HomeMy WebLinkAboutAttachment 3 Reso ReferringDeci
RESOLUTION NO. 04-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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REFERRING DECISION MAKING AUTHORITY AND RECOMMENDING CITY COUNCIL
APPROVAL OF SITE DEVELOPMENT REVIEW FOR P A 03-058
DUBLIN TRANSIT CENTER SITE B-2 (A V ALON BAY COMMUNITIES)
LOCA TED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND IRON HORSE
PARKWAY (APN 986-0001-011-00)
WHEREAS, the Applicant, Avalon Bay Communities, Inc., has requested approval of Site Development
Review for PA 03-058, Dublin Transit Center Site B-2, for the construction of a 305-unit apartment community
with 15,000± square feet of retail on approximately ±3.57 acres of land, located on a portion of Site B of the
Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southwest comer of Dublin Boulevard and
Iron Horse Parkway; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review for the
construction of a 305-unit apartment community and 15,000± square feet of ground floor retail which is available
and on file in the Planning Division; and
WHEREAS, a Master Development Agreement for the Dublin Transit Center project was adopted by
Ordinance 5-03 and requires that 10% of the units located on Site B be set aside for moderate income households;
and
WHEREAS, the Master Development Agreement requires that the project be in compliance with the
provisions of the City's Inclusionary Zoning Regulations in effect at the time of Site Development Review
approval; and
WHEREAS, the Applicant is proposing to provide 30 moderate-income units at between 80% and 120%
of the area median income in accordance with the terms of the Master Development Agreement and the City's
Inclusionary Zoning Regulations; and
WHEREAS, the Applicant has submitted project plans for the requested entitlement dated received
August 23, 2004; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City
environmental regulations require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, Pursuant to the California Environmental Quality Act, Staff has recommended that the
project be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are
consistent with a specific plan. The Project is within the scope of the Final Environmental Impact Report for the
Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned
Development Zoning, Tentative Parcel Map, and Development Agreement (SCH 2001120395) which was certified
by City Council Resolution No. 215-02 dated November 19, 2002. This recommendation is based on a
determination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, the City of Dublin Zoning Ordinance, Chapter 8.96.020.C.1-6 allows the Planning
Commission to transfer hearing jurisdiction to the City Council at its discretion because of policy implications,
unique or unusual circumstances, or the magnitude ofthe project; and
ATTACHMENT 3
WHEREAS, the Planning Commission is referring the approval, conditional approval, or denial of
application P A 03-058, related amendments, and time extensions of permits to the City Council; and
WHEREAS, the Planning Commission is also recommending City Council approval of said application;
and
WHEREAS, the Planning Commission did hold a public hearing on said project application on November
9, 2004; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending that the project be
referred to the City Council for approval; and
WHEREAS, the draft City Council Resolution approving the Site B-2 project is attached as Exhibit A;
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
transfer the original hearing jurisdiction for Dublin Transit Center Site B-2, Avalon Bay Communities Site
Development Review to the City Council pursuant to Chapter 8.96.020.C.3 of the Zoning Ordinance and also
recommends City Council approval of said project.
PASSED, APPROVED AND ADOPTED this 9th day of November 2004.
AYES:
NOES:
ABSENT:
ABSTAIN :
Planning Commission Chair
ATTEST:
Planning Manager
2
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVING SITE DEVELOPMENT REVIEW FOR P A 03-058 DUBLIN TRANSIT CENTER
SITE B-2 (A V ALON BAY COMMUNITIES) LOCATED AT THE SOUTHWEST CORNER OF
DUBLIN BOULEVARD AND IRON HORSE P ARKW A Y
(APN 986-0001-011-00)
WHEREAS, the Applicant, Avalon Bay Communities, Inc., has requested approval of Site Development
Review for PA 03-058, Dublin Transit Center Site B-2, for the construction of a 305-unit apartment community
and 15,000± square feet of retail on approximately ±3.57 net acres of land, located on a portion of Site B of the
Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southwest comer of Dublin Boulevard and
Iron Horse Parkway; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review for said
project which is available and on file in the Planning Division; and
WHEREAS, a Master Development Agreement for the Dublin Transit Center project was adopted by
Ordinance 5-03; and
WHEREAS, the Master Development Agreement requires that the Transit Center project be in
compliance with the provisions of the City's Inclusionary Zoning Regulations in effect at the time of Site
Development Review approval and that 15% of the units in the Transit Center project be inclusionary units under
the City's Inc\usionary Zoning Regulations; and
WHEREAS, the Master Development Agreement permits the development of all of the very low- and low-
income units required to be constructed on Site A-2 and permits all of the moderate-income units to be constructed
on Sites A-I, B, and C.
WHEREAS, the Applicant has submitted project plans dated October 25,2004; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City
environmental regulations require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, pursuant to the California Environmental Quality Act, Staff has recommended that the
project be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are
consistent with a specific plan. The Project is within the scope of the Final Environmental Impact Report for the
Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned
Development Zoning, Tentative Parcel Map, and Development Agreement (SCH 2001120395) which was certified
by City Council Resolution No. 215-02 dated November 19, 2002. This recommendation is based on a
determination that there are no supplemental impacts that would require preparation of a Supplemental EIR; and
WHEREAS, the decision making authority for Site Development Review applications typically lies with
the Planning Commission; and
WHEREAS, the City of Dublin Zoning Ordinance, Section 8.96.020.C.I-6 allows the Planning
Commission to transfer hearing jurisdiction to the City Council at its discretion because of policy implications,
unique or unusual circumstances, or the magnitude of the Project; and
EXHIBIT A
WHEREAS, a Staff Report was submitted to the Planning Commission on November 9, 2004
recommending referral of said application to the City Council; and,
WHEREAS, the Planning Commission did hold a public hearing on said application; and,
WHEREAS, proper notice of said hearing was given in all respects as required by law; and,
WHEREAS, the Planning Commission adopted a Resolution referring the approval, conditional approval,
or denial of application PA 03-058, Dublin Transit Center Site B-2 (Avalon Bay Communities) Site Development
Review, related amendments, and time extensions of permits to the City Council; and
WHEREAS, the Planning Commission also recommends approval of said application; and
WHEREAS, on December 7, 2004, the City Council adopted the Stage 2 Planned Development Zoning
applicable to the proposed Site Development Review; and
WHEREAS, a Staff Report was submitted to the City Council on December 7, 2004 recommending
approval of said application; and,
WHEREAS, the City Council did hold a public hearing on said application; and,
WHEREAS, proper notice of said hearing was given in all respects as required by law; and,
WHEREAS, the City Council 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 City Council of the City of Dublin does hereby
make the following findings and determinations regarding the proposed Site Development Review:
A. The proposed Project, as conditioned is consistent with the purpose and intent of Chapter 8.104 Site
Development Review of the Zoning Ordinance in that it will contribute to orderly, attractive and
harmonious site and structural development within the Dublin Transit Center project area; complies with
the Stage 1 Development Plan adopted for Site B of Dublin Transit Center and the Stage 2 Planned
Development Zoning regulations, requirements, and performance standards adopted for Site B-2 of Dublin
Transit Center; and will promote the general welfare by providing opportunities for affordable housing
with the Dublin Transit Center and the City as a whole.
