HomeMy WebLinkAboutPC Reso04-46 PA99-064 Quarry Lane School CEQA Addendum RESOLUTION NO. 04 - 46
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 Specific Plan and General Plan Amendment 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
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:
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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.
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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.
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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.
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.
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
Distrlct 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 buildin~ oermits
or establishment of use~ and shall be subiect to Department of Communi~ Development review and approval. The
following codes represent those departments/agencies responsible for monitoring compliance of the conditions of
approval: IADMI Administration/City Attorney~ lB1 Building Division of the Communi ,ty Development
Department~ [DSR] Dublin San Ramon Services Districh IF1 Alameda County Fire Department/City of Dublin Fire
Prevention~ [FINI Finance Department~ IPLI Planning Division of the Community Development Department~ [PO1
Police~ IPWl Public works Department.
CONDITION TEXT RESPON. [ WHEN REQ'D SOURCE
AGENCY] Prior to:
GENERAL - SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review approval for thc PL & PW Issuance of Standard
Quarry Lane Phase II, PA99-064, establishes thc detailed Building Permit
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 thc development be consistent with thc approved
Planned Development (PD) Rezoning, including thc Land
Usc and Development Plan, and the related General
Provisions, Standards and Conditions, and Mitigation
Measures and shall generally conform to thc 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 Ruggcri-
Jcnsen- Azar & Associates, dated received January 22,
2004; and Preliminary Planting Plan prepared by A.S.
Dutchovcr & Associates, dated received September 1 $,
2003, unless modified by the Conditions of Approval
contained herein.
2. Standard Public Works and Site Development Review PW Approval of Standard
Conditions of Approval. Applicant/Developer shall Improvement
comply with all applicable City of Dublin Standard Public Plans through
Works (Exhibit A) and Site Development Review completion
Conditions of Approval incorporated herein. In the event
of a conflict between the Standard Public Works
Conditions of Approval and these Conditions, these
conditions shall prevail.
3. Pre-Annexation Agreement. Applicant/Developer shall PL, PW On-going PW
comply with all requirements of the Annexation
Agreement between Dr. Sabri Arac and the City of Dublin,
dated recorded by the Alameda County Recorder on
February 28, 2001.
4. Development Agreement. Per the Planned Development PL Prior to Issuance Planned
District requirements, the Applicant/Developer shall enter of Grading or Development
into a contractual Development Agreement with the City of Building District
Dublin for all improvements, fees and requirements. The Permits Regulations
Development Agreement shall be approved by all parties
prior to issuance of grading or building permits.
5. Term. Pursuant to Section 8.96.020.D., approval of the PL Issuance of Standard
Site Development Review shall be valid for one year from Building or Site
effective date. If construction has not commenced by that Improvement
time or extended per the following means, this approval Permits
CONDITION TEXT RESPON. WHENREQ'D SOURCE
AGENCY Prior to:
shall be null and void. Commencement of construction
shall mean thc actual construction pursuant to thc permit
approval or demonstrating substantial progress toward
commencing such construction. The approval period for
Site Development Review may be extended six (6)
additional months by the Director of Community
Development upon determination that the Conditions of
Approval remain adequate to assure that thc above stated
findings will continue to be met. Applicant/Developer
must submit a written request for the extension prior to the
expiration date of the Site Development review.
6. Eastern Dublin General Plan Amendment/Specific PL Approval of Standard
Plan. Applicant/Developer shall comply with all Improvement
applicable action programs and mitigation measures of thc Plans through
Eastern Dublin General Plan Amendment/Specific Plan completion
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, Environmental PL On-going Quarry Lane
Impact Report and Mitigated Negative Declaration. School EIR
Applicant/Developer shall comply with all applicable and
conditions of approval, action programs and mitigation Mitigated
measures of the Quarry Lane School Master Plan and Negative
companion Environmental Impact Report and Mitigated 'Declaration
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 cause in PL Ongoing Municipal
accordance with Section 8.96.020.I of the Dublin Zoning Code
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 applicable fees in Various Various times, Standard
effect at the time of building permit issuance, including, but no later than
but not limited to: Planning fees; Building fees; Dublin San Issuance of
Ramon Services District fees; Public Facilities fees; Building
Dublin Unified School District School Impact fees; Public Permits
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
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Agreement shall prevail.
