HomeMy WebLinkAbout01-26-1999 98-055 MicroDentalLab SDRAGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: January 26, 1999
SUBJECT:
EXHIBITS: 1.
2.
ATTACHMENT: A.
RECOMMENDATION:
PUBLIC HEARING - PA 98-055 Micro Dental Lab
Site Development Review
(Report Prepared by: Mike Porto, Consulting Planner)
Resolution approving Site Development Review
Project Plans
Standard Public Works Conditions of Approval
1. Open public hearing
2. Receive staff presentation and public testimony
3. Close public hearing and deliberate
4. Planning Commission adopt a Resolution approving the Site
Development Review for the Microdental Lab (Exhibit 1).
DESCRIPTION:
Site Development Review for 2 four-story office buildings with a total floor area of 249,860
square feet on a 11.47 acre site (Parcel One, Parcel Map 7233) located at the northeast
corner of Arnold Drive and Central Parkway.
BACKGROUND:
Site History:
The City Council approved an Amendment to the Eastern Dublin Specific Plan for the
entire Santa Rita area (primarily owned by the Alameda County Surplus Property
Authority) in October 1996. As a part of that action, this site was given a new Specific
Plan and General Plan Land Use Designation of "Industrial/Campus Office (I/CO)." On
March 17, 1998, on Planning Commission's recommendation, the City Council approved a
Planned Development Rezone for the Site. Tentative Parcel Map 7233, creating Parcel
One on which this project is proposed, was approved on June 2, 1998 by the Community
Development Director.
COPIES TO: Micro Dental
Alameda County
Surplus Property Authority
PA File
ITEM NO. H.2
Processing Steps:
The authority for review of the Site Development Review application for projects in this
zoning district is the Community Development Director. However, due to the scope and
magnitude of the Microdental project, Planning Commission review is warranted.
ANALYSIS:
Project Description:
Microdental Laboratories is currently located on Amador Plaza Road and has outgrown their
existing space. The proposed project will become Microdental's corporate headquarters and
includes 2 four-story office buildings with each building encompassing 125,000 square feet
of floor area. The project site is the westerly 11.47 acres of what was formerly referred to as
Site 14 of the Santa Rita Properties owned by the Alameda County Surplus Property
Authority. Opus West is currently developing the easterly portion of Site 14 with the Emerald
Pointe office buildings previously approved by the Planning Commission.
The project's main entrance will face Arnold Drive but a major focal element is also being
oriented toward the intersection of Arnold Drive and Central Parkway. Visual, pedestrian
and vehicular links between this project and the Emerald Pointe project to the east are a part
of this project. The plans for the project are attached to this Staff Report as Exhibit 2.
General Plan/Speciffc Plan Consistency:
This project has been evaluated for consistency with both the City of Dublin General Plan
and the Eastern Dublin Specific Plan. A project of this density and design is consistent with
both documents.
Site Development Review:
Site Plan: The project site (Exhibit 2) was previously known as Site 14 of the Santa Rita
Property owned by the Alameda County Surplus Property Authority. Site 14 was originally
31.113 acres and was subdivided into two parcels by Tentative Parcel Map 7233. Parcel
One, the subject of this application, is approximately 11.47 acres. Parcel Two is the
Emerald Pointe site to the east and is currently under construction. This site has primary
frontage (the longer side) on Arnold Drive and secondary frontage (the shorter side) on
Central Parkway. The Emerald Pointe project forms the site's entire eastern border with the
Humphries/Zeiss property (Building B) forming the entire northerly boundary.
Arnold Drive forms the site's western boundary and is designated as the "front," or entrance
of the proposed project. Primary vehicular access to the site is from Arnold Drive at either
the main central drive or at the far northwesterly corner of the site. The central access
driveway creates an entrance boulevard with a landscaped median terminating at a heavily
landscaped focal element. The northerly access point to Arnold is really a secondary drive
and would be used primarily for employees. As Arnold Drive does not have a median, both
driveways would be allowed full turning movements (left in and outright in and out). There
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is a secondary access point on Central Parkway, however, this driveway would be restricted
to right turns in and out due to a full median which would preclude left turn movements.
Cross lot access has been created between this site and the Emerald Pointe site to the east
in three locations. The interior central driveway connection aligns the secondary pedestrian
entries of both projects and encompasses a pedestrian path. A heavily landscaped focal
element punctuates the drive endings of both projects creating a visual linkage along this
interior central driveway. Vehicular access is also provided at the northeasterly and
southeasterly corners of the site further linking this property to the Emerald Pointe site.
These interior connection points were conditions of approval on the map that subdivided the
properties. Creating these linkages will allow delivery vehicles and site users to go from site
to site without traveling on the public streets.
The 2 four-story office buildings are grouped together with apatio/landscaped area
separating the two structures. The on-site vehicular traffic pattern provides a loop around
the main buildings providing ample visitor and employee parking while facilitating safe and
convenient traffic flow. Adequate access has been provided for fire service vehicles and the
Fire Department has reviewed the plan and concurs with the applicant's solution. Pull out
locations are provided for delivery vehicles such as Federal Express and UPS.
Two individual buildings are proposed for the site. Each building will be identical in foot print
and will include 125,000 square feet of floor area. Total development square footage will be
250,000 square feet. Building site coverage will be 49.99% which is just under the allowable
limit of 50%.
The project is to be constructed in two phases with the building closest to the Arnold Drive
and Central Parkway intersection being constructed first. As stated above, the vehicular
focal point occurs at the entrance drive on Arnold. However, the buildings are each sited at
45 degree angles to the public streets. This allows the major entry of Building One to
directly face the intersection of Central Parkway and Arnold Drive. An extensive landscaped
element radiates from the public corner across the parking aisles to the main building entry.
This will make an impressive visual statement and will significantly enhance the entrance to
the campus office portion of the Santa Rita Development. Building Two, to be built in a later
phase, is oriented 90 degrees to Building One which, in turn, off-sets the structure 45
degrees from Arnold Drive. This land planning technique creates many areas for
landscaping, patios and open spaces to augment the architecture of the buildings. A
minimum 20' landscaped buffer is proposed along the entire Arnold frontage and the
landscaped buffer on Central Parkway is a minimum of 20 feet on-site and an additional 12
feet of landscaping within the public right of way.
Architecture: Both buildings are identical in size, shape and height. The architect has
incorporated four-sided architecture as each building elevation is completely finished and
represents a major building edge. The architecture itself is very difficult to visualize in the
exhibits submitted by the applicant. A model will be available the for Planning Commission
review prior to and during the Planning Commission meeting of January 26, 1999.
Both buildings are somewhat elliptical on the front and rear face with a flat plane element
introduced on each side of the center of the structure. The elliptical element appears to
transition through the flat portion of the structure reappearing over the primary and
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secondary entries of the buildings. Balconies will occur as horizontal elements in the
elliptical plane to further define the curvature of the structure.
The buildings are simplistic in their use of materials but the architect's design uses the
simple material to accentuate the line and shape of the structures. The major glazing
elements are "Viracon" blue reflective glass with clear glass used at the recessed building
entries. GFRC (concrete like) panels are used to break up the large expanse of the blue
glass and to provide horizontal definition to the structures.
The primary building entries facing the streets are deeply recessed on the first floor with the
second floor slightly overhanging the first floor entry. The third and fourth floors overhang
the second floor element and continue the elliptical theme. The entries are accentuated with
vertical brushed stainless steel columns and horizontal clear anodized aluminum fascias.
Window mullions are clear anodized aluminum as are the balcony railings.
The secondary building entries face away from the street toward the Emerald Pointe
structure. The ground floor plan mirrors the deep recess found on the front elevation,
however, the second floor plan introduces a straight element across this fagade. The third
and fourth floor plans then return to the elliptical format. Clear glazing is again used in the
recessed area and vertical brushed stainless steel columns are introduced to break the
horizontal mass. Unlike the front elevations, clear anodized aluminum fascias are not used.
This design solution indicates a lessening of this entry feature implying that this is not the
front of the structure.
The simplistic nature of the materials underlies a very complex architectural design. It
should serve to be an excellent complement to the Emerald Pointe development to which it
is linked while making a significant signature statement for Microdental Laboratories.
Parking: The City of Dublin Zoning Ordinance requires 3 parking stalls for each1,000
square feet of building floor area. This translates to 1 parking stall for each 333 square feet.
The Microdental development would need to provide 750 parking spaces based on the
250,000 total building square footage of the project. The applicant has proposed 967
parking stalls or the equivalent 1 parking stall for each 258 square feet. This is well in
excess of the City's requirement.
The parking is generally laid out in such a manner that it rings the building providing more
than ample full size parking stalls directly adjacent to the structures. Large landscaped
areas are provided separating the vehicles and these landscaped areas are interspersed
throughout the parking area to provide relief in the paved area.
Landscape Plan: Approximately 26% of the site is landscaped which is well in excess of
the requirement in the Planned Development Text. The site is generously buffered from the
surrounding streets by landscaped setbacks ranging between 20 to 32 feet. A significant
amount of landscaping is indicated in the parking areas and this landscaping will serve to
create welcome breaks from the expanse of parked vehicles. The planter islands and
triangular planting areas will allow for canopy trees to provide shade and screening of the
vehicles from the four-story office buildings.
