HomeMy WebLinkAbout6.1 Attachment 1 - Resolution Approving Site Development Review PermitAttachment 1
RESOLUTION NO. 21-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR THE AMADOR STATION
PROJECT ON GOLDEN GATE DRIVE IN DOWNTOWN DUBLIN
APNS:941-2842-004-00 AND 941-2842-002-00
PLPA-2021-00019
WHEREAS, the Applicant, BRIDGE Housing is seeking to develop a 3.6-acre vacant
site located on Golden Gate Drive adjacent to the West Dublin/Pleasanton BART Station
within the Downtown Dublin Specific Plan Transit-Oriented District. The proposed project
consists of 300 affordable residential units in two separate buildings that would be constructed
in two phases of 136 units and 164 units, and includes ground floor retail, amenity space, and
parking; and
WHEREAS,the 300 residential units and 2,200 square feet of retail in the collective
project are permitted in the Transit-Oriented District of the Downtown Dublin Specific Plan;
and
WHEREAS,pursuant to the requirements of the California Environmental Quality Act
(CEQA), a Final Environmental Impact Report (State Clearinghouse No. 2010022005) was
prepared for the Downtown Dublin Specific Plan and certified by the City Council on February
1, 2011 (Resolution No. 08-11); and
WHEREAS, the project is located within the Transit-Oriented District of the Downtown
Dublin Specific Plan (DDSP), which was the subject of an Environmental Impact Report (EIR),
State Clearinghouse number 20100022005. The DDSP Final EIR was certified by City
Council Resolution No. 08-11 on February 1, 2011 (DDSP EIR); and
WHEREAS,the DDSP EIR and subsequent Addendums analyzed development of
approximately 2.2 million square feet of non-residential development and 2,500 residential
dwelling units and the project’s 300 units are within the already contemplated residential
development activity in the DDSP; and
WHEREAS, the project was examined to determine if any of the standards contained
in CEQA Guidelines Section 15162 requiring preparation of supplemental environmental
review would be met. The analysis concluded that the project is within the scope of
development analyzed by the DDSP EIR and subsequent Addendums; the proposed
residential development is exempt from further environmental review under Government Code
Section 65457 and CEQA Guidelines Section 15182. In addition, under CEQA Guidelines
Section 15168, this residential project is in conformity with the DDSP and within the scope of
the project analyzed in the DDSP EIR and, therefore, no further CEQA review or document is
required; and
WHEREAS, a Staff Report, dated August 10, 2021, and incorporated herein by
reference, described and analyzed the proposed Amador Station Project, including the Site
Development Review Permit application; and
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WHEREAS, the Planning Commission held a properly noticed public hearing on the
Amador Station Project on August 10, 2021, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission does
hereby make the following findings and determinations regarding the Site Development
Review Permit:
A.The proposal is consistent with the purposes of Chapter 8.104 of the Zoning
Ordinance, with the General Plan and any applicable Specific Plans and design
guidelines because: 1) the project is compatible with the architectural character and
scale of development in the immediate area in which the proposed project is to be
located; 2) the project is utilizing traditional building forms with contemporary, high-
quality materials and finishes in compliance with the design guidelines of the DDSP; 3)
the project will provide affordable housing opportunities in an area where the City of
Dublin has made efforts to incentivize higher-density housing; 4) the proposed project
also supports the more specific vision for the Transit-Oriented District to encourage the
development of the area with land uses that support and complement transit uses,
particularly the West Dublin/Pleasanton BART Station; and 5) the project is consistent
with the General Plan land use designation of DDSP – Transit-Oriented District.
B.The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1)
the project contributes to the orderly, attractive, and harmonious site and architectural
development that is compatible with the architectural style, intensity of development –
either in place or approved for future development, and context of surrounding and
adjacent properties; and 2) the project complies with the development standards of the
Downtown Dublin zoning district, as outlined in the DDSP.
C.The design of the project is appropriate to the City, the vicinity, surrounding properties,
and the lot in which the project is proposed because: 1) the project is consistent with
the DDSP in that it provides additional housing opportunities in close proximity to the
West Dublin/Pleasanton BART Station; 2) the size and mass of the proposed buildings
are consistent with other residential development in the immediate vicinity and in
compliance with the minimum and maximum development density/intensity permitted;
3) the development of the subject property is an important incremental change to
advance the vision of the DDSP to make Downtown Dublin a vibrant and dynamic
mixed-use center; and 4) the proposed buildings in conjunction with the completion of
the property’s frontage along Golden Gate Drive will provide a more complete street
scene.
D.The subject site is suitable for the type and intensity of the approved development
because: 1) the project provides residential development in an area that can support
residential uses; 2) the project is consistent with the Downtown Dublin zoning district in
which it is located; 3) the project site will be fully served by a network of existing and
planned infrastructure of public roadways, services, and facilities; and 4) the proposed
project meets all of the development standards established to regulate development in
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the DDSP Transit-Oriented District and are consistent and compatible with other
residential development projects in the immediate vicinity.
E.Impacts to existing slopes and topographic features are addressed because: 1) the
project site is generally flat; and 2) landscaping along Golden Gate Drive, Entry Drive
and throughout the project will be complete.
F.Architectural considerations including the character, scale and quality of the design,
site layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) the project provides a high degree of design
and landscaping to provide a unique, urban, contemporary-themed housing opportunity
in the DDSP; 2) the structures reflect the architectural styles and development
standards for other higher-density residential projects within the DDSP; 3) the materials
proposed will be high-quality and long-lasting; 4) the colors and materials proposed are
appropriate to the contemporary architectural design proposed for the project and
complementary to other buildings in the project vicinity; 5) the architectural style and
materials will be consistent and compatible with the contemporary architectural style,
colors, and materials being utilized on other multi-family projects in the immediate
vicinity; 6) the project is utilizing traditional building forms with contemporary, high-
quality materials and finishes in compliance with the design guidelines of the DDSP;
and 7) the size and scale of the development will be similar to multi-family projects in
the immediate project vicinity.
G.Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment for
the public because: 1) all perimeter landscaping, streetscape enhancements, fences,
and hardscape are proposed for construction in accordance with the DDSP; 2) the
project perimeter and interior landscaping are consistent with other developments in
the vicinity; and 3) the project will conform to the requirements of the City’s Water
Efficient Landscape Ordinance.
H.The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) all infrastructure including streets,
sidewalks, and street lighting are proposed for construction in accordance with the
project plans and have been reviewed for safety and adequate circulation; and 2)
development of this project will include frontage improvements along Golden Gate
Drive and Entry Drive to City standards including Complete Streets so that all modes of
transportation are supported and ensuring the safe use of these facilities.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin
hereby approves the Site Development Review Permit for the Amador Station Project, subject
to the conditions included below, and in accordance with the Project Plans, incorporated
herein by reference and attached as Exhibit A to this Resolution.
CONDITION TEXT RESPON.
AGENCY
WHEN REQ’D
Prior to:
GENERAL
1.Approval. This Site Development Review Permit
approval is for the Amador Station Project (PLPA-2021-PL On-going
30
00019). This approval shall be as generally depicted and
indicated on the project plans prepared by KTGY dated
received July 14, 2021, attached as Exhibit A, and other
plans, text, and diagrams relating to this Site
Development Review Permit, unless modified by the
Conditions of Approval contained herein.
2.Permit Expiration. Construction shall commence within
one (1) year of the effective date of this Site Development
Review Permit or the Permit shall lapse and become null
and void. If there is a dispute as to whether the Permit
has expired, the City may hold a noticed public hearing to
determine the matter. Such a determination may be
processed concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires, a new
application must be made and processed according to the
requirements of the Zoning Ordinance.
PL One Year After
Effective Date
3.Time Extension. The Community Development Director
may grant an extension of the approval for a period not to
exceed twelve (12) months, upon the Applicant’s written
request prior to expiration, and the determination that all
Conditions of Approval remain adequate and all
applicable findings of approval will continue to be met.
PL Expiration Date
4.Effective Date. This Site Development Review Permit
approval shall become effective only after the Community
Benefit Agreement and associated Affordable Housing
Assistance Agreement(s) for the project are approved by
the City Council. If the Community Benefit Agreement
and Affordable Housing Assistance Agreement(s) are not
approved, the Site Development Review Permit approval
shall become null and void.
PL On-going
5.Revocation of Permit. The Site Development Review
Permit approval shall be revocable for cause in
accordance with Dublin Municipal Code Section
8.96.020.I. Any violation of the terms or conditions of this
permit shall be subject to citation.
PL On-going
6.Compliance. Applicant/Developer shall comply with the
Subdivision Map Act, the City of Dublin Subdivision and
Zoning Ordinances, City of Dublin Title 7 Public Works
Ordinance, which includes the Grading Ordinance, the
City of Dublin Public Works Standards and Policies, the
most current requirements of the State Code Title 24 and
the Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit
issuance. All public improvements constructed by
Developer and to be dedicated to the City are hereby
identified as “public works” under Labor Code section
1771. Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing Wage Law
(Labor Code. Sects. 1720 and following).
PL, PW On-going
7.Requirements and Standard Conditions. Applicant/
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department,
Dublin Building and Safety Division, Dublin Police
Services, Alameda County Flood Control and Water
Conservation District (Zone 7), Livermore Amador Valley
Various Building Permit
Issuance
31
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District, Bay Area Rapid Transit 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 agency or department to the
Planning Division, indicating that all applicable conditions
required have been or will be met.
8.Required Permits. Applicant/Developer shall obtain all
permits required by other agencies which may include,
but are not limited, to Alameda County Environmental
Health, Alameda County Flood Control and Water
Conservation District (Zone 7), California Department of
Fish and Wildlife, Army Corps of Engineers, Regional
Water Quality Control Board, Caltrans, or other
regional/state agencies as required by law, as applicable.
Copies of the permits shall be provided to the Public
Works Department.
PW Building Permit
Issuance
9.Fees. Applicant/Developer shall pay all applicable fees in
effect at the time of building permit issuance, including,
but not limited to: Planning fees; Building fees; Dublin
San Ramon Services District fees; Public Facilities fees;
City of Dublin Fire fees; Noise Mitigation fees;
Inclusionary House In-Lieu fees; and Alameda County
Flood and Water Conservation fees.
Various
Grading Permit
and/or Building
Permit Issuance
10.Indemnification.Applicant/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; provided, however, that the
Applicant’s/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying the Applicant/Developer of any said claim,
action, or proceeding and the City's full cooperation in the
defense of such actions or proceedings.
