Loading...
HomeMy WebLinkAbout8.1 Att 8 Exh A CC reso SDR Hotel RESOLUTION NO. XX-16 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR A 127-ROOM, FOUR-STORY HOTEL ON A TWO (2.00) ACRE SITE FOR THE GRAFTON PLAZA MIXED USE PROJECT PLPA 2015-00015 WHEREAS, Zenique Hotels, represented by Rupesh Patel, has requested approval of a Site Development Review Permit for a 127-room, four-story hotel on a two-acre site consistent with a proposed Planned Development rezoning and related Stage 2 Development Plan for the Grafton Plaza mixed use project; and WHEREAS, the Grafton Plaza project site is 12 23 acres located at the southeast corner of Dublin Boulevard and Grafton Street in the Eastern Dublin Specific Plan area (APN 985-0061-010); and WHEREAS, in addition to the requested Site Development Review Permit, the Grafton Plaza mixed use project also includes applications for 1) Planned Development rezoning and related Stage 2 Development Plan; 2) Site Development Review (PLPA 2013-00057) and Vesting Tentative Map 8293 for 115 residential townhouse condominium units, and 3) Vesting Tentative Parcel Map 10365 which subdivides the 12.23 acre site into three parcels The proposed development and applications are collectively known as Grafton Plaza (the "Project"); and WHEREAS, the project site currently is vacant land; and WHEREAS, the General Plan land use designation of the project site is Mixed Use 2/Campus Office; and WHEREAS, the California Environmental Quality Act (CEQA), together with State CEQA Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, a Mitigated Negative Declaration (MND) was previously prepared in 2010 which addressed the currently proposed mixed use project, including the hotel component The MND was prepared in accordance with the California Environmental Quality Act based upon previous CEQA reviews. The previous CEQA reviews include the Eastern Dublin EIR (SCH 91103064) and the Area H Mitigated Negative Declaration (SCH 99112042) The 2010 Mitigated Negative Declaration and previous CEQA documents are available for review at City Hall during normal business hours; and WHEREAS, Staff reviewed the current project against the prior CEQA reviews and related approvals to determine if any further analysis is required. The project is consistent with the 2010 approvals and the development assumed in the prior EIR and MNDs, and is subject to all previously adopted mitigation measures, as applicable. Based on Staff's review, the City has determined that no further environmental review would be required since. a) no new significant impacts were identified beyond those in the prior CEQA reviews; b) the EXHIBIT A TO ATTACHMENT 8 proposed hotel project would not cause the original project to exceed the thresholds identified in previous environmental analyses for this development site; and c) the environmental impacts of this hotel project were fully addressed and within the scope of the previous environmental documentation and analyses, including the EIR and two MNDs, and WHEREAS, on February 9, 2016, the Planning Commission adopted Resolution 16-XX recommending that the City Council approve a Site Development Review Permit for a 127- room, four story hotel based on the findings and Conditions of Approval contained herein, which resolution is incorporated herein by reference; and WHEREAS, on , 2016, the City Council held a properly noticed public hearing on the Project, including the proposed Site Development Review Permit for the 127-room 4- story hotel development, Planned Development rezoning with related Stage 2 Development Plan, Site Development Review Permit and Vesting Tentative Map 8293 for 115 residential townhouse condominium units, and Vesting Tentative Parcel Map 10365, at which time all interested parties had the opportunity to be heard; and WHEREAS, on , 2016, the City Council adopted Ordinance XX-16 approving a Planned Development rezoning with related Stage 2 Development Plan; and WHEREAS, a Staff Report for the City Council, dated , 2016 and incorporated herein by reference, described and analyzed the Project, including the Site Development Review permit for the 127-room, four-story, commercial class hotel; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review Permit for the 127-room, 4-story hotel for the Grafton Plaza mixed use project. A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: Development of the hotel under the Planned Development zoning and the related Stage 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the hotel development will 1.) help integrate 3 uses on-site complying with the Mixed Use/Campus Office Land Use designation in the General Plan and Eastern Dublin Specific Plan; 2.) at the same time provide pedestrian and circulation linkages from adjacent commercial and residential areas; and 3.) encourage common gathering places, plaza areas and opportunities to access open space, complying with the development standards established in the Planned Development Ordinance for the mixed use Project. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivision, and the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PD Ordinance 2 10-10 and Planned Development rezoning and related Stage 2 Development Plan PLPA 2015-00048. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed hotel is consistent with other existing and approved commercial development in the surrounding area; 2) the project will contribute to the diversity of a mixed use project; and 3)the project will serve the market segment anticipated for this area. D. The subject site is suitable for the type and intensity of the approved development because: 1) the hotel development envelope is part of a mixed use project and conforms to an integrated site design; 2) the hotel will implement all applicable prior adopted mitigation measures, and 3) the project site is fully served by public services and existing roadways. E. Impacts to existing slopes and topographic features are addressed because: 1) the hotel Project is required to comply with all previously adopted mitigation measures affecting grading and site stability; 2) grading on the site will ensure that the site drains away from any structures and complies with the Regional Water Quality Control Board requirements; and 3) grade differentials between building envelopes and setback or rights-of-way have proper separation. 