10. Parkland Dedication. The Applicant/Developer shall pay PL, PW Prior to Issuance Standard
Public Facilities Fees in the amounts and at the times set of Building
forth in the City of Dublin Resolution No. 60-99, adopted Permits
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 obtain all Various Various times, Standard
necessary applicable permits required by other agencies but no later than
including, but not limited to, Alameda County Public Issuance of
Works, Alameda County Flood Control District (Zone 7); Building or Site
California Department of Fish and Game; Army Corps of Development
Engineers; and State Water Quality Control Board, and Permits
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 with PL, PW Issuance of Standard
local postal authorities to determine the type of mail units Building
required and provide a letter from the Postal Service Permits
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. Applicant/Developer, PL, PW Any Action Standard
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. In the PW, PL Project Standard
event that there needs to be clarification to these conditions Acceptance of
of approval, the Directors of Community Development and improvement
Public Works have the authority to clarify the intent of
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
these conditions of approval to the Applicant/Developer by
a written document signed by thc Director of Community
Development and thc 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 submit a PO Issuance of PO
projected timeline for project completion to thc Dublin Building
Police Services Department, to allow estimation of staffing Permits
requirements and assignments.
16. Health, Design and Safety Standards. Prior to final PW, PL, B Prior to Standard
approval allowing occupancy of any new building, the Occupancy of
physical condition of the building shall meet minimum Any Building
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 A_ND ~ROVE~NTS
17. Infrastructure. The location and siting of project specific PL, PW Approval of Standard
wastewater, storm drain, recycled water, and potable water Improvement
system infrastructure shall be consistent with the resource Plans
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 Mitigation Improvement
Measure 3.3/14.0 of the Eastern Dublin General Plan Plans
Amendment/Specific Plan Mitigation Measures/Action
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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 thc future improvement of Tassajara Road to
widen the existing two-lane County road to a six-lane
divided arterial. Because thc 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, thc Applicant/Developer shall adjust
any proposed improvements to accommodate the adopted
Precise Alignment if thc adopted alignment differs from
thc Applicant/Developer's assumed location of thc right-of-
way for Tassajara Road.
19. Traffic Study. The Applicant/Developer shall construct PW Prior to Traffic and
all necessary on-site and off-site traffic mitigation Occupancy Circulation
improvements as stated in the Traffic and Circulation Study
Study prepared for the project by Abrams Associates, prepared for
dated July 12, 2000, including but not limited to: the project
a. Applicant/Developer shall construct an Interim by Abrams
Traffic Signal at thc School entrance. Associates,
b. Applicant Developer shall dedicate thc necessary dated July
right-of-way for future widening of Tassajara Road 12, 2000 as
and shall construct all necessary frontage part of the
improvements. Mitigated
c. ApplicanffDevcioper shall implement mitigation Negative
measures to address issue of high speeds along Declaration
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.
c. 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 Eastern PW, PL Prior to Study/Caltra
Dublin Specific Plan Traffic and Circulation Section, Occupancy of ns
pedestrians may use some parts of Tassajara Road for Building
access to the school. Per Caltrans Traffic Manual and
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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 present.
21. Right-of-Way Dedication/Off-Site Right-of-Way PW Prior to PW
Acquisition. Applicant/Developer shall dedicate the Approval of
necessary right-of-way along the Tassajara Road frontage, Improvement
in conformance with the to be adopted Tassajara Road Plans or
Precise Alignment, and as needed to construct the Issuance of
improvements shown on the Interim Tassajara Road Building or Site
Widening Quarry Lane School, prepared by Rugged- Improvement
Jensen-Azar and Associates, dated November 25, 2002. In Permits
addtion, the following off-site right-of-way must be
acquired from adjoining properties, if not dedicated by
another property owner or developer:
a. Right-of-way to allow widening of Tassajara Road
for a southbound left-turn pocket at thc main
entrance to the school must bc acquired from the
Wallis Ranch property (986-0004-005-01) on the
west side of thc road.
b. Right-of-way to allow construction of a northbound
right-turn lane and sidewalk at thc main entrance to
the site must be acquired from the Kobold property
(985-0002-005-02) to the south.
c. Additional right-of-way may be necessary to extend
a pedestrian walkway and Class II bike lane from
the school entrance south to thc existing sidewalk at
Shadow Hills Drive, including possible construction
of a pedestrian/bicycle access bridge across the
Tassajara Creek tributary that extends through the
Kobold and surrounding properties. The
Applicant/Developer shall undertake good-faith
efforts to negotiate the acquisition of these rights-of-
ways from neighboring property owners for
subsequent dedication, and/or cooperate with
adjoining developers currently engaged in the
improvement of Tassajara Road. In the event the
Applicant/Developer cannot successfully negotiate
the right-of-way acquisitions, the City may use its
eminent domain authority to facilitate the
acquisitions. All costs associated with the right-of-
way acquisition and/or condemnation shall be borne
by the Applicant/Developer.
