HomeMy WebLinkAboutItem 6.2 Dublin Place Commercial Bldg
SlIBJECT;
ATTACHMENTS;
RECOMMENDATION;
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CITY CLERK
File # D~[JJlGH~!L]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 16, 2006
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PUBLIC HEARING; PA 05-35 Duhlin Place Commercial Building -
Planned Development Rezone with Stage 2 Development Plan and Site
Development Review for a 17,500 square foot commercial building lo~aled
at 7000 Amador Plaza Road.
Report Prepared by' Jeff Baker, Associate Planner
I
Ordinance approving a PD Planned Deve10pmenl Rezone wIth
Stage 2 Development Plan for 7000 Amador Plaza Road (P A 05-(35)
R<:solution approvmg Slte Development RevIew Pem11t to constmct a
17,500 square foot commercial bUIlding and related improvements at
7000 Amador Plaza Road (PA 05-035).
Vicinity Map
Project Plans.
Color Elevation.
Downtown Core Specific Plan Exhibit 9 (December 19,2000)
Downtown Con: Specific Plan Exhibit 9 (January I , 200n)
Minutes of the Planning Commission meeting on April 25, 2006
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Open the puhhc heanng;
Recel ve Staff presentatIOn,
Receive presentation from the Applicant;
Receive Public Testimony;
Close the Pl~hlic Hearing;
Deliberate; and
Take the following actions:
a. Waive the Reading and Tntrodu<:e Ordinance (Attachment I)
approving a PD - Planned Development Rezone with Stage 2
Development Plan for 7000 Amador Plaza Road (PA 05-035)
b Adopt Resolution (Attachment 2) approving Site Development
Review for the pad building located at 7000 Amador Plaza
Road.
COPIES TO:
__P_~PW~~~W~_______~~~.~______________________________________________________________________________~_~w__
Applicant
Property Owner
Page 1 of9
ITEMNO.~
U:\PA#\200S\05-03j Mayticld (icntry RC.>llty Advisors\CC\ccsr ').j(I,Oh,d(lC
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PROJECT DESCRIPTION:
The project sit<: is located at 7000 Amador Plaza Road wlthm the Duhlin Place Shopping Center The
Dublin Place Shopping Center lS located at the northwest comer of Dublm Boulevard and Amador Plaza
Road and is withm the Downtown Core Specific Plan (Attachment 3). The project is located on th"
undevclop"d porhon of a parcel that l11cludes Expo Deslgn Center This undeveloped site is the form"r
location orthe Duhhn General Cinemas whlch had been approved for constnlction by Alameda County in
1979 The theater has since closed and the building was dcmolished in 2002.
The Applicant cl~1Tently requests approval of a Planned Development Rezone with a Stage 2 Devdopment
Plan, and a Site Development Review Permit to eonstmet a 17,500 squar" loot commercial hlLildl11g and
related Improvements ineluding a plaza, landscaping and parking. Tenants have not heen l(lentlfied for
the building but the tenant mix is anticIpated to l11dude 40% retail and 60% restaurant uses.
ANALYSIS:
Planned Development Rezone with Stage 2 Development Plan
Chapter 8.32 of the Duhlin Zoning Onll11ance estahhshes the Intent, purpose and requlrements of the
Planncd Development Dlstnct. The mtent of the Plam1ed Development Loning District is to create a more
deSlrahle use of the land, a more coherent and coordinated development, and a better physical
enVlHmment than would otherwise be possible under a single zoning district or combination of zolllng
dlstncts. The Planned Developmcnt district requires that a Stagc 1 and Stage 2 Development Plan he
adopted to establish regulations for the use, development, improvemenl, and maintenance of the propertv
within the requested Planned Development Zoning District.
On April 16, 2002, the City Council approved a PD Planned Development Rezone for the Downtown
Core Specific Plan area (Ordinance OJ-(2). ThIs PD dlstJict requires a Stage 2 Development Plan and
SIte Development ReVIew penmt for all new development within the Specific Plan area. Therc1or", the
ApphcantlS requestmg approval of a PD Rezone with a Stage 2 Development Plan as discussed helow
and mcluded m Attachment I
Statement of Proposed Uses: The Stage 2 Development Plan includes a statement of penmlled,
condlhonally pennitted, and temporary uses.
Stage 2 Site Plan. The Stage 2 Site Plan depIcts the buildmg locatIon, landscapmg and plaza location,
clrculahon system, and parkmg areas.
Phasm"( Plan: The entlre project is anticipated to be constmcted in a single phase.
Compatibilitv with Stage I Development Plan. The proposed Stage 2 Development Plan IS generally
consistent with the Stage I Development Plan included in the Downtown Core Specific Plan.
Architectural Standards: The architectural design standards for the Stage 2 Devclopment Plan are
established by the architectural drawings prepared hy Michael Wilhs ArchItects.
Development Re"(ulations: The proposed Development Plan and development standards for the PD
zonmg district are as established in the Downtown Core SpeciJle Plan and included in the Stage 2
Development Plan.
Page 20f<)
Preliminarv i"andseap" Plan. The Prel1mll1ary Landscape Plan includes the conceptual landscape design
for the project. The Conditions of Approval for the SIte Development RevIew Pen11lt require the
submittal of a Final Landscaping and ImgatlOn Plan.
Site Development Review
Th" Downtown ('ore Specific Plan mcludes Design Guidelines which provide a framework lur an overall
character and design consistencv throughout the Specific Plan area. Thuir purpose IS to ensure high
qual1ty site planning and arehitceture, and to promote a pedestnan onented focus throughout the 'Specific
Plan area. Staff worked with the Applicant to implement these DeSIgn GUldel1nes. However, the
Applicant has identified constraints whi"h they heheve hmlt then- abihty to fully Implement thc Design
Guiddines as discussed helow
Site Plall
Bu.iJdll1~Orientation: The Downtown Core SpecIfic Plan Site Planmng DeSign Guidelines guide the
orientation and placement of struclures lo ensure an appropriate interface of stmetures to public places
and parklllg areas. These gUldehnes encourage buildings to be oriented toward the str"et WIth a zero
selha"k along sHlewalks in order to promote pedestrian activity The design guidclines encourage
parkmg, serVlce, and utilities to be located away from the street whetwver possible in order to reduce theIr
vlsualtmpact.
The proposed building IS sel hack a mll11111um of 1 () feet from the back of sidewalk along Amador Plaza
Road (Attachment 4). Thls local1on puts the building adjacent to the sidewalk to create a pedestrian edge
along the streel. A pedestrian plaza will be located to the north of thc building as discussed below
Parkll1g IS located to the west of thc building away Ii-om Amador Plaza Road and will he screened from
VIew hy the huilding consistent with the design guidelines. Thc front of the bllildmg IS onented to the
west and north and will face the parking and plaza areas. The northern most tenant space will front on to
thIS plaza and be visible from the strcet.
The Applicant stated that it is necessary lor the huilding to faee the parkll1g area III order to have a
financially viable project. A site deSIgn that pushes the buddmg back from the street and places parking
adjacent to Amador Plaza Road would allow the building to face the street and parking. Howev"r, this
layout would not he conSistent With the intent of the Design Guidelines which encourage buildmgs 10 he
located at the hack of Sidewalk. Also, it is not feasible for the Applicant to push the building hack from
the streelto accommodate parking because of the Covenants, Conditions, and Restrictions (C'C'&Rs) for
the Duhhn Place Shoppmg Center. The CC&Rs restrict the location of the proposed huildmg io the
footpnnt of the fom1er movic theatcr Therefore, there is not enough space between the street and the
huilding footprint to accommodate parking.
Pedestrian Plaza. One of the orgamzmg pnnclp1es of the Downtown Core Specific Plan is the Dublin
Green. ThIS element IS mtended to be a central landscaped plaza to accommodate public gathenngs.
However, the Specific Plan uses the terms "Dublin Green" and "plaza" interehangeahly Exhihlt 9 of the
Downtown Core Specific Plan identifies two potential plaza locations hoth of whlch are adjacent to the
major access ways into the central downtown area. These l(lcatlOns are llltended to he refined as the area
dcvelops. Thc Downtown ('ore SpeCIfic Plan was recently reprinted to inelude amendments through
January 1, 2006. The stars representing the potential plaza locations appear in slightly ddTerent 10cal1ons
on the revised Exhibit 9 bceause of thc exact loeahons have not been determmed (Attachments 6 and 7).
One ofthesc potential plaza 10catHJns IS shown slightly to the north of the project site.
The Design Guidelines also encourage smaller pedestrian plazas to emphasize building cntries and
promote pedestnan actlvlt1es. These plazas are also encouraged outside of restaurants to improve the
pedestnan onentatlon and promote increased pedestrian activity This projcet ineludes the outdoor
seating element as well as the plaza area identified in the Spceific Plan.
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The plaza arca nOlth of tll(; proposed huilding provIdes a dvic gathering place as wcll as provIde a
pedestrian focal point that connects th" building to Amador Plaza Road. Th" location of the plaza will
allow motorists and pedestrians to view patrons in the plaza. Plaza amenities will include a freestandlllg
tower clement, landscaping and benchcs, as well as space for outdoor dmmg m the event that a restaurant
occupies the adjacent tenant space. The tow"r is made from Green Semen (green metal lalhce) to
accommodate vines and provide a local point tor the plaza.
The proposed plaza wlll be a umque feature that docs not currently exist in the downtown area. It will
address the need for a Dublin Green, or civic gathering plaza, as generally deserihed in the Downtown
Core Specific Plan. The location will also help Implement the pedestrian onented focus of the Specific
Plan.
