HomeMy WebLinkAbout6.2 Grafton Plaza PDR Condo Units
Page 1 of 6 ITEM NO. 6.2
STAFF REPORT
CITY COUNCIL
CITY CLERK
File #410-30/450-30
DATE: April 5, 2016
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Grafton Plaza – 1) Planned Development Rezone with related Stage 2
Development Plan and Vesting Tentative Parcel Map 10365 for the 12.23 Acre
Project Site (PLPA-2015-00048); and 2) Site Development Review and Vesting
Tentative Map 8293 for 115 Condominium Units (PLPA 2013-00057)
Prepared by Jeff Baker, Assistant Community Development Director and Kit
Faubion, Assistant City Attorney
EXECUTIVE SUMMARY:
The Grafton Plaza project site is a 12.23 acre vacant parcel located at the southeast corner of
Dublin Boulevard and Grafton Street. The site has a General Plan/Eastern Dublin Specific Plan
land use designation of Mixed Use 2/Campus Office and related Planned Development Zoning.
The developer has a vested right to develop up to 496,519 square feet of development including
up to 248,259 square feet residential development (approximately 235 residential units)
consistent with the General Plan and Specific Plan.
The proposed Planned Development Zoning Stage 2 Development Plan integrates three uses
within the development site as follows: 1) 34,500-55,400 square feet of future retail and surface
or structured parking on 3.68 acres; 2) a 127-room hotel of approximately 63,298 square feet on
2.00 acres; and 3) a 115 unit, 3-story residential townhouse condominium community on
approximately 6.55 acres. Vesting Tentative Parcel Map 10365 would create three parcels with
coordinated access and infrastructure for the development site overall. Total building area on
site is estimated to be approximately 337,110 square feet.
Separate Site Development Review applications have been submitted for the hotel and
residential components, with Vesting Tentative Map 8293 submitted for the 115-unit residential
townhouse condominium development. The hotel SDR will be considered as a separate agenda
item.
FINANCIAL IMPACT:
None. The cost of processing this application is borne by the Applicants.
RECOMMENDATION:
Staff recommends that the City Council conduct the public hearing, deliberate, waive the
reading and INTRODUCE an Ordinance Approving a Planned Development Rezone with
Related Stage 2 Development Plan for the Grafton Plaza Project; adopt the Resolution
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Approving Vesting Tentative Parcel Map 10365 for The Grafton Plaza Site; and adopt the
Resolution Approving a Site Development Review Permit and and Vesting Tentative Map 8293
for a 115-unit Residential Townhouse Condominium Development on a 6.55 Acre Site for the
Grafton Plaza Mixed Use Project.
Submitted By Reviewed By
Community Development Director Assistant City Manager
PROJECT DESCRIPTION:
Grafton Plaza is a 12.23 acre site, located at the southeast corner of Dublin Boulevard and
Grafton Street, north of Interstate Highway 580. The site is located within the Eastern Dublin
Specific Plan area and is part of a larger 25.33 acre site with the existing Water Quality Pond on
the southerly portion of the site that encompasses 13.1 acres. The Grafton Plaza project site
currently is vacant, but has been rough graded, and gradually slopes to the south and west.
VICINITY MAP
The project site has a General Plan/Eastern Dublin Specific Plan land use designation of Mixed
Use 2/Campus Office. This land use designation allows office uses or a combination of
residential, retail commercial and office uses. The site also has Planned Development (PD)
zoning with a Stage 1 Development Plan that allows a mixed use project with up to half of the
permitted 496,519 square feet to be residential development. The land use and zoning are
further discussed later in this Staff Report.
The Applicant has chosen to proceed with a mixed use project. The Applicant’s proposed mixed
use project consists of a 4-story hotel, 115 residential townhomes and future retail commercial
as illustrated in Table 1 below.
Water
Quality
Basin
te te
Page 3 of 6
Table 1: Proposed Project
Parcel Use Acres Use Proposed Allowed
SF FAR SF FAR
Parcel 1 Residential 6.55 115 units 218,651 .20 248,259 .50
Parcel 2 Hotel 2.00 127 rooms 63,298 .11 248,260 .50
Parcel 3 Retail/Office 3.68 Bldgs A - D 55,400
(Maximum)
Subtotal 12.23 337,349 .31 496,519 .45
Water Quality Pond 13.10 drainage 0 0 0 0
Total 25.33 337,349 .31 496,519 .45
Note: Residential density on the 6.55 acre site is 17.56 du/ac.
Residential area excludes garage space.
The City Council held a Study Session to receive a presentation by the Applicant and to provide
Staff with direction regarding the proposed mixed project proposal on October 6, 2014, including
the residential, hotel and retail aspects of the project (Attachments 1 and 2). The City Council
received a subsequent project update on April 7, 2015 (Attachments 3 and 4). The City Council
discussed the aspects of the project and directed Staff to proceed with processing the
entitlement application for the project. As part of the direction to the Applicant and Staff, the City
Council explicitly expressed the importance of two issues which needed to be addressed in the
project design and entitlements: (1) that the project be designed to address the street frontage
on Grafton Street and the corner of Dublin Boulevard, consistent with the adjacent Grafton
Station project; and (2) that at least one of the commercial elements of the project was
constructed at the same time, or before, the residential component of the project.
The Applicants are currently requesting approval of the following entitlements as further
discussed in the Planning Commission Staff Report included as Attachment 5:
Planned Development Zoning Stage 2 Development Plan: Proposed for the entire
12.23 acre Grafton Plaza project site to create the framework for an integrated mixed use
project totaling approximately 337,349 square feet (Applicant: S&V LLC).
Vesting Tentative Parcel Map 10365: Creating three parcels/development sites
(Applicant: S&V LLC).
Site Development Review and Vesting Tentative Tract Map 8293: To construct 115
residential townhouse condominium units in 20 three-story buildings on approximately
6.55 acres.
The Applicants are also requesting approval of the following entitlement, which is a separate
agenda item:
Site Development Review (Hotel): To construct a 127-room, four-story hotel on
approximately 2 acres (Applicant: Zenique Hotel).
ANALYSIS:
The General Plan/Eastern Dublin Specific Plan land use designation for the site is Mixed Use
2/Campus Office. This land use designation was adopted by the City Council in 2010
(Resolution 76-10). The definition of the land use designation is included below:
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“Mixed Use 2/Campus Office - (Maximum FAR: 0.45; Employee Density: 490/260 square
feet per employee)
This designation allows a mix of uses including residential, live-work and shopkeeper units,
and non-residential uses such as office, retail, restaurants, hotel and entertainment
facilities or Campus Office uses consistent with the Campus Office land use designation.
The floor area ratio applies to both development options (Mixed Use 2 and Campus Office)
and is for the combined commercial and residential uses, if residential uses are
incorporated or for commercial uses if commercial is used exclusively. The residential
component shall not exceed 50% of the development square footage. Gas stations are not
permitted. Example: Grafton Plaza.”
Planned Development Zoning is established by adoption of an ordinance reclassifying the
property to such district and adopting a Development Plan that establishes regulations for the
use, development, improvement and maintenance of the property in accordance with the Zoning
Ordinance (Section 8.32 Planned Development Zoning District). The Development Plan is
adopted in stages (a Stage 1 Development Plan and a Stage 2 Development Plan) and must be
consistent with the General Plan and Specific Plan. The Stage 1 Development Plan is adopted
for the entire site to address things such permitted uses, site area and proposed densities,
maximum number of residential units and non-residential square footage, phase and master
landscaping. The Stage 2 Development Plan may be adopted with the Stage 1 Development
Plan or adopted at a later date. The Stage 2 Development Plan establishes permitted uses, site
area, maximum densities and number of residential units and non-residential square footage,
development regulations (i.e. height, setback, parking, etc.), architectural standards, preliminary
landscape plans, and other information determined to be necessary.
The Planned Development Zoning and related Stage 1 Development Plan for the Grafton Plaza
project site was adopted by the City Council concurrent with the General Plan land use
designation. The Stage 1 Development Plan (Attachment 6) provides two development options:
1) a mixed use development; or 2) a campus office development. Both options allow a maximum
of 496,519 square feet of development. Under the mixed use option, up to 50% of the
development (i.e. 248,259 square feet or approximately 235 units) can be residential
development as shown in Table 2 below. The property owner has chosen to proceed with a
project based on Option 1.
Table 2: Stage 1 Planned Development Zoning
Land Use
Designation Gross Acres Net Acres FAR
(0.45 average)
Option 1
(Mixed-Use
Residential
Development)
25.33 23.4
Non-Residential Residential
248,260 S.F. 248,259 sq. ft. max.
(+/-235 Residential Units)
Option 2
(Campus Office
Development)
25.33 23.4
Non-Residential Residential
496,519 S.F. NA
The Dublin Ranch Development Agreement, as amended by the City Council in 2010, vested
the property owner’s right to develop the site under the existing standards established by the
General Plan and the PD Zoning Stage 1 Development Plan. However, the property owner must
still obtain City Council approval of a PD Stage 2 Development Plan and Site Development
te
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Review Permit. In essence, the Development Agreement vested, or secured, the property
owners right to develop a mixed use project which includes up to 248,259 square feet of
residential development. But it does not vest the developer’s right to build the specific project
being considered.
In order to approve the project, the City Council must find that the proposed Stage 2
Development Plan (Attachment 7) is consistent with the General Plan and Eastern Dublin
Specific Plan, and that it conforms to the Stage 1 Development Plan. The City Council will also
need to determine if the proposed development standards are acceptable. The City Council
must make findings to approve the Parcel Map and Site Development Review permit for the
residential component, including the Condominium Map, as stated in the respective Resolutions
(Attachments 8-9). A Site Development Review Permit application for the hotel will be
considered in a subsequent agenda item. A Site Development Review Permit application for the
retail/commercial component of the project has not yet been submitted; therefore, it will be
considered by the Planning Commission at an undetermined date in the future.
Staff is recommending approval of the project on the basis that the proposed Grafton Plaza
project conforms to the following which were adopted by the City Council and set the
development direction of the site, and the project is consistent with the previous direction from
the City Council regarding this development proposal:
• Existing General Plan Land Use Designation of Mixed Use 2/Campus Office;
• Planned Development Zoning Stage 1 Development Plan; and
• Development Agreement vesting the right to develop up to 496,519 square feet including
up to approximately 235 residential units.
PLANNING COMMISION ACTION:
The Planning Commission held a public hearing to consider the proposed project on February 9,
2016. After hearing a presentation by the Applicant and receiving public testimony, the Planning
Commission voted 2-1 to recommend that the City Council deny the project applications
(Attachments 10 and 11).
The stated reasons that the Planning Commission recommended denial of the project included:
1) lack of play area for the children in the residential component of the project; 2) concerns
about the architectural design of the residential component of the project; and 3) concerns about
the timing of the retail/commercial component of the project and timing of proposed common
areas that integrate the project.
ENVIRONMENTAL REVIEW:
The project site is within the Eastern Dublin Specific Plan area, which was the subject of an
Environmental Impact Report for the General Plan Amendment and Eastern Dublin Specific
Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and Addenda
dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan EIR is a
program EIR, which anticipated several subsequent actions related to future development in
Eastern Dublin and identified some impacts from implementation of the General Plan
Amendment/Specific Plan that could not be mitigated. Upon certification of the EIR, the City
adopted a Statement of Overriding Considerations for such impacts. The City also adopted a
Mitigation Monitoring Program, which included numerous measures intended to reduce impacts
Page 6 of 6
from the development of the Eastern Dublin area. Where the Eastern Dublin EIR identified
impacts that could be mitigated, the previously adopted mitigation measures continue to apply to
implementing projects such as Grafton Plaza, as appropriate.
Two Initial Studies/Mitigated Negative Declarations (MND) previously have been prepared that
address environmental concerns specific to the project site. The document prepared in
February 2000 and approved by the City Council addressed a General Plan Amendment,
Eastern Dublin Specific Plan Amendment, and Stage 1 Planned Development Rezone for Area
H (70.8 acres gross). In 2010, the City Council adopted an MND for the current project site
addressing any additional significant but mitigatable site-specific impacts for the actions
proposed at that time. Staff has reviewed the current project against the prior CEQA reviews
and related approvals to determine if any further analysis is required. Since the development
currently proposed is consistent with the 2010 approvals, no further environmental review is
required since: a) no new impacts were identified beyond those in the prior CEQA reviews; b)
the proposed project would not exceed the thresholds identified in previous environmental
analyses for this development site; and c) the environmental impacts of this project were fully
addressed and within the scope of the previous environmental documentation and analyses.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public hearing.
A public notice also was published in the Tri-Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant s.