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 hotel Project provides a high degree of design and landscaping to complement existing uses in the area; 2) the structures reflect the architectural styles and properties developed in the Eastern Dublin Specific Planning Area; 3) the materials proposed will be consistent with other commercial and residential projects in the Eastern Dublin Specific Plan Area; and 4) the color and materials proposed for the hotel will be coordinated among the other structures on site. 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) generous landscaping is proposed to provide an attractive view of both the hotel site and the surrounding project elements, and; 2) landscaping in common areas is integrated among uses within the Grafton Plaza project, including the hotel; and 3) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the hotel project site provides opportunities for pedestrian and bicycle circulation; and 2) the hotel project site will be integrated with the commercial and residential elements and with the adjacent Water Quality Basin which has a pedestrian circulation system and serves as open space partially accessible to the public. 3 BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves the Site Development Review Permit for a 127-room, four-story hotel as shown on plans prepared by Urban Studio William Hezmalhalch Architects, Inc., Gates + Associates Landscape Architecture, and Hawkins & Associates Engineering, Inc. dated received January 21, 2016 subject to the following Conditions of Approval. CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to approval of final map, and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LOO] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and CHS California Department of Health Services. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: PLANNING 1. Approval. This Site Development Review PL On-going Planning approval is for the Grafton Plaza hotel (PLPA- 2013-00035) and is subject to the approval of the Planned Development rezoning with related Stage 2 Development Plan. This approval shall be as generally depicted and indicated on the project plans prepared by MacKay and Somps, KTGY Group Architecture + Planning, and R3 Studios dated received January 21, 2016, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. 2. Permit Expiration. Construction or use shall PL One Year After DMC commence within one (1) year of Permit Effective Date 8.96.020. approval or the Permit shall lapse and become D null and void. 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 4 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: according to the requirements of this Ordinance. 3. Time Extension. The original approving PL Prior to DMC decision-maker may, upon the Applicant's Expiration Date 8.96.020. written request for an extension of approval prior E to expiration, upon the determination that all 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. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner PL On-going DMC shall operate this use in compliance with the 8.96.020. Conditions of Approval of this Site Development F Review Permit, 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. Revocation of Permit. The Site Development PL On-going DMC Review approval shall be revocable for cause in 8.96.020. accordance with Section 8.96.020.1 of the Dublin 1 Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Permit Standard Applicant/ Developer shall comply with Issuance applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all PW Building Permit Standard permits required by other agencies including, but Issuance not limited to Alameda County Flood Control and Water Conservation District Zone 7, California 5 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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. 8. Fees. Applicant/Developer shall pay all Various Building Permit Various applicable fees in effect at the time of building Issuance permit issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9 Indemnification. The Developer shall defend, ADM On-going Administr indemnify, and hold harmless the City of Dublin ation/City and its agents, officers, and employees from any Attorney 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. 10. Clarification of Conditions. In the event that PW On-going Public there needs to be clarification to the Conditions Works 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 6 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: needed improvements or mitigations resulting from impacts to this project. 11 Clean-up. The Applicant/Developer shall be PL On-going Planning responsible for clean-up & disposal of project related trash to maintain a safe, clean and litter- free site. _ 12. Modifications. Modifications or changes to this PL On-going DMC Site Development Review approval may be 8.104.10 considered by the Community Development 0 Director if the modifications or changes proposed comply with Section 8 104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Permit Municipal entrances/doors Exterior lighting used after Issuance Code daylight hours shall be adequate to provide for security needs. 14. Public Art Compliance — The proposed project PL Development Planning is subject to compliance with the City's Public Art Ordinance. The Ordinance requires the Applicant's contribution to be .5% of the aggregate value of the hotel construction to be determined and calculated by the City's Building Official. This calculation would be made and compliance exhibits developed at a later time in conjunction with the Site Development Review. BUILDING 15. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes Completion Condition and ordinances in effect at the time of building permit. 16. Retaining Walls. All retaining walls over 30 B Through Standard inches in height and in a walkway shall be Completion Condition provided with guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division 17. