HomeMy WebLinkAboutAttach 1 Reso Approv SDR, CUP RESOLUTION NO. 04 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING CEQA ADDENDUM, STATEMENT OF OVERRIDING CONSIDERATIONS, SITE
DEVELOPMENT REVIEW, AND CONDITIONAL USE PERMIT FOR MINOR AMENDMENTS TO
BUILDING SIZE, RETAINING WALL DESIGN AND PARKING REQUIREMENTS FOR QUARRY
LANE SCHOOL PHASE II AT 6363 TASSAJARA ROAD, PA 99-064
WHEREAS, Dr. Sabri Arac for Quarry Lane School has requested approval of Site Development Review
and a Conditional Use Permit for amendments to building size, retaining wall design, and parking requirements
of the Planned Development District PD 99-064; and
WHEREAS, the Dublin Zoning Ordinance Sections 8.32 Planned Development Regulations requires that
the Planning Commission may approve minor amendments to an adopted Development Plan by means of a
Conditional Use Permit upon a finding that the amendment substantially complies with and does not materially
change the provisions or intent of the adopted Planned Development; and
WHEREAS, a complete application for the Project is available and on file in the Dublin Planning
Department; and
WHEREAS, the Project area was previously analyzed in the Eastern Dublin General Plan Amendment and
Specific Plan, which was adopted in 1993 and has a certified Program EIR (SCH No. 91-103064) and analyzed in
the Quarry Lane Master Plan, which was adopted in 1998 by the County of Alameda and has a certified EIR
(SCH No. 97122109). In 2000, the City of Dublin approved a Planned Development District Stage 1 and
2 Development Plan for the project, and adopted an Initial Study and Mitigated Negative Declaration
(Resolution 204-00, incorporated herein by reference); and
WHEREAS, pursuant to CEQA Guidelines Sections 15162 and 15164, the City of Dublin
prepared an Addendum to the EIRs and Mitigated Negative Declaration for the project that determined
that the changes to the project consisting of a small increase in useable floor area, modification to
retaining wall design, and a reduction in parking would not require major revisions to the previous EIRs
or Mitigated Negative Declaration because the changes would not have new significant environmental
effects or a substantial increase in the severity of previously identified significant effects. Because the
building envelope, building location, extent of grading, and student and staff population were
unchanged, the impacts and appropriate mitigations are the same and no new mitigations are required.
Furthermore, City Staff determined that no change in circumstances would result in new significant
environmental effects or a substantial increase in the severity of previously identified significant effects
because no new or unanticipated circumstances have developed since the EIRs were certified and the
Mitigated Negative Declaration was adopted; and
WHEREAS, The Eastern Dublin EIR identified significant unavoidable impacts from
development of the Eastern Dublin area, some of which could apply to the Project. Pursuant to the
Communities for a Better Environment judgment, approval of the proposed Project must be supported
by a new Statement of Overriding Considerations; and
ATTACHMENT 1
WHEREAS, a CEQA Addendum and a Statement of Overriding Considerations were prepared by Staff;
and
WHEREAS, the Planning Commission did hold a public hearing on said application on May 25, 2004; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending the Planning Commission approve the CEQA
Addendum, Statement of Overriding Considerations, Site Development Review, and Conditional Use Permit for
minor amendments to building size, modification to retaining wall design, and reduction in parking requirements;
and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE City of Dublin Planning Commission does
hereby find that:
The Parking Reduction of 10% from the parking required by the Planned Development Zoning District
substantially complies with and does not materially change the adopted Development Plans, and allows all of
the Conditional Use Permit findings to be made because the project would provide 149 parking spaces,
exceeding Zoning Ordinance parking regulations, and because the applicant has submitted a parking study
prepared by Abrams Associates that concluded that the parking demand of students, staff and visitors would
require 145 parking spaces. In addition, the Applicant has submitted a preliminary Transportation
Management Program that outlines the measures and responsibilities that the school will take to reduce the
traffic impacts and parking demand of the project. The Transportation Management Program measures have
been incorporated into the project.
The increase in useable floor are of 3,604 square feet and increase in allowable FAR of .009 are appropriate
and minor amendments, as the increase is less than 5% of the building floor area, it consists of floor area
within the approved building envelope, the number of students and staff would not increase beyond the
approved 750 students and 55 staff members, and it substantially complies with and does not materially
change the provisions or intent of the adopted Planned Development Zoning District Ordinance of the site.
The modification in retaining wall design substantially complies with and does not materially change the
provisions or intent of the adopted Planned Development Zoning District Ordinance of the site, because the
change is necessary to allow disabled access to the playing field, the additional retaining wall will require
less than 1% of additional grading of the project grading, and the grading proposed as part of the SDR project
is limited to the 500-foot elevation, reducing the overall cut required, consistent with the intent of the PD
District to minimize site grading.
Approval of the Site Development Review application is consistent with the intent of Chapter 8.104, Site
Development Review, of the Dublin Zoning Ordinance because it resolves project-related issues including,
but not limited to, building location, architectural and landscape design and theme, vehicular and pedestrian
access and on-site circulation, parking and traffic impacts, in the following manner:
1. Parking lot design coordinates vehicle circulation and parking with pedestrian and ADA accessibility.
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2. Design of grading coordinates with landscaping design and project mitigation requirements such as
proper design and engineering of steep slopes.
3. As conditioned, the project's street improvements provide pedestrian and vehicle access required
pursuant to the site's Planned Development District regulations and the Eastern Dublin Specific Plan.
4. As conditioned, water quality and stormwater control features have been designed and coordinated with
the project's grading and landscaping.
5. As conditioned, the project will comply with the City of Dublin Wildfire Management Plan.
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The project is consistent with the Dublin General Plan and Eastern Dublin Specific Plan because the General
Plan provisions allow approval of semi-public facilities such as schools in all land uses, and the project
complies with the Planned Development Zoning District established for the site pursuant to provisions and
policies of the Eastern Dublin Specific Plan, including the Tassajara Road Scenic Corridor Policy.
The approval will not adversely effect the health or safety of persons residing or working in the vicinity, or
be detrimental to public health, safety and general welfare because, as conditioned, the Applicant/Developer
will be responsible for improvements to Tassajara Road including, but not limited to, a signalized
intersection, left-turn pocket, increased street width, and maintained traffic signage requiring slower speeds
while children are present.
The project architecture, site layout and landscaping have been designed to ensure visual relief and to create
a desirable and attractive environment for users of the site and the public, because of the following features:
1. As conditioned, impacts to views will be addressed as trees will be planted on the steep slope below the
playing field to buffer visual impacts of re-contoured slopes to residents to the south and also to control
erosion.
2. Retaining walls are screened with fast-growing, climbing vines to enhance and visually buffer their
appearance.
3. Site grading and retaining walls have been minimized by the stepped, hillside design of the building and
campus so that the site is physically suitable for the type and intensity of the development.
4. The building design incorporates non-glare materials and chain-link fencing will be clad in green-colored
vinyl slats.
Architectural considerations have been incorporated into the project and as conditions of approval in order to
insure compatibility of the development with the design concept and setting. The building incorporates
traditional architectural features and, as conditioned, the project colors, materials, methods of compliance
with the Wildfire Management Plan, and final landscaping plan will be reviewed and approved as part of the
building permit review process.
The project will not overburden public services as all agencies have committed to the availability of public
services prior to the annexation of the property to the City of Dublin, and will reconfirm their commitment
prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and
mitigation measures.
The adopted Eastern Dublin General Plan Amendment and Specific Plan EIR and Mitigation Monitoring
Program, the Quarry Lane School EIR and Mitigation Monitoring Program, and the Planned Development
District PA 99-064 Mitigation Monitoring Program continue to apply to the project.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission approves the CEQA
Addendum included as Attachment 4 of the Staff Report and incorporated herein by reference.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission adopts the Statement of
Overriding Considerations for the project, included as Exhibit A of Attachment 4 of the Staff Report, and
incorporated herein by reference.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby approve a Site
Development Review Permit and a Conditional Use Permit for minor amendments to Planned Development PA
99-064 and for project plans, included as Attachment 2, stamped approved and dated May 25, 2004, subject to
the Conditions of Approval, as follows.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subiect to Department of Community Development review and
approval. The following codes represent those departments/agencies responsible for monitorine compliance of the
conditions of approval: [ADM1 Administration/City Attorney, lB1 Building Division of the Community
Development Departmenh [DSR1 Dublin San Ramon Services District, [F1 Alameda County Fire Department/City
of Dublin Fire Prevention, [FIN] Finance Department, [PL] Planning Division of the Community Development
Department, [PO1 Police, [PW] Public works Department.
1. Approval. This Site Development Review PL & PW Issuance of Standard
approval for the Quarry Lane Phase II, PA99-064, Building Permit
establishes the detailed design concepts and
regulations for the project Site Development
Review for Quarry Lane Phase II, 6363 Tassajara
Road. Development pursuant to this Site
Development Review is conditioned upon the
requirement that the development be consistent
with the approved Planned Development (PD)
Rezoning, including the Land Use and
Development Plan, and the related General
Provisions, Standards and Conditions, and
Mitigation Measures and shall generally conform
to the Preliminary Architectural Plans prepared by
Eichleay Engineers, dated received January
23,2004; Ground Floor Plan, dated received
February 4, 2004; Preliminary Site Plan and
Preliminary Grading and Utility Plan prepared by
Ruggeri- Jensen- Azar & Associates, dated
received January 22, 2004; and Preliminary
Planting Plan prepared by A.S. Dutchover &
Associates, dated received September 15, 2003,
unless modified by the Conditions of Approval
contained herein.
