HomeMy WebLinkAboutPC Reso05-06 Dublin Gateway Med Ctr CUP/SDR
RESOLUTION NO. 05 - 06
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 04-046 DUBLIN GATEWAY MEDICAL CENTER
CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW
APN 986-0016-015
WHEREAS, the Applicant, Joseph D. Carroll on behalf of Triad Partners, Inc., and the Property Owner,
Alameda County Surplus Property Authority (ACSP A), have requested approval of a Conditional Use Pennit and Site
Development Review to construct a 62,300 square foot indoor recreational facility, the proposed Lifestyle Rx
Wellness Center, a 57,700 square foot health service/clinic, the proposed Medical Office Building One, a 58,000
square foot health service/clinic, the proposed Medical Office Building Two, and a 4 level parking structure, on 7.14±
acres, located on the southwest comer of Dublin Boulevard and Tassajara Road, within the Eastern Dublin Specific
Plan Area and the Planned Development Zoning District, P A 98-047 for the Koll Dublin Corporate Center; and
WHEREAS, the project is proposed to be developed in phases with the Lifestyle Rx Wellness Center and
Medical Office Building One constructed in Phase I, the 4-level parking structure constructed in Phase lIa, and
Medical Office Building Two constructed in Phase lIb; and
WHEREAS, a complete application was submitted and IS available and on file III the Community
Development Department; and
WHEREAS, the Applicant has submitted project plans and exterior elevations dated received January 11,
2005, for a Conditional Use Pennit/Site Development Review for the entire 178,000 square foot medical office
complex; and
WHEREAS, in accordance with the PD, Planned Development Zoning Development Plan for the Koll Dublin
Corporate Center (P A 98-047), indoor recreational facilities are considered a conditional use subject to approval of a
Conditional Use Pennit; and
WHEREAS, in accordance with Section 8.76.050.E of the City of Dublin Zoning Ordinance (Parking
Reductions for an Individual Use), a reduction in parking is proposed because the number of parking spaces required
for Phase I of the project are not applicable because the uses would function differently than the generic use types for
health services/clinics and indoor recreational facility and the associated parking standards established in Chapter
8.76.080 (Parking Requirements by Use Type); and
WHEREAS, the Conditional Use Pennit findings can be made to justify a reduction in parking and the
Applicant did submit a parking study prepared by TJKM Transportation Consultants dated November 22, 2004 which
analyzed the parking demands of the proposed uses and the parking demands of similar uses in similar situations,
demonstrating that the required parking standards are excessive, and proposing alternate parking standards which are
appropriate and ensure that there will not be a parking deficiency, nor will overflow parking impact any adjacent use;
and
WHEREAS, in accordance with the PD, Planned Development Zoning Development Plan for the Koll Dublin
Corporate Center (P A 98-047) outdoor seating is considered a conditional use subject to approval of a Conditional
Use Pennit; and
WHEREAS, in accordance with the PD, Planned Development Zoning Development Plan for the Koll Dublin
Corporate Center (PA 98-047) massage establishments, in conjunction with a gymnasium/health club (Lifestyle Rx
Wellness Center) are considered a conditional use subject to approval ofa Conditional Use Pennit; and
WHEREAS, in accordance with Section 8.32.080 of the City of Dublin Zoning Ordinance (Amendments),
the Planning Commission by means of a Conditional Use Pennit may approve minor amendments to an adopted
Development Plan upon a finding that the amendment substantially complies with and does not materially change the
provisions or intent of the adopted Planned Development Zoning District Ordinance for the site; and
WHEREAS, the adopted Development Plan for the Koll Dublin Corporate Center Planned Development
Zoning District (P A 98-047) states that massage establishments, in conjunction with physical therapy is considered a
conditional use subject to approval of a Conditional Use Pennit; and
WHEREAS, the regulation of massage establishments within the Koll Dublin Corporate Center Planned
Development Zoning District (P A 98-047) is inconsistent with the definition of a Massage Establishment within the
City of Dublin Zoning Ordinance therefore Staff is recommending that the Development Plan for the Koll Dublin
Corporate Center Planned Development Zoning District (PA 98-047) be amended to allow massage establishments in
conjunction with physical therapy to be a permitted use in accordance with the regulations set forth in the City of
Dublin Zoning Ordinance; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the proposed project has been
found to be within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program
EIR was certified (SCH 91103064). A Mitigated Negative Declaration (SCH 86082092) has been approved for the
Santa Rita Specific Plan Amendment of which this project is a part. That Mitigated Negative Declaration together
with the Program EIR adequately describes the total project for the purposes of CEQA; and
WHEREAS, the Planning Commission did hold a public hearing on said application on January 25, 2005, for
this project; and
WHEREAS, proper notice of said public hearing was gIven III all respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve a
Conditional Use Permit subject to the findings contained herein to conditionally permit an indoor recreational facility,
grant a parking reduction for Phase I of the project, conditionally permit outdoor seating, conditionally permit a
massage establishment in conjunction with a gymnasium/health club, and amend the adopted Development Plan for
the Koll Dublin Corporate Center Planned Development Zoning District (PA 98-047) to allow massage
establishments in conjunction with physical therapy to be a permitted use; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site
Development Review; 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 Planning Commission of the City of Dublin does
hereby make the following findings and determinations regarding said proposed Conditional Use Permit.
Conditional Use Permit:
A. The proposed use and related structures are compatible with other land uses, transportation and service
facilities in the vicinity.
B. The proposed uses will not adversely affect the health or safety of persons residing or working in the vicinity
or be detrimental to the public health, safety and welfare because they will conform to the standards
established in the Koll Planned Development Plan.
C. The proposed uses will not be injurious to property or improvements in the neighborhood because the project
has been designed and conditions of approval have been placed on the project to ensure on-going
compatibility with surrounding uses.
D. There are adequate provisions for public access, water, sanitation and public utilities and services to ensure
that the proposed uses would not be detrimental to the public health, safety and welfare because existing roads
and facilities are in place to serve this site.
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E. The site is physically suitable for the proposed uses because it is generally flat in topography and is located at
the intersection of two major thoroughfares, Dublin Boulevard and Tassajara Road.
F. The uses proposed in conjunction with the medical office complex will not be contrary to the specific intent
clauses, development regulations, or performance standards established for the Koll Dublin Corporate Center
Planned Development Zoning District (PA 98-047).
G. The uses proposed in conjunction with the medical office complex are consistent with the Dublin General
Plan and the Eastern Dublin Specific Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site Development
Review:
Site Development Review:
A. Approval of the proposed project, as conditioned, is consistent with the purpose and intent of Chapter
8.104, Site Development Review of the Dublin Zoning Ordinance as the proposed project has been
designed to promote orderly, attractive and harmonious site and structural development compatible with
the surrounding properties within the Koll Dublin Corporate Center, and is consistent with the
development regulations and requirements ofthe Planned Development Zoning District in which it would
be located with respect to setbacks, height, parking, and landscaping.
B. The proposed project, as conditioned, complies with the policies of the General Plan, the Eastern Dublin
Specific Plan and the Planned Development Zoning District Regulations for P A 98-047 and with all other
requirements of the Dublin Zoning Ordinance. In accordance with the Eastern Dublin Scenic Corridor
Policies and Standards, the project has been designed with a high quality visual character as required by
all development along Tassajara Road, a designated scenic corridor.
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 general welfare because the
development is consistent with all laws, ordinances and policies of the Zoning Ordinance, Planned
Development Zoning District, Eastern Dublin Specific Plan, and Dublin General Plan.
D. The approved site development, including site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a
desirable environment for the development.
E. The subject site is physically suitable for the type and intensity of the proposed project because it is a
level site with area and dimensions that will accommodate the proposed structures and uses.
