Loading...
HomeMy WebLinkAboutAttach 4 PA02-034 RESOLUTION NO. 04 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR PA 02-034 IKEA PROPERTY INC. WHEREAS, IKEA Property Inc has requested approval of a Site Development Review consisting of an approximately 317,000 square foot building, landscaping and related improvements on approximately 14 acres of land in the Eastern Dublin Specific Plan area at the northwest comer of Hacienda Drive and Interstate 580; and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, This project is within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program EIR was certified (SCH 91103064). An Initial Study and focused Supplemental EIR ((SCH 2033092076) have been approved for this Project. WHEREAS, the City prepared and circulated a Draft Supplemental EIR analyzing the potential environmental effects of the Project. The City prepared a Final Supplemental EIR comprised of written responses to all comments received on the Draft Supplemental EIR. On February 24, 2004, the Planning Commission adopted Resolution 04- recommending that the City Council certify the Draft and Final Supplemental EIRs as the Supplemental Environmental Impact Report for the Project, which resolution is incorporated herein by reference; and WHEREAS, a Development Plan has been submitted to the City as required by section 8.32 of the Dublin Zoning Ordinance; and WHEREAS, the Planning Commission did hold a public hearing on said application on January 27, 2004 and took public testimony on said matter; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission requesting that the original hearing jurisdiction be transferred to the City Council for PA 02-034; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth (collectively, "Evidence"). NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby transfer the original hearing jurisdiction for this project to the City Council pursuant to Section 8.96.020.C.3 of the Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT BASED ON THE EVIDENCE, THE Dublin Planning Commission does hereby recommend that the City Council make the following findings and determinations regarding said proposed Site Development Review: A. Approval of this application (PA 02-034) as conditioned is consistent with the purpose and intent of Section 8.104 (Site Development Review) of the Dublin Zoning Ordinance. The approval of this application, as conditioned, will comply with the policies of the General Plan and the Eastern Dublin Specific Plan (both as amended by the Project), and the Planned Development Rezoning and Development Plan for the project which allows for commercial development at this location. ATTACHMENT The approval of this application, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare as the development is consistent, as conditioned with all laws and ordinances of the City of Dublin. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to provide a desirable environment for the development. The subject site is physically suitable for the type and intensity of the approved development. Impacts to view have been addressed and the project has been found to be consistent with the Eastern Dublin Scenic Corridor Policies and Standards document. Impacts to existing slopes and topographic features have been addressed as the subject property is essentially flat. The project has been designed with architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings have been incorporated into the project and as Conditions of Approval in order to ensure compatibility of this development with the development's design concept and character of surrounding uses. Landscape considerations, including the location, type, size and coverage of plant materials and similar elements combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. The approval of this application, as conditioned, is in conformance with regional transportation plans and requires the Applicant/Developer to either construct or pay for the project's fair share of transportation improvements. The approval of the Site Development Review is consistent with the Dublin General Plan and the as amended Eastern Dublin Specific Plan. The Supplemental EIR, and related Findings, Statement of Overriding Considerations and Mitigation Monitoring Program recommended for approval by the Commission by Resolution __ are adequate and sufficient to satisfy CEQA, CEQA Guidelines and the City of Dublin's environmental guidelines with respect to the Planning Commission's action on the Project as set forth herein, and hereby incorporates by reference said documents. NOW, THEREFORE BE IT FURTHER RESOLVED TItAT TItE City of Dublin Planning Commission hereby recommend conditional approval the Site Development Review Application for PA 02-034 to construct a 317,000 square foot retail building on APN 986-0005-040 as generally depicted by materials labeled "Exhibit A", stamped "approved" and on file in the City of Dublin Planning Department. This recommendation shall conform generally to the Site Plan prepared by Ware Malcomb dated December 19, 2003, received by the Department of Community Development, unless modified herein by the Conditions of Approval contained below. CONDITIONS OF APPROVAL Unless otherwise stated~ all Conditions of Approval shall be complied with prior to final occupancy of any building and shall be subiect to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Aporovai: [PLI Planning, lB] Building, [POi Police, [PWI Public Works, [Al)MI Administration/Ci .ty Attorney, IFIN] 2 Finance, [PCS] Parks and Community. Services, IF] Alameda County. Fire Dept., IDSRI Dublin San Ramon Services District, ICOl Alameda County Flood Control and water Conservation District Zone 7. 1. Final Landscape Plan. Applicant/Developer shall submit final landscape plans (for all on and PL off-site areas), conforming to the requirements of Section 8.72.030 of the Zoning Ordinance Issuance of (unless otherwise required by this Resolution), which shall be subject to the review and Building approval by the Director of Community Development and the Director of Public Works. The Permit landscape plans shall include the following information: hardscape details, striping details, quantity, size, spacing and species of landscape elements, and light standards. All above ground utilities shall be screened. Additionally, the landscape plans shall include a unified design for the "Main Access in Path" including unified light standards, plant and tree species, and hardscape treatments. 2. Landscape Maintenance. All landscape, irrigation, and hardscape areas on the site PL (including paths, roads, sidewalks, etc.) shall be properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, On-Going shall require prior review and written approval from the Community Development Director. 3. Standard Plant Material, Irrigation System and Maintenance Agreement. PL Applicant/Developer shall sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. Occupancy 4. Bicycle Parking. Bicycle parking shall be provided near the building entries at a ratio of 1 PL rack per 40 vehicle parking spaces. Bicycle racks shall be designed to accommodate a Occupancy minimum of four bicycles per rack, and so that each bicycle can be secured to the rack. The location of the bicycle racks shall not encroach into any adjacent/adjoining sidewalks in a manner that would reduce the unencumbered width of the sidewalk to less than 4' in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. 5. General Plan and Specific Plan. Applicant/Developer shall pay for the mapping work and PL printing of the Eastern Dublin Specific Plan and General Plan to reflect the General Plan and Occupancy Specific Plan amendment approval. 6. Parking Spaces. All parking spaces shall be double-striped with 4-inch wide stripes set PL approximately 2 feet apart. Occupancy 7. Building Maintenance. The building and associated signage shall be properly maintained at PL all times. On-Going 8. Exposed Stair. The finish and design of the exposed stair on the north, south and west P1 elevation shall be subject to review and approval by the Director of Community Development. Issuance of Building Permits 9. Concrete Wall. The finish of the concrete wall of the loading dock shown on the East PL Elevation shall be subject to review and approval by the Director of Community Development Issuance of Building Permits 10. Glazing Application. The use of opaque glazing shall be limited and the application of PL opaque and translucent/transparent glazing shall be subject to review and approval by the Issuance of Director of Community Development. Building Pernfits 11. Mechanical Equipment. All ducts, meters, transformers, air conditioning equipment and PL other mechanical equipment that is on-site or roof mounted shall be screened from view. A Issuance of screening plan shall be submitted for review and approval by the Community Development Building Director and Building Official prior to approval of Building Permit. Said screening plan shall Permits show that all ducts, meters, air conditioning equipment and other mechanical and utility equipment shall be effectively screened from view with materials architecturally compatible with the materials of the structure. 