22. Location of Improvements/Configuration of Right-of- PW Approval of PW
Way. All public sidewalks, handicap ramps, or other Improvement
street improvements in the curb return area shall be located Plans
within the public right-of-way.
23. Improvement of Tassajara Road. Applicant/Developer PW Improvement PW
shall improve Tassajara Road along the property frontage, Plans to be
in conformance with the Tassajara Road Ultimate Precise Completed Prior
Alignment to be adopted by the City, and in general to Issuance of
9
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
conformance with the Interim Tassajara Road Widening Permits;
Plan prepared bv Ruggeri-Jensen-Azar and Associates, Improvements to
dated November 25, 2002, and as noted in this condition, be Constructed
Improvements shall include the following: Prior to
a. Construction of curb and gutter, 6-foot sidewalk and Occupancy
6-foot parkway, 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 o£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.
£. 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 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 constructed by PW On-going California
Developer and to be dedicated to the City are hereby Labor Code
identified as "public works" under Labor Code section section 1771
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 prepared by PW Issuance of Standard
Old Republic Title Company dated September 23, 1999 Building or Site
indicates that an Agreement for Covenant for Use Improvement
Restrictions was executed between the Permits
10
CONDITION TEXT RESPON. ~N REQ'D SOURCE
AGENCY Prior to:
Applicant/Developer and Robert and Michelle Nielsen on
May 14, 1999. The Applicant/Developer shall disclose
whether thc use restriction or other covenant terms
disallow or otherwise influence the design of the proposed
improvements, and shall modify thc improvements as
necessary to adhere to the usc restriction and covenant
terms.
26. Maintenance of Improvements within Public Right-of- PW Occupancy of PW
Way. Applicant/Developer shall maintain the landscaping Buildings
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 shall be PW Issuance of Standard
secured from the City Engineer for any work to be done Grading Permits
within the public right-of-way where work is not covered
under the improvement plans.
28. Relocation of Existing Improvements. Any relocation of PW Completion of Standard
existing improvements or public utilities shall be Improvements
accomplished under the direction of the governing agency,
with applicable permits at no expense to the City.
29. Accessibility Requirements/Handicap Ramps. Site PW Occupancy of Standard
accessibility, including all handicap ramps, shall comply Building
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 ali 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 improvement and PW Prior to issuance Standard
grading plans submitted to the Public Works Department of Grading/
for review/approval shall be prepared in accordance with gitework Permit
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
11
CONDITION TEXT RESPON. W-HEN REQ'D SOURCE
AGENCY Prior to:
Applicant/Developer shall adhere to the City's On-site
ChecMist (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 work PW Prior to issuance Standard
and public right-of-way work must be performed per a of
Grading/Sitework Permit issued by the Public Works Grading/Sitewor
Department. Said permit will be based on the final set of k Permit
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 perimeter of final
of all work under construction to separate the construction Occupancy
operation from the public. All construction activities shall Permit or
be confined to within the fenced area. Construction acceptance of
materials and/or equipment shall not be operated or stored public
outside of the fenced area or within the public right-of-way improvements
unless approved in advance by the City Engineer/Public by the City
Works Director. Council
33. Construction Hours. Standard construction and grading PL, B, PL Prior to Standard
hours shall be limited to weekdays (Monday through acceptance of
Friday) and non-City holidays between the hours of 7:30 improvements
a.m. and 6:00 p.m. The Applicant/Developer may request by City Council
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 development acceptance of
project, a digital vectorized file on floppy or CD of the improvements
Improvement Plans shall be submitted to the City and by City Council
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
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
12
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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 quality PL, PW Approval of Eastern
measures shall be submitted with development Improvement Dublin
improvement plans incorporating water quality measures Plans or Specific Plan
outlined in the book, "Start at the Source". These water Issuance of and Planned
quality measures should address improving the quality of Building or Site Development
storm runoff and the removal of discharged pollutants from Development District
surface runoff into drainage facilities to the satisfaction of Permits Regulations
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 run-off and filter
pollutants from the site, before discharging to the
storm drain system in Tassajara Road.
