HomeMy WebLinkAbout04/16 90 Item 8.2 PA89-040 DublinHondaCUP/SDRTO:
FROM:
PREPARED BY:
SUBJECT:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: April 16, 1990
Planning Commission
Planning Staff oc~i~t~e ~
Carol R. Cirell', Ass ' Planner
PA 89-040 Dublin Honda Signs Conditional Use
Permit/Site Development Review
PA 89-122 Dublin Honda Building Addition
Conditional Use Permit/Site Development Review
GENERAL INFORMATION:
PROJECT:
The Applicant is requesting: a Conditional Use
Permit and Site Development Review for a 5,392
square foot expansion and remodeling of the
existing Honda dealership building at 7099
Amador Plaza Road; a Conditional Use Permit for
one 27 foot high freestanding sign; and a Site
Development Review for one 5 foot by 15 foot
wall sign on the west side of the building, one
5 foot by 15 foot wall sign on the east side,
and one 3 foot by 15 foot wall sign on the south
side of the building.
APPLICANT:
James P. Gibbon, A/A
Architect & Planner, Inc.
2580 San Ramon Valley Blvd., B209
San Ramon, CA 94583
PROPERTY OWNER:
Kenneth Harvey
Dublin Honda
7099 Amador Plaza Road
Dublin, CA 94568
ITEM NO. · Owner
File PA 89-122
PA 89-040
PAGE ~ OF _-.-
LOCATION: 7099 Amador Plaza Road
ASSESSOR PARCEL NUMBER:
941-305-26
PARCEL SIZE:
1.94 acres (84,640 square feet)
GENERAL PLAN DESIGNATION:
DOWNTOWN SPECIFIC PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
Retail/Office and Automotive
Development Zone 8, Restaurant and Specialty
Retail, Interim Use Zone C Auto dealership
C-2 - General Commercial District
9,468 square foot automotive retail building
Dublin Honda
SURROUNDING LAND USE
AND ZONING:
North:
South:
East:
West:
C-2 - General Commercial District
The Woodworks Home Center/Amador Plaza
Shopping Center - 1.25~ acres
C-2 - General Commercial District
Shamrock Ford - 5.94 acres
C-2-B-40 - General Commercial District/
Combining District - Alameda County
Flood Control and Water Conservation
District Zone 7 - Flood Control
Channel and 1-680 Right-of-Way
C-1 - Retail Business District
Mixed Retail Use
ZONING HISTORY:
April 6, 1977 Conditional Use Permit C-3207
for an automotive sales and service agency in a
C-2 General Commercial District. County of
Alameda Resolution No. Z-2871 established the
conditions of approval for the Conditional Use
Permit, C-3207.
September 26, 1979 Site Development Review,
S-750 approved by Alameda County for commercial
development.
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PAGE ~, OF __--
APPLICABLE REGULATIONS:
A. General Plan/Downtown Specific Plan
The General Plan land use designation for the Dublin Honda site is
Retail/Office and Automotive. Dublin Honda is also located within the
boundaries of the Downtown Specific Plan. The Retail/Office and
Automotive use General Plan categories west of the Interstate 680
Freeway have been changed to Retail/Office classification as specified
in the Land Use Plan component of the Specific Plan. Both the General
Plan and the Downtown Specific Plan are consistent with one another and
they include a policy to encourage the retention of automobile
dealerships in Dublin and to provide a contingency plan for their future
relocation in an auto center.
The Downtown Specific Plan area has been divided into eleven special
development zones which define development standards for each zone.
These standards are intended to guide the future development in the
downtown area in order to achieve Dublin's downtown objectives. Dublin
Honda is located in Zone 8 - Restaurant and Specialty Retail. This zone
will be encouraged over time to increase its pedestrian orientation for
Restaurant, specialty retail and entertainment uses.
In addition, Dublin Honda is located within Interim Use Zone C.
Development standards in this zone support the existing auto dealership
use while ensuring that any changes to the property will not adversely
affect adjacent commercial projects or the overall visual quality of the
downtown area. Interim use development standards as they apply to
Dublin Honda should:
1. encourage additional landscaping along Amador Plaza Road; and
2. provide for the screening of service and non-display auto areas.
Another component of the Specific Plan is the Central Block Improvement
Plan. This plan includes development provisions for achieving a strong
pedestrian environment along the central portions of Amador Plaza Road.
One provision states that a 15 foot minimum landscaped setback is
required for properties along the central portions of Amador Plaza Road.
Dublin Honda is located within this portion. The plan also includes
provisions for improved pedestrian circulation.
B. Zoning Ordinance
Dublin Honda is located within the C-2 General Commercial Zoning
District. According to Section 8-49.2 Conditional Uses: C-2 Districts
of the Zoning Ordinance, auto sales is a conditional use within the C-2
District.
Signage for Dublin Honda is regulated by Section 8-87.33 Wall Signs and
Projecting Signs and Section 8-87.34 Freestanding Signs of the Zoning
Ordinance.
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PAGE ~ , OF -
Section 8-95.0 Site Development Review of the Zoning Ordinance states
that the Site Development Review is intended to:
1. promote orderly, attractive and harmonious development;
2. recognize environmental limitations on development;
3. stabilize land values and investments; and
promote the general welfare by preventing establishment of uses or
erection of structures having qualities which would not meet the
specific intent clauses or performance standards of the zoning
regulations or which are not properly related to their sites,
surroundings, traffic circulation, or their environmental setting.
Section 8-94.0 Conditional Uses of the Zoning Ordinance states that
conditional uses must be analyzed to determine: 1) whether or not the
use is required by the public need; 2) whether or not the use will be
properly related to other land uses, transportation and service
facilities in the vicinity; 3) whether or not the use will materially
affect the health or safety of persons residing or working in the
vicinity; and 4) whether or not the use will be contrary to the specific
intent clauses or performance standards established for the district in
which it is located.
ENVIRONMENTAL REVIEW:
This project has been found to be Categorically Exempt
from the provisions of CEQA pursuant to Section
15301(e) of the California Environmental Quality Act
Guidelines. The project will consist of minor
alterations and an addition to an existing private
structure involving negligible expansion of the
existing use.
