HomeMy WebLinkAbout8.2 Attch 4 PC Reso to CC to appr'v SDR RESOLUTION NO. 14-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE A SITE DEVELOPMENT REVIEW
PERMIT FOR THE COMMERCIAL BUILDINGS AND VESTING TENTATIVE MAP 8203 FOR
THE GREEN MIXED USE PROJECT
PLPA-2013-00013 (APNs 986-0033-004-00, 986-0033-005-00, 986-0033-006-00)
WHEREAS, the Applicant, Stockbridge/BHV Emerald Place LLC, has submitted a
Planning Application to construct approximately 37,000 square feet of retail and restaurant
buildings with associated outdoor seating areas and six future residential neighborhoods with
372 units in multiple buildings on a 27.5 acre site. The proposal includes the approval of
General Plan Amendments, Eastern Dublin Specific Plan Amendments, Zoning Ordinance
Amendments, Rezoning properties to a new Planned Development Zoning District and approval
of a related Stage 1 and Stage 2 Development Plan, Site Development Review (Commercial
Buildings only), Vesting Tentative Map, Development Agreement, and certification of a Final
Supplemental Environmental Impact Report, among other related actions. These planning and
implementing actions are collectively known as "The Green Mixed Use Project" or the "Project";
and
WHEREAS, the current request includes Vesting Tentative Map 8203 to subdivide the
entire 27.5 acre parcel, however, the proposed Site Development Review is only for the
commercial component of the project. The Site Development Review application for the
residential buildings is not being considered at this time and will be reviewed by the Planning
Commission at a later date; and
WHEREAS, the project site is located within a Planned Development Zoning District; and
WHEREAS, the Project Plans, attached as Exhibit A, illustrate the site layout and building
elevations for the eight future Commercial Buildings on the project site, which comprise
approximately 37,000 square feet of future retail and restaurant buildings with associated
outdoor seating areas, which are permitted by the Eastern Dublin Specific Plan and General
Plan, as amended; and
WHEREAS, the Project Plans also illustrate the proposed subdivision of a single 27.5
acre parcel into 96 separate parcels (1 commercial parcel, 60 residential parcels, and 35 parcels
for future streets, parking, and common areas, ranging in size from 0.1 acres to 5.8 acres; and
WHEREAS, the Site Development Review (Commercial Buildings only) and Vesting
Tentative Map application collectively defines this "Project" and is available and on file in the
Community Development Department; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
ATTACHMENT 4
WHEREAS, the City prepared a Draft Supplement Environmental Impact Report (SEIR)
dated August 2014 for the proposed Project which reflected the City's independent judgment
and analysis of the potential environmental impacts of the Project; and
WHEREAS, a Staff Report, dated August 26, 2014 and incorporated herein by reference,
described and analyzed the Project, including the General Plan Amendments, Eastern Dublin
Specific Plan Amendments, Zoning Ordinance Amendments, Rezoning properties to a new
Planned Development Zoning District and approval of a related Stage 1 and Stage 2
Development Plan, Site Development Review (Commercial Buildings only), Vesting Tentative
Map, Development Agreement, and certification of a Final Supplemental Environmental Impact
Report, for the Planning Commission; and
WHEREAS, on August 26, 2014, the Planning Commission adopted Resolution 14-xx
recommending that the City Council certify the Final SEIR for the project, which Resolution is
incorporated herein by reference and available for review at City Hall during normal business
hours; and
WHEREAS, on August 26, 2014, the Planning Commission adopted Resolution 14-xx
recommending that the City Council approve the proposed General Plan and Eastern Dublin
Specific Plan amendments, which resolution is incorporated herein by reference and available
for review at City Hall during normal business hours; and
WHEREAS, on August 26, 2014, the Planning Commission adopted Resolution 14-xx
recommending that the City Council approve the proposed Zoning Ordinance Amendments,
Rezoning properties to a new Planned Development Zoning District and approval of a related
Stage 1 and Stage 2 Development Plan for the Project, which resolution is incorporated herein
by reference and available for review at City Hall during normal business hours; and
WHEREAS, on August 26, 2014, the Planning Commission adopted Resolution 14-xx
recommending that the City Council approve the proposed Development Agreement for the
Project, which resolution is incorporated herein by reference and available for review at City Hall
during normal business hours; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
August 26, 2014 for this project, at which time all interested parties had the opportunity to be
heard; 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
recommend that the City Council approve the Site Development Review (Commercial Buildings
only) and Vesting Tentative Map application; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby make the following Site Development Review (Commercial Buildings only)
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findings and determinations regarding The Green Mixed Use Project on approximately 27.5
acres at 5144 and 5344 Martinelli Way:
A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development
Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific
Plans and design guidelines because: 1) The project provides an orderly, attractive
and harmonious development compatible with the site's environmental constraints
and with surrounding properties and neighborhoods. The development gives
thoughtful consideration to building location, architectural and landscape design and
theme, vehicular and pedestrian access and on-site circulation, parking and traffic
impact. It complies with development regulations and the requirements of the zoning
district, as required by Section 8.104.020.A of the Dublin Zoning Ordinance; 2) the
project is utilizing traditional building forms with contemporary, high-quality materials
and finishes in compliance with the design guidelines of the Eastern Dublin Specific
Plan and Community Design and Sustainability Element of the General Plan; 3) the
project will provide unique, varied, and distinct commercial opportunities, which will
serve to activate the area and provide services to existing and future residents and
workers in the vicinity; 4) the proposed project will conform to the density, design, and
allowable uses as stated in the Planned Development Zoning as required by Section
8.104.020.13 of the Dublin Zoning Ordinance; 5) the project includes streetscape
enhancements to complement those already in place; and 6) the project is consistent
with the General Plan and Eastern Dublin Specific Plan, as amended.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) The architecture and landscape design for the project provides an appropriate
pedestrian scale with commercial retail uses, restaurants and the proposed layout of
buildings, landscaping and parking are well-suited to the uses; 2) the overall design of
the project is consistent with the design requirements of the Stage 1 and Stage 2
Development Plan; 3) the proposed development is compatible with the General Plan
Land Use designation of Mixed Use (as amended) which allows for a retail and
restaurant uses which the proposed project will achieve; and 4) the proposed project
meets the intent of the Dublin General Plan which discourages projects that do not
relate well to the surrounding developments and the proposed project is compatible
with the surrounding neighborhoods that includes office, residential, and commercial
uses in the vicinity of transit and transportation opportunities.
C. The design of the project is appropriate to the City, the vicinity, surrounding
properties, and the lot(s) in which the project is proposed because: 1) The
architecture and landscape design for the project provides a unique, yet appropriate,
pedestrian scale with commercial retail uses, restaurants and the proposed layout of
buildings, landscaping and parking are well-suited to the uses; 2) the overall design of
the project is consistent with the design requirements of the Stage 1 and Stage 2
Development Plan; 3) the proposed development is compatible with the General Plan
Land Use designation of Mixed Use (as amended) which allows for a retail and
restaurant uses which the proposed project will achieve; and 4) the proposed project
meets the intent of the Dublin General Plan which discourages projects that do not
relate well to the surrounding developments and the proposed project is compatible
with the surrounding neighborhood that includes office, residential, and commercial
uses in the vicinity of transit and transportation opportunities.
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D. The subject site is suitable for the type and intensity of the approved development
because: 1) the project will provide the desired mix of retail stores, eating and
drinking establishments, and associated uses that conform to the Mixed Use land use
designation of the Dublin General Plan and the Eastern Dublin Specific Plan (as
amended); 2) the project provides for its own infrastructure and required services and
is designed to include sufficient vehicular and pedestrian access, with parking to
support the uses; and 3) the proposed density of the site is consistent with the
General Plan and Eastern Dublin Specific Plan (as amended).
E. Impacts to existing slopes and topographic features are addressed because: 1) the
project site is relatively flat; 2) the major roadway and utility infrastructure to serve the
site already exists, and 3) future approval of grading and improvement plans will
enable the site to be modified to suit the project, which will be developed for the site in
accordance with City policies and regulations.
F. Architectural considerations including the character, scale and quality of the design,
site layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) the architectural style and materials will be
unique to this project, yet compatible and complementary to the contemporary
architectural style, colors, and materials being utilized on other commercial projects in
the City; 2) the project is utilizing traditional building forms with contemporary, high-
quality materials and finishes in compliance with the design guidelines of the Eastern
Dublin Specific Plan; 3) the size and scale of the development will be similar to other
retail commercial shopping centers in the project vicinity; and 4) unsightly uses (e.g.
waste facilities, parking lots) shall be screened with appropriate materials that are
architecturally compatible with the building design.
G. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment for
the public because: 1) the Preliminary Landscape Plan for the project site emphasizes
the creation of a comfortable pedestrian environment that will include generous
sidewalks along the main north-south drive aisle adorned with street trees and
pedestrian-scaled lighting; 2) landscaping will be provided throughout the parking
fields both at the front and rear of the project buildings; and 3) the project perimeter
and interior landscaping is consistent with other commercial development in the
vicinity and conforms to the requirements of the City's Water Efficient Landscape
Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because. 1) all infrastructure including driveways,
pathways, sidewalks, and street lighting have been reviewed for conformance with
City policies, regulations, and best practices and have been designed with multi-
modal travel in mind; and 2) development of this project will conform to the major
public improvements already installed allowing patrons the safe and efficient use of
these facilities.
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BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby make the following Vesting Tentative Map findings and determinations regarding Vesting
Tentative Map 8203 for The Green Mixed Use Project:
A. Vesting Tentative Map 8203 is consistent with the intent of applicable subdivision
regulations and related ordinances.
B. The design and improvements of Vesting Tentative Map 8203 are consistent with the
General Plan and Eastern Dublin Specific Plan objectives, polices, general land uses,
and programs as they relate to the subject property in that it is the subdivision of three
parcels that currently comprise the 27.5 acre project site into 96 parcels: one 5.8 acre
commercial parcel, 60 residential parcels with multiple units in each building/parcel,
and 35 street/circulation/parking area parcels.