ATTACHMENTS: 1. City Council Staff Report dated October 6, 2014
2. City Council Meeting Minutes dated October 6, 2014
3. City Council Staff Report dated April 7, 2015
4. City Council Meeting Minutes dated April 7, 2015
5. Planning Commission Staff Report dated February 9, 2016
6. Ordinance 10-10 Grafton Plaza Planned Development Zoning and
Stage 1 Development Plan
7. Ordinance approving a Planned Development rezone with related
Stage 2 Development Plan for Grafton Plaza Mixed Use project on a
12.23 acre site
8. Resolution approving Vesting Tentative Parcel Map 10365 for the
Grafton Plaza site
9. Resolution approving a Site Development Review Permit and
Vesting Tentative Maps 8293 for 115 residential townhouse
condominium development on a 6.55 acre site for the Grafton Plaza
Mixed Use project, with the project plans included as Exhibit A
10. Planning Commission Resolution 16-01
11. Planning Commission minutes dated February 9, 2016
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AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * *
APPROVING A PLANNED DEVELOPMENT REZONING WITH RELATED
STAGE 2 DEVELOPMENT PLAN
FOR THE GRAFTON PLAZA PROJECT
PLPA 2015-00048
(APN 985-0061-010)
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. Martin Indertizen, on behalf of the property owners, has requested approval of a Planned
Development rezoning with related Stage 2 Development Plan consistent with approved Stage 1
Development Plan adopted by Ordinance 10-10 in 2010. The proposed rezoning is consistent
with the General Plan/Eastern Dublin Specific Plan land use designation of Mixed Use
2/Campus Office. Under the Stage 2 Development Plan, the proposed mixed use development
would integrate three components within a 12.23 acre area of the 25.33 acre Planned
Development zoning district. Mixed Use within the development site is consistent with the
existing Planned Development zoning and Stage 1 Development Plan would be comprised of:
1) retail uses, ranging in size from 34,500 to 55,400 square feet, and surface or structured
parking on approximately 3.68 acres; 2) a 127-room, four-story hotel of approximately 63,298
square feet on 2.00 acres; and 3) a 115 unit, 3-story residential condominium community on
approximately 6.55 acres (approximately 218,412 square feet of residential building area,
excluding garage space). The applications also include separate Site Development Review
Permits for the hotel (PLPA 2015-00015) and residential (PLPA 2013-00057) components, with
Vesting Tentative Map 8293 submitted for the 115-unit residential condominium development.
Vesting Tentative Parcel Map 10365 would create three legal parcels with access and
infrastructure integrated within the development site overall. Total building area on site would
be established at up to approximately 337,110 square feet. The proposed development and
applications are collectively known as Grafton Plaza (the “Project”).
B. The 25.33 acre Project Site is located at the southeast corner of Dublin Boulevard and
Grafton Street north of Interstate 580 (I-580) within the Eastern Dublin Specific Plan area and is
part of a larger Parcel H within the Dublin Ranch area. The southerly 11+ acres of the Project
Site have been improved and will remain in use as a Water Quality Basin serving greater Dublin
Ranch area. The northerly 12.23 acres would be developed as the Grafton Plaza project.
C. In compliance with California Environmental Quality Act (CEQA), the State CEQA guidelines
and City environmental regulations, the Project is addressed by a Mitigated Negative
Declaration (MND) adopted by City Council Resolution 75-10 in connection with approval of the
existing Stage 1 Development Plan. 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 City also adopted a mitigation monitoring program, which included
numerous measures intended to reduce impacts from the development of the Eastern Dublin
area.
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D. Following a public hearing on February 9, 2016, the Planning Commission adopted
Resolution 16-01 recommending that the City Council deny the Planned Development rezoning
with related Stage 2 Development Plan, which resolution is incorporated herein by reference
and available for review at City Hall during normal business hours.
E. A Staff Report, dated April 5, 2016 and incorporated herein by reference, described and
analyzed the Project, including the Stage 2 Development Plan, for the City Council.
F. On April 5, 2016, the City Council held a properly noticed public hearing on the Project,
including the proposed Stage 2 Development Plan, at which time all interested parties had the
opportunity to be heard.
SECTION 2: FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The Grafton Plaza Project Planned Development zoning with related Stage 2
Development Plan meets the purpose and intent of Chapter 8.32 in that it provides a
comprehensive development plan that creates a desirable use of land that is sensitive to
surrounding land uses by virtue of the layout and design of the site plan.
The project is planned as an integrated mixed use community with distinct but
coordinated residential, commercial and hotel uses, and, with development
standards tailored to the specific needs of each use while maintaining the common
areas and interconnections that unite the project elements.
Unifying landscape and architectural treatments and elements link the commercial,
hotel and residential uses.
Grafton Plaza provides interconnected pedestrian and vehicular circulation,
interspersed with public plazas and open spaces. This layout, in addition to the
designated land uses and design guidelines, will provide places to shop, stroll, and
meet family and friends in a vibrant, comfortable, and contemporary setting.
Truck traffic patterns are designed to avoid any future residential area(s) and the
conventional retail/commercial streetscape along the Grafton Street extension
while still serving the needs of the retail tenants.
2. Development of the Project 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 site will integrate 3 uses on-site
complying with the Mixed Use/Campus Office Land Use designation in the General Plan
and Eastern Dublin Specific Plan and at the same time provide pedestrian and circulation
linkages from adjacent commercial and residential areas encouraging common gathering
places, plaza areas and opportunities to access open space.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The Planned Development zoning for the Project and the related Stage 2
Development Plan will be harmonious and compatible with existing and potential
development in the surrounding area in that the proposed site plan has taken into
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account adjacent properties and will contribute to the “Main Street” character planned for
Grafton Street.
The proposed Stage 2 Development Plan for the 12.23 acre Grafton Plaza site reflects
the mixed use community character referenced in Chapter 3.0 of the Eastern Dublin
Specific Plan and promotes an integrated development comprised of commercial/retail,
residential and hotel uses as referenced under the Mixed Use 2/Campus Office Land Use
Category of the General Plan and Eastern Dublin Specific Plan. The Grafton Plaza
development links commercial, residential and hotel uses to create a synergy of
opportunities where each of the uses supports the others. Items such as pedestrian and
vehicular linkages, common gathering and open space plaza areas and coordinated
architectural elements are a part of the plan making the individual uses play off the whole
project. Strong east/west and north/south connections to a common open space element
(the Water Quality Pond) will enhance the visual and recreational opportunities in Grafton
Plaza.
Project development will be governed by design guidelines and standards to ensure that
building massing and placement acknowledges and respects adjacent uses.
2. The project site is physically suitable for the type and intensity of the proposed uses
in that the Project site is relatively flat and there are no major physical or topographic
constraints. Utility and street connections exist or can easily be extended to the property.
The project site conditions are documented in the prior Environmental Impact Report and
MNDs and the project will implement all previously adopted mitigation measures, as
applicable.
3. The Planned Development zoning 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 welfare in that the project will comply with all applicable development regulations and
standards and will implement all adopted mitigation measures. The Project uses are
compatible with surrounding uses and will contribute to the “Main Street” character
established for Grafton Street.
Additionally, no noxious odors, hazardous materials, or excessive noises will be
produced by the uses proposed for this site. The Planned Development zoning is
consistent with the Dublin General Plan, and the Eastern Dublin Specific Plan.
The Project is consistent with elements, goals, and policies of the Dublin General Plan
and the Eastern Dublin Specific Plan
C. Pursuant to the California Environmental Quality Act, 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 Council has determined that no further
environmental review is required since: a) no new significant impacts were identified beyond
those in the prior CEQA reviews; b) the proposed mixed use project would not exceed the
thresholds identified in previous environmental analyses for the site; and c) the environmental
impacts of this mixed use project were fully addressed and within the scope of the previous
environmental documentation and analyses, including the EIR and two MNDs. The prior EIR
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and MNDs are incorporated herein by reference and available for review at City Hall during
normal business hours
SECTION 3: ZONING MAP AMENDMENT APPROVED
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the property described below to a Planned Development Zoning
District:
12.23 acres (APN 985-0061-010) (“Project site”, or “Property”).
A map of the rezoning area is shown below:
SECTION 4. APPROVAL OF STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Project site are
subject to the Stage 1 Planned Development zoning adopted by Ordinance 10-10 and further
set forth in the following Stage 2 Development Plan for the Project area, which is hereby
approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance
with section 8.32.080 of the Dublin Municipal Code or its successors.
The Stage 2 Development Plan is consistent with the approved Stage 1 Development Plan,
which established the following:
Zoning map
Permitted, Conditional and Accessory Uses
Building densities (including Floor Area Ratio – FAR), established at .45
Maximum building area based on square footage and established at 496,519 square feet
Allocation of development – limiting residential building to no more than 50% of allowable
building area
PD
5
General Siting and Design Standards and Guidelines
Parking and Circulation
Phasing
Master Landscape Concept
Stage 2 Development Plan for the Grafton Plaza Project
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets all the requirements for a Stage 2 Development Plan set forth in
Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development
rezoning for the Grafton Plaza project, PLPA 2015-00048.
1. Statement of Permitted, Conditional and Accessory Uses. Permitted, Conditional and
Accessory Uses are as set forth in the Planned Development Zoning Stage 1 Development Plan
adopted by Ordinance 10-10.
2. Stage 2 Site Plan.
Stage 2 Development Plan Site Plan
3. Site area, proposed densities.
The approved densities are shown below and are consistent with the Planned Development
Zoning Stage 1 Development Plan maximum building area of 496,519 square feet based on
a maximum FAR .45 for the 25.33 acre site, with no more than 50% of the development as
residential.
Commercial
Hotel
Residential
6
Parcel Use Acres Use Approved
SF FAR
Parcel 1 Residential 6.55 115 units 218,412 .20
Parcel 2 Hotel 2.00 27 rooms 63,298 .11
Parcel 3 Retail 3.68 Bldgs A - E 55,400
Subtotal 12.23 337,110 .31
Water Quality Pond 13.10 drainage 0 0
Total 25.33 337,110 .31
Note: Residential density on the 6.55 acre site is 17.56 du/ac.
Residential area excludes garage space.
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4. Development Regulations. The following Development Regulations shall apply to the
Commercial, hotel, and residential components, as specified.
Commercial Development Standards
The site plan represented here is conceptual in nature.
The actual design of the site is subject to a Site
Development Review Permit to be reviewed at a later
date. The commercial retail development shall be
oriented to Grafton Street and shall maintain the
pedestrian circulation and open space shown with
associated linkages to the residential and hotel sites.
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Refer to Dublin Zoning Ordinance Chapter 8.76 for
Off-Street Parking and Loading Regulations.
Grafton Street is the gateway to the Grafton Plaza
project. It is an extension of the Grafton Station
project, located westerly across Grafton Street. It
will provide additional retailing. The setbacks and
landscape treatment of the Grafton Plaza project
will be similar to that of the Grafton Station project.
Retailing and Shopkeepers along Grafton Street are
appropriate for small-scale businesses that require
street exposure. The building massing is required
to step-ďaĐk at the upper stories as shown in ͞A͟
above. However, to provide articulation to the
building façade, minor encroachments into the set-
back areas are allowed to create shade and shadow
effects. Entry doors should be recessed so as to not
impede walkway areas. Canopies, awnings and
overhead projections are encouraged to enhance
architectural style and provide shade for
pedestrians.
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Hotel Development Standards
10
11
Residential Development Standards
DESIGN STANDARDS
RESIDENTIAL .45 FAR
Lot Size in Sq. Ft.
N/A
Bldg. Setback from Arterial Streets R. O. W.
5’
Porch Setback from Arterial Streets R. O. W.
5’
Bldg. Setback from a Property Line when not
adjacent to Public Right of Way
10’
Porch Setback from a Property Line when
not adjacent to Public Right of Way
4’
Bldg. Setback from a Private Street or
Common Driveway
3’
Driveway Length or Garage Setback from
Common Driveway or Private Street
3’ minimum
Private Open Space
100 sf yard or 50 sf deck
Minimum Building Separation
12’
Minimum Building Separation to Patio/Porch
10’
Building Height (1)
Stories
39’
3
Parking Required
3 spaces/unit
1. Building height is to top of roof. Additional 3’ to top of parapet is permitted.
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5. Phasing Plan.
Development in the form of the issuance of a building permit, and commencement of
construction work authorized with the building permit, on at least one of the parcels
designated for commercial development shall occur before, or concurrently with building
permit issuance on the residential parcel of the Grafton Plaza site covered by the
Development Plan. This requirement does not preclude the developer from grading the
entire site and installing infrastructure to serve other portions of the site prior to issuance
of a building permit for the commercial component of Grafton Plaza.
