HomeMy WebLinkAboutItem 6.2 Gateway Med Ctr Attch 3
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RESOLUTION NO. XX - 07
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE DUBLIN GATEWAY MEDICAL CENTER BUILDING 3 HOSPITAL AND
GARAGE CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW
LOCATED AT 4084 AND 4100 DUBLIN BOULEVARD
APN 986-0016-021 & 986-0016-022
P A 06-026
WHEREAS, the Applicant, Joseph D. Carroll on behalf of Triad Dublin Gateway, L.P., has
requested approval of a Planned Development Rezone, Conditional Use Permit, Site Development
Review and Development Agreement to construct a 6-story, 168,000 square foot, 100-bed hospital and a
5-level parking garage (the "Project") on 3.132: acres ofland, located at 4084 and 4100 Dublin Boulevard,
a portion of the Dublin Gateway Medical Center and the Dublin Corporate Center (formerly the Koll
Dublin Corporate Center), within the Eastern Dublin Specific Plan Area and Planned Development
Zoning District (P A 98-047); and
WHEREAS, Phase Two of the Dublin Gateway Medical Center was approved by Planning
Commission Resolution 05-06 for construction of a 3-story, 58,000 square foot medical office building
and a 4-level parking garage on 3.132: acres of land, located at 4084 and 4100 Dublin Boulevard (the
"Original Approval"); and
WHEREAS, the Dublin Gateway Medical Center is also a portion of the Dublin Corporate Center
(formerly the Koll Dublin Corporate Center), within the Eastern Dublin Specific Plan Area and Planned
Development Zoning District (P A 98-047); and
WHEREAS, the Applicant, Joseph D. Carroll on behalf of Triad Dublin Gateway, L.P., has
requested approval of a Planned Development Rezone, Conditional Use Permit, Site Development
Review and Development Agreement to construct a 6-story, 168,000 square foot, 100-bed hospital and a
5-level parking garage (the "Project") on the same 3.132: acres ofland, located at 4084 and 4100 Dublin
Boulevard; and
WHEREAS, the Project would provide the Applicant with the option of constructing the Original
Approval or the Project as Phase Two of the Dublin Gateway Medical Center for the life of the Original
Approval and the Project entitlements; and
WHEREAS, the Project requires approval of a Planned Development Rezone and Stage 1 and 2
Development Plan to allow for the following: 1) an increase in square footage on Lot 7 of Tract 7064 for
the Dublin Corporate Center (PA 98-047); 2) revisions to the site plan approved under PA 98-047; 3)
revisions to the landscape plan approved under P A 98-047; and, 4) revisions to the development
regulations approved under P A 98-047; and
WHEREAS, in accordance with the original Development Plan for Planned Development Zoning
District, PA 98-047 (Exhibits A-I and A-2 of Ordinance 22-98), the Project requires approval of a
Conditional Use Permit for the establishment and operation of a Hospital/Medical Center; and
WHEREAS, Section 8.100.160.G of the Dublin Municipal Code requires a finding that the
Project is consistent with applicable specific plans for approval of a Conditional Use Permit; and
ATTACHMENT 3
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WHEREAS, one goal of the Eastern Dublin Specific Plan (the "Specific Plan") is that new
development pays for needed services [See Specific Plan, section 10.4; Policy 10-1.]. The Specific Plan
anticipates that revenues to pay for public services will come from property taxes, among other revenues
(section 10.2), and the Specific Plan indicates that the monies from the Specific Plan area are anticipated
to be enough by 2014. A fiscal study was done for the Specific Plan that shows revenues and expenses,
based on the assumption that property tax revenues are received from all properties; and
WHEREAS, property tax revenues were a significant component of the anticipated revenues
needed to pay for public services when the City adopted the Eastern Dublin Specific Plan (Eastern Dublin
EIR, Chapter 3.12 [concluding that property tax revenue was the primary form of new revenues]) and
Impact 3.12/A found that project-generated revenues would be sufficient to cover project-generated costs
after shortfalls in the early years assuming at least 25 percent share of property taxes. No mitigation was
therefore required; and
WHEREAS, in order to find the Project consistent with the Eastern Dublin Specific Plan, the
Conditional Use Permit is conditioned on the payment of funds to mitigate the loss of property tax
revenues if the hospital is owned and operated as a non-profit hospital and receives an exemption from
property tax pursuant to state law; and
WHEREAS, the Project requires approval of Site Development Review for the development of
the 6-story hospital building and 5-level parking garage; and
WHEREAS, on May 8,2007 the Planning Commission adopted Resolution 07-25 referring their
decision making authority on the Conditional Use Permit and Site Development Review to the City
Council with a recommendation of approval; and
WHEREAS, approval of the Conditional Use Permit and Site Development Review is contingent
upon City Council approval of the Planned Development Rezone and Stage 1 and 2 Development Plan;
and
WHEREAS, on April 24, 2007 and May 8, 2007 the Planning Commission did consider the
Planned Development Rezone and Stage 1 and 2 Development Plan and adopted Resolution 07-24
recommending City Council approval of the Planned Development Rezone and Stage 1 and 2
Development Plan; and
WHEREAS, a complete application has been submitted and is available and on file in the
Community Development Department; and
WHEREAS, the Applicant has submitted project plans and exterior elevations dated received
May 3,2007, for the required approvals; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Initial Study has
been prepared for the Project and a determination has been made that the proposed Project will not have a
significant effect on the environment. The project has been found to be within the scope of the Program
EIR for the Eastern Dublin General Plan Amendment and Specific Plan (the "Eastern Dublin EIR") (SCH
No. 91103064); the Santa Rita Property Mitigated Negative Declaration (the "Santa Rita Property MND")
(SCH No. 96082092); and, the Dublin Ranch West Environmental Impact Report (the "Dublin Ranch
West EIR") (SCH No. 2004112094). Together, the Eastern Dublin EIR, Santa Rita Property MND, and
the Dublin Ranch West EIR, adequately describe the total Project for the purpose of CEQA. In
accordance with CEQA Guidelines Sections 15162 and 15164 an Addendum has been prepared; and
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WHEREAS, the City Council did hold a public hearing on said application on May 15, 2007, for
the Project; 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 City Council approve the
request for a Conditional Use Permit and Site Development Review; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
hereby make the following findings and determinations regarding said proposed Conditional Use Permit.
Conditional Use Permit Findines
A. The proposed hospital use, as conditioned, is compatible with other land uses, transportation
and service facilities in the vicinity. The Project includes a proposed hospital use within a 6-
story building and is part of the Dublin Gateway Medical Center; the Dublin Gateway Medical
Center currently includes two existing 3-story medical office buildings totaling approximately
120,000 square feet and associated surface parking. The proposed hospital use, as conditioned, is
compatible with other land uses, transportation and service facilities in the vicinity in that, 1) the
proposed hospital use is part of a Planned Development Zoning District which conditionally
permits the establishment of a hospital use. The Project is surrounded by other permitted uses
such as medical offices, professional offices and retail commercial. The Project would be
compatible with adjacent land uses in that it would not generate excessive noise, illumination,
unsightliness, odor, smoke or other objectionable influences; and 2) The Project would be served
by existing roads including Dublin Boulevard, Tassajara Road, Glynnis Rose Drive and Koll
Center Drive all of which have adequate capacity to serve the Project.
B. The Project, as conditioned, will not adversely affect the health or safety of persons residing
or working in the vicinity or be detrimental to the public health, safety and welfare. The
proposed hospital use, as conditioned, will not have an adverse effect on persons or the public in
that, 1) the proposed hospital use would not generate excessive noise, illumination, unsightliness,
odor, smoke or other objectionable influences; and 2) conditions of approval have been applied to
the Project tf? ensure compliance with all Federal, State and Local regulations governing a
hospital use.
C. The Project, as conditioned, will not be injurious to property or improvements in the
neighborhood. The proposed hospital use would provide a service which does not currently exist
within the community and would allow for greater access to health care. The Project would
further enhance the already developed site with improvements that are consistent with the
adjacent medical and professional office buildings.
D. There are adequate provisions for public access, water, sanitation and public utilities and
services to ensure that the Project, as conditioned, would not be detrimental to the public
health, safety and welfare. The Project site is currently developed and provisions for public
access, water, sanitation and public utilities are currently in place and will be modified as
necessary to accommodate the proposed hospital use. Existing vehicular and pedestrian access
would be maintained or enhanced as a result of the Project.
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E. The Project site, as conditioned, is physically suitable for the type, density and intensity of
the use and related structures. The Project site is currently developed with surface parking and
landscaping and is generally flat in topography. The site is suitable for the proposed Project and
the Project is within the allowable floor area ratio for the Dublin Corporate Center.
F. The Project, as conditioned, will not be contrary to the specific intent clauses, development
regulations or performance standards for the Planned Development Zoning District in which
it is located. The Project is located within a Planned Development Zoning District which
conditionally permits the establishment of a hospital use. The specific intent clauses, development
regulations and performance standards for the Planned Development Zoning District are
contained in the Development Plan (P A 98-047) and the City of Dublin Zoning Ordinance. The
Project, as conditioned, would not be contrary to these clauses, regulations and standards in that,
1) the zoning district is intended to provide for new development of commercial office and general
commercial use types along major transportation corridors and intersections; the Project is
located at the intersection of Dublin Boulevard and Tassajara Road which is a major arterial
intersection within the City and also provides access to Interstate 580. 2) The proposed hospital
use will not be contrary to the performance standards outlined in Section 8.28.030 of the Dublin
Zoning Ordinance. 3) The proposed hospital use will comply with development regulations, as
amended for the Project, for the Planned Development Zoning District in which it is located.
G. The Project, as conditioned, is consistent with the Dublin General Plan and the Eastern
Dublin Specific Plan. The Project is located within a Campus Office land use designation which
also allows for General Commercial uses per the Planned Development Zoning process. The
Development Plan adopted for the Planned Development Zoning District (PA 98-047) allows for
the establishment of a hospital use with approval of a conditional use permit.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review Findines
A. Approval of this application is consistent with the purpose and intent of Chapter 8.104,
Site Development Review of the Dublin Zoning Ordinance. The Project, as conditioned, is
consistent with Chapter 8.104 in that, 1) development of the site pursuant to the Project
approval will result in an orderly, attractive and harmonious development project that is
compatible with surrounding properties by creating logical vehicular and pedestrian linkages
to adjacent properties and by using building colors and materials which are consistent with
surrounding buildings creating a cohesive, unified development within the Dublin Corporate
Center; 2) the Project is consistent with the development regulations adopted for the Dublin
Corporate Center, as amended by the Project; and, 3) the Project will promote the general
welfare by providing a service which does not currently exist in the community (a hospital)
thereby creating greater access to health care.