Pedestrian Connection: The Downtown Core Specific Plan encourages mid-block pedestrian eonnecllOns
between rear parking lots and the sidewalk. The Speeiljc Plan further encourages these connections to be
paved, lighted and landscaped.
The Apphcant has pnlVlded a mId-block pedestnan connection between the proposed building and the
eXlstmg PetSmart building. Dublin Police Services requested a eOlmeetion at this location to facilitate
patrol of the area between tlle two buildings. This walkway will connect thc sidewalk and the parking
area to the west of the building thereby reintoreing the connection hetw""n the shopping center and
Amador Plaza Road. This eonnectlOn will include lightmg and landscapmg to make a comfortahle
pedestrian experience during the day or evening.
Service Area. A paved SerV1Ce area has heen mcorporated mto the southeast comer of the Slte Plan. This
serVlce area wlll serve the project sIte and the adjacent PetSmart building located immediately to the
south. As previously stated, the Design Guidelines encourage such service areas to be locatcd behind the
hullding and away from the street. However, the PetSmart building has an existing loading dock that
faces Amador Plaza Road. The owner oftlle PetSmart building holds an access casement over the proj"cl
site to gain access to this loading dock. Therdore, the Applicant is r"quired to providc a paved area III
accordance with th" casement. The project sit<: will also utilize this servie" area to take off-street
deliveries through the rear ofthe building.
Access and Circulahon: Pnmary access to the site WIll be from an eXlstll1g dnveway north of the project
sIte on Amador Plaza Road. Additional access points will be provided from driveways that serve the
Dublin Place Shopping Center along Amador Plaza Road, Amador Valley Boulevard and Dublin
Boulevard. There is an existing private ingress/egrcss and parking casement across the entire shopping
center to allow use of these driveways.
Parking Analvsis: The project site is located WIthin the existing Duhlin Place Shopping Center The
shopping center has a recIprocal parking easemenl whIch means that all of the huildings share the parkmg
spaces wlthll1 the shopping center The Apphcant antiCIpates the tenant mix for the proposed building to
includc 40% retail and 000/.. restaurant uses. The proposed tenant mix would require 128 parking spaces
(I stall per 300 s.f of retail space and I stall pel' 100 s.f of restaurant space). The followlllg table
illustrates the number "freqUlred parkll1g stalls for the center.
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Table 2 - Parkin!: Requirements for the Duhlin Placc Shopping Ccntcr
.".. --.. ....- n_n.
Buildin!: (Address) Size (sq. ft.) Parking Requircmcnt Numher of Stalls
Required
Anderson's TV (7590 15)00 I stall/400 sq. ft. 38.25
Amador Plaza Rd.) -- ..... .....--
Bank of the Wcst (7533 7,300 1 stall/150 sq ft_ 487
Dublin Blvd.)
Bassett (7575 Dublin 17,850 1 stall/400 sq fL 44lJ3
Blvd.) .-.. ..---
Burlington and Toys R 121,040 1 stall/300 sq. ft. 403.5
Us (6850 and 6')00
Amador Plaza Road)
------ .--. ---.-- .___mo. -
Carrows (7505 Duhlm 5,000 1 stall/ I 00 sq. ft. 50
Blvd_)
- --- --
Admllllstratlve Offices IlJ,700 1 stall/250 sq n. nn_8
(7300 Amador Plaza
Rd.) --.,......-.... ..--.-
Elephant Bar (7202 8,356 1 stall/100 sq. ft. 83.56
Amador Plaza Rd_) --- ---------. ---
Expo Design Ctr (7050 93,311 1 stall/300 sq. ft. 311 04
_ ~mador Plaza Rd.) ---...--....
LIghthouse, Gamestop 10,678 1 sta1l!300 sq. ft. 356
and Metro PCS (7172-
7196 Amador Plaza Rd.)
---'-----------.---- ._n.. -
PelSmart (nClOO Amador 25,025 I stall/300 sq ft. 8342
_Plaza Rd.) -.". --
Target (7200 Amador 124,249 I stall/300 sq. n. 414.2
Plaza Rd.) .... .-...
Video Only (6lJ20 10,250 1 stall/40U sq ft. 25.n
Amador Plaza ~d_)
Proposed CommerCial 17,500 (10,500 sq. ft. 1 stallllOO sq. ft. 128.3
Buildmg restaurant and 7,000 (restaurant)
retai\) I stall/300 sq. ft.
- ....,,'u. ...-... (retail) .n... ---.-.-
Total 3 I 7,243 sq. ft. 1,733.6
As shown on the above tahlc, a total of 1,734 parkll1g stalls aTe reqUlred to support the eXisting shopping
center, ineluding the proposed commercial building. A total of 1,935 parkll1g stalls eXIst today which
results in a surplus of201 parking stalls on-site_
Landscape Plan
The Prehnunary Landscape Plan includes new landscaping around the huilding, enhanced parkmg lot
landscaping, and Jtll110r modlficahons to the eXlstmg landscaping surrounding the site (Attachment 4)_
The ApplIcant is rcquircd to submit a Final Landscape Plan for review and approval hy the Commumtv
Developmcnt Department (ConditIOn 2n) pnor to commenClllg work. There are certain areas along
Amador Plaza Road where the eXlstll1g landscapll1g has become sparse and needs to be supplemented. In
addlhon, ItlS possible that some of the existing landscaping will be damaged during project eonstmetion.
Therefore, Condition 25 has been included which requires thc Applicant to supplement any sparse or
damaged landscaping to the satisfaction oCthe Commumty Development DIrector
Page 5 of')
Building Architecture
East ElevatIon. The east elevation faces Amador Plaza Road and lS one of the mostll11portant ele,ahons
when reVleWlllg compatibility of the building with the shopping eenkr and with the Downtown Core
Spe",ric Plan DesIgn Gl.lldelines.
The east elevation has b""n d"sign"d to look like the liunt of the huilding hecause lt faces A.mador Plaza
Road. However, this ekvahon will adually li.lllChon as the hack ofthe bUilding. The doors on this elevation
will be used as a s"rvi~~ and employee entrance. Thl5 elevatlol1 has been divided mto three distinct building
lurms with~aned roof heIghts, COll1ICeS, and setbacks which promotes visual interest and reduces the overall
hudding mass. The vatying height and setback also creates a more pedcstrian friendly envlf(l11ment hy
creating changes in the form and height.
The right side of thIS ele,ahon IS located approxm1ately 10 feet fi'om the back of sidewalk. Storc front
wllldows face the SIdewalk and strengthen the pedestrian eOlmeetion as encouraged by the DeSIgn
GUldehnes. The wall is finished with split face block wainscoting and a cornice treatment that lS
consistent, with respect to design, with t1w eornie"s located on the adJ'lcent Anderson's, Target, and Expo
Design Center buildings located in this shopping center Colorful stnped awmngs will add vIsual interest
and pedestrian scale to this ele, ahon.
The center portlOn of thiS elevation is setback 15 feet to 25 feet from the building forms on cither side to
hreak up the massmg and provide articulation. The four service entrances have been designed to look like
mdivldual storefronts. Each storefront protrudes approximatcly n inches from the wall plane to provide
articulation. Windows, glass doors, and colorful awnmgs have a pedestnan scale and provide visual
interest along th" str"et. A vertical trelhs (Green Screen) will allow Vllles to grow and soften the
appearance of this elevatIOn.
TJw left side of thIS elevahon has the tallest roof helght and largest building mass of the three building
forms on thls elevahon. Spilt face block is the primarv material on this section of the elevation. The
upper porhon of the walliS painted stucco, and finished with a cornice typical of other buildings wlthlll
the ShOpplllg center Double glass doors and awnings have been used to further the appearance of
storefronts. Electrical equipment and refuse containers arc internalized into the elevation. Solid double
doors will provide access to these areas. The paved serVIce area III the southeaRl comer of the site will
provide access to the servie" and reJuse area.
West Elevation: The west elevahon faces Target and Expo DeSign Center a11d will function as the front of
the huilding. Like the east elevatlOn, this elevation has been divided into three distinct building Jomls
WIth ,aned roof heIghts, comlces, and setbacks to promote visual interest and breakup the massing of the
huildlllg.
The left side of this elevation includes large storefront windows, split face hlock wamscotlllg and a cornice
trcatment. Colorful striped awnmgs are proposed to add VIsual lllterest and differenhate thiS building mass.
The cntranee to this tenant space will he on the north elevatIOn facll1g the plaza.
The center portion of this elevation is sethaek 5 feet from the huildmg forms on either mde to hreak up the
massing and provide arti"ulahon. Four llldlvlduahzed storefronts have been ll1corporated ll1to the design for
thIS section of the huilding. These storefronts protrude approximately 6 inches from the wall plane, and
ll1elude window glazing, burgundy colored awnings and a eorniec treatment that add a vertical element to the
elevation. A verheal metal trelhs tS featured 111 two loeahons. This trellis will allow vines to grow and soften
the appeafill1Ce of the building.
The right side of this elevation is the dommant huilding form WIth the tallest parapet and the largest mass.
Split-face block is the predol11mant matenal and coven; the lower 2/3s of the wall plan. The maSSll1g of this
Page 6 of9
elevation is broken up hy large storefront windows and doors. This glazing will be shaded by Kdly Green
awnings that add color ami a p"d"stnan scale to thIs bUll<ling fonn.
