HomeMy WebLinkAboutPC Reso 18-20 PLPA-2014-00052 Valley Christian SDR PermitRESOLUTION NO. xx - 18
A RESOLUTION OF THE CITY COUNCIL
A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR
THE VALLEY CHRISTIAN CENTER PROJECT
PLPA 2014-00052
(APN 941-0022-003, 004, 005 & 006)
WHEREAS, the Applicant, the Valley Christian Center, has requested approval of an
amendment to the existing Planned Development Zoning District, and a Site Development
Review Permit to construct a lighted athletic field with sound amplification, a concession
stand/ticket booth and associated site improvements including a parking lot, plaza and
landscaping. These planning and implementing actions are collectively known as the “Valley
Christian Center project” or the “Project”; and
WHEREAS, the project site is approximately 51 acres and is located at 7500 Inspiration
Drive in the westerly portion of Dublin; and
WHEREAS, the project site is located within a Planned Development Zoning District; and
WHEREAS, the project plans illustrate the proposed lighted athletic field, the concession
stand/ticket booth, and associated site improvements consistent with the Planned Development
zoning proposed as part of this project; and
WHEREAS, the Site Development Review Permit application collectively defines this
project and is available and on file in the Community Development Department; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, in 2003, the City Council adopted a Resolution certifying an Environmental
Impact Report (EIR), and adopted findings and a Mitigation Monitoring and Reporting Program
for the Valley Christian Center Expansion/Master Plan project (Resolution No. 92-03,
incorporated herein by reference); and
WHEREAS, the City prepared a modified Initial Study to determine whether supplemental
environmental review was required for the currently proposed Valley Christian Center project
under CEQA standards. The Initial Study examined whether there were substantial changes to
the proposed development, substantial changes in circumstances, or new information, any of
which would result in new or more severe significant impacts than analyzed in the prior Valley
Christian Center EIR or whether any other standards for supplemental environmental review
were met; and
WHEREAS, upon completion of the Initial Study it was determined that there were new
potentially significant impacts associated with the project related to aesthetics, biological
resources, noise, and transportation/traffic; therefore, a Supplemental Mitigated Negative
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Declaration was prepared to analyze those impacts and included mitigation measures to reduce
the impacts to less than significant; and
WHEREAS, the Supplemental Mitigated Negative Declaration/Initial Study was circulated
for public review from June 12, 2018 to July 12, 2018; and
WHEREAS, the City of Dublin received two comment letters during the public review
period; and
WHEREAS, on August 14 2018, the Planning Commission adopted Resolution 18-xx
recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program for the project; and
WHEREAS, on August 14, 2018, the Planning Commission adopted Resolution 18-xx
recommending that the City Council approve an amendment to the existing Planned
Development Zoning District and Resolution 18-xx recommending that the City Council approve
the Site Development Review Permit for the Valley Christian Center, which Resolutions are
incorporated herein by reference and available for review at City Hall during normal business
hours; and
WHEREAS, on __________, 2018 the City Council held a properly noticed public hearing
on the project, including the Site Development Review Permit application, at which time all
interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated __________, 2018 and incorporated herein by
reference, described and analyzed the project, including the amendment to the Planned
Development Zoning District, Site Development Review Permit, and Supplemental Mitigated
Negative Declaration for the City Council; and
WHEREAS, on ___________, 2018 the City Council adopted Resolution xx-18 adopting
the Supplemental Mitigated Negative Declaration and Mitigation and Monitoring Reporting
Program for the project; and
WHEREAS, the City Council did hear and use independent judgment and considered all
said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby make the following findings and determinations regarding the Site Development Review
Permit for the Valley Christian Center:
A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development
Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific
Plans and design guidelines because: 1) the proposed project is consistent with the
use of the property, which is used for a church and a school; 2) the proposed project
gives thoughtful consideration to the athletic field location, landscape design, on-site
circulation, and parking; and 3) the proposed project will conform to the allowable
uses as stated in the Planned Development Zoning Stage 1 and Stage 2
Development Plan.
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B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) the facilities will be used to support the schools existing sports programs, including
football, track, and soccer; 2) the athletic field and use of the facilities is consistent
with typical uses for schools which include a variety of sports programs; and 3)
adequate parking will be provided to support the athletic field.
C. The design of the Project is appropriate to the City, the vicinity, surrounding
properties, and the lot(s) in which the Project is proposed because: 1) the athletic field
will be located on a portion of the site that is developed with an existing sports field, a
vacant undeveloped pad and a parking lot; 2) the proposed athletic field is consistent
with the use of the property; 3) the project is designed to include sufficient vehicular
and pedestrian access, with parking to support the uses; 4) Mitigation Measures have
been placed on the project to minimize impacts to the surrounding neighborhood; and
5) as conditioned, the athletic field will be operated in a manner as to reduce impacts
on the surrounding neighborhood.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the Stage 1/Stage 2 Planned Development Zoning has been amended to
permit a lighted athletic field with sound amplification; and 2) the proposed project
includes a new athletics field and supporting facilities to support existing sports
programs, which is compatible with uses that are typical of a school; and 3) the
facilities will be used as an additional program utilized by the existing school and will
therefore not result in an increase in the number of students on the site.
