HomeMy WebLinkAboutReso 117-18 Approving IKEA Site Develpoment Reiview Vesting Tentative Parcel Map RESOLUTION NO..117 — 18
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * ** * * * *
A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING
TENTATIVE PARCEL MAP 10792 FOR THE IKEA RETAIL CENTER PROJECT
PLPA 2016-00016 (APNs 986-0033-004-00, 986-0033-005-02, 986-0033-006-00)
WHEREAS, the Applicant, IKEA Property, Inc., submitted an application to construct the IKEA
Retail Center project, which consists of up to 412,099 square feet of commercial uses on the 27.45-
acre parcel. Requested land use approvals include a Planned Development Rezone with a Stage 1
and Stage 2 Development Plan, a Site Development Review Permit, Vesting Tentative Parcel Map
10792 and a Supplemental Environmental Impact Report. These planning and implementing actions
are collectively known as the "IKEA Retail Center Project" or the "Project"; and
WHEREAS, project site is approximately 27.45 acres located south of Martinelli Drive between
Hacienda Road and Arnold Road (APNs 986-0033-004-00, 986-0033-005-02, 986-0033-006-00); and
WHEREAS, the project site is located within a Planned Development Zoning District; and
WHEREAS, the project plans, attached as Exhibit A and Exhibit B, illustrate the site layout
and elevations for the IKEA Retail Center project consistent with the General Plan, Eastern Dublin
Specific Plan and 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, the project is located in the General Plan's Eastern Extended Planning Area and
the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental
Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10,
1993, which resolution is incorporated herein by reference. The Eastern Dublin EIR identified
significant impacts from development of the Eastern Dublin area, some of which could not be
mitigated to less than significance. Upon approval of the Eastern Dublin General Plan Amendment
and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a
Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and
WHEREAS, the City prepared an Initial Study for the IKEA Retail Center project consistent
with CEQA Guidelines 15162 and 15163 and determined that a supplement to the Eastern Dublin EIR
was required; and
WHEREAS, the City held a public scoping meeting on September 7, 2017, where an overview
of the proposed scope and content of the Supplemental Environmental Impact Report was provided;
and
WHEREAS, based on the Initial Study and responses to the Notice of Preparation, the City
prepared a Draft Supplemental EIR dated January 31, 2018 (SCH No. 2017082047); and
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 1 of 29
WHEREAS, the Draft Supplemental EIR identified potentially significant environmental effects
anticipated as a result of the project such as, air quality and greenhouse gas emissions, biological
resources, hazards/hazardous materials, noise, and transportation, most of which can be
substantially reduced through mitigation measures; and
WHEREAS, on September 25, 2018, the Planning Commission adopted Resolution 18-23
recommending that the City Council certify the Supplemental Environmental Impact Report and
adopting mitigation findings, the findings regarding alternatives, a Statement of Overriding
Considerations and a Mitigation Monitoring and Reporting Program; and
WHEREAS, on September 25, 2018, the Planning Commission adopted Resolution 18-22
recommending that the City Council deny a Planned Development Zoning district with a related Stage
1 and Stage 2 Development plan, Site Development Review Permit and Vesting Tentative Parcel
Map 10792, which Resolution is incorporated herein by reference and available for review at City Hall
during normal business hours; and
WHEREAS, a Staff Report, dated October 16, 2018 and November 8, 2018 and incorporated
herein by reference, described and analyzed the project, including the Planned Development
Rezoning and approval of a related Stage 1 and Stage 2 Development Plan, Site Development
Review Permit, Vesting Tentative Parcel Map 10792 and Supplemental Environmental Impact Report
for the City Council; and
WHEREAS, on November 8, 2018 the City Council adopted Resolution 116-18 certifying the
Supplemental Environmental Impact Report and adopting mitigation findings, findings regarding
alternatives, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting
Program for the IKEA Retail Center project; and
WHEREAS, the City Council held a properly noticed public hearing on the Project on October
16, 2018 at which time all interested parties had the opportunity to be heard and continued the item
the November 8, 2018; and
WHEREAS, proper notice of the public hearing was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
Site Development Review application; 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 foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED THAT THE City of Dublin City Council does hereby make the
following finding regarding the IKEA Retail Center Project:
The Supplemental Environmental Impact Report and related findings, Statement of Overriding
Considerations and Mitigation Monitoring and Reporting Program approved by the City Council
Resolution No. 116-18 are adequate and sufficient to satisfy CEQA, CEQA Guidelines and the City of
Dublin's CEQA guidelines and hereby incorporates said documents by reference.
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 2 of 29
BE IT FURTHER RESOLVED THAT THE that the City Council of the City of Dublin does
hereby make the following Site Development Review findings and determinations regarding the IKEA
Retail Center project:
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 project provides an orderly, attractive and harmonious
development compatible with the site's surrounding properties; 2) the development gives
thoughtful consideration to building location, architectural and landscape design and theme,
vehicular and pedestrian access and on-site circulation, parking and traffic impact; 3) the
project includes contemporary, high-quality materials and finishes in compliance with the
design guidelines of the Eastern Dublin Specific Plan and Community Design and
Sustainability Element of the General Plan; 4) the proposed project will conform to the
density, design, and allowable uses as stated.in the Planned Development Zoning Stage 1
and Stage 2 Development Plan; 5) the project includes streetscape enhancements to
compliment those already in place; 6) the proposed project is consistent with the Eastern
Dublin Specific Plan because the Plan states that regionally-oriented commercial uses
should be located south of Dublin Boulevard and near freeway interchanges where
convenient vehicular access will limit traffic impacts to the rest of Dublin and the retail
center is intended to service the community as well as the region; and 7) the project is in all
respects consistent with the General Plan and Eastern Dublin Specific Plan.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) The
architecture and landscape design for the project provides an appropriate pedestrian scale
with the proposed layout of buildings and landscaping and parking are well-suited to the
proposed use; 2) the overall design of the project is consistent with the design
requirements of the Stage 1 and Stage 2 Development Plan; 3) the overall project is
consistent with the total development potential for the site as stated in the Stage 1 and
Stage 2 Development Plan; 4) the proposed project is consistent with the Eastern Dublin
Specific Plan because the Plan states that regionally-oriented commercial uses should be
located south of Dublin Boulevard and near freeway interchanges where convenient '
vehicular access will limit traffic impacts to the rest of Dublin and the retail center is
intended to service the community as well as the region; and 5) the proposed project meets
the intent of the Dublin General Plan which discourages projects that do not relate well to
the surrounding developments and the proposed project is compatible with the surrounding
neighborhood that includes commercial, office, and multi-family residential uses.
C. The design of the Project is appropriate to the City, the vicinity, surrounding properties, and
the lot in which the Project is proposed because: 1) the architecture combines a variety of
materials, textures and colors intended to provide visual interest in the project and to
complement its surroundings; 2) the landscape design for the project provides an
appropriate pedestrian scale and the landscaping and parking areas are well-suited to the
uses; 3) the overall design of the project is consistent with the design requirements of the
Stage 1 and Stage 2 Development Plan; 4) the proposed development is compatible with
the General Plan Land Use designation of General Commercial which allows for a variety
of retail and other commercial uses; 5) the project has been designed to screen all
mechanical equipment and all service and loading areas to enhance the aesthetics from
within the property and surrounding properties; and 6) the proposed development locates a
regionally oriented commercial use, consistent with the Eastern Dublin Specific Plan, south
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 3 of 29
of Dublin Boulevard and near freeway interchanges and provides convenient vehicular
access to the freeway, thereby limiting traffic impacts to the rest of Dublin.
D. The subject site is suitable for the type and intensity of the approved development because:
1) the project helps to provide the desired mix of specialty shops, eating places, and
•
associated uses that conform to the General Commercial land use stipulated in.the Dublin
General Plan and the Eastern Dublin Specific Plan; 2) it provides for its own infrastructure
and required services; 3) it is a pedestrian oriented development which encourages
connectively within the site and adjacent commercial center which reflects the planned
visual character of the area and provides a place for community gathering; 4) the project is
also designed to include sufficient vehicular and pedestrian access, with parking and
similar infrastructure to support the use; 5) the retail center will have a blended FAR of .40
which is consistent with the Stage 2 Development Plan; and 6) the proposed density of the
site is consistent with the Eastern Dublin Specific Plan.
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) the architectural style and materials will be consistent and compatible with the
contemporary architectural style, colors, and materials being utilized on other commercial
and residential projects in the vicinity of the project site; 2) the project is utilizing
contemporary, high-quality materials and finishes in compliance with the design guidelines
of the Eastern Dublin Specific Plan; 3) the architecture of the buildings includes light
fixtures, varying roof designs and heights, awnings, outdoor spaces and therefore is
consistent with good design, which encourage the use of these elements; and 4) the
surface parking lot includes a large number of trees which will provide a canopy in the
parking lot and therefore will limit the expanse of parking lot and will provide an attractive
element to the parking lot area.
