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HomeMy WebLinkAbout99-058 Clrx/FlnHsngFc 12-14-1999AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: DECEMBER 14, 1999 SUBJECT: ATTACHMENTS: RECOMMENDATION: DESCRIPTION: PUBLIC HEARING: PA 99-058, Clorox Services Company Feline Housing Facility, Conditional Use Permit (CUP) and Site Development Review (SDR) in a 1,440 square foot facility in the A -Agricultural Zoning District. (Report Prepared by~ennis Carrington, Senior Planner/Zoning Administrator) 1) Project Plans 2) Draft resolution approving Conditional Use Permit and Site Development Review 3) Applicant's written statement 4) City of Dublin Non-Residential Security Requirements 5) Public Works Standard Conditions 1) Open public hearing 2) Receive staff presentation and public testimony 3) Question staff, applicant and the public 4) Close public hearing 5) Adopt Resolution (Attachment 2) approving the Conditional Use Permit and Site Development Review, subject to conditions The applicant, Dan Stoddazd of HiTech Construction Management, LLC, is requesting approval of a Conditional Use Permit and Site Development Review to allow the establishment of a feline housing facility on .16 acres of land owned by the Dublin Historical Preservation Association. The purpose of the facility would be to house up to 50 adult felines. Wastes from the felines would be used to test different formulations of kitty litter prepared by Clorox. The facility would be housed in a 24 foot wide by 60-foot long temporary building adjacent to the Dublin Creek Kennel. This facility is an expansion of an existing 24 cat colony in the main building of the kennel. Two staff members from the kennel will operate the feline housing facility. The site of the facility is currently vacant. BACKGROUND: Clorox has been operating a cat colony at the Dublin Creek Kennel for one year. They are seeking to expand the facility from 24 to 50 animals. The Dublin Historical Preservation Association (DHPA) will lease the Clorox Services Company the property on which to place its feline housing facility. The term of the lease is 10 years. The City received a letter from the DHPA dated June 23, 1999 approving the layout of the facility. COPIES TO: Tom McCormick, Owner/Representative Dan Stoddard, Applicant PA File ITEM NO. g:\pa99058\pcsr ANALYSIS: CONDITIONAL USE PERMIT The purpose of a Conditional Use Permit is to determine whether the proposed use is appropriate for the site and if conditions of approval aze required. Issues that aze commonly addressed include access to the site, land use compatibility and site design. The Planning Commission must make the following findings before a Conditional Use Permit may be granted: 1. The proposed use and related structures is compatible with other land uses, transportation and service facilities !n the vicinity 2. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare; 3. The proposed use will not be injurious to property or improvements in the neighborhood; 4. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare; S. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed; 6. The proposed use will not be contrary to the specific intent clauses or performance standards established for the C-2 General Commercial Zoning District in which it is to be located and, 7. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan. CONDITIONAL USE PERMIT ISSUES: The primary land use issues associated with locating a feline housing facility at the south end of Donlon Way include: 1) compatibility with adjacent uses, 2) care of the felines and 3) pazking and traffic. Compatibility with adjacent uses: The feline housing facility will be compatible with the adjacent Dublin Creek Kennels and Heritage Pazk and with the Heritage Park Office Center on the East side of Donlon Way. The facility would be attended from 7:00 a.m. until 5:00 p.m. Care of the felines: The felines in the facility aze typically obtained from shelters or other kennels and would otherwise have been euthanized. The cats aze well treated and have more space per cat (5+ square feet) than the National Academy of Sciences requirement of three to four feet. A veterinarian performs a health screening when the felines are taken into the facility and provides ongoing health care. Kennel staff will be available 24 hours a day, seven days a week to care for the cats. If a cat develops a health problem, it is isolated and given health caze. Just like any pet, a cat would only be euthanized if it were in too much pain to enjoy life. Certain cats suffer kidney problems and cannot be used for the purposes of kitty litter testing. These cats are given health care and are found a home. If and when the facility closes all of the felines will be found a home. SITE DEVELOPMENT REVIEW The purpose of a Site Development review is to promote orderly, attractive and harmonious site and structural development compatible with individual site environmental constraints and surrounding properties, and to resolve major project-related issues including, but not limited to: building location, architectural and landscape design and theme; vehicular and pedestrian access and on-site circulation, parking and traffic impacts. The Site Development Review process also seeks to ensure compliance with development regulations and the requirements of zoning districts, including but not limited to, setbacks, heights, parking, landscaping and fences, accessory structures, and signage. The Planning Commission must make the following findings before a Site Development Review may be granted: 1. Approval of this application is consistent with the purpose and intent of this Chapter. 2. Any approval complies with the policies of the General Plan, with any applicable Specifac Plans, with the development regulations or performance standards established for the zoning district in which it is located, and with all other requirements of the Zoning Ordinance. 3. The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare. 4. The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a desirable environment for the development. ~. The subject site is physically suitable for the type and intensity of the approved development. 6. Impacts to views are addressed. 7. Impacts to existing slopes and topographic features are addressed. 8. Architectural considerations, including the character, scale and guality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project and as conditions of approval in order to insure compatibility of this development with the development's design concept or theme and the character of adjacent buildings, neighborhoods, and uses. 9. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. SITE DEVELOPMENT REVIEW ISSUES: The primary site development issues associated with the physical development of the project include: 1) is the design of the structure, and 2) parking and traffic. Design of the structure. The feline housing facility will be housed in a 24 foot wide by 60-foot long prefabricated building. The building will be located adjacent Interstate 580 and will not be visible from the adjacent properties Parking and Traffic: Dublin Creek Kennels has seven striped parking spaces. More pazking is available along the driveway. Two additional parking space will be provided adjacent the new feline housing facility. The parking is sufficient for the existing facility, the two additional staff for the feline housing facility and to provide space for the daily trips from the Clorox reseazch facility in Pleasanton. There will be very little traffic generated by this facility. The Developer has submitted a letter stating that they will voluntarily pay $816.00 to pay for road improvements prior to the issuance of the first building permit. CONSISTENCY WITH THE GENERAL PLAN AND ZONING: The project is on land that is designated Parks/Public Recreation. This designation is typically applied to publicly owned parks and recreation facilities. The land on the north side of Dublin Creek is the site of the Old Murray School and of Saint Raymond's Church and is owned by the Dublin Historic Preservation Association (DHPA). The land within this designation lying south of Dublin Creek is the site of the existing privately owned Dublin Creek Kennel, and a 1.115 acre vacant lot owned by the DHPA. The plan designation was placed over the kennel when the General Plan was adopted in 1985 because it was believed that a low intensity animal-related commercial use like the existing kennel would be compatible with the adjacent historic uses than a commercial designation. The minor expansion of the kennel for this project would also be consistent with the General Plan. The existing kennel and proposed feline housing facility are consistent with the requirements of the A -Agricultural Zoning District if this Conditional Use Permit is granted. OTHER DEPARTMENTAL REVIEW: The project has been reviewed by the Building Department, the Public Works Department, Police Services and Alameda County Fire Department. The concerns raised are addressed in the conditions of approval as outlined in the draft resolution (Attachment 2). ENVIRONMENTAL REVIEW: This project has been Found to be Exempt from the California Environmental Quality Act (CEQA), according to Section 15061(b)(3). It can be seen with certainty that there is no possibility that the project may have an impact on the environment because the proposed 24 foot wide by 60 foot long feline housing facility will occupy disturbed and graded land adjacent to Highway I-580 and adjacent to the Dublin Creek Kennels in an urbanized and developed part of the City of Dublin. The felines will be isolated within the housing Facility and will have no impacts to the surrounding area. There is no possibility that significant environmental impacts would occur from this use. The Developer has submitted a letter stating that they will voluntarily pay $816.00 to pay for road improvements prior to the issuance of the first building permit. CONCLUSION: The Conditional Use Permit and Site Development Review processes evaluate proposed projects in relation to certain criteria and subject to conditions to determine if the project is appropriate for a specific site. The feline housing facility is in an appropriate use given its location adjacent to an existing kennel, its separation from other uses and its consistency with the General Plan and the Zoning Ordinance. 