ADM On-going
11.Clarification of Conditions.In the event that there
needs to be clarification to the Conditions of Approval, the
Director of Community Development and the City
Engineer have the authority to clarify the intent of these
Conditions of Approval to the Applicant/Developer without
going to a public hearing. The Director of Community
Development and the City Engineer also have the
authority to make minor modifications to these conditions
without going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
PL/PW On-going
12.Clean-up. Applicant/Developer shall be responsible for PL On-going
32
clean-up and disposal of project related trash to maintain
a safe, clean, and litter-free site.
13.Modifications. Modifications or changes to this Site
Development Review Permit approval may be considered
by the Community Development Director in compliance
with Dublin Municipal Code Chapter 8.104.
PL On-going
14.Controlling Activities. Applicant/Developer shall control
all activities on the project site so as not to create a
nuisance to the existing or surrounding businesses and
residences.
PL On-going
15.Accessory Structures. The use of any accessory
structures, such as storage sheds or trailer/container units
used for storage or for any other purpose during
construction, shall not be allowed on the site at any time
unless a Temporary Use Permit is applied for and
approved.
PL Establishment of
Temporary Use
PLANNING DIVISION -PROJECT SPECIFIC CONDITIONS
16.Equipment Screening. All electrical, fire risers and/or
mechanical equipment shall be screened from public
view. Any roof-mounted equipment shall be completely
screened from view by materials architecturally
compatible with the building to the satisfaction of the
Community Development Director. Building permit plans
shall show the location of all equipment and screening for
review and approval of the Director of Community
Development.
PL
Building Permit
Issuance
and
On-going
17.BART Plaza. Applicant/Developer shall be responsible
for the construction of the proposed BART Plaza. Final
design shall be subject to review and acceptance by the
Community Development Director and/or Public Works
Director.
PL Final Occupancy
of Phase A
18.Parking Requirement. The number of required parking
spaces is subject to Density Bonus Law and the parking
analysis prepared by CHS Consulting dated June 15,
2021.
PL Building Permit
Issuance
19.Sound Attenuation. The project shall comply with the
sound attenuation measures recommended in the
Acoustical Assessment dated July 2021 prepared by
Kimley Horn and Associates.
PL Building Permit
Issuance
20.Community Benefit Agreement.Applicant/Developer
shall meet all obligations and requirements of the
Community Benefit Agreement and associated Affordable
Housing Assistance Agreement(s) for the project.
PL Building Permit
Issuance
21.Golden Gate Drive Frontage.The street setback along
the City frontage of Golden Gate Drive shall be improved
as an extension of the public sidewalk and shall be
accessible to the public through an established easement.
PL Building Permit
Issuance
22.Final Building and Site Development Plans shall be
reviewed and approved by the Community Development
Department staff prior to the issuance of a building permit.
All such plans shall insure:
a.That standard residential security requirements as
established by the Dublin Police Department are
provided.
PL Building Permit
Issuance
33
b.That ramps, special parking spaces, signing, and
other appropriate physical features for the disabled,
are provided throughout the site for all publicly used
facilities.
c.That exterior lighting of the building and site is not
directed onto adjacent properties and the light source
is shielded from direct off-site viewing.
d.That all mechanical equipment, including air
conditioning condensers, electrical and gas meters,
are architecturally screened from view, and that
electrical transformers are either underground or
architecturally screened.
e.That all vents, gutters, downspouts, flashings, etc.,
are painted to match the color of adjacent surface.
f.That all materials and colors are as approved by the
Community Development Department. Once
constructed or installed, all improvements shall be
maintained in accordance with the approved plans.
Any changes, which affect the exterior character,
shall be resubmitted to the Community Development
Department for approval.
g.That all exterior architectural elements not detailed on
the plans are finished in a style and in materials in
harmony with the exterior of the building. All
materials shall wrap to the inside corners and
terminate at a perpendicular wall plane.
h. That all other public agencies that require review of
the project are supplied with copies of the final
building and site plans and that compliance is
obtained with at least their minimum code
requirements.
LANDSCAPING
23.Final Landscape and Irrigation Plans. Final landscape
plans, irrigation system plans, tree preservation
techniques, and guarantees shall be reviewed and
approved by the Planning Division prior to the issuance of
the building permit. All such submittals shall be reviewed
and approved by the City Engineer and the Community
Development Director. Plans shall be generally consistent
with the Preliminary Landscape drawings included in the
Project Plans (Exhibit A), except as modified by the
Conditions of Approval listed below or as required by the
Community Development Director to address specific site
constraints or conditions. The Final Landscape Plans
shall insure:
a. That plant material is utilized which will be capable of
healthy growth within the given range of soil and
climate.
b. That proposed landscape screening is of a height and
density so that it provides a positive visual impact
within three years from the time of planting.
PL
Landscape Plan
Approval and
Installation
34
c. That unless unusual circumstances prevail, all trees
on the site shall be a minimum of 15 gallons in size.
All trees that are on the exterior building perimeter
shall be 24-inch box minimum, with at least 30% at 36-
inch box or greater. All shrubs shall be five gallon
minimum.
d. That a plan for an automatic irrigation system be
provided which assures that all plants get adequate
water. In unusual circumstances, and if approved by
Staff, a manual or quick coupler system may be used.
e. That concrete curbing is used at the edges of all
planters and paving surfaces where applicable.
f.That all cut and fill slopes conform to the conditions
detailed in the Site Development Review packet.
g. That a guarantee from the owners or contractors is
required guaranteeing all shrubs and ground cover, all
trees, and the irrigation system for one year.
h. That a permanent maintenance agreement on all
landscaping will be required from the owner insuring
regular irrigation, fertilization and weed abatement, if
applicable.
24.Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls)
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and the
general public surveillance capabilities of the area.
PL On-going
25.Plant Clearances. All trees planted shall meet the
following clearances:
a. Six feet from the face of building walls or roof eaves.
b. Seven feet from fire hydrants, storm drains, sanitary
sewers and/or gas lines.
c. Five feet from top of wing of driveways, mailboxes,
water, telephone and/or electrical mains
d. Fifteen feet from stop signs, street or curb sign
returns.
e. Fifteen feet from either side of street lights.
PL
Landscape Plan
Approval and
Installation
26.Landscaping. Applicant/Developer shall construct all
landscaping within the site and along the project frontage. PL, PW
Landscape Plan
Approval and
Installation
27.Backflow Prevention Devices. The Landscape Plan
shall show the location of all backflow prevention devises.
The location and screening of the backflow prevention
devices shall be reviewed and approved by Community
Development Department Staff.
PL, PW, F
Landscape Plan
Approval and
Installation
28.Root Barriers and Tree Staking. The Landscape Plan
shall provide details showing root barriers and tree
staking will be installed which meet current City
specifications.
PL, PW
Landscape Plan
Approval and
Installation
35
29.Water Efficient Landscaping Ordinance.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.PL, PW
Landscape Plan
Approval and
Installation
DOWNTOWN DUBLIN SPECIFIC PLAN MITIGATION MEASURES
30.Mitigation Monitoring Program. Applicant/ Developer
shall comply with the Downtown Dublin Specific Plan
(DDSP) Final Environmental Impact Report (EIR) certified
by City Council Resolution No. 08-11, including all
mitigation measures, action programs, and
implementation measures contained therein. The EIR is
on file with the Community Development Department.
Project specific mitigation measures are provided in
Conditions of Approval 30-33.
PL
Building Permit
and/or Grading
Permit Issuance
31.Mitigation Measure 3.3-1. Project applicants shall
consult with a registered geotechnical engineer to prepare
a design level geotechnical report that addresses the
affects [sic] of seismic ground shaking and includes a
quantitative evaluation of liquefaction and liquefaction-
induced lateral spreading for future development in the
DDSP project area. The design level geotechnical report
shall specify foundations and structural elements that are
designed to resist forces and potential ground settlement
for liquefaction and lateral spreading. This report shall be
submitted in conjunction with a building permit application.
PL Building Permit
Issuance
32.Mitigation Measure 3.4-2. Future development or
substantial redevelopment within the project area shall
prepare a Phase I Environmental Site Assessment to
determine whether or not a particular development site
contains any hazardous materials as a result of historic
contamination within the project area subject to review
and approval by the City of Dublin. In the event that the
Phase I recommends subsequent testing, the potential
health risks shall be evaluated and a work plan prepared
to remediate the soil and/or groundwater in accordance
with all applicable federal, state, and local regulations.
This assessment shall be submitted to the City in
conjunction with the building and grading/site work permit
and shall be found acceptable by the City prior to ground
disturbance.
PL Building Permit
Issuance
33.Mitigation Measure 3.5-1a. Prior to issuance of grading
permit, the project proponent shall file a Notice of Intent
as required by Regional Water Quality Control Board
regarding storm water discharges associated with
construction activities. Upon completion of construction
activities, a Notice of Termination shall be filed.
Mitigation Measure 3.5-1b. Prior to issuance of any
building or grading permits, a Storm Water Pollution
Prevention Plan (SWPPP) shall be prepared by the
PL/PW Site Work
(Grading) Permit
36
project contractors and submitted to the Regional Water
Quality Control Board for review and comment and to the
City of Dublin in conjunction with the Building/Grading/Site
work permit and shall be found to be acceptable by the
City prior to ground disturbance. The SWPPP shall be
prepared to Regional Water Quality Control Board
standards and Alameda Countywide Clean Water
Program requirements, and shall identify erosion
minimization and control provisions, pollution detection
provisions, and pollution elimination/ minimization
provisions appropriate to the development project and its
site for construction and post-construction activities. The
SWPPP shall include best available technology,
engineering, and design solutions such as the use of silt
screens, hay bales, modern trash screens, energy
dissipaters, and/or absorbent devices. Stormwater runoff
water quality monitoring procedures shall be clearly
detailed in the SWPPP.
34.Mitigation Measure 3.7-1a. Project applicants within the
project area shall prepare a construction noise
management plan that identifies measures to be taken to
minimize construction noise on surrounding sensitive
receptors (e.g., residential uses and schools) and
includes specific noise management measures to be
included into project plans and specifications subject to
review and approval by the City. These measures shall
include, but are not be limited to the following:
Construction activities, including the maintenance and
warming of equipment, shall be limited to Monday
through Friday, and non-City holidays, between the
hours of 7:30 AM and 5:30 PM except as otherwise
approved by the City Engineer.