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies with the
policies of the General Plan and the Eastern Dublin Specific Plan, the zoning requirements of the Stage I
Development Plan for the Dublin Transit Center in which the project is located; the Stage 2 Planned
Development Zoning regulations, requirements, and performance standards adopted for Site B-2 of Dublin
Transit Center; and with all other requirements of the Zoning Ordinance.
C. The proposed Project, as conditioned, 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, as there will not be any
significant environmental impacts associated with the project and the project has been conditioned to
comply with all mitigation measures adopted as part of the Dublin Transit Center EIR.
D. The proposed Project will not be injurious to property or improvements in the neighborhood as the project
is conditioned to comply with all Building Division, Fire Department, Public Works Department, and
Dublin San Ramon Services District requirements. .
2
E. The site development for the proposed Project has been designed to provide a desirable environment for
the Project and surrounding areas with regard to its site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety, and similar elements.
F. The subject site is physically suitable for the type, density, and intensity of the proposed Project and
related structures.
G. The proposed Project may impact some views of properties immediately adjacent to the Project site which
have been or will be developed at a lower building height. However, the proposed Project is consistent
with the Stage 1 Development Plan which allows for a high-density residential community near mass
transit to further the City's goals of greater public transportation use and less dependency on the
automobile. Furthermore, the Project building exterior has been designed to provide visual interest, offset
the perception of building mass, and complement the surrounding development.
H. There are no impacts to slopes or topographic features as the site is generally flat.
I. 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 ensure compatibility of this development with the development's design
concept and the character of future residential uses.
J. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials,
provisions and similar elements have been considered to ensure visual relief and an attractive environment
for the public.
BE IT FURTHER RESOLVED that the City Council does hereby approve said application, PA 03-058,
Dublin Transit Center Site B-2 (Avalon Bay Communities) Site Development Review to construct a 305-unit
apartment community and 15,OOO± squarc feet of retail located at the southwest comer of Dublin Boulevard and
Iron Horse Parkway, as generally depicted in the written statement and project plans prepared by GGLO, dated
October 25, 2004, labeled Attachment _ to the December 7, 2004 City Council Agenda Statement, stamped
approved, and on file with the Commun~ty Development Department, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subject to Planning Department review and approval. The following
codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval:
[PL] Planning, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN]
Finance, [PCS] Parks and Community Services, [F] Alameda County Fire Department, [DSR] Dublin San Ramon
Services District, [LDD], Livermore Dublin Disposal, [CO] Alameda County Department of Environmental
Health, [Zone 7], Alameda County Flood Control and Water Conservation District, Zone 7, [LA VT A], Livermore
Amador Valley Transit Authority, [CHS], California Department of Health Services.
1.
Approval. This Site Development Review approval for
Dublin Transit Center Site B-2 (Avalon Bay Communities,
Inc), PA 03-058 establishes the detailed design concepts and
regulations for the project. Development pursuant to this Site
Develo ment Review enerall shall conform the ro' ect
PL
On-going
Planning
3
2.
3.
4.
5.
6.
7.
8.
plans submitted by GGLO dated October 25, 2004, on file in
the Community Development Department, and other plans,
text, and diagrams relating to this Site Development Review,
unless modified by the Conditions of Approval contained
herein.
Effective Date. This Site Development Review approval is
contingent upon the approval of the related Stage 2 Planned
Development Rezoning. If the Stage 2 Planned Development
Rezoning is not approved this Site Development Review
a roval shall become null and void.
Permit Expiration. Construction or use shall commence
within one (1) year of Permit approval or the Permit shall
lapse and become null and void. Commencement of
construction or use means the actual construction or use
pursuant to the Permit approval or demonstrating substantial
progress toward commencing such construction or 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
rocessed accordin to the re uirements of this Ordinance.
Time Extension. The original approving decision-maker
may, upon the Applicant's written request for an extension of
approval prior to expiration, and upon the determination that
any Conditions of Approval remain adequate to assure that
applicable findings of approval will continue to be met, grant
a time extension of approval for a period not to exceed six
(6) months. All time extension requests shall be noticed and
a public hearing or public meeting shall be held as required
b the articular Permit.
Permit Validity. This Site Development Review approval
shall be valid for the remaining life of the approved structure
SO long as the operators of the subject property comply with
the ro' ect' s conditions of a roval.
Revocation of permit. The Site Development Review
approval 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
sub' ect to citation.
Development Agreement. The Developer shall meet all
applicable sections of the Master Development Agreement
for the Dublin Transit Center adopted as Ordinance No. 5-03.
Section 6 of the Master Development Agreement requires the
Developer to enter into a new Development Agreement
s ecific to the current ro·ect.
Requirements and Standard Conditions. The Applicant!
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department,
Dublin Buildin De artment, Dublin Police Services,
4
PL
PL
PL
PL
PL
ADM
Various
One year
from permit
approval
One year
from permit
approval
On-going
On-going
Building
Permit
Issuance
DMC
8.32.030.B
DMC
8.96.020.D
DMC
8.96.020.E
DMC
8.96.020.F
DMC
8.96.020.1
Administratio
n/City
Attorney
Standard
Alameda County Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County Public
and Environmental Health, Dublin San Ramon Services
District and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer shall supply written
statements from each such agency or department to the
Planning Department, indicating that all applicable
conditions re uired have been or will be met.