2. Standard Public Works and Site Development PW Approval of Standard
Review Conditions of Approval. Improvement
Applicant/Developer shall comply with all Plans t~ough
applicable Ci~ of Dublin Standard Public Works completion
(Exhibit A) and Site Development Review
Conditions of Approval inco~orated herein. ~
the event of a conflict be~een the Standard
Public Works Conditions of Approval and these
Conditions, these conditions shall prevail.
3. Pre-Annexation Agreement. PL, PW ~-going PW
Applicant~eveloper shall comply with all
requirements of the ~nexation A~eement
be~een Dr. Sabri ~ac and the Ci~ of Dublin,
dated recorded by the Alameda Coun~ Recorder
on Feb~a~ 28, 2001.
4. Development Agreement. Per the Planned PL Prior to Issuance Planned
Development Dis~ct requirements, the of Grading or Development
Applicant~eveloper shall enter into a con~ac~al Building Pe~its Dis~ict
Development A~eement with the Ci~ of Dublin Re~lations
for all improvements, fees and requirements. The
Development A~eement shall be approved by all
pa~ies prior to issuance of ~ading or building
pe~its.
5. Term. Pursuant to Section 8.96.020.D., approval PL Issuance of Standard
of the Site Development Review shall be valid for Building or Site
one year from effective date. If cons~ction has Improvement
not co~enced by that time or extended per the Pe~its
following means, this approval shall be null and
void. Co~encement of cons~ction shall mean
the actual cons~uction pursuant to the pe~it
approval or demons~ating substantial progess
toward commencing such cons~ction. The
approval pe~od for Site Development Review
may be extended six (6) additional months by the
Director of Co~uniW Development upon
dete~ination that the Conditions of Approval
remain adequate to assure that the above stated
findings will continue to be met. Applicanff
Developer must submit a ~itten request for the
extension prior to the expiration date of the Site
Development review.
6. [astern Dublin General Plan PL Approval of Standard
Amendment/Specific Plan. Applicant~eveloper Improvement
shall comply with all applicable action pro,ams Plans tkough
and mitigation measures of the Eastern Dublin completion
General Plan AmendmenffSpecific Plan and
companion Final Environmental Impact Report
(EIR), and Mitigation Measures identified in the
Mitigated Negative Declarations prepared for the
Eastern Dublin General Plan Amendment/Specific
Plan that have not been made specific Conditions
of Approval of this or previous projects, thereby
superceding the pertinent Mitigation Measures
referenced in those documents. The City shall
determine which of the requirements from these
prior approvals are applicable at this stage of
approval.
7. Quarry Lane School Master Plan, PL On-going Quarry Lane
Environmental Impact Report and Mitigated School EIR and
Negative Declaration. Applicant/Developer shall Mitigated
comply with all applicable conditions of approval, Negative
action programs and mitigation measures of the Declaration
Quarry Lane School Master Plan and companion
Environmental Impact Report and Mitigated
Negative Declaration. The City shall determine
which of the requirements from these prior
approvals are applicable at this stage of approval.
8. Revocation. The SDR will be revocable for PL Ongoing Municipal Code
cause in accordance with Section 8.96.020.I of the
Dublin Zoning Ordinance. Any violation of the
terms or conditions of this approval shall be
subject to citation, and if non-compliance
continues, potential revocation.
9. Fees. Applicant/Developer shall pay all Various Various times, Standard
applicable fees in effect at the time of building but no later than
permit issuance, including, but not limited to: Issuance of
Planning fees; Building fees; Dublin San Ramon Building Permits
Services District fees; Public Facilities fees;
Dublin Unified School District School Impact
fees; Public Works Traffic fees; Alameda County
Fire Services fees; Noise Mitigation 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. Unissued building
permits subsequent to new or revised TIF's shall
be subject to recalculation and assessment of the
fair share of the new or revised fees. If the
Development Agreement approved for this project
conflicts with this condition, the Development
Agreement shall prevail.
10. Parkland Dedication. The Applicant/Developer PL, PW Prior to Issuance Standard
shall pay Public Facilities Fees in the amounts and of Building
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at the times set forth in the City of Dublin Permits
Resolution No. 60-99, adopted by the City
Council on April 6, 1999, or in the amounts and at
the times set forth in any resolution revising the
amount of the Public Facilities Fee, as
implemented by the Administrative Guidelines
adopted by Resolution 195-99.
11. Required Permits. Applicant/Developer shall Various Various times, Standard
obtain all necessary applicable permits required but no later than
by other agencies including, but not limited to, Issuance of
Alameda County Public Works, Alameda County Building or Site
Flood Control District (Zone 7); California Development
Department ofFish and Game; Army Corps of Permits
Engineers; and State Water Quality Control
Board, and shall submit copies of the permits to
the Department of Public Works.
Applicant/Developer shall also apply, pay all
required fees and obtain permits from PG&E for
power service connection required to energize
traffic signals and streetlights.
12. Postal Service. Applicant/Developer shall confer PL, PW Issuance of Standard
with local postal authorities to determine the type Building Permits
of mail units required and provide a letter from
the Postal Service stating its satisfaction with the
mail units proposed. Specific locations for such
mail units shall be subject to approval and
satisfaction of the Postal Service and the Director
of Community Development and City Engineer.
A plan showing the locations of all mailboxes
shall be submitted for review and approval by the
City Engineer.
13. Hold Harmless/Indemnification. PL, PW Any Action Standard
Applicant/Developer, and any parties or
individuals granted rights-of-entry by Applicant/
Developer, shall defend, indemnify, and hold
harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or
proceeding against the City of Dublin or its
agents, officers, or employees (a) to attack, set
aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Director of
Community Development, Zoning Administrator,
or any other department, committee, or agency of
the City concerning a subdivision or other
development which actions are brought within the
time period provided for in Government Code
Section 66499.37 and (b) holding the City liable
for any damages or wages in connection with the
construction of the parks; provided, however, that
the Applicant/Developer's duty to so defend,
indemnify, and hold harmless shall be subject to
the City's promptly notifying the
Applicant/Developer of any said claim, action, or
proceeding and the City's full actions or
proceedings.
14. Clarifications and Changes to the Conditions. PW, PL Project Standard
In the event that there needs to be clarification to Acceptance of
these conditions of approval, the Directors of improvement
Community Development and Public Works have
the authority to clarify the intent of these
conditions of approval to the Applicant/Developer
by a written document signed by the Director of
Community Development and the City Engineer
and placed in the project file, also have the
authority to make minor modifications to these
conditions in order for the Applicant/Developer to
fulfill needed improvements or mitigations
resulting from impacts to this project.
15. Projected Timeline. Applicant/Developer shall PO Issuance of PO
submit a projected timeline for project completion Building Permits
to the Dublin Police Services Department, to
allow estimation of staffing requirements and
assignments.
16. Health, Design and Safety Standards. Prior to PW, PL, B Prior to Standard
final approval allowing occupancy of any new Occupancy of
building, the physical condition of the building Any Building
shall meet minimum health, design, and safety
standards including, but not limited to the
following:
a. The streets providing access to the site
shall be complete to allow for safe traffic
movements to and from the site.
b. All traffic striping and control signing on
streets providing access to the site shall
be in place.
c. All repairs to the street, curb, gutter, and
sidewalk which may create a hazard shall
be completed to the satisfaction of the
City Engineer and any non-hazardous
repairs shall be complete and/or bonded
for.
d. All sewer clean-outs, water meter boxes,
and other utility boxes shall be set to
grade to the approval of the City
Engineer.
e. The buildings shall have received all
necessary inspections and have final
approval by the Building Department to
allow occupancy.
f. Applicant/Developer shall provide each
entrance of the complex with a graphic
unit locator director, visible from within a
vehicle as the vehicle enters the complex.
g. The Applicant/Developer shall be
responsible for the repair of any damaged
pavement, curb & gutter, sidewalk, or
other public street facility resulting from
construction activities associated with the
development of the project, to the
satisfaction of the City Engineer/Public
Works Director.
DEDICATIONS AND IMPROVEMENTS
17. Infrastructure. The location and siting of PL, PW Approval of Standard
project specific wastewater, storm drain, recycled Improvement
water, and potable water system infrastructure Plans
shall be consistent with the resource management
policies of the Eastern Dublin Specific Plan.
18. Tassajara Road Future Right-of-Way Line PW Approval of PW
Reservation. The City of Dublin is required by Improvement
Mitigation Measure 3.3/14.0 of the Eastern Plans
Dublin General Plan Amendment/Specific Plan
Mitigation Measures/Action
Programs/Implementation Measures to reserve
sufficient right-of-way along Tassajara Road to
accommodate cumulative development of projects
along this roadway corridor. To accomplish this,
the City is currently developing a Precise
Alignment and preparing an Initial Study for the
future improvement of Tassajara Road to widen
the existing two-lane County road to a six-lane
divided arterial. Because the right-of-way lines
associated with this future widening have not yet
been established pursuant to Municipal Code
Chapter 7.68, the Applicant/Developer shall
refrain from constructing any improvements that
rely on said right-of-way line establishment until
the Precise Alignment is formally adopted. In
addition, the Applicant/Developer shall adjust any
proposed improvements to accommodate the
adopted Precise Alignment if the adopted
alignment differs from the Applicant/Developer's
assumed location of the right-of-way for Tassajara
Road.
