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HomeMy WebLinkAboutPC Reso04-40 PA98-049 Enea Plaza CUP/SDR/MSP RESOLUTION NO. 04 - 40 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR AMENDMENTS TO PLANNED DEVELOPMENT P A 98-049, SITE DEVELOPMENT REVIEW AND MASTER SIGN PROGRAM FOR ROBERT ENEA OFFICE AND RETAIL CENTERS LOCATED AT 7197 VILLAGE PARKWAY, PA 03-069 WHEREAS, City Council adopted Ordinance No. 21-98 which established Planned Development District P A 98-049 on December 15, 1998, which established development standards and architectural guidelines for the project site; and WHEREAS, City Council adopted the Village Parkway Specific Plan and Initial StudylNegative Declaration on December 19, 2000, which established development standards, land uses, and goals for the Specific Plan Area; and WHEREAS, the Alameda County Environmental Protection Division has issued a closure letter dated March 11, 2002, for clean up completed at the site, which was a former gasoline station, and Clayton Group Services, Inc., has issued conclusions and recommendations found in the Phase I Environmental Assessment Report, dated May 30,2003; and WHEREAS, the application has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City Environmental Guidelines, and determined to be consistent with the Negative Declaration prepared for the Village Parkway Specific Plan, P A 99-054, adopted by the City Council on December 19, 2000, as the Specific Plan anticipated land uses for the site such as the retail/commercial and office land uses proposed; and WHEREAS, Enea Properties Company, LLC, has submitted a development application for a new 5,582-square-foot office building and new 8,539-square-foot retail center at 7197 Village Parkway, pursuant to the provisions ofPD 98-049 and the Village Parkway Specific Plan; and WHEREAS, the Applicant proposes minor amendments to Planned Development P A 98-049 by means of a Conditional Use Permit pursuant to Section 8.32.080 of the Zoning Ordinance; and WHEREAS, the development project includes applications for a Conditional Use Permit, Site Development Review and Master Sign Program pursuant to provisions ofPD 98-049, the Zoning Ordinance, and the Village Parkway Specific Plan; and WHEREAS, the Planning Commission did hold a public hearing on the Conditional Use Permit, Site Development Review and Master Sign Program on May 11, 2004; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending Planning Commission approval of a resolution approving a Conditional Use Permit, Site Development Review and Master Sign Program; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Conditional Use Permit, Site Development Review and Master Sign Program: I. The proposed minor amendment to the east side yard setback that reduces the required setback from a minimum of 25 feet to a minimum of 10 feet substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance for the site because alternative measures have been incorporated into the project to protect the adjacent residential uses from possible adverse impacts to lighting, noise and privacy. Furthermore, the proposed development has been sited in the northernmost part of the parcel to provide the greatest separation between the new building and the existing homes. 2. The proposed minor amendment to the internal vehicle separation that would remove internal vehicle access requirements from the PD District substantially complies with and does not materially change the provisions or intent of the Planned Development Zoning District Ordinance for the site because an alternative measure has been incorporated into the project to provide future enhanced pedestrian access to the property to the south at the time that this property is redeveloped and the existing drive-through lane is removed, consistent with Village Parkway Specific Plan goals. 3. The Proposed Site Development Review and Master Sign Program meet the purpose and intent of Chapter 8.104 of the Zoning Ordinance because they will promote orderly, attractive and harmonious site and structural development compatible with surrounding properties and neighborhoods, especially with the residential area to the east due to the building orientation, parking and landscaping of the site layout; and 3. The Site Development Review and Master Sign Program are consistent with the general provisions, intent, and purpose of the Site Development Review provisions of the Zoning Ordinance in that it contains all information required by Chapter 8.104 of the Zoning Ordinance and accomplishes the objectives of Chapter 8.104, A through J, of the Zoning Ordinance; and 4. The subject site is physically suitable for the type and intensity of the development being proposed because it is located within a developed downtown area, was previously developed, and because it is located adjacent to roadways which are designed to carry traffic that would be generated by the proposed types of uses; and 5. Architectural considerations, including the character, scale, and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting and similar elements have been incorporated into the project and as conditions of approval in order to insure compatibility of this development with the development's design concept and the character of adjacent buildings, neighborhoods, and uses; and 6. Landscape considerations have been incorporated to ensure visual relief and an attractive environment for the public; and 7. The proposed amendment will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare because the project has been built according to City laws and regulations; and 2 8. The proposed amendment is consistent with the Retail/Office designation of the Dublin General Plan and the proposed development standards are permitted by said designation; and 9. The proposed amendment is consistent with the goals and standards of the Village Parkway Specific Plan because it will provide neighborhood-serving uses and promote enhanced pedestrian access and amenities. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve a Conditional Use Permit, Site Development Review, and Master Sign Program, for project plans, included as Exhibit A, and the proposed Master Sign Program, included as Exhibit B, stamped approved and dated May 11, 2004, subject to the Conditions of Approval, as follows. CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: rADM] Administration! City Attorney, rBl Building Division of the Community Development Department, rDSRl Dublin San Ramon Services District, rFl Alameda County Fire Department/City of Dublin Fire Prevention, rFINl Finance Department, rPLl Planning Division of the Community Development Department, rPOl Police, rpwl Public works Department. NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? GENERAL CONDITIONS 1. Approval. This Site Development Review approval for the Enea PL Ongoing Standard Office/Commercial Project, PA03-069, establishes the detailed design concepts and regulations for the project Site Development Re\ jew for Enea Office/Commercial Project, 7197 Village Parkway, including a Master Sign Program. Development pursuant to this Site Development Review is conditioned upon the requirement that the development be consistent with the approved Planned Development (PO) Rezoning, including the Land Use and Development Plan, and the related General Provisions, and Standards and Conditions, and shall generally conform to the Preliminary Architectural Plans prepared by William Wood Architects, dated received March 16, 2004; Preliminary Grading and Drainage Plan prepared by Debolt Civil Engineering, dated received April 16, 2004; Preliminary Utility Plan prepared by JED, dated received April 16, 2004; Master Sign Program prepared by Arrow Sign Company, dated April 21, 2004; and Preliminary Planting Plan prepared by Borrecco/Killian & Associates, dated received April 19,2004, unless modified by the Conditions of Approval contained herein. 2. Standard Public Works and Site Development Review PL,PW On-going PW Conditions of Approval. Applicant/Developer shall comply with all applicable City of Dublin Standard Public Works (Exhibit A) and Site Development Review Conditions of Approval incorporated herein. In the event of a conflict between the Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. 3. Term. Pursuant to Section 8.96.020.0., approval of the Conditional PL On-going Zoning ... -' NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? Use Permit and Site Development Review shall be valid for one Ordinance year from effective date. If construction has not commenced by that time or extended per the following means, this approval shall be null and void. Commencement of construction shall mean the actual construction pursuant to the permit approval or demonstrating substantial progress toward commencing such construction. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings will continue to be met. Applicant/ Developer must submit a written request for the extension prior to the expiration date of the Site Develooment review. 4. Village Parkway Specific Plan and Initial Study/Negative PL On-going Village Declaration. Applicant/Developer shall comply with all applicable Parkway mitigation measures of the Village Parkway Specific Plan and Specific companion Initial Study/Negative Declaration, and Mitigations Plan Measures that have not been made specific Conditions of Approval of this project, thereby superceding the pertinent Mitigation Measures referenced in those documents. The City shall determine which of the requirements from these prior approvals are applicable at this stage of approval. 5. Revocation. The SDR will be revocable for cause in accordance PL On-going Zoning with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any Ordinance violation of the terms or conditions of this approval shall be subject to citation, and if non-compliance continues, potential revocation. 6. Fees. Applicant/Developer shall pay all applicable fees in effect at FIN Prior to Municipal the time of building permit issuance, including, but not limited to: issuance of Code Planning fees; Building fees; Dublin San Ramon Services District Building fees; Public Facilities fees; Dublin Unified School District School Permits Impact fees; Public Works Traffic fees; City of Dublin Fire Services fees; Noise Mitigation fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. Ifthe Development Agreement approved for this project conflicts with this condition, the Development Agreement shall prevail. 7. Required Permits. Applicant/Developer shall obtain all necessary PL, PW, B Prior to State and applicable permits required by other agencies including, but not issuance of Regional limited to, Alameda County Public Works, Alameda County Flood Building Agencies Control District (Zone 7); California Department of Fish and Permits Game; Army Corps of Engineers; and State Water Quality Control Board, and shall submit copies of the permits to the Department of Public Works. Applicant/Developer shall also apply, pay all required fees and obtain permits from PG&E for power service connection required to energize traffic signals and streetlights. 8. Postal Service. Applicant/Developer shall confer with local postal PW,B Prior to Standard authorities to determine the type of mail units required and provide issuance of a letter from the Postal Service stating its satisfaction with the mail Building units proposed. Specific locations for such mail units shall be Permits 4 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SATISFIED? subject to approval and satisfaction of the Postal Service and the Director of Community Development and City Engineer. A plan showing the locations of all mailboxes shall be submitted for review and approval bv the City Engineer. 9. Hold Harmless/Indemnification. Applicant/Developer, and any Applicant On-going Standard parties or individuals granted rights-of-entry by Applicant/ Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency ofthe City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/ Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. 10. Clarifications and Changes to the Conditions. In the event that PL,PW On-going Standard there needs to be clarification to these conditions of approval, the Directors of Community Development and Public Works have the authority to clarify the intent of these conditions of approval to the I Applicant/Developer by a written document signed by the Director of Community Development and the City Engineer and placed in the project file, also have the authority to make minor modifications to these conditions in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Projected TimeIine. Applicant/Developer shall submit a projected PO Prior to Standard timeline for project completion to the Dublin Police Services issuance of Department, to allow estimation of staffing requirements and Building assignments. Permits 12. Prevailing Wage. All public improvements constructed by PW Prior to Labor Developer and to be dedicated to the City are hereby identified as acceptance of Code "public works" under Labor Code section 1771. Accordingly, improvements section Developer, in constructing such improvements, shall comply with by City 1771 the Prevailing Wage Law (Labor Code, sects. 