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 Preliminary Landscape Plan for the project site emphasizes the creation of a
comfortable pedestrian environment that will include a large outdoor area for patrons; 2) the
outdoor plaza includes a variety of plant material, paving and outdoor gathering spaces
including seating areas; 3) landscaping will be provided throughout the project site; and 4)
the project landscaping is consistent with other commercial development in the vicinity and
conforms to the requirements of the City's Water Efficient Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) all infrastructure including driveways, pathways,
sidewalks, and street lighting have been reviewed for conformance with City policies,
regulations, and best practices and have been designed with multi-modal travel in mind; 2)
development of this project will conform to the major public improvements already installed
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 4 of 29
allowing patrons the safe and efficient use of these facilities; 3) the project includes the
addition of multi-use pathway along the south side of Martinelli Way and along the eastern
and southern perimeter of the property which contributes to the City's pedestrian and
bicycle network; and 4) the location of the project site and the project's circulation design
provides an efficient flow of vehicles to and from the major arterial roads and the 1-580
freeway.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby make the following findings and determinations regarding the proposed vesting tentative map
for the IKEA Retail Center project:
A. The proposed subdivision map together with the provisions for its design and improvement is
consistent with the general plan and any applicable specific plan because: 1) the proposed
Vesting Tentative Parcel Map 10792 together with the provisions for its design and
improvements complies with the development standards of the Eastern Dublin Specific Plan
and Stage 2 Development Plan and 2) will eliminate an unnecessary parcel and create two
parcels for development of the IKEA building and the retail center.
B. The subdivision site is physically suitable for the type and proposed density of development
because: 1) the project site is physically suitable for the type and proposed density of
development (.40 FAR project-wide) is consistent with the General Commercial land use
designation of the Eastern Dublin Specific Plan (.20 to .60 FAR).and Stage 2 Development
Plan; 2) the proposed commercial development is consistent with the scale of other
commercial developments in the immediate vicinity; and 3) the project site is located on
approximately 27.45 acres of relatively flat topography, and so therefore is physically suitable
for the type and density of development that is proposed.
C. The tentative tract map is consistent with the intent of applicable subdivision design or
improvements of the tentative tract map are consistent with the city's general plan and any
applicable specific plan because: 1) the proposed Vesting Tentative Parcel Map to create two
parcels for the IKEA building and retail center (.60 and .20 FAR respectively) is consistent with
the development densities if the Eastern Dublin Specific Plan (.20 to .60 FAR) and Stage 2
Development Plan (.20 to .60 — Blended FAR of .40).
D. The subdivision design and proposed improvements will not cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat because: 1) the
proposed Vesting Tentative Parcel Map is for the development of an relatively flat and vacant
property which has been disturbed through vegetation management for years; 2) the City
certified a Supplemental Environmental Impact Report (Resolution No. 116-18) which
mitigated any potential impacts and therefore the proposed subdivision will not result in
environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns.
E. The design of the subdivision or type of improvements will not cause serious public health
concerns because: 1) the design of the subdivision or type of improvements will not cause
serious public health concerns as it has been conditioned to comply with all building codes and
ordinances in effect at the time of permit issuance; 2) in addition, the City conducted a review
to evaluate the project's impacts; 3) the City certified a Supplemental Environmental Impact
Report (Resolution No. 116-18) which mitigated any potential impacts to public.
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 5 of 29
F. The design of the subdivision or the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision; or alternate easements are provided pursuant to Government Code
Section 66474(g) because: 1) the City Engineer has reviewed the Vesting Tentative Map and
title report and has determined that the future proposed buildings will not conflict with existing
or new easements nor with future property lines.
G. The design or improvements of the tentative map are consistent with the city's general plan
and any applicable specific plan because: 1) the proposed Vesting Tentative Map 10792
together with the provisions for its design and improvements complies with the development
standards of the Stage 2 Planned Development and the Eastern Dublin Specific Plan.
H. The subdivision is designed to provide for future passive or natural heating or cooling
opportunities because: 1) the proposed development is located very closely to mass transit
(BART) where it will be a part of a sustainable infrastructure system; 2) the proposed IKEA
store is designed to LEED-Silver at minimum and incorporate below store parking to reduce its
heat island effect; 3) the proposed retail center is design for compliance with California Green
Building Code Tier 1 requirements and 4) landscaping will be provided throughout the project
site including the surface parking lot providing natural shading.
I. The tentative tract map, including design and improvement, shall comply with all the applicable
provisions and requirements of the zoning ordinance, the latest municipal stormwater permit
issued to the city by the Regional Water Quality Control Board, this title, any other ordinance of
the city, and the Subdivision Map Act because: 1) the project is compliant with the California
Regional Water Quality Control Board San Francisco Bay Region Municipal Regional
Stormwater NPDES Permit; 2) the project would include bioretention areas and stormwater
treatment vaults to ensure consistency with regional C.3 stormwater treatment; and 3) the
project would include full trash capture devices to ensure consistency with regional C.10
stormwater treatment requirements.
BE IT FURTHER RESOLVED that the Dublin City Council does hereby approve the Site
Development Review Permit and Vesting Tentative Map for the IKEA Retail Center project as shown
on the project plans date stamped received on August 8, 2018 and included as Exhibit A and Exhibit
B to this Resolution, subject to the conditions included below.
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 WHEN REQ'D
PL%�►NNING `AGENCY Prior to
ppapproval is for the IKEA Retail Center Approval. This Project PL Ongoing
(PLPA-2016-00016). This approval shall be as generally depicted
and indicated on the project plans prepared by JMH Weiss,
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 6 of 29
Greenbergfarrow, Ware Malcomb and Smith+Smith, dated received
August 8, 2018 , attached as Exhibit A (Site Development Review
Plans) and project plans prepared by JMH Weiss, Inc. dated
received August 8, 2018, attached as Exhibit B (Vesting Tentative
Parcel Map), and other plans, text, and diagrams relating to this
Project, and as specified as the following Conditions of Approval for
this project.
2. Effective Date. This approval becomes effective upon certification PL Ongoing
of the IKEA Retail Center Supplemental Environmental Impact
Report and approval of the companion Planned Development
Rezone has become effective (Stage 1 and 2).
3. Permit Expiration — Site Development Review. Approval of this PL One Year After
Site Development Review shall be valid of one (1) year from the Effective Date
effective date for the project. This approval shall be null and void in
the event the approved use fails to be established within the
prescribed time. Commencement of the use means the
establishment of use pursuant to the Permit approval or,
demonstrating substantial progress toward commencing such use.
If there is a dispute as to whether the Permit has expired, the City
may hold a noticed public hearing to determine the matter. Such a
determination may be processed concurrently with revocation
proceedings in appropriate circumstances. If a Permit expires, a
new application must be made and processed according to the
requirements of this Ordinance.
4. Permit Expiration — Vesting Tentative Map. Approval of the PW 36 months after
Vesting Tentative Map shall be valid for 36 months from the Effective Date
effective date as set forth in Section 9.08.130.A of the Dublin
Municipal Code.
5. Time Extension. The original approving decision-maker may, PL Prior to
upon the Applicant's written request for an extension of approval Expiration Date
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.
6. Compliance. The Applicant/Property Owner shall operate this use PL On-going
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.
7. Revocation of Permit. The Site Development Review approval PL On-going
shall be revocable for cause in accordance with Section 8.96.020.1
of the Dublin Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to citation.
8. Requirements and Standard Conditions. The Applicant/ Various Building Permit
Developer shall comply with applicable City of Dublin Fire Issuance
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
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 7 of 29
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.
9. Required Permits. Developer shall obtain all permits required by PW Building Permit
other agencies including, but not limited to Alameda County Flood Issuance and
Control and Water Conservation District Zone 7, California Grading Permit
Department of Fish and Game, Army Corps of Engineers, Regional Issuance
Water Quality Control Board, Caltrans and provide copies of the
permits to the Public Works Department.
10. Fees. Subject to Government Code section 66498.1(b), Various Building Permit
Applicant/Developer shall pay all applicable fees in effect at the Issuance
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.
11. Indemnification. The Developer shall defend, indemnify, and hold ADM On-going
harmless the City of Dublin and its agents, officers, and employees
from any claim, action, or proceeding against the City of Dublin or
its agents, officers, or employees to attack, set aside, void, or annul
an approval of the City of Dublin or its advisory agency, appeal
board, Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other
department, committee, or agency of the City to the extent such
actions are brought within the time period required by Government
Code Section 66499.37 or other applicable law; provided, however,
that the Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly notifying the
Developer of any said claim, action, or proceeding and the City's
full cooperation in the defense of such actions or proceedings.
12. Clarification of Conditions. In the event that there needs to be PL, PW On-going
clarification to the Conditions of Approval, the Director of
Community Development and the City Engineer have the authority
to clarify the intent of these Conditions of Approval to the Developer
without going to a public hearing. The Director of Community
Development and the City Engineer also have the authority to
make minor modifications to these conditions without going to a
public hearing in order for the Developer to fulfill needed
improvements or mitigations resulting from impacts to this project.
13. Clean-up. The Applicant/Developer shall be responsible for clean- PL On-going
up & disposal of project related trash to maintain a safe, clean and
litter-free site.