F. The proposed project, as conditioned, will not impact views because it conforms to the Eastern Dublin
Scenic Corridor Policies and Standards.
G. Impacts to existing slopes and topographic features are addressed because the property is flat and there
are no significant topographic features.
H. Architectural considerations, including the character, scale and quality of the design, the architectural
relationship with the site and other buildings, building materials and colors, screening of exterior
appurtenances, exterior lighting, and similar elements have been incorporated into the project, and as
conditions of approval, in order to insure compatibility of this development with the development's design
concept and the character of adjacent buildings within the Koll Dublin Corporate Center.
1. 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.
3
J. The approval of the Site Development Review for the proposed project, as conditioned, is consistent with
the Dublin General Plan and with the Eastern Dublin Specific Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin
does hereby approve a Conditional Use Permit for an indoor recreational facility (Lifestyle Rx Wellness Center), a
reduction in parking for Phase I, outdoor seating (Medical Office Building One), a massage establishment in
conjunction with a gymnasium/health club (Lifestyle Rx Wellness Center), amending the Koll Dublin Corporate
Center Development Plan to make a massage establishment in conjunction with physical therapy a permitted use, and
Site Development Review for the development of the proposed project, Dublin Gateway Medical Center, as shown on
the plans prepared by Ware Malcomb dated received January 11, 2005 on file in the Community Development
Department, 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, [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, and [CHS] California Department of Health Services.
CONDITIONAL USE PERMIT
1.
Approval. This approval IS for the following:
1) the establishment and operation of Lifestyle Rx Wellness
Center (an indoor recreational facility) and associated
outdoor pool deck; 2) massage therapy, in conjunction with a
gymnasium/health club (within the Lifestyle Rx Wellness
Center); 3) a parking reduction (8.76.050E.) for Phase I
which includes the Lifestyle Rx Wellness Center and
Medical Office Building One; 4) outdoor seating for Medical
Office Building One; and, 5) for an amendment to the
Planned Development Zoning regulations (PA 98-047) to
allow massage therapy to be a permitted use in conjunction
with physical therapy in both Medical Office Buildings One
and Two. This approval shall generally conform to the
project plans submitted by Ware Malcomb dated received
January 11, 2005, on file in the Community Development
Department, and other plans, text, and diagrams relating to
the Site Development Review, unless modified by the
Conditions of A roval contained herein.
Permit Expiration. Construction or use shall commence
within one (I) 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
ro ress toward commencin such construction or use.
Time Extension. The original approving decision-maker
may, upon the Applicant's written request for an extension
of approval prior to expiration, and upon determination that
any Conditions of Approval remain adequate to assure that
the a licable findin s of a roval will continue to be met,
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2.
3.
PL
On-going
Planning
PL
One year from
permit approval
DMC
8.96.020.D
PL
One year from
permit approval
DMC
8.96.020.E
4.
5.
6.
7.
8.
9.
10.
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
re uired b the articular ermit.
Annual Review. On an annual basis, this Conditional Use
Permit approval may be subject to review by the Community
Development Director to determine compliance with the
Conditions of A roval.
Revocation. This approval shall be revocable for cause in
accordance with Section 8.96.020.1, Revocation of the
Dublin Zoning Ordinance. Any violation of the terms and
conditions of this approval may be subject to the issuance of
a citation.
Modifications to the Conditional Use Permit. Any
modifications to the use or conditions of this Conditional
Use Permit approval shall be subject to review and approval
by the Planning Commission. Minor amendments may be
considered by the Community Development Director in
accordance with the Dublin Zonin Ordinance.
Null and Void. This approval shall become null and void in
the event that the approved use(s) ceases to operate for a
continuous one-year period, after the use commences in a
Iven
PL
PL
PL
PL
PL
Lifestyle Rx. The proposed hours of operation for the
Lifestyle Rx Wellness Center are 5:00a.m. to 10p.m.,
Monday thru Friday and 6:00a.m to 8:00p.m on Saturdays
and Sundays. An increase in the hours of operation shall be
subject to prior review and approval by the Community
Development Director in accordance with Section 8.100.080
of the Dublin Zonin Ordinance.
Massage Therapy in Conjunction with a
Gymnasium/Health Club (Lifestyle Rx Wellness Center).
The hours of operation for the massage therapy offered in
conjunction with the day spa within the Lifestyle Rx
Wellness Center shall be comparable to the hours of
operation for the Lifestyle Rx Wellness Center and shall not
open prior to, or close after, the Lifestyle Rx Wellness
Center. The number of massage stations shall be limited to
10.
Parking Reduction for an Individual Use. Based on the
Final Report: Gateway Medical Center Transportation Study
prepared by TJKM Transportation Consultants dated
November 22, 2004 and Staff review of the Dublin Zoning
Ordinance and potential parking demands, the following
parking requirements shall apply:
a) For Phase I, which includes the Lifestyle Rx
Wellness Center and Medical Office Building One,
the amount of parking provided shall be as depicted
on the project plans submitted by Ware Malcomb
dated received January 11, 2005, on file in the
Community Development Department. The amount
of parking provided would be a reduction from the
Zoning Ordinance parking standards for health
services/clinics and an indoor recreational facility.
b For Phase lIb, which includes Medical Office
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PL
PL
On-going
On-going
On-going
On-going
On-going
On-going
On-going
Planning
DMC
8.96.020.1
DMC
8.100.080
Planning
Planning
Planning
11.
Building Two, no reduction in parking is approved.
The Zoning Ordinance requirement of I stall per 250
square feet is applied as the building would
encompass a mixture of health services/clinics and
rofessionalladministrative offices.
Outdoor Seating - Medical Office Building One. Outdoor
seating shall be limited to 2,500 square feet within the
pedestrian plaza area. The exact location and number of
tables and chairs shall be subject to prior review and
approval by the Community Development Director through
the Site Develo ment Review Waiver rocess.
Massage Therapy Physical Therapy (Planned
Development Zoning Amendment). Massage Therapy
conducted in conjunction with physical therapy and
conducted by, or under the supervision of, a physical
therapist, shall be a permitted use within Medical Office
Building's One and Two. All massage therapy shall be
conducted in accordance with the Dublin Zonin Ordinance.
12.
SITE DEVELOPMENT REVIEW
13.
Approval. This Site Development Review approval for
Dublin Gateway Medical Center (Triad Partners, Inc.), PA
04-046 establishes the detailed design concepts and
regulations for the project. Development pursuant to this Site
Development Review shall generally conform to the project
plans submitted by Ware Malcomb dated January 11,2005,
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. As proposed, the project may be
developed in phases, Phase I being the Lifestyle Rx Wellness
Center and Medical Office Building One, Phase IIa being the
4-level parking structure, and Phase lIb being Medical
Office Buildin Two.
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
ro ress toward commencin such construction or use.
Time Extension. The original approving decision-maker
may, upon the Applicant's written request for an extension
of approval prior to expiration, and upon determination that
any Conditions of Approval remain adequate to assure that
the 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
re uired b the articular ermit.
Permit Validity. This Site Development Review approval
shall be valid for the remainin life of the a roved structure
14.
15.
16.
6
PL
PL
PL
PL
PL
PL
On-going
On-going
On-going
One year from
permit approval
One year from
permit approval
On-going
Planning
Planning
Planning
DMC
8.96.020.D
DMC
8.96.020.E
DMC
8.96.020.F
so long as the operators of the subject property comply with
the project's conditions of approval.
17.
Upon commencement of construction of Phase I, this
Conditional Use Permit/Site Development Review approval
for Phase lIa and b shall remain valid subject to compliance
with the conditions of a roval contained herein.
