Loading...
HomeMy WebLinkAboutReso 109-19 Approving a Site Development Review Permit and Tentative Parcel Map #10949 for Westin Hotel ProjectRESOLUTION NO. 109 -19 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND TENTATIVE PARCEL MAP NO. 10949 FOR WESTIN HOTEL PROJECT APN: 986-0034-014-00 PLPA-2019-00006 WHEREAS, the Applicant, LN Hospitality, LLC, is proposing to construct a 198-room hotel including lobby, cafe, assembly space, and restaurant on a proposed 5.88-acre site located on a portion of Site D-2 in the Dublin Transit Center. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the applications include Planned Development Rezone with a related Stage 2 Development Plan, Site Development Review, and Tentative Map 10949; and WHEREAS, the Project Site is located on Altamirano Avenue between Campus Drive and Arnold Road within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center; and WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared a CEQA Analysis in Support of an Addendum to the Dublin Transit Center Environmental Impact Report (EIR); and WHEREAS, the project is within the scope of the Final EIR 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 the City Council (Resolution No. 215-02) on November 19, 2002. The CEQA analysis prepared for the project is incorporated herein by this reference and determined that no event as specified in Section 21166 of the Public Recourses Code has occurred since the certification of the Dublin Transit Specific Plan EIR that requires preparation of a Supplemental CEQA document; and WHEREAS, a Staff Report, dated September 24, 2019, was submitted to the Planning Commission recommending City Council approval of the proposed project; and WHEREAS, the Planning Commission held a properly noticed public hearing on the project on September 24, 2019, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission adopted Resolution 19-08 recommending the City Council adopt an Ordinance approving the Planned Development Rezone with a related Stage 2 Development Pan; and Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 1 of 28 WHEREAS, the Planning Commission adopted Resolution 19-09 recommending the City Council adopt a Resolution approving the Site Development Review Permit and Tentative Parcel Map 10949 for Westin Hotel; and WHEREAS, on October 15, 2019, the City Council held a duly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report dated October 15, 2019 and incorporated herein by reference, described and analyzed the Project; and WHEREAS, the City Council did hear and use its independent judgement and considered all said reports, recommendations, and testimony hereinabove set forth before approving the Project; and WHEREAS, following the public hearing, the City Council adopted Ordinance No. 11-19 approving the Planned Development Rezone with a related Stage 2 Development Plan. The above Ordinance is incorporated herein by reference and is available for review at City Hall during normal business hours. NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review Permit for Site D-2 of the Dublin Transit Center: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) the project is compatible with the architectural character and scale of development in the immediate area in which the proposed project is to be located; 2) the project is utilizing contemporary, high -quality materials and finishes; 3) the project will provide a new commercial opportunity and lodging adjacent to the East Dublin/Pleasanton BART Station; 4) the project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Campus Office; and 5) the project is consistent with the Transit Center Stage 1 Planned Development Zoning in that it provides additional housing opportunities in close proximity to the East Dublin/Pleasanton BART station. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to the orderly, attractive, and harmonious site and architectural development that is compatible with the architectural style, intensity of development, and context of surrounding and adjacent properties; and 2) the project complies with the development standards established in the Planned Development Ordinance for the project site. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the project is proposed because: 1) the size and mass of the proposed buildings are consistent with other development in the immediate vicinity and in compliance with the permitted development density/intensity; 2) the project will contribute to a mix of commercial uses as a complement to the Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 2 of 28 surrounding neighborhoods; and 3) the project includes landscaping and recreational amenities that provide high quality open areas and visual relief. D. The subject site is suitable for the type and intensity of the approved development because: 1) the project site is flat and contains no physical impediments to the proposed residential development; 2) the project will implement all applicable prior adopted mitigation measures; 3) the project site is fully served by public services and existing roadways; and 4) the project design and intensity complements the major public investment in transit. E. Impacts to existing slopes and topographic features are addressed because: 1) the project site is already urbanized and relatively flat; 2) the roadway and utility infrastructure to serve the site already exists, and 3) the project site has been previously graded and is relatively flat. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the architectural style and materials will be consistent and compatible with the contemporary architectural style, colors, and materials being utilized on other developments in the immediate vicinity; 2) the project is utilizing contemporary, high -quality materials and finishes; 3) the project's design provides visual interest as viewed from Interstate 580 and Altamirano Avenue to the south, Arnold Road and Campus Drive to the east and west as well as Martinelli Road and Dublin Boulevard to the north until the parcels to the north are developed; and 4) the size and scale of the development will be similar to the existing multi -family projects and BART parking garage already constructed as well as the future IKEA retail building in the immediate project vicinity. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) landscaping is proposed to provide visual relief within an urban development; 2) the landscaping has been designed to be consistent with the Design Guidelines for the overall Dublin Transit Center; 3) the project's landscaping provides open space and visual relief; and 4) the project will conform to the requirements of the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) all infrastructure including driveways, pathways, sidewalks, and street lighting have been reviewed for conformance with City policies, regulations, and best practices and have been designed with multi - modal travel in mind; 2) the project site provides opportunities for pedestrian and bicycle circulation; and 3) the project will provide links to transit oriented systems and regional trails. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Tentative Map No. 10949: Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 3 of 28 A. Tentative Map No. 10949 together with the provisions for its design and improvements is consistent with the intent of applicable subdivision regulations and related ordinances for the Eastern Dublin Specific Plan and Dublin Transit Center. B. The project site is physically suitable for the type and proposed intensity of development as the proposed hotel use, along with the associated improvements are consistent with the Stage 1 Planned Development Zoning and the adjacent commercial and residential developments, existing and approved. C. Tentative Map No. 10949 is consistent with the intent of applicable improvements of the Tentative Tract Map and Planned Development zoning approved for Project and therefore consistent with the City of Dublin General Plan and Stage 1 Planned Development Zoning. D. Tentative Map No. 10949 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns subject to existing adopted Mitigation Measures and Conditions of Approval. E. The project design will not cause serious public health concerns as it has been conditioned to comply with all building codes and ordinances in effect at the time of permit issuance because the design and type of improvements will not cause serious public health concerns as it has been conditioned to comply with all building codes and ordinances in effect at the time of permit issuance. In addition, the City conducted a review to evaluate the project's impacts and determined that the scope of the project is covered by the Dublin Transit Center EIR which mitigated any potential impacts to public. F. The design of the project will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed project site. The City Engineer has reviewed the map and title report and has determined that the future proposed buildings will not conflict with existing or new easements nor with future property lines. G. The design or improvements of the Tentative Map are consistent with the City's General Plan and the Stage 1 Planned Development Zoning for the Dublin Transit Center. H. The subdivision is designed to provide for future passive or natural heating or cooling opportunities as the proposed development is located very closely to mass transit (BART) where it will be a part of a sustainable infrastructure system, the proposed hotel is designed for compliance with California Green Building Code Tier 1 requirements and landscaping will be provided throughout the project site including the surface parking lot providing natural shading. The project design and improvement complies with all the applicable provisions and requirements of the zoning ordinance, the latest municipal stormwater permit issued to the city by the Regional Water Quality Control Board, this title, any other ordinance of the city, and the Subdivision Map Act because the project is compliant with the California Regional Water Quality Control Board San Francisco Bay Region Municipal Regional Stormwater NPDES Permit, the project would include bioretention areas and stormwater treatment vaults to ensure consistency with regional C.3 stormwater treatment; and the project would include full trash capture devices to ensure consistency with regional C.10 stormwater treatment requirements. Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 4 of 28 BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site Development Review Permit for the Westin Hotel as shown on plans prepared by PFVS Architects + Interiors, LLC dated received September 19, 2019, attached as Exhibit A and subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Tentative Map No. 10949 prepared by Kier & Wright, LLC dated received September 19, 2019, attached as Exhibit B and subject to the conditions included below. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: PLANNING CONDITIONS 1. Approval. This approval shall be as generally depicted PL Ongoing and indicated on the plan set prepared by PFVS Architects + Interiors, LLC and Reed Associates Landscape Architecture received on September 19, 2019 and attached as Exhibit A (Site Development Review Plans) by as generally depicted by the color and material samples submitted along with the project and Tentative Parcel Map No. 10949 prepared by Kier & Wright received on September 19, 2019 and attached as Exhibit B (Tentative Parcel Map). The project plans and color and material samples are on file in the Community Development Department. This Site Development Review and Tentative Parcel Map approval is as further specified by the following Conditions of Approval for this project. 2. Effective Date. This SDR approval becomes effective PL Ongoing once the Planned Development Zoning District has been approved by City Council and is effective. 3. Permit Expiration - Site Development Review Permit. PL One Year After Construction or use shall commence within one (1) year of Effective Date Site Development Review approval or the Site Development Review shall lapse and become null and void. If there is a dispute as to whether the Site Development Review 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 Site Development Review expires, a new application must be made and processed according to the requirements of the Zoning Ordinance. 4. Permit Expiration — Vesting Tentative Map. Approval of PW 36 months after the Vesting Tentative Map shall be valid for 36 months from Effective Date the effective date as set forth in Section 9.08.130.A of the Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 5 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: Dublin Municipal Code. 5. Time Extension — Site Development Review Permit. PL Prior to Expiration The Director of Community Development may, upon the Date 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 12 months. The Director of Community Development may grant a maximum of two extensions of approval, and additional extensions may be granted by the original decision maker. 6. Compliance. The Applicant/Property Owner shall operate PL On -going this use in compliance with the Conditions of Approval of this Site Development Review Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 7. Revocation of Permit. The Site Development Review PL On -going 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 subject to citation. 8. Requirements and Standard Conditions. The Applicant/ Various Building Permit Developer shall comply with applicable City of Dublin Fire Issuance Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 9. Required Permits. Developer shall obtain all permits PW Building Permit required by other agencies, if applicable, including, but not Issuance limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 10. Fees. Applicant/Developer shall pay all applicable fees in Various Building Permit effect at the time of building permit issuance, including, but Issuance not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 11, Indemnification. The Developer shall defend, indemnify, ADM On -going and hold harmless the City of Dublin and its agents, Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 6 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 12. Clarification of Conditions. In the event that there needs PW On -going to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 13. Modifications. Modifications or changes to this Site PL On -going Development Review approval may be considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance and with the Eastern Dublin Specific Plan. 14. Equipment Screening. All electrical equipment, fire risers, PL Building Permit and/or mechanical equipment shall be screened from public Issuance view by landscaping and/or architectural features. Any and roof -mounted equipment shall be completely screened from Through adjacent street view by materials architecturally compatible Completion/ On - with the building and to the satisfaction of the Community going Development Director. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Director of Community Development. 15. Master Sign Program. A Master Sign Program/Site PL Installation of any Development Review Permit shall be reviewed and project -related approved for all project -related signage including, but not signage limited to, wall signs, monument signs, directional signage, parking signage, speed limit signage, and other signage deemed necessary by the City. The signs shown in the Project Plans are for illustrative purposes only and the full details of the sign sizes, materials, and construction shall be shown in the separate sin package. 16. Construction Trailer. The Applicant/Developer shall PL Establishment of obtain a Temporary Use Permit prior to the establishment the temporary use of any construction trailer, storage shed, or container units on the project site. 17. Public Art. The project is required to comply with Sections PL Issuance of 8.58.05A and 8.58.05D of Chapter 8.58 (Public Art Building Permit Program) of the Dublin Municipal Code. The Project will make a monetary contribution in -lieu of acquiring and Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 7 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: installing a public art project on the property, as provided by the Dublin Municipal Code section 8.58.050D. The in -lieu contribution shall be as provided in the Dublin Municipal Code, Chapter 8.58. 18. Lighting. Lighting is required over exterior PL, PW Building Permit entrances/doors. Exterior lighting used after daylight hours Issuance shall be adequate to provide for security needs. 19. Mitigation Monitoring Program. The Applicant/ PL On -going Developer shall comply with Dublin Transit Center Final Environmental Impact Report (EIR) certified by City Council Resolution 215-02, including all mitigation measures, action programs, and implementation measures contained therein as applicable to Site D-2. The EIR is on file with the Community Development Department. 20. Short -Term Bicycle Parking (Racks). Short-term bike PL Building Permit racks shall be designed to complement the location in Issuance which they are sited (i.e. building architecture or the landscaping areas). The number of bike racks shall be as required by the Green Building Ordinance. Design must have a two- point connection per Dublin Bicycle and Pedestrian Master Plan Final design and material sample shall approval by staff. 21. Long -Term Bicycle Parking (Lockers). Any exterior long- PL Building Permit term bicycle facility (locker) shall be designed to Issuance complement the location in which it is sited (i.e. building architecture or the landscaping areas). The number of bicycle lockers shall be as required by the Green Building Ordinance. Final design and material sample shall approval by staff. PLANNING — LANDSCAPE CONDITIONS 22. Final landscape and irrigation system plans. A Final PL Approval of Final Landscape and Irrigation Plan prepared and stamped by a Landscape Plans State licensed landscape architect or registered engineer shall be submitted for review and approval by the Community Development Director and shall comply with Section 8.72.030 of the Dublin Municipal Code. Note that the plant species and/or location may need to be modified to comply with the Traffic Visibility Area at the driveway entrances to ensure that the taller plants are placed outside the Traffic Visibility Area. 23. Water Efficient Landscaping Regulations. The Applicant PL Approval of Final shall meet all requirements of the City of Dublin's Water- Landscape Plans Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 24. Walls and Fences. All walls and fences shall be made of PL Approval of Final high -quality materials such as masonry, stone, wrought Landscape Plans iron, etc. and shall be compatible with the architecture. 25. Bioretention Area. Emergent, grass and herbaceous PL Approval of Final species shall be located at the basin bottoms and locate Landscape Plans trees and shrubs to the tops of treatment areas. 26. Parking Area Trees. The trees within the parking areas PL Approval of Final shall also include interspersed tall evergreen trees for year- Landscape Plans round interest, shade, and screening from the 1-580 scenic corridor. Fast growing evergreen trees that grow to least 50 feet in height are suggested to soften and step down the Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 8 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: height of the building. 27. Tree Grates. All street trees shall be placed in 6' x 6' tree PL Approval of Final grates next to the curb as required by the Dublin Transit Landscape Plans Center Stage 1 Planned Development Plan. 28, Arnold Road Street Trees. The west side of Arnold Road PL Approval of Final along the project frontage shall be planted with Zelkova Landscape Plans spaced 30' apart and placed in a single row in the curb edge planter. 