14. Modifications. Modifications or changes to this Site Development PL On-going
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.
15. Equipment Screening. All electrical equipment, fire risers, and/or PL Building Permit
mechanical equipment shall be screened from public view by Issuance
landscaping and/or architectural features. Any roof-mounted and
equipment shall be completely screened from adjacent street view Through
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 8 of 29
by materials architecturally compatible with the building and to the Completion/On-
satisfaction of the Community Development Director. The Building going
Permit plans shall show the location of all equipment and screening
for review and approval by the Director of Community
Development.
16. Temporary Promotional Banners and Balloons. Temporary PL On-going
Promotional Banner Signs and Balloons shall only be permitted
after first securing an approved Temporary Promotional Sign
Permit. All temporary on-site signage shall be subject to the sign
regulations contained in the City of Dublin Zoning Ordinance.
17. Construction Trailer. The Applicant/Developer shall obtain a PL Installation of a
Temporary Use Permit prior to the establishment of any Construction
construction trailer, storage shed, or container units on the project Trailer
site.
;'PLANNING PROJECT SPECFIIGaCOIti1D1'TIC1N$,„
18. The size of the IKEA store shall be a maximum of 317,000 square PL Building Permit
feet. This modification eliminates approximately 22,099 square feet Issuance and
from the warehouse area by pulling in one side of the building Ongoing
on the southern end, and thereby shortening the length of the
building by approximately 60 feet. This reduction shall result in an
increase in open space on the south side, not an increase in
parking area.
19. Public Art. The project is required to comply with Sections PL Building Permit
8.58.05A and 8.58.05D of Chapter 8.58 (Public Art Program) of the Issuance
Dublin Municipal Code. The Project will make a monetary
contribution in-lieu of acquiring and installing a public art project on
the property, as provided by the Dublin Municipal Code section
8.58.050D. The in-lieu contribution shall be as provided in the
Dublin Municipal Code, Chapter 8.58.
20. Reciprocal Parking Agreement. A reciprocal agreement between PL Building Permit
Parcel 1 (IKEA site) and Parcel 2 (Retail Center) for parking shall Issuance
be recorded and provided to the City.
21. S Shopping Carts. Shopping cart return stalls shall be provided as PL Building Permit
shown on the project plans and shall not occupy required parking Issuance and
stalls. Shopping carts provided for the IKEA shall include a wheel Ongoing
locking system to keep shopping carts from crossing over IKEA
Place or any street property line. All carts must remain on the IKEA
side of the development and stored in the designated cart returns.
A note identifying the locking system shall be placed on the building
permit plans.
22. CalTrans coordination. Consult with CalTrans regarding details PL Approval of
of proposed improvements along their ROW. Improvement
Plans
23. Mitigation Monitoring Program. The Applicant/ Developer shall PL Ongoing
comply with The IKEA Retail Center Supplemental Environmental
Impact Report (SEIR) certified by City Council Resolution 116-18,
including all mitigation measures, action programs, and
implementation measures contained therein. The SEIR is on file
with the Community Development Department.
24. P Parking of Delivery Trucks. The parking of delivery trucks shall PL Ongoing
be limited to designated loading areas and for the express purpose
of loading and unloading.
25. Master Sign Program. A Master Sign Program is required prior to PL Installation of
installation of any project related signage. Any signs shown in the Project Related
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 9 of 29
Project Plans are for illustrative purposes only and the full details of Signage
the sign sizes, location, content, materials, and construction shall
be shown in the separate sign package.
26. Project Phasing. The IKEA Retail Center project shall be PL First Building
constructed as one phase as outlined in the Supplemental Draft Inspection for
EIR for the project. The construction of the individual buildings may IKEA Building
be separated into different building permit submittals. If the building
permit for the IKEA building is issued first, the building permits for
buildings D-H (as shown on the project plans) shall be issued prior
to the first building inspection for the IKEA building (not including
the parking structure)
27. Non-Taxable Merchandise. Less than ten percent of the total floor PL Ongoing
sales area shall be dedicated to the sale of non-taxable food for
human consumption in accordance with DMC Chapter 8.42
Superstores Ordinance.
PLANNING'LANDSCAPE z
28. Final Landscape and Irrigation Plan. Plans shall comply with PL Building Permit
Chapter 8.72 and be generally consistent with the project plans Issuance
attached to this Resolution as Exhibit A and date stamped
received on August 8, 2018. A Final Landscape and Irrigation Plan
prepared and stamped by a State licensed landscape architect or
registered engineer shall be submitted for review and approval by
the Community Development Director. Landscape and irrigation
plans shall provide for a recycled water system.
29. Water Efficient Landscaping Regulations. The Applicant shall PL Building Permit
meet all requirements of the City of Dublin's Water-Efficient Issuance
Landscaping Regulations, Chapter 8.88 of the Dublin Municipal
Code and 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.
30. Sustainable Landscape Practices. The landscape design shall PL Building Permit
' demonstrate compliance with sustainable landscape practices as Issuance
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.
31. Landscape Edges: Concrete curbs or bands shall be used at the PL Building Permit
edges of all planters and paving surfaces. The design width and Issuance
depth of the concrete edge to be to the satisfaction of the
Community Development Director and City Engineer.
32. Backflow Prevention Devices. The Landscape Plan shall show PL Building Permit
the location of all backflow prevention devises. The location and Issuance
screening of the backflow prevention devices shall be reviewed and
approved by City staff.
33. Maintenance of Landscape. All landscape areas on the site shall PL On-going
be 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.
DUBLIN POLICE„SERVICES ..
34. Crime Prevention Through Environmental Design. IKEA staff PL, PO During
and their construction representatives shall coordinate with the Construction and
Dublin Police Services' Crime Prevention Unit to conduct a Crime On-going
Prevention Through Environmental Design (CPTED) inspection.
These inspections may occur both during the construction phase
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 10 of 29
and prior to certificate of occupancy. The Crime Prevention Unit
through the CPTED program may provide strategies to deter crime
and allow Dublin Police to best assist the businesses should crime
occur.
BUILDING CONDITIONS
35. Building Codes and Ordinances. All project construction shall B Through
conform to all building codes and ordinances in effect at the time of Completion
building permit.
36. Phased Occupancy Plan. If occupancy is requested to occur in B Occupancy of
phases, then all physical improvements within each phase shall be any affected
required to be completed prior to occupancy of any buildings within building
that phase except for items specifically excluded in an approved
Phased Occupancy Plan, or minor handwork items, approved by
the Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Directors of Community
Development and Public Works for review and approval a minimum
of 45 days prior to the request for occupancy of any building
covered by said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all parcels in each phase
and shall substantially conform to the intent and purpose of the
subdivision approval. No individual building shall be occupied until
the adjoining area is finished, safe, accessible, and provided with
all reasonable expected services and amenities, and separated
from remaining additional construction activity. Subject to approval
of the Director of Community Development, the completion of
landscaping may be deferred due to inclement weather with the
posting of a bond for the value of the deferred landscaping and
associated improvements.
37. Building Permits. To apply for building permits, B Issuance of
Applicant/Developer shall submit electronic plans and specs and Building Permits
the number of hard copies as determined by the Building Official for
plan check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations shall clearly
indicate how all Conditions of Approval will or have been complied
with. Construction plans will not be accepted without the annotated
resolutions attached to each set of plans. Applicant/Developer will
be responsible for obtaining the approvals of all participation non-
City agencies prior to the issuance of building permits. Applicant
shall submit one copy of the plans directly to Dublin San Ramon
Services District (DSRSD) and submit their acceptance letter to the
City upon first submittal of the plans.
38. Construction Drawings. Construction plans shall be fully B Issuance of
dimensioned (including building elevations) accurately drawn building permits
(depicting all existing and proposed conditions on site), and
prepared and signed by a California licensed Architect or Engineer.
All structural calculations shall be prepared and signed by a
California licensed Architect or Engineer. The site plan, landscape
plan and details shall be consistent with each other.
39. Air Conditioning Units. Air conditioning units and ventilation B Occupancy
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.
40. Addressing B
a) Provide a site plan with the City of Dublin's address grid Prior to release
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 11 of 29
overlaid on the plans (1 to 30 scale). Highlight all exterior door of addresses
openings on plans (front, rear, garage, etc.). Provide
information for each tenant space. Three (3) copies on full
size sheets and three (3) copies reduced sheets. Prior to
b) Address signage shall be provided as per the Dublin permitting
Commercial Security Code.
c) Address will be required on all doors leading to the exterior of Prior to
the building. Addresses shall be illuminated and be able to be occupancy
seen from the street, 4 inches in height minimum.
41. Engineer Observation. An Engineer of record shall be retained to B Scheduling the
provide observation services for all components of the lateral and final frame
vertical design of the building, including nailing, hold-downs, straps, inspection
shear, roof diaphragm and structural frame of building. A written
report shall be submitted to the City Inspector prior to scheduling
the final frame inspection.
42. Foundation. Geotechnical Engineer for the soils report shall B Permit issuance
review and approve the foundation design. A letter shall be
submitted to the Building Division on the approval.