C. Vesting Tentative Map 8203 is consistent with the General Provisions and
Development Standards for the Planned Development Zoning District for The Green
Mixed Use Project (PLPA-2013-00013), and therefore is consistent with the City of
Dublin Zoning Ordinance.
D. The project site is located adjacent to major roads, including Hacienda Drive,
Martinelli Way, and Arnold Road, on approximately 27.5± acres of land. The
topography of the property is generally flat. The site is physically suitable for the type
and intensity of the proposed commercial/residential mixed use development that is
proposed.
E. Vesting Tentative Map 8203 will not cause environmental damage or substantially
injure fish or wildlife of their habitat or cause public health concerns because the
proposed project is for the subdivision of the land and not for any physical
improvements.
F. The design of the subdivision will not conflict with easements, acquired by the public
at large, or access through or use of property within the proposed subdivision. The
City Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby recommend that the City Council approve Vesting Tentative Map 8203 and Site
Development Review (Commercial Buildings only) for The Green Mixed Use Project, as shown
on plans submitted by Stockbridge/BHV, stamped received August 11, 2014, subject to the
conditions included below.
CONDITIONS OF APPROVAL:
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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 [P&CS] Parks & Community Services, [ADM] Administration/City Attorney,
[FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District,
[CO] Alameda County Department of Environmental Health, [Z7] Zone 7. Anything to the
contrary in these Conditions of Approval notwithstanding, if the City enters into a Development
Agreement with the project sponsor, if any term of these conditions of approval are in conflict
with the provisions of the Development Agreement, the Development Agreement shall take
precedence and shall control.
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
GENERAL CONDITIONS —SITE DEVELOPMENT REVIEW and VESTING TENTATIVE MAP 8203
1. Approval. This Site Development Review (Commercial only) and PL Ongoing
Vesting Tentative Map 8203 approval for The Green Mixed Use
Project establishes the detailed design concepts and regulations for
the project. Development pursuant to this Site Development Review
(Commercial only)/Vesting Tentative Map approval generally shall
conform to the project plans submitted by Stockbridge/BHV dated
received August 11, 2014 and on file in the Community Development
Department, and other plans, text, and diagrams — including the
color and material board — relating to this Site Development Review
(Commercial only)/Vesting Tentative Map approval, unless modified
by the Conditions of Approval contained herein.
2. Permit Expiration. Approval of this Site Development PL One year After
Review/Vesting Tentative Map approval shall be valid for one (1) Effective Date
year from the approval of the project by the Planning Commission or or as specified
as identified in the project Development Agreement. This approval in the Project
shall be null and void in the event the approved use fails to be Development
established within the prescribed time. Commencement of the use Agreement
means the establishment of use pursuant to the Permit approval or,
demonstrating substantial progress toward commencing such use. If
there is a dispute as to whether the Permit has expired, the City may
hold a noticed public hearing to determine the matter. Such a
determination may be processed concurrently with revocation
proceedings in appropriate circumstances. If a Permit expires, a
new application must be made and processed according to the
requirements of this Ordinance.
3. Time Extension. Unless otherwise addressed in the Project PL One Year
Development Agreement, the original approving decision-maker Following
may, upon the Applicant's written request for an extension of Expiration
approval prior to expiration, upon the determination that all Date
Conditions of Approval remain adequate and all applicable findings
of approval will continue to be met, grant an extension of the
approval for a period not to exceed six (6) months. Subsequent six
month extensions may be granted at the discretion of the
Community Development Director. All time extension requests shall
be noticed and a public hearing shall be held before the original
hearing body.
4. Compliance. The Applicant/Property Owner shall operate this use in PL On-going
compliance with the Conditions of Approval of this Site Development
Review, the approved plans and the regulations established in the
Zoning Ordinance. Any violation of the terms or conditions specified
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
may be subject to enforcement action.
5. Effective Date. The approval is contingent on the City Council PL Ongoing
taking the following actions related to the project:
1. Certifying a Final Supplemental Environmental Impact Report
and Adoption of Environmental Findings under CEQA for the
project;
2. Adopting a Resolution amending the General Plan and the
Eastern Dublin Specific Plan for the project;
3. Adopting an Ordinance approving a Planned Development
Rezone with a related Stage 1 and Stage 2 Development Plan
for the project; and
4. Adopting an Ordinance approving a Development Agreement for
the project.
If the above actions do not take place, the SDR/Tentative Map
approval is null and void.
This approval shall not take effect until all the City Council approvals
under items 1-4 are in full force and effect.
6. Revocation of Permit. The Site Development Review/Vesting PL On-going
Tentative Map approval shall be revocable for cause in accordance
with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit shall be subject to
citation.
7. Requirements and Standard Conditions. The Applicant/ Various Building
Developer shall comply with applicable City of Dublin Fire Prevention Permit
Bureau, Dublin Public Works Department, Dublin Building Issuance
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.
8. Required Permits. Developer shall obtain all permits required by PW Building
other agencies including, but not limited to Alameda County Permit
Environmental Health, Alameda County Flood Control and Water Issuance
Conservation District (Zone 7), California Department of Fish and
Wildlife, Army Corps of Engineers, Regional Water Quality Control
Board, Caltrans, or other regional/state agencies as required by law.
Copies of the permits shall be provided to the Public Works
Department,
9. Fees. Except as otherwise provided in the Development Various Building
Agreement, the Applicant/Developer shall pay all applicable fees in Permit
effect at the time of building permit issuance, including, but not Issuance
limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC
fees, Dublin San Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees, Fire Facilities
Impact fees, Alameda County Flood and Water Conservation District
Zone 7 Drainage and Water Connection fees; or any other fee that
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
may be adopted and applicable.
10. Indemnification. The Developer shall defend, indemnify, and hold ADM On-going
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.
11. Clarification of Conditions. In the event that there needs to be PW On-going
clarification to the Conditions of Approval, the Community
Development Director and the City Engineer have the authority to
clarify the intent of these Conditions of Approval to the Developer
without going to a public hearing. The Director of Community
Development and the City Engineer also have the authority to make
minor modifications to these conditions without going to a public
hearing in order for the Applicant/Developer to fulfill needed
im rovements or mitigations resulting from impacts to this project.
12. Clean-up. The Applicant/Developer shall be responsible for clean- PL On-going
up and disposal of project related trash to maintain a safe, clean,
and litter-free site.
13. Modifications. Modifications or changes to this Site Development PL On-going
ReviewNesting Tentative Map approval may be considered by the
Community Development Director in compliance with Chapter 8.104
of the Zoning Ordinance and in compliance with the Subdivision
Ordinance.
14. Archaeology. Should any prehistoric, cultural, or historic artifacts PL During
be exposed during excavation and construction operations, the Construction
Department of Community Development shall be notified and work
shall cease immediately until an archaeologist, who is certified by
the Society of California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate mitigation measures,
if deemed necessary, prior to resuming ground breaking construction
activities. Standardized procedures for evaluating accidental finds
and discovery of human remains shall be followed as prescribed in
Sections 15064.5 and 15126.4 of the California Environmental
Quality Act Guidelines. Compliance with this condition required
throu out construction.
15. Equipment Screening. All electrical equipment, fire risers, and/or PL Building
mechanical equipment shall be screened from public view by Permit
landscaping and/or architectural features. Any roof-mounted Issuance
equipment shall be completely screened from adjacent street view and
by materials architecturally compatible with the building and to the Through
satisfaction of the Community Development Director. The Building Completion/
Permit plans shall show the location of all equipment and screening On-going
for review and approval by the Director of Community Development.
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
16. Public Art. The Applicant/Developer intends to satisfy the City's PL, Parks Public Art Plan
requirement for Public Art through the installation of art pieces on the shall be
project site, which could potentially also include installations on the developed
Persimmon Place project site (north of Martinelli Way). The prior to
Applicant/Developer will coordinate the public art project for the issuance of
project with the City's Heritage and Cultural Arts Manager in the first
compliance with Chapter 8.58 of the Zoning Ordinance. Building
Permit and all
installations
shall be
complete prior
to occupancy
of the first
building on the
project site
17. Inclusionary Housing. The Applicant/Developer will satisfy the PL In accordance
requirements of Chapter 8.68 of the Zoning Ordinance (Inclusionary with the
Zoning Regulations) in accordance with the Project Development Project
Agreement. Development
Agreement
18. Colors. The exterior colors of the buildings shall be in compliance PL Occupancy
with the Color and Material Board approved with the Project Plans.
If paint is utilized, the Applicant shall paint small portions of the
building the approved colors for review and approval by the Director
of Community Development prior to painting the entire buildings,
whose approval shall not be unreasonably withheld or delayed.
19. Approval of Design Details Prior to Full Installation. Details of PL Building or
the following site features and improvements shall be reviewed and Sitework
approved by the Community Development Director prior to permit Permit
issuance: Issuance
1. Amenities to be installed in the plaza/outdoor spaces next to
and between buildings (e.g. on the north side of Building 400)
that are intended to create a comfortable pedestrian
environment. Amenities could be hanging lights, additional
landscaping, or other art/design elements that serve to frame
and enclose the space.
2. Bollard/post element to be installed on the northern edge of the
commercial area along Martinelli and a portion of Hacienda.
3. Bicycle lockers and bike racks.
4. Paving pattern, colors, material for pedestrian pathways on
sidewalks, through the parking areas, and in the commercial
and residential plaza areas.
5. Enclosure details for outdoor dining/seating areas.
6. Construction and material details for trash enclosures.
20. Outdoor Furniture. Outdoor furniture (including tables and chairs PL Ongoing
for outdoor seating/eating areas) shall be suitable for all-weather
conditions and made of high-quality, durable materials. Umbrellas
shall have no more than two colors. Logos, or the name of the
restaurant establishment, may be printed on the umbrella canvas,
but logos for products sold are prohibited.
