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HomeMy WebLinkAbout03-016 Bank of America 7/8/03 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: July 8, 2003 SUBJECT: PUBLIC HEARING PA 03-016, Bank of America Conditional Use Permit and Site Development Review Report Prepared by: Michael Porto, Planning Consultant and Marnie R. Waffle, Assistant Planner ~ ATTACHMENTS: Project Plans Applicant's Written Statement Resolution approving Conditional Development Review Use Permit and Site RECOMMENDATION: 2. 3. 4. 5. Open Public Hearing and receive Staff presentation. Take testimony from the Applicant and the Public. Question Staff, Applicant, and the Public. Close Public Hearing and deliberate. Adopt Resolution (Attachment 2) approving PA 03-016, Conditional Use Permit and Site Development Review BACKGROUND: The proposed project is located within the development site referred to as Koll Dublin Corporate Center. The Koll Dublin Corporate Center is located in the southwesterly portion of the Eastern Dublin Specific Plan Area on approximately 35 acres of land west of Tassajara Road between Dublin Boulevard on the north and Interstate 580 on the south. The Planned Development for the Koll Dublin Corporate Center was approved by Ordinance 22-98 on December 15, 1998 under PA 98-047 for approximately 552,500 square feet of Campus Office and General Commercial uses. The proposed project, a banking center facility for Bank of America, would occupy Lot 2 of Tract 7147, a frontage lot within Koll Dublin Corporate Center (Attachment 1). The site is located on the southwest comer of Dublin Boulevard and Glynnis Rose Drive, which is the primary entry point to the Koll Dublin Corporate Center from Dublin Boulevard (a second entrance to Koll Center is located off of Tassajara Road). The Applicant is proposing to construct a freestanding branch office with drive-through Automated Teller Machine (ATM) to serve its customers in this area. According to the Eastern Dublin Specific Plan, Planned Development zoning, and the Dublin Zoning Ordinance, the proposed project is subject to a Conditional Use Permit for the drive-thru portion of the use and Site Development Review, with approval by the Planning Commission. Copies to: Applicant In House Distribution Adjacent uses to the project site include: 1) The Shops at Waterford, a commercial retail center located north east across Dublin Boulevard; 2) Emerald Glen, a single family residential neighborhood located directly north across Dublin Boulevard; and, 3) Vacant commercial and office properties within Koll Dublin Corporate Center located to the east, south and west. PROJECT DESCRIPTION: The proposed project is a freestanding, one-story, single-tenant structure of approximately 6,100 square feet with associated on-site parking, landscaping, and drive-up window access. The project site, generally having a fiat topography, is 65,732 gross square feet (1.51 acres) or 52,795 net square feet (1.21 acres) with approximately 245 feet of frontage along Dublin Boulevard. Hours of operation are proposed to be 9:00 a.m. to 6:00 p.m. Monday through Friday and 9:00 a.m. to 2:00 p.m. on Saturdays. Site PlanJOn-Site Circulation & Parking: The proposed bank building is located nearly in the center of the project site, and set back from the comer at the Dublin Boulevard entryway to Koll Dublin Corporate Center. The entrance to the building is on the west elevation, which is the primary building facade, oriented towards eastbound traffic on Dublin Boulevard. Two walk-up ATMs will be located on this wall near the northwest comer of the building. Primary, wall-mounted business identification signage also is located on the west elevation with secondary wall-mounted signage affixed to the east elevation facing Glynnis Rose Drive. Direct access to the project site, from eastbound Dublin Boulevard, is proposed through an existing driveway near the northwest comer of the project site shown configured as right-turn in only, and prohibiting exit onto Dublin Boulevard. The existing entrance is located approximately 190 feet from the signalized intersection of Dublin Boulevard and Glynnis Rose Drive. Access to on-site parking associated with this project also is provided at two points within the Koll Dublin Corporate Center complex - one near the southwest comer of the project site, and the other at the southeast comer of the project site near a driveway to the complex off of Glynnis Rose Drive. On-site parking generally is located along the westerly, southerly, and rear section of the easterly boundaries of the project site, as well as adjacent to the building near the entrance. According to the Dublin Zoning Ordinance, the parking ratio for banks and financial services is 1 space per 150 square feet of gross floor area, which results in a parking requirement of 41 spaces for this project. The Applicant is proposing to provide 42 on-site parking spaces including, 2 handicapped van accessible spaces and 12 compact spaces. Drive-Through: The ATM drive-up window is proposed to provide service to the bank customers. The drive-up window is proposed on the north elevation along Dublin Boulevard with the drive-through, or queuing lane, accessed near the southeast comer of the building. The queuing lane would wrap around the east and north elevations behind the drive-up window and would be able to accommodate, or stack, up to 15 vehicles without disrupting the flow of on-site traffic, parking, and circulation. A passing lane, as required, would be provided and separated from the drive-through by landscaped strip planters. The setback area between the drive-through and passing lanes will be a heavily landscaped buffer between the vehicles in the drive-through and the property frontages along Dublin Boulevard and Glynnis Rose Drive. No loudspeaker will be associated with the proposed drive-up window. Landscaping: The proposed landscape design focuses on creating a unique and attractive environment that is consistent with the subdivision Planned Development. Background evergreen shrubs, mid-ground flowering 2 groundcovers, and accent plantings will flank entry points to the project site. Landscaping within the setback areas along the street frontages will comply in character and quality with the streetscape design standards established for Dublin Boulevard and Glynnis Rose Drive. Illumination elements such as light standards would be installed on-site within the parking lot area and in compliance with the adopted streetscape design. The Applicant's proposed plan also identifies a location for the future placement of a public art item should the City wish to pursue public art in this location. The proposed location for public art would be within a landscaped setback at the northeast comer of the project site (southwest comer of Dublin Boulevard and Glynnis Rose Drive). In addition to defining the parking areas, planters along the perimeter of the project site would be used to provide visual relief and shade, as well as function as a windbreak along the westerly property line. Plant materials within these areas will include large canopy shade trees, as well as drought tolerant evergreen trees, shrubs, and groundcover plantings. A low-sandblasted, integral color concrete seat wall with a tilted plane of bold, under-story foliage and columnar tree planting would announce a separation of vehicular traffic from the pedestrian entry zone. Pots with color planting, colored concrete, and illuminated bollards would enhance the visual character at the building entry. In addition, scored concrete or bands of alternate materials will be installed as visual measures to identify on-site points of cross traffic or pedestrian circulation including handicapped access. Exterior Architecture/Building Materials & Color: The exterior building design generally is low profile and understated. The primary faqade on the west elevation is emphasized by buff-colored modular brick veneer and a green-tinted, pop-out glass storefront system. The building entrance is marked by curved red tapering canopy, and as stated above, the walk-up ATMs will be available from this location. The south elevation, oriented toward the multi-story buildings within the Koll Dublin Corporate Center complex, has a low-level facade of colored stucco concrete panels with a five punch-out windows and an aluminum-finished window canopy. Modular brick veneer wrapping the southeast comer of the building provides a visual break from white stucco concrete panels on both the south and east elevations. The east elevation, it also serves as the backdrop for the secondary building identification signage. The east elevation with white stucco concrete panels, incorporate access doors protected with an aluminum-finished canopy for maintenance and deliveries adjacent to the drive- through queuing lane. The primary element of the north elevation is the drive-through arcade, which is finished on all three of its sides by modular brick veneer. Both the north and east building elevation are separated from the rights-of-way on Dublin Boulevard and Glynnis Rose Drive by a deep setback, which is heavily landscaped. ANALYSIS: General Plan/Specific Plan/Zoning The proposed project is consistent with the Dublin General Plan and the Eastern Dublin Specific Plan land use designations of Campus Office and General Commercial, respectively. It also complies with the zoning and development standards approved as part of PA 98-047, the