36. Water Quality Requirements. All development shall PL, PW Approval EDSP EIR
meet the water quality requirements of the Alameda Improvement
County's NPDES Permit No. CAS0029831 and the Plans or
Alameda Countywide Clean Water Program. The issuance of
Applicant/Developer shall submit a copy of a Notice of Building or Site
Intent obtained from the State Water Resources Control Development
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 Dumping -
Drains to Bay" using a stencil approved by the City. Notice
of Termination must also be submitted accordingly.
37. Storm Water Treatment Measures Maintenance PW Prior to Standard
Agreement. Applicant/Developer shall enter into an acceptance of
agreement with the City of Dublin that guarantees the improvements
property owner's perpetual maintenance obligation for all by City Council
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 properlypo erated and maintained.
STO~ DPO~IN I~ROVE~NTS . :
38." Storm Drain Improvements. Ihe Applicant/Developer PW Prior to Street I Planned
shall construct an underground storm drain system in ImprovementsI Development
13
CONDITION TEXT RESPON. WHEN REQ,D SOURCE
AGENCY Prior to:
Tassajara Road designed to safely convey the existing run- Construction District
off as well as proposed flows collected by the system. The Regulations
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. 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
Tassajara 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.
ANI) ClRC A ON
39. Traffic Signals. The Applicant/Developer is responsible PW Improvements PW
for the installation of a traffic signal on Tassajara Road at shall be
the main entrance into the site. The traffic signal shall be constructed
designed to conform with the future street into the Wallis prior to
14
CONDITION TEXT RESPON. WEN REQ'D SOURCE
AGENCY Prior to:
property, and to minimize interim or throw-away occupancy
improvements.
40. Traffic Impact Fees. Applicant/Developer shall pay PW Issuance of PW
required TIF fees at issuance of Building Permit. Building 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 no PW Occupancy of PW
parking areas along the driveways, except for the areas Any Building
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 with PW Approval of PW
LAVTA to provide convenient access to public transit, to Final Map and
enhance local and regional mobility and integration of Improvement
LAVTA with other public transit systems, and to locate Plans
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 required PW Issuance of Standard
for oversized and/or overweight construction loads coming Building or Site
to and leaving from the site on City Streets. If soil is to be Improvement
imported or exported from the site, a haul route plan shall Permit
be submitted to the City for review and approval.
44. Construction Traffic. Applicant/Developer shall prepare PW Issuance of Standard
a traffic safety plan for construction traffic interface with Building or Site
public traffic on existing public streets Tassajara Road. Improvement
All construction traffic may be subject to specific routing, Permits
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-curbing" PW, PO Approval of Standard
shall be provided in accordance with the standards of the Improvement
City of Dublin subject to plan approval by the City Plans
Engineer.
P G ~ ON,SITE CffiCULATION :
46. Parking. Applicant/Developer shall provide parking as PL Completion of Standard
shown on thc Site Plan. Parking space #1 shown on thc Improvements
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 parking spaces
grouped on the southeast portion of the parking lot shall be
15
CONDITION TEXT RESPON. WHEN ~Q'D SOURCE
AGENCY Prior to:
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 vehicle PL On-going Municipal
parking shall not be permitted on site. Code
48. Garage Floor Drains. Thc Applicant/Developer shall PW, Prior to issuance PW
construct garage floor drains in the underground parking DSRSD of Building
garage. These drains shall be designed to collect residual Permit
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. Applicant/Developer PL On-going Traffic and
shall submit a Transportation Management Plan for review Circulation
and approval by the Public Works Department and Study,
Community Development Department. The Transportation Abrams
Management Plan shall be generally consistent with the Associates,
Transportation Management Plan prepared by Dr. Sabri July 12,
Arac dated received on May 19, 2004, including but not 2000
limited to staggered hours of operation and scheduling of
special events.
,
50. Water and Sewer Lines. The Applicant/Developer shall PW, Occupancy of PW
extend a water and sewer line in Tassajara Road from the DSRSD first building
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 above PW Occupancy of PW
grade utility boxes in landscaped areas embellished and first building
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 Plans. PW Occupancy of PW
Applicant/Developer shall construct all joint utility first building
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
16
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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 and PW Issuance of PW
Waive Right to Protest. The Applicant/Developer waives Building or Site
any right to protest the inclusion of the property or any Improvement
portion of it in a Landscape and Lighting Assessment Permits
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 requirements necessary to conform
with Proposition 218.