1720 and following). Council 13. Construction Hours. Standard construction and grading hours PW Prior to Standard shall be limited to weekdays (Monday through Friday) and non- acceptance of City holidays between the hours of7:30 a.m. and 6:00 p.m. The improvements Applicant/Developer may request reasonable modifications to by City such determined days and hours, taking into account the seasons, Council impacts on neighboring properties, and other appropriate factors, by submitting a request form to the City Engineer/Public Works Director. For work on Saturdays, said request shall be submitted no later than 5:00 p.m. the prior Wednesday. Overtime inspection rates will apply for all after-hours, Saturday, and/or holiday work. 5 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? PUBLIC WORKS 14. Improvement and Grading Plans. All improvement and PW Prior to Standard grading plans submitted to the Public Works Department for issuance of review/approval shall be prepared in accordance with the Grading/Site approved Tentative Map, these Conditions of Approval, and the work Permit City of Dublin Municipal Code including Chapter 7.16 (Grading Ordinance). When submitting plans for review/approval, the Applicant/Developer shall also fill-out and submit a City of Dublin Improvement Plan Review Checklist (three 8-1/2" x 11" pages). Said checklist includes necessary design criteria and other pertinent information to assure that plans are submitted in accordance with established City standards. The plans shall also reference the current City of Dublin Standard Plans (booklet), and shall include applicable City of Dublin Improvement Plan General Notes (three 8-1/2" x 11" pages). For on-site improvements, the Applicant/Developer shall adhere to the City's On-site Checklist (eight 8-1/2" x II" pages). All of these reference documents are available from the Public Works Department (call telephone 925-833-6630 for more information). 15. Grading/Sitework Permit. All site improvement work and PW Prior to Standard public right-of-way work must be performed per a issuance of Grading/Sitework Permit issued by the Public Works Grading/Site Department. Said permit will be based on the final set of work Permit improvement plans to be approved once all of the plan check comments have been resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached application (three 8-1/2" x II" pages) for more information. The Applicant/Developer must fill in and return the applicant information contained on pages 2 and 3. The current cost of the permit is $10.00 due at the time of permit issuance, although the Applicant/Developer will be responsible for any adopted increases to the fee amount. 16. Erosion Control during Construction. Applicant/Developer PW Prior to NPDES shall include an Erosion and Sediment Control Plan with the issuance of Permit Grading and Improvement plans for review and approval by the Grading/Site City Engineer/Public Works Director. Said plan shall be work Permit designed, implemented, and continually maintained pursuant to and during the City's NPDES permit between October 151 and April 151h or construction. beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer/Public Works Director. 17. Water Quality/Best Management Practices. Pursuant to the PW Prior to NPDES Alameda Countywide National Pollution Discharges Elimination issuance of Permit Permit (NPDES) No. CAS0029831 with the California Regional Grading/ Water Quality Control Board (RWQCB), the Sitework Applicant/Developer shall design and operate the site in a Permit manner consistent with the Start at the Source publication, and according to Best Management Practices to minimize storm water pollution. In addition to the biofiltration swales proposed along the perimeter of the site, in-line filtration devices may be necessary to serve runoff areas that will not drain to biofiltration swales due to grading constraints. All trash dumpsters and recycling area enclosures that are not located inside the building 6 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? shall have roofs to prevent contaminants from washing into the storm drain system. The applicant shall file a Notice ofIntent with the RWQCB and shall prepare and submit a Storm Water Pollution Prevention Plan for the City Engineer/Public Works Director's review/approval. Finally, all storm drain inlets serving vehicle parking areas shall be stenciled "No Dumping - Flows to Bay" using stencils available from the Alameda Countywide Clean Water Program. 18. Storm Water Treatment Measures Maintenance Agreement. Prior to NPDES Applicant/Developer shall enter into an agreement with the City of acceptance Permit Dublin that guarantees the property owner's perpetual of maintenance obligation for all storm water treatment measures Improvem- installed as part of the project. Said agreement is required ents by City pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for Council the reissuance ofthe Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. 19. Construction Noise Management Program/Construction PL, PW, B Prior to Municipal Impact Reduction Plan. Applicant/Developer shall conform to the acceptance of Code following Construction Noise Management Program/Construction improvements Impact Reduction Plan. The following measures shall be taken to by City reduce construction impacts: Council a. Off-site truck traffic shall be routed as directly as practical to and from the freeway (1-580) to the job site. Primary route shall be from 1-680 to St. Patrick Way, or from 1-580 to San Ramon Road to Amador Valley Boulevard. An Oversized Load Permit shall be obtained from the City prior to hauling of any oversized loads on City streets. b. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Construction equipment shall use recycled or other non- potable water resources where feasible. c. Construction equipment shall not be left idling while not III use. d. Construction equipment shall be fitted with noise muffling devices. e. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. f. Excavation haul trucks shall use tarpaulins or other effective covers. g. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. h. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 1. Inactive portions of the construction site shall be 7 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY / REQ.? CONDITION DEPART. SA TISFIED? seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent dust. ... On-site vehicle speed shall be limited to 15 mph. .). 4. Use of petroleum-based palliatives shall meet the road oil requirements ofthe Air Quality District. Non-petroleum based tackifiers may be required by the City Engineer/Public Works Director. i. The Department of Public Works shall handle all dust complaints. The City Engineer/Public Works Director may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the City Engineer/Public Works Director. J. Construction interference with regional non-project traffic shall be minimized by: 1. Scheduling receipt of construction materials to non- peak travel periods. 2. Routing construction traffic through areas of least impact sensitivity. 3. Routing construction traffic to minimize construction interference with regional non-project traffic movement. 4. Limiting lane closures and detours to õff-jJeak travel periods. 5. Providing ride-share incentives for contractor and subcontractor personnel. k. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low- emissions tune-ups. 20. Geotechnical Report and Recommendations. The PW,B Prior to Standard Applicant/Developer shall provide a site specific geotechnical issuance of report prepared by a reputable geotechnical engineer. The Grading/Site Geotechnical Engineer shall certify that the project design work Permit conforms to the report recommendations prior to issuance of a or Building Grading/Sitework Permit or Building Permit. All report Permit, and recommendations shall be followed during the course of grading during and construction. construction 21. Street Trees and Landscaping. 24" box-sized street trees shall be PL,PW Prior to Village planted at 30' on center spacing along east side of Village Parkway issuance of Parkway and south side of Amador Valley Boulevard fronting the property Grading/Site Specific Plan and shall substantially comply with proposed site plan. Said trees work Permit shall be placed in 4' by 4' tree wells with cast iron grates positioned at the back of sidewalk. The tree variety shall be as determined by the City Engineer/Public Works Director. After project acceptance, these trees and the associated irrigation system shall be maintained by the owner. Applicant/Property Owner shall 8 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY / REQ.? CONDITION DEPART. SA TISFIED? landscape, irrigate and maintain landscaping areas adjacent to the plaza that are within the public right-of-way. Landscaping areas and associated irrigation systems shall remain the responsibility of the property owner in perpetuity. 22. Village Parkway Street Improvements. Street widths shall be 8 PL,PW On-going Village feet in width along Village Parkway and 10 feet in width along Parkway Amador Valley Boulevard adjacent to the project as shown on Specific Plan project Develooment Plans. 23. Stop Controls. Stop control devices for vehicles, including an R I PW Prior to Standard STOP sign, STOP pavement legend, 12"-wide white stop bar issuance of stripe, and appropriate delineation, shall be provided at the Grading/Site following locations: work Permit a. At the two exit aisle approaches to Amador Valley Boulevard and Village Parkway. 24. Address Numbering System. After the final Parcel Map records PW,B Prior to Standard but before Building Permits are issued, the Applicant/Developer issuance of shall propose address numbers for each building/retail unit based Building on the address grid utilized within Alameda County and available Permits from the Dublin Building Official. The addressing scheme is subject to review and approval by the City and other interested outside agencies. Signs shall be prominently displayed on Village Parkway and Amador Valley Boulevard that identify all addresses within the development. Addresses are required on the front and rear of each building. Retail building requires address ranges to be posted on the street side of each buildings, or as otherwise required bv the Building Official and Fire Marshal. 25. Site Accessibility Requirements. All disabled access ramps, B,PW Prior to UBC Title 24 parking spaces for the disabled, and other physical site issuance of / ADA and improvements shall comply with current UBC Title 24 / ADA Occupancy Dublin requirements and City of Dublin Standards for accessibility. Permit Standards for Accessibility 26. Relocation of Existing Improvements/Utilities. Any necessary PW Prior to Standard relocation of existing improvements or utilities shall be acceptance accomplished at no expense to the City. of improv- ements by City Council 27. Joint Utility Trenches/Undergrounding/Utility Plans. PW Prior to Standard Applicant/Developer shall construct all joint utility trenches acceptance (including electric, telecommunications, cable TV, and gas) in of accordance with standards enforced by the appropriate utility improveme agency. All vaults, electric transformers, cable TV boxes, blow- nts by City off valves and other utility features shall be placed underground Council and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the City Engineer/Public Works Director. Conduit shall be under the public sidewalk within the right of way to allow for street tree planting. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer/Public Works Director prior to installation. 9 NO. CONDITION TEXT 28. Temporary Construction Fencing. Temporary Construction fencing shall be installed along the perimeter of all work under construction to separate the construction operation from the public. All construction activities shall be confined to 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/Public Works Director. 29. Damage/Repairs. The Applicant/Developer shall be responsible for the repair of any damaged pavement, curb & gutter, sidewalk, or other public street facility resulting from construction activities associated with the development of the project, to the satisfaction of the City Engineer/Public Works Director. Occupancy Permit Requirements. Prior to issuance of an Occupancy Permit, the physical condition of the project site shall meet minimum health and safety standards including, but not limited to the following: a. The streets and walkways providing access to each building shall be complete, as determined by the City Engineer/Public Works Director, to allow for safe, unobstructed pedestrian and vehicle access to and from the site. b. All traffic control devices on streets providing access to the site shall be in place and fully functional. c. All street name signs and address numbers for streets providing access to the buildings shall be in place and visible. d. Lighting for the streets and site shall be adequate for safety and security. All streetlights on streets providing access to the buildings shall be energized and functioning. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. e. All construction equipment, materials, or on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means approved by the City Engineer/Public Works Director. f. All fire hydrants shall be operable and easily accessible to City and ACFD personnel. g. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) shall be installed and fully functional. h. All landscaping, walls and screening shall be installed. Environmental Site Assessment. According to the environmental assessment report prepared by Clayton Group Services, Inc. dated 30. 31. 10 RESPON. AGENCY / DEPART. PW PW PW, PL, B PW WHEN REQ.? Prior to issuance of final Occupancy Permit or acceptance of public improvements by the City Council. Prior to acceptance of improvements by City Council Prior to issuance of Occupancy Permit On-going, Through HOW IS CONDITION SA TISFIED? Standard Standard Standard ACDEH, the Fire Marshal, NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? 