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HomeMy WebLinkAbout02-026 PalaceAuto10-22-2002AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: October 22, 2002 SUBJECT: PUBLIC HEARING - PA 02-026, Palace Auto, Site Development Review and Conditional Use Permit for an auto sales establishment in new 4,090 square foot building at 5945 Dougherty Road, APN 941- 0550-063 (Report prepared by: Kristi Bascom, Associate Planner) ATTACHMENTS: 1. Project Plans (with Vicinity Map) 2. Resolution approving Site Development Review and a Conditional Use Permit for a new auto sales establishment at 5945 Dougherty Road, APN 941-0550-063 RECOMMENDATION: 1. Open public hearing. 2. Take testimony from the Applicant and the public. 3. Question Staff, Applicant and the public. 4. Close public hearing and deliberate. 5. Adopt Resolution (Attachment 2) approving Site Development Review and a Conditional Use Permit For a new auto sales establishment at 5945 Dougherty Road, APN 941-0550-063 BACKGROUND: On March 4, 1997, the Dublin City Council rezoned the property near the comer of Dublin Boulevard and Dougherty Road, known as the BJ Commercial Center, to a Planned Development Zoning District with underlying C-2 (General Commercial) land uses. The Planned Development Zoning District allowed for a variety of uses including: retail, restaurants, office, auto sales (with a Conditional Use Permit), and auto service and repair, among others. As part of the rezoning action, the City Council also approved a Tentative Map request that created 9 separate lots. These lots were later sold to individual business owners. The businesses within the center include: Dublin Auto Works, Kragen Auto Parts, Holiday Inn Express, International House of Pancakes, Dublin Auto Center, RPL Graphics, Cooks Auto-Body, and Magnussen Auto-Body. The subject property is one of the nine lots that were created, but it has remained vacant since the subdivision. Prior to construction on the site, Site Development Review approval is required. PROJECT DESCRIPTION: The applicant is proposing to constmct a 4,090 square foot building on the vacant 29,400 square foot parcel within the BJ Commercial Center, to the north of Kragen Auto Parts and to the south of All-Safe COPIES TO: ApplicanUProperry Owner Project File Project Planner G:\PA#\2002\02-026V'C Staff Reportdoc ITEM NO.'~_ Storage, on the corner of Dougherty Road and Sierra Lane. The building is being designed for the purposes of auto display and sales. Proposed Use Per the Planned Development Zoning District that was approved in 1997, establishing an auto sales business requires the approval of a Conditional Use Permit. The Applicant is proposing to operate a used auto sales establishment that will be doing business as Palace Auto of Dublin. There will be a maximum of 2-3 employees on the premises at any one time and the hours of operation will be from 9:00 a.m. to 9:00 p.m. daily. Automobiles for sale will either be displayed inside the building or in the decorative plaza area behind the building. No autos will be displayed at other locations on or off the property. Site Plan The site has been designed with the new 4,090 square foot building at the front of the property on the corner of Dougherty Road and Sierra Lane, twelve (12) customer parking spaces including one (1) disabled-accessible space, a 7,244 square foot outdoor display area with decorative paving, and associated site and landscape improvements. (See Attachment 1 for full project plans) There are several items proposed as part of the development of the site that Staff will be working with the Applicant to design so that they are attractive features and appropriate for the project. Conditions of Approval No. 24 through 27 require that the Applicant provide designs for the sound wall, water fountain, wrought iron fence, and decorative paving on the project site that meet the standazds of the Planning Commission project approval to the satisfaction of the Planning Manager. Elevations The site and building have been designed to take advantage of the curving nature of the property and also to work within the number of utility and access easements that constrain the site. The building designer has created a modern, curvilinear, single-story building of stucco and glass with plenty of visual access to the autos for sale inside. The building will have a raised stucco parapet to conceal rooftop equipment and the roof element will be a raised glass and metal dome at the northwest corner of the building. The stucco color is proposed as a subtle light gray and the roof material is proposed as a matte stainless steel tile. A color and material boazd will be on display at the meeting for the Planning Commission's review. Condition of Approval No. 21 requires the building color and roof material to be approved in the field, by applying the color and material on the surface of the building (or a similaz material) for review and approval by Staff. The aim is to ensure that the building color is appropriate and that the metal roof does not create a distracting glare or reflection. If the metal roof as proposed proves to be problematic, Staff will work with the Applicant to select an alternative roofing material that does not present the same concerns but accomplishes the same design goals. Traffzc and Circulation The project site has vehiculaz and pedestrian access from both Dougherty Road and Sierra Lane. Traffic can enter and exit the subject property From either street and access to both northbound and southbound Dougherty Road is provided. In April 2001 a different application was considered by the Planning Commission for this piece of property. A Del Taco fast food restaurant was proposed, and at that time, a limited scope traffic study was completed for the proposed restaurant use. The study determined that a restaurant on this site would have no traffic impacts to local streets. Because the proposed use as an auto sales establishment would have a lower traffic generation rate than a restaurant, it was determined that no additional traffic studies would Page 2 need to be completed for this application. In terms of on-site circulation, Public Works Staff have analyzed the site plan and have determined that vehicles will be able to circulate on and off the site without difficulty. Parking The Applicant is proposing twelve (12) standard parking spaces, including one disabled-accessible parking space closest to the building. The Dublin Zoning Ordinance (Section 8.76.080D) requires an auto sales establishment to provide 1 parking space per 1,000 square feet of display area. Because the project has 4,090 square feet of indoor display area and 7,244 square feet of outdoor display area for a total of 11,334 square feet, the parking requirement for this project is twelve (12) parking spaces (11,334/1,000=11.33 spaces). Therefore, the project meets its minimum parking requirements. Noise/Nuisances The proposed project is located in an area that is not in close proximity to residential areas. However, a cazetakers apartment for the All-Safe Storage is located on the property directly to the north of the project site. The proposed hours of operation for the auto sales establishment are seven days a week from 9:00 a.m. to 9:00 p.m. and the proposed Conditions of Approval will ensure that the Applicant is responsible for containing on-site any noise generated by the proposed project. Several Conditions of Approval address noise and nuisance issues, including the requirement that a 6-foot masonry wall be constructed along the northern property line to buffer sound, a condition which prohibits amplified sound outside the building, and a condition which ensures that site lighting will be placed in order to be most sensitive to neighboring properties. In addition, the Applicant will be responsible for controlling all on-site activities and maintaining the premises in a litter-free condition. ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from CEQA under Section 15332, Class 32 of the California Environmental Quality Act Guidelines because the project consists of the construction of a new building that is consistent with all General Plan and Zoning regulations and currently served by all required utilities and public services. CONCLUSION: Staff recommends that the Planning Commission adopt a Resolution (Attachment 2) approving Site Development Review and a Conditional Use Pennit for a new auto sales establishment at 5945 Dougherty Road. Page 3 GENERAL INFORMATION: Property Owner/Applicant: Location: Existing Zoning: General Plan Designation: Shawn Akbarpour 116 Santa Domingo Ave. San Bruno, CA 94066 5945 Dougherty Road APN 941-0550-063 P-D (Planned Development) with a C-2 underlying (General Commercial) Retail/Office & Automotive Page 4 -S,~NEER ¢ d _ µy Q o° ~ ~ O ~ ~ ~ ~' 9C4i-229 (EOZ) and TSOB-zz9 (eoz) p E96 V 'o3Hapoy~ l0 'a3~ ~}aar1~ ~'}Li I08 V zv"~`'S ~ ~ ~ s~ n o > ~ Y~ ~ U O Z Q }- ~~ ~ ~ ~ ~ w Q N Q ~ ~ ' ~w ~ ~ ~ ~` ~ Q ~ m m ~1,1QV,L IR~NO~ NPI~~Q ~H~O .P ''"~ , ~ s ~ Q Q ~ c 5~~3ti~ ~ v ~ a '` & s vs ~ " ~ c'{ ~~~ ~--- (( `~' ____~ n~n, l~ O n m 11l .Q U Z ..l m Q Tory U J d ? ~ X op ~'d ~ ~ ~~ z W~¢~~~~~ar ~ ~ ~~ a w ~~WWuW~~~~ cp N W N ~ J ~'1 ~ -~vmv.nU U ~`~ Z W V {". v IL ° > N i.d ~ c v w ~ U (: O - a 0 0 ~ m ~ o ~~ ~ ~~~ ~ ,~~F~~_ .YS `s a .n a p ~~~` ~~~ ~ k1~~ ~~ ~ ~~ N~ ~ ~aaa c~ o ~ o ~ a. a x z Q ~_ ~_ U ~_ -T - ~, N I, I ~ i h _. 