29. Campus Drive Street Trees. The east side of Camus PL Approval of Final Drive along the project frontage shall be planted with Pyrus Landscape Plans callerya spaced 30' apart and placed in a single row in the curb edge planter. 30. Altamirano Avenue Street Trees. The north side of PL Approval of Final Altamirano Avenue along the project frontage shall be Landscape Plans planted with Zelkova spaced 30' apart and placed in a single row in the curb edge planter. 31. Landscaping at Street/Drive Aisle Intersections. PL Approval of Final Landscaping shall not obstruct the sight distance of Landscape Plans motorists, pedestrians or bicyclists. Except for trees, and Ongoing 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 public surveillance capabilities of the area. 32. Plan Coordination. Civil Improvement Plans, Joint Trench PL Approval of Final Plans, Street Lighting Plans and Landscape Improvement Landscape Plans Plans shall be submitted on the same size sheet and plotted at the same drawing scale for consistency, improved legibility and interdisciplinary coordination. The landscape plans shall be consistent with the Vesting Tentative Map which shoes continues sidewalk on all street frontage. 33. Backflow Prevention Devices. The Landscape Plan shall PL Approval of Final show the location of all backflow prevention devises. They Landscape Plans shall be screened with fast growing and dense evergreen vegetation. The location and screening of the backflow prevention devices shall be reviewed and approved by City staff. 34. Maintenance of Landscape. All landscape areas on the PL On -going site shall be enhanced and properly maintained at all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. BUILDING CONDITIONS 35. Building Codes and Ordinances. All project construction B Through shall conform to all building codes and ordinances in effect Completion at the time of building permit. 36. Construction Drawings. Construction plans shall be fully B Issuance of dimensioned (including building elevations) accurately Building Permits drawn (depicting all existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 9 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: be consistent with each other. 37. Building Permits. To apply for building permits, B Issuance of Applicant/Developer shall submit electronic drawings and Building Permits specifications, and the number of hard copies - as determined by the Building Official - for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non -City agencies prior to the issuance of building permits. 38. As -Built Drawings. All revisions made to the building B Occupancy plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 39. Addressing a. Provide a site plan with the City of Dublin's address B Prior to Release of grid overlaid on the plans (1 to 30 scale). Highlight all Addresses exterior door openings on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. See new address application form for Prior to Permitting additional requirements. b. Address signage shall be provided as per the Dublin Municipal Code. Prior to Occupancy c) Address will be required on all doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 4 inches in height minimum. 40. Engineer Observation. The Engineer of record shall be B Prior to Scheduling retained to provide observation services for all components the Final Frame of the lateral and vertical design of the building, including Inspection nailing, hold-downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 41. Foundation. Geotechnical Engineer for the soils report B Prior to Permit shall review and approve the foundation design. A letter Issuance shall be submitted to the Building Division on the approval. 42. CASp Reports. Applicant shall obtain the services of a B Prior to Permitting Certified Access Specialist for the review of the and Occupancy construction drawings and inspections for the building interior and site exterior. A written report shall be submitted to the City prior to approval of the permit application. Additionally, a written report shall be submitted to the City Building Inspector prior to scheduling the final inspection. 43. Air Conditioning Units. Air conditioning units and B Occupancy of ventilation ducts shall be screened from public view with Building materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non -movable materials approved b Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 10 of 28 # CONDITION TEXT RESPON. WHEN REO'D AGENCY Prior to: the Chief Building Official and Director of Community Development. 44. Solar Zone — CA Energy Code. Show the location of the B Through Solar Zone on the site plan. Detail the orientation of the Completion Solar Zone. This condition of approval will be waived if the project meets the exceptions provided in the CA Energy Code. 45. Parking. The required number of accessible parking stalls, B Through the design and location of the accessible parking stalls Completion shall be as required by the CA Building Code. The design and number of clean air / EV ready stalls shall be as required by the CA Green Building Standards Code. The above information shall be shown on the Architectural drawings. 46. Retaining Walls. All retaining walls over 30 inches in B Through height and in a walkway shall be provided with guardrails. Completion All retaining walls over 36 inches or with a surcharge shall obtain permits and inspections from the Building & Safety Division. 47. Accessory Structures. Building permits are required for B Through all trash enclosures and associated amenities / structures Completion and are required to meet the accessibility and building codes. 48. Temporary Fencing. Temporary construction fencing B Through shall be installed along perimeter of all work under Completion construction 49. Copies of Approved Plans. Applicant shall provide City B 30 Days After with one reduced (1/2 size) copy of the City of Dublin Permit and Each stamped approved plan. Verify with Building Official if Revision Issuance electronic copy is acceptable prior to submittal. Option: 1 (112 sized) plan set and one electronic copy. FIRE PREVENTION 50. No fire service lines shall pass beneath buildings. F Approval of improvement Plans 51. New Fire Sprinkler System & Monitoring Requirements. F Building Permit In accordance with The Dublin Fire Code, fire sprinklers issuance shall be installed in the building. The system shall be in accordance with the NFPA 13, the CA Fire Code and CA Building Code. Plans and specifications showing detailed mechanical design, cut sheets, listing sheets and hydraulic calculations shall be submitted to the Fire Department for approval and permit prior to installation. This may be a deferred submittal. a) Sprinkler Plans. (Deferred Submittal Item). Submit detailed mechanical drawings of all sprinkler modifications, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. b) All sprinkler system components shall remain in compliance with the applicable N.F.P.A. 13 Standard, the Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 11 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: CA Fire Code and the CA Building Code. c) Underground Plans. (Deferred Submittal Item). Submit detailed shop drawings for the fire water supply system, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit prior to installation. All underground and fire water supply system components shall be in compliance with the applicable N.F.P.A. 13, 24, 20, 22 Standards, the CA Fire Code and the CA Building Code. The system shall be hydrostatically tested and inspected prior to being covered. Prior to the system being connected to any fire protection system, a system flush shall be witnessed by the Fire Department. d) Central Station Monitoring. Automatic fire extinguishing systems installed within buildings shall have all control valves and flow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval. e) Fire Protection Equipment shall be identified with approved signs constructed of durable materials, permanently installed and readily visible. 52. Fire Access During Construction. F During a) Fire Access. Access roads, turnaround, pullouts, and Construction fire operation areas are fire lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. b) Entrances. Entrances to job sites shall not be blocked, including after hours, other than by approved gates/barriers that provide for emergency access. c) Site Utilities. Site utilities that would require the access road to be dug up or made impassible shall be installed prior to construction commencing. d) Entrance flare, angle of departure, width, turning radii, grades, turnaround, vertical clearances, road surface, bridges/crossings, gates/key-switch, within a 150-foot distance to Fire Lane shall be maintained. e) Personnel Access. Route width, slope, surface and obstructions must be considered for the approved route to furthermost portion of the exterior wall. f) All-weather access. Fire access is required to be all- weather access. Show on the plans the location of the all- weather access and a description of the construction. Access roads must be designed to support the imposed loads of fire apparatus. 