NOTIFICATION: Public Notice of the April 16, 1990, hearing was published
in the local newspaper, mailed to adjacent property owners, and posted
in public buildings.
ANALYSIS:
PA 89-040 is for a Site Development Review and Conditional Use Permit
for a freestanding sign and three wall signs. PA 89-122 is for a Site
Development Review and Conditional Use Permit for an addition to the existing
Dublin Honda building.
Dublin Honda is currently operating as an auto sales facility which
includes a services and parts department. There is an auto sales showroom in
the interior of the building and an exterior auto display area located in
front of the building. The Dublin Honda site is 1.94 acres and the existing
building area is 9,468 square feet.
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PAGE '/'7/ OF_ ,.
Conditional Use Permit
The Dublin Honda dealership consists of an auto sales facility with
indoor and outdoor car displays, auto services facility, and an auto sales
parts department. The expansion of the existing auto dealership use requires
a new Conditional Use Permit. The expansion will include all existing uses,
including a new car preparation facility.
According to Section 8-49.2 Conditional Uses: C-2 Districts of the
Zoning Ordinance, the Dublin Honda auto sales facility is a conditional use
within a C-2 District. The use is also consistent with the land use policies
set forth in the General Plan and Downtown Specific Plan.
The General Plan/Downtown Specific Plan designation for the Dublin Honda
property is Retail/Office. The General Plan/Downtown Specific Plan policies
promote the retention of the existing automotive uses through the
implementation of interim use standards. Long term development standards for
Interim Use Zone C (area in which project is located) will be formulated to
enhance a pedestrian-oriented environment with restaurant, specialty retail,
small offices and entertainment uses. Interim use standards must be applied
to the proposed Dublin Honda project to ensure its compatibility with future
changes along Amador Plaza Road, adjacent commercial projects, or the overall
visual quality of the downtown area. These interim standards include the
provision for additional landscaping along Amador Plaza Road and for the
screening of service and non-display auto areas.
Site Development Review
The Applicant is proposing to remodel the existing exterior facade of
the Dublin Honda building and to construct an additional 5,392 square feet of
building area. The exterior facade remodeling will consist of adding stucco
to the existing wood facade. The proposed 14,860 square foot Dublin Honda
building will include additions to accomodate six new service stalls, a
service department reception area, including a new service entrance, and a new
general office area. The Applicant's project objectives are to provide higher
quality automobile service to Dublin Honda customers and to provide a more
contemporary style of architecture to the facility.
The new dealer office space will consist of a two-story addition within
the existing interior space of the building. A 720 square foot parts
department will also be constructed within the existing building by removing
the existing roll-up doors and relocating them to the south side, new addition
portion of the building. A new service department reception room consisting
of stucco and glass will be added at the northwest corner of the building (548
square feet) and a new service department area which include six new service
stalls totaling 2,432 square feet will be added to the east side of the
building. The existing roll-up metal doors located on the east wall of the
building will be relocated to form the new service department's east wall. A
separate 912 square foot car preparation area will be constructed adjacent to
the new service department which will include three 10 feet by 12 feet roll-up
metal doors. Ail new exterior walls of the building additions are proposed to
match the stucco building material proposed for the entire building.
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PAGE ,~ OF~ ,.
With respect to landscaping requirements, staff has observed that the
existing landscaped areas at the Dublin Honda site are poorly maintained. The
existing landscape is also inconsistent with the development standards
specified in the Downtown Specific Plan in that there is a deficiency in
landscaping along the east property line, and as a result does not adequately
screen the service and non-display auto areas for Dublin Honda. In addition,
according to the Specific Plan, a landscape buffer is required along the
Interstate 680 Freeway which is adjacent to the east property line.
A standard condition is included in the Draft Planning Commission
Resolution (Exhibit B) which requires the Applicant to re-landscape the area
along the east property line with four, 15-gallon trees providing dense
foliage for screening purposes, and to improve the maintenance of the existing
landscaped areas, as well as all new landscaping.
The requirements of the Specific Plan specify that a minimum 15 foot
landscaped setback is required along Amador Plaza Road. The existing
landscaped setback is only 5 feet. The existing and proposed landscaping for
Dublin Honda meets the Specific Plan requirement that parking lots shall
contain a minimum of twenty percent (20%) of their surface area in
landscaping. Dublin Honda contains fifty-two percent (52%) of its surface
area in landscaping, however, additional landscaping is required to comply
with other Specific Plan provisions.
The parking requirement for an auto sales use as specified in the
Downtown Specific Plan is 1 space for every 500 square feet of gross building
area. According to this requirement, Dublin Honda is required to have 29
spaces. The proposed project would provide 29 parking spaces, including 1
handicapped parking space. There are a total of approximately 60 parking
spaces for car displays in the front of Dublin Honda, and approximately 24
inside the building.
The maximum permitted floor area ratio (F.A.R.) for Development Zone 8
(area in which project is located) is 0.30. The proposed Dublin Honda project
would result in a F.A.R. of 0.18. The maximum permitted building height for
Development Zone 8 is 35 feet. The proposed height for the Dublin Honda
building, 25.5 feet, does not exceed this maximum height limit. The
development standard to screen all rooftop equipment from the freeways, ramps,
overpasses and general downtown area applies to all areas of the downtown.
The Dublin Honda project includes the screening of all rooftop equipment from
public view.
Access to Dublin Honda is adequate with the existing driveway. However,
the Applicant will be required to remove and replace the existing driveway at
the northwest corner of the property and to include 5 foot flat flares. All
improvements shall be completed pursuant to the regulations specified by the
Public Works Department.
Signage
In 1988, the City Zoning Investigator conducted a city-wide sign survey
finding all Dublin Honda signs to be non-conforming with the Zoning Ordinance.
The Applicant was notified that a Site Development Review and Conditional Use
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PAGE ~ OF
Permit were required to bring the signs into conformance with the Zoning
Ordinance. Through Site Development Review and approval, the proposed signage
for Dublin Honda is consistent with the City's Zoning Ordinance, General Plan
and Downtown Specific Plan.
