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HomeMy WebLinkAboutReso 82-18 Approving a Site Development Review Permit for the Safari Kid Daycare and Community Center RESOLUTION NO. 82 — 18 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN REVERSING THE PLANNING COMMISSION'S DECISION AND APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR A 14,936 SQUARE FOOT BUILDING COMPRISED OF A 10,667 SQUARE FOOT CHILDCARE CENTER AND A 4,269 SQUARE FOOT COMMUNITY CENTER (APN 985-0073-005-00) PLPA-2017-00050 WHEREAS, the applicant, Meridian, is requesting approval to build a 14,936 square foot building comprised of a 10,667 square foot childcare center to be operated by Safari Kid, and a 4,269 square foot community center located at the southwest corner of Positano Parkway and West Cantara Drive in Positano; and WHEREAS, the application includes a Site Development Review Permit, Minor Use Permit for shared parking, and a Conditional Use Permit to establish development standards in the Planned Development Zoning; and WHEREAS, the project site is 2.1 acres and has a General Plan and Eastern Dublin Specific Plan land designation of Semi-Public; and WHEREAS, the site has Planned Development Zoning with a Stage 2 Development Plan (Ordinance No. 33-05); and WHEREAS, in accordance with the California Environmental Quality Act certain projects are required to be reviewed for environmental impacts and when applicable, environmental documents prepared; and WHEREAS, the project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR) (SCH# 91103064) approved on May 10, 1993, a Supplemental EIR for the Eastern Dublin Properties annexation and prezoning project (SCH # 2001052114) approved for the project site by the City Council on April 2, 2002, and a Supplemental EIR (SCH #2005062010) was approved for the project site by the City Council on December 6, 2005. Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168(c)(2), the proposed project was examined to determine if another environmental document should be prepared. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exists; and WHEREAS, the Site Development Review Permit Project Plan Set, attached as Exhibit A, to this Resolution illustrates the proposed site layout, driveway and parking circulation system, building architecture, access to public streets, and landscaping for the proposed project; and WHEREAS, the Planning Commission held a public hearing on the said application on February 13, 2018, at which time the Planning Commission continued the public hearing so that staff and the applicant could address concerns raised by the Planning Commission; and WHEREAS, the Planning Commission held a public hearing on the said application on April 10, 2018, at which time the interesting parties had the opportunity to be heard; and Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 1 of 21 WHEREAS, the Planning Commission adopted Resolution 18-09 denying the Site Development Review Permit; and WHEREAS, the Planning Commission adopted resolutions denying the companion Conditional Use Permit and Minor Use Permit; and WHEREAS, the Applicant, appealed the action of the Planning Commission in accordance with Dublin Municipal Code Chapter 8.136; and WHEREAS, the applicant waived the requirement of the Public Hearing to be scheduled within 45 days of the filing of the appeal; and WHEREAS, the City Council is the hearing body for the appeal of a decision by the Planning Commission; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the City Council did hear and consider all reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project; and WHEREAS, a Staff Report, dated June 19, 2018 and incorporated herein by reference, described and analyzed the proposed Safari Kid Daycare and Community Center 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 the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review Permit for the Safari Kid Daycare and the Community Center building: A. The proposal is consistent with the purposes of Title 8, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project is in compliance with the development standards of the Stage 1 and 2 Development Plan for the Fallon Village Project 2) the project is consistent with the General Plan and Eastern Dublin Specific Plan land use of Semi-Public which permits a community center and daycare; 3) the project provides an orderly, attractive and harmonious development compatible with the site's surrounding properties; and 4) the building location, on-site circulation, parking, architecture and landscaping are designed in an efficient manner. B. 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 building and associated improvements provides for a seamless transition with the surrounding residential properties; 2) the project utilizes a similar material palette with colors and materials that are similar to the homes in the surrounding area; and 3) the overall design of the project is consistent with the design requirements of the Stage 1 and Stage 2 Development Plan. C. The subject site is suitable for the type and intensity of the approved development because: 1) the project consists of a daycare and community center which is an allowed use under the Stage 1 and 2 Development Plan for the site; 2) the project is in conformance with the design requirements of the Planned Development Zoning District, the General Plan, and Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 2 of 21 the Eastern Dublin Specific Plan; 3) the project site will be fully served by existing infrastructure, services, and facilities; and 4) the proposed building size and configuration would not exceed the allowable building area or create adverse conditions on-site or for surrounding properties. D. Impacts to existing slopes and topographic features are addressed because: 1) the project site is generally flat; and 2) landscaping along the street frontage and throughout the project will be complete. E. 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 proposed building reflects a similar and compatible architectural style and development pattern of the surrounding residential buildings; 2) the materials proposed will be high-quality and long-lasting; and 3) the color and materials proposed are appropriate for the California contemporary architectural design proposed for the project. F. 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) the landscaping and hardscape are designed throughout the site to complement the architecture of the building; and 2) the project is also required to conform to the requirements of the State's Water Efficient Landscape Ordinance. G. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the proposed layout of the parking area has been reviewed for safety and adequate circulation; and 2) development of this project will conform to the major public improvements already installed allowing patrons the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby reverses the Planning Commission's decision and approves the Site Development Review Permit for the Safari Kid Daycare and Community Center as shown on the project plans dated February 21, 2018 and included as Exhibit A, subject to the following conditions: 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 subject to Planning Department 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 [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. CONDITION TEXT RESPON f. WHEN REQ'D .3t :<. .. .. .. . :. ,AGENCY,°NPrior�o: PLANNING x 1. Approval. This Site Development Review (SDR) approval is for the PL Ongoing Safari Kid Daycare and Community Center located at Positano Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 3 of 21 Parkway and Cantara Drive (APN: 985-0073-005-00) within the Eastern Dublin Specific Plan Area (PLPA-2017-00050). The SDR approval is for a 14,869 square foot building comprised of a 10,667 square foot childcare center and a 4,269 square foot multipurpose room that will be open for rent to the community, and associated site and landscape improvements. This approval shall be as generally depicted and indicated on the project plans, attached to this Resolution as Exhibit A, prepared by Perkins, Williams & Cotterill Architects dated February 21, 2018, on file in the Community Development Department, and other plans, text, color and materials boards relating to this Project and as specified by the following Conditions of Approval for this project. 2. Effective Date. This SDR approval becomes effective 10 days after PL Ongoing action by the Planning Commission unless otherwise appealed to the City Council, and approval of the companion Conditional Use Permit amending the Planned Development Zoning to established development standards. 3. Permit Expiration. Construction or use shall commence within one PL One Year After (1) year of Permit approval or the SDR shall lapse and become null Effective Date 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 the Zoning Ordinance. 4. Time Extension. The original approving decision-maker may, upon PL Prior to Expiration the Applicant's written request for an extension of approval prior to Date 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. 5. Revocation of Permit. The SDR approval shall be revocable for PL On-going cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Compliance. The Applicant/Property Owner shall operate this use in PL On-going compliance with the Conditions of Approval of this Site Development Review Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 7. Requirements and Standard Conditions. The Applicant/ Various Building Permit Developer shall comply with applicable City of Dublin Fire Prevention Issuance 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. 