E. Impacts to existing slopes and topographic features are addressed because: 1) the
project site is relatively flat; 2) the roadway and utility infrastructure to serve the site
already exists; and 3) future approval of grading and improvement plans will enable
the site to be modified to suit the project, which will be developed for the site in
accordance with City policies and regulations.
F. Architectural considerations including the character, scale and quality of the design,
site layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) a contemporary design theme has been
established for the Valley Christian Center site and the proposed athletic field does
not detract from the existing design theme; 2) the proposed athletic field has been
situated in an area on the site which will not block any public views; and 3) the
proposed project includes a central landscaped plaza, amphitheater and athletic field,
which all provide useful outdoor areas for gathering, performing arts and athletics.
G. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment for
the public because: 1) the plant palette is compatible with the existing plant species
on the site; 2) the project includes a central plaza area, which will provide comfortable
outdoor gathering space for students and faculty; 3) landscaping will be provided
around the athletic field to provide an adequate landscape buffer; and 4) the project
landscaping conforms to the requirements of the City’s Water Efficient Landscape
Ordinance.
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H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) access to the site is currently provided from
exiting driveways on Inspiration Drive; 2) all infrastructure including, pathways,
sidewalks, and lighting have been reviewed for conformance with City policies,
regulations, and best practices and have been designed with multi-modal travel in
mind; and 3) the project has been reviewed by the Public Works Department and the
Fire Department and adequate access and circulation has been provided on-site.
BE IT FURTHER RESOLVED that the Dublin City Council does hereby approve the Site
Development Review Permit for the Valley Christian Center as shown on the project plans
prepared by Goring & Straja Architects, BKF Engineers, Verde Design Landscape Architecture,
and Michael J. O’Leary & Associates Landscape Architecture dated received on September 19,
2017 on file in the Community Development Department and included as Exhibit A to this
Resolution, subject to the conditions included below, and other plans, text, color and materials
boards relating to this SDR.
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.
AGENCY
WHEN REQ’D
Prior to:
PLANNING
1. Approval. This Site Development Review (SDR) approval is for
the Valley Christian Center located at 7500 Inspiration Drive
(APN 941-0022-003, 004, 005 & 006) (PLPA-2014-00052). The
SDR approval includes construction of a lighted athletic field with
sound amplification, a concession stand/ticket booth and
associated site improvements including a parking lot, plaza and
landscaping and shall be as generally depicted and indicated on
the SDR project plans and as specified by the following
Conditions of Approval for this project.
PL Ongoing
2. Effective Date. This SDR approval becomes effective once the
Planned Development Zoning District has been approved by City
Council and is effective.
PL Ongoing
3. Permit Expiration. Construction or use shall commence within
one (1) year of Permit approval or the Site Development Review
shall lapse and become null and void. If there is a dispute as to
whether the Permit has expired, the City may hold a noticed
public hearing to determine the matter. Such a determination
may be processed concurrently with revocation proceedings in
appropriate circumstances. If a permit expires, a new application
must be made and processed according to the requirements of
the Zoning Ordinance.
PL One Year After
Effective Date
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4. Time Extension. The original approving decision-maker may,
upon the Applicant’s written request for an extension of approval
prior to expiration, upon the determination that all Conditions of
Approval remain adequate and all applicable findings of approval
will continue to be met, grant an extension of the approval for a
period not to exceed six (6) months. All time extension requests
shall be noticed and a public hearing shall be held before the
original hearing body.
PL Prior to
Expiration Date
5. Compliance. The Applicant/Property Owner shall operate this
use in compliance with the Conditions of Approval of this Site
Development Review Permit, the approved plans and the
regulations established in the Zoning Ordinance. Any violation of
the terms or conditions specified may be subject to enforcement
action.
PL On-going
6. Revocation of Permit. The Site Development Review approval
shall be revocable for cause in accordance with Section
8.96.020.I of the Dublin Zoning Ordinance. Any violation of the
terms or conditions of this permit shall be subject to citation.
PL On-going
7. Requirements and Standard Conditions. The Applicant/
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department, Dublin
Building Department, Dublin Police Services, Alameda County
Flood Control District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and Environmental Health,
Dublin San Ramon Services District and the California
Department of Health Services requirements and standard
conditions. Prior to issuance of building permits or the installation
of any improvements related to this project, the Developer shall
supply written statements from each such agency or department
to the Planning Department, indicating that all applicable
conditions required have been or will be met.
Various Building Permit
Issuance
8. Required Permits. Applicant/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, Regional Water Quality Control Board, Caltrans and
provide copies of the permits to the Public Works Department.
PW Building Permit
Issuance and
Grading Permit
Issuance
9. Fees. Applicant/Developer shall pay all applicable fees in effect
at the time of building permit issuance, including, but not limited
to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees,
Dublin San Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees, Fire Facilities
Impact fees, Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection fees; or any
other fee that may be adopted and applicable. Approved
Development Agreement supersedes where applicable.
Various Building Permit
Issuance
10. Indemnification. The 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 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
ADM On-going
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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
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.
PL, PW On-going
12. Clean-up. The Applicant/Developer shall be responsible for
clean-up & disposal of project related trash to maintain a safe,
clean and litter-free site.
PL On-going
13. Modifications. Modifications or changes to this Site
Development Review approval may be considered by the
Community Development Director if the modifications or changes
proposed comply with Section 8.104.100 of the Zoning
Ordinance.