Revocation. This approval shall be revocable for cause in
accordance with Section 8.96.020.1, Revocation of the
Dublin Zoning Ordinance. Any violation of the terms and
conditions of this approval may be subject to the issuance of
a citation.
Modifications. Modifications or changes to this Site
Development Review approval may be considered by the
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zonin Ordinance.
Requirements and Standard Conditions. The Applicant/
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department,
Dublin Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County Public
and Environmental Health, Dublin San Ramon Services
District and the California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer shall supply written
statements from each such applicable agency or department
to the Planning Department, indicating that all applicable
conditions re uired have been or will be met.
Fees. Applicant/Developer shall pay all applicable fees in
effect at the time of building permit issuance, including, but
not limited to, Planning fees; Building fees; Traffic Impact
Fees, including Eastern Dublin Traffic Impact Fee,
Pleasanton Interchange Fee, and Tri-Valley Transportation
Development fee; Dublin San Ramon Services District fees;
Public Facilities fees; Dublin Unified School District School
Impact fees; Alameda County Fire Services fees; Noise
Mitigation fees; Commercial Nexus 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.
18.
19.
20.
21.
ApplicantlDeveloper may use Category I Traffic Impact Fee
credits or an other fee credits as a ment for such fees.
Property maintenance. The property owner and/or future
tenants shall be responsible for maintaining the site in a
clean and litter free condition at all times.
Controlling Activities. The ApplicantlDeve10per shall
control all activities on the project site so as not to create a
nuisance to the existing or surrounding businesses and
residences.
Loud Speakers/Amplified Music. No loudspeakers or
amplified music shall be permitted to project or be placed
outside of the buildin. All activities associated with the
22.
23.
7
PL
PL
Various
Various
PL
PL
PL
On-going
On-going
Building Permit
Issuance
Building Permit
Issuance
On-going
During
Construction
and
On- oin
On-going
DMC
8.96.020.1
DMC
8.104.100
Standard
Various
Planning
Planning
Planning
various uses within the Lifestyle Rx Wellness Center and
Medical Office Building's shall be conducted entirely within
the building, with the exception of 2,500 square feet of
outdoor seating associated with Medical Office Building One
and the outdoor pool deck associated with the Lifestyle Rx
Wellness Center.
24. Nuisances. All interior and exterior noise shall be limited so
as not to create a nuisance to adjacent and surrounding
businesses and residences.
25. Accessory/Temporary Structures. The use of any
accessory or temporary structures, such as storage sheds or
trailer/container units used for storage or for any other
purpose, shall not be allowed on the site at any time unless a
Tern ora Use Permit is a lied for and a roved.
26. Mitigation Monitoring Program. The Applicant/
Developer shall comply with the Eastern Dublin Specific
Plan Mitigation Monitoring Program including all mitigation
measures, action programs, and implementation measures on
file with the Communit Develo ment De artment.
27. 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 Communit Develo ment Director.
28. Master Sign Program. An amendment to the approved
Koll Dublin Corporate Center Master Sign Program shall be
a lied for and a roved for Pro'ect related si na e.
29. Temporary Signage. All temporary signage shall be subject
to the regulations of Chapter 8.84, Sign Regulations of the
Dublin Zonin Ordinance.
30. Bicycle Racks. Parking lots with 20 or more spaces in non-
residential zoning districts shall provide one bicycle parking
space in a bicycle rack for each 40 vehicular parking spaces.
Bicycle racks shall be designed to provide a minimum of
four bicycle spaces in each rack and so that a bicycle can be
secured to the rack. The location of the bicycle rack shall
not encroach into the sidewalk which would reduce the
unencumbered width of the sidewalk to less than four (4)
feet. Bicycle racks shall be placed in a location where they
shall have adequate lighting and can be surveilled by the
occupants.
31. Public Art Contribution. ApplicantlDeveloper shall work
with the City's public art coordinator towards the installation
of public art. Potential location for public art is at the comer
of Dublin Boulevard and Tassa'ara Road.
32. Pedestrian Walkway Exterior Building Design.
Applicant/Developer shall submit for review and approval a
revised exterior building design to address the horizontal and
vertical mullions for the portion of the pedestrian walkway
that faces the comer of Dublin Boulevard and Tassajara
Road.
33. Pedestrian Crosswalks within Parking Lot Areas.
ApplicantlDeveloper shall denote by striping, the pedestrian
athwa ro osed for Phase I that extends in a north-south
8
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
On-going
On-going
On-going
Through
Completion/
On-going
Installation of
any project
related si na e
On-going
Occupancy
Occupancy
Planning
DMC
8.108
EDSP EIR
Mitigation
Monitoring
Program
Planning
Planning
Planning
Planning
Planning
Issuance of
Building
Permits.
Issuance of
Building
Permits
Planning
34.
direction throu h the middle of the arkin lot.
Phasing. If the project is constructed in phases as proposed
in the project plans, ApplicantIDeve10per shall construct the
parking structure (Phase lIa) III its entirety pnor to
permitting of the Medical Office Building Two (Phase lIb),
in order to ensure adequate parking is available on-site for
the Lifestyle Rx Wellness Center and Medical Office
Building One. ApplicantIDeveloper may submit a building
permit application for processing by the City for Medical
Office Building Two prior to completion of the parking
structure.
35. Final Landscape and Irrigation Plans. A Final Landscape
and Irrigation Plan prepared and stamped by a State licensed
landscape architect or registered engmeer, generally
consistent with the preliminary landscape plan prepared by
SFE Landscape Architects, dated received January 11,
2005, except as modified by the Conditions of Approval
contained herein, along with a cost estimate of the work and
materials proposed, shall be submitted for reVIew and
approval by the Community Development Director.
Landscape and Irrigation Plans shall be submitted at a
minimum scale of 1"=20'. Landscape and irrigation plans
shall rovide for a rec cled water s stem.
36. Salt Sensitive Plant Species. This site will eventually be
irrigated with recycled water. The landscape plan should
include lant s ecies that are not salt sensitive.
37. Slopes. The landscape plan shall address slopes within the
property, including drainage, erOSIOn, maintenance and
irri ation issues.
38. Special Paving. Submit color board of proposed paving
colors and finishes for reVIew and approval by the
Communit Develo ment Director.
39. Landscape Screening of Parking. Landscaping shall
screen parking with an immediate 2' -6" vegetative screen
along the street frontage of the parking lot as viewed from
the ad' acent street.
40. Landscaping at Street and Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping at drive aisle intersections shall not be taller
than 30 inches above the curb. Landscaping shall be kept at
a minimum height and fullness giving patrol officers and the
eneral ublic surveillance ca abilities of the area.
41. Landscape and utilities. Utilities shall be coordinated with
proposed landscaping. The location of utilities shall be
studied carefully to minimize their visual impact and to
provide adequate planting space for trees and for screening
shrubs.
42. Landscaping of Walls, (if any) and Trash Enclosures.
The ApplicantIDeveloper shall screen all walls, fencing and
the sides of walls surrounding trash enclosures. The use of
shrubs and vines is encouraged. All fencing shall be in
accordance with the Zoning Ordinance requirements and
re ulations.
43. Lighting. Coordinate location of trees and Ii ht fixtures to
9
PL
Construction of
Phased
Improvements
Planning
PL
PL
PL
PL
PL
PL
PL
PL
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Plannin
the satisfaction of the Director of Public Works, Director of
Community Development, the City's Landscape Architect
and Dublin Police Services. Lighting used after daylight
hours shall be ade uate to rovide for securit needs.
44. Standard Plant Material, Irrigation and Maintenance PL
Agreement. The ApplicantIDeveloper shall complete and
submit to the Dublin Planning Department the Standard
Plant Material, Irri ation and Maintenance A reement.