05/30/03, four underground fuel storage tanks (UST) were closed Completion and the City and removed from the site according to Alameda County of Project and Department of Environmental Health (ACDEH) requirements and Prior to protocols. If, during construction of the Project, presently- issuance of unknown hazardous materials are discovered, the Occupancy Applicant/Developer shall adhere to the requirements of ACDEH, Permit(s). the Fire Marshal, the City, and/or other applicable agency to mitigate the hazard before continuing. The Applicant/Developer shall monitor and address any hydrocarbons residual found in the soil during excavation/trenching and prepare a site safety plan to be submitted to the Director of Public Works, and ACDEH. 32. Release of Security. When all improvements governed by the PW Prior to Standard Grading Permit are complete to the satisfaction ofthe City acceptance of Engineer/Public Works Director, the City Engineer will release the improvements Security. Prior to the bond release the Applicant/Developer shall by City furnish the following to the City: Council. a. As-Built or Record Drawings printed on mylar of all Improvement Plans and maps associated with the project. b. A recorded copy of the Covenants, Conditions, and Restrictions that govern the project. c. A Declaration or Report by the project Geotechnical Engineer confirming that all geotechnical and grading work associated with the project has been performed in accordance with the Engineer's recommendations. d. Payment of any outstanding City fees or other debts. e. Any other information deemed necessary by the City Engineer/Public Works Director. 33. Geographic Information System. Once the City Engineer/Puhlic PW Prior to St?ndard Works Director approves the development project, a digital acceptance of vectorized file on floppy or CD of the Improvement Plans shall be improvements submitted to the City and DSRSD. Digital raster copies are not by City acceptable. The digital vectorized files shall be in AutoCAD 14 or Council. higher drawing format or ESRI Shapefile format. Drawing units shall be decimal with the precision of 0.00. All objects and entities in layers shall be colored by layer and named in English, although abbreviations are acceptable. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. Said submittal shall be acceptable to the City's GIS Coordinator. TRAFFIC AND PARKING 34. Voluntary Traffic Mitigation Contribution or TIF. The PW, B, FIN Prior to Applicant developer/applicant shall pay Voluntary Traffic Mitigation issuance of Contributions based on the number of daily vehicle trips generated Building by the project or as determined by the Public Works Director. Permits Alternatively, the developer/applicant shall pay the Traffic Impact Fee in effect at the time building permits are issued for each phase of the project, assuming City adoption of a Downtown Traffic Impact Fee Program. 35. Bicycle Racks. Bicycle racks shall be installed near the entrances PL,PW Prior to Zoning to the office and retail buildings as shown on project plans. issuance of Ordinance Bicycle racks shall be designed to accommodate a minimum of Occupancy 11 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? four bicycles per rack, and so that each bicycle can be secured to Permit(s). the rack. The location of the bicycle racks shall not encroach into any adjacent/adjoining sidewalks in a manner that would reduce the unencumbered width of the sidewalk to less than 4'. Bicycle racks shall be placed in locations where they will have adequate lighting and can be surveilled by the building occupants. 36. Vehicle Parking. Applicant/Developer shall construct on-site PW,PL Prior to Municipal paved parking areas and spaces for guest, and tenant parking issuance of Code according to the zoning requirements ofthe use. Occupancy of Occupancy each phase of development will be dependent upon Permit(s) Applicant/Developer completing the necessary parking areas to serve that phase. All parking spaces shall be double striped using 4" white lines according to Figure 76-3 and Code §8.76.070 (A) 17 of the Municipal Code. All compact-sized parking spaces shall have the word "COMPACT" stenciled on the pavement within each space. 12" -wide concrete step-out curbs shall be constructed at each parking space where one or both sides abuts a landscaped area or planter. 37. Parking ProhibitionslRestrictions. Vehicle parking shall be F,PW On-going Fire Code prohibited/restricted in the following locations. This parking prohibition shall be indicated with red-painted curbs, and with R26F "No Stopping - Fire Lane" signs installed on both sides at a spacing not to exceed 200'. a. Prohibited along the south side of Amador Valley Boulevard and east side of Village Parkway. This parking prohibition shall be indicated with R26D "No Parking" signs installed at a spacing not to exceed 200'. b. Prohibited or restricted at other locations deemed reasonably necessary by the City Engineer/Public Works Director during final design and/or construction. PLANNING 38. Outdoor Seating. Outdoor seating shall be subject to a Site PL On-going Standard Development Review Waiver to be approved by the Community Development Director or his designee and may be located in appropriate areas in addition to areas specified in the Planned Development regulations. 39. Pedestrian Access. The Applicant/Property Owner shall not PL On-going Village construct any wall, fence or other structure that obstructs the future Parkway pedestrian access path identified in the Development Plan. Specific Plan BUILDING & SAFETY 40. Trellis. Sheet AI, if the trellis is attached or within 8 feet of the B Prior to UBC building, it shall be constructed from material with a minimum 1- issuance of hour fire rating, such as heavy timber or tubular steel. If the trellis Building were located at least 8 feet from building, a wood structure would Permits be acceptable. 41. Soils. The Applicant/Developer shall verify soils conditions where B Prior to EPC former tanks were removed with a soils report and more detailed issuance of assessment. The City of Dublin shall require a certification that Building 12 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? the tanks have been removed and that the soils where the tanks Permits were located meet minimum compactions required by the soils report. The project shall follow the recommendations ofthe Phase I study conducted by EPC. 42. Building Codes and Ordinances. All project construction shall B,F Through Uniform conform to Uniform Building and Fire Codes as adopted by the City Completion Building of Dublin and all building codes and ordinances in effect at the time and Fire of building permit. Codes 43. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit eight (8) sets of construction Building plans to the Building Division for plan check. Each set of plans Permits shall have attached an annotated copy ofthese 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. 