North Elevation. The north elevation will face th" proposed plaza and will be vlsible from Amador Plaza
Road. The Plaza will accentuate the two entries on this c1evahon and strengtben the connechon between
the hUlldlUg and the street. This elevation will feature pamted stucco walls and a comlce treatment
consistent with the other el<:vations. In order to break up the hudd1l1g maSS1l1g, the Applicant has
incorporated a spht face hlock wamscotmg and a significant number of windows. Striped AWl1lngs are
IUcluded over the windows to provide additional color and vISltal mterest ComhtlOn 1 R has been
included in the draft resolution of approval for the SDR (Allachment2) whlch requires the propelty owner
to kcep all awnings clean and m good repair
SmLth Ele,atHlll. The south elevation faces PetSmart and the mid-block pedestrian eonnecllon helween
the Iwo buildings. Although tins elevation will not be visiblc from the stred, thc Apphcant has
l11corporated matenals and elements that arc consistent with the rest of the building. The predol111l1ant
element is split face block on the lower 2/3s of the wall. The upper porhon of the wall WIll be finished
with stucco and a cornIce treatment A senes of windows will allow surveillance ofthc adjacent walkway
by employees and customers.
Building Colors: The building will be painted with a mixture of carth tones. The pnmary huilding color is a
light tan (Tiffany Tan) and the cornice is a dark tan (Camel Tan). These colors will he complemented by
three different colors of split-lace block (Oak, Pollery, and Taupe). DIStl11ct awning colors (Burgundy, Kelly
Green, and Plum, Yellow and Green stripes) whleh accent the building and provlde visual interest. Ovcrall,
thc colors provide a warm and attraehve appearance for the buildmg. The colors arc compatible with each
other and with the deSIgn of the huIldmg. The colors are also consistent with the colors in the Downtown
whlch melude a mlX ture of off-wlnte, browns, reds and other warm colors.
Compatibilitv WIth Vicinitv: The proposed building will be consistent with the design of other huddmgs
111 the shopping center as well as the Downtown. The huilding will inelude a vanety of roof heights, wall
planes and comices which will be compatiblc with the buildmgs in the VIC1l11ty The new building will
have a mix of warm colors which arc compatible with the eXIsting shoppmg center colon; winch include
tan, brown, white and various accent colors. The mIx of wmdows on the building will promote intercst
and will be compatible WIth the huildings mthe Downtown which have a mix of window forms.
Sigllage
The Dublin Town Center Master Sign Program was previously approvcd for the Duhlin Place Shopping
Center The proposed project is subject to this existing master sign program. The SIgnS sbown on the
plans are for conceptual purposes only and not part of thIS appli"ation. The Apphcant will need to submit
a pennit for signs which will be reviewed against this master sign program.
General Plan Consistency
The City of Dublin General Plan includes land use designations and development denSItIes. The General
Plan Land Use designation for the project slte IS Retail/Office. The Retail/Office land use dcsignation
permits a range of uses Ihat mclude retail stores and restaurants. The proposed Stage 2 Development Plan
mc1udes a hst of pennitted, conditionally permitted, and temporary uses (Attachment 1) wb,cb are
consistent with this land us" designation.
The General Plan penmts a Floor Area Ratio (FAR) of 0.25 to 0.80 The 7 78-acrc project site meludes
the proposed retail pad huilding and the eXlstl11g Expo DeSign Center The two bUildings havc a
eomhmed FAR of 0.32, which IS consistent with the density range established for this land use.
Page 70f9
Specific Plan Consistency
The Downtown Core Sp"eilie Plan land use d"slgnation for the sIte IS CommerCial A, whIch is anticipated
to lllclude larger retail centers, service, and restaurant us"s. The project SIte IS located wlthl11 the larger
Duhhn Place Shopping Center The proposed retail and restaurant uses arc consIstent wlth the llltent of
the Speclfic Plan and arc also consistent with the surrounding uses.
The design oftlw proposed buildmg meets the reqUIrement 111 'SectJon (j 0 ofthe Downtown Core Specific
Plan hecause It creates a deSign which focuses attractive architectural clements to the stred as well as all
four sides of the building, and is eompatihle wIth sl~rroun(hng huildll1gs, and creates a pedestrian plaza
area in a loeahon conSIstent wlth the general potential plaza locations identified in the Downtown Core
Sped fic Plan.
Noticing Requirements:
A public hearing notice for this project was scnt to all property owners and reSIdents/tenants Within 300
feet of the subject property as required hy state law The puhlic notice was also published Il1 the Valley
Times in accordance and posted at severallocatJons throughout the City
Review by City Departments;
The Public Works Department, Building DlVls1On, Alameda County Fire Depal1ment, Police Services,
Dublin San Ramon Services Distrid, and the Alameda County Flood Control Dlstrict have all reviewed
the proposcd project. Conditions of approval from these agencIes are Il1cluded Il1 the proposed Resolution
(Attachment 2).
PI,ANNING COMMISSION HEARING:
The Planning Commission has the authority to review the draft Ordll1ance approving the Planned
Development Rezone and make recommendatIons to the City Council. The Planning Commission also
has the authority to adopt a Resolution approVl11g the Site Development Review Permit.
On April 25, 200n, the Plannmg CommlSslon held a Public Hearing to review the proposed project.
However, the Applicant was madvertently unahle to attend this meeting. The Planning Commission
raised a numher of concerns WIth the project but felt it was problematic to discuss these issues without the
Apphcant hel11g present to address them. The Applicant's representative requested the Planmng
CommiSSIOn forward the project to the City Council rather than continue the project to a future Planning
Commission mceting. Theref(Jre, Plannlllg Commlsslon agreed that the Commission would state their
concerns with the project for the record and refer heanng junsdictlOn to the City Council. Each Planning
Commissioner identified their indivldual concerns but the Plannll1g Commission did not attempt to
achieve a consensus on the overall concerns wlth the project. Please refer to the Planning Commission
Minutes (Attachment 8) for mforn1atlOn regarding the issues and concerns raised by the Planning
Commission.
ENVIRONMENTAL REVIEW;
Thc California Environmental Quality Act (CEQAj, together With the State gll1delines and City
environmental regulatIons reqUIre thal certal11 projects be reviewed for environmental impacts and that
envmmmental documents he prepared. On December 19, 2000, the Dublin City Council adopted the
Downtown Core Specific Plan and companion Initial Study/Negative Declaration. The current project at
7000 Amador Plaza Road has bcen lound to he consIstent WIth the Iml1al SludyINegative Declaration
prepared for the Downtown Core SpeCIfic Plan 111 December 2000
Page 80f9
CONCLUSION;
Thls apphcatlOn has been reviewed by the applicable City departments and agencies, and their comments
have been incorporated into the Condlhons of Approval for the project. The proposod project, as
conditioned, is consistent wIth the Duhlm General Plan, the Downtown Core Specilie Plan, and the
Planned Devclopnwnt Zomng Dlstnct m whIch the project site is located alld represents an appropnate
project for the site.
RECOMMENDA nON'
Stall recommends that the City Council. I) Opell the Puhlie Hearing; 2) ReceIve Staff presentation; 3)
ReceIve presentation from the Applicant; 4) Rceeive Puhhc teslllllOny; 5) Close the Public Hearing; Il)
Deliberate; and 7) Tak" the lollowing achons: a) Waive the Reading and Introducc Ordmance
I Attachment 1) approving a PD - Planned Development Rezone with Stage 2 Dcvelopment Plan for 7000
Amador Plaza Road (PA 05-035); and h) Adopt Resolution (Attachment 2) approving Site Development
Review tor the pad building located at 7000 Amador Plaza Road.
Page 9 of9
!('f 51
ORDINANCE NO. XX ~ 06
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*****************************************
APPROVING A PD - PLANNED DEVELOPMENT REZONE WITH STAGE 2
DEVELOPMENT PLAN FOR THE COMMERCIAL BUILDING LOCATED AT
7000 AMADOR PLAZA ROAD
P A 05-035
WHEREAS, the Appheant, PFRS Dublm Corporahon, has requested approval of a PD - Planned
Developmcnt rezone with Stage 2 Development Plan (PA 05-035) to construct a 17,500 square foot
commercial building and related sIte Improvements including a plaza, landscaping and parking, located
wilhm the eXlstmg Dublin Place Shopping Center on an undeveloped site that is the location of the fOffi1er
Duhlin General Cinemas and located at 7000 Amador Plaza Road; and
WHEREAS, the Applicant has submitted a complete apphcatlOn which IS available and on file m
the Planmng D,vlslOn for a PD - Planned Development Rezone and Stage 2 Development Plan, and Site
Development Review for the constmction of a single story 17,500 square foot retail building and related
improvements; and
WHEREAS, the Applicant has submitted project plans in conjunction with thc requested plarming
actIon dated received April 6, 2006 and a Stage 2 Dcvelopmcnt Plan, and
WHEREAS, the project site is located within the Downtown Core SpecIfic Plan area whIch has
Planned Development zonmg. The Ordinance (Ordinance 03-02) approving this Plarmed Development
Zomng Distnct requires a Planned Development rezone and Stage 2 Development Plan, and Site
Developmcnt Review pnor to new development wlthm the plan area; and
WHEREAS, the Califon11a EnVIronmental Quality Act (CEQA), together with the State CEQA
Guidelines reqUIre that certam projects be reviewed for environmental impacts and that environmental
documents he prepared; and
WHEREAS, on Deeemher 19, 2000, the Dublin City Council adopted the Downtown Core SpecIfic
Plan and companion Imtlal StudyfNegahve Declaration. The current project at 7000 Amador Plaza Road
has becn found to he conSIstent wlth the Imhal StudyiNegative Declaration prepared for the Downtown
Core Specific Plan in Decemher 2000; and
WHEREAS, the PlalU1ing Commission did hold a properly noticed public hearing on said
applIcalion on April 25, 2006, and referred hearing jurisdiction of the request to adopt an Ordinancc to
establish a Planned Development (PD) Rezone with Stage 2 Development Plan for the Commercial
Project, P A 05-035, to the City Council, and
WHEREAS, the City Council dld hold puhhc hearmgs on sa](l apphcal10n on May 16, 2006, and
June 6, 200n, and
WHEREAS, proper notices of said hearings were given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Dublin City Council, dated May 16 2006,
recommending adoption of an Ordinance to approve the PlaIl1led Development District Rezoning for the
CommerClal Project PA 05-035, and
PJTA~H~.~rNT
I
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WHEREAS, the City Council did hear and use its independent judgment and considered all said
reports, recommenda!1ons and testImony heremabove set forth; and
NOW, THRRRFORR, the City Council of the City ofDubhn does ordain as follows:
SECTION 1: Findings.