Planned Development for the Koll Dublin Corporate Center. Conditional Use Permit According to the Planned Development zoning adopted for the Koll Dublin Corporate Center (PA 98- 047), a drive-through business requires a Conditional Use Permit. As proposed, the drive-through portion of the project meets the required findings in Chapter 8.100 of the Dublin Zoning Ordinance in that: 1) The drive-through use and related banking center is compatible with surrounding uses because it will provide a service that compliments commercial/retail uses, and will be conveniently located near an existing office complex and residential neighborhood; 2) It will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because the proposed drive-through use and related banking center conforms to the industrial performance standards as required by Chapter 8.24.030 of the Dublin Zoning Ordinance; 3) The drive-through facility will not be injurious to property or improvements in the neighborhood because conditions of approval have been placed on the project to ensure on-going compatibility with surrounding uses; 4) There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the drive-through and banking center facility would not be detrimental to the public health, safety, and welfare because existing roads and facilities are in place to serve the site; 5) The site is physically suitable for the proposed drive-through because it is generally flat in topography and is located along a major thoroughfare, Dublin Boulevard; 6) It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located because the proposed drive- through use and related banking center conforms to the development standards established under the Koll Dublin Corporate Center Planned Development; and, 7) The proposed drive-through use is consistent with the land use designations of General Commercial and Campus Office in the Dublin General Plan and Eastern Dublin Specific Plan, respectfully. Site Development Review On-Site Circulation & Parking: The amount of on-site parking provided is adequate for compliance with the City's parking standards, which would require 41 on-site parking spaces (or 1 space per 150 square feet) for the proposed use. Additionally, the 12 compact spaces shown on the site are less than the 35% maximum (or 14 spaces) allowed. All properties within Koll Dublin Corporate Center Planned Development are encumbered with reciprocal access and parking easements which allow for functional internal circulation and shared parking among the developed sites within this complex. In addition, proper traffic-directing measures through driving surface patterns and signage should prevent the occurrence of conflicts between incoming and exiting vehicles. General Design & Landscaping Due to its low profile, the proposed project will result in minimal view impacts on surrounding and adjacent properties. The exterior architecture has been designed to be compatible and complementary to the buildings within the surrounding Koll Dublin Corporate Center in terms of colors, materials, massing, and proportion. On-site landscaping combined with reciprocal access and compliance with streetscape standards would provide continuity with the surrounding sites in proximity to the proposed project and create a visitor-friendly environment. 4 ENVIRONMENTAL REVIEW: This project has been found to be Exempt from the California Environmental Quality Act (CEQA), according to Section 15332 because the project can be categorized as in-fill development and meets all of the following conditions: a) the project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and Planned Development zoning; b) the project will occur within the Dublin City limits and is located on a 1.5 acre site that is surrounded by urban uses; c) the project site has no value as habitat for endangered, rare, or threatened species; d) approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality; and, e) the project site is adequately served by all required utilities and public services. CONCLUSION: The proposed project is consistent with the General Plan, the Eastern Dublin Specific Plan, and the Planned Development zoning and development standards approved under PA 98-047 of which the proposed project is a part. RECOMMENDATION: Staff recommends that the Planning Commission, open the Public Hearing and receive Staff's presentation; take testimony the Applicant and the Public; Question Staff, Applicant, and the Public; close the Public Hearing and deliberate; and, adopt Resolution (Attachment 2) approving PA 03-016, Conditional Use Permit and Site Development Review. 5 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: LOCATION: ZONING: GENERAL PLAN LAND USE DESIGNATION: SPECIFIC PLAN/LAND USE DESIGNATION: Alameda County Surplus Property Authority 224 W. Winton Ave./ti 10 Hayward, CA 94544 Attn: Patrick Cashman Rikki Dy-Liacco Gensler 12657 Alcosta Blvd, # 100 San Ramon, CA 94583 Southwest comer of Dublin Boulevard and Glyrmis Rose Drive Tract 7147, Lot 2, APN# 986-0016-010 Planned Development (PA 98-047) General Commercial Eastern Dublin Specific Plan, Campus Office 6 ~ECEIVEE; Bank of America East Dublin Banking Center Lot 2 Tract 7147 Dublin, CA 94568 APN: 986-0016-010 Building Tenant Bank of America Corporate Real Estate California Properties North One South Van Ness, 2nd Floor San Francisco, Califomia 94103 Architect 12657 Alcosta Blvd. Suite 100 San Ramon, California 94583 Ph. 925.904.2100 Contact: Rikki D. Dy-Liacco JMH Weiss Inc. Civil Engineer 950 S. Bascom Avenue Suite 2010 San Jose, CA 95128 Contact: Kevin Weiss Phone: (408) 2864555 Gates & Associates Landscape Architect 2440 Tassajara Lane Danville, CA 94526 Contact: David Gates Phone: (925) 736-81 76 ATTACHMENT[ LOT 1 ! LOT ,3 BICYCLE RkO( BY ~H~STOP LEGEND / 7 ~ mS'~N~ LANrm..A~, ~ TO ~ ~ ~ LAJ~OSCAJ~E ARO.IICT ORA~ SITE PLAN Bank of America East Dublin Banking Center Site plan June 24, 2003 ®"- A.1 Scale: NTS _1 LOT 1 C SITE ACCESSIBILITY PLAN/EGRESS PLAN PAINT (2) COATS~ STRIPING DETAIL 6 PAINTED ACCESSIBILITY SYMBOL 7 sc,~,.. SCALE: ~1'1 pORC~LAJN ON $1TtL V~ 1 BEAOrcD IT. XT. BOTTOM ~ SIGN TO BE 6'-8' MIN. F~ E~ ST~J. OR s~c~. (F~R s~ ACCESS NOTIFICATION SIGN 5 Bank of America East Dublin Banking Center SUMMARY OF DEVELOPMENT CALCULATIONS PARKING CALCULATION TABLE SII~ SUMMARY (;;R(:F~S: 65.7,12 SQ, FT, (I,5 ACRES) NET: 52,795 SQ. FT. (1.2.1 ACer. S) SUMMARY OF DEVELOPMENT TYPICAL STALL DIMENSONS 2 B(~ROER RD'm rCI'ORIZEO REOUIR~D VAN ACCESSIBLE SIGN 3 Site Plan Details June 24, 2003 A.2 Scale: NTS T-OT 44'-5 I/~.' , :1 LEGEND ~- R~ER TO DETAJL 2/A12.00 [~-- RE~'ER 10 D~TM. 3/A12.00 Bank of America East Dublin Banking Center Floor Plan A.3 June 24, 2003 Scale: NTS I ~ F lJ-6' 19'-1 )/4'j 2~-5' 2)'-5 )/4 ® / --- +17=-0" T.O.~. :® / ®® ® O ROOF PLAN I Bank of America East Dublin Banking Center Roof Plan A.4 June 24, 2003 Scale: NTS I i WEST ELEVATION 1 SOUTH ELEVATION 2 e e e ~=(~P. El. +21'-B 1/4" ~ T.O~P, EL +21'-8 I/4' NORTH ELEVATION 3 ~ ~u~ Q ® ® ® ® ! ~ @ EL +,~._~- EAST ELEVATION 4 Bank of America East Dublin Banking Center Exterior Elevations A.5 June 24, 2003 Scale: NTS _1 BANK OF AMERICA E a s t D u b li n June 24, 2003 Gensler 33.2072.146 · ~ BANK OF AMERICA East Dublin June 24, 2003 Gensler 33.2072.146 April 3, 2003 RECEIVED OUBLtN PLANNtNG Site Development Review Bank of America East Dublin APN#: 986-0016-010 A. What type of business, activity or use are you proposing? We are proposing a new banking center facility for the Bank of America. B. How many employees will you have or propose to have ? There will be 8-10 full time employees at this banking center. C. What are the proposed hours and days of operation ? The hours of operation will be M-F 9am-6pm and Saturday 9am-2pm. D. Are there any ways in which your business, activity or use have a negative effect on health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or general welfare ? The proposed Bank of America banking center will not in any way be detrimental to the public's health or general welfare. E. Describe how the design of the project including site layout, structures, vehicular access, circulation and parking etc. will provide a desirable environment for the future development. The project is located at the northeast comer of Dublin Boulevard and Glynnis Rose drive within close proximity to the Koll Dublin Corporate Center. The site is located within the Eastern Dublin Specific Plan Area that was given a land use designation of "General Coinmercial/Campus Office". The building is sited with its' facade fronting traffic heading eastbound on Dublin Boulevard. Entry into the site is through an existing driveway, which will be a "right-only" driveway. There will be reciprocal access for parking, ingress and egress and common driveway easements to insure adequate and efficient internal circulation between the site and the surrounding lots. An ATM drive-up is proposed as part of the scope of the project. Through careful planning of the buildings' orientation, the lane will be able to accommodate a queuing line of up to 15 vehicles without disrupting the flow of traffic, parking and circulation within the site. r:L33.2072. [ 45\documentationX3_regulatory\3bd\lt030403rd.doc ATTACHMENT Z The drive up queue will be staged along the south side of the lot and will queue along Glynnis Rose Drive. Landscaping will help buffer the queuing line. Parking is provided according to the Dublin Zoning Plan (1999). There will be 