8. Required Permits. Applicant/Developer shall obtain all permits PW Building Permit required by other agencies including, but not limited to Alameda Issuance and Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 4 of 21 County Flood Control and Water Conservation District Zone 7, Grading Permit California Department of Fish and Wildlife, Army Corps of Engineers, Issuance Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 9. Fees. Applicant/Developer shall pay all applicable fees in effect at Various Building Permit the time of building permit issuance, including, but not limited to, Issuance 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. Approved Development Agreement supersedes where applicable. 10. Indemnification. The Applicant/Developer shall defend, indemnify, ADM On-going and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant's/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 11. Clarification of Conditions. In the event that there needs to be PL, PW On-going clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Applicant/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 Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 12. Clean-up. The Applicant/Developer shall be responsible for clean-up PL On-going & disposal of project related trash to maintain a safe, clean and litter- free site. 13. Modifications. Modifications or changes to this SDR approval may PL On-going be considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104 of the Zoning Ordinance. 14. Positano Parkway Driveway. Applicant shall work with Staff to PL, PW Building Permit redesign the proposed Emergency Vehicle Access driveway located Issuance off of Positano Parkway to make it a right-in only access for all vehicles. 15. Equipment Screening. All electrical equipment, fire risers, and/or PL Building Permit mechanical equipment shall be screened from public view by Issuance landscaping and/or architectural features. Any roof-mounted equipment shall be completely screened from adjacent street view by materials architecturally compatible with the building and to the satisfaction of the Community Development Director. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Community Development Director. Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 5 of 21 16. Site Lighting. Site lighting shall specify the color, finish, height and PL Building Permit method to shield light of light fixtures to the satisfaction of the City. Issuance 17. Temporary Promotional Banners and Balloons. Temporary PL On-going Promotional Banner Signs and Balloons shall only be permitted after first securing an approved Temporary Promotional Sign Permit. All temporary on-site signage shall be subject to the sign regulations contained in the City of Dublin Zoning Ordinance. 18. Bicycle Parking. Provide bicycle parking details for both short and PL Building Permit long term parking that would show all offsets from adjacent buildings, Issuance curbs and structures. 19. Construction Trailer. The Applicant/Developer shall obtain a PL Establishment of Temporary Use Permit prior to the establishment of any construction the Temporary trailer, storage shed, or container units on the Project site. Use 20. Signage. If a monument sign is proposed, it shall be designed in a PL Building Permit manner that is sensitive to the surrounding area. Any wall sign shall Issuance be smaller than what would be allowed in the City of Dublin Zoning Ordinance to minimize the visual impact. 21. Site Development Review Waiver for Playground. A Site PL Building Permit Development Review Waiver shall be required the playground Issuance equipment prior to equipment installation. 22. Public Art. The Applicant/Developer intends to make a monetary PL Building Permit contribution to the City in-lieu of acquiring and installing a public art Issuance project in accordance with Chapter 8.58 of the Dublin Municipal Code. The payment shall be equal or exceed 0.5% of the building valuation (exclusive of land) for the community center portion of the Project. The Building Official will determine the building valuation at the time of Plan Check submittal for the first building permit on site. 23. Final Landscape and Irrigation Plan. Plans shall comply with P Approval of Final Chapter 8.72 of the Zoning Ordinance and be generally consistent Landscape Plans with the project plans attached to this Resolution as Exhibit A and dated February 21, 2018. A Final Landscape and Irrigation Plan prepared and stamped by a State licensed landscape architect or registered engineer shall be submitted for review and approval by the Community Development Director. The landscape plans shall be prepared on an accurately surveyed topographic plan consistent with the architectural, site and civil plans and show location of utilities including street lights, fire hydrants, drain inlets, water meters, vaults, and transformers including locations of underground utilities including water, sewer and storm drain. Landscape and irrigation plans shall provide for a recycled water system. 24. Site Improvements &Amenities. Site improvements and amenities, PL Approval of Final including light fixtures, shown on the landscape plans shall be clearly Landscape Plans identified to include materials, colors, and finishes to the satisfaction of the Community Development Director and City Engineer. 25. Water Efficient Landscaping Regulations. The PL Approval of Final Applicant/Developer shall meet all requirements of the State's Model Landscape Plans Water Efficient Landscape Ordinance (MWELO). 26. Water Efficient Landscaping Ordinance. The Applicant/Developer PL, PW Approval of Final shall submit written documentation to the Public Works Department Landscape Plans (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the State's Model Water Efficient Landscape Ordinance (MWELO). 27. Sustainable Landscape Practices. The landscape design shall PL Approval of Final Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 6 of 21 demonstrate compliance with sustainable landscape practices as. Landscape Plans detailed in the Bay-Friendly Landscape Guidelines by earning 60 points or more and meeting the 14 required practices in the Bay- Friendly Landscape Scorecard. 28. Traffic Visibility Area. No fence, wall, hedge, sign or other structure, PL, PW Approval of Final shrubbery, mounds of earth, or other visual obstruction shall be over Landscape Plans 30 inches in height above the nearest curb elevation shall be erected, placed, planted or allowed to grow within the Traffic Visibility Area. 29. Landscape Screening. Landscape screening is of a height and PL Approval of Final density so that it provides a positive visual impact within three years Landscape Plans from the time of planting. Screening, including the screening of utility areas from roadways, shall conform to Chapter 8.72 of the Dublin Municipal Code. 30. Landscape Edges. Concrete curbs or bands shall be used at the PL, PW Approval of Final edges of all planters and paving surfaces. The design width and Landscape Plans depth of the concrete edge to be to the satisfaction of the Community Development Director and City Engineer. 31. Landscape Borders. All landscaped areas in parking areas shall be PL, PW Approval of Final bordered by a concrete curb that is at least 6 inches high and 6 Landscape Plans inches wide. Curbs adjacent to parking spaces must be 12 inches wide. All landscaped areas shall be a minimum of 6 feet in width curb to curb. 32. Mounds & Berms. Slopes of mounds and berms shall not exceed PL Approval of Final 3:1 ratio, or 3 feet in height. Slopes 6:1 and over shall be labelled and Landscape Plans contours for berms, swales, drainage ponds, and water quality elements, etc. shall be shown on the landscape plans. 33. Above Ground Utilities. Location of above ground utilities shall be PL Approval of Final shown and screened with landscape from roadways and walkways. Landscape Plans 34. Street Trees. Street tree species shall conform to City of Dublin PL Approval of Final Standard Plans and Chapter 8.72 of the Dublin Municipal Code. Landscape Plans 35. Street Light and Trees. Maintain approximately 15' clearance PL Approval of Final between streetlights and street trees. Where such clearance is not Landscape Plans practical for design considerations, the spacing between the trees shall be increased and the size of the tree shall be increased to 36" box minimum to reduce conflict between the lighting and foliage. 36. Landscape Maturity. The landscape plans shall show plants at the PL Approval of Final mature size and spaced to accommodate minimum spread adjacent Landscape Plans to buildings, sidewalks, roads or other obstructions. In addition, plants shall be spaced to fill in location within six(6) years. 37. Plant Standards. That unless unusual circumstances prevail, all PL Approval of Final trees on the site shall be a minimum of 15 gallons in size. All trees Landscape Plans that are on the exterior building perimeter shall be 24" box minimum, with at least. 30% at 36" box or greater. All shrubs shall be 5 gallon minimum. 38. Root Barriers & Tree Staking. The Landscape Plans shall provide PL Approval of Final details showing root barriers and tree staking will be installed that Landscape Plans meet current City specifications. 39. Plant Legend. Plant legend is extensive for the site and shall be PL Approval of Final reduced to show the plant material intended to be used on the site. Landscape Plans 40. Existing Landscape Improvements. Existing landscape PL Approval of Final improvements adjacent to or within the project shall be shown and Landscape Plans labeled on the plans. Protection notes shall be included to protect existing landscape improvements. 