HomeMy WebLinkAbout8.1 Blk Angus Rest Site Dev
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CITY CLERK
File # DW/[ZJrnl-~[{i]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: January 19,1999
SUBJECT:
P A 98-65 Black Angus Restaurant (at Hacienda Crossings) - Site Development
Review (Re~ort prepared by: Jeri Ram, Senior Planner~
ATTACHMENTS:
/ 1)
/2)
- 3)
4)
RECOMMENDATION: 1)
/1 A,)'YJ
i\ v - 3)
Project Plans
Written Statement
Resolution approving Site Development Review
City of Dublin Site Development Review Standard Conditions, City of
Dublin Standard Public Works Criteria, and City of Dublin Non-
Residential Security Requirements
Receive staff presentation and public input
Deliberate
Adopt Resolution approving Site Development Review (Exhibit 3)
FINANCIAL STATEMENT: The fiscal impacts of this project were addressed as part ofa fiscal
~alysis performed for the project. The City Council reviewed the fiscal analysis as part ofthe PD Rezone and
~evelopment Agreement applications in January of 1995. In summary, the fiscal analysis concluded that this
project is consistent with the fiscal policies in relation to provision of infrastructure and public services of the
City's General Plan and the Eastern Dublin Specific Plan and General Plan Amendment.
DESCRIPTION:
This application for Site Development Review is for a Black Angus Restaurant. The restaurant is proposed to be
located in the Hacienda Crossings Commercial Center in the southeast portion of the site (Exhibit 1). The
proposal consists of a 6,540 sq.ft. restaurant on a 1.03.::!: acre pad in the 53 acre Commercial Center. A project site
plan, floor plans, landscape plans, and building elevations are located on Exhibit 1.
BACKGROUND:
The Santa Rita Commercial Center project (now referred to as Hacienda Crossings) has included a PD Rezone
to a General Commercial Planned Development, a Development Agreement between the City of Dublin,
Alameda County and Opus Southwest (originally Homart), and three parcel maps. Auto Nation has an
approved project on the eastern 20 acres of the original 75 acre site and Opus Southwest is the new developer of
____________________________________________________________________________________________________w____________________________________________
.
COPIES TO: Opus West
ARG Enterprises
Internal Distribution
ITEM NO.
~.1
on the eastern 20 acres of the original 75 acre site and Opus Southwest is the new developer of the 53 acre
commercial center. On January 23, 1995, the City Council approved a Mitigated Negative Declaration for the ~-
Project. On January 31, 1995, the City Council approved the P.D. Rezone and Development Agreement. Tw.
Parcel Maps have been approved on the project site; one separated the AutoNation Site from the proposed
commercial center; the other separated the center into four lots, one of which is for the proposed theater. At the
public hearing on the PD Rezone, the City Council approved conditions that require approval of the Site
Development Review Application for this project be made by the City Council at a public meeting.
In June, 1997, the City Council approved the Site Development Review application for Regal Theater, which
includes a 20 screen, plus an Imax theater. On October 7, 1997, the City Council approved the Site
Development Review for the Retai-l and Entertainment Village portion of the project.
Previously the City Council approved a Site Development Review application for the Claim Jumper Restaurant
at this site. Claim Jumper no longer plans on developing on the site. A parcel map was approved on January
12, 1999, creating two parcels out of the original 2.4 acre Claim Jumper site. The Black Angus Restaurant
would be located on the new 1.03 acre northern parcel. The use of the new 1.31 parcel to the south has not yet
been determined.
ANAL YSIS:
Design Team:
Black Angus' architects are MCG Architects from San Francisco. MCG worked with City staff to refine their
prototypical design for the site. Black Angus' landscape architects are Topia International out of Newport .
Beach, California. The Applicant will be present at the meeting to answer questions regarding the project.
Site Plan:
The site is located in the southeast portion of the Hacienda Crossings Center. The entrance to Black Angus
would face west on the site, towards the entertainment center. The rear of the building would face towards
AutoNation. The placement of the building on the site enables parking completely around the restaurant.
Elevations:
MCG Architects has worked closely with City staff and our consulting Architect, Larry Cannon, to modify the
prototypical Black Angus design into a design more compatible with the Hacienda Crossings Center. The
architecture, colors and materials of the proposed Black Angus will be compatible with the Hacienda Crossings
Center. Colors proposed for the restaurant are beige, terra cotta with accents of deep red. A color and material
board will be on display at the meeting for the City Council's review.
The building is embellished on all four sides and reflects a 360 degree design. The roof lines, windows and
variation in wall planes will provide variety and interest to the building. Colored elevations and a color and
material board will be presented at the meeting.
Landscaping:
.
The landscaping for the restaurant has been designed to accent and compliment the architecture. Crape Myrtles
and Flowering Pears as well as a nice palette of shrubs will accent the building and blend it with the Center.
2
Consistency li--,ith the General Plan, Eastern Dublin Specific Plan and Zoning Ordinance:
.The proposed Site Development Review application is consistent with the City of Dublin General Plan, the
Eastern Dublin Specific Plan and General Plan Amendment and Zoning Ordinance. Development of the
proposed shopping center and associated restaurants will implement goals of the Dublin General Plan and
Eastern Dublin Specific Plan. The process of Site Development Review is consistent with the requirements of
the Zoning Ordinance and Eastern Dublin Specific Plan. Additionally, requirements of the Eastern Dublin
Specific Plan for design review will be satisfied by this review ofthe design of the Project by the City Council.
Environmental Review:
This project is a component of a larger project ("the Santa Rita Commercial Center Project"), which also
includes a rezoning and a Development Agreement that the City previously approved on January 31, 1995. The
Santa Rita Commercial Center Project, in turn, was within the scope of the Eastern Dublin Specific Plan and
General Plan Amendment, for which a Program EIR was previously certified (SCH No. 91103064). A
Mitigated Negative Declaration (SCH 94113020) already has been approved for the Santa Rita Commercial
Center Project which, together with the Program ErR, adequately describes this project for the purposes of
CEQA. Since the Mitigated Negative Declaration was adopted, the City has identified no changes in the Santa
Rita Commercial Center Project or in the circumstances under which the Santa Rita Commercial Center Project
is to be undertaken or any other new information which requires revisions to the Mitigated Negative Declaration
or to the Program ErR.
.
This project has been circulated for review to the various commenting agencies and City Departments. Their
recommended conditions are included in the Resolution approving the Site Development Review (Exhibit 3)
Departmental and Agency Review:
Conclusion:
The City Council's approval this evening would allow for the development of Black Angus as part of the Hacienda
Crossings Commercial Center. The restaurant's design and theme will work with Hacienda Crossings to create a
new entertainment and retail center for the City. It will be an exciting addition to the City of Dublin.
RECOMMENDATION:
Staff recommends that the City Council conduct a public meeting, deliberate, and adopt the Resolution
approving the Site Development Review for the Black Angus Restaurant at Hacienda Crossings.
G:P A98065\CCSR
.
...
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Property Owner;
Applicant:
G:P A98065\CCSR
Opus West Corporation Attn; Kathy Claussen
6160 Stoneridge Mall Road
Pleasanton, CA 94566
.
ARG Enterprises, Inc.
American Restaurant Group
450 Newport Drive, 6th floor
Newport Beach, CA 92660
.
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WRITTEN STATEMENT
We are proposing a free.standing 6,640 s.t. Black Angus dining restaurant which will employ 80 to
90 people in two shifts. The restaurant wjlf be opened daily at 11 :00 am and closed at 11 :00 p.m.
To the best of our knowledge, this restaurant will not have a negative effect on the health or safety
of persons working in the vicinity, or be detrimental to the public health, safety or general welfare.
To. the best of our knowledge. the project is not located on a hazardous waste and sub.stances site
pursuant to the Government Code Section 65962.5.
The proposed restaurant is located on a relatively flat site situated at the southeast corner of the
existing Hacienda Crossings Shopping Center. The master plan of this existing center has
designated this isolated pad for restaurant use with parking all around. The front entrance of the
restaurant to the west is facing the existing theatre. The sides of the restaurant face Best Buy to the
north and a future pad to the south. The back side of the restaurant is facing the existing adjacent
Auto Nation site.
The exterior of the building is mainly cement plaster finish with EIFS cornice molding at parapet.