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The deeply recessed vehicular entry from Arnold Drive provides an opportunity to announce
the arrival by creating a landscaped boulevard lined with large crape myrtles. Indian
hawthorn and texas privet will provide a low color and green element in the entry median.
The focal element between the two building is punctuated with a 48 inch box valley oak.
Large scale valley oaks are also used at other focal points around the project. The angled
buildings provided an opportunity to create a heavily landscaped pedestrian oriented entry
facing the intersection of Arnold and Central Parkway. Two columns of lombardy popular
trees with planter areas surrounded by lawn will accentuate the corner of the site and
present a heavily landscaped element. The majority of the tree plantings are of specimen
size, which will produce a feeling of maturity at the onset of the project.
The general overall landscape theme provided presents a well coordinated and highly
upgraded plan that will greatly accentuate the buildings. The landscape architect's design
and choice of material, as well as the large size of the material, will make the Microdental
Laboratories site a visual landmark for the community. This plan goes well beyond the
standard and traditional planting plans for campus office developments.
Conclusion:
Microdental Laboratories is currently located in Dublin and has outgrown their existing
location. The proposed facility that is the subject of this application represents Microdental's
development of their corporate headquarters to serve them for many years into the future.
As Microdental is the ultimate user of the facility, extra attention to detail and a much higher
level of commitment to architecture, parking and landscaping has been applied to this facility
than a building constructed for speculation. This project will undoubtedly become the
benchmark for campus office development in the Santa Rita area.
Approval of this Site Development Review will implement provisions of the Eastern Dublin
Specific Plan. This proposal is consistent with both the General Plan and the Specific Plan.
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GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNER: HHH Supply and Investment
Microdental Laboratories
6665 Amador Plaza Road
Dublin, California
Attention: Fred Walke
LOCATION: 11.47+ acres at the northeast corner of Arnold Drive and
Central Parkway, APN 986-0005-003-01 (por)
EXISTING ZONING: Specific Plan Designation; Industrial/Campus Office (I/CO)
Planned Development (PD) (Eastern Dublin)
GENERAL PLAN
DESIGNATION: Industrial/Campus Office (I/CO)
ENVIRONMENTAL REVIEW:
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.
G:~PA98-025~pcsr
RESOLUTION N0.99 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR PA 98-055,
MICRO DENTAL PROJECT
WHEREAS, Micro Dental has requested approval of a Site Development Review consisting of three multi-story
office buildings and related improvements on approximately 11.47 acres of land in the Eastern Dublin Specific Plan azea
generally located on north side of Central Parkway, (APN 986-0005-003-01 (por)); and
WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning
Department; and
WHEREAS, 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.
WHEREAS, the Planning Commission did hold a public heazing on said application on January 26, 1999; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve 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 make the
following findings and determinations regarding said proposed Site Development Review
A. The approval of this application (PA 98-055) is consistent with the intenUpurpose of Section 8.104 (Site
Development Review) of the Zoning Ordinance and design review requirements of the Eastern Dublin Specific Plan.
B. The approval of this application, as conditioned, complies with the policies of the General Plan ,with the
Eastern Dublin Specific Plan and with proposed Planned Development Regulations for the site which would allow an
office project at this location.
C. The approval of this application, as conditioned, is in conformance with regional transportation and
growth management plans.
D. The approval of this application, as conditioned, is in the best interests of the public health, safety and
general welfare as the development is consistent with all laws and ordinances and implements the Eastern Dublin Specific
Plan.
E. The proposed physical site development, including the intensity of development, site layout, grading,
vehicular access, circulation and pazking, setbacks, height, walls, public safety and similaz elements, as conditioned, has
been designed to provide a desirable environment for the development.
EXHIBIT 1
F. Architectural considerations, including the character, scale and quality of the design, the architectural
relationship with the site and other buildings, signs, building materials and colors, screening of exterior appurtenances,
exterior lighting and similar elements have been incorporated into the project and as conditions of approval in order to
insure compatibility of this development with the development's design concept or theme and the character of
surrounding development.
G. Landscape considerations, including the locations, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for
the public.
BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission hereby conditionally
approves the Site Development Review Application for PA98-055 to develop two office buildings on a portion of APN
986-0005-003-O1 as generally depicted by materials labeled Exhibit 1, stamped "approved" and on file in the City of
Dublin Planning Deparment. This approval shall conform generally to: the Site Development Plan (13 sheets), prepared
by ARCTEC, Inc. dated January 19, 1999, and received 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
Public Works IADMI Administration/City Attorney IFINI Finance IPCSI Parks and Community Services, lFl Alameda
County Fire Dent IDSRI Dublin San Ramon Services District 1CO1 Alameda County Flood Control and water
Conservation District Zone 7.
CONDITIONS OF APPROVAL
NO: CONDITION'TEXT ' RESP. WHEN 'SOURCE
AGENCY" REQ"D
(Prior to)
G~ Ir(3IT't+€~~IS
1. Standard Conditions of Approval. Applicant/Developer shall PL Approval of Standard
comply with the Conditions of Approval for the Tentative Improvement
Parcel Map No. 7233 (PA-98-008). In the event of conflict Plans through
between the Tentative Parcel Map Conditions of Approval and completion
these Conditions, these conditions shall prevail.
2. Standard Public Works Conditions of Approval. PW Approval of Standard
Applicant/Developer shall comply with all applicable City of Improvement
Dublin Standard Public Works Conditions of Approval Plans through
(Attachment A). In the event of a conflict between the completion
Standard Public Works Conditions of Approval and these
Conditions, these Conditions shall prevail.
3. Development Agreement/Expiration. The approval of this PL Issuance of Eastern
office complex shall be predicated upon and pursuant to the Building Dublin
terms set forth in the Development Agreement to be approved Permits Specific
by the City of Dublin. In the event of conflict between the Plan
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.
4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Eastern
action programs and mitigation measures of the Eastern Dublin improvement Dublin
General Plan AmendmenUSpecific Plan and Companion Final Plans through Specific
2
NO. CONDITION TEXT RESP. WHEN `.SOURCE
AGENCY REQ'D
(Prior to)
Environmental Impact Report (EIR) that have not been made completion Plan
specific conditions of approval.
5. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, Standard
effect at the time of building permit issuance, including, but not but no later
limited to, Planning fees, Building fees, Dublin San Ramon than Issuance
Services District Fees, Public Facilities Fees, Dublin Unified of Building
School District School Impact fees, Public Works Traffic Permits
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, Inclusionary 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 TIF's shall be subject to
recalculation and assessment of the fair share of the new or
revised fees.
6. Required Permits. Applicant/Developer shall comply with the Various Various times, Standard,
City of Dublin Zoning Ordinance obtain all necessary permits but no later PW
required by other agencies (Alameda County Flood Control than Issuance
District Zone 7, California Department of Fish and Game, of Building
Army Corps of Engineers, State Water Quality Control Board, Permits
Etc...) and shall submit copies of the permits to the Department
of Public Works.
7. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect at Completion
the time of building permit.
8. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard,
with the City of Dublin Zoning Ordinance adopted September Building PW
1997, the City of Dublin General Plan and all applicable Permits and
Specific Plans. On-going
9. Conditions of Approval. In submitting subsequent plans for PW, PL, B Issuance of Standard,
review and approval, each set of plans shall have attached an Building PW
annotated copy of these Conditions of Approval and the Permits
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/Developerwi1l be responsible for obtaining
the approvals of all participating non-City agencies.
10. Infrastructure. The locatidn and siting of project specific PL, PW Approval of 39, 40 MM
wastewater, storm drain, recycled water, and potable water Improvement Matrix
system infrastructure shall be consistent with the resource Plans
management policies of the Eastern Dublin Specific Plan.
11. Solid WasteBecycling. Applicant/Developer shall comply ADM On-going 103, 104,
with the City's solid waste management and recycling 105, 279
requirements.
MM Matrix
12. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279 MM
be consulted to ensure that adequate space is provided to Any Building Matrix
accommodate collection and sorting of petrucible solid waste as
well as source-separated recyclable materials generated by the
NO. CONDTTION TEXT RESP. WHEN SOURCE
AGENCY' REQ'D,
(Prior o)`
residents within this project.
13. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17 MM
right to protest the inclusion of the property or any portion of it Any Building Matrix
in a Landscape and Lighting Assessment District or similar
assessment district, and further waives any right to protest the
annual assessment for that District.
14. Water Quality Requirements. All development shall meet PW, PL Issuance of ESDP EIR
the water quality requirements of the City of Dublin's NPDES Grading MM
petrnit and the Alameda County Urban Runoff Clean Water Permit 3.5/54.0 &
Program. 55.0
15. Phase 1 and Phase 2 Environmental Assessment Studies. PL, PW Issuance of 289
Applicant/Developer shall supply the Director of Community Grading MM Matrix
Development and Public Works Department with a copy of the Permit
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 satisfaction of the
Director of Public Works prior to Improvement Plan approval.
16. Removal of Obstructions. The Applicant/Developer shall PW Issuance of Standard
remove all trees including major root systems and other utilities Grading
obstructions from building sites that are necessary for public Permit
improvements orfor public safety as directed by the Director of
Public Works.
bEDI A~'' U y4TiET~;,III~PRO~NTS
17. Public Art. Any public art placed in the project shall conform PL On-going Standard
with the requirements of the City of Dublin Public Art Policy.