The Applicant proposes to retain the existing signage. No new signs
will be added to the property or building. There is one freestanding sign
located on the front, south west side of the property. This double faced
freestanding sign is 27 feet tall with a 270 square foot sign area. The
remaining signage consists of wall signs on the west, east and south sides of
the building, including one directional and window sign, both of which are in
conformance with the Zoning Ordinance. The wall signs located on the west
primary building frontage consist of two sign cans, one placed on top of the
other. The sign can on top is 2 feet high and 8 feet long. The sign can on
the bottom is 3 feet high and 15 feet long. The total signage area is 61
square feet. The wall sign on the east side of the building (secondary
building frontage) is a sign can which is 6 feet high and 30 feet long, with
an area of 180 square feet. The wall sign located on the south secondary
building frontage is also a sign can, 3 feet high and 15 feet long, with a
sign area of 45 square feet.
According to Section 8-87.34 Freestanding Signs of the Zoning Ordinance,
the sign area for Dublin Honda's freestanding sign cannot exceed a sign area
of 260 square feet. The existing sign exceeds this limit by 10 square feet.
The Applicant was notified of this inconsistency and has opted to bring this
freestanding sign into conformance with the Zoning Ordinance by moving the
sign back 2 feet.
The freestanding sign requires a Conditional Use Permit because it
exceeds the 20 foot height limit but falls within the 35 foot height limit for
freestanding signs located on single-use parcels one and one half (1-1/2)
acres or greater in size.
The area of each wall sign is in compliance with the maximum sign area
allowed through Site Development Review. The aggregate allowable sign area
for the Dublin Honda property is 695 square feet. The total existing
aggregate sign area is 556 square feet which leaves an extra 139 square feet
of allowable sign area for Dublin Honda. The Zoning Ordinance permits an
increase in the height and length of a sign with a Site Development Review
approval. Although all wall signs exceed the maximum allowable dimensions of
sign height and length, the total aggregate allowable sign area will not be
exceeded, therefore, through Site Development Review, staff is recommending
the approval of these signs.
The proposed Dublin Honda project has been reviewed by the Public Works,
Building and Police Departments, as well as the Dublin San Ramon Services
District, the Dougherty Regional Fire Authority and the Livermore Dublin
Disposal Service. Their comments have been incorporated into the Draft
Conditions of Approval (Exhibit B).
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PAgE ~ OF___
There have been no zoning violations since the first approval for Dublin
Honda. All previous Conditions of Approval, as specified in the Alameda
County Zoning Administrator Resolution No. Z-2871, have been met by the owner
of Dublin Honda. The proposed project is in compliance with the Zoning
Ordinance, General Plan and Downtown Specific Plan.
Staff recommends approval of Dublin Honda's Conditional Use Permit and
Site Development Review requests for the building addition and signs, subject
to the conditions specified in the Draft Planning Commission Resolution
(Exhibit B).
RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
s)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Adopt Draft Resolution relating to the Site Development
Review and Conditonal Use Permit, or give Staff and
Applicant direction and continue the matter.
ACTION:
Staff recommends the Planning Commission adopt Exhibit B, Draft
Resolution approving the Conditional Use Permit and Site
Development Review for PA 89-122 and PA 89-040 Dublin Honda.
ATTACHMENTS:
Exhibit A: Conditional Use Permit/Site Development Review Submittals:
Applicant's Written Statement, and Dublin Honda Project Plans.
Exhibit B: Draft Planning Commission Resolution for Conditional Use Permit
Exhibit C: Draft Planning Commission Resolution for Site Development Review
Background Attachments:
Attachment 1: Zoning/Location Map
Attachment 2: Staff Study dated April 12, 1990.
-8-
PAGE c'~ OF
Dublin Honda
7099 Am~dor Plaza Rd.
Dublin, CA 94568
415/828-8030
March 27, 1989
Reasons for Conditional Use Permit for Dublin Honda. Specifically:
Freestanding "Honda" sign and Wall sign "Honda" sign.
These signs are accountable for roughly 55% of our business. They
create no additional costs to the City of Dublin. Rather, through
this means of advertising, an increase in revenues for the City of
Dublin is generated through the collection of sales taxes from the
sale of Honda automgbiles, parts and accessories. Sales at Dublin
Honda increased tB-dCity's income by $104,570 (1% of 1988 Sales tax)
during 1988~/
Dublin Honda
DI,,IBI. IN PLANNING
PAGE
RESOLUTION NO. 90 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 89-040 and PA 89-122 DUBLIN HONDA CONDITIONAL USE PERMIT
TO CONTINUE OPERATION AND TO EXPAND THE EXISTING DUBLIN HONDA AUTO DEALERSHIP
USE BY A 5,372 SQUARE FOOT BUILDING ADDITION AND TO PERMIT A FREESTANDING SIGN
AT 7099 AMADOR PLAZA ROAD
WHEREAS, James P. Gibbon, on behalf of Kenneth Harvey, Owner of Dublin
Honda, filed two Conditional Use Permits and two Site Development Review
applications requesting approval to expand the existing Dublin Honda building
by 5,392 square feet and to remodel the exterior facade; and to permit one
freestand sign and three wall signs at 7099 Amador Plaza Road; and
WHEREAS, the Planning Commission did hold a public hearing on said
applications on April 16, 1990; and
WHEREAS, proper notice of said public hearing was given in all respects
as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and has been
found to be Categorically Exempt from the provisions of CEQA pursuant to
Section 15301 (e) of the State CEQA Guidelines because the project will consist
of minor alterations and an addition to an existing private structure involving
negligible expansion of the existing use; and
WHEREAS, the Staff Report was submitted recommending that the application
be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said reports
recommendations and testimony hereinabove set forth; and '
WHEREAS, the proposed land use, if conditionally approved, is
for the subject property in terms of being compatible with existing appropriate
in the area and will not overburden public services, land uses
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find:
A) Dublin Honda will serve the public need by providing additional
automobile sales and service in the downtown area;
B) The use will be properly related to other land uses, transportation
and service facilities in the immediate vicinity, as the proposed use will be
compatible to said land uses, transportation and service facilities in the
immediate vicinity;
E×HIBIT
PAGE /-~ OF
C) The use will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially detrimental to
the public welfare or injurious to property or improvements in the
neighborhood, as all applicable regulations will be met.