A. Pursuant to Seel10n 832.070 oflhe Duhlin Municipal Code, the City Council finds as follows.
1 The Plarmed Dcvelopment Rczonc and related Stage 2 Development Plan meets the intent and
purpose of Chapter 832 of thc Zoning Ordinance because they provide efficient use of the
project site pursuant to General Plan and Downtown Core Specific Plan policies that inelude
development WIth a pedestrian scale, including plazas and landscaping, and establish
permitted, conditJonally permitted and temporary uses and other standards which will ensure
that the project will be compatible with commercial and public uses 111 the ImmedIate vlcmlty
2. Development undcr thc Plarmcd Development zoning and Stage 2 Development Plan will be
harmonious and compatihle with existing and future development in the surrounding area in
that the proposed uses and development standards are consistent with the adopted Stage 1
Development Plan. Comphance WIth the Stage 1 Development Plan ensures that the
Developer's project will be harm01l10US and eompalihle with other existing and future
development in the area. Through compliance with the adopted Stage 1 Development Plan,
the Stage 2 Development Plan for the proposed commercial building will create a pedestnan
oriented development with a pedestrian scale.
B. Pursuant to Scctions 8.120.050 of the Dublin Municipal Code, the City Council finds as follows.
1 Development under the Planned Development zoning and Stage 2 Development Plan will be
harmonious and eompatihle with existing and thture development in the surrounding area in
that the proposed uses and development standards are consistent with thc adoptcd Stagc1
Development Plan. Comphance WIth the Stage 1 Development Plan ensures that the
Developer's project will be harmomous and compatible With other eXlstmg and flLture
development in the area. 111rough compliance with the adopted Stage I Development Plan,
the Stage 2 Development Plan for the proposed commercial building will create a pedestnan
oriented dcvelopment with a pedestrian scale.
2. The project sIte is physically suitable for type and intensity of this project in that it is intended to
conform witb City policies related to comprehensive planning in the Downtown Core Specific
Plan area. The project IS deSigned to mimmally affect the eXisting topography and terrain of the
site, has adequate access, and complements existing and proposed development in surrounding
areas.
3 The proposed Planned Development Rczoning and Stage 2 Development Plan will not adversely
affect the health or safety of persons resldmg or workmg m the vicinity, or he detrimental to the
public health, safety or welfare because the Stage 2 Development Plan has been deSIgned in
accordance with the Citv of Dublin General Plan, Downtown Core Specific Plan., and all applicahle
development regulations.
4 The proposed Planned Development Rezoning and Slage 2 Developmcnt Plan for the project arc
consIstent WIth all elements and pohcles of the Dublin General Plan and the Downtown Core
.3o.{51
Specific Plan, as proposed. The Stage 2 Development Plan conforms to the elements and policies
of those plans through the provision of a pedestrian scale Wlth vaned setbacks, roof heights,
hllilding masSlllg, pedestnan plaza and landseapmg, and roadways consistent with the Circulation
Element, adequate puhhc facilitIes, and safe deslgn as reqUlred by the Seismic Safety and Safety
Element.
C Pursuant to the Cahfornla EnVIronmental Quality Act, the City Council adopted an Initial
StudyINegative Declaration for the Downtown Core Specific Plan on Decemher 19, 2000,
incorporated herein by reference.
SECTION 2. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin
Zoning Map 1S amended to rewne the following property ("the Propcrty") to a Plarmed Dcvelopment
Zomng D1stncL
Approximatcly 0.40 aercs genCTally loeatcd wcst of Amador Plaza Road, north of the eXlstmg
PetSmart Building, on the western portion of the parcel shared with the existing Home Expo (APN
941-0305-040).
A 10catJon map of the rezoning area is shown helow'
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SECTION 3. The regulations for the use, development, Improvement, and maintenance of the Propcrty
arc set forth in the following Stage 2 Development Plan for the Project area whIch IS hereby approved.
-\By amendments to the Stage 2 Development Plan shall he in accordance with section 8.32.080 of the
Dublin Municipal Code or its successors.
STAGE 2 DEVELOPMENT PLAN
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zomng Ordinance for the
property located at 7000 A.mador Plaza Road (APN 941-0305-040) and is adopted as a zomng amendment
pursuant to section 8.32.030.B of the Dublm Zomng Ordmance.
1) Compatibilit)' with Stage 1 Development Plan. The Stage 2 Development Plan is consistent with
the site plan, uses, densities and other development standards and provisions of the Stage I
Development Plan adopted hy the City Councillll ResolutlOn 229-00, on December 19, 2000
"-1 (l+:- ~ 7
2) Statement of Proposed Uses
Permitted uses;
Retail uses, including, but not limited to:
a) General Merchandise Store
b) Discount Retail Store
c) Clothing/Fashion Store
d) Shoe Store
e) Home Furnishing Store
f) Office Supply Store
g) Home Appliance/Electronics Store
h) Home Improvement/Hardware Store
i) Music Store
j) Hobby/Specialty Interest Store
k) Gifts/Specialty Store
I) Jewclry and Cosmetic Store
m) Drug Store
n) Auto Parts Store
0) Toy Store
p) Book Store
q) Pet Supplies Store
r) Sporting Goods Store (without the sale of fircarms)
s) Grocery/food Store
t) Video Rentals
u) Other similar and rclated uses as determincd by the Community Development Director
Service establishments, including, but not limited to:
a) Hair/Beauty Salon
b) Cleancr and Dryer
c) Shoe Repair
d) Key Shop
e) Tailor
f) Formal Wear/Rental
g) Other similar and related uses as detemlined by the Community Development Director
5 oF 5/
Eating and drinking establishments ineluding, but not limited to
a) Restaurant - no drive through
b) Delicatessen
c) Specialty Food (e.g. bagel shop)
d) Bakery
c) Cafes/Coffee House
D Ice Cream Shop
g) Sandwich Shop
h) Other similar and related uses as determined by the Community Dcvelopment Director
Conditional Uses:
a) Wine and Liquor bar with on-sale liquor license
h) Micro-Brewery
e) Video Arcade
d) Sporting Goods Store (wIth sale of firearms)
e) Recreational facility - indoor
f) Other similar and related uses as determined by the Community Development Director
Temporary Uscs;
a) Please refer to Zoning Ordinance Chapter 8.108 for a list of pen1lltted temporary uses and
permit procedures.
3) Stage 2 Site Plan. Please refer to Exhibit A.
4) Site Area and Proposed Densities. Please refer to Exhibit A.
5) Dcvelopment Regulations.
a) Parking: All uscs for the sitc shall comply with Chapter 8.76 Off-Street Parking and Loading
Regulations of the Dublin Zoning Ordinance.
h) Slgnage. The project and all SIgnS wlthmthe pnlJeet shall he suhjeet to the Dublin Town
Center Master SIgn Program/SIte Development Review
c) Outdoor seating associated with an approved restaurant use located in the northern most tenant
space shall be subject to a Sitc Development Rcvicw Waiver to the satisfaction ofthe
Community Development Director
6) Architectnral Standards. Please refer to Exhihit B
7) Preliminary Landscaping Plan. Please refer to Exhibit C
SECTION 4. The use, development, lmprovement, and maintenance of the project area shall be
goveT11ed by the provisions of the Dublm Zomng Ordinance except as provided in the Stage 2
Development Plan.
10 of 5/
SECTION 5. ThIs Ordmance shall take effect and be enforced thirty (30) days following its adoption.
