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HomeMy WebLinkAboutPC Reso 09-18 Appv SDR Retail Comml Ctr in PD Dist PA08-034RESOLUTION NO. 09 -18 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A REQUEST FOR A SITE DEVELOPMENT REVIEW FOR A RETAIL COMMERCIAL CENTER IN A PLANNED DEVELOPMENT ZONING DISTRICT LOCATED AT THE SOUTHWEST CORNER OF FALLON ROAD AND DUBLIN BLVD. APN: 985-0027-009-03 PA 08-034 WHEREAS, the Applicant, James Tong, on behalf of Stanfcrth Holding Company, LLC submitted an application for an area of approximately 33.91 net acres known as Fallon Gateway located within Area C of Dublin Ranch located within the Eastern Dublin Specific Plan south of Dublin Boulevard between Fallon Road and a vacant property designated as a campus office land use; and WHEREAS, the application includes a Planned . Development Amendment to the General Commercial portion of Area C to establish architectural and landscape design criteria, specific parking standards and the permitted, conditional and temporary uses for the entire site and a Site Development Review for the Fallon Gateway commercial center; and WHEREAS, the existing zoning for the site allows up to 516.992 square feet of development on the project site; and WHEREAS, the current Site Development Review application is for a portion of the total project site consisting of 27.33 net acres. The Site Development Review will allow for the construction of Phases 1, 2 and 3 and will include 10 retail buildings with a total of 311,553 square feet of development and for which there are 4 major proposed tenants; and WHEREAS, the Project site is located in Area C of the Dublin Ranch project and Dublin Ranch Areas B, C, D and E were subject to PD - Planned Development zoning (PA 96-039) adopted by City Council Resolution 141-97; and WHEREAS, a complete application was submitted and is available and on file in the Department of Community Development; and WHEREAS, the Applicant has submitted project plans and exterior elevations dated received on April 28, 2009, for Site Development Review; and WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR) for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by City Council Resolution 51-93 on May 10, 1993, with two addenda approved on May 4, 1993 and August 22, 1994. In 1997, a Negative Declaration for the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon Gateway site, was approved by Resolution No. 140-97 of the City Council. After completion of an Initial Study, it was Page 1 of 19 determined that the rezoning would not have significant environmental impacts which were not already adequately described and analyzed in the Program EIR. No further environmental review is needed for the Fallon Gateway project because the environmental impacts of this project were fully addressed and within the scope of the final EIR for the Eastern Dublin General Plan Amendment, Specific Plan and subsequent Addenda and the 1997 Negative Declaration and the project has been conditioned to comply with all mitigation measures adopted therein; and WHEREAS, the Planning Commission did hold a public hearing on said application on April 28, 2009, for this project; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve a Site Development Review subject to the findings contained herein; and WHEREAS, the Planning Commission did hear and use their independent judgment in considering all said reports and recommendations set forth herein and public testimony; and WHEREAS, approval of the proposed Site Development Review (PA 08-034) will not become effective unless and until the City Council of the City of Dublin adopts an Ordinance making said Planned Development amendment effective. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding proposed Site Development Review. Site Development Review: A. The proposed Project, as conditioned, is consistent with the purpose and intent of Chapter 8.104 Site Development Review of the Zoning Ordinance, with the General Plan and with any applicable Specific Plans and design guidelines becat'se: 1) the proposed project will be compatible with the surrounding area because the development is designed with respect to the adjacent properties which are designed for commercial and office uses; 2) the proposed project will conform to the density allowed for Area C in Dublin Ranch; 3) the project will be an attractive addition to the City and therefore, will meet the requirements of Chapter 8.104 of the Dublin Municipal Code; 4) the proposed commercial shopping center is compatible with the approved uses for the site and Area C and the overall design of the project is consistent with the Community Design and Sustainability Element of the General Plan; 5) the proposed project is consistent with the Eastern Dublin Specific Plan because the Plan states that the Fallon Gateway subarea should have regional serving commercial uses in order to take advantage of the site's proximity to Fallon Road and the I-580 Freeway and the proposed project is intended to serve the community as well as the region and the overall project, including future development, is consistent with the Floor Area Ratio (FAR) (.35) established in Area C of Dublin Ranch; 6) the proposed development is compatible with the General Plan Land Use of General Commercial which allows for a variety of retail and service uses which the proposed project will achieve; 7) the proposed project meets the intent of the Dublin General Plan which discourages projects which do not relate well to the surrounding developments and the proposed project is compatible with the neighborhood which is designated for commercial and office uses; and 8) the design guidelines established for the project site incorporates modern design theme as well as materials from a traditional farming community, including wood, stone brick and metal. 2 B. The proposed Project, as conditioned, is consistent with the provisions of Dublin Municipal Code Title 8, Zoning Ordinance, because: 1) the proposed commercial center is compatible with the approved uses for the Site and for Area C; 2) the overall design of the Project is compatible with the neighborhood in which it is located; 3) the proposed u.se will have adequate parking to support the facility as required by Chapter 8.76, Off-Street Parking Regulations of the Zoning. Ordinance; and 4) the proposed project is consistent with the Planned Development in which it is located. C. The design of the Project is appropriate to the City, the vicinity, surrounding properties and the lot in which the Project is proposed because: 1) there will not be any significant environmental impacts associated with the Project and the Project has been conditioned to comply with all mitigation measures adopted as part of the Eastern Dublin Specific Plan EIR and the 1997 Negative Declaration prepared for Areas B-E; 2) the site layout and design of