21. Outdoor Dining/Seating Areas. Outdoor dining/seating areas not PL Ongoing
shown on the Project Plans may be permitted through a Site
Development Review Waiver. Outdoor dining/seating areas shown
on the Project Plans do not need any additional review/approval
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
except approval of any enclosure details. Outdoor dining/seating
areas (including furniture and barriers/enclosures) shall be
maintained in good condition at all times by the owners/operators of
the associated dining establishment or the retail center property
management.
22. Master Sign Program. A Master Sign Program will be reviewed PL Installation of
and approved at the Staff-level for all project-related signage any project-
including, but not limited to, wall signs, monument signs, community related
identification signage, address signage, directional signage, parking signage
signage, speed limit signage, retail tenant signage, and other
signage deemed necessary by the City. Any wall and monument
signs shown in the Project Plans are for illustrative purposes only
and the full details of the sign sizes, materials, and construction shall
be shown in the separate sin package.
23. Construction Trailer. The Applicant/Developer shall obtain a PL Establishment
Temporary Use Permit prior to the establishment of any construction of the
trailer, storage shed, or container units on the project site. temporary use
24. Final Building and Site Improvement Plans shall be reviewed and PL Issuance of
approved by the Community Development Department staff prior to Building
the issuance of a building permit. All such plans shall insure: Permits
a. That standard non-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 disabled, are provided
throughout the site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls, if necessary.
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 air conditioning
condensers, are architecturally screened from view, and that
electrical transformers are either underground, architecturally
screened, or screened by landscape of an adequate size.
Electrical and gas meters shall be screened to the greatest
degree possible.
f. That all vents, gutters, downspouts, flashings, etc., are painted
to match the color of adjacent surface.
g. That all materials and colors are to be as approved by the
Dublin Community Development 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
Community Development Department for approval.
h. 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. All materials shall
wrap to the inside corners and terminate at a perpendicular wall
plane.
i. That all other public agencies that require review of the project
to
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
are supplied with copies of the final building and site plans and
that compliance is obtained with at least their minimum Code
requirements.
25. Mitigation Monitoring Program. The Applicant/ Developer shall PL On-going
comply with The Green Mixed Use Project Final Supplemental
Environmental Impact Report (EIR) certified by City Council
Resolution xx-xx, including all mitigation measures, action programs,
and implementation measures contained therein. The FSEIR is on
file with the Community Development Department.
26. Final Landscape and Irrigation Plans. Final landscape plans, PL Landscape
including utility and tree coordination plans, layout plans, irrigation plan approval
plans, planting plans, and guarantees, shall be reviewed and and
approved by the City Engineer and the Community Development installation
Director prior to the issuance of the building permit. Plans shall be
generally consistent with the layout of the Preliminary Landscape
drawings included in the Project Plan Set prepared by Smith + Smith
Landscape Architects, received by the Planning Division on August
11, 2014, except as modified by the Conditions listed below or as
required by the Community Development Director to address specific
site constraints or conditions. At the Final Landscape Plan stage,
the tree and plant material selections shall be reviewed in detail as
the areas of the site needed for bioretention/water quality are
finalized through the development of detailed Site Improvement
Plans. Particular attention shall be paid to ensuring that plant
material shown in bioretention areas are well-suited for those soil
conditions. Alternative species shall be considered to ensure
compatibility with the contemporary look and feel of the building
architecture and overall design aesthetic.
The Final Landscape Plans shall ensure:
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.
c. All trees that are on the perimeter of the project site and along
the main north-south drive aisle shall be 24" box minimum, with
at least 30% at 36" box or greater. Other trees located
throughout the parking lot and the project site shall be 15 gallon
and 24" box. All shrubs shall be 5 gallon minimum. All
groundcover shall be 1 gallon in size. These standards shall be
met unless a superior design concept is proposed by the
Applicant and accepted by the City.
d. That concrete curbing is to be used at the edges of all planters
and paving surfaces where applicable.
e. That all cut and fill slopes conform to the Tentative map and
conditions detailed in the Site Development Review plan set.
f. That a guarantee from the owners or contractors shall be
required guaranteeing all shrubs and ground cover, all trees,
and the irrigation system for one year.
g. That a permanent maintenance agreement on all landscaping will
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
be required from the owner insuring regular irrigation,
fertilization and weed abatement, if applicable.
h. The Layout Plan shall illustrate the design of all hardscape
elements including walls, fences, gates, light locations, at grade
or above grade utility boxes and vaults, walkways and
decorative pavement.
i. The Irrigation Plan shall utilize low flow, durable, irrigation
equipment and the design shall comply with Water Efficient
Landscape Ordinance (WELO) requirements.
j. Construction details of raised planters, walkways, paths,
benches, walls, fences and other architectural features as
appropriate to the project.
k. All pole light locations shall be coordinated with the placement
of trees to eliminate conflicts between the trees and lights and
so that the light is not blocked by the growth of the trees.
27. Landscaping at southern property line (adjacent to 1-580). The PL Approval of
final Landscape Plan shall identify vine, groundcover, and shrub Landscape
planting adjacent to the new fence at the property line that will grow Plans
up the fence and mature quickly to provide visual screening between
the freeway and the project.
28. Landscaping at Street/Drive Aisle Intersections. Landscaping PL Ongoing
shall not obstruct the sight distance of motorists, pedestrians or
bicyclists. Except for trees, landscaping (and/or landscape
structures such as walls) at drive aisle intersections shall not be
taller than 30 inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and the general
public surveillance capabilities of the area.
29. Plant Clearances. All trees planted shall meet the following PL Landscape
clearances: plan approval
a. 6' from the face of building walls or roof eaves. and
b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas installation
lines.
c. 5' from top of wing of driveways, mailboxes, water, telephone
and/or electrical mains
d. 15' from stop signs, street or curb sign returns.
e. 15' from either side of street lights.
30. Lighting. The Applicant/Developer shall prepare a photometric plan PL, PW, Building
to the reasonable satisfaction of the City Engineer, Director of PO Permit
Community Development, the City's Consulting Landscape Architect Issuance
and Dublin Police Services. The photometric plan shall show lighting
levels which takes into consideration poles, low walls and other
obstructions. Exterior lighting shall be provided within the surface
parking lot and on the building, and shall be of a design and
placement so as not to cause glare onto adjoining properties,
businesses or to vehicular traffic. Lighting used after daylight hours
shall be adequate to provide for security needs. The parking lot
lights shall be designed to eliminate any pockets of high and low
illuminated areas. Prior to Occupancy, the Applicant shall request an
inspection of the lighting levels in the structure to determine if
lighting is sufficient. If additional lights are required to be installed to
meet the 1.0 foot-candle requirement, the Applicant shall do so prior
to Occupancy.
31. Landscaping. Applicant/Developer shall construct all landscaping PL, PW Landscape
within the site and along the project frontage to the street curb and plan approval
utter. and
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
installation
32. Backflow Prevention Devices. The Landscape Plan shall show the PL, PW, F Landscape
location of all backflow prevention devises. The location and plan approval
screening of the backflow prevention devices shall be reviewed and and
approved by City staff. installation
33. Root Barriers and Tree Staking. The Final Landscape Plans shall PL, PW Landscape
provide details showing root barriers and tree staking will be installed plan approval
which meet current City specifications. and
installation
34. Water Efficient Landscaping Ordinance. The Applicant/ Developer PL Landscape
shall submit written documentation to the Public Works Department plan approval
(in the form of a Landscape Documentation Package and other and
required documents) that the development conforms to the City's installation
Water Efficient Landscaping Ordinance.
35. Building Codes and Ordinances. All project construction shall B Through
conform to all building codes and ordinances in effect at the time of Completion
building permit.
36. Retaining Walls. All retaining walls over 30 inches in height and in B Through
a walkway shall be provided with guardrails. All retaining walls over Completion
24 inches with a surcharge or 36 inches without a surcharge shall
obtain ermits and inspections from the Building & Safety Division.
37. Phased Occupancy Plan. If occupancy is requested to occur in B Occupancy of
phases, then all physical improvements within each phase pertaining any affected
to a particular building within the phase shall be required to be building
completed prior to occupancy of any such building within that phase
except for items specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items, approved by the
Department of Community Development, The Phased Occupancy
Plan shall be submitted to the Directors of Community Development
and Public Works for review and approval a minimum of 45 days
prior to the request for occupancy of any building covered by said
Phased Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all parcels in each phase, and shall substantially
conform to the intent and purpose of the subdivision approval. No
individual building shall be occupied until the immediately adjoining
area is finished, safe, accessible, and provided with all reasonable
expected services and amenities, and separated from remaining
additional construction activity. Subject to approval of the Director of
Community Development, the completion of landscaping may be
deferred due to inclement weather or potential harm or disruption
due to nearby construction activities of later phases with the posting
of a bond for the value of the deferred landscaping and associated
im rovements.
38. Building Permits. To apply for building permits, B Issuance of
Applicant/Developer shall submit five (5) sets of construction plans Building
to the Building & Safety Division for plan check. Each set of plans Permits
shall have attached an annotated copy of these Conditions of
Approval. The notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction plans will
not be accepted without the annotated resolutions attached to each
set of plans. Applicant/Developer will be responsible for obtaining
the approvals of all participation non-City agencies prior to the
issuance of building permits.
39. Construction Drawings. Construction plans shall be fully B Issuance of
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
dimensioned (including building elevations) accurately drawn building
(depicting all existing and proposed conditions on site), and permits
prepared and signed by a California licensed Architect or Engineer.
All structural calculations shall be prepared and signed by a
California licensed Architect or Engineer. The site plan, landscape
Ian and details shall be consistent with each other.
40. Air Conditioning Units. Air conditioning units and ventilation ducts B Occupancy of
shall be screened from public view with materials compatible to the Unit
main building.