19. Traffic Study. The Applicant/Developer shall PW Prior to Traffic and
construct all necessary on-site and off-site traffic Occupancy Circulation Study
mitigation improvements as stated in the Traffic prepared for the
and Circulation Study prepared for the project by project by
Abrams Associates, dated July 12, 2000, Abrams
including but not limited to: Associates, dated
a. Applicant/Developer shall construct an July 12, 2000 as
Interim Traffic Signal at the School part of the
entrance. Mitigated
b. Applicant Developer shall dedicate the Negative
necessary right-of-way for future widening Declaration
of Tassajara Road and shall construct all
necessary frontage improvements.
c. Applicant/Developer shall implement
mitigation measures to address issue of
high speeds along Tassajara Road and the
Applicant/Developer shall make it clear
that parking and/or loading along Tassajara
Road is prohibited. No parking signs shall
be posted along the street frontage.
d. Applicant/Developer shall maintain the
fence along Tassajara Road.
e. Applicant/Developer shall provide a
southbound left turn lane on Tassajra Road
along with interim traffic signal at the
school entrance. The left turn lane shall be
150 feet in length and have a 90-foot taper.
A northbound right turn lane shall be
constructed at the school entrance. The
right turn lane shall be a minimum of 200
feet in length plus a 90-foot taper.
f. Queuing for student loading and unloading
shall be contained on-site.
g. Applicant/Developer shall maintain and
update the Transportation Management
Program.
20. School Zone Speed Limits. Pursuant to the PW, PL Prior to Study/Caltrans
Eastern Dublin Specific Plan Traffic and Occupancy of
Circulation Section, pedestrians may use some Building
parts of Tassajara Road for access to the school.
Per Caltrans Traffic Manual and Section 22352 of
the California Vehicle Code, Applicant/Developer
shall retain and relocate existing signs posting 25
mph school zone speed limit when children are
10
present.
21. ~ht-of-Way ~edkation/Off-Site ~ht-of- PW Prior to Approval PW
Way Acquisition. Applica~ff Developer shall of Improvement
dedicate the necessaw right-oeway along the Plans or Issuance
Tassajara Road Eontage, in confo~ance with the of Building or
to be adopted Tassajara Road ~recise Ali~ent, Site Improvement
and as needed to cons~ct the improvements Pe~its
sho~ on the ~terim Tassajara Road Widening
Qua~ Lane School, prepared by Ruggeri-Jens~n-
Azar and Associates, dated November 25, 2002.
~ addtion, the following off-site right-oeway
must be acquired from adjoim~ propeaies, if not
dedicated by another prope~ o~er or
developer:
a. Right-oeway to allow widening of
Tassajara Road for a southbound left-turn
pocket at the main enhance to the school
must be acquired ~om the Wallis Ranch
prope~ (986-0004-005-01) on the west
side of the road.
b. Right-oeway to allow cons~otion of a
noahbound right-turn lane and sidewalk at
the main enhance to the site must be
acquired from the Kobold prope~ (985-
0002-005-02) to the south.
c. Additional right-oeway may be necessaw
to extend a pedes~an wal~ay and Class II
bike lane from the school enhance south to
the existin~ sidewalk at Shadow ~ills
~ive, including possible cons~ctio~ of a
pedes~ia~icycle access bridge across the
Tassajara Creek ~ibutaW that extends
t~ough the Kobold and su~ounding
propedies. ~e Applican~eveloper shall
undedake 8cod-faith effods to negotiate
the acquisition of these rights-oeways from
neighboring prope~ o~ers for
subsequent dedication, ancot cooperate
with adjoining developers cuxently
engaged in the improvgmg~t of Tassajara
Road. In the event the
Applicant/Developer cannot successfully
negotiate the right-oeway acquisitions, the
Ci~ may use its eminent do~ai~ authori~
to facilitate the acquisitions. All costs
associated with the right-of-way acquisition
ancot condonation shall be borne by the
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Applicant/Developer.
22. Location of Improvements/Configuration of PW Approval of PW
Right-of-Way. All public sidewalks, handicap Improvement
ramps, or other street improvements in the curb Plans
return area shall be located within the public
right-of-way.
23. Improvement of Tassajara Road. Applicant/ PW Improvement PW
Developer shall improve Tassajara Road along the Plans to be
property frontage, in conformance with the Completed Prior
Tassajara Road Ultimate Precise Alignment to be to Issuance of
adopted by the City, and in general conformance Permits;
with the Interim Tassajara Road Widening Plan Improvements to
prepared bv Ruggeri-Jensen-Azar and Associates, be Constructed
dated November 25, 2002, and as noted in this Prior to
condition. Improvements shall include the Occupancy
following:
a. Construction of curb and gutter, 6-foot
sidewalk and 6-foot parkrway, pavement,
streetlights, and landscaping. Existing
pavement along the frontage shall be
removed, and all new pavement along the
project frontage shall be constructed to the
ultimate lines and grades of the Precise
Alignment. Conformance and transitions to
existing improvements shall be provided as
required by the City Engineer.
b. Construction of a southbound left-turn lane
(150' storage, 90' taper) at the main
entrance to the school.
c. Construction of a northbound right-turn
lane (200' storage, 90' taper) at the main
entrance to the school.
d. Construction of a northbound bus turnout
(70' storage, 180' taper) north of the main
entrance to the school per LAVTA
standards.
e. Reconstruction of the existing curb returns
at the main driveway to conform with the
lines and grades of the road.
f. Construction of an off-site Class II bicycle
path and pedestrian walkway, from the
southerly end of the frontage south to the
existing sidewalk at Shadow Hills Drive,
including construction of a bridge over the
existing creek south of the Kobold
property.
g. The Applicant/Developer shall coordinate
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design and construction of the street
improvements with the proposed
improvements by the Silveria Ranch/Pinn
project and also with the replacement of the
existing culvert at the Kobold property with
a bridge by the Dublin Ranch/Lin project.
The Applicant/Developer shall work with
adjoining developers on Tassajara Road to
allow for orderly integration of these
improvements with project improvements,
and to reduce the amount of interim or
throw-away improvements. The City
Engineer may modify the scope and
scheduling of these improvements if
warranted to meet the above goal.
24. Prevailing Wage. All public improvements PW On-going California Labor
constructed by Developer and to be dedicated to Code section
the City are hereby identified as "public works" 1771
under Labor Code section 1771. Accordingly,
Developer, in constructing such improvements,
shall comply with the Prevailing Wage Law
(Labor Code, sects. 1720 and following).
25. Existing Covenant. The Preliminary Report PW Issuance of Standard
prepared by Old Republic Title Company dated Building or Site
September 23, 1999 indicates that an Agreement Improvement
for Covenant for Use Restrictions was executed Permits
between the Applicant/Developer and Robert and
Michelle Nielsen on May 14, 1999. The
Applicant/Developer shall disclose whether the
use restriction or other covenant terms disallow or
otherwise influence the design of the proposed
improvements, and shall modify the
improvements as necessary to adhere to the use
restriction and covenant terms.
26. Maintenance of Improvements within Public PW Occupancy of PW
Right-of-Way. Applicant/Developer shall Buildings
maintain the landscaping and parkway strip on
public streets fronting or within the project during
construction to the satisfaction of the City
Engineer. Following acceptance of improvements.
All frontage landscaping within the public right-
of-way shall be maintained by the property owner.
27. Encroachment Permit. An encroachment permit PW Issuance of Standard
shall be secured from the City Engineer for any Grading Permits
work to be done within the public right-of-way
where work is not covered under the improvement
13
plans.
28. Relocation of Existing Improvements. Any PW Completion of Standard
relocation of existing improvements or public Improvements
utilities shall be accomplished under the direction
of the governing agency, with applicable permits
at no expense to the City.
29. Accessibility Requirements/Handicap Ramps. PW Occupancy of Standard
Site accessibility, including all handicap ramps, Building
shall comply with all current UBC Title 24
requirements and City of Dublin Standards. All
disabled parking stalls shall be 9-foot by 18-foot
minimum. Plans shall provide curb ramps from
all disabled parking spaces to adjacent sidewalk
areas. Curb ramps shall meet ADA requirements.
Improvement plans shall show all disabled access
paths conforming to ADA requirements. All
paths with a slope of 5% or greater are considered
ramps and shall comply with ADA requirements.
Plans shall show disabled access to tennis courts.
Access from all buildings, public right-of-way,
and parking lots and among buildings must meet
ADA requirements.
30. Improvement and Grading Plans. All PW Prior to issuance Standard
improvement and grading plans submitted to the of Grading/
Public Works Department for review/approval Sitework Permit
shall be prepared in accordance with the approved
Tentative Map, these Conditions of Approval, and
the City of Dublin Municipal Code including
Chapter 7.16 (Grading Ordinance). When
submitting plans for review/approval, the
Applicant/Developer shall also fill-out and submit
a City of Dublin Improvement Plan Review
Checklist (three 8-1/2" x 11" pages). Said
checklist includes necessary design criteria and
other pertinent information to assure that plans are
submitted in accordance with established City
standards. The plans shall also reference the
current City of Dublin Standard Plans (booklet),
and shall include applicable City of Dublin
Improvement Plan General Notes (three 8-1/2" x
11" pages). For on-site improvements, the
Applicant/Developer shall adhere to the City's
On-site Checklist (eight 8-1/2" x 11" pages). All
of these reference documents are available from
the Public Works Department (call telephone 925-
833-6630 for more information).