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building Permits Condition construction plans to the Building & Safety Division for plan check Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated 7 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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. 18. Construction Drawings. Construction plans B Issuance of Standard shall be fully dimensioned (including building building permits Condition elevations) accurately drawn (depicting all existing and proposed conditions on site), and 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. 19. Air Conditioning Units Air conditioning units B Occupancy of Standard and ventilation ducts shall be screened from Unit Condition public view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 20 Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of Completion Condition all work under construction. 21. Addressing B Standard a) Provide a site plan with the City of Prior to release Condition Dublin's address grid overlaid on the of addresses plans (1 to 30 scale) Highlight all exterior door openings on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood 3 copies on full size sheets and 5 copies reduced sheets. b) Provide plan for display of addresses. Pnorto The Building Official shall approve plan permitting prior to issuance of the first building permit. (Prior to permitting) 22. Engineer Observation. The Engineer of record B Scheduling the Standard 8 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: shall be retained to provide observation services final frame Condition for all components of the lateral and vertical inspection design of the building, including nailing, hold- downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 23. Foundation. Geotechnical Engineer for the B Permit issuance Standard soils report shall review and approve the Condition foundation design. A letter shall be submitted to the Building Division on the approval. 24. Copies of Approved Plans. Applicant shall B 30 days after Standard provide City with 2 reduced (1/2 size) copies of permit and each Condition the City of Dublin stamped approved plan. revision issuance 25. Cool Roofs. Flat roof areas shall have their B Through Standard roofing material coated with light colored gravel Completion Condition or painted with light colored or reflective material designed for Cool Roofs. 26. Solar Zone —CA Energy Code B Through Standard Show the location of the Solar Zone on the site Completion Condition plan. Detail the orientation of the Solar Zone. This information shall be shown in the master plan check on the overall site plan, the individual roof plans and the plot plans. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. 27. Accessible Parking. The required number of B Through CA parking stalls, the design and location of the Completion Building accessible parking stalls shall be as required by Code the CA Building Code. 28. Accessory Structures. Building permits are B Through CA required for all trash enclosures and associated Completion Building amenities/structures and are required to meet Code the accessibility and building codes. 29 No Build Covenant. Pursuant to Dublin B Prior to Municipal Code Section 7 32.130, frontage open Permitting area used for frontage increase shall not be allowed unless or until the owner of the required yard shall file an agreement binding such owner, his heirs, and assignees, to set aside the 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 9 NO. i Agency When Source CONDITIONS OF APPROVAL Required, Prior to: oversized building remains or unless otherwise released by authority of the Building Official. 30. CASp Services. The owner or applicant for the B Prior to project shall retain the services of a private Permitting Certified Access Specialist (CASi). The CASi Prior to shall review the project plans prior to submission Occupancy to the City and inspect the building and site prior to occupancy. Prior to issuance of permits the CASi shall submit a letter to the City that they have reviewed the plans for compliance. Prior to any occupancy of the building the CASi shall submit a letter to the City that they have inspected the building. LANDSCAPING 31. Final landscape plans, irrigation system P Issuance of the Standard plans. building permit Tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Division prior to the issuance of the building permit. All such submittals shall insure: a. That plant material utilized 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. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or 10 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. h. Cut and/or fill slopes exceeding a 3:1 grade shall be stabilized with jute netting or approved equal to control erosion. Trees planted on slopes that exceed a 3:1 grade shall be installed with approved rock slope protection above and below the tree pit to catch grade. i. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. j. That a warranty from the owners or contractors shall be required to warranty all shrubs and ground cover, all trees, and the irrigation system for one year. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irngation, fertilization and weed abatement, if applicable. 32. Water Efficient Landscaping Regulations. P Issuance of the Standard The Applicant shall meet all requirements of the building permit City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 33. Open Space Areas. Open space areas shall be P Issuance of the Standard planted and irrigated to create landscape that is building permit attractive, conserves water, and requires minimal maintenance. 34. Plant Clearances. All trees planted shall meet P Issuance of any Standard the following clearances: building permit a. 6' from the face of building walls or roof eaves b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas 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. 