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HomeMy WebLinkAboutItem 6.2 Grafton Plaza PDR Condo Units 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. 1 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 2 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 3 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: PD 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 4  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 Commercial Residential Hotel 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. 5 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. 6 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. 7 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 Refer to Dublin Zoning Ordinance Chapter 8.76 for step-back at the upper stories as shown in “A” Off-Street Parking and Loading Regulations. 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. 8 Hotel Development Standards 9 10 ResidentialDevelopment 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 10’ adjacent to Public Right of Way Porch Setback from a Property Line when 4’ not adjacent to Public Right of Way 3’ Bldg. Setback from a Private Street or Common Driveway Driveway Length or Garage Setback from 3’ minimum Common Driveway or Private Street Private Open Space 100 sf yard or 50 sf deck Minimum Building Separation 12’ Minimum Building Separation to Patio/Porch 10’ Building Height 39’ (1) Stories 3 Parking Required 3 spaces/unit 1. Building height is to top of roof. Additional 3’ to top of parapet is permitted. 11 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 12 Hotel Phase Residential Phase 13 6. Preliminary Landscape Plan. Commercial Preliminary Landscape Plan Hotel Preliminary Landscape Plan 14 Residential Preliminary Landscape Plan 15 7. Architectural Standards. RESIDENTIAL ARCHITECTURAL GUIDELINES 16 17 18 19 20 21 22 23 COMMERCIAL ARCHITECTURAL GUIDELINES 24 25 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. 26 27 28 29 30 31  Brick-Front  Romanesque  False-Front  Central California Vernacular  Post Modern 32 33 34 35 36 37 38 39 40 41 42 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. 43 44 45 46 47 HOTEL LOBBY ENTRANCE 48 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 49 8. Landscape Standards. RESIDENTIAL 50 51 52 53 54 55 56 57 58 59 PRIVATE POCKET PARK 60 61 62 Mail box design is conceptual. Actual final design is subject to Post Office criteria. 63 64 65 66 67 COMMERCIAL 68 69 70 71 72 73 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. 74 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 75 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 1 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 2 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. 3 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: PLANNING 1. An adopted Planned Development Rezone with PL Development Planning 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. PUBLIC WORKS – PROJECT SPECIFIC CONDITIONS 2. Deferral of Frontage Improvements. Pursuant PW Parcel Map Public to Section 66411.1 of the Subdivision Map Act, Works 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. 3. Dublin Boulevard. The Applicant shall install PW Parcel Map or Public an eight foot (8’) wide sidewalk and ten foot (10’) Issuance of Works wide (inclusive of curb) landscape strip along the Permit or Grant Dublin Boulevard frontage of Parcel 3, within the of Approval for existing Dublin Boulevard right-of-way and Development of extending from the common property line Parcel 1 between Parcel 1 and Parcel 3 to the existing curb ramp at the southeast return of Dublin Boulevard and Grafton Street. 4. Dublin Boulevard Bus Stop Relocation. The PW Parcel Map Public Applicant shall relocate the existing bus stop Works 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. 5. Dublin Boulevard Dedication. An additional PW Parcel Map Public two feet (2’) of right of way shall be provided for Works a length of at least twenty feet (20’) at the relocated bus stop on Dublin Boulevard to 4 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 PW Parcel Map Public Amongst Tenants. The Applicant shall establish Works 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. 7. Public Service Easement. A 3’ wide Public PW Parcel Map Public Service Easement shall be dedicated along the Works 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. PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL 8. Developer shall comply with the City of Dublin PW Ongoing Standard Public Works Standard Conditions of Approval Condition contained below (“Standard Condition”) unless specifically modified by Project Specific Conditions of Approval above. 9. The Developer shall comply with the Subdivision PW Ongoing Standard Map Act and the City of Dublin Subdivision Condition Ordinance in effect at the time of the filing of the Final Parcel Map. 10. The Developer shall defend, indemnify, and hold PW Ongoing Standard harmless the City of Dublin and its agents, Condition officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, 5 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 PW Ongoing Standard these Conditions of Approval, the Director of Condition Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 12. If there are conflicts between the Tentative Map PW Ongoing Standard approval and the SDR approval pertaining to Condition mapping or public improvements the Tentative Map shall take precedent. PERMITS 13. Developer shall obtain an Encroachment Permit PW Prior to Start of Standard from the Public Works Department for all Work Within Condition construction activity within the public right-of-way Public Right of of any street where the City has accepted the Way improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 14. Developer shall obtain all permits required by PW Prior to Start of Standard other agencies including, but not limited to 6 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Alameda County Flood Control and Water Work Condition Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 15. The Developer will be responsible for submittals PW Approval of Standard and reviews to obtain the approvals of all Final Parcel Condition participating non-City agencies. Map 16. Developer shall provide the Public Works PW Approval of Standard Department a digital vectorized file of the Final Parcel Condition “master” files for the project when the Final Map Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be 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. PARCEL MAP 17. All rights-of-way and easement dedications PW Approval of Standard required by the Tentative Map shall be shown on Final Parcel Condition the Parcel Map Map EASEMENTS 18. The Developer shall obtain abandonment from PW Approval of Standard all applicable public agencies of existing Final Parcel Condition easements and right-of-ways that will no longer Map be used, if any. PASSED, APPROVED, AND ADOPTED this ____day of _______________, 2016 by the following vote: AYES: 7 NOES: ABSENT: ABSTAIN: ______________________________ Mayor ATTEST: ______________________________ City Clerk G:\PA\2015\PLPA-2015-00048 Grafton Plaza\CC 4.5.16\CC Reso vtpm.docx 8 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 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 2 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 3 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. 