All construction equipment shall be equipped with
mufflers and sound control devices (e.g., intake
silencers and noise shrouds) no less effective than
those provided on the original equipment and no
equipment shall have an un-muffled exhaust.
The City shall require that the contractor maintain and
tune-up all construction equipment to minimize noise
emissions.
Stationary equipment shall be placed so as to
maintain the greatest possible distance to the
sensitive receptors.
All equipment servicing shall be performed so as to
maintain the greatest possible distance to the
sensitive receptors.
The construction contractor shall provide an on-site
name and telephone number of a contact person. In
the event that construction noise is intrusive to an
educational process, the construction liaison will
revise the construction schedule to preserve the
learning environment.
PL/PW Building Permit
Issuance
37
Select demolition methods to minimize vibration,
where possible (e.g., sawing masonry into sections
rather than demolishing it by pavement breakers).
Mitigation Measure 3.7-1b. Should the proposed project
require off-site import/export of fill material during
construction, trucks shall utilize a route that is least
disruptive to sensitive receptors, preferably major
roadways (Interstate 580, Interstate 680, San Ramon
Road, Dublin Boulevard, and Amador Valley Boulevard).
Construction trucks should, to the extent practical, avoid
the weekday and Saturday a.m. and p.m. peak hours
(7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m.).
BUILDING & SAFETY DIVISION
35.Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
B Through
Completion
36.Construction Drawings. Construction plans shall be
fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed
conditions on site) and prepared and signed by a
California licensed architect or engineer. All structural
calculations shall be prepared and signed by a California
licensed architect or engineer. The site plan, landscape
plans and details shall be consistent with each other.
B Issuance of
Building Permits
37.Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings and
specifications for plan check. An annotated copy of these
Conditions of Approval shall be included in the submittal.
The notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction
plans will not be accepted without the annotated
resolutions. Applicant/Developer will be responsible for
obtaining the approvals of all non-City agencies prior to
the issuance of building permits.
B Issuance of
Building Permits
38.As-Built Drawings. All revisions made to the building
plans during the project shall be incorporated into an “As
Built” electronic file and submitted prior to the issuance of
the final occupancy.
B Occupancy
39.Addressing.
a.A site plan shall be provided with the City of
Dublin’s address grid overlaid on the plans (1 to 30
scale). All exterior door openings (front, rear, garage,
etc.) shall be highlighted on the site plan. The site
plan shall include a single large format page showing
the entire project and individual sheets for each
neighborhood. See address application for additional
information. Application and plans shall be submitted
electronically.
b.A plan for display of addresses shall be provided.
The Chief Building Official shall approve the plan prior
to issuance of the first building permit.
c.Address signage shall be provided as per the
Dublin Residential Security Code.
d.Exterior address numbers shall be backlight and
B
Release of
Addresses
Issuance of
Building
Permits
Occupancy of
any Unit
Issuance of
Building Permits
38
be posted in such a way that they may be seen from
the street.
and Through
Completion
40.Engineer Observation. The Engineer of Record shall be
retained to provide observation services for all
components of the lateral and vertical design of the
building, including nailing, hold-downs, straps, shear, roof
diaphragm and structural frame of building. A written
report shall be submitted to the City Inspector prior to
scheduling the final frame inspection.
B
Scheduling the
Final Frame
Inspection
41.Foundation. Geotechnical Engineer for the soils report
shall review and approve the foundation design. A letter
shall be submitted to the Building and Safety Division on
the approval.
B Issuance of
Building Permits
42.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 Director.
The Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public Works
for review and approval a minimum of 90 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 landscaping and associated
improvements.
B
Occupancy of
any Affected
Building
43.Retaining Walls. All retaining walls over 30 inches in
height and adjacent to a walkway shall be provided with
guardrails. All retaining walls with a surcharge or
retaining walls over 36 inches in height shall obtain
permits and inspections from the Building and Safety
Division.
B Through
Completion
44.Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view with
materials compatible to the main building. Units shall be
permanently installed on concrete pads or other non-
movable materials approved by the Chief Building Official
and Community Development Director.
B Occupancy of
Building
45.Temporary Fencing. Temporary construction fencing
shall be installed along the perimeter of all work under
construction.
B Through
Completion
39
46.Cool Roofs –CA Energy Code. Flat roof areas shall
have their roofing material coated with light colored gravel
or painted with light colored or reflective material
designed for cool roofs.
B Through
Completion
47.Parking. The required number of parking stalls, and the
design and location of the accessible parking stalls shall
be as required by the CA Building Code.
The design and number of clean air/EV ready stalls shall
be as required by the CA Green Building Standards Code.
B Through
Completion
48.Accessory Structures. Building permits are required for
all trash enclosures and associated amenities/structures
and are required to meet the accessibility and building
codes.
B Through
Completion
49.Emergency Access –Vehicle Gates. Private roads and
parking areas or structures controlled by unmanned
mechanical parking type gates shall be provided with
police emergency access by Opticom LED Emitter and
the gate access code for distribution to emergency
responders.
The control box for the code device shall be mounted on a
control pedestal consisting of a metal post/pipe, which
shall be installed at a height of 36 to 42 inches to the
center of the keypad and a minimum of 15 feet (4.6m)
from the entry/exit gate. It shall be located on the driver’s
side of the road or driveway and accessible in such a
manner as to not require a person to exit their vehicle to
reach it, nor to drive on the wrong side of the road or
driveway, nor to require any back-up movements in order
to enter/exit the gate.
The gate access devices shall be designed and installed
to allow for entry through the vehicular gate under three
different and unique situations:
a.The system is in services and under normal
operations.
b.A power failure has occurred and battery powered
convenience open systems are employed.
c.A power failure has occurred and the convenience
open system has failed (dead or low charged battery).
Pedestrian Gates. All lockable pedestrian gates to
residential neighborhoods serving six (6) or more
dwellings units shall provide for emergency access
utilizing an approved key switch device or approved
Knoxbox, which shall be installed in a manner approved
by the Chief Building Official.
B
Occupancy and
Through the Life
of the Project
50.+Recreation Centers. Building permits are required for all
recreation centers, swimming pools, spas, and associated
amenities, and are required to meet the accessibility and
building codes. Pool and deck areas shall be considered
conceptual in nature only; items such as exiting and
permit requirements shall be reviewed during the
B Through
Completion
40
permitting process.
51.Standards for Construction Site Fire Safety.
Applicant/Developer shall provide a Fire Protection Plan
(FPP) conforming to the City’s policy on providing
minimum safeguards for new building construction.
B Issuance of
Building Permits
52.Copies of Approved Plans.Within 30 days of issuance,
Applicant/Developer shall provide City with one reduced
(1/2 size) copy of the City of Dublin stamped approved
plan.
B
30 days After
Permit and Each
Revision
Issuance
53.Removal of No Build Easement. Prior to issuance of a
building permit for the westerly building, the existing no
build easement shall be removed. Proof of recording of
the removal shall be submitted to the City for review and
acceptance.
B Issuance of
Building Permits
54.Funding Source. Plans submitted for building permits
shall list the funding source for the project (private vs.
public).
B Issuance of
Building Permits
FIRE DEPARTMENT
55.No fire service lines shall pass beneath buildings.
F
Approval of
Improvement
Plans
56.New Fire Sprinkler System and Monitoring
Requirements. In accordance with the Dublin Fire Code,
fire sprinklers shall be installed in the buildings. The
system shall be in accordance with the NFPA 13, the CA
Fire Code and CA Building Code. Plans and specifications
showing detailed mechanical design, cut sheets, listing
sheets and hydraulic calculations shall be submitted to the
Fire Department for approval and permit prior to
installation. This may be a deferred submittal.
a.Sprinkler Plans. (Deferred Submittal Item).Detailed
mechanical drawings of all sprinkler modifications,
including cut sheets, listing sheets and calculations,
shall be submitted to the Fire Department for approval
and permit prior to installation.
b. All sprinkler system components shall remain in
compliance with the applicable NFPA 13 standards, the
CA Fire Code and CA Building Code.
c.Underground Plans. (Deferred Submittal Item).
Detailed shop drawings for the fire water supply
system, including cut sheets, listing sheets and
calculations, shall be submitted to the Fire Department
for approval and permit prior to installation. All
underground and fire water supply system components
shall be in compliance with the applicable NFPA 13, 24,
20 and 22 standards, the CA Fire Code and CA
Building Code. The system shall be hydrostatically
tested and inspected prior to being covered. Prior to the
system being connected to any fire protection system, a
system flush shall be witnessed by the Fire
Department.
d.Central Station Monitoring. Automatic fire
F Building Permit
Issuance
41
extinguishing systems installed within buildings shall
have all control valves and flow devices electrically
supervised and maintained by an approved central
alarm station. Zoning and annunciation of central
station alarm signals shall be submitted to the Fire
Department for approval.
e. Fire protection equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.
57.b Fire Access During Construction.
a.Fire Access. Access roads, turnaround, pullouts, and
fire operation areas are fire lanes shall be maintained
clear and free of obstructions, including the parking of
vehicles.
b.Entrances.Entrances to job sites shall not be
blocked, including after hours, other than by approved
gates/barriers that provide for emergency access.
c.Site Utilities.Site utilities that would require the
access road to be dug up or made impassible shall be
installed prior to construction commencing.
d. Entrance flare, angle of departure, width, turning radii,
grades, turnaround, vertical clearances, road surface,
bridges/crossings, gates/key-switch, within a 150-foot
distance to Fire Lane shall be maintained.
e.Personnel Access. Route width, slope, surface and
obstructions must be considered for the approved
route to furthermost portion of the exterior wall.
f.All-Weather Access. Fire access is required to be all-
weather access. The location of the all-weather
access and a description of the construction shall be
shown on plans. Access roads must be designed to
support the imposed loads of fire apparatus.
F During
Construction
58.Fire Alarm (Detection) System. A Fire Alarm-Detection
System shall be installed throughout the buildings so as to
provide full property protection, including combustible
concealed spaces, as required by NFPA 72. The system
shall be installed in accordance with NFPA 72, CA Fire,
Building, Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation
system, compliance with the horn/strobe requirements for
the entire building must also be met. All automatic fire
extinguishing systems shall be interconnected to the fire
alarm system so as to activate an alarm if activated and to
monitor control valves. Delayed egress locks shall meet
requirements of the CA Fire Code.
a.Fire Alarm Plans. (Deferred Submittal Item).