31. Grading/Sitework Permit. All site improvement PW Prior to issuance Standard
14
work and public right-of-way work must be of
performed per a Grading/Sitework Permit issued Grading/Sitework
by the Public Works Department. Said permit Permit
will be based on the final set of improvement
plans to be approved once all of the plan check
comments have been resolved. Please refer to the
handout titled Grading/Site Improvement Permit
Application Instructions and attached application
(three 8-1/2" x 11" pages) for more information.
The Applicant/Developer must fill in and return
the applicant information contained on pages 2
and 3. The current cost of the permit is $10.00
due at the time of permit issuance, although the
Applicant/Developer will be responsible for any
adopted increases to the fee amount.
32. Temporary Construction Fencing. Temporary PW Prior to issuance Standard
Construction fencing shall be installed along the of final
perimeter of all work under construction to Occupancy
separate the construction operation from the Permit or
public. All construction activities shall be acceptance of
confined to within the fenced area. Construction public
materials and/or equipment shall not be operated improvements by
or stored outside of the fenced area or within the the City Council
public right-of-way unless approved in advance
by the City Engineer/Public Works Director.
33. Construction Hours. Standard construction and PL, B, PL Prior to Standard
grading hours shall be limited to weekdays acceptance of
(Monday through Friday) and non-City holidays improvements by
between the hours of 7:30 a.m. and 6:00 p.m. The City Council
Applicant/Developer may request reasonable
modifications to such determined days and hours,
taking into account the seasons, impacts on
neighboring properties, and other appropriate
factors, by submitting a request form to the City
Engineer/Public Works Director. For work on
Saturdays, said request shall be submitted no later
than 5:00 p.m. the prior Wednesday. Overtime
inspection rates will apply for all after-hours,
Saturday, and/or holiday work.
34. Geographic Information System. Once the City PW Prior to Standard
Engineer/Public Works Director approves the acceptance of
development project, a digital vectorized file on improvements by
floppy or CD of the Improvement Plans shall be City Council
submitted to the City and DSRSD. Digital master
copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing
format or ESRI Shapefile format. Drawing units
15
shall be decimal with the precision of 0.00. All
objects and entities in layers shall be colored by
layer and named in English, although
abbreviations are acceptable. All submitted
drawings shall use the Global Coordinate System
of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot. Said submittal
shall be acceptable to the City's GIS Coordinator.
WATER QUALITY
35. Water Quality Measures. Project specific water PL, PW Approval of Eastern Dublin
quality measures shall be submitted with Improvement Specific Plan and
development improvement plans incorporating Plans or Issuance Planned
water quality measures outlined in the book, of Building or Development
"Start at the Source". These water quality Site Development District
measures should address improving the quality of Permits Regulations
storm runoff and the removal of discharged
pollutants from surface runoff into drainage
facilities to the satisfaction of the City Engineer.
Requirements for Water Quality are as follows:
a. Peak Flow Attenuation. The
Applicant/Developer shall submit a detailed
design for the storm water detention basin
proposed for the playing field and other
measures to attenuate peak storm water
flows. Detention features shall be designed
to control storm water run-off to pre-
development conditions. Applicant shall
submit a Hydrology Map and Hydraulic
Calculations associated with this design.
b. Improvement and grading designs shall be
coordinated with the landscape design to
provide bioswales that will function and
meet Best Management Practices.
Bioswales shall be constructed to collect
storm water mn-off and filter pollutants
from the site, before discharging to the
storm drain system in Tassajara Road.
36. Water Quality Requirements. All development PL, PW Approval EDSP EIR
shall meet the water quality requirements of the Improvement
Alameda County's NPDES Permit No. Plans or issuance
CAS0029831 and the Alameda Countywide Clean of Building or
Water Program. The Applicant/Developer shall Site Development
submit a copy of a Notice of Intent obtained from
the State Water Resources Control Board,
together with a Storm Water Pollution Prevention
Plan. In addition, all storm water inlets within the
street areas of the project shall be stenciled "No
16
Dumping - Drains to Bay" using a stencil
approved by the City. Notice of Termination must
also be submitted accordingly.
37. Storm Water Treatment Measures PW Prior to Standard
Maintenance Agreement. Applicant/Developer acceptance of
shall enter into an agreement with the City of improvements by
Dublin that guarantees the property owner's City Council
perpetual maintenance obligation for all storm
water treatment measures installed as part of the
project. Said agreement is required pursuant to
Provision C.3.e.ii of RWQCB Order R2-2003-
0021 for the reissuance of the Alameda
Countywide NPDES municipal storm water
permit. Said permit requires the City to provide
verification and assurance that all treatment
devices will be properly operated and maintained.
STORM DRAIN IMPROVEMENTS
38. Storm Drain Improvements. The PW Prior to Street Planned
Applicant/Developer shall construct an Improvements Development
underground storm drain system in Tassajara Construction District
Road designed to safely convey the existing run- Regulations
off as well as proposed flows collected by the
system. The project Developer's civil engineer
shall submit written documentation to the Dublin
Public Works Department that anticipated storm
water run-off from the site will be consistent with
master storm drain plans. If, in fact, anticipated
storm water flows exceed any master plan
assumptions, the project Developer shall make
arrangements satisfactory to the Dublin Director
of Public Works that storm water flows can be
safely accommodated. Written documentation
shall state that storm water run-off from the site
shall not adversely impact the property to the
south. Storm Drain Improvements are required as
follows:
a. This system shall be designed to also
safely convey existing and developed
flows upstream of the project that will be
collected by this system. Drainage
improvements shall include construction
of a storm drain in Tassajara Road,
extending from the north end of the
frontage south to the existing culvert
south of the Kobold frontage.
b. The system design shall include a new
outfall at structure at Tassajara Creek.
17
Design of this system shall be coordinated
with the proposed vehicle bridge along
Tassajara Road at Tassajarar Creek, and
also coordinated with the ultimate design
of Tassaj ara Road.
c. Applicant/Developer shall submit a
Hydrology Map and Hydraulic
Calculations associated with this design.
Mitigation Measure #7 from the Mitigated
Negative Declaration for the project
requires the Applicant's civil engineer to
furnish a letter to the Public Works
Director that indicates storm water flows
from the project can be safely
accommodated in local/regional drainage
facilities.
d. The Applicant shall construct storm drain
inlets along Tassajara Road near the curb
returns to the main driveway to the
school. These inlets shall be designed to
collect run-off from Tassajara Road
before entering the school site, and shall
be connected to the storm drain system in
Tassajara Road.
e. The existing topography shows several
storm drain structures in the middle of the
main drive aisle. These structures appear
to be paved over. The
Applicant/Developer shall uncover these
existing structures and raise them to grade
as needed.
TRAFFIC AND CIRCULATION
39. Traffic Signals. The Applicant/Developer is PW Improvements PW
responsible for the installation of a traffic signal shall be
on Tassajara Road at the main entrance into the constructed prior
site. The traffic signal shall be designed to to occupancy
conform with the future street into the Wallis
property, and to minimize interim or throw-away
improvements.
40. Traffic Impact Fees. Applicant/Developer shall PW Issuance of PW
pay required TIF fees at issuance of Building Building Permit
Permit. Applicant/Developer is eligible to receive
TIF credits/reimbursement for the installation of
improvements and payments per the City adopted
TIF Guidelines Resolution//23-99.
41. No Parking. Applicant/Developer shall designate PW Occupancy of PW
no parking areas along the driveways, except for Any Building
18
the areas specifically shown as drop-off zones on
the site plan. Parking shall only be on the
designated areas as per approved parking plans
and as approved by the City Engineer and
Community Development Director.
42. LAVTA. Applicant/Developer shall cooperate PW Approval of Final PW
with LAVTA to provide convenient access to Map and
public transit, to enhance local and regional Improvement
mobility and integration of LAVTA with other Plans
public transit systems, and to locate bus
alignments, turnouts, service stops, bus shelters
and other transit amenities to the satisfaction of
the City Engineer, and in accordance with the
LAVTA letter dated November 6, 2002. The cost
of procuring and installing the necessary
improvements to meet the requirements listed
above shall be paid by Applicant/Developer.
Applicant/Developer shall comply with all
applicable requirements of LAVTA.
43. Oversize Construction Loads. Permits shall be PW Issuance of Standard
required for oversized and/or overweight Building or Site
construction loads coming to and leaving from the Improvement
site on City Streets. If soil is to be imported or Permit
exported from the site, a haul route plan shall be
submitted to the City for review and approval.
44. Construction Traffic. Applicant/Developer shall PW Issuance of Standard
prepare a traffic safety plan for construction Building or Site
traffic interface with public traffic on existing Improvement
public streets Tassajara Road. All construction Permits
traffic may be subject to specific routing, as
determined by the City Engineer, in order to
minimize construction interference with regional
non-project traffic movement.
45. Traffic Safety. Regulatory signs and/or "red- PW, PO Approval of Standard
curbing" shall be provided in accordance with the Improvement
standards of the City of Dublin subject to plan Plans
approval by the City Engineer.