43. 60-Foot No Build Covenant. Pursuant to Dublin Municipal Code B Prior to
Section 7.32.130, if the design of the project uses yards for Permitting
allowable square footage increase, the owner shall file with the
Building Official a Covenant and Agreement Regarding
Maintenance of Yards for an Oversized Building binding such
owner, his heirs, and assignees, to set aside a 60-foot required
yard as unobstructed space having no improvements. After
execution by the owner and Building Official, such covenant shall
be recorded in the Alameda County Recorder's Office, and shall
continue in effect so long as an oversized building remains or
unless otherwise released by authority of the Building Official.
44. Accessible Parking. The required number of parking stalls, the B Through
design and location of the accessible parking stalls shall be as Completion
required by the CA Building Code.
45. CALGreen Building. The project shall incorporate the B Prior to
requirements of the CALGreen Building Standards Code. The permitting
project shall be provided with: a) short and long -term bicycle
parking, b) conduit installed from the electrical supply panel to the
roof for the installation of future PV (DMC 7.94.070), and c)
covered entries. The Green Building Plan shall be submitted to the
Building Official for review.
46. Cool Roofs. Flat roof areas shall have their roofing material B Through
coated with light colored gravel or painted with light colored or Completion
reflective material designed for Cool Roofs.
47. Solar Zone - CA Energy Code. Show the location of the Solar B Through
Zone on the site plan. Detail the orientation of the Solar Zone. Completion
This information shall be shown on the roof plan. This condition of
approval will be waived if the project meets the exceptions provided
in the CA Energy Code. Typical for each building.
48. Clean Air Vehicle Parking. The project shall incorporate the B Prior to
requirements of the CAL Green Building Standards Code with: a) Occupancy
designated clean air vehicle parking stalls and b) electric vehicle
charging stations.
49. CASp. Applicant shall obtain the services of a Certified Access B Prior to
Specialist for the review of the construction drawing and Permitting and
inspections for the building interior and site exterior. A written Occupancy
report shall be submitted to the City prior to approval of the permit
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 12 of 29
application. In Addition, a written report shall be submitted to the
City Inspector prior to scheduling the final inspection.
50. Accessory Structures. Building permits are required for all B Through
associated exterior amenities/structures, including some shall meet Completion
accessibility regulations. Examples of amenities include: trash
enclosures, shade structures, fire pits, retaining walls located
outside of the buildings, water features, exterior fixed seating,
BBQs, etc. Provide a list of these structures requiring separate
permits on the cover sheet of plans for each separate project (Ikea
and retail buildings).
51. Copies of Approved Plans. Applicant shall provide City with one B 30 days after
(1) reduced (1/2 size) copies of the City of. Dublin stamped permit and each
approved plan. revision
issuance
52. Temporary Fencing. Temporary Construction fencing shall be B Through
installed along the perimeter of all work under construction. Completion
FIRE PREVENTION .
53. No fire service lines shall pass beneath buildings. F Approval of
Improvement
Plans
54. New Fire Sprinkler System & Monitoring Requirements F Building Permit
In accordance with The Dublin Fire Code, fire sprinklers shall be Issuance
installed in the building. The system shall be in accordance with the
NFPA 13, the CA Fire Code and CA Building Code. Plans and
specifications showing detailed mechanical design, cut sheets, listing
sheets and hydraulic calculations shall be submitted to the Fire
Department for approval and permit prior to installation. This may be
a deferred submittal.
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.
e) Fire Protection Equipment shall be identified with approved
signs constructed of durable materials, permanently
installed and readily visible.
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 13 of 29
55. Fire Access During Construction. F During
a) Fire Access. Access roads, turnaround, pullouts, and fire Construction
operation areas are fire lanes and shall be maintained clear
and free of obstructions, including the parking of vehicles.
b) Entrances. Entrances to job sites shall not be blocked,
including after hours, other than by approved gates/barriers
that provide for emergency access.
c) Site Utilities. Site utilities that would require the access
road to be dug up or made impassible shall be installed
prior to construction commencing.
d) Entrance flare, angle of departure, width, turning radii,
grades, turnaround, vertical clearances, road surface,
bridges/crossings, gates/key-switch, within a 150-foot
distance to Fire Lane shall be maintained.
e) Personnel Access. Route width, slope, surface and
obstructions must be considered for the approved route to
furthermost portion of the exterior wall.
f) All-weather access. Fire access is required to be all-
weather access. Show on the plans the location of the all-
weather access and a description of the construction.
Access roads must be designed to support the imposed
loads of fire apparatus.
56. Fire Alarm (detection) System Required F Occupancy
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
area's have audible alarm coverage, circuits shall be initially
designed with a minimum 20% spare capacity for adding
appliances to accommodate hearing impaired employee's.
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.
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 14 of 29
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.
57. Fire Extinguishers. F Occupancy
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.
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.
58. FD Building Key Box. Building Access. A Fire Department Key F Occupancy
Box shall be installed at the main entrance to the Building. Note
these locations on the plans. The key box should be installed
approximately 5 1/2 feet above grade. The box shall be sized to
hold the master key to the facility as well as keys for rooms not
accessible by the master key. Specialty keys, such as the fire alarm
control box key and elevator control keys shall also be installed in
the box.
The key box door and necessary keys are to be provided to the fire
inspector upon the final inspection. The inspector will then lock the
keys into the box.
59. Means of Egress. F Occupancy
Exit signs shall be visible and illuminated with emergency lighting
when building is occupied.
60. Main Entrance Hardware Exception. F Occupancy
It is recommended that all doors be provided with exit hardware
that allows exiting from the egress side even when the door is in
the locked condition. However, an exception for A-3, B, F, M, S
occupancies and all churches does allow key-locking hardware (no
thumb-turns) on the main exit when the main exit consists of a
single door or pair of doors. When unlocked the single door or both
leaves of a pair of doors must be free to swing without operation of
any latching device. A readily visible, durable sign on or just above
the door stating "This door to remain unlocked whenever the
building is occupied" shall be provided. The sign shall be in
letters not less than 1 inch high on a contrasting background. This
use of this exception may be revoked for cause.
61. Maximum Occupant Load. Posting of room capacity is required F Occupancy
for any occupant load of 50 or more persons. Submittal of a seating
plan on 8.5" x 11" paper is required prior to final occupancy.
62. Interior Finish. Wall and ceiling interior finish material shall meet F Occupancy
the requirements of Chapter 8 of the California Fire Code. Interior
finishes will be field verified upon final inspection. If the product is
not field marked and the marking visible for inspection, maintain the
products cut-sheets and packaging that show proof of the products
flammability and flame-spread ratings. Decorative materials shall
be fire retardant.
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 15 of 29
63. General Inspection. Upon inspection of the work for which this F Occupancy
submittal was provided, a general inspection of the business and
site will be conducted.
64. Addressing. Addressing shall be illuminated or in an illuminated F Occupancy
area. The address characters shall be contrasting to their
background. If address is placed on glass, the numbers shall be on
the exterior of the glass and a contrasting background placed
behind the numbers.
Building Address. The building shall be provided with all addresses
or the assigned address range so as to be clearly visible from
either direction of travel on the street the address references. The
address characters shall not be less than 5 inches in height by 1-
inch stroke. Larger sizes may be necessary depending on the
setbacks and visibility.
Multi-Tenants. Where a building has multiple tenants, address shall
also be provided near the main entrance door of each tenant
space. The address shall be high enough on the building to be
clearly visible from the driveway, street or parking area it faces
even when vehicles are parked in front of the tenant space. The
address shall not be less than 5-inches in height with a 1/2-inch
stroke.
Rear Doors. The address shall also be provided on any rear doors
to the tenant space with minimum 2-inch high characters.
65. FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION F Ongoing during
A. Clearance to combustibles from temporary heating devices construction and
shall be maintained. Devices shall be fixed in place and demolition
protected from damage, dislodgement or overturning in
accordance with the manufacturer's instructions.
B. Smoking shall be prohibited except in approved areas. Signs
shall be posted "NO SMOKING" in a conspicuous location in
each structure or location in which smoking is prohibited.
C. Combustible debris, rubbish and waste material shall be
removed from buildings at the end of each shift of work.
Flammable and combustible liquid storage areas shall be
maintained clear of combustible vegetation and waste materials.
DUBLIN SAN RAMON SERVICES DISTRICT F.:
66. The regulations that apply to development projects are codified in: the DSRSD Building Permit
Dublin San Ramon Services District Code; the DSRSD "Standard Issuance
Procedures, Specifications and Drawings for Design and Installation
of Water and Wastewater Facilities" as amended from time to time;
all applicable DSRSD Master Plans and all DSRSD policies. Prior to
issuance of any building permit, complete improvement plans shall be
submitted to DSRSD that conform to the pertinent documents.
67. Planning and review fees/ inspection fees, and fees associated with DSRSD Permit Submittal
a wastewater discharge permit shall be paid to DSRSD in and Construction
accordance with the rates and schedules and at time of payment as Permit Issuance
established in the DSRSD Code.