Overall Phasing Plan Amenities Key
Commercial Phase
13
Hotel Phase
Residential Phase
14
6. Preliminary Landscape Plan.
Commercial Preliminary Landscape Plan
Hotel Preliminary Landscape Plan
15
Residential Preliminary Landscape Plan
16
7. Architectural Standards.
RESIDENTIAL ARCHITECTURAL GUIDELINES
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18
19
20
21
22
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24
COMMERCIAL ARCHITECTURAL GUIDELINES
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Development of the
commercial/retail component of
Grafton Plaza is subject to a Site
Development Review Permit to be
submitted at a later date when
building and site design are more
determined. It is anticipated that
development will occur between
approximately 34,500 to 55,400 sf
in several buildings fronting Grafton
Street and the Plaza adjacent to
the hotel. The square footage of
the proposed uses will determine
the required parking in accordance
with the standards referred herein.
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29
30
31
32
Brick-Front
Romanesque
False-Front
Central California Vernacular
Post Modern
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35
36
37
38
39
40
41
42
43
The hotel site encompasses
approximately 2.00 acres.
Development of the site is subject
to a Site Development Review
Permit in accordance with the
Development Standards stated
herein.
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45
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HOTEL LOBBY ENTRANCE
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Elements to be incorporated into the hotel design could include outdoor seating areas, fire pit,
barbeque station, pool, spa, bocce ball and general amenities to enhance the overall experience of
being at a quality facility.
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8. Landscape Standards.
RESIDENTIAL
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53
54
55
56
57
58
59
60
PRIVATE POCKET PARK
61
62
63
Mail box design is conceptual. Actual final design is subject to Post Office criteria.
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COMMERCIAL
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72
73
74
9. Public Art Compliance – The proposed project 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 home construction to be determined and calculated by the City’s Building
Official. The Applicants have opted to meet this requirement through an in-lieu fee.
10. Aerial Photo.
4’
11. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in
this Stage 2 Development Plan, the use, development, improvement and maintenance of the
property shall be governed by the provisions of the closest comparable Zoning District as
determined by the Community Development Director and pursuant to Section 8.32.060.C of the
Dublin Zoning Ordinance. No development shall occur on this property until a Site Development
Review permit has been approved for the property.
SECTION 5. PRIOR PD ZONING Ordinance No. 10-10 establishing the existing PD zoning
remains in full force and effect as to the Project site.
SECTION 6. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 7. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days following its adoption.
75
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 5th day of April
2016, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk
G:\PA\2015\PLPA-2015-00048 Grafton Plaza\PC Mtg 12.08.15 PD Rez Tmap SDR\CC Ord-PD Grafton Plaza.doc
1
RESOLUTION NO. XX-16
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
APPROVING VESTING TENTATIVE PARCEL MAP 10365
FOR THE GRAFTON PLAZA SITE
(APN 985-0061-010)
PLPA 2015-00048
WHEREAS, Martin Indertizen, on behalf of the property owner, has requested approval
of Vesting Tentative Parcel Map 10365 to subdivide ±12.23 acres consistent with a Planned
Development rezoning with related Stage 2 Development Plan for the development of mixed use
retail, hotel, and residential uses (115 units) for a total of approximately 337,349 square feet.
The proposed development and applications are collectively known as Grafton Plaza (the
“Project”); and
WHEREAS, the project site is located at the southeast corner of Dublin Boulevard and
Grafton Street in the Eastern Dublin Specific Plan area; and
WHEREAS, the proposed subdivision of the ±12.23 acre parcel results in three parcels as
follows: Parcel 1 = ±6.55 acres, Parcel 2 = ±2.00 acres, and Parcel 3 = ±3.68 acres; and
WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin
Subdivision Regulations require that no real property may be divided into two or more parcels for
purpose of sale, lease or financing, unless a Tentative Parcel Map is acted upon, and a Parcel
Map is approved consistent with the Subdivision Map Act and City of Dublin Subdivision
Regulations; and
WHEREAS, Section 66426 of the Subdivision Map Act states that a Tentative Parcel Map
is required when the parcels are created for a commercial and/or residential development of 4
lots or less; and
WHEREAS, a complete application for Vesting Tentative Parcel Map 10365 is on file in
the Community Development Department, Planning Division; and
WHEREAS, the Zoning Administrator held a public hearing on October 7, 2015 and
approved the Vesting Tentative Parcel Map (Resolution 15-03). An appeal was filed on October
15, 2015 by Mr. Abe Gupta. Subsequently, on November 3, 2015, Martin Inderbitzen on behalf
of his client S and V LLC, withdrew the application. Mr. Inderbitzen re-submitted the application
for the Vesting Tentative Parcel Map so that it could be considered by the Planning Commission
and City Council with the other applications for Grafton Plaza ; 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, the project site has been addressed in three prior CEQA reviews, the
Eastern Dublin EIR (SCH 91103064), the Area H Mitigated Negative Declaration (SCH
2
99112042), and most recently, a 2010 Mitigated Negative Declaration. The 2010 MND was
prepared in connection with approvals for a mixed use project on the site, including the current
Planned Development zoning with related Stage 1 Development Plan. The proposed project is
consistent with the development analyzed in the prior documents and the 2010 approvals and
no further environmental review is required;
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 is required since: a) no new significant impacts
were identified beyond those in the prior CEQA reviews; b) the proposed subdivision 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 subdivision 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 Vesting Tentative Parcel Map 10365 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 Vesting Tentative Parcel Map 10365, Planned
Development rezoning with related Stage 2 Development Plan, two separate Site Development
Review Permits for hotel and residential uses, and Vesting Tentative Map 8293 for 115
condominium units, at which time all interested parties had the opportunity to be heard; and
WHERERAS, on __________, 2016, the City Council adopted an Ordinance 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 Vesting Tentative Parcel
Map 10365; 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 Vesting Tentative
Parcel Map 10365 for the 12.23 acre Grafton Plaza site:
A. Vesting Tentative Parcel Map 10365 is consistent with the intent of applicable
subdivision regulations and related ordinances.
B. The design or improvements of Vesting Tentative Parcel Map 10365 is
consistent with the City's General Plan policies as they apply to the subject
3
property in that it is a subdivision to create three parcels on a vacant, rough-
graded site with some perimeter public improvements and would facilitate future
mixed use development under the Mixed Use 2/Campus Office land use
designation.
C. Vesting Tentative Parcel Map 10365 is consistent with the Eastern Dublin Specific
Plan and existing Planned Development Zoning Stage 1 Development Plan; it is also
consistent with the Planned Development Zoning with related Stage 2 Development
Plan approved for the site on ________, 2016 through Ordinance ________, which
ordinance is incorporated herein by reference.
D. The Project Site is ±12.23 acres of relatively flat topography located adjacent to
Dublin Boulevard, which currently is improved, and therefore is physically
suitable for the type and density of development of the permitted uses.
E. Vesting Tentative Parcel Map 10365 will not cause environmental damage or
substantially injure fish or wildlife or their habitat, or cause public health concerns
because any future development of the site would be subject to all previously
adopted mitigation measures from the prior EIR and MNDs related to biological
resources. Also, the project site is not on the Cortese list.
F. The design of Vesting Tentative Parcel Map 10365 will not conflict with
easements acquired by the public at large, or access through or use of
property within the proposed subdivision. The City Engineer has reviewed
Vesting Tentative Parcel Map 10365 and title report and has not found any
conflicting easements of this nature.
BE IT FURTHER RESOLVED that the City Council of City of Dublin does hereby
approve Vesting Tentative Parcel Map 10365 for the Grafton Plaza site, to subdivide
±12.23 acres of land into three parcels, as shown on the project plans prepared by
Mackay & Somps, dated received on January 21, 2016, and incorporated herein by
reference and attached as Exhibit A 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 parcel 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.
4
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
PLANNING
1. An adopted Planned Development Rezone with
a related Stage 2 Development Plan that
addresses all parcels created by this map is
required prior to development of any parcel
created by this map.
PL Development Planning
PUBLIC WORKS – PROJECT SPECIFIC CONDITIONS
2. Deferral of Frontage Improvements. Pursuant
to Section 66411.1 of the Subdivision Map Act,
installation of frontage improvements (including
bus stop relocation) required in the conditions
below may be deferred until such time that a
permit or other grant of approval for
development on any of the parcels created is
issued by the City. If the owner chooses to defer
such improvements, a Deferred Improvement
Statement shall clearly be included on the first
sheet of the Parcel Map.
PW Parcel Map Public
Works
3. Dublin Boulevard. The Applicant shall install
an eight foot (8’) wide sidewalk and ten foot (10’)
wide (inclusive of curb) landscape strip along the
Dublin Boulevard frontage of Parcel 3, within the
existing Dublin Boulevard right-of-way and
extending from the common property line
between Parcel 1 and Parcel 3 to the existing
curb ramp at the southeast return of Dublin
Boulevard and Grafton Street.
PW Parcel Map or
Issuance of
Permit or Grant
of Approval for
Development of
Parcel 1
Public
Works
4. Dublin Boulevard Bus Stop Relocation. The
Applicant shall relocate the existing bus stop
pullout and bus shelter along the Dublin
Boulevard frontage of Parcel 3 westerly along
said frontage to a location to be approved by the
City Engineer. Applicant shall install the bus
shelter, including appropriate lighting, per the
requirements of LAVTA and the City of Dublin.
The bus shelter shall be fitted with electricity for
lighting.
PW Parcel Map Public
Works
5. Dublin Boulevard Dedication. An additional
two feet (2’) of right of way shall be provided for
a length of at least twenty feet (20’) at the
relocated bus stop on Dublin Boulevard to
PW Parcel Map Public
Works
5
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
accommodate the bus shelter. The additional
right-of-way shall be delineated and dedicated
on the Final Parcel Map.
6. Maintenance of Grafton Street – Agreement
Amongst Tenants. The Applicant shall establish
a mechanism or cause any existing mechanism
to be amended as needed due to the creation of
additional parcels fronting Grafton Street to
ensure that there are adequate provisions for the
maintenance in good repair and on a regular
basis, of the landscaping, drainage, lighting,
signs, pavement and other common
improvements along private section of Grafton
Street. The Applicant shall submit a copy of the
new or amended mechanism to the City for
review and approval pursuant to this condition.
PW Parcel Map Public
Works
7. Public Service Easement. A 3’ wide Public
Service Easement shall be dedicated along the
map’s entire Dublin Boulevard and Grafton
Street frontages to allow for the proper
placement of public utility vaults, boxes,
appurtenances or similar items behind the back-
of-sidewalk. Private improvements such as
fences, gates or trellises shall not be located
within the public service easement.
PW Parcel Map Public
Works
PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL
8. Developer shall comply with the City of Dublin
Public Works Standard Conditions of Approval
contained below (“Standard Condition”) unless
specifically modified by Project Specific
Conditions of Approval above.
PW Ongoing Standard
Condition
9. The Developer shall comply with the Subdivision
Map Act and the City of Dublin Subdivision
Ordinance in effect at the time of the filing of the
Final Parcel Map.
PW Ongoing Standard
Condition
10. The Developer shall defend, indemnify, and hold
harmless the City of Dublin and its agents,
officers, and employees from any claim, action,
or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set
aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board,
PW Ongoing Standard
Condition
6
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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
cooperation in the defense of such actions or
proceedings.
11. In the event that there needs to be clarification to
these Conditions of Approval, the Director of
Community Development and the City Engineer
have the authority to clarify the intent of these
Conditions of Approval to the Developer without
going to a public hearing. The Director of
Community Development and the City Engineer
also have the authority to make minor
modifications to these conditions without going
to a public hearing in order for the Developer to
fulfill needed improvements or mitigations
resulting from impacts of this project.
PW Ongoing Standard
Condition
12. If there are conflicts between the Tentative Map
approval and the SDR approval pertaining to
mapping or public improvements the Tentative
Map shall take precedent.
PW Ongoing Standard
Condition
PERMITS
13. Developer shall obtain an Encroachment Permit
from the Public Works Department for all
construction activity within the public right-of-way
of any street where the City has accepted the
improvements. The encroachment permit may
require surety for slurry seal and restriping. At
the discretion of the City Engineer an
encroachment for work specifically included in
an Improvement Agreement may not be
required.
PW Prior to Start of
Work Within
Public Right of
Way
Standard
Condition
14. Developer shall obtain all permits required by
other agencies including, but not limited to
PW Prior to Start of Standard
7
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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.
Work Condition
SUBMITTALS
15. The Developer will be responsible for submittals
and reviews to obtain the approvals of all
participating non-City agencies.