44. Construction Drawings. Construction plans shall be fully ª Prior to Standard dimensioned (including building elevations) accurately drawn issuance of (depicting all existing and proposed conditions on site), and Building prepared and signed by a California licensed Architect or Permits 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. 45. Engineer Observation. The Engineer of record shall be retained B Prior to Standard to provide observation services for all components of the lateral scheduling and vertical design of the building, including nailing, holdowns, the final straps, shear, roof diaphragm and structural frame of building. A frame written report shall be submitted to the City Inspector prior to inspection scheduling the final frame inspection. 46. Green Building Guidelines. To the extent practical, the applicant B On-going Standard shall incorporate Green Building Measures. Green Building Plan shall be submitted to the Building Official for review. 47. Energy Conservation. Building plans shall demonstrate the B On-going Standard incorporation of energy conservation measures into the design, construction, and operation of proposed development. ARCHITECTURE 48. Colors and Materials. The Community Development Director PL Prior to SDR Design or his designee shall have final approval of the building colors Occupancy Guidelines after a test swatch of each color is painted on each of the Permit or buildings. Building colors and materials shall be generally Temporary consistent with plans submitted December 29,2003 and October Occupancy 30,2003. Permit. 49. Awnings. The Community Development Director shall have PL Prior to SDR Design 13 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? final approval of all awning colors prior to issuance of a building Occupancy Guidelines permit. Permit or Temporary Occupancy Permit. 50. Lighting Fixtures. Lighting plan shall include lighting fixtures PL Prior to SDR Design that are coordinated with the building architecture, especially issuance of Guidelines along pedestrian walkways and in the center's plaza. The Building Community Development Director or his designee shall have Permits. final approval of the lighting fixtures. 5l. Window Reveal. The retail building's walls along Village PL Prior to Applicant Parkway and in the tower element shall be furred out 4" to 6" issuance of from the window plane as represented by the applicant. Building Permits 52. Walls and Fences. All walls and fences shall conform to PL On-going Zoning Section 8.72.080 of the Zoning Ordinance unless otherwise Ordinance required by this resolution. The six-foot masonry wall along the east property line may be extended by lattice, or other means approved by the Community Development Director, for an additional three (3) feet for a total height of nine (9) feet. Construction/installation of common/shared fences for all side and rear yards shall be the responsibility of Applicant/Developer. 53. Wall or Fence Heights. All wall or fence heights shall be a PL,PW On-going Zoning minimum 6 feet high (except in those locations where Section Ordinance 8.72.080 ofthc Zoning Ordinance requires lower fence heights). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the City Engineer. MASTER SIGN PROGRAM 54. Monument Signs. Monument signs shall not have white PL Prior to Zoning illuminated backgrounds. Sign structures and sign backgrounds issuance of Ordinance shall be coordinated among the retail and office buildings and Building shall be coordinated with the building materials and colors. Permit. 55. Creative Signs. The Community Development Director or his PL On-going Applicant designee may amend the Master Sign Program regulations for unusual or creative signs, which meet the intent of the Village Parkway Specific Plan and the Planned Development regulations, and with the landlord's approval, by means of a Site Development Review Waiver. LANDSCAPE ARCHITECTURE 56. Consolidate Utilities. The Applicant/Developer shall consolidate PL, Prior to Standard water lines, water meters and backflow devices in a location away PW,B issuance of from building signage and outside of traffic safety/visibility areas Building where they can be partially screened from view, such as in the Pennits. south landscaping area near the center's vehicle entrance or other appropriate location. The Applicant/Developer shall coordinate placement of these utilities with the City's street improvements and planned street trees along Village Parkway. 57. Coordination with Village Parkway Street Improvements. The PL,PW Prior to Village Parkw 14 NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? color and design ofthe paving, landscaping and amenities of the issuance of Specific Plan plaza shall be closely integrated with the City's planned street Encroachment improvements. The Community Development Director shall have Permits. final approval of the paving, landscaping and plaza amenities, which shall be coordinated with the Village Parkway Improvement Proiect. 58. Final Landscape and Irrigation Plans. The PL Prior to Standard Applicant/Developer shall submit a Final Landscape and Irrigation issuance of Plan prepared and stamped by a State licensed landscape architect Building or registered engineer, generally consistent with the preliminary Permits. landscape plan prepared by Borrecco/KiIlian & Associates, Inc., dated April 19, 2004, except as modified by Conditions of Approval below, along with a cost estimate of the work and materials proposed, for review and approval by the Community Development Director. Landscape and irrigation plans shall be at a scale not less than 1" = I 0'. 59. Decorative Railing. The Applicant/Developer shall install a low, PL Prior to Zoning decorative metal railing or fence to be approved by the issuance of Ordinance Community Development Director in the planter along the Building property line dividing the retail building and office building to Permits protect the proposed plantings. 60. Landscaping at Streetillrive Aisle Intersections. The PL, PW, PO On-going Municipal Co Applicant/Developer shall provide a landscaping plan and shall maintain landscaping such that the landscaping does not obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at drive aisle intersections shall not be taller than 30 inches above the curb. Landscaping shall be kept at a minimum height and fullness giving patrol officers and the general public surveillance capabilities of the area. 61. Landscape Screening of Parking. The Applicant/Developer PL Prior to Zoning shall provide a landscaping plan to be approved by the Community issuance of Ordinance Development Director that screens parking with berming or Building combination ofberming and landscaping to achieve an immediate Permits 2- to 3-foot tall screen from the finish grade of the parking stalls as viewed from the adjacent major road. 62. Landscaping of Walls and Trash Enclosures. The PL Prior to SDR Design Applicant/Developer/Developer shall screen all walls and the issuance of Guidelines sides of walls surrounding trash enclosures. The use of vines is Building encouraged. Trash enclosures shall be covered and subject to Permits approval of the Public Works Department. 