54. Streetlights. Streetlights and all site lights on public PW Approval of Standard
sidewalks and streets and private driveways shall be City Improvement
approved. Decorative lights shall be designed so as to not Plans
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 shall PW Approval of PW
submit for review the location of all utility boxes and Improvement
utility structures prior to construction. All utility boxes Plans
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 District PW Occupancy of Standard
Conduits. Applicant/Developer shall install two First Building
additional conduits in the joint utility trench extending
17
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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.
57. Grading. Final Grading Plan shall show off-site PW, PL Approval of PW
conditions and extend topography outside property line Grading Plan
boundaries. Final Grading Plan shall be consistent with
trees shown 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 Geotechnical Engineer demonstrating
means of construction of tree wells within 1 1/2 to ! slope
below playing field and shall provide adequate means of
erosion control and means of regular maintenance. Plans
shall be peer-reviewed by the City Engineer and City
Landscape Architect at the Applicant's expense.
Engineering of tree wells may require retaining walls.
Regular maintenance details may require safe means of
personnel access to landscaping. Final Grading Plan shall
hold driveway slopes to 10% in areas adjacent to parking.
58. Pad and Finished Floor Elevations. Pad and finished PW, PL, B Approval of PW, B
floor elevations and grading shall generally match the Grading Plan
proposed Grading Plan shown on the SDR and approved
improvement plans. Any revisions shall be specifically
reviewed and approved by the City Engineer. The
Applicant/Developer shall install area drains between
buildings and all drainage shall flow away from the
buildings as per UBC and to the satisfaction of the City
Engineer.
59. Graded Slopes/Erosion Control During Construction. PW Prior to issuance Standard
Applicant/Developer shall include an Erosion and of
Sediment Control Plan with the Grading and Improvement Grading/Sitewor
plans for review and approval by the City Engineer/Public k Permit and
Works Director. Said plan shall be designed, During
implemented, and continually maintained pursuant to the Construction
City's NPDES permit between October 1st and April 15th or
beyond these dates if dictated by rainy weather, or as
otherwise directed by the City Engineer/Public Works
Director. All landscaped and graded slopes shall be
hydroseeded, covered with a blown hay application and
treated with a tackifier or other erosion control measures
deemed necessary by the City Engineer immediately upon
18
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
completion of grading to prevent soil erosion. The
hydroseed 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 walls shall PW Approval of Standard
be reviewed by the Geotechinical Engineer and their Improvement
recommendations implemented. Geotechnical Enginners plans through
recommendation may require updating for actual final completion
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.
GEOTEC~!C~L, :...
61. Geotechnical Report and Recommendations. The PW Issuance of Standard
Supplemental Geotechnical Investigation - Proposed Grading Permit
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 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. Pursuant to I PW, ADM Prior to Standard
§7.16.620 of the Municipal Code and Subdivision Map Act[ approval of
19
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
§66499, thc Applicant/Developer shall enter into Improvement
Improvement Agreement with thc City to guarantee thc Plans or
required improvements. The Agreement will require Issuance of Site
Improvement Security to be posted to guarantee the Development or
faithful performance of thc permitted work and the Building
payment for labor and materials. Such Security shall be in Permits
thc 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 bc 100% of the
estimated cost of the work. The amount of the Security
guaranteeing the payment for labor and materials shall be
100% of thc estimated cost of the work. Thc
Applicant/Developer shall provide an estimate of these
costs with the first submittal of thc improvement plans for
checking.
63. Release of Security. When all improvements governed by PW, ADM Acceptance of Standard
the Improvement Agreement are complete to the Improvements
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.
b. As-Built or Record Drawings printed on mylar of
all Improvement Plans and maps associated with
the project.
c. Digital computer files of the plans in a format
compatible with the City's GIS system.
d. A Declaration or Report by the project
Geotechnical Engineer confirming that all
geotechnical and grading work associated with the
project has been performed in accordance with the
Engineer's recommendations.
e. Payment of any outstanding City fees or other
debts.
f. Any other information deemed necessary by the
City Engineer.
E~RGENCY SERVICES/FIRE
64. Fire Codes and Ordinances. All project construction F Building Permit Standard.
shall conform to all fire codes and ordinances in effect at
the time of building permit.
65. Emergency Vehicle Access. In accordance with the PW, F Approval of PW
ACFD requirements, Applicant/Developer shall provide Improvement
emergency vehicle access routes into the project, in general Plans
conformance with the site plan. Applicant/Developer shall
demonstrate how emergency access requirements shall be
20
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
achieved on thc Improvement Plans to the satisfaction of
the City Engineer and the ACFD.