PW Approval of
Final Parcel
Map
Standard
Condition
16. Developer shall provide the Public Works
Department a digital vectorized file of the
“master” files for the project when the Final Map
has been approved. Digital raster copies are not
acceptable. The digital vectorized files shall be
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 III, and
U.S. foot.
PW Approval of
Final Parcel
Map
Standard
Condition
PARCEL MAP
17. All rights-of-way and easement dedications
required by the Tentative Map shall be shown on
the Parcel Map
PW Approval of
Final Parcel
Map
Standard
Condition
EASEMENTS
18. The Developer shall obtain abandonment from
all applicable public agencies of existing
easements and right-of-ways that will no longer
be used, if any.
PW Approval of
Final Parcel
Map
Standard
Condition
PASSED, APPROVED, AND ADOPTED this ____day of _______________, 2016 by the
following vote:
AYES:
8
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
G:\PA\2015\PLPA-2015-00048 Grafton Plaza\CC 4.5.16\CC Reso vtpm.docx
RESOLUTION NO. XX-16
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP
8293 FOR A 115–UNIT RESIDENTIAL TOWNHOUSE CONDOMINIMUM DEVELOPMENT ON
A 6.55 ACRE SITE FOR THE GRAFTON PLAZA MIXED USE PROJECT
(PLPA 2015-00048)
WHEREAS, Taylor Morrison has requested approval of a Site Development Review
Permit and Vesting Tentative Map 8293 for a 115-unit residential townhouse condominium
development on a 6.55 acre site consistent with a proposed Planned Development rezoning
with 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) a Planned Development rezoning
with related Stage 2 Development Plan; 2) Vesting Tentative Parcel Map 10365 which
subdivides the 12.23 acre site into three parcels; and 3) Site Development Review (PLPA
2015-00015) for a 127-room hotel. The proposed development and applications are
collectively known as Grafton Plaza (the “Project”); and
WHEREAS, the project site currently is vacant land; and
WHEREAS, 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 residential
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
proposed residential project would not cause the original project to exceed the thresholds
2
identified in previous environmental analyses for this development site; and c) the
environmental impacts of this residential 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 deny the project applications, which resolution is
incorporated herein by reference; and
WHEREAS, a Staff Report for the City Council, dated April 5, 2016 and incorporated
herein by reference, described and analyzed the Project, including the Site Development
Review permit and Vesting Tentative Map 8293 for 115 residential townhouse condominium
units; and
WHEREAS, on April 5, 2016, the City Council held a properly noticed public hearing
on the Project, including the proposed Site Development Review Permit and Vesting
Tentative Map 8293 for 115 residential townhouse condominium units, Planned Development
rezoning with related Stage 2 Development Plan, and Vesting Tentative Parcel Map 10365,
at which time all interested parties had the opportunity to be heard; and
WHERERAS, the City Council considered all reports, recommendations and testimony
before taking action on the applications. Following the public hearing, the City Council
introduced Ordinance XX-16 approving the Planned Development rezone with related Stage 2
Development Plan; and adopted Resolution XX-16 approving Vesting Tentative Parcel Map
10365.
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 115 residential townhouse condominium units 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 Project 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 site 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 hotel 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
Project.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1)
the project contributes to an 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
3
forth in the Zoning Ordinance where applicable and as adopted for PD Ordinance 10-10
and Planned Development rezoning with 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 design of the proposed
townhouse element is consistent with other existing and approved multi-family housing
development in the surrounding area; 2) the project will contribute to housing
opportunities as a complement to the surrounding neighborhoods; 3) the project will
contribute to the diversity of a mixed use project; and 4) the project will serve the current
buyer profile and market segment anticipated for this area.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the residential development envelope is part of a mixed use project and
conforms to an integrated site design; 2) the townhouse development 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
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 setbacks 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 townhouse development provides a high degree of design
and landscaping to complement existing uses in the area; 2) the structures reflect the
architectural styles and development standards that have been incorporated into projects
built in the Eastern Dublin Specific Planning Area for residential buildings in the area; 3)
the materials proposed will be consistent with the requirements of the Eastern Dublin
Specific Plan; and 4) the color and materials proposed will be coordinated among the
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 and buffer noise; 2)
landscaping in common areas is integrated among uses within the Grafton Plaza project,
including the proposed townhouses; 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 townhouse project site provides
opportunities for pedestrian and bicycle circulation; and 2) the townhouse project site will
be integrated with the commercial and hotel elements and with the adjacent Water
4
Quality Basin which has a pedestrian circulation system and serves as open space
partially accessible to the public.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes
the following findings and determinations regarding Vesting Tentative Map 8293:
A. The proposed Vesting Tentative Map 8293 is consistent with the intent of applicable
subdivision regulations and related Ordinances for the Eastern Dublin Specific Plan.
B. The design and improvements of the proposed Vesting Tentative Map 8293 are
consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, as
they relate to the subject property in that it is a subdivision that is consistent with other
similar subdivisions in the immediate vicinity and within the Eastern Dublin Specific
Planning Area. C. The proposed Vesting Tentative Map 8293 is consistent with the
Planned Development zoning approved for the Project through Ordinance 10-10 and
Ordinance XX-16 and therefore consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Map 8293 will have
adequate access to major constructed or planned improvements as part of the Eastern
Dublin Specific Plan.
E. Project design, architecture, and concept have been integrated with topography of the
project site created by Vesting Tentative Map 8293 to incorporate water quality measures
and minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivision is physically suitable for the type and intensity of development proposed.
F. The Mitigation Measures adopted with the program EIR for the Eastern Dublin Specific
Plan and with the prior MNDs would be applicable as appropriate for addressing or
mitigating any potential environmental impacts of the Project.
G. The proposed Vesting Tentative Map 8293 will not result in environmental damage or
substantially injure fish or wildlife or their habitat or cause public health concerns subject
to previously adopted Mitigation Measures and to the Conditions of Approval listed below.
H. The design of the subdivision will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City
Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves
the Site Development Review Permit for a development of 115 residential townhouse
condominium units for the Grafton Plaza mixed use project as shown on plans prepared by
KTGY Group, Inc. Architecture & Planning; Mackay & Somps Engineers, Planners & Surveyors;
and R3 Studios Landscape Architecture dated received January 21, 2016 subject to the
following Conditions of Approval.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting
Tentative Map 8293 prepared by Mackay & Somps Engineers, Planners & Surveyors dated
received January 21, 2016 subject to the following Conditions of Approval.
5
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.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
PLANNING
1. Approval. This Site Development Review
approval is for the Grafton Plaza townhouse
condominiums (PLPA-2013-00035) and is
subject to the approval of the Planned
Development rezoning with related Stage 2
Development Plan in Ordinance XX-16. 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.
PL On-going Planning
2. Permit Expiration. Construction or use shall
commence within one (1) year of Permit
approval or the Permit shall lapse and become
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
according to the requirements of this Ordinance.
PL One Year After
Effective Date
DMC
8.96.020.
D
3. Time Extension. The original approving
decision-maker may, upon the Applicant’s
written request for an extension of approval prior
PL Prior to
Expiration Date
DMC
8.96.020.
E
6
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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
shall operate this use in compliance with the
Conditions of Approval of this Site Development
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.
PL On-going
DMC
8.96.020.
F
5. Revocation of Permit. The Site Development
Review approval shall be revocable for cause in
accordance with Section 8.96.020.I of the Dublin
Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to
citation.
PL On-going DMC
8.96.020.
I
6. Requirements and Standard Conditions. The
Applicant/ Developer shall comply with
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.
Various Building Permit
Issuance
Standard
7. Required Permits. Developer shall obtain all
permits required by other agencies including, but
not limited to 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.
PW Building Permit
Issuance
Standard
7
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
8. Fees. Applicant/Developer shall pay all
applicable fees in effect at the time of building
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.
Various Building Permit
Issuance
Various
9. Indemnification. The Developer shall defend,
indemnify, and hold harmless the City of Dublin
and its agents, officers, and employees from any
claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal
board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator, or any other department,
committee, or agency of the City to the extent
such actions are brought within the time period
required by Government Code Section 66499.37
or other applicable law; provided, however, that
the Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying the Developer of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
ADM On-going Administr
ation/City
Attorney
10. Clarification of Conditions. In the event that
there needs to be clarification to the Conditions
of Approval, the Director of Community
Development and the City Engineer have the
authority to clarify the intent of these Conditions
of Approval to the Developer without going to a
public hearing. The Director of Community
Development and the City Engineer also have
the authority to make minor modifications to
these conditions without going to a public
hearing in order for the Developer to fulfill
needed improvements or mitigations resulting
from impacts to this project.
PW On-going Public
Works
11. Clean-up. The Applicant/Developer shall be
responsible for clean-up & disposal of project
PL On-going Planning
8
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
related trash to maintain a safe, clean and litter-
free site.
12. Modifications. Modifications or changes to this
Site Development Review approval may be
considered by the Community Development
Director if the modifications or changes
proposed comply with Section 8.104.100 of the
Zoning Ordinance.
PL On-going DMC
8.104.10
0
13. Lighting. Lighting is required over exterior
entrances/doors. Exterior lighting used after
daylight hours shall be adequate to provide for
security needs.
PL, PW Building Permit
Issuance
Municipal
Code
14. Public Art Compliance – The proposed project
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 home construction to be
determined and calculated by the City’s Building
Official. The Applicants have opted to meet this
requirement through an in-lieu fee.
PL Development Planning
15. Inclusionary Housing: This project is subject to
Chapter 8.68 of the City of Dublin Zoning
Ordinance, Inclusionary Regulations. This
project shall construct 12.5% of the total number
of dwelling units as affordable units except as
otherwise provided in this Chapter. An
Affordable Housing Agreement specifying the
method of compliance shall be executed.
PL Recordation of
the first final
map
Project
specific
16. An adopted Planned Development Rezone with
a related Stage 2 Development Plan that
addresses all parcels created by this map is
required prior to development of any parcel
created by this map.
PL Development Planning
17. Development in the form of vertical construction
on at least one of the parcels designated for
commercial development shall occur before, or
concurrently with vertical construction of any
residential component on parcels created by this
map. This requirement does not preclude the
developer from grading the entire site and
installing infrastructure to serve other portions of
the site prior to vertical construction of the
commercial component.
PL Development Planning
BUILDING
18. Building Codes and Ordinances. All project B Through Standard
9
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
construction shall conform to all building codes
and ordinances in effect at the time of building
permit.
Completion Condition
19. Retaining Walls. All retaining walls over 30
inches in height and in a walkway shall be
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.
B Through
Completion
Standard
Condition
20. Phased Occupancy Plan. If occupancy is
requested to occur in phases, then all physical
improvements within each phase shall be
required to be completed prior to occupancy of
any buildings within that phase except for items
specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items,
approved by the Department of Community
Development. The Phased Occupancy Plan
shall be submitted to the Directors of Community
Development and Public Works for review and
approval a minimum of 45 days prior to the
request for occupancy of any building covered
by said Phased Occupancy Plan. Any phasing
shall provide for adequate vehicular access to all
parcels in each phase, and shall substantially
conform to the intent and purpose of the
subdivision approval. No individual building
shall be occupied until the adjoining area is
finished, safe, accessible, and provided with all
reasonable expected services and amenities,
and separated from remaining additional
construction activity. Subject to approval of the
Director of Community Development, the
completion of landscaping may be deferred due
to inclement weather with the posting of a bond
for the value of the deferred landscaping and
associated improvements.
B Occupancy of
any affected
building
21. Building Permits. To apply for building permits,
Applicant/Developer shall submit five (5) sets of
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
B Issuance of
Building Permits
Standard
Condition
10
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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.
22. Construction Drawings. Construction plans
shall be fully dimensioned (including building
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.
B Issuance of
building permits
Standard
Condition
23. Air Conditioning Units. Air conditioning units
and ventilation ducts shall be screened from
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.
B Occupancy of
Unit
Standard
Condition
24. Temporary Fencing. Temporary Construction
fencing shall be installed along the perimeter of
all work under construction.
B Through
Completion
Standard
Condition
25. Addressing
a) Provide a site plan with the City of
Dublin’s address grid overlaid on the
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.
The Building Official shall approve plan
prior to issuance of the first building
permit. (Prior to permitting)
c) Addresses will be required on the front of
B
Prior to release
of addresses
Prior to
permitting
Prior to
Standard
Condition
11
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
the dwellings. Addresses are also
required above the garage door opening if
the opening is not on the same side of the
dwelling as the front door.
d) Townhomes / Condos are required to
have address ranges posted on street
side of the buildings.
e) Address signage shall be provided as per
the Dublin Residential Security Code.
f) Exterior address numbers shall be
backlight and be posted in such a way
that they may be seen from the street.
g) Driveways or walkways servicing more
than one (1) individual dwelling unit shall
have a minimum of 4 inch high
identification numbers, noting the range of
unit numbers placed at the entrance to
each driveway / walkway at a height
between 36 and 42 inches above grade.