4 RECOMMENDATION: Staff recommends the Planning Commission open the public hearing; receive the staff presentation and public testimony; question staff, applicant and the public; close the public hearing and adopt the Draft Resolution (Attachment 2) approving the Conditional Use Permit and Site Development Review requests subject to conditions. GENERAL INFORMATION: OWNER: APPLICANT: LOCATION: APN: EXISTING ZONING: GENERAL PLAN DESIGNATION: Dublin Historical Preservation Association P.O. Box 2245 Dublin, CA 94568 Mr. Dan Stoddard HiTech Construction Management 1172 Holmes Avenue Campbell, CA 95008 West side of Donlon Way adjacent to Highway I-580 941-1560-10-1 A -Agricultural Parks/Public Recreation g:\pa99058\pcsr - B Z ~ ~ Z ~ ~ f'u I ; ~I~i I V LL - £ Q ^f Z 1O1~y E i I~ ~..~ ~ z{ z W W >~7 1°~~ ~ ~~ CviS ~ q z° ~ ~ ~ z ~ o ~ z o - ~ ~ p p i (p iyfi~ x 0 o ~ s`-; U I ~ 4 ~~ [ ~ J f, ', IY a; ..' ~ ~ _ -T ~ -_ ~ =~ U ~ x ~, ~~, ~- a ~ 4 ~ M ~~~'~ ~ \\\ ¢ k_yb~ W w H.\ U ~ > $ii2 ~ D ¢ Z ~ ~ e £'.8 Y ~ ~ g z i y , qe [ - ~ e~ ~ W L a ~'.r~ a ~~i g ~~ 3 C a g ~ ~ 73 Y,~ :~~ E"€ Q _ / w ~ ` . ~~ ~`'6 g~~~ § 6q~3~ W gg c s~T ~'! P~@5 ~~ ~ w!~~~5 EI ~~ ~ . ~ ~5~~ K ~. 5 ~~- > ~ PSG y3 ~ ¢ ~ ^ 3 G o~'',a~~~H ~ _ §~ i ~ `~~ g ~ g ~~~~ rL m [' 0~e 3Cp ~f a xse a.e sa @s ~ co O W l t w -25- ¢ ~ T ~ i ~/ ~ ' ' ' `S w U F q ~ 0 ~~ Z ~: J t~.. ~ ~~, YyH..g J M W °3 ~~. 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I r.~~ '~` % ~ ~ ^ e ! ag o . ~ ~ lji e ~'~ ~i + . ~' wa ~ e o a q - i ~ i § ~ ~ ~ ~ ~vF AIi ' ® O LL W o~i~~~~~: ~~ pppp d \ n~ b 8 Q - Q ~ ' ~ Ii I i l ~~ o o i L- i ~ t ~ ~. i J ~--~~ - ini LL - i C ' 0 ~~ i o ~ a_ w ~ ~ S o a w J W K O ~ _ W F- X W M Q RESOLUTION NO. 99 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW TO ESTABLISH A FELINE HOUSING FACILITY ON LAND OWNED BY THE DUBLIN HISTORICAL PRESERVATION ASSOCATION ADJACENT TO DUBLIN CREEK KENNELS (APN 941-1560-10-1) WHEREAS, the Applicant, Dan Stoddard of HiTech Construction Management, LLC, is requesting approval of a Conditional Use Permit and Site Development Review on behalf of the Clorox Services Company to allow the establishment of a feline housing facility on .16 acres of land owned by the Dublin Historical Preservation Association adjacent to the Dublin Creek Kennels; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, This project has been found to be Exempt from the Califomia Environmental Quality Act (CEQA), according to Section 15061(b)(3). It can be seen with certainty that there is no possibility that the project may have an impact on the environment because the proposed 24 foot wide by 60 foot long feline housing facility will occupy disturbed and graded land adjacent to Highway I- 580 and adjacent to the Dublin Creek Kennels in an urbanized and developed part of the City of Dublin. The felines will be isolated within the housing facility and will have no impacts to the surrounding area. The Developer will voluntarily pay $816.00 to compensate the City for roadway impacts of the project. There is no possibility that significant environmental impacts would occur from this use. WHEREAS, the Planning Commission held a properly noticed public hearing on said application on December 14, 1999; and WHEREAS, proper notice of said public heazing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit and Site Development Review be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used their independent judgment to make a decision. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Planning Commission does hereby make the following findings and determinations regazding the proposed Conditional Use Permit: A. The finding that the project is exempt from the California Environmental Quality Act according to Section 15061 (b)(3) is in compliance with State law. B. The proposed use is compatible with other land uses, transportation and service facilities in the vicinity because the proposed use will be located in an area designated for Pazks/Public Recreation and because traffic impacts will be minimal. ATTACHAAENT ~ C. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all City and Alameda County regulations and conditions will be met. D. The use will not be injurious to property or improvements in the neighborhood because the project will have little or no traffic impacts. E. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare. F. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed. G. The proposed use is not contrary to the specific intent clauses, development regulations, and performance standards established for the A -Agricultural Zoning District which encourages animal-related land uses. Conditions of approval will ensure ongoing compatibility with adjacent uses. H. The proposed use is consistent with the Parks/Public Recreation designation of the Dublin General Plan. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby make the following findings and determinations regarding the proposed Site Development Review: A. The approval of this Site Development Review application is consistent with the intent and purpose of Dublin Zoning Ordinance Section 8.104, SITE DEVELOPMENT REVIEW, because the project it is compatible with the site and surrounding properties. B. The approval of this application, as conditioned, complies with the Parks/Public Recreation designation of the General Plan and the A -Agricultural Zoning District as well as with all other requirements of the Zoning Ordinance because a feline housing facility (kennel) is a conditionally permitted use in that Zoning District. C. The approval of the Site Development Review application, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because the construction of the building will conform to all laws and regulations. D. The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements has been designed to provide a desirable environment for the development. E. The subject site is physically suitable for the type and intensity of the approved development because it is graded and level. F. Impacts to views are addressed because the site is level and no views could be interrupted. G. Impact to existing slopes and topographic features are addressed because the site is level and there are no topographic features. H. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project and as conditions of approval in order to insure the compatibility 2 of the development with the development's design concept or theme and the character of adjacent buildings, neighborhoods and uses. I. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Conditional Use Permit and Site Development Review for PA 99-058 Clorox Services Company Feline Housing Facility, subject to the following Conditions of Approval. This approval shall be generally depicted on the plans prepared by R&D Solutions, consisting of four sheets labeled Attachment 1 dated received November 5, 1999, stamped approved and on file with the Dublin Planning Department, subject to compliance with the following conditions of approval: CONDITIONS OF APPROVAL Unless otherwise stated all Conditions of Approval shall be complied with prior to final occupancy of any buildine and shall be subiect to Plannine Department review and approval. The followin cg odes represent those departments/agencies responsible for monitoring compliance with the Conditions of Ai rip oval. [PLl Planning_[Bl Buildin¢ fPCSI Parks and Communitv Service, [PO] Police, fPWI Public Works fADM] Administration/City Attorney, [FINI Finance, fPCS] Parks and Communitv Services fFl Alameda County Fire Dept , fDSR] Dublin San Ramon Services District, fC01 Alameda County Flood Control and water Conservation District Zone 7. CONDITIONAL USE PERMIT This Conditional Use Permit approval for PA-99-058 establishes a feline housing facility in a 1,440 square foot building located on land owned by the Dublin Historical Preservation Association adjacent to the Dublin Creek Kennels at 6570 Donlon Way. Development pursuant to this Conditional Use Permit generally shall conform to the approved plans and documents available on file in the Department of Community Development. GEN ERAL CONDITIONS 1. Kennel. The kennel shall be established as shown on PW, PL Occupancy Standard Attachment 1. of Any Buildin 2. Term. Approval of the Conditional Use Permit shall be PL On-going Standard valid for one year from approval by the Planning Commission. If construction has not commenced by that time, this approval shall be null and void. The approval period for Conditional Use Permit may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 3. Revocation. The Conditional Use Permit will be PL On-going Municipal revocable for cause in accordance with Section 8.96.020.I Code 3 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. SITE DEVELOPMENT REVIEW This Site Development Review approval for PA-99-058 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the approved plans and documents available on file in the Department of Community Development. CONDITIONS OF APPROVAL NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) GEN ERAL CONDITIONS 1. Standard Public Works Conditions of Approval. PW Approval of Standazd Applicant/Developer shall comply with all applicable City Improvement of Dublin Standard Public Works Conditions of Approval Plans through (Attachment 5). In the event of a conflict between the completion Standazd Public Works Conditions of Approval and these Conditions, these Conditions shall prevail. 