45. Bioswale. The bioswale shall be designed and installed to PL
the satisfaction of the Director of Public Works.
46. Landscaping. Applicant/Developer shall construct all PL
landscaping within the site and along the project frontage
from the face of curb to the site right-of-way to the design
and specifications of the City of Dublin Streetscape
compatible Master Plans and City of Dublin specifications,
and to the satisfaction of the Director of Public Works.
Remove, replace and add additional street trees along Dublin
Boulevard and Tassajara Road as directed by the Director of
Public Works. Street tree varieties of a minimum 24" box
from the approved street list shall be planted along all street
frontages and shall be shown on the Landscaping Plans.
Exact tree locations and varieties shall be reviewed and
a roved b the Director of Public Works.
47. Plant standards. All trees shall be 24" box minimum; all PL
shrubs shall be 5-gallon minimum. Ground cover plants may
be 1 gallon. All plants shall be listed by full botanical name
and common name.
48. Maintenance of Landscaping. All landscaping materials PL, PW
within the public right-of-way shall be maintained for 90
days and on-site landscaping shall be maintained III
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
Community Development Director.
Planning
Planning
Planning
Planning
Planning
and Public
Works
A separate irrigation system and water meter, to the extent it
does not exist, shall be installed to serve these landscaped
areas and connected to City's existing irrigation system.
50.
All landscaping III the public right-of-way shall be
maintained by the Santa Rita Landscape Assessment District
97-1.
Installation of Landscaping and Parking Lot
Improvements. All landscaping and parking lot
improvements shall be installed prior to occupancy of the
buildin s.
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 develo ment conforms to the Cit ' s Water Efficient
PL
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49.
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Landsca in Ordinance.
51. Landscaping 1-580 Freeway Right-of-Way. The
ApplicantlDeveloper shall participate in the "Agreement
between the City of Dublin and Koll Development
Company, LLC for Maintenance of Landscaping along 1-
580" executed on November 6, 2001 via City Council
Resolution No. 188-01.
PL
Acceptance of
improvements
by City Council
Planning
Public
Works
52. Clarifications and Changes to the Conditions. In the event
that there needs to be clarification to these Conditions of
Approval, the Directors of Community Development and
Public Works have the authority to clarify the intent of these
Conditions of Approval to the ApplicantlDeveloper by a
written document signed by the Directors of Community
Development and Public Works and placed in the project
file. The Directors 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 of this
ro . ect.
53. Standard Public Works Conditions of Approval.
ApplicantlDeveloper shall comply with all applicable City of
Dublin Public Works Standard Conditions of Approval. In
the event of a conflict between the Public Works Standard
Conditions of Approval and these Conditions, these
Conditions shall revail.
54. Improvement and Grading Plans. All improvement and
grading plans submitted to the Public Works Department
for review/approval shall be prepared in accordance with
the approved Tentative Map, these Conditions of Approval,
and the City of Dublin Municipal Code including Chapter
7.16 (Grading Ordinance). When submitting plans for
review/approval, the ApplicantlDeveloper shall also fill-out
and submit a City of Dublin Improvement Plan Review
Checklist (three 8-1/2" x II" pages). Said checklist
includes necessary design criteria and other pertinent
information to assure that plans are submitted in accordance
with established City standards. The plans shall also
reference the current City of Dublin Standard Plans
(booklet), and shall include applicable City of Dublin
Improvement Plan General Notes (three 8-112" x 11"
pages). For on-site improvements, the ApplicantlDeveloper
shall adhere to the City's On-site Checklist (eight 8-1/2" x
11" pages). All of these reference documents are available
from the Public Works Department (call telephone 925-
833-6630 for more information).
The Grading Plan shall be in conformance with the
recommendations of the Geotechnical Report, the approved
Tentative Map, 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 apply.
A detailed Erosion Control Plan shall be included with the
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Acceptance of
Improvements
by City Council
Issuance of
Grading/
Sitework Permit
Public
Works
Public
Works
i Grading Plan approval. The plan shall include detailed
. design, location, and maintenance criteria of all erosion and
sedimentation control measures.
55. Grading/Sitework Permit. All improvement work must be
! performed per a Grading/Sitework Permit issued by the
Public Works Department. Said permit will be based on the
final set of civil plans to be approved once all of the plan
check comments have been resolved. Please refer to the
handout titled Grading/Site Improvement Permit Application
Instructions and attached application (three 8-112" x 11"
pages) for more information. The ApplicantlDeveloper must
fill in and return the applicant information contained on
pages 2 and 3. The current cost of the permit is $10.00 due
at the time of permit Issuance, although the
ApplicantlDeveloper will be responsible for any adopted
increases to the fee amount.
56. Erosion Control during Construction. Applicant/
Developer shall include an Erosion and Sediment Control
Plan with the Grading and Improvement plans for review and
approval by the City Engineer/Public Works Director. Said
plan shall be designed, implemented, and continually
maintained pursuant to the City's NPDES permit between
October 1 st and April 15th or beyond these dates if dictated by
ramy weather, or as otherwise directed by the City
En ineer/Public Works Director.
57. Storm Drainage StudylRequired Improvements.
ApplicantlDeveloper shall prepare a Storm Drainage Study
for the property to be developed/constructed with the project.
The Study, including a hydrology map and hydraulic
calculations, shall supplement the Santa Rita Drainage
Master Plan prepared for the larger surrounding watershed
by BKF Engineers in May 1999. Since the project will
substantially increase the imperviousness of the site, the
Study must demonstrate that design flows do not adversely
impact existing hydraulics downstream of the project. The
Study is therefore subject to review and approval by both the
City of Dublin and Zone 7.
All storm drain improvements and mltlgation measures
identified in the study and/or specified by the City Engineer
shall become requirements of this project.
58.
Water QualityIBest Management Practices. Pursuant to
the Alameda Countywide National Pollution Discharges
Elimination Permit (NPDES) No. CAS002983l with the
California Regional Water Quality Control Board
(RWQCB), the applicant shall design and operate the site in
a manner consistent with the Start at the Source publication,
and according to Best Management Practices to minimize
storm water pollution. In addition to the biofiltration swales
proposed along the perimeter of the site and the in-line
filtration devices, all trash dumpsters and compactors which
are not sealed shall have roofs m order to prevent
contaminants from washing into the storm drain system. The
applicant shall also obtain a Notice of Intent from the
RWQCB and shall re are and submit a Storm Water
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Grading/
Sitework Permit
Public
Works
Public
Works
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Works
Public
Works
Pollution Prevention Plan SWPPP.
59. Storm Water Treatment Measures Maintenance
Agreement. ApplicantlDeveloper shall enter into an
agreement with the City of Dublin that guarantees the
property owner's 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 RWQCB Order R2-2003-002l for the reissuance
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.
60. Roof Drainage. Roof drainage shall drain to an appropriate
water quality treatment system prior to entering the storm
drain system. The landscaping and drainage improvements in
the proposed bio-swale and bio-filters shall be appropriate
for water quality treatment. The City Engineer may exempt
specific roof leaders from this requirement if space
limitations prevent adequate water treatment without
creating hazards, nUIsance or structural concerns.
Concentrated flows will not be allowed to drain across public
sidewalks.
61. Survey Control. Survey monuments shall be set in finished
public/private streets and at designated property comers or
other control points in accordance with the final maps
recorded for this project, and as required by the City
Engineer. Said street monuments shall be set within a
tolerance of twenty (20) seconds for any angle and I in
10,000 feet for distances between monuments as required by
Municipal Code §9.20.040. Pursuant to Subdivision Map
Act §66497, the surveyor of record shall, within five days
after the final setting of all monuments, give written notice
to the City Engineer that the final monuments have been set.