PL On-going
14. Equipment Screening. All electrical equipment, fire risers,
and/or mechanical equipment shall be screened from public view
by 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.
PL Building Permit
Issuance
15. Temporary Promotional Banners and Balloons. Temporary
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.
PL On-going
16. Construction Trailer. The Applicant/Developer shall obtain a
Temporary Use Permit prior to the establishment of any
construction trailer, storage shed, or container units on the site.
PL Establishment of
the Temporary
Use
17. Long-Term Bicycle Parking. Any exterior long term bicycle
facility shall be designed to complement the location in which it is
sited (i.e. building architecture or the landscaping areas). Final
design and material shall be approval by Staff.
PL Building Permit
Issuance
18. Athletic Field Stadium Lighting & Sound. Amplified sound and
lighting associated with the athletic field is permitted on
weeknights until 8:00 pm and on Friday and Saturday nights until
10:00 pm. Amplified sound is permitted during the day for other
sporting events including football games, soccer games and track
meets.
PL On-going
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19. Public Address System. The speakers for the Public Address
System shall be located at the ends of the bleachers on the
southwestern side of the athletic field.
PL On-going
20. Parking Management Plan. The Applicant shall retain a
California-registered Traffic Engineer to prepare a Parking
Management Plan for the operation of football games and
other large activities (such as graduations) held at the
proposed stadium. The Parking Management Plan shall be
reviewed and approved by the Community Development
Department and the Public Works Department.
PL, PW Building Permit
Issuance for the
Athletic Field
21. Mitigation Monitoring Program. The Applicant/ Developer shall
comply with the Valley Christian Center Supplemental Mitigated
Negative Declaration (MND) adopted by City Council Resolution
xx-xx, including all mitigation measures contained therein. The
Supplemental MND is on file with the Community Development
Department.
PL On-going
PLANNING - LANDSCAPE
22. Final Landscape and Irrigation Plan. Plans shall comply with
Chapter 8.72 of the Zoning Ordinance and be generally
consistent with the project plans attached to this Resolution as
Exhibit A and date stamped received on September 19, 2017. 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.
PL Approval of Final
Landscape Plans
23. Site Improvements & Amenities. Site improvements and
amenities, including light fixtures, shown on the landscape plans
shall be clearly identified to include materials, colors, and finishes
to the satisfaction of the Community Development Director and
City Engineer.
PL Approval of Final
Landscape Plans
24. Water Efficient Landscaping Regulations. The
Applicant/Developer shall meet all requirements of the City of
Dublin's Water-Efficient Landscaping Regulations, Chapter 8.88
of the Dublin Municipal Code.
PL Approval of Final
Landscape Plans
25. Water Efficient Landscaping Ordinance. The
Applicant/Developer shall submit written documentation to the
Public Works Department (in the form of a Landscape
Documentation Package and other required documents) that the
development conforms to the City’s Water Efficient Landscaping
Ordinance.
PL, PW Approval of Final
Landscape Plans
26. Sustainable Landscape Practices. The landscape design shall
demonstrate compliance with sustainable landscape practices as
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.
PL Approval of Final
Landscape Plans
27. Traffic Visibility Area. No fence, wall, hedge, sign or other
structure, shrubbery, mounds of earth, or other visual obstruction
PL, PW Approval of Final
Landscape Plans
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shall be over 30 inches in height above the nearest curb elevation
shall be erected, placed, planted or allowed to grow within the
Traffic Visibility Area.
28. Landscape Screening. Landscape screening is of a height and
density so that it provides a positive visual impact within three
years 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.
PL Approval of Final
Landscape Plans
29. Landscape Edges. Concrete curbs or bands shall be used at the
edges of all planters and paving surfaces. The design width and
depth of the concrete edge to be to the satisfaction of the
Community Development Director and City Engineer.
PL, PW Approval of Final
Landscape Plans
30. Landscape Borders. All landscaped areas in parking areas shall
be bordered by a concrete curb that is at least 6 inches high and
6 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.
PL, PW Approval of Final
Landscape Plans
31. Tree Composite Plan. The Applicant/Developer shall submit
composite utility, lighting, joint trench, and tree plan to resolve
potential conflicts.
PL Approval of Final
Landscape Plans
32. Landscape Maturity. The landscape plans shall show plants at
the mature size and spaced to accommodate minimum spread
adjacent to buildings, sidewalks, roads or other obstructions. In
addition, plants shall be spaced to fill in location within six years.
PL Approval of Final
Landscape Plans
33. Plant Standards. That unless unusual circumstances prevail, all
trees on the site shall be a minimum of 15 gallons in size. All
trees 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.
PL Approval of Final
Landscape Plans
34. Root Barriers & Tree Staking. The Landscape Plans shall
provide details showing root barriers and tree staking will be
installed that meet current City specifications.
PL Approval of Final
Landscape Plans
35. Existing Landscape Improvements. Existing landscape
improvements adjacent to or within the project shall be shown
and labeled on the plans. Protection notes shall be included to
protect existing landscape improvements.
PL Approval of Final
Landscape Plans
36. Standard Plant Material, Irrigation and Maintenance
Agreement. The Applicant/Developer shall complete and submit
to the Dublin Planning Department the Standard Plant Material,
Irrigation and Maintenance Agreement.
PL Approval of Final
Landscape Plans
37. Maintenance of Landscape. All landscape areas on the site
shall 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.