4 CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to approval of final map, and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LOO] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and CHS California Department of Health Services. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: PLANNING 1. Approval. This Site Development Review PL On-going Planning approval is for the Grafton Plaza 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. 2. Permit Expiration. Construction or use shall PL One Year After DMC commence within one (1) year of Permit Effective Date 8.96.020. approval or the Permit shall lapse and become D null and void. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving PL Prior to DMC decision-maker may, upon the Applicant’s Expiration Date 8.96.020. written request for an extension of approval prior E 5 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: to expiration, upon the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner PL On-going DMC shall operate this use in compliance with the 8.96.020. Conditions of Approval of this Site Development F Review Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL On-going DMC Review approval shall be revocable for cause in 8.96.020. accordance with Section 8.96.020.I of the Dublin I Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Permit Standard Applicant/ Developer shall comply with Issuance applicable City of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all PW Building Permit Standard permits required by other agencies including, but Issuance not limited to Alameda County Flood Control and Water Conservation District Zone 7, California 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. 6 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 8. Fees. Applicant/Developer shall pay all Various Building Permit Various applicable fees in effect at the time of building Issuance permit issuance, including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM On-going Administr indemnify, and hold harmless the City of Dublin ation/City and its agents, officers, and employees from any Attorney claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that PW On-going Public there needs to be clarification to the Conditions Works of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean-up. The Applicant/Developer shall be PL On-going Planning responsible for clean-up & disposal of project 7 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: related trash to maintain a safe, clean and litter- free site. 12. Modifications. Modifications or changes to this PL On-going DMC Site Development Review approval may be 8.104.10 considered by the Community Development 0 Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Permit Municipal entrances/doors. Exterior lighting used after Issuance Code daylight hours shall be adequate to provide for security needs. 14. Public Art Compliance – The proposed project PL Development Planning is subject to compliance with the City’s Public Art Ordinance. The Ordinance requires the Applicant’s contribution to be .5% of the aggregate value of the 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. 15. Inclusionary Housing: This project is subject to PL Recordation of Project Chapter 8.68 of the City of Dublin Zoning the first final specific Ordinance, Inclusionary Regulations. This map 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. 16. An adopted Planned Development Rezone with PL Development Planning 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. 17. Development in the form of vertical construction PL Development Planning 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. BUILDING 18. Building Codes and Ordinances. All project B Through Standard 8 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: construction shall conform to all building codes Completion Condition and ordinances in effect at the time of building permit. 19. Retaining Walls. All retaining walls over 30 B Through Standard inches in height and in a walkway shall be Completion Condition provided with guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 20. Phased Occupancy Plan. If occupancy is B Occupancy of requested to occur in phases, then all physical any affected improvements within each phase shall be building 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. 21. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building Permits Condition construction plans to the Building & Safety Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated 9 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non- City agencies prior to the issuance of building permits. 22. Construction Drawings. Construction plans B Issuance of Standard shall be fully dimensioned (including building building permits Condition elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 23. Air Conditioning Units. Air conditioning units B Occupancy of Standard and ventilation ducts shall be screened from Unit Condition public view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 24. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of Completion Condition all work under construction. 25. Addressing B Standard a) Provide a site plan with the City of Prior to release Condition Dublin’s address grid overlaid on the of addresses plans (1 to 30 scale). Highlight all exterior door openings on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. b) Provide plan for display of addresses. Prior to The Building Official shall approve plan permitting prior to issuance of the first building permit. (Prior to permitting) Prior to c) Addresses will be required on the front of 10 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: the dwellings. Addresses are also permitting required above the garage door opening if the opening is not on the same side of the dwelling as the front door. Occupancy of d) Townhomes / Condos are required to any Unit have address ranges posted on street side of the buildings. e) Address signage shall be provided as per Occupancy of the Dublin Residential Security Code. any Unit f) Exterior address numbers shall be Prior to permit backlight and be posted in such a way issuance, and that they may be seen from the street. through completion g) Driveways or walkways servicing more than one (1) individual dwelling unit shall Prior to permit have a minimum of 4 inch high issuance, and identification numbers, noting the range of through unit numbers placed at the entrance to completion 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. 26. Engineer Observation. The Engineer of record B Scheduling the Standard shall be retained to provide observation services final frame Condition for all components of the lateral and vertical inspection design of the building, including nailing, hold- downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 27. Foundation. Geotechnical Engineer for the B Permit issuance Standard soils report shall review and approve the Condition foundation design. A letter shall be submitted to the Building Division on the approval. 