899b6 `dINbO~l~tl~ 'Nt~9fla ~ v--~rs diNaod do 'aadnn~dH li, II ~ o "s I~ I "s a`d02i .112i3HJn0a 5b6S ~ eon ''and aooivuNnH assns ~ N ~~I ~ ~ !~ ~I d ~ Olnd ~~b'lHd O3SOd02id ~~ •oNi oHianina AadNOisin siai ~ ~ I ~ ~, ~ -- m~ m~,~ \~Ij~_ \' jll__" -' --~--_ } Z W j II j II ~_ ~~ A m i i ~ o I ~ ~~ i -b e ~ U +~ I Z 1 a ~ `\\~ o o ---- u.. ~~ ,, i '/ ~,~- _~ ~_ ~ , i W Z W 0 I~ ~ I L4Lq'4Z£-048 ~~~ 895b6 t/IN2iO~l~`d~ NllBfla ~ II ' ! i Z ~ I;s . ~~ ~~ a`dO2~ ~.L2~3HJf1Oa 565 i >dvsvs dlNaodnvo aadnn~dH I ~ ~~ ~8,~; 8 804 '3Ad OOOAA1Nf1H 8660£ ~z ; 'I ~ ~ i~ di Olflb' 3~b~1`dd a3SOdO2id I 'ONI ~JNIa11f18 Jla`dNOISIA Slal ~ I~ ~ - _ _ - _ --~ I~ ~ I i , ~----~ -~-~ ~ ~ ~ ~ ' ~~ w ~ a ~ ¢~ a z Td' w w Z O ~ ~ ~ ~~ t- Z + ug O i =U I I LJ i /- ' --- -- - - ~' I 4 n * JJQ U ~ ' U ' _ 0 I~ Q ~ _ -- ~~ g ,, ~~ , a _ -- O i ~, ~ i i w --- Z ~, w 0 ZO N Q1 N ~j~~d ~ ~~ ~d 895b6 `dINaO~II`d~ `NllBnd L4L0-1yZ£-065 adoa ~1a3H~noa Sb65 vbs46 VIN2~Odl~dO `421VMAdH ~ 806 `'3n\1 a00AA1Nf1H 8660£ Olnd 30`dl`dd 43SOdOad 'ONI JNldllfl9 A?J`dNOISin Slal I ---~ ~ i-- i ~-- --- i ~ II i ~ 1_ ~! _. ~ ~- ~ ~ I , ~ ~~< li ~ ~ a ~~~~1, i I j ~w w y ~ f- ~ ~ I. min I I ~ w ~ ~I i J Z ED II 00 U Q 2 ~ ~~ ~ U ~ I K f~ ~ ~~ I ~ ~ / ~ ~~ i m to i Z N I W II I O g I W Z i I ~ ly I z i' O ~I ~ I - I ~ ~ it ~ II - 'I Q I ~ ~ I ~ a I ' ' > ~ w - W I _ _---_.. - ~ I- g ° ~ ~ ~ W I ~ w ~ "- ~ ~ ~! ~ z I ~ ~ r ~ ~ N J Z_ Q H LL N ~ W ~r I m ~ F- - --- I r.~_~_-~ _ ~i - y '~ I ®~ ~ o I ' ~ w X ]f ~ ~i ~ ~ ~ p~ ~ a ~~~ i ~ ~ rO~~~ '' w oUU w ~LJ U Q ~ y ~ U i y F LL y y \ ~ n o ~y ~ U` ~ ~ ~ ~' ~ g ~ w ~ ~-' ~ ~ ii m ~ ~ ~ ~ ~ ' ~~~~ ~~I I z Q ~L J 0_ g ° ~ ! 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NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding the proposed Conditional Use Permit: A. The proposed use is compatible with other land uses, transportation and service facilities in the vicinity because the proposed use will be located in an area designated for commercial office, retail, and automotive uses in Dublin. B. 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 of Dublin and Alameda County regulations and conditions will be met. ATTACHMENT 2 C. The proposed use will not be injurious to property or improvements in the neighborhood, as the development of the site and the construction of the building will meet al] applicable codes and safe ingress and egress to the site is being provided. Additionally, conditions of project approval have been incorporated into this resolution which will reduce any project-related impacts which may impact the public health, safety and general welfare to a level of insignificance D. 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, as all easements are being maintained, including emergency vehicle access, public access, and utility access. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed as the use and building meet the regulations of the Zoning District and the General Plan land use designations for the property. F. The proposed use is not contrary to the specific intent clauses, development regulations, and performance standards established for the P-D zoning district, which encourages new development of commercial land uses. Conditions of approval will ensure ongoing compatibility with adjacent commercial uses. G. The proposed use is consistent with the Dublin General Plan and the Dublin Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Site Development Review: A. Approval of this application is consistent with the purpose and intent of this Chapter because the proposed auto sales use is permitted within the P-D/C-2 (Planned Development/General Commercial) Zoning District subject to the approval of a Conditional Use Permit. B. The project is consistent with Retail/Office & Automotive designation of the General Plan and the P-D/C-2 (Planned Development/General Commercial) Zoning District. C. 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 because conditions of project approval have been incorporated into this resolution which will reduce any project-related impacts which may impact the public health, safety and general welfare to a level of insignificance. 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 flat, has vehicular access and access to all public services. Page 2 of 35 F. Impacts to views are addressed because the project does not interrupt any views from I-580 and I- 680. G. Impacts to existing slopes and topographic features are addressed as the site is virtually flat. 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 compatibility of this development with the development's design concept or theme and the character of adjacent buildings, neighborhoods, and uses. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements will be considered to ensure visual relief and an attractive environment for the public. The Conditions of Approval for this project require the preparation of a Final Landscape Plan subject to approval by the City's Consulting Landscape Architect and the Planning Manager. BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does hereby approve the Conditional Use Permit and Site Development Review for PA 02-026, subject to the following Conditions of Approval. This approval shall be generally depicted on the plans prepared by Owens Design Consultants and Iris Visionary Building, Inc., labeled Attachment 2 to the Staff Report, consisting of eight (8) sheets, dated received October 4, 2002, 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 building and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda County Fire Dept., [DSRSD] Dublin San Ramon Services District, [CO] Alameda County Flood Control and Water Conservation District Zone 7. Conditional Use Permit This Conditional Use Permit approval for PA 02-026 allows an automobile sales establishment (without automobile service) in a new 4,090 square foot building located at 5945 Dougherty Road and further identified as APN 941-0550-063. This Conditional Use Permit shall be valid for the remaining life of the approved structure so long as the operators of the subject property comply with the project's conditions of approval and the use does not lapse for 12 months or longer. The Conditional Use Permit will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Page 3 of 35 NO: GONDITIQN TEXT RESP. 'WHEN ' SOURCE; AGEkvC1 REQ'D Prior to 1. Approval: Conditional Use Permit (CUP) PL One year from Zoning Approved use shall commence within one (1) year of CUP date of Ordinance approval, or the CUP shall lapse and become null and void. approval Commencement of use means the actual use pursuant to the permit approval, or, demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the Permit 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 CUP expires, a new application must be made and processed according to the requirements of the Dublin Zoning Ordinance 2. Continued Use: Conditional Use Permit PL Ongoing Zoning This Conditional Use Permit approval shall become null and void Ordinance in the event the approved uses cease to operate for aone-year eriod. 3. Annual Review: Conditional Use Permit PL Ongoing Zoning On an annual basis, this Conditional Use Permit approval shall be Ordinance subject to a review by the Planning Manager to determine com liance with the Conditions of A royal. 4. Revocation: Conditional Use Permit PL, PO Ongoing Zoning This permit shall be revocable for cause in accordance with Ordinance Dublin Zoning Ordinance Section 8.96.020.I, Revocation. Any violation of the terms of the terms and conditions of this permit ma be subject to the issuance of a citation. 