D) The use will not be contrary to the specific intent clauses or
performance standards established for the district in which it is to be
located, as the proposed use is compatible with the adjacent general commercial
and retail business district uses.
E) The project is consistent with the policies contained in the City's
General Plan and Downtown Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve Conditional Use Permit applications PA 89-040 and PA 89-
122 as shown in Exhibit A, and subject to the approval of the related Site
Development Review and to the following conditions:
1. PA 89-040 Conditional Use Permit approval is for the existing 270
square foot and 27 foot high freestanding double faced Honda sign setback 48
feet from the front property line on the southwest corner of the lot (see
Exhibit A).
2. PA 89-122 Conditional Use Permit approval is for the existing Honda
dealership use which includes the following-
1) auto sales and indoor/outdoor car displays;
2) auto services;
3) auto sales/parts department; and
for a 5,392 square foot expansion of the existing Dublin Honda building to
include additions to accomodate:
1) six new service stalls (2,423 square feet);
2) a new service department reception area, including a new service
entrance (548 square feet);
3) a new two-story general office area (780 square feet);
4) an expanded parts department (720 square feet); and
5) a new car preparation area (912 square feet).
3. Prior to occupancy of the proposed addition, the freestandin s
shall be relocated two feet back from its existi~~ ~ ..... g ign
Section 8-87.34 Freestanding Signs of the Dublin Zoning Ordinance.
LL~ aocanlon ~or compliance with
4. Outdoor storage or display of merchandise is expressly prohibited
except when located within the approved car display area, or unless authorized
by subsequent Conditional Use Permit or Administrative Conditional Use Permit
approvals for special promotional events. All demonstrations, displays
services, and other activities shall be conducted entirely within the '
structures on the site. No loudspeakers or amplified music shall be permitted
outside the enclosed structure.
5. The Dublin Honda auto dealership shall provide and maintain at all
times the following type and number of on-site parking spaces:
-2-
12 employee parking spaces
10 customer parking spaces 7 service parking spaces
1 handicapped parking space
6· All existing and new landscaped areas shall be enhanced and properly
maintained.
7. This approval shall become null and void, in the event the approved
use ceases to operate for a continuous one year period·
8. This permit shall be revocable for cause in accordance with Section
8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms of
conditions of this permit shall be subject to citation·
9. On an annual basis, these uses shall be subject to Zoning Investigator
review and determination as to compliance with the Condtions of Approval.
10. To apply for building permits, the Applicant shall submit six (6)
sets of construction plans to the Buildin De a
of plans shall have a ~=~ ....... g p r~ment for plan check. Ea h s
tta~L,~ ~ annonane~ cony ~ ~ ~___~ ~. _ c et
The notations shall clearly indicate how all conditions of approval will be
=~ o ..... ~ ~ozu~lon o~ Approval·
complied with. Construction plans will not be accepted without the annotated
resolutions attached to each set of plans. Th '
for obtaining the approvals of =~ ........ e Applzcant will be responsible
zssuance of building permits.
· =~ ~c~pan~ng non-City agencies prior to the
PASSED, APPROVED AND ADOPTED this 16th day of April, 1990·
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson~
Planning Director -
-3-
RESOLUTION NO. 90
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 89-040 AND PA 89-122 DUBLIN HONDA SITE DEVELOPMENT REVIEW
APPLICATION TO EXPAND AND REMODEL THE EXISTING DUBLIN HONDA BUILDING BY 5,392
SQUARE FEET AND TO PERMIT THREE WALL SIGNS AT 7099 AMADOR PLAZA ROAD
Honda,WHEREAS, James p. Gibbon, on behalf of Kenneth Harvey, owner of Dublin
filed two Conditional Use Permit and two Site Development Review
applications requesting approval to expand the existing Dublin Honda building
by 5,392 square feet and to remodel the exterior facade; and to permit one
freestanding sign and three wall signs at 7099 Amador Plaza Road; and
WHEREAS, the Planning Commission did hold a public hearing on said
applications on April 16, 1990; and
WHEREAS, proper notice of said public hearing was given in all respects
as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and has been
found to be Categorically Exempt from the provisions of CEQA pursuant to
Section 15301(e) of the State CEQA Guidelines because the project will consist
of minor alterations and an addition to an existing private structure involving
negligible expansion of the existing use; and
WHEREAS, the Staff Report was submitted recommending that the application
be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find:
Ail provisions of Section 8-95.0 through 8-95.8, Site Development Review,
of the Zoning Ordinance are complied with.
Consistent with Section 8-95.0, this application, as modified by the
Conditions of Approval, will promote orderly, attractive and harmonious
development, recognize environmental limitations on development;
stabilize land values and investments; and promote the general welfare by
preventing establishment of uses or erection of structures having
qualities which would not meet the specific intent clauses or performance
standards set forth in the Zoning Ordinance and which are not consistent
with their environmental setting.
The approval of the application as conditioned is in the best interests
of the public health, safety and general welfare.
General site considerations, including site layout, vehicular access,
circulation and parking, setbacks, height, walls, public safety and
similar elements have been designed to provide a desirable environment
for the development.
General architectural considerations, including the character, scale and
quality of the design, the architectural relationship with the site and
other bulidings, building materials and colors, screening of exterior
appurtenances, exterior lighting, and similar elements have been
incorporated into the project in order to insure compatibility of this
development with its design concept and the character of adjacent
buildings and uses.
Fo
General landscape considerations, including the locations, type, size,
color, texture and coverage of plant materials, provisions for
irrigation, maintenance and protection of landscaped areas and similar
elements have been considered to insure visual relief to complement
buildings and structures and to provide an attractive environment for the
public.