20' from either side of a streetlight 11 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 35. Irrigation System Warranty. The applicant P Issuance of any Standard shall warranty the irrigation system and planting building permit for a period of one year from the date of installation. The applicant shall submit for the Dublin Community Development Department approval a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years 36. Walls, Fences and Mailboxes. Applicant shall P Issuance of any Standard work with staff to prepare a final wall, fencing building permit and mailbox plan that is consistent with Dublin Municipal Code and adjacent subdivisions. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 37. Sustainable Landscape Practices. The P Issuance of any Standard landscape design shall demonstrate compliance building permit with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 38. Copies of Approved Plans. The Applicant P Issuance of any Standard shall provide the City with one full size copy, one building permit reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. CIVIL CONDITIONS 39. Plans Coordination: Civil Improvement P Issuance of the Standard Plans, Joint Trench Plans, Street Lighting Plans building permit and Landscape Improvement Plans shall be submitted on the same size sheet and plotted at the same drawing scale for consistency, improved legibility and interdisciplinary coordination. 40. Utility Placement and Coordination: Utilities P Issuance of the Standard 12 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: shall be coordinated with proposed tree building permit locations to eliminate conflicts between trees and utilities. Submit typical utility plans for each house type to serve as a guide during the preparation of final grading, planting and utility plans. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. Submit a tree/utility coordination plan for City review and approval at a maximum scale of 1"=20' with each submittal of the construction documents until the construction documents are approved. 41. Enhanced/Embellished Paving: Embellished P Issuance of the Standard paving areas in roadways shall be 80 mm unit building permit pavers over a concrete base for durability. 42. Parking Lot Islands: Parking lot islands shall P Issuance of the Standard be a minimum of eight feet wide to provide for building permit the minimum of six feet for the planting of trees with a 12" wide step-out band. 43. Utility Screening: Screen Air Conditioner P Issuance of the Standard condensers and backflow prevention units building permit greater than 3" in diameter with walls to match the building architecture and to provide both sound deadening and visual screening of the utilities. 44. Tree Preservation. Tree preservation P Issuance of the Standard techniques, and guarantees, shall be reviewed building permit and approved by the Dublin Planning Division prior to the issuance of the building permit. 45. Planting and Irrigation. P Issuance of the Standard building permit a. Planting area for trees shall be a minimum of five feet clear of utilities or pavement. b. The design shall utilize plant material will be capable of healthy growth within the given range of soil and climate. c. Provide landscape screening that is of a height and density provide a positive visual impact within three years from the time of planting. d. Provide that 75% of the proposed trees on the site are a minimum of 24" box in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. e. Provide concrete curbing at the edges of 13 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. Specify that the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. h. Include a warranty from the owners and/or contractors to warrant all trees, shrubs and ground cover and the irrigation system for one year from the date of project acceptance by the City. 46. Irrigation System Warranty. The applicant P Issuance of the Standard shall warranty the irrigation system and planting building permit for a period of one year from the date of installation. The applicant shall submit for the Dublin Community Development Department approval a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. PUBLIC WORKS—PROJECT SPECIFIC CONDITIONS 47. Off-Site Improvements: The following off-site PW Improvement Project improvements shall be constructed in Plans Specific conjunction with the Hotel development and in conformance with the Overall Phasing Plan, Hotel Phase, Sheet PD2.05.3, in the Stage 2 Planned Development binder dated January 15, 2016 (unless already constructed by a preceding phase of the overall Grafton Plaza development): a) Surface frontage improvements along Grafton Street and Street 'B'. b) Surface and underground improvements for Street 'B', to the west boundary of the Residential parcel. c) Underground improvements within Street 'A', to the south end of Street 'A' and as otherwise necessary to provide service to the Hotel development. 14 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 48. Pedestrian walkways along Grafton Street PW Improvement Public and Street 'B'. The proposed pedestrian Plans Works walkway along the Grafton Street and Street 'B' frontages of the site shall meet the current ADA/Title 24 standards and shall have a contrasting decorative finish that is similar to the existing sidewalks along Grafton Street. 49. Public Improvements. All public improvements PW Improvement Public shall conform to the City of Dublin Standard Plans Works Plans and design requirements and as approved by the City Engineer. 50. Grading Plan. The Grading Plan shall be in PW Improvement Public conformance with the recommendations of the Plans Works Geotechnical Report and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 51. Site Plan. On-site improvements shall be PW Improvement Public designed in accordance with the approved Plans Works project plans, specifically Civil Sheets C-1 and C-2, and the Architectural Site Plan, Sheet Al 0, in the Site Development Review booklet dated January 18, 2016. If there are conflicts between the Civil Site Plan and the Architectural Site Plan, the Community Development Director shall determine which plan shall be followed. 52. Accessible Path of Travel. All walkways from PW Improvement Public the public and private sidewalks to the site shall Plans and Works be as shown on the approved plans, and shall Through be in conformance with current California Completion of Building Code and ADA requirements for Improvements accessibility. 