18. Public Utility Easements. ApplicanUDeveloper shall provide PW Approval of Standazd
Public Utility Easements per requirements of the Director of Improvement
Public Works and/or public utility companies as necessary to Plans
serve this project with utility services and allow for vehicular
and utility service access. Applicant/Developer shall dedicate a
minimum 10 foot wide Public Service Easement (PSE) over
joint utility trench lines to the satisfaction of the Director of
Public Works.
19. Abandonment of Easements and Right of Ways. PW Occupancy of PW
Applicant/Developer or current landowner shall obtain an Any Building
abandonment from all applicable public agencies of existing
easements and right of ways not to be continued in use.
20. Survey Monumentation. The boundary of the four parcels of PW Occupancy of PW
Pazcel Map No. 7233 shall be survey monumented at the any Building
completion of construction of any and all public streets
specified by these conditions. The right of way of the streets
shall be survey monumented and constructed in accordance
with the City of Dublin Standard Plans to the satisfaction of the
Director of Public Works
21. Frontage Improvements along Central Parkway and PW Occupancy of PW
Arnold Road. If not previously constructed by another AnyBuilding
development, Applicant/Developer shall construct street
improvements, including all curb, gutter, 6' wide sidewalk,
center median, median landscaping and streetlighting along
Central Parkway and Amold Road where development fronts
4
<NO.- CONDTTION'TEXT RESP. WHEN SOURCE
AGENCY" REQ'D'
(Prior to)
these streets, in conformance with the plans approved for the
OPUS Industrial Park and to the satisfaction of the Director of
Public Works.
22. Improvement of Tassajara Road. Tassajara Road shall be PW Occupancy of PW
widened between I-580 and Dublin Boulevazd. Improvements Any Building
shall include two northbound 12' through lanes, two
northbound 12' lefr-turn lanes, two 12' southbound through
lanes, a 4' raised median, and two 8' shoulders on both sides of
the road. Improvements shall include a transition from four to
two lanes north of the Dublin Boulevard intersection, of a
design to be approved by the Director of Public Works, unless
constructed by a previous developer.
23. I-580 Eastbound Off-ramp at Santa Rita/Tassajara Road PW As specified PW
Exit. The Director of Public Works shall determine when the by the Director
eastbound off-ramp from I-580 at the Santa Rita/Tassajara of Public
Road exit shall be widened to provide one exclusive through Works
lane and two lefr-turn lanes (with the existing free right-turn
remaining). In conjunction with this improvement, the traffic
signal shall be modified to provide protected left-turn phasing
on the east and west 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 aze not needed
in conjunction with this project.
24. Additional Left-Turn Lane at Westbound Approach on PW As specified PW
Pimlico Drive. The Director of Public Works shall determine by the Director
when the westbound approach on Pimlico Drive will need to of Public
provide a second left-turn lane. Within one year of notification Works
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.
25. Decorative Paving. Applicant/Developer shall not construct PW Occupancy of PW
decorative pavement within City right-of--way unless otherwise Any Building
approved by the Director of Public Works. The type of
decorative pavers and pavement section shall be subject to
review and approval of 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.
NO. CONDITION`TEXT RESP. WHEPI :SOURCE
AGENCY REQ'D
(Prior to)
26. Decorative Paving Plan. Where decorative paving is installed, PW, ADM Approval of 17
a Decorative Paving Detail shall be prepared to the satisfaction Improvement MM Matrix
of the Director of Public Works. Pre-formed traffic signal Plans
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.
27. Fire/Emergency Access. Applicant/Developer shall provide PW, F Issuance of Standard
adequate access for fire and other emergency vehicles per Building
Alameda County Fire Department (ACFD) standard Permit
requirements. Drive aisles shall be designed for fire and other
emergency vehicles to conveniently pass through (20-foot
minimum lane width) and have access to all buildings. The
Developer shall provide adequate access for fire and other
emergency vehicles per Alameda County Fire Department
(ACFD) 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.
28. Oftsite Pedestrian Path. If not previously constructed by PW Occupancy of PW
another development, Applicant/Developer shall be responsible Any Building
for the construction of an offsite pedestrian path, 5' in width,
along the east side of Arnold Road from Central Parkway to
Dublin Boulevard.
29. Sidewalks. ApplicanUDeveloper shall construct a minimum PW Occupancy of PW
six foot wide sidewalk along the project frontage along Central Any Building
Parkway and Arnold Drive to match the existing sidewalk
unless otherwise approved by the Director of Public Works.
30. ADA Requirements/Handicap Ramps. All handicap ramps PW Approval of PW
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
31. Storm Drainage Sputter near Arnold Drive and Central PW Occupancy of PW
Parkway. ApplicandDeveloper shall construct a storm drain Any Building
sputter neaz the intersection of Arnold Drive and Central
Parkway as shown on the approved Eastern Dublin Drainage
Master Plan Study prepared by Brian Kangas Foulk, dated
October 1998, and as approved by the Director of Public
Works.
32. Site Drainage and Erosion Control Plan. The project site shall PW Approval of PW
drain in accordance with City of Dublin Grading Ordinance and Improvement
State Regional Water Quality Control standards. A Site Plans
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.
'NO. CONDITION'TEXT RESP. WHEN SOURCE
AGENCY REQ'I)
(Prior to)
33. Eastern Dublin Drainage Master Plan Study. PW Occupancy of PW
Applicant/Developer shall complete the updated storm drain Any Building
analysis of the Eastern Dublin Santa Rita Property to the
satisfaction of the Director of Public Works as originally
addressed in the Eastern Dublin Drainage Master Plan Study
prepared by Brian Kangas Foulk, dated October 1998.
34. Eastern Dublin Drainage Master Plan Study PW Occupancy of PW
Improvements. If not previously constructed by another Any Building
development, Applicant/Developer shall install new drainage
improvements specified by the master plan study for this area.
This shall include the drainage sputter from the newly
constructed open channel located on the west side of Arnold
Road and the drainage box and storm drain pipe from the
southwest corner of the site along the extension of Arnold Road
to the existing 3-54" reinforced concrete box under I-580.
35. Joint Utility Trenches/Undergrounding/Utility Plans. PW, PL Occupancy of PW
ApplicanUDeveloper shall construct all joint utility trenches Affected Utilities
(such as electric, telephone, cable TV, and gas) in accordance Buildings
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 Planning. Location of
surface or above-ground items shall be shown on the Final
Landscaping and Irrigation Plan and screened from view.
E a.: ..
36. Public Facilities Fee. Applicant/Developer shall pay a Public PCS As indicated in PCS
Facilities Fee in the amounts and at the times set forth in City Condition of
of Dublin Resolution No. 32-96, adopted by the City Council Approval
on March 26, 1996, or in the amounts and at the times set forth
in any resolution revising the amount of the Public Facilities
Fee.
°" ' +GING
37. Landscaping. Applicant/ Developer shall construct all PL Occupancy of PW
landscaping within the site and along the project frontage from Any Building
the face of curb to the site right-of--way to the design and
specifications of the Eastern Dublin Specific Plan, the "Santa
Rita Streetscape Plans" and City of Dublin specifications, and
to the satisfaction of the Director of Public Works. Street tree
varieties of a minimum 15-gallon size shall be planted along all
street frontages and shall be shown on the Landscaping plans.
Exact tree locations and varieties shall be reviewed and
approved by the Director of Public Works. All landscaping
materials within the public right-of--way 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
NO CONDITION TEXT RESP. WHEN , SOURCE
AGENCY REQ'D
(Prior to)
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.
38. Final Landscape Plan. Applicant/Developer shall submit a PL, PW Issuance of PL
revised landscape plan which shall be subject to review and Building
approval by the Director of Community Development and the Permits
Director of Public Works.
39. Lighting and Landscape Maintenance. Applicant/Developer PL Approval of PL
is responsible for lighting and landscape maintenance in the Improvement
public right-of--way through Lighting and Landscaping Plans
Maintenance Assessment Districts or any other method of
maintaining the lighting and landscaping approved as part of
this project.
Tt~4F ~' +C~!~kNFl:CIRU ' ~~N ' :.. ; ,
40. LAVTA. Applicant/Developer shall cooperate with the PW Approval of PW
LAVTA to provide convenient access to public transit, to Improvement
enhance local and regional mobility and integration of LAVTA Plans
with other public transit systems, and to locate bus alignments,
turnouts, service stops, bus shelters and other transit amenities.
The cost of procuring and installing the necessary
improvements to meet the requirements listed above shall be
paid by ApplicanUDeveloper. ApplicanilDeveloper shall
comply with all applicable requirements of LAVTA.
41. Joint Access with Humphreys Site. The joint access PW Occupancy of PW
between this site and the Hul»phrey's site to the north shall be Any Building
in conformance with conditions listed elsewhere in this
document, the previous approval for Tentative Parcel Map No.
7233, the previous approval for the Humphreys property and
the Summerglen development to the east.
"~+' IhC'r C'+Yr=S~12;:. CES : ', I
42. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Building MM Matrix
Fire Services (ACFD) rules, regulations and standazds, Permits
including minimum standards for emergency access roads and
payment of applicable fees, including City of Dublin Fire
Impact Fees.