G. The project is consistent with the policies of the General Plan and
Downtown Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 89-040 and PA 89-122 Site Development Review as shown
in Exhibit A and subject to the approval of the related Conditional Use Permit
and to the following conditions:
CONDITIONS OF APPROVAl,
Unless stated otherwise~ all Conditions of A_~Rprova1 shall be complied with
prior to the issuance of buildin~ermits and establishment of use,
and shall be subject to Plannin~_p~partment review and a_p_p_roval.
1. The addition to Dublin Honda, the facade remodeling and signage shall be
completed as shown on the site plans, floor plans and elevations dated
received by the Dublin Planning Department on March 28, 1989, October 4,
1989 and April 12, 1990 (Exhibit A), as modified by the following
Conditions of Approval and those requirements of affected agencies, and
associated Conditional Use Permits (PA 89-040 and PA 89-122). Building
permits for the proposed improvements shall be secured and
commenced within six (6) months after approval of this appl~~c~°n
said approval shall be void.
2. As required by the Dublin Police Department, all security hardware for
the existing building, as well as the building addition, must comply with
the City of Dublin Non-Residential Security Requirements (City Ordinance
No. 21-89; Attachment C1). Security hardware must be provided for doors
windows, roof vents, skylights and roof ladders. '
3. The Applicant shall comply with all applicable Site Development Review
Standard Conditions (Attachment C2).
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PAgE OF
The Applicant must submit construction plans to the Dublin San Ramon
Services District for review of water and service facilities and related
fees.
The Applicant shall complete and submit to the Dublin Planning Department
the Standard Plant Material, Irrigation and Maintenance Agreement
(Attachment C3).
6. Ail improvements within the public right-of-way, including curb, gutter,
sidewalks, driveways, paving and utilities, must be constructed in
accordance with approved standards and/or plans.
7. The Developer shall be responsible for correcting deficiencies in the
existing frontage improvements to the satisfaction of the City Engineer.
8. Any relocation of improvements or public facilities shall be accomplished
at no expense to the City.
9. An encroachment permit shall be secured from the City Engineer for any
work done within the public right-of-way.
10. All on-site existing pavement sections shall be repaired or replaced as
directed by the City Engineer.
11. Ail catch basins not against curb and gutter shall have a 3' concrete
apron around all sides of the inlet.
ARCHITECTURAL
12. Exterior colors and materials for the exterior building modifications
shall be subject to final review and approval by the Planning Director,
and shall be consistent with those of the existing structure. All ducts,
meters, air conditioning equipment and other mechanical equipment on the
structure shall be effectively screened from view with materials
architecturally compatible with the materials of the existing structure.
The proposed enclosures for trash containers shall be screened with
materials architecturally compatible with the materials of the existing
structure. A colors and materials sample board shall be submitted prior
to issuance of building permits.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
13.
Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. The Developer
shall keep adjoining public streets free and clean of project dirt, mud,
and materials during the construction period. The Developer shall be
responsible for corrective measures at no expense to the City of Dublin.
Provision of temporary construction fencing shall be made subject to
review and approval of the City Engineer and the Building Official.
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OF....._
DRAINAGE
14. A grading and drainage plan shall be prepared and shall be submitted for
review and approval by the City Engineer.
15. The area outside the building shall drain outward at a 2% minimum slope
for unpaved areas and a 1% minimum in paved areas (with a maximum
gradient of 5%).
16.
Roof drains shall empty into approved dissipating devices. Roof water,
or other concentrated drainage, shall not be directed onto adjacent
properties, sidewalks or driveways. No drainage shall flow across
property lines. Downspouts shall drain through the curb of the concrete
walks around the building.
17. Where storm water flows against a curb, a curb with gutter shall be used.
The flow line of all asphalt paved areas carrying water shall be slurry
sealed at least three feet on either side of the center of the swale.
FIRE PROTECTION
18. Ail improvements shall comply with the Dougherty Regional Fire Authority
requirements.
LIGHTING
19.
Exterior lighting shall be provided and shall be of a design and
placement so as not to cause glare onto adjoining properties or onto '
Amador Plaza Road. Lighting used after daylight hours shall be adequate
to provide for security needs (1 1/2 foot ~andles). Wall lighting,,arou
the entire perimeter of the building shall be supplied to provide wash
security id
lighting. The Applicant shall provide photometrics and cut
sheets subject to the review and approval of the Planning Director.
LANDSCAPING AND IRRIGATION PLANS
20. A final detailed Landscape and Irrigation Plan (at 1 inch ~ 20 feet or
larger), along with a cost estimate of the work and materials proposed,
shall be submitted for review and approval by the Planning Director.
Landscape and Irrigation Plans shall be signed by a licensed landscape
architect. Final landscape plans shall indicate general plant pallet
with common and botanical names and container size and growth rate.
21. The final landscape plan shall be generally consistent with preliminary
landscape plans prepared by the Applicant dated received by the Planning
Department, April 12, 1990.
-4-
22.
The Applicant shall include on the final landscape plan the following
item: Increase and intensify landscaping along the east property line to
include a minimum of eight, 15-gallon trees as indicated in the Staff
Study dated April 12, 1990, subject to review and approval of the
Planning Director.
23. Landscaping shall not obstruct the site distance of motorists,
pedestrians or bicyclists. Except for trees, landscaping at drive aisle
intersections shall not be higher than 30" above the curb.
OFF-SITE IMPROVEMENTS
24.
The Applicant shall remove and replace the existing driveway at the
northwest corner of the property with an Alameda County standard
driveway.
25. Ail new driveways shall have 5' flat flares.
26. The missing street tree in the sidewalk on Amador Plaza Road shall be
replaced in accordance with the street tree detail (Attachment C4).
27. The Applicant shall conform to the
Approval for Commercial/Industrial "Typical Public Works Conditions of
Site Development Review" (Attachment
C5) including, but not limited to Conditions #1, #3 #4 #5, #6 #7, #15
#20, #24, #26, #32, #33, #34, #39 and #40. ' ' ' ,
MISCELLANEOUS
28. Ail parking spaces shall be double-striped. Handicapped, customer,
employee and compact parking spaces shall be appropriately identified on
pavement. The Applicant shall submit a parking striping plan subject to
review and approval by the Planning Director.