2. Requirements and Standard Conditions. The F, PW, Prior to Standard Developer/Applicant shall comply with applicable PO, Zone issuance of Alameda County Fire, Dublin Public Works Departrnent, 7, DSR, Building Dublin Building Department, Dublin Police Service, PL, AC, Permits Alameda County Flood Control District Zone 7, CHS, Livermore Amador Valley Transit Authority, Alameda LAVTA County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 3. Fees. ApplicanUDeveloper shall pay all applicable fees in Various Vazious times, Standard effect at the time of building permit issuance, including, but no later but not limited to, Planning fees, Building fees, Dublin than Issuance San Ramon Services District fees, Public Facilities fees, of Building Dublin Unified School District School Impact fees, Public Permits Works Traffic Mitigation Improvement Costs, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionazy Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Un-issued building permits 4 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. 4. Required Permits. Applicant/Developer shall comply Various Various times, Standard, with the City of Dublin Zoning Ordinance, obtain all but no later necessary permits required by other agencies (Alameda than Issuance County Flood Control District Zone 7, California of Building Department of Fish and Game, Army Corps of Engineers, Permits State Water Quality Control Boazd, Etc.) and shall submit copies of the permits to the Department of Public Works. 5. Building Codes and Ordinances. All project B Through Standazd construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 6. Fire Codes and Ordinances. All project construction F Through Standard shall conform to all fire codes and ordinances in effect at Completion the time of building permit. 7. Ordinances/General Plan. Applicant/Developer shall PL Issuance of Standard comply with the City of Dublin Zoning Ordinance and the Building City of Dublin General Plan. Permits and On-going 8. Conditions of Approval In submitting subsequent plans PW, PL, Issuance of Standazd for review and approval, Applicant/Developer shall B Building submit six (6) sets of plans to the Public Works permits Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. 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 standazds attached to each set of plans. Applicant/Developer will be responsible for obtaining the a royals of all artici atin non-Cit a encies. 9. Parking. All parking spaces shall be double-striped with PW, PL Occupancy Standard 4-inch wide stripes set approximately 2 feet apart as shown in the Zoning Ordinance. Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified. 10. 1-foot wide step-out walkway. The developer shall PW, PL Issuance of Standazd construct a 1-foot wide step-out walkway where parking grading or spaces are placed adjacent landscaping to the satisfaction building of the Director of Public Works. permits NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) 11. Infrastructure. The location and siting of project PW Approval of Standard specific wastewater, storm drain, recycled water, and Improvement potable water system infrastructure shall be consistent Plans with Public Works city standards. 12. Water Quality Requirements. All development shall PL, PW Approval of Standard meet the water quality requirements of the City of Improvement Dublin's NPDES permit and the Alameda County Urban Plans Runoff Clean Water Program. The plans must include a separate Erosion and Sediment Control plan to be implemented during the rainy season (October 1 ~' to April 15 ). Said plan shall conform to the latest standards of the Re Tonal Water ualit Control Boazd. 13. Solid Waste/Recycling. Applicant/Developer shall ADM On-going Standard comply with the City's solid waste management and recycling requirements. 14. Refuse Collection. The refuse collection service provider PL Occupancy of Standazd shall be consulted to ensure that adequate space is Any Building provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by this project. 15. Water Quality Requirements. All development shall PW, PL Improvement NPDES meet the water quality requirements of the City of Plans Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. The plans must include a separate Erosion and Sediment Control plan to be implemented during the rainy season (October 1 s' to April 15' ). Said plan shall conform to the latest standards of the Re Tonal Water ualit Control Board. 16. Colors and Materials Board. Applicant shall submit a PW, PL Issuance of Standard colors and materials board (or brochure for the portable Building building) for subject to approval of the Director of Permits Community Development. 17. Removal of Obstructions. The Applicant/Developer PW Issuance of Standazd shall remove all trees including major root systems and Grading other utilities obstructions from site that are necessary for Permit public improvements or for public safety as directed by the Director of Public Works. DEB RIS/DUST/CONSTRUCTION ACTIVITY 18. Construction Trash/Debris. Measures shall be taken to PW, B On-going Standard contain all construction related trash, debris, and materials during on-site until disposal of-site can be arranged. The construction Developer/Applicant shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The 6 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) Developer shall be responsible for corrective measures at no expense to the City of Dublin. Measures shall be taken to contain all construction-related trash, debris, and materials on-site until disposal off-site can be arranged. 19. Temporary construction fencing. The use of any PW, B On-going Standazd temporary construction fencing shall be subject to the during review and approval of the Director of Public Works and construction the Building Official. 20. Dust. Areas undergoing grading, and all other PW, B On-going Standard construction activities, shall be watered, or other dust during palliative measures used, to prevent dust, as conditions construction warrant. DED ICATIONS AND IMPROVEMENTS 21. Encroachment Permits. An encroachment permit shall PW Prior to Standard be secured from the Director of Public Works for any Grading works done within the public right-of--way where the work Permit is not covered under the public improvement plans. Applicant/Developer shall obtain Caltran's approval and permit for any work performed within a Caltrans right-of- way or that impacts their facilities. 22. Fire/Emergency Access. Applicant/Developer shall PW, F Issuance of Standazd provide adequate access for fire and other emergency Building vehicles per Alameda County Fire Department (ACFD) Permit standard requirements. Drive aisles shall be designed for fire and other emergency vehicles to conveniently pass through (20-foot minimum lane width) and have access to all buildings. The Developer shall provide adequate access for fire and other emergency vehicles per Alameda County Fire Department (ACFD) Standazd requirements. Driveways and drive aisles shall be designed for fire trucks and other emergency vehicles to conveniently pass through the site and have access to all buildings. Detailed final layout and design of site entrance, exits and internal drive aisles must be approved by the ACFD and City Director of Public Works prior to issuance of grading and building permit. 23. Disabled Requirements/IIandicap Ramps. All PW Approval of PW handicap ramps shall comply with all current Title 24 Improvement requirements and City of Dublin Standards. Plans 24. Construction of On-Site Improvements. The PW Prior to PW Applicant/Developer shall construct on-site improvements occupancy as shown on the site plan prepazed by R&D Design Solutions, dated November 5, 1999. NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) 25. Drainage/slopes. Where storm water flows against a curb, PW Prior to PW a curb with gutter shall be used. The flow line of all asphalt issuance of paved areas carrying concentrated water shall be slurry Building sealed at least three feet on either side of the center of the Permits Swale. Minimum slopes on asphalt parking areas shall be I% and maximum slopes 5%. 26. Grading conformity to grading plans of surrounding PW Prior to PW developments. The Developer shall ensure that grading for issuance of the project conforms to the grading plans of surrounding Grading developments, which includes but is not limited to the Permit existing grades of the Caltrans Freeway and Dublin Creek Kennels. 