Detailed drawings of the fire alarm system, including
floor plan showing all rooms, device locations, ceiling
height and construction, cut sheets, listing sheets and
battery and voltage drop calculations, shall be
submitted to the Fire Department for review and
permit prior to the installation. Where employee work
areas have audible alarm coverage, circuits shall be
initially designed with a minimum 20% spare capacity
F Occupancy
42
for adding appliances to accommodate hearing
impaired employees.
b.Central Station Monitored Account. Automatic fire
alarm systems shall be monitored by an approved
central alarm station. Zoning and annunciation of
central station alarm signals shall be approved by the
Fire Department.
c.Qualified Personnel.The system shall be installed,
inspected, tested, and maintained in accordance with
the provisions of NFPA 72. Only qualified and
experienced persons shall perform this work.
Examples of qualified individuals are those who have
been factory trained and certified or are NICET Fire
Alarm Certified.
d.Inspection and Testing Documentation.
Performance testing of all initiating and notification
devices in the presence of the Fire Inspector shall
occur prior to final of the system. Upon this inspection,
proof that the specific account is UL Certificated must
be provided to the Fire Inspector.
59.Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate fire
extinguisher locations. The number and location of
extinguishers shall be shown on the plans. Additional fire
extinguishers maybe required by the Fire Inspector.
Fire extinguisher shall meet a minimum classification of
2A 10BC. Extinguishers weighing 40 pounds or less shall
be mounted no higher than five feet above the floor
measured to the top of the extinguisher. Extinguishers
shall be inspected monthly and serviced by a licensed
concern annually.
F Occupancy
60.Fire Department Building Key Box. A Fire Department
key box shall be installed at the main entrance to each
building. Note these locations on the plans. The key box
should be installed approximately 5 1/2 feet above grade.
The box shall be sized to hold the master key to the
facility as well as keys for rooms not accessible by the
master key. Specialty keys, such as the fire alarm control
box key and elevator control keys shall also be installed in
the box.
The key box door and necessary keys are to be provided
to the Fire Inspector upon the final inspection. The
inspector will then lock the keys into the box.
F Occupancy
61.Means of Egress. Exit signs shall be visible and
illuminated with emergency lighting when building is
occupied.
F Occupancy
62.Main Entrance Hardware Exception. It is recommended
that all doors be provided with exit hardware that allows
exiting from the egress side even when the door is in the
locked condition. However, an exception for A-3, B, F, M,
S occupancies and all churches does allow key-locking
hardware (no thumb-turns) on the main exit when the
main exit consists of a single door or pair of doors. When
F
Occupancy
43
unlocked the single door or both leaves of a pair of doors
must be free to swing without operation of any latching
device. A readily visible, durable sign on or just above the
door stating “This door to remain unlocked whenever
the building is occupied” shall be provided. The sign
shall be in letters not less than one inch high on a
contrasting background. This use of this exception may
be revoked for cause.
63.Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.
Submittal of a seating plan on 8.5-inch x 11-inch paper is
required prior to final occupancy.
F Occupancy
64.Interior Finish. Wall and ceiling interior finish material
shall meet the requirements of Chapter 8 of the California
Fire Code. Interior finishes will be field verified upon final
inspection. If the product is not field marked and the
marking visible for inspection, maintain the products cut-
sheets and packaging that show proof of the products
flammability and flame-spread ratings. Decorative
materials shall be fire retardant.
F Occupancy
65.General Inspection. Upon inspection of the work for
which this submittal was provided, a general inspection of
the business and site will be conducted.
F Occupancy
66.Addressing. Addressing shall be illuminated or in an
illuminated area. The address characters shall be
contrasting to their background. If address is placed on
glass, the numbers shall be on the exterior of the glass
and a contrasting background placed behind the
numbers.
Building Address.Each building shall be provided with
all addresses or the assigned address range so as to be
clearly visible from either direction of travel on the street
the address references. The address characters shall not
be less than five inches in height by one-inch stroke.
Larger sizes may be necessary depending on the
setbacks and visibility.
Multi-Tenants.Where a building has multiple tenants,
address shall also be provided near the main entrance
door of each tenant space. The address shall be high
enough on the building to be clearly visible from the
driveway, street or parking area it faces even when
vehicles are parked in front of the tenant space. The
address shall not be less than five inches in height with a
½-inch stroke.
F Occupancy
67.Fire Safety During Construction and Demolition.
a. Clearance to combustibles from temporary heating
devices shall be maintained. Devices shall be fixed in
place and protected from damage, dislodgement or
overturning in accordance with the manufacturer’s
instructions.
b. Smoking shall be prohibited except in approved areas.
Signs shall be posted “NO SMOKING” in a
conspicuous location in each structure or location in
which smoking is prohibited.
c. Combustible debris, rubbish and waste material shall
F
On-going During
Construction
and Demolition
44
be removed from buildings at the end of each shift of
work.
d. Flammable and combustible liquid storage areas shall
be maintained clear of combustible vegetation and
waste materials.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
68.d 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 policies.
DSRSD Issuance of
Building Permits
69.Planning and review fees, inspection fees, and fees
associated with a wastewater discharge permit shall be
paid to DSRSD in accordance with the rates and
schedules and at time of payment as established in the
DSRSD Code. Planning and review fees are due after the
1st submittal of plans. Construction Permit and Inspection
Fees are due prior to the issuance of a Construction
Permit. Capacity Reserve Fees are due before the water
meter can be set or the connection to the sewer system.
DSRSD
Issuance of
Building Permit
or Improvement
Plans
70.All improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans for DSRSD facilities shall contain a
signature block for the District Engineer indicating
approval of the sanitary sewer and/or water facilities
shown. Prior to approval by the District Engineer, the
applicant shall pay all required DSRSD fees, and provide
an engineer's estimate of construction costs for the sewer
and water systems, a faithful performance bond, and a
comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature
by the District Engineer.
DSRSD
Issuance of any
building permit
by the City; or
any Building
Permit or
Construction
Permit by the
DSRSD
71.All easement dedications for DSRSD facilities shall be by
separate instrument irrevocably offered to DSRSD or by
offer of dedication on the Final Map. Prior to approval by
the City for Recordation, the Final Map shall be submitted
to and approved by DSRSD for easement locations,
widths, and restrictions.
DSRSD Approval of
Final Map
72.Where the narrow width of a proposed alley or cul-de-sac
is so restrictive that the standard separation requirements
for water mains and sewer mains cannot be maintained,
the water and sewer mains shall be installed within main
thoroughfares, outside of alleyways or cui-de-sacs. Water
and sewer mains may not be installed within courtyards.
Water meters shall be installed around the outer
perimeter of buildings. Installation of water lines from the
meter to each unit shall be documented and submitted to
the District.
DSRSD
Issuance of
Improvement
Plans
73.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 utility master
DSRSD
Issuance of
Improvement
Plans
45
planning.
74.The locations and widths of all proposed easement
dedications for water and sewer lines shall be submitted
to and approved by DSRSD.
DSRSD
Issuance of
Improvement
Plans
75.Water and sewer mains shall be located in public streets
rather than in off-street locations to the fullest extent
possible. If unavoidable, then sewer or water easements
must be established over the alignment of each sewer or
water main in an off-street or private street location to
provide access for future maintenance and/or
replacement.
DSRSD
Issuance of
Improvement
Plans
76.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 engineering practice.
DSRSD
Issuance of
Improvement
Plans
77.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 30-year maintenance costs as
well as other conditions within a separate agreement with
the applicant for any project that requires a pumping
station.
DSRSD
Issuance of
Improvement
Plans
78.This project includes mixed use and/or multi-family
residential units and is subject to the requirement of SB 7
(2016, Walk) as a condition of water service. Each
individual residential unit shall be metered or submetered
to measure water used by each unit. Water meters for
each unit shall be shown on improvement plans.
Exemptions may be made only for exempted uses listed
in the legislation. Phase A is exempt per CA Health &
Safety Code § 17922.14(c)(2)(B). If submetering is
proposed in lieu or individual meters, plans reflecting the
submeters and associated residential unit shall be
submitted. DSRSD may not approve applications and
issue construction permits without this submittal.
Issuance of
Improvement
Plans
79.The District employs Advanced Metering Infrastructure
(AMI), a fixed water meter reading system. The system
uses radio communication between the individual water
meter boxes or vaults and Tower Gateway Base Stations
(TGBs) to transmit data on water consumption and meter
readings. Due to the high density and tall profile of the
buildings in this project, the buildings themselves may
hinder effective communication between the individual
meter boxes and the TGBs. Applicant shall fund an AMI
Propagation Study provided by the District to determine if
supplementary AMI communication equipment is
required. If required, the supplementary equipment will be
provided by the developer, and the location and
appearance of the equipment must be approved by both
the City of Dublin and the District.
DSRSD
Approval of
Improvement
Plans
46
80.This project will be analyzed by DSRSD to determine if it
represents additional water and/or sewer capacity
demands on the District. Applicant will be required to pay
all incremental capacity reserve fees for water and sewer
services as required by the project demands. All capacity
reserve fees must be paid prior to installation of a water
meter for water. If a water meter is not required, the
capacity reserve fee shall be paid prior to issuance of a
building permit. The District may not approve the building
permit until capacity reserve fees are paid.
DSRSD Issuance of
Building Permit
81.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 the condition immediately
above have been satisfied.
DSRSD Any construction
permit
82.Above ground backflow prevention devices/double
detector check valves shall be installed on fire protection
systems connected to the DSRSD water main. The
applicant shall collaborate with the Fire Department and
with DSRSD to size and configure its fire system.
DSRSD
Issuance of
Improvement
Plans
83.Any proposed irrigation for this project shall be
designed for and connected to potable water.
Unless explicitly stated otherwise by DSRSD,
recycled water irrigation is unavailable for use for
this project per DERWA recycled water moratorium
Resolution No. 19-3 dated 3/24/2019.
DSRSD
Issuance of
Improvement
Plans
84.Development plans will not be approved until landscape
plans are submitted and approved.DSRSD
Approval of
Landscape
Plans
85.If trash enclosures are required to drain to the sanitary
sewer system, grease interceptors shall be installed within
the trash enclosure area. The trash enclosure shall be
roofed and graded to minimize rain water or stormwater
from entering the trash enclosure.