9. Required Permits. Developer shall obtain all permits PW
required by other agencies including, but not limited to
Alameda County Flood Control and Water Conservation
District Zone 7, California Department of Fish and Game,
Army Corps of Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the permits to the
Public Works De artment.
10. Fees. Applicant/Developer shall pay all applicable fees in Various
effect at the time of building permit issuance, including, but
not limited to, Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School
Impact fees, Fire Facilities Impact fees, Alameda County
Flood and Water Conservation District (Zone 7) Qrainage
and Water Connection fees; or any other fee that may be
ado ted and a ¡¡cable.
11. Indemnification. The Developer shall defend, indemnify, ADM
and hold harmless the City of Dublin and its agents, officers,
and employees from any claim, action, or proceeding against
the City of Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board, Planning
Commission, City Council, Community Development
Director, Zoning Administrator, or any other department,
committee, or agency of the City related to this project 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 roceedin s.
12. Clean-up. The Applicant/Developer shall be responsible for PL
clean-up and disposal of project related trash to maintain a
safe, clean, and litter-free site.
13. Modifications. Modifications or changes to this Site PL
Development Review approval may be considered by the
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zonin Ordinance.
5
Building
Permit
Issuance
Building
Permit
Issuance
On-going
On-going
Standard
Various
Administratio
n/City
Attorney
Planning
DMC
8.104.100
14. Controlling Activities. The Applicant/Developer shall PL
control all activities on the project site so as not to create a
nuisance to the existing or surrounding businesses and
residences.
15. Accessory/Temporary Structures. The use of any PL
accessory or temporary structures, such as storage sheds or
trailer/ container units used for storage or for any other
purposes, shall be subject to review and approval by the
Communi Develo ment Director.
16. Affordable Housing Agreement. The Applicant shall enter ADM, PL
into an Affordable Housing Agreement with the City to
ensure that the affordable units required by Condition 18
remain affordable for 55 years and that other provisions of
Chapter 8.68 of the Dublin Municipal Code (the Inclusionary
Zoning Regulations) are satisfied, including provlslOns
relating to priorities in the rental or sale of affordable units as
set forth in Section 8.68.050 of the Dublin Municipal Code.
The agreement shall also include provisions to ensure that
the units remain affordable in the event that the affordable
units are sold as condominium units. Such agreement shall
be recorded to ensure it has priority over and IS not
subordinate to any other recorded document affecting the
ro ert .
17. Inclusionary Zoning Regulations. The Applicant/ ADM, PL
Developer shall comply with all provisions of Chapter 8.68,
Inclusionary Zoning Regulations of the Dublin Zoning
Ordinance except as modified by these conditions of
a roval and/or an ado ted Develo ment A reement.
18. Inclusionary Zoning Requirements. The Applicant/ PL
Developer shall provide a minimum of 30 moderate income
units. Unit affordability shall be between 80% and 120% of
the area median Income. Affordable unit types (i.e. 1
bedroom, 2 bedroom, 3 bedroom, etc) shall be equally
dispersed with the same ratio as market rate units III
accordance with the Inclusionary Zoning Regulations. Any
changes to the affordable units must first be reviewed and
a roved b the Director of Communit Develo ment.
19. Mitigation Monitoring Program. The Applicant/ PL
Developer shall comply with the Dublin Transit Center EIR
Mitigation Monitoring Program including all mitigation
measures, action programs, and implementation measures on
file with the Community Development Department.
20. Sound Attenuation. The Applicant/Developer shall submit PL
a site specific acoustic report to be prepared by qualified
acoustical consultants. The acoustic report shall include
detailed identification of noise exposure levels on the
individual project site and a listing of specific measures to
6
On-going
On-going
On going
Through
Completion
and
On going
On-going
Building
Permit
Issuance
Planning
DMC
8.108
DMC 8.68
DMC 8.68
Ord. 05-03
(Master DA)
and
DMC 8.68
Dublin
Transit
Center EIR
Mitigation
Monitoring
Pro ram
Dublin
Transit
Center EIR
Mitigation
Monitoring
Pro ram
21.
reduce both interior and exterior noise levels to normally
acceptable levels including but not limited to glazing and
ventilation systems, construction of noise barriers and use of
buildin s to shield noise.
Equipment Screening. All electrical and/or mechanical
equipment shall be screened from public view. Any roof-
mounted equipment shall be completely screened from view
by materials architecturally compatible with the building and
to the satisfaction of the Communi Develo ment Director.
Master Sign Program. A Master Sign Program shall be
applied for and approved for all Project related signage
including, but not limited to, community identification
slgnage, address slgnage, directional slgnage, parking
signage, speed limit signage, retail tenant signage, and other
si na e deemed necessar b the Ci
Colors. The exterior paint colors of the buildings are subject
to City review and approval. The Applicant shall paint a
portion of the building the proposed colors for review and
approval by the Director of Community Development prior
to aintin the entire structure.
Telecommunications. The Applicant shall comply with
ANSI/TIA.EIA-570-A Standard relating to
telecommunications and the installation of data outlets for
hi h-s eed internet access within individual residential units.
Bicycle Storage Rooms. A minimum of 20 bicycle storage
spaces shall be provided in the enclosed storage rooms
within the parking garage. To the extent practical, additional
bicycle storage should b~ provided in the enclosed storage
rooms on each level of the parking garage if these areas are
not needed for mechanical e ui ment.
22.
23.
24.
25.
26.
Final Landscape and Irrigation Plans. Final Landscape
and Irrigation Plans, prepared and stamped by a State
licensed landscape architect or registered engineer, shall be
submitted for review and approval by the City Engineer and
the Community Development Director. Plans shall be
generally consistent with the Dublin Transit Center General
Plan and the preliminary landscape plan prepared by The
Guzzardo Partnership Inc., dated October 25, 2004, except as
modified by the Conditions listed below and as required by
the Communit Develo ment Director.
Plant Species. Plant species shall be selected according to
use, sun/shade location and space available. The landscape
plan should include plant species that are not salt sensitive.
Street trees shall be high branching and produce minimal
litter.
Slopes. The landscape plan shall address slopes within the
property, including erosIOn, maintenance and irrigation
issues. All slo es shall have a one-foot level area at to and
27.