The light source shall be provided with an
uninterruptible AC power source or
controlled only by photoelectric device.
permitting
Occupancy of
any Unit
Occupancy of
any Unit
Prior to permit
issuance, and
through
completion
Prior to permit
issuance, and
through
completion
26. Engineer Observation. The Engineer of record
shall be retained to provide observation services
for all components of the lateral and vertical
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.
B Scheduling the
final frame
inspection
Standard
Condition
27. Foundation. Geotechnical Engineer for the
soils report shall review and approve the
foundation design. A letter shall be submitted to
the Building Division on the approval.
B Permit issuance
Standard
Condition
28. Green Building
Green Building measures as detailed in the SDR
package may be adjusted prior to master plan
check application submittal with prior approval
from the City’s Green Building Official provided
that the design of the project complies with the
City of Dublin’s Green Building Ordinance and
State Law as applicable. In addition, all changes
shall be reflected in the Master Plans. (Through
B
Through
Completion
12
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
Completion)
The Green Building checklist shall be included in
the master plans. The checklist shall detail what
Green Points are being obtained and where the
information is found within the master plans.
(Prior to first permit).
Prior to each unit final, the project shall submit a
completed checklist with appropriate verification
that all Green Points required by 7.94 of the
Dublin Municipal Code have been incorporated.
(Through Completion)
Homeowner Manual – if Applicant takes
advantage of this point the Manual shall be
submitted to the Green Building Official for
review or a third party reviewer with the results
submitted to the City. (Project)
Landscape plans shall be submitted to the
Green Building Official for review. (Prior to
approval of the landscape plans by the City of
Dublin)
Developer may choose self-certification or
certification by a third party as permitted by the
Dublin Municipal Code. Applicant shall inform
the Green Building Official of method of
certification prior to release of the first permit in
each subdivision / neighborhood.
Prior to first
permit
Through
Completion
Project
Prior to approval
of the landscape
plans by the
City of Dublin
Prior to approval
of the landscape
plans by the
City of Dublin
29. Copies of Approved Plans. Applicant shall
provide City with 2 reduced (1/2 size) copies of
the City of Dublin stamped approved plan.
B 30 days after
permit and each
revision
issuance
Standard
Condition
30. Cool Roofs. Flat roof areas shall have their
roofing material coated with light colored gravel
or painted with light colored or reflective material
designed for Cool Roofs.
B Through
Completion
Standard
Condition
31. Solar Zone – CA Energy Code
Show the location of the Solar Zone on the site
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
B Through
Completion
Standard
Condition
13
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
exceptions provided in the CA Energy Code.
32. Wildfire Management. Provide in the master
drawing set, a sheet detailing which lots /
buildings are adjacent to open space and
subject to the Wildfire Management provisions of
the code. .
B Through
Completion
33. Accessible Parking. The required number of
parking stalls, the design and location of the
accessible parking stalls shall be as required by
the CA Building Code.
B Through
Completion
CA
Building
Code
34. Recreation Centers. Building permits are
required for all recreation centers, swimming
pools, spas, and associated amenities and are
required to meet the accessibility and building
codes. Pool and Deck area shall be considered
conceptual in nature only, items such as exiting
and permit requirements shall be reviewed
during the permitting process.
B Through
Completion
LANDSCAPING
35. Final landscape plans, irrigation system
plans.
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
P Issuance of the
building permit
Standard
14
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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 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 irrigation, fertilization and weed
abatement, if applicable.
36. Water Efficient Landscaping Regulations.
The Applicant shall meet all requirements of the
City of Dublin's Water-Efficient Landscaping
Regulations, Section 8.88 of the Dublin
Municipal Code.
P Issuance of the
building permit
Standard
37. Open Space Areas. Open space areas shall be
planted and irrigated to create landscape that is
attractive, conserves water, and requires
minimal maintenance.
P Issuance of the
building permit
Standard
38. Trail Pavement. Decomposed granite
pavement shall be limited to areas with a
maximum slope of 2% in any one direction.
Grading of paved areas in the open space area
shall be designed to meet accessibility
P Issuance of the
building permit
Standard
15
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
requirements. Pavement materials shall provide
an all-weather, non-eroding durable surface with
a minimum life expectancy of 10 years.
39. Plant Clearances. All trees planted shall meet
the following clearances:
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
P Issuance of any
building permit
Standard
40. Irrigation System Warranty. The applicant
shall warranty the irrigation system and planting
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
P Issuance of any
building permit
Standard
41. Walls, Fences and Mailboxes. Applicant shall
work with staff to prepare a final wall, fencing
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.
P Issuance of any
building permit
Standard
42. Sustainable Landscape Practices. The
landscape design shall demonstrate compliance
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
P Issuance of any
building permit
Standard
16
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
shall be selected for planting areas less than six
feet wide.
43. Copies of Approved Plans. The Applicant
shall provide the City with one full size copy, one
reduced (1/2 sized) copy and one electronic
copy of the approved landscape plans prior to
construction.
P Issuance of any
building permit
Standard
CIVIL CONDITIONS
44. Plans Coordination: Civil Improvement
Plans, Joint Trench Plans, Street Lighting Plans
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.
P Issuance of the
building permit
Standard
45. Utility Screening: Screen Air Conditioner
condensers and backflow prevention units
greater than 3” in diameter with walls to match
the building architecture and to provide both
sound deadening and visual screening of the
utilities.
P Issuance of the
building permit
Standard
46. Tree Preservation. Tree preservation
techniques, and guarantees, shall be reviewed
and approved by the Dublin Planning Division
prior to the issuance of the building permit.
P Issuance of the
building permit
Standard
47. Planting and Irrigation.
a. Planting area for trees shall strive to 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 a minimum of 5
gallons in size.
e. Provide concrete curbing 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
P Issuance of the
building permit
Standard
17
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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.
48. Water Efficient Landscaping Regulations.
The Applicant shall meet all requirements of the
City of Dublin's Water-Efficient Landscaping
Regulations, Section 8.88 of the Dublin
Municipal Code.
P Issuance of the
building permit
Standard
49. Irrigation System Warranty. The applicant
shall warranty the irrigation system and planting
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.
P Issuance of the
building permit
Standard
50. Sustainable Landscape Practices. The
landscape design shall demonstrate compliance
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
P Issuance of the
building permit
Standard
18
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
feet wide.
PUBLIC WORKS – PROJECT SPECIFIC CONDITIONS
51. Ownership and Maintenance of
Improvements. Ownership and maintenance of
street, alley, sidewalk, landscaping and common
area improvements shall be by the Residential
Homeowner’s Association as shown on the
Overall Maintenance Plan, Sheet PD2.04, in the
Stage 2 Planned Development binder dated
January 15, 2016. Prior to approval of the Final
Map, the Developer shall submit a final
“Ownership and Maintenance” exhibit indicating
ownership and maintenance responsibilities for
all surface project improvements. The
“Ownership and Maintenance” exhibit shall be
subject to review and approval by the City
Engineer.
PW Approval of
Final Map
Public
Works
52. Private street and common area subdivision
improvements. Common area improvements,
private streets, private alleys and all other
subdivision improvements owned or maintained
by the homeowners’ owners association are
subject to review and approval by the City
Engineer prior to Final Map approval and shall
be included in the Tract Improvement
Agreement. Such improvements include, but are
not limited to: curb & gutter, pavement areas,
sidewalks, access ramps & driveways,
enhanced street paving, parking spaces; street
lights (wired underground) and appurtenances,
drainage facilities, utilities, landscape and
irrigation facilities, open space landscaping,
stormwater treatment facilities, striping and
signage, and fire hydrants.
PW Approval of
Final Map
Public
Works
53. Covenants, Conditions and Restrictions
(CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of
Covenants, Conditions, and Restrictions to
govern use and maintenance of the streets,
alleys, sidewalks, common areas, landscaping,
decorative pavement, and improvements
contained in the Agreement for Long Term
Encroachments. Said declaration shall set forth
the Association name, bylaws, rules and
regulations. The CC&Rs shall also contain a
PW Approval of
Final Map
Public
Works
19
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
provision that prohibits the amendment of those
provisions of the CC&Rs requested by City
without the City’s approval. The CC&Rs shall
ensure that there is adequate provision for the
maintenance, in good repair and on a regular
basis of all private streets, alleyways,
landscaping, irrigation; decorative pavements;
median islands, fences, walls, drainage,
stormwater treatment features, lighting, signs
and other related improvements. The CC&Rs
shall also contain all other items required by
these conditions. The Developer shall submit a
copy of the CC&R document to the City for
review and approval.
54. Off-Site Improvements: The following off-site
improvements shall be constructed in
conjunction with the Residential development
and in conformance with the Overall Phasing
Plan, Residential Phase, Sheet PD2.05.4, 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 and underground improvements
for Street ‘A’.
b) Surface and underground improvements
for Street ‘B’, from the west boundary of
the Residential parcel to Grafton Street.
c) Gravel pathway, landscape and overlook
improvements along the Water Quality
Basin frontage, from the east boundary of
the Residential parcel to Grafton Street.
d) Entry Plaza on the Commercial parcel, at
the south end of Street ‘A’.
e) Paseo on the Commercial parcel,
between the Entry Plaza and Street ‘B’.
f) Sidewalk and landscape improvements
along the Dublin Boulevard frontage of the
Residential parcel.
g) Sidewalk improvements and transit stop
relocation along the Dublin Boulevard
frontage of the Commercial parcel. The
sidewalk design and construction shall
incorporate future bus stop on Dublin Blvd
east of Grafton Street. The design and
construction shall include a bus shelter
PW Approval of
Improvement
Plans
and Acceptance
of
Improvements
Public
Works
20
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
and electricity for the bus stop.
h) Extension of the eastbound left turn lane
by one hundred feet (100’) at the
intersection of Carnmore Place and
Dublin Boulevard. Design of the turn lane
extension shall be approved by the Traffic
Engineer. Alternatively, the Applicant
may submit to the City, for review and
approval, a Traffic Study which
demonstrates to the satisfaction of the
Traffic Engineer that the projected
increase in traffic volumes at the
Carnmore Place/Dublin Bouelvard
intersection, attributable to the Project,
does not warrant the extension of the left-
turn lane.
55. Dublin Boulevard Improvements. The
Applicant/Developer shall install an eight foot (8’)
wide sidewalk and ten foot (10’) wide (inclusive
of curb) landscape strip along Dublin Boulevard
within the existing Dublin Boulevard right-of-way
extending from the east boundary of the
Residential parcel to the existing curb ramp at
the southeast corner of Dublin Boulevard and
Grafton Street. Dublin Boulevard improvements
west of Street “A” shall include relocation of the
existing transit stop turnout and bus stop shelter
westerly to a location to be approved by the City
Engineer. Electricity shall be provided to the
relocated bus shelter. Dedication of additional
right-of-way along the Commercial parcel
frontage may be required to accommodate the
relocated transit stop.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
56. Pedestrian/Bicycle Connectivity to parcel to
the east. Site plan shall allow for future
pedestrian and bicycle connectivity for the parcel
to the east (Kaiser) generally as shown on the
related Site Development Review Permit and
Vesting Tentative Map 8293.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
57. Public Improvements. All public improvements
shall conform to the City of Dublin Standard
Plans and design requirements and as approved
by the City Engineer. The public improvements
shall be constructed generally as shown on the
Tentative Map and/or Site Development Review.
Specific design of the drainage, sanitary sewer,
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
21
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
water and street improvements shall generally
follow the planning design shown on Vesting
Tentative Map 8293 to be approved in detail at
Improvement Plans.
58. Site Plan. On-site improvements shall be
designed in accordance with the approved
project plans, specifically Sheets C-1 and A1.0
in the Site Development Review booklet dated
January 15, 2016 and Sheets 1 through 5 of the
Vesting Tentative Map, Tract 8293 dated
January 2016 and as modified by these
conditions. If there are conflicts between the
Site Plans and the Tentative Map, the
Community Development Director shall
determine which plan shall be followed.
PW Approval of
Improvement
Plans
Public
Works
59. Accessible Path of Travel. All walkways from
the public and private sidewalks to the site shall
be as shown on the approved plans, and shall
be in conformance with current California
Building Code and ADA requirements for
accessibility.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
60. Site Accessibility Requirements/Driveways.
All parking spaces for the disabled, and other
physical site improvements, including the
proposed driveways shall comply with current
California Building Code and ADA requirements
for accessibility.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
61. Curb Ramps: Curb ramp layouts are subject to
final review and approval by the City Engineer.
