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HomeMy WebLinkAbout08-13-2013 - Agenda PacketPlanning Commission Regular Meeting City of Dublin August 13, 2013 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – July 9, 2013 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA 2013-00032 - Fallon Gateway Shop 7 (Phase 3) Site Development Review and Conditional Use Permit to amend the Planned Development Zoning Stage 2 Development Plan and a Conditional Use Permit for a Quick-Service Restaurant with Drive-through Facilities. 8.2 PLPA 2012-00049 - Fallon Gateway (Phase 4 - Gas Station) Site Development Review, Conditional Use Permit to amend the Planned Development Zoning Stage 2 Development Plan, and Conditional Use Permit for a Service Station with a convenience store and car wash. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department. (OVER FOR PROCEDURE SUMMARY) Di%((Cot' // 0 STAFF REPORT V -44. 82 PLANNING COMMISSION DATE: August 13, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2013-00032 - Fallon Gateway Shop 7 (Phase 3) Site Development Review and Conditional Use Permit to amend the Planned Development Zoning Stage 2 Development Plan and a Conditional Use Permit for a Quick-Service Restaurant with Drive-through Facilities Report prepared by: Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, Stanforth Holding Company LLC, has requested several actions relating to Phase 3 of the Fallon Gateway commercial project (PA 08-034). The requested Conditional Use Permits would represent a minor amendment of the Planned Development Zoning Stage 2 Development Plan including a revised site plan to change the orientation and related improvements to Shop 7 and to include a drive-through and amend the color palette allowing flexibility for identification of users. The Planning Commission also will consider a request for a Site Development Review to construct a 6,504 square foot building and related site improvements. Fallon Gateway was approved as a commercial center located along the west side of Fallon Road between Dublin Boulevard on the north and Interstate 580 (1-580) on the south. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for a minor Amendment to the Planned Development Zoning for Fallon Gateway (PA 08-034) to modify the orientation and Site Improvements for Shop 7 and to amend the color palette and a Conditional Use Permit to allow for the operation of drive-through facilities for Shop 7; and 6) Adopt a Resolution approving a Site Development Review for a revised Shop 7 and related improvements at Fallon Gateway. Submitted By 'e lMed By Consulting Planner Planning Manager COPIES TO: Applicant File f ITEM NO.: • Page 1 of 8 G:IPA#120131PLPA-2013-00032 Fallon Gtwy Shops 7 CUP.SDR AmdIPCSR Fallon Gtwy Shops 7 8.13.13.doc BACKGROUND: Fallon Gateway commercial center is located within the Eastern Dublin Specific Plan (EDSP) area. The General Plan and EDSP land use designation is General Commercial. The 33.91- acre site is located along the west side of Fallon Road between Dublin Boulevard on the north and 1-580 on the south as shown on the vicinity map below. � DUBLIN RANG 1 ,1 DUBLIN RANCH DRIVE NVgl • 1 ' 4 "J a ' k'.SVAf ^rFiART BouLyvArtb Or: PROJECT S1TE Vicinity Map Uses surrounding the Fallon Gateway project include: 1) to the north across Dublin Boulevard - General Commercial, Medium Density Residential, and Open Space; 2) to the south - 1-580 right-of-way; 3) to the east across Fallon Road - vacant land designated for General Commercial use; and 4) to the west is vacant property owned by Kaiser Permanente and designated for Campus Office use for the anticipated and eventual construction of a medical facility. Planned Development Zoning for the project site was originally adopted on November 18, 1997 (Resolution 141-97 and Ordinance 24-97). In June 2009, the City Council adopted a Planned Development (PD) Rezone (Ordinance 09-09) which amended the Planned Development district. The Development Plan for Fallon Gateway limited the potential development on the site to 379,053 square feet distributed among 19 building sites to be developed in four phases. The PD Ordinance also established: 1) architectural and landscape design criteria; 2) specific parking standards; and 3) permitted, conditional, and temporary uses for the all phases of the Fallon Gateway project site. Among other things, the PD allows drive-through facilities with approval of a Conditional Use Permit (CUP) by the Planning Commission. The Development Plan fulfilled the requirements for specifying the circulation system, defining development sites or parcels, refining the development standards, and specifying the infrastructure requirements and their sequencing. 2 of 8 ,I'.MelC41,0,Eb,VKtiDSSC$OL ... ` ^.•• BO RAA B{PN W4EH 1-� ir- r. .z .- _ -• . ......... . • ��' —___ PRO PORED P000 B.LINE it cr DICK'S — K , E ■ri_n- TARGET SPORTNG _ ' ` : L I rS r GOODS , t .„,•_ �Ttr .t _ - t 1 - - _E_ C . . _ ' _?' y= = 1= __ - , - v- :T ;;11:: __- _•y_ : =:-!-:, 4: -7_.....,: _ = _y _ s- t ' -- _ - - K -T- _ -T' ._ - . _ .. ..w: .. 4 I .III , My:• ` r``:=1 I - 1 I r r y• w• 1HY1 N _ ` 3 I • 4,\ ..1,L111 11-1111 1 �,-i. I� - • C 1, L - PROPOSED r•N NPIP•nN s .ii--. .-. I ....<..... �l REVISION �" y j FALLON ROAD I•1 A Site Development Review (SDR) for the Fallon Gateway commercial project (PA 08-034) was approved by the Planning Commission on April 28, 2009 (Resolution 09-18). The approved SDR addressed the initial Phases 1, 2, and 3 for development of 311,553 square feet specific to four major tenant spaces (Major A, Major B, Major C, and Major D) and 6 smaller retail buildings (Shop 5 through 10). It also provided a master landscape plan. The remaining areas of the shopping center would be addressed by a future Site Development Review application for Phase 4 (Shop/Pads 1 through 4) and Major E. Subsequently the SDR for Fallon Gateway was amended on August 19, 2010 by Planning Commission Resolution 10-32. The amendment revised the sequencing from four to five phases and addressed changes in proposed exterior building profiles, surfaces materials, landscaping, and signage including Target (Phase 1/Major A). A Development Agreement between the City of Dublin and Stanforth Holding Company LLC also was adopted by Ordinance. In September 2011, a Conditional Use Permit for a minor amendment to the Planned Development Zoning was approved along with a Site Development Review (PLPA 2011-00031) to combine Shop Sites 8 and 9 and allow development of up to 8,376 square feet for a free- standing, full-service restaurant and micro-brewery (BJ's Restaurant and Brewhouse). The Fallon Gateway site is partially developed with approximately 236,000 square feet approved for Phases 1, 2 and 3: 1) The Target store (Phase I); 2) Dick's Sporting Goods (a portion of Phase II); 3) BJ's Restaurant and Brewhouse ( a portion of Phase III); and 4) a large portion of the overall parking area. Construction is currently underway on Shop Buildings 5, 6 and 10 (Phase 3). The currently proposed plan for Shop 7 is to change the building orientation and construct a two- tenant building of approximately 6,504 square feet, slightly larger than the 6,400 square foot building shown in the originally approved plan. The proposed restaurant served by the requested Drive-through would occupy 4,400 square feet, the southerly portion of the building, 3 of 8 and the remaining 2,104 square feet in the northerly portion of the building would be leased to a separate retail tenant. The City of Dublin Zoning Ordinance (Chapter 8.32.080 Planned Development Zoning District) states that a CUP may be granted for a minor amendment to a Planned Development as long as the amendment does not materially change the provisions or intent of the Planned Development Zoning Ordinance for the site. The Applicant currently requests approval of: 1) a CUP to amend the PD Zoning Stage 2 Development Plan to revise the orientation and related improvements for Shop 7, and to amend the approved color palette for Fallon Gateway to allow greater flexibility; 2) a CUP to allow a drive-through facility at Shop 7; and 3) an SDR to construct Shop 7 and related site improvements including drive-through facility, parking and landscaping. The current application also includes a Site Development Review (SDR) to reflect the drive- through facilities, proposed building configuration, and surrounding parking areas. The proposed restaurant with Drive-through Facilities addressed by this Planning Action application is part of Phase 3. ANALYSIS: CONDITIONAL USE PERMIT — PD AMENDMENT Color Palette The amendment to the approved color palette would allow tenants to incorporate colors specific to their business, thus allowing flexibility for potential users. As the base colors were approved as a part of the original Stage 2 Planned Development, an amendment to that document is needed and that is accomplished with a Conditional Use Permit. Site Plan Shop 7 is proposed to be reoriented with the front of the building facing Fallon Road. This requires a Conditional Use Permit to amend the original Stage 2 Development Plan. The entrance to the drive-through approach would be located from a drive aisle along the east side of the building and run parallel to its north side. The stacking area would wrap the northerly and westerly elevations with the pick-up window facing west. Drive-through traffic would then exit at the south side into the parking lot area near the spine road between Shop 7 and the recently approved freestanding restaurant to the south. The proposed plan essentially would screen the drive-through from Fallon Road and change the structure's orientation for pedestrian access from the west side to the south and east sides. The proposed resulting change would relocate perpendicular parking from the west side to the east side of the building. This change would eliminate back-out maneuvers into the primary spine road, thereby creating safer and more functional on-site circulation. Public Works has reviewed the revised configuration of the parking and driveways as well as the drive-thru and supports the proposed change. The drive- through lane also would be screened from the spine road by a landscaped buffer installed as an extension of the landscaping adjacent to Shop 10 to the north. 4 of 8 The approved and proposed site plans are shown below: 1 a _Z_ ;PA � ::::.E ., A r- i 4..-.-.. 1 r#., - '* ' -+ i; • ;r`a`r`{ 4 t' Ki 1 t„,.-,Z M 1,, 2 1,A.t kk? Y...v�h. ii .,-11_L f.I M6iZ.:--0I. ` 46 :A �. „,..j11L __1114. ,; 1 , 1 i ,D*, .', FPS? -II r �- --_ = r C, l ,� k►". ' - r� r`- . ,r,,_ t.ilJ1111111 , , L— L-'71 i SHOPS e r `�:"": u o IL —ri+�fi,_ ti ,.I. ,11-I 1 I l I .1,_LI L{ �,;,,__.�. —,._ .r��s-,--, PROPOSED / t _,., .. REVISION fie . -- -- -- -. i -- i FM I MI Mtn Existing Site Plan Proposed Site Plan CONDITIONAL USE PERMIT — DRIVE THROUGH The Planned Development Zoning for Fallon Gateway lists a series of permitted and conditionally permitted uses. Drive-through facilities are listed as a Conditionally Permitted Use to be reviewed and approved by the Planning Commission. Drive-through Facilities are regulated by Chapter 8.76.070.10 of the Zoning Ordinance pertaining to development regulations for off-street parking and loading. Drive-Through aisles are required to be distinctly marked or otherwise dedicated and delineated as separate from other parking and traffic circulation lanes, especially with regard to ingress and egress. Entry to the drive-through is proposed from a parking aisle near a collector lane which separates Shop 7 from Shops 6 and 10 to the north. An ample landscaped planter with screen trees will be provided as a separation between the drive-through lane and parking circulation routes. The distances have been reviewed between the entry location to the proposed order boards and the pick-up window in conjunction with the SDR and adequate vehicular stacking space is available. A Resolution approving the Conditional Use Permits is included as Attachment 1. SITE DEVELOPMENT REVIEW Site Plan In addition to the site modifications discussed above, the application includes a landscape plan which shows the planting concept, planter areas, plant materials, hardscape, screening, and irrigation to be installed as part of the project. The SDR also reflects changes to exterior elevations, parking and on-site circulation in the immediate vicinity of the building, and signage for efficient operation of the drive-through. The loading and trash areas are located in proximity to a parking area near the northeast corner of the building. Elevations The proposed elevations for the Shop 7 building are consistent with the approved design guidelines, including color and materials, adopted in 2010. The building is extensively articulated with a variety of textures, materials, colors, and parapet heights. Exterior materials primarily would be: textured and smooth cement plaster with square, rectangular, and diamond shaped patterns of reveals. The accent material is proposed as Roma brick "bracciano" El Dorado Stone veneer. The color and materials board is provided on Sheet M1 of Attachment 2. Six of the 11 colors shown are proposed for the various surfaces and textures (Proposed Colors: 1 , 3, 5, 6, 8, and 11). 5 of 8 Parking The Fallon Gateway project originally provided for 1,518 surface parking spaces. Based on proposed occupancies and uses within each building, the required parking would be 1,291 spaces (a surplus of 227 parking spaces). This requirement is based on all 379,053 square feet of the space in all five phases of the project as retail use with parking required at one space per 300 square feet. Modifications to the original parking lot plan, which may have minor impacts on the supply and requirements, occurred with the construction of the free-standing restaurant approved in 2011, the current proposal, and a concurrent application for a gas station, convenience store, and car wash for Phase 4. The parking supply provided on site with the existing surplus will be sufficient to satisfy parking requirements. Signage The Fallon Gateway project is subject to a Master Signage program. Signage specific to Drive- through Facilities have the express purpose of directing traffic through the placement of orders to the pick-up window with a minimum or avoidance of conflict with on-site parking and circulation. The proposed location and general appearance of the signs for this Drive-Through are shown on Sheet 3, Attachment 2. Public Art The project remains subject to the approved Public Art Compliance Plan. The original condition of approval pertaining to the payment of fees for Public Art states that the fee is to be paid at the time of building permit issuance subject to the Dublin Municipal Code. The specific amount of the pro rata fee for Shop 7 will be calculated along with the building fees at the time that building permits are issued. A Resolution approving of a Site Development Review is included as Attachment 3. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The proposed building size and configuration would not exceed the allowable building area or create adverse conditions on-site or for surrounding properties, but would expand dining options in the area and keep traffic moving safely. The proposed exterior design elements are consistent with the Development Plan and the Design Guidelines for Fallon Gateway. The proposed drive-through is consistent with the Planned development Zoning with approval of the Conditional Use Permit. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 3). 6 of 8 NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ENVIRONMENTAL REVIEW: The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR) for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated several subsequent actions related to future development in Eastern Dublin. The EIR identified some impacts of implementation of the General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also adopted a Mitigation-Monitoring Program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon Gateway site. After completing an Initial Study, it was determined that the rezoning would not have any significant environmental impacts which were not already adequately described and analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified in the Negative Declaration. No further environmental document is needed because the environmental impacts of this project were fully addressed and within the scope of the Final EIR for the Eastern Dublin General Plan Amendment, Specific Plan and subsequent Addenda, and the 1997 Negative Declaration. ATTACHMENTS: 1. Resolution approving a Conditional Use Permit for a minor amendment to the Planned Development Zoning for Fallon Gateway (PA 08-034) to modify the orientation and site improvements for Shop 7 and to amend the color palette and a Conditional Use Permit to allow for the operation of drive-through facilities for Shop 7. 2. Project Plans dated received August 1, 2013. 3. Resolution approving a Site Development Review for a revised Shop 7 and related improvements at Fallon Gateway. 7 of 8 GENERAL INFORMATION: APPLICANT/ Stanforth Holdings Company LLC PROPERTY OWNER: 4080 Grafton Street, Suite 200 Dublin, CA 94568 Attn: James Tong (925) 463-1666 LOCATION: West side of Fallon Road between Dublin Boulevard on the north and Interstate 580 (1-580) on the south ASSESSORS PARCEL NUMBER: A portion of APN 985-0027-009-03 GENERAL PLAN LAND USE DESIGNATION: General Commercial SPECIFIC PLAN LAND USE DESIGNATION: General Commercial SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY [north of Dublin Boulevard] North PD Medium Density Vacant Residential/General Commercial/Open Space South 1-580 1-580 1-580 East PD [east of Fallon Road] Vacant General Commercial West PD Campus Office Vacant 8 of 8 i A L W N N T f- :' % ? n" ° xw No w v T / %7 ui p T ?Y ./ f �i � 7 Z 007% � �r . o o u_ _ cr�� _ ?IT! ■ � ell } ow mo'+ rn � � c a ,/ _. 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Mr- 73 .o d0 m •`9as-3a °m � � N � � 320m � Z ''rz AN �� .