28.
7
PL
PL,B,F,
PW,PO
PL
B,PL
PL
Through
Completion/
On-going
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Planning
PL
DMC
8.72.030
PL
PL
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Permit
Issuance
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Planning
29.
bottom of the slo e for maintenance.
Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls) 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
ublic surveillance ca abilities of the area.
Lighting. The Applicant/Developer shall prepare a lighting
isochart to the satisfaction of the City Engineer, 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
rovide for securit needs.
Street Lights and Trees. Maintain approximately 15'
clearance between streetlights and street trees. Where such
clearance is not practical for design considerations, trees
shall be increased to 36" box minimum to reduce the conflict
between the Ii htin and folia e.
Bioswale. Bioswale shall be designed and detailed to the
approval of the Director of Community Development and
Public Works De artment.
Village Green Play Areas. The Village Green play areas
and water play areas shall be designed consistent with the
Dublin Transit Center General Plan and to the satisfaction of
the Director of Communit Develo ment.
Standard Plant Material, Irrigation and Maintenance
Agreement. The Applicant/Developer shall complete and
submit to the Dublin Planning Department the Standard Plant
Material, Irri ation and Maintenance A reement
Landscape Borders. All landscaped areas shall be bordered
by a concrete curb that is at least 6 inches high and 6 inches
wide. Any curbs adjacent to parking spaces must be 12
inches wide to facilitate pedestrian access. All landscaped
areas shall be a minimum of 6 feet in width (curb to curb).
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. Concrete
mow strips at least 4 inches deep and 6 inches wide shall be
re uired to se arate turf areas from shrub areas.
Landscaping. Applicant/Developer shall construct all
landscaping within the site and along the project frontage.
The on site landscaping shall be to the satisfaction of the
Director of Community Development. The frontage
landscaping, from the face of curb to the right-of-way, shall
be to the desi n in the Dublin Transit Center S ecific Plan.
8
30.
31.
32.
33.
34.
35.
36.
PL
PL,PW,
PO
PL
PL,PW
PL
PL
PL
PL,PW
Building
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Building
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Building
Permit
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Planning
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Public Works
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DMC
8. n.050.B
Planning
Planning!
Public Works
Street trees within the frontage shall be a minimum 24" box,
their exact tree locations and varieties shall approved by the
Communit Develo ment Director and the Ci En ineer.
37. Plant Standards. All trees shall be 24" box minimum, with
at least 30% at 36" box or greater; all shrubs shall be 5 gallon
milllmum.
38. Maintenance of Landscaping. All landscaping materials
within the public right-of-way shall be maintained for 90
days and on-site landscaping shall be maintained ill
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, and the replacement of
materials that die. Any proposed or modified landscaping to
the site, including the removal or replacement of trees, shall
reqUIre pnor revIew and written approval from the
Communit Develo ment Director.
39. 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
Landsca in Ordinance.
PL
PL
PL
Occupancy
Building
Permit
Issuance
Planning
City of
Dublin
Standards
Plant
Material,
Irrigation
System and
Maintenance
Agreement
DMC 8.88
40. Green Building Guidelines. To the extent practical, the
Applicant shall incorporate Green Building Measures. Green
Building plans shall be submitted to the Building Official for
revIew.
41. Cool Roofs. Flat roof areas shall have their roofing material
coated with light colored gravel or painted with light colored
or reflective material desi ned for Cool Roofs.
42. Engineer Observation. The Engineer of record shall be
retained to provide observation services for all components
of the lateral and vertical design of the building, including
nailing, hold-downs, straps, shear roof diaphragm and
structural frame of the building. A written report shall be
submitted to the City Inspector prior to scheduling the final
frame ins ection.
43. Addressing.
a) Provide a plan for display of addresses. The
Building Official and Director of Community
Development shall approve plan prior to issuance of
the first building permit.
b) Address signage shall be provided as per the Dublin
Residential Security Code.
c) Exterior address numbers shall be backlit and osted
9
B
B
B
B
Through
Completion
Through
Completion
Through
Construction
a) Prior to
permitting
b) Occupancy
of any Unit
c) Permit
Building
Building
Building
Building
in such a way that they may be seen from all public
or private streets.
d) An approved apartment unit numbering plan shall be
incorporated into the construction drawings.
e) Signage for each apartment unit and hallway signage
shall be approved as part of the Master Sign
Pro ram.
44. Electronic File. The Applicant/Developer shall submit all
building drawings and specifications for this project in an
electronic format to the satisfaction of the Building Official
prior to the issuance of building permits. Additionally, all
revisions made to the building plans during the project shall
be incorporated into an "As Built" electronic file and
submitted rior to the issuance of the final occu anc .
45. Construction Trailer. Due to sIze and nature of the
development, the ApplicantlDeveloper in conjunction with
the Applicant! Developer of the adjacent project on Site B,
shall provide a construction trailer with all hook ups for use
by City Inspection personnel during the time of construction
as determined necessary by the Building Official. In the
event that the City has its own construction trailer, the
Applicant/Developer shall provide a site with appropriate
hook ups III close proximity to the project site to
accommodate this trailer and shall, at the
Applicant/Developer's expense, cause the trailer to be moved
from its current location at such time as is determined
necessar b the Buildin Official.
46. Alternate Methods Special Inspections. As determined by
the Building Official, additional inspections beyond those
normally required by a building of this type may be required
to evaluate and determine appropriateness of Alternate
Methods proposed by the Applicant/Developer and approved
by the City. These inspections shall be subject to
reimbursement for the actual costs incurred plus the City's
normal administrative fee.
47. Loft Areas. All loft or mezzanllle areas within the
residential portion of the project shall meet all the
requirements for bedrooms, (i.e. smoke alarms, light and
ventilation, window e ress, electrical, etc.)
48. Height of Building. Developer/Contractor shall certify the
height of the buildings prior to first frame inspection in a
manner acce table to the Buildin Official.
B
B
B
B
B
Issuance and
through
completion
d) Prior to
permit
Issuance
e) Prior to
Occupancy
Issuance of
Building
Permits
Building
Issuance of
Building
Permits
Building
Through
Construction
Building
Issuance of
Building
Permits
Building
First Frame
Inspection
Building
49. Building Codes and Ordinances. All project construction
shall conform to all building codes and ordinances in effect
at the time of build in ermit.