PL On-going
BUILDING CONDITIONS
38. Building Codes and Ordinances. All project construction shall
conform to all building codes and ordinances in effect at the time
of building permit.
B Through
Completion
39. Building Permits. To apply for building permits,
Applicant/Developer shall submit five (5) sets of construction
plans to the Building & Safety Division for plan check. Each set
of plans shall have attached an annotated copy of these
Conditions of Approval. The notations shall clearly indicate how
B Issuance of
Building Permits
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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.
40. Construction Drawings. Construction plans shall be fully
dimensioned (including building elevations) accurately drawn
(depicting all existing and proposed conditions on site), and
prepared and signed by a California licensed Architect or
Engineer. All structural calculations shall be prepared and signed
by a California licensed Architect or Engineer. The site plan,
landscape plan and details shall be consistent with each other.
B Issuance of
building permits
41. Air Conditioning Units. Air conditioning unit(s) and ventilation
ducts 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
approved by the Chief Building Official and Director of
Community Development.
B Through
Completion
42. Addressing
a) Address signage shall be provided as per the Dublin
Commercial Security Code.
b) Addresses shall be illuminated and be able to be seen from
the street, 4 inches in height minimum.
Prior to
Permitting
Prior to
Occupancy
43. Engineer Observation. The Engineer of record shall be
retained to provide observation services for all components of the
lateral and vertical design of the new structures, including nailing,
hold-downs, straps, shear, roof diaphragm and structural frame of
building. A written report shall be submitted to the City Inspector
prior to scheduling the final frame inspection.
B Scheduling the
final frame
inspection
44. Foundation. Geotechnical Engineer for the soils report shall
review and approve the foundation design. A letter shall be
submitted to the Building Division on the approval.
B Permit Issuance
45. Cool Roofs. Flat roof areas shall have their roofing material
coated with light colored gravel or painted with light colored or
reflective material designed for Cool Roofs.
B Through
Completion
46. Accessory Structures. Building permits are required for all
trash enclosures and associated amenities/structures (e.g.,
sculptures, playground equipment, etc.) and are required to meet
the accessibility and building codes (for structural review).
B Through
Completion
47. Bicycle Parking. Short and long term bicycle parking racks shall
be installed in locations meeting the requirements of the CAL
Green Building Standards Code.
B Prior to
Occupancy
48. Clean Air Vehicle Parking. The project shall incorporate the
requirements of the CAL Green Building Standards Code with: a)
designated clean air vehicle parking stalls, b) electric vehicle
charging stations, c) covered entries for buildings.
B Prior to
Occupancy
49. CASp. Applicant shall obtain the services of a Certified Access
Specialist for the review of the construction drawing and
inspections for the building interior and site exterior. A written
report shall be submitted to the City prior to approval of the
permit application. In Addition, a written report shall be submitted
to the City Inspector prior to scheduling the final inspection.
B Prior to
Permitting and
Occupancy
10
50. Temporary Fencing. Temporary Construction fencing shall be
installed along the perimeter of all work under construction.
B Through
Completion
51. Construction trailer: Due to size and nature of the development,
the applicant/developer, shall provide a construction trailer with
all hook ups for use by City Inspection personnel during the time
of construction as determined necessary by the Chief Building
Official. In the event that the City has their own construction
trailer, the applicant/developer shall provide a site with
appropriate hook ups in close proximity to the project site to
accommodate this trailer. The applicant/developer shall cause
the trailer to be moved from its current location at the time
necessary as determined by the Chief Building Official at the
Applicant/Developer’s expense.
B
52. Copies of Approved Plans. Applicant shall provide City with
two (2) reduced (1/2 size) copies of the City of Dublin stamped
approved plan.
B 30 days after
permit and each
revision issuance
FIRE PREVENTION
53. New Fire Sprinkler System & Monitoring Requirements
In accordance with the Dublin Fire Code, fire sprinklers shall be
installed in the building. The system shall be in accordance with
the NFPA 13, the CA Fire Code and CA Building Code. Plans and
specifications showing detailed mechanical design, cut sheets,
listing sheets and hydraulic calculations shall be submitted to the
Fire Department for approval and permit prior to installation. This
may be a deferred submittal.
a) Sprinkler Plans. (Deferred Submittal Item). Submit
detailed mechanical drawings of all sprinkler modifications,
including cut sheets, listing sheets and calculations to the
Fire Department for approval and permit prior to
installation.
b) All sprinkler system components shall remain in
compliance with the applicable N.F.P.A. 13 Standard, the
CA Fire Code and the CA Building Code.
c) Underground Plans. (Deferred Submittal Item). Submit
detailed shop drawings for the fire water supply system,
including cut sheets, listing sheets and calculations to the
Fire Department for approval and permit prior to
installation. All underground and fire water supply system
components shall be in compliance with the applicable
N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code and
the CA Building Code. The system shall be hydrostatically
tested and inspected prior to being covered. Prior to the
system being connected to any fire protection system, a
system flush shall be witnessed by the Fire Department.
d) Central Station Monitoring. Automatic fire extinguishing
systems installed within buildings shall have all control
valves and flow devices electrically supervised and
maintained by an approved central alarm station. Zoning
and annunciation of central station alarm signals shall be
submitted to the Fire Department for approval. The
F Building Permit
Issuance
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central station monitoring service shall be either
certificated or placarded as defined in N.F.P.A. Standard
No. 72. Assure the specific account is UL Certificated or
Placarded and not just the monitoring station.
e) Fire Protection Equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.