The City Clerk of the City of Duhhn shall cause this Ordinance to he posted in at least three (3) puhhc
placcs in the City or Duhhn in accordance wlth Sectl(lll 3m33 of the Government Code of the State (If
California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 6th day of June,
2006, by the following votes:
AYES;
NOES:
ABSENT:
ABSTAIN:
Janet Lockhart, Mayor
ATTEST:
Fawn Holman, City Clerk
G:\PAtt\2005\05.u35 Mavl1eld Gentry Really Advisurs\CC\CC Ol'd Slilge 2 PD.dut:
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/0 of 51
RESOLUTION NO. -06
A RRSOLUTION OF THR CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * '* * * *...... '* '* * *:
APPROVING A SITE DEVELOPMENT REVIEW PERMIT TO ALLOW CONSTRUCTION OF
A 17,500 SQUARE FOOT COMMERCIAL BUILDING AND RELATED TMPROVRMENTS
LOCATED AT 7000 AMADOR PLAZA ROAD (APN 941-0305-040)
P A 05-035
WHEREAS, the Applicant, PFRS Dublin Corporation, has requested approval of a Site
Development Review Permit to constJUet a 17,500 square foot eonnnercial building and related sile
Improvements mcluding a plaza. landscapmg, parkmg, and serVlee area at 7000 Amador Plaza Road, and
WHEREAS, the Cahfomm Envlronmental Quahty Act (CEQA), together with the State
guidelines and City environmental regulations requirc that ecrtain projects be reviewed for environmental
Impact and that environmental documents be prepared; and
WHEREAS, thc projcet has been found to be consistent with the Initial StudylNegatIve
DeclaratIOn prepared for the Downtown Core Specific Plan and adopted by the City COlll1eil on Deeemher
19,2000 (Rcsolution 22n-00); and
WHEREAS, the Planning Commission held a propcrly noticed Public Hearing on said application
on April 25, 2006; and
WHEREAS, following the Public Hearing, the Plarming Commission referred heanngJunsdiCl10n
to the City Council; and
WHEREAS, the City Council did hold public hearing on said application on May 16, 2006; and
WHEREAS, proper notice of said hearing was givcn in all respects as required by law; and
WHRRRAS, a Staff Report "'as submItted to the City Council, datcd May 16, 2006,
recommending adoption of a Resolution conditionally approving the Site Development Revlew Permit;
and
WHEREAS, the City COlillcil did hear and consider all said reports, recommendatIOns and
testimony herein above set forth and used its independent judgment to evaluate the proJect.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublm does
hereby find that:
A. Thc proposed Project, as conditioned is consistent with the purpose and intent of Chapter 8.1 04,
Site Development Review, of the Zoning Ordinance because: I> the proposed building, as
conditioned, will be attractIve and will be compatible With SImilar Improvements in the vicinity as
requIred by Sechon 8 104020.A of the Dubhn Zoning Ordmance; 2) the building has been
deSIgned to complement new buildmgs and recent fa<;ade remodels in thc shopping ecntcr in order
to incorporate certain design elements which arc prcvalent in the shopping center; 3) the new
ATTACHMENT :L
I } of SI
pedestrian plaza and outdoor dmmg patio will complement the design of the building and will be
compatible with the potential future restaurant use; 4) as conditloned, the applicant will be
required to replace dead or dymg landscaping to improve the property; and 5) the building, once
complete, will be compatible with the existing buildings in the VIC10lty and the huildings in the
Downtown.
B. The proposed Project, as conditioned, will be compatible with the sUITounding area and complies
with the policies of the General Plan, with the development regulations and performance standards
established for the Zomng Dlstnctll1 which It IS located and with all other requircments of the
Zoning Ordmance heeause 1) the proposed commcreial building and improvements, as
conditioncd, meets the intcnt of thc Dublin General Plan which discourages projects whIch do not
relate well to the surrounding buildings and as conditioned, the proposcd building is compatible
with the existing huildings in the area, and 2) as conditioned, the project will be consistent wIth
the Downtown Corc Specific Plan.
C The proposed PrOject, as conditioned, will not adversely affect the health or safety of persons
rcsiding or working in the vicinity, or bc detrimental to the public health, safety and welfare
because: I) the design of the buildings and improvements, as condlt1(1ned, are eompatihle with the
deSIgn of the buildings and ImpnlVernents in the vicinity; 2) the proposed commercial building
will comply with all City of Dublin regulations; and 3) the pedestnan plaza area lS eompatihle with
the Downtown Specific Plan WhlCh encourages plazas and civic gathering spaccs.
D The approved site development, including site layout, stJUctures, vehicular access, circulation and
parking, sethacks, height, walls, public safety and similar elements, has been designed to provide a
desirable environment for the development because: I) the proposed pedestrian plaza
complements the buildll1g and provides a public gathering space; 2) the pedcstrian plaza is situated
in such a manner as to promote a pedestrian friendly environment by locating the patio where It IS
visible from the street and entrance to the shopping center; 3) the commercial building has been
designed to promote a pedestrian fricndly and attractive design by creating individual storefronts,
varying wall heights, windows facing the street and walkway, and creatll1g a deSlgn which is
attractive on all four sides of the building; and 4) as condihoned, the bnilding will mect current
requirements of the Municipal Codc with rcspcet to safety
E. The subject site is phYSIcally sUltahle for the type, density, and intensity of the proposed Project
and related stmctures bceausc: 1) the project site is relatively level; 2) the site has eXlstmg utihl1es,
services, parking, and access to the local roadway network; 3) the scale of the proposed
improvements are compatible with similar improvements and existing buildings in the vicmity;
and 4) the proposed pedestrian plaza is compatible with the antJclpated retail and restaurant uses
and fits in with the existing shopping center uses and uses 10 the Downtown.
F Impacts to views are addressed heeause: 1) the layout of thc building will generally remam the
same as the previous movie theater building at this site and won't further Impact views; and 2) the
pedestrian plaza will be located in such a manner to allow visibility to surrounding uses Within the
center.
G. There are no impacts to slopes or topographic features because: the site is relatJvely flat and no
major topographic changes arc proposed to the site other than levelmg the existmg pad fur theproposed building and improvements.
2
/:;2 of- 5/
H. The character, scale, quality and design of the project is compatible with the existing and approved
projects in the area and with anhclpated future development in the area because: I) the bUlldmg
will include varying huilding heights whIch will promote vIsual mterest of the building and will
break up the massing of the building; 2) the project plans show a cornice to match the cornices on
the remodeled and new buildings in the shopping center so that the building will be compatible
with the design of the huildings lllthe center; 3) the building will have stucco and spht-face block
materials which arc compatible with the materials in the shopping center and in the downtown area
whIch have a mix of stucco and block/stone accents; and 4) the building has been designed to
locus pedestrian elements towards the street, as requITed by the Downtown Core SpecIfic Plan,
which include a plaza area, windows, varying huilding height, articulated huilding form, and a mix
of materials.
J. The landscaping, 1I1cluding the 10catJon, type size, color and texture and coverage of plant
materials, provisions and similar clements have been considered to cnsurc visual relief and an
allractlVe envuonment for the public because: I) new plant materials will be added to the site; and
2) as conditioned, the Applicant is reqUIred t(l replant all plant matenals damaged 111 conJunchon
WIth the remodel project.
J The approval of the Site Dcvelopment Review Permit is consistent with the Duhlin General Plan
and the Downtown Core Specific Plans because: 1) the eonstmetion of the proposed building will
enhance the sales tax base of the downtown area by creating additional retail and restaurant space
as stated in Goal 2 of the Downtown Core Speelfie Plan; 2) the pedestnan plaza provIdes a umque
element in the Downtown area and creates a pedestrian friendly enviroll1nent for the Downtown as
stated in Goal 7 and Ohjective 71 of the Speclfic Plan whIch eneOlLrages outdoor spaces and
eating spaces; 3) the proposed building and pedestrian plaza will create a more pedestrian friendly
environment by including pedestrian oriented fealures as stated in Goal 11 and Ohjeelive 13.3 of
the Specific Plan; 4) the existing and proposed landscaping will cnhance the appcaranee of the site
With plant materials that confoill1 to the established Plant matrix of the Specific Plan as stated in
Ohjective 134,5) the proposed project will enhance the appearance of the vacant project site, and
create a more pedestrian friendly environment in this area which meets the intent of the Downtown
Core SpeCIfic Plan; and 6) the proposed Project is located on a vacant site designated for
commcreial development within the Downtown and will meet the deSIgn and use requlrements of
the adopted Specific Plan and therefore the Project will be consistent with Section 2.2.1 of the
Dublin General Plan.
BE IT FURTHER RESOLVED that the City Council of the City of Duhlin does herehy
conditionally approve PA 05-035, a Site Development Review Permit application to eonstmct a 17,500
square foot commerCIal buildmg and related improvements, as generally depicted by the Site Plan, Curb
and Paving Layout, Utility Plan, Plaza Layout Plan, Planting Plan, Planting Construction Details,
Elevations, and Floor Plan dated reecived April n, 2006, stamped approvcd and on filc with the City of
Dublin Planning Department, subject to the conditions below and in Attachment A to tllis Resolution.
CONDITIONS OF APPROVAL
Unless stated otherwIse, all CondItions of Approval shall be complied with pnor to the issuance of
building permits or establishment of usc, and shall bc subject to Planning Departmcnt review and
3
/-''''C' f 5"/
~
approval. The following codes represent those departments/agencies responsible fur monitoring
compliance of the eondil1ons of approval. [PL] Planning, [B] Building, [PO] Police, [PW] Puhhc Works,
[ADM] Administration/City Attorney, [FIN] Finance, [peS] Parks and Community Services, [F] Alanleda
County Fire Department, [DSRSD] DublIn San Ranlon Services District, [A VI] Amador Valley
mdustries, [CO] Alameda County Department of Environmental Health, [Zone 7] Alameda County Flood
Control and Water Conservation District Zone 7, [LA VT A] Livermore Amador Valley Transit Authority,
[CHS] California Department of Health Services.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
GENERAL
1. Approval. This Site Ikvclopm~'I1t RCVl"W approval is for PI, Ongoing Planning
the 17,500 square foot building located at 7000 Amador
Plaza Road, PA 05-035 The proj eel shall generally
conform to the project plans submitted by Michael Willis
Architects received April 6, 2006, on file in the Commnnity
Development Department, and other plans, text, and
diab'l'amS rclatmg to this Sitc Development Review, unless
modified by the Conditions of Approval contained herein.
2. Permit Expiration. Construction shall commcnc" within PI, One year DMC
one (I) year of Permit approval or the Permit shall lapse from permit 8.96.020.0
and hecome null and void. Commencement of construction approval
means the actual construction pursuant to the Pemlit
approval or demonstrating substantial progress toward
eommcncmg such construction. If there is a dispute as to
whether the Pemlit has explrcd, the City may hold a
noticed public hearing to determine the matter Such a
deternlination may be processed concurrently with
revocation proceedings in appropriate circumstances. If a
Permit expues, a new application must be made and
proecsscd according to the requirements of this Ordinance.
