HomeMy WebLinkAboutPCReso02-35 PA02-026 Auto Sales CUP/SDR RESOLUTION NO. 02-35
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT
FOR A NEW AUTO SALES ESTABLISHMENTAT
5945 DOUGHERTY ROAD (APN 941-0550-063)
PA 02-026
WHEREAS, Shoyab Akbarpour has requested approval of a Site Development Review and
Conditional Use Permit to allow the construction of a new 4,090 square foot building for the purposes of
selling used automobiles, an outdoor display area, and associated site improvements located at 5945
Dougherty Road;
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Department of Community Development; and
WHEREAS, the Applicant has submitted project plans for Site Development Review and
Conditional Use Permit for the project dated received October 4, 2002; and
WHEREAS, 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 which is consistent with all General Plan and Zoning regulations and
currently served by all required utilities and public services; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
October 22, 2002 for this project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the Site Development Review and the Conditional Use Permit subject to conditions; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding the proposed Conditional
Use Permit:
mo
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.
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.
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 all 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
Do
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.
Eo
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.
Fo
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:
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.
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.
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.
Do
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 3 5
Fo
Impacts to views are addressed because the project does not interrupt any views from 1-580 and 1-
680.
G. Impacts to existing slopes and topographic features are addressed as the site is virtually flat.
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 subjcct 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. CONDITION TEXT RESP. WHEN SOURCE
AGENC'~ 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 a one-year
period.
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
compliance with the Conditions of Approval.
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
may 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 impacts on surrounding 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. WHEN SOURCE
AGENC~ REQ'D
(Prior to)
GENERAL CONDITIONS OF APPROVAL FOR SITE DEVELOPMENT REVIEW
6. Approval: Site Development Review (SDR) PL One year from Zoning
Approval of thc 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 thc 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: Ali 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) Drainage 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
Department 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
permit.
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
permit.
Page 5 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCh REQ'D
(Prior 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-going
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 arc 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 thc defense of such
actions or proceedings.
14. Standard Condition of Approval: Solid Waste/Recycling ADM On-going Standard
Applicant shall comply with thc 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 approved landscaped features.
Page 6 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC5 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 parti.cipating non-
City agencies prior to issuance of building permits.
PROJECT-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 signs shall be built in any 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
AGENC~ REQ'D
(Prior to)
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 design goals
22. Noise Control PL On-going Zoning
No amplified sound, noise, or music shall be permitted outside of Ordinance
the enclosed buildings.
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
Manager.
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 approval by the Planning Manager.
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
Planning Manager.
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 approval by the Planning Manager.
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 approved by the Planning Manager.
Page 8 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC't REQ'D
(Prior 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 1 O-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 drainage shall be directed away from the trash area.
LANDSCAPING
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 proposed.
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 prove to be adequate. Occupancy
Page 9 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC5 REQ'D
(Prior 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 Planning Manager 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 ali landscaped areas Grading
between streets/roadways/curbs and fences to allow slope Permit/
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
fencing, enclosures, landscaping 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
Regulations.
Page 10 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC~ REQ'D
(Prior 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 lES
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 a vandal-resistant type.
DEBRIS/DUST/CONSTRUCTION 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
frontage at 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 prevail.
Page 11 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC~ REQ'D
(Prior to)
41. Standard Condition of Approval: Public Improvements PW Prior to Standard
Thc 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, slurry 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
pavement 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 going to a public hearing.
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
Grading/Site Development 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
minimum 1-foot wide step-out curb or equivalent on landscape
fingers and islands adjacent to parking stalls shall be provided.
Page 12 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC~ REQ'D
(Prior to)
45. Signs and Pavement Markings PW Issuance of PW
An RI "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 plan (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 any 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 ~¼ 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
public 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
AGENC5 REQ'D
(Prior 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 Department 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
neighboring property serving 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 approved by the DPW prior 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 requirements and City 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 County Fire Department.
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. WHEN SOURCE
AGENC~ REQ'D
(Prior 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 Landscaping and Irrigation 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 by the employees and patrons.
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 required.