DSRSD
Issuance of
Improvement
Plans
86.Dead end water mains will be avoided as much as
possible. Looping of the water mains (for both redundancy
and maintenance of water quality) is required and shall be
considered in the proposed footprints of buildings and
streets/access roads.
DSRSD
Issuance of
Improvement
Plans
87.DSRSD was never provided an easement by BART for
the water main on the street labeled as “Entry Drive”
despite many attempts to obtain it. An explicit condition
for approving this project is that the applicant will obtain
this easement and dedicate it to DSRSD, otherwise
applicant will not have access to services provided from
the water line on Entry Drive.
DSRSD
Approval of
Landscape
Plans
88.Existing water and/or sewer lines within the property shall
be abandoned per DSRSD Standard Procedures,
Specifications and Drawings if they are not to be used or
if they are underneath the sphere of influence of the
proposed buildings. There is an existing unused fire
service line on the property which runs along the eastern
edge of the property, underneath the existing BART
stairs, and then runs east to west along the southern area
of the property. This line shall be abandoned as part of
this project. Coordination with DSRSD staff during the
DSRSD
Issuance of
Improvement
Plans
47
early utility design phase is highly recommended to
ensure there are no delays in plan approval. The
ownership of this fire service line needs to be determined
and any relocation or abandonment of the line will need to
be coordinated with BART. With abandonment of this
existing water line, DSRSD shall also quitclaim the
existing blanket water line easement over the property.
89.Construction of this project shall interfere with surrounding
projects as minimally as possible. Water and wastewater
service is to be maintained to adjacent properties during
construction. Coordination with DSRSD staff will be
required for any shutdowns that may need to occur.
DSRSD
Issuance of
Improvement
Plans
PUBLIC WORKS –GENERAL CONDITIONS
90.Conditions of Approval. Applicant/Developer shall
comply with the City of Dublin Public Works Standard
Conditions of Approval contained below (“Standard
Condition”) unless specifically modified by Project Specific
Conditions of Approval below.
PW On-going
91.Zone 7 Impervious Surface Fees.Applicant/Developer
shall complete a “Zone 7 Impervious Surface Fee
Application” and submit an accompanying exhibit for
review by the Public Works Department. Fees generated
by this application will be due at issuance of building
permit.
PW
Grading Permit
or Building
Permit Issuance
PUBLIC WORKS –AGREEMENTS
92.Stormwater Management Maintenance Agreement.
Applicant/Developer or Property Owner shall enter into an
Agreement with the City of Dublin that guarantees the
property owner’s perpetual maintenance obligation for all
stormwater management measures installed as part of
the project, including those on-site and within the public
right-of-way. In addition to stormwater management
measures, drainage v-ditches, mitigation areas, and
existing wetlands shall be included for reference, as
applicable. Said agreement is required pursuant to
Provision C.3 of the Municipal Regional Stormwater
NPDES Permit, Order No. R2-2009-0074. Said permit
requires the City to provide verification and assurance
that all treatment devices will be properly operated and
maintained. The agreement shall be recorded against the
property and shall run with the land.
PW/ESD Building Permit
Issuance
93.Improvement Agreement.Applicant/Developer shall
enter into an Improvement Agreement with the City for all
public improvements including any required off-site storm
drainage or roadway improvements that are needed to
serve the development, as determined by the City
Engineer.
PW
Building Permit
Issuance
PUBLIC WORKS –PERMITS AND BONDS
94.Encroachment Permit. Applicant/Developer shall obtain
an Encroachment Permit from the Public Works
Department for all construction activity within the public
right-of-way. At the discretion of the City Engineer, an
encroachment permit for work specifically included in an
Improvement Agreement may not be required.
PW Permit Issuance
95.Grading Permit. Applicant/Developer shall obtain a
Grading Permit from the Public Works Department for all PW Permit Issuance
48
grading.
96.Security.Applicant/Developer shall provide faithful
performance security to guarantee the improvements, as
well as payment security, as determined by the City
Engineer. (Note: The performance security shall remain in
effect until one year after final inspection.)
PW Permit Issuance
97.Permits from Other Agencies.Applicant/Developer shall
obtain all permits and/or approvals required by other
agencies including, but not limited to:
Army Corps of Engineers
US Fish and Wildlife
Regional Water Quality Control Board
Federal Emergency Management Agency
California Department of Fish and Wildlife
California Dept. of Transportation (Caltrans)
Bay Area Rapid Transit (BART)
Livermore-Amador Valley Transit Authority (LAVTA)
Tri-Valley-San Joaquin Valley Regional Rail Authority
Dublin San Ramon Services District (DSRSD)
Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Permit Issuance
PUBLIC WORKS -SUBMITTALS
98.Improvement Plan Submittal Requirements.All
submittal of plans shall comply with the requirements of
the “City of Dublin Public Works Department Improvement
Plan Submittal Requirements,” the “City of Dublin
Improvement Plan Review Check List,” and current Public
Works and industry standards. A complete submittal of
improvement plans shall include all civil improvements,
joint trench, street lighting and on-site safety lighting,
landscape plans, and all associated documents as
required. Applicant/Developer shall not piecemeal the
submittal by submitting various components separately.
PW Grading Permit
Issuance
99.Improvement Plan Requirements from Other
Agencies. Applicant/Developer will be responsible for
submittals and reviews to obtain the approvals of all
participating non-City agencies, including but not limited
to: the Alameda County Fire Department and the Dublin
San Ramon Services District and Bay Area Rapid Transit.
PW Grading Permit
Issuance
100.Composite Exhibit. Construction plan set shall include a
Composite Exhibit showing all site improvements, utilities,
landscaping improvements and trees, etc. to be
constructed to ensure that there are no conflicts among
the proposed and existing improvements.
PW Grading Permit
Issuance
101.Geotechnical Report. Applicant/Developer shall submit
a Design Level Geotechnical Report, which includes
street pavement sections, grading, construction within
liquefaction zone as well as subsurface construction and
water table elevation. Report shall also address potential
foundation surcharges on adjacent utilities, and additional
information and/or clarifications as determined by the City
Engineer.
PW Grading Permit
Issuance
102.Ownership and Maintenance of Improvements.
Applicant/Developer shall submit an Ownership and PL, PW Grading Permit
Issuance
49
Maintenance Exhibit for review and approval by Planning
Division and Public Works Department. Exhibit. Terms of
maintenance are subject to review and approval by the
City Engineer.
103.Building Pads, Slopes and Walls. Applicant/Developer
shall provide the Public Works Department with a letter
from a registered civil engineer or surveyor stating that
the building pads have been graded to within 0.1 feet of
the grades shown on the approved Grading Plans, and
that the top and toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
PW Acceptance of
Improvements
104.Approved Plan Files. Applicant/Developer shall provide
the Public Works Department a PDF format file of
approved site plans, including grading, improvement,
landscaping and irrigation, joint trench and lighting.
PW Grading Permit
Issuance
105.Master Files. Applicant/Developer shall provide the
Public Works Department a digital vectorized file of the
“master” files for the project, in a format acceptable to the
City Engineer. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or
higher drawing format. All objects and entities in layers
shall be colored by layer and named in English. All
submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
PW Acceptance of
Improvements
106.Environmental Services Files. Applicant/Developer
shall provide to the Public Works Department GIS shape
files, provided in a format acceptable to the City, all MRP
Provision C.3 stormwater features, trash capture devices,
mitigation measures, wetlands, v-ditches and public waste
containers.
PW/ESD Acceptance of
Improvements
107.SB 1383 Compliance Reporting. To comply with SB
1383, Applicant/Developer shall provide to the Public
Works Department records indicating where SB 1383
compliant mulch or compost was applied in the project,
the source and type of product, quantity of each product,
and invoices demonstrating procurement.
PW Acceptance of
Improvements
PUBLIC WORKS -EASEMENTS AND ACCESS RIGHTS
108.Emergency Vehicle Access Easements.
Applicant/Developer shall dedicate Emergency Vehicle
Access Easements (EVAE) over the clear pavement width
of all drive aisles as required by the Alameda County Fire
Department and City Engineer.
PW Acceptance of
Improvements
109.Abandonment of Easements. Applicant/Developer shall
obtain abandonment from all applicable public agencies of
existing easements and rights-of-way within the project
site that will no longer be used. Prior to completion of
abandonment, the improvement plans may be approved if
the Applicant/Developer can demonstrate to the
satisfaction of the City Engineer that the abandonment
process has been initiated.
PW Acceptance of
Improvements
110.Acquisition of Easements. Applicant/Developer shall be
responsible for obtaining all on-site and off-site
easements, and/or obtain rights-of-entry from the adjacent
property owners for any improvements not located on
their property. Applicant/Developer shall prepare all
PW Acceptance of
Improvements
50
required documentation for dedication of all easements
on-site and off-site. The easements and/or rights-of-entry
shall be in writing and copies furnished to the Public
Works Department.
111.Approval by Others. Applicant/Developer will be
responsible for submittals and reviews to obtain the
approvals of all applicable non-City agencies including
Bay Area Rapid Transit.
PW Acceptance of
Improvements
PUBLIC WORKS -GRADING
112.Grading Plan. The Grading Plan shall be in conformance
with the recommendation of the Geotechnical Report, Site
Development Review, and the City design standards and
ordinances. In case of conflict between the soil
engineer’s recommendation and the City ordinances, the
City Engineer shall determine which shall apply.
PW Grading Permit
Issuance
113.Geotechnical Engineer Review and Approval. The
Project Geotechnical Engineer shall be retained to review
all final grading plans and specifications. The Project
Geotechnical Engineer shall approve all grading plans
prior to City approval.
PW
Grading Permit
Issuance/
Sitework Permit
114.Grading Off-Haul.The disposal site and haul truck route
for any off-haul dirt materials shall be subject to the
review and approval by the City Engineer prior to the
issuance of a Grading Permit. If the Applicant/Developer
does not own the parcel on which the proposed disposal
site is located, the Applicant/Developer shall provide the
City with a Letter of Consent signed by the current owner,
approving the placement of off-haul material on their
parcel. A Grading Plan may be required for the
placement of the off-haul material.
PW
Grading Permit
Issuance/
Sitework Permit
115.Erosion Control Plan. A detailed Erosion and Sediment
Control Plan shall be included with the Grading Plan
submittal. The plan shall include detailed design, location,
and maintenance criteria of all erosion and sedimentation
control measures. The plan shall also address site
housekeeping best management practices.