53. Site Accessibility Requirements/Driveways. PW Improvement Public All parking spaces for the disabled, and other Plans and Works physical site improvements, including the Through proposed driveways shall comply with current Completion of California Building Code and ADA requirements Improvements for accessibility. 54. Pavement Grades. Slopes at asphalt pavement PW Improvement Public shall be a minimum of 1.0% for drainage and a Plans Works maximum of 5% at parking areas (unless otherwise required at parking spaces for the disabled). Exceptions to this standard can be considered by the City Engineer on a case-by- case basis to account for unusual design 15 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: circumstances. 55. Vehicle Parking. All on-site and off-site vehicle PW Improvement Public parking spaces shall conform to the following: Plans Works a) All parking spaces shall be double striped using 4" white lines set 2 feet apart in accordance with City Standards and §8.76 070 (A) 17 of the Dublin Municipal Code. b) 12"-wide concrete step-out curbs shall be constructed at each parking space where one or both sides abut a landscaped area or planter. c) Where wheel stops are shown, individual 6' long wheel stops shall be provided within each parking space in accordance with City Standards. d) A minimum 2' radius shall be provided at curb returns and curb intersections where applicable. Curbs at inside corners at the ends of parallel parking bays shall be rounded to a minimum 20' radius. 56. Bicycle Parking. Bicycle parking shall be PW Improvement Public provided in accordance with California Green Plans Works Building Standards Code Section 5.106.4. Location of the bicycle parking shall be subject to the review and approval of the City Engineer. 57. Striping Plan. A Striping Plan showing all PW Improvement Public proposed striping within public and private Plans Works streets shall be submitted for review and approval by the City Engineer. 58. Street Signs. Applicant/Developer shall furnish PW Improvement Public and install street name signs, traffic signs & Plans and Works traffic pavement markings within adjacent streets Occupancy as required by the City Engineer. 59. Signs and Pavement Markings. The PW Improvement Public Applicant/Developer shall be responsible for the Plans and Works following on-site traffic signs and pavement Occupancy markings: a) Accessible parking signs and legends per current California Building Code and ADA accessibility requirements. b) The word "Compact" shall be stenciled on the pavement surface within each compact parking space. c) "No Stopping/Fire Lane" as required by the Alameda County Fire Department 16 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: d) No Dumping-Drains to Bay" storm drain medallions per City Standard Detail CD- 704 shall be placed on all public and private storm drain inlets. 60. Project signs. All proposed project monument PW Improvement Public signs shall be placed on private property. The Plans Works signs should ideally be located outside any easement areas, but exceptions can be made by the City Engineer. Any signage located in an easement is subject to removal and replacement at the expense of the Applicant/property owner if needed by the easement holder. 61. Lighting. The Applicant/Developer shall PL, PW, Improvement Planning prepare a photometric plan to the reasonable PO Plans satisfaction of the City Engineer, Director of Community Development, the City's Consulting Landscape Architect 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. 62. Trash Enclosure. Applicant shall coordinate PW Improvement Public the trash enclosure location and the size of the Plans Works enclosure with AVI and the City to ensure adequate capacity to serve the future restaurant and retail tenants. Trash enclosure shall meet all requirements set forth in the Dublin Municipal Code (DMC), Chapter 7 98 and design details shall be shown on the Site Improvement Plans. 63. Water and Sewer Facilities. PW Improvement Public Applicant/Developer shall construct all potable Plans Works and recycled water and sanitary sewer facilities required to serve the project in accordance with 17 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: DSRSD master plans, standards, specifications and requirements. 64. Fire Hydrants. Fire hydrant locations shall be PW Improvement Public approved by the Alameda County Fire Plans Works Department. A raised reflector blue traffic marker shall be installed in the street opposite each hydrant. 65. FDC connectors. All FDC connectors and PW Improvement Public double detector-check valves shall be placed so Plans Works as to be easily accessible for maintenance and operations. 66. Underground Utilities. All public utilities shall PW Improvement Public be located and provided within public utility Plans Works easements and sized to meet utility company standards. 67. Trench Cut Street Restoration. When one (1) PW Acceptance of Public or more longitudinal or three (3) or more Improvements Works transverse trench cuts are required in a public street, the Developer shall perform a minimum two inch (2") grind and asphalt concrete overlay of the street to the satisfaction of the City Engineer. Limits of the grind and overlay to be performed will be determined by the City Engineer based on the location and proximity of the trench cuts. 68. Utility Vaults. To the maximum extent PL, PW Improvement Public practicable, all utility vaults, boxes and Plans Works structures shall be underground and placed in landscape areas and screened from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. 69. Underground Obstructions. Prior to PW Grading/ Public demolition, excavation and grading on any Sitework Permit Works portion of the project site, all underground obstructions (i.e. debris, septic tanks, fuel tanks, barrels, chemical 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. 