53. Fire Alarm (detection) System Required F Occupancy A Fire Alarm -Detection System shall be installed throughout the building so as to provide full property protection, including combustible concealed spaces, as required by NFPA 72. The system shall be installed in accordance with NFPA 72, CA Fire, Building, Electrical, and Mechanical Codes. If the system is intended to serve as an evacuation system, compliance with the horn/strobe requirements for the entire Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 12 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: building must also be met. All automatic fire extinguishing systems shall be interconnected to the fire alarm system so as to activate an alarm if activated and to monitor control valves. Delayed egress locks shall meet requirements of C.F.C. a) Fire Alarm Plans. (Deferred Submittal Item). Submit detailed drawings of the fire alarm system, including floor plan showing all rooms, device locations, ceiling height and construction, cut sheets, listing sheets and battery and voltage drop calculations to the Fire Department for review and permit prior to the installation. Where employee work area's have audible alarm coverage, circuits shall be initially designed with a minimum 20% spare capacity for adding appliances to accommodate hearing impaired employee's. b) Central Station Monitored Account. Automatic fire alarm systems shall be monitored by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be approved by the Fire Department. c) Qualified Personnel. The system shall be installed, inspected, tested, and maintained in accordance with the provisions of NFPA 72. Only qualified and experienced persons shall perform this work. Examples of qualified individuals are those who have been factory trained and certified or are NICET Fire Alarm Certified. Inspection & Testing Documentation. Performance testing of all initiating & notification devices in the presence of the Fire Inspector shall occur prior to final of the system. Upon this inspection, proof that the specific account is UL Certificated must be provided to the Fire Inspector. 54. Fire Extinguishers. F Occupancy Extinguishers shall be visible and unobstructed. Signage shall be provided to indicate fire extinguisher locations. The number and location of extinguishers shall be shown on the plans. Additional fire extinguishers maybe required by the fire inspector. Fire extinguisher shall meet a minimum classification of 2A 1013C. Extinguishers weighing 40 pounds or less shall be mounted no higher than 5 feet above the floor measured to the top of the extinguisher. Extinguishers shall be inspected monthly and serviced by a licensed concern annually. 55. FD Building Key Box. Building Access. A Fire F Occupancy Department Key Box shall be installed at the main entrance to the Building. Note these locations on the plans. The key box should be installed approximately 5 1/2 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box. The key box door and necessary keys are to be provided to the fire inspector upon the final inspection. The inspector Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 13 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: will then lock the keys into the box. 56. Means of Egress. F Occupancy Exit signs shall be visible and illuminated with emergency liqhtinq when building is occupied. 57. Main Entrance Hardware Exception. F Occupancy It is recommended that all doors be provided with exit hardware that allows exiting from the egress side even when the door is in the locked condition. However, an exception for A-3, B, F, M, S occupancies and all churches does allow key -locking hardware (no thumb -turns) on the main exit when the main exit consists of a single door or pair of doors. When unlocked the single door or both leaves of a pair of doors must be free to swing without operation of any latching device. A readily visible, durable sign on or just above the door stating "This door to remain unlocked whenever the building shall be provided. The sign shall be in letters not less than 1 inch high on a contrasting background. This use of this exception may be revoked for cause. 58. Maximum Occupant Load. Posting of room capacity is F Occupancy required for any occupant load of 50 or more persons. Submittal of a seating plan on 8.5" x 11" paper is required rior to final occupancy. 59. Interior Finish. Wall and ceiling interior finish material shall Occupancy meet the requirements of Chapter 8 of the California Fire Code. Interior finishes will be field verified upon final inspection. If the product is not field marked and the marking visible for inspection, maintain the products cut - sheets and packaging that show proof of the products flammability and flame -spread ratings. Decorative materials shall be fire retardant. 60. General Inspection. Upon inspection of the work for which F Occupancy this submittal was provided, a general inspection of the business and site will be conducted. 61. Addressing. Addressing shall be illuminated or in an F Occupancy illuminated area. The address characters shall be contrasting to their background. If address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background placed behind the numbers. Building Address. The building shall be provided with all addresses or the assigned address range so as to be clearly visible from either direction of travel on the street the address references. The address characters shall not be less than 5 inches in height by 1-inch stroke. Larger sizes may be necessary depending on the setbacks and visibility. Multi -Tenants. Where a building has multiple tenants, address shall also be provided near the main entrance door of each tenant space. The address shall be high enough on the building to be clearly visible from the driveway, street or parking area it faces even when vehicles are parked in front of the tenant space. The address shall not be less than 5- inches in height with a 1/2-inch stroke. 62. FIRE SAFETY DURING CONSTRUCTION AND F Ongoing during DEMOLITION construction and A. Clearance to combustibles from temporary heating demolition Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 14 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: devices shall be maintained. Devices shall be fixed in place and protected from damage, dislodgement or overturning in accordance with the manufacturer's instructions. B. Smoking shall be prohibited except in approved areas. Signs shall be posted "NO SMOKING" in a conspicuous location in each structure or location in which smoking is prohibited. C. Combustible debris, rubbish and waste material shall be removed from buildings at the end of each shift of work. Flammable and combustible liquid storage areas shall be maintained clear of combustible vegetation and waste materials. DUBLIN SAN RAMON SERVICES DISTRICT 63. Complete improvement plans shall be submitted to DSRSD DSRSD Issuance of any that conform to the requirements of the Dublin San Ramon building permit 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. 64. Planning and review fees, inspection fees, and fees DSRSD Issuance of any associated with a wastewater discharge permit shall be grading permit or a paid to DSRSD in accordance with the rates and schedules site development and at time of payment as established in the DSRSD Code. permit Planning and review fees are due after the 1st submittal of plans. Construction Permit and Inspection Fees are due prior to the issuance of a Construction Permit. Capacity Reserve Fees are due before the water meter can be set or the connection to the sewers stem. 65. All improvement plans for DSRSD facilities shall be signed DSRSD Issuance of any by the District Engineer. Each drawing of improvement grading permit or a plans for DSRSD facilities shall contain a signature block site development for the District Engineer indicating approval of the sanitary permit sewer and/or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a faithful performance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 66. All easement dedications for DSRSD shall be by separate DSRSD Final Map instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. Prior to approval by City for Recordation, the Final Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions. 67. All mains shall be sized to provide sufficient capacity to DSRSD Approval by the accommodate future flow demands in addition to each City of a grading development project's demand. Layout and sizing of mains permit or a site shall be in conformance with DSRSD utility master development permit planning. 68. The locations and widths of all proposed easement DSRSD Approval by the dedications for water and sewer lines shall be submitted to City of a grading Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 15 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: and approved by DSRSD. permit or a site development permit 69. Water and sewer mains shall be located in public streets DSRSD Issuance of any rather than in off-street locations to the fullest extent building permit possible. If unavoidable, then sewer or water easements must be established over the alignment of each sewer or water main in an off-street or private street location to provide access for future maintenance and/or replacement. 70. Domestic and fire protection waterline systems for Tracts or DSRSD Approval by the Commercial Developments shall be designed to be looped City of a grading or interconnected to avoid dead end sections in accordance permit or a site with requirements of the DSRSD Standard Specifications development permit and sound engineering ractice. 71. Sewers shall be designed to operate by gravity flow to DSRSD Approval by the DSRSD's existing sanitary sewer system. Pumping of City of a grading sewage is discouraged and may only be allowed under permit or a site extreme circumstances following a case by case review development permit with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 30year operations and maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 72. The District employs Advanced Metering Infrastructure DSRSD Approval by the (AMI), a fixed water meter reading system. The system City of a grading uses radio communication between the individual water permit or a site meter boxes or vaults and Tower Gateway Base Stations development permit (TGBs) to transmit data on water consumption and meter readings. Due to the high density and tall profile of the buildings in this project, the buildings themselves may hinder effective communication between the individual meter boxes and the TGBs. Applicant shall fund an AMI Propagation Study provided by the District to determine if supplementary AMI communication equipment is required. If findings show that additional communication equipment is required, the developer shall be responsible for providing site and installation of supplementary equipment specific to the District's AMI system, as approved by both the City of Dublin and the District. 