the proposed commercial center (Project Site) is compatible with the adjacent properties; 3) the proposed project includes a regional serving commercial center which is compatible with the future anticipated development of the adjacent properties; 4) the proposed buildings are situated on the site in order to reduce view impacts from the I-580 freeway; and 5) the design of the buildings are well designed and provide an attractive addition to the vicinity. D. The subject site is physically suitable for the type and Wtensity of the approved development because: 1) the Eastern Dublin Specific Plan and Planni;d Development zoning identified this property as having the potential to be developed with retail uses including regional scale and community serving scale retail uses; 2) the entire shopping center once complete can have an overall Floor Area Ratio (FAR) up to 0.35 which is consistent with the FAR established in the rezoning of Dublin Ranch Areas B through E and the Eastern Dublin Specific Plan; 3) the garden center has not been included in the overall FAR of the site because the garden center is not included in the square footage of the main building and does not have a roof over the. center; 4) the Planned: Development zoning for the project site will permit a maximum of 516,992 square feet of retail floor area which will maintain a FAR of up to .35 and will therefore be consistent with the PD District of Dublin Ranch Areas B-E; and 5) the Fallon Gateway project has been designed to accommodate the topography of the project site which is typically characterized as vacant, flat land suitable for the development of a commercial shopping center and therefore, physically suitable for the type and intensity of the proposed project. E. Impacts to existing slopes and topographic features are addressed because: the existing site is relatively flat. F. Architectural considerations including the character, scah and quality of the design, site layout, the architectural relationship with the Site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other development in the vicinity because: 1) the project includes design and landscape criteria to create ?n attractive shopping center which is compatible with the surrounding developments; 2) the layout of the shopping center has been designed with respect to adjacent properties; 3) storage areas, mechanical equipment and loading areas are focused away from the center of the shopping center and have been screened from view to create an attractive environment; 4) a variety of materials are utilized on the four Major tenant buildings as well as the smaller buildings, which tie the overall project together; and 5) the project is designed with a variety of materials set at different planes and heights which enhance the structures and camouflage the large structures by adding visual interest and articulation. 3 G. Landscape considerations, including the location, type, sLe, 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 because: 1) an opportunity for public art has been provided in several locations throughout the project site; 2) a mix of attractive plantings is located throughout the site, including the parking lot, along D-ablin Boulevard and Fallon Road; 3) evergreen trees have been provided in the bioswale along the southerly boundary of the property adjacent to I-580 to screen the loading dock at the south end of Major A; and 4) the project site includes attractive landscaping and site elements including light fixtures, benches, plazas and pedestrian paths to create; an attractive landscape palette and material palette for the shopping center. H. The site has been adequately designed to ensure property circulation for bicyclists, pedestrians and automobiles because: 1)access to the site will be provided from Dublin Boulevard and Fallon Road; 2) the Project has been reviewed by the Public Works Department and the Fire Department and adequate access and circulation has been provided on-site; 3) sidewalks will be provided on Dublin Boulevard and Fallon Road once the adjacent portions of the site are developed and an access walkway will be provided from this sidewalk to th,- front of the buildings; and 4) bicycle racks will be installed near the front of the building. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building codes represent those conditions of approval. [PL.] Planning_[BJ Building, jP01 :Police, [PW] Public Works [ADM, Administration/City Attorney, [FIN, Finance, Ll Alameda County Fire Department, rDSR1 Dublin San Ramon Services District, r Q01 Alameda County D_partment of Environmental Health, [Z71 Zone 7. NO. CONDITION TEXT , RESPON. WHEN AGENCY/ REQUIRED DEPART. - _ ? 1. Fees. The Applicant shall pay all applicable fees in effect at the time B Prior to of building permit issuance, including, but not limited to, Planning Issuance of Fees, Building Fees, Dublin San Ramon Service District fees, Public Building Facilities fees, Tri Valley Transportation fees, East Dublin Traffic Permits Impact Fee, Dublin Unified School District impact fees, City of Dublin Fire Bureau fees, Noise Mitigation fees; Inclusiorary Housing in lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water connection fees. When an3 if applicable and customary, credits shall be applied for existing improvements. 2. Hold Harmless/Indemnification. The Developer shall defend, PL Through indemnify, and hold harmless the City of Dublin and its agents, completion of officers, and employees from any claim, action, or proceeding aga inst Improvements the City of Dublin or its agents, officers, or employees to attack, set and aside, void, or annul an approval of the City of Dublin or its advisory occupancy of agency, appeal board, Planning Commission, City Council, the Buildings Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City.to the extent s ich actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, 4 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation ire the defense of such actions or proceedings. UO RKS 1?P?FARZ?ME1?T? 3. Design of Site Improvements. The public and site improvements PW Improvement shall be constructed generally as shown on the PD Amendment Plans and/or Site Development Review and as modified by these Conditions of Approval. However, the approval of the PD Amendment and/or Site Development Review is not an approval of the specific design of the grading, drainage and parking/driveway improvements. Modifications to the design will be needed to sleet the following: • Storm drain pipes to clear all tree locations shown on the Landscape Plans by a minimum of 3.5 feet; • Minimum asphalt pavement slope to be 1%; • Drainage swales within the parking spaces and inlets at the rear of the parking spaces shall not be permitted. 