The building facade is further broken up with built-out pilasters and parapets varying between 18
feet and 20 feet in height. The front entrance of the building is celebrated with a 28 feet high
tower which incorporates a mission clay tile gable roof framed by concrete masonry unit pilasters at
each side. Awnings are also added at each window bay. All the colors and materials selected here
are mainly derived from the existing shopping center master design palette and therefore are
. compatible with the existing site and the character of the adjacent buildings. Furthermore, trees,
shrubs and ground cover, based on the shopping center master landscape palette, will be added to
the immediate hardscape around the restaurant to create visual relief and an attractive environment
for the public.
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98 065
RESOLUTION NO. - 98
/1 of 1./3
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*********
.
APPROVING P A 98-065, BLACK ANGUS
SITE DEVELOPMENT REVIEW, A PORTION OF THE
HACIENDA CROSSINGS COMMERCIAL CENTER
WHEREAS, ARG Enterprises has requested approval of a' Site Development Review
application for a restaurant on pad F9B at Hacienda Crossings; and
WHEREAS, the Planned Development that was approved for this site requires that the
application for Site Development Review be approved by the City Council at a public meeting; and
WHEREAS, the Site Development Review for the site is a component of the Santa Rita
Commercial Center Project. That project is within the scope of the Eastern Dublin Specific Plan and
General Plan Amendment, for which a Program EIR was certified (SCH 91103064). A Mitigated
Negative Declaration (SCH 94113020) has been approved for the Santa Rita Commercial Center Project.
That Mitigated Negative Declaration together with the Program EIR adequately describes the total
project for the purposes of CEQA; and
WHEREAS, there have not been any identified changes in the Santa Rita Commercial Center
(now known as Hacienda Crossings) Project or in the circumstances under which the Santa Rita
Commercial Center Project is to be undertaken or any new information which requires revisions to the
Mitigated Negative Declaration or to the Program EIR; and
.
WHEREAS, a restaurant is a permitted use under the Planned Development District for this site;
and
WHEREAS, the City Council held a public meeting on said application on January 19, 1999; and
WHEREAS, proper notice of said public meeting and a ten day public review period was given
in all respects as required by law; and
WHEREAS, the staff report was submitted recommending the City Council approve the Site
Development Review application subject to Conditions of Approval prepared by Staff; and
WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the City Council ofthe City of Dublin does hereby find
that:
A.
The approval of this application (P A 98-065) is consistent with the intent/purpose of
Section 8-104 (Site Development Review) of the Zoning Ordinance.
.
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B, The approval of this application, as conditioned, complies with the policies of the General
Plan, with the Eastern Dublin Specific Plan and with Planned Development Regulations
for P A 94-001 which would allow a restaurant as a permitted use at this location.
c.
The approval of this application, as conditioned, is consistent with the design review
requirements in the Eastern Dublin Specific Plan and the City of Dublin Zoning
Ordinance.
D. The approval of this application, as conditioned, is in conformance with the Mitigation
Monitoring Program for the Santa Rita Commercial Center Project Mitigated Negative
Declaration.
E. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans.
F. The approval of this application, as conditioned, is in the best interests of the public
health, safety and general welfare as the development is consistent with all laws and
ordinances and implements the Eastern Dublin Specific Plan.
G. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, as conditioned, has
been designed to provide a desirable environment for the development.
H.
Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, signs, building materials and
colors, screening of exterior appurtenances, exterior lighting and similar elements have
been incorporated into the project and as conditions of approval in order to insure
compatibility of this development with the development's design concept or theme and
the character of adjacent buildings and uses.
1. Landscape considerations, including the locations, type, size, color, texture and coverage
of plant materials, provisions and similar elements have been considered to insure visual
relief and an attractive environment for the public.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approves P A 98-
065 Site Development Review for Black Angus, a portion of the Hacienda Crossings Commercial
Center, as generally depicted by materials labeled Exhibit 1 of the Staff Report, as well as the color
elevations, displays, model, perspectives and material board, stamped approved and on file with the
Dublin Planning Department, subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of
building permits and shall be subiect to Planning Department review and approval. The following codes
represent those departments/agencies responsible for monitoring compliance ofthe conditions of
approval. fPL 1 Planning. fBl Building. fPOl Police. fPWl Public Works. fADMl Administration/City
Attornev. fFINl Finance. fFl Alameda County Fire Department. fDSRl Dublin San Ramon Services
District. fCOl Alameda Countv Department of Environmental Health. fZ71 Zone Seven.
2
. J:3 15 t.J3;
NO CONDITION TEXT RESPON WHEN MATRIX RESPONSES
AGENCY REQ. INDEX TO
CONDITIONS .
(for applicant)
GENERAL CONDITIONS
1. Except as specifically modified elsewhere, PL Ongoing
PA 98-065 Black Angus Site Development
Review is approved for the construction of
6,640 sq.ft. restaurant at Hacienda Crossing
Commercial Center. This approval shall
generally conform to the plans labeled
Exhibit 1, consisting of 9 sheets, prepared
by MCG Architects, dated received
November 12, 1998, and a color and
material board dated received by the
Planning Department on November 12,
1998, and stamped approved.
2. The Applicant is responsible for those PL Ongoing
Conditions of Approval of Resolution No. 6-
95 for PA 94001, the Santa Rita Commercial
Center Planned Development Rezone; those
obligations of the Development Agreement
Between the City of Dublin and Homart
Development Co. and Surplus Property
Authority of the County of Alameda for the
Tri-Valley Crossings Project/Santa Rita
Commercial Center, adopted by Ordinance .
No. 3-95 for which the Applicant is
responsible; the Conditions of Approval of
PA97-003, Phase I, Regal Theater Site
Development Review, and Phase 2, where
applicable; the Conditions of Approval of
Resolution No. 3-95 (of the Planning
Director) and Resolution No. 4-97 (of the
Community Development Director for PA
Nos. 95-013 and 97-003 approving Tentative
Parcel Map 6879 and 7116, and the
Conditions of approval for TPM 7375, to be
approved by the Community Development
Direction on January 12, 1999 and
amendments thereto relating to zoning
regulations, subdivision, and improvement of
the property.
3. The Applicant is responsible for complying PL Ongoing
with all applicable mitigation measures of the
Santa Rita Commercial Center Project
Mitigation Monitoring Plan approved by the
City Council on January 23, 1995, relating to
the subdivision and associated
improvements of the project site.
.
3
l,/rf'-l5
.
NO CONDITION TEXT RESPON WHEN MATRIX RESPONSES
AGENCY REO. INDEX TO
CONDITIONS
(for applicant)
4. Minor modifications to location and size of PL Ongoing
buildings on the site plan may be approved
by the Community Development Director.
Modifications that improve the quality of
materials may be approved by the
Community Development Director.
Modifications to overall design concepts
and/or reduction in quality of materials may
be made by the City Council.
5. The Applicant shall comply with all B BLDG
applicable regulations and requirements of
the Uniform Building Code and the State of
California, Title 24 provisions.
6. The Applicant shall comply with all PL,PW, PM &
applicable City of Dublin Site Development PO BLDG
Review Standard Conditions, City of Dublin
Public Works Typical Conditions of Approval
for Subdivisions, and City of Dublin Non-
Residential Security Requirements. In the
event of conflict between any of these
conditions and the attached conditions,
these Conditions shall prevail. (Exhibit 4 to
the Staff Report).
7. Approval of this Site Development Review PL Ongoing
shall be valid for one year, until January 19,
2000. If construction has not commenced
by that time, this approval shall be null and
void. The approval period for the Site
Development Review may be extended six
(6) additional months (Applicant must submit
a written request for the extension prior to
the expiration date of the permit) by the
Community Development Director upon the
determination that the conditions of approval
remain adequate to assure that the above
stated findings of approval will continue to
be met.
8. The permit shall be revocable for cause in PL Ongoing
accordance with Section 8-961 of the Dublin
Zoning Ordinance. Any violation of the
terms or conditions of this Site Development
Review approval may be subject to the
issuance of a citation.