43 spaces provided with 2 accessible, 12 compact and 29 standard spaces. The Zoning Plan requires 41 spaces. F. Is the site physically suitable for the type and intensity of development proposed? The site is zoned as "General Commercial/Campus Office" (GC/CO). The Dublin ordinance establishes the intent, purpose, and requirements of the Planned Development (PD) District. The intent of the PD Zoning District is to create a more desirable use of the land, a more coherent and coordinated development and a better physical environment. A financial institution constitutes a General Commercial use. G. Describe how the proposed development may impact views. There will be minimal view impacts on the site that this building will create. The building will echo and relate to the Koll Center. H. Describe the physical characteristics of the site including existing slopes and topographic features. The site is generally flat and gently sloping bordered by Dublin Boulevard to the north and Glynnis Rose Drive to the east. There are no trees located on the site except for grasses and shrub vegetation, which are not endangered. There is a PG&E transformer located on Dublin Boulevard which is visually predominant. The site will require some fill and re-engineering of the soil. I. Describe the architectural design/theme of the development including character, scale and quality of the design, and explain how the project will relate to and be compatible with the existing site and the character of adjacent buildings, neighborhoods and uses. The proposed building is a single story building designed to compliment the character and aesthetic of the surrounding Koll Dublin Corporate Center. The building is oriented with its faqade fronting on-coming traffic heading eastbound on Dublin Boulevard. Three main exterior materials, modular brick veneer, stucco and the glass storefront system are combined to compliment each other as well as accentuate its own architectural properties. Massing, colors, materials and proportions are consistent with the Koll Center. The colors will compliment the surround Koll Corporate Center buildings to enhance the architectural harmony within the entire development. The buff colored modular brick veneer will compliment the sand colored concrete walls of the Koll Center. The storefront glass will be tinted green similar to the Center but not reflective. The Low-E glass will compliment and contrast with the modular brick veneer. Portions of the Ici: ()Zq. t)().~. building will be finished in either stucco or GFRC. This change in material will provide architectural relief and texture to the building. A curved red tapering canopy marks the main entry into the building. This canopy is an integral part of the Banks' retail and branding image. There are two other canopies on the south and east side of the building which will be made and finished in aluminum. To provide a sense of arrival to the building, bollard lighting and a low concrete sandblasted seat wall with a tilted plane of bold foliage announces the separation of vehicular and pedestrian traffic. A curved glass storefront wall compliments the architectural vernacular of the Koll Center. The storefront system will have a similar look finished in a satin or mill finish. J. Describe how the landscape features have been designed so as to insure visual relief and an attractive environment for the public. The proposed design for the site focuses on creating an attractive environment that is unique yet is consistent with the subdivision master plan. Using plant material for the proper climactic and planting zones and utilizing the existing planted landscape, the landscape designer has created a verdant aesthetic and visually pleasing outdoor office environment. Entry zones shall be flanked by background evergreen shrubs, mid-ground flowering groundcovers and accent plantings. Street frontage shall follow the landscape character already in place along Glynnis Rose Drive and Dublin Boulevard. Property line zones shall have drought tolerant evergreen trees, shrub and groundcover plantings to provide a windbreak. Large canopy shade trees with under story planting shall help shade the parking areas. A low sandblasted integral color concrete seat wall with a tilted plane of bold foliage under story and columnar tree planting announces a separation of vehicular traffic from the pedestrian entry zone. Pots with color planting enhance the visual character at the building entry. The drive-up lane will be landscaped including the medians to help buffer the cars in the ATM queue line. K. Is the proposed project located on a hazardous waste and substances site pursuant to Government Code Section 65962.5? The proposed site is not located on a hazardous waste substance site. RESOLUTION NO. 03- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR PA 03-016 BANK OF AMERICA WHEREAS, the Applicant, Rikki Dy-Liacco of Gensler, on behalf of Bank of America, has requested approval of a Conditional Use Permit and Site Development Review to construct an approximately 6,100 square foot banking center facility with a drive-through Automated Teller Machine (ATM), located generally on the southwest comer of Dublin Boulevard and Glynnis Rose Drive, within the Eastern Dublin Specific Plan and the Planned Development Zoning District, PA 98-047; and WHEREAS, a complete application was submitted and is available and on file in the Department of Community Development; and WHEREAS, the Applicant has submitted project plans and exterior elevations dated received on June 17, 2003, for a Conditional Use Permit and Site Development Review for the approximately 6,100 square foot banking center facility and associated drive-through Automated Teller Machine (ATM); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the proposed project has been found to be Exempt according to Section 15332 because the project can be categorized as in-fill development and meets the following conditions: a) the project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and Planned Development zoning; b) the project will occur within the Dublin City limits and is located on a 1.5 acre site that is surrounded by urban uses; c) the project site has no value as habitat for endangered, rare, or threatened species; d) approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality; and, e) the project site is adequately served by all required utilities and public services; and WHEREAS, the Planning Commission did hold a public hearing on said application on July 8, 2003, 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 Conditional Use Permit and Site Development Review; 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 FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Conditional Use Permit and Site Development Review: ATTACHMENT Conditional Use Permit: The drive-through use and related banking center is compatible with surrounding uses because it will provide a service that compliments commercial/retail uses, and will be conveniently located near an existing office complex and residential neighborhood. Bo It will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because the proposed drive-through use and related banking center conforms to the industrial performance standards as required by Chapter 8.24.030 of the Dublin Zoning Ordinance. Co The drive-through facility will not be injurious to property or improvements in the neighborhood because conditions of approval have been placed on the project to ensure on-going compatibility with surrounding uses. Do There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the drive-through and banking center facility would not be detrimental to the public health, safety, and welfare because existing roads and facilities are in place to serve the site. E. The site is physically suitable for the proposed drive-through because it is generally flat in topography and is located along a major thoroughfare, Dublin Boulevard. Fo It will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located because the proposed drive- through use and related banking center conforms to the development standards established under the Koll Dublin Corporate Center Planned Development. The proposed drive-through use is consistent with the land use designations of General Commercial and Campus Office in the Dublin General Plan and Eastern Dublin Specific Plan, respectfully. Site Development Review: Approval of the banking center facility and associated drive-through Automated Teller Machine (ATM) is consistent with the purpose and intent of Chapter 8.104, Site Development Review of the Dublin Zoning Ordinance. Bo The banking center facility and associated drive-through Automated Teller Machine (ATM), as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan and the Planned Development Regulations for PA 98-047 and with all other requirements of the Dublin Zoning Ordinance. Co The banking center facility and associated drive-through Automated Teller Machine (ATM), as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because the development is consistent with all laws and ordinances and implements the Eastern Dublin Specific Plan and Dublin General Plan. The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a desirable environment for the development. The subject site is physically suitable for the type and intensity of the proposed banking center facility and associated drive-through Automated Teller Machine (ATM) because it is a level site with area and dimensions that will accommodate a bank. Fo The banking center facility and associated drive-through Automated Teller Machine (ATM) will not impact views because the proposed project conforms with the Eastern Dublin Scenic Corridor Policies and Standards. G. Impacts to existing slopes and topographic features are addressed because the property is flat and there are no significant topographic features. 