10
B
Through
Completion
Building
50. Retaining Walls. All retaInIng walls over 30 inches in
height and in a walkway shall be provided with guardrails.
All retaining walls over 24 inches with a surcharge or 36
inches without a surcharge shall obtain permits and
ins ection from the Buildin Division.
51. Phased Occupancy Plan. If occupancy is requested to
occur in phases, then all physical improvements within each
phase shall be required to be completed prior to occupancy of
any buildings within 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 Director 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 remammg 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 im rovement.
52. Building Permits. To apply for building permits,
Applicant/Developer shall submit eight (8) sets of
construction plans to the Building Division for plan check.
Each set of plans shall have attached an annotated copy of
these Conditions of Approval. The notations shall clearly
indicate how 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 participating non-City agencies
rior to the issuance of build in ermits.
53. Copies of Approved Plans. Applicant shall provide City
with 4 reduced (1/2 size) co ies of the a roved lans.
54. Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view with
materials compatible to the main building. Units shall be
permanently installed on concrete pads or other non-
moveable materials to be approved by the Building Official
and Director of Communi Develo ment.
55. Temporary Fencing. Temporary Construction fencing shall
be installed along the perimeter of all work under
construction.
56. Foundation. A Geotechnical En ineer for the soils re ort
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B
B
B
B
B,PL
B
B
Through Building
Completion
Occupancy of Building
any affected
building
Issuance of B1Jilding
Building
Permits
30 days after Building
first ermit
Occupancy of Building
unit
Through Building
completion
Permit Building
57. The maximum length of a dead end corridor shall be 20 feet.
Correct the dead end corridors on all levels at two locations
as follows:
o The northeast corner of the building.
o The north central portion of the building by the
stora e room north ofthe central stair.
58. Provide an exit analysis for the first level. It appears there
may be additional exits needed for the club room and the
fitness area and there are door! ate swin Issues.
59. Show all the exit components on the plans- corridor, exit
enclosure, exterior exit balcony, etc. on the plans.
Issuance of
Building
Permits
F
F
Issuance of
Building
Permits
Issuance of
Building
Permits
Issuance of
Building
Permits
Issuance of
Building
Permits
Issuance of
Building
Permits
Issuance of
Building
Permits
F
60. The elevator shall be separated from the corridors by smoke
and draft control assemblies.
F
61. Provide a ramp for the elevator at the southwest portion of
the building so it is accessible by a gurney.
F
62. Show the roof hatches for the stairs that don't extend to the
roof.
F
63. Civil- Provide 2 additional hydrants each within 50 feet of
the FDCs for the sprinkler systems.
F
64. Civil plan C-6 shows a double detector check with a PYI.
PlY's are not used as the shut off are provided by OS&Y
valves at the backflow preventors. Backflow prevention
shall be rovided as re uired b DSRSD.
65. The hydrants are shown in close proximity to trees. The
location of the hydrants shall be so the trees do not interfere
with the h drants.
66. The project shall be in compliance with Building and Fire
Codes unless specifically addressed by an alternate materials
or methods a lication.
F
Issuance of
Building
Permits
F
Issuance of
Building
Permits
Through
completion
F
Fire
Fire
Fire
Fire
Fire
Fire
Fire
Fire
Fire
Fire
F
Fire
Issuance of
Building
Permits
67. The project shall comply with the alternate material
application submitted for the project subject to the following
conditions:
o A formal detailed phasing plan and fire safety during
construction plan are required pnor to start of
construction.
o Provide emergency lighting III the corridors and
stairways.
o The exceptions allowing omission of sprinklers in
combustible concealed s aces will be reviewed on a
12
case by case basis.
o Reductions of sprinkler operating areas based on
quick response sprinklers will not be allowed.
o CFC section 1006.2.9.1.1 exception 2 will not be
allowed for this building. A "full" fire alarm system
is required.
o If a fire pump is needed on the project, two fire
um s shall be rovided for reliabili
68. The building design shall match the approved alternate
materials application.
F
Issuance of
Building
Permits
Fire
69. Emergency Vehicle Access. In accordance with the City of
Dublin Fire Code requirements, the Applicant/Developer
shall provide emergency vehicle access routes into the
project III general conformance with 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 City of
Dublin Fire Marshal. (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).
70. Automatic Sprinklers. Automatic sprinklers shall be
provided throughout the building as required by the Dublin
Fire Code and modified by the alternate materials
application. If the buildings have over 100 sprinklers the
s stem shall be monitored b UL listed central station.
71. City of Dublin Rules Regulations and Standards.
Applicant/ Developer shall comply with all City of Dublin
Fire rules, regulations, and standards, including minimum
standards for emergency access roads and payment of
a licable fees includin Cit of Dublin Fire facilit fees.
72. Fire hydrants. The Applicant/Developer shall construct all
new fire hydrants in accordance with the City of Dublin Fire
Code. Final locations of fire hydrants shall be approved by
the City of Dublin Fire Marshal 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 re uired based on buildin
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F
F
F
F
Combustible
construction
or
combustible
storage on site
Fire
Occupancy of
any affected
building
Fire
Through
completion
Fire
Combustible
construction
or
combustible
storage on site
Fire
construction and size.
73. 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 back round.
74. Fire Extinguishers. Provide 2A 1 OBC fire extinguishers
within 75 ft travel distance of portions of the buildings. An
approved sign in accordance with Uniform Fire Code shall be
cons icuousl osted above the extin uisher.
75. Knox Key Boxes. Provide Knox key boxes at the main
entrance to 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 City of
Dublin Fire Code.
76. Security Plan. The Applicant/Developer shall submit a
Security Plan for the site. The Security Plan shall address
both the residential and commercial components to the
project including, but not limited to, adequate lighting and
visibility levels within the garage; measures to secure access
at all pedestrian gates to the project; measures to secure the
main entry doors and gates; measures to secure access to the
private courtyards, club room, and fitness center; information
regarding alarm systems (type and location), inventory
control measures, key control measures, and employee safety
and security training programs. The Security Plan shall be
sub' ect to review and a roval b the Chief of Police.