41. Temporary Fencing. Temporary Construction fencing shall be B Through
installed along the perimeter of all work under construction. Completion
42. Addressing B
a) Provide a site plan with the City of Dublin's address grid Prior to
overlaid on the plans (1 to 30 scale). Highlight all exterior release of
door openings on plans (front, rear, etc.). The site plan shall addresses
include a single large format page showing the entire project
and individual sheets for each building. 3 copies on full size
sheets and 5 copies reduced sheets.
b) Address signage shall be provided as per the Dublin Prior to
Commercial Security Code. permitting
c) Address will be required on all doors leading to the exterior of Prior to
the building. Addresses shall be illuminated and be able to be occupancy
seen from the street, 4 inches in height minimum.
43. Engineer Observation. The Engineer of record shall be retained to B Scheduling
provide observation services for all components of the lateral and the final
vertical design of the building, including nailing, hold-downs, straps, frame
shear, roof diaphragm and structural frame of building. A written inspection
report shall be submitted to the City Inspector prior to scheduling the
final frame inspection.
44. Foundation. Geotechnical Engineer for the soils report shall review B Permit
and approve the foundation design. A letter shall be submitted to issuance
the Building Division on the approval.
45. Electronic File: The applicant/developer shall submit all building B Issuance of
drawings and specifications for this project in an electronic format to the final
the satisfaction of the Building Official prior to the issuance of occupancy
building permits. Additionally, all revisions made to the building
plans during the project shall be incorporated into an "As Built"
electronic file and submitted prior to the issuance of the final
occupancy.
46. Construction Trailer. Due to size and nature of the development, B Ongoing
the applicant/developer, shall provide a construction trailer with all
hook ups or sufficient space within a construction trailer for use by
City Inspection personnel during the time of construction as
determined necessary by the Building Official. In the event that the
City has their own construction trailer, the applicant/developer shall
provide a site with appropriate hook ups in close proximity to the
project site to accommodate this trailer. The applicant/developer
shall cause the trailer to be moved from its current location at the
time necessary as determined by the Building Official at the
Applicant/Developer's ex ense.
47. Copies of Approved Plans. Applicant shall provide City with 2 B 30 days after
reduced 1/2 size copies of the City of Dublin stamped approved permit and
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
plan. each revision
issuance
48. Solar Zone — CA Energy Code. Show the location of the Solar B Through
Zone on the roof and site plans. Detail the orientation of the Solar Completion
Zone. This condition of approval will be waived if the project meets
the exceptions provided in the CA Energy Code.
49. Accessible Parking. The required number of accessible parking B Through
stalls, the design and location of the accessible parking stalls shall Completion
be as required by the CA Building Code. The number and locations
in the SDR are for reference only and are not approved.
50. Accessory Structures. Building permits are required for all trash B Through
enclosures and associated amenities / structures and are required to Completion
meet the accessibility and building codes.
51. 60-Foot No Build Covenant. Pursuant to Dublin Municipal Code B Prior to
Section 7.32.130, the owner shall file with the Building Official a Permitting
Covenant and Agreement Regarding Maintenance of Yards for an
Oversized Building binding such owner, his heirs, and assignees, to
set aside a 60-foot required yard as unobstructed space having no
improvements. After execution by the owner and Building Official,
such covenant shall be recorded in the Alameda County Recorder's
Office, and shall continue in effect so long as an oversized building
remains or unless otherwise released by authority of the Building
Official.
52. CA Green Building Code. B Prior to
a) Project shall install short and long term bicycle stalls meeting Permitting
the requirements of the CA Green Building Code. The
location, style and number shall be submitted to the Building
Official for review and approval.
b) Clean Air, Vanpool and Electric Vehicle parking stalls shall be
provided. The location and number shall meet or exceed the
requirements of the CA Green Building Code.
53. The project shall comply with all Building and Fire Code Fire At permit
requirements at the time of permit issuance. issuance
54. New Fire Sprinkler System & Monitoring Requirements Fire Occupancy
In accordance with The Dublin Fire Code, fire sprinklers shall be
installed in the building. The system shall be in accordance with the
NFPA 13, the CA Fire Code and CA Building Code. This may be a
deferred submittal.
a. Sprinkler Plans. (Deferred Submittal Item). Submit detailed
mechanical drawings of all sprinkler modifications, including cut
sheets, listing sheets and calculations to the Fire Department for
approval and permit prior to installation.
b. All sprinkler system components shall remain in compliance with
the applicable N.F.P.A. 13 Standard, the CA Fire Code and the
CA Building Code.
c. Underground Plans. (Deferred Submittal Item). Submit
detailed shop drawings for the fire water supply system, including
cut sheets, listing sheets and calculations to the Fire Department
for approval and permit prior to installation. All underground and
fire water supply system components shall be in compliance with
the applicable N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire
Code and the CA Building Code. The system shall be
hydrostatically tested and inspected prior to being covered. Prior
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
to the system being connected to any fire protection system, a
system flush shall be witnessed by the Fire Department.
d. Central Station Monitoring. Automatic fire extinguishing
systems installed within buildings shall have all control valves
and flow devices electrically supervised and maintained by an
approved central alarm station. Zoning and annunciation of
central station alarm signals shall be submitted to the Fire
Department for approval. The central station monitoring service
shall be either certificated or placarded as defined in N.F.P.A.
Standard No. 72. Assure the specific account is UL Certificated
or Placarded and not just the monitoring station.
55. Fire Alarm (detection) System Required in Assembly / Fire Occupancy
Mercantile Occupancy.
A Fire Alarm-Detection System shall be installed throughout the
building so as to provide full property protection, including
combustible concealed spaces, as required by NFPA 72. The
system shall be installed in accordance with NFPA 72, CA Fire,
Building, Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation system,
compliance with the horn/strobe requirements for the entire building
must also be met. All automatic fire extinguishing systems shall be
interconnected to the fire alarm system so as to activate an alarm if
activated and to monitor control valves. Delayed egress locks shall
meet requirements of C.F.C.
56. FD Building Key Box for Building Access. A Fire Department Key Fire Occupancy
Box shall be installed at the main entrance to all commercial
buildings. Note these locations on the plans. The key box should be
installed approximately 5 1/2 feet above grade.
PUBLIC WORKS GENERAL CONDITIONS
57. The Developer shall comply with the Subdivision Map Act, the City of PW Ongoing
Dublin Subdivision, and Grading Ordinances, the City of Dublin
Public Works Standards and Policies, the most current requirements
of the State Code Title 24 and the American's with Disabilities Act
with regard to accessibility, and all building and fire codes and
ordinances in effect at the time of building permit. All public
improvements constructed by the Developer and to be dedicated to
the City are hereby identified as "public works" under Labor Code
section 1771. Accordingly, the Developer, in constructing such
improvements, shall comply with the Prevailing Wage Law (Labor
Code. Sects. 1720 and following).
58. The Developer shall defend, indemnify, and hold harmless the City PW Ongoing
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 related to the project (Tract 8203) 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
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
the City's full cooperation in the defense of such actions or
proceedings.
59. General Conditions of Approval. Developer shall comply with the PW Prior to
following General Conditions of Approval for Vesting Tentative Tract Issuance of
Map 8203 —The Green at Park Place. Building
Permits
60. Clarification of Conditions. In the event that there needs to be PW On-going
clarification to the Conditions of Approval, the Director of Community
Development and the City Engineer have the authority to clarify the
intent of these Conditions of Approval to the Developer without going
to a public hearing. The Director of Community Development and
the City Engineer also have the authority to make minor
modifications to these conditions without going to a public hearing in
order for the Developer to fulfill needed improvements or mitigations
resulting from impacts of this project.
61. If there are conflicts between the Vesting Tentative Map approval
and the SDR approval pertaining to mapping or public improvements
the Vesting Tentative Map shall take precedence.
62. Ownership and Maintenance of Improvements. Ownership and PW Final Map and
maintenance of street right-of-ways, common area parcels and open Ongoing
space areas and improvements shall be by the City of Dublin and
The Green at Park Place Homeowner's Association as shown on the
"Ownership and Maintenance Plan" Stage II PD Exhibits, Sheet
C6.01, prepared by Ruggeri-Jensen-Azar, dated June 27, 2014,
except the landscape parkway strip and sidewalk along the project
frontage at Martinelli Way shall be City Owned and HOA maintained,
and except as modified by these Conditions of Approval.
63. Covenants, Conditions and Restrictions (CC&Rs). A PW Improvement
Homeowners' Association(s) and/or Property Owners' Association Plans
shall be formed that covers both the residential and commercial
parcels by recordation of a declaration of Covenants, Conditions,
and Restrictions to govern use and maintenance of the landscape,
decorative pavement and other features within the public right of way
contained in the Agreement for Long Term Encroachments; all open
space and common area landscaping; all stormwater treatment
measures; trail improvements; and the EVAE. Said declaration shall
set forth the Association name, bylaws, rules and regulations. The
CC&Rs shall contain a provision that parking for residential uses
may overflow onto the commercial parcel(s). The parking study
submitted and approved for the project assumed a certain amount of
commercial parking spaces would serve as guest parking for the
residential units. The CC&Rs shall also contain a provision that
prohibits the amendment of those provisions of the CC&Rs
requested by City without the City's approval. The CC&Rs shall
ensure that there is adequate provision for the maintenance, in good
repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs
and other related improvements. The Developer shall submit a copy
of the CC&R document to the City for review and approval relative to
these conditions of approval.
64. Phased Improvements. Right-of-way dedication and installation of PW First Final Map
public improvements may be done in phases as indicated on the
Tentative Map and Site Development Review, subject to the review
and approval of the City Engineer. With each phased Final Map, the
City Engineer shall identify all improvements necessary to serve and
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
access the phased lots created. All rights-of-way and
improvements, including utilities and traffic signal installation and
modifications, identified by the City Engineer for construction within
the boundaries of each phase of the development shall be required
with the Final Map for that phase. In addition, the City Engineer may
require the Developer to perform off-site grading in order to conform
site grading to the adjacent grade outside of the phase proposed for
development.