28. Green Building B Green Building measures as detailed in the SDR Through package may be adjusted prior to master plan Completion 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 11 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Completion) The Green Building checklist shall be included in Prior to first the master plans. The checklist shall detail what permit 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 Through that all Green Points required by 7.94 of the Completion Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual – if Applicant takes advantage of this point the Manual shall be Project 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 Prior to approval Green Building Official for review. (Prior to of the landscape approval of the landscape plans by the City of plans by the Dublin) City of Dublin Developer may choose self-certification or certification by a third party as permitted by the Prior to approval Dublin Municipal Code. Applicant shall inform of the landscape the Green Building Official of method of plans by the certification prior to release of the first permit in City of Dublin each subdivision / neighborhood. 29. Copies of Approved Plans. Applicant shall B 30 days after Standard provide City with 2 reduced (1/2 size) copies of permit and each Condition the City of Dublin stamped approved plan. revision issuance 30. Cool Roofs. Flat roof areas shall have their B Through Standard roofing material coated with light colored gravel Completion Condition or painted with light colored or reflective material designed for Cool Roofs. 31. Solar Zone – CA Energy Code B Through Standard Show the location of the Solar Zone on the site Completion Condition plan. Detail the orientation of the Solar Zone. This information shall be shown in the master plan check on the overall site plan, the individual roof plans and the plot plans. This condition of approval will be waived if the project meets the 12 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: exceptions provided in the CA Energy Code. 32. Wildfire Management. Provide in the master B Through drawing set, a sheet detailing which lots / Completion buildings are adjacent to open space and subject to the Wildfire Management provisions of the code. . 33. Accessible Parking. The required number of B Through CA parking stalls, the design and location of the Completion Building accessible parking stalls shall be as required by Code the CA Building Code. 34. Recreation Centers. Building permits are B Through required for all recreation centers, swimming Completion 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. LANDSCAPING 35. Final landscape plans, irrigation system P Issuance of the Standard plans. building permit Tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Division prior to the issuance of the building permit. All such submittals shall insure: a. That plant material utilized will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the 13 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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. P Issuance of the Standard The Applicant shall meet all requirements of the building permit City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 37. Open Space Areas. Open space areas shall be P Issuance of the Standard planted and irrigated to create landscape that is building permit attractive, conserves water, and requires minimal maintenance. 38. Trail Pavement. Decomposed granite P Issuance of the Standard pavement shall be limited to areas with a building permit maximum slope of 2% in any one direction. Grading of paved areas in the open space area shall be designed to meet accessibility 14 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 P Issuance of any Standard the following clearances: building permit a. 6' from the face of building walls or roof eaves b. 7’ from fire hydrants, storm drains, sanitary sewers and/or gas lines c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns e. 20' from either side of a streetlight 40. Irrigation System Warranty. The applicant P Issuance of any Standard shall warranty the irrigation system and planting building permit for a period of one year from the date of installation. The applicant shall submit for the Dublin Community Development Department approval a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years 41. Walls, Fences and Mailboxes. Applicant shall P Issuance of any Standard work with staff to prepare a final wall, fencing building permit and mailbox plan that is consistent with Dublin Municipal Code and adjacent subdivisions. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 42. Sustainable Landscape Practices. The P Issuance of any Standard landscape design shall demonstrate compliance building permit with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs 15 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: shall be selected for planting areas less than six feet wide. 43. Copies of Approved Plans. The Applicant P Issuance of any Standard shall provide the City with one full size copy, one building permit reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. CIVIL CONDITIONS 44. Plans Coordination: Civil Improvement P Issuance of the Standard Plans,Joint Trench Plans, Street Lighting Plans building permit andLandscape Improvement Plans shall be submittedon the same size sheet and plotted at the samedrawing scale for consistency, improved legibilityandinterdisciplinary coordination. 45. Utility Screening: Screen Air Conditioner P Issuance of the Standard condensers and backflow prevention units building permit greater than 3” in diameter with walls to match the building architecture and to provide both sound deadening and visual screening of the utilities. 46. Tree Preservation. Tree preservation P Issuance of the Standard techniques, and guarantees, shall be reviewed building permit and approved by the Dublin Planning Division prior to the issuance of the building permit. 47. Planting and Irrigation. P Issuance of the Standard building permit 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 16 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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. P Issuance of the Standard The Applicant shall meet all requirements of the building permit City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 49. Irrigation System Warranty. The applicant P Issuance of the Standard shall warranty the irrigation system and planting building permit for a period of one year from the date of installation. The applicant shall submit for the Dublin Community Development Department approval a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. 50. Sustainable Landscape Practices. The P Issuance of the Standard landscape design shall demonstrate compliance building permit with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six 17 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: feet wide. PUBLIC WORKS – PROJECT SPECIFIC CONDITIONS 51. Ownership and Maintenance of PW Approval of Public Improvements. Ownership and maintenance of Final Map Works l street, alley, sidewalk,andscaping 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. 52. Private street and common area subdivision PW Approval of Public improvements. Common area improvements, Final Map Works 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. 