PARKING AND ON-SITE CIRCULATION
46. Parking. Applicant/Developer shall provide PL Completion of Standard
parking as shown on the Site Plan. Parking space Improvements
#1 shown on the plan shall be prohibited, as it is
within a drive aisle. All parking spaces shall be
double-striped with 4-inch wide stripes set
approximately 2 feet apart as shown on the
"Typical Parking Striping Detail". Handicapped
and visitor parking spaces shall be appropriately
identified on the pavement. In addition, the three
19
parking spaces grouped on the southeast portion
of the parking lot shall be identified as staff
parking due to the difficulty of maneuvering out
of these spaces. Compact sized spaces shall be
properly identified with the word "COMPACT"
stenciled on the pavement surface within each
space.
47. Recreational Vehicle Parking. Recreation PL On-going Municipal Code
vehicle parking shall not be permitted on site.
48. Garage Floor Drains. The Applicant/Developer PW, Prior to issuance PW
shall construct garage floor drains in the DSRSD of Building
underground parking garage. These drains shall Permit
be designed to collect residual waters collected in
the garage (i.e. run-off from vehicles, wash down
of garage floor pavement, waters dispersed from a
trip of the fire sprinkler system, etc.). These
drains shall be connected to the sanitary sewer
system pursuant to DSRSD requirements.
49. Transportation Management Plan. PL On-going Traffic and
Applicant/Developer shall submit a Circulation Study,
Transportation Management Plan for review and Abrams
approval by the Public Works Department and Associates, July
Community Development Department. The 12, 2000
Transportation Management Plan shall be
generally consistent with the Transportation
Management Plan prepared by Dr. Sabri Arac
dated received on May 19, 2004, including but not
limited to staggered hours of operation and
scheduling of special events.
UTILITIES
50. Water and Sewer Lines. The PW, Occupancy of PW
Applicant/Developer shall extend a water and DSRSD first building
sewer line in Tassajara Road from the existing
lines at Shadow Hills Drive to the north end of the
frontage. The sewer line shall be designed to be
located under the existing culvert at the creek
crossing per DSRSD letter of recommendation
dated April 24, 2003, to avoid reconstruction of
the line when the culvert is removed and replaced
with a bridge. Consideration shall be given to
locating the water main so that water service can
be maintained during future culvert removal and
bridge construction. DSRSD shall review plans
for compliance. The water and sewer lines shall
be sized to handle ultimate flows as determined
by DSRSD.
51. Utility Boxes. Applicant/Developer shall place all PW Occupancy of PW
20
above grade utility boxes in landscaped areas first building
embellished and hidden from public view and
shall coordinate the location with the utility
companies to meet their respective requirements.
If there is a conflict between the site design and
utility requirements it shall be the responsibility
of the Applicant/Developer to inform the City of
Dublin and develop an agreeable solution
acceptable to all parties involved.
52. Joint Utility Trenches/Undergrounding/Utility PW Occupancy of PW
Plans. Applicant/Developer shall construct all first building
joint utility trenches (such as electric, telephone,
cable TV, and gas) along Tassajara Road in
accordance with the appropriate utility
jurisdiction and the City of Dublin guidelines. In
addition, the existing overhead utility line along
the Tassajara Road frontage shall be placed
underground. All communication vaults, electric
transformers, cable TV boxes, blow-off valves
and any appurtenant utility items thereto shall be
underground and located behind the proposed
sidewalk within the public service easement,
unless otherwise approved by the City Engineer
and any applicable agency. All conduit shall be
under the sidewalk within the public right of way
to allow for street tree planting. Utility plans,
showing the location of all proposed utilities
(including electrical vaults and underground
transformers) behind the sidewalk, shall be
reviewed and approved by the City Engineer.
Location of these items shall be shown on the
Final Landscaping and Irrigation Plan.
53. Street Light Maintenance Assessment District PW Issuance of PW
and Waive Right to Protest. The Building or Site
Applicant/Developer waives any right to protest Improvement
the inclusion of the property or any portion of it in Permits
a Landscape and Lighting Assessment District or
similar assessment district, and further waives any
right to protest the annual assessment for that
District. Applicant/Developer shall not contest
the City's efforts to annex the project into the
Citywide Street Light Maintenance Assessment
District 1983-1 (for standard corbra-head type
fixtures), and shall provide all necessary
documentation required by the City to complete
the annexation process. The Applicant/
Developer shall comply with any City
21
requirements necessary to conform with
Proposition 218.
54. Streetlights. Streetlights and all site lights on PW Approval of Standard
public sidewalks and streets and private Improvement
driveways shall be City approved. Decorative Plans
lights shall be designed so as to not shine into
adjacent windows, shall be readily available for
purchase over a long period of time (e.g., 30 or
more years), and shall be designed so that the
efficiency of the lights do not require close
spacing to meet illumination requirements. A
street lighting plan which demonstrates
compliance with this condition shall be submitted
prior to improvement plan approval and shall be
subject to review and approval by the City
Engineer. The type of site lighting used shall be
acceptable to the Community Development
Director. Streetlights shall be standard cobra
head fixtures for all streets.
55. Installation of Utilities. Applicant/Developer PW Approval of PW
shall submit for review the location of all utility Improvement
boxes and utility structures prior to construction. Plans
All utility boxes and utility structures shall be
shown on landscape plans and approved by the
City Engineer and Community Development
Director.
56. Traffic Signal Interconnect and Future School PW Occupancy of Standard
District Conduits. Applicant/Developer shall First Building
install two additional conduits in the joint utility
trench extending along both Tassajara Road as
follows:
a. A 3-inch diameter traffic signal
interconnect conduit shall be installed
with No. 6 pull boxes and "Interconnect"
labeled lids spaced not more than 200-feet
apart. Conduit bends shall have a
minimum radius of 3-feet. Terminations
shall occur at traffic signal controllers, or
at locations that will allow for future
extension of the conduit.
b. A 3-inch diameter conduit shall be
installed according to the criteria listed
above, except that the pull box lids shall
have no label, and the terminations shall
occur at project limits subject to the
review and approval of the City Engineer.
GRADING
22
57. Grading. Final Grading Plan shall show off-site PW, PL Approval of PW
conditions and extend topo~aphy outside Grading Plan
proper~ line boundaries. Final Grading Plan
shall be consistent with ~ees sho~ below
playing field on Planting Plan prepared by A.S.
Dutchover & Associates, submitted September 15,
2003. Final Grading Plan shall include
engineering details prepared by the GeotecMical
Engineer demons~ating means of cons~ction of
tree wells within 1 ~A to 1 slope below playing
field and shall provide adequate means of erosion
consol and means of regular maintenance. Plans
shall be peerceviewed by the Ci~ Engineer and
Ci~ Landscape Architect at the Applicant's
expense. Engineering of~ee wells may require
retaining walls. Regular maintenance details may
require safe means of personnel access to
landscaping. Final Grading Plan shall hold
&iveway slopes to 10% in areas adjacent to
parking.
58. Pad and Finished Floor Elevations. Pad and PW, PL, B Approval of PW, B
finished floor elevations and ~ading shall Grading Plan
generally match the proposed Grading Plan sho~
on the SDR and approved improvement plans.
~y revisions shall be specifically reviewed and
approved by the Ci~ Engineer. The
ApplicanffDeveloper shall install area drains
between buildings and all drainage shall flow
away from the buildings as per UBC and to the
satisfaction of the Ci~ Engineer.
59. Graded Slopes~rosion Control During PW Prior to issuance Standard
Construction. Applican~eveloper shall include of
an Erosion and Sediment ConSol Plan with the Grading/Sitework
Grading and Improvement plans for review and Pe~it and
approval by the Ci~ Engineer/Public Works During
Director. Said plan shall be desired, Cons~ction
implemented, and continually maintained
pursuant to the Ci~'s NPDES permit between
October 1st and April 15t~ or beyond these dates if
dictated by rainy weather, or as othe~ise directed
by the City Engineer/Public Works Director. All
landscaped and ~aded slopes shall be
hydroseeded, covered with a blo~ hay
application and ~eated with a tackifier or other
erosion control measures deemed necessa~ by the
Ci~ Engineer immediately upon completion of
~ading to prevent soil erosion. The hydroseed
23
mix shall be subject to approval by the City
Engineer. Additional erosion control measures
shall be designed for the slope below the playing
field.
60. Retaining Walls. The design of all retaining PW Approval of Standard
walls shall be reviewed by the Geotechinical Improvement
Engineer and their recommendations plans through
implemented. Geotechnical Enginners completion
recommendation may require updating for actual
final height and dimensions of all retaining walls
on plans. Retaining walls shall be constructed in
general conformance with the Preliminary
Grading and Utility Plan, prepared by Ruggeri-
Jensen-Azar and Associates, Inc., unless approved
otherwise by the Director of Public Works.
Details shall be provided for all proposed
retaining walls.
GEOTECHNICAL
61. Geotechnical Report and Recommendations. PW Issuance of Standard
The Supplemental Geotechnical Investigation - Grading Permit
Proposed Quarry Lane School Phase II, prepared
by Nicholas Engineering Consultants and dated
June 12, 2000, made project-specific
recommendations which shall be incorporated into
the grading plan for the project, as follows:
a. The existing subdrainage system within
the slope area of the proposed Phase II
building must be rebuilt after the
previously-placed fill is removed. The
grading/utility plans shall reflect this
required work.
b. The cut slope above the playing fields
may need to be rebuilt to address
concerns about the existing collvium
deposits. If this work is necessary, then
keyways and subdrains shall be required.