41. Standard Plant Material, Irrigation and Maintenance Agreement. PL Approval of Final Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 7 of 21 The Applicant/Developer shall complete and submit to the Dublin Landscape Plans Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement. 42. Plan Detail. All hardscape elements, fencing, play equipment and PL Approval of Final site amenities shall be labeled and detailed. Material, finish and Landscape Plans colors shall be specified on plans. 43. Slopes. Slopes 6:1 and over shall be labelled and contours for PL Approval of Final berms, swales, drainage ponds, and water quality elements, etc., Landscape Plans shall be shown on landscape plans. 44. Maintenance of Landscape. All landscape areas on the site shall PL On-going be enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. .PLANNING.ENVIRONMENTAL ...., ti. 45. Mitigation Monitoring Program. The Applicant/ Developer shall PL On-going comply with the Fallon Village Project Supplemental Environmental Impact Report (EIR) adopted by City Council Resolution 222-05, including all mitigation measures contained therein. The EIR is on file with the Community Development Department. 46. SM-GEO-1. Prior to construction, design level geotechnical report(s) PW Construction and corrective grading plan(s) depicting the locations and depths of landslide repairs, keyways and subsurface drains is required. The corrective grading plans shall identify appropriate mitigation for graded slopes. In order to stabilize slopes where unstable geologic materials extend at beyond proposed development areas, geotechnical corrective grading may extend beyond the limits of improvements and into open space areas. Grading in open space areas shall be limited to excavations that remove unstable soils and landslide debris and backfilling excavations with compacted, drained engineer fills. To provide stable construction slopes, the back slopes of excavated areas may extend up slope and beyond the limits of mapped slides. The corrective measures used will be typical and configured to conform at natural slope contours with materials and compaction at the approval of a geotechnical engineer. This may vary from original grade within repair envelope due to geotechnical and slope drainage considerations. 47. SSM-B10-3 (revised). Pre-construction surveys for burrowing owls PL Construction shall be conducted by a qualified biologist prior to any ground disturbance between September 1 and January 31. If ground disturbance is delayed or suspended for more than 30 days after the survey, the site should be re-surveyed. If no over-wintering birds are present, burrows should be removed prior to the nesting seasons. If over-wintering birds are present, no disturbance should occur within 150 feet of occupied burrows. If owls must be moved away from the disturbance area during this period, passive relocation measures must be prepared according to current CDFG burrowing owl guidelines, approved by CDFG, and completed prior to construction. 48. SSM-B10-4 (revised). If construction is scheduled during the nesting PL Construction season (February 1-August 31), pre-construction surveys should be conducted on the entire site-specific Project area and within 500 feet of such Project area prior to any ground disturbance. A minimum buffer (at least 250 feet) shall be maintained during the breeding Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 8 of 21 season around active burrowing owl nesting sites identified in pre- construction surveys to avoid direct loss of individuals. Owls present on site after February 1 will be assumed to be nesting on or adjacent to the site unless evidence indicates otherwise. All active burrows shall be identified. If construction around active nests is scheduled to occur when nests are active (i.e., if they contain, or are assumed to contain, eggs or unfledged young), 250-foot exclusion zone around the nest shall be established or construction shall be delayed until after the young have fledged, typically by August 31. If owls are present during the early part of the breeding season, and evidence indicates that they have not yet begun nesting, they may be passively relocated form the site if authorized by CDFG. 49. SSM-BIO-5 (revised). If destruction of occupied (breeding or non- PL Construction breeding season) burrows, or any burrows that were found to be occupied during 'pre-construction surveys, is unavoidable, a strategy will be developed to replace such burrows by enhancing existing burrows or creating artificial burrows at a 2:1 ratio on permanently protected lands adjacent to occupied burrowing owl habitat, and will include permanent protection of a minimum of 6.5 acres of burrowing owl habitat•per pair or unpaired resident owl. A plan shall be developed and approved by CDFG describing creation or enhancement of burrows, maintenance of burrows and management of foraging habitat, monitoring procedures and significance criteria, funding assurance, annual reporting requirements to CDFG, and contingency and remediation measures. 50. Mitigation Measure 3.11/1.0: Construction-Related Dust Abatement PL/PW Through Measures (East Dublin EIR). Outline dust abatement measures as Construction conditions in the grading plan and the measures shall be implemented during construction. 51. SM-AQ-1. The City of Dublin shall: B Through a) Require construction contractors to water or cover Construction stockpiles of debris, soil, sand or other materials that can be blown by the wind. b) Require construction contractors to sweep daily (preferably with water sweepers) all paved access road, parking areas and staging areas at construction sites. c) Require construction contractors to install sandbags or other erosion control measures to prevent silt runoff to public roadways. ..BUILDING COND .... N'1i3 52. Building Codes and Ordinances. All project construction shall B Through conform to all building codes and ordinances in effect at the time of Completion building permit. 53. CAL Green Building Standards Code. The project shall B Occupancy incorporate the requirements of the CAL Green Building Standards Code. The project shall be provided with: a) short and long term bicycle parking, b) designated clean air vehicle parking stall, c) conduit installed from the electrical supply panel to the roof for the installation of future PV, d) automatic irrigation controllers for landscaping, and e) covered main entries. The Green Building Plan shall be submitted to the Chief Building Official for review. 54. Building Permits. To apply for building permits, B Issuance of Applicant/Developer shall submit five (5) sets of construction plans to Building Permits the Building & Safety Division for plan check. Each set of plans shall Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 9 of 21 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. 55. Construction Drawings. Construction plans shall be fully B Issuance of dimensioned (including building elevations) accurately drawn building permits (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. 56. Air Conditioning Units. Air conditioning units and ventilation ducts B Occupancy of Unit shall be screened from public view with materials compatible to the main building. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Chief Building Official and Director of Community Development. 57. Temporary Fencing. Temporary Construction fencing shall be B Through installed along perimeter of all work under construction. Completion 58. Addressing. B a) Address signage shall be provided as per the Dublin Occupancy Commercial Security Code; b) Address will be required on all doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 4 inches in height minimum. 59. Engineer Observation. The Engineer of record shall be retained to B Scheduling the provide observation services for all components of the lateral and final frame vertical design of the building, including nailing, holddowns, straps, inspection 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. 60. Foundation. Geotechnical Engineer for the soils report shall review B Permit Issuance and approve the foundation design. A letter shall be submitted to the Building Division on the approval. 61. Copies of Approved Plans. Applicant shall provide City with two (2) B 30 days after reduced (1/2 size) copies of the City of Dublin stamped approved permit and each plan. revision issuance 62. Cool Roofs. Flat roof areas shall have their roofing material coated B Through with light colored gravel or painted with light colored or reflective Completion material designed for Cool Roofs. 63. CASp. Applicant shall obtain the services of a Certified Access B Permitting and Specialist (CASp) for the review of the construction drawings and Occupancy inspections for the building interior and site exterior. A written report shall be submitted to the City prior to approval of the permit application. Additionally, a written report shall be submitted to the City Inspector prior to scheduling the final inspection. 64. Accessary Structures. Building permits are required for all B Through associated amenities/structures (e.g., playground equipment) and Completion are required to meet the accessibility and building codes (for structural review). A California state certified playground safety inspector(CPSI)final review letter shall be required. Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 10 of 21 :FIRE PREVENTION 65. Building and Fire Co de Requir e m ents. Construction shall comply F Building Permit with the Building and Fire Code Requirements in effect at the time of Issuance & On- Building Permit submittal or improvement plans. going 66. New Fire Sprinkler System & Monitoring Requirements. F Building Permit In accordance with the Dublin Fire Code, fire sprinklers shall be Issuance 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. This may be a deferred submittal. 