54. Fire Alarm (detection) System
A Fire Alarm-Detection System shall be installed throughout the
building so as to provide full property protection, including
combustible concealed spaces, as required by NFPA 72. The
system shall be installed in accordance with NFPA 72, CA Fire,
Building, Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation system,
compliance with the horn/strobe requirements for the entire
building must also be met. All automatic fire extinguishing
systems shall be interconnected to the fire alarm system so as to
activate an alarm if activated and to monitor control valves.
Delayed egress locks shall meet requirements of C.F.C.
a) Fire Alarm Plans. (Deferred Submittal Item). Submit
detailed drawings of the fire alarm system, including floor
plan showing all rooms, device locations, ceiling height
and construction, cut sheets, listing sheets and battery
and voltage drop calculations to the Fire Department for
review and permit prior to the installation. Where
employee work areas have audible alarm coverage,
circuits shall be initially designed with a minimum 20%
spare capacity for adding appliances to accommodate
hearing impaired employees.
b) Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an approved central
alarm station. Zoning and annunciation of central station
alarm signals shall be approved by the Fire Department.
c) Qualified Personnel. The system shall be installed,
inspected, tested, and maintained in accordance with the
provisions of NFPA 72. Only qualified and experienced
persons shall perform this work. Examples of qualified
individuals are those who have been factory trained and
certified or are NICET Fire Alarm Certified.
d) Inspection & Testing Documentation. Performance
testing of all initiating & notification devices in the
presence of the Fire Inspector shall occur prior to final of
the system. Upon this inspection, proof that the specific
account is UL Certificated must be provided to the Fire
Inspector.
F Building Permit
Issuance
55. Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate fire
extinguisher locations. The number and location of extinguishers
shall be shown on the plans. Additional fire extinguishers maybe
required by the fire inspector.
F Occupancy
12
Fire extinguisher 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. Extinguishers shall be inspected monthly and
serviced by a licensed concern annually.
56. Gate Approvals. Fencing and gates that cross pedestrian
access and exit paths as well as vehicle entrance and exit roads
need to be approved for fire department access and egress as
well as exiting provisions where such is applicable. Plans need to
be submitted that clearly show the fencing and gates and details
of such. This should be clearly incorporated as part of the site
plan with details provided as necessary.
F Building Permit
Issuance
57. FD Gate Key Box / Switch Manual Gates. Each manually
operated gate that serves 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. The inspector will then lock the keys into the box.
Automatic Gates. All electrically controlled gates shall be
provided with an emergency gate over-ride key switch for fire
department access.
F Occupancy
58. Means of Egress. Exit signs shall be visible and illuminated with
emergency lighting when the building is occupied.
F Occupancy &
On-going
59. Site Plan. The site plan needs to show sufficient detail to reflect
an accurate and detailed layout of the site for review and record
purposes. The site plan will need a scale that will allow sufficient
details for review purposes and include, but not be limited to the
following:
• The site parking and circulation layout including fences,
gates, fire lane locations and turnarounds.
• Location of all fire appliances including fire hydrants, fire
connections, fire sprinkler risers, and fire control valves.
• The location of all building openings including the exit
discharge pathway for building exits. Note the location of
exit lighting for these pathways as well.
• The location of any overhead obstructions and their
clearances
• The location of property lines and assumed property lines
between buildings on the same property as well as any
easements.
The site plan will also need to note the location and distance of
fire hydrants that are along the property frontage as well as the
closest hydrants to each side of the property that are located
along the access roads that serves the property. In addition, the
improved face of curb to face of curb or edge of pavement width
of the access road that serves the property will need to be noted.
F Building Permit
Issuance
60. Fire Access. Fire access is required to be approved all-weather
access. Show on the plans the location of the all-weather access
and a description of the construction. Access road must be
designed to support the imposed loads of fire apparatus.
F Building Permit
Issuance
13
61. Hydrants & Fire Flows. Show the location of any on-site fire
hydrants and any fire hydrants that are along the property
frontage as well as the closest hydrants to each side of the
property that are located along the access roads that serves this
property. Provide a letter from the water company indicating
what the available fire flow is to this property.
F Building Permit
Issuance
PUBLIC WORKS GENERAL CONDITIONS
62. Conditions of Approval. Developer shall comply with the City
of Dublin Public Works Standard Conditions of Approval
contained below (“Standard Condition”) unless specifically
modified by Project Specific Conditions of Approval below.
PW On-going
PUBLIC WORKS – AGREEMENTS & BONDS
63. 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 City of Dublin to provide verification and
assurance that all treatment devices will be properly operated
and maintained and to guarantee 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.
PW Final Occupancy
PUBLIC WORKS – PERMITS
64. 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 require surety for slurry seal and
restriping. At the discretion of the City Engineer an encroachment
permit for work specifically included in an Improvement
Agreement may not be required.
PW Start of Work
65. Grading Permit. Developer shall obtain a Grading Permit from
the Public Works Department for all grading.
PW Start of Work
PUBLIC WORKS – SUBMITTALS
66. Submittals to non-City Agencies. Developer will be responsible
for submittals and reviews to obtain the approvals of all
participating non-City agencies. The Alameda County Fire
Department and the Dublin San Ramon Services District shall
approve and sign the Improvement Plans.