B. Any approval complies with the policies of the General Plan, with any applicable Specific
Plans, with the development regulations or performance standards established for the
zoning district in which it is located and with all other requirements of the Zoning
Ordinance. The Project, as conditioned, complies with the policies of the General Plan, the
Eastern Dublin Specific Plan and Planned Development Zoning District regulations (P A 98-
047) for the Project site in that, 1) the Project will provide for the establishment of a hospital
within the Dublin community where no such use currently exists and will provide another
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health care option to the surrounding Tri Valley area; 2) the Project is a regionally oriented
use and as such has been located south of Dublin Boulevard and near the Interstate
580/Tassajara Road interchange to provide convenient vehicular access and limit traffic
impacts to the eastern Dublin area; 3) the Project is consistent with the development
regulations adopted for the Dublin Corporate Center, as amended by the Project; and, 4) the
Project will not be contrary to the performance standards outlined in Section 8.28.030 of the
Dublin Zoning Ordinance.
C. The approval will not adversely affect the health or safety of persons residing or working
in the vicinity or be detrimental to the public health, safety and general welfare. The
Project, as conditioned, will not have an adverse effect on persons or the public in that, 1) the
Project would not generate excessive noise, illumination, unsightliness, odor, smoke or other
objectionable influences; and, 2) conditions of approval have been applied to the Project to
ensure compliance with all Federal, State and Local regulations governing the Project.
D. The approved site development, including site layout, structures, vehicular access,
circulation and parking, setbacks, height, walls, public safety and similar elements, has
been designed to provide a desirable environment for the development. The Project has
been designed to, 1) compliment existing medical office buildings adjacent to the Project site
by creating an integrated campus-like setting for health care, 2) provide logical vehicular and
pedestrian linkages within the Project site and between the Project site and adjacent
properties, and, 3) utilize colors and materials which are compatible with surrounding
medical and professional office buildings within the Dublin Corporate Center.
E. The subject site is physically suitable for the type and intensity of the approved
development. The Project site is currently developed with surface parking and landscaping
and is generally flat in topography. The site is suitable for the proposed Project and the
Project is within the allowable floor area ratio for the Dublin Corporate Center.
F. Impacts to views are addressed. The Project, as conditioned, will not impact views. A visual
analysis was performed for the Project and determined that the Project was in keeping with
the character and scale of surrounding properties in that, 1) the Project is a 6-story building
located adjacent to existing 3- and 4-story buildings and has been designed to blend with its
surroundings through articulation and stepping of the building elevations and other vertical
and horizontal architectural elements which visually break up the massing of the building.
G. Impacts to existing slopes and topographic features are addressed. The Project will not
have any impacts to slopes or topographic features because the property is currently
developed and is flat with no significant topographic features.
H. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and
colors, screening of exterior appurtenances, exterior lighting, and similar elements have
been incorporated into the project, and as conditions of approval, in order to insure
compatibility of this development with the development's design concept and the
character of adjacent buildings, neighborhoods and uses. The Project, as conditioned, will
be compatible with the design concept and character of adjacent buildings in that, 1) the
design of the Project is consistent with the design of the existing medical office buildings
adjacent to the Project site; 2) the colors and materials used for the Project are the same
colors and materials used for the medical office building creating a cohesive campus-like
setting for the medical office complex; and, 3) all mechanical equipment related to the Project
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will be adequately screened with landscaping and/or other materials which are architecturally
compatible with the building.
I. Landscape considerations, including the location, type, size, color, texture and coverage
of plant materials, provisions and similar elements have been considered to ensure visual
relief and an attractive environment for the public. The Project, as conditioned, will
include landscaping that will provide visual relief and an attractive environment for the public
in that, 1) the Project includes perimeter landscaping which will provide an attractive buffer
which will soften the appearance of the building as viewed from the public right-of-way and
adjacent properties; and, 2) the type and size of landscaping is appropriate for the locations in
which it has been proposed.
J. The approval of the Site Development Review is consistent with the Dublin General Plan
and with any applicable Specific Plans. The Project is located within the Eastern Dublin
Specific Plan area and has a General Plan and Specific Plan land use designation of Campus
Office; this land use designation also allows for the establishment of General Commercial
uses per the Planned Development Zoning process. The Campus Office land use designation
provides for attractive, campus-like settings for office and other non-retail commercial uses
that do not generate nuisances related to emissions, noise, odors, or outdoor storage and
operations. The Project is a campus-like setting for a health care facility which includes
existing medical office uses and the proposed hospital building and will not generate
nuisances related to emissions, noise, odors, or outdoor storage and operations.
K. Approval of this application complies with Chapter 8.58 relating to Public Art Program
Contribution. The Project is not required to comply with Chapter 8.58 because the Vesting
Tentative Parcel Map which was approved for the Project in 2005 preceded the adoption of
the Public Art Ordinance. Although not required, the Applicant has agreed to provide public
art and the Project has been conditioned accordingly (see Condition of Approval No. 13).
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of
Dublin does hereby approve a Conditional Use Permit and Site Development Review for the development
of a 6-story, 168,000 square foot, 100-bed hospital and 5-level parking garage, as shown on the plans
prepared by Ware Malcomb dated received April 30, 2007 on file in the Community Development
Department, subject to the conditions included below.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to approval of the final
map, unless noted otherwise. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW]
Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community
Services, [F] City of Dublin Fire Department, [DSR] Dublin San Ramon Services District, [LDD]
Livermore Dublin Disposal, [CO] Alameda County Department of Environmental Health, [Zone 7]
Alameda County Flood Control and Water Conservation District, Zone 7, [LA VT A] Livermore Amador
Valley Transit Authority, and [CHS] California Department of Health Services.
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1.
2.
Approval. The following Conditions of Approval Various
apply to P A 06-026, a Conditional Use Permit and
Site Development Review for the Dublin Gateway
Medical Center Building Hospital and Garage (the"
Project" or "Hospital Alternative"). The Hospital
Alternative is a request for an alternative approval
for Phase Two of the Dublin Gateway Medical
Center project, P A 04-046. The alternative to Phase
Two includes the construction of a 5-level parking
garage with one level below grade (Phase Two (a)),
the construction of a 6-story, 100-bed hospital
building (Phase Two (b)) and associated site
improvements including surface parking and
landscaping. Phase Two (a) shall be constructed in
its entirety prior to the start of construction for Phase
Two (b) (See Condition of Approval No. 24 below).
Various
This approval does not supersede the approvals
granted for Phase Two of the Dublin Gateway
Medical Center under Planning Commission
Resolution 05-06 for P A 04-046 (the "Original
Approval"). This approval allows for an alternative
development project, namely, the Hospital
Alternative, to be constructed for Phase Two at the
option of the Applicant/Developer.
The Conditions of Approval contained below apply
solely to the Hospital Alternative. Should the
Applicant/Developer decide to construct the original
Phase Two project under P A 04-046 (a 4-level,
above ground parking garage, Phase Two (a), and 3-
story medical office building, Phase Two (b)) all
Conditions of Approval contained III Planning
Commission Resolution 05-06 shall apply.
In the event of a conflict between any of the
provisions of these Conditions of Approval and the
provisions of the Project's Development Agreement,
the prOVISIOns of the Project's Development
A eement shall overn.
Permit Expiration. Construction or use shall
commence within one (1) year of the Conditional
Use Permit/Site Development Review approval or
the permit( s) shall lapse and become null and void.
Commencement of construction or use means the
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One year from
Permit
Approval
DMC
8.96.020.D
PL
40 I1fJ 1~3
3.
actual construction or use pursuant to the permit
approval or demonstrating substantial progress
toward commencin such construction or use.
Time Extension. The original approving decision-
maker may grant a time extension of permit approval
for a period not to exceed six (6) months provided
that, 1) the Applicant submits a written request for
an extension prior to expiration of the permit
approval and 2) a determination can be made that all
Conditions of Approval remain adequate to assure
that the applicable findings of approval will continue
to be met. All time extension requests shall be
noticed and a public hearing or public meeting shall
be held as re uired b the articular ermit.
Revocation. The Conditional Use Permit/Site
Development Review approval shall be revocable
for cause in accordance with Section 8.96.020.1,
Revocation of the Dublin Zoning Ordinance. Any
violation of the terms and conditions of this approval
ma be sub' ect to the issuance of a citation.
Requirements and Standard Conditions. Except
to the extent superseded by the California Office of
Statewide Health Planning and Development
("OSHPD") regulations or any other state or federal
law with respect to construction of the hospital
building, the Applicant/Developer shall comply with
all applicable City of Dublin Fire Prevention Bureau,
Dublin Public Works Department, Dublin Building
Department, Dublin Police Services, Alameda
County Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County
Public Health Department, Alameda County
Environmental Health Department, 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 Applicant/Developer shall
supply written statements from each such applicable
agency or department to the Planning Division,
indicating that all applicable conditions required
have been or will be met.
Fees. The Applicant/Developer shall: 1) pay all
applicable fees for the parking garage in effect at the
time of issuance of building permits for the parking
ara e, and 2) a all a Ii cable fees for the hos ital
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4.
5.
6.
PL
PL
Various
Various
One year from
Permit
Approval
On-going
Building
Permit
Issuance and
GradinglSite-
work Permit
Issuance
Building .
Permit
Issuance and
GradinglSite-
DMC
8.96.020.E
DMC
8.96.020.1
Various
Various
7.
building III effect at the time of issuance of
grading/site-work permits for the hospital building,
including, but not limited to, Planning fees, Building
fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District
School Impact fees, Public Works Traffic Impact
fees, Dublin Fire Services fees; Noise Mitigation
fees, Inclusionary Housing In-Lieu fees; Alameda
County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees; and
any other fees as set forth in the Development
Agreement. Applicant/Developer may use fee
credits as payment for such fees in accordance with
the a licable fee Resolution.
Property Maintenance. The Applicant/Developer
and property owner shall be responsible for
maintaining the site III a clean and litter free
condition during construction and through
completion. The property owner and/or future
tenants shall be responsible for maintaining the site
in a clean and litter free condition at all times
followin com letion of construction.
Controlling Activities. The Applicant/Developer
and property owner shall control all activities on the
project site so as not to create a nuisance to existing
or surrounding businesses and residences during
construction and through completion. The property
owner and/or future tenants shall control all
activities on the project site so as not to create a
nuisance to existing or surrounding businesses and
residences at all times following completion of
construction.
Mitigation Monitoring Program. The Applicant/
Developer shall comply with the Eastern Dublin
General Plan Amendment and Specific Plan (EDSP)
Environmental Impact Report (EIR) Mitigation
Monitoring Program including all mitigation
measures, action programs, and implementation
measures on file with the Community Development
De artment.
Accessory/Temporary Structures and Uses. A
Temporary Use Permit IS required for all
construction trailers, security trailers and storage
containers used durin construction.
Master Sign Program. A Master Sign Program
shall be a lied for and a roved for all ro' ect
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8.
9.
10.
11.
~H~IS$
PL
PL
PL
PL
PL,B
work Permit
Issuance
During
Construction,
Through
Completion
and On-going
During
Construction,
Through
Completion
and On-going
On-going
Placement
On-site
Issuance of
Building
Planning
Planning
EDSP EIR
Mitigation
Monitoring
Program
Planning
Planning,
Building
~.~ \1$
related signage.