4. Pedestrian Access. Pedestrian access shall be provided from Fallon PW Prior to Road and/or Dublin Boulevard for each phase of Fallon Gateway to Issuance of the satisfaction of the City Engineer. Building Permits 5. Parking Lot Islands. All major access driveways shall provide a PW Improvement minimum 20-foot radius.clear turning area measured from the inside Plans edge of the required travel ways. All other driveway aisles shall provide clearance for minimum 10-foot turning radius measured at the inside edge of the required travel ways. The landscape islands at the end of the drive aisles shall be the full depth of the adjacent parking spaces. 6. Compact Parking Spaces. Compact parking spaces are shown in PW/PL Prior to very limited instances on the Site Development Review exhibits, Issuance of which is desirable for commercial centers. The addition of any Building compact parking spaces to meet dimensional constraints of the site permits plan are subject to the approval of the City Engineer and Community Development Director. 7. Traffic and Parking Restriction Signs. All traffic and parking PW Improvement restriction signs and pavement markings shall be shown on the civil Plans site plans prepared by a registered civil engineer and approved by the Occupancy City Engineer and Fire Department. Where practical, No Parking signs shall be used in-lieu of red curbs. 8. Crosswalks. All crosswalks shall meet the ADA requirements for Prior to delineation, smoothness, slopes and widths. Issuance of Building Permits 9. Dublin Boulevard Improvements. The Dublin Boulevard frontage PW Improvement and median modification improvements shall be completed with the Plans initial phase of Fallon Gateway in accordance with the Phas.- 2 improvement plans shown on the approved Improvement Plans, Fallon Road and Dublin Boulevard - Phases I & 2, Fallon Gateway prepared by MacKay & Somps and TJKM Transportalion Consultants. 10. Fallon Road Entrance. The traffic signal and related improvements PW Improvement shall be installed at the Fallon Road entrance with the initial phase; of Plans Fallon Gateway. NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. 11. Dublin Boulevard Entrance. The traffic signal and related PW Improvement improvements shall be installed at the Dublin Boulevard entrance Plans with the initial phase of Fallon Gateway. 12. Street Trees. The Developer shall install the street trees along PW Improvement Dublin Boulevard and Fallon Road frontages with the initial pha:.e of Plans Fallon Gateway minimum 24" box size). 13. Dublin Boulevard Median Landscape. The Dublin Boulevard PW Improvement median landscaping between the signalized project entrance and Plans Fallon Road shall be installed with the initial phase of Fallon Gateway. 14. Fallon Road and Dublin Boulevard Frontage Sidewalk and PW Improvement Landscape Improvements. The sidewalk and landscape Plans improvements along the Dublin Boulevard and Fallon Road frontages shall be installed with the adjacent phase of Fallon Gateway. However, depending on the status of the adjacent developments, the City Engineer may require the sidewalk to be completed with an earlier phase. 15. Western Driveway. The western driveway entrance from Dublin PW Improvement Boulevard shall be a modified driveway type entrance with curb Plans radius where the curb height varies to zero at the sidewalk, the gutter continues across the driveway, the driveway is concrete to the back of the sidewalk, the sidewalk profile is maintained and the sidewalk cross slope is 2%. 16. Grading/Sitework Permit. Developer shall obtain a PW Prior to Grading/Sitework Permit from the Public Works Department for all Grading private grading and site improvements including walkway and landscape within the Dublin Boulevard Right-of-Way and Fallon Road Right-of-Way.. Retaining walls over 3-feet in height or 2-feet with load requires structural calculations. 17. Covenants, Conditions & Restrictions. A Property Owners PW/PL Prior to Association shall be formed by recordation of a declaration of Issuance of Covenants, Conditions & Restrictions to govern use and maintenance Building of common areas and facilities. Said declaration shall set forth the Permits Association name, bylaws, rules, and regulations. The CC&Rs shall ensure that there are adequate provisions for the maintenance, in good repair and on a regular basis, the landscaping, drainage, lighting, signs, pavement and other improvements within the pinlic right-of-way. The CC&R's shall provide for common access and parking rights among all phases and future parcels. The Applicant/Developer shall submit a copy of the CC&R documents to the City for review and approval pursuant this condition: 18. Storm Water Treatment Measures Maintenance Agreement. PW Prior to Applicant/Developer shall enter into anagreement with the Cite of Release of Dublin that guarantees the perpetual maintenance obligation for all Bonds storm water treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the issuance of the Alameda Couintywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. 19. Storm Drain Easement. Any structure (including trash enclosures PW Improvement and signs) within a City Storm Drain Easement is subject to the Plans approval of the City Engineer. NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. 20. Clarification. In the event that there needs to be clari fication to these PW [PL] On-going Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of t:'lese Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to t:iese conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 21. Encroachment Permit. Applicant/Developer shall obtain an PW Prior to Encroachment Permit from the Public Works Department for all Working construction activity within the public right-of-way of any slreet Within the where the City has accepted the improvements. At the discretion of Public Right the City Engineer an encroachment permit for work specifically of Way included in an Improvement Agreement may not be required. 22. Public Improvements. All public improvements to be constructed to PW On-going City standards and the satisfaction of the City Engineer. 23. Improvement Agreement. The Developer shall enter into an PW Prior to Start Improvement Agreement with the City for all public improvements of Public and all private improvements for common access as determined by Improvements the City Engineer. 24. Record Drawings. At the completion of construction, the Developer PW Prior to shall provide the Public Works Department mylar copies of the civil, Release of joint trench' and landscape plans indicating all changes that were Bonds made during construction. 25. Digital Files. Developer shall provide the Public Works Department PW Prior to a digital vectorized file of the "master" files for the project when the Release of Final Map has been approved. The digital vectorized files shall be in Bonds AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. 