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NO CONDITION TEXT RESPON WHEN MATRIX RESPONSES
AGENCY REO. INDEX TO
CONDITIONS
(for applicant)
9. Applicant/Developer shall pay all applicable B, PL, BLOG 45-59,
fees in effect at the time of building permit ADM 119,
issuance, including, but not limited to, 286,
Planning fees, Building fees, Dublin San 165
Ramon Services District fees, Public
Facilities fees, Dublin Unified School District
School Impact fees, Public Works Traffic
Impact fees, Alameda County Fire Services
fees; Noise Mitigation fees, Inclusionary
Housing In-Lieu fees; Alameda County
Flood and Water Conservation District (Zone
?) Drainage and Water Connection fees; and
any other fees as noted in the Development
Agreement. Unissued building permits
subsequent to new or revised TIF's shall be
subject to recalculation and assessment of
the fair share of the new or revised fees. If
the development agreement approved for
this project conflicts with this condition, the
development agreement shall prevail.
10. The Developer shall comply with applicable F, PW, Ongoing 8,18,
Alameda County Fire Department, Public PO,Z?, 20, 120, ,
Works Department, Dublin Police Service, DSR,PL 122,
Alameda County Flood Control District Zone 138,
7 and Dublin San Ramon Services District 155
requirements and/or permits or as
determined based on specific characteristics
of the restaurant. Prior to the issuance of
building permits applicant shall provide
documentation that all such requirements
have been met.
SIGNAGE
11. Any signage on the site shall be in PL Ongoing
accordance with the Hacienda Crossings
approved Master Sign Program.
UTILITIES
12. Developer shall be on notice that all PW,PL Ongoing
conditions from TPM 7375 shall apply with
relation to utilities and water, as well as
other improvements.
13. The restaurant shall institute a solid waste ADM Ongoing 103
recycling program. The Developer shall
comply with the City's solid waste
management and recycling requirements.
14. The refuse collection service provider shall PL ace 279
be consulted to ensure that adequate space
is provided to accommodate collection and
sorting of petrucible solid waste as well as
source-separated recyclable materials
generated by this project.
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AGENCY REO. INDEX TO
CONDITIONS
(for applicant)
15. Developer shall install fire resistent covers PL, PW OCC
at all trash enclosures and shall construct 10
foot concrete pads in the pick-up areas.
16. City Staff shall review and approve a utility PW, PL GRAD
site plan showing that transformers and
service boxes are placed outside of public
view where possible and/or screened.
17. Suilding plans shall include water efficient S SLDG 125
fixtures to City standards.
18. The developer shall construct all PW SLDG
underground utilities to the project building in
accordance with the governing agencies and
the City Department of Public Works.
PARKING
19. All parking shall conform generally to the PW, PL SLDG
Hacienda Crossings Site Plans approved by
the City Councilor as modified by
recommendation of City staff. Prior to
issuance of building permit a detailed
parking plan shall be submitted.
20. Drive aisles and sidewalks of the site shall PW, PL SLDG
be configured to maximize safety,
circulation, convenience and sight distance
per the City of Dublin Zoning Ordinance,
standard plans and details, and current
policies of the Public Works Department.
21. Public parking spaces shall be double- PW, PL SLDG
striped with 4-inch wide stripes set
approximately 2 feet apart as shown on the
"Typical Parking Striping Detail" available in
the Planning Department. Handicapped,
visitor, employee and compact parking
spaces shall be appropriately identified on
the pavement and designated on the parking
plan.
22. Sicycle parking shall be provided near the PL,PW SLDG
building entries.
TRASH
23. All trash enclosure areas shall be PW, PL SLDG
constructed with roof coverage on concrete
pads. A ten foot concrete plan shall be
provided outside any trash enclosure area.
24. Trash enclosure doors shall be of a solid PL SLDG
(not see through) material and painted to
match the adjacent walls.
25. Service areas shall be properly maintained. PL Ongoing
All trash cans must be stored inside the
service yard at all times.
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NO CONDITION TEXT RESPON WHEN MATRIX RESPONSES
AGENCY REO. INDEX TO
CONDITIONS
(for applicant)
26. Trash areas shall comply with NPDES PW BLDG
requirements relating to wet garbage. This
may include special design specifications.
ARCHITECTURE
27. All ducts, meters, air conditioning equipment PL, B BLDG
and other mechanical equipment that is on-
site or roof mounted shall be screened from
view of all public rights of way. A screening
plan shall be submitted for review and
approval by the Community Development
Director and Building Official prior to
approval of Building Permit. Said screening
plan shall show that all ducts, meters, air
conditioning equipment and other
mechanical and utility equipment shall be
effectively screened from view with materials
architecturally compatible with the materials
of the structure.
28. Building Plans shall be coordinated through PL, B BLDG
the Office of the Project Coordinator, SGPA,
or their designated representative, prior to
submittal to the City.
DESIGN:
29. All masonry walls, including screen walls PL,S BLDG .
shall have masonry caps instead of metal.
PUBLIC WORKS:
30. Applicant/Developer shall cooperate with the PW oee PW
LA VT A to provide convenient access to
public transit, to enhance local and regional
mobility and integration of LA VT A with other
public transit systems, and to locate bus
alignments, turnouts, service stops, bus
shelters and other transit amenities. The
cost of procuring and installing the
necessary improvements to meet the
requirements listed above shall be paid by
Applicant/Developer.
31. Applicant/Developer shall provide bus PW ace PW
passes for employees per LAVTA
requirements.
32. ADA Requirements/Handicap Ramps. All PW OCC
handicap ramps shall comply with all current
State ADA requirements and eity of Dublin
Standards.
33. Detailed dimensioned improvement plans PW IMPRO,
(including grading, utility and erosion control) BLDG .
will be required to be approved by the
Director of Public Works prior to issuance of
grading and building permits.
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NO CONDITION TEXT RESPON WHEN MATRIX RESPONSES
AGENCY REO. INDEX TO
CONDITIONS
(for applicant)
34. Improvement Plans shall be coordinated PW IMPRO
through the Office of the Project Coordinator
at SGPA prior to submittal of the Plans to
the City for review.
35. A structural control, such as an oil/water PW,B BLDG
separator, sand filter, or approved equal,
may be required to be installed, on site, to .
intercept and pre-treat storm water prior to
discharging to the storm drain system. The
design, location, and a maintenance
schedule must be submitted to the Director
of Public Works/City Engineer for review and
approval prior to the issuance of a building
permit.
36. Roof drains shall empty directly into the PW Ongoing
storm drain system. The Applicant shall
comply with all National Pollution Discharge
Elimination System regulations and
requirements at all times during
construction.
37. Analysis of the on-site storm drainage shall PW GRAD
evaluate a 100 year storm event in order to
establish minimum floor elevations.
38. The first project that gets a building permit at PW GRAD
Hacienda Crossings will be required to
construct frontage improvements (sidewalk
and landscaping along Dublin Boulevard and
Hacienda Drive) and the signal at the
Hacienda Drive entrance to the shopping
center.
PUBLIC SAFETY
39. A final pedestrian circulation plan shall be PL, PW SLDG
submitted for approval when the site plan for
the Center has been finalized.
40. Construction of the project shall be PL BLDG
conducted in such a manner as to prevent
potential conflicts with pedestrian and
vehicular traffic.
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NO CONDITION TEXT RESPON WHEN MATRIX RESPONSES .
AGENCY REO. INDEX TO
CONDITIONS
(for applicant) .
41. Fire Conditions. Developer shall comply F SLOG
with all conditions and regulations of the
Alameda County Fire Department (ACFD):
(a) Final location of fire hydrants shall be
approved by the Alameda County Fire
Department in accordance with current
standards. Hydrants shall be capable of
supplying minimum fire flows. Raised blue
reflectorized traffic markers shall be epoxied
to the center of the paved street opposite
each hydrant. A drawing of the approved
locations shall be submitted for future
reference.
(b) Fire lanes shall be identified in the plan
and approved by the ACFD prior to
installation.
(c) Emergency Vehicle Acess roadways
shall be designed and installed to suport the
imposed loads of fire equipment. The
minimum standard shall be H20 design. .
Design shall be approved by ACFD prior to
installation.
(d) Gates or barricades designed for
emergency vehicle access shall meet the
standards of the ACFD and the City of
Dublin.
(e) Prior to the delivery of any coml;>ustible
material storage on the site or vertical
construction, fire hydrants, water supply,
and roadways shall be installed and
sufficient water storage and pressure shall
be available to the site. Approved roadway
shall be first lift of asphalt.