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 within the Koll Dublin Corporate Center. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. The approval of the Site Development Review for a banking center facility and associated drive- through Automated Teller Machine (ATM) is consistent with the Dublin General Plan and with the Eastern Dublin Specific Plan. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [ADM| Administration/City Attorney, [FIN] Finance, [FI Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. NO. CONDITION TEXT RESPON. WHEN '.OURCI AGENCY/ REQUIRED DEPART. GENERAL CONDITIONS 1. Permit Expiration. Construction or use shall PL Ongoing commence within one (1) year of Permit approval, or the Permit shall lapse and become null and void. Commencement of construction or use means the actual construction or use pursuant to the permit approval, or, demonstrating substantial progress NO. CONDITION TEXT RESPON. WHEN ;OURC1 AGENCY/ REQUIRED DEPART. toward commencing such construction or 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 Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 2. Time Extension. The original approving decision- PL Ongoing maker may, upon the Applicant's written request for an extension of approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed 6 months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 3. Revocation of permit. The permit shall be revocable PL Ongoing for cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 4. Clean-up. The Applicant/Developer shall be PL Ongoing responsible for clean-up and disposal of project related trash and for maintaining a clean, litter-free site. 5. Controlling Activities. The Applicant/Developer PO, PL Ongoing shall control all activities on the project site so as not to create a nuisance to the surrounding businesses and residences. 6. Noise/Nuisances. No loudspeakers or amplified music PO, PL Ongoing shall be permitted to project or be placed outside of the building. 7. Accessory Structures. The use of any accessory PL, B, F Ongoing structures, such as storage sheds or trailer/container units used for storage or for any other purpose, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and approved. 8. Fees. Applicant/Developer shall pay all applicable Various Various times, fees in effect at the time of building permit issuance, but no later than including, but not limited to, Planning fees, Building issuance of fees, Traffic Impact Fees, TVTC fees, Dublin San Building Ramon Services District fees, Public Facilities fees, Permits Dublin 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; or any other fee NO. CONDITION TEXT RESPON. WHEN ',OURCI AGENCY/ REQUIRED DEPART. that may be adopted and applicable. 9. Requirements and Standard Conditions. The Various Prior to issuance Applicant/Developer shall comply with applicable of Building Alameda County Fire, Dublin Public Works Permits Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 10. Standard Public Works Conditions of Approval. PW Approval of The Applicant/Developer shall comply with all Improvement applicable City of Dublin Standard Public Works Plans through Conditions of Approval, Attachment A. In the event of completion a conflict between the Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. 11. Required Permits. Applicant/Developer shall obtain PW Various times, all necessary permits required by other agencies (e.g., but no later than Alameda County Flood Control District Zone 7, issuance of Alameda County Health Agency (if necessary), State Building Permits Water Quality Control Board, etc.) and shall submit copies of the permits to the Department of Public Works. 12. Building Permits, Codes and Ordinances. The B Through Applicant/Developer shall obtain all necessary permits completion from the Dublin Building Department. All project construction shall conform to all building codes and ordinances in effect at the time of building permits. 13. Fire Codes and Ordinances. All project construction B Through shall conform to all fire codes and ordinances in effect completion at the time of building permits. 14. Removal of Obstructions. Applicant/Developer shall PW Prior to Issuance remove all trees including major root systems and of Occupancy other obstructions from building sites that are Permits necessary for public improvements or for public safety as directed by the soils engineer and Director of Public Works. 15. Traffic Control. Two-way traffic is to be maintained PW Prior to Issuance along the private access road (extension of Glynnis of NO. CONDITION TEXT RESPON. WHEN ;OURC] AGENCY/ REQUIRED DEPART. Rose Drive, south of Dublin Boulevard) leading to Grading/Sitework Koll Dublin Corporate Center during all phases of Permits construction. Any proposed detouring or temporary signagc and lane delineation along this roadway shall be approved in advance by thc Director of Public Works. 16. Building Permit Application. To apply for building B, PL Prior to issuance permits, the Applicant/Developer shall submit eight (8) of Building sets of construction plans together with final site plan Permits and landscape plans to the Building Department for plan check. Each set of plans shall have attached a copy of these conditions of approval with notations as to how the condition is being satisfied. The plans shall clearly indicate how all conditions of approval will be, or have been complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. The following items should be included on the drawings submitted to the Building Division: · Provide a detailed plan on exit path from within the building to the public way. · Show location of all roof top equipment, including isometric outline of the gas/plumbing systems. · Provide details on all construction type for the structure. · Per 1105B.3.2 CBC, areas to be made accessible include the following: a. Client and visitor areas and office areas, together with related toilet rooms. b. Conference rooms, counseling rooms or cubical and similar areas. c. Employee work areas shall have a minimum 36" wide clear access, except as modified in other portions of these regulations. d. All ATM machines. · ¼' to ½" maximum height at entry threshold. · All exterior address signagc to meet thc Dublin Municipal Code, i.e. front of building signagc to be illuminated. Rear of building signage to be a minimum of 5" in height. Rear of NO. CONDITION TEXT RESPON. WHEN ;OURCI AGENCY/ REQUIRED DEPART. building signage to be visible to a passing officer. SITE DESIGN 17. Utility Siting Plan. The Applicant/Developer shall PW, PL Prior to issuance provide a final Utility Siting Plan showing that of Grading transformers and service boxes are placed outside of Permits public view where possible and/or screened to the satisfaction of the Community Development Director and Public Works Director. 18. Roof Equipment Screening. All roof equipment shall PL Prior to issuance be completely screened from view by a parapet, of Building Equipment not screened by a parapet shall be screened Permits by materials architecturally compatible with the building, as approved by the Community Development Director. 19. State Title 24 Requirements - Sidewalk/Handicap PW Prior to issuance Ramps. The Applicant/Developer shall construct a of Building sidewalk access from Dublin Boulevard to the to the Permits and primary entry to the building in order to comply with Completion of the current State Title 24 requirements. All handicap Improvements ramps and accessible walkways shall comply with all current State Title 24 requirements and City of Dublin Standards. 20. Bicycle Parking. The applicant/Developer shall install PL, PW Completion of one Bicycle parking space in a rack for every 40 Improvements vehicular parking spaces 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. 21. Repair of Damages. Applicant/Developer shall repair PL, PW Prior to issuance all damaged existing street, curb, gutter and sidewalk of Occupancy along Dublin Boulevard as a result of construction permit activities to the satisfaction of the Director of Public Works. ON AND OFF-SITE IMPROVEMENTS 22. Improvement Agreement and Security. Pursuant to PW Prior to issuance §7.16.620 of the Municipal Code, the Applicant shall of Grading/ obtain a Grading/Sitework Permit from the Public Sitework Permit Works Department that governs the installation of required site improvements. As a condition of issuance of said permit, Improvement Security shall be posted to guarantee the faithful performance of the permitted work. Such security shall be in the form of cash, a certified or cashier's check, a letter of credit, or a permit bond executed by the applicant and a NO. CONDITION TEXT RESPON. WHEN '.OURCI AGENCY/ REQUIRED DEPART. corporate surety authorized to do business in California. The amount of the security will be based on the estimated cost of the site work (excluding the building). The applicant shall provide an estimate of these costs for City review with the first plan submittal. 