� cu- - O - � O � o < al O 411 El rN > z v p 0 z 0 I RESOLUTION NO. 13 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR A MINOR AMENDMENT TO THE PLANNED DEVELOPMENT ZONING FOR FALLON GATEWAY (PA 08-034) TO MODIFY THE ORIENTATION AND SITE IMPROVEMENTS FOR SHOP 7 AND TO AMEND THE COLOR PALETTE FOR FALLON GATEWAY AND A CONDITIONAL USE PERMIT TO ALLOW FOR THE OPERATION OF DRIVE-THROUGH FACILITIES FOR SHOPS 7 PLPA 2013-00032 (PORTION OF APN 985-0027-009-003) WHEREAS, Stanforth Holding Company LLC, developer of Fallon Gateway, has requested approval of a Conditional Use Permit (CUP) to amend the Planned Development Zoning to revise the site layout and improvements for Shop 7 to include a drive-through and to amend the color palette for Fallon Gateway to allow tenants to incorporate colors specific to their business, thus providing flexibility for identification of users, and a Conditional Use Permit to allow the operation of Drive-Through Facilities at Shop 7, and Site Development Review permit to construct Shop 7, a 6,504 square foot building with related site improvements which include a drive-through facility along the Fallon Road frontage of the Fallon Gateway project (PA 08-034); and WHEREAS, Fallon Gateway is 33.91-acre a commercial center located along the west side of Fallon Road between Dublin Boulevard on the north and Interstate 580 on the south within the Eastern Dublin Specific Plan Area; and WHEREAS, Section 8.32.080 of the City of Dublin Zoning Ordinance, Planned Development Zoning District, states that the Planning Commission, by means of a Conditional Use Permit, may approve minor amendments to an adopted Planned Development upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning Ordinance for the site; and WHEREAS, Planned Development (PD) Zoning PA 08-034 was approved for the Fallon Gateway project site on June 16, 2009 by Ordinance 09-09; and WHEREAS, on August 10, 2010, the Planning Commission approved a CUP for a minor PD Amendment to revise the design standards for Fallon Gateway; and WHEREAS, the operation of a Drive-through facility is permitted by the Planned Development Zoning with approval of a Conditional Use Permit by the Planning Commission; and ATTACHMENT 2 WHEREAS, the proposed Conditional Use Permit, Site configuration, and restaurant construction would not exceed allowable building area for the Fallon Gateway project; and WHEREAS, the project has been reviewed and has been determined to be consistent with the Eastern Dublin Specific Plan, which was adopted in 1994 and has a certified Program EIR (SCH No. 91-103064). Pursuant to the California Environmental Quality Act (CEQA), the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan, which was certified by the City Council by Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22, 1994 (the "FEIR"); and WHEREAS, in 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon Gateway site. After completing an Initial Study, it was determined that the Planned Development Rezoning would not have any significant environmental impacts which were not already adequately described and analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified in the Negative Declaration, and no further environmental document is needed; and WHEREAS, the Planning Commission of the City of Dublin held a public hearing on said application request on August 13, 2013, and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending the Planning Commission approve the Conditional Use Permit in accordance with the findings referenced below; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission does hereby find, regarding the Conditional Use Permit for minor amendment to the Planned Development Stage 2 Development Plan that: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that they are consistent with the uses anticipated and approved for the vicinity that provide a variety of goods and services accessible by high-traffic roadways with a major transportation network, and the color palette amendment is intended to allow flexibility to identify a variety of potential tenants. B. It 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 in that the uses and styles are complimentary and would not exceed allowable building area for the Fallon Gateway project. • C. The proposed amendment will not be injurious to property or improvements in the neighborhood in that: the proposed plan amendments pertaining to layout, colors, and would enhance the development potential. D. The proposed amendment will allow adequate provisions for public access, water, sanitation, and public utilities to ensure that the proposed use and related structure(s) will not be detrimental to the public health, safety, and welfare in that: 1) all infrastructure needed to serve the project site has been constructed; and 2) the amended site configuration will reflect the scale, design, and function of the other structures in that area in the Phase III segment of the site plan and in the Fallon Gateway project over all. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: The proposed quick- modifications to do not change the commercial use, physical character, or intensity of the shopping center approved by PA 08-034 and the color palette would be complementary among the free-standing commercial structures proposed for Fallon Gateway. Also, there will be adequate parking based on the adopted standards in the PD development regulations. F. The proposed amendment will not be contrary to the specific intent clauses, development regulations, or performance standards established for PA 08-034 and Related Planned Development Plan in that: 1) the project will meet the intent and be subject to the development regulations and the performance standards adopted with the PA 08-034 Stage 1 Planned Development zoning ordinance (Ordinance 09-09), adopted on June 16, 2009, and prior Site Development Reviews. G. The proposed amendment is consistent with the Dublin General Plan and with any applicable Specific Plans in that: it would allow commercial density, coverage, and parking provided to remain consistent with the Dublin General Plan and the Eastern Dublin Specific Plan. H. In accordance with Chapter 8.32.080, a finding is hereby made that the requested amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance for the site. BE IT FURTHER RESOLVED THAT the Planning Commission does hereby find, regarding the Conditional Use Permit for the Drive-through Facilities that: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that the proposed Drive- through Facility has been designed to minimize impacts to surrounding traffic patterns and will be screened from view by landscaping adjacent to it. The reconfiguration of Building 7 will also reorient parking from backing onto a major drive aisle and will position it internal to the site. B. It 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 in that the redesign of the building and reconfiguration of the parking layout will eliminate traffic conflicts and will facilitate better pedestrian circulation between the various uses and Shop buildings. C. The proposed amendment will not be injurious to property or improvements in the neighborhood in that: quick-service restaurants are a permitted use by PD PA 08-034 and a Drive-through Facility would enhance access to those products and services without violating any standards. D. The proposed amendment will allow adequate provisions for public access, water, sanitation, and public utilities to ensure that the proposed use and related structure(s) will not be detrimental to the public health, safety, and welfare in that: 1) all infrastructure needed to serve the project site has been constructed; and 2) the drive-through has been designed to function with other adjacent improvements. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the revised building lay out and the relocation of the parking will facilitate better pedestrian circulation between buildings; 2) will not conflict with existing traffic movements on site; and 3) the proposed location of the parking will be more central to the overall project site and Shop 7 itself making the parking more of a common use available to other patrons. F. The proposed amendment will not be contrary to the specific intent clauses, development regulations, or performance standards established for PA 08-034 and Related Planned Development Plan: 1) The Planned Development Regulations for Fallon Gateway require a Conditional Use Permit for drive- through facilities to ensure compatibility with the surrounding uses and to eliminate conflicts and facilitate vehicular traffic and pedestrian movements and the project as designed will do that; 2) as designed, the drive-through integrates well into the site by allowing significant stacking space without creating vehicular traffic or pedestrian circulation; and 3) is adequately screen from off- site views by a landscape buffer. G. The proposed amendment is consistent with the Dublin General Plan and with any applicable Specific Plans in that: it would allow commercial density, coverage, and parking provided to remain 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 approve PLPA 2013-00032, Conditional Use Permit for a minor amendment to the Planned Development Stage 2 Development Plan (PA 08-034) for Fallon Gateway to revise the orientation and related improvements to Shop 7 including a drive-through facility and amend the color palette for Fallon Gateway to allow use of tenant specific colors with approval of the Community Development Director; and NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Planning Commission of the City of Dublin does hereby approve PLPA 2013-00032, Conditional Use Permit for the operation of a drive-through. 1. Consistency with Site Development Review Amendment. This Conditional Use Permit is subject to the approval of the companion Site Development Review to allow the Drive-through Facilities as requested. 2. Related Plans. This Conditional Use Permit is based on plans submitted with the application and the companion Site Development Review amendment prepared by: 1) Mackay & Somps — Engineers, Planning, and Surveyors; 2) FCGA Architecture; and 3) R3 Studios — Planning, Urban Design, and Landscape Architecture dated received August 1, 2013. PASSED, APPROVED AND ADOPTED this 13th day of August 2013. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Assistant Community Development Director G:1PA#120131PLPA-2013-00032 Fallon Gtwy Shops 7 CUP.SDR Amd\PC Reso CUP Fallon Gtwy Shops 7 8.13.13.doc RESOLUTION NO. 13-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW FOR A REVISED SHOP 7 AND RELATED SITE IMPROVEMENTS AT FALLON GATEWAY PLPA 2013-00032 (PORTION OF APN 985-0027-009-03) WHEREAS, Stanforth Holding Company LLC, developer of Fallon Gateway, has requested approval of a Conditional Use Permit (CUP) to amend the Planned Development Zoning to revise the site layout and improvements for Shop 7 to include a drive-through and to amend the color palette for Fallon Gateway to allow flexibility for identification of users, and a Conditional Use Permit to allow the operation of Drive-Through Facilities at Shop 7, and a Site Development Review permit to construct Shop 7, a 6,504 square foot building with related site improvements which include a drive-through facility along the Fallon Road frontage of the Fallon Gateway project (PA 08-034); and WHEREAS, Fallon Gateway is 33.91-acre a commercial center located at the along the west side of Fallon Road between Dublin Boulevard on the north and Interstate 580 (1-580) on the south within the Eastern Dublin Specific Plan Area; and WHEREAS, Planned Development (PD) Zoning PA 08-034 was approved for the Fallon Gateway project site on June 16, 2009 by Ordinance 09-09; and WHEREAS, on August 10, 2010, the Planning Commission approved a CUP for a minor PD Amendment to revise the design standards for Fallon Gateway; and WHEREAS, the proposed Shop 7 building would not exceed allowable building area for the Fallon Gateway project; and WHEREAS, the proposed project has been reviewed and has been determined to be consistent with the Eastern Dublin Specific Plan, which was adopted in 1994 and has a certified Program EIR (SCH No. 91-103064). Pursuant to the California Environmental Quality Act (CEQA), the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan, which was certified by the City Council by Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22, 1994 (the "FEIR"); and WHEREAS, in 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon Gateway site. After completing an Initial Study, it was determined that the Planned Development rezoning would not have any significant environmental impacts which were not already adequately described and analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified in the Negative Declaration, and no further environmental document is needed; and WHEREAS, the Planning Commission of the City of Dublin held a public hearing on said application request on August 13, 2013, and ATTACHMENT 3 WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending the Planning Commission approve the Conditional Use Permit in accordance with the findings referenced below; and WHEREAS, the Planning Commission did hear and consider 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 Site Development Review for Fallon Gateway to construct a 6,504 square foot Shop 7 building and related site improvements including a drive-through facility, parking and landscaping: Site Development Review: 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 will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct proposed commercial structure is compatible with the other structures on site as included with prior SDR approvals; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of General Commercial; and 4) the project complies with the development regulations established in the Stage 1 and 2 Planned Development. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive and harmonious site and structural development compatible with the existing site plan and relationship to freeway visibility; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable. C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed because: 1) the proposed building is suitable for the proposed use; 2) the proposed project is architecturally compatible with the proposed buildings on site identified by the PD Guidelines and the SDR approved in August 2010; and 3) the size and mass of the proposed structure is compatible with community commercial centers and other buildings proposed for the site. D. The subject site is suitable for the type and intensity of the approved development because: 1) the site is zoned and designed for General Commercial use with regional access and visibility from 1-580; and 2) the site has been designed with adequate access and parking to accommodate the anticipated customer traffic in Fallon Gateway. E. Impacts to existing slopes and topographic features are addressed because: the site is relatively flat but already has been rough graded in accordance with the approved Parcel Map for Fallon Gateway. 2 F. Architectural considerations including the character, scale and quality of the design, site lay out, 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: exterior design of the proposed building with restaurant is consistent with architectural style elements and proposed materials previously approved for Fallon Gateway. 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: all perimeter landscaping, entries, walls, fences, hardscape, and parking areas are proposed for construction in accordance with the master landscape plan. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians and automobiles because: 1) all infrastructure necessary to support development of this site including streets, parkways, pathways, sidewalks, and street- lighting already has been constructed; and 2) on-site improvements, planned but not yet constructed for the project site, will allow customers of this project the safe and efficient use of these facilities. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the Site Development Review for the proposed project at Fallon Gateway allowing Drive-through Facilities adjacent to a 4,400 square foot restaurant within the 6,504 square foot building identified and approved as Shop 7 shown on plans prepared by: 1) Mackay & Somps — Engineers, Planning, and Surveyors; 2) FCGA Architecture; and 3) R3 Studios — Planning, Urban Design, and Landscape Architecture dated received August 1, 2013 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, [PW1 Public Works [ADM' Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR1 Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: GENE RAL CONDITIONS 1. Approval. This Site Development Review PL On-going Standard approval is for the construction of a 6,504 square foot building identified and approved as Shop 7 (PLPA-2013-00032) within the Fallon Gateway Center and related improvements including 3 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: parking, landscaping and a drive-through facility. This approval shall be as generally depicted and indicated on the plans prepared by: 1) Mackay & Somps — Engineers, Planning, and Surveyors; 2) FCGA Architecture; and 3) R3 Studios — Planning, Urban Design, and Landscape Architecture dated received August 1, 2013 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project. 2. Effective Date. This Site Development Review PL On-going Standard approval becomes effective 10 days after action by the Planning Commission. 3. Compliance with Conditional Use Permit. This PL On-going Standard Site Development Review is contingent on the approval of the companion Conditional Use Permit to amend the Planned Development Zoning Stage 2 Development Plan and a Conditional Use Permit to allow the Drive-through facility. 