67. Fire Alarm (detection) System Required. A Fire Alarm Detection F Building Permit System shall be installed throughout the building so as to provide full Issuance 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. 68. Fire Extinguishers. Extinguishers shall be visible and unobstructed. F Occupancy Signage shall be provided to indicate fire extinguisher locations. The number and location of extinguishers shall be shown on the plans. Additional fire extinguishers may be required by the Fire Inspector. Fire extinguishers shall meet a minimum classification of 2A 10BC. Extinguishers weighing 40 pounds or less shall be mounted no higher than 5 feet above the floor measured to the top of the extinguisher. 69. FD Building Key Box. A Fire Department Key Box shall be F Occupancy installed at the main entrance to the building. Note these locations on the plans. The key box shall be installed approximately 5 1/2 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box. The key box door and necessary keys are to be provided to the Fire Inspector upon the final inspection. The inspector will then lock the keys in the box. Key boxes and switches may be ordered directly from the Knox Company. 70. Gate Approvals. Fencing and gates that cross pedestrian access Building Permit and exit paths as well as vehicle entrance and exit roads shall be Issuance approved for Fire Department access and egress as well as exiting provisions where such is applicable. Plans shall be submitted that clearly show the fencing and gates and details of such. This should clearly be incorporated as part of the site plan with details provided as necessary. 71. FD Gate Key Box/Switch. Each manually operated gate that serves Occupancy as a means of fire access shall have installed a Knox Key Box accessible from the entrance side of the gate. Where the locking method of the gate is by a chain a Knox padlock shall be installed on the chain. The key box door and necessary keys are to be provided to the Fire Inspector upon the final inspection. All electrically controlled gates shall be provided with an emergency gate over-ride key switch for Fire Department access. 72. Means of Egress. Exit signs shall be visible and illuminated with F Occupancy & On- emergency lighting when the building is occupied. going 73. Maximum Occupant Load. Posting of room capacity is required for F Occupancy any occupied load of 50 or more persons. Submittal of a seating plan Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 11 of 21 on durable placard is required prior to final occupancy. 74. Interior Finish. Wall and ceiling interior finish material shall meet the F Occupancy requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the product cut sheets and packaging that show proof of the products flammability and flame-spread ratings. Decorative materials shall be fire retardant. 75. Addressing. Addressing shall be illuminated or in an illuminated F Occupancy area. The address characters shall be contrasting to their background. If address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background placed behind the numbers. 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 the address references. 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. Rear Doors. The address shall also be provided on any rear doors to the tenant space with minimum 5-inch high characters. Entrance Posting. Where the addressing on the building will not be clearly visible from either direction of travel along the access road the address references. Address posting shall also be provided at the entrance to the property. The address size shall be 5-inches high and should be on a reflective background. 76. Hood & Duct Fire Extinguishing System & K Fire Extinguisher. F Building Permit In accordance with the Fire Code, a ventilating hood and duct system Issuance shall be provided in accordance with the Mechanical Code for commercial-type food heat-processing equipment that produces grease-laden vapors. An automatic fire extinguishing system shall protect the hood and duct system and the cooking appliances below. Plans and specifications showing detailed mechanical design of fire protection system shall be submitted to the Fire Department for review and approval. 77. Automatic Shutoffs for Ducts. Air moving systems supplying air in F Occupancy excess of 2,000 cubic feet per minute to enclosed spaces within buildings shall be equipped with an automatic shutoff. Automatic shutoff shall be accomplished by interrupting the power source of the air moving equipment upon detection of smoke in the main supply air duct served by such equipment. Smoke detectors shall be labeled by an approved agency approved and listed by California State Fire Marshal for air duct installation and shall be installed in accordance with the manufacturer's approved installation instructions. Duct detectors shall be accessible for cleaning by providing access doors. Duct detector location shall be permanently and clearly identified. 78. Generators. The following shall apply: F Building Permit 1. Stationary generators for emergency and standby power Issuance & On- systems shall be listed in accordance with UL 2200 . going 2. Generators shall be installed according to Article of the California Electrical Code. 3. Portable and vehicle mounted generators shall be bonded Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 12 of 21 and grounded in accord with Article of the California Electrical Code. 4. Code required Standby Power Systems shall be according to the California Electrical Code. 5. Non-code required optional standby power systems shall be according to Article 702 of the California Electrical Code. 6. Life safety branch circuits shall be in accordance with Article of the California Electrical Code. 7. All electrical wiring, devices, appliances and other equipment shall be in accord with the California Electrical Code. 79. Electrical Equipment, Wiring & Hazards. F Occupancy & On- 1. Electrical wiring, devices, appliances and other equipment going that is modified or damaged and constitutes an electrical shock or fire hazard shall not be used. 2. A working space of not less than 30 inches in width, 36 inches in depth and 78 inches in height shall be provided in front of electrical service equipment. No storage of any materials shall be located within the designated working space. 3. Doors into electrical control panel rooms shall be marked with a plainly visible and legible sign stating ELECTRICAL ROOM. The disconnecting means for each service, feeder or branch circuit originating on a switchboard or panel board shall be legibly and durably marked to indicate its purpose. 4. Extension cords and flexible cords shall not be a substitute for permanent wiring. Extension cords shall be used only with portable appliances. 80. Fire Safety During Construction & Demolition. F During 1. Clearance to combustibles from temporary heating devices Construction shall be maintained. Devices shall be fixed in place and protected from damage, dislodgement or overturning in accordance with the manufacturer's instructions. 2. Smoking shall be prohibited except in approved areas. Signs shall be posted "NO SMOKING" in a conspicuous location in each structure or location in which smoking is prohibited. 3. Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of work. 4. Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and waste materials. PUBLIC NItC?RKS GINEI'2AL��-PRt; JECTYSP'ECIFIG=NI"#1TIONS. 81. Construction Plans. Construction plan set shall include City of PW Building Permit Dublin General Notes and project specific notes, fully dimensioned Issuance Horizontal Control plan, Erosion and Sediment Control Plan, Clean Bay Blueprint (See City's website: http://dublin.ca.gov/1656/Development-Permits---Stormwater- Require), details and sections of all improvements to be constructed. 82. Parking. Construction plan set shall include a signing and striping PW Building Permit plan for the site. All parking lot drive aisles with "stop" locations shall Issuance have standard STOP signs, in accordance with CA MUTCD. Similarly, Disabled Parking areas shall have standard ADA signs, in accordance with the current building code. 83. Site Improvements. Construction plan set shall include a Composite PW Building Permit Exhibit showing all site improvements, utilities, landscaping Issuance improvements and trees, etc. to be constructed to ensure that there Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 13 of 21 are no conflicts among the proposed and existing improvements. 84. Grading and Drainage. Construction plan set shall provide grading PW Building Permit and drainage in all landscaped areas. All runoff shall be collected Issuance and conveyed upstream of sidewalks. 85. Concrete Step-Out. There shall be an additional 6" wide concrete PW Building Permit step-out at landscaped areas adjacent to driver side and passenger Issuance side of parking stalls on construction plan set. 86. Landscape Strips. Landscape strips adjacent to parking stalls shall PW Building Permit be unobstructed as such to allow for a 2-foot vehicular overhang at Issuance front/rear of vehicles on the construction plan set. 87. Parking Stalls. Parking stalls next to walls, fences and obstructions PW Building Permit to vehicle door opening shall be an additional 4' in width per DMC Issuance 8.76.070.A.16 on the construction plan set. 88. Surface Slopes. Pavement surface slopes in parking lot shall not PW Building Permit exceed 5% in any direction on the construction plan set. Issuance 89. Curb, Gutter and Sidewalk. Existing curb, gutter and sidewalk along PW Building Permit the project frontages within the public rights-of-way shall be Issuance evaluated for condition and compliance with current Public Works standards, and shall be repaired or replaced with the development of the site, as determined by the Public Works Department. Construction plan set shall show repair or replacement required. 