(f) Plans may be subject to revision
following review.
(g) A Fire Department Key Box (KNOX) is
required.
42. During construction, access shall be F, PW SLOG
provided to all areas of the site, completely
around structures. The access road shall be .
20 feet wide compacted 95% paved
roadway or equivalent.
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AGENCY REO. INDEX TO
CONDITIONS
(for applicant)
43. During construction combustible or F Ongoing
flammable waste materials or rubbish of any
kind shall be permitted on any yard, vacant
lot or open space.
44. The applicant shall work with the Dublin PO,PL SLDG
Police Department on an ongoing basis to
establish an effective theft prevention and
security program. The restaurant shall
comply with any security plan developed for
the Hacienda Crossings Commercial Center.
45. The Developer and/or Property Owner shall PL, PO SLDG &
keep the site clear of graffiti vandalism on a Ongoing
regular and continuous basis at all times.
Graffiti resistant paints for the structures and
film for windows or glass should be used.
Any graffiti appearing on the building shall
be removed within one week from notice by
the City of the problem.
46. Permits shall be required for oversized PW,S Ongoing 268
and/or overweight construction loads coming
to and leaving the site. If soil is to be
imported or exported from the site, a haul
route plan shall be submitted to the City for
review and approval. All construction traffic
may be sUbject to specific routing as
determined by the Public Works Director, in
order to minimize construction interference
with regional non-project traffic movement.
47. Employee exit doors shall be equipped with
180 degree viewers if there is not a burglary
resistant window panel in the door.
48. Exterior lighting shall be provided and shall PW,PO, SLDG
be of a design and placement so as not to PL
cause glare onto adjoining properties or onto
adjacent roads. Lighting used after daylight
hours shall be adequate to provide for
security needs (1.5 foot candles). Exterior
lighting shall be provided around the entire
perimeter of the buildings to provide "wash"
security lighting of doorways. Minimum
lighting at .50 candle shall be provided at all
doors. A lighting isochart to show that the
proposed lighting of the project conforms to
city approved standards shall be submitted
with the building permits.
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NO CONDITION TEXT RESPON WHEN MATRIX RESPONSES
AGENCY REQ. INDEX TO
CONDITIONS
(for applicant)
LANDSCAPING
49. A final detailed Landscape and Irrigation PL, DSR, BLDG.
Plan (at 1 inch = 20 feet or larger), along PW
with a cost estimate of the work and
materials proposed, shall be submitted for
review and approval by the Planning
Department. Landscape and Irrigation Plans
shall be signed by a licensed landscape
architect. Final landscape plans shall
indicate the common and botanical names,
container size, growth rate and number of
each plant and all other requirements listed
in the Planned Development Zoning District
for the site. Landscaping shall be chosen for
its compatibility with recycled water.
Landscape and irrigation plans shall provide
for a recycled water system.
50. The Developer shall provide a minimum one PW, PL BLDG
foot wide raised curb or equivalent on
landscape fingers and islands adjacent to
parking stalls. All landscape planters within
the parking area shall maintain a five foot
curb radius to facilitate vehicular
maneuvering.
51. The Applicant/Developer shall construct all PL, PW BLDG
landscaping within the site to the satisfaction
of the Director of Public Works and Director
of Community Development.
52. Revise landscape plans to include more PL BLDG
shrubs within the ground cover areas. Plans
shall include a denser landscape pallette.
53. All landscape median islands shall include PW IMPRO PW
drains to capture and convey water away
from the adiacent pavement subbase.
54. Replace a flowering vine rather than Boston PL BLDG
Ivy around trash enclosure. Provide another
planting area or vine pocket at the
southeast outside corner of the trash
enclosure for another vine planting.
55. Trellises shall be placed along the walls of
the east elevation and planted with flowering
vines
56. Landscaping at aisle intersections shall be PL, PW ace
such that sight distance is not obstructed.
Except for trees, landscaping shall not be
higher than 30 inches above the curb in
these areas.
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NO CONDITION TEXT RESPON WHEN MATRIX RESPONSES
AGENCY REO. INDEX TO
CONDITIONS
(for applicant)
57. Landscaping shall extend to the face of curb PW, PL IMPRO
or to agreed upon match lines set by Opus
Hacienda Crossings Phase 1 Offsite
Improvement Plans.
58. The Applicant shall complete and submit to PL BLDG
the Dublin Planning Department the
Standard Plant Material, Irrigation and
Maintenance Agreement.
59. All graded slopes which are not to be PW On-
developed shall be hydroseeded with native going
grasses immediately upon completion to
prevent soil erosion.
60. Landscaping shall be kept trimed to facilitate PO. Onoing
police surveillance and customer security.
MISCELLANEOUS:
61. The use of any temporary construction PW,B BLDG
fencing shall be made subject to the review
and approval of the Public Works Director
and the Building Official.
62. Prior to opening for business, Black Angus FIN acc 4K
shall provide a list to the City of the number,
type and salary level of employees for the
business in order for the City to implement
the required housing and employment
monitoring system required by the EDSP.
63. To apply for building permits, the Applicant B,PL BLDG
shall submit twelve (13) sets of construction
plans to the Building Department for plan
check. Each set of plans shall have
attached an copy of these Conditions of
Approval with Responses to Conditions filled
in (see this chart) indicating where (on the
plans) or how the condition is satisfied. The
notations shall clearly indicate how all
Conditions of Approval will be complied with.
Construction plans will not be accepted
without the annotated conditions attached to
each set of plans. The Applicant will be
responsible for obtaining the approvals of all
participating non-City agencies prior to the
issuance of building permits.
64. Use of Herbicides or rodenticides should PW,B Ongoing 221
only be used in consultation with review by a
biologist to ensure sensitive species are not
at risk.
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NO
CONDITION TEXT
RESPON
AGENCY
65. Measures shall be taken to contain all 8, PW
construction debris, trash and materials on-
site until disposal off-site can be arranged.
The Applicant shall keep adjoining public
streets and properties free and clean of
project dirt, mud, and materials during the
construction period. The Applicant shall be
responsible for corrective measures at no
expense to the City of Dublin.
WHEN
REO.
Ongoing
MATRIX
INDEX
PASSED, APPROVED AND ADOPTED this 19th day of January, 1999.
AYES:
NOES:
ABSTAIN:
ATTEST:
City Clerk
G: \P A98-065\ccres
Mayor
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RESPONSES
TO
CONDITIONS
(for applicant)
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CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
l.JI projects approved by the City of Dublin shall meet the following standard conditions unless
specifically exempted by the Community Development Department.
1. 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 commercial or residential security requirements as established by the Dublin
Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking stalls.
d. That e>..1erior lighting of the building and site is not directed onto adjacent properties and the
light source is shielded from direct off site viewing.
e. That all mechanical equipment, including electrical and gas meters, is architecturally
screened from view, and that electrical transformers are either underground or architecturally
screened.
f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with
the architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent
surface.
h. That all materials and colors are to be as approved by the Dublin Community Development
Department. Once constructed or installed, all improvements are to be maintained in
accordance with the approved plans. .Any changes which affect the exterior character shall be
resubmitted to the Dublin Community Development Department for approval.
1. That each parking space designated for compact cars be identified with a pavement marking
reading "Small Car Only" or its equivalent, and additional signing be provided if necessary.
J. That all e:x.1erior architectural elements visible from view and not detailed on the plans be
finished in a style and in materials in harmony with the e:x.1erior of the building.
k. That all other public agencies that require review of the project be supplied with copies of the
final building and site plans and that compliance be obtained with at least their minimum
Code requirements.
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2. final landscape plans. irrigation system plans. tree preservation techniques. and euarantees. shall
be reviewed and approved bv the Dublin Planning Department prior to the issuance of the .
building permit. All such submittals 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.
c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a
minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are
minimum of 5 gallons in size.
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 to be used at the edges of all planters and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and
vertically.
g. That all cut and fill slopes graded and not constructed on by September 1, of any given year,
are hydro seeded with perennial or native grasses and flowers, and that stock piles of loose
soil existing on that date are hydroseeded in a similar manner.
.
h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are
fenced during construction and grading operations and no activity is permitted under them
that will cause soil compaction or damage to the tree.
1. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and
ground cover, all trees, and the irrigation system for one year.