4. Permit Expiration. Construction or use shall PL On-going Standard commence within 1 (one) year of Site Development Review (SDR) approval or the SDR shall lapse and become null and void. Commencement of construction or use means the actual construction or use pursuant to the permit approval or, demonstrating substantial progress toward commencing such construction or use. If there is a dispute as to whether the SDR has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 5. Time Extension. The original approving decision- PL On-going Standard maker may, upon the Applicant's written request for an extension of SDR 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 6 months, or as modified by the Development Agreement. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the 4 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: particular Permit. 6. Revocation of permit. The permit shall be PL On-going Standard revocable for cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Clean up. The Applicant/Developer shall be PL On-going Standard responsible for clean-up and disposal of project related trash and for maintaining a clean, litter-free site. 8. Controlling Activities. The Applicant/Developer PO, PL On-going Standard shall control all activities on the project site so as not to create a nuisance to the surrounding businesses and residences. 9. Noise/Nuisances. Loudspeakers or amplified PO, PL On-going Standard music that is placed or projects outside of the building shall be in accordance with the City of Dublin's Noise Ordinance. 10. Accessory Structures. The use of any PL, B, F On-going Standard accessory 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 Temporary Use Permit is applied for and approved. 11. Requirements and Standard Conditions. The Various Issuance of Standard Applicant/Developer shall comply with applicable Building Alameda County Fire, Dublin Public Works Permits 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. 12. Occupancy Permit Requirements. Prior to B Issuance of Standard issuance of an Occupancy Permit, the physical Occupancy condition of the project site for that phase shall meet minimum health and safety standards and City requirements including, but not limited to the 5 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: following: a. The streets driveways and walkways providing access to each building shall be complete, as determined by the City Engineer/Public Works Director, to allow for safe, unobstructed pedestrian and vehicle access to and from the site. b. All traffic control devices on streets providing access to the site shall be in place and fully functional. c. All address numbers shall be in place and visible. d. Lighting for the drives and site shall be adequate for safety and security. All streetlights on drives providing access to the buildings shall be energized and functioning. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. e. All construction equipment, materials, or on- going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means approved by the City Engineer/Public Works Director. f. All fire hydrants shall be operable and easily accessible to City and ACFD personnel. g. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) shall be installed and fully functional. h. A Declaration or Report from the Geotechnical Engineer of Record confirming that all grading work associated with the project had been performed in accordance with the Engineer's recommendations. 13. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance of Standard provide a final Utility Siting Plan showing that Grading transformers and service boxes are placed outside Permits of public view where possible and/or screened to the satisfaction of the Community Development Director and City Engineer. Applicant/Developer shall place all utility infrastructures underground 6 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: including electric, telecommunications, cable TV, and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer prior to installation. 14. Public Art Project. The project is required to PL the Issuance Standard comply with Sections 8.58.05A and 8.58.05D of of Building Chapter 8.58 (Public Art Program) of the Dublin Permits Municipal Code. The Project will make a monetary contribution in-lieu of acquiring and installing a public art project on the property, as provided by the Dublin Municipal Code section 8.58.050D. The in-lieu contribution shall be as provided in the Dublin Municipal Code, Chapter 8.58. 15. Prevailing Wages. All public improvements PW On-going Standard constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code, sects. 1720 and following). 16. Emergency Vehicle Access Easement PW, F In Standard Dedications. Applicant/Developer shall dedicate Conjunction all needed emergency vehicle access easements with the from each adjacent public street to all fire access Final Map or roads surrounding the site and buildings as defined by Separate by Alameda County Fire Department and to the Instrument satisfaction of the City Engineer. Prior to Occupancy 17. Outdoor Events. Any outdoor activity shall be PL On-going Standard subject to review and approval of a Temporary Use Permit per the City of Dublin Zoning Ordinance 18. Temporary Promotional Banners and Balloons. PL On-going Standard Temporary Promotional Banner Signs and Balloons shall only be permitted after first securing an approved Temporary Promotional Sign Permit. All temporary on-site signage shall be subject to the sign regulations contained in the City of Dublin Zoning Ordinance. 19. A-Frame Signs. The use of any A-Frame, PL On-going Standard portable, sandwich-board, pennants, or human- held signs on the premises is strictly prohibited. Said signs and any form of off-site advertising signs shall also be prohibited upon any public 7 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: property, including City streets and sidewalks. 20. Bicycle Racks. Prior to the issuance of building PL Issuance of Standard permits, the Applicant/Developer shall work with Building Staff to provide sufficient bicycle racks at various Permits locations throughout the project site. The bicycle racks shall be unobtrusive and out of the path of travel. 21. Action Programs/Mitigation Measures. PL Issuance of Standard Applicant/Developer shall comply with all Improvement applicable action programs and mitigation Plans measures of the Eastern Dublin Specific Plan Final Environmental Impact Report (EIR) and addendum's that have not been made specific Conditions of Approval, which are in effect at the time of issuance of Improvement Plans. 22. Fees. The Applicant shall pay all applicable fees Various Issuance of Standard in effect at the time of building permit issuance, Building including, but not limited to, Planning Fees, Permits Building Fees, Dublin San Ramon Service District fees, Public Facilities fees, Tri Valley Transportation fees, East Dublin Traffic Impact Fee, Dublin Unified School District impact fees, City of Dublin Fire Bureau fees, Noise Mitigation fees; Inclusionary Housing in lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water connection fees. When and if applicable and customary, credits shall be applied for existing improvements. 23. Hold Harmless/Indemnification. The Developer Various On-going Standard shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees 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 promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the 8 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: defense of such actions or proceedings. PUBLIC WORKS DEPARTMENT.. 24. Pedestrian Path. Provide accessible pedestrian PW Improvement Project path of travel from walkway at west side of Plans Specific building to the walkway at the north of the building. 25. Drive-Thru Aisle. Design exit of drive-thru aisle PW Improvement Project to accommodate right hand turn movements. Plans Specific 26. Site Improvements. The site improvements shall PW Improvement Standard be constructed generally as shown on the Site Plans Development Review. However, the approval of the Site Development Review is not an approval of the specific design and locations of the drainage, sanitary sewer, water, traffic, street lighting, join trench and street improvements. 27. Design of Site Improvements. The public and PW Improvement Standard site improvements shall be constructed generally Plans as shown on the PD Amendment and/or Site Development Review and as modified by these Conditions of Approval. However, the approval of the PD Amendment and/or Site Development Review is not an approval of the specific design of the grading, drainage and parking/driveway improvements. Modifications to the design will be needed to meet the following: • Storm drain pipes to clear all tree locations shown on the Landscape Plans by a minimum of 3.5 feet; • Minimum asphalt pavement slope to be 1%; • Drainage swales within the parking spaces and inlets at the rear of the parking spaces shall not be permitted. 28. Parking Lot Islands. All major access driveways PW Improvement Standard shall provide a minimum 20-foot radius clear Plans turning area measured from the inside edge of the required travel ways. All other driveway aisles shall provide clearance for minimum 10-foot turning radius measured at the inside edge of the required travel ways. The landscape islands at the end of the drive aisles shall be the full depth of the adjacent parking spaces. 29. Compact Parking Spaces. Compact parking PW/PL Issuance of Standard spaces are shown in very limited instances on the Building Site Development Review exhibits, which is Permits desirable for commercial centers. The addition of 9 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: any compact parking spaces to meet dimensional constraints of the site plan is subject to the approval of the City Engineer and Community Development Director. 30. Traffic and Parking Restriction Signs. All traffic PW Improvement Standard and parking restriction signs and pavement Plans markings shall be shown on the civil site plans Occupancy prepared by a registered civil engineer and approved by the City Engineer and Fire Department. Where practical, No Parking signs shall be used in-lieu of red curbs. 31. Crosswalks. All crosswalks shall meet the ADA PW Issuance of Standard requirements for delineation, smoothness, slopes Building and widths. Permits 32. Grading/Sitework Permit. Developer shall PW Grading Standard obtain a Grading/Sitework Permit from the Public Works Department for all private grading and site improvements. The developer shall provide security to guarantee the grading and improvements, in an amount approved by the City Engineer. 33. Storm Drain Easement. Any structure (including PW Improvement Standard trash enclosures and signs) within a City Storm Plans Drain Easement is subject to the approval of the City Engineer. 34. Clarification. In the event that there needs to be PW [PL] On-going Standard clarification to these Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 35. Encroachment Permit. Applicant/Developer shall PW Working Standard obtain an Encroachment Permit from the Public Within the Works Department for all construction activity Public Right within the public right-of-way of any street where of Way the City has accepted the improvements. At the discretion of the City Engineer an encroachment permit for work specifically included in an Improvement Agreement may not be required. 36. Public Improvements. All public improvements to PW On-going Standard 10 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: be constructed to City standards and the satisfaction of the City Engineer. 37. Improvement Agreement. The Developer shall PW Start of Standard enter into an Improvement Agreement with the Public City for all public improvements and all private Improvement improvements for common access as determined s by the City Engineer. 38. Record Drawings. At the completion of PW Release of Standard construction, the Developer shall provide the Bonds Public Works Department mylar copies of the civil, joint trench and landscape plans indicating all changes that were made during construction. 39. Storm Water Pollution Prevention Plan. Prior to PW Issuance of Standard any clearing or grading, the Developer shall Grading provide the City evidence that a Notice of Intent Permit (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 40. The Storm Water Pollution Prevention Plan PW Issuance of Standard (SWPPP) shall identify the Best Management Grading Practices (BMPs) appropriate to the project Permit construction activities. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 41. Water Quality Treatment. Supportive data shall PW Improvement Standard be provided to show that the water quality Plans treatment meets the RWQCB guidelines. 42. Non-City Agencies. The Applicant/Developer will PW Improvement Standard be responsible for submittals and reviews to Plans obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 43. Hydrology and Hydraulic Calculations. PW Improvement Standard 11 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Hydrology and Hydraulic Calculations shall be Plans provided for the design of the site storm drain system. 44. Trash Enclosure. The trash enclosure shall be PW Improvement Standard covered, with the floor drainage connected to the Plans sanitary sewer. 45. Geotechnical Report. Developer shall submit a PW Improvement Standard Geotechnical Report, which includes street Plans pavement sections and grading recommendations. 46. Grading Plan. The Grading Plan shall be in PW Improvement Standard conformance with the recommendations of the Plans Geotechnical Report and the approved Site Development Review. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 47. Erosion Control Plan. A detailed Erosion PW Improvement Standard Control Plan shall be included with the Grading Plans Plan approval. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. 48. The Erosion Control Plan shall be implemented PW Improvement Standard between October 15th and April 15th unless Plans otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 49. Water and Sewer. Developer shall construct all PW Improvement Standard potable and recycled water and sanitary sewer Plans facilities required to serve the project in accordance with DSRSD master plans, standards, specifications and requirements. 50. Fire hydrant locations shall be approved by the PW/F Improvement Standard Alameda County Fire Department. A raised Plans reflector blue traffic marker shall be installed in the street opposite each hydrant. 51. All electrical, gas, telephone, and Cable TV PW Improvement Standard utilities, shall be underground in accordance with Plans the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 52. All utility, water, sanitary sewer and storm drain PW Improvement Standard 12 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: improvements shall connect to the existing stub Plans outs to the project site. There shall be no new or relocated improvements within the public right of way unless approved by the City Engineer. 53. All utility vaults, boxes and structures, unless PW Improvement Standard specifically approved otherwise by the City Plans Engineer, shall be underground and placed in landscape areas and screened from public view. Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings to illustrate that potential conflicts are resolved. 54. Construction activities, including the maintenance PW On-going Standard and warming of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. 55. Noise Management. Developer shall prepare a PW On-going Standard construction noise management plan that identifies measures to be taken to minimize construction noise on surrounding developed properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included on the project plans. 56. NPDES. Prior to any clearing or grading, the PW On-going Standard Developer shall provide the City evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 57. Developer shall enter into an agreement with the PW Issuance of Standard City of Dublin that guarantees the perpetual grading maintenance obligation for all storm water permits treatment measures installed as part of the project. Said agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the issuance of the Alameda Countywide NPDES municipal storm water permit. Said 13 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. BUILDING DEPARTMENT 58. Roof Access. Plans shall show locations of roof B Issuance of Standard access for the equipment installed on the roof Building tops. Permits 59. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes Completion and ordinances in effect at the time of building of permit. Construction 60. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit seven (7) sets of Building construction plans to the Building Division for plan Permits 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. 61. Construction Drawings. Construction plans B Issuance of Standard shall be fully dimensioned (including building Building elevations) accurately drawn (depicting all existing Permits and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 62. Addressing. Addressing shall conform with B Occupancy Standard Building, Fire and Police requirements and shall adhere to the following: • Addressing shall be required on all doors leading to the exterior of the buildings, including all rear doors; • The address characters shall be a minimum of 5 inches in height by 1-inch stroke (larger sizes may be necessary depending on the setbacks and visibility) and shall be contrasting with their backgrounds; • Addresses shall be illuminated or in an 14 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: illuminated area and be able to be seen from the street; • If the address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background shall be placed behind the numbers; • Where a building has multiple tenants, address shall be provided near the main entrance 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; • Where the addresses on the building will not be clearly visible from either direction of travel along the access road, address postings shall also be provided at the entrance of the property; • Where multiple buildings exist on the same site, all buildings shall be distinctly identified and posted. 