29. Prior to issuance of building permits, the Applicant shall submit for
review and approval a final Site Plan (1" ~ 20') in conformance with the
Conditions of Approval. Said plans shall be fully dimensioned,
accurately drawn, and prepared and signed by a licensed civil engineer,
architect or landscape architect.
30. Prior to issuance of building permits, the Applicant shall provide
written documentation that the requirements of the Dublin San Ramon
Services District and Dougherty Regional Fire Authority have been met.
31. The detailed design and location of the trash enclosure area shall be
subject to review and approval as part of the project Landscape and
Irrigation Plans. The design of the trash enclosures shall reflect
dimensional criteria deemed acceptable by the Livermore Dublin Disposal
Service, and shall incorporate use of a 10'xl0' concrete apron in front
of the enclosure to facilitate the Disposal Services' mechanical pick-up
service. If wooden doors are utilized, the doors shall be trimmed with a
heavy metal lip. Raised concrete curbing shall be provided inside the
trash enclosure area to serve as wheel stops for metal trash bins to
protect the interior walls of the enclosures.
-5-
P..AGE OF ..._..
32.
33.
34.
Ail construction shall be limited to take place between the hours of 7:30
a.m. and 6:00 p.m., Monday through Friday, except as may be approved in
advance in writing by the City Engineer.
The permit shall be revocable for cause in accordance with Section 8-90.3
of the Dublin Zoning Ordinance. Any violation of the terms of conditions
of this permit shall be subject to citation.
To apply for building permits, the Applicant shall submit six (6) sets of
construction plans to the Building Department for plan check. Each set
of plans shall have attached an annotated copy of this Resolution of
Approval as well as the applicable Conditional Use Permit resolution.
The notations shall clearly indicate how all conditions of approval will
be complied with. Construction plans will not be accepted without the
annotated resolutions attached to each set of plans. The Applicant will
be responsible for obtaining the approvals of all participating non-City
agencies prior to the issuance of building permits.
PASSED, APPROVED AND ADOPTED this 16th day of April, 1990.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Director
-6-
PAGE ~ OF........
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY RE UIREMENTS
1. poors.
Exterior doors which are located at the rear, or side, or away from the primary
entrance shall be solid doors with no glazing and shall be installed in metal
frames. Exterior wood doors shall be solid wood construction 1 3/4" thick or
hollow metal doors.
2. Locking devices.
Exterior swinging d~ors which are exit doors as setforth in Chapter 33 shall have
cylinder dead-bolt locks which shall be openable w'
ffort% or ~nowledge. In Group B occupancies - =~ut t~ ~se of key, special
~e use~ on the .~ ~, ~ ........ , = ~ouole cyllnder dead-bolt lock may
mai ....... uuz ~ unere is a readily visible, durable sign on, or
adjacent, to the door stating, "this door to remain unlocked during business
hours." The sign shall be in letters not less than 1 inch high on contrasting
background. When unlocked the single door and both leaves of a pair of doors shall
be free to swing without operation of any latching device. Doors which are
exit doors shall have the inactive leaf secured w' _ not
bott?mr. /?e bolts shall be hardened steel 1'4" z?.flush.bolts at the top and
a meual strike plate to, a minimum de / .minimum diameter and shall engage
pth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a minimum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it shall be
fitted with a cylinder ring geared so that it cannot be griped with pliers or other
wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates.
Strike plates for Wood jambs shall be the high security type and shall be secured
with a minimum of two wood screws 3" long which shall engage the door studs.
4. ~ambs.
Inswingin~ doors with wood jambs shall have rabitted jambs. The jambs on the
strike side shall have solid shims above and below the strike plates and the
opposite jamb shall have solid shims at the level of the strike plate. Both door
studs shall be reinforced with horizontal solid blocking at the approximate height
of strike.
5. Hinges.
Exterior doors shall have non-removable hinge pins.
6. ~liding Elass doors.
Sliding glass doors shall comply with Chapter 54. Sliding glass doors shall be
fitted with a locking device that shall engage the strike sufficiently to prevent
its being disengaged by any possible movement of the door within the space or
clearances provided for installation and operation. The bolt and strike shall be
reinforced by hardened material so as to prevent their separation by pulling,
prying or similar attack. An auxiliary locking device shall be installed on the
door which may be a pin, lock, or similar device of not less than 1/4" diameter.
The pin shall be of hardened material and engage the metal portion of the slidinz
door. The primary locking device shall be operable by a keyed or code lock inside.
Doors with 2 sliding panels shall be locked at the meeting rails and shall have an
auxiliary locking device as described above.
8. ~indows._
Ail accessible windows which are not located at the front or main entrance side of
a non-residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding track.
b) Louvered windows shall not be used within eight feet of ground level, adjacent
structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks such
as a pin that penetrates both frame structures shall be installed on casement
and double hung windows.
d) Windows shall not be located within 40 inches of the locking device of any door
not located on the main entrance side of the non-residential building unless
the windows are glazed with 1/4" tempered glass.
9. Openable transoms.
Ail exterior openable transoms exceeding 8 x 12 which are not located on the front
or main entrance side of a non-residential building shall be protected with a steel
grill and 1/4" minimum bars not more than 2" on center or by a screen with 1/8"
diameter wire mesh not more than 2" on center mounted on the inside.
9. ~oof openings.
All skylights on the roof of a non-residential building shall be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside with
at least 16 gauge sheet steel or its equivalent attached with screws at 6"
o.c.;
b) The hatchway shall be secured from the inside with a slide bar or slide bolts;
c) Outside hinges on all hatchway openings shall be provided with non-removable
pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the
walls of any building or premise used for business purposes roof or exterior
covering the same with eitherof the following: shall be secured by
a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders.
Exterior ladders to the roof are not permitted.
1/90
-2-
mGE~ OF_....=..