The ApplicantlDeveloper shall then present evidence to the
City Engineer of the payment and receipt of payment by the
surve or of record for the monument settin .
62. Construction Noise Management Program/Construction
Impact Reduction Plan. ApplicantlDeveloper shall conform
to the following Construction Noise Management
Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce construction
impacts:
a. Off-site truck traffic shall be routed as directly as
practical to and from the freeway (1-580) to the job
site. Primary route shall be from 1-580 to Tassajara
Road. An Oversized Load Permit shall be obtained
from the City prior to hauling of any oversized loads
on City streets.
b. The construction site shall be watered at regular
intervals during all grading activities. The frequency
of watering should increase if wind speeds exceed 15
miles per hour. Watering should include all
excavated and graded areas and material to be
transported off-site. Use recycled or other non-
potable water resources where feasible.
c. Construction e ui ment shall not be left idlin while
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by City Council
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and Prior to
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improvements
by City Council
Public
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Public
Works
Public
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Public
Works
not in use.
d. Construction equipment shall be fitted with nOlse
muffling devices.
e. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a daily
basis.
f. Excavation haul trucks shall use tarpaulins or other
effective covers.
g. Upon completion of construction, measures shall be
taken to reduce wind erosion. Replanting and
repaving should be completed as soon as possible.
h. After grading is completed, fugitive dust on exposed
soil surfaces shall be controlled using the following
methods:
1. Inactive portions of the construction site
shall be seeded and watered until grass
growth is evident.
11. All portions of the site shall be sufficiently
watered to prevent dust.
111. On-site vehicle speed shall be limited to 15
mph.
IV. Use of petroleum-based palliatives shall
meet the road oil requirements of the Air
Quality District. Non-petroleum based
tackifiers may be required by the City
Engineer.
1. The Department of Public Works shall handle all
dust complaints. The City Engineer may require the
services of an air quality consultant to advise the
City on the severity of the dust problem and
additional ways to mitigate impact on residents,
including temporarily halting project construction.
Dust concerns in adjoining communities as well as
the City of Dublin shall be addressed. Control
measures shall be related to wind conditions. Air
quality monitoring of PM levels shall be provided as
required by the City Engineer.
J. Construction interference with regional non-project
traffic shall be minimized by:
i. Scheduling receipt of construction materials
to non-peak travel periods.
11. Routing construction traffic through areas of
least impact sensitivity.
111. Routing construction traffic to mlmmlze
construction interference with regional non-
project traffic movement.
IV. Limiting lane closures and detours to off-
peak travel periods.
v. Providing ride-share incentives for
contractor and subcontractor personnel.
k. Emissions control of on-site equipment shall be
minimized through a routine mandatory program of
low-emissions tune-u s.
Phased Improvement Plans. The Applicant/Developer shall
submit radin and draina e, erosion control, utilit , and
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64.
improvement plans for each phase (Phases I, lIa, and lIb) of
the development for review and approval by the City
Engineer/Public Works Director prior to issuance of any
grading or Sitework permit for the respective phase. Any
phasing shall provide for adequate vehicular and pedestrian
access to the parcel for each phase, and shall substantially
conform to the intent and purpose of the parcel approval. No
individual building shall be occupied until the adjoining area
IS safe, accessible, and provided with all reasonable
amenities and separated from additional construction
activities.
Geotechnical Report and Recommendations. The
Applicant/Developer shall incorporate the recommendations
of the Geotechnical report prepared by URS Corporation
titled "Preliminary Geotechnical Recommendations: Dublin
Gateway Medical Center" dated October 8, 2004, or revised
update, for the project, and additional mitigation measures
required by the City Engineer, into the project design. The
Geotechnical Engineer shall certify that the project design
conforms to the report recommendations prior to issuance of
a Grading/Sitework Permit. All report recommendations
shall be followed during the course of grading and
construction.
Parkland Dedication. The developer shall pay Public
Facilities Fees 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.
Disabled Parking. All disabled parking stalls shall meet
State Title 24 requirements, including providing curb ramps
at each loading zone. Curb ramps cannot encroach within
the loading/unloading areas. Disabled stalls shall be
conveniently located and grouped near the primary entrances
to each building. Van accessible stalls shall also be provided
and shall meet State Title 24 re uirements.
Disabled Access Ramps. The Applicant/Developer shall
install new disabled access ramps, and replace or modify all
existing disabled access ramps, contiguous to the property at
the following intersections, Dublin BoulevardlTassajara
Road, Dublin Boulevardl"Glynnis Rose Drive", "Glynnis
Rose Drive"/"Koll Center Drive", and "Koll Center Drive"/
Tassa'ara Road, to meet current State Title 24 re uirements.
Vehicle Parking. All parking spaces shall be double striped
using 4" white lines set approximately 2 feet apart according
to Figure 76-3 and §8.76.070 (A) 17 of the Dublin Municipal
Code. All compact-sized parking spaces shall have the word
"COMP ACT" stenciled on the pavement within each space.
l2"-wide concrete step-out curbs shall be constructed at each
parking space where one or both sides abuts a landscaped
area or lanter.
Sidewalk. The Applicant/Developer shall construct 6-feet
wide sidewalk on the east side of "Glynnis Rose Drive"
extension between Dublin Boulevard and "Koll Center
Drive", and on the north side of "Koll Center Drive"
65.
66.
67.
68.
69.
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Sitework Permit
Issuance of
Grading/
Sitework Permit
and during
construction
Issuance of
Building Permit
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Public
Works
Public
Works &
Parks and
Communit
y Services
Public
Works
Public
Works
Public
Works
Public
Works
70.
between Tassajara Road and south driveway at "Koll Center
Drive". Pedestrian walkway connecting the back door
exits/entrances to the public sidewalk on Tassajara Road
shall also be installed.
Northeast Corner at Glynnis Rose DriveIKoll Center
Drive. The ApplicantIDeveloper shall widen the existing
curb radius at the northeast comer of "Glynnis Rose Drive"
and "Koll Center Drive" to accommodate delivery truck
turns from "Koll Center Drive" onto "Gl nnis Rose Drive".
Glynnis Rose DriveIWest Driveway. The Applicant/
Developer shall negotiate and coordinate with adjacent
property owners to modify the existing median on "Glynnis
Rose Drive", between Dublin Boulevard and the west
driveway, to increase the length of the existing southbound
left-turn lane to 60-feet at the driveway intersection and
provide a 60-foot taper for additional vehicle storage
capacity into the project site.
71.
72.
The applicant shall negotiate and coordinate with adjacent
property owners to relocate the existing address monument
sign located in the median of Glynnis Rose Drive, south of
the west entrance to the site, and replace or trim the
landscaping such that sight distance is not obstructed at the
intersection.
Koll Center Drive. The ApplicantlDeveloper shall re-stripe
"Koll Center Drive" to install 4" yellow centerline, or as
directed by the Public Works Director, to conform to
Caltrans and City standards. Pedestrian crossing warning
signs (Caltrans W54A), and pedestrian crossing pavement
legends shall also be installed at the south driveway/"Koll
Center Drive" intersection.
Parking Requirements. Based on the Final Report:
Gateway Medical Center Transportation Study prepared by
TJKM Transportation Consultants dated November 22,2004
and Staff review of the Dublin Zoning Ordinance and
potential parking demands, the following parking
requirements shall apply:
a) Phase I, Medical Office Building One (57,700 S.F.),
and Lifestyle Rx Wellness Center (62,300 S.F.):
120,000 S. F., 459 spaces as proposed on the project
plans prepared by Ware Malcomb, dated received
January 11, 2005.
b) Phase II, Medical Office Building Two: 58,000 S.F.