73. This project will be analyzed by DSRSD to determine if it DSRSD Approval by the represents additional water and/or sewer capacity demands City of a grading on the District. Applicant will be required to pay all permit or a site incremental capacity reserve fees for water and sewer development permit services as required by the project demands. All capacity reserve fees must be paid prior to installation of a water meter for water. If a water meter is not 74. No sewer line or waterline construction shall be permitted DSRSD Approval by the unless the proper utility construction permit has been City of a grading issued by DSRSD. A construction permit will only be issued permit or a site after all of the items in Condition No. 56 has been satisfied. development permit 75. Above ground backflow prevention devices/double detector DSRSD Approval by the check valves shall be installed on fire protection systems City of a grading connected to the DSRSD water main. The applicant shall permit or a site Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 16 of 28 # CONDITION TEXT RESPON. WHEN REQ'D AGENCY Prior to: collaborate with the Fire Department and with DSRSD to development permit size and configure its fires stem. 76. Recycled water is proposed for use on this project and shall DSRSD Approval by the be used if available. However, if available recycled water City of a grading supplies are insufficient to meet the irrigation demands for permit or a site the Proposed Project, the irrigation demands for the development permit Proposed Project may be met with potable water. Upon the District's determination that sufficient supply of recycled water is available at the time of planned connection and the connection is technologically and financially reasonable, the project shall use recycled water for irrigation of large landscape areas. 77. Development plans will not be approved until landscape DSRSD Approval by the plans are submitted and approved. City of a grading permit or a site development permit 78. Improvement plans shall include recycled water DSRSD Approval by the improvements as required by DSRSD. Services for City of a grading landscape irrigation shall connect to recycled water mains. permit or a site Applicant must obtain a copy of the DSRSD Recycled development permit Water Use Guidelines and conform to the requirements therein. Availability of Recycled Water to be determined by District. 79. Fire service line with hydrants are not allowed to be private DSRSD Approval by the fire service line. In addition, this fire service line shall also City of a grading be looped and tied in to the existing water main to the west permit or a site of the project site to provide service reliability during fire development permit event. PUBLIC WORKS GENERAL CONDITIONS 80. Conditions of Approval. Developer shall comply with the City of Dublin Public Works Standard Conditions of Approval contained below ("Standard Condition") unless PW On -going specifically modified by Project Specific Conditions of Approyal below. 81. Compliance. Developer shall comply with the City of Dublin Zoning Ordinances, City of Dublin Title 7 Public Works Ordinance, which includes the Grading Ordinance, the City of Dublin Public Works Standards and Policies, the PW On -going most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. 82. Clarifications and Changes to the Conditions. In the event that there needs to be clarification to these Conditions of Approval, the City Engineer has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City PW On -going Engineer also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 83. Zone 7 Impervious Surface Fees. The Applicant shall PW Grading Permit or complete a "Zone 7 Impervious Surface Fee Application" Building Permit Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 17 of 28 and submit an accompanying exhibit for review by the Issuance Public Works Department. Fees generated by this application will be due at issuance of Building Permit. PUBLIC WORKS — AGREEMENTS AND BONDS 84. Storm Water Treatment Measures Maintenance Agreement. Applicant/Developer shall enter into an Agreement with the City of Dublin that guarantees the property owner's perpetual maintenance obligation for all stormwater treatment measures installed as part of the project, including those on -site and within the public Rights of Way along Martinelli Way, Altamirano Avenue, Campus PW Approval of Parcel Drive, and Arnold Road. Said Agreement is required Map pursuant to Provision C.3 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009-0074. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. The Agreement shall be recorded against the property and shall run with the land. 85. Improvement Agreement. Applicant/Developer shall enter Approval of Parcel into an Improvement Agreement with the City for all public Map improvements including any required offsite storm drainage PW or roadway improvements that are needed to serve the development, as determined by the City Engineer. PUBLIC WORKS — PERMITS AND BONDS 86. Encroachment Permit. Applicant/Developer shall obtain an Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way. The encroachment permit may require surety PW Permit Issuance for slurry seal and restriping. At the discretion of the City Engineer an encroachment permit for work specifically included in an Improvement Agreement may not be re uired. 87. Grading Permit. Applicant/Developer shall obtain a Grading Permit from the Public Works Department for all PW Permit Issuance radin . 88. Security. Applicant/Developer shall provide faithful performance security to guarantee the improvements, as determined by the City Engineer (Note: The performance PW Permit Issuance security shall remain in effect until one year after final inspection)._ 89. Permits from Other Agencies. Applicant/Developer shall obtain all permits and/or approvals required by other agencies including, but not limited to: • Army Corps of Engineers • US Fish and Wildlife • Regional Water Quality Control Board • Federal Emergency Management Agency PW Permit Issuance • California Department of Fish and Wildlife • California Dept. of Transportation (Caltrans) • Bay Area Rapid Transit (BART) • Livermore-Amador Valley Transit Authority (LAVTA) • Tri-Valley-San Joaquin Valley Regional Rail Authority • Dublin San Ramon Services District (DSRSD) • Alameda County Flood Control and Water Conservation District Zone 7 Zone 7 Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 18 of 28 PUBLIC WORKS - SUBMITTALS 90. Improvement Plan Submittal Requirements. All submittals of plans shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", the "City of Dublin Improvement Plan Review Check List," and current Public Grading Permit Works and industry standards. A complete submittal of PW Issuance improvement plans shall include all civil improvements, joint trench, street lighting and on -site safety lighting, landscape plans, and all associated documents as required. Applicant/Developer shall not piecemeal the submittal by submitting various components separately. 91. Improvement Plan Requirements from Other Agencies. Applicant/Developer will be responsible for submittals and reviews to obtain the approvals of all participating non -City PW Grading Permit agencies. The Alameda County Fire Department and the Issuance Dublin San Ramon Services District shall approve and sign the Improvement Plans. 92. Composite Exhibit. Construction plan set shall include a Composite Exhibit showing all site improvements, utilities, Grading Permit landscaping improvements and trees, etc. to be PW Issuance constructed to ensure that there are no conflicts among the proposed and existing improvements. 93. Geotechnical Report. Applicant/Developer shall submit a Design Level Geotechnical Report, which includes street pavement sections, grading and additional information PW Grading Permit and/or clarifications as recommended in the peer Issuance review letter by Cal Engineering and Geology dated September 10, 2019. 94. Ownership and Maintenance of Improvements. Applicant/Developer shall submit an Ownership and Approval of Parcel Maintenance Exhibit for review and approval by Planning PL, PW Map or Grading Division and Public Works Department. Terms of Permit Issuance maintenance are subject to review and approval by the City Engineer. 95. Building Pads, Slopes and Walls. Applicant/Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the Acceptance of building pads have been graded to within 0.1 feet of the PW Improvements grades shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the locations shown on the approved Grading Plans. 96. Approved Plan Files. Applicant/Developer shall provide the Public Works Department a PDF format file of approved PW Grading Permit site plans, including grading, improvement, landscaping & Issuance irrigation, joint trench and lighting. 97. Master Files. Applicant/Developer shall provide the Public Works Department a digital vectorized file of the "master" files for the project, in a format acceptable to the City Engineer. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher PW Acceptance of drawing format. All objects and entities in layers shall be Improvements colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. PUBLIC WORKS - EASEMENTS AND ACCESS RIGHTS Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 19 of 28 98. Substantial Conformance. The Parcel Map shall be substantially in conformance with the Approved Vesting PW Approval of Parcel Tentative Parcel Map 10949 unless otherwise modified by Map the conditions contained herein. 