53. Covenants, Conditions and Restrictions PW Approval of Public (CC&Rs). A Homeowners Association shall be Final Map Works formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of the streets, l alleys, sidewalks,common areas,andscaping, 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 18 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 PW Approval of Public improvements shall be constructed in Improvement Works conjunction with the Residential development Plans and in conformance with the Overall Phasing and Acceptance Plan, Residential Phase, Sheet PD2.05.4, in the of Stage 2 Planned Development binder dated Improvements January 15, 2016 (unless already constructed by a preceding phase of the overall Grafton Plaza development): Surface and underground improvements a) for Street ‘A’. Surface and underground improvements b) for Street ‘B’, from the west boundary of the Residential parcel to Grafton Street. Gravel pathway, landscape and overlook c) improvements along the Water Quality Basin frontage, from the east boundary of the Residential parcel to Grafton Street. Entry Plaza on the Commercial parcel, at d) the south end of Street ‘A’. Paseo on the Commercial parcel, e) between the Entry Plaza and Street ‘B’. Sidewalk and landscape improvements f) along the Dublin Boulevard frontage of the Residential parcel. Sidewalk improvements and transit stop g) 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 19 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: and electricity for the bus stop. Extension of the eastbound left turn lane h) 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 PW Approval of Public Applicant/Developer shall install an eight foot (8’) Improvement Works wide sidewalk and ten foot (10’) wide (inclusive Plans and of curb) landscape strip along Dublin Boulevard Acceptance of within the existing Dublin Boulevard right-of-way Improvements 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. 56. Pedestrian/Bicycle Connectivity to parcel to PW Approval of Public the east. Site plan shall allow for future Improvement Works pedestrian and bicycle connectivity for the parcel Plans and to the east (Kaiser) generally as shown on the Acceptance of related Site Development Review Permit and Improvements Vesting Tentative Map 8293. 57. Public Improvements. All public improvements PW Approval of Public shall conform to the City of Dublin Standard Improvement Works Plans and design requirements and as approved Plans and by the City Engineer. The public improvements Acceptance of shall be constructed generally as shown on the Improvements Tentative Map and/or Site Development Review. Specific design of the drainage, sanitary sewer, 20 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 PW Approval of Public designed in accordance with the approved Improvement Works project plans, specifically Sheets C-1 and A1.0 Plans 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. 59. Accessible Path of Travel. All walkways from PW Approval of Public the public and private sidewalks to the site shall Improvement Works be as shown on the approved plans, and shall Plans and be in conformance with current California Acceptance of Building Code and ADA requirements for Improvements accessibility. 60. Site Accessibility Requirements/Driveways. PW Approval of Public All parking spaces for the disabled, and other Improvement Works physical site improvements, including the Plans and proposed driveways shall comply with current Acceptance of California Building Code and ADA requirements Improvements for accessibility. 61. Curb Ramps: Curb ramp layouts are subject to PW Approval of Public final review and approval by the City Engineer. Improvement Works The number, location and layout of all curb Plans and ramps shall be reviewed and approved by the Acceptance of City Engineer with the Improvement Plans Improvements 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. 62. Pavement Grades. Slopes at asphalt pavement PW Approval of Public shall be a minimum of 1.0% for drainage and a Improvement Works maximum of 5% at parking areas (unless Plans and otherwise required at parking spaces for the Acceptance of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: disabled). The street improvement plans and Improvements 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. 63. Decorative Pavement. Decorative pavers, PW Approval of Public stamped concrete or other similar non-standard Improvement Works pavement sections shall not be installed on any Plans and public street. These items can be installed on Acceptance of private streets. Decorative pavements shall not Improvements 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. 64. Vehicle Parking. All on-site and off-site vehicle PW Approval of Public parking spaces shall conform to the following: Improvement Works Plans and a) All parking spaces shall be double striped using 4” white lines set 2 feet apart in Acceptance of accordance with City Standards and Improvements §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. 65. Bicycle Parking. Bicycle parking shall be PW Approval of Public provided in accordance with California Green Improvement Works Building Standards Code Section 5.106.4. Plans and Location of the bicycle parking shall be subject Acceptance of to the review and approval of the City Engineer. Improvements 66. Striping Plan. A Striping Plan showing all PW Approval of Public 22 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: proposed striping within public and private Improvement Works streets shall be submitted for review and Plans approval by the City Engineer. 67. Street Signs. Applicant/Developer shall furnish PW Approval of Public and install street name signs, traffic signs & Improvement Works traffic pavement markings as required by the Plans and City Engineer.Acceptance of Improvements 68. Signs and Pavement Markings. The PW Approval of Public Applicant/Developer shall be responsible for the Improvement Works following on-site traffic signs and pavement Plans and markings: Acceptance of Improvements Accessible parking signs and legends per a) current California Building Code and ADA accessibility requirements. The word “Compact” shall be stenciled on b) the pavement surface within each compact parking space. “No Stopping/Fire Lane” as required by c) the Alameda County Fire Department “No Dumping-Drains to Bay” storm drain d) medallions per City Standard Detail CD- 704 shall be placed on all public and private storm drain inlets. 69. Project signs. All proposed project monument PW Approval of Public signs shall be placed on private property. The Improvement Works signs should ideally be located outside any Plans and easement areas, but exceptions can be made by Acceptance of the City Engineer. Any signage located in an Improvements easement is subject to removal and replacement at the expense of the Applicant/property owner if needed by the easement holder. 70. Water and Sewer Facilities. Developer shall PW Approval of Public construct all potable and recycled water and Improvement Works sanitary sewer facilities required to serve the Plans and project in accordance with Dublin San Ramon Acceptance of Services District (DSRSD) master plans, Improvements 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. 