Planning and review fees are due after the 1st submittal of plans.
Construction Permit and Inspection Fees are due prior to the
issuance of a Construction Permit. Capacity Reserve Fees are due
before the water meter can be set or
the connection to the sewer system.
68. For Construction of DSRSD Facilities: All improvement plans for DSRSD Building Permit
DSRSD facilities shall be signed by the District Engineer. Each Issuance or
drawing of improvement plans for DSRSD facilities shall contain a Construction
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 16 of 29
signature block for the District Engineer indicating approval of the Permit Issuance
sanitary sewer and/or water facilities shown. Prior to approval by
the District Engineer, the applicant shall pay all required DSRSD
fees, and provide an engineer's estimate of construction costs for
the sewer and water systems, a faithful performance 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.
69. All easement dedications for DSRSD facilities shall be by separate DSRSD Approval of Final
instrument irrevocably offered to DSRSD or by offer of dedication Map
on the Final Map. Prior to approval by the City for Recordation, the
Final Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
70. All mains shall be sized to provide sufficient capacity to DSRSD Approval of
accommodate future flow demands. Layout and sizing of mains Improvement
shall be in conformance with DSRSD utility master planning. Plans
71. The locations and widths of all proposed easement dedications for DSRSD Issuance of any
water and sewer lines shall be submitted to and approved by grading permit,
DSRSD. site work permit
or building
permit
72. Water and sewer mains shall be located in public streets rather DSRSD Approval of
than in off street locations to the fullest extent possible. If Improvement
unavoidable, then sewer or water easements must be established Plans
over the alignment of each sewer or water main in an off-street or
private street location to provide access for future maintenance
and/or replacement.
73. Domestic and fire protection waterline systems for Commercial DSRSD Approval of
Developments shall be designed to be looped or interconnected to Improvement
avoid dead end sections in accordance with requirements of the Plans
DSRSD Standard Specifications and sound engineering practice.
74. Sewers shall be designed to operate by gravity flow to DSRSD's DSRSD Approval of
existing sanitary sewer system. Pumping of sewage is discouraged Improvement
and may only be allowed under extreme circumstances following a Plans
case by case review with DSRSD staff. Any pumping station will
require specific review and approval by DSRSD of preliminary
design reports, design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment of present worth
20 year maintenance costs as well as other conditions within a
separate agreement with the applicant for any project that requires
a pumping station.
75. The District employs Advanced Metering Infrastructure (AMI), a DSRSD Approval of
fixed water meter reading system. The system uses radio Improvement
communication between the individual water meter boxes or vaults Plans
and Tower Gateway Base Stations (TGBs) to transmit data on
water consumption and meter readings. Due to the high density
and tall profile of the buildings in this project, the buildings
themselves may hinder effective communication between the
individual meter boxes and the TGBs. Applicant shall fund an AMI
Propagation Study provided by the District to determine if
supplementary AMI communication equipment is required. If
required, the supplementary equipment will be provided by the
developer, and the location and appearance of the equipment must
be approved by both the City of Dublin and the District.
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 17 of 29
76. This project will be analyzed by DSRSD to determine if it DSRSD Building Permit
represents additional water and/or sewer capacity demands on the Issuance
District. Applicant will be required to pay all incremental capacity
reserve fees for water and sewer services as required by the
project demands. All capacity reserve fees must be paid prior to
installation of a water meter for water. If a water meter is not
required, the capacity reserve fee shall be paid prior to issuance of
a building permit. The District may not approve the building permit
until capacity reserve fees are paid.
77. No sewer line or waterline construction shall be permitted unless DSRSD Construction
the proper utility construction permit has been issued by DSRSD. A Permit Issuance
construction permit will only be issued after all of the items in
Condition No.66 have been satisfied.
78. Above ground backflow prevention devices/double detector check DSRSD Approval of
valves shall be installed on fire protection systems connected to the Improvement
DSRSD water main. The applicant shall collaborate with the Fire Plans
Department and with DSRSD to
size and configure its fire system.
79. Upon the District's determination that sufficient supply of recycled DSRSD Approval of
water is available at the time of planned connection and the Improvement
connection is technologically and financially reasonable, the project Plans and
shall use recycled water ongoing
for irrigation of large landscape areas. Recycled water is not
intended for small and incidental landscaped areas.
80. Development (construction permit) plans will not be approved until DSRSD Approval of
landscape plans are submitted Improvement
and approved. Plans
81. Improvement plans shall include recycled water improvements as DSRSD Approval of
required by DSRSD. Services for landscape irrigation shall connect Improvement
to recycled water mains. Plans
Applicant must obtain a copy of the DSRSD Recycled Water Use
Guidelines and conform to the requirements therein. Availability of
Recycled Water to be determined by District.
82. The District's water facility Turnout 4 is located at the southwest DSRSD During
corner of the site, at the end of Arnold Road. Turnout 4 is a vital Construction and
part of DSRSD potable water infrastructure. Access to our ongoing
operations at Turnout 4 are not to be restricted or impaired in any
way during the construction or operation of the project.
83. The project is located within the District Recycled Water Use Zone DSRSD Approval of Final
(Ord. 301), which calls for installation of recycled water irrigation Landscape
systems to allow for the future use of recycled water for approved Plans
landscape irrigation demands. Recycled water will be available as
described in the DSRSD Water System Master Plan, March 2016.
Unless specifically exempted by the District Engineer, compliance
with Ordinance 301, as may be amended or superseded, is
required. Applicant must submit landscape irrigation plans to
DSRSD. All irrigation facilities shall be in compliance with Districts
"Recycled Water Use Guidelines" and Dept. of Health Services
requirements for recycled water irrigation design.
84. If any trash enclosures are to be connected to the sanitary sewer, DSRSD Building Permit
they must have a grease and sand trap and the areas must be Issuance and
covered to prevent the entry of rainwater. ongoing
85. Water for fire protection will be available as described in the DSRSD Building Permit
DSRSD Water System Master Plan, March 2016. Any demand Issuance and
required in excess of what is listed will need to be planned for and ongoing
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 18 of 29
designed accordingly. The District cannot provide flow in excess of
what is described within the DSRSD Water System Master Plan,
March 2016.
PUBLIC WORKS :SITE DEVELOPMENT.REVIEW PERMIT.
86. Substantial Conformance. All future Improvement Plans for public PW Issuance of
and community-wide improvements shall be in substantial Grading /
conformance with the City of Dublin General Plan, the Eastern Sitework Permit
Dublin Specific Plan, and the Stage 1 & 2 Development Plan
approved for the IKEA Retail Center Project (PLPA-2016-00016).
87. Landscape Features within Public Right-of-Way. The Property PW Issuance of
Owner shall enter into an "Agreement for Long Term Encroachment Grading /
for Landscape Features" with the City to require the Property Sitework Permit
Owner to maintain the landscape and decorative features within
public right-of-way including frontage landscaping, decorative
pavements and special features (i.e. walls, portals, benches, etc.).
The Agreement shall identify the ownership of the special features
and maintenance responsibilities. The Property Owner will be
responsible for maintaining the surface of all decorative pavements
including restoration required as the result of utility repairs.
88. Martinelli Way. Developer shall construct all street improvements PW Issuance of
along Martinelli Way. Required roadway and utility improvements Grading /
on Martinelli Way shall include, but are not limited, to the Sitework Permit
installation of sidewalk, curb ramps, driveways, roadway widening
as required to provide second eastbound left-turn lane at Hacienda
Drive, drainage structures, street trees, utilities, landscaping, bio-
retention planters, fire hydrants, signal modifications, median
modifications, slurry seal and/or grind and overlay of existing
roadway pavement, signing and striping and restriping of existing
and new pavements along project's frontage.
89. Arnold Road. Developer shall construct all street improvements PW Issuance of
along Arnold Road. Required roadway and utility improvements on Grading /
Arnold Road shall include, but are not limited, to the installation of Sitework Permit
sidewalk, curb ramps, driveways, drainage structures, street trees,
utilities, landscaping, bio-retention planters, fire hydrants, signal
modifications, median modifications, removal of existing driveway,
slurry seal and/or grind and overlay of existing roadway pavement,
signing and striping and restriping of existing and new pavements
on project's frontage.
90. Bus Shelter. A bus shelter approved by the City Engineer and PW Issuance of
Livermore-Amador Valley Transit Authority shall be installed at the Grading /
existing bus pullout along the Martinelli Way frontage of the site. Sitework Permit
The Developer shall pay the cost of procuring and installing the
shelter.
91. Green Infrastructure Along Public Street Frontages. Green PW Issuance of
infrastructure improvements consisting of bio-retention planters Grading /
shall be provided to treat stormwater runoff from portions of the Sitework Permit
existing public street pavement along the Martinelli Way and Arnold
Road frontages to a reasonable extent as determined by the City
Engineer. Design of frontage stormwater treatment measures shall
conform to the City's Green Infrastructure Typical Details.