63. Engineer Observation. The Engineer of record B Frame Standard shall be retained to provide observation services Inspection for all components of the lateral and vertical design of the building, including 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. 64. Air Conditioning Units. Air conditioning units B Occupancy Standard 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 approved by the Building Official and Director of Community Development. 65. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of all Completion work under construction. of Construction 66. Green Building Standards Code. The Applicant B Through Standard shall incorporate Green Building Measures. Completion Green Building plan shall be submitted to the of Building Official for review. Construction a. Provide Bicycle parking as required by section 5.106.4 15 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: b. Provided Designated parking for any combination of low-emitting, fuel-efficient and carpool vehicles as required by 5.106.5.2 c. Separate water meters may be required, please review section 5.303.1.2. d. The building is within 1,000 feet of right of ways of a freeway, therefore STC ratings for the building shall be met as required by 5.507.4.1 e. Provide future access for solar systems, install electrical conduit as required by Section 7.94.070 of the Dublin Municipal Code — adding section 5.202.1 to the Green Building Standards Code. 67. Cool Roofs. Flat roof areas shall have their B Through Standard roofing material coated with light colored gravel or Completion painted with light colored or reflective material of designed for Cool Roofs. Construction 68. Electronic File. The Applicant/Developer shall B Issuance of Standard submit all building drawings and specifications for Building this project in an electronic format to the Permits satisfaction of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 69. Copies of Approved Plans. Applicant shall B 30 days after Standard provide City with 4 reduced (1/2 size) copies of Permit and the approved plans Each Revision Issuance 70. Accessible Parking. The number of accessible B Issuance of Standard parking spaces and their locations are preliminary Building and are subject to change to meet the building Permits code at the time of building permit. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 71. Improvement Plans. Prior to issuance of any DSRSD Issuance of Standard building permit, complete improvement plans shall Building be submitted to DSRSD that conform to the Permits requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all 16 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: DSRSD policies. 72. Sewers. Sewers shall be designed to operate by DSRSD Occupancy Standard gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD Staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 73. Waterline Systems. Domestic and fire protection DSRSD Occupancy Standard waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 74. Sewer Line Locations. DSRSD policy requires DSRSD Occupancy Standard public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 75. Easements. Prior to approval by the City of a DSRSD Issuance of Standard grading permit or a site development permit, the Grading locations and widths of all proposed easement Permits dedications for water and sewer lines shall be submitted to and approved by DSRSD. 76. Easement Dedications. All easement dedications DSRSD Recordation Standard for DSRSD facilities shall be by separate of Final Map instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. 77. Fees. Prior to issuance by the City of any Building DSRSD Issuance of Standard Permit or Construction Permit by the Dublin San Building Ramon Services District, whichever comes first, Permits all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 78. Improvement Plans. Prior to issuance by the City DSRSD Issuance of Standard of any Building Permit or Construction Permit by Building the Dublin San Ramon Services District, Permits whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer 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 performance bond, a one-year maintenance 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. 79. Construction Permit. No sewer line or waterline DSRSD Issuance of Standard construction shall be permitted unless the proper Building utility construction permit has been issued by Permits DSRSD. 80. Hold Harmless. The Applicant/Developer shall DSRSD On-going Standard hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 81. Recycled Water Improvements. Improvement DSRSD Issuance of Standard plans shall include recycled water improvements Construction as required by DSRSD. Services for landscape Permits irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 82. Backflow Prevention Device. A Backflow DSRSD Occupancy Standard Prevention device to prevent back-siphoning of water into the potable distribution main will be required on each commercial account per the District's specifications. 83. Construction by Applicant/Developer. All DSRSD Occupancy Standard onsite potable and recycled water and wastewater 18 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 84. DSRSD Water Facilities. Water facilities must be DSRSD Occupancy Standard connected to the DSRSD or other approved water system, and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all conditions of the approved future Parcel Map. 85. On-Site Recycled Water System. Approval from DSRSD Occupancy Standard the Calif. Dept. of Health Services (DHS) is required for connection of the on-site recycled system. Applicant/Developer must submit required documentation, including Recycled Water Connection Drawings, to District to allow for approval by DHS. 86. Recycled Water Pressure. Available recycled DSRSD Occupancy Standard _ water pressures must be verified by the Applicant. ALAM EDA COUNTY FIRE DEPARTMENT 87. Building and Fire Codes. The project will need to F the Issuance Standard comply with the applicable Building and Fire of Building Codes. Site and Building plans shall be provided Permits for review and approval by the Fire Department. 88. Fire Apparatus Roadways. Fire apparatus F Occupancy Standard 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." 89. Pavers on Access Roads. Pavers used on Fire F Occupancy Standard Department access roads to support 40,000 pound weight load. CFC 503.2.3 (see 14) 90. New Fire Sprinkler System & Monitoring F the Issuance Standard Requirements. In accordance with The Dublin of Building Fire Code, fire sprinklers shall be installed in the Permits building. The system shall be in accordance with 19 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 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. 91. Sprinkler Plans. Applicant/Developer shall submit F the Issuance Standard detailed mechanical drawings of all sprinkler of Building modifications, including cut sheets, listing sheets Permits and calculations to the Fire Department for approval and permit prior to installation. All sprinkler system components shall remain in compliance with the applicable N.F.P.A. 13 Standard, the CA Fire Code and the CA Building Code. (Deferred Submittal Item) 92. Underground Plans. Applicant/Developer shall F Issuance of Standard submit detailed shop drawings for the fire water Building supply system, including cut sheets, listing sheets Permits 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. (Deferred Submittal Item) 93. Central Station Monitoring. Automatic fire F Issuance of Standard extinguishing systems installed within buildings Building shall have all control valves and flow devices Permits and electrically supervised and maintained by an Occupancy approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval. The central station monitoring service shall be either certificated or placarded as defined in N.F.P.A. Standard No. 72. Assure the specific account is UL Certificated or Placarded and not just the monitoring station. 94. Monitoring System Plans. If it is necessary to F Issuance of Standard install a fire alarm monitoring system or modify an Building existing system in order to obtain a Certificated or Permits Placarded account, plans and specifications shall be submitted to the fire department for review and 20 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: approval of the installation or modifications. 95. Audible Alarm. Fire sprinkler system shall have F Occupancy Standard an audible alarm in each suite served by the fire sprinkler system. 2002 NFPA 13 section 6.9.1. 96. Site Plan. The site plan needs to show sufficient F Issuance of Standard detail to reflect an accurate and detailed layout of Building the site for review and record purposes. The site Permits and plan will need a scale that will allow sufficient Occupancy details for review purposes and include, but not be limited to the following: • The site parking and circulation layout including fences, gates, fire lane locations and turnarounds. • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances. • The location of property lines and assumed property lines between buildings on the same property as well as any easements. 97. Fire Hydrants. The site plan also will need to note F Issuance of Standard the location and distance of fire hydrants that are Building along the property frontage as well as the closest Permits and hydrants to each side of the property that are Occupancy located along the access roads that serves the property. In addition, the improved face of curb to face of curb or edge of pavement width of the access road that serves the property will need to be noted. CFC Appendix Chapter 1 section 105.4 98. Deferred Submittals. Provide on the Title or F Issuance of Standard Cover Sheet under the heading Deferred Building Submittals all of the deferred submittal items. Permits 2007 CFC 901.2 • Fire sprinkler Installation • Fire monitoring system install 99. Fire Access. Access roads, turnarounds, F On-going Standard pullouts, and fire operation areas are Fire Lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. 100. Entrances. Entrances to job sites shall not be F On-going Standard 21 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: blocked, including after hours, other than by approved gates/barriers that provide for emergency access. 101. Site Utilities. Site utilities that would require the On-going Standard access road to be dug up or made impassible shall be installed prior to combustible construction commencing. 102. Final Site Plan. Entrance flare, angle of F Issuance of Standard departure, width, turning radii, grades, turnaround, Building vertical clearances, road surface, Permits bridges/crossings, gates/key-switch, & within required 150-ft. distance to Fire Lane shall be shown on final site plan. 103. Personnel Access. Approved route to F Issuance of Standard furthermost portion of exterior wall. Route width, Building slope, surface, obstructions must be considered. Permits 104. All-weather Access. Fire access is required to be F Issuance of Standard approved all-weather access. Show on the plans Building the location of the all-weather access and a Permits description of the construction. Access road must be designed to support the imposed loads of fire a yn+ tus. 105. Gate Approvals. Fencing and gates that cross F Issuance of Standard pedestrian access and exit paths as well as Building vehicle entrance and exit roads, if approved and Permits installed, need to be approved for Fire Department access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. CFC 501.3 SECURITY AND POLICE 106. Non-Residential Security Requirements. The PO, B On-going Standard Applicant/Developer shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. 107. Security During Construction. PO, B During Standard a. Fencing — The perimeter of the construction Construction site shall be fenced and locked at all times when workers are not present. 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 7., When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: the Public Works Director. b. Address Sign - 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 Boulevard perimeter. c. Emergency Contact — Prior to any phase of construction, Applicant/Developer will file with the Dublin Police Department an Emergency Contact Business Card that will provide 24- hour phone contact numbers of persons responsible for the construction site. d. Materials & Tools — Good security practices shall be followed with respect to storage of building materials and tools at the construction site. e. Security lighting and patrols shall be employed as necessary. 108. Lighting Plan. The Applicant shall submit a final PO Occupancy Standard lighting plan for approval by the Dublin Police. At and On- a minimum the plan should include: going • 1.0 foot-candle lighting at ground level in parking lot areas. • The lighting plan shall provide a photometric read-out with foot-candles plotted on the site. • Lighting fixtures shall be of a vandal resistant type. 109. Exterior Landscaping. Exterior landscaping shall PO Occupancy Standard be kept at a minimal height and fullness giving and On- patrol officers and general public surveillance going capabilities of the area. 110. Seat Walls. Seat wall areas shall be designed to PO Occupancy Standard minimize the potential for vandalism by and On- skateboarders and others. going 111. Graffiti. The Applicant/Developer shall keep the PO, PL On-going Standard site clear of graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. DEBRIS/DUST/CONSTRUCTION ACTIVITY 112. Construction Hours. Standard construction and PW On-going Standard grading hours shall be limited to weekdays (Monday through Friday) and non-City holidays 23 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: between the hours of 7:30 a.m. and 6:00 p.m. The Developer may request reasonable modifications to such determined days and hours, taking into account the seasons, impacts on neighboring properties, and other appropriate factors, by submitting a request form to the City Engineer. For work on Saturdays, said request shall be submitted no later than 5:00 p.m. the prior Wednesday prior. Overtime inspection rates will apply for all after-hours, Saturday, and/or holiday work. 113. Construction Trash/Debris. Measures shall be PW, B, Construction Standard taken to contain all construction related trash, PL debris, and materials on-site until disposal off-site can be arranged. The Applicant/Developer shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. 114. Construction Fencing. The use of any PL, PW, Issuance of Standard temporary construction fencing shall be subject to B Building the review and approval of the City Engineer and Permits the Building Official. 115. Erosion Control during Construction. PW Issuance of Standard Applicant/Developer shall include an Erosion and Grading/Site Sediment Control Plan with the Grading and Work Permit Improvement plans for review and approval by the City Engineer. Said plan shall be designed, implemented, and continually maintained pursuant to the City's NPDES permit between October 1st and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer. LANDSCAPING 116. Final Landscape and Irrigation Plan. A Final PL Issuance of Standard Landscape and Irrigation Plan prepared and Building stamped by a State licensed landscape architect Permits or registered engineer, 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 provide for a recycled water system. 117. Completion of Landscaping (see Phased B Occupancy Standard 24 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Occupancy Plan). 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 completion bond for the value of the deferred landscaping and associated improvements. 118. Standard Plant Material, Irrigation and PL Issuance of Standard Maintenance Agreement. The Building Applicant/Developer shall complete and submit to Permits the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement. 119. Landscape Borders. All landscaped areas shall PL On-going Standard be bordered by a concrete curb that is at least 6 inches high and 6 inches wide. Curbs adjacent to parking spaces must be 12 inches wide. All landscaped areas shall be a minimum of 6 feet in width (face of curb to face of curb) unless modified in this application. Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. 120. Maintenance of Landscape. All landscape areas PL On-going Standard on the 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. 121. Water Efficient Landscaping Ordinance. The PL Completion Standard Applicant/Developer shall submit written of documentation to the Community Development Improvements Director (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. PASSED, APPROVED AND ADOPTED this 13th day of August 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: 25 Planning Commissioner Chair ATTEST: Assistant Community Development Director G:IPA#120131PLPA-2013-00032 Fallon Gtwy Shops 7 CUP.SDR AmdlRevised PC Reso SDR Fallon Gtwy Shops 7 8.13.13.doc 26 or iy/ r"i✓�0 STAFF REPORT PLANNING COMMISSION DATE: August 13, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2012-00049 - Fallon Gateway (Phase 4 - Gas Station) Site Development Review, Conditional Use Permit to amend the Planned Development Zoning Stage 2 Development Plan, and Conditional Use Permit for a Service Station with a convenience store and car wash Report prepared by: Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, CJC Fallon Gateway LLC, proposes a Conditional Use Permit to amend the Planned Development Zoning Stage 2 Development Plan to revise the land plan in Phase 4 of Fallon Gateway. The application also includes a Conditional Use Permit and Site Development Review to construct and operate a motor vehicle fueling station, a 2,520 square foot, full-line convenience store, and a 1,050 square foot car wash on approximately .8 acres within Phase 4 of the Fallon Gateway commercial center. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning for Fallon Gateway (PA 08-034) to revise the land plan and a Conditional Use Permit for a Service Station with a full-line convenience store and car wash on approximately .8 acres within Phase 4 replacing the sites identified and approved as Shops 1 and 1B along the south side of Dublin Boulevard; and 6) Adopt a Resolution approving a Site Development Review to allow a service station with a full-line convenience store and car wash on approximately .8 acres within Phase 4 of Fallon Gateway. Submitted By Rev ewes. Consulting Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: Page 1 of 8 G:IPA#120121PLPA-2012-00049 Shell Gas St at Fallon Gateway\PCSR Fallon Gtwy Gas Station 8.13 13 doc BACKGROUND: Fallon Gateway commercial center is located within the Eastern Dublin Specific Plan (EDSP) area. The General Plan and EDSP land use designation is General Commercial. The 33.91- acre site is located along the west side of Fallon Road between Dublin Boulevard on the north and 1-580 on the south as shown on the vicinity map below. Uses surrounding the Fallon Gateway project include: 1) to the north across Dublin Boulevard - General Commercial, Medium Density Residential, and Open Space; 2) to the south - 1-580 right-of-way; 3) to the east across Fallon Road - vacant land designated for General Commercial use; and 4) to the west is vacant property owned by Kaiser Permanente and designated for Campus Office use for the anticipated and eventual construction of a medical facility. Planned Development Zoning for the project site was approved on November 18, 1997 (Resolution 141-97 and Ordinance 24-97). In June 2009, the City Council adopted Planned Development (PD) Rezone Ordinance 09-09 which amended the Planned Development district. The Development Plan for Fallon Gateway limited the potential development on the site to 379,053 square feet distributed among 19 building sites to be developed in four phases. The PD Ordinance also established: 1) architectural and landscape design criteria; 2) specific parking standards; and 3) permitted, conditional, and temporary uses for the all phases of the Fallon Gateway project site. Among other things, the PD allows drive-through facilities with approval of a Conditional Use Permit (CUP) by the Planning Commission. The Development Plan fulfilled the requirements for specifying the circulation system, defining development sites or parcels, refining the development standards, and specifying the infrastructure requirements and their sequencing. A Site Development Review (SDR) for the Fallon Gateway commercial project (PA 08-034) was approved by the Planning Commission on April 28, 2009 (Resolution 09-18). The approved SDR addressed the initial Phases 1, 2, and 3 for development of 311,553 square feet specific to four major tenant spaces (Major A, Major B, Major C, and Major D) and 6 smaller retail buildings (Shop 5 through 10). It also provided a master landscape plan. The remaining areas of the shopping center would be addressed by a future Site Development Review application for Phase 4 (Shop/Pads 1 through 4) and Major E. VOk �,, " .b F rY � t 3,3 PROGOSEU 4 ♦ �REVS,ON f I ( _ t _ t 6 9 v Z �iw'•f F 1, .t »$ il. N(}l' A PART y, Site Plan 2 of 8 Subsequently the SDR for Fallon Gateway was amended on August 19, 2010 by Planning Commission Resolution 10-32. The amendment revised the sequencing from four to five phases and addressed changes in proposed exterior building profiles, surfaces materials, landscaping, and signage including Target (Phase 1/Major A). A Development Agreement between the City of Dublin and Stanforth Holding Company LLC also was adopted by Ordinance. In September 2011, a Conditional Use Permit for a minor amendment to the Planned Development Zoning was approved along with a Site Development Review (PLPA 2011-00031) to combine Shop Sites 8 and 9 and allow development of up to 8,376 square feet for a free- standing, full-service restaurant and micro-brewery (BJ's Restaurant and Brewhouse). The Fallon Gateway site is partially developed with approximately 236,000 square feet approved for Phases 1, 2 and 3: 1) The Target store (Phase I); 2) Dick's Sporting Goods (a portion of Phase II); 3) BJ's Restaurant and Brewhouse ( a portion of Phase III); and 4) a large portion of the overall parking area. Construction is currently underway on Shop Buildings 5, 6 and 10 (Phase 3). The Applicant currently proposes to construct and operate a motor vehicle fueling station with a 2,520 square foot, full-line convenience store and a 1.050 square foot car wash on approximately 0.08 acres within Phase 4. This would replace the building sites identified and approved for Shops1 (6,900 square feet) and Shops 1b (6,200 square feet). The project proposal would require an amendment to the Planned Development Zoning Stage 2 Development Plan to revise the site layout. Chapter 8.32.080 of the Planned Development Zoning Ordinance states that a CUP may be granted for a minor amendment to a Planned Development. A motor vehicle fueling station with convenience store and car wash is a permitted use with Planning Commission approval. The Applicant is currently requesting approval of two Conditional Use Permits (CUP): 1) a minor amendment to the PD relating to the proposed plan; and 2) approval of a service station (motor vehicle fueling station), full-line convenience store (including sales of alcohol and tobacco), and a car wash. The current application also includes a Site Development Review (SDR) to construct a service station, grading and drainage plan, on-site circulation, landscaping, exterior elevations, and parking areas. ANALYSIS: The proposed site plan, floor plan, elevations, landscape plans, and signage are shown in the Project Plans (Attachment 1). As appropriate, a comparison is shown below between the currently approved and the proposed site plans. 3 of 8 .:,i ' . , :f o ' p �4� t 41'''''''l . I I PRa?OSE 4: ri,? _ r;,'' -56 `;'' ' ''' . q V' `'im + 8' 7- ' .If ;C . I :0';`, I _ ,',Ir 1. 1'- ,.,':,'''• I. f NOT A PART 1 E t ' I rwh,31 r� Existing Site Plan Proposed Site Plan Conditional Use Permit— PD Amendment The requested Conditional Use Permits (CUP) would amend the Planned Development Zoning Stage 2 Development Plan approved previously. The applicant is proposing to locate the fueling station, convenience store and car wash on that portion of the site previously designated for Shops 1 and 1B. Because this will modify the site plan, which was adopted as a part of the Stage 2 Development Plan, a minor amendment to the Development Plan is necessary which is accomplished with the approval of a Conditional Use Permit Conditional Use Permit— Service Station Fueling Station Service Stations are specifically identified as a Conditional use. Although car washes specifically are not listed, the one proposed would be considered a part of the service station complex and therefore part of the Conditional Use Permit application. In addition, the sale of tobacco meets the recently adopted Ordinance requirement for distance in compliance with Chapter 8.43.040. A service station, by nature of its design and the unique vehicular circulation patterns, requires a more thorough review of the site plan than normally associated with a standard Site Development Review. To assure that extra level of scrutiny and to ensure compatibility with the remainder of the center the Conditional Use Permit establishes findings much broader in depth. Staff has worked with the project Applicant to orient the circulation system, both pedestrian and vehicular, so that all of the associate impacts are addressed. Additionally, to assure compatibility with the remainder of Fallon Gateway, all project materials will be those approved for the remainder of the center including the proposed color palette. Services stations and car washes are regulated by Chapter 8.76 pertaining to Off-Street Parking Regulations. The only applicable standard would involve stacking since the operations allow the driver to remain in the vehicle with automatic drying. Also, since there is no provision of self- serve vacuuming equipment, there would be no necessity for any car wash customer to leave his vehicle. The single lane drive-through exceeds 100 feet for adequate stacking which is screened from Dublin Boulevard by landscaping. 4 of 8 The structures proposed for the Service Station and related uses would not result in building area that exceeds the approved total and would not materially change the provision or intent of the Planned Development zoning. A Resolution recommending approval of the Conditional Use Permits is included as Attachment 2. Site Development Review Site Plan The proposed Site Plan described above is accompanied by a landscape plan which shows the planting concept, planter areas, plant materials, hardscape, screening, and irrigation to be installed as part of the project. The plans also include grading and drainage for the efficient and clean operation of a potentially problematic use. The convenience store is approximately 2,520 square feet and set back from Dublin Boulevard behind the monument entry sign for Fallon Gateway. The entry would be oriented towards the fueling area. The site is served by 12 on-site parking spaces immediately adjacent to the convenience store building entry. Access to the Service Station site is from a drive aisle off of the primary access drive on Dublin Boulevard. The fueling facilities are defined by an 84-foot by 39-foot fueling canopy covering six Multi-Product Dispenser (MDP) islands. Fueling activities essentially would operate as self- serve. The canopy would likely be visible from major roadways, but set back behind perimeter landscaping. To minimize conflicts, the tanker bay is located within a turn-out adjacent to the drive aisle. No auto repair facilities are proposed and none would operate on site. Like the fueling facilities, the car wash also operates as self-serve handling vehicles in single file while allowing the driver to remain inside to navigate through to the exit. Coverage for the car wash tunnel is approximately 750 square feet (50 feet x 15 feet) with stacking area located between the rear of the convenience store structure parallel to the Fallon Gateway entrance drive. That car wash structure is screened from off-site visibility by the convenience store building and on-site landscaping. The trash enclosure and equipment also would be screened by inward orientation and landscaping. Elevations Elevations are provided for all three related structures which are consistent with the design guidelines, including color and materials, adopted previously for Fallon Gateway or proposed for updating by a concurrent minor amendment to the Planned Development Plan associated with a drive-through restaurant in Phase 3. The fueling canopy consists of a metal ribbed panel and a recessed flat panel with the colors and logo of the vendor. Canopy columns would be clad in brick veneer to match the storefront and other materials approved for the shopping center. Exterior materials for the convenience store and car wash structures primarily are cement plaster with aluminum reveal accents in horizontal or lattice patterns. The exterior elevations are articulated with vertical pilasters clad in the same brick veneer identified above. Roof parapets are proposed as horizontally ribbed metal panels. The convenience store features a tower element and storefront of glass to mirror the look of the tower elements on the major stores and on shop buildings 2, 3, 5 and 6 that are at each project entry. 5 of 8 Parking The Fallon Gateway project originally provided for 1,518 surface parking spaces. Based on proposed occupancies and uses within each building, the required parking would be 1,291 spaces (a surplus of 227 parking spaces). This requirement is based on all 379,053 square feet of the space in all five phases of the project as retail use with parking required at one space per 300 square feet. Modifications to the approved parking lot design will be included with this proposal. The service station site will eliminate parking shown on the approved plan but the amount of building square footage included in approved Buildings 1 and 1 b will also be eliminated and therefore, the parking demand will be less. Signage The Fallon Gateway project is subject to a Master Signage program. The proposed location and general appearance of signage specific to the Service Station complex, including price reader boards required by State law, are shown on Sheets BNA-1 and CA-1 of Attachment 1 and would be a part of the application approval. Public Art The project remains subject to the approved Public Art Compliance Plan. The original Condition of Approval pertaining to the payment of fees for Public Art states that the fee is to be paid at the time of building permit issuance subject to the Dublin Municipal Code. The specific amount of the pro rata fee for the gas station will be calculated along with the building fees at the time that building permits are issued. A Resolution recommending approval of a Site Development Review is included as Attachment 3. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The presence of a service station and related uses were anticipated for the Fallon Gateway project. In accordance with Planned Development Zoning Ordinance 09-09, the Service Station and complementary uses are a conditional use requiring a CUP. The use is consistent with the General Commercial zoning and land use designation, and development would serve the intent of community-oriented commercial retail and transportation services in proximity to 1-580. The proposed building size and configuration would not exceed the allowable building area or create adverse conditions on-site or for surrounding properties, but would expand fueling options in the area and keep traffic moving. The proposed exterior design elements are consistent with the Area C Development Plan and the Design Guidelines for Fallon Gateway. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 3). 6 of 8 NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ENVIRONMENTAL REVIEW: The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR) for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated several subsequent actions related to future development in Eastern Dublin. The EIR identified some impacts of implementation of the General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also adopted a Mitigation-Monitoring Program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area. In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon Gateway site. After completing an Initial Study, it was determined that the rezoning would not have any significant environmental impacts which were not already adequately described and analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified in the Negative Declaration. No further environmental document is needed because the environmental impacts of this project were fully addressed and within the scope of the Final EIR for the Eastern Dublin General Plan Amendment, Specific Plan and subsequent Addenda, and the 1997 Negative Declaration. ATTACHMENTS: 1. Project Plans dated received June 24, 2013. 2. Resolution approving a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning for Fallon Gateway (PA 08-034) to revise the land plan and a Conditional Use Permit for a Service Station with a full-line convenience store and car wash on approximately .8 acres within Phase 4 replacing the sites identified and approved as Shops 1 and 1B along the south side of Dublin Boulevard. 3. Resolution approving a Site Development Review to allow a service station with a full-line convenience store and car wash on approximately .8 acres within Phase 4 of Fallon Gateway. 7 of 8 APPLICANT: CJC Fallon Gateway LLC 4431 Stoneridge Drive Pleasanton, CA 94588 Attn: Don Maday (925) 484-3837 PROPERTY OWNER: Stanforth Holdings Company LLC 4080 Grafton Street, Suite 200 Dublin, CA 94568 Attn: James Tong (925) 463-1666 LOCATION: South side of Dublin Boulevard west of Fallon Road ASSESSORS PARCEL NUMBER: A portion of APN 985-0079-003-00 GENERAL PLAN LAND USE DESIGNATION: General Commercial SPECIFIC PLAN LAND USE DESIGNATION: General Commercial SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY [north of Dublin Boulevard] North PD Medium Density Vacant Residential/General Commercial/Open Space South PD General Commercial Vacant and parking area within Fallon Gateway East PD General Commercial Vacant— remaining portion of Phase 4 within Fallon Gateway West PD General Commercial Vacant— Site for Major tenant (Phase 5 of Fallon Gateway) 8 of 8 T INMAIH3V1fv ----:1•X 31003Mr .L ■.L IOOS 14e1 ZZ.I£IOZ/6I/9:•w�1OO 6•P I-Sd B/9 \dmmw9wa\61951\000SI\,d 1'.3 M INHOdrI V O 'Nnena LI/9z/LO•1O0 S3DNL3S r1N311NONIMO'ONIA nS 0-06N3 O",j 1-Sd '�llNNV1d OW'ONIN33NION3 lW� A" �* dJddnoin08 NIiBnd `dINLIOI�`d0 'NOlN`dSb'gid P�.A P•�O�V � '"� A11-1tOYd ONI-13nd 001* gAIEla 2O Id9NO±S Lett .LIZ- P•3°•43 xV.d Z9L9—LSZ(SZ4) 1'•45 ZZZ9—LSZ(SZ4) NY1d 3LIS UVNIWl12ad aNy l22HS 1:I2AOO 071 'AVM2IVO NO11V 1 01'0 '°'"°w°, umwa Zc096 VM '1N3N MILL :JOd w-P•u6,••0 H1f1OS 3f1N3AV OWL SLZ9L Z�0017,)`a�� ��� •a ON aor a•wy I lad*I 'P�IO I 39 I •4O0 I ON rumens awn IN311dO13A30 3115 ld Mr EL/oz/90 W N Z 111 0 ! ,1 , a & z oEw > I 4a gi ° _ 3W � O F oN z Z 5 ago 1_ W/r' 03a� Y a c 20 5gLi n ° z� p g € N �042 -. 3 ;o i 2=',21,,,,R_ j og° ' ' e - 'iy N a sii 1 71 o co � V. l "n Q 114 Q x° U3a r rc m c�c w r oo w7 mm & ioo l • o Om . 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C7 Z • F-- 4.00 N V r a Y Q U cc • a a7 1- N 0 2 2, Z b Z p w `cc L 3 .. 