23. Improvement Plans. The Applicant/Developer's PW Prior to Issuance Engineer shall prepare final improvement plans for of Building review and approval by the Director of Public Works. Permits Said Improvement plans shall be based on the Site Plan and other preliminary plans in Exhibit A and include, but are not limited to, plan and profile, storm drainage, utility, striping, new pavement sections per the approved project soils report, and details for the project to the satisfaction of the Director of Public Works. The Applicant/Developer's Engineer shall obtain the City of Dublin's Site Check List from the Public Works Department and shall address any and all items applicable to the project. Said Check List shall be part of these conditions of approval. Prior to issuance of a final occupancy permit by the Building Department, the Applicant shall forward "As-Built" plans for the City's permanent files. Said plans shall be printed on mylar. 24. Existing Easements. All existing easements that PW Prior issuance of encumber the property, as noted in the Preliminary Grading/Sitework Report by Chicago Title Company dated 12/05/02 Permit (Order No. 912887-MG), shall be plotted on the site plan. No improvements shall be constructed within the existing easement areas that conflict with the current or intended use of the easement unless the easement beneficiary authorizes said improvement in writing. 25. Emergency Vehicle Access Easement Dedications. PW, F Prior to Issuance Applicant/Developer shall dedicate all needed of Building emergency vehicle access easements from each adjacent Permits public street to all fire access roads surrounding the site buildings as defined by Alameda County Fire Department and to the satisfaction of the Director of Public Works. 26. Reciprocal Access Easements. The PW Prior to Issuance Applicant/Developer shall retain a licensed Land of Building Surveyor and title company to prepare and record all Permits necessary title documents to grant a reciprocal access easement across the primary vehicle drive aisles to allow joint use of the aisle for Lots 1 (vacant parcel to the west) and 3 (vacant parcel to the south) of Tract NO. CONDITION TEXT RESPON. WHEN ;OURCI AGENCY/ REQUIRED DEPART. 7147. In addition, the owner of Lot 3 shall grant a reciprocal access easement to Lot 2 (Bank of America site) for access across Lot 3 from the private roadway that extends to Koll Dublin Corporate Center from Dublin Boulevard. If access rights are already guaranteed by a previously recorded Declaration of Covenants, Conditions, and Restrictions document, then the Applicant/Developer shall provide a copy of said document to the City. ACCESS ~ CIRCULATION 27. Entrance Driveway from Dublin Boulevard and PW, F Prior to issuance from Private Access Roadway. Thc proposed of Building entrance driveways from Dublin Boulevard and from Permit the Private Access Roadway shall be designed to accommodate the turning radius of emergency/fire vehicles according to turning templates available from the Alameda County Fire Department. The plans shall illustrate how said turning movements can be accommodated. The existing median break along the Private Access Roadway shall be widened to assure that vehicles can safely exit the site. 28. Right of Entry. The Applicant/Developer shall PW Prior to issuance provide evidence via a right-of-entry or similar of Grading/ document that the owner of Lot 3 of Tract 7147 has Sitework Permit granted permission for the off-site grading and surface improvements necessary to construct the driveway entrance from the private roadway extending to the Koll Dublin Corporate Center from Dublin Boulevard. 29. Signs and Pavement Markings. The Applicant shall PW Prior to issuance be responsible for the following on-site traffic signs of Building and pavement markings: A stop control (including Permit Caltrans R1 sign, Stop legend, stop bar, and Caltrans Detail 21 centerline stripe) shall be provided at the eastern approach to the intersection with the private roadway extending to the Koll Dublin Corporate Center from Dublin Boulevard. A Caltrans R16 "No Right Turn" sign shall be installed at the westbound exit of the ATM drive-through. R11/RllA "Do Not Enter; Wrong Way" signs shall be installed at the northbound approach to the one-way entrance driveway from Dublin Boulevard. A custom sign that reads "ATM Drive-Through Entrance" shall be placed at the northbound entrance to the drive through aisle. W31 "End" signs shall be installed at the Lot 1 property line to signify that the westbound approach to Lot 1 is closed. R26F "No Stopping - Fire Lane" signs NO. CONDITION TEXT RESPON. WHEN ',OURCI AGENCY/ REQUIRED DEPART. shall be posted along all curbs that are longer than 20' and that parallel the drive aisles. R100B (disabled parking regulations sign) shall be installed at each of the two driveway entrances to the site with amended text to read "...may be reclaimed at DUBLIN POLICE or by telephoning 833-6670". The word "Compact" shall be stenciled on the pavement surface within each compact parking space. 30. Wheel Stops. Wheel stops shall be provided at each PW Prior to issuance parking stall abutting a bio-filtration swale to prevent of Building vehicles from inadvertently pulling forward into the Permit swale. Wheel stops are not necessary for parking stalls abutting a curb, especially those near the building entrance. GR_AD~G ~ DP~adNAGE 31. Storm Drain Improvements. Applicant/Developer PW Prior to issuance shall construct all required storm drain improvements of Grading/ in accordance with a site-specific hydrology/hydraulic Sitework Permit analysis and/or as specified by the Public Works Department. In addition, storm drain stubs shall be extended to the common property line separating Lot 1 (vacant parcel to the west) and Lot 2 (Bank of America site) of Tract 7147 to provide a convenient connection point for the future Lot 1 storm drain system. The Lot 2 storm drain system shall be designed to accommodate future storm runoff from Lot 1. 32. Private Storm Drain Easements. The PW Prior to issuance Applicant/Developer shall retain a licensed Land of Building Surveyor and title company to prepare and record all Permit necessary title documents to grant private storm drain easements (PSDE) across Lot 2 (Bank of America site). One PSDE shall overlay the storm pipes on Lot 2 that serve Lot 1 (vacant parcel to the west), and shall be granted for the benefit of Lot 1. A second PSDE shall overlay the storm pipe that serves the entrance aisle on Lot 3, and shall be granted for the benefit of Lot 3. If drainage rights are already guaranteed by a previously recorded Declaration of Covenants, Conditions, and Restrictions document, then the Applicant/Developer shall provide a copy of said document to the City. 33. Requirements. The Applicant/Developer shall grade PW Ongoing the project in accordance with the Public Works Standard Conditions of Approval and California Regional Water Quality Control Board standards and details. 10 NO. CONDITION TEXT RESPON. WHEN ;OURC! AGENCY/ REQUIRED DEPART. 34. Water Quality Requirements. Pursuant to the City of PW On-going and Dublin's National Pollution Discharges Elimination During Permit (NPDES) No. CAS0029831 with the California Construction Regional Water Quality Control Board, all grading and construction activities within the City must comply with the provisions of the Clean Water Act. Proper erosion control measures must be installed at construction sites within the City, and all activities shall adhere to Best Management Practices. All storm drain 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. 35. Final Geotechnical & Soils Report. In accordance PW, B Prior to issuance with the requirements of the Building and Safety of Grading Division, the Applicant/Developer shall adhere to the Permit/ recommendations contained in the Geotechnical Improvement Investigation prepared for the site by Treadwell & Plans and during Rollo. The Geotechnical Engineer shall certify that the construction design conforms to the recommendations before the City issues a Grading/Site Development Permit. UTILITIES 36. Joint Utility Trenches/Undergrounding/Utility PW Prior to Plans. Applicant/Developer shall construct all joint Occupancy utility trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduits shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Utility Plans. 37. Zone 7. The Applicant/Developer shall comply with all PW, Zone7 Prior to approval Alameda County Flood Control and Water Conservation of Improvement District - Zone 7 Flood Control requirements and Plans applicable drainage fees. 38. Zone 7 Monitoring Well on Adjacent Property. Zone 7 Ongoing During grading and construction, precautions shall be 11 NO. CONDITION TEXT RESPON. WHEN ;OURCI AGENCY/ REQUIRED DEPART. taken to avoid damage to any existing Zone 7 monitoring well located on the property. Should any well be discovered on the property during grading or construction, the Applicant/Developer shall properly destroy the well in accordance with a permit obtained from Zone 7. sEcum eOLICE 39. Non-Residential Security Requirements. The PO, B Ongoing applicant shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. 40. Fencing. The perimeter of the site shall be fenced PO, B During during construction and security lighting and patrols construction shall be employed as necessary. 