26. Storm Water Pollution Prevention Plan. Prior to any clearing or PW Prior to grading, the Developer shall provide the City evidence that a Notice Issuance of of Intent (NOI) has been sent to the California State Water Resources Grading Control Board per the requirements of the NPDES. A copy of the Permit Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 27. Water Quality Treatment. Supportive data shall be providec. to PW Improvement show that the water quality treatment meets the RW CB idelins. Plans 28. Non-City Agencies. The Applicant/Developer will be responsible for PW Improvement submittals and reviews to obtain the approvals of all participating Plans non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 29. Hydrology and Hydraulic Calculations. Hydrology and Hydraulic PW Improvement Calculations shall be provided for the design of the site storm drain Plans system. NO. CONDITION TEXT RESPON. . WHEN AGENCY/ REQUIRED DEPART. MW MEN. I I 10 IN 71 WINMR&W 30. Roof Access. Plans shall show locations of roof access for the B Prior to equipment installed on the roof tops. Issuance of Building Permits 31. Building Codes and Ordinances. All project construction shall B Through conform to all building codes and ordinances in effect at the tirre of Completion of building ermit. Construction 32. Building Permits. To apply for building permits, B Prior to Applicant/Developer shall submit eight (8) sets of construction plans Issuance of to the Building Division for plan check. Each set of plans shall have Building attached an annotated copy of these Conditions of Approval. The Permits notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be acce-:)ted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 33. Construction Drawings. Construction plans' shall be fully B Prior to. dimensioned (including building elevations) accurately drawn Issuance of (depicting all existing and proposed conditions on site), and prepared Building and signed by a California licensed Architect or Engineer. All Permits structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and. details shall be consistent with each other. 34. Addressing. Addressing shall conform with Building, Fire and B Prior to Police requirements and shall adhere to the following: Occupancy • Addressing shall be required on all doors leading to the exterior of the buildings, including all rear doors; • The address characters shall be a minimum of 5 inches in height by 1-inch stroke (larger sizes may be necessary depending on the setbacks and visibility) and shall be contrasting with their backgrounds; • Addresses shall be illuminated or in an illuminated area and be able to be seen from the street; • If the address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background shall be placed behind the numbers; • Where a building has multiple tenants, address shall be provided near the main entrance of each tenant space. The address shall be high enough on the building to be clearly visible from the driveway, street or parking area it faces even when vehicles are parked in front of the tenant space; • Where the addresses on the building will not be clearly visible from either direction of travel along the access road, address postings shall also be provided at the entrance of the property; • Where multiple buildings exist on the same site, all buildings shall be distinctly identified and posted. 35. Engineer Observation. The Engineer of record shall be retained to B Prior to Frame provide observation services for all components of the lateral and Inspection vertical design of the building, including nailing, hold-downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior. to scheduling the final frame inspection. NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. 36. Phased Occupancy Plan. If occupancy is requested to occ]- in B Prior to phases, then all physical improvements within each phase shall be Occupancy of required to be completed prior to occupancy of any buildings within any Affected that phase except for items specifically excluded in an approved Building Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Directo.- of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond f6.- the value of the deferred landscaping and associated improvements. 37. Air Conditioning Units. Air conditioning units and ventilation B Prior to ducts shall be screened from public view with materials compatible Occupancy to the main building. Units shall be permanently installec. on concrete pads or other non-movable materials approved by the Building Official and Director of Community Development. 38. Temporary Fencing. Temporary Construction fencing shall be B Through installed along the perimeter of all work under construction. Completion of Construction 39. Green Building Guidelines. To the extent practical, the Applicant B Through shall incorporate Green Building Measures. Green Building elan Completion of shall be submitted to the Building Official for review. Construction 40. Cool Roofs. Flat roof areas shall have their roofing material coated B Through with light colored gravel or painted with light colored or reflective Completion of material designed for Cool Roofs. Construction 41. Electronic File. The Applicant/Developer shall submit all building B Prior to drawings and specifications for this project in an electronic format to Issuance of the satisfaction of the Building Official prior to the issuance: of Building building permits. Additionally, all revisions made to the building Permits plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 42. Construction Trailer. Due to the size and nature of the B Through development, the Applicant/Developer shall provide a construction Completion of trailer with all hook ups for use by City Inspection personnel cluing Construction the time of construction as determined necessary by the Building Official. In the event that the City has their own construction tra:.ler, the Applicant/Developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. 43. Copies of Approved Plans. Applicant shall provide City with 4 B 30 days after reduced (1/2 size) copies of the approved plans Permit and Each Revision Issuance NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. 44. CASP. If Building Permits are applied for after July 1, 2010, the B Prior to Applicant shall obtain the services of a Certified Access Specialist Permitting and for the review of the construction drawings and inspection:. A Final written report shall be submitted to the City prior to approval of the permit application. In addition, a written report shall be submitted to the City Inspector prior to scheduling the final inspection. 