PW Grading Permit
Issuance
116.Demolition Plan. Applicant/Developer’s Civil Engineer
shall prepare a demolition plan for the project, which shall
be submitted concurrent with the improvement plan
package. The demolition plan shall address the following:
Pavement demolition, including streetlights and
landscaped median islands
Landscaping and irrigation
Fencing to be removed and fencing to remain
Any items to be saved in place and or protected, such as
trees, water meters, sewer cleanouts, drainage inlets or
backflow prevention devices.
PW Grading Permit
Issuance
PUBLIC WORKS –STORM DRAINAGE AND OTHER UTILITIES
117.On-site Storm Drain System. Storm drainage for the
10-year storm event shall be collected on-site and
conveyed through storm drains to the public storm drain
system. The size and location of existing and proposed
storm drains and catch basins shall be shown on the site
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Issuance
51
plan. The size and location of public storm drain lines and
the points of connection for the on-site storm drain system
shall also be shown. Applicant/Developer shall submit
hydrology/hydraulic calculations.
118.Overland Release. Grading and drainage shall be
designed so that surplus drainage (above and beyond
that of the 10-year storm event) not collected in site catch
basins is directed overland so as not to cause flooding of
existing or proposed buildings.
PW Grading Permit
Issuance
119.Storm Drain Easements. Private storm drain easements
and maintenance roads shall be provided for all private
storm drains or ditches that are located on private
property. Applicant/Developer shall be responsible for the
acquisition of all storm drain easements from offsite
property owners which are required for the connection
and maintenance of all offsite storm drainage
improvements.
PW Grading Permit
Issuance
120.Storm Drain Inlet Markers. All public and private storm
drain inlets must be marked with storm drain markers that
read: “No dumping, drains to creek,” and a note shall be
shown on the improvement plans. The markers may be
purchased from the Public Work Department.
PW Acceptance of
Improvements
121.Fire Hydrants. Fire hydrant locations shall be approved
by the Alameda County Fire Department. A raised
reflector blue traffic marker shall be installed in the street
opposite each hydrant and shown on the signing and
striping plan.
PW Acceptance of
Improvements
122.Dry Utilities. Applicant/Developer shall construct gas,
electric, telephone, cable TV, and communication
improvements within the fronting streets and as
necessary to serve the BART plaza as approved by the
City Engineer and the various Public Utility agencies.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
123.Dry Utility Locations. All electric, telephone, cable TV,
and communications utilities, shall be placed underground
in accordance with the City policies and ordinances. All
utilities shall be located and provided within public utility
easements or public services easements and sized to
meet utility company standards.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
124.Utility Vaults and Boxes. All utility vaults, boxes, and
structures, unless specifically approved otherwise by the
City Engineer, shall be underground, unless required by
utility provider to be above ground, and placed in
landscaped areas and screened from public view.
Landscape drawings shall be submitted to the City
showing the location of all utility vaults, boxes, and
structures and adjacent landscape features and plantings.
The Joint Trench Plans shall be submitted along with the
grading and/or improvement plans.
PW
Certificate of
Occupancy or
Acceptance of
Improvements
PUBLIC WORKS –STREET IMPROVEMENTS
125.Public Improvements. The public improvements shall
be constructed generally as shown on plans submitted for
Site Development Review. However, the approval of the
Site Development Review is not an approval of the
specific design of the drainage, traffic circulation, parking,
stormwater treatment, sidewalks and street
improvements.
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Grading Permit
or
Encroachment
Permit Issuance
52
126.Public Improvement Conformance. All public
improvements shall conform to the City of Dublin
Standard Plans, current practices, and design
requirements and as approved by the City Engineer.
PW
Grading Permit
or
Encroachment
Permit Issuance
127.Public Street Slopes. Public streets shall be a minimum
1% slope with minimum gutter flow of 0.7% around bulb
outs. PW
Grading Permit
or
Encroachment
Permit Issuance
128.Pavement Structural Sections. Asphalt concrete
pavement sections within the public right-of-way shall be
designed using the Caltrans method for flexible pavement
design (including the asphalt factor of safety), an
assumed R-Value of 5. Final pavement sections shall be
based on the actual R-Value obtained from pavement
subgrade.
PW
Grading Permit
or
Encroachment
Permit Issuance
129.Decorative Pavement. Any decorative pavers/paving
installed within City right-of-way shall be done to the
satisfaction of the City Engineer. Where decorative paving
is installed at signalized intersections, pre-formed traffic
signal loops shall be put under the decorative pavement.
Decorative pavements shall not interfere with the
placement of traffic control devices, including pavement
markings. All turn lane stripes, stop bars and crosswalks
shall be delineated with concrete bands or colored pavers
to the satisfaction of the City Engineer. Maintenance costs
of the decorative paving shall be the responsibility of the
Applicant/Developer or future property owner.
PW
Grading Permit
or
Encroachment
Permit Issuance
130.Curb, Gutter and Sidewalk. Applicant/Developer shall
remove and replace damaged, hazardous, or
nonstandard curb, gutter and sidewalk along the project
frontage. Contact the Public Works Department to mark
the existing curb, gutter and sidewalk that will need to be
removed and replaced.
PW
Grading Permit
or
Encroachment
Permit Issuance
131.Curb Ramps. City standard curb ramps are required at
all intersections. All curb ramps shall include truncated
domes and meet the most current City and ADA design
standards. Curb ramp locations shall be shown on the
plans. Please note that all curb returns on public streets
shall have directional or dual ADA ramps – one for each
crosswalk and oriented to align parallel with the
crosswalk.
PW
Grading Permit
or
Encroachment
Permit Issuance
132.Visibility Triangle. All improvements within the sight
visibility triangle at all intersections, including but not
limited to walls and landscaping, shall be a maximum
height of 30 inches from the roadway surface elevation at
the nearest lane.
PW
Grading Permit
or
Encroachment
Permit Issuance
133.Traffic Signing and Striping. Applicant/Developer shall
install all traffic signage, striping, and pavement markings
as required by the City Engineer. Signing plans shall
show street name and stop signs and any other regulatory
signage appropriate for the project. Striping plans shall
show stop bars, lane lines and channelization as
necessary. Striping plans shall distinguish between
existing striping to be removed and new striping to be
installed. All striping shall be thermoplastic.
PW
Grading Permit
or
Encroachment
Permit Issuance
134.Street Lighting. Street light standards and luminaries PW Grading Permit
53
shall be designed and installed or relocated as
determined by the City Engineer.
or
Encroachment
Permit Issuance
PUBLIC WORKS -CONSTRUCTION
135.Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented between
October 1st and April 30th unless otherwise allowed in
writing by the City Engineer. Applicant/Developer will be
responsible for maintaining erosion and sediment control
measures for one year following the City’s acceptance of
the improvements.
PW
Start of
Construction
and On-going
136.Archaeological Finds. If archaeological materials are
encountered during construction, construction within 100
feet of these materials shall be halted until a professional
archaeologist certified by the Society of California
Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate
the significance of the find and suggest appropriate
mitigation measures.
PW
Start of
Construction
and On-going
137.Construction Activities. Construction activities,
including the idling, maintenance, and warming up of
equipment, shall be limited to Monday through Friday, and
non-City holidays, between the hours of 7:30 a.m. and
6:00 p.m. except as otherwise approved by the City
Engineer. Extended hours or Saturday work will be
considered by the City Engineer on a case-by-case basis.
Note that the construction hours of operation within the
public right-of-way are more restrictive.
PW
Start of
Construction
and On-going
138.Temporary Fencing. Temporary construction fencing
shall be installed along the construction work perimeter to
separate the construction area from the public. All
construction activities shall be confined within the fenced
area. Construction materials and/or equipment shall not
be operated/stored outside of the fenced area or within
the public right-of-way unless approved in advance by the
City Engineer.
PW
Start of
Construction
and On-going
139.Construction Noise Management Plan.
Applicant/Developer shall prepare a construction noise
management plan that identifies measures to minimize
construction noise on surrounding developed properties.
The plan shall include hours of construction operation,
use of mufflers on construction equipment, speed limit for
construction traffic, haul routes and identify a noise
monitor. Specific noise management measures shall be
provided prior to project construction.
PW
Start of
Construction
and On-going
140.Traffic Control Plan. Closing of any existing pedestrian
pathway and/or sidewalk during construction shall be
implemented through a City-approved Traffic Control Plan
and shall be done with the goal of minimizing the impact
on pedestrian circulation.
PW
Start of
Construction
and On-going as
needed
141.Construction Traffic Interface Plan.
Applicant/Developer shall prepare a plan for construction
traffic interface with public traffic on any existing public
street. Construction traffic and parking may be subject to
specific requirements by the City Engineer.
PW
Start of
Construction
and On-going
142.Pest Control. Applicant/Developer shall be responsible PW On-going
54
for controlling any rodent, mosquito, or other pest problem
due to construction activities.
143.Dust Control Measures. Applicant/Developer shall be
responsible for watering or other dust-palliative measures
to control dust as conditions warrant or as directed by the
City Engineer.
PW
Start of
Construction
and On-going
144.Construction Traffic and Parking. All construction-
related parking shall be off-street in an area provided by
the Applicant/Developer. Construction traffic and parking
shall be provided in a manner approved by the City
Engineer.
PW
Start of
Construction
and On-going
145.Dust Control/Street Sweeping. The
Applicant/Developer shall provide adequate dust control
measures at all times during the grading and hauling
operations. All trucks hauling export and import materials
shall be provided with tarp cover at all times. Spillage of
haul materials and mud-tracking on the haul routes shall
be prevented at all times. The Applicant/Developer shall
be responsible for sweeping of streets within, surrounding
and adjacent to the project if it is determined that the
tracking or accumulation of material on the streets is due
to its construction activities.
PW During Grading
and Site Work
PUBLIC WORKS –EROSION CONTROL AND STORMWATER QUALITY
146.Stormwater Treatment. Consistent with Provision C.3 of
the Municipal Regional Stormwater NPDES Permit (MRP)
Order No. R2-2015-0049, the Applicant/Developer shall
submit documentation including construction drawings
demonstrating all stormwater treatment measures and
hydromodification requirements as applicable are met.