63. Air Conditioning Units. All Air Conditioning units shall be PL Prior to SDR Design screened from view with either walls or plant material to the issuance of Guidelines satisfaction ofthe Community Development Director. Building Permits. 64. Utility Screening. All above grade utilities shall be screened PL Prior to SDR Design from view with either walls or plant material to the satisfaction of issuance of Guidelines the Community Development Director. Building Permits. 65. Standard Plant Material, Irrigation and Maintenance PL Prior to Standard 15 NO. CONDITION TEXT Agreement. The Applicant/Developer shall complete and submit to the Dublin Planning Division the Standard Plant Material, Irrigation and Maintenance Agreement. 66. Landscape Borders, Commercial area. All landscaped areas shall be bordered by a concrete curb that is at least 6 inches high and 6 inches wide, unless designed as part of the planned water quality bioswale. Any curbs adjacent to parking spaces must be 12 inches wide to facilitate pedestrian access. All landscape planters within the parking area shall maintain a minimum 5-foot radius, or be 2 feet shorter than adjacent parking spaces to facilitate vehicular maneuvering. 67. Plant standards. All trees shall be 24" box minimum; all shrubs shall be 5 gallon minimum. 68. Maintenance of Landscaping. All landscaping materials within the public right-of-way shall be maintained in perpetuity and on- site landscaping shall be maintained in accordance with the "City of Dublin Standards Plant Material, Irrigation System and Maintenance Agreement" by the Developer after City-approved installation. This maintenance shall include weeding, the application of pre-emergent chemical applications, irrigation, and the replacement of plant materials that die. 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. 69. Water Efficient Landscaping Ordinance. The Applicant/Developer shall submit written documentation to the Public Works Department (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. FIRE SERVICES 70. Addressing. The Applicant/Developer shall comply with Fire Department and Police Services Department requirements for addressing. Approved numbers or addresses shall be placed on all new and existing buildings. The address shall be positioned as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background (CFC, 1998, Section 901.4.4) Pursuant to the Non-Residential Security Ordinance, addressing and building numbers shall be visible from the approaches to the building. Addressing for individual suites/businesses within the project shall have the address stenciled on the rear door of the business. 71. Emergency Vehicle Turning Radius. The corners at the driveways into the site shall be to allow turning into the site with a 42' radius without turning into the far lane of the public streets. 72. Emergency Vehicle Access. In accordance with the ACFD requirements, the Applicant/Developer shall provide emergency vehicle access routes into the project in general conformance with 16 RESPON. AGENCY / DEPART. PL,PW PL PL PW F, PO F F WHEN REQ.? issuance of Building Permits. Prior to issuance of Building Permit Prior to issuance of Building Permits. Prior to issuance of Building Permits. Prior to issuance of Building Permits. HOW IS CONDITION SA TISFIED? Standard Standard Standard Water Efficiel Landscaping Ordinance Prior to Municipal occupancy of Code building. Prior to Fire Code occupancy Prior to Fire Code combustible construction NO. 73. 74. 75. 76. CONDITION TEXT RESPON. AGENCY/ DEPART. the site plan. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the improvement plans to the satisfaction of the City Engineer and the ACFD. (All emergency vehicle access roads (first lift of asphalt) and the public water supply including all hydrants shall be in place prior to vertical construction or combustible storage on site). Fire apparatus roadways shall have a minimum unobstructed width of 20 feet (14 feet for one way streets) and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". (CFC 1998, Section 1998). Automatic Sprinklers- Automatic sprinklers shall be provided F, B throughout the building as required by the Dublin Fire Code. If the buildings have over 100 sprinklers the system shall be monitored by UL listed central station. ACFD rules regulations and standards. Applicant/Developer F shall comply with all Alameda County Fire Department (ACFD) rules, regulations, City of Dublin standards, including minimum standards for emergency access roads and payment of applicable fees including City of Dublin Fire facility fees. Fire hydrants. The applicant/Developer shall .:onstruct all new fire hydrants in accordance with the ACFD and City of Dublin requirements. (Prior to combustible construction or combustible storage on site). Final locations of fire hydrants shall be approved by the ACFD in accordance with current standards. The minimum fire flow design shall be 1500 gallon per minute at 20 psi residual (flowing from a single hydrant). Raised blue reflectorized traffic markers shall be epoxied to the center of the street opposite each hydrant. Sufficient fire flow is required based on building construction and size. Applicant/DeveIoper shall provide information on the fire flow that is available at the site. This information is available from the DSRSD. Fire Extinguishers. Provide 2A 1 OBC fire extinguishers within 75 ft F travel distance of portions of the buildings. An approved sign in accordance with Uniform Fire Code shall be conspicuously posted above the extinguisher. F Knox Key Boxes. Provide Knox key boxes at the main entrance to F the buildings at the exterior doors to stair that extend to the 4th floor and at any gates. The Knox box shall contain a key that provides access to the building or gate. Gates or barriers shall meet the requirements of the ACFD. POLICE SERVICES 78. Li2htin2. The Applicant/Developer shall prepare a lighting 77. WHEN REQ.? or combustible storage on site. Prior to occupancy of any affected building Through completion Prior to issuance of Building Permits Prior to occupancy of any affected building Prior to occupancy of any affected building PL, PO, B, I Prior to 17 HOW IS CONDITION SA TISFIED? Fire Code Alameda County Fire Department (ACFD) rules, regulations, and City of Dublin Standards ACFD and City of Dublin Requiremen ts Fire Code ACFD I Non- NO. CONDITION TEXT 79. isochart to the satisfaction of the Director of Public Works, Director of Community Development, the City's Consulting Landscape Architect and Dublin Police Services. Exterior lighting shall be provided within the parking lot and on the building, 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 (1.0 candle lights at