27. Erosion control measures. The Developer shall install PW Prior to PW erosion control measures in all areas of the site during issuance of construction between October 1 and April 15 to the Grading satisfaction of the Director of Public Works. These Permit measures shall include straw mats in landscape areas behind sidewalks adjacent to Dublin Court, a gravel construction entrance and sediment control in all storm drainage inlets in accordance with the Regional Water Quality Control Board Manual of Sediment Control. 28. Improvements within Existing Easements PW Approval of PW The Developer/Applicant shall investigate the utility Improvement easements that may exist beneath the overhead joint utility Plans or Issuance of poles and conductors extending along the southern end of Building the site. A Preliminary Title Report shall be submitted to Permits indicate the locations of any recorded easements affecting the property. Before plans for improvements within any existing easements will be approved by the Public Works Director, the Developer/Applicant shall obtain written permission from the easement owner, and shall submit said written permission to the Public Works Department. 29. Storm Drain Connections. Applicant/Developer shall not PW Approval of PW be permitted to make a direct connection of private storm Improvement drains into the stream/o ens ace corridors. Plans 30. End-of--Road Barricade. The Applicant/Developer shall PW Approval of PW install a timber barricade at the southern terminus of Improvement Donlon Way per Alameda County Standard Detail SD- Plans 807. 31. Street Lighting. If the ApplicanUDeveloper is required PW Approval of PW by the utility companies to place the overhead joint Improvement utilities that extend along the south end of the site Plans underground, then a City Standard electrolier shall be 8 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) installed to replace the existing pole-mounted fixture. Said fixture shall be installed within the public right-of- way on the east side of Donlon Way at the street's southern terminus. If the existing pole-mounted fixture will remain, then the ApplicantlDeveloper shall contract with a Certified Arborist to have the tree foliage surrounding the fixture removed so that adequate light is provided for the street. 32. Joint Utility Trenches/[Jndergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall contact the utility companies affected units Utilities who utilize the joint poles that extend along the south end of the site to determine whether said utilities must be placed underground to accommodate the new building. If said utilities will be placed underground, then said undergrounding shall originate at the existing pole located on the east side of Donlon Way at the southern street terminus. No new joint utility poles shall be installed. All joint utility trenches (such as electric, telephone, cable TV, and gas) shall be installed in accordance with the appropriate utility jurisdiction requirements. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located within the public right-of--way or within a dedicated easement, unless otherwise approved by the Director of Public Works and the applicable agency. 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. Location of these items shall also be shown on the Final Landscaping and Irrigation Plan. 33. Construction Plans. Construction plans shall be fully PW Prior to PW dimensioned (including building elevations) accurately issuance of drawn (depicting all existing and proposed conditions on Building site), and prepared and signed by a licensed civil engineer, Permit architect, or landscaped architect. All construction plans, documents and details shall be coordinated and consistent with each other to the satisfaction of the Director of Public Works. GRA DING 34. Roof and Surface Drainage PW Approval of PW A topographic survey of the area surrounding the building Improvement must be performed to show the existing drainage patterns, Plans and Issuance of 9 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) and how any proposed changes will affect the drainage. Building Surface and roof drainage shall be directed into the Permit existing roadside Swale on the west side of Donlon Way for discharge into Dublin Creek. Drainage shall not be directed across abutting property lines. TRA FFIC AND. CIRCULATION 35. Turnaround at Southern Terminus of Donlon Way. PW Approval of PW The Applicant/Developer shall install a paved vehicle Improvement turnaround area at the southern terminus of Donlon Way. Plans and The thickness of the pavement section shall be based on Issuance of the R-value of the subgrade soils and the Traffic Index Building (TI) for the street, and based on the California Method of Flexible Pavement Design. The dimensions of the Permit turnaround will be determined during plan-check but shall not be smaller than the radius required for a standazd passenger caz to turn 180 degrees. The existing fire hydrant located on the east side of Donlon Way at the street's southern terminus must be relocated to provide s ace for the awed turnaround area. 36. Disabled Parking PW Approval of PW A disabled parking stall shall be provided adjacent to the Improvement accessible building ramp that conforms to the "Van- Plans and Accessible" standazd of the California Building Code. Issuance of The stall shall have a striped 8'-wide loading/unloading Building area on the passenger side. An R99 (blue with Permit international symbol of accessibility) sign must be installed at the end of the stall, and the symbol shall be stenciled on the pavement surface within the stall. In addition, an R100B (white sign with text: "Unauthorized vehicles not displaying distinguishing placards...may be reclaimed at Dublin Police or by telephoning 925-833- 6670") sign must be installed at the main driveway entrance. PAR KS 37. Public Facilities Fee. ApplicanUDeveloper shall pay a PCS As indicated PCS Public Facilities Fee in the amounts and at the times set in Condition forth in City of Dublin Resolution No. 32-96, adopted by of Approval the City Council 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. LAN DSCAPING 38. Final Landscaping and Irrigation Plan. PL, PW Approval of PL, PW ApplicanUDeveloper shall submit a Final Landscaping Improvement and Irrigation Plan, conforming to the requirements of Plans/ Section 8.72.030 of the Zoning Ordinance (unless Issuance of otherwise re uired b this Resolution for review and Buildin 10 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) approval of all plant vazieties and spacing, by the Director Permits of Public Works and the Director of Community Develo ment. 39. Landscaping Maintenance. Applicant/ Developer shall PL Occupancy of PW construct all landscaping within the site and along the Any Building project frontage from the face of curb to the site right-of- way to the satisfaction of the Director of Public Works. Street trees of the same species as planted in front varieties of a minimum I S-gallon size shall be planted along all street frontages and shall be shown on the Final Landscaping and Irrigation Plan. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. All landscaping materials within the public right-of--way and on-site landscaping shall be maintained in accordance with the "City of Dublin Standards Plant Material, Irrigation System and Maintenance Agreement" by the Developer after City- approved installation. This maintenance shall include irrigation, fertilization, weeding, the application of pre- emergent chemical applications, and the replacement of materials that die. 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. 40. Existing Conditions. The location, number, and species PW, PL Approval of Standard of all landscaping materials shall be subject to the review Improvement and approval of the City's Planning and Public Works Plans/ Departments. Issuance of Building Permit 41. Fire-Resistant and/or Drought Tolerant Plant PL Approval of Standard Varieties. Final landscaping and irrigation plans shall Improvement include fire-resistant and/or drought tolerant plant Plans/ vazieties in the plant palette. Issuance of Building Permits 42. Lighting, Utilities, Drainage. Final landscape and PL, PW Approval of Standard irrigation plans shall show location of all pedestrian Improvement lighting, utilities, and drainage ditches. Plans shall Plans/ address planting trees within the public service easements Issuance of and avoiding conflict with utilities. Building Permits 43. Lighting. Lighting in landscaped azeas shall be subject to PL, PW Approval of Standard review and approval of City's Landscape Architect, Improvement Planning, and Public Works Depaztments, in consideration Plans/ of IES standards for lighting in public/community areas. Issuance of Building Permits 11 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) 44. Slope Transitions. Adequate slope areas shall be PL, PW Approval of Standard provided in all landscaped areas between Improvement streets/roadways/curbs and fences to allow slope transition Plans/ at top and bottom and adjacent to fences. Issuance of Building Permits 45. Monument Signs. Design of any monument signs shall PL, PW Completion of Standard be approved by the Director of Community Development Improvements to assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibilit . STANDARDS 46. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standazd approval allowing occupancy of any new building, the Any Building physical condition of the building shall meet minimum health, design, and safety standards including, but not limited to the followin a. The streets providing access to the site shall be PL Occupancy of Standazd complete to allow for safe traffic movements to and Any Building from the site. b. All traffic striping and control signing on streets PW Occupancy of Standazd rovidin access to the site shall be in lace. An Buildin c. Exterior lighting shall be provided for building PW Occupancy of Standard entrances and shall be of a design and placement so as Affected not to cause Tare onto ad'oinin ro erties. Buildin d. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard which may create a hazard shall be completed to the Any Building satisfaction of the Director of Public Works and any non-hazardous repairs shall be complete and/or bonded for. e. The lot shall be finish graded, and final grading PW, B Occupancy of Standard inspection must be approved by the Building Any Building De artment f All buildings shall have an illuminated address number PL, PO Occupancy of Standard that is cleazl visible from the middle of the street. An Buildin g. Lighting used after daylight hours shall be adequate to PL,PO Plans Standard provide for security needs (Photometrics and lighting BPW Approved plans for the site shall be submitted to the Department prior to of Community Development and the Dublin Police Issuance of Services for review and approval. Building Permits/ Lighting Installed prior to Occupancy of Any Buildin h. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard utility boxes shall be set to grade to the approval of the Any Building Director of Public Works. 12 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) i. The buildings shall have received all necessary B Occupancy of Standard inspections and have final approval by the Building Any Building De artment to allow occu anc . j. All fire hydrants on streets providing access to the F Occupancy of Standard facilit shall be o erable to Cit and ACFD standards. An Buildin k. All parking lot aisles on the site shall be improved to PW, F Occupancy of Standard an adequate width and manner to allow for fire engine Any Building circulation to the approval of the Director of Public Works and ACFD. 1. Exterior landscaping shall be kept at a minimal height PO On-going PO and fullness giving patrol officers and the general ublic surveillance ca abilities of the area. m. Any mailbox unit shall be at the back of the curb PW, PL Occupancy of Standard An Buildin FIR E SE RVICES 47. ACFD Rules, Regulations and Standards. F Issuance of Standard Applicant/Developer shall comply with all Alameda County Building 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. 48. Fire Conditions. Developer shall comply with all F Issuance of Standard conditions of the Alameda County Fire Department Building (ACFD), including: Permits a. Fire lane. A minimum 20 foot wide fire lane is required between the existing residence and the feline housing facility. The curbing in the fire lane shall be red-curbed on both sides and shall be painted "NO STOPPING -FIRE LANE - CVC 22500.1". b. Portable fire extinguishers. Portable fire extinguishers shall be installed in accordance with the Uniform Fire Code, and/or State Fire Code for the specific occupancy. c. Plans may be subject to revision following review. .POL ICE S ERVICES 49. Addressing and building numbers. Addressing and PO Occupancy of PO building numbers shall be visible from the approaches to Any Building the building. If there are exterior doors on the reaz, the business names and addresses are to be painted on the door in a contrasting color. The lettering shall be no less than six inches in height. 50. Landscaping. Exterior landscaping shall be kept at a PO Occupancy of PO minimal height and fullness giving patrol officers and the Any Building general public surveillance capabilities of the area. 51. Graffiti. The applicant shall keep the site clear of graffiti PO Occupancy of PO 13 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) vandalism on a regular and continuous basis at all times. Any Building Graffiti resistant materials and foliage should be used. 52. Theft prevention and security program. The applicant PO Occupancy of PO shall work with the Dublin Police Services on an ongoing Any Building basis to establish an effective theft prevention and security program. 53. Non-Residential Security. Applicant/Developer shall PO Occupancy of PO comply with all applicable City of Dublin Non- Any Building Residential Security Requirements. DUB LIN SAN RAMON SERVICES DISTRICT DSRSD 54. Construction by Applicant/Developer. All onsite DSR Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the ApplicantrDeveloper in accordance with all DSRSD master plans, standards, s ecifications and re uirements. 55. DSRSD Water Facilities. Water facilities must be DSR Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standazds and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all of the following general conditions: a. Improvement Plans. Complete improvement plans shall be Issuance of DSRSD submitted to DSRSD that conform to the requirements of the Building DSRSD Code, the DSRSD "Standard Procedures, Specifications Permits and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD olicies. b. Mains. All mains shall be sized to provide sufficient capacity to Approval of DSRSD accommodate future flow demands in addition to each Improvement development project's demand. Layout and sizing of mains shall Plans be in conformance with DSRSD utilit master Tannin . c. Gravity flow. Sewers shall be designed to operate by gravity Approval of DSRSD flow to DSRSD's existing sanitary sewer system. Pumping of Improvement sewage is discouraged and may only be allowed under extreme Plans circumstances following acase-by-case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 yeaz maintenance costs as well as other conditions within a separate agreement with the Applicant/Developer for any project that re uires a um in station. 14 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) d. Looped or interconnected waterline systems. Domestic and Approval of DSRSD fire protection waterline systems for residential tracts or Improvement commercial developments shall be designed to be looped or Plans interconnected to avoid dead-end sections in accordance with requirements of the DSRSD Standard Specifications and sound en ineerin ractices. e. Public water and sewer lines located in public streets. Approval of DSRSD DSRSD policy requires public water and sewer lines to be Improvement located in public streets rather than in off-street locations to the Plans fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in anoff-street or private street location to provide access for future maintenance and/or re lacement. £ Location and widths of all proposed easement dedications Approval of DSRSD for water and sewer lines. The location and widths of all Grading Permit proposed easement dedications for water and sewer lines shall be or a Site submitted to and approved by DSRSD Development Permit g. Easement dedications. All easement dedications for DSRSD Approval of DSRSD facilities shall be by separate instrument irrevocably offered to Improvement DSRSD. Plans h. Fees. All utility connection fees, plan checking fees, inspection Issuance of DSRSD fees, permit fees, and fees associated with a wastewater Building discharge permit shall be paid to DSRSD in accordance with the Permits rates and schedules established in the DSRSD Code. i. Improvement plans. All improvement plans for DSRSD Issuance of DSRSD facilities shall be signed by the District Engineer. Each drawing Building of improvement plans shall contain a signature block for the Permits District Engineer indicating approval of the 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. ApplicanUDeveloper shall allow at least I S working days for final improvement drawing review by DSRSD before si nature b the District En ineer. j. Utility construction permit. No sewer line or water line Issuance of DSRSD construction shall be permitted unless the proper Utility Building Construction Permit has been issued by DSRSD. A Utility Permits and all Construction Permit will only be issued after all of the DSRSD DSRSD conditions herein have been satisfied. re uirements k. Hold harmless. The Applicant/Developer shall hold DSRSD, On-going DSRSD its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the construction and completion of the project. 15 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCY REQ'D (Prior to) General Conditions 56. Safe, Clean and Litter-Free. The Developer/Property PL On-going Standazd Owner shall be responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. 57. Noise. The Applicant/Developer shall ensure that noise PL On-going Standard from the kennel is not audible at the property line. Exterior loudspeakers shall not be used. 58. Energy Conservation. Building plans shall demonstrate PL, PW Issuance of Standard the incorporation of energy conservation measures into the Building design, construction, and operation of proposed Permits develo ment. 59. Revocation. The Site Development Review will be PL On-going Municipal revocable for cause in accordance with Section 8.96.020.I Code of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 60. Building Permits. To apply for building permits, B Issuance of Standazd Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall cleazly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to issuance of building permits. PASSED, APPROVED AND ADOPTED this 14th day of December, 1999. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director G:pa99058/pc reso 16 ~1 Proposed Feline Housing Facility Purpose and Use. The purpose of the proposed facility would be to house up to 50 mature cats in a double wide portable unit, in a normal living environment to aid in the development of improved cat litter products. Both liquid and solid cat waste would be collected by training the cats to relieve themselves over collection pans. This collected waste would then be used to treat test litter products. For other tests, cats would use the test litters directly. The facility and cats would be owned by the Clorox Services Company, but would be managed and operated by Dublin Creek Kennels, under a service contract with Clorox. This facility represents an expansion of the existing cat colony, which is managed by DCK for Clorox; the existing colony is housed within the Dublin Creek Kennel building, and currently includes 24 cats. Because of space limitations, the current operation includes care and housing of the cats and waste collection only; litter treatment is performed at an alternate site. A local veterinarian monitors the cats' health and well being. All cats receive an annual suite of vaccinations. If a cat becomes ill, it is isolated (in a large cage) from the remainder of the colony until it regains full health. Description. The portable unit would include the following: Three cat colony rooms, providing approximately 5.1 ft.2 of living space per cat; the National Academy of Sciences, Laboratory Animal Management recommendations call for 3.0 - 4.0 ft.2 per cat. Each colony room will have windows with "sitting shelves" for the cats, as well as numerous climbing structures, plentrful bedding areas, etc. All cats are maintained on veterinarian-recommended diets, suitable for their age and level of activity. An outdoor, fenced and covered play area will be accessible from each of the two colony rooms. Fencing/containment will be designed to protect the cats from feral cats or other animals that may be in the area. The outside play areas will provide an additional 4.3 ft.2 per cat. A litter treatment and testing area, to include a sink, dishwasher, washer/dryer unit, and accessible restroom to facilitate good housekeeping practices both in the testing and cat colony areas. This area would also include a workstation. All feline waste handling in this area would be done according tojob-safe procedures developed and tested over a 15-year period at the Clorox Technical Center. Source of Cats. Members of the feline colony are typically former "homeless" cats, either from individuals seeking a home for a cat, referrals from local veterinarians, or referrals from kennel customers. In many cases, the adoption of these cats into the "life of luxury' in this colony saves them from likely euthanasia. Employees. Two full-time technicians would be hired by DCK to operate this facility, which would be managed by Susan Hagan (co-owner of DCK). One to two employees would be on-site at the cattery during the approximate hours of 7 am to 5 pm, 7 days per week. (Hours of operation would be similar to those of the adjacent kennel.) Welfare of Emplovees/Public Health/General Welfare. The operators of this facility will be provided with guidelines and procedures for safe handling of feline waste, and ArracMnr 3 ~•~ associated treatment of litter products. Guidelines for safe handling of the cats will be provided by DCK, based upon their well-established experience in kennel operation. As this facility will not be open to the general public, there will be no direct impact on public health. However, public health and general welfare of the greater Dublin community will benefit in that many of these cats might otherwise be wild/feral cats, potentially developing and transmitting disease to other wild and domestic animals with whom they might come in contact. These cats would otherwise be temporarily housed and, perhaps, ultimately euthanized, by local animal shelters. Licensing. Alameda County Animal Control is the agency which annually audits the Dublin Creek Kennel operation. Officer McComb performed his annual audit on 7/7/99; at that time, he gave DCK co-owner Sue Hagan perrnission to increase the on-site cat population. No additional licensing is required. The U.S. Department of Agriculture, Animal and Plant Health Inspection Service, Regulatory Enforcement and Animal Care, Western Region Office (Sacramento, CA) has indicated that this facility is not subject to registration as a research facility under the Animal Welfare Act. USDA veterinarians made this judgement, due to the fact that the cats are simply being housed, under normal living conditions, using non-commercial litter pans. There is no potential for harm to the cats, and thus this enterprise is not of the type that Congress intended to regulate as "research". w '~, ;` G~~ . -~~ <r -, ~~~~~. ~:'~ ~ ; . CITY OF DUBLIN P0. 3ox 2340, Dublin, California 94568 City Offices. 100 Civic Plaza, Dublin, Caiiforn~a 94568 CITY OF DUBLIN NON-RESIDENTIAL SECURITY REQUIREMENTS City Ordinance No. 21-89 1988 Building Code Section 4101 1. Doors. Exterior doors which are located at the rear, or side, or away from the primary entrance shall be solid doors with no glazing and shall be installed in metal frames. Exterior wood doors shall be solid wood construction 1 3/4" thick or hollow metal doors. 2. Locking devices. Exterior swinging doors which are exit doors as setforth in Chapter 33 shall have cylinder dead-bolt. locks which shall be openable without the use of key, special effort, or knowledge. In Group B occupancies, a double cylinder dead-bolt lock may be used on the main exit door if there is a readily visible, durable sign on, or adjacent, to the door stating, "this door to remain unlocked during business hours." The sign shall be in letters not less than 1 inch high on contrasting background. When unlocked the single door and both leaves of a pair of doors shall be free to swing without operation of any latching device. Doors which are not exit doors shall have the inactive leaf secured with flush-bolts at the top and bottoms. The bolts shall be hardened steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum depth of 3/8 inch. The dead bolts shall be hardened steel and shall have a minimum of a one inch throw. If the cylinder of the lock protrudes from the face of the door it shall be fitted with a cylinder ring geared so that it cannot be griped with pliers or other wrenching devices. Vehicle door, overhead doors, and sliding doors shall be secured with metal to metal locking devices which prevent the door from opening. 3. Strike plates. Strike. plates for wood jambs shall be the high security type and shall be secured with a minimum of two wood screws 3" long which shall engage the door studs. 4. Sambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs on the strike side shall have solid shims above and below the strike plates and the opposite jamb shall have solid shims at the level of the strike plate. Both door studs shall be reinforced with horizontal solid blocking at the approximate height of strike. 5. Hinges. Exterior doors shall have non-removable hinge pins. 6. Slidinr; el ass doors. Sliding glass doors shall comply with Chapter 54. Sliding glass doors shall be fitted with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin, lock, or similar device of not less than 1/4" diameter. The pin shall be of hardened Acme^s?ration (415) 8336650 • City Council (415) 833-6606 • r"finance (4'6i 333-6040 • Builtling Insp=coon (L+, S) 833-6020 Code cMorcemen: (4?5) 8336620 Bnclneenng (4', 6) 83&c630 Planning (+1~h Police (415) E33-6670 Public Worths (410) 833-6030 Facreation (415) 833- 6 TT/I,'~'` material and engage the metal portion of the sliding door. The primary locking device shall be operable by a keyed or code lock inside. Doors with 2 sliding panels shall be locked at the meeting rails and shall have an auxiliary locking device as described above. 8. Windows. All accessible windows which are not located at the front or main entrance side of a non-residential building shall be made secure as follows: a) Sliding glass windows shall be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock ,shall be installed on each sliding window that prevents movement in the sliding track. b) Louvered windows shall not be used within eight feet of ground level, -_. adjacent structures, or fire escapes. c) Casement type windows shall be secured with a ~.etal to metal lcc:ii.~ r.zvice contacting both frames of the window at the waeting edge. Auxiliary locks such as a pin that penetrates both frame str+i,tures shall be installed on casement and double hung windows. d) Windows shall not be located within 40 inches of the locking device of any door not located on the main entrance side of the non-residential building unless the windows are glazed with 1/4" tempered glass. 9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which are not located on the front or main entrance side of a non-residential building shall be protected with a steel grill and 1/4" minimum bars not more than 2" on center or by a screen with 1/8" diameter wire mesh not more than 2" on center mounted on the inside. 