PW
Approval of
Improvement
Plans
67. Geotechnical Report. Developer shall submit a Design Level
Geotechnical Report, which includes street pavement sections
and grading recommendations.
PW Approval of
Grading Plans
68. Approved Plan Files. Developer shall provide Public Works
Dept. a PDF format file of approved site plans, including grading,
improvement, landscaping & irrigation, Joint trench & lighting.
PW Approval of Site
Plans
69. Master Files. Developer shall provide the Public Works
Department a digital vectorized file of the “master” files for the
project, in a format acceptable to the City Engineer. Digital raster
copies are not acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. All objects and entities in
layers shall be colored by layer and named in English. All
submitted drawings shall use Global Coordinate System of USA,
California, NAD 83 California State Plane, Zone III, and U.S. foot.
Stormwater Treatment Measures and Trash Capture:
PW Acceptance of
Improvements
14
a. GIS point layer (shape file or feature class in geodatabase),
specify the type of device, manufacturer, model, date
measure was installed, OR
b. EXCEL file (csv or text file) with the information noted above
AND a coordinate location pair, such as
(a) Latitude/Longitude, or (b) X/Y Coordinates in NAD 83
State Plane Zone 3 feet.
PUBLIC WORKS – GRADING
70. Grading Plan. The Grading Plan shall be in conformance with
the recommendation of the Geotechnical Report, and Site
Development Review, and the City design standards &
ordinances. In case of conflict between the soil engineer’s
recommendation and the City ordinances, the City Engineer shall
determine which shall apply.
PW Approval of
Grading Plans
71. Existing Condition Information. The construction drawing set
shall provide all existing information along project perimeter and
public street frontage, including existing curb elevations and
gutter slopes along adjacent streets.
PW Approval of
Improvement
Plans
72. Sections and Details. Construction drawings shall include
necessary sections and details to clarify construction, as
determined by the Public Works Department.
PW Approval of
Grading Plans
73. Grading and Drainage. Construction drawings shall include
necessary information to clarify grading, drainage and overland
release of runoff within open air areas such as plazas, parking
areas, and landscape areas.
PW
Approval of
Grading Plans
74. Storm Drain Inlet Markers. All on-site storm drain inlets must
be marked with storm drain markers that read: “No dumping,
drains to creek.” The stencils may be purchased from the Public
Work Department.
PW
Approval of
Improvement
Plans
75. Erosion Control Plan. A detailed Erosion and Sediment Control
Plan shall be included with the Grading Plan submittal. The plan
shall include detailed design, location, and maintenance criteria
of all erosion and sedimentation control measures.
In addition to the above requirements, the Erosion Control Plan
should also include, the “Clean Bay Blueprint,” which can be
found on the City website or at the following address
http://www.dublin.ca.gov/DocumentCenter/View/13531
PW Issuance of
Grading Permit
PUBLIC WORKS – IMPROVEMENTS
76. Public Improvement Conformance. All public improvements
shall conform to the City of Dublin Standard Plans, current
practices, design requirements and as approved by City
Engineer.
PW
Approval of
Improvement
Plans
77. Standard General Notes. Standard General Notes and project
specific notes shall be shown on the construction drawing set in
accordance with current Public Works standards.
PW Approval of
Improvement
Plans
78. Curb Returns. Curb Returns on Inspiration Drive shall be 40-
foot radius. All internal street curb returns shall be a minimum
20-foot radius, or as approved by the City Engineer. Curb ramp
locations and design shall conform to the most current Title 24
and Americans with Disabilities Act requirements and as
approved by the Public Works Traffic Engineer.
PW
Approval of
Improvement
Plans
15
79. Traffic Signing and Striping. Developer shall install all traffic
signage, striping, and pavement markings as required by the
Public Works Department.
PW Certificate of
Occupancy
80. Onsite Signing and Striping Plan. Construction drawings shall
include signing and striping plans, subject to the review and
approval of the City Engineer.
a. All parking spaces shall be double striped using 4” white lines
set approximately 2 feet apart according to City standards
and §8.76.070 (A) 17 of the Dublin Municipal Code.
b. All compact-sized parking spaces shall have the word
“COMPACT” stenciled on the pavement within each space.
c. Accessible parking spaces shall conform to ADA standards
per CBC 11B-208 and 11B-502.2. At least one of every six
Accessible parking spaces shall be Van Accessible. Per CBC
11B-502.2, the stall width shall be a minimum of 12’-0” wide,
and the adjacent accessible aisle shall be a minimum 5’ wide.
d. 12”-wide concrete step-out curbs shall be constructed at each
parking space where one or both sides abuts a landscaped
area or planter.
PW Building Permit
Issuance and
Improvement
Plan Approval
81. Water and Sewer Facilities. Developer shall construct all
potable and recycled water and sanitary sewer facilities required
to serve the project in accordance with DSRSD master plans,
standards, specifications and requirements.
PW Certificate of
Occupancy
82. Fire Hydrants. Fire hydrant locations shall be approved by the
Alameda County Fire Department. PW
Approval of
Improvement
Plans
83. Utility Locations. All electric, telephone, cable TV, and
communications utilities, shall be placed underground in
accordance with the City policies and ordinances. All utilities shall
be sized to meet utility company standards.