12. Temporary Sign age. All temporary signage shall PL
be subject to the regulations of Chapter 8.84, Sign
Regulations of the Dublin Zoning Ordinance.
Temporary signage may be incorporated into a
Master Si Pro am ursuant to Section 8.84.100.
13. Public Art Contribution. Applicant/Developer PL, PCS
shall be subject to the City's reasonable public art
requirements and shall install public art to the
reasonable satisfaction of the City's public art
coordinator, who shall implement the guidelines set
forth in the City's Public Art Master Plan, where
possible. A possible location for public art is at the
center of the vehicular roundabout off of Glynnis
Rose Drive.
ii'~INN'N~:i:6
14. Approval. This approval is for the establishment PL
and operation of a 100-bed Hospital/Medical Center
(Parcel 3 of Parcel Map 8524) as a facility operating
24 hours per day, seven days per week. This
approval shall generally conform to the project plans
submitted by Ware Malcomb dated received Mav 3.
2007, on file in the Community Development
Department, and other plans, text, and diagrams
relating to the Conditional Use Permit, unless
modified by the Conditions of Approval contained
herein.
15. Annual Review. On an annual basis, this PL
Conditional Use Permit approval may be subject to
review by the Community Development Director to
determine compliance with the Conditions of
A roval.
16. Modifications to the Conditional Use Permit. PL
Notwithstanding the fact that the Planning
Commission has referred their decision making
authority to the City Council on this Conditional Use
Permit, any modifications to the use or conditions of
this Conditional Use Permit approval shall first be
subject to review by the Planning Commission with
a recommendation to the City Council. Minor
amendments may be considered by the Community
Development Director in accordance with the Dublin
Zoning Ordinance.
p
Permits for
the Parking
Gara e
On-going
Occupancy of
the Hospital
Building
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On-going
On-going
On-going
DMC
8.84
Planning
Planning
Planning
Planning
q'~Dbl'$~
17. Community Benefit Payment. To ensure
compliance with Section 1004 and Policy 10-1 of the
Eastern Dublin Specific Plan, Applicant/Developer
shall pay to City a community benefit payment in the
amount of two million ninety-three thousand eight-
hundred and seventy-two dollars ($2,093,872.00)
(the "Community Benefit Payment"). Developer
acknowledges that failure to pay the Community
Benefit Payment shall constitute grounds for
revocation of the Conditional Use Permit.
Applicant/Developer shall not be required to make
the Community Benefit Payment required by this
Condition 17 prior to the issuance of the grading
permit to facilitate the construction of the Hospital if
it provides evidence satisfactory to the City Manager
that the owner of the hospital property, at the time
the Hospital commences operation, will not be
eligible for a welfare exemption under Revenue and
Taxation Code section 214. However, if during the
Term of this Agreement the Property becomes
exempt from taxation under Revenue and Taxation
Code section 214, then Applicant/Developer shall be
obli ated to make the Communit Benefit Pa ent.
18. Loading Dock Activities. Upon request by the
Community Development Director, the
Applicant/Deve10per, and all future tenants of the
property, shall furnish a delivery schedule and
loading dock operations plan (the "Plan") for review
and approval. The Plan shall be reviewed as an
annual review of the Conditional Use Permit per
Condition of A roval No. 15 above.
PLANNING DIVISION.~SITE DEVELOPMENT
19. Approval. This Site Development Review approval
for the Dublin Gateway Medical Center (Triad
Dublin Gateway LLC), P A 06-046 establishes the
detailed design concepts and regulations for the
construction of a 6-story, 100-bed hospital building
and a 5-level parking garage, with one level below
ground and 4 levels above ground, on Parcels 3 and
4, respectively, of Parcel Map 8524. Development
pursuant to this Site Development Review approval
shall generally conform to the project plans
submitted by Ware Malcomb dated Mav 3. 2007, on
file in the Community Development Department,
and other plans, text, and diagrams relating to this
Site Develo ment Review, unless modified b the
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PL, ADM,
PW
PL
Issuance of
Grading/Site-
work Permit
for Hospital
On-going
City
Attorney
Planning
PL
On-going
Planning
'1.~ ltJ
20.
Conditions of A roval contained herein.
Permit Validity. This Site Development Review PL
approval shall be valid for the remaining life of the
approved structure so long as the operators of the
subject property comply with the project's
conditions of a roval.
Phase Two Modifications. Modifications or PL
changes to this Site Development Review approval
may be considered by the Community Development
Director if the modifications or changes proposed
comply with Section 8.104.100 of the Zoning
Ordinance. Notwithstanding the fact that the
Planning Commission has referred their decision
making authority to the City Council on this Site
Development Review, any material modifications to
the site layout or approved structures which do not
meet the criteria of Section 8.104.100 shall first be
subject to review by the Planning Commission with
a recommendation to the Cit Council.
Construction Plans for Hospital Building. PL, B, PW
Notwithstanding the fact that the hospital building
will be permitted and inspected by the State of
California Office of Statewide Health Planning and
Development (OSHPD), Applicant/Developer
acknowledges that the development of the hospital
building is subject to the requirements of the City of
Dublin Zoning Ordinance and this approval, and that
the construction of the hospital must be completed in
compliance with those requirements. To allow the
City to comment on the construction plans'
compliance with the City's Zoning Ordinance and
this approval, Applicant! Developer shall submit
three (3) sets of construction plans for the hospital
building to the Planning Division concurrently with
the Applicant/Developer's submission of such plans
to OSHPD. Applicant/ Developer shall pay the
City's fees to review the construction plans to
determine conformance with the City of Dublin
Zoning Ordinance and this approval.
Applicant/Developer shall reasonably respond to any
comments made by the City relative to compliance
with the City of Dublin Zoning Ordinance and this
approval. If, during the course of OSHPD review of
the construction plans, changes to the Project are
necessary to comply with State regulations, the
A licant/Develo er shall noti the Cit and
12 of 44
21.
22.
On-going
On-going
Issuance of
Grading/Site-
work Permit
and Through
Completion
DMC
8.96.020.F
Planning
Planning,
Building
and Public
Works
q~Dbl~~
resubmit plans to the Planning Division for review.
Additionally, if modifications necessitate review by
the Planning Commission and/or City Council, the
Applicant shall be responsible for the submittal of
project applications and materials for review by the
City.
22a.
Issuance of a
Grading/Site-
work Permit
and/or
Building
Permit for the
Parking
Garage
Staffing Level Plan. Prior to the issuance of a PL, B, PW
building permit for the parking garage, the
Applicant/Developer shall provide the City with a
written statement identifying the hospital tenant and
the specific staffing levels with respect to the
number of doctors and employees on the largest
shift. If the number of doctors or employees on the
largest shift increases, a parking analysis shall be
conducted to ensure that adequate parking will be
provided in accordance with Chapter 8.76 of the
Dublin Zoning Ordinance. If additional parking is
needed, the Applicant/Developer shall apply for an
amendment to the Conditional Use Permit and Site
Development Review; such application shall be
reviewed and approved prior to the issuance of a
grading permit and/or building permit for the
arkin ara e.
Equipment Screening. To the extent allowable PL
under State and local building and fire codes, all
electrical, mechanical, and plumbing equipment,
and/or tanks, shall be located underground or within
the building.
23.
Through
Completion
and On-going
To the extent allowable under State and local
building and fire codes, any electrical, mechanical,
and plumbing equipment, and/or tanks, which cannot
be located underground or within the building due to
State and local building and fire codes, shall be
located on the roof of the building and shall be
completely screened from public view with materials
architecturally compatible with the building and to
the satisfaction of the Community Development
Director.
Any electrical, mechanical and plumbing equipment,
and/or tanks, which cannot be located on the roof of
the building due to State and local building and fire
codes, shall be subject to Site Development Review
a roval. The Communit Develo ment Director
13 of 44
Planning,
Building
and Public
Works
Planning
c;'W1b't~
24.
shall determine whether to process the reVIew
administratively or refer it to the Planning
Commission.
Phasing. The Applicant/Developer shall construct
the 5-level parking garage (Phase Two (a)) in its
entirety and obtain occupancy prior to commencing
construction of the hospital building (Phase Two
(b)). All site improvements related to the parking
garage including vehicular and pedestrian access and
landscaping shall be in place prior to occupancy of
the garage.
During construction of the parking garage (Phase
Two (a)), all existing surface parking stalls
constructed as part of Phase One which can safely
remain open and available, shall remain open and
available for users of Phase One.
During construction of the parking garage the
vehicular access points at Koll Center Drive and
Glynnis Rose Drive shall remain open and available
for users of Phase One.
During construction of the hospital building the
vehicular access points at Koll Center Drive and
Glynnis Rose Drive and the parking garage shall
remain open and available for users of Phase One.
25.
In order to complete construction of the Phase Two
site improvements, one vehicular access point may
be closed for a limited period of time but at no time
shall both vehicular access oints be inaccessible.
Non-Reflective Windows. All east facing windows
shall be non-reflective.
26.
Trash Enclosure. The design, colors and materials
of the trash enclosure for Phase Two shall be
consistent with the trash enclosures in Phase One.
The Applicant/Developer, and all future tenants of
the property, shall arrange for and maintain, frequent
trash pick-up to ensure the timely removal of waste.
26a.
The Applicant/Developer shall provide a copy of the
approved conditions of approval to all future tenants.
14 of 44
PL
PL
PL
PL
Construction Planning
of Phased
Improvements
Through
Completion
and On- oin
Occupancy
On-going
Planning
Planning
Planning
Landscape and irrigation plans shall also provide for
a rec cled water s stem.
Removal and Replacement of Existing PL
Landscaping. The Community Development
Director reserves the right to require the removal and
replacement of existing landscaping which IS
damaged during construction or otherwise not
exhibitin health owth and vitalit .
Details. Landscape plans shall include full details PL
regarding: 1) pavIllg materials and textures of
walkways and paved pedestrian areas; 2) lighting of
walkways and pedestrian areas with low intensity
non-glare type fixtures; and, 3) landscaping of site
and open areas. As part of the landscape plans the
Applicant/Developer shall submit:
a) An automatic, underground irrigation plan.
b) A lighting plan for the illumination of the
building, pedestrian and parking areas.
Lighting fixture type, height, wattage and
direcrion shall be clearly indicated.
c) Construction details of fountains, raised
planters, walkways, paths, benches, walls,
fences, trellises, and other architectural
features as a ro riate to the ro . ect.
Special Concern Areas. Enlarged design PL, PW
develo ment lans 1 "= 1 0' mInImum shall be
15 of 44
27.
Final Landscape and Irrigation Plans. Final
Landscape and Irrigation Plans, prepared and
stamped by a State licensed landscape architect or
registered engineer, generally consistent with the
preliminary landscape plan prepared by Ridge
Landscape Architects, dated May 3. 2007 unless
modified by Conditions of Approval contained
herein, along with a cost estimate of the work and
materials proposed, shall be submitted for review
and shall be approved by the Community
Development Director.