70. Trash Capture. The project shall incorporate full PW Improvement Public trash capture measures such as inlet filters or Plans Works hydrodynamic separators to address the 18 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: requirements of Provision C.10 of the current Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 71. Stormwater Treatment Measures PW Improvement Public Maintenance Agreement. Applicant/Developer Plans Works shall enter into an Agreement with the City of Dublin that guarantees the property owners perpetual maintenance obligation for all trash capture measures installed as part of the project. The Agreement shall be recorded against the property and shall run with the land. 72. Hydrology and Hydraulic Calculations. PW Improvement Public Hydrology and Hydraulic Calculations shall be Plans Works provided for the design of the on-site and off-site storm drain system. 73. Geotechnical Report and Recommendations: PW Improvement Public The Applicant/Developer shall provide a site Plans Works specific geotechnical report prepared by a geotechnical engineer. The geotechnical engineer shall certify that the project design conforms to the report recommendations prior to the approval of the Improvement Plans. All report recommendations shall be followed during the course of grading and construction. 74. Erosion Control During Construction. PW Improvement Public Applicant/Developer shall include an Erosion Plans and Works and Sediment Control Plan with the Grading and Through Improvement plans for review and approval by Completion of the City Engineer/Public Works Director. Said Improvements 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/Public Works Director. 75. Construction Noise Management Plan. PW During Public Applicant/Developer shall prepare a Construction Works Construction Noise Management Plan, to be and Grading approved by the City Engineer and Community Activities Development Director, which identifies measures to be taken to minimize construction noise on surrounding developed properties. The Plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, 19 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications. 76. Construction Hours. Construction and grading PW During Public operations shall be limited to weekdays (Monday Construction Works through Friday) and non-City holidays between the hours of 7:30 a.m and 5:30 p.m. The Applicant/Developer may request permission to work on Saturdays and/or holidays between the hours of 8:30 am and 5:00 pm by submitting a request form to the City Engineer no later than 5:00 pm the prior Wednesday. Overtime inspection rates will apply for all Saturday and/or holiday work. 77. Temporary Fencing. Temporary Construction PW Through Public fencing shall be installed along perimeter of all Completion of Works work under construction to separate the Improvements construction operation from the public. All construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer/Public Works Director. 78. Graffiti. The Applicant/Developer and/or PW Ongoing Public building tenant(s) shall keep the site clear of Works graffiti vandalism on a regular and continuous basis. The Applicant/Developer is encouraged to use graffiti-resistant paint for the structures and film for windows or glass whenever possible. 79. Damage/Repairs. The Applicant/Developer PW Occupancy Public shall be responsible for the repair of any Works damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project. 80. Landscaping. Applicant/Developer shall PL, PW Approval of Planning/ construct all landscaping within the site and Landscape Plan Public along the project frontage to the street curb and Works gutter. 81. Backflow Prevention Devices. The Landscape PL, PW, Approval of Planning Plan shall show the location of all backflow F Landscape Plan prevention devises. The location and screening of the backflow prevention devices shall be reviewed and approved by City staff. 82. Root Barriers and Tree Staking. The PL, PW Approval of Planning 20 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: landscape plans shall provide details showing Landscape Plan root barriers and tree staking meeting current City specifications. 83. Ownership and Maintenance of PW Ongoing Public Improvements. Ownership and maintenance of Works roadway, parking lot, landscaping and common area improvements shall be by the Hotel Property Owner's Association as shown on the Overall Maintenance Plan, Sheet PD2.04, in the Stage 2 Planned Development binder dated January 15, 2016. 84. Easements. The Applicant/Developer shall PW Grading/ Public acquire easements, and/or obtain rights-of-entry Sitework Permit Works from the adjacent property owners for any improvements on their property. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the City Engineer. Ingress and egress easements, emergency vehicle access easements, storm drain easements, water line easements, sanitary sewer easements and joint use parking easements will be required as and to the extent needed, between parcels. The easements shall be subject to the approval of the City Engineer. 85. Zone 7 Impervious Surface Fees. Applicant PW Building Permit Public shall complete a "Zone 7 Impervious Surface Works Fee Application" and submit an accompanying exhibit for review by the Public Works Department. Fees generated by this application will be due at issuance of the Building Permit. 86. Grading/Sitework Permit. The applicant shall PW Start of Public apply for and obtain a Grading/Sitework Permit Construction Works from the Public Works Department for all site improvements and grading work. The Grading/Sitework Permit will be based on the final set of civil plans and will not be issued until all of plan check comments have been resolved. 87. Construction Permit. Applicant shall obtain PW Grading/ Public necessary permits or permission from the Sitework Permit Works applicable property owners to construct improvements within adjacent off-site properties. 88. Occupancy Permit Requirements. Prior to PW Occupancy Public issuance of an Occupancy Permit, the physical Works condition of the project site shall meet minimum health and safety standards including, but not limited to the following: 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: a) Lighting for the building and parking lot shall be adequate for safety and security. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. b) All construction equipment, materials, or on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means reasonably approved by the City Engineer/Public Works Director. c) All fire hydrants for the building shall be operable and easily accessible to City and ACFD personnel. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) for the building shall be installed and fully functional. PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL 89 Developer shall comply with the City of Dublin PW Ongoing Standard Public Works Standard Conditions of Approval Condition contained below ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above. 90. The Developer shall comply with the Subdivision PW Ongoing Standard Map Act and the City of Dublin Subdivision Condition Ordinance in effect at the time of the filing of the Final Parcel Map 91. The Developer shall defend, indemnify, and hold PW Ongoing Standard harmless the City of Dublin and its agents, Condition 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 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 22 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: cooperation in the defense of such actions or proceedings. 92. In the event that there needs to be clarification to PW Ongoing Standard these Conditions of Approval, the Director of Condition 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. 93. If there are conflicts between the Tentative Map PW Ongoing Standard approval and the SDR approval pertaining to Condition mapping or public improvements the Tentative Map shall take precedent. PERMITS 94. Developer shall obtain an Encroachment Permit PW Prior to Start of Standard from the Public Works Department for all Work Within Condition construction activity within the public right-of-way Public Right of of any street where the City has accepted the Way 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. 95. Developer shall obtain all permits required by PW Prior to Start of Standard other agencies including, but not limited to Work Condition Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 96. The Developer will be responsible for submittals PW Approval of Standard and reviews to obtain the approvals of all Final Parcel Condition participating non-City agencies. Map 97. Developer shall provide the Public Works PW Approval of Standard Department a digital vectorized file of the Final Parcel Condition "master" files for the project when the Final Map Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be ?3 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone Ill, and U.S. foot. FINAL MAP 98. The Final Map shall be substantially in PW Approval of Standard accordance with the Tentative Map approved Final Parcel Condition with this application, unless otherwise modified Map by 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. 99. All rights-of-way and easement dedications PW Approval of Standard required by the Tentative Map shall be shown on Final Parcel Condition the Final Parcel Map. Map 100. Any phasing of the final mapping or PW Prior to Standard improvements of a Tentative Map is subject to Approval of Condition the approval and conditions of the City Engineer. Final Parcel Map EASEMENTS 101. The Developer shall obtain abandonment from PW Approval of Standard all applicable public agencies of existing Final Parcel Condition easements and right-of-ways that will no longer Map be used, if any. FIRE 102 Site Plan. F On going Standard The site plan shall show sufficient detail to reflect an accurate and detailed layout of the site for review and record purposes. The site plan shall show a scale that will allow sufficient details for review purposes and include, but not be limited to the following: • The site parking and circulation layout including fences, gates, fire lane locations and turnarounds. • Location of all fire appliances including 24 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances • The location of property lines and assumed property lines between buildings on the same property as well as any easements. 103. Fire Access. Fire access is required to be F On going Standard approved all-weather access. Show on the plans the location of the all-weather access and a description of the construction Access road must be designed to support the imposed loads of fire apparatus. 104. Hydrants & Fire Flows. Show the location of F On going Standard any on-site fire hydrants and any fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves this property. Provide a letter from the water company indicating what the available fire flow is to this property. 105. New Fire Sprinkler System & Monitoring F On going Standard Requirements 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. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. 106. Fire Alarm (detection) System Required F On going Standard 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. 25 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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. 107. Fire apparatus roadways shall have a F On going Standard minimum unobstructed width of 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12%. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for aooroveq apparatus turnarounds. 108 Gates Approvals. Fencing and gates that cross F On going Standard pedestrian access and exit paths as well as vehicle entrance and exit roads need to be approved for Fire Department access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. 