66. ACFD Rules, Regulations and Standards. F Prior to F
Applicant/Developer shall comply with all Alameda Issuance of
County Fire Services (ACFD) rules, regulations, City of Building
Dublin and standards, including minimum standards for Permits
emergency access roads and payment of applicable fees,
including City of Dublin Fire facilities Fees.
67. Fire Hydrants. The Applicant/Developer shall construct F Occupancy of PW
all new fire hydrants in streets to City and Alameda County adjacent
Fire Department standards. The Applicant/Developer shall building
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 comply with F Issuance of F
all conditions of the Alameda County Fire Department Building
(ACFD), including: Permits
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
21
CONDITION TEXT RESPON. ~N~Q'D SOURCE
AGENCY Prior to:
storage on thc 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 the site.
f. Plans may be subject to revision following review.
g. The building shall meet the area requirements from
thc 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. Thc exits into and out of the exit passageways
from the gymnasium shall have adequate exit
width.
j. Thc 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.
I. 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 2A10BC 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. 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~OLICE SERVICES
69. City of Dublin Municipal Code and City of Dublin Non PL, PO, B, Plans Approved I Standard
Residential Security Ordinance. The PW prior to Issuance
22
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Applicant/Developer shall comply with all City of Dublin of Building
Municipal Code requirements and shall meet the current Permits/
City of Dublin Non Residential Security Ordinance Lighting
requirements. Thc Applicant/Developer shall incorporate Installed prior to
the following required information in project plans: Occupancy of
a. Applicant/Developer shall submit a final lighting Any Building
plan (including photomctrics) 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.
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 control pedestal
consisting of a metal post/pipe shall be
installed at a height of 42 inches and a
minimum of 15 feet (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 PO PO
access control systems on the main entry doors Plan submitted
shall provide police emergency access utilizing prior to
an approved key switch device or approved Occupancy of
Knoxbox which shall be installed as follows: Any Building
iii. All doors using an electromagnetic type of
23
CONDITION TEXT RESPON. WHEN ~Q'D SOURCE
AGENCY Prior to:
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 within the complex.
v. The developer is to insure radio 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 coruers.
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
24
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
review and approval by the Dublin Police.
FNG AND SAFETY
70. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect Completion
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
construction plans to the Building Division for plan check. Permits
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 be fully B Issuance of Standard
dimensioned (including building elevations) accurately Building
drawn (depicting all existing and proposed conditions on Permits
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 shall be B Prior to final Standard
retained to provide observation services for all components frame inspection
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 maximum B Prior to issuance Standard
occupant load of 1,146 requiring 4 exits. The current side of building
exit doors must provide for exiting of one third of the total permit
occupant load served. UBC 1007.2.2
75. Occupancy Calculations. Applicant/Developers shall B Prior to issuance Standard
provide occupancy calculations for the entire building of building
including the lobby of the gymnasium/cafeteria, permit
76. Exiting from third floor. Applicant/Developers shall B Prior to issuance Standard
provide a 1-hour corridor to comply with exiting from the of building
3rd level, permit
77. Allowable Floor Area Calculations. The calculation for B Prior to issuance UBC
the allowable size of the building does not compute. If the of building
lower level of the structure is a basement (not a story) the permit
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
25
CONDITION TEXT RESPON. ~N REQ'D SOURCE
AGENCY Prior to:
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 demonstrate Issuance of PL, PW
the incorporation of energy conservation measures into the Building
design, construction, and operation of proposed Permits
development.
79. Green Building Guidelines. To the extent practical, the B Issuance of Building
applicant shall incorporate Green Building Measures. Building
Green Building Plan shall be submitted to the Building Permits
Official for review.
~FUsE coLLECTION ~ RECYCL~G
80. Refuse Collection. The refuse collection service provider PL, PW Occupancy of Standard
shall be consulted to ensure that adequate space is Any Building
provided to accommodate collection and so~ing of
petrucible solid waste as well as source-separated
recyclable materials generated by this project.
81. Refuse Collection Location. The Applicant/Developer PL, PW Approval of Standard
shall provide designated refuse collection areas for the Improvement
project, to the satisfaction of the City Engineer and the Plans or
Community Development Director. Collection areas shall Occupancy of
be shown on the improvement and landscape plans for this Any Building
phase. Applicant/Developer shall provide "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 refuse- PW Occupancy of Standard
recycling collection and conform to the City of Dublin's Any Building
recycling program.