5. Hours of Operation PL On-going The approved hours of operation are daily from 9:00 a.m.to 9:00 p.m. The applicant shall be responsible for ensuring that activities in the parking lot and noise are maintained in a manner that minimizes the im acts on surroundin businesses and residents. Site Development Review This Site Development Review approval for PA 02-026 establishes the building architecture, design concepts, site layout and development standards for the project. Development pursuant to this Site Development Review generally shall conform to the approved plans dated received October 4, 2002 and documents available on file in the Department of Community Development. Any departure from the plans approved by the Planning Commission shall be reviewed for conformance to the original plans by the Planning Manager. Substantial changes to the plans shall be subject to additional review and approval by the Planning Commission. Page 4 of 35 NO. CONDITION TEXT RESP. WIZEN SOURCE AGENCY REQ'D', Prior to 'GEN ERAL CONDITIONS 4F APPROVAL FOR SITE'DEVELOPM ENT REVIE W 6. Approval: Site Development Review (SDR) PL One year from Zoning Approval of the Site Development Review is valid for one (1) date of Ordinance year, until October 22, 2003. If construction has not commenced approval by that time, this approval shall be null and void. The approval period may be extended for six (6) additional months by submitting a written request for extension to the Planning Manager prior to the expiration date. Any extension will be based on a determination that the conditions of approval remain adequate to assure that the stated findings of approval will continue to be met. 7. Standard Condition of Approval: All Departments F, PW, Prior to Standard The Applicant shall comply with applicable Alameda County Fire, PO, Zone issuance of Dublin Public Works Department, Dublin Building Department, 7, Building Dublin Police Service, Alameda County Flood Control District DSRSD, Permits Zone 7, Livermore Amador Valley Transit Authority, Alameda PL, AC, County Public and Environmental Health, Dublin San Ramon CHS, Services District and the California Department of Health LAVTA Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Applicant 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. 8. Standard Condition of Approval: Fees Various Various times, Standard Applicant shall pay all applicable fees in effect at the time of but no later building permit issuance, including, but not limited to, Planning than Issuance fees, Building fees, Dublin San Ramon Services District Fees, of Building Public Facilities Fees, Tri-Valley Transportation Fees, Dublin Permits Unified School District School Impact fees, Alameda County Fire Services fees; Alameda County Flood and Water Conservation District (Zone 7) Draina e and Water Connection fees. 9. Standard Condition of Approval: Required Permits Various Various times, Standard Applicant shall comply with the City of Dublin Zoning Ordinance, but no later obtain all necessary permits required by other agencies (Alameda than Issuance County Flood Control District Zone 7, California Department of of Building Fish and Game, Army Corps of Engineers, State Water Quality Permits Control Board, Etc.) and shall submit copies of the permits to the De artment of Public Works. 10. Standard Condition of Approval: Building Codes and B Through Standard Ordinances project All project construction shall conform to all building codes and completion ordinances in effect at the time of the issuance of the building ermit. 11. Standard Condition of Approval: Fire Codes and Ordinances F Through Standard All project construction shall conform to all fire codes and project ordinances in effect at the time of the issuance of the building completion ermit. Page 5 of 35 NO.' CONDITION TEXT RE5P. WHEN SOURCE AGENCY REQ'1) rior to 12. Standard Condition of Approval: Ordinances PL Issuance of Standard Applicant shall comply with the City of Dublin Municipal Code. Building Permits and On- oin 13. Standard Condition of Approval: PL, PW On-going Standard Hold Harmless/Indemnification Applicant 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, Community Development Director, Planning Manager, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or roceedin s. 14. Standard Condition of Approval: Solid Waste/Recycling ADM On-going Standard Applicant shall comply with the City's solid waste management and recycling requirements per Ordinance No. 5-00 adopted 2/15/00 by the City Council. If required per the ordinance, Applicant shall develop and submit a Waste Reduction Plan and other required documentation, accompanied by appropriate security, to assure that the required 50% waste diversion goals are achieved. 15. Standard Condition of Approval: Mechanical Equipment PL, B Issuance of Standard All ducts, meters, back-flow prevention devices, blow-off valves, Building pad-mounted utility devices, air conditioning equipment and other Permits mechanical equipment (As determined by the Planning Manager) that is on-site or roof mounted shall be screened from view of all public rights of way. The location of such equipment shall be subject to review and approval by the Planning Manager. A screening plan shall be submitted for review and approval by the Planning Manager and Building Official prior to approval of Building Permit. Said screening plan shall show that all visible mechanical and utility equipment shall be effectively screened from view with materials architecturally compatible with the materials of the structure. or with a roved landsca ed features. Page 6 of 35 NO. ' CONDITION TEXT. RESP. WHEN SOURCE. AGENCI REQ'D Prior to 16. Standard Condition of Approval: Building Permits B Issuance of Standard To apply for building permits, Applicant shall submit twelve (12) Building sets of construction plans to the Building Department for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without annotated resolutions attached to each set of plans. Applicant will be responsible for obtaining the approvals of all participating non- Ci a encies rior to issuance of buildin ermits. PROJ '~CT-SPECIFIC CONDITIONS OF APPROVAL 17. Easements PL/PW On-going The existing Emergency Vehicle Access (EVAE), Public Service (PSE), Public Utility Easement (PUE), and Private Access Easement (PAE) that bisects the site shall be maintained as clear and open and no part of any building shall interfere with said easements. 18. Signs: Window Coverage PL On-going Zoning Signs, advertisements, and other displays shall not cover or Ordinance obscure more than 25% of window area. 19. Signs: Wall and monument signs PL, PW Before Zoning No signage is approved as part of this application. All signage installation of Ordinance proposed for the business shall be submitted separately as a any signs Master Sign Program application. Design of any monument signs shall be approved both by the Planning Manager to assure compatibility with design elements of the project, and by the Director of Public Works to assure unobstructed traffic visibility. No si s shall be built in an easement. 20. Outdoor Displays PL On-going Zoning The only outdoor display space permitted at this site shall be only Ordinance the outdoor display space that is approved as part of this application and shown on the plans dated received October 4, 2002. There shall be no additional outdoor display of merchandise in parking or circulation areas without approval of temporary use permit from the City of Dublin, and no display of vehicles off-site. Page 7 of 35 NO. CONDITION TEXT RESP. WHEN SOURCE. AGENCS, _ REQ'D rior ~o 21. Building Color and Materials PL Application of Misc. Prior to painting the whole building, the applicant shall apply the materials and color on either a portion of the building or a large sample that is colors similar in material, with the proposed color, subject to review and approval by the Planning Manager. Prior to installing roof material on the entire roof, the applicant shall apply the roof material to a portion of the roof so that it can be determined that the proposed material does not create glare, reflection, or present a nuisance. The roof material shall be subject to review and approval by the Planning Manager. If the metal roof as proposed proves to be problematic, Staff will work with the Applicant to select an alternative roofing material that does not present the same concerns but accomplishes the same desi oals 22. Noise Control PL On-going Zoning No amplified sound, noise, or music shall be permitted outside of Ordinance the enclosed buildin s. 23. Litter-Free Site PL On-going Zoning The Applicant/Property Owner shall be responsible for clean up Ordinance and disposal of project related trash to maintain a clean, litter-free site. 24. Provide detail: Gates PL Final The approved plans show the installation of two bollards on either Occupancy side of the drive aisle to the outdoor display area, however no specific gate design has been approved as part of this Site Development Review. Before the installation of any gate, the design shall be submitted for review and