77. Directory Map. There shall be positioned at each street
entrance an illuminated diagrammatic representation (map)
of the complex that shows the location of the viewer and the
unit designations within the complex. Directory map boards
shall be installed at project's entrances. The boards shall be
readable and well Ii hted.
78. Commercial Lighting Plan. The Applicant/Developer shall
submit a commercial lighting plan with point by point
photometric measurements for the parking structure,
connectin ath, outdoor arkin area and residential areas.
79. Commercial Areas - Lighting. All commercial areas shall
have light fixtures above each store front. Parking lot
lighting or landscape lighting will not be allowed to be the
onl source of Ii ht to the store front.
80. Exterior Lighting. Exterior lighting is required over all
doors.
81. Vandal Resistant Lighting Fixtures. All lighting fixtures
shall be of a vandal resistant t e.
82. Emer enc Access - Residential Buildin Multi-tenant
14
F
F
F
Occupancy of
any affected
building
Occupancy of
any affected
building
Occupancy of
any affected
building
Fire
Fire
Fire
PO
Police
PO
PO
PO
PO
PO
PO
Occupancy
Occupancy
Issuance of
Building
Permits
Issuance of
Building
Permits
Issuance of
Building
Permits
Occupancy
Occupancy
Police
Police
Police
Police
Police
Police
buildings utilizing electronic access control systems on the
main entry door shall provide police emergency access
utilizing an approved key pad switch device which shall be
installed as follows:
. All doors using an electromagnetic type of lock shall
install a key pad switch device at the building's
exterior. A telephone/intercom console or a control
housing, needs to be of a heavy gauge metal, vandal
and weather resistant housing, which is accessible to
a driver of a vehicle. An approved Knox Box or
Knox type key switch is to be mounted on the side
facing the roadway located within close proximity
and in a visible area near the door.
83. Stairway Mirrors. Stairway shall have shatter resistant
mirrors or other equally reflective material at each level and
landing and be designed or place in such manner as to
rovide visibilit around corners.
84. Stairways - Restricted Access. Areas beneath stairways at
or below ground level shall be fully enclosed or access to
them restricted.
85. Locked Gates. Tenant buildings shall be equipped with an
electromagnetic type of lock on the main entry doors and
gates. Locked gates shall secure the private pool courtyard,
leasing office, clubhouse and fitness area. Locks can be
electromagnetic type or standard protected door/lock
mechanisms.
86. Door Hinges. Doors opening out from the building to the
street shall have non-removable hin es.
87. Tenant Unit Locator Box and Intercom. Each access point
into the residential structure on the ground floor shall have a
tenant unit locater box with intercom.
88. Landscaping. The Applicant/Developer shall ensure that,
trees have a minimum six-foot canopy height, and that all
shrubbery is planted away from the structures and kept
trimmed to eliminate hiding places and improve open
surveillance. Trees shall not be planted near light standards
in a manner that would prevent negative light reflection when
the trees row.
PO
PO
PO
PO
PO
PO
Occupancy
Issuance of
Building
Permits
Occupancy
Occupancy
Occupancy
Occupancy
and
On-Going
Police
Police
Police
Police
Police
Police
Police
89. Emergency Access - Parking Structure. Parking areas or
structures controlled by unmanned mechanical parking type
gates shall provide for police emergency access as follows:
. An approved Knox Box or Knox type key switch is
to be mounted on a control pedestal consisting of a
metal post/pipe at a height of 42 inches and a
minimum of 15 feet (4.6m) from the entry/exit gates
of the parking structure. The Knox box device shall
be located on the left side of the road or driveway of
the ate. It shall be accessible in such a manner that
15
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Occupancy
it will not require a person to exit their vehicle to
reach it, nor to reqUIre any vehicle back-up
movement to enter a arkin structure.
90. Radio Frequency. The Applicant/Developer shall insure
radio frequency transmission and recelvmg capabilities
within the arkin structure for Police/Fire/ Ambulance.
91. Interior Lighting. The interior portion of the parking
structure shall be illuminated with a uniformly maintained
minimum level of one foot candles of light between ground
level and 6 vertical feet. The same level of light shall apply
to the 0 en arkin area ad' acent to the arkin structure.
92. White Paint. The Applicant/Developer shall paint the
interior walls of the parking structure white to reflect
available Ii ht.
93. Security Screens. The parking structure shall be secure and
controlled by electronically controlled gates and security
screens over ventilation spaces to prohibit access by
unauthorized persons.
94. Grill Work. Grill work covering openings for the parking
area shall be desi ned to rohibit their use as ladders.
95. Shatterproof Convex Mirrors. Blind corners in parking
structure shall be provided with shatterproof convex mirrors
to improve visibility for both operators of vehicles and
edestrians.
96. Pedestrian Pathways. Pedestrian paths in parking structure
will be shown with appropriate crosswalks areas depicted.
97. The Applicant/Developer shall comply with all applicable
City of Dublin Residential and Non-Residential Security
Ordinance re uirements.
98. The Applicant/Developer shall keep the site clear of graffiti
vandalism on a continuous basis at all times. If available,
raffiti resistant materials should be used.
99. The Applicant/Developer shall work with Dublin Police
Services on an ongoing basis to establish an effective theft
revention and securi ro ram.
100. The perimeter of the site shall be fenced during construction,
a temporary address sign shall be placed at the site and
securit Ii htin and atrols shall be em 10 ed as necessa
101. Public Facilities Fee. The developer shall pay a Public
Facilities Fee in the amounts and at the times set forth in City
of Dublin Resolution No. 214-02, adopted by the City
Council on November 19, 2002, or in the amounts and at the
times set forth in any Resolution revising the amount of the
Public Facilities Fee, as implemented by the Administrative
Guidelines ado ted b Resolution 195-99.
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PO
PO
PO
PO
PO
PO
PO
PO
PCS
Occupancy
Issuance of
Building
Permits
Occupancy
Occupancy
Occupancy
Occupancy
On-Going
On-Going
On-Going
Start of
Construction
and On-Goin
Per Reso.
214-02 or
subsequent
Reso.
Police
Police
Police
Police
Police
Police
Police
Police
Police
Police
Police
Parks &
Community
Services
102. Parcel Map 7525. Parcel Map 7525 must be approved and
ready for recording prior to the construction of any
im rovements.