@ 4/1,000 S.F. = 232 spaces.
c) Phase I & II: ApplicantlDeveloper may delete the 4th
level of the parking structure thereby reducing the
number of parking spaces from the 682 shown on the
project plans prepared by Ware Malcomb, dated
received January 11,2005, to 626 spaces, subject to
final reVIew of the plans and approval by the
Director of Public Works.
Traffic Study and Required Improvements. The
ApplicantlDeveloper shall construct all necessary on-site
traffic mitigation improvements as discussed m Final
Re ort: Gatewa Medical Center Trans ortation Stud
73.
74.
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Issuance of
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Permit( s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit( s)
Issuance of
Grading/
Sitework Permit
Public
Works
Public
Works
Public
Works
Public
Works and
Planning
Public
Works
NO.
75.
prepared by TJKM Transportation Consultants dated
November 22,2004. Said mitigations include:
a) Remove the proposed median islands at both
driveways.
b) Locate monument signs to the right of outbound
drivers at the driveways to improve sight distance.
c) Remove the taper for the northbound and
southbound direction at the south driveway at "Koll
Center Drive". Construct one l6-feet wide
southbound lane and one 16- feet northbound lane at
this driveway.
d) Realign the east-west parking structure entrance/exit
to line up with the internal drive aisle just north of
the south drivewa .
Dublin Boulevard/Dougherty Road Intersection. The
ApplicantlDeveloper shall be responsible for advancing to
the City applicable monies for acquisition of right-of-way
and construction of planned improvements at the Dublin
BoulevardlDougherty Road intersection. The amount of
money advanced to the City will be based on the developer's
fair share of the deficit (spread over those projects which are
required to make up the deficit) between funds available to
the City from Category 2 Eastern Dublin Traffic Impact Fee
funds and the estimated cost of acquiring the right-of-way
and constructing the improvements. The City will provide
credit for Category 2 fees to the developer for any advance of
momes for the improvements planned for the Dublin
Boulevard/Dou hert Road intersection.
Stop Controls. In addition to the locations shown on the
exhibits, stop control devices for vehicles, including an Rl
STOP sign, STOP pavement legend, l2"-wide white stop bar
stripe, and appropriate delineation, shall be provided as
follows:
a) On westbound exit driveway onto "Glynnis Rose
Drive".
b) On southbound exit driveway onto "Koll Center
Drive".
Pedestrian Crossing Signs and Striping. The
Applicant/Developer shall install crosswalks, pedestrian
crossing warning signs, and pedestrian crossing pavement
legends per Caltrans and City standards at the proposed
crosswalk locations.
No Parking on Private Street. No Parking will be allowed
on both sides of the "Glynnis Rose Drive" and "Koll Center
Drive" driveways. This parking restriction shall be indicated
with red-painted curbs, and with R26F "No Stopping - Fire
Lane" signs installed on both sides at a spacing not to exceed
200'. Parking shall also be restricted along designated drive
aisles to assure unobstructed access throu h the site.
Temporary Parking on City's Park and Ride Lot for
Phase II. It will be the ApplicantlDeveloper's responsibility
to first:
a) Obtain an Encroachment Permit from the Public
Works Department that states the specific nature of
the encroachment, the reasons why the
encroachment is necessa , and the timeframe that
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79.
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Issuance of
Grading/
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Permit(s)
On-going
Issuance of
Grading/
Sitework Permit
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
the encroachment is expected to occur.
b) Submit a traffic control or detour plan that addresses
vehicle traffic, pedestrian and bicycles.
c) Submit an appropriate insurance certificate that lists
City as additionally insured.
d) Submit appropriate bonds or security to guarantee
the repair of any damage to the driveway, sidewalks,
parking lot, or other roadway improvements that
occur as a result of the encroachment
80. Streetlights. All decorative or non-decorative on-site
streetlights within the project site shall be maintained by the
Applicant/Developer. A street lighting plan and photometric
calculations which demonstrates compliance with this
condition shall be submitted and shall be subject to review
and a roval b the Cit En ineer.
81. Relocation of Existing Improvements/Utilities. Any
necessary relocation of existing improvements or utilities
that are in conflict with construction of the project shall be
accom lished at no ex ense to the Cit .
82. Joint Utility Trenches/UndergroundinglUtility Plans.
ApplicantIDeve10per shall construct all joint utility trenches
(including electric, telecommunications, cable TV, and gas)
in accordance with standards enforced by the appropriate
utility agency. All vaults, electric transformers, cable TV
boxes, blow-off valves, structures, and other utility features
shall be placed underground and located behind the proposed
sidewalk within the public service easement, or placed in
landscape areas and screened from public view, unless
otherwise approved by the City Engineer. Conduit shall be
under the public sidewalk within the right of way to allow
for street tree planting. Utility plans showing the location of
all proposed utilities shall be shown on improvement and
landscape plans, and reviewed and approved by the City
Engineer/Public Works Director and Community
Develo ment Director rior to construction.
83. Temporary Fencing. Temporary Construction fencing shall
be installed along perimeter of all work under construction to
separate the construction operation from the public. All
construction activities shall be confined to within the fenced
area. Construction materials and/or equipment shall not be
operated or stored outside of the fenced area or within the
public right-of-way unless approved in advance by the City
En ineer/Public Works Director.
84. Construction Hours. Construction and grading operations
shall be limited to weekdays (Monday through Friday) and
non-City holidays between the hours of 7:30 a.m. and 6:00
p.m. The Applicant/Developer may request permission to
work on Saturdays and/or holidays between the hours of 8:30
am and 5 :00 pm by submitting a request form to the City
Engineer no later than 5:00 pm the prior Wednesday.
Overtime inspection rates will apply for all Saturday and/or
holida work.
85. DamageIRepairs. The Applicant/Developer shall be
responsible for the repair of any damaged pavement, curb &
gutter, sidewalk, or other public street facility resulting from
construction activities associated with the develo ment of
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Acceptance of
improvements
by City Council
During
Construction
and Prior to
issuance of
Occupancy
Permit
Acceptance of
improvements
by City Council
Acceptance of
improvements
by City Council
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
NO.
86.
the ro' ect.
Address Numbering System. After the map records but
before Building Permits are issued, the Applicant/Developer
shall propose address numbers for each building based on the
address grid utilized within Alameda County and available
from the Dublin Building Official. The addressing scheme is
subject to reVIew and approval by the City and other
interested outside agencIes. Signs shall be prominently
displayed on Tassajara Road and Dublin Boulevard that
identify all addresses within the development. Addresses are
required on the front and rear of each building. Retail
building requires address ranges to be posted on the street
side of each buildings, or as otherwise required by the
Buildin Official and Fire Marshal.
Covenants, Conditions and Restrictions (CC&Rs). A
declaration of Covenants, Conditions, and Restrictions to
govern use and maintenance of common areas and facilities
shall be recorded. Said declaration shall set forth the
restrictions on the use or enjoyment of any portion of the
private parking lots for maintenance and/or access. Prior to
recordation, said CC&R document shall be reviewed by the
City for compliance with this Condition.
87.
The CC&Rs shall address the following:
1. The CC&Rs shall ensure that there IS
adequate provision for the maintenance, in
good repair and on a regular basis, of all
commonly used facilities. In the event that
any area falls into a state of disrepair or fails
to meet the performance standards
established by the CC&R's, the City will
have the right but not the obligation to take
corrective measures and bill the owners for
the cost of such repair and corrective
maintenance work plus City overhead. The
Declaration shall specify that, as it pertains
to the maintenance of the above-listed items,
it cannot be materially amended without the
consent of the City.