PW Grading Permit
Issuance
147.Maintenance Access. Applicant/Developer shall design
and construct maintenance access to all stormwater
management measures and mitigation swales, as
appropriate. Maintenance access for equipment and
personnel to overflow risers, cleanouts and other
structures is required. The final number, location, width,
and surfacing of maintenance access points from public
or private streets is subject to the approval of the City
Engineer and GHAD Engineer, as applicable.
PW Grading Permit
Issuance
148.Green Stormwater Infrastructure. Applicant/Developer
shall incorporate Green Infrastructure facilities within the
public right-of-way of newly constructed or widened
streets, subject to the review of the Public Works
Department. Green Stormwater Infrastructure facilities
include, but are not limited to: infiltration basins,
bioretention facilities, pervious pavements, etc.
PW
Grading Permit
or
Encroachment
Permit Issuance
149.NOI and SWPPP. Prior to any clearing or grading,
Applicant/Developer shall provide the City evidence that a
Notice of Intent (NOI) has been sent to the California
State Water Resources Control Board per the
requirements of the NPDES. A copy of the Storm Water
Pollution Prevention Plan (SWPPP) shall be provided to
the Public Works Department and be kept at the
construction site.
PW
Start of Any
Construction
Activities
150.SWPPP. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management Practices
(BMPs) appropriate to the project construction activities.
PW
SWPPP to be
Prepared Prior
to Grading
55
The SWPPP shall include the erosion and sediment
control measures in accordance with the regulations
outlined in the most current version of the Association of
Bay Area Governments (ABAG) Erosion and Sediment
Control Handbook or State Construction Best
Management Practices Handbook. Applicant/Developer is
responsible for ensuring that all contractors implement all
storm water pollution prevention measures in the SWPPP.
Permit Issuance;
Implementation
Prior to Start of
Construction
and On-going as
needed
151.Stormwater Management Plan. A final Stormwater
Management Plan shall be submitted for review and
approval by the City Engineer. Approval is subject to
Applicant/Developer providing the necessary plans,
details, and calculations that demonstrate the plan
complies with the standards issued by the San Francisco
Bay Regional Water Quality Control Board and Alameda
Countywide Clean Water Program. Landscape Based
Stormwater Management Measures shall be irrigated and
meet WELO requirements.
PW
Building Permit
Issuance and
Grading Permit
Issuance
152.SB 1383 Compliance. To comply with SB 1383
procurement requirements, all mulch and compost used in
stormwater management measures and general
landscape areas shall meet SB 1383 procurement
requirements. Specifically, compost must be produced at
a permitted composting facility; digestate, biosolids,
manure and mulch do not qualify as compost. Eligible
mulch must be derived from organic materials and be
produced at a permitted transfer station, landfill, or
composting facility. Examples of allowed compost include
arbor mulch and composted mulch.
PW/ESD
Building Permit
Issuance and
Grading Permit
Issuance.
153.Trash Capture. The project must include appropriate full
trash capture devices for both private and public
improvements. Specific details on the trash capture
devices selected are required on the construction plan set
demonstrating how MRP Provision C.10 (trash capture)
requirements are met. A list of approved full trash capture
devices may be found at the City’s website at the
following link: https://dublin.ca.gov/1656/Development-
Permits---Stormwater-Require
Please note that lead time for trash capture device
delivery can be substantial. The applicant/contractor shall
plan accordingly.
PW
Building Permit
Issuance and
Grading Permit
Issuance
154.Phased Construction and Stormwater Management
Measures. Required stormwater treatment,
hydromodification management, and trash capture
devices shall be installed concurrent with construction of
the first phase of improvements. Temporary facilities are
not permitted.
PW
Building Permit
and Grading
Permit Issuance
PUBLIC WORKS –ON-SITE IMPROVEMENTS
155.Drive Aisle Width. The parking structure aisles shall be
a minimum of 24 feet wide to allow for adequate on-site
vehicle circulation for cars, trucks, and emergency
vehicles.
PW Grading Permit
Issuance
156.Vehicle Parking. All on-site vehicle parking spaces shall
conform to the following:
a. All parking spaces shall be double striped using four-
PW Grading Permit
Issuance
56
inch white lines set two feet apart in accordance with
City Standards and DMC Section 8.76.070.A.17.
b. Twelve-inch wide concrete step-out curbs shall be
constructed at each parking space where one or both
sides abut a landscaped area or planter.
c. Where wheel stops are shown, individual six-foot long
wheel stops shall be provided within each parking
space in accordance with City Standards.
d. A minimum two-foot radius shall be provided at curb
returns and curb intersections where applicable.
e. Parking stalls next to walls, fences and obstructions to
vehicle door opening shall be an additional four feet in
width per DMC Section 8.76.070.A.16.
f.Landscaped strips adjacent to parking stalls shall be
unobstructed in order to allow for a minimum two-foot
vehicular overhang at front of vehicles.
157.On-Site Traffic Management Plan.Applicant/Developer
shall make necessary modification to the parking area or
develop and implement an on-site traffic management
plan to address any potential concerns that may be
identified by site circulation review of the site for delivery
vans and trucks. If an on-site traffic management plan is
developed, it shall be reviewed and approved by Public
Works department.
PW Grading Permit
Issuance
158.On-site Signing and Striping Plan. A Traffic Signing
and Striping Plan showing all proposed signing and
striping within on-site parking lots and drive aisles, shall
be submitted for review and approval by the City
Engineer.
PW
Grading Permit
or
Encroachment
Permit Issuance
159.Photometrics. Applicant/Developer shall provide a
complete photometrics plan for both on-site and frontage
roadways. The complete data on photometrics, including
the High, Average and Minimum values for illuminance
and uniformity ratio.
PW
Grading Permit
or
Encroachment
Permit Issuance
160.Project Signs. All proposed project monument signs
shall be placed on private property. Signs should be
located outside of any easement areas unless specifically
approved by the City Engineer. Any signage allowed to
be located in an easement is subject to removal and
replacement at the expense of the Developer/Property
Owner if required by the easement holder.
PW Grading Permit
Issuance
161.Solid Waste Requirements.The project must comply
with all requirements in Dublin Municipal Code Chapter
7.98, including the following requirements:
Install trash, recycling and organics collection
containers in parks and community congregation
areas.
Install pet waste disposal stations within parks and
along pedestrian trails.
Construct solid waste enclosures at parks and
community congregation areas. A solid waste
enclosure checklist is required to accompany the
PW
Building Permit
or Site Work
Permit Issuance
57
submission of enclosure drawings.
Install trash, recycling and organics collection
containers along public and private sidewalks.
162.Garbage Truck Access. Applicant/Developer shall
provide plans and details on anticipated garbage truck
access and routes, in addition to example set-out
diagrams for waste carts/bins placement on garbage day
demonstrating adequate space available for carts/bins.
Carts and bins shall not block street or driveway access.
PW
Building Permit
or Site Work
Permit Issuance
PUBLIC WORKS -SPECIAL CONDITIONS
163.Design of grading and all improvements shall conform
with the standards set forth in the City of Dublin Municipal
Code, General Plan, Downtown Dublin Specific Plan,
current or adopted Bicycle and Pedestrian Master Plan,
Municipal Regional NPDES Stormwater Permit, ADA
requirements, and City standard details.
PW
Building Permit
and Grading
Permit Issuance
164.Will-Serve Letter. Applicant/Developer shall verify by
submitting will-serve letter or similar that the project site is
within utility service areas.
PW
Building Permit
and Grading
Permit Issuance
165.Existing No-Build Easement.The existing 60-foot no-
build easement located at the westerly side of the project
is required to remain until the existing building and
foundation are removed at the property to the west. The
existing no-build easement will be required to be removed
prior to building permit issuance.
PW Building Permit
Issuance
166.Storm Drain Relocation.Applicant/Developer shall
remove and relocate existing 48-inch storm drainpipe and
associated structures outside of proposed building
footprint. Applicant/Developer will also be required to
quitclaim existing storm drain easement, as needed, and
dedicate the City of Dublin public storm drain easement
over proposed storm drainpipe and associated structures
as required prior to building permit issuance.
PW
Building Permit
and Grading
Permit Issuance
167.Utility Clearance.Locations of utilities and trees shall be
such to provide minimum clearances between utilities,
street lighting and trees.
PW Grading Permit
Issuance
168.Adjacent Properties. Applicant/Developer will be
responsible to obtain written authorization from adjacent
property owners for any access needed through adjacent
properties, and any grading and improvements on
adjacent properties.
PW Grading Permit
Issuance
169.Phased Grading. If grading is to be phased,
Applicant/Developer shall submit Phased Grading Plans
showing the interim grading at each phase of the
development.
PW Grading Permit
Issuance
170.Lot Line Adjustment.If existing lots are not
reconfigured for development, Applicant/Developer shall
submit a Lot Line Adjustment application and associated
documentation. Lot Line Adjustment shall comply with
Dublin Municipal Code and the Subdivision Map Act.
Applicant/Developer is required to prepare all
documentation required for review and recordation of the
Lot Line Adjustment and is responsible for all associated
costs. Lot Line Adjustment shall be recorded prior to
building permit issuance.
PW Building Permit
Issuance
58
171.Easements.With the proposed widening of Entry Drive,
several existing easements will no longer correspond with
the proposed layout. Applicant/Developer will be required
to prepare all documentation for dedication and quitclaim
of easements associated with the project and shall be
responsible for all associated costs for recordation. All
easements shall be recorded prior to building permit
issuance.
PW Building Permit
Issuance
172.Private Street Maintenance.Applicant/Developer shall
coordinate with the property owners to the north to
provide agreements and easements as needed for access
and maintenance of connecting private streets. Copies of
agreements shall be submitted prior to building permit
issuance.
PW Building Permit
Issuance
173.EVAE at Entry Drive.EVAE at Entry Drive shall be 26
feet wide, meeting Fire District requirements.PW Building Permit
Issuance
174.Golden Gate Drive Right-of-Way.Applicant/Developer
shall dedicate lands as needed and work with the City and
BART to eliminate the existing “jog” in the right-of-way line
at the project frontage at Golden Gate Drive as generally
shown on the plans.
PW Building Permit
Issuance
175.Golden Gate Drive. Applicant/Developer shall prepare all
documents required for dedication of lands/easements to
accommodate access, utilities and improvements and
landscaping at Golden Gate Drive frontage and be
responsible for all associated costs. Documents shall be
recorded prior to building permit issuance.