43. Fire Conditions. Developer shall comply with all conditions F lssuance of Standard
of the Alameda County Fire.Department (ACFD), including: Building
Permits
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 Acess roadways shall be designed and installed to suport the
imposed loads of fire equipment. The minimum standard shall be H2O design. Design
shall be approved by ACFD prior to installation.
NO. CONDTPION`TEXT RESP. WHEN` SOURCE
AGENCY REQ'D`
(Prior to)
d. Gates or barricades designed for emergency vehicle access shall meet the standards of
the ACFD and the City of Dublin.
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 lifr of asphalt.
f. Plans may be subject to revision following review.
44. Projected Timeline. Applicant/Developer shall submit a PO Issuance of 66, 69, 70
projected timeline for project completion to the Dublin Police Building MM Matrix
Services Department, to allow estimation of staffing Permits
requirements and assignments.
45. Non-Residential Security. ApplicanbDeveloper shall comply PO Occupancy of PO
with all applicable City of Dublin Non-Residential Security Any Building
Requirements.
t~~A IIr ~OC1NT`f~ ,00D CO~lTT20L PtNT>''gYATER CONSE R'?4~ATIQN D ESTRf~'t' SO N'
46. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to exist, Grading
are proposed or are located during field operations without a Permits
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 similazly.
47. Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141
applicable salt mitigation requirements of Zone 7. PW MM Matrix
48. Requirements and Fees. Applicant/Developer shall comply Zone 7, Issuance of Standazd
with all Alameda County Flood Control and Water PW Building
Conservation District-Zone 7 Flood Control requirements and Permits
applicable fees.
Tl~ ~N:S~MC~N~a't?TCESbIS!I'RIC'~' '_SYtSD
49. Construction by Applicant/Developer. All onsite potable and DSR Completion of Standard
recycled water and wastewater pipelines and facilities shall be Improvements
constructed by the Applicant/Developer in accordance with all
DSRSD master plans, standards, specifications and
re uirements.
50. DSRSD Water Facilities. Water facilities must be connected DSR Acceptance of DSRSD
to the DSRSD or other approved water system, and must be Improvements
installed at the expense of Applicant/Developer in accordance
with District Standards and Specifications. All material and
workmanship for water mains and appurtenances thereto must
conform with all of the requirements of the officially adopted
Water Code of the District and shall be subject to field
inspection by the District. Applicant/Developer shall comply
with all conditions of Parcel Map No. 7233 -Resolution No.
02-98, includin
Grime; 1'Cou~itiutts
"NO. CONDITION'TEXT RESP.' WHEN SOURCE
AGENCY REQ'D
(Prior to)
a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building
"Standard Procedures, Specifications and Drawings for Design and Permits
Installation of Water and Wastewater Facilities," all applicable
DSRSD Master Plans and policies, and all Recycled Water Design and
Construction Standards.
b. Domestic and fire protection waterline systems for residential tracts or Approval of DSRSD
commercial developments shall be designed to be looped or Improvement
interconnected to avoid dead-end sections in accordance with Plans
requirements of the DSRSD Standard Specifications and sound
engineering practices. ApplicanUDeveloper shall coordinate with
DSRSD and Alameda County Fire Department on required fire flows.
The present interim water system is capable of providing a maximum
of 3,500 gallons per minute of fire flow to the site. A future reservoir
is anticipated to be constructed which will allow for a fire flow of
4,500 gallons per minute. ApplicanUDeveloper shall hold harmless
DSRSD over the use of an interim waters stem for fire rotection.
c. All utility connection fees, plan checking fees, inspection fees, permit Issuance of DSRSD
fees, and fees associated with a wastewater dischazge permit shall be Building
paid to DSRSD in accordance with the rates and schedules established Permits
in the DSRSD Code.
d. All improvement plans for DSRSD facilities shall be signed by the Issuance of DSRSD
District Engineer. Each drawing of improvement plans shall contain a Building
signature block for the District Engineer indicating approval of the Permits
sanitary sewer or water facilities shown. Prior to approval by the
District Engineer, Applicant/Developer shall pay all required DSRSD
fees, and provide an engineer's estimate of construction costs for the
sewer and water systems, a performance bond, aone-year maintenance
bond, and a comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD.
Applicant/Developer shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by the
District En ineer.
e. No sewer line or water line construction shall be permitted unless the Issuance of DSRSD
proper utility construction permit has been issued by DSRSD. A Building
construction permit will only be issued after all of the DSRSD Permits and all
conditions herein have been satisfied. DSRSD
re uirements
f. The Applicant/Developer shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and
indemnify the same from any litigation, claims, or fines resulting from
the construction and com letion of the ro'ect.
10
SITE DEVELOPMENT REVIEW
This Site Development Review approval for PA-98-055 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 Departrnent of Community Development. (Some of the itmes require revisions as noted in other
Conditions herein):
fGEN E~i~O : Imrtll~;s.
1. Standard Conditions. The project shall comply with the City of PL, B Through Standazd
Dublin Site Development Review Standard Conditions (Attachment Completion
B).
2. Term. Approval of the Site Development Review shall be valid for PL On-going Standard
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. (Applicant/Developer must submit
a written request for the extension prior to the expiration date of the
Site Development Review.)
3. Revocation. The SDR will be revocable for cause in accordance PL On-going Municipal
with Section 8.96.020.I of the Dublin Zoning Ordinance. Any Code
violation of the terms or conditions of this approval shall be subject
to citation.
4. Colors and Materials Board. Applicant shall submit a colors and PW, PL Issuance of Standard
materials board subject to approval of the Director of Community Building
Development to reflect any changes made during project review. Permits
5. Street Names. Street names shall not duplicate any names already PL, PO Approval of Standard
being used in other segments of the City. Street names shall be Improvement
subject to approval of the Director of Community Development and Plans
the Dublin Police Service.
6. Building Permits. To apply for building permits, B Issuance of Standard
ApplicanUDeveloper shall submit twelve (12) sets of construction Building
plans to the Building Department for plan check. Each set of plans Peantts
shall have attached an annotated copy of these Conditions of
Approval. The notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction plans will
not be accepted without annotated resolutions attached to each set of
plans. ApplicanUDeveloperwdl be responsible for obtaining the
approvals of all participating non-City agencies prior to issuance of
building permits.
7. Mechanical Equipment. All ducts, meters, transformers, air PL, B Issuance of Standard
conditioning equipment and other mechanical equipment that is on- Building
site or roof mounted shall be screened from view of all public rights Permits
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.
8. Refuse Collection Areas. The refuse collection areas within the PW, PL Approval of 279
project shall be reviewed by the refuse collection service provider to Improvement MM
11
ensure that adequate space is provided to accommodate collection of Plans Matrix
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 azea.
9. Streetlights. Streetlights on arterial streets adjacent to the project PW Approval of Standard
shall be the City Standazd cobra head luminaries with galvanized Improvement
poles. Standazd City cobra head luminaries may be used in this Plans
development. Lights shall be designed so as to not 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.
10. Parking. Applicant/Developer shall provide parking as shown on PL Completion of Standard
the Site Plan and Preliminary Landscape Plan prepared by Improvements
ARCTEC, Inc. dated January 19, 1999, and received by the Dublin
Department of Community Development on January 19, 1999. 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.
11. Bicycle Parking. Bicycle parking shall be provided neaz the PL, PW Occupancy of
building entries. Any Building
12. Final Landscaping and Irrigation Plan. ApplicanUDeveloper PL, PW Issuance of Standard
shall submit a Final Landscaping and Irrigation Plan, conforming to Building
the requirements of Section 8.72.030 of the Zoning Ordinance Permits
(unless otherwise required by this Resolution), stamped and
approved by the Director of Public Works and the Director of
Community Development. That plan should generally conform to
landscaping plan. It must reflect any revised project design shown
on the Site Development Review with a later date.
13. Street Trees. Street tree varieties of a minimum 15-gallon size shall PL, PW Plans PW
be planted along all street frontages as shown on the Landscape Approved prior Standard
Plan. Exact tree locations and varieties shall be reviewed and to Issuance of
approved by the Director of Public Works. Trees planted within, or Building
Permits/
adjacent to, sidewalks or curbs shall be submitted to the Department Installed prior
of Community Development for review and approval by the Director to Occupancy
of Community Development and the Director of Public Works to of Any
determine the need for root shields. Building
14. Project Signage. The Micro Dental project shall apply for and PL Prior to Standard
receive approval of a Master Sign Program in accordance with Issuance of
Section 8.84.130 of the City of Dublin Zoning Ordinance. Sign Permit
15. Monument Signs. Design of monument signs shall be approved by PL, PW Completion of Standard
the Director of Community Development to assure compatibility Improvements
with design elements of the project and by the Director of Public
Works to assure unobstructed traffic visibility.
16. Backllow Devices. Backflow devices shall be screened from view PL Issuance of Standazd
by means of fencing, enclosures, landscaping and/or berms. Building
Permits
17. Standard Plant Material, Irrigation System and Maintenance PL Occupancy of Standard
Agreement. ApplicanUDeveloper shall sign and submit a signed Any Unit
copy of the City of Dublin Standard Plant Material, Irrigation
12
System and Maintenance Agreement prior to the occupancy of any
units.
