainage facilities both on and off-site) and erosion and sedimentation
control shall be submitted and subject to the review and approval of the Director of Public Works/City
Engineer/City Engineer.
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.
The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game,
Army Corps of Engineers, Zone 7, Etc.)
The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.) must
meet and follow all of the City's requirements and policies, including the Urban Runoff Program and
Water Efficient Landscape Ordinance.
32
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for improvements required outside of the subdivision. Ihe easements and/or rights-of-entry
shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City
Engineer.
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction
grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and
sedimentation control plan, for thc post-construction period, both prepared by the Project Civil
Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City
Engineer/City Engineer. 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 in place
by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing
by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment
control measures for the year following acceptance of the subdivision improvements by the City
Council.
FINAL MAP / PARCEL MAP:
84.
85.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements,
grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and
erosion and sedimentation control, shall be approved by the Director of Public Works/City
Engineer/City Engineer.
Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of
improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works
Department. Upon completion of construction, the City's mylar shall be modified to an "as-built"
plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils
Engineer that all work was done under his supervision and in accordance with recommendations
contained in the soils report shall be submitted to the Public Works Department.
86.
For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm Drain
Easement" shall be dedicated on the final map.
87.
Provide an access road and turn around and maintenance easement to storm drainage detention
facilities and trash racks.
88.
A current title report and copies of the recorded deed of all parties having any recorded title interest in
the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and
easements shall be submitted at the time of the submittal of the final subdivision maps.
89.
Existing and proposed access and public utility easements shall be submitted for review and approval
by the Director of Public Works/City Engineer/City Engineer prior to approval of the Final/Parcel
Map. These easements shall allow for vehicular and utility service access.
90.
A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel
Map along all street frontages, in addition to all other easements required by the utility companies or
governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the
streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established.
33
Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public
Works/City Engineer/City Engineer.
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue reflectorized traffic
marker shall be epoxied to the center of the paved street opposite each hydrant.
94.
All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto,
necessary to provide water supply for fire protection, must be installed by the developer and conform
to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon
Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Director of Public Works/City Engineer/City Engineer and Dublin San Ramon
Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public
Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority.
96.
The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by
their signature on the title sheet.
FRONTAGEIMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the
approved streets' right-of-~vay. Improvements shall be made, by the applicant, along all streets within
the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work
on the existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the design and
improvements indicated graphically, or as modified by the Conditions of Approval. The
improvements and design shall include street locations, grades, alignments, and widths, the design of
storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of the
Tract, and shall show compliance with City standards for roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading plan shall
incorporate the recommendations of the soil report. The grading plan shall conform with the City
specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of
conflict between the soil engineer's recommendations and City ordinances the City Engineer shall
determine which shall apply.
100.
Prior to final preparation of the subgrade and placement of base materials, all underground utilities
shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV,
sanitary sewers, and water lines, shall be installed in a manner ~vhich will not disturb the street
pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All
public and private utilities shall be undergrounded.
101.
Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall
be completed in compliance with the construction grading plans and recommendations of the Project
Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control
plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering
Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City
Engineer/City Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and specifications. Inspections
34
102.
103.
104.
105.
106.
107.
I08.
that will satisfy final subdivision map requirements shall be arranged with the Director of Public
Works/City Engineer/City Engineer.
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 City Director
of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable
and erosion resistant state if the project is terminated prematurely.
Any grading, stockpiling, storing of equipment or material on adjacent properties will require written
approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the
Director of Public Works/City Engineer/City Engineer prior to the start of work.
Street grades shall be designed and built in accordance with the General Plan, unless otherwise
approved by the Director of Public Works/City Engineer/City Engineer.
The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and
debris.
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 for approved by the Director of Public Works/City Engineer/City Engineer. 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.
Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the
improvement/grading plans or plans which are part of improvement/grading plans. The plans shall
show the method for repair of these areas as stated in the geotechnical investigation.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be
imported or off-hauled, the Applicant shall submit details as to ho~v it will be done and routes of
travel for the Director of Public Works/City Engineer/City Engineer's approval.
109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in
landscape areas.
1 I0. Grading within a designated open space area shall be limited to that grading ~vhich is necessary for
construction of the roadways traversing the open space and any approved development.
111.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and
approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A
revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to
grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success
of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young
plants, placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes
to allow root penetration, and planting at a density similar to the native woodlands in the riparian
corridors.
112. All landslides which effect any structures or roads or other improvements shall be maintain by
Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are
responsible for financing the GHAD. The administration of the GHAD is to be determined at the
Final Map stage.
113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the bottom
of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are within + 0.1 feet in
elevation of those shown on approved plans.
35
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116.
117.
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."
All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways,
paving, and utilities, must be constructed prior to occupancy and in accordance with approved City
Standards and/or Plans.
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.
Complete improvement plans, specifications, and calculations shall be submitted to, and be approved
by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having
jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement.