2. Parcel 4 shall be for a parking garage
constructed for the benefit of Parcels 1, 2
and 3.
3. Private parking lots shall be posted III
accordance with California Vehicle Code
Section 22658, Sections I and 2.
88.
The above requirements shall be included III the
ro' ect CC&Rs.
Occupancy Permit Requirements. Prior to issuance of an
Occupancy Permit, the physical condition of the project site
shall meet minimum health and safety standards including,
but not limited to the following:
a. The streets and walkways providing access to each
building shall be complete, as determined by the City
En ineer, to allow for safe, unobstructed edestrian and
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89.
vehicle access to and from the site.
b. All traffic control devices on streets providing access to
the site shall be in place and fully functional.
c. All street name signs and address numbers for streets
providing access to the buildings shall be in place and
visible.
d. Lighting for the streets and site shall be adequate for
safety and security. All streetlights on streets providing
access to the buildings shall be energized and
functioning. Exterior lighting shall be provided for
building entrances/exits and pedestrian walkways.
Security lighting shall be provided as required by
Dublin Police.
e. All construction equipment, materials, or on-going
work shall be separated from the public by use of
fencing, barricades, caution ribbon, or other means
approved by the City Engineer.
f. All fire hydrants shall be operable and easily accessible
to City and ACFD personnel.
g. All site features designed to serve the disabled (i.e. HlC
parking stalls, accessible walkways, signage) shall be
installed and full functional.
Trash Enclosure/Garbage Area. The proposed trash PL, B, PW
enclosure shall be architecturally designed to be compatible
with the building. The enclosure shall have a roof
constructed of materials that are architecturally compatible
with the building. The doors must be designed with self-
closing gates that can be locked closed and can also be held
open with pin locks during loading. All trash bins used for
this site shall be maintained within the trash bin enclosure( s)
at all times. An area drain shall be installed within the trash
enclosure with a connection to the sanitary sewer system. In
addition, a hose bib shall be provided for convenient wash-
down of the trash enclosure.
Refuse Collection. The Applicant/ Developer shall provide B, PW
designated refuse collection areas for the project, subject to
approved by the appropriate solid waste collection company
prior to approval of improvement plans. All refuse
collection areas shall be screened from public view and shall
have roofs to protect against rainwater intrusion and floor
drains connected to the sanitary sewer system to collect
runoff from periodic washdown.
90.
91.
The refuse collection service provider shall be consulted to
ensure that adequate space is provided to accommodate
collection and sorting of pertrucible solid waste as well as
source-separated recyclable materials generated by this
ro·ect.
Abandonment of Wells. Any water wells, cathodic PW
protection well, or exploratory boring on the project property
must be properly abandoned, backfilled, or maintained in
accordance with applicable groundwater protection
ordinances. For additional information contact Alameda
Count Flood Control, Zone 7.
Required Permits. An encroachment permit from the All
Public Works De artment ma be re uired for an work
20
92.
Issuance of
Building Permit
Issuance of
Building Permit
Issuance of
Grading/
Sitework Permit
Various Times
and Prior to
Public
Works
Public
Works
Public
Works
Public
Works
done within the public right-of-way. Developer shall obtain
all permits required by other agencies including, but not
limited to Alameda County Flood Control and Water
Conservation District Zone 7, California Department of Fish
and Game, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies of the
ermits to the Public Works De artment.
93. Archaeological Site. 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 (SOP A) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation
measures.
94. Geographic Information System. The Applicant/
Developer shall provide a digital vectorized file of the
"master" files on floppy or CD of the Improvement Plans to
the Public Works Department and DSRSD. Digital raster
copies are not acceptable. The digital vectorized files shall
be in AutoCAD 14 or higher drawing format or ESRI
Shapefile format. Drawing units shall be decimal with the
precision of 0.00. All objects and entities in layers shall be
colored by layer and named III English, although
abbreviations are acceptable. All submitted drawings shall
use the Global Coordinate System of USA, California, NAD
83 California State Plane, Zone III, and U.S. foot. Said
submittal shall be acce table to the Cit 's GIS Coordinator.
95. Public Improvements. All public off-site improvements
constructed by Developer and to be dedicated to the City are
hereby identified as "public works" under Labor Code
section 1771 unless the Public Works Director specifically
determines otherwise in writing. Accordingly, Developer, in
constructing such improvements, shall comply with the
Prevailing Wage Law (Labor Code. Sects. 1720 and
followin
96. Building Codes and Ordinances. All project construction
shall conform to all building codes and ordinances in effect
at the time of build in ermit.
97. 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 participation non-City agencies prior to
the issuance of build in ermits.
98. Construction Drawings. Construction plans shall be fully
dimensioned (including building elevations) accurately
drawn (depicting all existing and proposed conditions on
site), and prepared and signed by a California licensed
Architect or En ineer. All structural calculations shall be
2l
PW
PW
PW
issuance of
Building Permit
During
Construction
Acceptance of
improvements
by City Council
Acceptance of
improvements
by City Council
Public
Works
Public
Works
Public
Works
B
B
Issuance of
Building
Permits
Issuance of
Building
Permits
Building
Building
NO.
prepared and signed by a California licensed Architect or
Engineer. The site plan, landscape plan and details shall be
consistent with each other.
99. Addressing. Addressing will be required on all doors
leading to the exterior of the building and shall be 5-inches
in height minimum. Exterior Building addresses shall be
illuminated and be able to be seen from the street, 5 inches in
hei ht minimum.
100. 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, holddowns, 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 ins ection.
101. 60- Foot No Build Covenant. Pursuant to Dublin Municipal
Code Section 7.32.130, the owner shall file with the Building
Official a Covenant and Agreement Regarding Maintenance
of Yards for an Oversized Building binding such owner, his
heirs, and assignees, to set aside a 60-foot required yard as
unobstructed space having no improvements. After
execution by the owner and Building Official, such covenant
shall be recorded in the Alameda County Recorder's Office,
and shall continue in effect so long as an oversized building
remains or unless otherwise released by authority of the
Building Official. This condition is only required if side
ards will be used or area increases.
102. 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 Directors of Community
Development and Public Works for review and approval a
minimum of 45 days prior to the request for occupancy of
any building covered by said Phased Occupancy Plan. Any
phasing shall provide for adequate vehicular access to all
parcels in each phase, and shall substantially conform to the
intent and purpose of the subdivision approval. No
individual building shall be occupied until the adjoining area
is finished, safe, accessible, and provided with all reasonable
expected servIces and amenities, and separated from
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 landsca in and associated im rovements.
103. 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-movable
materials to be approved by the Building Official and
Director of Communit Develo ment.
104. Temporary Fencing. Tem orary Construction fencing shall
22
B,F
B
B
B
B,PL
B,PW
Occupancy
Frame
Inspection
Release of
Building
Permits
Occupancy of
any affected
building
Occupancy
Through
Building
Building
Building
Building
Building
Building
erimeter of all work under construction.
105. Green Building Guidelines. To the extent practical, the
ApplicantlDeveloper shall incorporate Green Building
Measures. Green Building plan shall be submitted to the
Buildin Official for review.
106. 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.
107. 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 electronic file of record drawings and
submitted rior to the issuance of the final occu anc .
108. Restrooms. Fixture counts in the restrooms shall meet the
requirements of Table 4-1 of the 200 I CA Plumbing Code
for restroom counts for the building and Chapter 31 B of the
CA Buildin Code for the swimmin 001 area.
Emergency Vehicle Access. The radiuses at some comers
are too tight for emergency vehicle access, especially at the
entrances to the site. In accordance with City of Dublin Fire
requirements, the Applicant/ Developer shall provide
emergency vehicle access routes based on a 42 ft. radius for
the project. Applicant/Developer shall demonstrate how
emergency access requirements shall be achieved on the
improvement plans to the satisfaction of the City Engineer
and City of Dublin Fire Marshall. 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 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".