45. Fountain Permit. Separate building permits shall be obtained for all B Prior to fountains. Issuance of Building Permits 46. Accessible Parking. The number of accessible parking spaces and B Prior to their locations are preliminary and are subject to change to meet the Issuance of building code at the time of building permit. Building Permits 47. Improvement Plans. Prior to issuance of any building permit, DSRSD Prior to complete improvement plans shall be submitted to DSRSD that Issuance of conform to the requirements of the Dublin San Ramon Services Building District Code, the DSRSD "Standard Procedures, Specifications and Permits Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. 48. Sewers. Sewers shall be designed to operate by gravity flow to DSRSD Prior to DSRSD's existing sanitary sewer system.. Pumping of sewage is Occupancy discouraged and may only be allowed under extreme circumstances following a case 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. DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other condit:.ons within a separate agreement with the applicant for any project that requires a pumping station. 49. Waterline Systems. Domestic and fire protection waterline systems DSRSD Prior to for Tracts or Commercial Developments shall be designed to be Occupancy looped or interconnected to avoid dead end sections in accordz.nce with requirements of the DSRSD Standard Specifications and sound engineering practice. 50. Sewer Line Locations. DSRSD policy requires public water and DSRSD Prior to sewer lines to be located in public streets rather than in off-street Occupancy locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 51. Easements. Prior to approval by the City of a grading permit or a site DSRSD Prior to development permit, the locations and widths of all proposed Issuance of easement dedications for water and sewer lines shall be submitte3 to Grading and approved b DSRSD. Permits 52. Easement Dedications. All easement dedications for DSRSD DSRSD Prior to facilities shall be by separate instrument irrevocably offerec to Recordation DSRSD orb offer of dedication on the Final Map. of Final Ma 53. Fees. Prior to issuance by the City of any Building Permit or DSRSD Prior to Construction Permit by the Dublin San Ramon Services District, Issuance of whichever comes first, all utility connection fees including DSF:SD Building 10 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. and Zone 7, plan checking fees, inspection fees, connection fees, and Permits fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established i:l the DSRSD Code. 54. Improvement Plans. Prior to issuance by the City of any Building DSRSD Prior to Permit or Construction Perniit by the Dublin San Ramon Services Issuance of District, whichever comes first, all improvement plans for DSRSD Building facilities shall be signed by the District Engineer. Each drawing of Permits improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facia ities shown. Prior to approval by the District Engineer, the Appt cant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature b the District Engineer. 55. Construction Permit. No sewer line or waterline construction :,hall DSRSD Prior to be permitted unless the proper utility construction permit has ')een Issuance of issued by DSRSD. Building Permits 56.. Hold Harmless. The Applicant/Developer shall hold DSRSD, its DSRSD On-going Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 57. Recycled Water Improvements. Improvement. plans, shall include DSRSD Prior to recycled water improvements as required by DSRSD. Services for Issuance of landscape irrigation shall connect to recycled water mains. Construction Applicant must obtain a copy of the DSRSD Recycled Water Use Permits Guidelines and conform to the requirements therein. 58. Backflow Prevention Device. A Backflow Prevention devic-. to DSRD Prior to prevent back-siphoning of water into the potable distribution main Occupancy will be required on each commercial account per the District's specifications. 59.- Construction by Applicant/Developer. All onsite potable and DSRSD Prior to recycled water and wastewater pipelines and facilities shall be Occupancy constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 60. DSRSD Water Facilities. Water facilities must be connected to the DSRSD Prior to DSRSD or other approved water system, and must be installed a. the Occupancy expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all conditions of the approved future Parcel Map. 61. On-Site Recycled Water System. Approval from the Calif. Dept. of DSRSD Prior to Health Services (DHS) is required for connection of the on-site Occupancy recycled system. Applicant/Developer must submit required documentation, including Recycled Water Connection Drawings, to District to allow for approval by DHS. I1 NO. CONDITION TEXT RESPON. , WHEN AGENCY/ REQUIRED DEPART. 62. Recycled Water Pressure. Available recycled water pressures must DSRSD Prior to be verified b the Applicant. Occupancy 63. Building and Fire Codes. The project will need to comply with the F Prior to the applicable Building and Fire Codes. Site and Building plans shall be Issuance of provided for review and approval by the Fire Department. Building Permits 64. Fire Apparatus Roadways. Fire apparatus roadways shall have a F Prior to minimum unobstructed width of 20 feet and an unobstructed vertical Occupancy clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels .on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides o:'the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1." 65. Fire Department Access. Fire Department access on Di:.blin F Prior to Boulevard and Fallon Road shall meet the required length; Fire Occupancy apparatus roadways must extend to within 150 feet of the most remote first floor exterior wall of an buildin . 66. Turnarounds. Fire apparatus roadways in excess of 150 feet in F Prior to length must make provisions for approved apparatus turnarounds. Issuance of (CFC 2007, Sec. 503.2.5). Building Permits 67. Pavers on Access Roads. Pavers used on Fire Department access F Prior to roads to support 40,000 pound weight load. CFC 503.2.3 see 14 Occupancy 68. New Fire Sprinkler System & Monitoring Requirements. In F Prior. to the accordance with The Dublin Fire Code, fire sprinklers shall be Issuance of installed in the building. The system shall be in accordance with the Building NFPA 13, the CA Fire Code and CA Building Code. Plans and Permits specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. This may be a deferred submittal. 69. Sprinkler Plans. Applicant/Developer shall submit detailed F Prior to the mechanical drawings of all sprinkler modifications, including cut Issuance of sheets, listing sheets and calculations to the Fire , Department for Building approval and permit prior to installation. All sprinkler system Permits components shall remain in compliance with the applicable N.F.P.A. 13 Standard, the CA Fire Code; and the CA Building Code. (Deferred Submittal Item 70. Underground Plans. Applicant/Developer shall submit detailed shop F Prior to drawings for the fire water supply system, including cut sheets, listing Issuance of sheets and calculations to the Fire Department for approval and pe.