The grading plans shall address these
issues.
c. The grading plans shall show all areas of
required overexcavation and slope
rebuilding to assure that subsubsurface
drainage systems installed with Phase I
are properly relocated. No subdrainage
system shall extend beneath proposed
buildings or structures without prior
approval. Proposed keyways shall be
24
shown on the grading plans.
d. The geogrid design for the proposed
slopes and retaining walls must be
included in the grading plans and
submitted to the geotechnical engineer
and City for review.
e. All proposed graded slopes shall conform
to the Geotechnical Report prepared for
this project and current UBC
requirements. This may include
constructing intermediate benches and
drainage ditches and/or reducing slope
grades.
IMPROVEMENT AGREEMENT AND SECURITY
62. Improvement Agreement and Security. PW, ADM Prior to approval Standard
Pursuant to §7.16.620 of the Municipal Code and of Improvement
Subdivision Map Act §66499, the Plans or Issuance
Applicant/Developer shall enter into Improvement of Site
Agreement with the City to guarantee the required Development or
improvements. The Agreement will require Building Permits
Improvement Security to be posted to guarantee
the faithful performance of the permitted work
and the payment for labor and materials. Such
Security shall be in the form of cash, a certified or
cashier's check, a letter of credit, or surety bonds
executed by the Applicant/Developer and by a
corporate surety authorized to do business in
California. The amount of the Security
guaranteeing faithful performance shall be 100%
of the estimated cost of the work. The amount of
the Security guaranteeing the payment for labor
and materials shall be 100% of the estimated cost
of the work. The Applicant/Developer shall
provide an estimate of these costs with the first
submittal of the improvement plans for checking.
63. Release of Security. When all improvements PW, ADM Acceptance of Standard
governed by the Improvement Agreement are Improvements
complete to the satisfaction of the City Engineer,
the City Council will consider accepting the
improvements and releasing the Security. Prior to
the Council's acceptance, the Applicant/Developer
shall furnish the following to the City:
a. A Maintenance Bond or other
replacement security in an amount equal
to 25% of the estimated cost of the work
to guarantee against defects for a one-year
period.
25
b. As-Built or Record Drawings printed on
mylar of all Improvement Plans and maps
associated with thc project.
¢. Digital computer files of thc plans in a
format compatible with thc City's GIS
system.
d. A Declaration or Report by thc project
Geotechnical Engineer confirming that all
geotechnical and grading work associated
with the project has been performed in
accordance with the Engineer's
recommendations.
e. Payment of any outstanding City fees or
other debts.
f. Any other information deemed necessary
by the City Engineer.
EMERGENCY SERVICES/FIRE
64. Fire Codes and Ordinances. All project F Building Permit Standard
construction shall conform to all fire codes and
ordinances in effect at the time of building permit.
65. Emergency Vehicle Access. In accordance with PW, F Approval of PW
the ACFD requirements, Applicant/Developer Improvement
shall provide emergency vehicle access routes Plans
into the project, in general conformance with the
site plan. Applicant/Developer shall demonstrate
how emergency access requirements shall be
achieved on the Improvement Plans to the
satisfaction of the City Engineer and the ACFD.
66. ACFD Rules, Regulations and Standards. F Prior to Issuance F
Applicant/Developer shall comply with all of Building
Alameda County Fire Services (ACFD) rules, Permits
regulations, City of Dublin and standards,
including minimum standards for emergency
access roads and payment of applicable fees,
including City of Dublin Fire facilities Fees.
67. Fire Hydrants. The Applicant/Developer shall F Occupancy of PW
construct all new fire hydrants in streets to City adjacent building
and Alameda County Fire Department standards.
The Applicant/Developer shall comply with
applicable Alameda County fire Department,
Public Works Department, Dublin Police Service,
Alameda County Flood Control District Zone 7
and Dublin San Ramon Services District
requirements.
68. Fire Conditions. Applicant/Developer shall F Issuance of F
comply with all conditions of the Alameda Building Permits
County Fire Department (ACFD), including:
26
a. Final location of fire hydrants shall be
approved by the Alameda County Fire
Department in accordance with current
standards. Minimum fire flow design
shall be for 1,500 gpm with 105-psi
residual flowing from a single hydrant.
Raised blue reflectorized traffic markers
shall be epoxied to the center of the paved
street opposite each hydrant. A drawing
of the approved locations shall be
submitted for future reference.
b. Fire apparatus roadways shall have a
minimum unobstructed width of 20 feet
and an unobstructed vertical clearance of
not less than 13 feet 6 inches. The single,
one-way driveway at the north side of the
site shall be a minimum 14 feet wide with
no parking. One-way driveway shall be
posted with signage indicating "Exit
Only" facing Tassajara Road. 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". (CFC 1998, Section 1998).
c. Emergency Vehicle Access roadways
shall be designed and installed to support
the imposed loads of fire equipment. The
minimum standard shall be H20 design.
Design shall be approved by ACFD prior
to installation. The maximum grade for
fire apparatus roadway is 12% and 2% in
the hammerhead.
d. Gates or barricades designed for
emergency vehicle access shall meet the
standards of the ACFD and the City of
Dublin.
e. Prior to the delivery of any combustible
material storage on the site or vertical
construction, public water supply,
including all fire hydrants, and emergency
vehicle access roads (first lift of asphalt)
shall be installed and sufficient water
storage and pressure shall be available to
27
the site.
f. Plans may be subject to revision
following review.
g. The building shall meet the area
requirements from the California Building
Code.
h. The building and site shall comply with
the City of Dublin Wildfire Management
Plan. Heavy timber construction shall be
used for architectural details such as
eaves and canopies to comply with the
Wildfire Management Plan, where
necessary.
i. The exits into and out of the exit
passageways from the gymnasium shall
have adequate exit width.
j. The north elevator lobby cannot open into
stairway enclosure as this is considered a
normally occupied area.
k. The horizontal exits shall comply with the
provisions in the California Building
Code.
1. All construction
equipment/machinery/devices with
internal combustion engines shall be
equipped with approved spark arrestors
while operating in this project area.
m. Approved numbers or addresses shall be
placed on all new and existing buildings.
The address shall be positioned as to be
plainly visible and legible from the street
or road fronting the property. Said
numbers shall contrast with their
background (CFC, 1998, Section 901.4.4)
n. Provide 2AIOBC fire extinguishers within
75-foot travel distance of portions of the
space. An approved sign in accordance
with the Uniform Building Code shall be
conspicuously posted above the
extinguishers. (CFC 1002)
o. Provide Knox key boxes at the main
entrance to the building and at the gate to
the garage and gate across the fire access
road. The gates shall be a minimum of 14
feet wide and comply with City of Dublin
requirements. The lock box shall contain
a key that provides access to the building.
28
Order forms for the lock box are available
at the Fire Prevention Office at 100 Civic
Center Plaza. The key can be placed in
the box during the Fire Department
inspection prior to closure of building
permit.
p. The project shall comply with Uniform
Building and Fire Codes as adopted by
the City of Dublin.
EMERGENCY SERVICES/POLICE SERVICES
69. City of Dublin Municipal Code and City of PL, PO, B, Plans Approved Standard
Dublin Non Residential Security Ordinance. PW prior to Issuance
The Applicant/Developer shall comply with all of Building
City of Dublin Municipal Code requirements and Permits/Lighting
shall meet the current City of Dublin Non Installed prior to
Residential Security Ordinance requirements. Occupancy of
The Applicant/Developer shall incorporate the Any Building
following required information in project plans:
a. Applicant/Developer shall submit a final
lighting plan (including photometrics) to
the Department of Community
Development and the Dublin Police
Services for review and approval. At a
minimum, the plan shall include 0.50
candle lighting levels at all doors, 1.0
candle lights at ground level in parking lot
areas, and lighting fixtures that are a
vandal-resistant type. Lighting shall be
consistent with Mitigation Measure #3 of
the Initial Study, as follows: pole-
mounted lights shall be equipped with
cut-off lenses and oriented down toward
interior streets to minimize unwanted
light and glare spill over; building
security lighting and other lights shall be
directed downward; exterior lighting shall
be dimmed or turned off during off-hours;
all exterior glass panels shall be of non-
glare manufacture; and the project
developer shall also work with the City of
Dublin Police Services Department to
investigate the concept of the "dark
campus" concept, if such concept is
consistent with adopted City security
ordinances.
b. Vandal resistant covers shall protect all
exterior lighting devices.