PW
Approval of
Improvement
Plans
PUBLIC WORKS – CONSTRUCTION
84. Public Works Standard Conditions of Approval.
Applicant/Developer shall comply with the City of Dublin Public
Works Standard Conditions of Approval contained below
(“Standard Condition”) unless specifically modified by Project
Specific Conditions of Approval above.
PW On-going
85. Conditions of Approval. Applicant/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 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, Applicant/Developer, in constructing
such improvements, shall comply with the Prevailing Wage Law
(Labor Code. Sects. 1720 and following).
PW On-going
PUBLIC WORKS – AGREEMENTS AND BONDS
86. Erosion Control Implementation. The Erosion and Sediment
Control Plan shall be implemented between October 1st and April
30th unless otherwise allowed in writing by the City Engineer.
The Developer will be responsible for maintaining erosion and
PW On-going as
needed
16
sediment control measures for one year following the City’s
acceptance of the improvements.
87. Archaeological Finds. If archaeological materials are
encountered during construction, construction within 100 feet of
these materials shall be halted until a professional Archaeologist
who is certified by the Society of California Archaeology (SCA) or
the Society of Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and suggest
appropriate mitigation measures.
PW On-going as
needed
88. 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 6:00 p.m. except as
otherwise approved by the City Engineer. Extended hours or
Saturday work will be considered by the City Engineer on a case-
by-case basis. Note that the construction hours of operation
within the public right of way are more restrictive.
PW On-going as
needed
89. Temporary Fencing. Temporary Construction fencing shall be
installed along the perimeter of all work under construction to
separate the construction operation from the public. All
construction activities shall be confined within the fenced area.
Construction materials and/or equipment shall not be operated or
stored outside of the fenced area or within the public right-of-way
unless approved in advance by the City Engineer.
PW
Start of
Construction and
On-going
90. 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 properties. The plan shall include hours of
construction operation, use of mufflers on construction
equipment, speed limit for construction traffic, haul routes and
identify a noise monitor. Specific noise management measures
shall be provided prior to project construction.
PW
Start of
Construction
Implementation,
and On-going as
needed
91. Traffic Control Plan. Closing of any existing pedestrian
pathway and/or sidewalk during construction shall be
implemented through a City approved Traffic Control Plan. PW
Start of
Construction and
On-going as
needed
92. Pest Control. Developer shall be responsible for controlling any
rodent, mosquito, or other pest problem due to construction
activities.
PW On-going
93. Dust Control Measures. Developer shall be responsible for
watering or other dust-palliative measures to control dust as
conditions warrant or as directed by the City Engineer. PW
Start of
Construction and
On-going as
needed
94. Damage/Repairs. 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
PW Certificate of
Occupancy
PUBLIC WORKS – NPDES
95. Stormwater Requirements Checklist. Applicant shall submit
an updated “Stormwater Requirements Checklist” and
accompanying required documentation.
PW Approval of
Grading Plans
96. Stormwater Treatment. Planting within all bioretention areas or
similar LID landscape-based stormwater treatment measures
shall adhere to the guidelines summarized in the most current
PW Approval of
Grading Plans
17
version of Appendix B to the C.3 Stormwater Technical Guidance
Handbook published by the Alameda County Clean Water
Program.
a. The synthetic sports field does not qualify as “self-treating”
areas for stormwater treatment. If the applicant is intending
to obtain credit for use of synthetic turf, applicant shall
conduct a percolation study on the existing soil and
demonstrate that it meets the C.3 requirements along with
assuring the ground water depth is more than 10’ within the
area.
97. Hydromodification Calculations. Applicant shall submit
Hydromodification (HM) Control Submittals for review in
accordance with current C.3 guidelines and Bay Area Hydrology
Model (BAHM) report recommendations.
PW Approval of
Grading Plans
98. NOI and SWPPP. Prior to any clearing or grading, Developer
shall provide the City evidence that a Notice of Intent (NOI) has
been sent to the California State Water Resources Control Board
per the requirements of the NPDES. A copy of the Storm Water
Pollution Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the construction site.
PW
Start of Any
Construction
Activities
99. SWPPP. The Storm Water Pollution Prevention Plan (SWPPP)
shall identify the Best Management Practices (BMPs) appropriate
to the project construction activities. The SWPPP shall include
the erosion and sediment control measures in accordance with
the regulations outlined in the most current version of the ABAG
Erosion and Sediment Control Handbook or State Construction
Best Management Practices Handbook. The Developer is
responsible for ensuring that all contractors implement all storm
water pollution prevention measures in the SWPPP.
PW
SWPPP to be
Prepared Prior to
Approval of
Grading Plans;
Implementation
Prior to Start of
Construction and
On-going as
needed
100. Stormwater Management Plan. Construction Plans shall
include a Stormwater Management Plan subject to review and
approval of the City Engineer. PW Approval of
Grading Plans
101. Trash Capture. Specific information is required on the
construction plan set demonstrating how MRP Provision C.10
(trash capture) requirements are met. Trash capture devices to
be used shall be listed and details shown on plans.
Trash capture devices shall meet the full trash capture
requirements of the SF Bay Regional Water Quality Control
Board AND shall comply with maintenance and performance
requirements of the Mosquito Abatement District.