Landscape and Irrigation Plans shall be submitted at
a minimum scale of 1 "=20'. All text shall be
minimum 1/8" font in size for readability. Signature
blocks for the Community Development Director
and the Public Works Director shall be included on
the plans.
28.
29.
30.
PL,B
Issuance of
Building
Permits for
the Parking
Garage
Occupancy
Approval of
Final
Landscape
Plans
Approval of
Final
~.1Ib t'Z-i
Planning,
Building
Planning
Planning
Planning
and Public
q~"bl$~
31.
32.
33.
34.
35.
36.
37.
submitted for special concern areas for review and
approval by the Community Development Director
and the City Engineer. Enlarged plans shall address
paving layout and finish, grading, site furniture,
planting, required pedestrian ramps, lighting,
signage and striping. Special concern areas include:
a) Main Entry for the hospital building and the
Fountain Feature Area.
b) Picnic/Outdoor Area
c) Delivery area along Glynnis Rose Drive.
d) Bicycle parking areas
e Bioswales
Special Paving. A color board of proposed paving
colors and finishes shall be submitted for review and
approval by the Community Development Director.
Standard Plant Material, Irrigation and
Maintenance Agreement. The
Applicant/Developer shall complete and submit to
the Planning Division the Standard Plant Material,
Irri ation and Maintenance A eement.
Water Efficient Landscaping Ordinance. The
Applicant/Developer shall submit written
documentation to the Public Works Department (in
the form of a Landscape Documentation Package
and other required documents) that the development
conforms to the City's Water Efficient Landscaping
Ordinance.
Phase Two Improvements. The design of Phase
Two improvements shall be consistent with the
design and quality of the Phase One improvements.
Salt Sensitive Plant Species. The final landscape
plans shall include plant species that are not salt
sensitive; the project site will eventually be irrigated
with recycled water.
Landscape Screening of Parking. Landscaping
shall screen parking with an immediate 2'-6"
vegetative screen along the Koll Center Drive
frontage.
Landscaping at Street and Drive Aisle
Intersections. Landscaping shall not obstruct the
si ht distance of motorists, edestrians or bic clists.
16 of 44
PL
PL
PL,PW
PL
PL
PL
PL
Landscape
Plans
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans and On-
OIll
Approval of
Final
Landscape
Plans and On-
OIll
Approval of
Final
Landscape
Plans and On-
OIllg
Approval of
Final
Landscape
Works
Planning
Planning
Planning
and Public
Works
Planning
Planning
Planning
Planning
q'1D()l~'
38.
Except for trees, landscaping at drive aisle
intersections shall not be taller than 30 inches above
the curb. Landscaping shall be kept at a minimum
height and fullness giving patrol officers and the
eneral ublic surveillance ca abilities of the area.
Landscape and Utilities. All utilities shall be
shown on the landscape plans and coordinated with
proposed landscaping. The location of utilities shall
be studied carefully to minimize their visual impact
and to provide adequate planting space for trees and
for screenin shrubs.
Landscaping of Walls (if any) and Trash
Enclosures. The Applicant/Developer shall screen
all walls, fencing and the sides of walls surrounding
trash enclosures and/or generator enclosures. The
use of shrubs and vines is encouraged. All fencing
shall be in accordance with the Zoning Ordinance
re uirements and re lations.
Lighting. The location of trees and light fixtures
shall be coordinated to the satisfaction of the City
Engineer, Community Development Director and
Dublin Police Services. Lighting used after daylight
hours shall be adequate to provide for security needs
and shall comply with the Non-Residential Security
Ordinance Requirements and to the satisfaction of
Dublin Police Services.
Landscape Borders. A concrete curb that is at least
6 inches high and 6 inches wide shall border all
landscaped areas. Any curbs adj acent to parking
spaces must be 12 inches wide to facilitate
pedestrian access. All landscaped areas shall be a
minimum of 6 feet in width (curb to curb). All
landscape planters within the parking area shall
maintain a minimum 5-foot radius, or be 2 feet
shorter than adjacent parking spaces to facilitate
vehicular maneuvering. Concrete mow strips at least
6 inches deep and 4 inches wide shall be required to
separate turf areas from shrub areas. Landscape
planters in the front of parking spaces shall provide a
minimum three-foot clear to an tree.
Bioswales. Bioswales and adjacent curb areas shall
be designed to the current approved standard at the
time of construction and shall be designed and
installed to the satisfaction of the Public Works
Director. The bioswales shall be shown on the
landsca e lans and on the civilians desi and
17 of 44
39.
40.
41.
42.
PL
PL
PL,PW,
PD
PL,PW
PL,PW
Plans and On-
gOIllg
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans and On-
gOIllg
Approval of
Final
Landscape
Plans and On-
gOIllg
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans and
Through
Construction
Planning
Planning
Planning,
Public
Works and
Police
Planning
and Public
Works
Planning
and Public
Works
Lee '1J I ~t>
NO;
43.
details .
Plant standards. All trees shall be 24" box PL
minimum except for Coast Redwood trees which
shall be 60" box minimum to facilitate screening of
the parking garage. All shrubs shall be 5-gallon
mInImum. Ground cover plants shall be 1 gallon
minimum. All plants shall be listed by full botanical
name and common name.
Installation of Landscaping and Parking Lot PL
Improvements. All landscaping and parking lot
improvements shall be installed prior to occupancy
of the buildin s.
Light Fixtures. All lighting associated with the PL
project area shall be subject to staff review and
approval.
44.
45.
46.
Planter Pots. Planter pots shall be provided with PL
irrigation and be designed to drain to the storm
drain.
47.
Planting Spacing. Adequate space to plant trees PL
adjacent to buildings or other built features must be
provided in the following minimum ways:
a) Small trees (to 15 feet tall) no closer than 6 feet
from building or 2 feet from paving, curbs, or
walls with a minimum planting area 5 feet
wide.
b) Medium trees (to 30 feet tall) no closer than 10
feet from building or 3 feet from paving, curbs,
or walls with a minimum planting area 6 feet
wide.
c) Large trees (above 30 feet tall) no closer than
15 feet from building or 3 feet from paving,
curbs, or walls with a minimum planting area 6
feet wide, referabl 8 feet wide.
Planting and Utility Conflicts. All planting areas PL, PW
containing trees shall be free of all utility structures
(including light standards) and other built features
consistent with the spacIllg requirements noted
above. Conflicts between landscaping and utilities
shall be resolved to the satisfaction of the
Communit Develo ment Director.
Slopes. The landscape plan shall address slopes PL
within the property, including drainage, erosion,
maintenance and irrigation issues.
48.
49.
18 of 44
Approval of
Final
Landscape
Plans
Occupancy
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans and
Through
Completion
Approval of
Final
Landscape
Plans
Approval of
Final
Landscape
Plans
Planning
Planning
Planning
Planning
Planning
Planning
and Public
Works
Planning
50.
Landscaping. The Applicant/Developer shall PL, PW
construct all landscaping within the site and along
the project frontage from the face of curb to the site
right-of-way to the design and specifications of the
City of Dublin Streetscape compatible Master Plans
and City of Dublin specifications, and to the
satisfaction of the Director of Public Works. The
Applicant/Developer shall remove, replace and/or
add additional street trees along Dublin Boulevard,
Glynnis Rose Drive and Koll Center Drive as
directed by, and to the satisfaction of, the Director of
Public Works. Street tree varieties of a minimum
24" box from the approved street list and/or Koll
Dublin Corporate Center master landscape plan shall
be planted along all street frontages and shall be
shown on the final landscaping plans. Exact tree
locations and varieties shall be reviewed and
a roved b the Director of Public Works.
Plant standards. All trees shall be 24" box PL
minimum; all shrubs shall be 5-gallon minimum.
Ground cover plants may be 1 gallon. All plants
shall be listed by full botanical name and common
name.
51.
52.
Maintenance of Landscaping. All landscaping PL, PW
materials within the public right-of-way shall be
maintained for 90 days from the date of final
occupancy and on-site landscaping shall be
maintained in accordance with the "City of Dublin
Standards Plant Material, Irrigation System and
Maintenance Agreement" by the Developer after
City-approved installation. This maintenance shall
include weeding, the application of pre-emergent
chemical applications, and the replacement of
materials that die. Any proposed or modified
landscaping to the site, including the removal or
replacement of trees, shall require prior review and
written approval from the Community Development
Director.
A separate irrigation system and water meter, to the
extent it does not exist, shall be installed to serve
these landscaped areas and connected to City's
existing irrigation system.
to:
Approval of
Final
Landscape
Plans and
Through
Completion
Approval of
Final
Landscape
Plans and
Through
Com letion
On-going
\Ol Db \6~
Planning
and Public
Works
Planning
Planning
and Public
Works
\02. OC> it.
NO.
maintained by the Santa Rita Landscape Assessment
District 97-1.
53. Landscaping and Surveillance. Landscaping shall
be kept at a minimal height and fullness so that patrol
officers and the general public have the ability to
surve the area and identi risks.
54. Landscaping and Nuisances. Landscaping features
and outdoor amenities shall be designed to reduce
their attractiveness to skateboarders and vandals.
PUBLIC W
55. Clarifications and Changes to the Conditions. In
the event that there needs to be clarification to these
Conditions of Approval, the Directors of
Community Development and Public Works have
the authority to clarify the intent of these Conditions
of Approval to the Applicant/Developer by a written
document signed by the Directors of Community
Development and Public Works and placed in the
project file. The Directors also have the authority to
make minor modifications to these conditions
without going to a public hearing in order for the
Developer to fulfill needed improvements or
miti ations resultin from im acts of this ro' ect.
56. Standard Public Works Conditions of Approval.
Applicant/Developer shall comply with all
applicable City of Dublin Public Works Standard
Conditions of Approval. In the event of a conflict
between the Public Works Standard Conditions of
Approval and these Conditions, these Conditions
shall rev ail.
57. Hold Harmless/Indemnification. The Developer
shall defend, indemnify, and hold harmless the City
of Dublin and its agents, officers, and employees
from any claim, action, or proceeding against the
City of Dublin or its agents, officers, or employees
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 ("Legal Action");
provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be
sub'ect to the Cit 's rom tl noti 'n The
20 of 44
PO, PL
PO,PL
On-going
On-going
PW
PW
Various
Approval of
Improvement
Plans
Acceptance of
Improvements
by City
Council
Through
Completion of
Improvements
and
Occupancy of
the Buildings
Planning
and Police
Planning
and Police
Public
Works
Public
Works
Public
Works
l 0 ~ 'b 1"8'&
58.
Developer of any said claim, action, or proceeding
and the City's full cooperation in the defense of such
actions or proceedings. Developer and the City's
defense of such Legal Action shall be in accordance
with Section 16 of the Project's Development
A eement.