29
c. Addressing and building numbers shall be
visible from the approaches to the building.
d. Pathways to the upper play fields shall be
easily identifiable and landscaping along
the pathways shall be kept low and away
from the path.
e. Parking areas or structures controlled by
unmanned mechanical parking type gates
shall provide for police emergency access
as follows:
i. An approved Knoxbox or Knox type
key switch is to be mounted on a PO Plan submitted PO
control pedestal consisting of a metal prior to
post/pipe shall be installed at a height Occupancy of
of 42 inches and a minimum of 15 feet Any Building
(4.6m) from the entry/exit gate. It shall
be located on the driver's side of the
road or driveway and accessible in
such a manner as to not require a
person to exit their vehicle to reach it,
nor to require any back-up movements
in order to enter/exit the gate.
ii. Multi-tenant buildings utilizing
electronic access control systems on
the main entry doors shall provide
police emergency access utilizing an
approved key switch device or
approved Knoxbox which shall be
installed as follows:
iii. All doors using an electromagnetic
type of lock shall install a key switch
device within the building's exterior
telephone/intercom console or in a
control housing consisting of a heavy
gauge metal, vandal and weather
resistant square or rectangular housing
which shall be installed on the top of
the control pedestal. An approved
Knoxbox or Knox type key switch is
to be mounted on the side facing the
roadway located within close
proximity and in a visible area near the
door.
iv. There shall be positioned at each
street entrance an illuminated
diagrammatic representation (map) of
the complex that shows the location of
the viewer and the unit designations
3O
!!l~ ? ~ ~/i i =~ ~t === ~ :::::::~l/itiiii~ =======:iii · = ~ ii! ii !i~iii
frequency transmit and receive
capabilities for
Police/Fire/Ambulance.
f. Stairways shall be designed as follows:
i. Interior doors shall have glazing
panels a minimum of 5 inches wide
and 20 inches in height and meet
requirements of the Uniform Building
Code.
ii. Areas beneath stairways at or below
ground level shall be fully enclosed or
access to them restricted.
iii. Enclosed stairways shall have shatter
resistant mirrors or other equally
reflective material at each level and
landing and be designed or placed in
such manner as to provide visibility
around comers.
g. Landscaping shall be kept at a minimal
height and fullness giving patrol officers and
the general public surveillance capabilities
of the area.
h. Seat walls, rails, planter boxes, etc., shall
be designed to minimize their attraction to
skateboarders.
i. The Applicant/Developer shall install
perimeter construction fencing, the site shall
be fenced during construction, and the City
of Dublin Community Development Director
shall employ security lighting and patrols as
necessary. Perimeter fencing shall be a
minimum of six feet and shall be maintained
in good condition.
j. The developer and/or property owner shall
keep the site clear of graffiti vandalism on a
regular and continuous basis at all times.
Graffiti resistant paints for the structures and
film for windows or glass shall be used.
k. Applicant/Developer shall work with the
Dublin Police on an ongoing basis to
establish an effective theft prevention and
security program. Applicant/Developer
shall submit a security plan for the site for
review and approval by the Dublin Police.
BUILDING AND SAFETY
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70. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes Completion
and ordinances in effect at the time of building
permit.
71. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit eight (8) sets of Building Permits
construction plans to the Building 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 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. (Issuance of Building Permits)
72. Construction Drawings. Construction plans shall B Issuance of Standard
be fully dimensioned (including building Building Permits
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.
73. Engineer Observation. The Engineer of record B Prior to final Standard
shall be retained to provide observation services frame inspection
for all components of the lateral and vertical
design of the building, including nailing,
holdowns, 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.
74. Exiting. The gymnasium/cafeteria has a B Prior to issuance Standard
maximum occupant load of 1,146 requiring 4 of building permit
exits. The current side exit doors must provide for
exiting of one third of the total occupant load
served. UBC 1007.2.2
75. Occupancy Calculations. Applicant/Developers B Prior to issuance Standard
shall provide occupancy calculations for the entire of building permit
building including the lobby of the
gymnasium/cafeteria.
76. Exiting from third floor. Applicant/Developers B Prior to issuance Standard
shall provide a 1-hour corridor to comply with of building permit
32
exiting from the 3rd level.
77. Allowable Floor Area Calculations. The B Prior to issuance UBC
calculation for the allowable size of the building of building permit
does not compute. If the lower level of the
structure is a basement (not a story) the sprinkler
increase will allow the structure to be type V-N.
If the lower level does not qualify as "not a story",
then the type of construction would need to be
type III-N or greater. "Story" is that portion of a
building included between the upper surface of
any floor and the upper surface of floor above. If
the finished floor level directly above a usable or
unused under-floor space is more that 6 feet above
grade, for more that 50 percent of the total
perimeter or is more that 12 feet above grade at
any point, such usable or unusable under-floor
space shall be considered as a story. Grade
(Adjacent Ground Level) is the lowest point of
elevation of the finished surface of the ground,
paving, or sidewalk within the area between the
building and the property line or, when the
property line is more than 5 feet from the
building, between the building and a line 5 feet
from the building. UBC 208
78. Energy Conservation. Building plans shall Issuance of PL, PW
demonstrate the incorporation of energy Building Permits
conservation measures into the design,
construction, and operation of proposed
development.
79. Green Building Guidelines. To the extent B Issuance of Building
practical, the applicant shall incorporate Green Building Permits
Building Measures. Green Building Plan shall be
submitted to the Building Official for review.
REFUSE COLLECTION AND RECYCLING
80. Refuse Collection. The refuse collection service PL, PW Occupancy of Standard
provider shall be consulted to ensure that Any Building
adequate space is provided to accommodate
collection and sorting ofpetrucible solid waste as
well as source-separated recyclable materials
generated by this project.
81. Refuse Collection Location. The Applicant/ PL, PW Approval of Standard
Developer shall provide designated refuse Improvement
collection areas for the project, to the satisfaction Plans or
of the City Engineer and the Community Occupancy of
Development Director. Collection areas shall be Any Building
shown on the improvement and landscape plans
for this phase. Applicant/Developer shall provide
33
"No Parking" signs in designated refuse collection
areas. The refuse collection plan shall be
approved by the appropriate solid waste collection
company prior to approval of improvement plans.
82. Recycling. Applicant/Developer shall provide PW Occupancy of Standard
refuse-recycling collection and conform to the Any Building
City of Dublin's recycling program.
PLANNING
$3. Walls and Fences. All walls and fences shall PL Occupancy of Standard
conform to Section 8.72.050 of the Zoning Building
Ordinance unless otherwise required by this
resolution. Construction/installation of
common/shared fences for all side and rear yards
shall be the responsibility of Applicant/Developer.
84. Wall or Fence Heights. All wall or fence heights PW Approval of Standard
shall be a minimum 6 feet high (except in those Improvement
locations where Section 8.72.080 of the Zoning Plans
Ordinance requires lower fence heights). All
walls and fences shall be designed to ensure clear
vision at all street intersections to the satisfaction
of the City Engineer.
85. Mitigation Measures. The project shall comply PL Occupancy of Initial Study
with all Mitigation Measures, incorporated into Building
the project per the Initial Study completed July
17, 2000, including but not limited to:
a. The project developer shall adhere to
applicable Tassajara Creek Yalley Scenic
Co~Tidor Policies and Standards for
development phases proposed in the City
of Dublin. In addition, mitigation
measures included in the Alameda County
Environmental Impact Repor~ to reduce
visual impacts, including but not limited
to limiting site ~rading, replanting ~'aded
slopes and similar elements, shall be
complied with.
h. On-site retaining walls shall he
landscaped with fast-~'owing evergreen
ViR~S.
c. Thc ~hRiR-li~ f~R~i~g nro~Rd th~ gpo~g
~clds ~nd on top of thc rctainin~ walls
shRll ~ of ~n viRyl ~lRddin~ to
vi~ibili~ and
d. Landscapin~ alon~ thc project frontage
gh~ll comply with thc CiW of Dublin
~cts~ap~ Magt~r Plan~.
~. The steep slope on ~hc southeast co,er of
34
the site (approximately 1.5 to 1) shall be
reduced through the following methods:
i. The landscape plan for the project
shall designate vegetation suitable
for slope areas to ensure slope
stability.
ii. The base of this slope shall be
landscaped with dense, fast-
growing appropriately spaced
vertical trees. Tree wells shall be
provided to protect trees and
encourage healthy growth.
86. Project colors and materials. Project colors and PL Prior to PL
materials shall be generally consistent with Occupancy or
samples submitted June 24, 2002. Final colors Temporary
shall be subject to review and approval by the Occupancy of
Community Development Director. Building
87. Air Conditioning Units. Air conditioning units B, PL Occupancy of
and ventilation ducts shall be screened from Building
public view with materials compatible to the main
building and shall not be roof mounted unless
shown on plans approved as part of the Site
Development Review. Units shall be permanently
installed on concrete pads or other non-movable
materials to be approved by the Building Official
and Director of Community Development.
88. Glare/Reflective Finishes. The use of reflective PL Issuance of Initial Study
finishes on building exteriors is prohibited. In Building Permits
order to control the effects of glare within this
project, reflective glass shall not be used.
89. Stormwater Pollution Prevention Plan. The PL Prior to Initial Study
Applicant/Developer shall prepare a Stormwater Occupancy or
Pollution Prevention Plan (SWPPP), listing Best Temporary
Management Practices to reduce construction and Occupancy of
post-construction activities to a less than Building
significant level. Measures may include, but shall
not be limited to revegetation of graded areas, silt
fencing and other measures. The SWPPP shall
conform to standards adopted by the Regional
Water Quality Control Board and City of Dublin
and shall be approved by the City of Dublin
Public Works Department prior to issuance of
grading permits.
LANDSCAPING
90. Landscaping and Street Trees. The Applicant/ PL, PW Occupancy of PW
Developer shall construct all landscaping along Building
the project frontage from the face of curb to the
35
site right-of-way and all street trees proposed
within the public service easements, to the design
and specifications of the applicable Street
Landscape Plan, City of Dublin specifications,
and to the satisfaction of the City Engineer and
Director of Community Development. Street tree
varieties of a minimum 24-inch box size shall be
planted along all street frontages and shall be as
shown on the Landscape Plan. Exact tree
locations, box sizes and varieties shall be
reviewed and approved by the City Engineer. The
proposed variety of trees to be planted adjacent to
sidewalks or curbs shall be submitted for review
and approval by the City Engineer. Root shields
shall be required unless otherwise determined by
the City Engineer and the Director of Community
Development.