103. Street Lighting Maintenance Assessment District. For the
purposes of maintaining the publicly maintained streetlights
within the project area, the Property shall be annexed into a
Street Light Maintenance Assessment District as required by
the Master Development Agreement with the Surplus
Property Authority of Alameda County for the Dublin
Transit Center (Ordinance No. 5-03). The property owners
shall maintain all decorative streetlights. The Developer shall
provide all necessary documentation required by the City to
complete the annexation process. The Developer shall
comply with any City requirements necessary to conform to
Proposition 218 regulations. The Developer waives any right
to protest the inclusion of the properties or any portion of the
properties in a Landscape and Lighting Assessment District,
and further waives any right to protest the annual assessment
for that District.
104. Streetscape Design Standards. The streets cape design shall
be in accordance with the Streetscape Master Plan adopted as
Ordinance No. 21-02 for the Dublin Transit Center Project,
PA 00-103.
105. Guest Parking. The Developer shall operate the garage in a
manner that allows guests to obtain access to a minimum 10
unassi ned arkin s aces in the ara e.
106. On Street Parking Restrictions. Developer shall designate
no parking areas along Dublin Boulevard and designate all
other streets for short-term parking (2 or 4 hour) as directed
by the City Engineer. Parking time limits should not apply
between 6 PM and 7 AM.
107. Loading Areas. The Developer shall make provisions for
providing loading areas on the Iron Horse Parkway and the
North-South Driveway frontage. These provisions may be the
use of the street parking spaces limited to specific hours or
based on scheduled re uests.
108. Iron Horse Parkway Crosswalk. The mid block crosswalk
on Iron Horse Parkway shall be located immediately south of
the entrance to the ara e.
109. Driveways. Sidewalks shall be designed to maintain a 2%
cross slope across all driveways including the North-South
driveway at Dublin Boulevard and the Village Green, to the
satisfaction of the Cit En ineer.
110. Frontage Grading. The 2% cross slope shall be maintained
for a minimum distance of one foot behind the frontage
sidewalks where there is landscaping, stairs or pathway along
the back of the sidewalk.
111. Landsca e Assessment District. The irri stem for
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Construction Public Works
of
Improvements
Occupancy Public Works
Occupancy Public Works
Occupancy Public Works
Occupancy Public Works
and On-Going
Occupancy Public Works
and On-Going
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Final Public Works
Inspection
Final Public Works
the Landscape Assessment District area (curb to walkway)
along Dublin Boulevard shall be separate from the private
onsite landsca in .
112. BART Parking Lot. The BART surface parking lot entrance
/ exit to Iron Horse Trail shall be closed and moved to the
Village Green at the time either the Village Green or
Martinelli Drive connection IS made to the Iron Horse
Parkwa .
113. Surface Drainage and Village Green Bio-Swales. The
design for the surface drainage from the north-south
driveway and the Village Green roadway, and the design of
the Village Green bio-swales shall be modified from that
shown on the Site Development Review (SDR) exhibits to
the satisfaction of the City Engineer. The intent is to reduce
conflicts between surface drainage and pedestrian traffic and
to increase the drainage area of the Village Green roadway
that is treated b the bio-swales.
114. North-South Driveway. The design interface between the
one-way and two-way sections of the North-South driveway
shall be modified from that shown on the Site Development
Review (SDR) exhibits to the satisfaction of the City
Engineer. The intent is to provide distinguish pavements and
elevation chan e at this interface.
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Inspection
Connection of Public Works
Village Green
or Martinelli
to Iron Horse
Pkwy
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
On-Going Public Works
115. The Developer shall comply with the Subdivision Map Act,
the City of Dublin Subdivision, Zoning, and Grading
Ordinances, the City of Dublin Public Works Standards and
Policies, 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, m
constructing such improvements, shall comply with the
Prevailing Wage Law (Labor Code. Sects. 1720 and
followin ).
116. Any water well, cathodic protection well, or exploratory
boring on the project property must be properly abandoned,
backfilled, or maintained m accordance with applicable
groundwater protection ordinances. For additional
information contact Alameda Coun Flood Control, Zone 7.
117. Developer shall obtain a Grading/Sitework Permit from the
Public Works Department for all private grading and site
im rovements.
118. The Developer shall provide security to guarantee grading
and drainage, in an amount approved by the City Engineer,
rior to execution ofthe Gradin Sitework Permit.
119. Developer shall obtain an Encroachment Permit from the
Public Works Department for all construction activity within
the public right-of-way of any street where the City has
acce ted the im rovements. At the discretion of the Cit
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Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Engineer an encroachment for work specifically included in
an 1m rovement A reement ma not be re uired.
120. All submittals of plans and Final Maps shall comply with the
requirements of the "City of Dublin Public Works
Department Improvement Plan Submittal Requirements", and
the "Ci of Dublin 1m rovement Plan Review Check List".
121. The Developer will be responsible for submittals and reviews
to obtain the approvals of all participating non-City agencies.
The Alameda County Fire Department and the Dublin San
Ramon Services District shall approve and sign the
1m rovement Plans.
122. Developer shall submit a Geotechnical Report, which
includes street pavement sections and grading
recommendations.
123. Street names shall be assigned to each public/private street
pursuant to Municipal Code Chapter 7.08. The Developer
shall propose a list of preferred and alternate street names for
review and approval by the City and all interested outside
agencies. Street names must not match or be closely similar
to existing street names within Alameda County. The
a roved street names shall be indicated on the Final Ma .
124. The Developer shall grant to the City of Dublin easements
for traffic signal detectors, boxes conduit, etc. at all private
streets and drivewa s entrances that will be si nalized.
125. The Developer shall obtain abandonment from all applicable
public agencies of existing easements and right of ways that
will no Ion er be used.
126. The Developer shall acquire easements, and/or obtain rights-
of-entry from the adjacent property owners for any
improvements on their property. The easements and/or
rights-of-entry shall be in writing and copies furnished to the
Ci En ineer.
127. All public sidewalks must be within City right-of-way or in a
pedestrian access easement unless approved by the City
En ineer.
128. The Grading Plan shall be III conformance with the
recommendations of the Geotechnical Report, the approved
Tentative Map and/or Site Development Review, and the
City design standards & ordinances. In case of conflict
between the soil engineer's recommendations and City
ordinances, the City Engineer shall determine which shall
a I.
