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HomeMy WebLinkAboutPC Reso 14-51 The Green Mixed Use rec to CC SDR/VTmap RESOLUTION NO. 14-51 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, 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 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, 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 14-47 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 14-48 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 14-49 recommending that the City Council approve the proposed Rezoning of 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 14-50 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) 2 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.B 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. 3 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. 4 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. 5 CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [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)Nesting 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)Nesting Tentative Map approval, unless modified by the Conditions of Approval contained herein. 2. Permit Expiration. Approval of this Site Development PL One year After ReviewNesting 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. 6 CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: 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 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 ReviewNesting 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, MC 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 CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: (Zone 7) Drainage and Water Connection fees; or any other fee that 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 miti•ations resultin• from im•acts to this •ro'ect. 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 Review/Vesting 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 throughout 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. 8 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 a•'royal shall not be unreasonabl withheld or dela ed. 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 9 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 sign 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, stora•e shed, or container units on the •ro'ect site. tem•ora 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 •ublic a•encies that re•uire review of the •ro.ect io 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. •. That a •ermanent maintenance a•reement on all landsca•in• will 11 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 I-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 gutter. and 12 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 permits 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 improvements. 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 13 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 plan 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 expense. 47. Copies of Approved Plans. Applicant shall provide City with 2 B 30 days after reduced 1/2 size cosies of the Cit of Dublin stam•ed a••roved sermit and 14 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 h drostaticall tested and ins•ected prior to bein• covered. Prior 15 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 notif ins the Developer of an said claim, action, or •roceedin• and 16 _ tt 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 b these Conditions of A•'royal. 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 Cit En•ineer shall identif all improvements necessa to serve and 17 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 hydrants. 66. Private Street Easements. Public Utility Easements (PUE), Sanitary PW First Phase of Sewer Easements (SSE) and Water Line Easements (WLE) 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 a••roved b the Cit Engineer with the Improvement Plans 18 • 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 approved 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 utility 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 a•'roved with the Tract Im•rovement A.reement and Final Ma.. 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 a••roval of the Cit En•ineer. 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 19 ill 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 Improvement 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 •ermits or the installation of an im•rovements related to this 20 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 Occupancy 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. 21 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 Improvement 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 a•'rove and sun the Im•rovement Plans. 101. Developer shall submit a Geotechnical Report, which includes street PW Grading/Impro pavement sections and grading recommendations. vement Plans or Final Map 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 ill 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 Map 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 Improvements 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 Map 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 Map GRADING 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 apply. 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. 23 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 by the City 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 as•roved b the Cit Traffic En•ineer. 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 CDSNortex 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 Improvements 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 Improvements 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 Improvements 141. Developer shall construct gas, electric, cable TV and communication PW Occupancy of im•rovements within the frontin• streets and as necessa 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 Engineer and the various Public Utilit asencies. Im.rovements 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. CON_STRUCTION 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 improvements. 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 si.nificance of the find and su••est appropriate miti.ation 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 existin• sanita sewer s stem. Pum•in• of sewa•e is discoura•ed Im•rovement 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 engineering practice. 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 drawin• review b DSRSD before si•nature b 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 testin• for a maximum of 14 calendar da s. 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. 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