Improvement plans shall show the existing and proposed improvements along adjacent public street(s)
and property that relate to the proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's
existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans, specifications
and calculations shall be submitted to, and approved by, the Director of Public Works/City
Engineer/City Engineer and other affected agencies having jurisdiction over public improvements
prior to execution of the Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along the adjacent public street and property that relate to the proposed
improvements.
122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of
improvements, and a labor and material security, equal to 50% of the construction cost, shall be
submitted to, and be approved by, the City and affected agencies having jurisdiction over public
improvements, prior to execution of the Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123.
Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control
plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the
developer during construction stages and until final improvements are accepted by the City Council
and the securities are released (one year after improvements are accepted). Thereafter, maintenance
shall be the responsibility of a homeowners' association or individual property owners, in accordance
with the project CC&Rs.
MISCELLANEOUS:
124. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities
within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale for City mapping
purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to
construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined by the
Director of Public Works/City Engineer/City Engineer.
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127.
128.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers,
and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers,
or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory
agency, appeal board, or legislative body concerning a subdivision, which action is brought within the
time period provided for in Section 66499.37 of the Government Code of the State of California. The
City of Dublin shall promptly notify the developer of any claim, action, or proceedings.
In submitting subsequent plans for review and approval, each set of plans shall have attached an
annotated copy of the project's conditions of approval. The notations shall clearly indicate how all
conditions of approval will be complied with. Construction plans will not be accepted without the
annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the
approval of all participating non-City agencies prior to the issuance of building permits.
PERMIT:
129.
130.
131.
132.
Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-way
or impacting their facilities.
An encroachment permit shall be secured from the Director of Public Works/City Engineer/City
Engineer for any work done within the public right-of-way where this work is not covered under the
improvement plans.
The developer and/or their representatives shall secure all necessary permits for work including, but
not limited to, grading, encroachment, Fish and Game Department, County Flood Control District,
Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin,
Department of Public Works.
Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the
staking of the daylight lines but prior to the start of grading, protective fencing shall be installed
around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer.
NOISE:
133.
134.
Construction and grading operations, including the maintenance and warming of equipment, shall be
limited to weekdays, Monday through Friday, and non-City holidays, bet~veen the hours of 7:00 a.m.
and 6:00 p.m. The Director of Public Works may approve days and hours beyond the above
mentioned days and hours. The developer is responsible for the additional cost of the Public Works
inspectors' overtime.
During the construction, noise control and construction traffic mitigation measures within residential
neighborhoods or on public streets must be taken to reduce noise and use of public streets by
construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135.
Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided
prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever
occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136.
The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer
shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole
expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the
test reports to the Director of Public Works/City Engineer. The Developer's soils engineer shall
determine a preliminary structural design of the road bed. After rough grading has been completed,
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the developer shall have soil tests performed to determine the final design of the road bed. In lieu of
these soil tests, the road may be designed and constructed based on an R-value of 5.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the Director of
Pnblic Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139.
The developer shall furnish and install street name signs, bearing such names as are approved by the
Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin.
Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and shall be indicated
on the Final Map.
141.
The Developer shall furnish and install street name signs, in accordance with the standards of the City
of Dublin, bearing such names as are approved by the City. The developer shall furnish and install
traffic safety signs in accordance with the standards of the City of Dublin.
STREET TREES:
142.
Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be
planted in accordance with a planting plan, including tree varieties and locations, approved by the
Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or
curbs shall be provided with root shields.
TRAFFIC:
143.
144.
The City of Dublin is currently studying the adoption and implementation of a regional traffic impact
fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public
Works projects to improve traffic circulation for accommodating new development within the City. If
a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building
permits, the Applicant shall pay its fair share of this regional traffic impact fee.
All new traffic signals shall be interconnected with other new signals within the development and to
the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be
installed along the project frontage to accommodate future extension of the interconnect system. The
extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office
centers shall provide car and van pool preferential parking spaces as required by the Director of Public
Works/City Engineer/City Engineer.
146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as
required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147.
Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in
accordance with the City policies and existing ordinances. All utilities shall be located and provided
within public utility easements and sized to meet utility company standards. All utilities to and within
the project shall be undergrounded.
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148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public
Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the
District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included
on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans as
evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no
expense to the City.
WATER:
151.
Water facilities must be connected to the DSRSD system, and must be installed at the expense of the
developer, in accordance with District standards and specifications. All material and workmanship for
water mains, and appurtenances thereto, must conform with all of the requirements of the officially
adopted Water Code of the District and will be subject to field inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to
exist, is proposed, or is located during the course of field operations, must be properly abandoned,
backfilled, or maintained in accordance with applicable groundwater protection ordinances. For
additional information contact Flood Control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the entire project.
Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance
with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and construct the water and sewer system in accordance with the DSRSD
requirements.
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval.
G:~FORMS~DEV~COA1-97.DOC
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