9. Roof openings. All skylights on the roof of a non-residential building shall be protected by: a) Iron bars 1/2 inch minimum diameter not more than 8" on center or; b) A screen with 1/8" diameter wire mesh not more than 2" on center. All roof access hatches o£ non-residential building shall be protected as follows: a) If the hatchway is of wooden material, it shall be covered on the inside with at least 16 gauge sheet steel or its equivalent attached with screws at 6" o.c., b) The hatchway shall be secured from the inside with a slide bar or slide bolts; c) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building or premise used for business purposes shall be secured by covering the same with eitherof the following: a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no more than 8" o.c. apart and securely fastened. 10. Exterior ladders. Exterior ladders to the roof are not permitted. 1/90 CITY OF DUBLIN CLOROX SERVICES COMPANY FELINE HOUSING FACILITY STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL Attachment "5" ApplicanUDeveloper and it's representatives (engineer, contractor, etc.) must meet and follow all the City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. GENERAL: ApplicanUDeveloper shall comply with the Subdivision Map Act, the City of Dublin Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and the approved Vesting Tentative Map. ApplicanUDeveloper shall obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List". 1. 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. ApplicanUDeveloper is responsible for the construction site and construction safety at all times. 4. Construction of the project shall be conducted so as to minimize the effect of the construction on the existing community and on the occupants of any new homes as they are completed, as required by the Environmental Impact Report. ApplicanUDeveloper shall submit a Construction Noise Management Program/Construction Impact Reduction Plan for review and approval by the Director of Public Works prior to issuance of grading permit. The following measures shall be taken to reduce construction impacts and shall be included in the Construction Noise Management Program/Construction Impact Reduction Plan: a) Offsite truck traffic shall be routed as directly as practical between the freeway (I- 580) and the job site, and as approved by the Director of Public Works. b) ApplicanUDeveloper shall obtain an Oversized Load and/or Overweight Load Permit from the City as required by the Director of Public Works prior to hauling of any oversized and/or overweight loads on City streets. c) The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported offsite. Recycled or other non-potable water resources shall be used where feasible. d) Construction equipment shall not be left idling while not in use. e) All construction equipment shall be fitted with noise muffling devises. f) Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. ATTACHMENT S g) Mud and dust that are carried onto street surfaces by construction vehicles shall be cleaned up on a daily basis. h) Excavation haul trucks shall use tarpaulins or other effective covers. 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 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 detennined 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. 2 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 archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground-breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 8. ApplicanU Developer shall ensure that stationary source emissions associated with project development are minimized and shall meet the following requirements: a) The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. b) The project will utilize curbside recycling, which will reduce the amount of solid wastes from the project which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. c) During rough grading the construction site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. 9. ApplicanUDeveloper shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. The use of rodenticides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 10. Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a biological survey of the project site (Preconstruction Survey). The Preconstruction Survey shall be prepazed by a biologist that is approved and hired by the City prior to commencement of work. The survey shall examine whether any sensitive species exist on or adjacent to the site and if they exist, shall include protection plans for the species. ApplicantDeveloper shall be responsible for the cost of the survey and for City Staff review of the survey. ApplicantDeveloper shall submit the survey a minimum of twenty- one (21) days prior to the anticipated habitat modification date so that the City will have adequate time for review of the survey. ApplicanUDeveloper shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design to protect sensitive species as a result of the survey. Determination of the significance of the discovery shall be determined by the Director of 3 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 guarantee 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) yeazs 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. ApplicantrDeveloper 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 guazantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the Director of Public Works as necessary to insure restoration of the site to 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 4 Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer shall be submitted to the City. d) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests shall be submitted to the City. e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work was done under their supervision and in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications and that the finished graded building pads are within t 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. ApplicanUDeveloper, and any parties or individuals granted rights-of--entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. IMPROVEMENTS AND DEDICATIONS: 19. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements 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/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 5 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 Pazcel 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 pazking, striping, drive aisles, and sidewalks within the project shall be configured to maximize safety, circulation, convenience, and sight distance per the City of Dublin zoning ordinance, standard plans and details, and current policies as approved by the Director of Public Works. Final detailed layout and design of internal private and public streets and drive aisles must be approved by the ACFD and Director of Public Works. 23. All improvements along streets within the subdivision and as required offsite (including curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works and only after the Subdivision Improvement Agreement has been approved and required bonds and fees have been delivered to the City. 24. The minimum uniform street gradient shall be 1 %. The structure design of the road shall be subject to approval of the Director of Public Works. Pazking lots shall have a minimum gradient of 1 % and a maximum gradient of 5%. 25. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 26. All public sidewalks must be within City right of way or in a pedestrian easement except as specifically approved by the Director of Public Works. 27. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 28. Applicant/Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements (including grading, stockpiling and storing of equipment or material) required outside of the project. The easements and/or rights-of- entry shall be in writing and copies shall be furnished to the Director of Public Works prior to issuance of any grading permits. 29. The boundary of parcels and the exterior boundary of the project shall be survey monumented at completion of construction of project improvements. The centerline of City and private streets and new boundaries shall be survey monumented and set in accordance with the City of Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3) permanent benchmazks 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. 6 30. ApplicanUDeveloper shall be responsible for transitioning existing improvements to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. 31. ApplicanUDeveloper shall install all water, gas, sewer, underground electric power, cable television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived in writing by the Director of Public Works. 32. ApplicantDeveloper shall show in the project construction documents the locations of all transformers, vaults and electrical boxes, double detector check valves, and joint trenches that will service the site with electricity, fire protection water system, telephone and CATV to the buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be underground. All above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and the Director of Public Works. 