0 II° 2 O a 3 � • _ LU wW CC U kl) O P\/ V ,0—,Z RESOLUTION NO. 13 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR MINOR AMENDMENT TO THE PLANNED DEVELOPMENT ZONING FOR FALLON GATEWAY (PA 08-034) TO REVISE THE LAND PLAN AND A CONDITIONAL USE PERMIT FOR A SERVICE STATION WITH A FULL-LINE CONVENIENCE STORE AND CAR WASH ON APPROXIMATELY .8 ACRES WITHIN PHASE 4 REPLACING THE SITES IDENTIFIED AND APPROVED AS SHOPS 1 AND 1B ALONG THE SOUTH SIDE OF DUBLIN BOULEVARD PLPA 2012-00049 (PORTION OF APN 985-0027-009-003) WHEREAS, CJC Fallon Gateway LLC, has requested an application for a Site Development Review (SDR), Conditional Use Permit (CUP) to amend the Planned Development Zoning, and a Conditional Use Permit to allow a service station with a full-line convenience store and car wash on approximately .8 acres within Phase 4 of the Fallon Gateway project (PA 08-034) replacing the sites identified and approved as Shops 1 and 1 b along the south side of Dublin Boulevard; and WHEREAS, Fallon Gateway is 33.91-acre a commercial center located at the along the west side of Fallon Road between Dublin Boulevard on the north and Interstate 580 (I- 580) on the south within the Eastern Dublin Specific Plan Area and Area C of the Dublin Ranch planned community; and WHEREAS, Planned Development (PD) Zoning PA 08-034 was approved for the Fallon Gateway project site on June 16, 2009 by Ordinance 09-09; and WHEREAS, on August 10, 2010, the Planning Commission approved a CUP for a minor PD Amendment to revise the design standards for Fallon Gateway; and WHEREAS, the proposed Conditional Use Permit, Site configuration, and service station, car wash and convenience store construction would not exceed allowable building area for the Fallon Gateway project; and WHEREAS, the proposed amendment to the Planned Development Stage 2 Development Plan (PA 08-034) has been reviewed and has been determined to be consistent with the Eastern Dublin Specific Plan, which was adopted in 1994 and has a certified Program EIR (SCH No. 91-103064). Pursuant to the California Environmental Quality Act (CEQA), the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan, which was certified by the City Council by Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22, 1994 (the "FEIR"); and ATTACHMENT 2 WHEREAS, in 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon Gateway site. After completing an Initial Study, it was determined that the Planned Development Rezoning would not have any significant environmental impacts which were not already adequately described and analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified in the Negative Declaration, and no further environmental document is needed; and WHEREAS, the Planning Commission of the City of Dublin held a public hearing on said application request on August 13, 2013, and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending the Planning Commission approve the Conditional Use Permit in accordance with the findings referenced below; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission does hereby find, regarding the Conditional Use Permit for a minor amendment to the Planned Development Stage 2 Development Plan that: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that the proposed Service Station and related uses and structures allowed by the proposed amendment is consistent with concentrations of general commercial uses approved for the vicinity that provide a variety of goods and services accessible by high-traffic roadways with a major transportation network. B. It 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 in that it is a complementary commercial use expanding transportation related services. C. The proposed amendment will not be injurious to property or improvements in the neighborhood in that: the proposed service station and related uses have been reviewed as a conditional use by PD PA 08-034 and appropriate Conditions of Approval would address potential issues and enhance access to those products and services. D. The proposed amendment will allow adequate provisions for public access, water, sanitation, and public utilities to ensure that the proposed use and related structure(s) will not be detrimental to the public health, safety, and welfare in that: 1) all infrastructure needed to serve the project site has been constructed; and 2) the amended site configuration will reflect the scale, design, and function of the other structures in that area in the Phase 4 segment of the site plan and in the Fallon Gateway project over all. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the proposed service station and related uses incorporated as an amendment to PA 08-034 is physically suitable for the type, density, and intensity of the use and related structures being proposed; 2) it would be compatible and complementary to other free-standing commercial uses proposed for Fallon Gateway; and 3) there would be adequate parking based on the adopted standards in the PD development regulations. F. The proposed amendment will not be contrary to the specific intent clauses, development regulations, or performance standards established for PA 08-034 and Related Planned Development Plan in that: 1) will meet the intent and be subject to the development regulations and the performance standards adopted with the PA 08-034 Stage 1 Planned Development Zoning Ordinance (Ordinance 09-09), adopted on June 16, 2009, and the Site Development Review adopted by the Planning Commission. G. The proposed amendment is consistent with the Dublin General Plan and with any applicable Specific Plans in that: it would allow commercial density, coverage, and parking provided to remain consistent with the Dublin General Plan and the Eastern Dublin Specific Plan. H. In accordance with Chapter 8.32.080, a finding is hereby made that the requested amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District Ordinance for the site. BE IT FURTHER RESOLVED THAT the Planning Commission does hereby find, regarding the Service Station, full-line convenience store and car wash, that: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity in that the proposed service station, full-line convenience store and car wash and related structures are consistent with concentrations of general commercial uses approved for the vicinity that provide a variety of goods and services accessible by high-traffic roadways with a major transportation network. B. It 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 in that it is a complementary commercial use expanding transportation related service options and would involve automotive repairs. C. The proposed amendment will not be injurious to property or improvements in the neighborhood in that the service station and related uses are a conditional use under Ordinance 09-09 and would be subject to compliance with the Conditions of Approval applied to minimize conflicts or impacts. D. The proposed amendment will allow adequate provisions for public access, water, sanitation, and public utilities to ensure that the proposed use and related structure(s) will not be detrimental to the public health, safety, and welfare in that: 1) all infrastructure needed to serve the project site has been constructed; and 2 the amended site configuration will reflect the scale, design, and function of the other structures in that area in the Phase 4 segment of the site plan and in the Fallon Gateway project overall; and 3) the convenience location would enhance access to those products and services. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the proposed service station and related uses are incorporated as an amendment to PA 08-034 and are physically suitable for the type, density, and intensity of the use and related structures being proposed; 2) these uses would be adjacent to other commercial uses and complementary free-standing commercial structures proposed for Fallon Gateway; and 3) there would be adequate parking based on the adopted standards in the PD development regulations. F. The proposed amendment will not be contrary to the specific intent clauses, development regulations, or performance standards established for PA 08-034 and Related Planned Development Plan: 1) will meet the intent and be subject to the development regulations and the performance standards adopted with the Stage 1 Planned Development Zoning (PA 08-034) Ordinance (Ordinance 09-09), adopted on June 16, 2009, and the Site Development Review and Site Development Review Amendment by the Planning Commission Resolution 10- 32. G. The proposed amendment is consistent with the Dublin General Plan and with any applicable Specific Plans in that: it would allow commercial density, coverage, and parking provided to remain consistent with the Dublin General Plan and the Eastern Dublin Specific Plan while not exceeding allowable building area for the Fallon Gateway project. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Planning Commission of the City of Dublin does hereby approve PLPA 2012-00049, Conditional Use Permits for a minor amendment to the Planned Development Stage 2 Development Plan (PA 08-034) for Fallon Gateway including a Service Station with a full-line convenience store and car wash on approximately .8 acres within Phase 4 of the Fallon Gateway project (PA 08-034) replacing the sites identified and approved as Shops 1 and 1 b along the south side of Dublin Boulevard subject to the following conditions: 1. Consistency with Site Development Review Amendment. This Conditional Use Permit is subject to the approval of the companion Site Development Review to allow the Service Station with a full-line convenience store and car wash as requested. 2. Related Plans. This Conditional Use Permit is based on plans submitted with the application and the companion Site Development Review prepared by: 1) Barghausen — Consulting Engineers; and 2) R3 Studios — Planning, Urban Design, and Landscape Architecture dated received June 24, 2013. PASSED, APPROVED AND ADOPTED this 13th day of August 2013. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Assistant Community Development Director G IPA#120121PLPA-2012-00049 Shell Gas St at Fallon Gateway\PC Reso-CUP Fallon Gtwy Gas Station 8.13.13.doc RESOLUTION NO. 13-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW TO ALLOW A SERVICE STATION WITH A FULL-LINE CONVENIENCE STORE AND CAR WASH ON APPROXIMATELY .8 ACRES WITHIN PHASE 4 OF FALLON GATEWAY PLPA 2012-00049 (PORTION OF APN 985-0027-009-003) WHEREAS, CJC Fallon Gateway LLC has requested an application for a Site Development Review (SDR), Conditional Use Permit (CUP) to amend the Planned Development Zoning, and Conditional Use Permit to allow a service station with a full-line convenience store and car wash on approximately .8 acres within Phase 4 of the Fallon Gateway project (PA 08- 034) replacing the sites identified and approved as Shops 1 and 1 b along the south side of Dublin Boulevard; and WHEREAS, Fallon Gateway is 33.91-acre a commercial center located at the along the west side of Fallon Road between Dublin Boulevard on the north and Interstate 580 (1-580) on the south within the Eastern Dublin Specific Plan Area and Area C of the Dublin Ranch planned community; and WHEREAS, Planned Development (PD) Zoning PA 08-034 was approved for the Fallon Gateway project site on June 16, 2009 by Ordinance 09-09; and WHEREAS, on August 10, 2010, the Planning Commission approved a CUP for a minor PD Amendment to revise the design standards for Fallon Gateway; and WHEREAS, the proposed Site Development Review, Site configuration, and service station, car wash and convenience store construction would not exceed allowable building area for the Fallon Gateway project; and WHEREAS, the proposed project has been reviewed and has been determined to be consistent with the Eastern Dublin Specific Plan, which was adopted in 1994 and has a certified Program EIR (SCH No. 91-103064). Pursuant to the California Environmental Quality Act (CEQA), the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan, which was certified by the City Council by Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22, 1994 (the "FEIR"); and WHEREAS, in 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon Gateway site. After completing an Initial Study, it was determined that the Planned Development Rezoning would not have any significant environmental impacts which were not already adequately described and analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified in the Negative Declaration, and no further environmental document is needed; and ATTACHMENT 3 WHEREAS, the Planning Commission of the City of Dublin held a public hearing on said application request on August 13, 2013, and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site Development Review in accordance with the findings referenced below; and WHEREAS, the Planning Commission did hear and use 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 Site Development Review for Fallon Gateway to construct a Service Station, full-line convenience store, and car wash on approximately .8 acres within Phase 4 of the Fallon Gateway project: Site Development Review: 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 will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct proposed commercial structures are compatible with the other structures on site; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of General Commercial; and 4) the project complies with the development regulations established in the Stage 1 and 2 Planned Development. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive and harmonious site and structural development compatible with the existing site plan and relationship to community and freeway-related commercial services; 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable; and 3) the project includes a companion CUP to allow a service station, car wash and convenience store per the PD which allows such uses with approval of a CUP by the Planning Commission. C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed because: 1) the proposed building is suitable for the proposed use; 2) the proposed project is architecturally compatible with the proposed buildings on site identified by the PD Guidelines; and 3) the size and mass of the proposed structure is compatible with community commercial centers and other buildings proposed for the site. D. The subject site is suitable for the type and intensity of the approved development because: 1) the site is zoned and designed for General Commercial use with regional access and visibility from 1-580; and 2) the site has been designed with adequate access and parking to accommodate the anticipated customer traffic in Fallon Gateway. E. Impacts to existing slopes and topographic features are addressed because: the site is relatively flat but already has been rough graded in accordance with the approved Parcel Map for Fallon Gateway and is accessible to vehicular traffic. F. Architectural considerations including the character, scale and quality of the design, site lay out, 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: exterior design of the proposed building with restaurant is consistent with architectural style elements and proposed materials previously approved for Fallon Gateway. 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: all perimeter landscaping, entries, walls, fences, hardscape, and parking areas are proposed for construction in accordance with the master landscape plan. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians and automobiles because: 1) all infrastructure necessary to support development of this site including streets, parkways, pathways, sidewalks, and street- lighting already has been constructed; and 2) on-site improvements, planned but not yet constructed for the project site, will allow customers of this project the safe and efficient use of these facilities. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the Site Development Review for the proposed project at Fallon Gateway allowing a Service Station, full-line convenience store, and car wash on approximately .8 acres within Phase 4 of the Fallon Gateway project shown on plans prepared by: 1) Barghausen — Consulting Engineers; and 2) R3 Studios — Planning, Urban Design, and Landscape Architecture dated received June 24, 2013 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, [B1 Building, [PO1 Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR1 Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, 1271 Zone 7. 3 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: GENERAL CONDITIONS 1. Approval. This Site Development Review PL On-going Standard approval is for the construction of a Service Station, full-line convenience store, and car wash within Phase 4 of the Fallon Gateway Center. This approval shall be as generally depicted and indicated on the plans prepared by: 1) Barghausen — Consulting Engineers; and 2) R3 Studios — Planning, Urban Design, and Landscape Architecture dated received June 24, 2013 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project. 2. Effective Date. This Site Development Review PL On-going Standard approval becomes effective 10 days after action by the Planning Commission. 3. Compliance with Conditional Use Permit. This PL On-going Standard Site Development Review is subject to the approval of the companion Conditional Use Permit to amend the Planned Development Zoning approved as PA 08-034 and Ordinance 09-09 and to allow the Service Station, full-line convenience store, and car wash as requested. 4. Permit Expiration. Construction or use shall PL On-going Standard commence within 1 (one) year of Site Development Review (SDR) approval [and above-referenced CUP] or as modified by the Development Agreement or the SDR shall lapse and become null and void. Commencement of construction or use means the actual construction or use pursuant to the permit approval or, demonstrating substantial progress toward commencing such construction or use. If there is a dispute as to whether the SDR has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 5. Time Extension. The original approving PL On-going Standard decision-maker may, upon the Applicant's written request for an extension of SDR approval prior to expiration, and upon the determination that any Conditions of Approval remain adequate to 4 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed 6 months, or as modified by the Development Agreement. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 6. Revocation of permit. The permit shall be PL On-going Standard revocable for cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Clean up. The Applicant/Developer shall be PL On-going Standard responsible for clean-up and disposal of project related trash and for maintaining a clean, litter- free site. 8. Controlling Activities. The Applicant/Developer PO, PL On-going Standard shall control all activities on the project site so as not to create a nuisance to the surrounding businesses and residences. 