83. Walls and Fences. All walls and fences shall conform to PL Occupancy of Standard
Section 8.72.080 of the Zoning Ordinance unless otherwise Building
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 shall be PW Approval of Standard
a minimum 6 feet high (except in those locations where Improvement
Section 8.72.080 of the Zoning Ordinance requires lower Plans
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 with all PL Occupancy of Initial Study
Mitigation Measures, incorporated into the project per the Building
26
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Initial Study completed July 17, 2000, including but not
limited to:
a. The project developer shall adhere to applicable
Tassajara Creek Valley Scenic Corridor Policies
and Standards for development phases proposed in
the City of Dublin. In addition, mitigation
measures included in the Alameda County
Environmental Impact Report to reduce visual
impacts, including but not limited to limiting site
grading, replanting graded slopes and similar
elements, shall be complied with.
b. On-site retaining walls shall be landscaped with
fast-growing evergreen vines.
c. The chain-link fencing around the sports fields and
on top of the retaining walls shall be of green vinyl
cladding to reduce visibility and reflectiveness.
d. Landscaping along the project frontage shall
comply with the City of Dublin Streetscape Master
Plans.
e. The steep slope on the southeast comer of 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 samples Occupancy or
submitted June 24, 2002. Final colors shall be subject to Temporary
review and approval by the Community Development Occupancy of
Director. Building
87. Air Conditioning Units. Air conditioning units and B, PL Occupancy of
ventilation ducts shall be screened from public view with Building
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 finishes PL Issuance of Initial Study
on building exteriors is prohibited. In order to control the Building
effects of glare within this project, reflective glass shall not Permits
be used.
89. Stormwater Pollution Prevention Plan. The PL Prior to Initial Study
Applicant/Developer shall prepare a Stormwater Pollution Occupancy or
Prevention Plan (SWPPP), listing Best Management Temporary
Practices to reduce construction and post-construction Occupancy of
activities to a less than significant level. Measures may Building
27
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
include, but shall not be limited to rcvegetation 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.
LANDSC~G
90. Landscaping and Street Trees. Thc ApplicanU PL, PW Occupancy of PW
Developer shall construct all landscaping along the project Building
frontage from the face of curb to the 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 not Improvements
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 Landscaping and Building
Irrigation Plan, conforming to the requirements of Section Permits
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 and requires
additional planting.
d. Final Landscaping and Irrigation Plan shall be
28
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
submitted at l" = 20' scale.
c. 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 thc parking lot and
street, keeping drive corners and walkway sight
distances clear.
g. Applicant/Developer shall provide sufficient
shrubs to screen thc 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 usc 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, perennial, and PL Issuance of Standard
ground cover varieties shall be reviewed and approved by Building
the Director of Community Development.
94. Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of Municipal
resistant or drought tolerant plant varieties shall be Building Code
required in the plant palette. Permits
95. Monument Signs. Design of monument signs shall be PL, PW Issuance of Municipal
approved by the Director of Community Development to Building Code
assure compatibility with design elements of the project Permits
and by the City Engineer to assure unobstructed traffic
visibility.
96. Backflow Devices. Backflow devices shall be hidden PL Approval of Standard
from view by means of fencing, enclosures, landscaping Improvement
and/or berms. Plans
97. Standard Plant Material, Irrigation System and PL Occupancy of Standard
Maintenance Agreement. Applicant/Developer shall sign Building
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 City's Plans
Water Efficient Landscape Regulations, including dual
piping to facilitate future recycled water.
29
I CONDITION TEXT ] RESPON. WHEN REQ'D
SOURCE
AGENCY Prior to: ,
ALAMEDA COUNTY FLOOD CONTROL ~ WATER CONSERVATION DIS~RIC ,
ZO~ 7
99. Wells. Any water wells, cathodic protection wells or Zone 7, Issuance of Standard
exploratory borings shown on the map that are known to PW Building or Site
exist, are proposed or are located during field operations Improvement
without a documented intent of future use, filed with Zone Permits
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 shall Zone 7, Issuance of Standard
comply with all Alameda County Flood Control and Water PW Building
Conservation District-Zone 7 Flood Control requirements Permits
and applicable fees.