92. Curb Ramps. The number, location and layout of all curb ramps PW Issuance of
shall be reviewed and approved by the City Engineer with the Grading /
Improvement Plans submitted for the site. All pedestrian ramps Sitework Permit
shall be designed and constructed to provide direct access to
marked or unmarked crosswalks. Each pedestrian ramp shall be
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 19 of 29
oriented such that it is aligned and parallel to the marked or
unmarked crosswalk it is intended to serve. Pedestrian ramps
serving more than one marked or unmarked crosswalk are not
allowed, unless specifically approved by the City Engineer on a
case by case basis.
93. Pavement Structural Sections. Asphalt concrete pavement PW Issuance of
sections within the public right-of-way shall be designed using the Grading /
Caltrans method for flexible pavement design (including the asphalt Sitework Permit
factor of safety), an assumed R-Value of 5 and the following traffic
indices: Hacienda Drive, TI=12; Martinelli Way and Arnold Road,
TI=11. Final pavement sections shall be based on the actual R-
Value obtained from pavement subgrade.
94. Street Restoration. A pavement treatment, such as slurry seal or PW Occupancy
grind and overlay, will be required within the public streets fronting
the site as determined by the Public Works Department. The type
and limits of the pavement treatment shall be determined by the
City Engineer based upon the number and proximity of trench cuts,
extent of frontage and median improvements, extent of pavement
striping and restriping, excessive wear and tear/damage due to
construction traffic, etc.
95. Existing Curb and Gutter. Existing curb and gutter along the PW Issuance of
project frontages within the public rights-of-way shall be evaluated Grading /
for condition and compliance with current Public Works standards, Sitework Permit
and shall be repaired or replaced with the development of the site,
as determined by the Public Works Department.
96. . Street Trees. Street trees along project frontages shall be in PW Issuance of
conformance with the City of Dublin Streetscape Master Plan. Grading /
Sitework Permit
97. Shared-Use Path: Developer shall construct the Class I Shared- PW Issuance of
Use Path extending along the eastern and southern boundaries of Grading /
the site from the southwest corner of Hacienda Drive and Martinelli Sitework Permit
Way to the southern terminus of Arnold Road as generally shown
on the attached Development Plans (Exhibit A) and as approved
by the City Engineer.
98. Stormwater Management. A final Stormwater Management Plan PW Issuance of
shall be submitted for review and approval by the City Engineer. Grading /
Approval is subject to the developer providing the necessary plans, Sitework Permit
details, and calculations that demonstrate the plan complies with
the standards issued by the San Francisco Bay Regional Water
Quality Control Board and Alameda Countywide Clean Water
Program.
99. Hydromodification. Applicant shall submit an updated "Stormwater PW Issuance of
Requirements Checklist" and accompanying required Grading /
documentation. This project is subject to Hydromodification (HM) Sitework Permit
requirements. Consistent with Provision C.3 of the Municipal
Regional Stormwater NPDES Permit, Order No. R2-2015-0049, the
applicant shall submit documentation demonstrating HM
requirements are met.
100. Trash Capture. The project Stormwater Management Plan shall PW Issuance of
incorporate trash capture measures such as screens, filters or Grading /
hydrodynamic separator units to address the requirements of Sitework Permit
Provision C.10 of the Regional Water Quality Control Board
(RWQCB) Municipal Regional Permit (MRP) or such MRP
provisions as may be in effect at the time the Improvement Plans
are approved.
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 20 of 29
101. Stormwater Source Control. "No Dumping Drains to Bay" storm PW Acceptance of
drain medallions per City Standard shall be placed on all public and Improvements
private storm drain inlets.
102. Grading of Landscaped Areas. Provide grading and drainage in all PW Issuance of
landscaped areas. All runoff shall be collected and conveyed Grading /
upstream of sidewalks. MWELO requirements regarding the Sitework Permit
containment of irrigation runoff on-site shall be met.
103. Soils Report. The Developer shall submit a detailed soils report PW Issuance of
prepared by a qualified engineer, registered with the State of Grading /
California. The required report shall include recommendations Sitework Permit
regarding pavement sections for all project streets including all
perimeter streets and internal private driveways and parking lots.
Grading operations shall be in accordance with recommendations
contained in the required soils report and grading shall be
supervised by an engineer registered in the State of California to do
such work.
104. Seismic Hazard Zone. The southwest corner of the project site is PW Issuance of
located in the Alquist-Priolo fault zone according to maps published Grading /
by the State of California. The Developer shall provide a Sitework Permit
geotechnical or geologic report defining and delineating any
seismic hazards. The report shall be prepared in accordance with
guidelines published by the State. The report is subject to review
and approval by a City selected peer review consultant. The
applicant shall pay for all costs related to the required peer
review. Prior to commencement of any site-specific seismic hazard
study, the applicant's geologic/geotechnical consultant should
provide the City with a "Hazard Study Scope" which outlines the
proposed scope of study including locations and types of
subsurface investigations (borings and trenches). The Hazard
Study Scope will be forwarded to the City's geotechnical peer
review consultant, who will comment on the adequacy of the
proposed study.
105. Geotechnical Engineer Review and Approval. The Project PW Issuance of
Geotechnical Engineer shall be retained to review all final grading Grading /
plans and specifications. The Project Geotechnical Engineer shall Sitework Permit
approve all grading plans prior to
City approval.
106. Grading Off-Haul. The disposal site and haul truck route for any off- PW Issuance of
haul dirt materials shall be subject to the review and approval by Grading /
the City Engineer prior to the issuance of a Grading Permit. If the Sitework Permit
Developer does not own the parcel on which the proposed disposal
site is located, the Developer shall provide the City with a Letter of
Consent signed by the current owner, approving the placement of
off-haul material on their parcel. A Grading Plan may be required
for the placement of the off-haul material.
107. Dust Control/Street Sweeping. The Developer shall provide PW During Grading
adequate dust control measures at all times during the grading and and Site Work
hauling operations. All trucks hauling export and import materials
shall be provided with tarp cover at all times. Spillage of haul
materials and mud-tracking on the haul routes shall be prevented at
all times. Developer shall be responsible for sweeping of streets
within, surrounding and adjacent to the project if it is determined
that the tracking or accumulation of material on the streets is due to
its construction activities.
108. Underground Obstructions. Prior to demolition, excavation and PW Issuance of
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 21 of 29
grading on any portion of the project site, all underground Grading /
obstructions (i.e. debris, septic tanks, fuel tanks, barrels, chemical Sitework Permit
waste) shall be identified and removed pursuant to Federal, State
and local regulations and subject to the review and approval by the
City. Excavations shall be properly backfilled using structural fill,
subject to the review and approval of the City Engineer.
109. Resource Agency Permits. Prior to the start of any grading of the PW Issuance of
site as necessary, permits shall be obtained from the US Army Grading/
Corps of Engineers, the San Francisco Bay Regional Water Quality Sitework Permit
Control Board, the State of California Department of Fish and
Wildlife, and the US Fish and Wildlife Service for the grading or
alteration of wetland areas within the site, if applicable. The project
shall be modified as needed to comply with the conditions of the
permits.
110. Lighting. The Developer shall prepare a photometric plan for the PW Issuance of
site to demonstrate that the minimum 1.0 foot candle lighting is Grading /
provided in accordance with the City of Dublin's requirements. The Sitework Permit
photometric plan shall show lighting levels which takes into
consideration poles, low walls and other obstructions. Exterior
lighting shall be provided within the surface parking lot, on the
building, and along the trail and shall be of a design and placement
so as not to cause glare onto adjoining properties, businesses or to
vehicular traffic. Lighting used after daylight hours shall be
adequate to provide for security needs. The parking lot lights shall
be designed to eliminate any pockets of high and low illuminated
areas.
111. Lighting Inspection. Prior to Occupancy, the Applicant shall PW Prior to
request an inspection of the lighting levels throughout the site to Occupancy
determine if lighting is sufficient. If additional lights are required to
be installed to meet the 1.0 foot-candle requirement, or for other
safety or operational reasons, the Applicant shall do so prior to
Occupancy.
112. Trash Enclosures. Waste enclosures shall meet all requirements PW Issuance of
set forth in the Dublin Municipal Code (DMC), Chapter 7.98 and in Grading /
the Solid Waste Requirements, Waste Handling Standards, and Sitework Permit
Waste Enclosure Requirements Checklist on the City's website at
the following link: http://www.ci.dublin.ca.us/1932/Development-
Resources
113. Vehicle Parking. All on-site vehicle parking spaces shall conform to PW Issuance of
the following: Grading /
a. All parking spaces shall be double striped using 4" white Sitework Permit
lines set 2 feet apart in accordance with City Standards and
DMC 8.76.070.A.17.
b. 12"-wide concrete step-out curbs shall be constructed at
each parking space where one or both sides abut a
landscaped area or planter.
c. Where wheel stops are shown, individual 6' long wheel
stops shall be provided within each parking space in
accordance with City Standards.
d. A minimum 2' radius shall be provided at curb returns and
curb intersections where applicable.
e. Parking stalls next to walls, fences and obstructions to
vehicle door opening shall be an additional 4' in width per
DMC 8.76.070.A.16.
f. Landscaped strips adjacent to parking stalls shall be
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 22 of 29
unobstructed in order to allow for a minimum 2-foot
vehicular overhang at front of vehicles.