The number, location and layout of all curb
ramps shall be reviewed and approved by the
City Engineer with the Improvement Plans
associated with each Final Map. All pedestrian
ramps shall be designed and constructed to
provide direct access to marked or unmarked
crosswalks. Each pedestrian ramp shall be
oriented such that it is aligned and parallel to the
marked or unmarked crosswalk it is intended to
serve. Pedestrian ramps serving more than one
marked or unmarked crosswalk shall not be
provided, unless specifically approved by the
City Engineer.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
62. Pavement Grades. Slopes at asphalt pavement
shall be a minimum of 1.0% for drainage and a
maximum of 5% at parking areas (unless
otherwise required at parking spaces for the
PW Approval of
Improvement
Plans and
Acceptance of
Public
Works
22
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
disabled). The street improvement plans and
grading plans submitted for final approval shall
conform to these minimum and maximum
slopes. Exceptions to these standards can be
considered by the City Engineer on a case-by-
case basis to account for unusual design
circumstances.
Improvements
63. Decorative Pavement. Decorative pavers,
stamped concrete or other similar non-standard
pavement sections shall not be installed on any
public street. These items can be installed on
private streets. Decorative pavements shall not
interfere with the placement of traffic control
devices, including pavement markings. All turn
lane stripes, stop bars and crosswalks shall be
delineated with concrete bands or colored
pavers to the satisfaction of the City Engineer.
Maintenance costs of the decorative paving shall
be the responsibility of the Homeowners
Association and shall be noted in the CC&R’s.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
64. Vehicle Parking. All on-site and off-site vehicle
parking spaces shall conform to the following:
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.
e) Curbs at inside corners at the ends of
parallel parking bays within the public
right-of-way shall be rounded to a
minimum 20’ radius.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
65. Bicycle Parking. Bicycle parking shall be
provided in accordance with California Green
Building Standards Code Section 5.106.4.
Location of the bicycle parking shall be subject
to the review and approval of the City Engineer.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
66. Striping Plan. A Striping Plan showing all PW Approval of Public
23
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
proposed striping within public and private
streets shall be submitted for review and
approval by the City Engineer.
Improvement
Plans
Works
67. Street Signs. Applicant/Developer shall furnish
and install street name signs, traffic signs &
traffic pavement markings as required by the
City Engineer.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
68. Signs and Pavement Markings. The
Applicant/Developer shall be responsible for the
following on-site traffic signs and pavement
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
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.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
69. Project signs. All proposed project monument
signs shall be placed on private property. The
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.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
70. Water and Sewer Facilities. Developer shall
construct all potable and recycled water and
sanitary sewer facilities required to serve the
project in accordance with Dublin San Ramon
Services District (DSRSD) master plans,
standards, specifications and requirements.
Final Map shall be submitted to and approved by
DSRSD for easement locations, widths, and
restrictions prior to approval of the improvement
plans.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
71. Fire Hydrants. Fire hydrant locations shall be
approved by the Alameda County Fire
Department. A raised reflector blue traffic
marker shall be installed in the street opposite
PW Approval of
Improvement
Plans and
Acceptance of
Public
Works
24
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
each hydrant. Improvements
72. FDC connectors. All FDC connectors and
double detector-check valves shall be placed so
as to be easily accessible for maintenance and
operations.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
73. Underground Utilities. All electrical, gas,
telephone, and cable television utilities, shall be
underground in accordance with the City policies
and ordinances. All utilities shall be located
within appropriately sized public utility
easements or public service easements.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
74. Trench Cut Street Restoration. When one (1)
or more longitudinal or three (3) or more
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.
PW Acceptance of
Improvements
Public
Works
75. Utility Vaults. All utility vaults, boxes and
structures, unless specifically approved
otherwise by the City Engineer, shall be
underground and placed in landscape areas and
screened from public view. Prior to Joint Trench
Plan approval, landscape drawings showing the
location of all utility vaults, boxes and structures
and adjacent landscape features and plantings
shall be submitted to the City and approved by
the City Engineer and Community Development
Director prior to construction..
PL, PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
76. Street Light and Joint Trench Plans.
Streetlight Plans and Joint Trench Plans shall be
submitted with the first plan check for the street
improvement plans and final map for each tract.
The final streetlight plan and joint trench plan
shall be completed prior to Final Map approval
for Tract 8293.
PW Approval of
Improvement
Plans and Final
Map
Public
Works
77. Street Lights. Street light standards and
luminaries shall be designed and installed per
approval of the City Engineer. The maximum
voltage drop for streetlights is 5%.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
78. Lighting Levels. The Applicant/Developer shall PW Approval of Public
25
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
prepare a photometric plan to the reasonable
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 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.
Improvement
Plans and
Acceptance of
Improvements
Works
79. Landscape Plans. Developer shall submit
design development Landscape Plans with the
first plan check for the street improvement plans
and final map for the subdivision. The
Landscape Plans shall show details, sections
and supplemental information as necessary for
design coordination of the various civil design
features and elements including utility location to
the satisfaction of the City Engineer and
Community Development Director. Complete
Landscape Plans shall be concurrently approved
with the Tract Improvement Agreement and
Final Map.
PL, PW Approval of
Improvement
Plans
Public
Works
80. Landscaping. Applicant/Developer shall
construct all landscaping within the site and
along the project frontage to the street curb and
gutter.
PL, PW Approval of
Landscape Plan
and Acceptance
of
Improvements
Public
Works
81. Backflow Prevention Devices. The Landscape
Plan shall show the location of all backflow
prevention devises. The location and screening
of the backflow prevention devices shall be
reviewed and approved by City staff .
PL, PW,
F
Approval of
Landscape Plan
Public
Works
82. Root Barriers and Tree Staking. The
landscape plans shall provide details showing
PL, PW Approval of
Landscape Plan
Public
Works
26
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
root barriers and tree staking meeting current
City specifications.
83. Erosion Control Plan. Applicant/Developer
shall include an Erosion and Sediment Control
Plan with the Grading and Improvement plans
for review and approval by the City Engineer.
The plan shall include detailed design, location,
and maintenance criteria of all erosion and
sedimentation control measures. Said plan shall
be designed, implemented, and continually
maintained pursuant to the City’s NPDES permit
between October 1st and April 15th or beyond
these dates if dictated by rainy weather, or as
otherwise directed by the City Engineer/Public
Works Director.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
84. Disposal Site. The disposal site and haul truck
route for any off-haul dirt materials shall be
subject to the review and approval by the City
Engineer prior to the approval the improvement
plans or issuance of a Grading Permit. If the
Developer does not own the parcel on which the
proposed disposal site is located, the Developer
shall provide the City with a Letter of Consent,
signed by the current owner, approving the
placement of off-haul material on their parcel. A
grading plan may be required for the placement
of the off-haul material.
PW Approval of
Improvement
Plans or
Issuance of
Grading/
Sitework Permit
Public
Works
85. Underground Obstructions. Prior to
demolition, excavation and grading on any
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.
PW Issuance of
Grading/
Sitework Permit
Public
Works
86. Trash Capture. The project shall incorporate full
trash capture measures such as inlet filters and
hydrodynamic separators to address the
requirements of Provision C.10 of the Regional
Water Quality Control Board (RWQCB) current
Municipal Regional Permit (MRP) to the
satisfaction of the City Engineer.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
87. Hydrology and Hydraulic Calculations.
Hydrology and Hydraulic Calculations shall be
PW Approval of
Improvement
Public
Works
27
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
provided for the design of the on-site and off-site
storm drain system.
Plans
88. Geotechnical Report and Recommendations.
The Applicant/Developer shall provide a detailed
site- specific geotechnical report prepared by a
qualified geotechnical engineer registered with
the State of California. The required report shall
include recommendations regarding pavement
sections for all project streets including all
perimeter streets and internal public/private
streets. Grading operations shall be in
accordance with recommendations contained in
the required geotechnical report and grading
shall be supervised by an engineer registered in
the State of California to do such work.
PW Approval of
Improvement
Plans and
Acceptance of
Improvements
Public
Works
89. Geotechnical Engineer Review and Approval.
The Project Geotechnical Engineer shall be
retained to review all final grading plans and
specifications. The Project Geotechnical
Engineer shall approve all grading plans prior to
City approval and issuance of grading permits.
PW Approval of
Improvement
Plans
Public
Works
90. Private Street Easements. The Developer
shall establish private street access rights by
reserving a Private Access Easement (PAE) on
the Final Map for the proposed private streets
and alleyways within the subdivision as shown
on the Tentative Map and Site Development
Review.
PW Approval of
Final Map
Public
Works
91. Emergency Vehicle Access Easements. The
Developer shall dedicate Emergency Vehicle
Access Easements (EVAE) over the clear
pavement width of all private streets and alleys.
Easement geometry shall be consistent with the
approved Tentative Map and shall be subject to
final approval by the City Engineer and Alameda
County Fire Department.
PW Approval of
Final Map
Public
Works
92. Utility Easements. Public Utility Easements
(PUE), Sanitary Sewer Easements (SSE),
Private Storm Drain Easements (PSDE) and
Water Line Easements (WLE) shall be
established over all private streets and at other
locations within the subdivision as appropriate.
The PUE, SSE, PSDE and WLE dedication or
reservation statements on the Final Map are to
recite that the easements are available for, but
not limited to, the installation, access and
PW Approval of
Final Map
Public
Works
28
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
maintenance of sanitary sewers, storm drains,
water, electrical and communication facilities.
Project entry monument signs and walls shall
not be located within these easements.
93. Public Service Easement. A 3’ wide Public
Service Easement shall be dedicated along the
map’s entire Dublin Boulevard and Grafton
Street frontages to allow for the proper
placement of public utility vaults, boxes,
appurtenances or similar items behind the back-
of-sidewalk. Private improvements such as
fences, gates or trellises shall not be located
within the public service easement.
PW Approval of
Final Map
Public
Works
94. Easements on Adjacent Property. The
Applicant/Developer shall acquire easements,
and/or obtain rights-of-entry 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.
PW Approval of
Final Map
Public
Works
95. Easement on Water Quality Basin Parcel. The
Applicant/Developer shall furnish to the City
Engineer a copy of the recorded Private
Landscape Construction and Maintenance
Easement, as disclosed on Parcel Map 8640, or
other recorded document permitting the
construction of the proposed gravel pathway,
landscape and overlook improvements on the
Water Quality Basin parcel.
PW Approval of
Final Map
Public
Works
96. Agreement for Long Term Encroachments.
The Developer shall enter into an “Agreement
for Long Term Encroachments” with the City to
allow the Homeowner’s Association to maintain
the sidewalk, landscape and decorative features
within the public right-of-way along the Dublin
Boulevard frontage of the site, as shown on the
aforementioned Overall Maintenance Plan. The
Agreement shall identify the ownership of the
special features and maintenance
PW Approval of
Final Map
Public
Works
29
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
responsibilities. The Homeowner’s Association
will be responsible for maintaining the surface of
any decorative pavements including restoration
required as the result of utility repairs.
97. Stormwater Treatment Measures
Maintenance Agreement. Applicant/Developer
shall enter into a Stormwater Treatment
Measures Maintenance Agreement with the City
of Dublin that guarantees the property owner’s
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.
PW Approval of
Final Map
Public
Works
98. Zone 7 Impervious Surface Fees. Applicant/
Developer shall complete a “Zone 7 Impervious
Surface Fee Application” and submit an
accompanying exhibit for review by the Public
Works Department. Fees generated by this
application will be due prior to the approval of
the Final Map and issuance of a Building Permit.
PW Approval of
Final Map and
Issuance of
Building Permit
Public
Works
99. Grading/Sitework Permit. The applicant shall
apply for and obtain a Grading/Sitework Permit
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.
PW Start of
Construction
Public
Works
100. Construction Permit. Applicant/Developer
shall obtain necessary permits or permission
from the applicable property owners to construct
improvements within adjacent off-site properties.
PW Start of
Construction
Public
Works
101. Occupancy Permit Requirements. Prior to
issuance of an Occupancy Permit, the physical
condition of the project site shall meet minimum
health and safety standards including, but not
limited to the following:
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
PW Issuance of
Occupancy
Permit
Public
Works
30
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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.
d) 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
102. Developer shall comply with the City of Dublin
Public Works Standard Conditions of Approval
contained below (“Standard Condition”) unless
specifically modified by Project Specific
Conditions of Approval above.
PW Ongoing Standard
Condition
103.