9. Noise/Nuisances. Loudspeakers or amplified PO, PL On-going Standard music that is placed or projects outside of the building shall be in accordance with the City of Dublin's Noise Ordinance. 10. Accessory Structures. The use of any PL, B, F On-going Standard accessory 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 Temporary Use Permit is applied for and approved. 11. Requirements and Standard Conditions. The Various Issuance of Standard Applicant/Developer shall comply with applicable Building Alameda County Fire, Dublin Public Works Permits 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 5 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: be met. 12. Occupancy Permit Requirements. Prior to B Issuance of Standard issuance of an Occupancy Permit, the physical Occupancy condition of the project site for that phase shall meet minimum health and safety standards and City requirements including, but not limited to the following: a. The streets driveways and walkways providing access to each building shall be complete, as determined by the City Engineer/Public Works Director, to allow for safe, unobstructed pedestrian and vehicle access to and from the site. b. All traffic control devices on streets providing access to the site shall be in place and fully functional. c. All address numbers shall be in place and visible. d. Lighting for the drives and site shall be adequate for safety and security. All streetlights on drives providing access to the buildings shall be energized and functioning. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. e. All construction equipment, materials, or on- going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means approved by the City Engineer/Public Works Director. f. All fire hydrants shall be operable and easily accessible to City and ACFD personnel. g. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) shall be installed and fully functional. h. A Declaration or Report from the Geotechnical Engineer of Record confirming that all grading work associated with the project had been performed in accordance with the Engineer's recommendations. 13. Utility Siting Plan. The Applicant/Developer PW, PL Issuance of Standard shall provide a final Utility Siting Plan showing Grading that transformers and service boxes are placed Permits outside of public view where possible and/or 6 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: screened to the satisfaction of the Community Development Director and City Engineer. Applicant/Developer shall place all utility infrastructures underground including electric, telecommunications, cable TV, and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer prior to installation. 14. Public Art Project. The project is required to PL Issuance of Standard comply with Sections 8.58.05A and 8.58.05D of Building Chapter 8.58 (Public Art Program) of the Dublin Permits Municipal Code. The Project will make a monetary contribution in-lieu of acquiring and installing a public art project on the property, as provided by the Dublin Municipal Code section 8.58.050D. The in-lieu contribution shall be as provided in the Dublin Municipal Code, Chapter 8.58. 15. Prevailing Wages. All public improvements PW On-going Standard constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code, sects. 1720 and following). 16. Emergency Vehicle Access Easement PW, F In Standard Dedications. Applicant/Developer shall dedicate Conjunction all needed emergency vehicle access easements with the from each adjacent public street to all fire access Final Map or roads surrounding the site and buildings as by Separate defined by Alameda County Fire Department and Instrument to the satisfaction of the City Engineer. Prior Occupancy 17. Outdoor Events. Any outdoor activity shall be PL On-going Standard subject to review and approval of a Temporary Use Permit per the City of Dublin Zoning Ordinance 18. Temporary Promotional Banners and PL On-going Standard Balloons. Temporary Promotional Banner Signs and Balloons shall only be permitted after first securing an approved Temporary Promotional Sign Permit. All temporary on-site signage shall be subject to the sign regulations contained in the City of Dublin Zoning Ordinance. When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 19. A-Frame Signs. The use of any A-Frame, PL On-going Standard portable, sandwich-board, pennants, or human- held signs on the premises is strictly prohibited. Said signs and any form of off-site advertising signs shall also be prohibited upon any public property, including City streets and sidewalks. 20. Bicycle Racks. Prior to the issuance of building PL Issuance of Standard permits, the Applicant/Developer shall work with Building Staff to provide sufficient bicycle racks at various Permits locations throughout the project site. The bicycle racks shall be unobtrusive and out of the path of travel. 21. Action Programs/Mitigation Measures. PL Issuance of Standard Applicant/Developer shall comply with all Improveme applicable action programs and mitigation nt Plans measures of the Eastern Dublin Specific Plan Final Environmental Impact Report (EIR) and addendum's that have not been made specific Conditions of Approval, which are in effect at the time of issuance of Improvement Plans. 22. Fees. The Applicant shall pay all applicable fees Various Issuance of Standard in effect at the time of building permit issuance, Building including, but not limited to, Planning Fees, Permits Building Fees, Dublin San Ramon Service District fees, Public Facilities fees, Tri Valley Transportation fees, East Dublin Traffic Impact Fee, Dublin Unified School District impact fees, City of Dublin Fire Bureau fees, Noise Mitigation fees; Inclusionary Housing in lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water connection fees. When and if applicable and customary, credits shall be applied for existing improvements. 23. Hold Harmless/Indemnification. The Developer Various On-going Standard shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees 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 8 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City 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. 24. Brick Veneer. Brick veneer shall be Bracciano PL Issuance of Standard Roma Brick, Eldorado Stone or equal. Brick Building veneer shall match the approved material for the Permits entire Fallon Gateway project as shown in the amended PD. PUBLIC WORKS DEPARTMENT 25. Design of Site Improvements. The public and PW Improveme Standard site improvements shall be constructed generally nt Plans as shown on the PD Amendment and/or Site Development Review and as modified by these Conditions of Approval. However, the approval of the PD Amendment and/or Site Development Review is not an approval of the specific design of the grading, drainage and parking/driveway improvements. Modifications to the design will be needed to meet the following: • Storm drain pipes to clear all tree locations shown on the Landscape Plans by a minimum of 3.5 feet; • Minimum asphalt pavement slope to be 1%; • Drainage swales within the parking spaces and inlets at the rear of the parking spaces shall not be permitted. 26. Parking Lot Islands. All major access driveways PW Improveme Standard shall provide a minimum 20-foot radius clear nt Plans turning area measured from the inside edge of the required travel ways. All other driveway aisles shall provide clearance for minimum 10-foot turning radius measured at the inside edge of the required travel ways. The landscape islands at the end of the drive aisles shall be the full depth of the adjacent parking spaces. 27. Compact Parking Spaces. Compact parking PW/PL Issuance of Standard spaces are shown in very limited instances on the Building Site Development Review exhibits, which is Permits desirable for commercial centers. The addition of any compact parking spaces to meet dimensional constraints of the site plan is subject to the 9 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: approval of the City Engineer and Community Development Director. 28. Traffic and Parking Restriction Signs. All traffic PW Improveme Standard and parking restriction signs and pavement nt Plans markings shall be shown on the civil site plans Occupancy prepared by a registered civil engineer and approved by the City Engineer and Fire Department. Where practical, No Parking signs shall be used in-lieu of red curbs. 29. Crosswalks. All crosswalks shall meet the ADA Issuance of Standard requirements for delineation, smoothness, slopes Building and widths. Permits 30. Grading/Sitework Permit. Developer shall PW Grading Standard obtain a Grading/Sitework Permit from the Public Works Department for all private grading and site improvements. Retaining walls over 3-feet in height or 2-feet with load requires structural calculations. 31. Storm Drain Easement. Any structure (including PW Improveme Standard trash enclosures and signs) within a City Storm nt Plans Drain Easement is subject to the approval of the City Engineer. Building foundations shall be extended into the ground so that the building is structurally independent of the box culvert. PUBLIC WORKS 32. Clarification. In the event that there needs to be PW [PL] On-going Standard clarification to these Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 33. Encroachment Permit. Applicant/Developer PW Working Standard shall obtain an Encroachment Permit from the Within the Public Works Department for all construction Public activity within the public right-of-way of any street Right of where the City has accepted the improvements. Way At the discretion of the City Engineer an encroachment permit for work specifically included in an Improvement Agreement may not 10 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: be required. 34. Public Improvements. All public improvements PW On-going Standard to be constructed to City standards and the satisfaction of the City Engineer. 35. Improvement Agreement. The Developer shall PW Start of Standard enter into an Improvement Agreement with the Public City for all public improvements and all private Improveme improvements for common access as determined nts by the City Engineer. 36. Record Drawings. At the completion of PW Release of Standard construction, the Developer shall provide the Bonds Public Works Department mylar copies of the civil, joint trench and landscape plans indicating all changes that were made during construction. 37. Storm Water Pollution Prevention Plan. Prior PW Issuance of Standard to any clearing or grading, the Developer shall Grading provide the City evidence that a Notice of Intent Permit (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 38. Water Quality Treatment. Supportive data shall PW Improveme Standard be provided to show that the water quality nt Plans treatment meets the RWQCB guidelines. 39. Non-City Agencies. The Applicant/Developer will PW Improveme Standard be responsible for submittals and reviews to nt Plans obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 40. Hydrology and Hydraulic Calculations. PW Improveme Standard Hydrology and Hydraulic Calculations shall be nt Plans provided for the design of the site storm drain system. 41. The Developer shall construct a public sidewalk PW Improveme Standard along Dublin Boulevard from the property line to nt Plans the Fallon Road in conformance with the approved SDR for Fallon Gateway. 42. The Developer shall construct an accessible PW Improveme Standard walkway from the adjacent sidewalk to the nt Plans convenience building. 11 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: 43. The Developer shall provide landscaping along PW Improveme Standard the Dublin Boulevard frontage adjacent to this site nt Plans in conformance with the approved SDR for Fallon Gateway. 44. Provide sidewalk/pedestrian pathway including PW Improveme Standard curb ramps at both entrances to the site. nt Plans 45. Provide site lighting to meet the minimum 1.0 PW Improveme Standard foot-candle requirement. nt Plans 46. Stormwater Requirements Checklist shall be PW Improveme Standard completed and appropriate measures nt Plans incorporated into the site as required by RWQCB and as approved by the City Engineer. 47. The plan shall show how overland release of PW Improveme Standard runoff is handled. nt Plans 48. The plans shall show all existing easements of PW Improveme Standard record. nt Plans 49. Sheet C1 notes connection to an existing catch PW Improveme Standard basin, but an existing inlet is not shown on the nt Plans plans. Clarify. 50. Grading/Sitework Permit. Developer shall PW Improveme Standard obtain a Grading/Sitework Permit from the Public nt Plans Works Department for all grading and private site improvements. The developer shall provide security to guarantee the grading and improvements, in an amount approved by the City Engineer. 51. Geotechnical Report. Developer shall submit a PW Improveme Standard Geotechnical Report, which includes street nt Plans pavement sections and grading recommendations. 52. Grading Plan. The Grading Plan shall be in PW Improveme Standard conformance with the recommendations of the nt Plans Geotechnical Report and the approved Site Development Review. In case of conflict between the soil engineer's recommendations and City ordinances, the City Engineer shall determine which shall apply. 53. Erosion Control Plan. A detailed Erosion PW Improveme Standard Control Plan shall be included with the Grading nt Plans Plan approval. The plan shall include detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. 54. The Erosion Control Plan shall be implemented PW Improveme Standard between October 15th and April 15th unless nt Plans otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining 12 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 55. Site Improvements. The site improvements PW Improveme Standard shall be constructed generally as shown on the nt Plans Site Development Review. However, the approval of the Site Development Review is not an approval of the specific design and locations of the drainage, sanitary sewer, water, traffic, street lighting, join trench and street improvements. 56. The Developer shall install all traffic signs and PW Improveme Standard pavement marking as required by the City nt Plans Engineer. 57. Developer shall construct all potable and recycled PW Improveme Standard water and sanitary sewer facilities required to nt Plans serve the project in accordance with DSRSD master plans, standards, specifications and requirements 58. Fire hydrant locations shall be approved by the PW Improveme Standard Alameda County Fire Department. A raised nt Plans reflector blue traffic marker shall be installed in the street opposite each hydrant. 59. All electrical, gas, telephone, and Cable TV PW lmproveme Standard utilities, shall be underground in accordance with nt Plans the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 60. All utility, water, sanitary sewer and storm drain PW Improveme Standard improvements shall connect to the existing stub nt Plans outs to the project site. There shall be no new or relocated improvements within the public right of way unless approved by the City Engineer. 61. All utility vaults, boxes and structures, unless PW Improveme Standard specifically approved otherwise by the City nt Plans Engineer, shall be underground and placed in landscape areas and screened from public view. Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings to illustrate that potential conflicts are resolved. 62. Construction Activities. Construction activities, PW Improveme Standard including the maintenance and warming of nt Plans 13 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. 63. Noise Management. Developer shall prepare a PW Improveme Standard construction noise management plan that nt Plans identifies measures to be taken to minimize construction noise on surrounding developed properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included on the project plans. 64. Developer shall enter into an agreement with the PW Improveme Standard City of Dublin that guarantees the perpetual nt Plans 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- 0021 for the issuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. BUILDING DEPARTMENT 65. Roof Access. Plans shall show locations of roof B Issuance of Standard access for the equipment installed on the roof Building tops. Permits 66. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes Completion and ordinances in effect at the time of building of permit. Constructio n 67. Building Permits. To apply for building permits, B Issuance Standard Applicant/Developer shall submit seven (7) sets of Building of construction plans to the Building Division for Permits 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. _ 14 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Applicant/Developer will be responsible for obtaining the approvals of all participation non- City agencies prior to the issuance of building permits. 68. Construction Drawings. Construction plans B Issuance Standard shall be fully dimensioned (including building of Building elevations) accurately drawn (depicting all Permits existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 69. Addressing. Addressing shall conform with B Occupancy Standard Building, Fire and Police requirements and shall adhere to the following: • Addressing shall be required on all doors leading to the exterior of the buildings, including all rear doors; • The address characters shall be a minimum of 5 inches in height by 1-inch stroke (larger sizes may be necessary depending on the setbacks and visibility) and shall be contrasting with their backgrounds; • Addresses shall be illuminated or in an illuminated area and be able to be seen from the street; • If the address is placed on glass, the numbers shall be on the exterior of the glass and a contrasting background shall be placed behind the numbers; • Where a building has multiple tenants, address shall be provided near the main entrance 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; • Where the addresses on the building will not be clearly visible from either direction of travel along the access road, address postings shall also be provided at the entrance of the property; • Where multiple buildings exist on the same site, all buildings shall be distinctly identified 15 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: and posted. 