71. Fire Hydrants. Fire hydrant locations shall be PW Approval of Public approved by the Alameda County Fire Improvement Works Department. A raised reflector blue traffic Plans and marker shall be installed in the street opposite Acceptance of 23 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: each hydrant. Improvements 72. FDC connectors. All FDC connectors and PW Approval of Public double detector-check valves shall be placed so Improvement Works as to be easily accessible for maintenance and Plans and operations.Acceptance of Improvements 73. Underground Utilities. All electrical, gas, PW Approval of Public telephone, and cable television utilities, shall be Improvement Works underground in accordance with the City policies Plans and and ordinances. All utilities shall be located Acceptance of within appropriately sized public utility Improvements easements or public service easements. 74. Trench Cut Street Restoration. When one (1) PW Acceptance of Public or more longitudinal or three (3) or more Improvements Works transverse trench cuts are required in a public street, the Developer shall perform a minimum two inch (2”) grind and asphalt concrete overlay of the street to the satisfaction of the City Engineer. Limits of the grind and overlay to be performed will be determined by the City Engineer based on the location and proximity of the trench cuts. 75. Utility Vaults. All utility vaults, boxes and PL, PW Approval of Public structures, unless specifically approved Improvement Works otherwise by the City Engineer, shall be Plans and underground and placed in landscape areas and Acceptance of screened from public view. Prior to Joint Trench Improvements 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.. 76. Street Light and Joint Trench Plans. PW Approval of Public Streetlight Plans and Joint Trench Plans shall be Improvement Works submitted with the first plan check for the street Plans and Final improvement plans and final map for each tract. Map The final streetlight plan and joint trench plan shall be completed prior to Final Map approval for Tract 8293. 77. Street Lights. Street light standards and PW Approval of Public luminaries shall be designed and installed per Improvement Works approval of the City Engineer. The maximum Plans and voltage drop for streetlights is 5%.Acceptance of Improvements 78. Lighting Levels. The Applicant/Developer shall PW Approval of Public 24 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: prepare a photometric plan to the reasonable Improvement Works satisfaction of the City Engineer, Director of Plans and Community Development, the City’s Consulting Acceptance of Landscape Architect and Dublin Police Services. Improvements 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. 79. Landscape Plans. Developer shall submit PL, PW Approval of Public design development Landscape Plans with the Improvement Works first plan check for the street improvement plans 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. 80. Landscaping. Applicant/Developer shall PL, PW Approval of Public construct all landscaping within the site and Landscape Plan Works along the project frontage to the street curb and and Acceptance gutter.of Improvements 81. Backflow Prevention Devices. The Landscape PL, PW, Approval of Public Plan shall show the location of all backflow F Landscape Plan Works prevention devises. The location and screening of the backflow prevention devices shall be . reviewed and approved by City staff 82. Root Barriers and Tree Staking. The PL, PW Approval of Public landscape plans shall provide details showing Landscape Plan Works 25 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: root barriers and tree staking meeting current City specifications. 83. Erosion Control Plan. Applicant/Developer PW Approval of Public shall include an Erosion and Sediment Control Improvement Works Plan with the Grading and Improvement plans Plans and for review and approval by the City Engineer. Acceptance of The plan shall include detailed design, location, Improvements 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 stth between October 1 and April 15 or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer/Public Works Director. 84. Disposal Site. The disposal site and haul truck PW Approval of Public route for any off-haul dirt materials shall be Improvement Works subject to the review and approval by the City Plans or Engineer prior to the approval the improvement Issuance of plans or issuance of a Grading Permit. If the Grading/ Developer does not own the parcel on which the Sitework Permit 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. 85. Underground Obstructions. Prior to PW Issuance of Public demolition, excavation and grading on any Grading/ Works , portion of the project siteall underground Sitework Permit 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. 86. Trash Capture. The project shall incorporate full PW Approval of Public trash capture measures such as inlet filters and Improvement Works hydrodynamic separators to address the Plans and requirements of Provision C.10 of the Regional Acceptance of Water Quality Control Board (RWQCB) current Improvements Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 87. Hydrology and Hydraulic Calculations. PW Approval of Public Hydrology and Hydraulic Calculations shall be Improvement Works 26 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: provided for the design of the on-site and off-site Plans storm drain system. 88. Geotechnical Report and Recommendations. PW Approval of Public The Applicant/Developer shall provide a detailed Improvement Works site- specific geotechnical report prepared by a Plans and qualified geotechnical engineer registered with Acceptance of the State of California. The required report shall Improvements 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. 89. Geotechnical Engineer Review and Approval. PW Approval of Public The Project Geotechnical Engineer shall be Improvement Works retained to review all final grading plans and Plans specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval and issuance of grading permits. 90. Private Street Easements. The Developer PW Approval of Public shall establish private street access rights by Final Map Works 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. 91. Emergency Vehicle Access Easements. The PW Approval of Public Developer shall dedicate Emergency Vehicle Final Map Works 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. 92. Utility Easements. Public Utility Easements PW Approval of Public (PUE), Sanitary Sewer Easements (SSE), Final Map Works 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 27 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 PW Approval of Public Service Easement shall be dedicated along the Final Map Works 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. 94. Easements on Adjacent Property. The PW Approval of Public Applicant/Developer shall acquire easements, Final Map Works 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. 95. Easement on Water Quality Basin Parcel. The PW Approval of Public Applicant/Developer shall furnish to the City Final Map Works 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. 