3. Time Extcnsion. The original approving decision-maker PL One year DMC
may, upon the Applicant's written request for an extension from permit 8.96.020.E
of approval prior to expiration, and upon the determination approval
that any Conditions of Approval remain adequate to assure
that applicable findings of approval will continue to be met,
b'nl11t a time extension of approval for a period not to
exceed six (6) months. AlItimc "xknsion rcquests shall bc
noticed and a public hcaring or public meeting shall be hcld
as required bv thc particular Permit.
4. Permit Validity. This Site Development Review approval PL Ongoing DMC
shall be valid for the remaIning life of the approved 8.96.020.F
structure so long as the operators of the suhject property
comply with the project's conditions of approvaL
--
5. Revocation of permit. The Site Development Review PL Ongoing DMC
permit approval shall be rcvocable fur eaus" in accordanc" 8_96.020.1
with Section 8.96.020.1 of the Dublin Zoning Ordinance.
Any violation ofthe ternlS or conditions of this permit shall
be Sl,-~j",~!to citation. ___.___._n_ ....n ...-....---..-.,.. -
4
CONDITION TEXT
b.
Requirements and Standard Conditions. The Applicant!
Developer shall eumply with apphcablc City uf Dublin Fire
Prevention Bureau, Dublin Pubhc Works Department,
Duhlin Building Department, Dublin Pulice Services,
Alameda County F1uod Contrul Distnct Zone 7, Livermore
Amador Valley Transit Authurity, Alameda County Public
and Environmental Health, Dublin San Ramon Services
District and tbe California Department of Health Services
requirements and standard conditions. Prior to issuance of
building permits or the installation of any improvements
related to this project, the Developer sball supply written
statements from each such agency or department to tbe
Planning Department, indicating that all applicable
conditiuns required have been or will be met.
- ~'-',~'''''..~~,~~~--
Required l'ermits. An encroacbment permit from the
Public Works Department may be required for any work
done within the public right-of-way Developer Rhall obtain
all permits required by other agencies including, but not
limited 10 Alameda County F10ud Control and Water
Conservation District Zonc 7, Cahfomia Department of
Fish and Game, Army Corps of Enginccrs, RegIOnal Water
Quality Control Board, Caltrans and pruvld" copies uf the
permits to the Public Works D"parlmenl.
Fees. ApphcanllDevclup~'f shall pay all applicable fees in
etl'ect althc lime of building permit issuance, including, but
not limited to, Planmng f""s, Building fees, Traffic Impact
Fees, TVTC tees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District
School Impact fees, Fire Facilities Impact fees, Noise
Mitigation fees, Inclusionary Housing In-Lieu fees,
Alameda Count} Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees; or any other
fee that.!:m!:r:!?"-.~Eopted and applicable.
7.
8.
5
RESPON.
AGENCY
Various
PW
Various
WHEN
REQ'D
PRIOR TO
Building
Permit
Issuance
Building
Permit
Issuance
Building
Permit
Issuance
Il..f'ol-S/
SOURCE
Standard
Standard
Variuus
/ !i of 5/
..,,~
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
-"~'''''~,~..., ~",,'."~~~ PRIOR TO
II. Indemnification. The Developer shall defend. indemnity, ADM Ongoing Administrat
and hold harmless the City of Duhlin and its agents, ion! City
officersl and employees from any claim, action? or Attorney
proceeding against the City of Dublin or its agents, officers,
or employees to attack, set aside, void, or annul an approval
of tbe City of Duhlin or its advisory agency, appeal board,
Planning Commlssion, City Council, Community
Development Dil'eetor, Zoning <\dministrator, or any other
department, committee, or agency of the City related to this
project to the extent such aetiuns arc brought Within the
time p"riod r"'1ulred by Guwmm~'l11 Cude Scction
n6499.37 ur other apphcable law; provided, huwevcr, that
the Develuper's duly to so defend, indemnify, and huld
harmless shall be subjccl to the City's prumptly notifymg
the Developer of any said claim, action, ur pruee"ding and
the City's full cooperation in the defense of such actions or
proceedings_
10. Clclln-up. The Applicant/Developer shall be responsible PL Ongumg Planmng
for clean-up and disposal of project related trash to
maintain a safe, clean, ~!,d litter-fr.e,e sit'-:_______ .,."~...,,.,- --_..~ on....'.,.' ---_.--.- --,------,-' ',-"" .,.~.,._-"-, ~,.".,"..-'-'-_..
11. Modifications (SDR). Modifications or changes to this PL Ongumg DMC
Site Development Review approval may be considered by 8.104 100
the Community Development Director if the modifications
or changes proposed comply with Section 8.104 100 of the
Zoning Ordinance.
12. Controlling Activities. The Applicant/Developer shall PL Ongoing Planning
control all activities on the project site so as not to create a
nUIsance to the existing or surrounding businesses and
residences,
13. Soft Foam Bnilding Materials. Solt Foam (i.e. efis type PL Building Planning
material) may be installed no closer than n feet trom the Permit
earth or paved areas_ Issuance
14. Accessory/Temporary Structures. The use of any l'L Ongoing DMC
accessory or temporary structures, such as storage sheds or 8.108
trailer/ container units used for storage or for any other
purposes, shall be suhjeet to review and approval by the
.-,--...-..--, ~~(]!,:,munity Development Director ------'--,-
PROJECT SPECIFIC
15. Bullding Articulation. Thc fuur individual storefronts PL Issuance of Planning
located in the center of the west and east elevations of the Building
building shall protrude approximately 6inches from the P~'IIl111
primary wall plain in order to provide further building
shade, shadow, and articulation_ A,ticulation of tbe
storefront shall include the glass storctrunt, and the parapd
and cement plaster cornIce above the glass storefront
element whieb creates the appearance of individual tenant
spaces.
6
/ b 0 /-- 5/
"'M_~~ .~.."
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR Tq__ f--,.--.--"----
16. Equipment Screening. All electrical and/or mechanical PL Building Planning
equipment shall be screened from public view Any roof~ Permit
mounted equipment shall he completely screened frum Issuance
vIew by matcrials architecturally compatible with the
huilding and to the satisfaction of the Community Through
Developm"nt Directur Th" Building P~TIl1it plans shall Completion!
shuw thc lucatlOn uf all "qUlpmcnt and screenIng for Ongoing
rCvl"w and appro' al by thc CUIl1Illumty Dcvelopment
Directur
17. Property Maintenance. The Applicant shall maintain the PL Ongoing Planning
property and all huilding materials in good condition and
shall keep the site clear of trash, dehris and graftlti
vandalism on a regular and continuous hasis_
18. Awning Maintenance. The Applicant shall maintain the PL Ongoing Planning
awmngs and kclcl' them elcan and in guud rcpaIr, whIch
includcs kccping them frcc from fading or uther w"ather
relatcd damage.
19. Project Slgnage. The signs shuwn on thc project plans are PL Occupancy Plmming
for conc"ptual purpuses and have not bcen approved in
conjunction with this reVIew All slgnage requires an
amendment to the Dublin Town Center Mastcr Sign
Prullram.
20. Master Sign Program. Prior to Occupancy, the Applicant 1'L Occupancy Planning
or Developer shall apply for an amendment to the Dublin
Town Center Master Sign Program as necessary to allow
sillllage for the propused building.
21. Signs. All sigJ1age shall confonn to Chapter 8.76 of the 1'1 Ongoing Chapter
Dublin Loning Ordinance at all times. Window signs shall 8_76
be limited to 25% of the window area. All temporary signs
and banners require a Zoning Clearance from the Planning
Division prior to installation.
22. Colors. The exterior paint colors of the buildings are 1'L Occupancy Planning
suhjeet to City review and approvaL The Applicant shall
paint a p0l1ion of the building the proposed colors for
review and approval by the Community Development
Director prior to painting the buildings.
23. Fire Sprinklers. The Site Plan and Elevations submitted in PL, } Issuance uf Planning
cunjunction with the Building Permit plans shall show the Building
locatIOn uf thc fire sprinkler risers. To the extent possible, Permits
these sprinkkrs shall be screened from puhlie view and
shall nol b" VIsible from th" Pubhe Right-ul~Way subject to
the review and approval of the COIl1Illumty Develupm~"Ilt
~-"''''_. Director and the Alameda Co~nty Fire_p-"E~_rtmenl.
.' -----....----....." ---...-....
24. Trash and Waste Accumulation. The Applicant ur any PL Ongoing Planning
future owner shall provide and conduct regular
mamlcnanc" uf the sIte 111 order tu chminalc and cuntrol the
accumulation uf trash, excc,,/waslc matcnals and ,kbns.