65. Private street and common area subdivision improvements. PW First Phase of
Common area improvements, private streets, private alleys and all Improvement
other subdivision improvements owned or maintained by the Plans
homeowners' and/or property owners' association(s) are subject to
review and approval by the City Engineer prior to Final Map approval
and shall be included in the Tract Improvement Agreement for each
respective tract. Such improvements include, but are not limited to:
curb & gutter, pavement areas, sidewalks, access ramps &
driveways; enhanced street paving; parking spaces; street lights
(wired underground) and appurtenances; drainage facilities; utilities;
landscape and irrigation facilities; open space landscaping;
stormwater treatment facilities; striping and signage; and fire
hydrant
66. Private Street Easements. Public Utility Easements (PUE), Sanitary PW First Phase of
Sewer Easements (SSE) and Water Line Easements (WILE) shall be Improvement
established over the entire private street right-of-ways within all Plans
subdivisions. The PUE, SSE and WLE dedication statements on
each Final Map are to recite that the easements are available for,
but not limited to, the installation, access and maintenance of
sanitary and storm sewers, water, electrical and communication
facilities. Project entry monument signs and walls shall not be
located within these easements.
67. Private Street Easements. The Developer shall dedicate PW Final
Emergency Vehicle Access Easements (EVAE) over the clear Acceptance of
pavement width of all private streets and alleys. Easement Project
geometry shall be subject to the approval of the City Engineer and
Fire Marshall.
68. Intersections: The design of the intersections shall be generally as PW Improvement
shown on the Tentative Map and the Site Development Review. The Plans
Developer shall submit details of typical intersection layout showing
the design for the ramps, sidewalks, lane lines, turn lanes, entry
walls, stop signs, landscape planters, street trees, crosswalk
locations and decorative pavement to be approved by the City
Engineer prior to the submittal of the Improvement Plans. Final
design details shall be subject to review and approval by the City
Engineer.
69. Monuments. Final Maps shall include private street monuments to PW Improvement
be set in all private streets. Private street monuments shall be set at Plans
all intersections and as determined by the City Engineer.
70. Stormwater Source Control. "No Dumping Drains to Bay" storm PW Prior to
drain medallions per City Standard Detail CD-704 shall be placed on Issuance of
all public and private storm drain inlets. Building
Permits
71. Curb Ramps: Curb ramp layouts are not approved at this time. The PW Prior to
number, location and layout of all curb ramps shall be reviewed and Grading
approved by the City Engineer with the Improvement Plans
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
associated with each Final Map. All pedestrian ramps shall be
designed and constructed to provide direct access to marked or
unmarked crosswalks. Each pedestrian ramp shall be oriented such
that it is aligned and parallel to the marked or unmarked crosswalk it
is intended to serve. Pedestrian ramps serving more than one
marked or unmarked crosswalk shall not be provided, unless
specifically approved by the City Engineer.
72. Trash Enclosures. The Developer shall construct trash enclosures PW Improvement
at the site. Trash enclosures shall at a minimum meet all Plans
requirements set forth in the Dublin Municipal Code (DMC) Section
7.98, and be approved by the trash collection company for the site
(currently AVI). The Developer shall directly coordinate with AVI for
their review and approval. The Developer shall submit written
verification to the Public Works Department that AVI has reviewed
and ap roved the trash enclosure size, location and design.
73. Utilities. All new utility service connections, including electrical and PW/PL Prior to
communications, shall be installed underground. Electrical Issuance of
transformers shall be installed in underground vaults within an Building
appropriate utilit easement or public service easement. Permits
74. Landscape Plans. Developer shall submit design development PW Final Map
Landscape Plans with the first plan check for the street improvement Approval
plans and final map for each respective tract. The Landscape Plans
shall show details, sections and supplemental information as
necessary for design coordination of the various civil design features
and elements including utility location to the satisfaction of the City
Engineer. Complete Landscape Plans shall be concurrently
approv ed with the Tract Improvement Agreement and Final Map.
75. Street Light and Joint Trench Plans. Streetlight Plans and Joint PW In Conjunction
Trench Plans shall be submitted with the first plan check for the with the Final
street improvement plans and final map for each respective tract. Map or by
The final streetlight plan and joint trench plan shall be completed Separate
prior to Final Map approval for each respective subdivision. Instrument
Prior to
Occupancy
76. Geotechnical Investigation. The Developer shall submit a design PW Improvement
level geotechnical investigation report defining and delineating any Plans
seismic hazard. The report shall be prepared in accordance with
guidelines published by the State of California. The report is subject
to review and approval by a City selected peer review consultant
prior to the acceptance of each Final map. The applicant shall pay
all costs related to the required peer review. The recommendations
of those geotechnical reports shall be incorporated into the project
tans subject to the approval of the City Engineer.
77. Soils Report. The Developer shall submit a detailed soils report PW Improvement
prepared by a qualified engineer, registered with the State of Plans
California. The required report shall include recommendations
regarding pavement sections for all project streets including Arnold
Drive, Martinelli Way, and Hacienda Drive and all internal streets.
Grading operations shall be in accordance with recommendations
contained in the required soils report and grading shall be
supervised by an engineer registered in the State of California to do
such work.
78. Geotechnical Engineer Review and Approval. The Project PW [PL] On-going
Geotechnical Engineer shall be retained to review all final grading
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
plans and specifications. The Project Geotechnical Engineer shall
approve all grading plans prior to City approval and issuance of
grading permits.
79. Grading. The disposal site and haul truck route for any off-haul dirt PW Prior to
materials shall be subject to the review and approval by the City Working
Engineer prior to the approval the improvement plans or issuance of Within the
a Grading Permit. If the Developer does not own the parcel on Public Right of
which the proposed disposal site is located, the Developer shall Way
provide the City with a Letter of Consent, signed by the current
owner, approving the placement of off-haul material on their parcel.
A grading plan may be required for the placement of the off-haul
material.
80. Underground Obstructions. Prior to demolition, excavation and PW Prior to Start
grading on any portion of the project site, all underground of Public
obstructions (i.e., debris, septic tanks, fuel tanks, barrels, chemical Improvements
waste) shall be identified and removed pursuant to Federal, State
and local regulations and subject to the review and approval by the
City. Excavations shall be properly backfilled using structural fill,
subject to the review and approval of the City Engineer.
81. Record Drawings. At the completion of construction, the Developer PW Prior to
shall provide the Public Works Department bond and electronic Release of
(PDF) copies of the civil, joint trench and landscape plans indicating Bonds
all changes that were made during construction.
82. Storm Drain Video. Private and public storm drain pipes shall be PW Improvement
videoed per the City of Dublin requirements. Notes specifying Plans and
procedures shall be included on the improvement plans. prior to
release of
bonds
83. Water Quality Treatment. The provided Stormwater Management PW Improvement
Plan included with the Tentative Map is approved in concept only. Plans
The final Stormwater Management Plan is subject to City Engineer
approval prior to approval of the Tract Improvement Plans. Approval
is subject to the developer providing the necessary plans, details,
and calculations that demonstrate the plan complies with the
standards of the Regional Water Quality Control Board (RWQCB)
Municipal Regional Permit (MRP).
84. Non-City Agencies. The Applicant/Developer will be responsible for PW Improvement
submittals and reviews to obtain the approvals of all participating Plans
non-City agencies. The Alameda County Fire Department and the
Dublin San Ramon Services District shall approve and sign the
Im rovement Plans.
85. Hydrology and Hydraulic Calculations. Hydrology and Hydraulic PW Improvement
Calculations shall be provided for the design of the site storm drain Plans
system.
86. Requirements and Standard Conditions. The Various Prior to
Applicant/Developer shall comply with applicable Alameda County Issuance of
Fire, Dublin Public Works Department, Dublin Building Department, Building
Dublin Police Services, Alameda County Flood Control District Zone Permits
7, Livermore Amador Valley Transit Authority, Alameda County
Public and Environmental Health, Dublin San Ramon Services
District and the California Department of Health Services
requirements and standard conditions. Prior to issuance of building
permit s or the installation of any improvements related to this
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
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.
87. Utility Siting Plan. The Applicant/Developer shall provide a final PW, PL Prior to
Utility Siting Plan showing that transformers and service boxes are Issuance of
placed outside of public view where possible and/or screened to the Grading
satisfaction of the Community Development Director and City Permits
Engineer. Applicant/Developer shall place all utility infrastructures
underground including electric, telecommunications, cable TV, and
gas in accordance with standards enforced by the appropriate utility
agency. Utility plans showing the location of all proposed utilities
shall be reviewed and approved by the City Engineer prior to
installation.
88. Emergency Vehicle Access Easement Dedications. PW, F In Conjunction
Applicant/Developer shall dedicate all needed emergency vehicle with the Final
access easements from each adjacent public street to all fire access Map or by
roads surrounding the site and buildings as defined by Alameda Separate
County Fire Department and to the satisfaction of the City Engineer. Instrument
Prior to
Or-cu anc
AGREEMENTS AND BONDS
89. Tract Improvement Agreement. The Developer shall enter into a PW Final Map
Tract Improvement Agreement with the City of Dublin for all public
improvements including any required offsite storm drainage or
roadway improvements that are needed to serve the Tract that have
not been bonded with another Tract Improvement Agreement.
90. Long Term Encroachment Agreement. The Developer shall enter PW Final Map
into an "Agreement for Long Term Encroachments" with the City of
Dublin to allow the HOA and/or POA to maintain the landscape and
decorative features within the public right-of-way including frontage
and median landscaping, decorative pavement and special features
(i.e. walls, portals, benches, etc.) as generally shown on the Site
Development Review exhibits. The Agreement shall identify the
ownership of the special features and maintenance responsibilities.