96. Agreement for Long Term Encroachments. PW Approval of Public The Developer shall enter into an “Agreement Final Map Works 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 28 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 PW Approval of Public Maintenance Agreement. Applicant/Developer Final Map Works 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. 98. Zone 7 Impervious Surface Fees. Applicant/ PW Approval of Public Developer shall complete a “Zone 7 Impervious Final Map and Works Surface Fee Application” and submit an Issuance of accompanying exhibit for review by the Public Building Permit Works Department. Fees generated by this application will be due prior to the approval of the Final Map and issuance of a Building Permit. 99. Grading/Sitework Permit. The applicant shall PW Start of Public apply for and obtain a Grading/Sitework Permit Construction Works from the Public Works Department for all site improvements and grading work. The Grading/Sitework Permit will be based on the final set of civil plans and will not be issued until all of plan check comments have been resolved. 100. Construction Permit. Applicant/Developer PW Start of Public shall obtain necessary permits or permission Construction Works from the applicable property owners to construct improvements within adjacent off-site properties. 101. Occupancy Permit Requirements. Prior to PW Issuance of Public issuance of an Occupancy Permit, the physical Occupancy Works condition of the project site shall meet minimum Permit health and safety standards including, but not limited to the following: Lighting for the building and parking lot a) 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. All construction equipment, materials, or b) on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means reasonably 29 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: approved by the City Engineer/Public Works Director. All fire hydrants for the building shall be c) operable and easily accessible to City and ACFD personnel. All site features designed to serve the d) 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 PW Ongoing Standard Public Works Standard Conditions of Approval Condition contained below (“Standard Condition”) unless specifically modified by Project Specific Conditions of Approval above. 103. PW Ongoing Standard The Developer shall comply with the Subdivision Condition 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). 104. The Developer shall defend, indemnify, and hold PW Ongoing Standard harmless the City of Dublin and its agents, Condition officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City related to the project to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that 30 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 PW Ongoing Standard these Conditions of Approval, the Director of Condition Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 106. If there are conflicts between the Tentative Map PW Ongoing Standard approval and the SDR approval pertaining to Condition mapping or public improvements the Tentative Map shall take precedent. AGREEMENTS AND BONDS 107. The Developer shall enter into a Tract PW First Final Map Standard Improvement Agreement with the City for all and Successive Condition public improvements including any required Maps offsite storm drainage or roadway improvements that are needed to serve the Tract that have not been bonded with another Tract Improvement Agreement. 108. The Developer shall provide performance PW First Final Map Standard (100%), and labor & material (100%) securities and Successive Condition to guarantee the tract improvements, approved Maps 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.) FEES 109. The Developer shall pay all applicable fees in PW Ongoing Standard effect at the time of building permit issuance Condition 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 31 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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-PW Ongoing Standard lieu fees in the amounts and at the times set Condition 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. PERMITS 111. Developer shall obtain an Encroachment Permit PW Prior to Start of Standard from the Public Works Department for all Work Within Condition construction activity within the public right-of-way Public Right of of any street where the City has accepted the Way improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 112. Developer shall obtain a Grading / Sitework PW Prior to Start of Standard Permit from the Public Works Department for all Work Condition grading and private site improvements that serves more than one lot or residential condominium unit. 113. Developer shall obtain all permits required by PW Prior to Start of Standard other agencies including, but not limited to Work Condition Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 114. All submittals of plans and Final Maps shall PW Prior to Standard comply with the requirements of the “City of Approval of Condition Dublin Public Works Department Improvement Improvement Plan Submittal Requirements”, and the “City of Plans or Final Dublin Improvement Plan Review Check List”. Map 115. The Developer will be responsible for submittals PW Approval of Standard and reviews to obtain the approvals of all Final Parcel Condition participating non-City agencies. The Alameda Map 32 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 116. Developer shall submit a Geotechnical Report, PW Prior to Standard which includes street pavement sections and Approval of Condition grading recommendations. Improvement Plans, Grading Plans, or Final Map 117. Developer shall provide the Public Works PW Approval of Standard Department a digital vectorized file of the Final Parcel Condition “master” files for the project when the Final Map Map has been approved. Digital raster copies are not acceptable. The digital vectorized files shall be 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. FINAL MAP 118. The Final Map shall be substantially in PW Approval of Standard accordance with the Tentative Map approved Final Parcel Condition with this application, unless otherwise modified Map by these conditions. Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is not dependent upon future phasing for infrastructure. 