70. Engineer Observation. The Engineer of record B Frame Standard shall be retained to provide observation services Inspection for all components of the lateral and vertical design of the building, including 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. 71. Air Conditioning Units. Air conditioning units B Occupancy Standard 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 approved by the Building Official and Director of Community Development. 72. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of Completion all work under construction. of Constructio n 73. Green Building Standards Code. The Applicant B Through Standard shall incorporate Green Building Measures. Completion Green Building plan shall be submitted to the of Building Official for review. Constructio a. Provide Bicycle parking as required by section 5.106.4 b. Provided Designated parking for any combination of low-emitting, fuel-efficient and carpool vehicles as required by 5.106.5.2 c. Separate water meters may be required, please review section 5.303.1.2. d. The building is within 1,000 feet of right of ways of a freeway, therefore STC ratings for the building shall be met as required by 5.507.4.1 e. Provide future access for solar systems, install electrical conduit as required by Section 7.94.070 of the Dublin Municipal Code — adding section 5.202.1 to the Green Building Standards Code. 74. Cool Roofs. Flat roof areas shall have their B Through Standard roofing material coated with light colored gravel or Completion painted with light colored or reflective material of 16 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: designed for Cool Roofs. Constructio n 75. Electronic File. The Applicant/Developer shall B Issuance Standard submit all building drawings and specifications for of Building this project in an electronic format to the Permits satisfaction of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 76. Copies of Approved Plans. Applicant shall B 30 days after Standard and provide City with 4 reduced (1/2 size) copies of Permi Each Revision the approved plans Issuance 77. Accessible Parking. The number of accessible B Issuance of Standard parking spaces and their locations are preliminary Building and are subject to change to meet the building Permits code at the time of building permit. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 78. Improvement Plans. Prior to issuance of any DSRSD Issuance Standard building permit, complete improvement plans of Building shall be submitted to DSRSD that conform to the Permits requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and all DSRSD policies. 79. Sewers. Sewers shall be designed to operate by DSRSD Occupancy Standard gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD Staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 80. Waterline Systems. Domestic and fire protection DSRSD Occupancy Standard waterline systems for Tracts or Commercial Developments shall be designed to be looped or When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 81. Sewer Line Locations. DSRSD policy requires DSRSD Occupancy Standard public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 82. Easements. Prior to approval by the City of a DSRSD Issuance of Standard grading permit or a site development permit, the Grading locations and widths of all proposed easement Permits dedications for water and sewer lines shall be submitted to and approved by DSRSD. 83. Easement Dedications. All easement DSRSD Recordatio Standard dedications for DSRSD facilities shall be by n of Final separate instrument irrevocably offered to Map DSRSD or by offer of dedication on the Final Map. 84. Fees. Prior to issuance by the City of any DSRSD Issuance Standard Building Permit or Construction Permit by the of Building Dublin San Ramon Services District, whichever Permits comes first, all utility connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 85. Improvement Plans. Prior to issuance by the DSRSD Issuance of Standard City of any Building Permit or Construction Permit Building by the Dublin San Ramon Services District, Permits whichever comes first, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer 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 performance bond, a 18 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: one-year maintenance 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. 86. Construction Permit. No sewer line or waterline DSRSD Issuance of Standard construction shall be permitted unless the proper Building utility construction permit has been issued by Permits DSRSD. 87. Hold Harmless. The Applicant/Developer shall DSRSD On-going Standard hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. 88. Recycled Water Improvements. Improvement DSRSD Issuance of Standard plans shall include recycled water improvements Constructio as required by DSRSD. Services for landscape n Permits irrigation shall connect to recycled water mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 89. Backflow Prevention Device. A Backflow DSRD Occupancy Standard Prevention device to prevent back-siphoning of water into the potable distribution main will be required on each commercial account per the District's specifications. 90. Construction by Applicant/Developer. All DSRSD Occupancy Standard onsite potable and recycled water and wastewater pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 91. DSRSD Water Facilities. Water facilities must DSRSD Occupancy Standard be connected to the DSRSD or other approved water system, and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. 92. On-Site Recycled Water System. Approval from DSRSD Occupancy Standard 19 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: • the Calif. Dept. of Health Services (DHS) is required for connection of the on-site recycled system. Applicant/Developer must submit required documentation, including Recycled Water Connection Drawings, to District to allow for approval by DHS. 93. Recycled Water Pressure. Available recycled DSRSD Occupancy Standard water pressures must be verified by the Applicant. ALAMEDA COUNTY FIRE DEPARTMENT 94. Building and Fire Codes. The project will need F the Standard to comply with the applicable Building and Fire Issuance of Codes. Site and Building plans shall be provided Building for review and approval by the Fire Department. Permits 95. Fire Apparatus Roadways. Fire apparatus F Occupancy Standard 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." 96. Pavers on Access Roads. Pavers used on Fire F Occupancy Standard Department access roads to support 40,000 pound weight load. CFC 503.2.3 (see 14) 97. New Fire Sprinkler System & Monitoring F the Standard Requirements. In accordance with The Dublin Issuance of Fire Code, fire sprinklers shall be installed in the Building building. The system shall be in accordance with Permits 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. 98. Sprinkler Plans. Applicant/Developer shall F the Standard submit detailed mechanical drawings of all Issuance of sprinkler modifications, including cut sheets, listing Building sheets and calculations to the Fire Department for Permits approval and permit prior to installation. All sprinkler system components shall remain in compliance with the applicable N.F.P.A. 13 Standard, the CA Fire Code and the CA Building 20 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: Code. (Deferred Submittal Item) 99. Underground Plans. Applicant/Developer shall F Issuance of Standard submit detailed shop drawings for the fire water Building supply system, including cut sheets, listing sheets Permits 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. (Deferred Submittal Item) 100. Central Station Monitoring. Automatic fire F Issuance of Standard extinguishing systems installed within buildings Building shall have all control valves and flow devices Permits electrically supervised and maintained by an and approved central alarm station. Zoning and Occupancy annunciation of central station alarm signals shall be submitted to the Fire Department for approval. The central station monitoring service shall be either certificated or placarded as defined in N.F.P.A. Standard No. 72. Assure the specific account is UL Certificated or Placarded and not just the monitoring station. 101. Monitoring System Plans. If it is necessary to F Issuance of Standard install a fire alarm monitoring system or modify an Building existing system in order to obtain a Certificated or Permits Placarded account, plans and specifications shall be submitted to the fire department for review and approval of the installation or modifications. 102. Audible Alarm. Fire sprinkler system shall have F Occupancy Standard an audible alarm in each suite served by the fire sprinkler system. 2002 NFPA 13 section 6.9.1. 103. Site Plan. The site plan needs to show sufficient F Issuance of Standard detail to reflect an accurate and detailed layout of Building the site for review and record purposes. The site Permits plan will need a scale that will allow sufficient and details for review purposes and include, but not Occupancy be limited to the following: • The site parking and circulation layout including fences, gates, fire lane locations and turnarounds. 21 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances. • The location of property lines and assumed property lines between buildings on the same property as well as any easements. 104. Fire Hydrants. The site plan also will need to F Issuance of Standard note the location and distance of fire hydrants Building that are along the property frontage as well as the Permits closest hydrants to each side of the property that and are located along the access roads that serves Occupancy the property. In addition, the improved face of curb to face of curb or edge of pavement width of the access road that serves the property will need to be noted. CFC Appendix Chapter 1 section 105.4 105. Deferred Submittals. Provide on the Title or F Issuance Standard Cover Sheet under the heading Deferred of Building Submittals all of the deferred submittal items. Permits 2007 CFC 901.2 • Fire sprinkler Installation • Fire monitoring system install 106. Fire Access. Access roads, turnarounds, F On-going Standard pullouts, and fire operation areas are Fire Lanes and shall be maintained clear and free of obstructions, including the parking of vehicles. 107. Entrances. Entrances to job sites shall not be F On-going Standard blocked, including after hours, other than by approved gates/barriers that provide for emergency access. 108. Site Utilities. Site utilities that would require the On-going Standard access road to be dug up or made impassible shall be installed prior to combustible construction commencing. 109. Final Site Plan. Entrance flare, angle of F Issuance of Standard departure, width, turning radii, grades, Building turnaround, vertical clearances, road surface, Permits bridges/crossings, gates/key-switch, & within When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: required 150-ft. distance to Fire Lane shall be shown on final site plan. 110. Personnel Access. Approved route to F Issuance of Standard furthermost portion of exterior wall. Route width, Building slope, surface, obstructions must be considered. Permits 111. All-weather Access. Fire access is required to F Issuance of Standard be approved all-weather access. Show on the Building plans the location of the all-weather access and a Permits description of the construction. Access road must be designed to support the imposed loads of fire apparatus. 112. Gate Approvals. Fencing and gates that cross F Issuance of Standard pedestrian access and exit paths as well as Building vehicle entrance and exit roads, if approved and Permits installed, need to be approved for Fire Department access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. CFC 501.3 SECURITY AND POLICE 113. Non-Residential Security Requirements. The PO, B On-going Standard Applicant/Developer shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. 114. Security During Construction. PO, B During Standard a. Fencing — The perimeter of the construction Constructio site shall be fenced and locked at all times n when workers are not present. 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 Public Works Director. b. Address Sign - 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 Boulevard perimeter. c. Emergency Contact — Prior to any phase of construction, Applicant/Developer will file with the Dublin Police Department an Emergency Contact Business Card that will provide 24- 23 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: hour phone contact numbers of persons responsible for the construction site. d. Materials & Tools — Good security practices shall be followed with respect to storage of building materials and tools at the construction site. e. Security lighting and patrols shall be employed as necessary. 115. Lighting Plan. The Applicant shall submit a final PO Occupancy Standard lighting plan for approval by the Dublin Police. At and On- a minimum the plan should include: going • 1.0 foot-candle lighting at ground level in parking lot areas. • The lighting plan shall provide a photometric read-out with foot-candles plotted on the site. • Lighting fixtures shall be of a vandal resistant type. 116. Exterior Landscaping. Exterior landscaping PO Occupancy Standard shall be kept at a minimal height and fullness and On- giving patrol officers and general public going surveillance capabilities of the area. 117. Seat Walls. Seat wall areas shall be designed to PO Occupancy Standard minimize the potential for vandalism by and On- skateboarders and others. going 118. Graffiti. The Applicant/Developer shall keep the PO, PL On-going Standard site clear of graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. DEBRIS/DUST/CONSTRUCTION ACTIVITY 119. Construction Hours. Standard construction and PW On-going Standard grading hours 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 Developer may request reasonable modifications to such determined days and hours, taking into account the seasons, impacts on neighboring properties, and other appropriate factors, by submitting a request form to the City Engineer. For work on Saturdays, said request shall be submitted no later than 5:00 p.m. the prior Wednesday prior. Overtime inspection rates will apply for all after-hours, Saturday, and/or holiday work. 120. Construction Trash/Debris. Measures shall be PW, B, Constructio Standard 24 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: taken to contain all construction related trash, PL n debris, and materials on-site until disposal off-site can be arranged. The Applicant/Developer shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. 121. Construction Fencing. The use of any PL, PW, Issuance of Standard temporary construction fencing shall be subject to B Building the review and approval of the City Engineer and Permits the Building Official. 122. Erosion Control during Construction. PW Issuance of Standard Applicant/Developer shall include an Erosion and Grading/Sit Sediment Control Plan with the Grading and e Improvement plans for review and approval by Work the City Engineer. Said plan shall be designed, Permit implemented, and continually maintained pursuant to the City's NPDES permit between October 1st and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer. LANDSCAPING 123. Final Landscape and Irrigation Plan. A Final PL Issuance of Standard Landscape and Irrigation Plan prepared and Building stamped by a State licensed landscape architect Permits or registered engineer, 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 provide for a recycled water system. 124. Completion of Landscaping (see Phased B Occupancy Standard Occupancy Plan). 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 completion bond for the value of the deferred landscaping and associated improvements. 125. Standard Plant Material, Irrigation and PL Issuance of Standard Maintenance Agreement. The Building Applicant/Developer shall complete and submit to Permits the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement. 126. Landscape Borders. All landscaped areas shall PL On-going Standard 25 When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: be bordered by a concrete curb that is at least 6 inches high and 6 inches wide. Curbs adjacent to parking spaces must be 12 inches wide. All landscaped areas shall be a minimum of 6 feet in width (face of curb to face of curb) unless modified in this application. Concrete mow strips at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. 127. Maintenance of Landscape. All landscape PL On-going Standard areas on the 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. 128. Water Efficient Landscaping Ordinance. The PL Completion Standard Applicant/Developer shall submit written of documentation to the Community Development Improvement Director (in the form of a Landscape s Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. 129. Dublin Boulevard Trees. An additional street PL Issuance of Project tree of a species required for Dublin Blvd. shall Building Specific be added along the project frontage to complete Permits the required triangular placement in conformance with the Streetscape Master Plan for Dublin Blvd. PASSED, APPROVED AND ADOPTED this 13th day of August 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commissioner Chair ATTEST: 26 Assistant Community Development Director G:IPA#120121PLPA-2012-00049 Shell Gas St at Fallon Gateway\PC Reso-SDR Fallon Gtwy Gas Station 8.13.13.doc 27