114. Bicycle Parking. Developer shall install the bike lockers and bike PW Issuance of
racks in accordance with California Green Building Standards Code Grading /
requirements. Locations of the bicycle parking shall be subject to Sitework Permit
the review and approval of the City Engineer. _
115. Striping Plan. A Traffic Signing and Striping Plan showing all PW Issuance of
proposed signing and striping within public streets, on-site parking Grading /
lots, and drive aisles shall be submitted for review and approval by Sitework Permit
the City Engineer.
116. Visibility Triangle. All improvements within the sight visibility PW Issuance of
triangle at all intersections, including but not limited to walls and Grading /
landscaping, shall be a maximum height of 30" from the roadway Sitework Permit
surface elevation at the nearest lane.
117. Surface Slopes. Pavement surface slopes in parking lots and drive PW Issuance of
aisles shall be a minimum of 0.5% and a maximum of 5% (unless Grading /
otherwise required at parking spaces for the disabled and at ramps Sitework Permit
at the parking structure and loading dock). Exceptions may be
considered by the City Engineer to account for unusual design
conditions.
118. Rights-of-Entry. The Developer shall acquire easements, and/or PW Issuance of
obtain rights-of-entry from the adjacent property owners for any Grading /
improvements on their property. The easements and/or rights-of- Sitework Permit
entry shall be in writing and copies shall be furnished to the City
Engineer.
PUBLICWORKS VESTING TENTATIVE PARCEL MAP..
119. Compliance. The Developer shall comply with the Subdivision Map PW Approval of
Act and the City of Dublin Subdivision Ordinance in effect at the Parcel Map
time of the filing of the Parcel Map.
120. Substantial Conformance. The Parcel Map shall be substantially in PW Approval of
conformance with the Approved Vesting Tentative Parcel Map Parcel Map
10792, unless otherwise modified by the conditions contained
herein.
121. Deferral of Frontage Improvements. Pursuant to Section 66411.1 PW Approval of
of the Subdivision Map Act, installation of frontage improvements Parcel Map
required in the Site Development Review Permit Conditions of
Approval may be deferred until such time that a permit or other
grant of approval for development on any of the parcels created is
issued by the City. If the owner chooses to defer such
improvements, a Deferred Improvement Statement shall clearly be
included on the first sheet of the Parcel Map.
122. Dedications. All rights-of-way and easement dedications required PW Approval of
by the Vesting Tentative Parcel Map or as otherwise required by Parcel Map
these conditions or determined necessary by the City Engineer
shall be shown on the Parcel Map.
123. Abandonments. The Developer shall obtain abandonment from all PW Approval of
applicable public agencies of existing easements and rights-of-way Parcel Map
that will no longer be used.
124. BART Right-of-Way. If required for BART future expansion, The PW Approval of
Developer shall dedicate the right-of-way along the southern Parcel Map
boundary of the site to accommodate the planned future
improvements by BART and/or Caltrans (i.e. aboveground BART
extension to Livermore) in the manner and form determined by the
City Engineer.
125. Emergency Vehicle Access Easements. The Developer shall PW Approval of
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 23 of 29
dedicate Emergency Vehicle Access Easements (EVAE) over the Parcel Map
clear pavement width of all drive aisles as required by the Alameda
County Fire Department and City Engineer.
126. Public Access Easement for Path. The Developer shall dedicate PW Approval of
the Public Access Easement encompassing the Class I Shared- Parcel Map
Use Path extending along the eastern and southern boundaries of
the site as generally shown on the Vesting Tentative Parcel Map
and as approved by the City Engineer.
127. Easements Between Parcels. Reciprocal access and utility PW Approval of
easements and joint use parking easements between the parcels Parcel Map
shall be provided as required. The easements shall be subject to
the approval of the City Engineer.
128. Approval by Others. The Developer will be responsible for PW Approval of
submittals and reviews to obtain the approvals of all applicable Parcel Map
non-City agencies.
PUBLIC WORKS:GENERAL CONDITIONS
129. Compliance. Subject to Government Code section 66498.1(b), PW On-going
Developer shall comply with the Subdivision Map Act, the City of
Dublin Subdivision and Zoning Ordinances, 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, Developer, in constructing
such improvements, shall comply with the Prevailing Wage Law
(Labor Code. Sects. 1720 and following).
130. Clarifications and Changes to the Conditions. In the event that PW On-going
there needs to be clarification to these Conditions of Approval, the
City Engineer has the authority to clarify the intent of these
Conditions of Approval to the Developer without going to a public
hearing. The City Engineer also has the authority to make minor
modifications to these conditions without going to a public hearing
in order for the Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
131. Hold Harmless/Indemnification. The Applicant/Developer shall PW On-going
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 advisory agency,
appeal board, Planning Commission, City Council, Community
Development Director, Zone Administrator, or any other
department , committee, or agency of the City to the extent such
actions are brought within the time period required by Government
Code Section 66499.37 or other applicable law: provided,
however, that the Applicant/Developer's duty to so defend,
indemnify, and hold harmless shall be submitted to the City's
promptly notifying or proceeding and the City's full cooperation in
the defense of such actions or proceedings.
132. Zone 7 Impervious Surface Fees. The Applicant shall complete PW Grading Permit
a "Zone 7 Impervious Surface Fee Application" and submit an or Building
accompanying exhibit for review by the Public Works Department. Permit Issuance
Fees generated by this application will be due at issuance of
Building Permit.
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 24 of 29
'PUBLIC,,WORKS AGREEMENTS;AND_BONDS
133. Tract Improvement Agreement. If necessary, Developer shall PW Final Map
enter into an Improvement Agreement with the City for all public Approval or
improvements including any required offsite storm drainage or Grading Permit
roadway improvements that are needed to serve the development, Issuance
as determined by the City Engineer.
134. Security. Developer shall provide faithful performance security to PW Final Map
guarantee the improvements, as determined by the City Engineer Approval or
(Note: The performance security shall remain in effect until one Grading Permit
year after final inspection). Issuance
135. Storm Water Treatment Measures Maintenance Agreement. PW Final Map
Developer shall enter into an Agreement with the City of Dublin Approval
that guarantees the property owner's perpetual maintenance
obligation for all stormwater treatment measures installed as part
of the project, including those on-site and within the public right-of-
way along Martinelli Way and Arnold Road. Said Agreement is
required pursuant to Provision C.3 of the Municipal Regional
Stormwater NPDES Permit, Order No. R2-2009-0074, as
applicable. Said permit requires the City to provide verification and
assurance that all treatment devices will be properly operated and
maintained. The Agreement shall be recorded against the property
and shall run with the land.
PUBLIC.;WORKS ;; PERMITS„ .
136. Encroachment Permit. Developer shall obtain an Encroachment PW Start of Work
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.
137. Grading Permit. Developer shall obtain a Grading Permit from the PW Start of Work
Public Works Department for all grading.
PUBLIC WORKS SUBMITTALS_.
138. All submittals of plans shall comply with the requirements of the PW Improvement
"City of Dublin Public Works Department Improvement Plan Plan Approval
Submittal Requirements", the "City of Dublin Improvement Plan
Review Check List," and current Public Works and industry
standards. A complete submittal of improvement plans shall
include all civil improvements, joint trench, street lighting and on-
site safety lighting, landscape plans, and all associated documents
as required. The Developer shall not piecemeal the submittal by
submitting various components separately.
139. Developer will be responsible for submittals and reviews to obtain PW Improvement
the approvals of all participating non-City agencies. The Alameda Plan Approval
County Fire Department and the Dublin San Ramon Services
District shall approve and sign the Improvement Plans.
140. Composite Exhibit. Construction plan set shall include a PW Improvement
Composite Exhibit showing all site improvements, utilities, Plan Approval
landscaping improvements and trees, etc. to be constructed to
ensure that there are no conflicts among the proposed and existing
improvements.
141. Geotechnical Report. Developer shall submit a Design Level PW Approval of
Geotechnical Report, which includes street pavement sections and Improvement
grading recommendations. Plans, and
Grading Plans
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 25 of 29
142. Ownership and Maintenance of Improvements. Applicant shall PL, PW Final Map
submit an Ownership and Maintenance Exhibit for review and Approval or
approval by Planning Division and Public Works Department. Grading Permit
Terms of maintenance are subject to review and approval by the Issuance
City Engineer.
143. Building Pads, Slopes and Walls. Developer shall provide the PW Acceptance of
Public Works Department with a letter from a registered civil Improvements
engineer or surveyor stating that the building pads have been
graded to within 0.1 feet of the grades shown on the approved
Grading Plans, and that the top & toe of banks and retaining walls
are at the locations shown on the approved Grading Plans.
144. Approved Plan Files. Developer shall provide the Public Works PW Improvement
Department a PDF format file of approved site plans, including Plan Approval
grading, improvement, landscaping & irrigation, joint trench and
lighting.