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 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. ApplicanUDeveloper shall construct all new fire hydrants in streets to City and Alameda County Fire Department standards. ApplicanUDeveloper 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. ApplicanUDeveloper shall submit a utilities service report and plan (including a composite base map showing the location, phasing and construction of all existing and proposed utilities) prior to issuance of grading permits and to the satisfaction of the Public Works Director and Community Development Director along with documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each residence and building within the project by the applicable utility companies and shall indicate when such service will be available. 36. Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence building within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 37. All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public street right of ways and/or public service easements as directed by the Director of Public Works and shall be sized to meet utility company standards. 7 38. All transmission lines shall be constructed away from sensitive areas unless otherwise approved by the Director of Public Works. 39. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 40. A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all street frontages unless otherwise determined by the Director of Public Works, in addition to all other easements required by the utility companies or governmental agencies. 41. ApplicanUDeveloper shall construct a recycled water line and contract with the Dublin San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common areas prior to occupancy of affected units. The plans for these facilities shall be reviewed and approved by DSRSD and the City of Dublin Public Works Department. 42. The landscaped common areas of the project shall have laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable water connection prior to occupancy of any building. Recycled water lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 43. ApplicanUDeveloper 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. ApplicanUDeveloper shall provide an access road and turn-around and maintenance easement for access to all storm drainage detention facilities and trash racks. 46. ApplicanUDeveloper shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that are necessary as a result of drainage impacts of this project will be constructed to the satisfaction to of the Director of Public Works prior to occupancy of any building. 47. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 8 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 squaze mile shall be designed to meet the capacity of a 15 yeaz storm; storm drainage facilities for a drainage area of between 1 square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a drainage area greater than 5 square miles shall be designed to meet the capacity of a 100 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. 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. 9 58. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area on both sides in order to facilitate maintenance by the property owners. GRADING AND DRAINAGE: 59. The grading plan designs for this Vesting Tentative map shall be designed in conformance with the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils report for the project shall include recommendations 1) for foundations, decks and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. Both the project civil engineer and the project soils engineer must sign the grading plans. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. 60. The soils engineer or his technical representative must be present at the project site at all times during grading operations. Where soil or geologic conditions encountered in grading operations aze 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. ApplicantlDeveloper 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 prepazed by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented and in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the Applicant/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. l0 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-yeaz storm event prior to issuance of grading permits. 66. Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, ApplicanUDeveloper shall construct retaining walls along the rear yazd lot lines and/or side yazd 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 azeas 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. ApplicanUDeveloper shall receive TIF credit for constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations. 11 73. All construction traffic and parking may be subject to specific requirements, as determined by the Director of Public Works, in order to minimize construction interference with regional non-project traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to issuance of grading permit. 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the City of Dublin subject to plan approval by the Director of Public Works. 75. A street sign/naming plan for the internal street system shall be submitted and shall be subject to approval of the Community Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change of street name for subsequent changes in direction. Street name signs shall display the name of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe. NPDES (GENERALI: 76. For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. 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 SWPPP. 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 clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. 79. Construction access routes shall be limited to those approved by the Director of Public Works and shall be shown on the approved grading plan. 80. Applicant/Developer shall gather all construction debris daily and place it in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, tarps shall be used on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 81. All debris from the sidewalk, street pavement and storm drain system adjoining the project site shall be removed by Applicant/Developer on a daily basis or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 12 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. ApplicanUDeveloper shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm drain inlets and existing inlets in the vicinity of the project site prior to: a) Start of the rainy season (October 15) b) Site de-watering activities, c) Street washing activities, d) Saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 84. Applicant/Developer shall maintain a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the project site that have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling" flyer for more information. 85. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 86. ApplicanUDeveloper shall minimize the removal of natural vegetation or groundcover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April I S 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. ApplicanUDeveloper is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 13 89. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat stormwater runoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 90. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by the Department of Public Works. 91. All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required as deemed necessary by the Director of Public Works. NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT: 92. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock 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 areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works. 97. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 14 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 area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 100. Commercial car washes shall be designed so that no wash water shall discharge to the storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 101. 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 area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 102. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to or greater than the area within the grade break or fuel dispensing area, as defined above. The cover must not drain onto the fuel dispensing area. 103. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the rest of the site by a grade break that prevents run-on of storm water to the extent practicable. 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 15 drain. Sanitary sewer connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. These requirements shall be required for automotive related businesses. 105. All loading dock areas must be designed to minimize "run-on" or runoff from the area. Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill clean-up. 106. The design, location, maintenance requirements, and maintenance schedule for any stormwater quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION): 107. A homeowners association shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining stormwater BMPs associated with improvements and landscaping. CC&R's creating the homeowners association shall be reviewed and approved by the City or County Attorney prior to the recordation of the Final/Parcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stormwater BMPs associated with privately owned improvements and landscaping shall be maintained by the association. G:pa99058/cloroxstandarddpwconds 16