Approved Filters include
a. United Stormwater (USW-1 modified),
b. Advanced Solutions Stormtek ST3 (AS-1/ST3 or AS-2/ST3),
c. Revel Environmental Manufacturing Inc. (REM-1),
d. Or other approved equal.
PW
Approval of
Improvement
Plans and
Building Permit
Issuance
PUBLIC WORKS – SPECIAL CONDITIONS
102. Waste Enclosure Requirements Checklist. Applicant shall
submit a “Waste Enclosure Requirements Checklist” for the
project. A pdf fillable version of the checklist is available from the
City of Dublin website at
PW
Approval of
Improvement
Plans
18
http://www.dublin.ca.gov/DocumentCenter/View/17027
103. Trash Enclosure. The proposed trash enclosures shall conform
to City of Dublin Trash Enclosure Ordinance 7.98.
a. Standard enclosures shall have a minimum inside usable
floor of 18 feet wide by 10 feet deep with a min. of 6 feet high
wall.
b. The lowest part of the enclosure ceiling cannot be lower than
9 feet high.
c. The concrete apron shall extend a minimum ten feet from the
enclosure pad and be the width of the enclosure opening.
d. The enclosure shall have a drain connected to the sanitary
sewer.
e. A hose bib shall be available for periodic wash down.
f. The area around and inside the enclosure must be lit with a
minimum of one-foot candle.
g. The trash enclosure shall be architecturally designed to be
compatible with the building.
h. The doors must be designed with self-closing gates that can
be locked closed and can also be held open with pin locks
during loading.
i. All trash bins used for this site shall be maintained within the
trash bin enclosure(s) at all times.
j. The enclosure shall have accessible route and entrance
door.
PW Building Permit
Issuance
104. Lighting.
a. The Applicant/Developer shall prepare a photometric plan to
the reasonable satisfaction of the City Engineer, Director of
Community Development, the City’s Consulting Landscape
Architect and Dublin Police Services.
b. The photometric plan shall show lighting levels which take
into consideration, poles, low walls and other obstructions.
c. Lighting used after daylight hours shall be adequate to
provide for security needs.
d. The parking lot lights shall also be designed to eliminate any
pockets of high & low illuminated areas.
PL, PW,
PO
Building Permit
Issuance
105. Varsity Football Games. Varsity football games are prohibited
from occurring during peak traffic hours.
PL, PW On-going
DUBLIN SAN RAMON SERVICES DISTRICT
106. Complete improvement plans shall be submitted to DSRSD that
conform to the requirements of the Dublin San Ramon Services
District Code, the DSRSD “Standard Procedures, Specifications
and Drawings for Design and Installation of Water and Wastewater
Facilities”, all applicable DSRSD Master Plans and all DSRSD
policies.
DSRSD Building Permit
Issuance
107. Domestic and fire protection waterline systems for Tracts or
Commercial Developments shall be designed to be looped or
interconnected to avoid dead end sections in accordance with
requirements of the DSRSD Standard Specifications and sound
engineering practice.
DSRSD Building Permit
Issuance
19
108. DSRSD policy requires public water and sewer lines to be
located in public streets rather than in off-street locations to the
fullest extent possible. If unavoidable, then public sewer or water
easements must be established over the alignment of each public
sewer or water line in an off-street or private street location to
provide access for future maintenance and/or replacement.
DSRSD Building Permit
Issuance
109. The locations and widths of all proposed easement dedications
for water and sewer lines shall be submitted to and approved by
DSRSD.
DSRSD Issuance of any
grading permit,
site work permit
or building permit
110. All easement dedications for DSRSD facilities shall be by a
separate instrument irrevocably offered to DSRSD or by offer of
dedication on the Final Map.
DSRSD Issuance of any
grading permit,
site work permit
or building permit
111. Prior to issuance by the City of any Building Permit or
Construction Permit by the Dublin San Ramon Services District,
whichever comes first, all utility connection fees including DSRSD
and Zone 7, plan checking fees, inspection fees, connection fees,
and fees associated with a wastewater discharge permit shall be
paid to DSRSD in accordance with the rates and schedules
established in the DSRSD Code.
DSRSD Building Permit
Issuance
112. No sewer line or waterline construction shall be permitted unless
the proper utility construction permit has been issued by DSRSD.
A construction permit will only be issued after all of the items in
Condition No. 155 have been satisfied.
DSRSD Building Permit
Issuance
113. The Applicant/Developer shall hold DSRSD, its Board of
Directors, commissions, employees, and agents of DSRSD
harmless and indemnify and defend the same from any litigation,
claims, or fines resulting from the construction and completion of
the project.
DSRSD Ongoing
114. Above-ground backflow prevention devices/double detector
check valves shall be installed on fire protection systems
connected to the DSRSD water main. The Applicant shall
collaborate with the Fire Department and DSRSD to size and
configure the fire system. The Applicant shall minimize the
number of backflow prevention devices/double-detector check
valve through strategic placement and landscaping.
DSRSD Building Permit
Issuance and
ongoing
115. Development plans will not be approved until landscape plans
are submitted for DSRSD review and approval.
DSRSD Approval of Final
Landscape Plans
116. Grading for construction shall be done with recycled water. DSRSD During
construction
PASSED, APPROVED, AND ADOPTED this ____day of _____, 2018 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
20
______________________________
Mayor
ATTEST:
______________________________
City Clerk