41. Addressing. Addressing and building numbers shall PO Prior to be visible from the approaches to the building. If there Occupancy and are exterior doors on the rear of the building, the Ongoing business name and address is to be painted on the door in a contrasting color. The lettering shall be no less than 5-inches in height. 42. Exit Doors. Employee exit doors shall be equipped PO Prior to with 180-degree viewers if there is not a burglary Occupancy and resistant window panel in the door from which to scan Ongoing the exterior. 43. Alarm System. The building, ATMs, and night PO Prior to deposit box shall be equipped with at least a central Occupancy and station silent intrusion alarm system. The system Ongoing installed shall utilize glass breakage and/or motion sensors. 44. Silent Robbery Alarm. The business shall be PO Prior to equipped with at least a central station silent robbery Occupancy and alarm. Ongoing 45. Cameras. The facility shall be equipped with cameras PO Prior to to monitor the area of all ATMs and the interior of the Occupancy and bank. Ongoing 46. Interior Night Lights. The premises, while closed for PO Prior to business after dark, must be sufficiently lighted by use Occupancy and of interior night-lights. Ongoing 47. Lighted Exterior Doors. All exterior doors shall be PO Prior to provided with their own light source and shall be Occupancy and adequately illuminated at all hours to make clearly Ongoing visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. 12 NO. CONDITION TEXT RESPON. WHEN ;OURCi AGENCY/ REQUIRED DEPART. 48. Lighting Plan. The Applicant shall submit a final PO Prior to lighting plan for approval by the Dublin Police. At a Occupancy minimum the plan should include: · .50 foot-candle lighting levels at all doors · 1.0 foot-candle lighting at ground level in parking lot areas · 10 foot-candles illuminating the fact of the ATMs and 2 foot-candles within 60-feet of the machines · Lighting fixtures shall be of a vandal resistant type 49. Exterior Landscaping. Exterior landscaping shall be PO Prior to kept at a minimal height and fullness giving patrol Occupancy and officers and general public surveillance capabilities of Ongoing the area. 50. Signage. All entrances to the parking areas shall be PO Prior to posted with appropriate signs per Sec. 22658(a) of the Occupancy and California Vehicle Code, to assist in removing vehicles Ongoing at the property owner's request. 51. Seat Walls. Seat wall areas shall be designed to PO Prior to minimize the potential for vandalism by skateboarders Occupancy and and others. Ongoing 52. Theft Prevention and Security Program. The PO Ongoing Applicant shall work with Dublin Police Services on an ongoing basis to establish an effective theft prevention and security program. 53. Robbery Response Plan. Prior to occupancy, the PO Prior to Applicant shall provide information on the banks Occupancy and robbery response plan to Police Services. Ongoing 54. Graffiti. The Applicant shall keep the site clear of PO, PL Ongoing graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. 55. Emergency Response Card. Prior to occupancy, the PO Prior to Applicant shall submit an Emergency Response Card Occupancy providing emergency and call-out information for the premises. FI~ ISSuEs 56. Fire Hydrants. DSRSD standard steamer type (1-4 F Prior to 1/2' and 1-2 ½' outlet) fire hydrant(s) arc required. Occupancy and (CFC 2001, Section 903.4.2) Ongoing 57. Identification of Hydrant Locations. Identify the fire F Prior to hydrant locations by installing reflective "blue dot" Occupancy and markers adjacent to the hydrant, 6-inches off center from Ongoing thc middle of thc street. (CFC 2001, Section 901.4.3) 58. Fire Apparatus Roadways. Fire apparatus roadways F Prior to 13 NO. CONDITION TEXT RESPON. WHEN ;OURCI AGENCY/ REQUIRED DEPART. must have a minimum unobstructed width of 20-feet Occupancy and and an unobstructed, vertical clearance of not less than Ongoing 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 2001, Section 902.2.2.1) Fire apparatus roadways must be installed, and fire hydrants in service, prior to the commencement of vertical framing or combustible storage placed on site. 59. Inspection of Roadways & Fire Hydrants. PRIOR F Prior to TO THE COMMENCEMENT OF STORAGE OR commencement FRAMING, CONTACT THE CITY OF DUBLIN, of storage or FIRE PREVENTION DIVISION, AND THE PUBLIC framing WORKS DEPARTMENT TO SCHEDULE AN INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (CFC 2001 SECTION 8704.2 & 8704.3) 60. Fire Sprinkler System. An approved automatic fire F Prior to sprinkler system shall be installed throughout. Plans, Occupancy and specifications, equipment lists and calculations for the Ongoing required sprinkler system must be submitted to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, for review and approval prior to installation. A separate plan review fee will be collected upon review of these plans. (CFC 2001, Section 1001.3) 61. Underground Fire Service Line. Prior to installation, F Prior to plans and specifications for the underground fire service installation line must be submitted to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, for review and approval. (CFC 2001, Section 1001.3) 62. Monitoring of Sprinkler Systems. Sprinkler systems F Prior to serving more than 100 hems shall be monitored by an Occupancy and approved central station, U.L. listed for fire alarm Ongoing monitoring. The account shall be certificated. A copy of the U.L. listing and certificate must be provided to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, prior to scheduling the final test system. (CFC 2001, Section 1003.3 as amended) 63. Fire Extinguisher. Provide at least one 2A 10BC F Prior to portable fire extinguisher for each 3,000 sq. ft. of floor Occupancy and area. Travel distance to an extinguisher shall not exceed Ongoing 75-feet of travel distance and shall not be between floors. (CFC 2001, Section 1002.1) 14 NO. CONDITION TEXT RESPON. WHEN ',OURC] AGENCY/ REQUIRED DEPART. 64. Addressing. Approved numbers or addresses shall be F Prior to placed on all new and existing buildings. The address Occupancy and shall be positioned as to be plainly visible and legible Ongoing from the street or road fronting the property. Said numbers shall contract with their background. Individual suite numbers shall be permanently posted on the main entrance doors or tenant spaces (CFC 2001, Section 901.4.4). If rear doors to tenant spaces are installed, they shall include the numerical address corresponding to the address on the front of the building. 65. Signage. Signage is required for Fire Sprinkler Rise, F Prior to Fire Alarm Room/Panel, Electric Room/Panel, Roof Occupancy and Access and any location that may require access during Ongoing an emergency. 66. Knox Box. A Knox key lock system is required. The F Prior to applications shall be completed and ordered prior to the Occupancy and permit being issued. Knox Box shall be installed prior Ongoing to final inspection for occupancy. (CFC 2001, Section 902.4 as amended) 67. Bollards. Bollards shall be installed to protect Fire F Prior to Hydrants where subject to vehicle damage. (CFC 2001, Occupancy and Section 903.4.3) Ongoing DUBLIN S~ ~MON SERVICES DISTRICT (DSRSD) : 68. Prior to issuance of any building permit, complete DSR Prior to issuance improvement plans shall be submitted to DSRSD that of Building conform to thc requirements of the DSRSD Code; Permits Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastcwatcr Facilities; and all applicable DSRSD Master Plans and policies. 69. Domestic and fire protection waterline systems for this DSR Prior to approval commercial development shall be designed to be of Improvement looped or interconnected to avoid dead end sections in Plans accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 70. Public water and sewer lines shall be located in public DSR Prior issuance o£ streets rather than in off-street locations to the fullest Grading Permits extent possible. If unavoidable, then public sewer or water easements must be established over thc alignment of each public sewer or water line in an off- street or private street location to provide access for future maintenance and/or replacement. 71. Prior to approval by the City of a Grading Permit, the DSR Prior to issuance locations and widths of all proposed easement of Grading dedications for water and sewer lines shall be Permits 15 NO. CONDITION TEXT RESPON. WHEN ;OURCI AGENCY/ REQUIRED DEPART. submitted to DSRSD. 72. All easement dedications for DSRSD facilities shall be DSR Prior to issuance by separate instrument irrevocably offered to DSRSD, of Building or by offer of dedication on the Final Map. Permits 73. Prior to issuance by the City of any Building Permit, all DSR Prior to issuance utility connection fees, plan checking fees, inspection of Building fees, permit fees and fees associated with a wastewater Permits discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 74. Prior to issuance by the City of any Building Permit, or DSR Prior to issuance any Construction Permit by the DSRSD, whichever of Occupancy comes first, all improvement plans for DSRSD Permits 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/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 75. No sewer line or water line construction shall be DSR Ongoing permitted unless the proper utility construction permit has been issued by DSRSD. 