18. Water Efficient Landscape Regulations. ApplicanUDeveloper PL, PW, Issuance of Standard
shall ensure that the Final Landscaping and Irrigation Plan conforms DSR Building
to the City's Water Efficient Landscape Regulations, including dual Permits
piping to facilitate future recycled water.
5`~A1 ~IDA15..
19. Health, Design and Safety Standards. Prior to final approval PW, PL Occupancy of Standard
allowing occupancy of any new building, the physical condition of Any Building
the building shall meet minimum health, design, and safety
standards includin ,but not limited to the followin
a. The streets providing access to the site shall be complete to PL Occupancy of Standazd
allow for safe traffic movements to and from the site. An Buildin
b. All traffic striping and control signing on streets providing PW Occupancy of Standard
access to the site shall be in lace. An Buildin
c. All street name signs oh streets providing access to the homes PL Occupancy of Standard
shall be in lace. An Buildin
d. Exterior lighting shall be provided for building entrances and PW Occupancy of Standazd
shall be of a design and placement so as not to cause glare Affected
onto ad~oinin ro erties. Buildin
e. All repairs to the street, curb, gutter, and sidewalk which may PW Occupancy of Standard
create a hazazd shall be completed to the satisfaction of the Any Building
Director of Public Works and any non-hazardous repairs shall
be com lete and/or bonded for.
f All buildings shall have an illuminated address number that is PL, PO Occupancy of Standard
clearl visible from the middle of the street. An Buildin
g. Lighting used after daylight hours shall be adequate to provide PL,POB Plans Approved Standard
for security needs (Photometrics and lighting plans for the site PW prior to
shall be submitted to the Department of Community Issuance of
Development and the Dublin Police Services for review and Building
approval. Permits/
Lighting
Installed prior
to Occupancy
of Any
Buildin
g. Applicant/Developer shall submit a final lighting plan to the PL,PO Plans Approved PO
Deparhnent of Community Development and the Dublin prior to
Police Services for review and approval. At a minimum the Issuance of
plan shall include 0.50 candle lighting lelvels at all doors, 1.0 Building
candle lights at ground level in parking lot areas, and lighting Permits/
fixtures that are a vadal-resistant type. Lighting
Installed prior
to Occupancy
of Any
Buildin
i. All sewer clean-outs, water meter boxes, and other utility PW Occupancy of Standazd
boxes shall be set to grade to the approval of the Director of Any Building
Public Works.
j. The buildings shall have received all necessary inspections B Occupancy of Standazd
and have final approval by the Building Depardnent to allow Any Building
occu anc .
k. All fire hydrants in streets providing access to the site shall be F Occupancy of Standard
o erable to Ci and ACFD standards. An Buildin
13
1. All streets providing access to the site shall be improved to an PW, F Occupancy of Standard
adequate width and manner to allow for fire engine circulation Any Building
to the a royal of the Director of Public Works and ACFD.
m. Exterior landscaping shall be kept at a minimal height and PO On-going PO
fullness giving patrol officers and the general public
surveillance ca abilities of the azea.
n. Applicant/Developer shall provide each entrance of the PO Occupancy of PO
complex with a graphic unit locater director, visible from Any Building
within a vehicle as it enters the com lex.
o. Applicant/Developer shall keep the site clear of graffiti PO On-going PO
vandalism on a regulaz and continuous basis at all times.
Graffiti resistant materials should be used.
p. ApplicanUDeveloper shall work with the Dublin Police on an PO Plan submitted PO
ongoing basis to establish an effective theft prevention and prior to
security program. ApplicanUDeveloper shall submit a security Occupancy of
lan for the site for review and a royal b the Dublin Police. An Buildin
3~ T1Y~1~T'~aS:1L VSi' '..
20. Energy Conservation. Building plans shall demonstrate the PL, PW Issuance of ESDP EIR
incorporation of energy conservation measures into the design, Building MM
construction, and o eration of ro osed develo ment. Permits 3.4/46.0
PASSED, APPROVED AND ADOPTED this 26'" day of January, 1999.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Community Development Director
14
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2
ATTACHMENT A
CITY OF DUBLIN
STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL
Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all
the City of Dublin's requirements and policies, including the Urban Runoff Program and Water
Efficient Landscaped Ordinance.
GENERAL:
1. Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin
Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin
Grading Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall
obtain copies of and comply with conditions as noted on "City of Dublin General Notes
on Improvement Plans" and "City of Dublin Improvement Plan Review Check List".
2. An encroachment permit shall be secured from the Director of Public Works for any work
done within the public right-of--way where the work is not covered under the public
improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for
any work performed within a Caltrans right-of--way or that impacts their facilities.
3. Applicant/Developer is responsible for the construction site and construction safety at all
times.
4. Construction of the project shall be conducted so as to minimize the effect of the
construction on the existing community and on the occupants of any new homes as they
are completed, as required by the Environmental Impact Report. Applicant/Developer
shall submit a Construction Noise Management Program/Construction Impact Reduction
Plan for review and approval by the Director of Public Works prior to issuance of grading
permit. The following measures shall be taken to reduce construction impacts and shall be
included in the Construction Noise Management Program/Construction Impact Reduction
Plan:
a) Offsite truck traffic shall be routed as directly as practical between the freeway (I-
580) and the job site, and as approved by the Director of Public Works.
b) Applicant/Developer shall obtain an Oversized Load and/or Overweight Load
Permit from the City as required by the Director of Public Works prior to hauling
of any oversized and/or overweight loads on City streets.
c) The construction site shall be watered at regular intervals during all grading
activities. The frequency of watering should increase if wind speeds exceed 15
miles per hour. Watering should include all excavated and graded areas and
material to be transported offsite. Recycled or other non-potable water resources
shall be used where feasible.
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rev. January 6, 1999
d) Construction equipment shall not be left idling while not in use.
e) All construction equipment shall be fitted with noise muffling devises.
f) Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
g) Mud and dust that aze carried onto street surfaces by construction vehicles shall be
cleaned up on a daily basis.
h) Excavation haul trucks shall use tarpaulins or other effective covers.
i) Upon completion of construction, measures shall be taken to reduce wind erosion.
Replanting and repaving should be completed as soon as possible.
j) Houses will be constructed in phases so that most of the construction traffic can
be routed into the subdivision without traveling in front of existing homes that are
occupied.
k) During construction, non-residential facilities shall provide pedestrian access from
public streets to building entrances as required by the Director of Public Works.
1) After grading is completed, fugitive dust on exposed soil surfaces shall be
controlled using the following methods:
1. All inactive portions of the construction site shall be seeded and watered
until grass growth is evident.
2. All portions of the site shall be sufficiently watered to prevent excessive
amounts of dust.
3. Onsite vehicle speeds shall be limited to 15 mph.
4. Use of petroleum-based palliatives shall meet the road oil requirements of
the Air Quality District. Non-petroleum based tackifiers may be required
by the Director of Public Works.
5. The Department of Public Works shall handle all dust complaints. The
Director of Public Works may require the services of an air quality
consultant to advise the City on the severity of the dust problem and
additional ways to mitigate impact on residents, including temporarily
halting project construction. Dust concerns in adjoining communities as
well as the City of Dublin shall be addressed. Control measures shall be
related to wind conditions. Air quality monitoring of PM levels shall be
provided as required by the Director of Public Works.
m) Construction interference with regional non-project traffic shall be minimized by:
1. Scheduling receipt of construction materials to non-peak travel periods.
2. Routing construction traffic through areas of least impact sensitivity.
3. Limiting lane closures and detours to off-peak travel periods.
4. Providing ride-share incentives for contractor and subcontractor personnel.
n) Emissions control of onsite equipment shall be minimized through a routine
mandatory program oflow-emissions tune-ups.
o) During construction, noise control and construction traffic mitigation measures
within residential neighborhoods and on public streets must be taken to reduce
noise and use of public streets by construction traffic as directed by Public Works
officials.
5. Applicant/Developer shall designate proposed haul routes, and shall repair damage to
County roads used as haul routes, or damaged by construction activity. An agreement
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rev. January 6, 1999
shall be made with the County, in the form of a letter, that is satisfactory to the County. A
copy of the agreement shall be submitted to the City of Dublin. If determined to be
necessary by the County, a permit shall be issued by the County which addresses the
repair of any damaged portions of County roads, and/or contribution to future overlay
projects.
6. Construction and grading operations shall be limited to weekdays, Monday through
Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The
Director of Public Works may approve work on Saturday and hours beyond the above
mentioned days and hours with the understanding that the developer is responsible for the
additional cost of the Public Works inspectors' overtime.
7. Should any prehistoric or historic artifacts be exposed during excavation and construction
operations, the Department of Community Development shall be notified and work shall
cease immediately until an azchaeologist, who is certified by the Society of California
Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to
evaluate the significance of the find and suggest appropriate mitigation measures, if
deemed necessary, prior to resuming ground-breaking construction activities.
Standardized procedures for evaluating accidental finds and discovery of human remains
shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California
Environmental Quality Act Guidelines.