90. Street Trees. Existing street trees along the project's public street PW Building Permit frontages shall be evaluated, and shall be planted or replaced with Issuance the development of the site, as determined by the Public Works Department. The existing irrigation of street trees shall also be evaluated and improvements made as needed. Construction plan set shall show tree and irrigation improvements required. 91. Trash Capture. Specific information is required on the construction PW Building Permit plan set demonstrating how MRP Provision C.10 (trash capture) Issuance requirements are met. Trash capture devices existing at the site shall be inspected and replaced if necessary, as determined by the Public Works Department. The applicant/contractor shall install trash capture devices in all inlets not currently containing one. Trash capture devices to be used shall be listed and details shown on the construction plan set as applicable. Trash capture devices shall be the consistent with the approved list provided on the City's website: http://dublin.ca.gov/1656/Development-Permits---Stormwater- Require 92. Sloped Area to West. Property owner shall be responsible for PW Building Permit maintenance of the sloped area along the west side of the property Issuance and On- between the fence and the property line. Access to the sloped area Going shall be through the project site. 93. Hydrology and Hydraulics. Applicant shall submit hydrology and PW Building Permit hydraulic calculations for review and approval. Construction plan set Issuance shall show grate, invert and hydraulic grade line information at all storm drain structures, slope and design flow at all storm drain pipes. 94. Pavement Treatment. A pavement treatment, such as a slurry seal, PW Building Permit shall be required after utility trenching on West Cantara Drive and Issuance Positano Parkway, as determined by the Public Works Department. 95. Trash Enclosure. PW Building Permit a. Trash enclosure shall meet all the requirements set forth Issuance in DMC Section 7.98 and the "Waste Handling Standards for Commercial Properties and Multi-Family Properties with Shared Service," which can be obtained from the City's website: http://dublin.ca.gov/1932/Development- Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 14 of 21 Resources. The construction plan set shall show additional information demonstrating these requirements are met. Design of trash enclosure for sizing and servicing is subject to review and approval by the Public Works Department. b. Applicant shall submit a completed Waste Enclosure Requirements Checklist with the submittal of the construction plan set, which can be obtained from the City's website: http://dublin.ca.gov/1932/Development- Resources c. The area around and inside the enclosure must be lit with a minimum of 1.0 foot candle with motion sensor lighting. d. Area outside of trash enclosure shall be graded away from the enclosure structure. Runoff shall not drain against structure nor into pedestrian door. e. Applicant shall drain the interior of the trash enclosure to the sanitary sewer system or incorporate the following revisions to the landscaped area the enclosure is proposed to drain into: i. Landscaped area accepting drainage from the trash enclosure directly adjacent to the enclosure shall be designed with no gap between the enclosure wall and the landscaped area. ii. Planting shall be provided in the area in addition to the river rock cobble. f. The slope of the enclosure pad must be less than 1.5% 96. Staggered Drop Off. The Applicant/Developer shall implement PW On-going staggered drop off times for the Day Care Center which will be designed to minimize drop offs during the peak traffic times along Positano Parkway of 8:00 AM to 8:30 AM. If after the opening of the Day Care Center traffic safety becomes a concern, as determined by the City Traffic Engineer, due to the drop offs at the Day Care Center, the Applicant/Developer/Operator of the Day Care Center shall be required to prepare and implement a mitigation plan to address the traffic safety concerns. At a minimum the mitigation plan shall include further staggering of drop off times to avoid peak congestion times along Positano Parkway. The mitigation plan shall be approved by the City Traffic Engineer PUBLIC WORKS--,STANDARD CONDITIONS OF-APPROVAL 97. Public Works Standard Conditions of Approval. Developer shall comply with the City of Dublin Public Works Standard Conditions of PW On-going Approval contained below ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above. 98. Conditions of Approval. Developer shall comply with the City of Dublin Title 7 Public Works Ordinance, which includes the Grading Ordinance, 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 PW On-going 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). PUBLIC WORKS—AGREEMENTS AND BONDS ? Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 15 of 21 99. Improvement Agreement. Developer shall enter into an Improvement Agreement with the City for all public improvements Grading Permit including any required offsite storm drainage or roadway PW improvements that are needed to serve the development, as issuance determined by the City Engineer. 100. Security. Developer shall provide faithful performance security to guarantee the improvements, as determined by the City Engineer pw Grading Permit (Note: The performance security shall remain in effect until one year issuance after final inspections). 101. O&M Agreement. The requirements of Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2015- 0049, require the property owner to enter into an Agreement with the Occupancy or City of Dublin to provide verification and assurance that all treatment PW Acceptance of devices will be properly operated and maintained and to guarantee Improvements the owner's perpetual maintenance obligation for all storm drain inlet filters installed as part of the project. The Agreement shall be recorded against the property and shall run with the land. PUBLIC WORKS— FEES 102. Fees. Developer shall dedicate parkland or pay in-lieu fees in the amounts and at the times set forth in City of Dublin Resolution`No. Building Permit 60-99, or in any resolution revising these amounts and as PW issuance implemented by the Administrative Guidelines adopted by Resolution 195-99. PUBLIC WORKS -'PERMITS 103. Encroachment Permit. Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the street right of way. The encroachment permit may PW Start of Work 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. 104. Grading Permit. Developer may be subject to obtaining a Grading/Sitework Permit from the Public Works Department for PW Start of Work grading and private site improvements, as determined by the City Engineer. 105. Non-City Agency Permits. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Wildlife, Army Corps of Engineers, PW Start of Work U.S. Fish and Wildlife, Regional Water Quality Control Board, Caltrans, DSRSD, BART, as applicable, and provide copies of the permits to the Public Works Department. PUBLIC.WORKS- SUB,MITTALS ,„ „- 106. Plan Submittals. All submittals of plans shall comply with the requirements of the "City of Dublin Public Works Department Approval of Improvement Plan Submittal Requirements", the "City of Dublin PW Improvement Improvement Plan Review Check List," current Public Works and Plans industry standards. 107. Submittals to non-City Agencies. Developer will be responsible for submittals and reviews to obtain the approvals of all participating Approval of non-City agencies. The Alameda County Fire Department and the PW Improvement Dublin San Ramon Services District shall approve and sign the Plans Improvement Plans. 108. Geotechnical Report. Developer shall submit a Geotechnical PW Approval of Report, which includes street pavement sections and grading Improvement Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 16 of 21 recommendations. Plans, and Grading Plans 109. Master Files. Developer shall provide the Public Works Department a digital vectorized file of the "master" files for the project. Digital raster copies are not acceptable. The digital vectorized files shall be Acceptance of in AutoCAD 14 or higher drawing format. All objects and entities in PW Improvements 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. PUBLIC WORKS- EASEMENTS AND ACCESS RIGHTS 110. Abandonment of Easements. Developer shall obtain abandonment Approval of from all applicable public agencies of existing easements and right of PW Improvement ways within the development that will no longer be used. Plans 111. Acquisition of Easements. Developer shall acquire easements, Approval of and/or obtain rights-of-entry from the adjacent property owners for PW Improvement any improvements on their property. The easements and/or rights-of- Plans entry shall be in writing and copies furnished to the City Engineer. PUBLIC WORKS- GRADING 112. Erosion Control Plan. A detailed Erosion and Sediment Control Plan shall be included with the Grading Plan submittal. The plan shall PW Issuance of include detailed design, location, and maintenance criteria of all Grading Permit erosion and sedimentation control measures. 