129. A detailed Erosion Control Plan shall be included with the
Grading Plan approval. The plan shall include detailed
design, location, and maintenance criteria of all erosion and
sedimentation control measures.
130. The public and private improvements shall be constructed
generally as shown on the Tentative Map and/or Site
Development Review. However, the approval of the
Tentative Ma and/or Site Develo ment Review is not an
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Issuance of Public Works
applicable
permits
Issuance of Public Works
applicable
permits
Issuance of Public Works
Site Work
Permit
Final Map Public Works
approval
Final Map Public Works
approval
Final Map Public Works
approval
Final Map Public Works
approval
Final Public Works
Inspection
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
approval of the specific design of the drainage, sanitary
sewer, water, traffic circulation, and street im rovements.
131. All public improvements shall conform to the City of Dublin
Standard Plans and design requirements and as approved by
the Cit En ineer.
132. The Developer shall install all traffic signs and pavement
markin as re uired b the Cit En ineer.
133. Developer shall construct all potable and recycled water and
sanitary sewer facilities required to serve the project in
accordance with DSRSD master plans, standards,
s ecifications and re uirements.
134. Street light standards and luminaries shall be designed and
installed per approval of the City Engineer. The maximum
volta e dro for streetli hts is 5%.
135. All new traffic signals shall be interconnected with other new
signals within the development and to the existing City
traffic si nal s stem b hard wire.
136. The Developer shall furnish and install City Standard street
name signs for the project as required by the City Engineer.
137. Any decorative pavement installed within City right-of-way
requires approval of the City Engineer. Where decorative
paving is installed in public streets, pre-formed traffic signal
loops and sleeves to accommodate future utilities shall put
under the decorative pavement. Maintenance costs of the
decorative paving shall be included in a landscape and
lighting maintenance assessment district or other funding
mechanism acce table to the Cit En ineer.
138. Developer shall construct gas, electric, cable TV and
communication improvements within the fronting streets and
as necessary to serve the project and the future adjacent
parcels as approved by the City Engineer and the various
Public Utilit a enCles.
139. All electrical, gas, telephone, and Cable TV utilities, shall be
underground In accordance with the City policies and
ordinances. All utilities shall be located and provided within
public utility easements and sized to meet utility company
standards.
140. All utility vaults, boxes and structures, unless specifically
approved otherwise by the City Engineer, shall be
underground and placed in landscape areas and screened
from public view. All utility vaults, boxes and structures
shall be shown on landscape plans and approved by the City
Engineer and Community Development Director prior to
construction.
141. The Erosion Control Plan shall be implemented between
October ] 5th and April 15th unless otherwise allowed in
writing by the City Engineer. The Developer will be
responsible for maintaining erosion and sediment control
measures for one ear followin the Cit 's acce tance of the
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Site Work
Permit
Occupancy Public Works
Occupancy Public Works
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
subdivision improvements.
142. If archaeological materials are encountered during
construction, construction within 100 feet of these materials
shall be halted until a professional Archaeologist who is
certified by the Society of California Archaeology (SCA) or
the Society of Professional Archaeology (SOPA) has had an
opportunity to evaluate the significance of the find and
su est a ro riate miti ation measures.
143. Construction activities, including the maintenance and
warming of equipment, shall be limited 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
En ineer.
144. Developer shall prepare a construction noise management
plan that identifies measures to be taken to mInimize
construction noise on surrounding developed properties. The
plan shall include hours of construction operation, use of
mufflers on construction equipment, speed limit for
construction traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be included in the
ro' ect lans and s ecifications.
145. Developer shall prepare a plan for construction traffic
interface with public traffic on any existing public street.
Construction traffic and parking may be subject to specific
re uirements b the Cit En ineer.
146. The Developer shall be responsible for controlling any
rodent, mosquito, or other pest problem due to construction
activities.
147. The Developer shall be responsible for watering or other
dust-palliative measures to control dust as conditions warrant
or as directed b the Ci En ineer.
148. Prior to any clearing or grading, the Developer shall provide
the City evidence that a Notice of Intent (NOI) has been sent
to the California State Water Resources Control Board per
the requirements of the NPDES. A copy of the Storm Water
Pollution Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the construction
site.
149. The Storm Water Pollution Prevention Program (SWPPP) for
the operation and maintenance of the project shall identify
the Best Management Practices (BMPs) appropriate to the
project construction activities. The SWPPP shall include the
erosion control measures in accordance with the regulations
outlined in the most current version of the ABAG Erosion
and Sediment Control Handbook or State Construction Best
Mana ement Practices Handbook.
150. The Developer is responsible for ensuring that all contractors
implement all storm water pollution prevention measures in
the SWPPP.
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Discovery
Through Public Works
Construction
Issuance of Public Works
Site Work
Permit
Issuance of Public Works
Site Work
Permit
Through Public Works
Construction
Through Public Works
Construction
Clearing or Public Works
Grading
Issuance of Public Works
Site Work
Permit
Through Public Works
Construction
151. Developer shall enter into an agreement with the City of
Dublin that guarantees the perpetual maintenance obligation
for all storm water treatment measures installed as part of the
project. Said agreement is required pursuant to Provision
C.3.e.ii of R WQCB Order R2-2003-0021 for the issuance of
the Alameda Countywide NPDES municipal storm water
permit. Said permit requires the City to provide verification
and assurance that all treatment devices will be properly
o erated and maintained.
152. Developer shall provide the Public Works Department a
digital vectorized file of the "master" files for the project
when the Final Map has been approved. Digital raster copies
are not acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format. Drawing units shall
be decimal with the precision of the Final Map. 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.
153. Applicant/Developer shall comply with all applicable
Standard Conditions as required by Dublin San Ramon
Services District.
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154. All fire hydrants and water meters shall be included in a
water line easement.
155. Relocate the proposed public sewer line to avoid crossing
under the water feature/splash pad situated in the center of
the Villa e Green.
DSR
PASSED, APPROVED AND ADOPTED this 7th day of December 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
Improvement Public Works
Plans
Occupancy Various
Through
Construction
Final Map
a roval
Final Map
approval
Mayor
ATTEST:
City Clerk
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