8. Applicant/ Developer shall ensure that stationary source emissions associated with project
development are minimized and shall meet the following requirements:
a) The houses shall be designed to meet or exceed the requirements of Title 24 of the
California Code of Regulations (energy efficiency requirements). By meeting or
exceeding these requirements, the houses will require less energy to heat and coo],
thereby reducing the emissions created in the production of electric power and created
by burning natural gas.
b) The project will utilize curbside recycling, which will reduce the amount of solid
wastes from the project which would be deposited at a landfill site, thereby
minimizing the amount of nitrous oxide emissions from the landfill.
c) During rough grading the construction site will be regularly watered to contain dust,
and after construction the front yards and street landscaping will be installed, thereby
minimizing the amount of air pollution caused by airborne dust from the site.
9. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other
pest problem due to construction activities. The use of rodenticides and herbicides within
the project azea shall be performed in cooperation with and under the supervision of the
Alameda County Department of Agriculture and will be restricted, to the satisfaction of
the Director of Community Development, to reduce potential impacts to wildlife.
10. Within sixty (60) days prior to habitat modification, ApplicanUDeveloper shall submit a
biological survey of the project site (Preconstruction Survey). The Preconstruction
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rev. January 6,1999
Survey shall be prepared by a biologist that is approved and hired by the City prior to
commencement of work. The survey shall examine whether any sensitive species exist on
or adjacent to the site and if they exist, shall include protection plans for the species.
Applicant/Developer shall be responsible for the cost of the survey and for City Staff
review of the survey. Applicant/Developer shall submit the survey a minimum of twenty-
one (21) days prior to the anticipated habitat modification date so that the City will have
adequate time for review of the survey. Applicant/Developer shall be responsible for
implementing recommendations of the Preconstruction Survey including any
modifications to site design to protect sensitive species as a result of the survey.
Determination of the significance of the discovery shall be determined by the Director of
Community Development. Should any Kit Foxes be discovered on the site either during
the Preconstruction Survey or during project construction, Applicant/Developer shall be
responsible for complying with the Kit Fox Protection Plan.
BONDS. SECURITIES & AGREEMENTS:
11. Developer shall provide Faithful Performance (100% of improvement costs), Labor and
Material (50% of improvement costs) securities and a cash monumentation bond to
guazantee the installation of project improvements, including streets, drainage,
monumentation, grading, utilities and landscaping subject to approval by the Director of
Public Works prior to approval of the Final or Parcel Map and prior to issuance of any
grading and/or improvement permits.
12. The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the
terms set forth in the Development Agreement to be approved by the City of Dublin. The
Development Agreement shall include an infrastructure sequencing program and shall be
recorded. The Vesting Tentative Map shall expire at the standard time of two and one
half (2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of
Section 66452.6 of the Subdivision Map Act unless the Development Agreement is
terminated at an earlier date. In the event of conflict between the terms of the
Development Agreement and the Conditions of Approval contained herein, the terms of
the Development Agreement shall prevail.
13. Applicant/Developer shall enter into an Improvement Agreement with the City for all
project improvements prior to issuance of improvement permits. Complete improvement
plans, specifications, and calculations shall be submitted to, and approved by, the
Director of Public Works and other affected agencies having jurisdiction over public
improvements prior to execution of the Improvement Agreement. Improvement plans
shall show the existing onsite and offsite project improvements and proposed
improvements along the adjacent public streets and property that relate to the proposed
improvements.
14. If grading is commenced prior to filing the Final Map or Pazcel Map, a surety or
guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount
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rev. January 6, 1999
approved by the Director of Public Works as necessary to insure restoration of the site to
astable and erosion-resistant state if the project is terminated prematurely.
15. Prior to acceptance of the project as complete and release of the Faithful Performance
Bond or securities by the City:
a) All improvements and landscaping shall be installed as per the approved
Improvement Plans and Specifications.
b) An as-built landscaping plan prepared by the Project Landscape Architect shall be
submitted and a declaration by the Project Landscape Architect that all work was
done under his/her supervision and in accordance with the recommendations
contained in the landscape and soil erosion and sedimentation control plans shall be
submitted to the Director of Public Works.
c) Photo mylazs and, if available, AutoCAD (or approved equal) electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final or Parcel and
Annexation Maps, if any, which are tied to the City's existing mapping coordinates
including all as-built plans prepared by a registered Civil Engineer shall be submitted
to the City.
d) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests shall be submitted to the City.
e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that
all work was done under their supervision and in accordance with the
recommendations contained in the soil and geologic investigation reports and the
approved plans and specifications and that the finished graded building pads aze
within f 0.1 feet in elevation of those shown on approved plans shall be submitted to
the City.
f) Copies of the Final Map and improvement plans, indicating all lots, streets, and
drainage facilities within the project shall be submitted at 1" = 400' scale, and 1" _
200' scale shall be submitted to the City for City mapping purposes.
16. Upon acceptance of the improvements and receipt of required submittals, the Faithful
Performance bond or security may be replaced with a Maintenance bond that is equal to
25% of the value of the Performance security. The Maintenance bond is released one
year after acceptance of the project and after the repair of deficiencies, if any, are
completed.
17. The Labor and Materials bond or security is released in accordance with the City's
Subdivision Ordinance and the Subdivision Map Act and after acceptance of the
improvements.
18. Applicant/Developer, and any parties or individuals granted rights-of--entry by
Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and
its agents, officers, and employees from any claim, action, or proceeding against the City
of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency, appeal board, Planning
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rev. January 6, 1999
Commission, City Council, Director of Community Development, Zoning Administrator,
or any other department, committee, or agency of the City concerning a subdivision or
other development which actions are brought within the time period provided for in
Government Code Section 66499.37; provided, however, that the ApplicanUDeveloper's
duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly
notifying the ApplicanUDeveloper of any said claim, action, or proceeding and the City's
full actions or proceedings.
IMPROVEMENTS AND DEDICATIONS:
19. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans,
Grading Plans, and subdivision Final/Pazcel Maps) shall be prepared, designed, and
signed by a registered civil engineer to the satisfaction of the Director of Public Works in
accordance with the Ordinances, standards, specifications, policies, and requirements of
the City of Dublin using standard City title block and formats prior to issuance of
building permits and prior to filing the Final Map/Pazcel Map. Minimum lettering size on
all plans submitted shall be 1/8 inch. Afrer approval, original mylazs or photo mylazs
with three sets of blue prints must be submitted to the City.
20. A current title report and copies of the recorded deeds of all parties having any recorded
title interest in the project property and copies of the deeds and the Final Maps or Parcel
Maps for adjoining properties and easements which are no more than 6 months old as of
the date of submittal shall be submitted as deemed necessary by the Director of Public
Works.
21. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right of ways.
22. Layout and design of the project parking, striping, drive aisles, and sidewalks within the
project shall be configured to maximize safety, circulation, convenience, and sight
distance per the City of Dublin zoning ordinance, standazd plans and details, and current
policies as approved by the Director of Public Works. Final detailed layout and design of
internal private and public streets and drive aisles must be approved by the ACFD and
Director of Public Works.
23. All improvements along streets within the subdivision and as required offsite (including
curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be
constructed prior to occupancy of the first building in accordance with approved City
standazds and to the satisfaction of the Director of Public Works and only after the
Subdivision Improvement Agreement has been approved and required bonds and fees
have been delivered to the City.
24. The minimum uniform street gradient shall be 1 %. The structure design of the road shall
be subject to approval of the Director of Public Works. Parking lots shall have a
minimum gradient of 1% and a maximum gradient of 5%.
page 6
rev. January 6, 1999
25. Minimum sight distance for public streets, including intersection sight distance, shall
meet the CALTRANS Highway Design Manual.
26. All public sidewalks must be within City right of way or in a pedestrian easement except
as specifically approved by the Director of Public Works.
27. Any relocation of improvements or public facilities shall be accomplished at no expense
to the City.
28. ApplicanUDeveloper shall acquire easements, and/or obtain rights-of--entry from the
adjacent property owners for improvements (including grading, stockpiling and storing of
equipment or material) required outside of the project. The easements and/or rights-of-
entry shall be in writing and copies shall be furnished to the Director of Public Works
prior to issuance of any grading permits.
29. The boundary of parcels and the exterior boundary of the project shall be survey
monumented at completion of construction of project improvements. The centerline of
City and private streets and new boundazies shall be survey monumented and set in
accordance with the City of Dublin Standard Plans and to the satisfaction of the Director
of Public Works. At least three (3) permanent benchmarks shall be established as shown
on the applicable Specific Plan. Plats and elevation data shall be provided to the City in a
form acceptable to the Director of Public Works.
30. Applicant/Developer shall be responsible for transitioning existing improvements to
match proposed improvements required as Conditions of Approval for this Vesting
Tentative Map.
31. ApplicanUDeveloper shall install all water, gas, sewer, underground electric power, cable
television or telephone lines and storm drain facilities before any paving, curb, gutter or
sidewalk is installed or as approved by the Director of Public Works. Utility stub
connections to property boundazies shall be required unless waived in writing by the
Director of Public Works.
32. ApplicanUDevelopershall show in the project construction documents the locations of all
transformers, vaults and electrical boxes, double detector check valves, and joint trenches
that will service the site with electricity, fire protection water system, telephone and CATV
to the buildings to the satisfaction of the Director of Public Works. All new utilities and
utility vaults shall be underground. All above ground boxes and transformers shall be
screened by landscaping to the satisfaction of the Director of Community Development and
the Director of Public Works.