Conditions of Approval. A copy of the Conditions
of Approval which has been annotated how each
condition is satisfied shall be included with the
submittals to the Public Works Department for the
review of the improvements plans. The notations
shall clearly indicate how all Conditions of Approval
will be complied with, and where they are located on
the plans. Submittals will not be accepted without
the annotated conditions.
Title Report. A current preliminary title report (not
more than 6 months old as of date of submittal)
together with copIes of all recorded deeds,
easements and other encumbrances and copies of
Final Maps for adjoining properties and off-site
easements shall be submitted for reference as
deemed necessary by the City Engineer/Director of
Public Works.
Improvements within Existing Easements. The
Applicant/Developer shall obtain written permission
from the beneficiaries of all existing easements
encumbering the site before constructing
improvements within the easement areas if the
proposed improvements are inconsistent with
purpose for which the easement was created. Said
permISSIOn shall be forwarded to the City as
evidence of the Applicant/Developer's right to
construct said im rovements.
Improvement Security. Pursuant to ~7.16.620 of
the Municipal Code, the Applicant shall obtain a
Grading/Sitework Permit from the Public Works
Department that governs the installation of required
site improvements. As a condition of issuance of
said permit, Improvement Security shall be posted to
guarantee the faithful performance of the permitted
work. Such security shall be in the form of cash, a
certified or cashier's check, a letter of credit, or a
permit bond executed by the applicant and a
. corporate surety authorized to do business III
California. The amount of the security will be based
on the estimated cost of the site work (excludin the
21 of 44
59.
60.
61.
PW
PW
PW
PW
With
Submittal of
Improvement
Plans
Approval of
Improvement
Plans
Approval of
Improvement
Plans
Issuance of
Grading/Site-
work Permit
Public
Works
Public
Works
Public
Works
Public
Works
(DLf 'b ~.~
62.
63.
building). The applicant shall provide an estimate of
these costs for City review with the first plan
submittal.
Release of Security. When all improvements
governed by the Improvement Security are complete
to the satisfaction of the City Engineer, the City will
consider accepting the improvements and releasing
the Security. Prior to the City's acceptance, the
Applicant/Developer shall furnish the following to
the City:
a. A Maintenance Bond or other replacement
security in an amount equal to 25% of the
estimated cost of the work to guarantee against
defects for a one-year period.
b. As-Built or Record Drawings printed on mylar
of all Improvement Plans and maps associated
with the project.
c. Digital computer files of the plans in a format
compatible with the City's GIS system.
d. A recorded copy of the Covenants, Conditions,
and Restrictions that govern the project.
e. A Declaration or Report by the project
Geotechnical Engineer confirming that all
geotechnical and grading work associated with
the project has been performed in accordance
with the Engineer's recommendations.
f. Payment of any outstanding City fees or other
debts.
g. Any other information deemed necessary by the
City En ineer.
Improvement and Grading Plans. All
improvement, drainage, utility and grading plans
submitted to the Public Works Department for
review/approval shall be prepared in accordance
with the approved SDR, these Conditions of
Approval, and the City of Dublin Municipal Code
including Chapter 7.16 (Grading Ordinance). All
printing and lettering shall be 1/8" minimum height
and such shape and weight as to be readily legible on
prints and microfilm reproductions. When
submitting plans for review/approval, the
Applicant/Developer shall also fill-out and submit a
City of Dublin Improvement Plan Review Checklist
(three 8-1/2" x 11" pages). Said checklist includes
necessary design criteria and other pertinent
information to assure that lans are submitted in
22 of 44
PW
Acceptance of
Improvements
by the City
Public
Works
PW
Issuance of
Grading/Site-
work Permit
Public
Works
l t6 "b \"
64.
65.
accordance with established City standards. The
plans shall also reference the current City of Dublin
Standard Plans (booklet), and shall include
applicable City of Dublin Improvement Plan General
Notes (three 8-1/2" x 11" pages). For on-site
improvements, the Applicant/Developer shall adhere
to the City's On-site Checklist (eight 8-112" x 11"
pages). All of these reference documents are
available from the Public Works Department (call
telephone 925-833-6630 for more information).
The Grading Plan shall be in conformance with the
recommendations of the Geotechnical Report, the
approved SDR, and the City design standards &
ordinances. In case of conflict between the soil
engineer's recommendations and City ordinances,
the City Engineer shall determine which shall apply.
A detailed Erosion Control Plan shall be included
with the Grading Plan approval. The plan shall
include detailed design, location, and maintenance
criteria of all erosion and sedimentation control
measures. Detailed Engineer's Estimate of
improvement costs shall be submitted with the
im rovement lans.
Phased Improvement Plans. The Applicant/
Developer shall submit separate grading and
drainage, erosion control, utility plans, and
improvement plans for each phase (Phase Two (a)
and Phase Two (b)) of the development for review
and approval by the City Engineer/Public Works
Director. Any phasing shall provide for adequate
vehicular and pedestrian access to the parcel for each
phase, and shall substantially conform to the intent
and purpose of the parcel approval. No individual
building shall be occupied until the adjoining area is
finished, safe, accessible, and provided with all
reasonable amenities and separated from additional
construction activities.
Easements. Applicant/Developer shall prepare legal
descriptions and plat maps for any modifications
required for Phase Two (a) and Phase Two (b) as
follows:
a) Emergency Vehicle Access Easement
(EV AE): Submit 3 copies including closure
calculations to the Public Works De artment
23 of 44
PW
Issuance of
Grading/Site-
work Permit
Public
Works
PW
Concurrent
with
Improvement
Plans
Public
Works
lO~l1b 1~3
66.
for review. After approval, the documents
shall be recorded with the Alameda County
Recorder's office at the
Applicant/Developer's cost. A copy of the
recorded documents shall be provided to the
City.
b) Water Line and Sanitary Sewer Easements:
As required by DSRSD.
c) Any other easement as required by the City
En ineer.
Submittal Requirements. A complete submittal of
improvement plans to Public Works Department
includes copies of the following:
a. 6 complete sets of Improvement Plans at
1 "=40' scale (including grading,
erosion/sediment control, joint trench, utility,
signing, striping, lighting, photometric,
landscape/irrigation, demolition, and traffic
control or detour plan that addresses vehicle
traffic, pedestrian and bicycles during
construction of Phase Two (a) and Phase Two
(b) prepared under the direction of a Registered
Civil Engineer
b. 1 complete set of Phase One as-built plans
(improvements, including grading, utility,
erosion/sediment control, joint trench, signing,
striping, lighting, photometric, and
landscape/irrigation)
c. 2 Hydrology maps
d. 2 Hydraulic and hydrology calculations
justifying the proposed drainage system
(stamped and signed by a Registered Civil
Engineer)
e. 2 preliminary bond cost estimate (separate
estimates for on-site and off-site portions)
f. 1 completed improvement plan review
checklist signed by the engineer
g. 1 completed on-site checklist signed by the
engIlleer
h. 1 Soils report
1. 1 copy of Final Map 8524
J. 1 Title Report with all reference data and
exceptions
k. 1 annotated copy of final Conditions of
Approval
I. 2 sets of SWPPP
24 of 44
PW
During Plan
Review
Public
Works
lOlOb )1><J
67.
68.
69.
70.
71.
is 5 acres or more
Grading/Site-work Permit. All improvement work
must be performed per a Grading/Site-work Permit
issued by the Public Works Department. Said
permit will be based on the final set of civil plans to
be approved once all of the plan check comments
have been resolved. Please refer to the handout
titled Grading/Site Improvement Permit Application
Instructions and attached application (three 8-112" x
11" pages) for more information. The Applicant/
Developer must fill in and return the applicant
information contained on pages 2 and 3. The current
cost of the permit is $10.00 due at the time of permit
issuance, although the Applicant/Developer will be
responsible for any adopted increases to the fee
amount.
Erosion Control during Construction. Applicant!
Developer shall include an Erosion and Sediment
Control Plan with the Grading and Improvement
plans for reVIew and approval by the City
Engineer/Public Works Director. Said plan shall be
designed, implemented, and continually maintained
pursuant to the City's NPDES permit between
October 1 st and April 15th or beyond these dates if
dictated by rainy weather, or as otherwise directed
b the Ci En ineer/Public Works Director.
Storm Drainage Study. Applicant/Developer shall
prepare a Hydraulic and Hydrology Study for the
property to be developed, and the Study must
demonstrate that design flows do not adversely
impact existing hydraulics downstream of the
proj ect. All storm drain improvements and
mitigation measures identified in the Study and/or
specified . by the City Engineer shall become
re uirements ofthis ro' ect.
Storm Drain Improvements. Applicant/Developer
shall construct all required storm drain
improvements in accordance with a site-specific
hydrology/hydraulic analysis and/or as specified by
the Public Works Director. Plans submitted for the
storm drain improvements shall include full drainage
attern for the entire site.
Zone 7 Drainage Fee. The Applicant/Developer
will be required to pay Zone 7's SDA 7-1
Impervious Surface Area fees for all new hardscape
areas.
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Issuance of
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work Permit
and During
Construction
Issuance of
Grading/Site-
work Permit
Issuance of
Grading/Site-
work Permit
Issuance of
Building
Permit(s)
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
10<'6 "b \i~
72.
Water Quality/Best Management Practices.
Pursuant to the Alameda Countywide National
Pollution Discharges Elimination Permit (NPDES)
No. CAS0029831 with the California Regional
Water Quality Control Board (RWQCB), the
applicant shall design and operate the site in a
manner consistent with the Start at the Source
. publication, and according to Best Management
Practices to minimize storm water pollution. All
trash dumpsters and compactors which are not
sealed shall have roofs to prevent contaminants from
washing into the storm drain system. All storm
drain inlets serving vehicle parking areas shall have
drain markers "No Dumping --, Drains to Creek"
USIllg an approved marker available from the
Alameda Countywide Clean Water Program. The
applicant shall also obtain a Notice of Intent from
the RWQCB and shall prepare and submit a Storm
Water Pollution Prevention Plan (SWPPP .
Storm Water Treatment Measures Maintenance
Agreement. Applicant/Developer shall enter into an
agreement with the City of Dublin that guarantees
the property owner's perpetual maintenance
obligation for all 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 re-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 ro erl 0 erated and maintained.
Roof Drainage. Roof drainage shall drain across
bio-swales or into bio- filters prior to entering the
storm drain system. The landscaping and drainage
improvements in the bio-swale and bio- filters shall
be appropriate for water quality treatment. The City
Engineer may exempt specific roof leaders from this
requirement if space limitations prevent adequate
water treatment without creating hazards, nuisance
or structural concerns. Concentrated flows will not
be allowed to drain across ublic sidewalks.
Geotechnical Report and Recommendations. The
Applicant/Developer shall incorporate the
recommendations of the Geotechnical report
prepared for the project, and additional mitigation
measures re uired b the Cit En ineer, into the
26 of 44
73.