145. Master Files. Developer shall provide the Public Works PW Acceptance of
Department a digital vectorized file of the "master" files for the Improvements
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 the Global Coordinate System of
USA, California, NAD 83 California State Plane, Zone III, and U.S.
foot.
PUBLIC.WORKS. GRADING
146. Grading Plan. The Grading Plan shall be in conformance with the PW - ;W Approval of
recommendation of the Geotechnical Report, the approved Vesting Grading Plans
Tentative Parcel Map 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.
147. Erosion Control Plan. A detailed Erosion and Sediment Control PW Grading Plan
Plan shall be included with the Grading Plan submittal. The plan Approval
shall include detailed design, location, and maintenance criteria of
all erosion and sedimentation control measures.
148. Retaining Walls. Tiebacks or structural fabric for retaining walls PW Grading Plan
shall not cross property lines, or shall be located a minimum of 2' Approval
below the finished grade of the upper lot.
PUBLIC WORKB.. .IMPROVEMENTS
149. Public Improvements. The public improvements shall be PW Improvement
constructed generally as shown on the Vesting Tentative Parcel Plan Approval
Map and Site Development Review. However, the approval of the
Tentative Parcel Map and Site Development Review is not an
approval of the specific design of the drainage, sanitary sewer,
water, traffic circulation, parking, stormwater treatment, sidewalks
and street improvements.
150. Public Improvement Conformance. All public improvements PW Improvement
shall conform to the City of Dublin Standard Plans, current Plan Approval
practices, and design requirements and as approved by the City
Engineer.
151. Public Street Slopes. Public streets shall be a minimum 1% PW Improvement
slope with minimum gutter flow of 0.7% around bumpouts. Private Plan Approval
streets and alleys shall be a minimum 0.5% slope.
152. Curb Returns. Curb Returns on arterial and collector streets shall PW Improvement
be 40-foot radius, all internal public streets curb returns shall be Plan Approval
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 26 of 29
minimum 30-foot radius (36-foot with bump outs) and private
streets/alleys 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.
153. Decorative Pavement. Any decorative pavers/paving installed PW Improvement
within City right-of-way shall be done to the satisfaction of the City Plan Approval
Engineer. Where decorative paving is installed at signalized
intersections, pre-formed traffic signal loops shall be put under the
decorative pavement. Decorative pavements shall not interfere
with the placement of traffic control devices, including pavement
markings. All turn lane stripes, stop bars and crosswalks shall be
delineated with concrete bands or color pavers to the satisfaction
of the City Engineer. Maintenance costs of the decorative paving
shall be the responsibility of the developer or future property
owner.
154. Traffic Signing and Striping. Developer shall install all traffic PW Certificate of
signage, striping, and pavement markings as required by the Occupancy or
Public Works Department. Acceptance of
Improvements
155. Street Lighting. Street light standards and luminaries shall be PW Certificate of
designed and installed or relocated as determined by the City Occupancy or
Engineer. The maximum voltage drop for streetlights is 5%. Acceptance of
Improvements
156. Water and Sewer Facilities. Developer shall construct all potable PW Certificate of
and recycled water and sanitary sewer facilities required to serve Occupancy or
the project in accordance with DSRSD master plans, standards, Acceptance of
specifications and requirements. Improvements
157. Fire Hydrants. Fire hydrant locations as approved by the PW Certificate of
Alameda County Fire Department shall be shown on the Occupancy or
improvement plans. A raised reflector blue traffic marker shall be Acceptance of
installed in the street opposite each hydrant. Improvements
158. Utilities. Developer shall construct gas, electric, telephone, cable PW Certificate of
TV, and communication improvements within the fronting streets Occupancy or
and as necessary to serve the project and the future adjacent Acceptance of
parcels as approved by the City Engineer and the various Public Improvements
Utility agencies.
159. Utility Locations. All electric, telephone, cable TV, and PW Certificate of
communications utilities, shall be placed underground in Occupancy or
accordance with the City policies and ordinances. All utilities shall Acceptance of
be located and provided within public utility easements or public Improvements
services easements and sized to meet utility company standards.
160. Utility Vaults and Boxes. All utility vaults, boxes, and structures, PW Certificate of
unless specifically approved otherwise by the City Engineer, shall Occupancy or
be underground and placed in landscaped areas and screened Acceptance of
from public view. Prior to Joint Trench Plan approval, landscape Improvements
drawings shall be submitted to the City showing the location of all
utility vaults, boxes, and structures and adjacent landscape
features and plantings. The Joint Trench Plans shall be signed by
the City Engineer prior to construction of the joint trench
improvements.
161. Street Signs. Developer shall furnish and install street name PW Certificate of
signs, traffic signs and markings for the project as required by the Occupancy or
City Engineer. Acceptance of
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 27 of 29
Improvements
PUBLIC WORKS- CONSTRUCTION
162. 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 On-going as
Developer will be responsible for maintaining erosion and sediment PW needed
control measures for one year following the City's acceptance of
the improvements.
163. Archaeological Finds. If archaeological materials are PW On-going as
encountered during construction, construction within 100 feet of needed
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.
164. Construction Activities. Construction activities, including the PW On-going as
idling, maintenance, and warming up of equipment, shall be limited needed
to Monday through Friday, and non-City holidays, between the
hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by
the City Engineer. Extended hours or Saturday work will be
considered by the City Engineer on a case-by-case basis. Note
that the construction hours of operation within the public right of
way are more restrictive.
165. Temporary Fencing. Temporary Construction fencing shall be PW Start of
installed along the perimeter of all work under construction to Construction and
separate the construction operation from the public. All On-going
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.
166. Construction Noise Management Plan. Developer shall prepare PW Start of
a construction noise management plan that identifies measures to Construction
be taken to minimize construction noise on surrounding developed Implementation,
properties. The plan shall include hours of construction operation, and On-going as
use of mufflers on construction equipment, speed limit for needed
construction traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be provided prior to
project construction.
167. Traffic Control Plan. Closing of any existing pedestrian pathway PW Start of
and/or sidewalk during construction shall be implemented through Construction and
a City approved Traffic Control Plan and shall be done with the On-going as
goal of minimizing the impact on pedestrian circulation. needed
168. Construction Traffic Interface Plan. Developer shall prepare a PW Start of
plan for construction traffic interface with public traffic on any Construction;
existing public street. Construction traffic and parking may be Implementation,
subject to specific requirements by the City Engineer. and On-going as
needed
169. Pest Control. Developer shall be responsible for controlling any PW On-going
rodent, mosquito, or other pest problem due to construction
activities.
170. Dust Control Measures. Developer shall be. responsible for PW Start of
watering or other dust-palliative measures to control dust as Construction;
conditions warrant or as directed by the City Engineer. Implementation
On-going as
needed
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 28 of 29
171. Construction Traffic and Parking. All construction related PW On-going
parking shall be off street in an area provided by the Developer.
Construction traffic and parking shall be provided in a manner
approved by the City Engineer to minimize impact on BART
patrons.
•,PUBLIC:WORKS, t PDE$.. : .
172. NOI and SWPPP. Prior to any clearing or grading, Developer shall PW Start of Any
provide the City evidence that a Notice of Intent (NOI) has been Construction
sent to the California State Water Resources Control Board per the Activities
requirements of the NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
173. PW SWPPP to be
SWPPP. The Storm Water Pollution Prevention Plan (SWPPP) Prepared Prior to
shall identify the Best Management Practices (BMPs) appropriate Approval of
to the project construction activities. The SWPPP shall include the Improvement
erosion and sediment control measures in accordance with the Plans;
regulations outlined in the most current version of the ABAG Implementation
Erosion and Sediment Control Handbook or State Construction Prior to Start of
Best Management Practices Handbook. The Developer is Construction and
responsible for ensuring that all contractors implement all storm On-going as
water pollution prevention measures in the SWPPP. needed
174. Stormwater Management Plan. Construction Plans shall include PW Approval of
a Stormwater Management Plan subject to review and approval of Improvement
the City Engineer. Plans and
Building Permit
Issuance
175. Trash Capture. Specific information is required on the PW Approval of
construction plan set demonstrating how MRP Provision C.10 Improvement
(trash capture) requirements are met. Trash capture devices to be Plans and
used shall be listed and details shown on plans. Building Permit
Issuance
PASSED, APPROVED AND ADOPTED this 8th day of November 2018, by the following vote:
AYES: Councilmembers Gupta, Hernandez, Thalblum and Mayor Haubert
NOES: Councilmember Goel
ABSENT:
ABSTAIN:
ATTEST. Mayor
itjt
City Clerk
Reso No. 117-18, Adopted 11/8/2018, Item No. 3.1 Page 29 of 29
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DRAWN BY:JOB NO.:PA / PM:REMARKSDATEDATEREMARKS
pleasanton, california 94588
4683 chabot dr. suite 300
graphics
planning
architecture
interiors
p 925.244.9620
f 925.244.9621
civil engineering
DUBLIN IKEA
HACIENDA DRIVE & MARTINELLI WAY
DUBLIN, CALIFORNIA
RETAIL CENTER
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