approval by the Planning Mana er. 25. Provide detail: Water fountain PL Issuance of The approved plans have indicated an area for a water feature to Building be installed, however no specific design has been approved as part Permit of this Site Development Review. Before the installation of any water fountain/feature, the design of the element shall be submitted for review and a royal b the Plannin Mana er. 26. Provide detail: Sound wall PL Final Misc. The applicant shall provide a 6-foot masonry sound wall on the Occupancy northern property line adjacent to All Safe Storage. The masonry wall shall be finished with stucco and painted to match the building. Final design shall subject to review and approval by the Plannin Mana er. 27. Provide detail: Decorative paving PL Issuance of The applicant shall provide decorative paving in the area approved Building for outdoor display. The color of the pavement and design shall Permit be subject to review and a royal b the Plannin Mana er. 28. Provide detail: Trash enclosure PW, PL Approval of Standard Trash enclosures shall be designed to be architecturally Improvement compatible with the proposed building and shall include self- Plans closing gates. Final design and elevations of the trash enclosure shall be reviewed and a roved by the Plannin Mana er. Page 8 of 35 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCI REQ'D rior to The refuse collection service provider shall be consulted to ensure that adequate space is provided to accommodate collection and sorting of solid waste as well as source-separated recyclable materials generated by this project. A trash bin enclosure shall be 10 feet by 12 feet in size for a single bin. Bins shall not be larger than 4 yards in capacity. The enclosure shall have a roof constructed of materials that are architecturally compatible with the proposed building. A concrete apron extending 10-feet from the face of the enclosure shall be installed in front of the entire width of the enclosure. The enclosure shall have a 6-inch by 6-inch curb on the inside of the enclosure wall to protect the walls of the enclosure from the bins. The enclosure shall be built of concrete block or equivalent and shall have solid metal doors. Chain link doors are not permitted. The doors must be designed so that they can be locked closed and can also be held open with pin locks during loading. Trash bin enclosures shall be finished so that they are architecturally compatible with the related main structure. Trash bin enclosures shall be properly maintained and free of graffiti. All trash bins used for this site shall be maintained within the trash bin enclosure(s) at all times. Surface draina a shall be directed awa from the trash area. LAND S+CAI'ING ~ r 29. Submission of Landscape Plans PL Issuance of The conceptual landscape plans as included in the project plans Building dated received October 4, 2002 are inadequate. A Final Permits Landscape and Irrigation Plan conforming to the requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution) shall be submitted for review and approval by the Director of Public Works, Planning Manager, and the City's Consulting Landscape Architect. The Final Landscape and Irrigation Plan shall be consistent with the site layout as approved through the Site Development Review process and shall include details on the decorative paving for the outdoor display area as well as details on the proposed water fountain. The Final Landscape and Irrigation Plan shall be prepared by a licensed Landscape Architect. The plans shall be drawn at 1 inch = 20 feet or larger and shall be submitted along with a cost estimate of the work and materials ro osed. 30. Final Landscape Installation and Approval PL, PW Final Building The Planning Manager may require additional landscaping to be Permit installed prior to occupancy of any building to provide additional Approval/ shade, visual relief and an attractive environment for the public if Issuance of the landscaping installed per the approved Final Landscape Plan Certificate of does not rove to be ade uate. Occu ancy Page 9 of 35 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCS REQ'D rior to 31. Landscaping at Aisle Intersections PL, PW Completion of Standard Applicant shall install landscaping at parking lot aisle Improvements intersections shall be such that sight distance of cars at the intersection of the drive aisles are not obstructed. Except for trees, landscaping at maturity shall not be higher than 30 inches above the curb in these areas. 32. General Landscape Conditions PL, PW Occupancy of PW Applicant shall construct all landscaping within the site and along Any Building the project frontage from the face of curb to the site right-of--way to the satisfaction of the Director of Community Development and Public Works. Street tree varieties of a minimum 24"-box size shall be planted along all street frontages and shall be shown on the Landscaping plans, including one tree in each of the two existing tree wells on Dougherty Road flanking the driveway. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The irrigation for all street trees shall be connected to the on-site irrigation system and maintained by the private property owner. 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 Applicant 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. 33. Standard Condition of Approval: Slope Transitions PL, PW Issuance of Standard Adequate slope areas shall be provided in all landscaped areas Grading between streets/roadways/curbs and fences to allow slope PermiU transition at top and bottom and adjacent to fences. The Issuance of inclination of slopes within landscaped areas shall not be steeper Building than 3 (horizontal) to 1 (vertical), unless otherwise approved by Permits the Director of Public Works. 34. Standard Condition of Approval: Backflow Devices PL Issuance of Standard Backflow devices shall be screened from view by means of Building fencin ,enclosures, landsca in and/or berms. Permits 35. Standard Condition of Approval: Water Efficient Landscape PL, PW, Issuance of Standard Regulations DSR Building Applicant shall ensure that the Final Landscaping and Irrigation Permits Plan conforms to the City's Water Efficient Landscape Re ulations. Page ] 0 of 35 NO. CONDITION TEXT RESP. WHEN' 'SOURCE AGENCI REQ'D riot to 36. Lighting PL, PW Issuance of Standard The Applicant shall submit for approval a photometric lighting Grading plan that demonstrates that all exterior areas of the site will have a Permit/Issuanc lighting level not less than 1.5 foot-candles at the ground surface. e of Building Lighting in landscaped areas throughout the project shall be Permits subject to review and approval of City's Landscape Architect, Planning, and Public Works Departments, in consideration of IES standards for lighting in public/community areas. Light standards shall be limited to 12 feet in height, shall be pointed downward and be hooded. Lighting adjacent to the northern property line shall not exceed 4 feet in height and shall be in the form of bollard lighting. Final lighting plan The applicant shall submit a final lighting plan for approval by the Dublin Police Services. At a minimum the plan should include: 1.50 foot candle lighting at all doors, and lighting fixtures should be of avandal-resistant e. DEB RIS/pt7ST/C(7NSTRFJ+CTION ACTIVITY 37. Standard Condition of Approval: Construction Trash/Debris PW, B On-going Standard Measures shall be taken to contain all construction related trash, during debris, and materials on-site until disposal off-site can be construction arranged. The Applicant shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Applicant shall be responsible for corrective measures at no expense to the City of Dublin. 38. Standard Condition of Approval: Dust PW, B On-going Standard Areas undergoing grading, and all other construction activities, during shall be watered, or other dust palliative measures used, to prevent construction dust, as conditions warrant. 