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
following:
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 Building
b. All traffic striping and control signing on streets providing PW Occupancy of Standard
access to the site shall be in place. Any Building
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
glare onto adjoining properties. Building
d. Ali 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 complete and/or bonded for.
Page 15 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC5 REQ'D
(Prior to)
e. All buildings shall have an illuminated address number that PL, PO Occupancy of Standard
is clearly visible from the middle of the street. Any Building
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
Building
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 occupancy.
i. All fire hydrants on Dougherty Road and in parking lot area F Occupancy of Standard
shall be operable to City and ACFD standards. Any Building
j. All 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.
1. 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 approval by the Dublin Police. Any Building
EMERGENCY SERVICES: Fire Prevention
61. Standard Condition of Approval: Bollards F Issuance of Standard
Bollards shall be installed to protect Fire Hydrants where subject Building
to vehicle damage 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, including City of Dublin Fire Impact 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
company and the account shall be certificated. Permits
Page 16 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC~ 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 Department (ACFD), including 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, Pemfits
100 Civic Plaza, Dublin, CA 94568. Please return the completed
application with the building plans when you submit for a permit
or prior to final inspection for occupancy. (CFC Section 902.4).
69. Standard Condition of Approval: Portable fire extinguishers F Issuance of Standard
Provide at least one 2A 10BC 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 Department permit is required. Contact you Inspector at Building
(925) 833- 6606 for specific 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 building and type 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 may require access during an emergency.
73. Standard Condition of Approval: Hazardous Materials F Issuance of Standard
An inventory statement (HMIS) for any/all hazardous 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/handling requirements. 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 required. (CFC 1998, Section 8001.3.3(a)
Page 17 of 35
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC5 REQ'D
(Prior 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.
EMERGENCY SERVICES: 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 Security Ordinance requirements.
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 high lettering.
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
capabilities 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
program.
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
completion of the project.
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
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC5 REQ'D
(Prior to)
ALAMEDA 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
similarly.
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 policies.
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 following general 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
AGENC'~ REQ'D
(Prior 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, a one-
year maintenance bond, and a comprehensive general liability
insurance policy in the amounts and forms acceptable to DSRSD.
The applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature by the
District Engineer.
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
requirements 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
resulting from the construction and completion of the project.
PASSED, APPROVED AND ADOPTED this 22"a day of October, 2002.
AYES:
Cm. Johnson, Jennings, Musser, Fasulkey, and Nassar
NOES:
ABSENT:
ATTEST:
~hnager
Plarm~ng~dmmission Chairpers5-n
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:
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.
Upon acceptance of the improvements and receipt of required submittals, the performance security
may be replaced with a maintenance bond that is 25% of the value of the performance security.
The maintenance bond is released one year after acceptance of the project and after the repair of
deficiencies, if any, are completed.
The labor and materials security is released upon acceptance of the improvements, provided no
liens are filed against the developer on this project.
CREEK:
6. 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 a two-horizontal-to-one-vertical slope begun at the toe of the slope in the
Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system.
Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or
other planted areas to street or approved drainage facility. Concentrated flows will not be allowed
to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain
main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main
drain line.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches.
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
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
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 Iow spot and two additional inlets
within 50 feet of the Iow 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 SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the operation and
maintenance of the project for the review and approval of the Director of Public Works/City
Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs)
appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm
water 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 a rust-
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.
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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'-0" from the nose of the pump island. Fuel dispensing
areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel
dispensing facilities must have canopies; canopy roof 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 a rust-
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,
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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 EngineedCity 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.
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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 Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.)
must meet and follow all of the City's requirements and policies, including the Urban Runoff
Program and Water Efficient Landscape Ordinance.
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 Works/City
Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance
criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum
extent practicable, that no increase in sediment or pollutants from the site will occur. The post-
construction plan shall provide for long-term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. The construction grading/erosion control plan shall be
implemented in place by October 15th and shall be maintained in place until April 15th unless
otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of the
subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
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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 Depar-[ment. 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.
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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.
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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
improvement/grading plans or plans which are part of improvement/grading plans. The plans shall
show the method for repair of these areas as stated in the geotechnical investigation.
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."
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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.
121.
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.
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
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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 Engineer/City 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
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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.
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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.
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