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
Ail projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
1. Final buildin_~ and site develo me~lans shall be reviewed and a r~
by the Plannin~_~partment staff prior to the issuance of a buildin~
~_~rmit. All such_~lans shall insure:
a. That standard commercial or residential security requirements as
established by the Dublin Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls.
d. That exterior lighting of the building and site is not directed
onto adjacent properties and the light source is shielded from
direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably
masonry) and in harmony with the architecture of the building(s).
g.That all vents, gutters, downspouts, flashings, etc., are painted
to match the color of adjacent surface.
h. That all materials and colors are to be as approved by the Dublin
Planning Department. Once constructed or installed, all
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character shall be
resubmitted to the Dublin Planning Department for approval.
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the building.
k. That all other public agencies that require review of the project
be supplied with copies Of the final building and site plans and
that compliance be obtained with at least their minimum Code
requirements.
Final landsc~ation ~reservation
~t~echn~i ues and uarantees_~ shall be reviewed _and a roved b_ti_the
Plannin Dg_p_~!artment pr-~or to ~ i~sua~ce of the buildin~=_R~rm~~ Dublin
such submittals shall insure: Ail
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
the time of planting.
Co
That unless unusual circumstances prevail, at least 75% of the
proposed trees on the site are a minimum of 15 gallons in size,
and at least 50% of the proposed shrubs on the site are minimum of
5 gallons in size.
That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water. In unusual
circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters
and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are
rounded both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by
September 1, of any given year, are hydroseeded with perennial or
native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts,
etc., which are to be saved are fenced during construction and
grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
i. That a guarantee from the owners or contractors shall be required
guaranteeing all schrubs and ground cover, all trees and the
irrigation system for one year. '
j. That a permanent maintenance agreement on all landscaping will be
required from the owner insuring regular irrigation, fertilization
and weed abatement.
Final ins_~ection or occu an~ermits will not be ~ranted until all
construction and landsca~lete in accordance with a roved
~_~ans and the conditions r~
P.O. Box 2340
Dublin, CA 94568
THE CITY OF DUBLIN
(415) 8294600
STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE
AGREEMENT
I
(property owner) do hereby
agree that all plants (trees, shuubs and ground cover) will be
installed in accordance with the City of Dublin's approved
landscape plan for
project) located at (name of
(address). All plants w~ll be replaced in kind as per th~
approved plan at such time as they are found to be missing,
diseased, damaged, or dead, for at least one (1) year from the
date of their installation.
I further agree that all plants will henceforth be irrigated,
fertilized, weeded and tended on a regular basis such that they
will maintain a healthy and weedfree appearance.
I further agree that the irrigation system will be installed
according to the irrigation plans as approved by the City of
Dublin, and that said system will be kept in good working order
for at least one (1) year from the date of the landscaping
'installation.
This agreement is binding against this and all property owners
of record.
Signed:
Date:
Form 83-05
Ti~'EE
3/4" TO Il/'7_'' GRAVEL
.11
T~EE WELL C0VI=~
( PI~,ECA%T COk~R.F__TE')
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PRECAST CONCRETE
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C, AKLAU~ 4[5-.~.o8~
OR EQUAL.
_NO. REVISION BY
._DRAWN BY:
._CHECKED BY:
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CITY OF
PUBLIC WORKS
DEPARTMENT
D!
APPROVED,1 BY:
oF.._._
I×~
MIN. hdULCH
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NOTE; TOff OF ff.CO'TigALL TO
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Approved: -,,
5~ le.: NT5
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Checked:
DWG. No. 10
CITY OF
LEE S. THOMPSON
City En~ineen R.C ~ 19348
IDate:
DUBLIN
TREE WELL AT SIDEWALK.
CITY OF DUBLIN
100'Civic Plaza
Dublin CA 94568
(415) 833-6630
In order to assist applicants in the development of commercial/industrial property,
the City of Dublin Public Works Department has prepared the following list of
Conditions of Approval that have typically been used. This list should not be
considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a
specific application will be recommended as Conditions of Approval for that
application. Additional Conditions may be imposed as deemed necessary by the City.
Prior to the actual preparation of development plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning
and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR COMMERCIAL/INDUSTRIAL
SITE DEVELOPMENT REVIEW OR CONDITIONAL USE PERMIT DEVELOPMENT
ARCHAEOLOGY:
1. If, during construction, archaeological remains are encountered, construction
in the vicinity shall be halted, an archaeologist consulted, and the City Planning
Department notified. If, in the opinion of the archaeologist, the remains are
significant, measures, as may be required by the Planning Director, shall be taken
to protect them.
CREEK:
2. Buildings shall be no closer than 20 feet from top of the bank along the
Creek, where the top of 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:
3. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices. Concentrated flows will not be allowed to flow over walkways.
4. A minimum of 12" diameter pipe shall be used for all public storm drains to
ease maintenance and reduce potential blockage.
5. Under-sidewalk drains shall be provided to allow on-site drainage to be tied
in, should the need arise.
Rev: 5/17/89
- 1
DEBRIS:
6. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. Developer shall be
responsible for corrective measures at no expense to City of Dublin.
DUST:
7. Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-pallative measures may be used, to prevent dust, as
conditions warrant or as directed by the Public Works Official.
8. Dust control measures, as approved by the Public Works Director/City Engineer
shall be followed at all times during grading and construction operations.
~ASEMENTS:
9. The developer shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements required outside of the development site.
Copies of the easements and/or rights-of-entry shall be in written form and be
furnished to the Public Works Director/City Engineer.
10. Existing and proposed access and utility easements shall be submitted for
review and approval by the Public Works Director/City Engineer prior to acceptance
of the development. These easements shall allow for practical vehicular and
utility service access for all lots.
~ROSiON:
11. Prior to any grading of the site, and in any case prior to issuance of a
grading permit, 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 Public Works Director/City
Engineer. Said plans shall include detailed design, location, and maintenance
criteria, of all erosion and sediment control measures. The post-construction plan
shall attempt to insure that no increase in sediment or pollutants from the site
will occur. The 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 Public Works Director/City Engineer. It shall be the developer's
responsibility to maintain the erosion and sediment control measures for the year
following acceptance of the development by the Public Works Director/City Engineer.