The Homeowner's and/or Property Owners' Association will be
responsible for maintaining the surface of all decorative pavements
including restoration required as a result of utility repairs.
91. Stormwater Treatment Measures Maintenance Agreement. The PW Final Map
Developer shall enter into a Stormwater Treatment Measures
Maintenance Agreement" (O&M Agreement) with the City of Dublin
that guarantees the perpetual maintenance obligation for all storm
water treatment measures installed as part of the project. Said
agreement is required pursuant to Provision C.3.h of RWQCB Order
R2-2009-0074 for the issuance of the Alameda Countywide NPDES
municipal storm water permit. Said permit requires the City to
provide verification and assurance that all treatment devices will be
properly operated and maintained. This condition shall not apply if
the water quality treatment measures are maintained by a GHAD or
other public entity.
92. Security. The Developer shall provide Faithful Performance security PW Final Map
(100%), and Labor & Materials security (100%), to guarantee the
tract improvements, approved by the City Engineer, prior to
execution of the Tract Improvement Agreement and approval of the
Final Map.
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
93. Maintenance Security. Upon acceptance of the improvements, the PW Acceptance of
Faithful Performance security may be replaced with a maintenance Improvements
bond that is 25% of the value of the Faithful Performance security.
The maintenance bond is returned to the Developer within one year
of City acceptance of the improvements.
FEES
94. The Developer shall pay all applicable fees in effect at the time of PW Zone 7 and
building permit issuance including, but not limited to, Planning fees, Parkland In-
Building fees, Dublin San Ramon Services District fees, Public Lieu Fees due
Facilities fees, Dublin Unified School District School Impact fees, prior to Final
Public Works Traffic Impact fees, Alameda County Fire Services Map;
fees, Noise Mitigation fees, Inclusionary Housing In-Lieu fees, Other Fees
Alameda County Flood and Water Conservation District (Zone 7) required with
Drainage and Water Connection fees and any other fees except and issuance of
as otherwise noted in the Development Agreement. building
permits
95. Parkland In-Lieu Fees. The Developer shall dedicate parkland or PW Prior to Filing
pay in-lieu fees in the amounts and at the times set forth in City of Final Map
Dublin Resolution No. 60-99, or in any resolution revising these
amounts and as implemented by the Administrative Guidelines
adopted by Resolution 195-99.
PERMITS
96. Encroachment Permit. Developer shall obtain an Encroachment PW Start of Work
Permit from the Public Works Department for all construction activity
within the public right-of-way of any street where the City has
accepted the improvements. The encroachment permit may require
surety for slurry seal and restriping. At the discretion of the City
Engineer an encroachment for work specifically included in an
Im rovement Agreement may not be required.
97. Grading/Sitework Permit. Developer shall obtain a PW Start of Work
Grading/Sitework Permit from the Public Works Department for all
grading and private site improvements that serves more than one lot
or residential condominium unit.
98. Other Agency Permits. Developer shall obtain all permits required PW Issuance of
by other agencies including, but not limited to Alameda County Flood Permit/Start of
Control and Water Conservation District Zone 7, California Work
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
99. All submittals of plans and Final Maps shall comply with the PW Improvement
requirements of the "City of Dublin Public Works Department Plan or Final
Improvement Plan Submittal Requirements", and the "City of Dublin Map
Improvement Plan Review Check List".
100. The Developer will be responsible for submittals and reviews to PW Improvement
obtain the approvals of all participating non-City agencies. The Plans or Final
Alameda County Fire Department and the Dublin San Ramon Map
Services District shall approve and sign the Improvement Plans.
101. Developer shall submit a Geotechnical Report, which includes street PW Grading/Impro
pavement sections and grading recommendations. vement Plans
or Final Ma
102. Developer shall provide the Public Works Department a PDF file and PW Acceptance of
digital vectorized file of the "master" CAD files for the project when
22
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
the Final Map has been approved. Digital raster copies are not Improvements
acceptable. The digital vectorized files shall be in AutoCAD 14 or and Release
higher drawing format. Drawing units shall be decimal with the of Bonds
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
103. All Final Maps shall be substantially in accordance with the Tentative PW Approval of
Maps approved with this application, unless otherwise modified by Final Map
these conditions. Multiple final maps may be filed in phases,
provided that each phase is consistent with the tentative map, that
phasing progresses in an orderly and logical manner and adequate
infrastructure is installed with each phase to serve that phase as a
stand-alone project that is not dependent upon future phasing for
infrastructure.
104. All rights-of-way and easement dedications required by the Vesting PW Approval of
Tentative Map shall be shown on the Final Map. Final Ma
105. Any phasing of the final mapping or improvements of a Vesting PW Approval of
Tentative Map is subject to the approval and conditions of the City Final Map
Engineer.
106. Street names shall be assigned to each public/private street PW Approval of
pursuant to Municipal Code Chapter 7.08. The approved street Final Map
names shall be indicated on the Final Map.
107. All Final Maps shall include street monuments to be set in all public PW Monuments to
streets. be shown on
Final Map and
installed prior
to acceptance
of
Im rovements
EASEMENTS
108. The Developer shall obtain abandonment from all applicable public PW Approval of
agencies of existing easements and right of ways that will no longer Improvement
be used. Plans and
Final Ma
109. The Developer shall acquire easements, and/or obtain rights-of-entry PW Approval of
from the adjacent property owners for any improvements on their Improvement
property. The easements and/or rights-of-entry shall be in writing Plans and
and copies furnished to the City Engineer. Final Ma
GRADING
7 110. The Grading Plan shall be in conformance with the PW Approval of
recommendations of the Geotechnical Report, the approved Grading Plans
Tentative Map and/or Site Development Review, and the City design or Issuance of
standards & ordinances. In case of conflict between the soil Grading
engineer's recommendations and City ordinances, the City Engineer Permit.
shall determine which shall app I .
111. A detailed Erosion Control Plan shall be included with the Grading PW Approval of
Plan approval. The plan shall include detailed design, location, and Grading Plans
maintenance criteria of all erosion and sedimentation control or Issuance of
measures. Grading
Permit.
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CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
112. Tiebacks or structural fabric for retaining walls shall not cross PW Approval of
property lines, or shall be located a minimum of 2' below the finished Grading Plans
grade of the upper lot. or Issuance of
Grading
Permit.
113. Bank slopes along public streets shall be no steeper than 3:1. The PW Approval of
toe of any slope along public streets shall be one foot back of Grading Plans
walkway. The top of any slope along public streets shall be three or Issuance of
feet back of walkway. Minor exception may be made in the above Grading
slope design criteria to meet unforeseen design constraints submit to Permits, and
the approval of the City Engineer. Ongoing
IMPROVEMENTS
114. The public improvements shall be constructed generally as shown PW Approval of
on the Vesting Tentative Map and/or Site Development Review. Grading/Impro
However, the approval of the Tentative Map and/or Site vement Plans
Development Review is not an approval of the specific design of the or issuance of
drainage, sanitary sewer, water, and street improvements. grading
permits.
115. All public improvements shall conform to the City of Dublin Standard PW Approval of
Plans and design requirements and as approved by the City Grading/Impro
Engineer. vement Plans
or Start of
Construction.
116. Martinelli Way. The Developer shall dedicate two feet (2') of right- PW Final Map
of-way and install street improvements along the project's Martinelli
Way frontage. Required street improvements include, but are not
limited to: removal of existing asphalt concrete sidewalk;
construction of new ten foot (10') wide Class I pedestrian/bike trail
and four foot (4') wide (inclusive of curb) landscape strip; driveways;
curb ramps; street trees; irrigation and relocation of utilities.
Developer shall also install root barriers adjacent to both sidewalk
and back of curb within landscape strip.
117. Arnold Road — North of Project Driveway. The Developer shall PW Final Map
construct frontage improvements along Arnold Road, north of the
project driveway, such that the curb-to-median curb width is twenty
six feet (26') and include a twelve foot (12') travel lane, six foot (6)
bike lane and eight foot (8') parking lane. The Developer shall also
install a five foot (5') (inclusive of curb width) monolithic sidewalk.
Required roadway improvements on Arnold Road north of the
Project driveway shall include, but are not limited to: curb, gutter,
sidewalk, curb ramps, drainage structures and relocation of utilities.
118. Arnold Road — North of Project Driveway. Approximately 12-18 PW Final Map
feet of excess right-of-way behind the new back-of-walk shall be
vacated with the first Final Map for the project in accordance with
Subdivision Map Act Sections 66434(g) and 66436. The new right-
of-way line shall coincide with the new back-of-walk.
119. Arnold Road — South of Project Driveway. The Developer shall PW Final Map
dedicate right-of-way and construct frontage improvements along
Arnold Road, south of the project driveway, such that the curb-to-
median curb width is twenty six feet (26') and include a twelve foot
(12') travel lane, six foot (6) bike lane and eight foot (8') parking
lane. The Developer shall also install a five foot (5) (inclusive of
24
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
curb width) monolithic sidewalk.
120. Arnold Road cul-de-sac. The Developer shall dedicate and secure PW First Final Map
the dedication of right-of-way and install complete roadway and requiring
utility improvements for the construction of a new cul-de-sac at the frontage
current southern terminus of Arnold Road near the southwest corner improvement
of the project. The Developer shall facilitate and secure the on Arnold
dedication of right-of-way required on the adjacent Alameda County Road
Surplus Property Authority (ACSPA) parcel necessary for the
construction of the new cul-de-sac. Dedication of the required right-
of-way by ACSPA shall be recorded prior to approval of the First
Final Map that requires frontage improvements on Arnold Road.