12. Signs. All signs shall be well maintained in an attractive manner. Any indirect light fixtures PL used to illuminate any signage shall be glare-shielded. Wall-mounted signs shall be placed flat against the building wall. If signs change, all mounting holes shall be repaired and walls On-Going repainted prior to mounting the new signs 13. Monument Signs. Design of monument signs shall be approved by the Director of PL, PW Community Development to assure compatibility with design elements of the project and by Completion of the Director of Public Works to assure unobstructed traffic visibility Improvements 14. Temporary Promotional Signs. The use of any Temporary Promotional Signs (i.e., banners, PL, B pennants, flags, balloons, searchlights and similar advertising devises) for special advertising Issuance of and or promotional use shall first require a separate Zoning Clearance approval and shall Building comply with the provisions established in Sign Regulations, Chapter 8.84 of the Zoning Pernfits Ordinance. 15. Development Agreement/Expiration. The approval of this project shall be predicated upon PL and pursuant to the terms set forth in the Development Agreement between the City of Dublin On-going and IKEA Property Inc. In the event of conflict between the.terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. The Development Agreement must be effective prior to issuance of building permits 16. Revocation. The SDR will be revocable for cause in accordance with Section 8.96.020.I of the PL Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be On going subject to citation. 17. Effective Date. SDR approvals shall not become effective until the certification of the IKEA PL Supplemental Environmental Impact Report and the approval of the General Plan and Eastern Issuance of Dublin Specific Plan Amendments and the Planned Development Rezone has become Grading effective. Pernfits 18. Required Permits. Applicant/Developer shall comply with the City of Dublin Zoning Various Ordinance and obtain all necessary permits required by other agencies (Alameda County Flood Various times, Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, but no later Regional Water Quality Control Board, State Water Quality Control Board, Etc.) and shall than Issuance of Building submit copies of the permits to the Department of Public Works. Permits 19. Term. Approval of the Site Development Review shall be valid for one year from approval by PL the Planmng Commission. If construction has not commenced by that time, this approval shall On-going be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 20. Refuse Collection Areas. The refuse collection areas within the project shall be reviewed by PW, PL the refuse collection service provider to ensure that adequate space is provided to Approval of accommodate collection of refuse from this facility. All trash enclosure areas shall be Improvement constructed with roof coverage and concrete pads and subject to review and approval by the Plans Director of Community Development. A ten-foot concrete pad shall be provided outside any trash enclosure area. 21. Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid waste Bldg. management and recycling requirements. On-going 4 22. Refuse Collection. The refuse collection service provider shall be consulted to ensure that PL adequate space is provided to accommodate collection and sorting of petrucible solid waste as Occupancy well as source-separated recyclable materials generated by the project. 23. Rodenticides and Herbicides. The use of rodenticides and herbicides within the project area PL shall be performed in cooperation with and under the supervision of the Alameda County Issuance of Department of Agriculture and will be restricted, to the satisfaction of the Director of Grading Community Development, to reduce potential impacts to wildlife. Permit 24. Archaeological Materials. If, during construction, archaeological materials are encountered, PL construction within 100 feet of these materials, shall be halted until a professional On-going Archaeologist who is certified by the Society of Califomia Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary 25. Kit Foxes. Should any Kit Foxes be discovered on the site, either during the Preconstruction PL, PW Survey or during project construction, the Applicant/Developer shall be responsible for Issuance of complying with the Kit Fox Protection Plan. Grading Permit 26. Housing and Employment Monitoring System. Prior to opening for business, each business FIN shall provide a list to the City of the number, type and salary level of employees for the Occupancy business in order for the City to implement the required housing and employment monitoring system required by the Easter Dublin Specific Plan, provided, however, the City shall keep such information confidential and may not be disclosed without the prior written consent of Applicant/Developer. 27. Preconstruction Survey. Applicant/Developer shall comply with all Eastern Dublin Specific PL, PW Plan EIR mitigation measures for mitigating potentially significant plant and animal species Issuance of impacts. Within 60 days prior to any habitat modification, Applicant/Developer shall submit a Grading preconstruction survey, prepared by a biologist (to be approved and hired by the City prior to Permit commencement of the survey.) Said survey shall examine whether any sensitive species exist on or adjacent to the site and, if any exist, shall include recommended protection plans, including any modifications to site design, for those sensitive species that may be discovered as a result of the survey. Applicant/Developer shall be responsible for the cost of the survey and staff review of the survey. The significance of any discoveries and adequacy of recommended protection measures shall be subject to the discretion of the Director of Conm~unity Development. Said protection plans and measures shall occur at least 21 days prior to anticipated habitat modification. Any updated surveys and/or studies that may be completed subsequently shall be submitted to the Department of Community Development 28. Hold Harmless/Indemnification - Applicant/Developer shall defend, indemnify, and hold PL, ADM harmless the City of Dublin and its agents, officers, and employees from any claim, action, or Through proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, completion of void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Improvements Commission, City Council, Director of Community Development, Zoning Administrator, and Planning Manager or any other department, committee, or agency of the City to the extent such Occupancy of actions are brought within the time period required by Government Code Section 66499.37 or the Building other applicable law; provided, however,' that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 29. Public Art. Any public art placed in the project shall conform with the requirements of the PL, PCS City of Dublin Public Art Policy. On-going 30. Parking Of Delivery Trucks. Parking of delivery trucks shall be limited to the express PL purpose of loading and unloading. On-going 31. Parking Of Company Owned Vehicles. The parking of company owned vehicles with PL corporate identity (trucks with signs) between a building and a public street and along a public On-going street shall not occur, expect for the express purpose of loading and unloading. 32. Parking Of Recreation Vehicles. The parking of Recreational Vehicles overnight, as defined PL by the Zoning Ordinance, shall be prohibited. On-going 33. Public Facilities Fee. Applicant/Developer shall pay a Public Facilities Fee in the amounts and PCS at the times set forth in the Development Agreement. Issuance of Building Permits 34. Fire Conditions. Developer shall comply with all conditions of the Alameda County Fire F Department (ACFD), including: Issuance of a. Final location of fire hydrants shall be approved by the Alameda County Fire Building Department in accordance with current standards. Minimum fire flow design shall Permits be for 1500 gallons per minute with 20-psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the center of the paved street opposite each hydrant. A drawing of the approved locations shall be submitted for future reference. b. Fire lanes shall be identified in the plan and approved by the ACFD prior to installation. c. Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads of fire equipment. The minimum standard shall be H20 design. Design shall be approved by ACFD prior to installation. d. Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD and the City of Dublin. e. Prior to the delivery of any combustible material storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. f. Approved roadway shall be first lift of asphalt. g. Plans may be subject to revision following review. 