119. All rights-of-way and easement dedications PW Approval of Standard required by the Tentative Map shall be shown on Final Parcel Condition the Final Parcel Map. Map 120. Any phasing of the final mapping or PW Prior to Standard improvements of a Tentative Map is subject to Approval of Condition the approval and conditions of the City Engineer. Final Parcel Map 121. Street names shall be assigned to each PW Prior to Standard public/private street pursuant to Municipal Code Approval of Condition Chapter 7.08. The approved street names shall Final Map be indicated on the Final Map. 122. The Final Map shall include the street PW Monuments to Standard 33 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: monuments to be set in all public streets. be Shown on Condition Final Map and Installed Prior to Acceptance of Improvements EASEMENTS 123. The Developer shall obtain abandonment from PW Approval of Standard all applicable public agencies of existing Final Parcel Condition easements and right-of-ways that will no longer Map be used, if any. 124. The Developer shall acquire easements, and/or PW Prior to Standard obtain rights-of-entry from the adjacent property Approval of Condition owners for any improvements on their property. Improvement The easements and/or rights-of-entry shall be in Plans or writing and copies furnished to the City Appropriate Engineer. Final Map GRADING 125. The Grading Plan shall be in conformance with PW Prior to Standard the recommendations of the Geotechnical Approval of Condition Report, the approved Tentative Map and/or Site Grading Plans Development Review, and the City design or Issuance of standards & ordinances. In case of conflict Grading between the soil engineer’s recommendations Permits, and and City ordinances, the City Engineer shall Ongoing determine which shall apply. 126. A detailed Erosion Control Plan shall be included PW Prior to Standard with the Grading Plan approval. The plan shall Approval of Condition include detailed design, location, and Grading Plans maintenance criteria of all erosion and or Issuance of sedimentation control measures. Grading Permits, and Ongoing 127. Tiebacks or structural fabric for retaining walls PW Prior to Standard shall not cross property lines, or shall be located Approval of Condition a minimum of 2’ below the finished grade of the Grading Plans upper lot. or Issuance of Grading Permits, and Ongoing IMPROVEMENTS 128. The public improvements shall be constructed PW Prior to Standard generally as shown on the Tentative Map and/or Approval of Condition Site Development Review. However, the Improvement approval of the Tentative Map and/or Site Plans or Start of 34 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Development Review is not an approval of the Construction, specific design of the drainage, sanitary sewer, and Ongoing water, and street improvements. 129. All public improvements shall conform to the City PW Prior to Standard of Dublin Standard Plans and design Approval of Condition requirements and as approved by the City Improvement Engineer. Plans or Start of Construction, and Ongoing 130. Public streets shall be at a minimum 1% slope PW Prior to Standard with minimum gutter flow of 0.7% around Approval of Condition bumpouts. Private streets and alleys shall be at Improvement minimum 0.5% slope. Plans or Start of Construction, and Ongoing 131. Curb Returns on arterial and collector streets PW Prior to Standard shall be 40-foot radius, all internal public streets Approval of Condition curb returns shall be minimum 30-foot radius Improvement (36-foot with bump outs) and private Plans or Start of streets/alleys shall be a minimum 20-foot radius, Construction, or as approved by the City Engineer. Curb ramp and Ongoing 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. 132. Any decorative pavers/paving installed within PW Prior to Standard City right-of-way shall be done to the satisfaction Approval of Condition of the City Engineer. Where decorative paving is Improvement installed at signalized intersections, pre-formed Plans or Start of traffic signal loops shall be put under the Construction, decorative pavement. Decorative pavements and Ongoing 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 133. The Developer shall install all traffic signs and PW Prior to Standard pavement marking as required by the City Occupancy of Condition Engineer. Units or Acceptance of Improvements 134. Street light standards and luminaries shall be PW Prior to Standard designed and installed per approval of the City Occupancy of Condition 35 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Engineer. The maximum voltage drop for Units or streetlights is 5%. Acceptance of Improvements 135. The Developer shall construct bus stops and PW Prior to Standard shelters at the locations designated and Occupancy of Condition approved by the LAVTA and the City Engineer. Units or The Developer shall pay the cost of procuring Acceptance of and installing these improvements. Improvements 136. Developer shall construct all potable and PW Prior to Standard recycled water and sanitary sewer facilities Occupancy of Condition required to serve the project in accordance with Units or DSRSD master plans, standards, specifications Acceptance of and requirements. Improvements 137. Fire hydrant locations shall be approved by the PW Prior to Standard Alameda County Fire Department. A raised Occupancy of Condition reflector blue traffic marker shall be installed in Units or the street opposite each hydrant. Acceptance of Improvements 138. The Developer shall furnish and install street PW Prior to Standard name signs for the project to the satisfaction of Occupancy of Condition the City Engineer. Units or Acceptance of Improvements 139. Developer shall construct gas, electric, cable TV PW Prior to Standard and communication improvements within the Occupancy of Condition fronting streets and as necessary to serve the Units or project and the future adjacent parcels as Acceptance of approved by the City Engineer and the various Improvements Public Utility agencies. 140. All electrical, gas, telephone, and Cable TV PW Prior to Standard utilities, shall be underground in accordance with Occupancy of Condition the City policies and ordinances. All utilities Units or shall be located and provided within public utility Acceptance of easements and sized to meet utility company Improvements standards. 141. All utility vaults, boxes and structures, unless PW Prior to Standard specifically approved otherwise by the City Occupancy of Condition Engineer, shall be underground and placed in Units or landscape areas and screened from public view. Acceptance of Prior to Joint Trench Plan approval, landscape Improvements 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 36 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: of the joint trench improvements. CONSTRUCTION 142. The Erosion Control Plan shall be implemented PW Ongoing as Standard between October 15th and April 15th unless Needed Condition 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. 143. If archaeological materials are encountered PW Ongoing as Standard during construction, construction within 100 feet Needed Condition 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. 144. Construction activities, including the PW Ongoing as Standard maintenance and warming of equipment, shall Needed Condition 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. 145. Developer shall prepare a construction noise PW Prior to Start of Standard management plan that identifies measures to be Construction Condition taken to minimize construction noise on Implementation surrounding developed properties. The plan Ongoing as shall include hours of construction operation, Needed 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. 146. Developer shall prepare a plan for construction PW Prior to Start of Standard traffic interface with public traffic on any existing Construction; Condition public street. Construction traffic and parking Implementation may be subject to specific requirements by the Ongoing as City Engineer. Needed 147. The Developer shall be responsible for PW Ongoing Standard controlling any rodent, mosquito, or other pest Condition problem due to construction activities. 