39. Standard Condition of Approval: Temporary Construction PW Ongoing during PW Fencing construction The use of any temporary construction fencing shall be subject to the review and approval of the Public Works Director, Dublin Police Services and the Building Official. Security lighting and patrols shall be employed as necessary. The fencing shall not obstruct pedestrian access along the frontage during construction. A safe pedestrian access route shall be maintained along the fronta eat all times. PUBLIC WORKS: DEDICATIONS AND IMPROVEMENTS 40. Standard Condition of Approval: Public Works Department PW Approval of Standard Applicant shall comply with all applicable City of Dublin Improvement Standard Public Works Conditions of Approval (Attachment A to Plans through this Resolution ). In the event of a conflict between the Standard completion Public Works Conditions of Approval and these Conditions, these Conditions shall revail. Page I 1 of 35 N0. CONDITION TEXT RESP. WHEN SOURCE AGENCS REQ'D Prior to 41. Standard Condition of Approval: Public Improvements PW Prior to Standard The Applicant shall replace all damaged improvements, along the occupancy of project frontage, within the public right-of--way, including curb, building gutter, sidewalks, driveways, paving and utilities to the satisfaction of the Director of Public Works. Any improvement constructed within the public right-of--way shall be constructed in accordance with the City's approved standards. An encroachment permit will be needed from the City of Dublin for any work within the public rights of way. The Applicant shall replace the northern driveway and approximately 30 LF of the damaged sidewalk on the Sierra Lane frontage, s]urry seal Sierra Lane to the cross walk at Dougherty Road and replace pavement markings as needed. The existing asphalt pavement along the access road on the south side of the site shall be saw cut at the conform line. The saw cut line shall be a distance as required to obtain an adequate structural avement section. 42. Standard Condition of Approval: Clarification to Conditions PW Issuance of PW In the event that clarifications to these conditions of approval are Building required, the Directors of Community Development/Public Works Permits and shall have the authority to clarify the intent of the conditions On-going without oin to a ublic hearin . 43. Standard Condition of Approval: Final Geotechnical Report PW Prior to PW Applicant shall retain a licensed Geotechnical Engineer to prepare issuance of a Geotechnical Investigation for the site. The design of the Grading Permit underground utilities, grading, paving, retaining walls, and foundations shall be based on recommendations outlined in said Report. The Geotechnical Engineer shall certify that the design conforms to the recommendations before the City issues a Gradin /Site Develo ment Permit. 44. Site Parking /Driveway Layout PL, PW IMP, BLDG Standard Applicant shall provide parking and all improvements in a manner generally consistent with the plans dated August 28, 2002 except as modified by these conditions. The curb returns at the driveway intersection with the existing access road shall be a minimum 8- foot radius. Parking spaces #s 5 and 6 shall be compact spaces so that their front overhang does not interfere with parking space # 4, and to provide additional width for the landscape island on the side of space # 5. All parking spaces shall be City standard double-striped with 4-inch wide stripes approximately 1 foot. A rninimum 1-foot wide step-out curb or equivalent on landscape fin ers and islands ad'acent to arkin stalls shall be rovided. Page 12 of 35 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCI REQ'D Prior to 45. Signs and Pavement Markings PW Issuance of PW An Rl "Stop" sign with appropriate "Stop" legend and bar, and an Building R41 "Right Turn Only" sign shall be installed at the westbound Permit driveway to Dougherty Road. In addition, an R10 "One Way" sign shall be installed in the median on Dougherty, opposite the driveway. An R100B (Disabled Parking Regulations) sign shall be installed at each driveway entrance to the site with amended text as follows, "towed vehicles may be reclaimed at DUBLIN POLICE or by telephoning 833-6670". R99 (International Symbol of Accessibility) signs and appropriate pavement markings shall be provided for each disabled parking stall. In addition, a "Van Accessible" subplate shall be provided for parking stall 4as shown on the submitted site lan (Sheetl). 46. Pavement Slopes Pavement slopes within the parking field shall not exceed 5% in any direction, and shall not be flatter than 1%. Within any parking stall designated for the physically disabled, the slope shall not exceed 2% in an direction. 47. Storm Drainage PW Prior to The Applicant shall modify or replace the existing storm drainage issuance of system to convey the on-site storm runoff to the existing public grading permit storm drain system. Not more than '/a acre of the site will be allowed to surface drain to the abutting public streets through the driveway, and in no event shall storm runoff flow across the ublic sidewalks. 48. Existing Underground Utilities and Associated Easements PW Issuance of PW According to the Preliminary Title Report for the project site, Bldg. Permits several existing easements encumber the site. The Applicant shall assure that the rights of each easement holder are not compromised as a result of the proposed improvements. If any existing utilities or other improvements protected by said easements are altered or removed, the Applicant shall submit evidence that the easement holder consents to said work. 49. Removal of Obstructions. Applicant shall remove all trees PW Prior to Standard including major root systems and other obstructions from building building Permit sites or parking/drive aisle areas that are necessary for improvements or for public safety as directed by the Director of Public Works (DPW). Page 13 of 35 NO. CONDITION TEXT RESP. WHEN: SOURCE AGENCS REQ'D rior to 50. Dedication and Improvement of Fire/Emergency Access. PW, F Issuance of Standard Applicant shall provide adequate access and turn-around for Grading Permit general public, fire and other emergency vehicles (42-foot minimum outside turning radii or hammerhead) per Alameda County Fire Department (ACFD) standard requirements in all public streets. Internal drive aisles shall be designed to allow fire and other emergency vehicles to conveniently pass through (20 foot minimum lane width) and have access to all sides of the building. Applicant shall dedicate an Emergency Vehicle Access Easement (EVAE) through the site to assure unobstructed access to all sides of the building to the satisfaction of Alameda County Fire De artment and the Director of Public Works. 51. Slope Easements. Applicant shall obtain from adjacent property PW Prior to owner temporary slope easements for construction of slopes on Occupancy of nei hborin roe servin the Site. building 52. Location of Improvements/Configuration of Right of Way. PW Grading Permit PW All public streets, sidewalks, driveway approaches, street lights, traffic markings and signs, storm drainage facilities, fences, handicap ramps, and other street improvements shall be located within the public right of way. The location of improvements shall be a roved by the DPW rior to construction. 53. Disabled Access Requirements. An accessible pedestrian route PW IMP PW shall be provided between each primary building entrance and the public sidewalk, and between each primary building entrance and the disabled parking stalls designated to serve that building. The accessible route and all ramps shall comply with all current State disabled access re uirements and Ci of Dublin Standards. 54. Water and Sewer Lines. Applicant shall construct all fire PW Occupancy of PW hydrants, water and sewer lines needed to serve the, project, to the any building satisfaction of Dublin San Ramon Services District, and the Alameda Coun Fire De artment. 55. Water Quality Requirements. All development shall meet the PW Issuance of PW water quality requirements of the City of Dublin's National Grading Permit Pollution Discharge Elimination System (NPDES) permit and the Alameda County Urban Runoff Clean Water Program. The site design shall include some type of permanent filtration system for all storm drain inlets within the paved areas to prevent hydrocarbons and other petroleum-based contaminants from entering the public storm drain system. Installation details shall be included on the plans. In addition, all storm water inlets shall be stenciled "No Dumping -Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 951 Turner Court, Hayward, California. Page 14 of 35 NO. CONDITION TEXT RESP. WREN SOURCE AGENCS REQ`I) rior to 56. Erosion Control Measures. The Developer/Applicant shall PW Issuance of PW install erosion control measures in all areas of the site during Grading Permit construction between October 1 and April 15 to the satisfaction of the Director of Public Works. A plan for erosion control shall be prepared and submitted for approval by the Public Works Director. All erosion control measures shall be in accordance with the latest standards of the Regional Water Quality Control Board Manual of Sediment Control. 57. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant shall construct all joint utility trenches (such as electric, affected units Utilities telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction standards. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground. Utility plans; showing locations of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the DPW. Location of these items shall also be shown on the Final Landsca in and Irri ation Plan. 58. Bicycle Parking. The Applicant shall install one Bicycle parking PL, PW Completion of Standard space in a rack for every 40 vehicular parking spaces near several Improvements entries to the satisfaction of the Director of Public Works. Bicycle racks shall be located near the building entrances for convenient surveillance b the em loyees and atrons. 59. Standard Condition of Approval: Best Management PW BLDG Standard Practices. Applicant shall demonstrate to the Director of Public Works that the project development meets the requirements of the City of Dublin's "Best Management Practices" to mitigate storm water pollution. The applicant shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and shall obtain a notice of intent (NOI) from the State Water Resources Control Board, if re uired. 60. Standard Condition of Approval: Health, Design and Safety PW, PL Occupancy of Standard Standards. Any Building Prior to final approval allowing occupancy of any new building, the physical condition of the building shall meet minimum health, design, and safety standards including, but not limited to the followin a. The streets providing access to the site shall be complete to PW Occupancy of Standard allow for safe traffic movements to and from the site. Any Buildin b. All traffic striping and control signing on streets providing PW Occupancy of Standard access to the site shall be in lace. Any Buildin c. Exterior lighting shall be provided for building entrances PW Occupancy of Standard and shall be of a design and placement so as not to cause Affected Tare onto ad'oinin ro erties. Buildin d. All repairs to the street, curb, gutter, and sidewalk which PW Occupancy of Standard may create a hazard shall be completed to the satisfaction of Any Building the Director of Public Works and any non-hazardous repairs shall be com lete and/or bonded for. Page 15 of 35 NO. CONDITION TEXT RESP. WHEN , SOURCE AGENCS REQ'D rior to e. All buildings shall have an illuminated address number that PL, PO Occupancy of Standard is clearl visible from the middle of the street. Any Buildin f. Lighting used after daylight hours shall be adequate to PL,PO, B, Plans Standard provide for security needs (Photometrics and lighting plans PW Approved prior for the site shall be submitted to the Department of to Issuance of Community Development and the Dublin Police Services Building for review and approval. Permits/ Lighting Installed prior to Occupancy of Any Buildin g. All sewer clean-outs, water meter boxes, and other utility PW Occupancy of Standard boxes shall be set to grade to the approval of the Director of Any Building Public Works. h. The buildings shall have received all necessary inspections B Occupancy of Standard and have final approval by the Building Department to Any Building allow occu anc . i. All fire hydrants on Dougherty Road and in parking lot area F Occupancy of Standard shall be o erable to Ci and ACFD standards. An Buildin j. Al] parking lot aisles on the site shall be improved to an PW, F Occupancy of Standard adequate width and manner to allow for fire engine Any Building circulation to the approval of the Director of Public Works and ACFD. k. Applicant shall keep the site clear of graffiti vandalism on a PO On-going PO regular and continuous basis at all times. Graffiti resistant materials should be used. I. Applicant shall work with the Dublin Police on an ongoing PO Plan submitted PO basis to establish an effective theft prevention and security prior to program. Applicant shall submit a security plan for the site Occupancy of for review and a royal b the Dublin Police. Any Buildin !EME RGPN CY SERVICES: 1?ire Prevention 61. Standard Condition of Approval: Bollards F Issuance of Standard Bollards shall be installed to protect Fire Hydrants where subject Building to vehicle dama e Permits 62. Standard Condition of Approval: Sprinkler system F Issuance of Standard If construction is Type V, Fire Sprinkler System shall be installed. Building Permits 63. Standard Condition of Approval: ACFD Rules, Regulations F Issuance of Standard and Standards Building Applicant shall comply with all Alameda County Fire Services Permits (ACFD) rules, regulations and standards, including minimum standards for emergency access roads and payment of applicable fees, includin Cit of Dublin Fire Im act Fees. 64. Standard Condition of Approval: Security Alarm Account F Issuance of Standard Any security alarm system shall be monitored by a U.L. listed Building com any and the account shall be certificated. Permits Page 16 of 35 NO. CONDITION TEXT RESP. WHEN SOURCE AGENCI REQ'D Prior. to 65. Standard Condition of Approval: Fire Conditions F Issuance of Standard Applicant shall comply with all conditions of the Alameda County Building Fire De artment (ACFD), includin Permits 66. Standard Condition of Approval: Roadways F Issuance of Standard Fire apparatus roadways must have a minimum unobstructed Building width of 20 feet and an unobstructed vertical clearance of not less Permits 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 of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1 ". (CFC 1998, Section 1998). 67. Standard Condition of Approval: Emergency lighting F Issuance of Standard Emergency lighting shall be installed to the satisfaction of the Building ACFD Permits 68. Standard Condition of Approval: Knox Box F Issuance of Standard A Knox key lock system is required. Applications are available at Building the Alameda County Fire Department, Fire Prevention Division, Permits 100 Civic Plaza, Dublin, CA 94568. Please return the completed application with the building plans when you submit for a permit or rior to final ins ection for occu anc . (CFC Section 902.4). 69. Standard Condition of Approval: Portable fire extinguishers F Issuance of Standard Provide at least one 2A lOBC portable fire extinguisher for each Building 3000 sq.ft. of floor area. Travel distance to an extinguisher shall Permits not exceed 75 feet of travel distance and shall not be between floors. (CFC, 1998, Sec. 1002.1) 70. Standard Condition of Approval: Fire Permit F Issuance of Standard A Fire Deparhnent permit is required. Contact you Inspector at Building (925) 833- 6606 fors ecific details Permits 71. Standard Condition of Approval: Water Supply F Issuance of Standard Water Supply for Fire Flow and the number of Fire Hydrants shall Building be sufficient for the size of the buildin and a construction Permits 72. Standard Condition of Approval: Signage F Issuance of Standard Signage is required for Fire Sprinkler Riser, Fire Alarm Building Room/Panel, Electric Room/Panel, Roof Access and any location Permits that ma re uire access durin an emer enc . 73. Standard Condition of Approval: Hazardous Materials F Issuance of Standard An inventory statement (HMIs) for any/all hazazdous materials, Building including Material Safety Data Sheets, shall be supplied to the Permits ACFD, City of Dublin, Fire Prevention Division, for approval of process/storage/handlingregairements. Additional Alameda County Environmental Health Agency requirements, including a business emergency plan/hazardous materials management plan (BEP/HMMP) and local planning/zoning/building approvals may be re aired. (CFC 1998, Section 8001.3.3(a) Page 17 of 35 NO. CONDITION TEXT RESP. WHEN SOURCE AGENGS READ rior to 74. Standard Condition of Approval: Addressing F Issuance of Standard Approved numbers or addresses shall be placed on all new and Building existing buildings. The addresses shall be positioned as to be Permits plainly visible and legible from the street or road fronting the property. The numbers shall contrast with their background. Any individual suite numbers shall be permanently posted on the main entrance doors or tenant spaces. If rear doors to tenant spaces are installed, they shall include the numerical address corresponding to the address on the front of the building. The business name is also required on the rear doors as per the Dublin Police Services ordinance. '?EME RGENCY 5EIiYICES Police Services 75. Standard Condition of Approval: Non-Residential Security PO Occupancy of PO Ordinance Any Building The applicant shall comply with all applicable City of Dublin Non-Residential Securi Ordinance re uirements. 