35. Projected Timeline. Applicant/Developer shall submit a projected timeline for project PO completion to the Dublin Police Services Department, to allow estimation of staffing Issuance of requirements and assignments Building Permits 36. Non-Residential Security. Applicant/Developer shall comply with all applicable City of PO Dublin Non-Residential Security Requirements. Occupancy of Any Building 37. Clear of Graffiti. The developer and/or property owner and/or tenant shall keep the site clear PL of graffiti vandalism on a regular and continuous basis. Graffiti resistant paint for the structures On-going and film for windows or lass should be used. 38. Wells. Any water wells, cathodic protection wells or exploratory borings shown on the map Zone 7 that are known to exist, are proposed or are located during field operations without a Issuance of documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition Grading or construction activity in accordance with a well destruction permit obtained from Zone 7 and Permits the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 39. Salt Mitigation. Recycled water projects must meet any applicable salt mitigation Zone 7 requirements of Zone 7 Issuance of Grading Permits 40. Requirements and Fees. Applicant/Developer shall comply with all Alameda County Flood Zone 7, PW Control and Water Conservation District-Zone 7 Flood Control requirements and applicable Issuance of fees. Building Permits 41. Construction by Applicant/Developer. All onsite potable and recycled water and wastewater DSRSD pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all Completion of DSRSD master plans, standards, specifications and requirements. Improvements 42. DSRSD Water Facilities. Water facilities must be connected to the DSRSD or other approved DSRSD water system, and must be installed at the expense of Applicant/Developer in accordance with Acceptance of District Standards and Specifications. All material and workmanship for water mains and Improvements appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all conditions of Parcel Map 'No. 8261 and Parcel Map No. 7714. 43. General Requirements. Prior to issuance of any building permit, complete improvement plans DSRSD shall be submitted to DSRSD that conform to the requirements of the DSRSD Code, the Issuance of DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Building Water and Wastewater Facilities." all applicable DSRSD Master Plans and all DSRSD Permits policies. 44. Water Mains. All mains shall be sized to provide sufficient capacity to each development DSRSD project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility Approval of Improvement master planning. Plans 45. Sewers. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary DSRSD sewer system. Pumping of sewage is discouraged and may only be allowed under extreme Approval of circumstances following a case-by-case review with DSRSD staff. Any pumping station will Improvement require specific review and approval by DSRSD of prelinfinary design reports, design criteria Plans and final plans and specification. DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other condition within a separate agreement with the applicant for any project that requires a pumping station 46. Domestic And Fire Protection Waterline Systems. Domestic and fire protection waterline DSRSD systems for tracts or commercial developments shall be designed to be looped or Approval of interconnected to avoid dead end sections in accordance with requirements of the DSRDS Improvement Standard Specifications and sound engineering practices. Plans 47. Water And Sewer Lines. DSRSD policy requires public water and sewer lines to be located in DSRSD public streets rather than in off-street locations to the fullest extent possible. If unavoidable, Issuance of then public sewer or water easements must be established over the alignment of each public Building sewer or water line in an off-street or private street location to provide access for future Permits and all DSRSD maintenance and/or replacement requirements 48. Easement Dedications. The locations and widths of all proposed easement dedications for DSRSD water and sewer lines shall be submitted to and approved by DSRSD and shall be by separate Prior to instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. Issuance of Grading Permit 49. Fees. All utility connections fees, plan check fees, inspection fees permit fees and fees DSRSD associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the Prior to rates and scheduled established in the DSRSD Code. Issuance of Building Permit. 50. Improvement Plans. All improvement plans for DSRSD facilities shall be signed by the DSRSD District Engineer. Each drawing of improvement plans shall contain a signature block for the Prior to District engineer indicating approval of the sanitary sewer or water facilities shown. Prior to Issuance of the approval by the District Engineer, the applicant shall pay all required DSRSD fees, provide Building Permit an engineer's estimate of construction costs for water and sewer systems, a performance bond, a one-year maintenance bond, and comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 51. Construction Permit. No sewer or waterline construction shall be permitted unless the proper DSRSD utility construction permit has been issued by DSRSD. Issuance of Building Permit 52. Hold Harmless. The applicant shall hold DSRSD, its Board of Directors, commissions, DSRSD employees, and agents of DSRSD harmless and indemnify and defend the same from any On-going litigation, claims, or fines resulting from the construction and completion of the project. 53. Recycled Water. The project is located within the District Recycled Water Use Zone (Ord. DSRSD 280), which calls for installation of recycled water irrigation systems to allow for future use of Approval of recycled water for approved landscaped irrigation demands. Recycled water will be available Improvement in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Plans Compliance with Ord. 280, as may be amended or superseded, is required, the District Engineer must approve any exemption thereto, in conformance with Ordinance 280. 54. Irrigation Facilities. All irrigation facilities shall be subject to review by the District for DSRSD compliance with District and Department of Health Services requirements for recycled water Approval of irrigation design. Irrigation plans shall not be approved by the City until review and approval Final Landscape and thereof by the City is confirmed. Irrigation Plans 55. Fire Flows. The applicant shall coordinate with the District and Alameda County Fire DSRSD Department on required fire flows. The present interim water system is capable if providing a Approval of maximum of 3,500 gallons per minute. The applicant shall hold the District harmless over the Improvement use of interim water system for fire protection. Plans 56. Improvement Plans. Complete improvement plans shall be submitted to DSRSD that conform DSRSD to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Approval of Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater hnprovement Facilities", all applicable DSRSD Master Plans and all DSRSD policies. Plans 57. Domestic And Fire Protection. Domestic and fire protection waterline systems for Tracts or DSRSD Commercial Developments shall be designed to be looped or interconnected to avoid dead end Approval of sections in accordance with requirements of the DSRSD Standard Specifications and sound Improvement engineering practice. Plans 58. Public Water And Sewer Lines Locations. DSRSD policy requires public water and sewer DSRSD lines to be located in public streets rather than in off-street locations to the fullest extent Approval of possible. If unavoidable, then public sewer or water easements must be established over the Improvement Plans 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. 59. Improvement Plans. All improvement plans shall contain a signature block for the District DSRSD Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval Approval of by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an Improvement engineer' s estimate of construction costs for the sewer and water systems, a performance bond, Plans a one-year maintenance bond, and comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 60. Sewer Line Or Waterline Construction. No sewer line or waterline construction shall be DSRSD permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the required items have been satisfied. 