-mit Building prior to installation. All underground and fire water supply system Permits components shall be in compliance with the applicable N.F.P.A. 13, 24, 20, 22 Standards, the Ca Fire Code and the CA Building Code. The system shall be hydrostatically tested and inspected prior to being covered. Prior to the system being connected to any fire protection system, a system flush shall be witnessed by the Fire Department. (Deferred Submittal Item 71. Central Station Monitoring. Automatic fire extinguishing systi;ms F Prior to the installed within buildings shall have all control valves and flow Issuance of devices electrically supervised and maintained by an approved Building central alarm station. Zonin r and annunciation of central sta::ion Permits and 12 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. alarm signals shall be submitted to the ire Department for approval. Occupancy The central station monitoring service shall be either certificated or placarded as defined in N. F.P.A. St andard No. 72. Assure the specific account is UL Certificated o Placarded and not just the monitoring station. 72. Monitoring System Plans. If it is ne cessary to install a fire alarm F Prior to the monitoring system or modify an existi g system in order to obtain a Issuance of Certificated or Placarded account, plan s and specifications shat.. be Building submitted to the fire department for ( review and approval of the Permits installation or modifications. 73. Audible Alarm. Fire sprinkler system hall have an audible alarra in F Prior to each suite served by the fire sprinkler sy stem. 2002 NFPA 13 section Occupancy 6.9.1. 74. Site Plan. The site plan needs to sho sufficient detail to reflect an F Prior to accurate and detailed layout of the site for review and record Issuance of purposes. The site plan will need a scale that will allow sufficient Building details for review purposes and include, but not be limited to the Permits and following: Occupancy • The site parking and circulation layout including fences, gates, fire lane locations and turnarounds. • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of all building openings including the exit dischzxge pathway for building exits. Note the location of exit. lighting for these pathways as .well. • The location of any overhead obstructions and their clearances. • The location of property lines and assumed property lines between buildings on the same, property as well as any easements. 75. Fire Hydrants. The site plan also will eed to note the location and F Prior to distance of fire hydrants that are along he property frontage as Nvell Issuance of as the closest hydrants to each side of the property that are locEled Building along the access roads that serves the property. In addition, the Permits and improved face of curb to face of curb o r edge of pavement width of Occupancy the access road that serves the property] will need to be noted. CFC Appendix Chapter 1 section 105.4 76. Deferred Submittals. Provide on the Title or Cover Sheet under F Prior to the heading Deferred Submittals all of the deferred submittal items. Issuance of 2007 CFC 901.2 Building • Fire sprinkler Installation Permits • Fire monitoring system install 77. Fire Access. Access roads, turnarounds'pp pullouts, and fire F On-going operation areas are Fire Lanes and shall pe maintained clear and free of obstructions, including the parking of vehicles. 78. Entrances. Entrances to job sites shajll not be blocked, including F On-going after hours, other than by approved gates/barriers that provide for emergency access. 79. Site Utilities. Site utilities that would require the access road to be On-going dug up or made impassible shall be installed prior to combustible construction commencing. 80. Final Site Plan. Entrance flare, angle ! of departure, width, turning F Prior to radii, grades, turnaround, vertical clearances, road surface, Issuance of bridges/crossings, gates/key-switch, & within required 15f -ft. Building 13 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. distance to Fire Lane shall be shown on final site plan. Permits 81. Personnel Access. Approved route to furthermost portion of ext:rior F Prior to wall. Route width, slope, surface, obstructions must be considered. Issuance of Building Permits 82. All-weather Access. Fire access is required to be approved all- F Prior to weather access. Show on the plans the location of the all-wez.ther Issuance of access and a description of the construction. Access road must be Building desi ned to support the imposed loads of fire apparatus. Permits 83. Gate Approvals. Fencing and gates that cross pedestrian access and F Prior to exit paths as well as vehicle entrance and exit roads, if approved and Issuance of installed, need to be approved for Fire Department access and egress Building as well as exiting provisions where such is applicable. Plans need to Permits be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessa. CFC 501.3 84. Permit Expiration. Construction or use shall commence within one PL Ongoing (1) year of Site Development Review (SDR) approval or as modified by the Development Agreement or the SDR shall lapse and become null and void. Commencement of construction or use means the actual construction or use pursuant to the permit approval or, demonstrating substantial progress toward commencing such construction or use. If there is a dispute as to whether the SDR has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 85. Time Extension. The original approving decision-maker.may, upon PL Ongoing the Applicant's written request for an extension of SDR approval prior to expiration, and upon the determination that any Condit:.ons of Approval remain adequate to assure that applicable finding:, of approval will continue to be met, grant a time extension of approval for a period not to exceed 6 months, or as modified by the Development Agreement. All time extension requests shall be noticed and a public hearing or public meeting shall be helc'I as required b the articular Permit. 86. Revocation of permit. The permit shall be revocable for caus,- in PL Ongoing accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 87. Clean up. The Applicant/Developer shall be responsible for clears up PL Ongoing and disposal of project related trash and for maintaining a clean, litter-free site. 88. Controlling Activities. The Applicant /Developer shall control all PO, PL Ongoing activities on the project site so as not to create a nuisance to the surrounding businesses and residences. 89. Noise/Nuisances. Loudspeakers or amplified music that is placed or PO, PL Ongoing projects outside of the building shall be in accordance with the City of Dublin's Noise Ordinance. 