74.
75.
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Issuance of
Grading/Site-
work Permit
Acceptance of
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
Issuance of
Grading/Site-
work Permit
and During
Construction
Public
Works
Public
Works
Public
Works
lO"l "b \~
76.
project design. The Geotechnical Engineer shall
certify that the project design conforms to the report
recommendations prior to issuance of a Grading/
Site-work Permit. All report recommendations shall
be followed during the course of grading and
construction.
Disabled Parking. All disabled parking stalls shall
meet State Title 24 requirements, including
providing curb ramps at each loading zone. Curb
ramps cannot encroach within the loading/unloading
areas. Disabled stalls shall be conveniently located
and grouped near the primary entrances to each
building. Van accessible stalls shall also be provided
and shall meet State Title 24 re uirements.
Disabled. Access Ramps. The Applicant/Developer
shall install a new disabled access ramp at the
northeast corner of Glynnis Rose Drive/Koll Center
Drive, and replace all existing handicapped ramps if
re uired to meet current State Title 24 re uirements.
Vehicle Parking. All parking spaces, including
parking spaces within the parking garage, shall be
double striped USIllg 4" white lines set
approximately 2 feet apart according to Figure 76-3
and 98.76.070 (A) 17 of the Dublin Municipal Code.
All compact-sized parking spaces shall have the
word "COMPACT" stenciled on the pavement
within each space. 12"-wide concrete step-out curbs
shall be constructed at each parking space where one
or both sides abut a landsca ed area or lanter.
Bicycle Racks. Bicycle racks shall be installed near
the entrances to the office and retail buildings at a
ratio of 1 rack per 40 vehicle parking spaces.
Bicycle racks shall be designed to accommodate a
minimum of four bicycles per rack, and so that each
bicycle can be secured to the rack. The location of
the bicycle racks shall not encroach into any
adjacent/adjoining sidewalks in a manner that would
reduce the unencumbered width of the sidewalk to
less than 4'. Bicycle racks shall be placed in
locations where they will have adequate lighting and
can be surve ed b the buildin occu ants.
Southeast Corner at Glynnis Rose Drive/Koll
Center Drive. The Applicant/Developer shall widen
the existing curb radius at the southeast corner of at
"Glynnis Rose Drive" and "Koll Center Drive" to
accommodate de live truck turns from "Koll Center
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78.
79.
80.
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Occupancy
Permit(s)
Issuance of
Occupancy
Permit( s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Issuance of
Occupancy
Permit(s)
Public
Works
Public
Works
Public
Works
Public
Works
Public
Works
NO. CON
81.
Drive" onto "Glynnis Rose Drive", and relocate the
existin crosswalk and ram as re uired. .
Driveway on Glynnis Rose Drive. The proposed
driveway cut on Glynnis Rose Drive shall not exceed
75-feet in width. A depressed sidewalk shall be
installed across this driveway and a delivery only
truck si installed at the drivewa .
Parking Lot Lights. The Applicant/Developer shall
provide a lighting plan and photometric calculation
for the parking lot lights and around the building that
demonstrates a minimum foot-candle lighting level
of not less than 1.0 at the ground surface for the
adjacent parking area; if this cannot be verified
provide additional lighting where necessary.
Lighting plan and photometric calculations which
demonstrates compliance with this condition shall be
submitted and shall be subject to reVIew and
approval by the City Engineer. All decorative or
non-decorative on-site streetlights within the project
site shall be maintained ursuant to ro'ect CC&R's.
Parking Requirements. The Applicant/Developer
shall provide a minimum of 1 parking space for
every 3 hospital beds, 1 parking space for each
doctor on the largest shift, and 1 parking space for
every 3 employees on the largest shift (excluding
doctors). The project proposes the following:
a) 100 hospital beds = 33 spaces
b) 25 doctors on the largest shift = 25 spaces
c) 150 . employees on the largest shift
(excluding doctors) = 50 spaces
The total amount of parking required for Phase Two
is 108 spaces.
82.
83.
The Applicant/Developer shall also provide a
mIllImum of 492 spaces to meet the parking
demands for 122,995 square feet of medical office
uses in Phase One.
84.
The total amount of parking required for Phase One
and Phase Two shall be a minimum of 600 s aces.
Traffic Impact Fees. The square footage for
Medical Building One (formally approved by the
City as Lifestyle Rx Wellness Center in Phase One)
has increased from 62,300 S. F. to 65,295 S. F. To
the extent not already paid, the Applicant/ Developer
shall a the difference in fees at Phase Two for the
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Issuance of
Grading/Site-
work Permit
Issuance of
Grading/Site-
work Permit
Issuance of
Occupancy
Permit(s)
Building
Permit
Issuance and
Grading/Site-
work Permit
Issuance
l 'OJb~S
Public
Works
Public
Works
Public
Works and
Planning
Public
Works
III "b \ca~
85.
additional 2,995 S. F. The Applicant/Developer shall
also pay fees for the 168,000 S. F. Hospital (formally
Medical Building Two in Phase One) as proposed in
Phase Two (b). The Applicant/Developer shall also
be responsible for meeting the following
requirements:
a. Payment of the Developer's fair share of
Eastern Dublin Traffic Impact Fee, Pleasanton
Interchange Fee, and Tri-Valley Transportation
Development Fee, as determined by the City.
b. Advancing to the City applicable monies for
acquisition of right-of-way and construction of
planned improvements at the Dublin
Boulevard/Dougherty Road intersection. The
amount of money advanced to the City will be
based on the developer's fair share of the
deficit (spread over those projects which are
required to make up the deficit) between funds
available to the City from Category 2 Eastern
Dublin Traffic Impact Fee funds and the
estimated cost of acquiring the right-of-way
and constructing the improvements. The City
will provide credit for Category 2 fees to the
developer for any advance of monies for the
improvements planned for the Dublin
Boulevard/Dou e Road intersection.
Stop Controls. In addition to the locations shown
on the exhibits, stop control devices for vehicles,
including Caltrans R1 STOP sign, STOP pavement
legend, 12" -wide white stop bar stripe, and
appropriate delineation, shall be provided as follows:
a. On westbound exit driveway onto "Glynnis
Rose Drive".
b. On southbound exit driveway onto "Koll Center
Drive".
c. On westbound Koll Center Drive at the
southbound driveway exit, and revise the
striping on Koll Center Drive if necessary and
as directed b the Traffic En ineer.
Pedestrian Crossing Signs and Striping. The
Applicant/Developer shall install crosswalks,
pedestrian crossing warning signs, and pedestrian
crossing pavement legends per Caltrans and City
standards at the ro osed crosswalk locations.
Temporary Parking on City's Park and Ride Lot
for Phase Two. It will be the A licant/Develo er's
29 of 44
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87.
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Grading/Site-
work Permit
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Issuance of
Occupancy
Permit(s)
PW
Issuance of
Grading/Site-
Public
Works
Public
Works
Public
Works
88.
responsibility to first:
a. Obtain an Encroachment Permit from the
Public Works Department that states the
specific nature of the encroachment, the
reasons why the encroachment is necessary,
and the timeframe that the encroachment is
expected to occur.
b. Submit a traffic control or detour plan that
addresses vehicle traffic, pedestrian and
bicycles.
c. Submit an appropriate insurance certificate that
lists City as additionally insured.
d. Submit appropriate bonds or security to
guarantee the repair of any damage to the
driveway, sidewalks, parking lot, or other
roadway improvements that occur as a result of
the encroachment.
Streetlights. All decorative or non-decorative on-
site streetlights within the project site shall be
maintained pursuant to project CC&R's. A street
lighting plan and photometric calculations which
demonstrates compliance with this condition shall be
submitted and shall be subject to reVIew and
a roval b the Cit En ineer.
Landscaping 1-580 Freeway Right-of-Way. The
Applicant/Developer shall participate and maintain
landscaping within 1-580 freeway right-of-way as per
the "Agreement between the City of Dublin and Koll
Development Company, LLC for Maintenance of
Landscaping along 1-580" executed on November 6,
2001 via Cit Council Resolution No. 188-01.
Relocation of Existing ImprovementslUtilities.
Any necessary relocation of existing improvements
or utilities shall be accomplished at no expense to
the Cit .
Joint Utility TrencheslUndergrounding/Utility
Plans. Applicant/Developer shall construct all joint
utility trenches (including electric,
telecommunications, cable TV, and gas) III
accordance with standards enforced by the
appropriate utility agency. All vaults, electric
transformers, cable TV boxes, blow-off valves,
structures, and other utility features shall be placed
underground and located behind the proposed
sidewalk within the public service easement, or
laced in landsca e areas and screened from ublic
30 of 44
89.
90.
91.
PW
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work Permit
Acceptance of
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
Acceptance of
Improvements
by City
Council
Public
Works
Public
Works
Public
Works
Public
Works
92.
VIew, unless otherwise approved by the City
Engineer. Conduit shall be under the public
sidewalk within the right of way to allow for street
tree planting. Utility plans showing the location of
all proposed utilities shall be shown on improvement
and landscape plans, and reviewed and approved by
the City Engineer/Public Works Director and
Community Development Director prior to
construction.
Temporary Fencing. Temporary Construction
fencing shall be installed along perimeter of all work
under construction to separate the construction
operation from the public. All construction activities
shall be confined to within the fenced area.
Construction materials and/or equipment shall not be
operated or stored outside of the fenced area or
within the public right-of-way unless approved in
advance by the City Engineer/Public Works
Director.
Construction Hours. Construction and grading
operations shall be limited to weekdays (Monday
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 6:00 p.m. The
Applicant/Developer may request permission to
work on Saturdays and/or holidays between the
hours of 8:30 am and 5:00 pm by submitting a
request form to the City Engineer no later than 5 :00
pm the prior Wednesday. Overtime inspection rates
will a I for all Saturda and/or holida work.
Construction Noise Management Program!
Construction Impact Reduction Plan. Applicant/
Developer shall conform to the following
Construction Noise Management Program!
Construction Impact Reduction Plan. The following
measures shall be taken to reduce construction
impacts:
a. Off-site truck traffic shall be routed as directly
as practical to and from the freeway (1-580) to
the job site. Primary route shall be from 1-580
to Tassajara Road. An Oversized Load Permit
shall be obtained from the City prior to hauling
of any oversized loads on City streets.
b. The construction site shall be watered at
regular intervals during all grading activities.
The frequency of watering should increase if
wind seeds exceed 15 miles er hour.
31 of 44
93.
94.
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During
Construction
and Prior to
Issuance of
Occupancy
Permit
PW
Acceptance of
Improvements
by City
Council
PW
During
Construction
and Prior to
Acceptance of
Improvements
by City
Council
Public
Works
Public
Works
Public
Works
tl'1-~ lt$
Watering should include all excavated and
graded areas and material to be transported off-
site. Use recycled or other non-potable water
resources where feasible.
c. Construction equipment shall not be left idling
while not in use.
d. Construction equipment shall be fitted with
noise muffling devices.
e. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
daily basis.
f. Excavation haul trucks shall use tarpaulins or
other effective covers.
g. Upon completion of construction, measures
shall be taken to reduce wind erosion.