61. Final Lighting Plan. Applicant/Developer shall submit a final lighting plan (including PL, PO, B, photometrics) to the Community Development Department and the Dublin Police Services for PW review and approval. At a minimum, the plan shall include 1 .O-foot candle lighting levels at Prior to all doors, 1.0 foot candle lights at ground level in parking lot areas and 5.0-foot candle lighting Issuance of Building underneath the parking and lighting fixtures that are a vandal-resistant type. Permits/Lighti ng Installed prior to Occupancy of any Building 62. Theft Prevention. Applicant/Developer shall work with the Dublin Police on an ongoing basis PO to establish an effective theft prevention and security program. Applicant/Developer shall Plan submit a security plan for the site for review and approval by the Dublin Police. Submitted Prior to Occupancy of any Building 63. Employee Exit Doors. Employee exit doors shall be equipped with 180-degree viewers if PO there is not a burglary resistant window panel in the front door from which to scan the exterior Plan submitted prior to Occupancy of any Building 64. Security Plan. Applicant/Developer shall submit a security plan for the site. The plan shall PO include information regarding alarm systems (type and location), inventory control measures, Prior to key control measures, employee safety and security training programs. Additionally the Issuance of security plan shall include adequate lighting and visibility levels within the garage area and Occupancy measures to reduce access points. The Security Plan shall be subject to review and approval by Permit the Chief of Police. 65. Operations Action Plan and Funding for Grand Opening. Dublin Police Services, in PO consultation with IKEA, will plan and execute an Operations Action Plan for the Grand Prior to Opening of the IKEA store. The Operation Action Plan will include additional Police Services Occupancy Staff for the use of traffic and crowd control. The Applicant/Developer will provide funding for the additional Police Staff necessary to execute the Operations Action Plan. The Operations Action Plan shall also include, at a minimum, specific dates and times of scheduled events and a plan for the temporary off-site parking of employee automobiles. A meeting between IKEA management, representatives from City of Dublin shall occur approximately 2 weeks prior to grand opening events to coordinate response procedures, communication and traffic control contingency plans. 66. Business Site Emergency Response Card. Building tenants shall complete a "Business Site PO Plan submitted Emergency Response Card" and deliver to the Police Department. prior to Occupancy 67. Security Provisions. Dublin Police Services requires the developer to build in accordance PO with all Commercial Security Requirements pursuant to Chapter 7.32.220 of the Dublin Prior to Municipal Code to include: Issuance of Building a. Applicant/Developer shall comply with all applicable City of Dublin Non Residential Permit and On-going Security Ordinance Requirements. b. Create temporary advisory signage for traffic flow, subject to subject to review and approval by the Director of Public Works. 68. Building Codes and Ordinances. All project construction shall conform to all building codes B and ordinances in effect at the time of building permit. Through Completion 69. Retaining Walls. All retaining walls over 30 inches in height and in a walkway shall be B provided with guardrails. All retaining walls over 24 inches with a surcharge or 36 inches Through without a surcharge shall obtain permits and inspections from Building Division. Completion 70. Building Permits. To apply for building permits, Applicant/Developer shall submit eight (8) B sets of construction plans to the Building Division for plan check. Each set of plans shall have Issuance of attached an annotated copy of these Conditions of Approval. The notations shall clearly Building indicate how all Conditions of Approval will or have been complied with. Construction plans Permits 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. 71. Construction Drawings. Construction plans shall be fully dimensioned (including building B elevations) accurately drawn (depicting all existing and proposed conditions on site), and Prior to prepared and signed by a California licensed Architect or Engineer. A complete exiting plan Issuance of shall be included in the construction drawings. All structural calculations shall be prepared Building Permits and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 72. Addressing. Address will be required on designated doors leading to the exterior of the B building, as directed by the Building Official. Addresses shall be illuminated and be able to be Prior to seen from the street, 5 inches in height minimum. Occupancy 73. Air Conditioning Units. Air conditioning units and ventilation ducts shall be screened from B public view with materials compatible to the main building. Units shall be permanently Prior to installed on concrete pads or other non-movable materials to approved by the Building Official Occupancy and Director of Community Development. 74. Temporary Fencing. Temporary Construction fencing shall be installed along perimeter of all B work under construction. Through Completion 75. Engineer Observation. The Engineer of record shall be retained to provide observation B services for all components of the lateral and vertical design of the building, including nailing, Prior to holddowns, straps, shear, roof diaphragm and structural frame of building. A written report Occupancy shall be submitted to the City Inspector prior to scheduling the final frame inspection. 76. Alternate Materials or Methods Request. The alternate materials or methods of construction B and or design request shall be review and accepted by the City of Dublin prior to building Prior to permit application submittal. The complete approved alternate materials or methods package Building shall be reprinted into the construction plans. No changes shall be permitted to any item within Permit the alternate materials or methods request without prior approval of the City of Dublin's Application and through Building and Fire Prevention Divisions. Any changes without the City of Dublin's prior Completion approval shall void the alternate materials or methods request. 77. Exiting System. No exits shall discharge into the S-3 garage area. Exits shall not be open to B the S-3 garage at any point. Prior to Building Permit Issuance 78. 60- Foot No Build Covenant. Pursuant to Dublin Municipal Code §7.32.130, the owner shall B file with the Building Official a Covenant and Agreement Regarding Maintenance of Yards for Prior to an Oversized Building binding such owner, his heirs, and assignees, to set aside a 60-foot Building Permit required yard as unobstructed space having no improvements. After execution by the owner Issuance 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 Buildin Official. 79. Driveways. The driveways shall be a minimum 20 wide with no parking on each side. F Prior to Issuance of Building Permit 10 80. Construction Type. Show the building construction type, allowable area, and occupancy F classifications. Prior to Issuance of Building Permit 81. Exit Analysis. Provide a detailed exit analysis for the building. F Prior to Issuance of Building Permit 82. Itydrants. The hydrants are shown in drive aisles in two locations. The hydrants shall be a F minimum of 40 feet from the building. Provide information from DSRSD on the fire flow Prior to available at the site. Issuance of Building Permit 83. Codes. The project shall comply with Uniform Building and Fire Codes as set forth in the F Development Agreement. Prior to Issuance of Building Permit 84. Improvement Agreement and Security. The Alameda County Surplus Property Authority PW, PL (ACSPA) previously entered into a Tract Developer Agreement with the City to construct Prior to Martinelli Way (formerly Digital Drive) from Hacienda Drive to Arnold Road and Arnold Issuance of Road from Dublin Boulevard to future Altamirano Avenue pursuant to City Council Building Permit Resolutions 74-02 and 121-03. The right-of-way for said roads was previously dedicated on Parcel Map 7714 (Book 260 of Parcel Maps at Pages 30-33). The improvements governed by the agreement are necessary to serve the IKEA/Opus sites, although the street configurations have changed to reflect changes to the current site layout and right-of-way configuration. Said agreement must be amended to reflect these changes. The Applicant/Developer shall process an amendment to the Agreement prior to or concurrent with building permit issuance to guarantee the required improvements. Supplemental or replacement Improvement Security may also be required to be posted to guarantee the faithful performance of the required improvements and the payment for labor and materials. Such Security, if required, shall be in the form of cash, a certified or cashier's check, a letter of credit, or surety bonds executed by the Applicant/Developer and by a corporate surety authorized to do business in California. The amount of the Security guaranteeing faithful performance shall be 100% of the estimated cost of the work per the new street configuration. The amount of the Security guaranteeing the payment for labor and materials shall be 100% of the estimated cost of the work per the new street configuration. The Applicant/Developer shall provide an estimate of these costs for approval by the City Engineer