121. Arnold Road cul-de-sac. Required roadway and utility PW First Final Map
improvements for the Arnold Road cul-de-sac shall include, but are requiring
not limited to: removal/reconstruction of existing median nose, frontage
removal of existing traffic islands, installation of pavement, curb, improvement
gutter, sidewalk, curb ramps, driveways, drainage structures, utilities, on Arnold
street lights, and fire hydrants. The minimum curb-to-curb diameter Road
for the cul-de-sac shall be ninety six feet (96'). Final design of cul-
de-sac and connection to Alta Mirano Avenue shall be subject to
review and approval of the Fire Marshall and the City Engineer.
122. Arnold Road cul-de-sac. The Developer shall use diligent PW First Final Map
commercially reasonable efforts to obtain, at its cost, any right-of- requiring
way, access rights and other consents and approvals from affected frontage
property owners necessary to complete improvements for the Arnold improvement
Road cul-de-sac; provided, however, that if the Developer is unable, on Arnold
through the use of diligent commercially reasonable efforts, to obtain Road
the necessary right-of-way, access rights and other consents and
approvals for any portion of the Arnold Road cul-de-sac (an
"Unacquired Portion") by the date that is six months before the date
construction is scheduled to Commence, the Developer shall so
notify the City in writing, and either:
a. City shall procure the necessary right-of-way, access rights and
other consents and approvals for the applicable Unacquired
Portion and shall seek to gain possession of the Unacquired
Portion within a timeframe that will not delay Developer's
schedule. Developer's obligation to Commence Construction
with respect to the applicable Unacquired Portion shall be tolled
until City has procured the necessary right-of-way, access rights
and other consents and approvals; or
b. If City has not procured the necessary right-of-way, access rights
and other consents and approvals within two years after the date
Construction Commenced on the Arnold Road cul-de-sac,
Developer shall be released from its obligations under these
Conditions of Approval and any of the other approvals with
respect to the construction of the cul-de-sac. The Developer
shall then be responsible for construction of the alternate
'hammerhead' turnaround as shown on the Vesting Tentative
Map.
123. Public streets shall be at a minimum 1% slope with minimum gutter PW Approval of
flow of 0.7% around bumpouts. Private streets and alleys shall be at Grading/Impro
minimum 0.5% slope. vement Plans
or Start of
25
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
Construction.
Ongoing
124. Curb Returns on arterial and collector streets shall be 40-foot radius, PW Approval of
all internal public streets curb returns shall be minimum 30-foot Grading/Impro
radius (36-foot with bump outs) and private streets/alleys shall be a vement Plans
minimum 20-foot radius, or as approved by the City Engineer. Curb or Start of
ramp locations and design shall conform to the most current Title 24 Construction.
and Americans with Disabilities Act requirements and as approved Ongoing
b the ity Traffic Engineer.
125. All landscaping and any architectural structure shall be no more than PW Improvement
30 inches tall inside the Visibility zone established by a Safe Plans
Stopping Sight Distance at the project entrances on Martinelli Way
and Arnold Road. The Safe Stopping Sight Distance shall be based
on the 35 MPH on Martinelli Way and 30 MPH on Arnold Road. The
sight distances shall be prepared by a Traffic Engineer and shall be
reviewed and approved by the City Traffic Engineer.
126. Decorative pavers, stamped concrete or other similar non-standard PW Approval of
pavement sections shall not be installed on any public right of way, Grading/Impro
unless the design and location is reviewed and approved by the City vement Plans
Engineer. In general, decorative pavement (pavers, or similar non- or Start of
standard pavement sections) shall not be installed over traffic Construction.
detector loops, inside crosswalks or within thirty feet (30') of any Ongoing
crosswalk or STOP bar. Decorative pavements shall not interfere
with the placement of traffic control devices, including pavement
markings. Maintenance costs of the decorative paving shall be the
responsibility of the Homeowners Association.
127. Median Landscaping. Median landscaping at the main entrance to PW Improvement
the site from Martinelli Way shall not exceed maximum height for Plans and
sight distance requirements. ongoing
128. Utility Design. All utility design including but not limited to storm PW Geotechnical
drain and storm water treatment measures shall be located as not to Report and
compromise the integrity of the building foundations for Improvement
excavation/maintenance of utility is needed. Geotechnical Engineer Plans
Report shall address the clearance required
129. Bike Lanes on Arnold Drive. Bike Lanes shall be provided along PW Improvement
the frontage of the project on Arnold Road. Bike lane design shall be Plans
reviewed and approved by the City Traffic Engineer.
130. TDM Plan. Developer shall prepare a Transportation Demand PW Prior to
Management Plan (TDM) Plan as per the SEIR mitigations. The Approval of
TDM plan shall be reviewed and approved by the City Traffic Final Map
Engineer prior to implementation and shall include additional TDM
measures for residential development beyond those that are noted in
the SEIR.
131. Class 1 Trail. Developer shall construct a Class 1 Trail at least 10 PW Improvement
feet wide with adequate clearances from the intersection of Martinelli Plans
Way and Hacienda Drive, south along the Hacienda Drive frontage
and west along the southern property frontage, to the southern
terminus of Arnold Drive to connect to the trail along Altamirano
Way, and as approved by the City Engineer.
132. Traffic Signal and Median Modifications. Developer shall modify PW Improvement
traffic signal at the intersection of Martinelli Way and project Plans
driveway, and at Martinelli Way and Hacienda Drive. The medians
26
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
along Martinelli Way and Hacienda Drive shall be modified to
accommodate safe turning movements and overall traffic circulation.
The changes to the intersection at Martineli Way and Hacienda Drive
will trigger significant changes to the signal operations along
Hacienda Drive. Developer shall pay for any needed operational
changes including traffic consultant costs for updating signal
coordination plans, and field implementation of operational changes
at the intersection. Developer shall submit any traffic signal
operational changes to the City Traffic Engineer for review and
approval prior to field implementation. Developer shall install a traffic
monitoring camera and associated equipment at the intersection of
Hacienda Drive and Martinelli Way.
133. Trash Capture. The project Stormwater Management Plan shall PW Improvement
incorporate full trash capture measures such as screens, filters or Plans
CDS/Vortex units to address the requirements of Provision C.10 of
the Regional Water Quality Control Board (RWQCB) Municipal
Regional Permit (MRP) to the satisfaction of the City Engineer.
134. Stormwater Treatment. Developer shall incorporate source control PW Improvement
measures, stormwater treatment measures, and trash capture Plans
measures into the site design as required pursuant to Provision C.3
and C.10 of the Municipal Regional Stormwater NPDES Permit,
Order No. R2-2009-0074, CAS612008.
135. The Developer shall install all traffic signs and pavement marking as PW Occupancy of
required by the City Engineer. Units or
Acceptance of
Improvements
136. Street light standards and luminaries shall be designed and installed PW Occupancy of
per approval of the City Engineer. The maximum voltage drop for Units or
streetlights is 5%. Acceptance of
Improvements
137. The Developer shall construct bus stops and shelters at the PW Occupancy of
locations designated and approved by the LAVTA and the City Units or
Engineer. The Developer shall pay the cost of procuring and Acceptance of
installing these improvements. Bus stops shall have a bus pull-out Improvements
with an entry taper of 40 feet, exit taper of 80 feet and the bus
landing area 80 feet long and 12 feet deep. All bus stops shall have
the electricity connection for any future upgrades to electronic signs
as per LAVTA guidelines and/or standards.
138. Developer shall construct all potable and recycled water and sanitary PW Occupancy of
sewer facilities required to serve the project in accordance with Units or
DSRSD master plans, standards, specifications and requirements. Acceptance of
Im rovements
139. Fire hydrant locations shall be approved by the Alameda County Fire PW Occupancy of
Department. A raised reflector blue traffic marker shall be installed in Units or
the street opposite each hydrant. Acceptance of
Im rovements
140. The Developer shall furnish and install street name signs for the PW Occupancy of
project to the satisfaction of the City Engineer. Units or
Acceptance of
Im rovements
141. Developer shall construct gas, electric, cable TV and communication PW Occupancy of
improvements within the fronting streets and as necessary to serve Units or
27
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
the project and the future adjacent parcels as approved by the City Acceptance of
En ineer and the various Public Utility agencies. Improvements
142. All electrical, gas, telephone, and Cable TV utilities, shall be PW Occupancy of
underground in accordance with the City policies and ordinances. Units or
All utilities shall be located and provided within public utility Acceptance of
easements and sized to meet utility company standards. Improvements
143. All utility vaults, boxes and structures, unless specifically approved PW Occupancy of
otherwise by the City Engineer, shall be underground and placed in Units or
landscape areas and screened from public view. Prior to Joint Acceptance of
Trench Plan approval, landscape drawings shall be submitted to the Improvements
City showing the location of all utility vaults, boxes and structures
and adjacent landscape features and plantings. The Joint Trench
Plans shall be signed by the City Engineer prior to construction of
the joint trench improvements.
CONSTRUCTION
144. Construction Hours. Standard construction and grading hours PW On-going as
shall be limited to weekdays (Monday through Friday) and non-City needed
holidays between the hours of 7:30 a.m. and 5:30 p.m. The
Developer may request reasonable modifications to such determined
days and hours, taking into account the seasons, impacts on
neighboring properties, and other appropriate factors, by submitting
a request form to the City Engineer. For work on Saturdays, said
request shall be submitted no later than 5:00 p.m. the prior
Wednesday. Overtime inspection rates will apply for all after-hours,
Saturday, and/or holiday work.
145. Construction Trash/Debris. Measures shall be taken to contain all PW, B, PL Prior to
construction related trash, debris, and materials on-site until disposal Construction
off-site can be arranged. The Applicant/Developer shall keep the
adjoining public streets and properties free and clean of project dirt,
mud, and materials during the construction period. The Developer
shall be responsible for corrective measures at no expense to the
City of Dublin.