Replanting and repaving should be completed
as soon as possible.
h. After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using
the following methods:
1. Inactive portions of the construction site
shall be seeded and watered until grass
growth is evident.
2. All portions of the site shall be
sufficiently watered to prevent dust.
3. On-site vehicle speed shall be limited to
15 mph.
4. Use of petroleum-based palliatives shall
meet the road oil requirements of the Air
Quality District. Non-petroleum based
tackifiers may be required by the City
Engineer.
1. The Department of Public Works shall handle
all dust complaints. The City Engineer may
require the services of an air quality consultant
to advise the City on the severity of the dust
problem and additional ways to mitigate impact
on residents, including temporarily halting
project construction. Dust concerns in
adjoining communities as well as the City of
Dublin shall be addressed. Control measures
shall be related to wind conditions. Air quality
monitoring of PM levels shall be provided as
required by the City Engineer.
J. Construction interference with regional non-
ro' ect traffic shall be minimized b :
32 of 44
95.
96.
97.
98.
1. Scheduling receipt of construction
materials to non-peak travel periods.
2. Routing construction traffic through
areas of least impact sensitivity.
3. Routing construction traffic to
minimize construction interference with
regional non-project traffic movement.
4. Limiting lane closures and detours to
off-peak travel periods.
5. Providing ride-share incentives for
contractor and subcontractor personnel.
k. Emissions control of on-site equipment shall be
minimized through a routine mandatory
ro am of low-emissions tune-u s.
Damage/Repairs. The Applicant/Developer shall
be responsible for the repair of any damaged
pavement, curb & gutter, sidewalk, or other public
street facility resulting from construction activities
associated with the develo ment of the ro' ect.
Fire Hydrants. The Applicant/Developer shall
construct all new fire hydrants in accordance with
the ACFD and City of Dublin requirements. Final
location of fire hydrants shall be approved by the
ACPD in accordance with current standards. Raised
blue reflectorized traffic markers shall be epoxied to
the center of the street 0 osite each h drant.
Graffiti. The Applicant/Developer and/or building
tenant(s) shall keep the site clear of graffiti
vandalism on a regular and continuous basis. Graffiti
resistant paint for the structures and film for
windows or lass shall be used whenever ossible.
Covenants, Conditions and Restrictions
(CC&Rs). A declaration of Covenants, Conditions,
and Restrictions to govern use and maintenance of
common areas and facilities shall be recorded. Said
declaration shall set forth the name of the declarant,
ownership of the private parking lots, the restrictions
on the use or enjoyment of any portion of the private
parking lots for maintenance and/or access, and any
rules and regulations of the project. Prior to
recordation, said CC&R document shall be reviewed
by the City for compliance with this Condition.
The CC&Rs shall address the following:
1. The CC&Rs shall ensure that there IS
ade uate rovision for the maintenance, III
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Acceptance of
Improvements
by City
Council
Public
Works
PW
Issuance of
Building
Permits
Public
Works
PW,PO, On-going Public
PL Works,
Police and
Planning
PW Occupancy of Public
the Parking Works
Garage
NO. C
99.
good repair and on a regular basis, of all
commonly used facilities. In the event that
any area falls into a state of disrepair or fails
to meet the performance standards
established by the CC&Rs, the City will have
the right but not the obligation to take
corrective measures and bill the owners for
the cost of such repair and corrective
maintenance work plus City overhead. The
Declaration shall specify that, as it pertains to
the maintenance of the above-listed items, it
cannot be materially amended without the
consent of the City.
2. Parcel 4 shall be for a parking garage
construction for the benefit of Parcels 1, 2
and 3.
3. Private parking lots shall be posted in
accordance with California Vehicle Code
Section 22658, Sections 1 and 2.
The above requirements shall be included in the
ro'ect CC&Rs.
Occupancy Permit Requirements. Prior to
issuance of an Occupancy Permit, the physical
condition of the project site shall meet minimum
health and safety standards including, but not limited
to the following:
a. The streets and walkways providing access to
each building shall be complete, as determined
by the City Engineer, to allow for safe,
unobstructed pedestrian and vehicle access to
and from the site.
b. All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
c. All street name signs and address numbers for
streets providing access to the buildings shall be
in place and visible.
d. Lighting for the streets and site shall be
adequate for safety and security. All streetlights
on streets providing access to the buildings shall
be energized and functioning. Exterior lighting
shall be provided for building entrances/exits
and pedestrian walkways. Security lighting
shall be provided as required by Dublin Police.
e. All construction equipment, materials, or on-
oin work shall be se arated from the ublic
34 of 44
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Issuance of
Occupancy
Permit
Public
Works
100.
101.
102.
by use of fencing, barricades, caution ribbon, or
other means approved by the City Engineer.
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
SI a e) shall be installed and full functional.
Trash Enclosure/Garbage Area. The proposed
trash enclosure shall be architecturally designed to
be compatible with the building. The enclosure shall
have a roof constructed of materials that are
architecturally compatible with the building. The
doors must be designed with self-closing gates that
can be locked closed and can also be held open with
pin locks during loading. All trash bins used for this
site shall be maintained within the trash bin
enclosure( s) at all times. An area drain shall be
installed within the trash enclosure with a
connection to the sanitary sewer system. In addition,
a hose bib shall be provided for convenient wash-
down of the trash enclosure.
Refuse Collection. The Applicant/ Developer shall
provide designated refuse collection areas for the
project, subject to approved by the appropriate solid
waste collection company prior to approval of
improvement plans. All refuse collection areas shall
be screened from public view and shall have roofs to
protect against rainwater intrusion and floor drains
connected to the sanitary sewer system to collect
runoff from periodic washdown.
The refuse collection service provider shall be
consulted to ensure that adequate space is provided
to accommodate collection and sorting of pertrucible
solid waste as well as source-separated recyclable
materials enerated b this ro' ect.
Required Permits. An encroachment permit from
the Public Works Department may be required for
any work done within the public right-of-way.
Developer shall obtain all permits required by other
agencies including, but not limited to Alameda
County Flood Control and Water Conservation
District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies
of the ermits to the Public Works De artment.
35 of 44
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Issuance of
Building
Permits
PW
Issuance of
Building
Permits
PW
Various
Times and
Prior to
Issuance of
Building
Permits
Public
Works
Public
Works
Public
Works
103.
During
Construction
PW
Archaeological Site. If archaeological materials are
encountered during construction, construction within
100 feet of these materials shall be halted until a
professional Archaeologist who is certified by the
Society of California Archaeology (SCA) or the
Society of Professional Archaeology (SOP A) has
had an opportunity to evaluate the significance ofthe
find and su est a ro riate miti ation measures.
Geographic Information System. The Applicant/
Developer shall provide a digital vectorized file of
the "master" files on floppy or CD of the
Improvement Plans to the Public Works Department
and DSRSD. Digital raster copIes are not
acceptable. The digital vectorized files shall be in
AutoCAD 14 or higher drawing format or ESRI
Shapefile format. Drawing units shall be decimal
with the precision of 0.00. All objects and entities in
layers shall be colored by layer and named in
English, although abbreviations are acceptable. All
submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California
State Plane, Zone III, and U.S. foot. Said submittal
shall be acce table to the Ci 's GIS Coordinator.
Public Improvements. All public improvements
constructed by Developer and to be dedicated to the
City are hereby identified as "public works" under
Labor Code section 1771 unless the Public Works
Director specifically determines otherwise III
writing. Accordingly, Developer, in constructing
such improvements, shall comply with the
Prevailing Wage Law (Labor Code. Sects. 1720 and
followin
ISI
Building Codes and Ordinances. Construction of
the parking garage shall conform to all building
codes and ordinances in effect at the time of building
ermit.
Building Permits for the Parking Garage. To
apply for building permits, the Applicant/Developer
shall submit eight (8) sets of construction plans for
the parking garage to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of the signed Resolution which
includes these Conditions of Approval. The
annotations shall clearly indicate how all Conditions
of A roval will or have been com lied with.
36 of 44
104.
PW
Acceptance of
Improvements
by City
Council
105.
PW
Acceptance of
Improvements
by City
Council
Public
Works
Public
Works
Public
Works
B
Building
Through
Completion
B
Issuance of
Building
Permits
107.
Building
108.
109.
110.
Construction plans will not be accepted without the
annotated Resolution attached to each set of plans.
The Applicant/Developer shall be responsible for
obtaining the approvals of all participating non-City
a encies rior to the issuance of build in ermits.
Construction Drawings for the Parking Garage.
Construction plans shall be fully dimensioned
(including building elevations) accurately drawn
(depicting all exiting 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.
Addressing. All addressing shall be reviewed and
approved through a Master Sign Program.
Addresses will be required on all doors leading to
the exterior of the building. Addresses shall be
illuminated and be able to be seen from the street, 5
inches in hei ht minimum.
Phased Occupancy Plan. If occupancy is requested
to occur in phases, then all physical improvements
within each phase shall be required to be completed
prior to occupancy of any buildings within that phase
except for items specifically excluded in an
approved Phased Occupancy Plan, or minor
handwork items, approved by the Community
Development Department. The Phased Occupancy
Plan shall be submitted to the Director's of
Community Development and Public Works for
review and approval a minimum of 45 days prior to
the request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all parcels
in each phase, and shall substantially conform to the
intent and purpose of the subdivision approval. No
individual building shall be occupied until the
adjoining area is finished, safe, accessible, and
provided with all reasonable expected services and
amenities, and separated from remaining additional
construction activity. Subject to approval of the
Community Development Director, the completion
of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of
the deferred landsca in and associated
37 of 44
B
Issuance of
Building
Permits
Building
B,PL
Occupancy
Building
B, PL, PW Occupancy of
any Affected
Building
Building
111.
112.
113.
114.
im rovements.
Temporary Fencing. Temporary Construction B
fencing shall be installed along perimeter of all work
under construction.
Green Building Guidelines. To the extent B, PW
practical, the Applicant/Developer shall incorporate
Green Building Measures. A Green Building Plan
shall be submitted to the Building Official for
reVIew.
Waste Management Plan. The B, PW
Applicant/Developer shall comply with the City of
Dublin Waste Management Plan Ordinance, Chapter
7.30 of the Dublin Munici al Code.
Electronic File. The Applicant/Developer shall B
submit all construction drawings and specifications
for this project in an electronic format to the
satisfaction of the Building Official prior to the
issuance of building permits. Additionally, all
revisions made to the building plans during the
project shall be incorporated into an "As Built"
electronic file and submitted prior to the issuance of
final occu anc .
Through
Completion
Issuance of
Grading/Site-
work Permit
and Through
Completion
Issuance of
Grading/Site-
work Permit
Issuance of
Building
Permits and
Issuance of
Final
Occupancy
Building
Building
DMC
7.30
Building
115.