J. That a permanent maintenance agreement on all landscaping will be required from the owner
insuring regular irrigation, fertilization and week abatement.
3. final inspection or occupancy permits will not be granted until all construction and landscaping
is complete in accordance with approved plans and the conditions required bv the City.
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CITY OF DUBLIN
STANDARD PUBLIC WORKS CRITERIA
ApplicantlDeveloper and it's representatives (engineer, contractor, etc.) must meet and follow all
the City's requirements and policies, including the Urban Runoff Program and Water Efficient
Landscaped Ordinance.
GENERAL:
I. ApplicantlDeveloper shall comply with the Subdivision Map Act, the City of Dublin
Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading
Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall obtain copies
of and comply with conditions as noted on "City of Dublin General Notes on Improvement
Plans" and "City of Dublin Improvement Plan Review Check List.
2. An encroachment permit shall be secured from the Director of Public Works for any work
done within the public right-of-way where this work is not covered under the public
improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for any
work performed within a Caltrans right-of-way or that impacts their facilities.
3. Applicant/Developer is responsible for the construction site and construction safety at all
times.
4. Construction of the Subdivision shall be conducted so as to minimize the effect of the
construction on the existing community and on the occupants of the new homes as they are
completed, as required by the Environmental Impact Report. Applicant/Developer shall
submit a Construction Noise Management Program/Construction Impact Reduction Plan for
review and approval by the Diredctor of Public Works. The following measures shall be
taken to reduce construction impacts and shall be included in the Construction Noise
Management Program/Construction Impact Reduction Plan:
(a) Off site truck traffic shall be routed as directly as practical between the freeway (I-580)
and the job site and as approved by the Director of Public Works.
(b) Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit
from the City as required by the Director of Public Works prior to hauling of any
oversized loads on City streets.
(c) The construction site shall be watered at regular intervals during all grading activities.
The frequency of watering should increase if wind speeds exceed 15 miles per hour.
Watering should Include all excavated and graded areas and material to be transported
off-site. Recycled or other non-potable water resources shall be used where feasible.
(d) Construction equipment shall not be left idling while not in use.
(e) All construction equipment shall be fitted with noise muffling devises.
(f) Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
(g) Mud and dust that are carried onto street surfaces by construction vehicles shall be
cleaned-up on a daily basis.
(h) Excavation haul trucks shall use tarpaulins or other effective covers.
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(i) Upon completion of construction, measures shall be taken to reduce wind erosion.
Replanting and repaving should be completed as soon as possible.
G) Houses will be constructed in phases so that most of the construction traffic can be routed
into the subdivision without traveling in front of existing homes that are occupied.
(k) During construction, non-residential facilities shall provide pedestrian access from public
streets to building entrances as required by the Director of Public Works.
(1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled
using the following methods:
1. All inactive portions of the construction site shall be seeded and w.atered until grass
growth is evident.
2. All portions of the site shall be sufficiently watered to prevent excessive amounts of
dust.
3. On-site vehicle speeds shall be limited to 15 mph.
4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air
Quality District. Non-petroleum based tackifiers may be required by the Director of
Public Works.
5. The Department of Public Works shall handle all dust complaints. The Director of
Public Works may require the services of an air quality consultant to advise the City
on the severity of the dust problem and additional ways to mitigate impact on
residents, including temporarily halting project construction. Dust concerns in
adjoining communities as well as the City of Dublin shall be addressed. Control
measures shall be related to wind conditions. Air quality monitoring of PM levels
shall be provided as required by the Director of Public Works.
(m) Construction interference with regional non-project traffic shall be minimized by:
1. Scheduling receipt of construction materials to non-peak travel periods.
2. Routing construction traffic through areas of least impact sensitivity.
3. Limiting lane closures and detours to off-peak travel periods.
4. Providing ride-share incentives for contractor and subcontractor personnel.
(n) Emissions control of on-site equipment shall be minimized through a routine
mandatory program of low-emissions tune-ups.
(0) During construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
5. Construction and grading operations shall be limited to weekdays, Monday through Friday,
and non-City holidays, between the hours of7:30 a.m. and 5:00 p.m. The Director of Public
Works may approve work on Saturday and hours beyond the above mentioned days and
hours with the understanding that the developer is responsible for the additional cost of the
Public Works inspectors' overtime.
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6. Should any prehistoric or historic artifacts be exposed during excavation and construction
operations, the Department of Community Development shall be notified and work shall
cease immediately until an archaeologist, who is certified by the Society of California
Archaeology (SeA) or the Society of Professional Archaeology (SOP A), is consulted to .
evaluate the significance of the find and suggest appropriate mitigation measures, if deemed
necessary, prior to resuming ground breaking construction activities. Standardized
procedures for evaluating accidental finds and discovery of human remains shall be followed
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as prescribed in Sections l5064.5 and 15126.4 of the California Envirorunental Quality Act
Guidelines.
7. Applicant! Developer shall ensure that stationary source emissions associated with project
development are minimized and shall meet the following requirements:
D. The houses shall be designed to meet or exceed the requirements of Title 24 of the
California Code of Regulations (energy efficiency requirements). By meeting or
exceeding these requirements, the houses will require less energy to heat and cool,
thereby reducing the emissions created in the production of electric power and created by
burning natural gas.
E. The subdivision will utilize curbside recycling, which will reduce the amount of solid
wastes from the subdivision which would be deposited at a landfill site, thereby
minimizing the amount of nitrous oxide emissions from the landfill.
F. During rough grading construction the construction site will be regularly watered to
contain dust, and after construction the front yards and street landscaping will be
installed, thereby minimizing the amount of air pollution caused by airborne dust from
the site.
8. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities. The use of rodenticides and herbicides within the
project area shall be performed in cooperation with and under the supervision of the Alameda
County Department of Agriculture and will be restricted, to the satisfaction of the Director of
Community Development, to reduce potential impacts to wildlife.
BONDS, SECURITIES & AGREEMENTS:
1. Developer shall provide Faithful Performance (100% of improvement costs), Labor and
Material (50% of improvement costs) securities and a cash monumentation bond to guarantee
the installation of subdivision improvements, including streets, drainage, monumentation,
grading, utilities and landscaping subject to approval by the Director of Public Works prior to
approval of the Fihal or Parcel Map and prior to issuance of any grading and/or improvement
permits.
2. The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the
terms set forth in the Development Agreement to be approved by the City of Dublin. The
Development Agreement shall include an infrastructure sequencing program and shall be
recorded. The V esting Tentative Map shall expire at the standard time of two and one half (2
1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section
66452.6 of the Subdiyision Map Act unless the Development Agreement is terminated at an
earlier date. In the event of conflict between the terms of the Development Agreement and
the Conditions of Approval contained herein, the terms of the Development Agreement shall
prevail.
3. Applicant/Developer shall enter into a Development Agreement with the City for all
subdivision improvements prior to issuance of improvement permits. Complete
improvement plans, specifications, and calculations shall be submitted to, and approved by,
the Director of Public Works and other affected agencies having jurisdiction over public
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improvements prior to execution of the Development Agreement. Improvement plans shall
alshow ththe eXd'~sting on-bsII'~e and off-sidte subdivisihon imlProvemthents and prdo~osed improvements e.
ong e a ~acent pu IC streets an property t at re ate to e propose Improvements.
4. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee
shall be filed with the City of Dublin. The surety shall be equal to the amount approved by
the City Director of Public Works as necessary to insure restoration of the site to a stable and
erosion resistant state if the project is terminated prematurely.
5. Prior to acceptance of the project as complete and release of the Faithful Performance Bond
or securities by the City:
a) All improvements and landscaping shall be installed as per the approved Improvement
Plans and Specifications.
b) An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape and
soil erosion and sedimentation control plans shall be submitted to the Director of Public
Works.
c) Photo mylar and, if available, AutoCAD (or approved equal) electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final or Parcel and
Annexation Maps, if any, which are tied to the City's existing mapping coordinates
including all as-built plans prepared by a registered Civil Engineer shall be submitted to
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d) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests shall be submitted to the City.
e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all
work was done under their supervision and in accordance with the recommendations
contained in the soil and geologic investigation reports and the approved plans and
specifications and that the finished graded building pads are within ::l: 0.1 feet in elevation
of those shown on approved plans shall be submitted to the City.
f) Copies of the Final Map and improvement plans, indicating alllots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale
shall be submitted to the City for City mapping purposes.