with the first submittal of the final map and improvement plans for checking. The City will release the Security posted with the original Agreement at the time the Applicant/Developer posts replacement Security. Alternatively, the Applicant/Developer may post supplemental Security such that the original Security plus the supplemental Security total the current estimated cost of the work. 11 85. Release of Security. When all improvements governed by the Improvement Agreement are complete to the satisfaction of the City Engineer, the City Council will consider accepting the improvements and releasing the Security. Prior to the Council's acceptance, the Applicant/Developer shall furnish the following to the City: A Maintenance Bond or other replacement security in an amount equal to 25% of the estimated cost of the work to guarantee against defects for a one-year period. As-Built or Record Drawings printed on Mylar of all Improvement Plans and maps associated with the project. A Declaration or Report by the project Geotechnical Engineer confirming that all geotechnical and grading work associated with the project has been performed in accordance with the Engineer' s recommendations. Payment of any outstanding City fees or other debts. Any other information deemed reasonably necessary by the City Engineer. PW Acceptance of Improvements 12 Potential Future IKEA Exit Driveway Conversion on Arnold Road. Applicant/Developer has proposed a two-lane, one-way, exit-only driveway from the IKEA parking lot onto Arnold Road ("the Proposed Driveway"). Future traffic conditions on the surrounding public streets may necessitate the conversion of the Driveway to a two-lane, two-way, entrance-exit driveway ("the Converted Driveway"). Applicant/Developer may on an interim basis install and operate the Proposed Driveway and, provided Applicant/Developer complies with the terms of this condition 86, may defer construction of the Converted Driveway. If it chooses to install the Proposed Driveway rather than the Converted Driveway, Applicant/Developer shall, prior to issuance of the first building permit, enter into a Deferred Improvement Agreement that guarantees the completion of the Converted Driveway consistent with the following terms: IKEA will at IKEA's expense, convert the Proposed Driveway into the Converted Driveway if the City Engineer determines that either one of the following triggering criteria ("the Triggering Criteria") and the City determines that the completion of the Converted Driveway will improve the overall traffic circulation on the public street, while also considering measures to maintain the efficiency of IKEA's on-site circulation. The triggering criteria are as follows: The CCTA LOS at the intersection of Martinelli Way/Proj ect main driveway exceeds level of service "D" (i.e., the V/C ratio exceeds 0.90). The actual size of vehicle queues, observed on three separate Saturdays, for the left-turn movement from Martinelli Way onto the Project main driveway exceeds the available storage capacity of the designated left-tm lanes for this movement during 25 percent or more of the serviced background traffic signal cycles during the Saturday peak hour. The City Engineer's determination of whether the Triggering Criteria are met shall be made (a) no earlier than six months after both of the following events shall have occurred (i) the IKEA store has opened for business to the general public and (ii) the Lifestyle Center is 90% occupied and (b) no later than 18 months after both of the preceding events have occurred ("the Study Period"). IKEA shall be relieved of any and all obligations imposed by the Deferred Improvement Agreement, including the posting of a bond or other financial guarantee upon the expiration of the Study Period. The City Engineer's determination that the Triggering Criteria have been met shall be based on the following. The City shall notify IKEA in writing that it believes then- existing traffic conditions might be improved by the conversion of the Proposed Driveway to the Converted Driveway ("the Notice"). The City shall, at IKEA's expense, retain a traffic-engineering consultant to investigate the existing traffic conditions and determine whether the Triggering Criteria have been met ("the Traffic Study"). If IKEA shall fail to provide a deposit to the City for the estimated costs of the Traffic Study within 30 days of the City mailing the Notice, the Triggering Criteria shall be automatically deemed to have been met. The traffic-engineering consultant shall, at the City's direction, make the following field studies of actual traffic conditions on Martinelli Way, Hacienda Drive and Arnold Road and on the IKEA site during the Saturday peak period. The field studies shall be coordinated with IKEA according to the Study Period defined above and shall in no event be conducted during IKEA's periodic high volume periods, such as sales events or catalogue drops PL PW Prior to Building Permit Issuance and on-going as stated in the text of the condition 13 a. Ingress/egress patterns to/from the project site. b. On-site circulation efficiency and patterns within the IKEA project. c. Overall traffic Conditions at the intersection of Martinelli Way/Project main driveway. d. Queuing conditions on westbound Martinelli Way as a result of the left-turn movement from Martinelli Way onto the Project main driveway. e. Impact to traffic flow on Hacienda Drive as a result of queuing conditions on westbound Martinelli Way between Hacienda Drive and the Project main driveway. f. Other conditions which might be mutually agreed upon by both the City and IKEA at the time this study is to be performed. The traffic-engineering consultant shall specifically perform the following tasks: i. Collect turning movement counts at the intersections of Hacienda Drive/Martinelli Way, Martinelli Way/Project main driveway and Martinelli Way/Arnold Road, and determine the Saturday peak hour. ii. Calculate the Level of Service (LOS) at the Martinelli Way/Project main driveway intersection during the Saturday peak hour, based on the intersection LOS methodology outlined in Technical Procedures (Contra Costa Transportation Authority [CCTA], 1997). iii. Conduct field observations and record the actual size of vehicle queues in the designated westbound left-turn lanes from Martinelli Way onto the Project main driveway during the Saturday peak hour. o The Converted Driveway shall be completed within six months of the date of the City informing IKEA of the City Engineer's determination that the Triggering Criteria have been met as provided in Section 2 above. In the event IKEA fails to construct the converted driveway subsequent to the City informing IKEA of such decision and within the aforementioned timeframe, the City will have the right, at its sole discretion, to facilitate the improvements on the IKEA property, and IKEA shall grant the City permission to make such improvements. The Applicant/Developer shall provide security to guarantee the faithful performance of the required improvements and the payment for labor and materials. Security shall be in the form of cash, a certified or cashier's check, a letter of credit, or surety bonds executed by the Applicant/Developer and by a corporate surety authorized to do business in California. The amount of the security shall be based on the estimated cost of the improvements (which amount shall be included in the improvement agreement) and shall be based on the completion of the following improvements: a. Striping and minor paving necessary on the IKEA site to convert the Proposed driveway to the Converted Driveway. b. Removal of the continuous median on Arnold Road and construction of an approximately 230-foot long southbound left-turn pocket. c. Install a traffic signal on Arnold Road at the mid-block IKEA driveway to accommodate the two-way traffic movements. d. Miscellaneous landscaping and hardscape improvements as necessary to tie the work into existing conditions. e. The required work shall not include changes to the IKEA building. 14 5. Three months after the converted driveway is constructed, IKEA may, at its own cost, hire a traffic-engineering consultant to observe the post-conversion conditions. Should the observed post-conversion conditions not be an improvement over the base conditions and such conversion is significantly detrimental to IKEA's on-site circulation, IKEA may request that the City consider converting the Converted Driveway back to the Proposed Driveway or implementing other traffic improvement measures, at IKEA's expense. The City, at its sole discretion, shall determine if this is appropriate based upon the evidence that such action will improve IKEA's on-site circulation without adversely impacting traffic circulation on the surrounding public streets. 