113. Retaining Walls. Tiebacks or structural fabric for retaining walls shall Approval of not cross property lines, or shall be located a minimum of 2' below PW Grading Plans the finished grade of the upper lot. PUBLIC WORKS-IMPROVEMENTS 114. Public Improvements. The public improvements shall be constructed generally as shown on the Site Development Review. Approval of However, the approval of the Site Development Review is not an PW Improvement approval of the specific design of the drainage, sanitary sewer, water, Plans and street improvements. 115. Public Improvement Conformance. All public improvements shall Approval of conform to the City of Dublin Standard Plans and design PW Improvement requirements and as approved by the City Engineer. Plans 116. Public Street Slopes. Public streets shall be at a minimum 1% slope Approval of with minimum gutter flow of 0.7% around bumpouts. Private streets PW Improvement and alleys shall be at minimum 0.5% slope. Plans 117. Curb Returns. Curb Returns on arterial and collector streets shall be 40-foot radius, all internal public streets curb returns shall be minimum 30-foot radius (36-foot with bump outs) and private Approval of streets/alleys shall be a minimum 20-foot radius, or as approved by PW Improvement the City Engineer. Curb ramp locations and design shall conform to Plans the most current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic Engineer. 118. Decorative Paving. Any decorative pavers/paving installed within City right-of-way shall be done to the satisfaction of the City Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal loops shall be put under the Approval of decorative pavement. Decorative pavements shall not interfere with PW Improvement the placement of traffic control devices, including pavement Plans 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 developer or future property owner. 119. Traffic Signing and Striping. Developer shall install. all traffic PW Certificate of Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 17 of 21 signage, striping, and pavement markings as required by the City Occupancy or Engineer. Acceptance of Improvements 120. Street Lighting. Street light standards and luminaries shall be Certificate of designed and installed or relocated as determined by the City PW Occupancy or Engineer. The maximum voltage drop for streetlights is 5%. Acceptance of Improvements 121. Water and Sewer Facilities. Developer shall construct all potable Certificate of and recycled water and sanitary sewer facilities required to serve the PW Occupancy or project in accordance with DSRSD master plans, standards, Acceptance of specifications and requirements. Improvements 122. Fire Hydrants. Fire hydrant locations shall be approved by the Certificate of Alameda County Fire Department. A raised reflector blue traffic PW Occupancy or marker shall be installed in the street opposite each hydrant, and Acceptance of shall be shown on the signing and striping plan. Improvements 123. Street Name Signs. Developer shall furnish and install City standard Certificate of street name signs for the. project to the satisfaction of the City PW Occupancy or Engineer. Acceptance of Improvements 124. Utilities. Developer shall construct gas, electric, telephone, cable Certificate of TV, and communication improvements within the fronting streets and Occupancy or as necessary to serve the project and the future adjacent parcels as PW Acceptance of approved by the City Engineer and the various Public Utility Improvements agencies. 125. Utility Locations. All gas, electric, telephone, cable TV, and Certificate of communications utilities, shall be placed underground in accordance Occupancy or with the City policies and ordinances. All utilities shall be located and PW Acceptance of provided within public utility easements or public services easements Improvements and sized to meet utility company standards. 126. Utility Vaults and Boxes. All utility vaults, boxes, and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in landscaped areas and screened from Certificate of public view. Prior to Joint Trench Plan approval, landscape drawings Occupancy or shall be submitted to the City showing the location of all utility vaults, PW Acceptance of boxes, and structures and adjacent landscape features and Improvements plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. 127. Storm Drain Inlet Markers. All on-site storm drain inlets must be Certificate of marked with storm drain markers that read: "No dumping, drains to Occupancy or creek." The stencils may be purchased from the Public Work PW Acceptance of Department. Improvements 128. Bus Shelters. Developer shall construct bus stops and shelters at Certificate of the locations designated and approved by the LAVTA and the City Occupancy or Engineer. The Developer shall pay the cost of procuring and PW Acceptance of installing these improvements. Improvements PUBLIC WORKS CONSTRUCTION . . . . .. ,, 129. Erosion Control Implementation. The Erosion and Sediment Control Plan shall be implemented between October 1 and April 30 unless otherwise allowed in writing by the City Engineer. The PW On-going as Developer will be responsible for maintaining erosion and sediment needed control measures for one year following the City's acceptance of the subdivision improvements. 130. Archaeological Finds. If archaeological materials are encountered On-going as during construction, construction within 100 feet of these materials PW needed shall be halted until a professional Archaeologist who is certified by Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 18 of 21 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. 131. Construction Activities. Construction activities, including the idling, maintenance, and warming up of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. except as otherwise approved by the City pw On-going as Engineer. Extended hours or Saturday work will be considered by the needed City Engineer on a case-by-case basis. Note that the construction hours of operation within the Dublin Boulevard right of way are more restrictive. 132. Construction Noise Management Plan. Developer shall prepare a construction noise management plan that identifies measures to be taken to minimize construction noise on surrounding developed Start of properties. The plan shall include hours of construction operation, PW Construction use of mufflers on construction equipment, speed limit for activities; and On- construction traffic, haul routes and identify a noise monitor. Specific going as needed noise management measures shall be provided prior to project construction. 133. Construction Traffic Interface Plan. Developer shall prepare a plan Start of for construction traffic interface with public traffic on any existing pw Construction public street. Construction traffic and parking may be subject to activities; and On- specific requirements by the City Engineer. going as needed 134. Pest Control. Developer shall be responsible for controlling any PW On-going rodent, mosquito, or other pest problem due to construction activities. 135. Dust Control Measures. Developer shall be responsible for watering Start of or other dust-palliative measures to control dust as conditions pw Construction warrant or as directed by the City Engineer. activities; On- going as needed 136. Building Pad Certification. Developer shall provide the Public Works Department with a letter from a registered civil engineer or Issuance of surveyor stating or certifying that the building pads have been graded PW Building Permits to within 0.1 feet of the grades shown on the approved Grading or Acceptance of Plans, and that the top & toe of banks and retaining walls are at the Improvements locations shown on the approved Grading Plans. 137. Temporary Fencing. Temporary Fencing. Temporary Construction fencing shall be installed along the perimeter of all work under construction to separate the construction operation from the public. Start of All construction activities shall be confined within the fenced area. PW Construction and Construction materials and/or equipment shall not be operated or On-going stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer. PUBLIC WORKS- NPDES - 138. NOI and SWPPP. Prior to any clearing or grading, Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent Start of to the California State Water Resources Control Board per the PW construction requirements of the NPDES. A copy of the Storm Water Pollution activities Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 139. SWPPP. The Storm Water Pollution Prevention Plan (SWPPP) shall SWPPP to be identify the Best Management Practices (BMPs) appropriate to the Prepared Prior to project construction activities. The SWPPP shall include the erosion PW Approval of and sediment control measures in accordance with the regulations Improvement outlined in the most current version of the ABAG Erosion and Plans; Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 19 of 21 Sediment Control Handbook or State Construction Best Management Implementation Practices Handbook. The Developer is responsible for ensuring that Prior to Start of all contractors implement all storm water pollution prevention Construction and measures in the SWPPP. On-going as needed K� " �� 140. Complete improvement plans shall be submitted to DSRSD that DSRSD Building Permit conform to the requirements of the Dublin San Ramon Services District Issuance Code, the DSRSD 'Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Faci|ibes", all applicable DSRSD Master Plans and all DSRSD policies. 