91. Landscaping at Intersections. Landscaping at PL, PW Completion of Standard
intersections shall be such that sight distance is Improvements
not obstructed. Except for trees, landscaping shall
not be higher than 30 inches above the curb in
these areas.
92. Final Landscaping and Irrigation Plan. PL, PW Issuance of PL
Applicant/Developer shall submit a Final Building Permits
Landscaping and Irrigation Plan, conforming to
the requirements of Section 8.72.030 of the
Zoning Ordinance (unless otherwise required by
this Resolution). The plans shall be stamped and
approved by the City Engineer and the Director of
Community Development. That plan should
generally conform to the Planting Plan prepared
by A.S. Dutchover & Associates dated received
September 15, 2003. It must reflect any revised
project design shown on the project plans made at
a later date. The Final Landscaping and Irrigation
Plan shall include the following requirements:
a. The Final Landscaping and Irrigation Plan
shall be coordinated with site plan and
grading and improvement plans. The
Final Landscaping and Irrigation Plan
shall show existing landscaping to remain.
b. The Applicant/Developer shall include
repair of the existing tubular steel fence,
brick columns and retaining wall on
landscaping plan.
c. The landscaping of the area north of the
buildings are visible from the driveway
36
and requires additional planting.
d. Final Landscaping and Irrigation Plan
shall be submitted at 1" = 20' scale.
e. Final Landscaping and Irrigation Plan
shall include design and treatment of the
retaining walls for final review and
approval of the Community Development
Department.
f. Applicant/Developer shall provide a 3-
foot high vegetative screen between the
parking lot and street, keeping drive
comers and walkway sight distances
clear.
g. Applicant/Developer shall provide
sufficient shrubs to screen the trash
enclosure. The trash enclosure must be
roofed.
h. Applicant/Developer shall incorporate
additional vines or other plantings to spill
over retaining walls. Increase planting of
vines to provide 10 inches on center
maximum.
i. Applicant/Developer shall review the use
of Trachelospermum in landscaping plan,
which requires shade in this climate.
j. Review Conditions of Approval of the
Planned Development District for
compliance.
k. Upon approval of a final landscaping
plan, the Applicant/Developer shall
submit an irrigation plan for review and
approval. The design shall provide for
the landscape to be irrigated by an
automatic underground irrigation system
utilizing efficient design for maximum
water conservation.
93. Planting Review. Shrub, vine, espalier, PL Issuance of Standard
perennial, and ground cover varieties shall be Building
reviewed and approved by the Director of
Community Development.
94. Fire-resistant or drought tolerant plant PL, F Issuance of Municipal Code
varieties. Fire-resistant or drought tolerant plant Building Permits
varieties shall be required in the plant palette.
95. Monument Signs. Design of monument signs PL, PW Issuance of Municipal Code
shall be approved by the Director of Community Building Permits
Development to assure compatibility with design
elements of the project and by the City Engineer
37
to assure unobstructed traffic visibility.
96. Backflow Devices. Backflow devices shall be PL Approval of Standard
hidden from view by means of fencing, Improvement
enclosures, landscaping and/or berms. Plans
97. Standard Plant Material, Irrigation System PL Occupancy of Standard
and Maintenance Agreement. Building
Applicant/Developer shall sign and submit a
signed copy of the City of Dublin Standard Plant
Material, Irrigation System and Maintenance
Agreement prior to the occupancy of building.
98. Water Efficient Landscape Regulations. PL, PW, Approval of Standard
Applicant/Developer shall ensure that the Final DSR Improvement
Landscaping and Irrigation Plan conforms to the Plans
City's Water Efficient Landscape Regulations,
including dual piping to facilitate future recycled
water.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT,
ZONE 7
99. Wells. Any water wells, cathodic protection Zone 7, PW Issuance of Standard
wells or exploratory borings shown on the map Building or Site
that are known to exist, are proposed or are Improvement
located during field operations without a Permits
documented intent of future use, flied with Zone
7, are to be destroyed prior to any demolition or
construction activity in accordance with a well
destruction permit obtained from Zone 7 and the
Alameda County Department of Environmental
Services or are to be maintained in accordance
with applicable groundwater protection
ordinances. Other wells encountered prior to or
during construction are to be treated similarly.
100. Requirements and Fees. Applicant/Developer Zone 7, PW Issuance of Standard
shall comply with all Alameda County Flood Building Permits
Control and Water Conservation District-Zone 7
Flood Control requirements and applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
101. Fire Line. The proposed on-site fire line shall be DSRSD Prior to Approval DSRSD
a public fire line and a 15-foot water line of Improvement
easement over the pipeline alignment shall be Plans
secured for DSRSD by the Applicant/Developer
at no cost to DSRSD.
102. Water and Sewer Extension. DSRSD Prior to Approval DSRSD
Applicant/Developer shall extend water and sewer of Improvement
lines on Tassajara Road to the northern boundary Plans
of Quarry Lane School property.
103. Water and Sewer Annexation. Water and sewer DSRSD Prior to Approval DSRSD
38
annexation fees arc applicable and shall be paid of Improvement
by thc Applicant/Developer prior to permitting. Plans
104. All Applicable DSRSD Plans, Codes, DSRSD Prior to Issuance DSRSD
Procedures, and Policies. Prior to issuance of of Building
any building permit, complete improvement plans Permits
shall be submitted to DSRSD that conform to the
requirements of the Dublin San Ramon Services
District Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans and all
DSRSD policies.
105. Layout and Sizing of Mains. All mains shall be DSRSD Prior to Approval DSRSD
sized to provide sufficient capacity to of Improvement
accommodate future flow demands in addition to Plans
each development project's demand. Layout and
sizing of mains shall be in conformance with
DSRSD utility master planning.
106. Sewers Operate by Gravity Flow. Sewers shall DSRSD Prior to Approval DSRSD
be designed to operate by gravity flow to of Improvement
DSRSD's existing sanitary sewer system. Plans
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.
107. Domestic and Fire Protection Waterline DSRSD Prior to Approval DSRSD
Systems. Domestic and fire protection waterline of Improvement
systems for Tracts or Commercial Developments Plans
shall be designed to be looped or interconnected
to avoid dead end sections in accordance with
requirements of the DSRSD Standard
Specifications and sound engineering practice.
108. Water and Sewer in Public Streets. DSRSD DSRSD Prior toApproval DSRSD
policy requires public water and sewer lines to be of Improvement
located in public streets rather than in off-street Plans
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
39
future maintenance and/or replacement.
109. Locations and Widths of Easement DSRSD Prior to Approval DSRSD
Dedications. Prior to approval by the City of a o£Improvcment
grading pcrmit or a site development permit, the Plans
locations and widths of all proposed easement
dedications for water and sewcr lines shall bc
submitted to and approved by DSRSD.
ll0. Separate Instrument. All casement dedications DSRSD Prior to Approval DSRSD
for DSRSD £acilities shall bc by separate of Improvement
instrument irrevocably o££ercd to DSRSD or by Plans
offer o£ dedication on the Final Map.
111. DSRSD Submittal. Prior to approval by the City DSRSD Prior to approval DSRSD
£or Rccordation, the Final Map shall be submitted by the City for
to and approved by DSRSD for casement Rccordation
locations, widths, and restrictions.
112. Permit Fees. Prior to issuance by the City o£ any DSRSD Prior to Issuance DSRSD
Building Permit, all utility connection £ces, plan o£Building
checking £ees, inspection fees, permit fees and Permits
fccs associated with a wastewater discharge
permit shall be paid to DSRSD in accordance with
thc rates and schedules established in thc DSRSD
Code.
l l3. Signed by the District Engineer. Prior to DSRSD Prior to Issuance DSRSD
issuance by thc City of any Building Permit, all of Building
improvement plans for DSRSD £acilities shall be Permits
signed by thc District Enginecr. Each drawing of
improvemcnt plans shall contain a signature block
for the District Engineer indicating approval of
thc sanitary sewer or water facilities shown. Prior
to approval by the District Engineer, the applicant
shall pay all required DSRSD £ccs, and provide an
engineer's estimate of construction costs for thc
sewer and water systems, a pcrformance bond, a
one-year maintenance bond, and a comprehensive
general liability insurance policy in thc amounts
and £orms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for
final improvement drawing review by DSRSD
before signature by the District Engineer.
114. Utility Construction Permit. No sewer line or DSRSD Prior to Issuance DSRSD
waterline construction shall be permitted unless of Building
the proper utility construction permit has been Permits
issued by DSRSD. A construction permit will
only be issued after all of the items in condition 9
have been satisfied.
115. Hold Harmless. The applicant shall hold DSRSD On-Going DSRSD
DSRSD, its Board of Directors, commissions,
4O
employees, and agents of DSRSD harmless and
indemnify and defend the same from any
litigation, claims, or fines resulting from the
construction and completion of the project.
PASSED, APPROVED AND ADOPTED this 25th day of May, 2004.
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
Planning Commission Chairperson
Planning Manager
GSPA#\1999\99-064 Quarry Lane\SDRLRESO. DOC
41