D~LIN S~ RAMON SERVICES DISTRICT ~SRSD)
101. Fire Line. The proposed on-site fire line shall be a public DSRSD Prior to DSRSD
fire line and a 15-foot water line easement over the Approval of
pipeline alignment shall be secured for DSRSD by the Improvement
Applicant/Developer at no cost to DSRSD. Plans
102. Water and Sewer Extension. Applicant/Developer shall DSRSD Prior to DSRSD
extend water and sewer lines on Tassajara Road to the Approval of
northern boundary of Quarry Lane School property. Improvement
Plans
103. Water and Sewer Annexation. Water and sewer DSRSD Prior to DSRSD
annexation fees are applicable and shall be paid by the Approval of
Applicant/Developer prior to permitting. Improvement
Plans
104. All Applicable DSRSD Plans, Codes, Procedures, and DSRSD Prior to Issuance DSRSD
Policies. Prior to issuance of any building permit, of Building
complete improvement plans shall be submitted to DSRSD Permits
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 sized to DSRSD Prior to DSRSD
provide sufficient capacity to accommodate future flow Approval of
demands in addition to each development project's Improvement
demand. Layout and sizing of mains shall be in Plans
conformance with DSRSD utility master planning.
106. Sewers Operate by Gravity Flow. Sewers shall be DSRSD Prior to DSRSD
designed to operate by gravity flow to DSRSD's existing Approval of
sanitary sewer system. Pumping of sewage is discouraged Improvement
and may only be allowed under extreme circumstances Plans
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
30
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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 Systems. DSRSD Priorto DSRSD
Domestic and fire protection waterline systems for Tracts Approval of
or Commercial Developments shall be designed to be Improvement
looped or interconnected to avoid dead end sections in Plans
accordance with requirements of the DSRSD Standard
Specifications and sound engineering practice.
108. Water and Sewer in Public Streets. DSRSD policy DSRSD Priorto DSRSD
requires public water and sewer lines to be located in Approval of
public streets rather than in off-street locations to the Improvement
fullest extent possible. If unavoidable, then public sewer Plans
or water easements must be established over the alignment
of each public sewer or water linc in an off-street or
private street location to provide access for future
maintenance and/or replacement.
109. Locations and Widths of Easement Dedications. Prior to DSRSD Prior to DSRSD
approval by the City of a grading permit or a site Approval of
development permit, the locations and widths of all Improvement
proposed casement dedications for water and sewer lines Plans
shall be submitted to and approved by DSRSD.
Il0. Separate Instrument. All easement dedications for DSRSD Prior to DSRSD
DSRSD facilities shall be by separate instrument Approval of
irrevocably offered to DSRSD or by offer of dedication on Improvement
thc Final Map. Plans
1 l l. DSRSD Submittal. Prior to approval by the City for DSRSD Prior to DSRSD
Recordation, the Final Map shall be submitted to and approval by thc
approved by DSRSD for casement locations, widths, and City for
restrictions. Recordation
112. Permit Fees. Prior to issuance by thc City of any Building DSRSD Prior to Issuance DSRSD
Permit, all utility connection fees, plan checking fees, of Building
inspection fees, permit fees and fees associated with a Permits
wastewater discharge permit shall be paid to DSRSD in
accordance with the rates and schedules established in the
DSRSD Code.
1 13. Signed by the District Engineer. Prior to issuance by the DSRSD Prior to Issuance DSRSD
City of any Building Permit, all improvement plans for of Building
DSRSD facilities shall be signed by the District Engineer. Permits
Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating
approval of the sanitary sewer or water facilities shown.
Prior to approval by thc District Engineer, the applicant
shall pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer and
water systems, a performance bond, a one-year
maintenance bond, and a comprehensive general liability
insurance policy in the amounts and forms that are
acceptable to DSRSD. The applicant shall allow at least
15 working days for final improvement drawing review by
DSRSD before signature by the District Engineer.
31
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
114. Utility Construction Permit. No sewer line or waterline DSRSD Prior to Issuance DSRSD
construction shall be permitted unless thc proper utility of Building
construction permit has been issued by DSRSD. A Permits
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, its DSRSD On-Going DSRSD
Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify and defend the same from
any litigation, claims, or fines resulting from the
construction and completion of the project.
PASSED, APPROVED AND ADOPTED this 25th day of May, 2004.
AYES:
Cm. Fasulkey, Nassar, Jennings, King, and Machtmes
NOES:
ABSTAIN:
ABSENT:
ATTEST:
P~nr~i~ Manager
G:\PA#\1999~99-064 Quarry Lane\SDR\RESO.DOC
32