33. ApplicanUDeveloper shall construct a site lighting system in accordance with the City of
Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The
Developer shall submit a preliminary lighting plan showing the distribution of lights on the
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rev. January 6, 1999
site, type and location of street and yard lights that shall be reviewed and approved to the
satisfaction of the Director of Public Works prior to construction.
34. Applicant/Developersha1l construct all new fire hydrants in streets to City and Alameda
County Fire Department standards. Applicant/Developer shall comply with applicable
Alameda County Fire Department, Public Works Department, Dublin Police Service,
Alameda County Flood Control District Zone 7 and Dublin San Roman Services District
requirements.
35. Applicant/Developer shall submit a utilities service report and plan (including a
composite base map showing the location, phasing and construction of all existing and
proposed utilities) to the satisfaction of the Public Works Director and Community
Development Director along with documentation that domestic fresh water, sanitary
sewer, electricity, gas, telephone, and cable television service can be provided to each
residence and building within the project by the applicable utility companies and shall
indicate when such service will be available.
36. Applicant/Developer shall construct all utilities as may be deemed necessary to provide
for the proper, clean, and safe functioning of utility services for each proposed
residence building within the project. All utility construction is subject to the
requirements and specifications of the agency having jurisdiction over the respective
utility facilities.
37. All utilities within the project and to each lot shall be underground in accordance with the
City policies and existing ordinances. All utilities shall be located and provided within
public street right of ways and/or public service easements as directed by the Director of
Public Works and shall be sized to meet utility company standards.
38. All transmission lines shall be constructed away from sensitive areas unless otherwise
approved by the Director of Public Works.
39. Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works prior to approval of the Final/Parcel Map.
These easements shall allow for vehicular and utility service access.
40. A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map
along all street frontages unless otherwise determined by the Director of Public Works, in
addition to all other easements required by the utility companies or goverrunental
agencies.
41. Applicant/Developer shall construct a recycled water line and contract with the Dublin
San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled
water service connection points to the project, including all landscaped common areas
prior to occupancy of affected units. The plans for these facilities shall be reviewed and
approved by DSRSD and the City of Dublin Public Works Department.
page S
rev. January 6, 1999
42. The landscaped common areas of the project shall have laterals installed to the
satisfaction of the Director of Public Works to enable future recycled water connection in
addition to potable water connection prior to occupancy of any building. Recycled water
lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to
the City's Water Efficient Landscape Regulations.
43. Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain
improvements of the project for review and approval by the Director of Public Works
prior to issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based
upon final storm water design calculations by a licensed professional engineer in
California.
44. For all storm drains located outside of the public right of way, a "Storm Drain Easement"
or "Private Storm Drain Easement" shall be dedicated on the Final Map, to the
satisfaction of the Director of Public Works.
45. Applicant/Developer shall provide an access road and turn-around and maintenance
easement for access to all storm drainage detention facilities and trash racks.
46. Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works
that all mitigation measures that are necessary as a result of drainage impacts of this
project will be constructed to the satisfaction to of the Director of Public Works prior to
occupancy of any building.
47. Where possible, roof drains shall empty onto an approved dissipating device and then
over lawn or other planted azeas to street or approved drainage facility. Concentrated
flows will not be allowed to drain across sidewalk areas.
48. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public
storm drain main lines and 12" minimum diameter RCP shall be used for laterals
connecting inlets to main drain line.
49. Storm drainage facilities for a drainage area less than 1 square mile shall be designed to
meet the capacity of a 15 year storm; storm drainage facilities for a drainage area of
between 1 squaze mile and 5 squaze miles shall be designed to meet the capacity of a 25
year storm; and storm drainage facilities for a drainage area greater than 5 squaze miles
shall be designed to meet the capacity of a 100 year storm.
50. All streets shall be designed so that the 15-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions
of travel above the 100-year storm level.
51. No buildings or other structures shall be constructed within a storm drain easement.
page 9
rev. January 6, 1999
52. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharge into an approved drainage facility,
not onto slopes.
53. Applicant/Developer shall comply with Alameda County Flood Control District
requirements. If there is a conflict between City and County Flood Control requirements
the Director of Public Works shall determine which requirements shall apply.
54. A detailed fencing/wall plan shall be submitted with the improvement plans for the first
phase of development. The design, height, and location of the fences/walls shall be
subject to approval of the Community Development Director and Director of Public
Works. Wall sections shall not be butted together but separated by pilasters unless
otherwise approved by the Director of Public Works.
55. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower
than the abutting property or adjacent lots within the subdivision, a concrete or masonry
block retaining wall or other suitable solution acceptable to the Director of Public Works
shall be required and any fence or wall height shall be measured from the top of grade on
the higher side of the retaining wall or slope.
56. All wall or fence heights shall be a minimum 6 feet high (except in those locations where
Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot
sound attenuation wall is required). All walls and fences shall be designed to ensure clear
vision at all street intersections to the satisfaction of the Director of Public Works.
57. A registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be
required for their construction. A maintenance and inspection program shall be
implemented by the Applicant/Developer or by the homeowners association for the
periodic inspection and maintenance of all retaining walls that could possibly affect the
public right of way.
58. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot
level area on both sides in order to facilitate maintenance by the property owners.
GRADING AND DRAINAGE:
59. The grading plan designs for this Vesting Tentative map shall be designed in
conformance with the approved Vesting Tentative Map and shall be based on an
approved soils reports. The soils report for the project shall include recommendations 1)
for foundations, decks and other miscellaneous structures, 2) for design of swimming
pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the
soils report shall include a professional opinion as to safety of the site from the hazards of
land slippage, erosion, settlement and seismic activity. Both the project civil engineer and
the project soils engineer must sign the grading plans. In case of conflict between the soil
page 10
rev. January 6, 1999
engineer's recommendations and City ordinances, the Director of Public Works shall
determine which shall apply.
60. The soils engineer or his technical representative must be present at the project site at all
times during grading operations. Where soil or geologic conditions encountered in
grading operations are different from that anticipated in the soil and geologic
investigation report, or where such conditions warrant changes to the recommendations
contained in the original soil investigation, a revised soil or geologic report shall be
submitted and approved by the Director of Public Works. It shall be accompanied by an
engineering and geological opinion as to the safety of the site from hazards of land
slippage, erosion, settlement, and seismic activity.
61. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the
project site for review and approval by the City prior to issuance of grading permit, and
(as a minimum) shall design the grading plan based on the recommendations outlined in
said report, and as required by the City's Grading Ordinance.
62. Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction
grading/erosion control plan (including phasing) and a drainage, water quality, and
erosion and sedimentation control plan for the post-construction period shall be prepared
by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the
Director of Public Works. Said plans shall include detailed design, location, and
maintenance criteria, of all erosion and sediment control measures. The plans shall
provide, to the maximum extent practicable, that no increase in sediment or pollutants
from the site will occur. The post-construction plan shall provide for long-term
maintenance of all permanent erosion and sediment control measures such as slope
vegetation. The construction grading/erosion control plan shall be implemented and in
place by October 15th and shall be maintained in place until April 15th unless otherwise
allowed in writing by the Director of Public Works. It shall be the Applicant/Developer's
responsibility to maintain the erosion and sediment control measures for the year
following acceptance of the subdivision improvements by the City Council.
63. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If
soil must be imported or off-hauled, Applicant/Developer shall submit details as to how it
will be done and routes of travel for the Director of Public Work's approval.
64. All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
65. In the 100-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 elevation above the
100-year flood level. Applicant/Developer shall prove to the City that the proposed
building pads are a minimum of 1 foot above a 100-year storm event prior to issuance of
grading permits.
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rev. January 6, 1999
66. Applicant/Developer shall grade all lots to drain to the front of the public streets or
private streets according to City of Dublin Grading Ordinance and Standard Conditions
of Approval. If needed, ApplicanbDeveloper shall construct retaining walls along the
rear yard lot lines and/or side yard lot lines so that each lot will drain directly to its
respective front street. All grading plans shall be reviewed and approved by the Director
of Public Works prior to issuance of grading permits.
67. Applicant/Developer shall not change the overall drainage patterns of the existing
topography by the grading construction of this project.
68. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system or adjacent landowner shall grant a
drainage easement.
69. No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer
and approved by the Director of Public Works. Slopes shall be graded so that there is
both horizontal and vertical slope variation where visible from public areas and the top
and bottom of slopes shall be rounded in order to create or maintain a natural appearance.
TRAFFIC AND CIRCULATION:
70. Applicant/Developer shall submit a Line and Striping Plan to the Director of Public
Works for review and approval prior to issuance of building permits. The plan shall show
include interim lane and access configurations and transitions, as approved by the
Director of Public Works.
71. Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority
(LAVTA) on the bus route and location and size of proposed bus stops and shelters
within and on the periphery of the proposed project. The location and configuration of all
bus stops and shelters shall be constructed by Applicant/Developer under the direction of
the City's Director of Public Works prior to occupancy of any building.
72. Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs)
adopted by the City Council at the time of issuance of building permits including, but not
limited to, the Eastern Dublin TIF, Interchange TIF (reimbursements to the City of
Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF.
Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin
Traffic Impact Improvements in their ultimate locations.
73. All construction traffic and parking may be subject to specific requirements, as
determined by the Director of Public Works, in order to minimize construction
interference with regional non-project traffic movement. Construction traffic routing shall
be approved by the Director of Public Works prior to issuance of grading permit.
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rev. January 6, 1999
74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards
of the City of Dublin subject to plan approval by the Director of Public Works.
75. A street sign naming plan for the internal street system shall be submitted and shall be
subject to approval of the Community Development Director. No single street may
intersect any other street more than once. No continuous street may change direction by
90 degrees more than once without change of street name for subsequent changes in
direction. Street name signs shall display the name of the street together with a City
standard shamrock logo. Posts shall be galvanized steel pipe.
NPDES(GENERAL):
76. For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm
Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to
the issuance of any building or grading permits. The SWPPP shall be implemented by
the general contractor and all subcontractors and suppliers of material and equipment.
Construction site cleanup and control of construction debris shall also be addressed in the
SWPPP. ApplicanUDeveloper is responsible for complying with the SWPPP. Failure to
do so will result in the issuance of correction notices, citations or a project stop work
order. A copy of the SWPPP shall be kept at the construction site at all times. Fueling and
maintenance of vehicles shall be done offsite unless an approved fueling and maintenance
area has been approved as part of the S WPPP.
77. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted
with the grading plan.
78. Prior to the commencement of any cleazing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (NOI) has been sent to the California State Water Resources Control Board.
79. Construction access routes shall be limited to those approved by the Director of Public
Works and shall be shown on the approved grading plan.
80. ApplicanUDeveloper shall gather all construction debris daily and place it in a covered
dumpster or other container which is emptied or removed on a weekly basis. A
secondary containment berm shall be constructed azound the dumpster. When
appropriate, tarps shall be used on the ground to collect fallen debris or splatters that
could contribute to storm water pollution.
81. All debris from the sidewalk, street pavement and storm drain system adjoining the
project site shall be removed by ApplicantDeveloper on a daily basis or as required by
the City inspector. During wet weather, avoid driving vehicles off paved areas.
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rev. January 6, 1999
82. Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining
the project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas
before sweeping.
83. Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at
all onsite storm drain inlets and existing inlets in the vicinity of the project site prior to:
a) Start of the rainy season (October 15)
b) Site de-watering activities,
c) Street washing activities,
d) Saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and
prevent street flooding. Dispose of filter particles in an appropriate manner.
84. Applicant/Developer shall maintain a contained and covered area on the site for the
storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other
materials used at the project site that have the potential for being discharged to the storm
drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed
into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling"
flyer for more information.
85. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall
not discharge wash water into street gutters or drains.
86. Applicant/Developer shall minimize the removal of natural vegetation or groundcover
from the site in order to reduce the potential for erosion and sedimentation problems. All
cut and fill slopes shall be stabilized as soon as possible after completion of grading. No
site grading shall occur between October 15 and April 15 unless a detailed erosion control
plan is reviewed by the Director of Public Works and implemented by the contractor.
87. The project improvement plans shall include storm water pollution prevention measures
for the operation and maintenance of the project and shall be reviewed and approved by
the Director of Public Works. The project plan shall identify Best Management Practices
(BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of
pollutants into storm water runoff The project plan shall also include erosion control
measures to prevent soil, dirt and debris from entering the storm drain system, in
accordance with the practices outlined in the ABAG Erosion and Sediment Control
Handbook, California Storm Water Best Management Practice Handbooks, State
Construction Best Management Practices Handbook and Regional Water quality Control
Board's Erosion and Sediment Control Field Manual.
88. Applicant/Developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
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rev. January 6, 1999
approved construction BMPs will result in the issuance of correction notices, citations
and/or a project stop order.
89. All landscaping shall be properly maintained and shall be designed with efficient
irrigation practices to reduce runoff, promote surface filtration, and minimize the use of
fertilizers and pesticides which contribute to runoff pollution. Where feasible,
landscaping should be designed and operated to treat stormwater runoff. When and where
possible, xeriscape and drought tolerant plants shall be incorporated into new
development plans.
90. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a
method approved by the Department of Public Works.
91. All onsite storm drains must be cleaned at least twice a year; once immediately prior to
the rainy season (October 15) and once in January. Additional cleaning may be required
as deemed necessary by the Director of Public Works.
NPDES (COMMERCIALQNDUSTRIAL DEVELOPMENT):
92. All washing and/or steam cleaning must be done at an appropriately equipped facility
which drains to the sanitary sewer. Any outdoor washing or pressure washing must be
managed in such a way that there is no discharge of soaps or other pollutants to the storm
drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer
connections are subject to the review, approval, and the conditions of the Dublin-San
Ramon Services District (DSRSD).
93. All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be
drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system.
BMPs should be implemented to prevent potential storm water pollution.
ApplicanUDeveloper shall implement appropriate BMPs such as, but not limited to, a
regular program of sweeping, litter control and spill clean-up.
94. All metal roofs and roof-mounted equipment (including galvanized), shall be coated with
a rust-inhibitive paint.
95. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall
drain onto this area. Drains in any wash or process area shall not discharge to the storm
drain system. Drains should connect to the sanitary sewer. Sanitary sewer connections
are subject to the review, approval, and conditions of the DSRSD.
96. All paved outdoor storage azeas 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.
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rev. January 6, 1999
97. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the
accumulation of litter and debris. If pressure washed, debris must be trapped and
collected to prevent entry to the storm drain system. No cleaning agent may be
discharged to the storm drain. If any cleaning agent or degreaser is used, wash water
shall not discharge to the storm drains; wash waters should be collected and discharged to
the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval
and conditions of the DSRSD.
98. A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, onsite, to intercept and pre-treat storm water prior to discharging
to the storm drain system. The design, location, and a maintenance schedule must be
submitted to the Director of Public Works for review and approval prior to the issuance
of any building permits.
99. Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash azea must be covered or designed to prevent "run-on" to, or runoff
from, the area. The azea shall not discharge to the storm drains; wash waters should drain
to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees
must be instructed and signs posted indicating that all washing activities shall be
conducted in this area. Sanitary sewer connections are subject to the review, approval,
and conditions of the DSRSD.
100. Commercial car washes shall be designed so that no wash water shall discharge to the
storm drain systems. Wash waters should dischazge to the sanitary sewer. Sanitary sewer
connections are subject to the review, approval, and conditions of the DSRSD.
101. Vehicle/equipment washers shall be designed so that no vehicle or equipment washing
activity associated with this facility shall discharge to the storm drain system. Wash
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 azea. A sign must be
posted indicating the designated wash area. Sanitary connections aze subject to the
review, approval and conditions of the DSRSD.
102. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from
the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island.
Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff
from, the area. Fuel dispensing facilities must have canopies; canopy roof downspouts
must be routed to prevent drainage flow through the fuel dispensing area. The facility
must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely.
Dispensing equipment must be inspected routinely for proper functioning and leak
prevention. The fuel dispensing area must be covered, and the cover's minimum
dimensions must be equal to or greater than the area within the grade break or fuel
dispensing area, as defined above. The cover must not drain onto the fuel dispensing
area.
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rev. January 6, 1999
103. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent
smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be
separated from the rest of the site by a grade break that prevents run-on of storm water to
the extent practicable. The fuel dispensing area is defined as extending a minimum of 6.5
feet from the corner of each fuel dispenser or the length at which the hose and nozzle
assembly may be operated plus a minimum of 1 foot, whichever is less.
104. Most washing and/or steam cleaning must be done at an appropriately equipped facility
that drains to the sanitary sewer. Any outdoor washing or pressure washing must be
managed in such a way that there is no discharge of soaps or other pollutants to the storm
drain. Sanitary sewer connections are subject to the review, approval, and conditions of
the sanitary district with jurisdiction for receiving the dischazge. These requirements
shall be required for automotive related businesses.
105. All loading dock azeas must be designed to minimize "run-on" or runoff from the azea.
Accumulated waste water that may contribute to the pollution of stormwater must be
drained to the sanitary sewer, or diverted and collected for ultimate discharge to the
sanitary sewer, or intercepted and pretreated prior to discharge to the stone drain system.
The property owner shall ensure that BMPs are implemented to prevent potential
stormwater pollution. These BMPs shall include, but are not limited to, a regular
program of sweeping, litter control and spill clean-up.
106. The design, location, maintenance requirements, and maintenance schedule for any
stormwater quality treatment structural controls shall be submitted to the City or County
Engineer for review and approval prior to the issuance of a building permit.
NPDES_(RESIDENTIAL DEVELOPMENT/CONSTRUCTION):
107. A homeowners association shall be created and shall be responsible for maintaining all
private streets and private utilities and other privately owned common areas and facilities
on the site including landscaping. These maintenance responsibilities shall include
implementing and maintaining stormwater BMPs associated with improvements and
landscaping. CC&R's creating the homeowners association shall be reviewed and
approved by the City or County Attorney prior to the recordation of the Final/Parcel Map
and recorded prior to the sale of the first residential unit. The CC&R's shall describe
how the stormwater BMPs associated with privately owned improvements and
landscaping shall be maintained by the association.
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rev. January 6, 1999