Fire
116.
117.
Emergency Vehicle Access Easement Required. F
An emergency vehicle access easement is required
throu the site.
Automatic Sprinklers Required. Automatic F
sprinklers shall be provided throughout the building
as required by the Dublin Fire Code. If the building
has over 100 sprinklers, the system shall be monitored
b UL listed central station.
Emergency Vehicle Access During Construction. F
Emergency Vehicle Access lanes for the existing
building and the buildings under construction shall
be maintained at all times. All emergency vehicle
access roads (first lift of asphalt) and the public
water supply including all hydrants shall be in place
prior to vertical construction or combustible storage
on site. Fire apparatus roadways shall have a
minimum unobstructed width of 20 feet and an
unobstructed vertical clearance of not less than 13
feet 6 inches. Roadways under 36 feet wide shall be
posted with signs or shall have red curbs painted
with labels on one side; roadways under 28 feet wide
shall be posted with signs or shall have red curbs
ainted with labels on both sides of the street as
38 of 44
Occupancy
Occupancy
Combustible
Construction
or
Combustible
Storage On-
site
Fire
Fire
118.
follows: "NO STOPPING FIRE LANE - CVC
22500.1".
Addressing Required. All addressing shall be
reviewed and approved through a Master Sign
Program. Approved numbers or addresses shall be
placed on the building. The address shall be
positioned as to be plainly visible and legible from
the street or road fronting the property. Said
numbers shall contrast with their back ound.
Knox Key Box Required. Knox key boxes are
required at the main entrance to the building and at
the exterior entry to stairs (first floor stair doors) 4 or
more stories. The Knox box shall contain a key that
provides access to the building. Gates or barriers
shall meet the re uirements ofthe ACFD.
Uniform Building and Fire Code Compliance. The
garage shall comply with Uniform Building and Fire
Codes as ado ted b the City of Dublin.
IT
Emergency Vehicle Access During Construction.
Emergency Vehicle Access lanes for the existing
building and the buildings under construction shall
be maintained at all times. All emergency vehicle
access roads (first lift of asphalt) and the public
water supply including all hydrants shall be in place
prior to vertical construction or combustible storage
on site. Fire apparatus roadways shall have a
minimum unobstructed width of 20 feet and an
unobstructed vertical clearance of not less than 13
feet 6 inches. Roadways under 36 feet wide shall be
posted with signs or shall have red curbs painted
with labels on one side; roadways under 28 feet wide
shall be posted with signs or shall have red curbs
painted with labels on both sides of the street as
follows: "NO STOPPING FIRE LANE - CVC
22500.1".
Knox Key Box Required. Knox key boxes are
required at the main entrance to the building and at
the exterior entry to stairs 4 or more stories. The
Knox box shall contain a key that provides access to
the building. Gates or barriers shall meet the
re uirements ofthe ACFD.
Addressing Required. All addressing shall be
reviewed and approved through a Master Sign
Program. Approved numbers or addresses shall be
laced on the buildin. The address shall be
39 of 44
119.
120.
121.
122.
123.
F, PL
F
F
F
F
F,PL
Occupancy of
any Affected
Building
Occupancy of
any Affected
Building
Through
Completion
Combustible
Construction
or
Combustible
Storage On-
site
Occupancy of
any Affected
Building
Occupancy of
any Affected
Building
Fire
Fire
Fire
Fire
Fire
Fire
positioned as to be plainly visible and legible from
the street or road fronting the property. Said
numbers shall contrast with their back ound.
124. Uniform Building and Fire Code Compliance. The
hospital shall comply with the Uniform Fire Code as
adopted by the City of Dublin for emergency vehicle
access, Knox boxes, fire flow and h drant locations.
DUBLIN PO
125. Non-Residential Security Ordinance. The
Applicant! Developer shall comply with all applicable
City of Dublin Non-Residential Security Ordinance
requirements.
F
Through
Completion
Fire
126. Emergency Telephones. Emergency telephones
shall be placed within the parking garage III
accordance with DMC 97.32.230(h)(3). The
locations of emergency telephones shall be noted on
the lans.
127. Parking Garage Compliance. The parking garage
shall meet all requirements set forth in DMC
97.32.230(h)(1).
128. Parking Garage Lighting. A photometric plan
shall be submitted demonstrating that the lighting
levels in the parking garage meet the requirements of
DMC 97.32.230(c 10.
129. Parking Garage Ceilings. The parking garage
ceilings shall be painted white to reflect light. A
notation shall be included on the plans to this effect.
130. Closed Circuit Television (CCTV). On-site CCTV
surveillance cameras shall be installed in the parking
garage. Monitoring of video-taping shall be the
responsibility of the property manager. The
locations of cameras shall be noted on the lans.
131. Security Gates. Any security gates installed within
the parking garage shall allow for emergency access
by police, fire and ambulances using a keypad that
can be accessed from the driver's window of the
emer enc vehicle.
132. Lighting Requirements. Lighting is required over
exterior entrances/doors including the service area.
Exterior Ii tin used after da Ii t hours shall be
40 of 44
PO,B,
PW
PO,B
PO,B
PO,B
PO,B
PO,B
PO,B
PO,B,
PW
Issuance of
Building
Permits,
Grading and
Site-work
Permit and
On- oin
Issuance of
Building
Permits and
Occupancy
Issuance of
Building
Permits and
Occu anc
Issuance of
Building
Permits
Issuance of
Building
Permits and
Occu anc
Issuance of
Building
Permits and
Occupancy
Issuance of
Building
Permits and
Occupancy
Issuance of
Building
Permits,
DMC
7.32.230
DMC
7.32.230
DMC
7.32.230
DMC
7.32.230
Police
Police
Police
Police
133.
adequate to provide for security needs. A lighting
plan shall be submitted for review approval. The
lighting plan shall provide a photometric readout with
foot-candles lotted on the site.
Vandal Resistant Lighting. Vandal resistant covers
shall be utilized to protect all exterior lighting devices.
134.
Addressing. All addressing shall be reviewed and
approved through a Master Sign Program.
Addressing, including suite designation and building
numbers shall be visible from the approaches to the
buildin .
Employee Exit Doors. Employee exit doors and
doors to the rear of tenant spaces shall be equipped
with 180-degree viewers if there is not a burglary
resistant window panel in the door from which to
scan the exterior.
Parking Entrances. All entrances to the parking
areas shall be posted with appropriate signs per Sec.
22658(A) of the California Vehicle Code and City of
Dublin Ordinance 55-87, Sec.20 and listing the
Dublin Police Dept. Dispatch phone number 925
462-1212, to assist in removing vehicles at the
ro ert owner's/ mana er's re uest.
Theft Prevention and Security. The Applicant
shall work with the Dublin Police on an ongoing
basis to establish an effective theft prevention and
secun ro am.
Diagrammatic Map. A Diagrammatic Map shall be
installed at the complex entrances. The Map shall be
submitted for review and approval in conjunction
with a Master Si Pro am.
Security During Construction. The construction
site shall be fenced and locked at all times when
workers are not present. A temporary address sign
of sufficient size and color contrast to be seen during
night time hours with existing street lighting is to be
posted on the Dublin Blvd. and Tassajara Rd.
perimeter. The Applicant/Developer shall file a
Dublin Police Emergency Contact Business Card
prior to any phase of construction that will provide
24 hour hone contact numbers of ersons
41 of 44
135.
136.
137.
138.
139.
PO,B,
PW
PO, B, PL
PO,B
PO,B
PO
PO, B, PL
PO
Grading and
Site-work
Permit and
Occu anc
Issuance of
Building
Permits,
Grading and
Site-work
Permit and
Occu anc
Issuance of
Building
Permits and
Occupancy
Issuance of
Building
Permits and
Occupancy
Issuance of
Building
Permits and
Occupancy
On-going
Issuance of
Building
Permits and
Occu ancy
Through
Completion
Police
Police
Police
Police
Police
Police
Police
responsible for the construction site. Good security
practices shall be followed with respect to storage of
building materials and storage of tools at the
construction site.
ISTRICI S
Prior to issuance of any building permit, complete
improvement plans shall be submitted to DSRSD
that conform to the requirements of the Dublin San
Ramon Services District Code, the DSRSD
"Standard Procedures, Specifications and Drawings
for Design and Installation of Water and Wastewater
Facilities", all applicable DSRSD Master Plans and
all DSRSD olicies.
All mains shall be sized to provide sufficient
capacity to accommodate future flow demands in
addition to each development project's demand.
Layout and sizing of mains shall be in conformance
with DSRSD uti lit master lannin .
Sewers shall be designed to operate by 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.
The DSRSD reserves the right to require payment of
present worth 20 year maintenance costs as well as
other conditions within a separate agreement with
the applicant for any project that requires a pumping
station.
Domestic and fire protection 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
en Illeenn ractice.
DSRSD policy requires 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.
140.
141.
142.
143.
144.
42 of 44
DSR
Issuance of
any building
permit
DSR
Issuance of
any building
permit
DSR
Issuance of
any building
permit
DSR
Issuance of
any building
permit
DSR
Issuance of
any building
permit
DSRSD
DSRSD
DSRSD
DSRSD
145.
146.
147.
148.
149.
150.
151.
Prior to approval by the City of a grading permit or a
site development permit, the locations and widths of
all proposed easement dedications for water and
sewer lines shall be submitted to and approved by
DSRSD.
All easement dedications for DSRSD facilities shall
be by separate instrument irrevocably offered to
DSRSD or b offer of dedication on the Final Ma .
Deleted.
Prior to issuance by the City of any Building Permit
or Construction Permit by the Dublin San Ramon
Services District, whichever 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.
Prior to issuance by the City of any Building Permit
or Construction Permit by the Dublin San Ramon
Services District, 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 for
SI ature b the District En ineer.
No sewer line or waterline construction shall be
permitted unless the proper utility construction
permit has been issued by DSRSD. A construction
permit will only be issued after all of the items in
Condition No. 148 have been satisfied.
The Applicant/Developer shall 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 ro ' ect.
43 of 44
DSR
DSR
DSR
DSR
DSR
DSR
Issuance of a
grading
permit
Issuance of
any building
ermit
Issuance of
any building
permit by the
City or
construction
permit by
DSRSD
Issuance of
any building
permit by the
City or
construction
permit by
DSRSD
Issuance of
construction
permit
On-going
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
DSRSD
'i~
152.
Improvement plans shall include recycled water
improvements as required by DSRSD. Services for
landscape irrigation shall connect to recycled water
mains. Applicant must obtain a copy of the DSRSD
Recycled Water Use Guidelines and conform to the
re uirements therein.
DSR
Final DSRSD
Landscape
Plan Approval
PASSED, APPROVED AND ADOPTED this 15th day of May 2007 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2006\06-026 Dublin Gateway Bldg 3 Mod\Public Hearing Documents\CC\CC Reso CUP SDR_done,doc
44 of 44
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