99. Dedications. All rights -of -way and easement dedications required by the Vesting Tentative Parcel Map or as Approval of Parcel otherwise required by these conditions or determined PW Map necessary by the City Engineer shall be shown on the Parcel Map. 100. Public Service Easements. A 5-foot wide Public Service Easement (PSE) shall be dedicated along the project's frontage to allow for the proper placement of public utility PW Approval of Parcel vaults, boxes, appurtenances or similar items behind the Map back -of -sidewalk. Private improvements such as fences, gates or trellises shall not be located within the PSE. 101. Emergency Vehicle Access Easements. The Developer shall dedicate Emergency Vehicle Access Easements Approval of Parcel (EVAE) over the clear pavement width of all drive aisles as PW Map required by the Alameda County Fire Department and City Engine r. 102. Abandonment of Easements. Applicant/Developer shall obtain abandonment from all applicable public agencies of existing easements and rights -of -way within the project site that will no longer be used. Prior to completion of PW Approval of Parcel abandonment, the improvement plans may be approved if Map the Applicant/Developer can demonstrate to the satisfaction of the City Engineer that the abandonment process has been initiated. 103. Acquisition of Easements. Applicant/Developer shall be responsible for obtaining all onsite and offsite easements, and/or obtain rights -of -entry from the adjacent property owners for any improvements not located on their property. Approval of Parcel The Applicant/Developer shall prepare all required PW Map documentation for dedication of all easements on -site and off -site. The easements and/or rights -of -entry shall be in writing and copies furnished to the Public Works Department. 104. Approval by Others. The Developer will be responsible Approval of Parcel for submittals and reviews to obtain the approvals of all PW Map applicable non -City agencies. PUBLIC WORKS - GRADING 105. Grading Plan. The Grading Plan shall be in conformance with the recommendation of the Geotechnical Report, the approved Tentative Map and Site Development Review, Grading Permit and the City design standards & ordinances. In case of PW Issuance conflict between the soil engineer's recommendation and the City ordinances, the City Engineer shall determine which shall apply. 106. Geotechnical Engineer Review and Approval. The Project Geotechnical Engineer shall be retained to review Grading Permit all final grading plans and specifications. The Project PW Issuance/ Sitework Geotechnical Engineer shall approve all grading plans prior Permit to City approval. 107. Grading Off -Haul. The disposal site and haul truck route Grading Permit for any off -haul dirt materials shall be subject to the review PW Issuance/ Sitework and approval by the City Engineer prior to the issuance of a Permit Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 20 of 28 Grading Permit. If the Developer does not own the parcel on which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent signed by the current owner, approving the placement of off -haul material on their parcel. A Grading Plan may be required for the placement of the off -haul material. 108. Erosion Control Plan. A detailed Erosion and Sediment Control Plan shall be included with the Grading Plan Grading Permit submittal. The plan shall include detailed design, location, PW Issuance and maintenance criteria of all erosion and sedimentation control measures. 109. Demolition Plan. The Applicant/Developer's Civil Engineer shall prepare a demolition plan for the project, which shall be submitted concurrent with the improvement plan package. The demolition plan shall address the following: • Pavement demolition, including streetlights and Grading Permit landscaped median islands. PW Issuance • Landscaping and irrigation • Fencing to be removed and fencing to remain Any items to be saved in place and or protected, such as trees, water meters, sewer cleanouts, drainage inlets or backflow prevention devices. PUBLIC WORKS - STORM DRAINAGE & OTHER UTILITIES 110. On -site Storm Drain System. Storm drainage for the 10- year storm event shall be collected on -site and conveyed through storm drains to the public storm drain system. Grading Permit Show the size and location of existing and proposed storm PW Issuance drains and catch basins on the site plan. Show the size and location of public storm drain lines and the points of connection for the on -site storm drains stem. 111. Overland Release. Grading and drainage shall be designed so that surplus drainage (above and beyond that Grading Permit of the 10-year storm event) not collected in site catch PW Issuance basins, is directed overland so as not to cause flooding of existing or proposed buildings. 112. Storm Drain Easements. Private storm drain easements and maintenance roads shall be provided for all private storm drains or ditches that are located on private property. Grading Permit The Applicant/Developer shall be responsible for the PW Issuance acquisition of all storm drain easements from offsite property owners which are required for the connection and maintenance of all offsite storm drainage improvements. 113. Storm Drain Inlet Markers. All public and private storm drain inlets must be marked with storm drain markers that Acceptance of read: "No dumping, drains to creek," and a note shall be PW Improvements shown on the improvement plans. The stencils may be urchased from the Public Work Department. 114. Fire Hydrants. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector PW Acceptance of blue traffic marker shall be installed in the street opposite Improvements each hydrant, and shown on the signing & striping Ian. 115. Dry Utilities. Applicant/Developer shall construct gas, electric, telephone, cable TV, and communication Certificate of improvements within the fronting streets and as necessary PW Occupancy or to serve the project and the future adjacent parcels as Acceptance of approved by the City Engineer and the various Public Utility Improvements agencies. Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 21 of 28 116. Dry Utility Locations. All electric, telephone, cable TV, and communications utilities, shall be placed underground Certificate of in accordance with the City policies and ordinances. All PW Occupancy or utilities shall be located and provided within public utility Acceptance of easements or public services easements and sized to meet Improvements utility company standards. 117. Utility Vaults and Boxes. All utility vaults, boxes, and structures, unless specifically approved otherwise by the City Engineer, shall be underground and placed in Certificate of landscaped areas and screened from public view. Occupancy or Landscape drawings shall be submitted to the City showing PW Acceptance of the location of all utility vaults, boxes, and structures and Improvements adjacent landscape features and plantings. The Joint Trench Plans shall be submitted along with the grading and/or improvement plans. PUBLIC WORKS — STREET IMPROVEMENTS 118. Public Improvements. The public improvements shall be constructed generally as shown on the Site Development Grading Permit or Review. However, the approval of the Tentative Map and PW Encroachment Site Development Review is not an approval of the specific Permit Issuance design of the drainage, traffic circulation, parking, stormwater treatment, sidewalks and street improvements. 119. Public Improvement Conformance. All public Grading Permit or improvements shall conform to the City of Dublin Standard PW Encroachment Plans, current practices, and design requirements and as Permit Issuance approved by the City Engineer. 120. Public Street Slopes. Public streets shall be a minimum Grading Permit or 1 % slope with minimum gutter flow of 0.7% around bulb PW Encroachment outs. Permit Issuance 121. Decorative Pavement. Any decorative pavers/paving installed within City right-of-way shall be done to the satisfaction of the City Engineer. Where decorative paving is installed at signalized intersections, pre -formed traffic signal loops shall be put under the decorative pavement. Grading Permit or Decorative pavements shall not interfere with the PW Encroachment placement of traffic control devices, including pavement Permit Issuance markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Applicant/Developer or future property owner. 122. Curb, Gutter & Sidewalk. Applicant/Developer shall remove and replace damaged, hazardous, or nonstandard Grading Permit or curb, gutter and sidewalk along the project frontage. PW Encroachment Contact the Public Works Department to mark the existing Permit Issuance curb, gutter and sidewalk that will need to be removed and re laced. 123. Curb Ramps. City standard curb ramps are required at all intersections. All curb ramps shall include truncated domes, and meet the most current City and ADA design Grading Permit or standards. Show curb ramp locations on the plans. Please PW Encroachment note that all curb returns on public streets shall have Permit Issuance directional or dual ADA ramps — one for each crosswalk and oriented to align parallel with the crosswalk. 124. Traffic Signing and Striping. Applicant/Developer shall Grading Permit or install all traffic signage, striping, and pavement markings PW Encroachment as required by the City Engineer. Signing lans shall show Permit Issuance Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 22 of 28 street name and stop signs and any other regulatory signage appropriate for the project. Striping plans shall show stop bars, lane lines and channelization as necessary. Striping plans shall distinguish between existing striping to be removed and new striping to be installed. 