109. Hydrants & Fire Flows. Show the location of F On going Standard any on-site hydrants and any fire hydrants that are along the property frontage as well as the closest hydrants to each side of the property that are located along the access roads that serves this property. Provide a letter from the D.S.R.S.D. indicating what the available fire flow is to this property. Hydrant spacing shall meet D.S.R.S.D. standard as to type and distance 26 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: between hydrants 110. Addressing. F On going Standard Addressing shall be illuminated or in an illuminated area The address characters shall be contrasting to their background. Building Address. The building shall be provided with all addresses or the assigned address range so as to be clearly visible from either direction of travel on the street or alley the address references. Lighted addresses shall be placed over the garage doors. The address characters shall not be less than 5 inches in height by 1-inch stroke. Larger sizes may be necessary depending on the setbacks and visibility. Multi-Tenants. Where a building has multiple tenants, address shall also be provided near the main entrance door of each tenant space. The address shall be high enough on the building to be clearly visible from the driveway, street or parking area it faces even when vehicles are parked. 111. FIRE ACCESS DURING CONSTRUCTION F On going Standard Fire Access. Access roads, turnarounds, pullouts, and fire operation areas are Fire Lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. Entrances. Entrances to job sites shall not be blocked, including after hours, other than by approved gates/barriers that provide for emergency access. Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed prior to combustible construction commencing. Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bndges/crossings, gates/key-switch, '7 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: & within required 150-ft. distance to Fire Lane Fire access is required to be approved all- weather access. Show on the plans the location of the all-weather access and a description of the construction. Access road must be desianed to support the imposed loads of fire apparatus. USE OF 1.5-2" ROCK OF MINIMUM 4" DEPTH ALLOWED DURING LIMITED PERIOD PRIOR TO FIRST LIFT OF ASPHALT AS REQUIRED IN PLAN REVIEW. DSRSD 112. Complete improvement plans shall be submitted DSRSD Issuance of any Standard to DSRSD that conform to the requirements of the building permit Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies 113. All mains shall be sized to provide sufficient DSRSD Issuance of any Standard capacity to accommodate future flow demands building permit in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 114. Sewers shall be designed to operate by gravity DSRSD Issuance of any Standard flow to DSRSD's existing sanitary sewer system. building permit Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and 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. 115. Domestic and fire protection waterline systems DSRSD Issuance of any Standard for Tracts or Commercial Developments shall be building permit designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 28 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 116 DSRSD policy requires public water and sewer DSRSD Issuance of any Standard lines to be located in public streets rather than in building permit off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement 117. Prior to approval by the City of a grading permit DSRSD Issuance of any Standard or a site development permit, the locations and building permit widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD 118. All easement dedications for DSRSD facilities DSRSD Issuance of any Standard shall be by separate instrument irrevocably building permit offered to DSRSD or by offer of dedication on the Final Map. 119. Prior to approval by the City for Recordation, the DSRSD Issuance of any Standard Final Map shall be submitted to and approved by building permit DSRSD for easement locations, widths, and restrictions. 120. Prior to issuance by the City of any Building DSRSD Issuance of any Standard Permit or Construction Permit by the Dublin San building permit Ramon Services District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan 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. 121 Prior to issuance by the City of any Building DSRSD Issuance of any Standard Permit or Construction Permit by the Dublin San building permit Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an 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 29 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 122. No sewer line or waterline construction shall be DSRSD Issuance of any Standard permitted unless the proper utility construction building permit permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 9 have been satisfied. 123. The applicant shall hold DSRSD, its Board of DSRSD Issuance of any Standard Directors, commissions, employees, and agents building permit of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 124. Improvement plans shall include recycled water DSRSD Issuance of any Standard improvements as required by DSRSD. Services building permit for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 125. DSRSD has communicated these Conditions of DSRSD Issuance of any Standard Approval for the project verbally in previous building permit meetings on this project. 126. The project is located within the District DSRSD Issuance of any Project Recycled Water Use Zone (Ord. 3on which calls building permit Specific for installation of recycled water irrigation systems to allow for the future use of recycled water for approved 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 irngation facilities shall be in compliance with District's "Recycled Water Use Guidelines" and Dept. of Health Services requirements for recycled water irrigation design 127. The applicant shall coordinate with the District DSRSD Issuance of any Project and Alameda County Fire Department on building permit Specific required fire flows. The present interim water system is capable of providing a maximum of 3,500 gallons per minute of fire flow to the site. A 30 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: future reservoir is anticipated to be constructed which will allow for a fire flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of an interim water system for fire protection. PASSED, APPROVED, AND ADOPTED this_day of , 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G IPAI2015PLPA-2015-00048 Grafton PlazaPC Mfg 2916 PD Rez Tmap SDRIREVISED DOCSIcc reso approving grafton plaza hotel sdr docx 31