6. Upon acceptance of the improvements and receipt of required submittals, the Faithful
Performance bond or security may be replaced with a Maintenance bond that is 25% of the
value of the performance security. The Maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
7. The Labor and Materials bond or security is released in accordance with the City's
Subdivision Ordinance and the Subdivision Map Act and after acceptance of the
improvements.
8. Applicant/Developer, and any parties or individuals granted rights-of-entry by e
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
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the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council,
Director of Community Development, Zoning Administrator, or any other department,
committee, or agency of the City concerning a subdivision or other development which
actions are brought within the time period provided for in Government Code Section
66499.37; provided, however, that the ApplicantlDeveloper's duty to so defend, indemnify,
and hold harmless shall be subject to the City's promptly notifying the ApplicantlDeveloper
of any said claim, action, or proceeding and the City's full actions or proceedings.
IMPROVEMENTS AND DEDICATIONS:
1. The improvement plans for this V esting Tentative Map (including Improvement Plans,
Grading Plans, and subdivision maps) shall be prepared, designed, and signed by a registered
civil engineer to the satisfaction of the Director of Public Works in accordance with the
Ordinances, standards, specifications, policies, and requirements of the City of Dublin using
standard City title block and formats prior to issuance of building permits and prior to filing
the final MaplParcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch.
After approval, original mylars or photo mylars with three sets of blue prints must be
submitted to the City.
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2. A current title report and copies of the recorded deeds of all parties having any recorded title
interest in the property to be divided and copies of the deeds and the final Maps or Parcel
Maps for adjoining properties and easements which are no more than 6 months old as of the
date of submittal shall be submitted as deemed necessary by the Director of Public Works.
3. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for
the approved streets' right of way.
4. Layout and design of the project parking, striping, drive aisles, and sidewalks within the
project shall be configured to maximize safety, circulation, convenience, and sight distance
per the City of Dublin zoning ordinance, standard plans and details, and current policies as
approved by the Director of Public Works. final detailed layout and design ofintemal
private and public streets and drive aisles must be approved by the ACfD and Director of
Public Works.
5. All improvements along streets within the subdivision and as required offsite (including curb,
gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed
prior to occupancy of the first building in accordance with approved City standards and to the
satisfaction of the Director of Public Works and only after the Subdivision Development
Agreement has been approved and required bonds and fees have been delivered to the City.
6. The minimum uniform street gradient shall be 1 %. The structure design of the road shall be
subject to approval of the Director of Public Works/City Engineer. Parking lots shall have a
minimum gradient of 1 % and a maximum gradient of 5%.
. 7. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CAL TRANS Highway Design Manual.
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8. All public sidewalks must be within City right of way or in a pedestrian easement except as
specifically approved by the Director of Public Works.
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9. Any relocation of improvements or public facilities shall be accomplished at no expense to
the City.
10. Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements (including grading, stockpiling and storing of equipment
or material) required outside of the subdivision. The easements and/or rights-of-entry shall
be in writing and copies shall be furnished to the Director of Public Works prior to issuance
of any grading permits.
11. The boundary of parcels and the exterior boundary of the subdivision shall be survey
monumented at completion of construction of subdivision improvements. The centerline of
City and private streets and new boundaries shall be survey monumented and set in
accordance with the City of Dublin Standard plans and to the satisfaction of the Director of
Public Works. At least three (3) permanent benchmarks shall be established as shown on the
applicable Specific Plan. Plats and elevation data shall be provided to the City in a form
acceptable to the Director of Public Works.
12. Applicant/Developer shall be responsible for transitioning existing improvements to match
proposed improvements required as Conditions of Approval for this Vesting Tentative Map.
13. ApplicantlDeveloper shall install all water, gas, sewer, underground electric power, cable .
television or telephone lines and storm drain facilities before any paving, curb, gutter or
sidewalk is installed or as approved by the Director of Public Works. Utility stub connections
to property boundaries shall be required unless waived in writing by the Director of Public
Works.
14. Applicant/Developer shall show in the project construction documents the locations of all
transformers, vaults and electrical boxes, double detector check valves, and joint trench that will
service the site with electricity, fire protection water system, telephone and CATV to the
buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults
shall be underground. All above ground boxes and transformers shall be screened by
landscaping to the satisfaction of the Director of Community Development and the Director of
Public Works.
15. Applicant/Developer shall construct a site lighting system in accordance with the City of
Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The
Developer shall submit a preliminary lighting plan showing the distribution of lights on the site,
type and location of street and yard lights that shall be reviewed and approved to the satisfaction
of the Director of Public Works prior to construction.
16. ApplicantlDeveloper shall construct all new fire hydrants in streets to City and Alameda .
County Fire Department standards. Applicant/Developer shall comply with applicable
Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda
County Flood Control District Zone 7 and Dublin San Roman Services District requirements.
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17. ApplicantlDeveloper shall submit a utilities service report and plan to the satisfaction of the
Public Works Director and Community Development Director along with documentation that
domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service
can be provided to each residence and building within the project by the applicable utility
companies and shall indicate when such service will be available.
l8. ApplicantlDeveloper shall construct all utilities as may be deemed necessary to provide for
the proper, clean, and safe functioning of utility services for each proposed residence within
, the project. All utility construction is subject to the requirements and specifications of the
agency having jurisdiction over the respective utility facilities.
19. All utilities within the project and to each lot shall be underground in accordance with the
City policies and existing ordinances. All utilities shall be located and provided within
public street right of ways and/or public service easements as directed by the Director of
Public Works and sized to meet utility company standards.
20. All transmission lines shall be constructed away from sensitive areas unless otherwise
approved by the Director of Public Works.
21. Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works prior to approval of the PinallParcel Map. These
easements shall allow for vehicular and utility service access.
22. A 10 foot public utility easement shall be shown to be dedicated on the PinallParcel Map
along all street frontages unless otherwise determined by the Director of Public Works, in
addition to all other easements required by the utility companies or governmental agencies.
23. ApplicantlDeveloper shall construct a recycled water line and contract with the Dublin San
Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water
service cOlmection points to the project, including all landscaped common areas prior to
occupancy of affected units. The plans for these facilities shall be reviewed and approved by
DSRSD and the City of Dublin Public Works Department.
24. The landscaped common areas of the project shall have laterals installed to the satisfaction of
the Director of Public Works to enable future recycled water connection in addition to
potable water connection prior to occupancy of any building. Recycled water lines shall be
installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water
Efficient Landscape Regulations.
25. ApplicantlDeveloper shall prepare a detailed drainage study of all proposed storm drain
improvements of the project for review and approval by the Director of Public Works prior to
issuance of grading permit. Pinal pipe sizes, slopes, depths, etc. shall be based upon final
storm water design calculations by a licensed professional engineer in California.
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26. For all storm drains located outside of the public right of way, a "Storm Drain Easement" or
"Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of
the Director of Public Works.
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27. Applicant/Developer shall provide an access road and turn-around and maintenance easement
for access to all storm drainage detention facilities and trash racks.
28. Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works
that all mitigation measures tilat are necessary as a result of drainage impacts of this project
will be constructed to the satisfaction to of the Director of Public Works prior to occupancy
of any building.
29. Where possible, roof drains shall empty onto an approved dissipating device and then over
lawn or other planted areas to street or approved drainage facility. Concentrated flows will
not be allowed to drain across sidewalk areas.
30. An l8" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm
drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets
to main drain line.
31. Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet
the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1
square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and
storm drainage facilities for a drainage area greater than 5 square miles shall be designed to
meet the capacity of a 100 year storm.
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32. All streets shall be designed so that the 15-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions of
travel above the 100-year storm level.
33. No buildings or other structures shall be constructed within a storm drain easement.
34. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto
slopes.
35. Applicant/Developer shall comply with Alameda County Flood Control District
requirements. If there is a conflict between City and County Flood Control requirements the
Director of Public Works shall determine which requirements shall apply.
36. A detailed fencing/wall plan shall be submitted with the improvement plans for the first
phase of development. The design, height, and location of the fences/walls shall be subject to
approval of the Community Development Director and Director of Public Works. Wall
sections shall not be butted together but separated by pilasters. .
37. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower
than the abutting property or adjacent lots within the subdivision, a concrete or masonry
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block retaining wall or other suitable solution acceptable to the Director of Public Works
shall be required and any fence or wall height shall be measured from the top of grade on the
higher side of the retaining wall or slope.
38. All wall or fence heights shall be a minimum 6 feet high (except in those locations where
Section 8.72.080 of the Zoning Ordinance requires lower fence heights and where an 8-foot
sound attenuation wall is required). All walls and fences shall be designed to ensure clear
vision at all street intersections to the satisfaction of the Director of Public Works.
39. A registered civil or structural engineer shall design all retaining walls over three feet in
height (or over two feet in height with a surcharge) and a building permit shall be required
for their construction. A maintenance and inspection program shall be implemented by the
developer or homeowners' association for the periodic inspection and maintenance of all
retaining walls that could possibly affect the public right of way.
40. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level
area on both sides in order to facilitate maintenance by the property owners.
GRADING AND DRAINAGE:
1. The grading plan designs for this V esting Tentative map shall be designed in conformance
with the approved Vesting Tentative Map and shall be based on an approved soils reports.
The soils report for the project shall include recommendations 1) for foundations, decks and
other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for
structures from top and toes of slopes. Additionally, the soils report shall include a
professional opinion as to safety of the site from the hazards of land slippage, erosion,
settlement and seismic activity. Both the project civil engineer and the project soils engineer
must sign the grading plans. In case of conflict between the soil engineer's recommendations
and City ordinances, the Director of Public Works shall determine which shall apply.
2. The soils engineer or his technical representative must be present at the project site at all
times during grading operations. Where soil or geologic conditions encountered in grading
operations are different from that anticipated in the soil and geologic investigation report, or
where such conditions warrant changes to the recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approved by the
Director of Public Works. It shall be accompanied by an engineering and geological opinion
as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic
activity .
3. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project
site for review and approval by the City prior to issuance of grading permit, and (as a
minimum) shall design the grading plan based the recommendations outlined in said Report,
on the plans and notes for the project, and as required by the City's Grading Ordinance.
4. Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed
construction grading/erosion control plan (including phasing) and a drainage, water quality,
and erosion and sedimentation control plan for the post-construction period shall be prepared
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by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the
Director of Public Works. Said plans shall include detailed design, location, and
maintenance criteria, of all erosion and sediment control measures. The plans shall provide, .
to the maximum extent practicable, that no increase in sediment or pollutants from the site
will occur. The post-construction plan shall provide for long-term maintenance of all
permanent erosion and sediment control measures such as slope vegetation. The construction
grading/erosion control plan shall be implemented in place by October 15th and shall be
maintained in place until April 15th unless otherwise allowed in writing by the Director of
Public Works. It shall be the ~pplicantlDeveloper's responsibility to maintain the erosion
and sediment control measures for the year following acceptance of the subdivision
improvements by the City Council.
5. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, the Applicant shall submit details as to how it will be done
and routes of travel for the Director of Public Work's approval.
6. All unsuitable material found at the site shall be removed from the site or stockpiled for later
use in landscape areas.
7. In the 1 OO-year Flood Hazard Zone, all residential units shall have their finished floor
elevation a minimum of one foot (1 ') above the 100-year flood level. Commercial buildings
shall either provide flood-proofing, or have their finished elevation above the 100-year flood
level. ApplicantlDeveloper shall prove to the City that the proposed building pads are a
minimum of 1 foot above a 100-year storm event prior to issuance of grading permits.
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8. ApplicantlDeveloper shall grade all lots to drain to the front of the public streets or private
streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval.
If needed, Applicant/Developer shall construct retaining walls along the rear yard lot lines
and/or side yard lot lines so that each lot will drain directly to its respective front street. All
grading plans shall be reviewed and approved by the Director of Public Works prior to
issuance of grading permits.
9. ApplicantlDeveloper shall not change the overall drainage patterns of the existing topography
by the grading construction of this project.
10. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
11. No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and
approved by the Director of Public Works. Slopes shall be graded so that there is both
horizontal and vertical slope variation where visible from public areas and the top and bottom
of slopes shall be rounded in order to create or maintain a natural appearance.
TRAFFIC AND CIRCULATION:
1. ApplicantlDeveloper shall submit a Line and Striping Plan to the Director of Public Works
for review and approval prior to issuance of building permits. The Plan shall show include
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interim lane and access configurations and transitions, as approved by the Director of Public
Works.
2. Applicant/Developer shall consult with the Livennore-Amador Valley Transit Authority
(LA VT A) on the bus route and location and size of proposed bus stops and shelters within
and on the periphery of the proposed project. The location and configuration of the all bus
stops and shelters shall be constructed by Applicant/Developer Wlder the direction of the
City's Director of Public Works prior to occupancy of any building.
3. Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted
by the City Council at the time of issuance of building pennits including, but not limited to,
the Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasant on for
freeway interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF
credit for constructing any other Eastern Dublin Traffic Impact Improvements in their
ultimate locations.
4. All construction traffic and parking may be subject to specific requirements, as detennined
by the Director of Public Works, in order to minimize construction interference with regional
non-project traffic movement. Construction traffic routing shall be approved by the Director
of Public Works prior to issuance of grading permit.
5. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of
the City of Dublin subject to plan approval by the Director of Public Works.
6. A street sign/naming plan for the internal street system shall be submitted and shall be
subject to approval of the Community Development Director. No single street may intersect
any other street more than once. No continuous street may change direction by 90 degrees
more than once without change a street name change for subsequent changes in direction.
Street name signs shall display the name of the street together with a City standard shamrock
logo. Posts shall be galvanized steel pipe.
NPDES (GENERAL):
1. For projects disturbing five (5) acres or more, ApplicantlDeveloper shall submit a Storm
Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the
issuance of any building or grading permits. The SWPPP shall be implemented by the
general contractor and all subcontractors and suppliers of material and equipment.
Construction site cleanup and control of construction debris shall also be addressed in the
SWPPP. Applicant/Developer is responsible for complying with the SWPPP. Failure to do
so will result in the issuance of correction notices, citations or a project stop work order. A
copy of the SWPPP shall be kept at the construction site at all times. Fueling and
maintenance of vehicles shall be done off-site unless an approved fueling and maintenance
area has been approved as part of the SWPPP.
2. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted
with the grading plan.
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3. Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (NOl) has been sent to the California State Water Resources Control Board.
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4. Construction access routes shall be limited to those approved by the Director of Public
Works and shall be shown on the approved grading plan.
5. Applicant/Developer shall gather all construction debris daily and place it in a covered
. dumpster or other container which is emptied or removed on a weekly basis. A secondary
containment berm shall be constructed around the dumpster. When appropriate, tarps shall
be used on the ground to collect fallen debris or splatters that could contribute to storm water
pollution.
6. All debris from the sidewalk, street pavement and storm drain system adjoining the project
site shall be removed by Applicant/Developer on a daily basis or as required by the City
inspector. During wet weather, avoid driving vehicles off paved areas.
7. Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining the
project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before
sweepmg.
8. ApplicantJDeveloper shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all
on-site storm drain inlets and existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site de-watering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and
prevent street flooding. Dispose of filter particles in an appropriate manner.
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9. Applicant/Developer shall maintain a contained and covered area on the site for the storage
of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used
at the project site that have the potential for being discharged to the storm drain system.
Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter,
storm drain or stream. See the "Building Maintenance/Remodeling" flyer for more
information.
1 O. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
11. Applicant/Developer shall minimize the removal of natural vegetation or ground cover from
the site in order to reduce the potential for erosion and sedimentation problems. All cut and
fill slopes shall be stabilized as soon as possible after completion of grading. No site grading
shall occur between October 15 and April 15 unless a detailed erosion control plan is
reviewed by the Director of Public Works and implemented by the contractor.
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12. The project improvement plans shall include storm water pollution prevention measures for
the operation and maintenance of the project and shall be reviewed and approved by the
Director of Public Works. The project plan shall identifY Best Management Practices
(BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of
pollutants into storm water runoff. The project plan shall also include erosion control
measures to prevent soil, dirt and debris from entering the storm drain system, in accordance
with the practices outlined in the ABAG Erosion and Sediment Control Handbook,
California Storm Water Best Management Practice Handbooks, State Construction Best
Management Practices Handbook and Regional Water quality Control Board's Erosion and
Sediment Control Field Manual.