141. All mains shall be sized to provide sufficient capacity to DSRSD Building Permit accommodate future flow demands in addition to each development Issuance project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 142. Sewers shall be designed to operate by gravity flow to DSRSD's DSRSD Building Permit existing sanitary sewer system. Pumping of sewage is discouraged Issuance 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 naporta, design criteria, and final plans and specifications. The []SRS[] reserves the right to require payment of present worth 30 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that maquinae a pumping station. 143. Domestic and fire protection waterline systems for Tracts or DSRSD Building Permit Commercial Developments shall be designed to be looped or Issuance interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 144. DSRSD policy requires public water and sewer lines to be located in DSRSD Building Permit public streets rather than in off-street locations to the fullest extent Issuance 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. 145. The locations and widths of all proposed easement dedications for DSRSD Issuance of any water and sewer lines shall be submitted to and approved by grading permit, DSRSD. site work permit or building permit 146. Planning and review fees, inspection fees, and fees associated with DSRSD Building Permit a wastewater discharge permit shall be paid to DSRSD in Issuance accordance with the rates and schedules and at time of payments as established in the DSRSD Code. Planning and review fees are due after the 1 st submittal of plans. Construction Permit and Inspection Fees are due prior to the issuance of a Construction Permit. Capacity Reserve Fees are due before the water meter can be set or the connection to the sewer system. 147. No sewer line or waterline construction shall be permitted unless the DSRSD Building Permit proper utility construction permit has been issued by DSRSD. A Issuance construction permit will only be issued after all of the items in the previous condition listed above have been satisfied. 148. Where the narrow width of a proposed alley or cul-de-sac is so []SRS[] Building Permit restrictive that the standard separation requirements for water mains Issuance and sewer mains cannot be 0aiO1aiOed, the water and sewer mains Reso No. 82-18. Adopted 6V19/2018. Item No. 6.1 Page 20 of 21 shall be installed within main thoroughfares, outside of alleyways or cul-de-sacs. Water and sewer mains shall not be installed within courtyards. Water meters shall be installed around the outer perimeter of buildings. Installation of water lines from the meter to each unit shall be documented and submitted to the District. 149. Improvement plans shall include recycled water improvements as DSRSD Building Permit required by DSRSD. Services for landscape irrigation shall connect Issuance to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 150. Above-ground backflow prevention devices/double detector check DSRSD Building Permit valves shall be installed on fire protection systems connected to the Issuance and DSRSD water main. The Applicant shall collaborate with the Fire ongoing Department and DSRSD to size and configure the fire system. 151. Development plans will not be approved until landscape plans are DSRSD Approval of Final submitted for DSRSD review and approval. Landscape Plans 152. Applicant shall be required to pay all incremental capacity reserve DSRSD Installation of fees for water and sewer services as required by the project Water Meter demands, once the project has been analyzed by DSRSD to and/or Issuance determine if it represents additional water and/or sewer capacity of Building Permit demands on the District. All capacity reserve fees must be paid prior to installation of a water meter for water. If a water meter is not required, the capacity reserve fee shall be paid prior to issuance of a building permit. The District may not approve the building permit until capacity reserve fees are paid. 153. The project shall use recycled water for irrigation of large landscape DSRSD Building Permit areas upon the District's determination that sufficient supply of Issuance recycled water is available at the time of planned connection and the connection is technologically and financially reasonable. PASSED, APPROVED AND ADOPTED this 19th day of June 2018, by the following vote: AYES: Councilmembers Gupta, Hernandez, Thalblum and Mayor Haubert NOES: Councilmember Goel ABSENT: ABSTAIN: D a�1C4)1 ATTEST: 14or (./t_it7 Z. /2 City Clerk Reso No. 82-18, Adopted 6/19/2018, Item No. 6.1 Page 21 of 21 9 1 6 - 8 5 1 - 1 4 0 0 3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0 P E R K I N S , W I L L I A M S & C O T T E R I L L F A X: 9 1 6 - 8 5 1 - 1 4 0 8 p w c a r c h @ p w c a r c h i t e c t s . c o m 1. 0 % 2. 0 % 2. 0 % 5. 7 % 2. 0 % 4.9% 2.2% 4 . 8 % 4 . 8 % 0.5% 2.0% 1 . 5 % 3. 0 % 1 . 8 % 2.3% 1 . 8 % 3 : 1 3: 1 5.8 % 0.5%1.3% 0.5% 3. 0 % 4.9% 2% 0 . 5 % 2% 0 . 6 % 2% 2 . 1 % ± 2. 1 % ± 1.6% ± 3.6% ± 6.5 % 1 . 8 % 2 . 0 % 4 . 2 % 3.2% 2 % 2% 1. 3 % 0.5% 3.0%3.0%3.0%4.3% FU T U R E E V CH A R G E R ( 2 ) SI T E L I G H T I N G , (S E E A R C H I T E C T U R A L SI T E P L A N ) TO D D L E R P L A Y YA R D ( F U T U R E EQ U I P M E N T B Y OW N E R ) PR E S C H O O L PL A Y Y A R D (F U T U R E EQ U I P M E N T B Y OW N E R ) DA Y C A R E FA C I L I T Y EX I S T I N G P L A N T I N G W I T H I N RO W T O R E M A I N ( T Y P I C A L ) FE N C I N G , TY P I C A L ( S E E AR C H I T E C T U R A L SI T E P L A N ) PROPERTY LINE,TYPICAL RO O F L I N E AB O V E BI C Y C L E P A R K I N G (S E E A R C H I T E C T U R A L SI T E P L A N ) EXISTING PLANTINGTO REMAIN EX I S T I N G P L A N T I N G T O R E M A I N ( T Y P I C A L ) . SU P P L E M E N T P L A N T I N G T O MA T C H W H E R E N E E D E D . EXISTING PLANTING WITHINROW TO REMAIN (TYPICAL ) RE T A I N I N G W A L L S (S E E C I V I L P L A N ) EX I S T I N G M A S O N R Y WA L L T O R E M A I N EX I S T I N G P L A N T I N G T O R E M A I N ( T Y P I C A L ) EX I S T I N G P L A N T I N G W I T H I N RO W T O R E M A I N ( T Y P I C A L ) PARKING LOT SHADE TREES16 FRAXINUS AMERICANA `FALL FESTIVAL` / WHITE ASH15 GAL.WUCOLS (M), 25`-35` H X 20`-25` W FRAXINUS ANGUSTIFOLIA `RAYWOOD` / NARROW-LEAVED ASH15 GAL.WUCOLS (M), 25`-35` H X 20`-25` W ULMUS X `ACCOLADE` / ACCOLADE ELM15 GAL.WUCOLS (UN), 40`-60` H X 35`-40` W ZELKOVA SERRATA `HALKA` / HALKA ZELKOVA15 GAL.WUCOLS (M), 40`-50` H X 40`-50` W ZELKOVA SERRATA `VILLAGE GREEN` / SAWLEAF ZELKOVA15 GAL.WUCOLS (M), 40`-50` H X 40`-50` W PRIMARY STREET TREE11PRESERVED, OR WHERE REQUIRED DUE TO GRADING AND SITEIMPROVEMENTS, REPLACED, STREET TREES TO MATCH EXISITINGLOCATION AND SPECIES. ULMUS PARVIFOLIA `DRAKE` / DRAKE ELM24" BOXWUCOLS (L), 40`-60` H X 40`-70` W COLUMNAR TREES26TREES WITH UPRIGHT, FASTIGATE HABIT. USED AS SCREENING ANDBACKGROUND FOR NARROW AREAS OR ADJACENT BUILDINGS ACER RUBRUM `BOWHALL` / BOWHALL MAPLE15 GAL.WUCOLS (M), 40-60` H X 15` W CARPINUS BETULUS `COLUMNARIS` / COLUMNAR EUROPEAN HORNBEAM15 GAL.WUCOLS (M), 40` H X 20`-40` W MAGNOLIA GRANDIFLORA `LITTLE GEM` / DWARF SOUTHERN MAGNOLIA15 GAL.WUCOLS (M), 20`-25` H X 10`-15` W PODOCARPUS MACROPHYLLUS MAKI / SHRUBBY YEW15 GAL.WUCOLS (M), 8`-15 H X 2`-4` W PRELIMINARY PLANTING PALETTE SECONDARY STREET TREE 8 PRESERVED, OR WHERE REQUIR E D D U E T O G R A D I N G A N D S I T E IMPROVEMENTS, REPLACED, STR E E T T R E E S T O M A T C H E X I S I T I N G LOCATION AND SPECIES. ARBUTUS X `MARINA` / ARBUTUS S T A N D A R D 15 G A L . WUCOLS (L), 40` W X 40` H FOUNDATION SHRUBS 13 2 LARGE, EVERGREEN SHRUBS US E D A S A B A C K D R O P A N D F O R SCREENING. ARCTOSTAPHYLOS DENSIFLORA / ' H O W A R D M C M I N N ' M A N Z A N I T A 5 G A L . WUCOLS (L), 5`-6` H X 5`-7` W, 6` O . C . LIGUSTRUM JAPONICUM `TEXANU M ` / W A X L E A F P R I V E T 5 G A L . WUCOLS (M), 8`-10` H X 4`-6` W, 5` O . C . OSMANTHUS FRAGRANS / SWEET O L I V E 5 G A L . WUCOLS (M), 10` H X 6`-8` W, 6` O. C . PITTOSPORUM TOBIRA `VARIEGA T A ` / V A R I E G A T E D M O C K O R A N G E 5 G A L . WUCOLS (L), 6`-15` H/W, 6` O.C. PRUNUS LAUROCERASUS `ZABEL I A N A ` / Z A B E L L A U R E L 5 G A L . WUCOLS (M), 4`-6` H X 6`-8` W, 6` O . C . RHAPHIOLEPIS X `MAJESTIC BEAU T Y ` T M / M . B E A U T Y I . H A W T H O R N E 5 G A L . WUCOLS (L), 10,-12` H X 6`-8` W, 5 ` O . C . MID-GROUND SHRUBS 25 6 MID-GROUND SHRUBS SELECTED F O R I N T E R E S T A N D C O L O R . PREDOMINATELY LOW WATER US E . CAMELLIA SASANQUA `SHISHI GA S H I R A ` / S H I S H I G A S H I R A C A M E L L I A 5 G A L . WUCOLS (M), 4`-5` H X 6`-8` W, 6` O . C . ESCALLONIA FRADESII `TERRI` / E S C A L L O N I A 5 G A L . WUCOLS (M), 5`-6` H/W, 4` O.C. LOROPETALUM CHINENSE RUBRU M ` M O N R A Z ` T M / F I N G E F L O W E R 5 G A L . WUCOLS (L), 4`-6` H X 4`-5` W, 4` O . C . PRUNUS LAUROCERASUS `OTTO L U Y K E N ` / L U Y K E N S L A U R E L 5 G A L . WUCOLS (M), 3`-4` H X 5`-6` W, 5` O . C . RHAPHIOLEPIS INDICA `PINK DAN C E R ` / I N D I A N H A W T H O R N E 5 G A L . WUCOLS (L), 2`-4` H X 3`-5` W, 4` O . C . SPIRAEA X B. `ANTHONY WATERE R ` / A N T H O N Y W A T E R E R S P I R A E A SP I R A E A X B . ` A N T H O N Y W A T E R E R ` / A N T H O N Y W A T E R E R S P I R A E A 5 G A L . WU C O L S ( M ) , 3 ` - 5 ` W / H , 3 . 