76. The Applicant/Developer shall hold DSRSD, its DSR Prior to issuance Board of Directors, commissions, employees, and of Building agents of DSRSD harmless and indemnify and defend Permits the same from any litigation, claims, or fines resulting from the construction and completion of the project. 77. All mains shall be sized to provide sufficient capacity PW, DSR Prior to issuance to accommodate future flow demands for the project, of Grading Layout and sizing of mains shall be in conformance Permits with DSRSD's utility master planning. DEBRIS~UsT/CONsTRUCTIoN ACTIVITY 78. Construction Trash/Debris. Measures shall be taken PW, B, PL Prior to to contain all construction related trash, debris, and Construction materials on-site until disposal of-site can be arranged. The Applicant/Developer shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. 16 NO. CONDITION TEXT RESPON. WHEN ;OURCI AGENCY/ REQUIRED DEPART. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. 79. Construction Fencing. The use of any temporary PL, PW, B Prior to issuance construction fencing shall be subject to the review and of Building approval of the Public Works Director and the Permits Building Official. LANDSCAPING 80. Final Landscape and Irrigation Plan. A Final PL Prior to issuance Landscape and Irrigation Plan prepared and stamped of Building by a State licensed landscape architect or registered Permits engineer, generally consistent with the preliminary irrigation and planting plan prepared by Environmental Design Systems, Inc., dated received July 3, 2002 (see Exhibit A, Sheets L-1 and L-2), except as modified by Condition #71 below, along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Community Development Director. Landscape and irrigation plans shall provide for a recycled water system. 81. Landscaping of Trash Enclosure. The PL Prior to issuance Applicant/Developer shall provide an approximately 4- of Building foot wide landscape planter along the from of the trash Permits enclosure and shall install landscaping as shown on the planting plan for screening purposes. 82. Standard Plant Material, Irrigation and PW Prior to issuance Maintenance Agreement. The Applicant/Developer of Building shall complete and submit to the Dublin Planning Permits Department the Standard Plant Material, Irrigation and Maintenance Agreement. 83. Landscaping at Street/Drive Aisle Intersections. PL Prior to issuance Landscaping at street and drive aisle intersections shall of Building be such that sight distance is not obstructed. Except Permits for trees, landscaping shall not be higher than 30 inches above the curb in these areas. 84. Landscape Borders. All landscaped areas shall be PL Ongoing bordered by a concrete curb that is at least 6 inches high and 6 inches wide. Curbs adjacent to parking spaces must be 12 inches wide. All landscaped areas shall be a minimum of 6 feet in width (curb to curb). Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. 85. Maintenance of Landscape. All landscape areas on PL, PW Prior to issuance the site shall be enhanced and properly maintained at of Building all times. Any proposed or modified landscaping to Permits 17 NO. CONDITION TEXT RESPON. WHEN ;OURCI AGENCY/ REQUIRED DEPART. the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. 86. Water Efficient Landscaping Ordinance. The PL, PW Completion of Applicant/Developer shall submit written Improvements documentation to the Public Works Department (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. 87. Landscaping and Street Trees. The PL, PW Issuance of Applicant/Developer shall construct all landscaping Occupancy within the site, along the project frontage from the face Permits of curb to the site right-of-way, and all street trees proposed within the public service easements, to the design and specifications of the City of Dublin, and to the satisfaction of the Director of Public Works and Director of Community Development. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the Director of Public Works. Root shields shall be required unless otherwise determined by the Director of Public Works and the Director of Community Development. 88. Retaining Walls. Should there be any locations where PL Prior to issuance the finished grade of this site is in excess of twenty- of Building four (24) inches higher or lower than the abutting Permits for property or adjacent lots within the project, a concrete signage or masonry block retaining wall or other suitable installation solution acceptable to the Director of Public Works shall be required and shall be measured from the top of grade on the higher side of the retaining wall or slope. Landscaping shall be installed around all retaining walls in order to soften grade transitions to the satisfaction of the Director of Public Works and the Director of Community Development. SIGNAGE 89. Master Sign Program. All wall mounted and PL, B Prior to freestanding signage shall be subject to a Master Sign installation of Program and applied for under separate permit, signage 90. Temporary Promotional Signage. The use of any PL On-going Temporary Promotional Signs (i.e., banners, pennants, 18 NO. CONDITION TEXT RESPON. WHEN ;OURC! AGENCY/ REQUIRED DEPART. flags, balloons, searchlights and similar advertising devises) for special advertising and or promotional use shall first require a separate Zoning Clearance approval and shall comply with the provisions established in the Sign Regulations of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 8th July, 2003. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Commissioner Chair Planning Manager 19 Attachment A CITY OF DUBLIN PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL GENERAL: The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. 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 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, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy. Any water well, cathodic protection well, or exploratory boring on the project property must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda County Flood Control, Zone 7. The Developer shall request all properties within the Final Map area be annexed into the Street Lighting Maintenance Assessment District and shall provide any exhibits required for the annexation. AGREEMENT AND BONDS: The Developer shall enter into a Tract Improvement Agreement with the City for all tract improvements. Improvement plans shall be approved by the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Tract Improvement Agreement and approval of the Final Map. May 23, 2003 Page 1 of 9 The Developer shall provide performance (100%), and labor & material (100%) securities to guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract Improvement Agreement and approval of the Final Map. Prior to acceptance of the improvements and the release of securities by the City the following shall be submitted to the Public Works Department: a) Signed mylars of the "Record Drawings" of the civil plans for the tract improvements and grading prepared by a registered Civil Engineer, b) A mylar copy of the recorded Final Map, c) Signed mylars of the "Record Drawings" of the landscape plans, prepared by the project Landscape Architect, d) A declaration by the Project Landscape Architect that all work is completed and was done under his supervision and in accordance with the recommendations contained in the landscape plans, e) 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, f) A complete record of all field density tests, including location and elevation, and a summary of all field and laboratory tests. g) AutoCAD electronic drawing files, if available, tied to the City's mapping coordinates, h) Verification that there are no liens on file against the Developer on this project 10. Upon acceptance of the improvements, 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. 11. If grading is commenced prior to filing the Final Map, a surety or guarantee shall be provided to the City of Dublin for the amount (approved by the City Engineer) to restore the site to a stable and erosion resistant state if the project is terminated prematurely. 12. Maintenance of common areas, including landscaping and erosion control improvements, shall be the responsibility of the Developer during construction until improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance of private common areas shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. FEES: 13. The Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. May 23, 2003 Page 2 of 9 14. Parkland shall be dedicated and / or in-lieu fee paid, prior to approval of the Final Map or issuance of building permits, whichever occurs first, in accordance with the City's Subdivision Ordinance. PERMITS: 15. An encroachment permit from the Public Works Department is required for any work done within the public right-of-way that is not covered under an Improvement Agreement. 16. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 17. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 18. The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 19. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading recommendations. 20. Developer shall provide the Public Works Department a digital vectorized file of the "master" files for the project when the Final Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP: 21. All rights-of-way and easement dedications required by the Tentative Map including the Public Service Easement shall be shown on the Final Map. 22. Street names shall be processed for approval through the Planning Department. The approved street names shall be indicated on the Final Map. 23. Prior to the filing of the Final Map, the Developer shall furnish the 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. May 23, 2003 Page 3 of 9 EASEMENTS: 24. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private streets and driveways entrances that will be signalized. 25. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right of ways that will no longer be used. 26. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for any improvements on their property. The easements and/or rights-of- entry shall be in writing and copies furnished to the City Engineer. 27. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the City Engineer. GRADING PLANS: 28. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report, the approved Tentative Map, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 29. A detailed .Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. 30. The grading shall be designed for each lot to drain to an approved drainage system without draining onto adjoining properties. 31. A building permit is required for retaining walls over three feet in height (or over two feet in height with a surcharge). These walls shall be designed by a registered civil or structural engineer. 32. The Developer's soils engineer shall prepare a preliminary structural design for the streets pavement sections. The Developer's soils engineer shall performed R-value tests on the graded roadway subgrade and prepare the final structural design for the pavement section for the City Engineer approval. In lieu of these soil tests, the street may be designed and constructed based on an R-value of 5. IMPROVEMENTS 33. The public improvements shall be constructed generally as shown on the Tentative Map. However, the approval of the Tentative Map is not an approval of the specific design of the drainage, sanitary sewer, water, traffic circulation, and street improvements. 34. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. May 23, 2003 Page 4 of 9 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. Fire hydrants locations shall be approved by the Alameda County Fire Department. A raised reflector blue traffic marker shall be epoxy to the center of the paved street opposite each hydrant. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. The maximum voltage drop for streetlights is 5%. 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. Two empty 3" conduits with pull ropes, to accommodate future extension of the traffic interconnect system and for School District uses, shall be installed along any project arterial street frontage. The extent of this work to be determined by the City Engineer. The Developer shall construct bus stops and shelters at the locations designated and approved by the LAVTA and the City Engineer. The Developer shall pay the cost of procuring and installing these improvements. The Developer shall furnish and install street name signs and traffic signs. Permanent benchmarks shall be established with the project. The location, number and description shall be in a form acceptable to the City Engineer. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. The varieties and locations of the trees to be approved by the Community Development Director and City Engineer. Any decorative pavement installed within City right-of-way requires approval of the City Engineer. Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to accommodate future utilities shall put under the decorative pavement. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the City Engineer. Roof drainage shall drain across bio-swales or into bio-filters prior to entering the storm drain system. The landscaping and drainage improvements in the bio-swale and bio-filters shall be appropriate for water quality treatment. The City Engineer may exempt specific roof leaders from this requirement if space limitations prevent adequate water treatment without creating hazards, nuisance or structural concerns. Concentrated flows will not be allowed to drain across public sidewalks. Curb drains shall be installed on both sides of driveway approaches. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. May 23, 2003 Page 5 of 9 47. All utility vaults, boxes and structures shall be underground and placed in landscape areas and screened from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. 48. Any relocation of improvements or public facilities shall be accomplished by the Developer and at no expense to the City. DUBLIN SAN RAMON SERVICE DISTRICT: 49. Improvement plans for DSRSD facilities shall be submitted to DSRSD that conform to the requirements of the DSRSD 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. 50. All mains shall be sized to provide sufficient capacity to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 51. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case-by-case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria and final plans and specification. DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other condition within a separate agreement with the applicant for any project that requires a pumping station. 52. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 53. DSRSD policy requires public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 54. The locations and widths of all proposed easement dedications for water and sewer lines shall be approved by DSRSD prior to the City issuance of a grading or site development permit. 55. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. 56. The Final Map shall be approved by DSRSD for easement locations, widths and restrictions prior to City approval. May 23, 2003 Page 6 of 9 57. All utility connections fees, plan check fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and scheduled established in the DSRSD Code prior to the City issuance of a building permit. 58. All improvement plans for DSRSD facilities shall be signed by the District Engineer. Each set of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to the approval by the District Engineer, the applicant shall pay all required DSRSD fees, provide an engineer's 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 that are 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. The City will not issue a building permit without DSRSD signed plans. 59. A construction permit must be issued by DSRSD prior to the start of any sewer or waterline construction. A construction permit will only be issued after all of the items in these DSRSD conditions have been satisfied. 60. Improvement Plans shall include recycle water improvements as required by DSRSD. Services for landscaping irrigation shall connect to recycle water mains. Developer must conform to the requirements in the DSRSD Recycled Water Use Guidelines. GRADING: 61. Prior to issuance of the grading permit, trees that are to be saved 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. 62. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 63. Grading shall be in compliance with the Grading Plans and recommendations of the project Geotechnical Engineer. Grading shall be done under the supervision of the project Geotechnical Engineer, who shall submit a declaration to the City Engineer, upon completion, that all work was done in accordance with the recommendations contained in the Geotechnical Report and the approved plans. 64. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the Geotechnical 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 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. May 23, 2003 Page 7 of 9 65. The project civil engineer shall verify that the finished graded building pads are within + 0.1 feet in elevation of those shown on approved plans. 66. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. 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. CONSTRUCTION: 67. If archaeological materials are encountered during construction, 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. 68. The Developer is responsible for the construction site and construction safety. 69. Construction activities, including the maintenance and warming of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. 70. Developer shall prepare a Construction Noise Management Plan, to be approved by the City Engineer and Community Development Director, that identifies measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications. 71. Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. 72. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 73. The Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. 74. The Developer shall repair all existing street, curb, gutter & sidewalk, pavement and other public improvements damaged as a result of construction activities to the satisfaction of the City Engineer. 75. All underground improvements shall be installed, with services stubbed to property lines, prior to final subgrade preparation and placement of base materials. The underground improvements shall be installed in a manner that allows future service connections and extensions to be made without disturbing the street improvements. May 23, 2003 Page 8 of 9 NPDES: 76. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 77. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion control measures 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. 78. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. May 23, 2003 Page 9 of 9