76. Standard Condition of Approval: Building Addressing PO Occupancy of PO Addressing and building numbers shall be visible from the Any Building approaches to the building. Rear exist doors shall display the business name and address in three (3) inch hi h letterin . 77. Standard Condition of Approval: Lighting Plan PO Occupancy of PO The applicant shall submit a final lighting plan for approval by the Any Building Dublin Police. 78. Standard Condition of Approval: Landscaping PO Occupancy of PO Exterior landscaping shall be kept at a minimal height and fullness Any Building to give patrol officers and the general public surveillance ca abilities of the area. 79. Standard Condition of Approval: Graffiti PO Occupancy of PO The applicant shall keep the site clear of graffiti vandalism on a Any Building regular and continuous basis at all times. Graffiti resistant materials should be used. 80. Standard Condition of Approval: Theft prevention PO Occupancy of PO The applicant shall work with the Dublin Police on a on-going Any Building basis to establish an effective theft prevention and security ro am. 81. Standard Condition of Approval: Emergency Response Card PO Occupancy of PO A "Business Site Emergency Response Card" shall be filed with Any Building the Police Department commencing with the initial phases of construction. Current information shall be maintained until the com letionofthe ro~ect. 82. Standard Condition of Approval: Exit doors PO Occupancy of PO Employee exit doors shall be equipped with 180-degree viewers if Any Building there is not a burglary resistant window panel in the door from which to scan the exterior. Page 18 of 35 N0. CONDITION TEXT RESP. ' WHEN SOURCE AGENCI' REQ'D rior to ALANIEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 83. Standard Condition of Approval: Wells. Zone 7, Issuance of Standard Any well on the site without a documented intent of future use, PW Grading filed with Zone 7, shall be destroyed prior to any demolition or Permits construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or will be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarl . DUBLIN' SAN RAMON SERVICES DISTRICT (DSRSD) 84. Standard Condition of Approval: Complete Improvement DSRSD Issuance of Standard Plans. Building Complete improvement plans shall be submitted to DSRSD that Permit conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD olicies. 85. Standard Condition of Approval: DSRSD Water Facilities DSRSD Issuance of Standard Water facilities must be connected to the DSRSD or other Building approved water system, and must be installed at the expense of Permit Applicant 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 shall comply with all of the followin eneral conditions: 86. Standard Condition of Approval: Mains DSRSD Issuance of Standard All mains shall be sized to provide sufficient capacity to Building accommodate future flow demands in addition to each Permit development project's demand. Layout and sizing of mains shall be in accord with DSRSD utility master planning. 87. Standard Condition of Approval: Fire Protection DSRSD Issuance of Standard Domestic and fire protection waterline systems shall be designed Building to be looped or interconnected to avoid dead-end sections in Permit accord with the requirements of the DSRSD Standard Specifications and sound engineering practices. 88. Standard Condition of Approval: Fees DSRSD Issuance of Standard Prior to issuance by the City of any Building Permit or Building Construction Permit by DSRSD, whichever comes first, all utility Permit connection fees, plan checking fees, inspection fees, connection fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accord with the rates and scheduled established in the DSRSD Code. Page 19 of 35 NO. CONDITION TEXT RESP. WHEN SOURCE AGENC7~ ' REQ'D riar to 89. Standard Condition of Approval: Improvement Plans DSRSD Issuance of Standard Prior to issuance by the City of any Building Permit or Building Construction Permit by DSRSD, whichever comes first, all Permit improvement plans of DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an estimate of construction costs for water and sewer systems, a performance bond, aone- year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms acceptable to DSRSD. The applicant shall allow at least I S working days for final improvement drawing review by DSRSD before signature by the District En ineer. 90. Standard Condition of Approval: Construction Permit DSRSD Issuance of Standard No sewer or water line construction shall be permitted unless the Building proper utility construction permit has been issued by DSRSD. A Permit construction permit will only be issued after all other items have been satisfied. 91. Standard Condition of Approval: Recycled Water DSRSD Issuance of Standard Improvement plans shall include recycled water improvements as Building required by DSRSD. Services for landscape irrigation shall Permit connect to recycled water mains. Applicant must obtain a copy of the DSRSD "Recycled Water Use Guidelines" and conform to the re uirements therein. 92. Sewer Capacity DSRSD Issuance of To more accurately determine how much sewer capacity should Building be allocated to this project, applicant shall submit to DSRSD a Permit one-year interior water consumption history of a similar establishment. 93. Standard Condition of Approval: Hold Harmless DSRSD On-going DSRSD The Applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend same from any litigation, claims, or fines resultin from the construction and com letion of the ro'ect. PASSED, APPROVED AND ADOPTED this 22"d day of October, 2002. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Planning Manager G:\PA#\2002\02-026\PC Reso.doc Page 20 of 35 CITY OF DUBLIN PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL (Attachment A) ARCHAEOLOGY: If, during construction, archaeological materials are encountered, construction within 100 feet of these materials, shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. BONDS: 2. The developed shall provide Performance (100%), labor and material (50%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to approval by the Director of Public Works/City Engineer prior to approval of the Final or Parcel Map. 3. Prior to acceptance of the project as complete and the release of securities by the City: a) All improvements shall be installed as per the approved Improvement Plans and Specifications. b) All required landscaping shall be installed. c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 4. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 5. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of Page 21 of 35 bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on atwo-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: 7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. S. 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. 9. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence including 1 foot of freeboard. 12. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 13. Storm drainage facilities shall be designed to meet the following capacity: Drainage area Design Storm less that 1 sq. mile 15 year 1 to 5 sq. miles 25 year over 5 sq. miles 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 14. No buildings or other structures shall be constructed within a storm drain easement. 15. Developer shall provide "trash racks' where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. 16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum slope. 17. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. 18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. 19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. Page 22 of 35 20. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. 21. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 26. All public streets shall drain into storm drain systems before being discharged into established drainage channels. 27. The developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works/City Engineer shall determine which requirements shall apply. DUST: 28. Areas undergoing grading, and all other construction activities, shall be watered, or other dust- palliative measures may be used, to control dust, as conditions warrant or as directed by the Director of Public Works/City Engineer/City Engineer. NPDES: General Construction: 29. For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP . The developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. For projects disturbing less than five (5) acres an erosion control plan shall be submitted with the grading plan. 30. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at the construction site at all times. 31. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. Page 23 of 35 The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. 32. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. 33. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 34. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 35. 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. 36. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatering activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 37. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. 38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 39. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless detailed erosion control plan reviewed by the Director of Public Works/City Engineer/City Engineer and implemented by the contractor. 40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and maintenance area has been approved as part of the SW PPP. Commercial/Industrial Developments: 41. The project plans shall include storm water pollution prevention measures for the operation and maintenance of the project for the review and approval of the Director of Public Works/City Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 42. The project plan BMPs shall also include erosion control measures described in the latest version Page 24 of 35 of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system. 43. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 44. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the Dublin-San Ramon Services District (DSRSD). 45. 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. Implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with arust- inhibitive paint. 47. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 48. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City Engineer/City Engineer. 49. 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. 50. 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. 51. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, on site, to intercept and pre-treat storm 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/City Engineer/City Engineer for review and approval prior to the issuance of a building permit. 52. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. Page 2S of 3S 53. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 54. Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 55. 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'-l)" 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 down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay' using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 59. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 60. The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are aware of, and implement, all storm water quality measures and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 61. All on-site storm drain inlets must be labeled "No Dumping -Drains to Bay' using an approved methods. 62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with arust- inhibitive paint. 63. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or recycling area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, Page 26 of 35 approval and conditions of the DSRSD. 64. When a common area car wash is provided, no wash water shall discharge to the storm drain system. The car wash area should drain to the sanitary sewer. The area must be covered and designed to prevent excess rainwater from entering the sanitary sewer. Contact the local permitting authority and POTW for specific connection and discharge requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1 % and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 74. All residential building pad elevations must be above the 100-year flood level. Page 27 of 35 75. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. 76. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 77. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 78. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City Engineer/City Engineer. 79. 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. 80. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) 81. The ApplicanUDeveloper and ApplicanUDeveloper's representatives (engineer, contractor, etc.) must meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City Engineer. EROSION: 83. Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public WorkslCity Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post- construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP /PARCEL MAP: Page 28 of 35 84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City Engineer/City Engineer. 85. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as- built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommend- ations contained in the soils report shall be submitted to the Public Works Department. 86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 88. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 89. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer/City Engineer prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer . FIRE: 93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 94. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer and Dublin San Ramon Services District. 95. Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. Page 29 of 35 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 98. The design and improvements of the Subdivision shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 100. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. 101. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. 102. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 103. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. 104. Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Director of Public Works/City Engineer/City Engineer. Page 30 of 35 105. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. 106. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 107. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvemenUgrading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval. 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants, placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors. 112. All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are responsible for financing the GHAD. The administration of the GHAD is to be determined at the Final Map stage. 113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the bottom of slopes where open space abuts private property. 114. The project civil engineer shall certify that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans. HANDICAPPED ACCESS: 115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS. AGREEMENTS. AND SECURITIES: 116. 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." Page 31 of 35 117. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 121. The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. MAINTENANCE OF COMMON AREA: 123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. MISCELLANEOUS: 124. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale for City mapping purposes. 125. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 126. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City Engineer/City Engineer. 127. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its Page 32 of 35 agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the developer of any claim, action, or proceedings. 128. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of the project's conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approval of all participating non-City agencies prior to the issuance of building permits. PERMIT: 129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of- way or impacting their facilities. 130. An encroachment permit shall be secured from the Director of Public Works/City Engineer/City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City EngineerlCity Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Director of Public Works/City Engineer. The Developer's soils Page 33 of 35 engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R- value of 5. STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for street lights is 5%. 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 144. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be installed along the project frontage to accommodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer. 145. Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office centers shall provide car and van pool preferential parking spaces as required by the Director of Public Works/City Engineer/City Engineer. 146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City Engineer/City Engineer. Page 34 of 35 UTILITIES: 147. Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7 . 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. Page 35 of 35