--- --...--...... --
7
I; of 51
.,.w,~.,._"._.~ ~~.~&~~'.'..~.._,"M" ",~,.,_
CONDITION TEXT RESPON. WHEN SOlJRCE
AGENCY REQ'D
PRIOR TO
25. Landscape Repair. The Applicant shall add plants to any PI Occupancy Planning
sparse arcas in thc cxistmg landscaping along the projcet
frontage and replacc any existing landscaping that lS
damaged during Ihe course of construction, to the
satisfaction ofthc Community D"velopmcnt Director
LANDSCAPING
26. Final Landscape and Irrigation Plans. Final Landscape PL Building DMC
and Irrigation Plans prepared and stamped by a State Permit H.72.030
I ieensed landscape architect or registered engineer shall be Issuance
submitted for revicw and appro,al by the City Engmecr and
the Community Development Director. Thcsc plans shall
he coordinated with on-site CIvil, strcetlights, and utility
improvement plans. The final plans shall be approved and
signed by the Community Development Dlrcetor and the
City Engineer Plans shall be generally consistent WIth lhc
preliminary landscapc plan prcparcd by Michael Willis
Architects, received March 17,2006, except as modified by
the Conditions listed below and as requircd by the
Community Development Director
27. Plant Species. Plant species shall he selected according to PL Building Planning
use~ sun/shade location and space availahility The Permit
landscape plan should include plant species that are not Issuancc
salt-sensitive Street trees shall he high-hranching and
produce minimal litter
.~-~.._,.,. , - _n --------
28. Slopes. The landscape plan shall address slopes within the PL Building Planning
property, including erOSlon~ maintenance and irrigation Permil
Issues. All slopes shall have a one-foot level area at top Issuance
and bottom of the slope for maintenance.
29. Landscaping at StreetIDrive Aisle Intersections. PI.. Building Planning
Landscaping shall not ohstruct the sight distance of Permit
motorists, pedestrians or bicyclists_ Landscaping, and/or J ssuance
landscape structures such as walls, at drive-aisle
intersections shall not he taller than 30 inches ahove the
curb, except for trees_ Landscaping shall he kept at a
minimum height and fullness, giving patrol oftieers and the
.~-,,-,.~~ __.B_eneral puhlic surveillance eapahilities of the area.
30. Lighting. The A pp I ieant/Deve I oper shall prepare a PL,l'W,PO Building Planning
photometric plan to the satisfaction of the City Engineer, Permit
Community Development Director and Duhlin Police Issuance
Services. Exterior I ighting shall he provided within the
parking lot and on the building, and shall bc of a design and
placement so as not to cause glare onto adjoining
propertics, busmesscs or to vehicular traffic. Lighting used
after daylight hours shall be adequate to provide for
security needs_ The plan shall show measurements for the
parking str'uelUre, connecting paths, outdoor parking area
and residential areas.
.~.._-_...._.,.. ....---.- ~_..,..,,- ..-..
R
igoF51
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
- .. "-"-~"'.'""'''.~'- PRIOR ~ --.---.."....,..-..
31. Street Lights and Trees. Maintain approximately 15 feet PL,PO Building Plannmg
clearance between strcethghts and ,trcd trec,. Where ,ueh Penn.it
clearance is not practical for d"Slgn considerations, trees Issuance
shall be increased to 36 mch box minimum to reduce the
conflict between t~~Uighting a~.~.f()!iage.
32. Standard l'lant Material, Irrigation and Maintenance PL Building DMC
Agreemcnt. The Applicant/Developer shall complete and Pennit 8.72.050.B
submit to the Dublin Planning Department the Standard Issuance
Plant Material, Irrigation and JI1,,~i!:'tenance Agreement.
33. Plant Standards. All trees shall be 24 inch box minimnm, PL Occupancy Planning
with at least 30% at 36 inch box or greater; all shmbs shall
b" 5 gallun minimum.
_'''_~'''''.M"'"~'~~
34. Devices. The Landscape Plan shall show the location of all PL, PW, F Building Planning
backflow prevention devices, detector check valves, utility Permit
boxes and fire sprinkler risers. The location and screening Issuance
of these devices shall be reviewed and approved hy City
staff.
35. Root Barriers and Tree Staking. The landscape plans PL,PW Building Planning
shall provide details showing root barriers and tree staking Pennit
installatiun, which meet current City specif!!'.~rtons. Issuance
-"'-,~, -- .~~~.~._-~~-
36. Water EffIcient Landscaping Ordinancc. Ibe PL Building DMC 8.88
Applicant! Developer shall suhmit written documentation Pennit
to the Puhlie Works Department (in the form of a Issuance
Landscape Documentation Package and other required
documents) that the development conforms to the City's
Wat~T Efficient Landscaping Ordi,!!!.\:,?!,.._.,._.....~..... -.
BUILDING
37. Building Codes and Ordinances. All project construction B Through Building
shall conform to all building codes and ordinances in effect Completion
at the tim~Lb.~jlding permit.
38. Building Permits. To apply for building permits, B Issuance of Building
Applicant/Developer shall submit eight (8) sets of Building
construction plans to the Building Division ti,r plan ehcek. Permits
Each set of Dlans shall have attached an annotated CODV
of these Conditions of ADDroval. The nolahons shall
clearly indicate how all Condiliuns of Approval will or
have bc~n complicd with. Constrnctiun plans will not be
acceptcd without thc annotated Conditions of Approval
attachcd to cach set of plans. ApplieantlDeveloper will
he responsihle tor ohtaining the approvals of all
participating non-City agenci"s prior to the Issuanc" of
huilding permils.
39. Constructiun Drawings. ConslructlOn plans shall be fully B Issuance of Building
dim~n"oncd (mcluding building elevations) accurately Building
drawn (depicting all existing and proposed conditions on PermIts
site), and prepared and signed hy a California licensed
Architect or Engineer All structural calculations shall be
.-- . I'repared and signed hy a California licensed Architect Dr
'I
/90f- 5"/
CONDITION TEXT ..~ ..M_"._'~_'~,,'...~~~ -. WHEN SOURCE
RESl>ON.
AGENCY REQ'D
PRIOR TO
Engineer The site plan, landscape plan and dctails shall be
consistent with each other
..,..".,,,.~~_. ...........-..----..,,-
40. Addressing. Addr"sses will be required on all doors B Occupancy Building
leading to the cxtcnor uf tll" building. Addresses shall be
illuminated and bc able tu bc seen from the street, 5 inches
in height minimum.
_.~._._"'--"._.~,~~..~_.. ..,
41. Temporary Fencing. T empurary ConstJUction fencing B Through Building
shall be inslalled along the perimeter of all work ill1der Completion
construction, comm<-'Ilcing at the grading stages and be in uf Exterior
place and safe through thc completion of the project. Work
.-,-.."......--....- -..--..
42. Engineer Observation. The Engineer of record shall be B Final Frame Building
retain"d to provide observation services for all components Inspection
of the lateral and vertical design of the building, including
nailing, hold-downs, straps, shear ~ roof diapbragm and
structural frame of building. A written report shall be
suhmitted to the City Inspector prior to scheduling thc
tinal frame i-,-,,~pectlon.
43. Foundation. Geotechnical Engineer for the soils report B Issuance of Building
shall rcvicw and approve the foundation design. A letter Building
shall bc submllted to the Building Divi'!i!?E' on the approval. Permit
44. Green Building GuideIincs. To the extent practical the B Tbrough Building
applicant shall incorporate Green Building Measures. Completion
Green Building plan shall be submitted to tbe Building
Otllcial for review
~~..,~""'-~,. ,..~ ~,-~,',. ~
45. Cool Roofs. All new roofing or reroofing installed shall B Through Building
use materials and installation standards approved under Complction
f-........ Jitle 24 energy requirements.
46. Electronic File. The Applicant/Developer shall submit all B Issuance of Building
building drawings and specifications fur this project in an Building
electronic format to the satisfachun uf the Building Official Permits
prior to the issuance of building p<-muts. Additionally, all
revisions made to the huilding plans during the projcct shall
be incorporated into an "As Built" electronic file and
sub.!-,litted prior to the issuance ofllnal oecupancv
47. Site Survey. The loundation pad must he ecrtilled fur B Scheduling Building
vertical and borizontal location hy a I icensed surveyor A Foundation
written report shall be submitted to the City Inspector prior to Inspection
f---. _s.~~_<:duling a foundation inspection.
48. Fire Sprinklers. The structure will rcqUlrc thc installatiun B Occupancy Building
of a NFPA13 sprinkkr systcm duc to propused square
footage, intended use, and type of cunstruction. (17,50U
square feet, B ur M uccupancy, and Type V constJUction). "~,., ,."".--.."...,,......
49. Location to Property Line. The south wall of the proposed B Issuance uf Building
structure will be required to be constructed as a I hour wall Building
due to the fact that it appears to he located 15 teet off the Permit
- ,_,,-diaeent properlY line.
SO. Restrooms. Rcstruoms shall be pruvided with the B Issuance of Building
appropriate numb~'f uf fixtures as prescribed bv the I,...--_._-~- BuildlllL-
--- ..........-...--....---.
IU
)/0 Df 5/
.~._-
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
-~--.-. PRIOR TO
Cahfomia Plumbing Code in effect at the time of building Pennit Tenant
plan review -,.'""~-'--"~"'" ~~~--_.',_.--._- ..--.-----........ ~LJ!!g~~.':~ment'!.." .~'"".,-_.,..,-- .'--~~.
51. Finished Floor Elevation Certification. FEMA B Issuance of Building
certification of the finished floor elevation shall he provided Building
bv th"-~rPD~all!:._ Permits
FIRE
52. Fire Flow. The fire flow for the site shall comply with F Issuance of Fire
appendix Ill-A of the CFe Provide a letter from DSRSD Building
slating what the available fire flow is at the site. A copy of P'-Tlllits
the letter shall be submitted to our office.
53. Construction. The allowable area of the building shall F Issuance of Firc
comply with chapter 5 of the CBC Building
Pennits
54. Fire Hydrants. Provide an additional fire hydrant within F Prior to Fire
50 fcet of the FDC on Amador Plaza Road. Oceupancv
55. Fire Sprinklers. Automatic sprinklers shall be provided F Prior to Fire
throughout the buildings as required by thc Dublin Firc Occupancy
Code. If there are over 100 sprinklers, the system shall be
monitored hy IlL listed central station.