5 ` O . C . AC C E N T S H R U B 18 6 AG A P A N T H U S A . ` R A N C H O W H I T E ` / D W A R F W H I T E L I L Y O F T H E N I L E 1 G A L . WU C O L S ( M ) , 1 2 " H X 1 0 " W , 1 2 " O . C . DI A N E L L A R E V O L U T A ` B I G R E V ` / D I A N E L L A 1 G A L . WU C O L S ( M ) , 1 8 " - 2 4 " H / W , 1 8 " O . C . DI E T E S I R I D I O I D E S / F O R T N I G H T L I L Y 1 G A L . WU C O L S ( L ) , 3 ` - 4 ` H / W , 4 ` O . C . HE M E R O C A L L I S X ` S T E L L A S U P R E M E ` / S T E L L A S U P R E M E D A Y L I L Y 1 G A L . WU C O L S ( M ) , 1 2 " - 1 8 " H X 1 2 " - 2 4 " W , 1 8 " O . C . PH O R M I U M T . ` M A O R I M A I D E N ` / T R I C O L O R N E W Z E A L A N D F L A X 1 G A L . WU C O L S ( L ) , 1 8 " - 3 6 " H / W , 2 4 " O . C . TU L B A G H I A V I O L A C E A / S O C I E T Y G A R L I C 1 G A L . WU C O L S ( L ) , 1 5 " - 1 8 " H / W , 1 8 " O . C . NA T I V E A N D A D A P T E D B U F F E R P L A N T I N G 42 NA T I V E O R A D A P T E D S P E C I E S S E L E C T E D F O R C O M P A T I B L I T Y W I T H O A K WO O D L A N D E C O S Y S T E M . P L A N T E D I N N A T U R A L D R I F T S W I T H W O O D CH I P S I N N A T U R A L A N D B U F F E R A R E A S . AR C T O S T A P H Y L O S D E N S I F L O R A / ' H O W A R D M C M I N N ' M A N Z A N I T A 5 G A L . WU C O L S ( L ) , 5 ` - 6 ` H X 5 ` - 7 ` W , 6 ` O . C . CA R P E N T E R I A C A L I F O R N I C A / B U S H A N E M O N E 5 G A L . WU C O L S ( M ) , 5 ` - 6 ` H X 6 ` - 8 ` W , 6 ` O . C . CE A N O T H U S X ` R A Y H A R T M A N ` / C A L I F O R N I A L I L A C 5 G A L . WU C O L S ( L ) , 1 5 ` - 2 0 ` H / W , 1 2 ` O . C . HE T E R O M E L E S A R B U T I F O L I A ` D A V I S G O L D ` / T O Y O N 5 G A L . WU C O L S ( L ) , 1 2 ` - 1 5 ` H / W , 1 0 ` O . C . PR U N U S I L I C I F O L I A / H O L L Y L E A F C H E R R Y 5 G A L . WU C O L S ( L ) , 1 0 ` - 2 5 ` H / W , 1 0 ` O . C . NA T I V E A N D A D A P T E D P L A N T I N G 3, 5 8 0 S F LO W W A T E R U S E G R O U N D C O V E R A N D N A T I V E B U N C H G R A S S AC A C I A R E D O L E N S ` L O W B O Y ` / B A N K C A T C L A W 1 0 0 % 1 G A L . 6 0 " o c WU C O L S ( V L ) , 1 ` H X 1 5 ` W AR C T O S T A P H Y L O S X ` E M E R A L D C A R P E T ` / E M E R A L D C A R P E T M A N Z A N I T A 1 0 0 % 1 G A L . 3 0 " o c WU C O L S ( M ) , 8 " - 1 4 " H X 5 ` W BA C C H A R I S P I L U L A R I S / D W A R F C O Y O T E B R U S H 1 0 0 % 1 G A L . 5 0 " o c WU C O L S ( L ) , 8 " - 2 4 " H X 6 ` W FE S T U C A M A I R E I ` G R E E N L E E ` S F O R M ` / G R E E N L E E A T L A S F E S C U E 1 0 0 % 1 G A L . 3 0 " o c WU C O L S ( L ) , 2 4 " - 3 0 " H / W MU H L E N B E R G I A D U B I A / P I N E M U H L Y 1 0 0 % 1 G A L . 3 0 " o c WU C O L S ( L ) , 2 4 " H / W MU H L E N B E R G I A R I G E N S / D E E R G R A S S 1 0 0 % 1 G A L . 3 6 " o c WU C O L S ( L ) , 2 ` - 4 ` H / W TU R F 8, 7 7 8 S F SO D T U R F A T P L A Y A R E A S ( S P E C I A L L A N D S C A P E A R E A P E R D U B L I N ` S WA T E R E F F C I E N T L A N D S C A P E O R D I N A N C E ) 10 0 % - GR O U N D C O V E R 8, 2 9 8 S F SP R E A D I N G E V E R G R E E N S , M E D I U M A N D L O W W A T E R U S E . S O M E FL O W E R I N G S P E C I M E N T S , B U T P R I M A R I L Y S E L E C T E D F O R H A R D I N E S S . RO S A X ` F L O W E R C A R P E T C O R A L ` / R O S E 1 0 0 % 1 G A L . 3 0 " o c WU C O L S ( M ) , 3 0 " H / W RO S M A R I N U S O F F . ` H U N T I N G T O N C A R P E T ` / H . C A R P E T R O S E M A R Y 1 0 0 % 1 G A L . 4 8 " o c WU C O L S ( L ) , 1 ` - 2 ` H X 8 ` W TR A C H E L O S P E R M U M A S I A T I C U M / A S I A N J A S M I N E 1 0 0 % 1 G A L . 2 4 " o c WU C O L S ( M ) , 1 0 " - 1 2 " H X 2 0 ` W TR A C H E L O S P E R M U M J A S M I N O I D E S / S T A R J A S M I N E 1 0 0 % 1 G A L . 3 0 " o c WU C O L S ( M ) , 1 0 " - 1 5 " H X 2 0 ` W NOTE: WATER REQUIREMENTS REFERENCED FROM UC DAVIS WATER USE CLASSIFICATION OF LANDSCAPE SPECIES(WUCOLS), PLANT SIZES PER SUNSET WESTERN GARDEN BOOK, LANDSCAPE PLANTS FOR CALIFORNIA GARDENS (BY BOBPERRY), AND MONROVIA. PLANT SIZES SHALL REPRESENT GENERAL SIZE AT MATURITY AND WILL BE MODIFIED INCONSTRUCTION DRAWINGS TO REFLECT EXACT SPECIES AS LISTED IN THE PRELIMINARY PLANT PALETTE. PLANT SYMBOLSUSED ON CONSTRUCTION DOCUMENTS WILL REFLECT THE MATURE SIZE OF THE PLANTS CHOSEN. P O S I T A N O P A R K W A Y WEST CANTARA DRIVE LANDSCAPE DESIGN CONCEPTEXISTING STREET AND ACCENT TREES SHALL BE RETAINED IF POSSIBLE, OR IF NOT, REPLACED WITH LIKE SPECIES AS SHOWN. SECONDARYTREES ALONG THE STREET FRONTAGE AND WITHIN THE SITE, WILL PROVIDE FORM AND CONTEXT TO THE BUILDING AND OTHER SITEELEMENTS. SINGLE TREE SPECIES WILL BE USED FOR FRONTAGE AND ANOTHER FOR PARKING AREAS IN OTHER TO MAXIMIZE SCREENING OFUNDESIRABLE VIEWS (PARKED CARS, ETC.) AND PROVIDE SEASONAL INTEREST. FOUNDATION PLANTINGS WILL SCREEN LARGE WALL EXPANSESAND SOFTEN THE ARCHITECTURE. ENTRIES TO THE SITE AND THE BUILDING WILL BE MARKED BY GROUPS OF ACCENT PLANTS.LARGE BACKGROUND NATIVE ADAPTED SHRUBS WILL SCREEN FENCING AND VIEWS ALONG THE SOUTHERN AND EASTERN PROPERTY LINESWHERE THERE ARE ADJACENT RESIDENTIAL HOMES. NATIVE ADAPTED GROUNDCOVER AND TREES IN INFORMAL GROVES WILL SOFTEN THESLOPED TRANSITION TO THE OPEN SPACE (SOUTHWEST), AND MINIMIZE THE POTENTIAL FOR RUNOFF TO NATURAL AREAS.PRELIMINARY PLANTING PALETTE INCLUDES LIKELY SPECIES, WITH FINAL SELECTIONS TO BE DETERMINED DURING AS CONSTRUCTIONDOCUMENTS ARE DEVELOPED. NOT ALL SPECIES MAY BE USED. PLANTING DESIGN WILL AVOID A TOSSED SALAD APPROACH, INSTEAD USINGDRIFTS AND MASSING OF SAME SPECIES, WHILE PROVIDING DIVERSITY TO THE OVERALL SITE. PR E L I M I N A R Y LA N D S C A P E P L A N ST A F F L1 . 1 0' 20 ' 40 ' 1" = 2 0 ' N LANDSCAPE AR E A : 23,288 SF SHRUBS AND GROUND C O V E R 9,877 SF TURF PLAY AREA (SPE C I A L L A N D S C A P E A R E A ) 33,165 SF TOTAL LANDSCAPE AR E A CH E C K E D B Y : RE V I S I O N S : DA T E JO B N O . DR A W N B Y : DR A W I N G S I N S E T : SA F A R I K I D S PO S I T A N O P A R K W A Y AN D W . C A N T A R A D R . DU B L I N , C A L I F O R N I A 11 1 S c r i p p s D r i v e Sa c r a m e n t o , Ca l i f o r n i a 9 5 8 2 5 91 6 . 9 4 5 . 8 0 0 3 | 9 1 6 . 3 4 2 . 7 1 1 9 44 0 9 CR L A 50 4 4 KE Y M A P : DW C FE B R U A R Y 2 1 , 2 0 1 8 17 0 2 7 A 2 Si g n a t u r e CR L A 5 0 4 4 STATE OF C A L I F O R NIA Re n e w a l D a t e : 09 / 3 0 / 1 8 L I C ENS E D L A N D S CAPE ARCHITECT DA V ID W . C AMPBELL P R E L I M I N A R Y 17027A Prelim.dwgMARCH 20 2018© 2017 ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC. SI T E C H A N G E S , F E B R U A R Y 2 1 , 2 0 1 8 1 IMAGES REPRESENT SOME OF THE SUGGESTED PLANT MATERIALS.PARKING LOT SHADE TREES PR E L I M I N A R Y LA N D S C A P E PL A N T I N G P A L E T T E ST A F F L1 . 3 IM A G E S R E P R E S E N T S O M E O F T H E S U G G E S T E D P L A N T M A T E R I A L S . PR I M A R Y S T R E E T T R E E S IMAGES REPRESENT SOME OF THE SUGGESTED PLANT MATERIALS.COLUMNAR TREES IM A G E S R E P R E S E N T S O M E O F T H E S U G G E S T E D P L A N T M A T E R I A L S . SE C O N D A R Y S T R E E T T R E E S IMAGES REPRESENT SOME OF THE SUGGESTED PLANT MATERIALS.FOUNDATION SHRUBS IM A G E S R E P R E S E N T S O M E O F T H E S U G G E S T E D P L A N T M A T E R I A L S . MI D - G R O U N D S H R U B S IMAGES REPRESENT SOME OF THE SUGGESTED PLANT MATERIALS.ACCENT SHRUBS IM A G E S R E P R E S E N T S O M E O F T H E S U G G E S T E D P L A N T M A T E R I A L S . NA T I V E A N D A D A P T E D B U F F E R P L A N T I N G IMAGES REPRESENT SOME OF THE SUGGESTED PLANT MATERIALS.NATIVE AND ADAPTED PLANTING IM A G E S R E P R E S E N T S O M E O F T H E S U G G E S T E D P L A N T M A T E R I A L S . GR O U N D C O V E R Acer rubrum 'Bowhall' Ar b u t u s ' M a r i n a ' Arctostaphylos 'Howard McMinn'Ligustrum japonicum texanum Pi t t s o p o r u m t o b i r a ' V a r i e g a t a ' Ca m e l l i a s a s a n q u a ' S h i s h i g a s h i r a ' Ulmus x 'Accolade'Fraxinus angustifolia 'Raywood'Zelkova serrata 'Halka ' Ul m u s p a r v i f o l i a ' D r a k e ' Carpinus betulus 'Columnaris'Magnolia grandiflora Sp i r a e a b u m a l d a ' A n t h o n y W a t e r e r ' Lo r o p e t a l u m c h i n e n s e r u b r u m ' M o n r a z ' Agapanthus 'Rancho White'Dionella 'Little Rev' Ph o r m i u m ' M a o r i M a i d e n ' Ca r p e n t e r i a c a l i f o r n i c a He t e r o m e l e s a r b u t i f o l i a Ce a n o t h u s x ' R a y H a r t m a n ' Acacia redolens 'Low Boy'Festuca mairei Mu h l e n b e r g i a r i g e n s Ro s a ' F l o w e r C a r p e t C o r a l ' Tr a c h e l o s p e r m u m Ro s m a r i n u s o f f i c i n a l i s ' H u n t i n g t o n C a r p e t ' Fraxinus americana Ze l k o v a s e r r a t a ' V i l l a g e G r e e n ' Podocarpus macrophyllus'Little Gem''Maki''Fall Festival'Ligustrum japonicum texanumOsmanthus fragrans Pr u n u s l a u r o c e r a s u s ' Z a b e l i a n a ' Rh a p h i o l e p i s x ' M a j e s t i c B e a u t y ' Tu h l b a g l i a v i o l a c e a Hemerocallis'Stella Supreme'Dietes iriodides Pr u n u s i l i c i f o l i a as i a t i c u m Tr a c h e l o s p e r m u m ja s m i n o i d e s Mu h l e n b e r g i a d u b i a Baccharis pilularisArctostaphylos x 'Emerald Carpet' Es c a l l o n i a f r a d e s i i ' T e r r i ' Pr u n u s l a u r o c e r a s u s Ph a p h e o l e p i s ' P i n k D a n c e r ' 'O t t o L u y k e n s ' CH E C K E D B Y : RE V I S I O N S : DA T E JO B N O . DR A W N B Y : DR A W I N G S I N S E T : SA F A R I K I D S PO S I T A N O P A R K W A Y AN D W . C A N T A R A D R . DU B L I N , C A L I F O R N I A 11 1 S c r i p p s D r i v e Sa c r a m e n t o , Ca l i f o r n i a 9 5 8 2 5 91 6 . 9 4 5 . 8 0 0 3 | 9 1 6 . 3 4 2 . 7 1 1 9 44 0 9 CR L A 50 4 4 KE Y M A P : DW C FE B R U A R Y 2 1 , 2 0 1 8 17 0 2 7 A 2 Si g n a t u r e CR L A 5 0 4 4 STATE OF C A L I F O R NIA Re n e w a l D a t e : 09 / 3 0 / 1 8 L I C ENS E D L A N D S C APE ARCHITECT DA V I D W . C AMPBELL P R E L I M I N A R Y 17027A Prelim.dwgMARCH 20 2018© 2017 ROACH CAMPBELL, INC. ALL RIGHTS RESERVED. THIS WORK MAY NOT BE REPRODUCED OR USED, IN WHOLE OR IN PART, WITHOUT THE EXPRESS WRITTEN PERMISSION OF ROACH CAMPBELL, INC.