87. Improvement and Grading Plans. All improvement and grading plans submitted to the PW Public Works Department for review/approval shall be prepared in accordance with the Prior to approved VestingTentative Map, these Conditions of Approval, and the City of Dublin issuance of Municipal Code including Chapter 7.16 (Grading Ordinance). When submitting plans for Grading Sitework review/approval, the Applicant/Developer shall also fill-out and submit a City of Dublin Permit Improvement Plan Review Checklist (three 8-1/2" x 11" pages). Said checklist includes necessary design criteria and other pertinent information to assure that plans are submitted in accordance with established City standards. The plans shall also reference the current City of Dublin Standard Plans (booklet), and shall include applicable City of Dublin Improvement Plan General Notes (three 8-1/2" x 11" pages). For on-site improvements, the Applicant/Developer shall adhere to the City's On-site Checklist (eight 8-1/2" x 11" pages). All of these reference documents are available from the Public Works Department (call telephone 925-833-6630 for more information). 88. Grading/Sitework Permit. All improvement work must be performed per a PW Grading/Sitework Permit issued by the Public Works Department. Said permit will be based Prior to on the final set of civil plans to be approved once all of the plan check comments have been issuance of Grading/ resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Sitework Instructions and attached application (three 8-1/2" x 11" pages) for more information. The Permit Applicant/Developer must fill in and return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00. 89. Storm Drainage Study/Required Improvements. Applicant/Developer shall prepare a PW Storm Drainage Study for the properties and roads to be developed/constructed with the Prior to project. The Study, including a hydrology map and hydraulic calculations, shall supplement issuance of the Santa Rita Drainage Master Plan prepared for the larger surrounding watershed by BKF Grading/ Sitework Engineers in May 1999. According to Zone 7, this property drains to Zone 7's Line G 2-1, a Permit tributary to Chabot Canal. Since the project will substantially increase the imperviousness of the site, the Study must demonstrate that design flows do not adversely impact existing hydraulics downstream of the project. The Study is therefore subject to review and approval by both the City of Dublin and Zone 7. All storm drain improvements and mitigation measures identified in the Study and/or specified by the City Engineer shall become requirements of this project. To accommodate potential overland flow, the parking lot grading and on-site storm drain system within the Storm Drain Easement (SDE) area originally granted on Parcel Map 7233, and proposed to be vacated as part of this development, shall be designed to accept overland runoff from the storm system within Hacienda Drive. 15 90. Water Quality/Best Management Practices. Pursuant to the Alameda Countywide National PW Pollution Discharges Elimination Permit (NPDES) No. CAS0029831 with the California Prior to Regional Water Quality Control Board (RWQCB), the applicant shall design and operate the issuance of site in a manner consistent with the Start at the Source publication, and according to Best Grading/ Sitework Management Practices to minimize storm water pollution. In addition to the biofiltration Permit and on- swales proposed along the perimeter of the site and the in-line filtration devices, all trash going dumpsters and compactors which are not sealed shall have roofs to prevent contaminants from washing into the storm drain system. The applicant shall also file a Notice of Intent with the RWQCB and shall prepare and submit a Storm Water Pollution Prevention Plan, and shall implement and maintain an Erosion and Sediment Control Plan between October 1 st and April 15th during construction, or as otherwise required by the City Engineer. 91. Storm Water Treatment Measures Maintenance Agreement. Applicant/Developer shall PW enter into an agreement with the City of Dublin that guarantees the property owner's perpetual Prior to maintenance obligation for all storm water treatment measures installed as part of the project, acceptance of Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for improvements by City the reissuance of the Alameda Countywide NPDES municipal storm water permit. Said permit Council requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. 16 Construction Noise Management Program/Construction Impact Reduction Plan. Applicant/Developer shall conform to the following Construction Noise Management Program/Construction Impact Reduction Plan. The following measures shall be taken to reduce construction impacts: a. Off-site truck traffic shall be routed as directly as practical to and from the freeway (1-580) to the job site. Primary route shall be from 1-580 to Hacienda Drive. An Oversized Load Permit shall be obtained from the City prior to hauling of any oversized loads on City streets. b. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Use recycled or other non-potable water resources where feasible. c. Construction equipment shall not be lett idling while not in use. d. Construction equipment shall be fitted with noise muffling devices. e. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned- up on a daily basis. f. Excavation haul trucks shall use tarpaulins or other effective covers. g. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. h. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 1. Inactive portions of the construction site shall be seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent dust. 3. On-site vehicle speed shall be limited to 15 mph. 4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the City Engineer. i. The Department of Public Works shall handle all dust complaints. The City Engineer may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM-10 and PM-2.5 levels shall be provided as required by the City Engineer. j. Construction interference with regional non-project traffic shall be minimized by: 1. Scheduling receipt of construction materials to non-peak travel periods. 2. Routing construction traffic through areas of least impact sensitivity. 3. Routing construction traffic to minimize construction interference with regional non-project traffic movement. 4. Limiting lane closures and detours to off-peak travel periods. 5. Providing ride-share incentives for contractor and subcontractor personnel. k. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low-emissions tune-ups. Prior to acceptance of improvements by City Council 17 93. Geotechnical Report and Recommendations. The Applicant/Developer shall incorporate the PW recommendations of the Geotechnical Investigations prepared by Treadwell & Rollo for the Prior to project dated 6/25/03 (IKEA site) and 6/27/04 (Lifestyl~ Center site) or as may be amended by issuance of subsequent report, and additional mitigation measures required by the City Engineer, into the Grading project design. The Geotechnical Engineer shall certify that the project design conforms to the Sitework Permit and report recommendations prior to issuance of a Grading/Sitework Permit. All report during recommendations shall be followed during the course of grading and construction, construction 94. Traffic Study and Required Roadway Improvements. The Applicant;Developer shall PW construct all necessary on-site and off-site traffic mitigation/roadway improvements as Improvements discussed in Final Report: IKEA Retail Center Transportation Study prepared by Fehr & Peers to be Transportation Consultants dated August 2003. Said mitigations include: guaranteed prior to issuance of a. Constructing Martinelli Way between Hacienda Drive and Arnold Road. Grading b. Modification of the existing traffic signal at the Hacienda Drive/Martinelli Sitework Way/Hacienda Crossings intersection to accommodate the western Martinelli Permit; Fees to Way extension, be paid prior c. Designing Martinelli Way to accommodate the triple northbound to westbound to issuance of left turn lanes from Hacienda Drive. Building d. Constructing two left turn lanes on Martinelli Way at the private street main Permit(s) entrance. e. Installation of a new traffic signal at the Martinelli Way/IKEA/Opus private street main entrance. f. Constructing a secondary site access right-turn out only driveway on Martinelli Way east of Arnold Road. g. Constructing the Arnold Road extension south from Dublin Boulevard to the future Altamirano Avenue intersection. h. Modification of the existing traffic signal at the Arnold Road/Dublin Boulevard intersection to accommodate the southern Arnold Road extension. i. Installation of a new traffic signal at the Martinelli Way/Arnold Road intersection. j. Entering into a Deferred Improvement Agreement with the City that establishes the criteria and thresholds for conversion of the exit-only driveway to an entrance/exit driveway controlled by a new traffic signal at the Arnold Road/western IKEA entrance driveway (mid-way between Martinelli Way and Altamirano Avenue), as provided in Condition 86 above. 