FEES AND/OR DEPOSITS
12. Fees and/or deposits will be required per the City of Dublin Public Works Fee
and Deposit schedules.
Rev' 5/17/89
FIRE:
13. 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.
14. Ail materials and workmanship for fire hydrants ated ., ·
~ppvrt~n~yc~s, thereto, necessary to provide water su~- =__c~nectlo~s, and
~7 ~or zzre protection, must
oe lnsga±ie~ ~y 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 Public Works Director/City Engineer and Dublin San Ramon
Services District.
15. The development plans must be approved by the Dougherty Regional Fire
Authority as evidenced by their signature on the Title sheet.
FLOOD CONTROL:
16. Comply with Alameda County Flood Control District requirements.
17. In the lO0-year Flood Hazard Zone, commercial buildings shall either provide
flood-proofing, or have their finished floor elevation above the 100-year flood
level.
FRONTAGE IMPROVEMENTS:
18. 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, to include curb, gutter, sidewalk, paving, drainage~ and work on the
existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
19. The design and improvements of the development 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 and storm drainage facilities inside and outside
the development property, grading of lots, the boundaries of the development
property, and shall show compliance with City standards for roadways.
GRADING:
20. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall
have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No
cut or fill slopes shall exceed 2:1, unless approved by the project's Soils
Engineer and reviewed and approved by the Public Works Director/City Engineer.
Slopes shall be graded so that there is both horizontal and vertical slope
variation, where visible from public areas in order to create or maintain a
natural appearance. '
Rev: 5/17/89
- 3 -
21. Prior to final preparation of the subgrade and placement of base materials,
all underground utilities shall be installed and service connections stubbed out
behind the sidewalk. 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.
22. 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 Public Works Director/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.
23. Any grading on adjacent properties will require written approval of those
property owners affected.
24. The developer shall keep adjoining public streets free and clean of project
dirt, mud, materials, and debris during the construction period as is found
necessary by the Public Works Official. '
25. 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 approval by the Public Works Director/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.
HANDICAPPED ACCESS:
26. Handicapped ramps and parking shall be provided as required by State of
California Title 24.
IMPROVEMENTS:
27. 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 Public
Works Director/City Engineer.
28. Grading of the subject property must conform with the approved grading plan
and recommendations of the soils engineer to the satisfaction of the Public Works
Director/City Engineer.
29. The following shall have been submitted to the Public Works Director/City
Engineer :
An as-built grading plan prepared by a registered Civil Engineer, includin=
original ground surface elevations as-graded ground surface elevations,
lot drainage, and locations of all surface and subsurface drainage
facilities.
Rev: 5/17/89
PAGE
b. A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
c. 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.
30. Prior to issuance of the encroachment permit, a cash bond or surety bond shall
be provided and approved by the Public Works Director/City Engineer to guarantee
the proper installation of public improvements.
31. Prior to release of the bond posted on encroachment permit:
a. All improvements shall be installed as per the approved plans.
b. Ail required landscaping shall be installed and established.
SITE PLANS AND GRADING PLANS:
32. 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."
33. Ail improvements within the public right-of-way, including curb gutter,
sidewalks, driveways, paving, and utilities, must be constructed in accordance with
approved standards and/or plans and may be constructed only after an encroachment
permit has been issued.
34. Complete site plans and grading plans shall be submitte
by, the Public Works Director/City En~i ............. d.to. and be approved
- J ~ -~ ~u o~ner azzecne~ agencies having
jurisdiction over public improvements, prior to issuance of the grading or
encroachment permit. Plans shall show the existing and proposed improvements, both
on-site and along adjacent public street(s) and property that relate to the
proposed improvements. '
MAINTENANCE OF COMMON AREA:
35. 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 property owners' association or individual property owners
depending upon how maintenance is to be handled.
MISCELLANEOUS:
36. Copies of the plans indicating all public improvements shall be submitted at
1"= 400-ft. scale, and 1"= 200-ft. scale for City mapping purposes.
37. The developer shall be responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
Rev: 5/17/89
NOISE:
38. Construction and grading operations shall be limited to weekdays (Monday
through Friday) and the hours from 7:30 a
writing by the Public Works Director/City'm' to 5:30 p.m., except as approved in
Engineer.
PERMITS:
39. Commercial/industrial property within the City of Dublin generally requires a
grading and/or encroachment permit. A grading permit is required to review and
inspect onsite improvements, typically involving but not limited to grading,
drainage, and public access. An encroachment permit is required for all work done
in the public right-of-way.
PUBLIC IMPROVEMENTS:
40. Any relocation of improvements or public facilities shall be accomplished at
no expense to the City.
STREETS:
41. The street surfacing shall be a
Director/City Engineer shall ~=~- f~halt concrete pavin~. Th ~,,x --
pavement design ~ ........ ~ ..... ~ne project's So~ Pi . e.~lz~ Works
........ o ' ~= ~uo~lvl~er shall at ~ ~ ~= ~nglneer.s structura
uver WhiCh the surfacin~ and base ~- ~' - ~is sole expense, make te 1.
~ uo oe constructed ~ = ..... ~ts of the soil
determine a preliminary structural design of a~ ~urnzsn the test reports
to the Public Works Director/City Engineer. The Developer,s soils engineer shall
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. '
42. An encroachment permit shall be secured from the Public Works Director/City
Engineer for any work done within the public right-of-way.
STREET LIGHTS:
43. Install street light standards and luminaries of the design, spacing, and
locations, approved by the Public Works Director/City Engineer and P.G.& E.
STREET TREES:
44. 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 Public Works Director/City Engineer.
Trees planted within, or adjacent to sidewalks shall be provided with root
shields. ,
WATER:
45. 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.
Rev: 5/17/89 - 6 -
46. Any water well, cathodic protection well, or exploratory boring shown on the
map, that is known to exist, is proposed, or is located during the course of field
operations, must be properly destroyed, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. Zone 7 should be contacted (az
443-9300) for additional information.
ZONING:
47. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
Rev: 5/17/89
- 7