148. The Developer shall be responsible for watering PW Prior to Start of Standard or other dust-palliative measures to control dust Construction; Condition 37 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: as conditions warrant or as directed by the City Implementation Engineer. Ongoing as Needed 149. The Developer shall provide the Public Works PW Prior to Standard Department with a letter from a registered civil Issuance of Condition engineer or surveyor stating that the building Building Permits pads have been graded to within 0.1 feet of the or Acceptance grades shown on the approved Grading Plans, of and that the top & toe of banks and retaining Improvements walls are at the locations shown on the approved Grading Plans. NPDES 150. Prior to any clearing or grading, the Developer PW Prior to Start of Standard shall provide the City evidence that a Notice of Any Condition Intent (NOI) has been sent to the California Construction State Water Resources Control Board per the Activities 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. 151. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard (SWPPP) shall identify the Best Management Prepared Prior Condition Practices (BMPs) appropriate to the project to Approval of construction activities. The SWPPP shall include Improvement the erosion control measures in accordance with Plans; the regulations outlined in the most current Implementation version of the ABAG Erosion and Sediment Prior to Start of Control Handbook or State Construction Best Construction Management Practices Handbook. The and Ongoing as Developer is responsible for ensuring that all Needed contractors implement all storm water pollution prevention measures in the SWPPP. FIRE 152. Site Plan. F On goingProject The site plan needs to show sufficient detail to Specific 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 38 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 F On goingStandard 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. 154. Hydrants & Fire Flows. Show the location of F On goingStandard 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. 155. New Fire Sprinkler System & Monitoring F On goingStandard 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. 156. Fire Alarm (detection) System Required F On goingStandard 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 39 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 F On goingStandard 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. 158. Gates Approvals. Fencing and gates that cross F On goingStandard 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. 159. Hydrants & Fire Flows. Show the location of F On goingStandard 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. 40 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 160. Addressing. F On goingStandard 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. 161. F On going Standard 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 41 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 must be the construction. Access road 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 DSRSD Issuance of any Standard to DSRSD that conform to the requirements of the building permit Dublin San Ramon Services District Code, the DSRSD “Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities”, all applicable DSRSD Master Plans and all DSRSD policies. 163. All mains shall be sized to provide sufficient DSRSDIssuance of any Standard capacity to accommodate future flow demands building permit in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 164. Sewers shall be designed to operate by gravity DSRSDIssuance of any Standard flow to DSRSD’s existing sanitary sewer system. building permit Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 165. Domestic and fire protection waterline systems DSRSDIssuance of any Standard for Tracts or Commercial Developments shall be building permit designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 166. DSRSD policy requires public water and sewer DSRSDIssuance of any Standard lines to be located in public streets rather than in building permit 42 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 DSRSDIssuance of any Standard or a site development permit, the locations and building permit widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 168. All easement dedications for DSRSD facilities DSRSDIssuance of any Standard shall be by separate instrument irrevocably building permit offered to DSRSD or by offer of dedication on the Final Map. 169. Prior to approval by the City for Recordation, the DSRSDIssuance of any Standard Final Map shall be submitted to and approved by building permit DSRSD for easement locations, widths, and restrictions. 170. Prior to issuance by the City of any Building DSRSDIssuance of any Standard Permit or Construction Permit by the Dublin San building permit Ramon Services District, whichever comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 171. Prior to issuance by the City of any Building DSRSDIssuance of any Standard Permit or Construction Permit by the Dublin San building permit Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer’s estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 43 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: working days for final improvement drawing review by DSRSD before signature by the District Engineer. 172. No sewer line or waterline construction shall be DSRSDIssuance of any Standard permitted unless the proper utility construction building permit permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 9 have been satisfied. 173. The applicant shall hold DSRSD, its Board of DSRSDIssuance of any Standard Directors, commissions, employees, and agents building permit of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 174. Improvement plans shall include recycled water DSRSDIssuance of any Standard improvements as required by DSRSD. Services building permit for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 175. DSRSD has communicated these Conditions of DSRSDIssuance of any Standard Approval for the project verbally in previous building permit meetings on this project. 176. The project is located within the District DSRSDIssuance of any Project Recycled Water Use Zone (Ord. 3on which calls building permitSpecific 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 irrigationdesign . 177. The Applicant shall coordinate with the District DSRSDIssuance of any Project and Alameda County Fire Department on building permitSpecific 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 44 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 45 C'3 W `.° Z � N N � Q � � . tLl � --� � p Q E.., °' �, H z � � J � dS � U �q W �' � � � � Z CQ �" �. � N a M � � [-�� ' -. � � � � � WE� � �'.: �:, «a.d� -4. 1 T°" ��� �9e' �'_ a�' � F � �.� xt -�.�A s +� .� , � � '��.. ��'. .� � „ . . ,. ���� y,.�.. .. •,:.�` ;�' « d �� F�+j�� • � � �� ��.,.• ,Y�.i'c. � N .__� .� � � . ._�, > � w �� � � � � � ` .�� � �° ` � � �, � � 4_.. ..' ... 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