110. Alternate Materials. An alternate material application shall
be submitted to allow the pedestrian walkway 1ll the
arrangement shown. The application shall be approved prior
to Buildin Permit.
111. Exiting. The Lifestyle Rx Wellness Center shall provide
exiting as required by the California Building Code. The
occupant loads for determining exiting requirements may be
hi her that what is shown in the lannin submittal.
112. Building Code Analysis. Provide a building code analysis
for the parking garage including the construction type,
allowable area and occu ant loads.
113. Automatic Sprinklers. Automatic sprinklers shall be
provided throughout the buildings as required by the Dublin
Fire Code. If the buildings have over 100 sprinklers the
s stem shall be monitored b UL listed central station.
114. City of Dublin Fire Rules, Re ulations, and Standards.
23
B
B
Through
Completion
B
Issuance of
Permits
B
On-Going
F
Prior to
Combustible
Construction or
Combustible
Storage on-site
F
Building Permit
F
Building Permit
F
Building Permit
F
Occupancy
F
Through
Building
Building
Building
Building
Fire
Fire
Fire
Fire
Fire
Applicant/Developer shall comply with all City of Dublin
rules, regulations, and standards, including mmlmum
standards for emergency access roads and payment of
a licable fees includin Cit of Dublin Fire facilit fees.
115. Fire Hydrants. The ApplicantlDeveloper shall construct all
new fire hydrants in accordance with City of Dublin Fire
requirements. Final locations of fire hydrants shall be
approved by the City of Dublin Fire Marshall in accordance
with current standards. The required fire flow for the site is
2500 gpm at 20 psi residual pressure. The minimum fire
flow design shall be 1500 gallon per minute at 20 psi
residual pressure (flowing from a single hydrant). Raised
blue reflectorized traffic markers shall be epoxied to the
center of the street opposite each hydrant. Sufficient fire
flow is required based on building construction and size.
Fire hydrants shall be provided within 50 feet of the fire
department connections for the sprinkler systems. Provide a
letter from Dublin San Ramon Services District stating what
the available fire flow is at the site. The information is
available from Aaron Johnson at 925 875-2246.
116. Emergency Vehicle Access Easement. Provide an
emer enc vehicle access easement throu h the site.
117. Hazardous Materials. At the building permit stage, provide
information on the location and quantities of any hazardous
materials. An inventory statement (HMIS) for any/all
hazardous materials, including Material Safety Data Sheets,
shall be supplied to the Alameda County Fire Department,
City of Dublin, Fire Prevention Division, for approval of
process/storage /handling requirements. In addition, meet
the requirements of the Alameda County Department of
Environmental Health Certified Unified Program Agency
(CUP A), including submitting a Hazardous Materials
Business Plan (HMBP). For more information please
contact Susan L. Hugo, Supervising Hazardous Materials
Specialist Alameda County Environmental Health Services
at 510 567-6780. CFC 2001, Section 8001.3.3 .
118. 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.
119. Fire Extinguishers. Provide 2AIOBC 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 isher.
120. Knox Key Box. Provide Knox key boxes at the main
entrance to the buildings 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
Cit of Dublin Fire.
121. Compliance with Codes. The project shall comply with
Uniform Building and Fire Codes as adopted by the City of
Dublin.
F
F
F
F
F
F
F
Completion
Combustible
Construction or
Combustible
Storage on-site
Building Permit
Occupancy of
any Affected
Building
Occupancy of
any Affected
Building
Occupancy of
any Affected
Building
Through
Completion
Fire
Fire
Fire
Fire
Fire
Fire
Fire
122. Non Residential Security Ordinance. This project must
meet the current Ci 0 Dublin Non Residential Securi
24
Ordinance Re uirements.
123. Exterior Lighting Plan. Lighting is required over exterior
entrances/doors including the service area. Exterior lighting
used after daylight hours shall be adequate to provide for
security needs. A lighting plan shall be submitted for
approval. The lighting plan shall provide a photometric
readout with foot-candles lotted on the site.
124. Vandal Resistant Exterior Lighting. Vandal resistant
covers shall rotect all exterior Ii htin devices.
125. Addressing. Addressing including suite designation and
building numbers shall be visible from the approaches to the
buildin .
126. Landscaping. Landscaping shall be kept at a minimal
height and fullness so that patrol officers and the general
ublic have the abilit to surveil the area and identi risks.
127. Graffiti. The developer and/or property owner shall keep
the site clear of graffiti vandalism on a regular and
continuous basis at all times.
128. Skateboarding. Landscaping features and outdoor
amenities shall be designed to reduce their attractiveness to
skateboarders and vandals.
129. Exit Doors. Employee exit doors and doors to the rear of
tenant spaces shall be equipped with 180-degree viewers if
there is not a burglary resistant window panel in the door
from which to scan the exterior.
130. Parking Area Signage. All entrances to the parking areas
shall be posted with appropriate signs per Sec. 22658(a) of
the California Vehicle Code, to assist in removing vehicles at
the ro ert owner's/mana er's re uest.
131. Theft Prevention and Security Program. The Applicant
shall work with the Dublin Police on an ongoing basis to
establish an effective theft revention and securit ro ram.
132. Construction Phase. The construction site shall be fenced
and locked at all times when workers are not present. A
temporary address sign of sufficient size and color contrast
to be seen during night time hours with existing street
lighting is to be posted on the Dublin Blvd. and Tassajara
Rd. perimeter. The developer will file a Dublin Police
Emergency Contact Business Card prior to any phase of
construction that will provide 24 hour phone contact
numbers of persons responsible for the construction site.
Good security practices shall be followed with respect to
storage of building materials and storage of tools at the
construction site.
DUBLI1IS_¡I!tAM<JJ!lmiSERJ:I(JESQISTRlCI
133. Standard Conditions. ApplicantlDeveloper shall comply
with all applicable Standard Conditions as required by
Dublin San Ramon Services District.
134. Recycled Water Irrigation Systems. The project is located
within the District Recycled Water Use Zone (Ord. 301),
which calls for installation of recycled water irrigation
systems to allow for the future use of recycled water for
approved landscape irrigation demands. Recycled water will
be available, as described in the DSRSD Water Master Plan
Update, September 2000. Unless specifically exempted by
the District En ineer, com liance with Ordinance 301, as
25
PO
Police
PO Occupancy Police
PO Occupancy Police
PO On-going Police
PO On-going Police
PO Occupancy and Police
On-going
PO Occupancy Police
PO
Occupancy
Police
PO On-going Police
PO Through Police
Construction
DSR
Through
Construction
DSRSD
DSR
DSRSD
may be amended or superseded, is required. Applicant must
submit landscape irrigation plans to DSRSD. All irrigation
facilities shall be in compliance with District's "Recycled
Water use Guidelines" and the Department of Health
Services re uirements for rec cled water irri ation desi n.
135. Sewer Capacity Rights. Sanitary sewer capacity rights run
with the land. The property being subdivided (or parceled)
has previously been allocated sewer capacity rights. Prior to
issuance of any construction permits or building permits,
whichever occurs first, the property owner shall submit a
written notice to the District indicating the reallocation of the
existing sewer capacity rights to the newly created lots or
arcels.
DSR
DSRSD
PASSED, APPROVED AND ADOPTED this 25th day of January 2005.
AYES:
Chair Schaub, Cm. Biddle, Fasulkey, King, and Wehrenberg
NOES:
ABSENT:
ABSTAIN:
k~L
Plannmg Commission Chair
ATTEST:
Pl~anager
26