125. Street Lighting. Street light standards and luminaries Grading Permit or shall be designed and installed or relocated as determined PW Encroachment by the City Engineer. Permit Issuance PUBLIC WORKS - CONSTRUCTION 126. Erosion Control Implementation. The Erosion and Sediment Control Plan shall be implemented between October 1st and April 30th unless otherwise allowed in Start of writing by the City Engineer. The Applicant/Developer will PW Construction and be responsible for maintaining erosion and sediment On -going control measures for one year following the City's acceptance of the improvements. 127. Archaeological Finds. If archaeological materials are encountered during construction, construction within 100 ft of these materials shall be halted until a professional Start of Archaeologist certified by the Society of Calif. Archaeology PW Construction and (SCA) or the Society of Professional Archaeology (SOPA) On -going has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 128. Construction Activities. Construction activities, including the idling, maintenance, and warming up of equipment, shall be limited to Monday through Friday, and non -City holidays, between the hours of 7:30 a.m. and 6:00 p.m. Start of except as otherwise approved by the City Engineer. PW Construction and Extended hours or Saturday work will be considered by the On -going City Engineer on a case -by -case basis. Note that the construction hours of operation within the public right-of- way are more restrictive. 129. Temporary Fencing. Temporary construction fencing shall be installed along the construction work perimeter to separate the construction area from the public. All Start of construction activities shall be confined within the fenced PW Construction and area. Construction materials and/or equipment shall not be On -going operated/stored outside of the fenced area or within the public right-of-way unless approved in advance by the City Engineer. 130. Construction Noise Management Plan. Applicant/Developer shall prepare a construction noise management plan that identifies measures to minimize Start of construction noise on surrounding developed properties. Construction The plan shall include hours of construction operation, use PW Implementation, of mufflers on construction equipment, speed limit for and On -going as construction traffic, haul routes and identify a noise monitor. needed Specific noise management measures shall be provided prior to project construction. 131. Traffic Control Plan. Closing of any existing pedestrian Start of pathway and/or sidewalk during construction shall be Construction and implemented through a City approved Traffic Control Plan PW On -going as and shall be done with the goal of minimizing the impact on needed edestrian circulation. 132. Construction Traffic Interface Plan. Applicant/Developer PW Start of shall re area plan for construction traffic interface with Construction; Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 23 of 28 public traffic on any existing public street. Construction Implementation, traffic and parking may be subject to specific requirements and On -going as b ity Engineer. needed 133. Pest Control. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due PW On -going to construction activities. 134. Dust Control Measures. Applicant/Developer shall be Start of responsible for watering or other dust -palliative measures PW Construction; to control dust as conditions warrant or as directed by the Implementation On - City Engineer. going as needed 135. Construction Traffic and Parking. All construction related parking shall be off street in an area provided by the Start of Applicant/Developer. Construction traffic and parking shall PW Construction and be provided in a manner approved by the City Engineer to On -going minimize impact on BART patrons. 136. Dust Control/Street Sweeping. The Developer shall provide adequate dust control measures at all times during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud- PW During Grading and tracking on the haul routes shall be prevented at all times. Site Work Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities. PUBLIC WORKS — EROSION CONTROL & STORMWATER QUALITY 137. Stormwater Treatment. Consistent with Provision C.3 of the Municipal Regional Stormwater NPDES Permit (MRP) Order No. R2-2015-0049, the Applicant/Developer shall PW Grading Permit submit documentation including construction drawings Issuance demonstrating all stormwater treatment measures and h dromodification requirements as applicable are met. 138. NOI and SWPPP. Prior to any clearing or grading, Applicant/Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Start of Any Water Resources Control Board per the requirements of PW Construction the NPDES. A copy of the Storm Water Pollution Activities Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 139. SWPPP. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices SWPPP to be (BMPs) appropriate to the project construction activities. Prepared Prior to The SWPPP shall include the erosion and sediment control Grading Permit measures in accordance with the regulations outlined in the Issuance; most current version of the Association of Bay Area PW Implementation Governments (ABAG) Erosion and Sediment Control Prior to Start of Handbook or State Construction Best Management Construction and Practices Handbook. The Applicant/Developer is On -going as responsible for ensuring that all contractors implement all needed storm water pollution prevention measures in the SWPPP. 140. Stormwater Management Plan. A final Stormwater Management Plan shall be submitted for review and Building Permit approval by the City Engineer. Approval is subject to the Issuance and Applicant/Developer providing the necessary plans, details, PW Grading Permit and calculations that demonstrate the plan complies with Issuance the standards issued by the San Francisco Bay Regional Water Quality Control Board and Alameda Countywide Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 24 of 28 Clean Water Program. 141. Trash Capture. Specific information is required on the Building Permit construction plan set demonstrating how MRP Provision Issuance and C.10 (trash capture) requirements are met. Trash capture PW Grading Permit devices to be used shall be listed and details shown on Issuance tans. PUBLIC WORKS - SPECIAL CONDITIONS 142. Substantial Conformance. All future Improvement Plans for public and community -wide improvements shall be in substantial conformance with the City of Dublin General Grading Permit or Plan, the Eastern Dublin Specific Plan, Dublin Transit PW Encroachment Center Specific Plan, Bicycle and Pedestrian Master Plan Permit Issuance and any amendments thereof, Westin Hotel -Tentative Map, and the Stage 2 Development Plan approved for the Westin Hotel Project PLPA-2019-00006 . 143. Landscape Features within Public Right -of -Way. The Property Owner shall enter into an "Agreement for Long Term Encroachment for Landscape Features" with the City to require the Property Owner to maintain the landscape and decorative features within public right-of-way including Grading Permit or frontage landscaping, decorative pavements and special PW Encroachment features (i.e. walls, portals, benches, etc.). The Agreement Permit Issuance shall identify the ownership of the special features and maintenance responsibilities. The Property Owner will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utilit re airs. 144. Altamirano Avenue Improvements. Altamirano Avenue shall be improved to include the construction of two 12-foot wide travel lanes, 8-foot wide parking along the north side, 10-foot wide Class I Shared -Use Path along with two 2-foot Building Permit wide shoulders on each side located along on the south PW Issuance side, and a 12-foot wide sidewalk with landscaping located along the north side, within the project frontage. Landscaping will also be required within the 15-foot wide setback behind the 12-foot sidewalk. 145. Future Valley Link Project along Altamirano Avenue. The Valley Link project approved by Tri-Valley-San Joaquin Valley Regional Rail Authority (Rail Authority) show future right-of-way requirements may affect the site design for the Building Permit portion adjacent to Altamirano Avenue. PW Issuance Applicant/Developer shall work with the Rail Authority in addressing this right-of-way impact while accommodating the required roadway cross section along Altamirano Avenue and the southerly portion of the parcel. 146. Arnold Road improvements. Arnold Road shall be improved to include a 12-foot wide travel lane and 5-foot wide bike lane in the southbound direction, construction of concrete curb and gutter, a 6-foot wide sidewalk, and a Building Permit landscape strip along the project frontage of Parcel 2. Curb PW Issuance ramps and crosswalks shall be constructed at the southeast corner of Arnold Road and Altamirano Avenue. A 5-foot minimum width ADA compliant asphalt path shall be constructed along the frontage of Parcel 1. 147. Martinelli Way Improvements. Martinelli Way shall be PW Building Permit Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 25 of 28 improved by widening the existing pavement to provide for Issuance two lanes in the eastbound direction between Campus Drive and Arnold Road. A 5-foot minimum width ADA compliant asphalt path shall be constructed along the fronta a of Parcel 1. 148. Campus Drive Improvements. Campus Drive shall be improved by widening the existing pavement to provide for a 12-foot wide two-way left -turn lane, two 12-foot wide travel lanes, and 8-foot wide parking on both sides (52 feet total curb -to -curb width); curb and gutter; a 6- to 12-foot Building Permit wide sidewalk; and landscaping along the project frontage PW Issuance of Parcel 2. Curb ramps and a crosswalk shall be constructed at the southwest corner of Parcel 2. Campus Drive shall be improved with a minimum 24-foot wide pavement and a 5-foot minimum width ADA compliant asphalt path along the frontage of Parcel 1. 