The Developer shall comply with the Subdivision
Map Act, the City of Dublin Subdivision, and
Grading Ordinances, the City of Dublin Public
Works Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building
permit. All public improvements constructed by
Developer and to be dedicated to the City are
hereby identified as “public works” under Labor
Code section 1771. Accordingly, Developer, in
constructing such improvements, shall comply
with the Prevailing Wage Law (Labor Code.
Sects. 1720 and following).
PW Ongoing Standard
Condition
104. The Developer shall defend, indemnify, and hold
harmless the City of Dublin and its agents,
officers, and employees from any claim, action,
or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set
aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or
any other department, committee, or agency of
the City 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
PW Ongoing Standard
Condition
31
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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.
105. In the event that there needs to be clarification to
these Conditions of Approval, the Director of
Community Development and the City Engineer
have the authority to clarify the intent of these
Conditions of Approval to the Developer without
going to a public hearing. The Director of
Community Development and the City Engineer
also have the authority to make minor
modifications to these conditions without going
to a public hearing in order for the Developer to
fulfill needed improvements or mitigations
resulting from impacts of this project.
PW Ongoing Standard
Condition
106. If there are conflicts between the Tentative Map
approval and the SDR approval pertaining to
mapping or public improvements the Tentative
Map shall take precedent.
PW Ongoing Standard
Condition
AGREEMENTS AND BONDS
107. The Developer shall enter into a Tract
Improvement Agreement with the City for all
public improvements including any required
offsite storm drainage or roadway improvements
that are needed to serve the Tract that have not
been bonded with another Tract Improvement
Agreement.
PW First Final Map
and Successive
Maps
Standard
Condition
108. The Developer shall provide performance
(100%), and labor & material (100%) securities
to guarantee the tract improvements, approved
by the City Engineer, prior to execution of the
Tract Improvement Agreement and approval of
the Final Map. (Note: Upon acceptance of the
improvements, the performance security may be
replaced with a maintenance bond that is 25% of
the value of the performance security.)
PW First Final Map
and Successive
Maps
Standard
Condition
FEES
109. The Developer shall pay all applicable fees in
effect at the time of building permit issuance
including, but not limited to, Planning fees,
Building fees, Dublin San Ramon Services
District fees, Public Facilities fees, Dublin Unified
School District School Impact fees, Public Works
PW Ongoing Standard
Condition
32
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
Traffic Impact fees, Alameda County Fire
Services fees, Noise Mitigation fees,
Inclusionary Housing In-Lieu fees, Alameda
County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees
and any other fees as noted in the Development
Agreement.
110. The Developer shall dedicate parkland or pay in-
lieu fees in the amounts and at the times set
forth in City of Dublin Resolution No. 60-99, or in
any resolution revising these amounts and as
implemented by the Administrative Guidelines
adopted by Resolution 195-99.
PW Ongoing Standard
Condition
PERMITS
111. Developer shall obtain an Encroachment Permit
from the Public Works Department for all
construction activity within the public right-of-way
of any street where the City has accepted the
improvements. The encroachment permit may
require surety for slurry seal and restriping. At
the discretion of the City Engineer an
encroachment for work specifically included in
an Improvement Agreement may not be
required.
PW Prior to Start of
Work Within
Public Right of
Way
Standard
Condition
112. Developer shall obtain a Grading / Sitework
Permit from the Public Works Department for all
grading and private site improvements that
serves more than one lot or residential
condominium unit.
PW Prior to Start of
Work
Standard
Condition
113. Developer shall obtain all permits required by
other agencies including, but not limited to
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.
PW Prior to Start of
Work
Standard
Condition
SUBMITTALS
114. All submittals of plans and Final Maps shall
comply with the requirements of the “City of
Dublin Public Works Department Improvement
Plan Submittal Requirements”, and the “City of
Dublin Improvement Plan Review Check List”.
PW Prior to
Approval of
Improvement
Plans or Final
Map
Standard
Condition
115. The Developer will be responsible for submittals
and reviews to obtain the approvals of all
participating non-City agencies. The Alameda
PW Approval of
Final Parcel
Map
Standard
Condition
33
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
County Fire Department and the Dublin San
Ramon Services District shall approve and sign
the Improvement Plans.
116. Developer shall submit a Geotechnical Report,
which includes street pavement sections and
grading recommendations.
PW Prior to
Approval of
Improvement
Plans, Grading
Plans, or Final
Map
Standard
Condition
117. Developer shall provide the Public Works
Department a digital vectorized file of the
“master” files for the project when the Final Map
has been approved. Digital raster copies are not
acceptable. The digital vectorized files shall be
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 III, and
U.S. foot.
PW Approval of
Final Parcel
Map
Standard
Condition
FINAL MAP
118. The Final Map shall be substantially in
accordance with the Tentative Map approved
with this application, unless otherwise modified
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.
PW Approval of
Final Parcel
Map
Standard
Condition
119. All rights-of-way and easement dedications
required by the Tentative Map shall be shown on
the Final Parcel Map.
PW Approval of
Final Parcel
Map
Standard
Condition
120. Any phasing of the final mapping or
improvements of a Tentative Map is subject to
the approval and conditions of the City Engineer.
PW Prior to
Approval of
Final Parcel
Map
Standard
Condition
121. Street names shall be assigned to each
public/private street pursuant to Municipal Code
Chapter 7.08. The approved street names shall
be indicated on the Final Map.
PW Prior to
Approval of
Final Map
Standard
Condition
122. The Final Map shall include the street PW Monuments to Standard
34
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
monuments to be set in all public streets. be Shown on
Final Map and
Installed Prior to
Acceptance of
Improvements
Condition
EASEMENTS
123. The Developer shall obtain abandonment from
all applicable public agencies of existing
easements and right-of-ways that will no longer
be used, if any.
PW Approval of
Final Parcel
Map
Standard
Condition
124. The Developer shall acquire easements, and/or
obtain rights-of-entry from the adjacent property
owners for any improvements on their property.
The easements and/or rights-of-entry shall be in
writing and copies furnished to the City
Engineer.
PW Prior to
Approval of
Improvement
Plans or
Appropriate
Final Map
Standard
Condition
GRADING
125. The Grading Plan shall be in conformance with
the recommendations of the Geotechnical
Report, the approved Tentative Map and/or Site
Development Review, 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.
PW Prior to
Approval of
Grading Plans
or Issuance of
Grading
Permits, and
Ongoing
Standard
Condition
126. A detailed Erosion Control Plan shall be included
with the Grading Plan approval. The plan shall
include detailed design, location, and
maintenance criteria of all erosion and
sedimentation control measures.
PW Prior to
Approval of
Grading Plans
or Issuance of
Grading
Permits, and
Ongoing
Standard
Condition
127. Tiebacks or structural fabric for retaining walls
shall not cross property lines, or shall be located
a minimum of 2’ below the finished grade of the
upper lot.
PW Prior to
Approval of
Grading Plans
or Issuance of
Grading
Permits, and
Ongoing
Standard
Condition
IMPROVEMENTS
128. The public improvements shall be constructed
generally as shown on the Tentative Map and/or
Site Development Review. However, the
approval of the Tentative Map and/or Site
PW Prior to
Approval of
Improvement
Plans or Start of
Standard
Condition
35
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
Development Review is not an approval of the
specific design of the drainage, sanitary sewer,
water, and street improvements.
Construction,
and Ongoing
129. All public improvements shall conform to the City
of Dublin Standard Plans and design
requirements and as approved by the City
Engineer.
PW Prior to
Approval of
Improvement
Plans or Start of
Construction,
and Ongoing
Standard
Condition
130. Public streets shall be at a minimum 1% slope
with minimum gutter flow of 0.7% around
bumpouts. Private streets and alleys shall be at
minimum 0.5% slope.
PW Prior to
Approval of
Improvement
Plans or Start of
Construction,
and Ongoing
Standard
Condition
131. Curb Returns on arterial and collector streets
shall be 40-foot radius, all internal public streets
curb returns shall be minimum 30-foot radius
(36-foot with bump outs) and private
streets/alleys shall be a minimum 20-foot radius,
or as approved by the City Engineer. Curb ramp
locations and design shall conform to the most
current Title 24 and Americans with Disabilities
Act requirements and as approved by the City
Traffic Engineer.
PW Prior to
Approval of
Improvement
Plans or Start of
Construction,
and Ongoing
Standard
Condition
132. Any decorative pavers/paving installed within
City right-of-way shall be done to the satisfaction
of the City Engineer. Where decorative paving is
installed at signalized intersections, pre-formed
traffic signal loops shall be put under the
decorative pavement. Decorative pavements
shall not interfere with the placement of traffic
control devices, including pavement markings.
All turn lane stripes, stop bars and crosswalks
shall be delineated with concrete bands or color
pavers to the satisfaction of the City Engineer.
Maintenance costs of the decorative paving shall
be the responsibility of the Homeowners
Association
PW Prior to
Approval of
Improvement
Plans or Start of
Construction,
and Ongoing
Standard
Condition
133. The Developer shall install all traffic signs and
pavement marking as required by the City
Engineer.
PW Prior to
Occupancy of
Units or
Acceptance of
Improvements
Standard
Condition
134. Street light standards and luminaries shall be
designed and installed per approval of the City
PW Prior to
Occupancy of
Standard
Condition
36
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
Engineer. The maximum voltage drop for
streetlights is 5%.
Units or
Acceptance of
Improvements
135. The Developer shall construct bus stops and
shelters at the locations designated and
approved by the LAVTA and the City Engineer.
The Developer shall pay the cost of procuring
and installing these improvements.
PW Prior to
Occupancy of
Units or
Acceptance of
Improvements
Standard
Condition
136. Developer shall construct all potable and
recycled water and sanitary sewer facilities
required to serve the project in accordance with
DSRSD master plans, standards, specifications
and requirements.
PW Prior to
Occupancy of
Units or
Acceptance of
Improvements
Standard
Condition
137. Fire hydrant locations shall be approved by the
Alameda County Fire Department. A raised
reflector blue traffic marker shall be installed in
the street opposite each hydrant.
PW Prior to
Occupancy of
Units or
Acceptance of
Improvements
Standard
Condition
138. The Developer shall furnish and install street
name signs for the project to the satisfaction of
the City Engineer.
PW Prior to
Occupancy of
Units or
Acceptance of
Improvements
Standard
Condition
139. Developer shall construct gas, electric, cable TV
and communication improvements within the
fronting streets and as necessary to serve the
project and the future adjacent parcels as
approved by the City Engineer and the various
Public Utility agencies.
PW Prior to
Occupancy of
Units or
Acceptance of
Improvements
Standard
Condition
140. All electrical, gas, telephone, and Cable TV
utilities, shall be underground in accordance with
the City policies and ordinances. All utilities
shall be located and provided within public utility
easements and sized to meet utility company
standards.
PW Prior to
Occupancy of
Units or
Acceptance of
Improvements
Standard
Condition
141. All utility vaults, boxes and structures, unless
specifically approved otherwise by the City
Engineer, shall be underground and placed in
landscape areas and screened from public view.
Prior to Joint Trench Plan approval, landscape
drawings shall be submitted to the City showing
the location of all utility vaults, boxes and
structures and adjacent landscape features and
plantings. The Joint Trench Plans shall be
signed by the City Engineer prior to construction
PW Prior to
Occupancy of
Units or
Acceptance of
Improvements
Standard
Condition
37
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
of the joint trench improvements.
CONSTRUCTION
142. The Erosion Control Plan shall be implemented
between October 15th and April 15th unless
otherwise allowed in writing by the City
Engineer. The Developer will be responsible for
maintaining erosion and sediment control
measures for one year following the City’s
acceptance of the subdivision improvements.
PW Ongoing as
Needed
Standard
Condition
143. If archaeological materials are encountered
during construction, construction within 100 feet
of these materials shall be halted until a
professional Archaeologist who is certified by the
Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOPA) has
had an opportunity to evaluate the significance
of the find and suggest appropriate mitigation
measures.
PW Ongoing as
Needed
Standard
Condition
144. Construction activities, including the
maintenance and warming of equipment, shall
be limited to Monday through Friday, and non-
City holidays, between the hours of 7:30 a.m.
and 5:30 p.m. except as otherwise approved by
the City Engineer. Extended hours or Saturday
work will be considered by the City Engineer on
a case-by-case basis.
PW Ongoing as
Needed
Standard
Condition
145. Developer shall prepare a construction noise
management plan that 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, haul routes
and identify a noise monitor. Specific noise
management measures shall be provided prior
to project construction.