13. Applicant/Developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations and/or
a project stop order.
14. All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and
pesticides which contribute to runoff pollution. Where feasible, landscaping should be
designed and operated to treat storm water runoff. When and where possible, xeriscape and
drought tolerant plants shall be incorporated into new development plans.
15. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method
approved by the Department of Public Works.
16. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the
rainy season (October 15) and once in January. Additional cleaning may be required by the
Director of Public Works.
NPDES (COMMERCIALIINDUSTRIAL DEVELOPMENT):
1. All washing and/or steam cleaning must be done at an appropriately equipped facility which
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in
such a way that there is no discharge of soaps or other pollutants to the storm drain system.
Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the Dublin-San Ramon Services District (DSRSD).
2. All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained
to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs
should be implemented to prevent potential storm water pollution. Implement appropriate
BMPs such as, but not limited to, a regular program of sweeping, litter control and spill
clean-up.
3. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
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4. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall
drain onto this area. Drains in any wash or process area shall not discharge to the storm drain
system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the .
review, approval, and conditions of the DSRSD.
5. All paved outdoor storage areas must be designed to eliminate the potential for runoff to
carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be
covered and contained as required by the Director of Public Works.
6. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the
accumulation of litter and debris. If pressure washed, debris must be trapped and collected to
prevent entry to the storm drain system. No cleaning agent may be discharged to the storm
drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm
drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to
the sanitary sewer are subject to the review, approval and conditions of the DSRSD.
7. A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to
the storm drain system. The design, location, and a maintenance schedule must be submitted
to the Director of Public Works for review and approval prior to the issuance of any building
permits.
8. Restaurants must be designed with contained areas for cleaning mats, equipment and .
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff
from, the area. The area shall not discharge to the storm drains; wash waters should drain to
the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must
be instructed and signs posted indicating that all washing activities shall be conducted in this
area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD.
9. Commercial car washes shall be designed so that no wash water shall discharge to the storm
drain systems. Wash-waters should discharge to the sanitary sewer. Sanitary connections are
subject to the review, approval, and conditions of the DSRSD.
10. Vehicle/equipment washers shall be designed so that no vehicle or equipment washing
activity associated with this facility shall discharge to the storm drain system. Wash areas
should be limited to areas that drain to the sanitary sewer collection system, or the wash
water collected for ultimate disposal to the sanitary sewer. This wash area must be covered
and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted
indicating the designated wash area. Sanitary connections are subject to the review, approval
and conditions of the DSRSD.
11. Fuel dispensing areas must be paved with concrete extending a minimum of 8' -0" from the
face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel
dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the .
area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed
to prevent drainage flow through the fuel dispensing area. The facility must have a spill
cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment
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must be inspected routinely for proper functioning and leak prevention. The fuel dispensing
area must be covered, and the cover's minimum dimensions must be equal to or greater than
the area within the grade break or fuel dispensing area, as defined above. The cover must not
drain onto the fuel dispensing area.
12. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth
impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from
the rest of the site by a grade break that prevents run-on of storm water to the extent
practicable. The fuel dispensing area is defined as extending a minimum of 6.5 feet from the
corner of each fuel dispel).ser or the length at which the hose and nozzle assembly may be
operated plus a minimum of 1 foot, whichever is less.
13. Most washing and/or steam cleaning must be done at an appropriately equipped facility that
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in
such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary
connections are subject to the review, approval, and conditions of the sanitary district with
jurisdiction for receiving the discharge. These requirements shall be required for automotive
related businesses.
14. All loading dock areas must be designed to minimize "run-on" or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained
to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or
intercepted and pretreated prior to discharge to the storm drain system. The property owner
shall ensure that BMPs are implemented to prevent potential stormwater pollution. These
BMPs shall include, but are not limited to, a regular program of sweeping, litter control and
spill clean-up.
15. The design, location, maintenance requirements, and maintenance schedule for any
storm water quality treatment structural controls shall be submitted to the City or County
Engineer for review and approval prior to the issuance of a building permit.
NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION):
1. A homeowners association shall be created and shall be responsible for maintaining all
private streets and private utilities and other privately owned common areas and facilities on
the site including landscaping. These maintenance responsibilities shall include
implementing and maintaining stormwater BMPs associated with improvements and
landscaping. CC&R's creating the homeowners association shall be reviewed and approved
by the City or County Attorney prior to the recordation of the final Map and recorded prior
to the sale of the first residential unit. The CC&R's shall describe how the stormwater BMPs
associated with privately owned improvements and landscaping shall be maintained by the
association.
15
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CITY OF DUBLIN
Po. Box 2340, Dublin, Caiifornia 94568
.
City Offices, 100 Civic Plaza. Dublin, California 94568
CITY OF DUBLIN
NON-RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21*89
1988 Building Code
Section 4101
1. Doors. Exterior doors which are located at the rear, or side, or away from the
primary entrance shall be solid doors with no glazing and shall be installed in
metal frames. Exterior wood doors shall be solid wood construction 1 3/4"
thick or hollow metal doors.
.
2. Locking devices. Exterior swinging doors which are exit doors as setforth in
Chapter 33 shall have cylinder dead-bolt locks which shall be openable without
the use of key, special effort, or knowledge. In Group B occupancies, a double
cylinder dead-bolt lock may be used on the main exit door if there is a readily
visible, durable sign on, or adjacent, to the door stating, "this door to
remain unlocked during business hours." The sign shall be in letters not less
than 1 inch high on contrasting background. When unlocked the single door and
both leaves of a pair of doors shall be free to swing without operation of any
latching device. Doors which are not exit doors shall have the inactive leaf
secured with flush-bolts at the top and bottoms. The bolts shall be hardened
steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum
depth of 3/8 inch.
The dead bolts shall be hardened steel and shall have a m~n~mum of a one inch
throw. If the cylinder of the lock protrudes from the face of the door it
shall be fitted with a cylinder ring geared so that it cannot be griped with
pliers or other wrenching devices.
Vehicle door, overhead doors, and sliding doors shall be secured with metal to
metal locking devices which prevent the door from opening.
3. Strike plates. Strike plates for wood jambs shall be the high security type
and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior doors shall have non-removable hinge pins.
.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
Administration (415) 833.6650 . City Council (415) 833.6605 . Finance (415) 833.6640 . Building Inspection (415) 833.6620
Code Enforcement (415) 833.6620 . Engineenng (415) 833.6630 . Planning (415) 833.6610
Police (415) 833.6670 . Public WorkS (415) 833.6630 . Recreation (415) 833.6645
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material and engage the metal portion of the sliding door. The primary IOC.
device shall be operable by a keyed or code lock inside. Doors with 2 slidi
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
8. Uindows. All accessible windows which are not located at the front or main
entrance side of a non~residential building shall be made secure as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with G ~etal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Uindows shall not be located within 40 inches of the locking device of any
door not located on the main entrance side of the non-residential building
unless the windows are glazed with 1/4" tempered glass.
9.
Openable transoms. All exterior openable transoms exceeding 8 x 12 which are
not located on the front or main entrance side of a non~residential building
shall be protected with a steel grill and 1/4" minimum bars not more than 2" on
center or by a screen with 1/8" diameter wire mesh not more than 2" on center
mounted on the inside.
9.
Roof onenings. All skylights on the roof of a non-residential building shall
be protected by:
a) Iron bars 1/2 inch minimum diameter not more than 8" on center or;
b) A screen with 1/8" diameter wire mesh not more than 2" on center.
All roof access hatches of non-residential building shall be protected as
follows:
a) If the hatchway is of wooden material, it shall be covered on the inside
with at least 16 gauge sheet steel or its equivalent attached with screws at
6" o. c. ;
b) The hatchway shall be secured from the inside with a slide bar or slide
bolts;
c) Outside hinges on all hatchway openings shall be provided with non~removable
pins when using pin~type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior.
walls of any building or premise used for business purposes shall be secured by
covering the same with eitherof the following:
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.
.
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a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no
more than 8" o.c. apart and securely fastened.
10. Exterior ladders. Exterior ladders to the roof are not permitted.
1/90