ground level in parking lot areas). The location of light poles and parking lot trees shall be coordinated so that as the tree grows it will not obscure the light nor have to be pruned extensively. Lighting shall be shielded to control spillover to adjacent properties. Exterior lighting is required over all doors. Lighting of all exterior areas shall be designed to maximize surveillance. Lighting fixtures shall be of a vandal resistant tvpe. Non-Residential Security Ordinance. The Applicant/Developer shall comply with all applicable City of Dublin Non Residential Security Ordinance requirements. a. Addressing and building numbering shall be visible from the approaches to the building. Addressing for individual suites/businesses within the project shall have the address stenciled in the rear door of the business. b. Buildings reqUIre a mInImum of 5-inch high numbers displayed on the building. c. (2) Tenant space numbers shall be a minimum size of 5 inches and be located on all doors. In addition all rear doors or service doors will have the name of the business in 5-inch high lettering. d. Employee exit doors shall be equipped with 180-degree viewer if there is not a burglary resistant window panel in the door from which to scan the exterior. e. Separation walls for individual tenant spaces housed within a common structure shall be solid and continuous from the structure's foundation to roof. f. Except for private stairways, stairways shall be designed as follows: I. Interior doors shall have glazing panels a minimum of 5 inches wide and 20 inches In height and meet requirements ofthe Uniform Building Code. ii. Areas beneath stairways at or below ground level shall be fully enclosed or access to them restricted. iii. Enclosed stairways shall have shatter resistant mirrors or other equally reflective material at each level and landing and be designed or placed in such manner as to provide visibility around corners. g. In office buildings (multiple occupancy), all entrance doors to individual office suites shall meet the construction and locking requirements for exterior doors. h. Exterior landscaping shall be kept at a minimal height and fullness gIVIng patrol officers and the general public surveillance capabilities of the area. Shrubs and ground cover 18 RESPON. AGENCY/ DEPART. PW PO WHEN REQ.? issuance of Building Permits On-going HOW IS CONDITION SA TISFIED? residential Security Ordinance, Village Parkway Specific Plan Non- Resident- ial Security Ordinance NO. CONDITION TEXT shall not directly cover windows and doorways. River rock used near parking lots or commercial buildings shall be permanently affixed. i. Landscaping features and plaza amenities shall be designed to reduce their attractiveness to skateboarders and vandals. j. All entrances to the parking areas shall be posted with appropriate signs per Sec. 22658(a) of the California Vehicle Code, to assist in removing vehicles at the property owner' s/manager' s request. k. The Applicant/Developer shall keep the site clear of graffiti vandalism on a regular and continuous basis at all times. I. The Applicant/Developer shall work with the Dublin Police on an ongoing basis to establish an effective theft prevention and security program. m. A "Business Site Emergency Response Card" shall be filed with the Police Department commencmg with the initial phases of construction. Current information shall be maintained until the completion of the project. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 80. Separate Connections. The two parcels shall have separate sewer and water connections. 81. Subject to DSRSD. Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 82. Future Flow Demands. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 19 RESPON. AGENCY/ DEPART. DSRSD DSRSD DSRSD WHEN REQ.? Prior to Issuance of Building Permits. Prior to issuance of any Building Permit Prior to issuance of Building Permits. HOW IS CONDITION SA TISFIED? DSRSD Stand~rd DSRSD Utility Master Planning NO. CONDITION TEXT RESPON. WHEN HOW IS AGENCY/ REQ.? CONDITION DEPART. SA TISFIED? 83. Sewers. Sewers shall be designed to operate by gravity flow to DSRSD Prior to DSRSD DSRSD's existing sanitary sewer system. Pumping of sewage is Issuance discouraged and may only be allowed under extreme of circumstances following a case by case review with DSRSD Building staff. Any pumping station will require specific review and Permits 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/Developer for any project that requires a pumping station. 84. Waterline Design. Domestic and fire protection waterline DSRSD Prior to DSRSD systems for the Commercial Development shall be designed to be Issuance looped or interconnected to avoid dead end sections in accordance of with requirements of the DSRSD Standard Specifications and Building sound engineering practice. Permits 85. Public Right-of-Way. DSRSD policy requires public water and DSRSD Prior to DSRSD sewer lines to be located in public streets rather than in off-street issuance of locations to the fullest extent possible. If unavoidable, then public Building sewer or water easements must be established over the alignment Permits. of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 86. DSRSD Approval. Prior to approval by the City of a grading DSRSD Prior to DSRSD permit or a site development permit, the locations and widths of approval all proposed easement dedications for water and sewer lines shall of a be submitted to and approved by DSRSD. Grading Permit REFUSE AND RECYCLING 87. Refuse Collection. The refuse collection service provider shall B Prior to Municipa be consulted to ensure that adequate space is provided to Issuance I Code accommodate collection and sorting of petrucible solid waste as of well as source-separated recyclable materials generated by this Building project. Permits 88. Refuse Collection Location. The Applicant/ Developer shall B,PL Prior to provide designated refuse collection areas for the project, to the issuance of satisfaction of the City Engineer and the Community Building Development Director. Collection areas shall be shown on the Permits improvement and landscape plans for this phase. Municipal Applicant/Developer shall provide "No Parking" signs in Code. designated refuse collection areas. The refuse collection plan shall be approved by the appropriate solid waste collection company prior to approval of improvement plans. The Applicant/Developer shall provide a copy of the recorded shared trash enclosure covenant applicable to both properties. 89. Recycling. Applicant/Developer shall provide refuse-recycling B,PW On-going Municipa collection and conform to the City of Dublin's recycling program. I Code 20 PASSED, APPROVED AND ADOPTED this 11 th day of May, 2004. AYES: Cm. Fasulkey, and Machtmes NOES: Cm. King ABSTAIN: ABSENT: Cm. Nassar and Jennings ATTEST: -/ Plani~: G:\PA#\2003\03-069 Enea Pre-App\PCRESOSDRDOC 21