90. Accessory Structures. The use of any accessory structures, such as PL, B, F Ongoing storage sheds or trailer/container units used for storage or for any other purpose, shall not be allowed on the site at any time unless a 14 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. Temporary Use Permit is applied for and approved. 91. Requirements and Standard Conditions. The Various Prior to Applicant/Developer shall comply with applicable Alameda Co Mty Issuance of Fire, Dublin Public Works Department, Dublin Building Department, Building Dublin Police Services, Alameda County Flood Control District Zone Permits 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 92. Occupancy Permit Requirements. Prior to issuance of an B Prior to Occupancy Permit for that phase, the physical condition of the Issuance of project site for that phase shall meet minimum health and safety Occupancy standards and City requirements including, but not limited to the following: a. The streets driveways and walkways providing access to each building shall be complete, as determined by the City Engineer/Public Works Director, to allow for safe, unobstructed pedestrian and vehicle access to and from the site. b. All traffic control devices on streets providing access to the site shall be in place and fully functional c. All street name signs and address numbers for streets providi zg access to the buildings shall be in place and visible. d. Lighting for the streets and site shall be adequate for safety aid security. All streetlights on streets providing access to the buildings shall be energized and functioning. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. e. All construction equipment, materials, or on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means approved by the City Engineer/Public Works Director. f. All fire hydrants shall be operable and easily accessible to City and ACFD personnel. g. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) shall be installed and fully functional. h. A Declaration or Report from the Geotechnical Engineer of Record confirming that all grading work associated with the project had been performed in accordance with the Engineer' 3 recommendations. 93. Utility Siting Plan. The Applicant/Developer shall provide a final PW, PL Prior to Utility Siting Plan showing that transformers and service boxes are Issuance of placed outside of public view where possible and/or screened to the Grading satisfaction of the Community Development Director and City Permits Engineer. Applicant/Develop er shall place all utility infrastructures 15 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. underground including electric, telecommunications, cable TV, and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer prior to installation. 94. Public Art In-Lieu Contribution. In lieu of acquiring and PL Prior to the installing a public art project, the Applicant has elected to and shall Issuance of make a public art in-lieu contribution payment in accordance with Building. Chapter 8.58 of the Dublin Municipal Code and shall comply with Permits the Public Art Compliance Report submitted by the Applicant, dated April 28, 2009, and on file with the Planning Department. The public art in-lieu contribution payment shall be made prior to the issuance of the first building permit for the project in the amount specified in Dublin Municipal Code section 8.58.050.B (non- residential building more than 50,000 sq. ft.). To the extent feasible, and pursuant to the provisions of the Developrlent Agreement between the City of Dublin and the Applicant, the City of Dublin shall reserve funds equal to the amount of said in-lieu contribution payments for use in paying for public art to be locate d at the project site. 95. Public Art Easement and Access Easement. The PL Prior to the Applicant/Developer shall reserve a site and provide a public art Issuance of easement and an access easement to the City within the developrient Building project for a future public art project in accordance with Dublin Permits Municipal Code Section 8.58.050. 96. Prevailing Wages. All public improvements constructed by PW On-going Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law Labor Code, sects. 1720 and following). ' 97. Emergency Vehicle Access Easement Dedications. PW, F In Applicant/Developer shall dedicate all needed emergency velicle Conjunction access easements from each adjacent public street to all fire aca,-ess with the Final roads surrounding the site and buildings as defined by Alameda Coimty Map or by Fire Department and to the satisfaction of the City Engineer. Separate Instrument Prior to Occupancy 98. Master Sign Program. A Master Sign Program shall be submitted PL Prior to to the City for review and approval prior to installation of signage. Installation of The program shall include building, site and street signs. Wall Si a e 99. Signage on Graphic Panels. No signage, including logos, shall be PL On-going permitted on the Graphic Panels that are located throughout the project site. Details on the graphic panels shall be in accordance with the approved Master Si Program. 100. Freestanding Sign. The 99 foot freestanding sign is subject to PL Prior to review and approval by the Federal Aviation Administration (FAA) Issuance of as is with no changes, except for a reduction in height. Building Signage permits for the freestanding signs shall not be issued until approval Building has been secured by the FAA. Permits 16 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. 101. Outdoor Events. Any outdoor activity shall be subject to rel iew PL On-going and approval of a Temporary Use Permit per the City of Dublin Zoning Ordinance 102. Temporary Promotional Banners and Balloons. Temporary PL On-going Promotional Banner Signs and Balloons shall only be permitted after first securing an approved Temporary Promotional Sign Permit. All temporary on-site signage shall be subject to the sign regulations contained in the City of Dublin Zoning Ordinance. 103. A-Frame Signs. The use of any A-Frame, portable, sandwich-board, PL On-going pennants, or human-held signs on the premises is strictly prohibited. Said signs and any form of off-site advertising signs shall also be prohibited upon any public property, including City streets and sidewalks. 104. Park and Ride: Prior to the issuance of Building Permits, the PL/PW Prior to Applicant shall deposit $20,000 with the City of Dublin to be held in Issuance of a reserve account to cover the cost of resealing and restriping the Building existing Park and Ride Lot located on the Koll Property. The Permits resealing and restriping is intended to accommodate 200 parking stalls as required by the General Plan and the Eastern Dublin Specific Plan. Maintenance of the Park and Ride lot shall remain in accordance with the existing agreement with Koll Property Management. 