PW Prior to Start of
Construction
Implementation
Ongoing as
Needed
Standard
Condition
146. Developer shall prepare a plan for construction
traffic interface with public traffic on any existing
public street. Construction traffic and parking
may be subject to specific requirements by the
City Engineer.
PW Prior to Start of
Construction;
Implementation
Ongoing as
Needed
Standard
Condition
147. The Developer shall be responsible for
controlling any rodent, mosquito, or other pest
problem due to construction activities.
PW Ongoing Standard
Condition
148. The Developer shall be responsible for watering
or other dust-palliative measures to control dust
PW Prior to Start of
Construction;
Standard
Condition
38
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
as conditions warrant or as directed by the City
Engineer.
Implementation
Ongoing as
Needed
149. The Developer shall provide the Public Works
Department with a letter from a registered civil
engineer or surveyor stating that the building
pads have been graded to within 0.1 feet of the
grades shown on the approved Grading Plans,
and that the top & toe of banks and retaining
walls are at the locations shown on the approved
Grading Plans.
PW Prior to
Issuance of
Building Permits
or Acceptance
of
Improvements
Standard
Condition
NPDES
150. Prior to any clearing or grading, the Developer
shall provide the City evidence that a Notice of
Intent (NOI) has been sent to the California
State Water Resources Control Board per the
requirements of the NPDES. A copy of the
Storm Water Pollution Prevention Plan (SWPPP)
shall be provided to the Public Works
Department and be kept at the construction site.
PW Prior to Start of
Any
Construction
Activities
Standard
Condition
151. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management
Practices (BMPs) appropriate to the project
construction activities. The SWPPP shall include
the erosion control measures in accordance with
the regulations outlined in the most current
version of the ABAG Erosion and Sediment
Control Handbook or State Construction Best
Management Practices Handbook. The
Developer is responsible for ensuring that all
contractors implement all storm water pollution
prevention measures in the SWPPP.
PW SWPPP to be
Prepared Prior
to Approval of
Improvement
Plans;
Implementation
Prior to Start of
Construction
and Ongoing as
Needed
Standard
Condition
FIRE
152. Site Plan.
The site plan needs to show sufficient detail to
reflect an accurate and detailed layout of the site
for review and record purposes. The site plan
will need 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
fire hydrants, fire connections, fire sprinkler
F On going Project
Specific
39
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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.
153. Fire Access. 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 designed to support the imposed loads
of fire apparatus.
F On going Standard
154. Hydrants & Fire Flows. Show the location of
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.
F On going Standard
155. New Fire Sprinkler System & Monitoring
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.
F On going Standard
156. Fire Alarm (detection) System Required
A Fire Alarm-Detection System shall be installed
throughout the building so as to provide full
property protection, including combustible
concealed spaces, as required by NFPA 72. The
system shall be installed in accordance with
NFPA 72, CA Fire, Building, Electrical, and
Mechanical Codes.
If the system is intended to serve as an
evacuation system, compliance with the
F On going Standard
40
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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.
157. Fire apparatus roadways shall have a
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
approved apparatus turnarounds.
F On going Standard
158. Gates Approvals. Fencing and gates that cross
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.
F On going Standard
159. Hydrants & Fire Flows. Show the location of
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
between hydrants.
F On going Standard
41
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
160. Addressing.
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.
F On going Standard
161. FIRE ACCESS DURING CONSTRUCTION
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, bridges/crossings, gates/key-switch,
& within required 150-ft. distance to Fire Lane
F On going Standard
42
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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
designed 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
162. Complete improvement plans shall be submitted
to DSRSD that conform to the requirements of the
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.
DSRSD Issuance of any
building permit
Standard
163. All mains shall be sized to provide sufficient
capacity to accommodate future flow demands
in addition to each development project's
demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master
planning.
DSRSD Issuance of any
building permit
Standard
164. Sewers shall be designed to operate by gravity
flow to DSRSD’s existing sanitary sewer system.
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.
DSRSD Issuance of any
building permit
Standard
165. Domestic and fire protection waterline systems
for Tracts or Commercial Developments shall be
designed to be looped or interconnected to avoid
dead end sections in accordance with
requirements of the DSRSD Standard
Specifications and sound engineering practice.
DSRSD Issuance of any
building permit
Standard
166. DSRSD policy requires public water and sewer
lines to be located in public streets rather than in
DSRSD Issuance of any
building permit
Standard
43
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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.
167. Prior to approval by the City of a grading permit
or a site development permit, the locations and
widths of all proposed easement dedications for
water and sewer lines shall be submitted to and
approved by DSRSD.
DSRSD Issuance of any
building permit
Standard
168. All easement dedications for DSRSD facilities
shall be by separate instrument irrevocably
offered to DSRSD or by offer of dedication on
the Final Map.
DSRSD Issuance of any
building permit
Standard
169. Prior to approval by the City for Recordation, the
Final Map shall be submitted to and approved by
DSRSD for easement locations, widths, and
restrictions.
DSRSD Issuance of any
building permit
Standard
170. Prior to issuance by the City of any Building
Permit or Construction Permit by the Dublin San
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.
DSRSD Issuance of any
building permit
Standard
171. Prior to issuance by the City of any Building
Permit or Construction Permit by the Dublin San
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
in the amounts and forms that are acceptable to
DSRSD. The applicant shall allow at least 15
DSRSD Issuance of any
building permit
Standard
44
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
working days for final improvement drawing
review by DSRSD before signature by the
District Engineer.
172. No sewer line or waterline construction shall be
permitted unless the proper utility construction
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.
DSRSD Issuance of any
building permit
Standard
173. The applicant shall hold DSRSD, its Board of
Directors, commissions, employees, and agents
of DSRSD harmless and indemnify and defend
the same from any litigation, claims, or fines
resulting from the construction and completion of
the project.
DSRSD Issuance of any
building permit
Standard
174. Improvement plans shall include recycled water
improvements as required by DSRSD. Services
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.
DSRSD Issuance of any
building permit
Standard
175. DSRSD has communicated these Conditions of
Approval for the project verbally in previous
meetings on this project.
DSRSD Issuance of any
building permit
Standard
176. The project is located within the District
Recycled Water Use Zone (Ord. 3on which calls
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
irrigation facilities shall be in compliance with
District's "Recycled Water Use Guidelines" and
Dept. of Health Services requirements for
recycled water irrigation design.
DSRSD Issuance of any
building permit
Project
Specific
177. The Applicant shall coordinate with the District
and Alameda County Fire Department on
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
future reservoir is anticipated to be constructed
which will allow for a fire flow of 4,500 gallons
DSRSD Issuance of any
building permit
Project
Specific
45
NO.
CONDITIONS OF APPROVAL
Agency When
Required,
Prior to:
Source
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 _______________, 2016 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Mayor
ATTEST:
______________________________
City Clerk
G:\PA\2015\PLPA-2015-00048 Grafton Plaza\CC Mtg 4.5.16\CC Reso Grafton Plaza res sdr vtm.doc
CITY COUNCIL MEETING
APRIL 5, 2016
GRAFTON PLAZA PROJECT
LINK TO: ATTACHMENT 9, EXHIBIT A – Residential Project Plans
http://citydocs.ci.dublin.ca.us/weblink8/0/doc/570283/Page1.aspx
Grafton Plaza
Planned Development Zoning &
Vesting Tentative Parcel Map;
Site Development Review &
Vesting Tentative Map for 115 condominium units
City Council
April 5, 2016
Vicinity Map
Background
General Plan/Specific Plan Land Use
•Adopted by City Council 2010
•Mixed Use 2/Campus Office
–Allows office uses or a combination of residential, retail
commercial, hotel and office uses
–Maximum FAR: 0.45
Background
Planned Development Zoning
•Adopted by City Council 2010
Stage 1 Development Plan
Land Use
Designation
Gross
Acres
Net
Acres
FAR
(0.45 average)
Option 1
(Mixed-Use
Residential
Development)
25.33 23.4
Non-Residential Residential
248,260 S.F.
248,259 sq.
ft. max.
(+/-235
Residential
Units)
Option 2
(Campus Office
Development)
25.33 23.4
Non-Residential Residential
496,519 S.F.NA
Background
Development Agreement
•Adopted by City Council in 2010
•Vested right to develop:
–In accordance with the General Plan and PD
•Allows Up to 496,519 square feet of development
•Including up to 248,259 square feet of residential
(approximately 235 units)
–Still must obtain approved PD Stage 2 Development
Plan & SDR
Background
Proposed Mixed Use Project
Use Acres Proposed
SF
Allowed
SF
Residential
(115 Units)
6.55 218,651 248,259
Hotel
(127 Rooms)
2.00 63,298
248,260Retail/Office 3.68 55,400
Max
Subtotal 12.23 337,349 496,519
Water
Quality Pond
13.10 ----
Total 25.33 337,349 496,519
Background
City Council Study Sessions & Direction
•October 6, 2014
•April 7, 2015
–Address street frontage consistent w/ Grafton
Station
–Construct at least one commercial component at
same time or before residential component
Current Request
•PD Zoning Stage 2 Development Plan (Applicant:
S&V LLC)
•Vesting Tentative Parcel Map (Applicant: S&V LLC)
•Site Development Review & Vesting Tentative
Tract Map (Residential) (Applicant: Taylor Morrison Homes)
o Site Development Review (Hotel) – Separate Agenda
Item
o Site Development Review (Retail Commercial) –
No application on file
Stage 2 Development Plan
Commercial
Hotel
Residential
Dublin Blvd
St
r
e
e
t
A
Stage 2 Development Plan
•Phasing Plan
•Permitted/Conditionally Permitted Uses
•Site Plan
•Site Area and densities (commercial square footage
& number of residential units)
•Development Regulations (i.e. height, setback,
parking, etc.)
•Architectural Standards
•Preliminary Landscape Plans
Development Regulations
•Commercial Development Standards–Area: Maximum 55,400 s.f.
–Building Height: Max 55 feet & 3 stories
–Setbacks: Vary to establish main street character
–Parking: Per Zoning Ordinance
•Hotel Development Standards
–Area: 63,298 s.f. & 127 rooms
–Building Height: Max 65 feet (proposed: 42’ to parapet & 50’ 4” to peak of tower)
–Parking: PD standards based on hotel uses
•Residential Development Standards
–Density: 115 units (Med-High Density 17 units/acre)
–Building Height: Maximum 42 feet & 3 stories (proposed: 35’ to parapet & 41’ to
top of tower)
–Parking: 2 garage + 1 guest per unit
Vesting Tentative Parcel Map 10365
Residential SDR & Map
Residential Floor Plans
Plan Square
Feet(1)
Bedrooms Bathrooms Parking Stories Unit
Count
%
1 1,766 sf 3 3½2 3 36 31%
2 1,879 sf 4 3½2 3 41 36%
3 1,944 sf 4 4 2 3 27 23%
4 2,215 sf 3 +1 2½2 3 11 10%
Total 115 100%
(1) Excludes garage area
Residential Elevations
Residential - Parking
LOCATION SPACES
Garage spaces 230
On Site Parking Spaces 116
TOTAL PARKING SPACES 346
Planning Commission Action
Public Hearing: February 9, 2016
•Received presentation by applicants & design team
•Took testimony from 6 residents opposing project
•Recommended denial (2-1 vote)
•Basis for denial:
–Lack of children’s play area
–Architecture of the townhomes
–Timing of the retail/commercial
Recommendation
Basis for Staff recommendation:
•Existing General Plan Land Use Designation
•Existing Planned Development Zoning
•Development Agreement
•Previous direction from the City Council
Recommendation
Take the following actions:
•Introduce an Ordinance approving a Planned Development rezone with a related Stage 2 Development Plan for the Grafton Plaza Mixed Use project on a 12.23 acre site;
•Adopt a Resolution approving Vesting Tentative Parcel Map 10365 subdividing a 12.23-acre site into three parcels; and
•Adopt a Resolution approving a Site Development Review and Vesting Tentative Map 8293 for a 115-unit residential townhouse condominium project on a 6.55 acre site.
Land Use Designation
Mixed Use 2/Campus Office - (Maximum FAR : 0.45; Employee
Density: 490/260 square feet per employee)
This designation allows a mix of uses including residential, live -work and
shopkeeper units, and non-residential uses such as office, retail,
restaurants, hotel and entertainment facilities or Campus Office uses
consistent with the Campus Office land use designation. The floor area
ratio applies to both development options (Mixed Use 2 and Campus
Office) and is for the combined commercial and residential uses, if
residential uses are incorporated or for commercial uses if commercial is
used exclusively. The residential component shall not exceed 50% of the
development square footage. Gas stations are not permitted. Example:
Grafton Plaza.
Conceptual Landscape Plans
Residential – Vesting Tentative Map