18 95. k. Contribution of the project's pro-rata share of the costs, payable at Building Permit issuance, associated with widening the southbound Arnold Road approach at Dublin Boulevard to include one left-turn lane, one through lane, and one right-turn lane. Said pro-rata share will be calculated as follows: Project ADT divided by the total East Dublin ADT equates to 2.14%, multiplied by the estimated project cost of $244,143 which results in a pro-rata share of $5,212.58. This requirement will be null and void if the Eastern Dublin Traffic Impact Fee is updated prior to issuance of Building Permits for the IKEA and/or Opus projects because the fee update accounts for these costs. 1. The applicant shall advance to the City, at the time and in the manner set forth in the Development Agreement, monies for acquisition of right-of-way for needed for the improvements planned for the intersection of Dublin Boulevard and Dougherty Road and for construction of such improvements. m. The applicant shall advance to the City applicable monies for acquisition of right-of-way and construction of improvements at the Dublin Boulevard/Dougherty Road intersection as evaluated in the study to ultimate improvements pursuant to the Development Agreement. n. Contribution of the project's pro-rata share of the costs, payable at Building Permit issuance, associated with adding a shared right/left turn lane on the 1- 580 eastbound off-ramp at Hacienda Drive as identified in the East Dublin Properties EIR. Said pro-rata share will be calculated as follows: Project ADT divided by the total East Dublin ADT equates to 2.14%, multiplied by the estimated project cost of $187,200 which results in a pro-rata share of $3,996.82. This requirement will be null and void if the Eastern Dublin Traffic Impact Fee is updated prior to issuance of Building Permits for the 1KEA and/or Opus projects because the fee update accounts for these costs. 96. Traffic Signal Interconnect and Close Circuit Television Monitoring. The Martinelli Way PW and Arnold Road improvements shall include extending the current fiber-optic traffic signal Prior to interconnect system from Dublin Boulevard to the traffic signals at Martinelli/Amold, issuance of Martinelli/Project main driveway, Martinelli/Hacienda, Amold/IKEA driveway, and Grading Sitework Arnold/Altamirano for central communications with these signals. In addition, the signal Permit design for each intersection shall include installing and activating a closed circuit television (CCTV) camera for the City's remote monitoring and management of traffic flow on the street system around the project site. 97. Arnold Road Future Traffic Signal Conduits. Applicant/Developer shall design and install PW all necessary underground conduits and splice boxes at the Arnold Road driveway into IKEA Prior to and at the Arnold Road at future Altamirano Avenue intersection to facilitate the future issuance of construction of a traffic signal at these intersections. Said traffic signals will be warranted Grading Sitework either when the adjacent property to the west develops in the future, when the BART parking Permit garage is constructed, or pursuant to condition #86. 98. Martinelli Way and Arnold Road Improvements. Applicant/Developer shall construct PW Martinelli Way (formerly Digital Drive) and Arnold Road in a configuration that is generally Prior to consistent, except as modified by these Conditions, with the approved plans titled Street issuance of Improvement Plans associated with Parcel Map 7714for Portions of Arnold Road and Digital Grading/ Sitework Drive prepared for Commerce One Property by Brian Kangas Foulk (30 sheets), and per City Permit Standards applicable at the time of permit issuance. All street improvements, sidewalks and access ramps, street lights and circuitry, street signs, and other public infrastructure shall be located in the public right-of-way. Decorative paving or concrete banding shall be used to designate the boundary between the public right-of-way and private property at all flush driveways. Parking shall be prohibited on both portions of Martinelli Drive and Arnold Road constructed by the project. 19 99. Streetscape Design Standards. The streetscape design for Martinelli Way and Arnold Road PW shall be in accordance with the Streetscape Master Plan adopted as Ordinance No. 21-02 on Prior to 11/19/02 for the Dublin Transit Center Project, PA 00-103. A copy of said Master Plan is issuance of available for reference from the Community Development Department, ph 925-833-6610. Grading Sitework Permit 100. Stop Controls. In addition to the locations shown on the exhibits, stop control devices shall PW be provided as follows: Prior to Issuance of a. On southbound Arnold Road at future Altamirano Avenue. Grading Sitework b. On both westbound exits from IKEA on Arnold Road. Permit c. At the northbound exit from the truck ramp at Arnold Road. d. At the right-turn only exit driveway on Martinelli Way. 101. Vehicle Code Enforcement on Private Property. The Applicant/Developer shall support the PW City in adopting an Ordinance pursuant to California Vehicle Code (CVC) §21107.6-8 for the Prior to enforcement of the CVC along the private street main entrance (Parcel A) and parking drive acceptance of improvements aisles. Upon the effective date of the Ordinance, all CVC provisions will be enforceable on the private street including speeds, traffic control devices, and other driving regulations, by City Council Although the CVC does not allow general enforcement of traffic regulations within the entire parking field, it does specifically allow enforcement of sections pertaining to unsafe speed, exhibitionist speed, reckless driving, and off-road vehicles. Appropriate signs shall be posted within the property that indicate the area is subject to public traffic regulations and control. 102. No Parking on Private Street. No Parking will be allowed on both sides of the private street PW (Parcel A). This parking restriction shall be indicated with either red-painted curbs or with On-going R26F "No Stopping - Fire Lane" signs installed on both sides at a spacing not to exceed 200'. Parking shall also be restricted along designated drive aisles to assure unobstructed access through the site. 103. Delivery Truck Access Signs. Signs shall be posted directing all tractor-trailer delivery trucks PW to access the site via the drive aisle that extends east from the south end of Arnold Road. Prior to Delivery trucks shall be prohibited from using the private street (Parcel A) to access the site. issuance of Occupancy Permit ! 04. Traffic Calming Devices. The Applicant/Developer shall install "speed tables" for all mid- PW aisle pedestrian crossings in the parking lot by using an enhanced paving material within the Prior to issuance of crossing, and by slightly elevating the crossing above the surrounding paving with ramps on Occupancy each end. In lieu of speed tables within the under-building parking area, rumble strips may be Permit used. 105. Streetlights. Streetlights for City streets constructed by the project shall be the City approved PW Transit Center fixtures located in the public right-of-way. Either City approved Transit Center Prior to fixtures or approved decorative lights may be used on private streets. All decorative street acceptance of lights shall be maintained by the property owner or by an Owner's Association. A street improvements by City lighting plan which demonstrates compliance with this condition shall be submitted prior to Council recordation of the Final Map and shall be subject to review and approval by the City Engineer. Applicant/Developer shall also furnish to City one spare street light to be delivered to the City's Corporation Yard. Applicant/Developer shall not contest the City's efforts to annex the project into the Dublin Ranch Street Light Maintenance Assessment District 1999-1, and shall provide all necessary documentation required by the City to complete the annexation process.. The Applicant/Developer shall comply with any City requirements necessary to conform to Proposition 218 regulations. 20 106. Landscape Maintenance. Applicant/Developer shall install and perpetually maintain all PW street trees and other plant materials installed along the property street frontages except as Prior to provided in Condition No. 113. The irrigation system(s) to serve these landscaped areas shall acceptance o£ be connected to the Applicant/Developer's private on-site irrigation system. Landscaping to be improvements installed by the Applicant/Developer within the median islands on Martinelli Way and Arnold by City Council Road will be maintained by the City of Dublin after City-approved installation. A separate water service and irrigation system shall be installed to serve these medians. 