105. Monument Maintenance. Maintenance of the northerly monument PL On-going will be the responsibility of the overall Fallon Gateway project 106. Bicycle Racks. Prior to the issuance of building permits, the PL Prior to Applicant/Developer shall work with Staff to provide sufficient Issuance of bicycle racks at various locations throughout the project site. The Building bicycle racks shall be unobtrusive and out of the path of travel. Permits 107. Action Programs/Mitigation Measures. Applicant/Developer shall PL Prior to comply with all applicable action programs .and mitigation measures Issuance of of the Eastern Dublin Specific Plan Final Environmental Impact Improvement Report (EIR) and addendum's that have not been made specific Plans Conditions of Approval, which are in effect at the time of issuanc of Improvement Plans. +T`f :ice OT, -AND ? 7E 108. Non-Residential Security Requirements. The Applicant/Developer PO, B On-going shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. 109. Security During Construction. PO, B During a. Fencing - The perimeter of the construction site shall be Construction fenced and locked at all times when workers are not present. All construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the Public Works Director. b. Address Sign - A temporary address sign of sufficient size and color contrast to be seen during night time hours ;,ith existing street lighting is to be posted on the Dublin Boulevard perimeter. c. Emergency Contact -- Prior to any phase of construct.on, Applicant/Developer will file with the Dublin Police Department an Emergency Contact Business Card that will 17 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. provide 24-hour phone contact numbers of persons responsible for the construction site. d. Materials & Tools - Good security practices shall be followed with respect to storage of building materials and tools at the construction site. e. Security lighting and patrols shall be employed as necessary' 110. Lighting Plan. The Applicant shall submit a final lighting plan for PO Prior to approval by the Dublin Police. At a minimum the plan should Occupancy include: and On-going • 1.0 foot-candle lighting at ground level in parking lot areas. • The lighting plan shall provide a photometric read-out with foot-candles plotted on the site. • Lighting fixtures shall be of a vandal resistant type. 111. Lumasite Lighting: Lumasite acrylic panel lighting shall be PL Ongoing controlled so as not to create a nuisance. 112. Exterior Landscaping. Exterior landscaping shall be kept at a PO Prior to minimal height and fullness giving patrol officers and general public Occupancy. surveillance capabilities of the area. and Ongoing 113. Seat Walls. Seat wall areas shall be designed to minimize the PO Prior to : potential for vandalism by skateboarders and others. Occupancy and On oin 114. Graffiti. The Applicant/Developer shall keep the site clear of graffiti PO, PL Ongoing on a regular and continuous basis and at all times. Graffiti resistant materials should be used. Q1+"RRT ..4 %Il>Cly"i?Y '£O 31R TONAAGTTV1IlY .r3W??n ., 115. Construction Hours. Standard construction and grading hours shall PW On-going be limited to weekdays (Monday through Friday) and non-City holidays between the hours of 7:30 a.m. and 6:00 p.m. The Developer may request reasonable modifications to such determined days and hours, taking into account the seasons, impacts on neighboring properties, and other appropriate factors, by submitting a request form to the City Engineer. For work on Saturdays, said request shall be submitted no later than 5:00 p.m. the prior Wednesday prior. Overtime inspection rates will apply for all after- hours, Saturday, and/or holiday work. 116. Construction Trash/Debris. Measures shall be taken to contain all PW, B, PL Prior to construction related trash, debris, and materials on-site until disposal Construction off-site can be arranged. The Applicant/Developer shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. 117. Construction Fencing. The use of any temporary construction PL, PW, B Prior to fencing shall be subject to. the review and approval of the City Issuance of Engineer and the Building Official. Building Permits 118. Erosion Control during Construction. Applicant/Developer :hall PW Prior to include an Erosion and Sediment Control Plan with the Grading and Issuance of Improvement plans for review and approval by the City Engireer. Grading/Site Said plan shall be designed, implemented, and continually Work Permit maintained pursuant to the Ci 's NPDES permit between October 15` 18 NO. CONDITION TEXT RESPON. WHEN AGENCY/ REQUIRED DEPART. and April 15 or beyond these dates if dictated by rainy weather, or as otherwise directed b the City Engineer. LA1I2? S'A• rnar 119. Final Landscape and Irrigation Plan. A Final Landscape and PL Prior to Irrigation Plan prepared and stamped by a State. licensed lands.-ape Issuance of architect or registered engineer, along with a cost estimate of the Building work and materials proposed, shall be submitted for review and. Permits approval by the Community Development Director. Landscape and irrigation plans shall provide for a recycled waters stem. 120. Completion of Landscaping (see Phased Occupancy Plan). Subject B Prior to to approval of the Director of Community Development, the Occupancy completion of landscaping may be deferred due to inclement weaker with the posting of a completion bond for the value of the deferred landscaping and associated improvements. 121. Standard Plant Material, Irrigation and Maintenance PL Prior to Agreement. The Applicant/Developer shall complete and submit to Issuance of the Dublin Planning Department the Standard Plant Material, Building Irrigation and Maintenance Agreement. Permits 122. Landscape Borders. All landscaped areas shall be bordered by a PL Ongoing concrete curb that is at least 6 inches high and 6 inches wide. Curbs adjacent to parking spaces must be 12 inches wide. All landscaped areas shall be a minimum of 6 feet in width (face of curb to face of curb) unless modified in this application. Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to sepi rate turf areas from shrub areas. 123. Maintenance of Landscape. All landscape areas on the site shall be PL On-going enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written appraval from the Community Development Director. 124. Water Efficient Landscaping Ordinance. The PL Completion of Applicant/Developer shall submit written documentation to the Improvements Community Development Director (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. PASSED, APPROVED AND ADOPTED this 28th day of April 200 ). AYES: Wehrenberg, King, Schaub, Brown and Swalwell NOES: ABSENT: ABSTAIN: I'-I /" 'J" Planning Commission TE Actin 1 ng Manager G:1PA#120081PA 08-034 Fallon Gateway (Target)1Planning Commission 4.28.091PCResoSDR41809-redline.DOC 19