149. Pavement Structural Sections. Asphalt concrete pavement sections within the public right-of-way shall be designed using the Caltrans method for flexible pavement Grading Permit or design (including the asphalt factor of safety), an assumed PW Encroachment R-Value of 5 and the following traffic indices: Altamirano Permit Issuance Avenue, Campus Drive, Arnold Road, and Martinelli Way TI=11. Final pavement sections shall be based on the actual R-Value obtained from pavement subgrade. 150. Street Restoration. A pavement treatment, such as slurry seal or grind and overlay, will be required within the public streets fronting the site as determined by the Public Works Certificate of Department. The type and limits of the pavement treatment Occupancy or shall be determined by the City Engineer based upon the PW Acceptance of number and proximity of trench cuts, extent of frontage and Improvements median improvements, extent of pavement striping and restriping, excessive wear and tear/damage due to construction traffic, etc. 151. Overhead Utilities. There are existing overhead utilities Grading Permit or along the Arnold Road and Altamirano Avenue. All new PW Encroachment and existing overhead utilities shall be placed underground. Permit Issuance 152. Curb Returns. Curb return radii for project driveways shall be reduced to meet the minimum needed to accommodate the delivery vehicles (50-ft. delivery truck) while maintaining Emergency Vehicle Access (EVA) needs. This shall be Grading Permit or confirmed with a turning template analysis or using Auto PW Encroachment Turn in CADD for all curb returns and as approved by the Permit Issuance Public Works Traffic Engineer. Curb ramp locations and design shall conform to the most current Title 24 and Americans with Disabilities Act requirements and as approved by the Public Works Traffic Engineer. 153. Entry Gates. Any proposed gates at the entry points on Arnold Road, Altamirano Avenue, and Campus Drive shall Grading Permit or have adequate drive aisle depths to ensure any waiting PW Encroachment vehicle (passenger and delivery) shall clear the sidewalk. Permit Issuance The waiting space shall be adequate in both scenarios, with and without Valley Link Project Right Of Way adjustment. 154. Drive Aisle Width. The parking lot aisles shall be a Grading Permit minimum of 24 feet wide to allow for adequate onsite PW Issuance vehicle circulation for cars, trucks, and emergency vehicles. Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 26 of 28 155. Project signs. All proposed project monument signs shall be placed on private property. Signs should be located outside of any easement areas unless specifically approved Grading Permit by the City Engineer. Any signage allowed to be located in PW Issuance an easement is subject to removal and replacement at the expense of the Developer/property owner if required by the easement holder. 156. Vehicle Parking. All on -site vehicle parking spaces shall conform to the following: a. All parking spaces shall be double striped using 4" white lines set 2 feet apart in accordance with City Standards and DMC 8.76.070.A.17. b. 12"-wide concrete step -out curbs shall be constructed at each parking space where one or both sides abut a landscaped area or planter. C. Where wheel stops are shown, individual 6' long Grading Permit wheel stops shall be provided within each parking space in PW Issuance accordance with City Standards. d. A minimum 2' radius shall be provided at curb returns and curb intersections where applicable. e. Parking stalls next to walls, fences and obstructions to vehicle door opening shall be an additional 4' in width per DMC 8.76.070.A.16. Landscaped strips adjacent to parking stalls shall be unobstructed in order to allow for a minimum 2-foot vehicular overhang at front of vehicles. 157. Bicycle Parking. Developer shall install the bike lockers and bike racks in accordance with California Green Building Standards Code requirements. Both short term and long PW Grading Permit term needs shall be provided and locations of the bicycle Issuance parking shall be subject to the review and approval of the City Engineer. 158. Striping Plan. A Traffic Signing and Striping Plan showing all proposed signing and striping within public streets, Grading Permit or including necessary off -site striping on Campus Drive north PW Encroachment of Martinelli Way to allow for southbound through traffic, as Permit Issuance well as on -site parking lots and drive aisles, shall be submitted for review and approval by the City Engineer. 159. Visibility Triangle. All improvements within the sight Grading Permit or visibility triangle at all intersections, including but not limited PW Encroachment to walls and landscaping, shall be a maximum height of 30" Permit Issuance from the roadway surface elevation at the nearest lane. 160. Photometrics. The Applicant/Developer shall provide a complete photometrics plan for both onsite and frontage roadways. Include the complete data on photometrics, Grading Permit or including the High, Average and Minimum values for PW Encroachment illuminance and uniformity ratio. The Class I Shared -Use Permit Issuance Path along Altamirano Avenue shall have an average FC of 0.6-1.0. 161. Storm Drain Analysis. The storm drain analysis shall be Grading Permit or consistent with the existing Storm Drainage Analyses for PW Encroachment the Transit Center prepared by BKF Engineers dated Permit Issuance January 29, 2002, updated October 27, 2005. 162. Green Stormwater Infrastructure. The PW Encroachment Permit Issuance Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 27 of 28 Applicant/Developer shall incorporate Green Infrastructure facilities within the public rights -of -way of Martinelli Way, Campus Drive, Arnold Road, and Altamirano Avenue, subject to the review of the Public Works Department. Green Stormwater Infrastructure facilities include, but are not limited to: infiltration basins, bioretention facilities, pervious pavements, etc. 163. Hydromodification Management Standards. This project is subject to hydromodification management measures. Applicant/Developer shall review BAHM Review Worksheet Grading Permit or for all projects that must meet Hydromodification PW Encroachment Management Standards. The worksheet is available on the Permit Issuance City's website at the following webpage: b.Ltp-.//dublin.ca.gov/1 656/Develoment-Permits---Stormwater-Re uire 164. Waste Enclosure. The waste enclosure shall meet all of the requirements set forth on DMC Section 7.98, including but not limited to providing sewer and water hook-ups. The Building Permit improvement plans and Building Permit plans shall show Issuance and additional information demonstrating these requirements PW Grading Permit are met. A pedestrian accessible path of travel shall be Issuance provided for employees from the building to the waste enclosure in conformance with current accessibility requirements. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 15t" day of October, 2019, by the following votes: AYES: Councilmembers Goel, Hernandez, Josey, Kumagai and Mayor Haubert NOES: None ABSENT: None ABSTAIN: None i 4 -A Ma or ATTEST: �l%lsL' City Clerk Reso No. 109-19, Adopted 10/15/19, Item No. 6.1 Page 28 of 28 >: a s 3 = > = . p T o co r" 0 CO)m r— OC � X 5 Z (A • �> Z D On x D rm -j _ V) o m 0 Now F D —i z m A d N o o o ° � � aff 8 � �i m Ilf,, it i t . Is s 2 2 5 �A s 3 P& D wwwwwwwww ww K j� � wwwwwwwwwwwwwwwwww wwwwwwwwwwwwwwwwww �awwww w ww�, �� � s Z�1b�� �� g�g —r, d vte �,� � u��4;";ar ,PE �� �� ■v �:■. ■ ,�-- t�^Y, ,���33<iu�� �<a 11111_ HUN I-M-111a 111111111 I �I�YY�Y111111111111 EMIR 3 I� pq"1 ? � � t��� ; 1 * �► ili v"ii � `IRMO h F�4 I oc�a.)X.YXF.tTM+S:k��Sx�ha'rY3NIR1�49Mk zo v 00 �w . o � z i o c I o o _ OWA PI b ❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑o nni m j m m < D c C m m 3 O„" c m C O m O N D m O O A W w a a 0 Z r o S n a m m r < O Z O m IrTI m m D A_ m n Z a m z 3 m a N m x c-i m c Cl) m m Z r c� c n_ m a m n c 2 O z z m r o z z ! - ) i :_ '■ ; LN � :v - §§; =§ §�! i . . - /¥¥ ■ �- ! �r t\ , ' 2r «^T F. /... . • ` z ' i FT -il � _ !^ §� _. ! .. • . . ...� � \.� \ - rl G (A _ ��❑�❑���❑��❑���❑/ /§ G 0- m 7 0 m$ �) \)) [§ 3 $q[/§5R5ZS)>§\0 {§` 7 2 \)) k k§ k k 7 / ) k ° ° k \Cn k § k ) / ) c \ \ ( ( 7 P ) .. O n m O 60 60 < � m s � s € E F _ Y 7 h F sr ri F 4 e � � rt n I;Tl FT a ^ + E 1 If ti 8 I F b* _ l S II- ®❑❑❑❑❑❑❑❑❑❑❑❑❑o 0 m D r m m m m c c c m c 0 0 0 D o C D m m oro m 6 A m m 0 4 2 m � m O W Z n A D 0 m � q r D O v A x fTl A_ m z 3 m 5 c m m c� Z m m o m m 0 � r � n 35 m c = c c O o z r o z z s 0 4 IPA ■ r�u � a if {2 jlis# i e..r '" ■ Ass A, vG�—mpm�aoD Mm w m>onXPmP�m v ?acmi�<�ZZz� DO zu)M—IO0 :5 mn - ic�=Dm-nm Xm M-D MOM DM, OMXO> r-O �o OFnX _ �_ wz mm�z0O�z X ozc)O� (i�—G) �O27�p� z O _�_ M. m c) 0 z c� m m m z m z O O c m D m c' VA 0 LA CA n O z c) m v m m 0 z m 70 z O 0 O m O m 2 O m r- m z D I ! - ) ( zee:fo « $$}[°` 2 :E (D 0 r =Z3 \ ; = 6- . } (DcD ® : : Co {\}D3 -(D0 gc § .... e ::ƒ/ $o ƒ\k3oE zi \92 \\ . w+« -: I�— e=224� ` !$ \/ ^ ? Gag/m\ om » Z°$Zao -ne j\ y- y \_CD 22 -_-__- 50 (DO 4?\f F~ _- - 9 . !\D j \WCLm p \Cn j k / \ 5\$; «w( 7 y= w� a- «v -- d t - ?:tt§ . ^d�© ¥ » §} CD X mo O a cc c c O r 3 Morn v t 3 p CD y — m o Z CD CD :3 0 < 0 • 0o'CDo M no c n CD e (, �O�mO o o Cl. O Z X G N 00 G a 0 < ID C1 N 7 O CD N N N O N N Er CL n _ y N:3 n N y (D CD N C- O O 7 J ( ` t r fyr t 0 CD N COD (D C = 7 N 3 N� N 7 y O X N I N N :. CD m m @ m W z o c s CD CD 0ID � 0 1 0 � AMA <Sf?DcCD Cl) CD m fD (o °' n 3 =r ° r no CLy Sr ��-oNs�m CD m,qt< m z n 6 N N? C, ffDD N S a N 0) w 3 :,' °:� �� �'::: t: ,sJ NN g qm E P d 8 €` Q 56� r]� 7 q 6 i5 iz Rl v' � � � ] /CD ILI \r §(!! DETAILS _< AmN��L a sRTAop Lc CALIFORNIA qRom_�__&__ K TEL Ins z\ a D a z Q m Z m feel 301,11 Iq ; q1�� 1511! ill 111 �a9 Q■ C � e e �� ■Y � A111 !q 9 m" p a;Y1� PA p ie -•8'Si p�q � 1� � ;g Pill 1 _— M TENTATIVE PARCEL MAP 10949 OF 1, WRIGHT VACANT LAND OFN MARTINELLI WAY CIVIL ENGINEERS 6 SURVEYORS, INC. Q a.,.:::.:..a<Al a„u LN HOSPITALITY, LLC e1G�oN1e ""°