Building Permit
Issuance
176.Public Sidewalk.A 12-foot wide minimum sidewalk shall
be maintained along Golden Gate Drive at the project
frontage.
PW Encroachment
Permit Issuance
177.Pedestrian Path. Applicant/Developer shall construct
minimum 10-foot wide pedestrian path at the existing 10-
foot public access easement from the connection at the
westerly boundary at the St. Patrick Way project east to
Golden Gate Drive. Additional public access easement
shall be dedicated to accommodate layout of pedestrian
path. Pedestrian access shall meet accessibility
requirements. Trees shall be located outside of the 10-
foot pedestrian path.
PW Grading Permit
Issuance
178.Loading Zone. A minimum seven-foot wide loading zone
shall be provided on the south side of Entry Drive. The
minimum length of the two parallel outside spaces marked
as the loading/unloading area on Entry Drive shall be 20
feet. The minimum length of the middle space shall be 24
feet.
PW Grading Permit
Issuance
179.Entry Drive.Intersection of Entry Drive and Golden Gate
Drive is restricted to right-in and right-out due to the
existing median along Golden Gate Drive and the traffic
circle south of the Entry Drive. On-site design and
signage shall encourage residents going northbound to
use Entry Drive to St. Patrick Way to the north.
PW Grading Permit
Issuance
180.Trees and Landscape Strip. Trees and landscape strip
shall be constructed along the project frontage at Entry
Drive in conformance with the City of Dublin Streetscape
Master Plan and corresponding to the trees and tree wells
constructed to the north along Entry Drive.
PW
Grading Permit
and
Encroachment
Permit Issuance
59
181.Curb Ramps.Curb ramps proposed at the intersection of
Lane A at Entry Drive shall be directional.PW Grading Permit
Issuance
182.Sight Distance Triangle.Construction documents shall
show the sight distance triangle complying with driveway
sight distance triangle and the corner sight distance
triangle per City guidelines and AASHTO standards to
provide intersection sight distance based on public street
speed limits.
PW Grading Permit
Issuance
183.Bollards at Lane A.Bollards at Lane A shall be installed
25 feet to the south of the parking structure entrances.
Appropriate signs shall be installed to warn vehicles that
entry is prohibited.
PW Grading Permit
Issuance
184.Parking Structure Drainage.All runoff interior of parking
structure shall be collected and conveyed to the sanitary
sewer system in conformance with DSRSD requirements,
and not the storm drain system. Runoff interior of the
parking structure shall not drain outside of the garage.
Runoff exterior of the parking structure shall not drain into
the parking structure.
PW
Building Permit
and Grading
Permit Issuance
185.Parking Structure Entry Gates.Parking garage entry
gates shall be located to provide sufficient vehicular
queuing length in front of the gates without the vehicle
encroaching into Lane A and the walkway.
PW Building Permit
Issuance
186.Parking Structure Parking Stalls.Standard parking
stalls within the parking garage shall be 9 feet wide by 18
feet deep where the minimum width of a parking stall in a
parking structure shall be 8.5 feet. Compact parking stalls
within the parking garage shall meet minimum
requirements set forth in the Dublin Municipal Code.
Parking stall adjacent to pillars and columns will not
require an additional 2 feet clearance distance. The
measurement between pillars shall be taken from inside
edge to inside edge.
PW Building Permit
Issuance
187.Bicycle Parking.Applicant/Developer shall provide long-
term (bicycle lockers) and short-term (bicycle racks)
bicycle parking per California Building Code guidelines.
Short term bicycle parking shall have two points of
contact.
PW
Building Permit
and Grading
Permit Issuance
188.Access. Access shall be provided to all areas requiring
maintenance. Maintenance access shall be provided for
the existing hydrodynamic separator located in the
southwest corner of the project site. Maintenance is
conducted by large vactor trucks. Consequently, an
appropriately designed, load-bearing maintenance road to
the hydrodynamic separator is required. Construction
documents shall clearly show access.
PW
Building Permit
and Grading
Permit Issuance
189.Low Impact Development (LID) Treatment Reduction
Credit.Applicant/Developer shall submit final Special
Project narrative and worksheet subject to review and
approval by the Public Works/Environmental Services
Department.
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190.Non-LID Treatment Facilities. Applicant/Developer shall
demonstrate how stormwater treatment will be achieved
to manage the equivalent of 100% of the on-site runoff. If
non-LID treatment facilities will be used on-site, facilities
selected must be from the Washington Department of
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Ecology’s Technical Assessment Protocol. A link to the
protocol can be found in the Special Project Worksheet.
The non-LID treatment must meet at least the “Basic”
General Use Level Designation (GULD) as explained in
the Special Projects Worksheet. The existing Contech
CDS Unit at the adjacent BART parcel does not meet the
criteria and does not provide stormwater treatment.
191.Trash Capture Devices.The project is required to install
trash capture devices that meet the requirements of MRP
Provision C.10 for the portion of the flows from the site
that bypass the existing Contech CDS unit. Information on
how Provision C.10 full trash capture requirements will be
met shall be provided. Trash capture only may be
achieved for drainage areas flowing to the existing
Contech CDS unit.
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192.Source Control Measures. Applicant/Developer shall
address source control measures including but not limited
to the following:
a.A sanitary sewer clean out within 10 feet of pool, spa
or fountain shall be provided to facilitate draining.
Applicant/Developer will be required to contact Dublin
San Ramon Services District for connection
requirements.
b.Fire sprinkler test water shall discharge to an
appropriately sized landscape area or sanitary sewer.
Applicant/Developer will be required to contact Dublin
San Ramon Services District for connection
requirements. For landscape discharge, refer to the
City of Dublin Fire Sprinkler Test Water Fact Sheet
which can be found on the City’s website at the
following web address:
https://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
c.Drain condensate from air conditioning units shall
drain to appropriately sized landscaping area.
d.Discharge boiler drain lines, roof top equipment, and
all wash water shall drain to the sanitary sewer.
Applicant/Developer shall contact Dublin San Ramon
Services District for connection requirements.
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193.Trash Storage and Staging.Applicant/Developer shall
verify adequate space is available in the trash rooms and
staging area to accommodate all the expected bins/carts.
Container staging for trash shall not be located on Golden
Gate Drive.
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194.Trash and Recycling Chutes. For design of trash and
recycling chutes requirements, refer to page 6 of the
Waste Handling Standards for Commercial Properties and
Multi-Family Properties located on the City’s website at
the following location:
https://dublin.ca.gov/DocumentCenter/View/17026/Waste-
Handling-Standards?bidId=
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195.Trash Management Plan.Applicant/Developer shall
provide a plan and estimated waste generation for the
planned 300 unit project.
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196.Organics Waste Generation. Staff anticipates 20% of
the waste generated to be organic material. Guidance for
estimating service needs for multi-family properties can
be referenced on page 7 of Waste Handling Standards for
Commercial Properties and Multi-Family Properties
located on the City’s website at the following location:
https://dublin.ca.gov/DocumentCenter/View/17026/Waste-
Handling-Standards?bidId=
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197.Landscape Features within Public Right-of-Way.
Applicant/Developer or Property Owner shall enter into an
“Agreement for Long Term Encroachment for Landscape
Features” with the City to require the Applicant/Developer
or Property Owner to maintain the landscape and
decorative features within public right-of-way including
frontage landscaping, decorative pavements and special
features (i.e., walls, portals, benches, etc.). The
agreement shall identify the ownership of the special
features and maintenance responsibilities.
Applicant/Developer or Property Owner will be
responsible for maintaining the surface of all decorative
pavements including restoration required as the result of
utility repairs.
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198.Bay Friendly Landscape Design. All publicly owned
landscape (e.g., parks, right of way, etc.) shall be
designed and rated to meet Bay Friendly Landscape
standards. Applicant/Developer is encouraged to design
all other landscape areas according to Bay Friendly
Landscape standards.
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199.Street Restoration. A pavement treatment, such as
slurry seal or grind and overlay, will be required within the
public streets fronting the site as determined by the Public
Works Department. The type and limits of the pavement
treatment shall be determined by the City Engineer based
upon the number and proximity of trench cuts, extent of
frontage and median improvements, extent of pavement
striping and restriping, excessive wear and tear/damage
due to construction traffic, etc.
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Certificate of
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Improvements
200.Overhead Utilities. All existing overhead utilities and all
new utility facilities shall be placed underground.PW
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201.Hydromodification Management Standards. This
project is subject to hydromodification management
measures. Applicant/Developer shall review the Bay Area
Hydrology Model (BAHM) Review Worksheet for all
projects that must meet Hydromodification Management
Standards. The worksheet is available on the City’s
website at the following webpage:
http://dublin.ca.gov/1656/Development-Permits---
Stormwater-Require
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202.Waste Enclosure. The waste enclosure shall meet all of
the requirements set forth within the Dublin Municipal
Code Section 7.98, including but not limited to providing
sewer and water hook-ups as applicable. The
improvement plans and/or building permit plans shall
show additional information demonstrating these
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PASSED AND ADOPTED BY the Planning Commission of the City of Dublin, on this
10th day of August 2021 by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
requirements are met. A standard plan for the waste
enclosure can be downloaded at
https://dublin.ca.gov/341/Standard-Plans in the
“Stormwater Measures” section. A pedestrian accessible
path of travel shall be provided for employees from the
building to the waste enclosure in conformance with
current accessibility requirements.
203.Mitigation Measures. Applicant/Developer shall provide
to the Planning Division and the Public Works Department
a copy of the mitigation measures maintenance manual
and schedule for reference, including maintenance
procedures and protocols to follow after mitigation
reporting is complete.
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Improvements
204.Electric Vehicle (EV) Reach Code.The City will be
adopting an Electric Vehicle (EV) Charger Reach Code
requiring all new commercial and multi-family buildings to
ensure 25% of parking spaces are “EV Ready” (conduit
and electrical panel capacity installed), with 3% parking
required to have installed and operable level 2 EV
charging stations (EVCS) or comparable level of service
provided by DC fast charging or other technology, as
appropriate (Measure SM-1 of Climate Action Plan 2030
and Beyond). Applicant/Developer shall plan accordingly.
Plans shall show which parking stalls are EV Ready and
those that that will have installed and operable charging
stations. EVCS accessible parking stalls are not counted
towards the number of required accessible parking stalls.
However, EV Ready accessible parking spaces can be
counted towards the required quantities of accessible
parking.
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