107. Landscaping at Intersections. Landscaping at intersections shall be such that sight distance PW is not obstructed for drivers. Except for trees, landscaping shall not be higher than 30 inches Prior to issuance of above the curb in these areas. Occupancy Permit 108. Joint Utility Trenches/Undergrounding/Utility Plans. Applicant/Developer shall construct PW all joint utility trenches (including electric, telecommunications, cable TV, and gas) in Prior to accordance with standards enforced by the appropriate utility agency. To the maximum extent acceptance of practical, all vaults, electric transformers, cable TV boxes, blow-off valves and other utility improvements features shall be placed underground and located behind the proposed sidewalk within the by City Council public service easement, unless otherwise approved by the City Engineer. Conduit shall be under the public sidewalk within the right of way to allow for street tree planting. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer prior to installation. 109. Street Name Sign Content. Street name signs shall display the name of the street together PW with a City standard shamrock logo. Posts shall be galvanized steel pipe, break away posts. Prior to acceptance of improvements by City Council 110. Construction Hours Standard construction and grading hours shall be limited to weekdays PW (Monday through Friday) and non-City holidays between the hours of 7:30 a.m. and 6:00 p.m. Prior to The Applicant/Developer may request reasonable modifications to such determined days and acceptance of hours, taking into account the seasons, impacts on neighboring properties, and other improvements appropriate factors, by submitting a request form to the City Engineer/Public Works Director. by City Council For work on Saturdays, said request shall be submitted no later than 5:00 pm the prior Wednesday. Overtime inspection rates will apply for all after-hours, Saturday, and/or holiday work. 111. Damage/Repairs. The Applicant/Developer shall be responsible for the repair of any PW damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from Prior to construction activities associated with the development of the project to the reasonable acceptance of improvements satisfaction of the City Engineer. by City Council 21 112. Occupancy Permit Requirements. Prior to issuance of an Occupancy Permit, the physical PW condition of the project site shall meet minimum health and safety standards including, but not Prior to limited to the following: issuance of Occupancy Permit a. The streets and walkways providing access to each building shall be complete, as determined by the City Engineer, to allow for safe, unobstructed pedestrian and vehicle access to and from the site. b. All traffic control devices on streets providing access to the site shall be in place and fully functional. c. All street name signs and address numbers for streets providing access to the buildings shall be in place and visible. d. Lighting for the streets and site shall be adequate for safety and security. All streetlights on streets providing access to the buildings shall be energized and functioning. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. e. All construction equipment, materials, or on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means approved by the City Engineer. f. All fire hydrants shall be operable and easily accessible to City and ACFD personnel. g. All site features designed to serve the disabled (i.e. I-I/C parking stalls, accessible walkways, signage) shall be installed and fully functional. 113. City Entrance Sign. The Applicant/Developer shall construct a City of Dublin entrance sign PW within the Hacienda Drive median just north of the 1-580 interchange, as shown on the Prior to attachments to the 3/03/98 City Council Agenda Statement, item 7.1 available from the City acceptance of improvements Clerk's Office. by City Council 114. Landscaping 1-580 Freeway Right-of-Way. The Applicant/Developer shall design, install, PW and maintain landscaping within 1-580 freeway fight-of-way along the frontage of the site. A Prior to separate irrigation system shall be installed to serve this area. Said landscaping is allowed acceptance of improvements pursuant to the City's agreement with Caltrans titled Agreement for Maintenance of by City Landscaping on State Highways in the City of Dublin and dated 11/24/99, provided an Council Encroachment Permit is obtained from the California Department of Transportation (Caltrans) in advance of the installation work. The property owners shall also enter into a site-specific maintenance agreement with the City that delegates the landscape maintenance obligation to the property owner until 1/01/19. After 1/01/19, the maintenance obligation will revert back to Caltrans unless the original agreement is extended 115. Hazardous Waste. According to a letter the City received from Alameda County Health Care PW Services Agency (ACHCSA) dated 1/31/03, incinerator debris has been discovered Prior to immediately west of the intersection of Hacienda Drive at Martinelli Way. Apparently a thin issuance of layer of waste remains in the soil in the Martinelli Way fight-of-way. Because of elevated lead Grading levels in the waste, precautions should be observed by anyone excavating in the area. Alameda Sitework Permit County Health shall pre-approve any subsurface work. The applicant shall speak with Karen Moroz at ph. 510-567-6757 for more information. 116. Environmental Site Assessment. According to the environmental assessment report prepared PW by LFR Levine-Fricke dated 7/31/03, "weathered diesel was discovered in the vicinity of the Prior to former fuel depot". The report recommends that a closure letter be obtained from ACHCSA issuance of after all necessary remediation work has been completed. A copy of the closure letter shall be Grading Sitework submitted to the City. Permit 22 117. Undergrounding Existing Electric Transmission Line. The existing 12 KV overhead PW electrical transmission line that extends along the south side of the site shall be placed Prior to underground as part of the project. The applicant shall coordinate this work with PG&E and acceptance of improvements any other affected utility providers, by City Council 118. Vehicle Parking. Applicant/Developer shall construct on-site paved parking areas and spaces PW according to the zoning requirements of the use. All spaces shall be identified using double Prior to white 4" stripes according to Figure 76-3 and §8.76.070(A)17 of the Dublin Municipal Code. issuance of Any compact-size spaces shall have the word "COMPACT" stenciled on the pavement within Occupancy each space. 12"-wide concrete step-out curbs shall be constructed at each parking space where Permit one or both sides abuts a landscaped area or planter. 119. Clarifications to Conditions of Approval. In the event that there needs to be clarification to PW the Conditions of Approval, the Director of Community Development and the Public Works Prior to Director have the authority to clarify the intent of these Conditions of Approval to the issuance of Developer without going to a public hearing. The Director of Community Development and Occupancy Permit or the Public Works Director also have the authority to make minor modifications to these acceptance of conditions without going to a public hearing in order for the Developer to fulfill needed improvements improvements or mitigations resulting from impacts to this project, by City Council 120. Abandonment of Wells. Any water well, cathodic protection well, or exploratory boring on PW the project property must be properly abandoned, backfilled, or maintained in accordance with Prior to applicable groundwater protection ordinances. For additional information contact Alameda issuance of Grading/ County Flood Control, Zone 7. Sitework Permit 121. Fees. The Applicant/Developer shall pay all applicable fees in effect at the time of building PW permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Prior to final Services District fees, Public Facilities fees, Dublin Unified School District School Impact map approval fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation or issuance of fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation building permits, as District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the applicable Development Agreement. 122. Geographic Information System. Applicant/Developer shall provide the Public Works PW Department a digital vectorized file on floppy disk or CD of the improvement plans and map Prior to for the project after the Final Map has been recorded. Digital raster copies are not acceptable, acceptance of The digital vectorized files shall be in AutoCAD 14 or higher drawing format or ESRI improvements Shapefile format. Drawing units shall be decimal with the precision of the Final Map. All by City Council obi ects 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. Said submittal shall be acceptable to the City's GIS Coordinator. 23 PASSED, APPROVED and ADOPTED this 24th day of February, 2004 AYES: NOES: ABSENT: ABSTAIN: ATTEST Planning Commission Chairperson Community Development Director 24 [Please note: these Public Works conditions are now set forth, with our revisions and comments, in the body of the SDR Conditions beginning with Condition No. 130.]