146. Construction Fencing. The use of any temporary construction PL, PW, B Prior to
fencing shall be subject to the review and approval of the City Issuance of
Engineer and the Building Official. Building
Permits
147. Erosion Control during Construction. Applicant/Developer shall PW Ongoing as
include an Erosion and Sediment Control Plan with the Grading and needed
Improvement plans for review and approval by the City Engineer.
Said plan shall be designed, implemented, and continually
maintained pursuant to the City's NPDES permit between October
1st and April 15th or beyond these dates if dictated by rainy weather,
or as otherwise directed 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
im rovements.
148. If archaeological materials are encountered during construction, PW Ongoing as
construction within 100 feet of these materials shall be halted until a needed
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.
149. Developer shall prepare a construction noise management plan that PW Start of
28
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
identifies measures to be taken to minimize construction noise on Construction,
surrounding developed properties. The plan shall include hours of Implementatio
construction operation, use of mufflers on construction equipment, n, and
speed limit for construction traffic, haul routes and identify a noise Ongoing as
monitor. Specific noise management measures shall be provided needed
prior to project construction.
150. Developer shall prepare a plan for construction traffic interface with PW Start of
public traffic on any existing public street. Construction traffic and Construction,
parking may be subject to specific requirements by the City Implementatio
Engineer. n, and
Ongoing as
needed
151. The Developer shall be responsible for controlling any rodent, PW Ongoing
mosquito, or other pest problem due to construction activities.
152. The Developer shall be responsible for watering or other dust- PW Ongoing
palliative measures to control dust as conditions warrant or as
directed by the City Engineer.
153. The Developer shall provide the Public Works Department with a PW Issuance of
letter from a registered civil engineer or surveyor stating that the Building
building pads have been graded to within 0.1 feet of the grades Permits or
shown on the approved Grading Plans, and that the top & toe of Acceptance of
banks and retaining walls are at the locations shown on the Improvements
approved Grading Plans.
STORM WATER QUALITY (NPDES)
154. Prior to any clearing or grading, the Developer shall provide the City PW Start of any
evidence that a Notice of Intent (NOI) has been sent to the California construction
State Water Resources Control Board per the requirements of the activities
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.
155. The Storm Water Pollution Prevention Plan (SWPPP) shall identify PW SWPPP to be
the Best Management Practices (BMPs) appropriate to the project prepared prior
construction activities. The SWPPP shall include the erosion control to approval of
measures in accordance with the regulations outlined in the most improvement
current version of the ABAG Erosion and Sediment Control plans,
Handbook or State Construction Best Management Practices implementatio
Handbook. The Developer is responsible for ensuring that all n prior to start
contractors implement all storm water pollution prevention measures of construction
in the SWPPP. and ongoing
as needed
156. Prior to issuance of any building permit, complete improvement DSRSD Issuance of
plans shall be submitted to DSRSD that conform to the requirements Building
of the Dublin San Ramon Services District Code, the DSRSD Permits
"Standard Procedures, Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities", all applicable
DSRSD Master Plans and all DSRSD policies.
157. All mains shall be sized to provide sufficient capacity to DSRSD Issuance of
accommodate future flow demands in addition to each development Improvement
project's demand. Layout and sizing of mains shall be in Plans
conformance with DSRSD utility master planning.
158. Sewers shall be designed to operate by gravity flow to DSRSD's DSRSD Issuance of
existing sanitary sewers stem. Pumping of sewage is discouraged Improvement
29
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
and may only be allowed under extreme circumstances following a Plans
case by case review with DSRSD staff. Any pumping station will
require specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment of present worth
20 year maintenance costs as well as other conditions within a
separate agreement with the applicant for any project that requires a
pumping station.
159. Domestic and fire protection waterline systems for Tracts or DSRSD Issuance of
Commercial Developments shall be designed to be looped or Improvement
interconnected to avoid dead end sections in accordance with Plans
requirements of the DSRSD Standard Specifications and sound
engine rin ractice.
160. DSRSD policy requires public water and sewer lines to be located in DSRSD Issuance of
public streets rather than in off-street locations to the fullest extent Improvement
possible. If unavoidable, then public sewer or water easements Plans
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.
161. Prior to approval by the City of a grading permit or a site DSRSD Issuance of
development permit, the locations and widths of all proposed Improvement
easement dedications for water and sewer lines shall be submitted Plans
to and approved by DSRSD.
162. All easement dedications for DSRSD facilities shall be by separate DSRSD Issuance of
instrument irrevocably offered to DSRSD or by offer of dedication on Improvement
the Final Map. Plans
163. Prior to approval by the City for Recordation, the Final Map shall be DSRSD Issuance of
submitted to and approved by DSRSD for easement locations, Improvement
widths, and restrictions. Plans
164. Prior to issuance by the City of any Building Permit or Construction DSRSD Issuance of
Permit by the Dublin San Ramon Services District, whichever comes Building
first, all utility connection fees including DSRSD and Zone 7, plan Permits
checking fees, inspection fees, connection fees, and fees associated
with a wastewater discharge permit shall be paid to DSRSD in
accordance with the rates and schedules established in the DSRSD
Code.
165. No sewer line or waterline construction shall be permitted unless the DSRSD Issuance of
proper utility construction permit has been issued by DSRSD. A Improvement
construction permit will only be issued after all of the items in the Plans
condition immediately above have been satisfied.
166. Prior to issuance by the City of any Building Permit or Construction DSRSD Issuance of
Permit by the Dublin San Ramon Services District, whichever comes Building
first, all improvement plans for DSRSD facilities shall be signed by Permits
the District Engineer. Each drawing of improvement plans shall
contain a signature block for the District Engineer indicating approval
of the sanitary sewer or water facilities shown. Prior to approval by
the District Engineer, the applicant shall pay all required DSRSD
fees, and provide an engineer's estimate of construction costs for
the sewer and water systems, a performance bond, a one-year
maintenance bond, and a comprehensive general liability insurance
policy in the amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final improvement
drawing review by DSRSD before signature by the District Engineer.
30
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
167. The applicant shall hold DSRSD, its Board of Directors, DSRSD Issuance of
commissions, employees, and agents of DSRSD harmless and Building
indemnify and defend the same from any litigation, claims, or fines Permits
resulting from the construction and completion of the project.
168. Improvement plans shall include recycled water improvements as DSRSD Issuance of
required by DSRSD. Services for landscape irrigation shall connect Improvement
to recycled water mains. Applicant must obtain a copy of the DSRSD Plans
Recycled Water Use Guidelines and conform to the requirements
therein.
169. Above ground backflow prevention devices/double detector check DSRSD Issuance of
valves shall be installed on fire protection systems connected to the Improvement
DSRSD water main. The applicant shall collaborate with the Fire Plans
Department and with DSRSD to size and configure its fire system.
The applicant shall minimize the number of backflow prevention
devices/double detector check valves installed on its fire protection
system. The applicant shall minimize the visual impact of the
backflow prevention devices/double detector check valves through
strategic placement and landscaping.
170. A utility plan showing routing of improvements and demolition of DSRSD Issuance of
existing utilities (if any). Zone 7 Turnout and DSRSD Fluoride Improvement
Storage Facility shall be shown on final plans. Plans
171. DSRSD has major water infrastructure in the area in the form of DSRSD Ongoing
pipelines going from DSRSD Turnout 4 to customers. Applicant
shall ensure that the DSRSD infrastructure is not damaged or
compromised during the construction of this project.
172. DSRSD maintains radio communications links between Turnout 4 DSRSD Occupancy of
and Pump Station 10A and Reservoir 10A for transmission of first tenant
SCADA information. Applicant plans will be reviewed to ensure the space
communications links will remain unbroken Applicant, DSRSD and
City of Dublin will coordinate to be sure this DSRSD communications
link will remain operative and reliable after construction.
173. Development plans will not be approved until landscape plans are DSRSD Issuance of
submitted and approved. Sitework
Permit
174. Grading for construction shall be done with recycled water. DSRSD Ongoing
175. Temporary potable irrigation meters in areas with recycled water DSRSD Ongoing
service shall only be allowed for cross-connection and coverage
testing for a maximum of 14 calendar days.
176. Where the narrow width of a proposed alley or cul-de-sac would DSRSD Issuance of
make the standard spacing between water mains and sewer mains Sitework
unworkable, the developer must request an exemption from Permit
DSRSD's standard spacing requirements between mains. Such an
exemption may be granted, but only if:
1. The spacing between the sewer and water main is the maximum
width possible using the proposed width of the alley.
2. In no case is the spacing between the sewer and water main less
than five (5) feet measured edge to edge.
3. The vertical separation between the water line and the sewer line
is at least one (1) foot with the sewer line deeper than the water line.
4. The material for the water line is Class 200 pressure rated PVC
water pipe (DR 14 per AWWA C900-97 & C905-97) and the material
for the sewer main is PVC pipe using bell and spigot joints using
rubber gaskets meeting the requirements of ASTM D3034, SDR26,
31
CONDITION TEXT RESPON. WHEN REQ'D
AGENCY Prior to:
cell classification 12454-B or 12454-C.
Developer should be aware that the exemption is not guaranteed to
be granted, but may be granted if all special provisions for the
narrow alleyway are followed.
177. The project is located within the District Recycled Water Use Zone DSRSD Issuance of
(Ord. 301), which calls for installation of recycled water irrigation Sitework
systems to allow for the future use of recycled water for approved Permit
landscape irrigation demands. Recycled water will be available as
described in the DSRSD Water Master Plan Update, December
2005. Unless specifically exempted by the District Engineer,
compliance with Ordinance 301, as may be amended or
superseded, is required. Applicant must submit landscape irrigation
plans to DSRSD. All irrigation facilities shall be in compliance with
District's "Recycled Water Use Guidelines" and Dept. of Health
Services requirements for recycled water irrigation design.
PASSED, APPROVED AND ADOPTED this 26th day of August 2014 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
GAPA120131PLPA-2013-00013 The Green GPA-SPA-PDIPC 08.26.141Att 4-SDR Reso.docx
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