56. Access. rire apparatus roadways shall have a minimum F 'Through Fire
unohstructed width of 20 feet and an unobstructed vertical Completion
clearance of not less than 13 f"et 6 I1lchcs. Roadways
undel' 31> feet wide shall he posted with signs or shall have
red curhs painted with labels on one side; roadways under
28 feet wide shall he posted with signs or shall have red
curbs painted with lahels on hoth side. of the .treet a.
follows: "NO STOPPING FIRE LANE - eve 22500.1"
(CFC 1995, Section 1998).
57. Knox Box. A Knox box is required at the main electrical F Prior to Fire
room for access to the fire alarm panel. The Knox hox .hall Occupancy
contain a key that provides access to the tenant 'pace. Order
fomls for the Knox box are available at the fire prevention
office at the address above. The key can be placed in the box
during the Fire Department inspection.
58. Addressing. Approved numbers or addresses shall be r Prior to Pire
placed on all new and existing buildings. The addrcss shall Occupancy
be pOSllioncd as to bc plamly visible and legible from the
street or road fronting the property Said numbers shall
contra.t with their hackground (CFC, 199X, Section
90144).
.-.,.",-"..,.-.~---,,-,_.,.,-- .---- ~-""_..". -_.,~-
59. Codes. The project shall comply with Uniform Building and F Through Fire
Fire Code. a. adopted hythe City ofDuhlin. Completion -.-
60. Sign age. If key locking hardware is used on one main door, F Occupancy CEC
provide a sign above the door staling, "THIS DOOR TO 1003.3 1.8
REMAIN UNLOCKED DURING BUSINESS HOURS.
Otherwise the exit doors shall be openable from the inside
without .pecial knowledge or effort and have lever or panic
L.....".__..,..uo. hardware.
----..---.. n','." _ .---._._~. ."'.'.'-'.'---
II
,;z I of- E;/
~,-,-,-_._.~ --.- WHEN
CONDITION TEXT RESPON. SOURCE
AGENCY REQ'U
PRIOR TO
POLICE
_."~
61. Rcsidential and Non-Residential Security Ordinance. PO Ongoing Police
The Applicant/Developer shall comply with all applicahle
City of Dublin Non-Residential SecUl'ity O,'dinance
re(luirements.
62. Lightinjl. The City of Duhlin Security Ordinance requires 1'0 Ongoing Police
specific foot candles of light be provided at ground level.
lbese requirements will be enforced when reviewing and
approving the lighting plan for this project. The applicant
shall submit a final lighting plan for approval hy the Dublin
Police.
Exterior I ighting is required over all doors. To ensure that
the doorways retain the required lighting levels, regardkss
of the landscaping lighting, it is requested that doorways be
lighted with fixtures designed for that express purpose.
Security lighting shall he provided in parking lot areas.
.:. 1.0 candle lights at ground level in parking lot areas
.:. Lighting fixtures shall be of a vandal r!.~i.s"t~!:!!'!y'p'e
63. Landscaping Maintcnancc. Landscaping shall be kept at PO Ongoing Police
a minimal height and fullness giving patrol officers and the
general public surveillance capabilities of the area.
_.~-~-".~".,..".".
64. Skateboarding. Landscaping features and outdoor PO Ongoing Police
amenities shall be designed to reduce their attractiveness to
skateboarders and vandals.
."..". --_..,,--,.~ _..~,,~--,._.~ .,-,-".'~~~ --~-,.."'.~.'''^.."". .,,~ .-.----.---..-....--
65. Addressing. Addressing and building numbers shall be PO Ongoing Police
visible from thc approa"hcs (0 the building. Addressing for
individual suitcslbuSlll"sses within the project shall also
have the address on the r"ar door of the bUSlllCSS.
66. Doors. Employee exit doors and doors to the rear of tenant PO Ongoing Police
spaces shall be cquippcd WIth 180-dq,'fce vicwcrs if thcrc
is not a hurglary resistant window panel in thc door from
~.._.....~ which to scan the exterior
67. Parking Signage. A II entrances to the parking areas shall PO Ongoing Police
be posted with appropriate signs per Sec. 22n5S(a) of the
Calitornia Vehicle Code and City of Dublin Municipal
Ordinance Section 6.04.200, to assist in removing vehicles
at the property owner's/manager's request.
68. Graffiti. The Applicant and Tenant shall k"q) thc Sit" clear PO Ongoing Police
of gratllti vandalism on a continuous baSIS at all hmes.
69. Theft Prevention and Security Program. Thc Applie<Ult PO Ongoing Police
or Manager shall work With the Dubhn Police on an
ongoing basis to establish an effective theft prevention and
security proE!:an,,_ -- .--- ._~~._--,..,_..- .-------.........-....,
70. Cunstruction Phase Secu rity. During the construction PO Through Police
phase the Appl ieant and Developer shall conform to the Occupancy
toll owing sccurity rC<]Ulrcm"nts:
1. The site shall have a security fence around the
perimeter of all work under construction.
- --.--"'.....--...--......-.".. -. .. ,. ,~.." .~,......~-~-
12
CONDITION TEXT
2. The site shalt have lighting and the fence shall bc
locked when workers are not present.
3. A temporary address SI!,'Il shall be posted of sufficient
size and color contrast to be seen from the street during
hours of darkness.
4. The Applicant shall file a Duhlin Police "Business Site
Emergency Response Card" prior to any phasc of
constJUctlOn, which wilt provide 24-hour telcphone
contact numbers of persons responsihle fOr the
construction site.
5. Good security practices shall be followed WIth respect
to storage of building makTials and storage of tools at
the construction sitc.
PUBLIC WORKS - GENERAL
71. Clarifications and Changes to the Conditions. Tn thc
event that there needs to he clarification to these
Conditions of Approval, the Directors of Community
Development and Public Works have the authority to
elarify the intent of these Conditions of Approval to the
ApphcantlDeveloper by a written document signed hy the
Directors of Community Development and Puhlie Works
and placed in the project file. The Directors also have the
authonty to make minor modifications to these conditions
without going to a public hearing in order for the Developer
to fulfill needed improvements or mitigations resulting
trom im acts oflhis project.
72. Standard Public Works Cunditiuns of Approval.
Applicant/Developer shalt comply with all applicable City
of Dublin Public Works Standard Conditions of Approval.
Tn the event of a conflict hetween the Puhlie Works
Standard Conditions of Approval and these Conditions,
thes" Conditions shall prevail. '~'.'..___
73. Hold Harmless/Indemnification. The Developer shalt
defend, mdemnify, and hold harmless the City of Duhlin
and its agents, officers, and employees from any claim,
action, or proceeding against the City of Duhlin or its
agents, officers, or employees to attack, set aside, void, or
annul an approval of the City of Duhlin or its advisory
agency, appeal hoard, Planning Commission, City Council,
Community Development Director, Zoning Administrator,
or any other department, committee, or agency of the City
to the extent such actions are brought within th" tim"
period required hy Government Codc SectIOn 66499.37 or
other applicabk law, provided, however, that The
Developds duty to so defend, indemnify, and hold
harnlkss shall be suhject to the City's promptly notifying
Developer of any said claim, action, or proceeding and the
City's hIlt cooperation in the ddens" of such actIOns or
roce~di~g~
13
RESPON.
AGENCY
PW
PW
PW
WHEN
REQ'D
.PRIORTO
Improvement
Plans
hnprovement
Plans
Completion
of
Improvements
and
Occupancy
lPpf[;/
SOURCE
Public
Works
Public
Works
Puhlic
Works
Conditions of Approval. A copy of thc ConditlOns of
Approval which has be"n annotaled how each condltlOn is
satistlcd shall be indudcd with the submittals to the Public
Works Department for the review of the Parcel Map and
improvements plans. The notations shall dearly indicate
how all Condihons of Approval will be complied with, and
where they are located on the plans. Submittals will not be
accepted without the annotated conditions.
Title Report. A current preliminary title report (prepared
within th" last six months) together with COpies of all
recorded casements and other encumbrances and copies of
final Maps for adjoining properties and off-site easements
shall be submitted for reference as deemed necessary by the
Citv Engineer/Director of Public Works.
~_,~ ._..___, _. _'M'.._m __.. ..._____~.. _~__.. ".. ..... __..,_
Improvements within Existing Easements. The PW Improvement Public
Applicant/Developer sball obtain written permission from Plans Works
the beneficiaries of all existing easements encumbering the
sitc before constructing improvements within the easement
areas if thc proposed improvements are inconsistent with
purpose for which the easement was created. Said
permission shall be forwarded lo the City as evidence of
the Applicant/Dcvcloper's right to construct said
improvements.
Improvement Agreement and Security. Pursuanl to
971n.n20 of thc Municipal Code, the Applicant shall
obtain a Grading/Sitework Permit from the Public Works
Department that governs the installation of required site
improvements. As a condition of issuance of said pennit,
improvement Security shall he posted to guarantee the
faithful performance of the permitted work. Such security
shall be in the torm of cash, a certitled or cashier's check, a
letter of credit, or a permit bond executed by the applicant
and a corporate surety authorized to do business III
California. The amount of the security will be based on the
estimated cost of the site work (excluding the building).
The applicant shall provide an estimate of these costs for
City review with the first plan submittal.
--,.".....,...-...-.--..-,.-- -~-_..,..._-,,-,_.-
Improvement and Grading Plans. All improvement, PW
drainage, utility and grading plans suhmitted to the Public
Works Department tor review/approval shall be prepared in
accordance with the appl'Oved SOR, these Conditions of
Approval, and the City of Dublin Municipal Code
including Chapter 7 In (Gradmg Ordinance), When
subnulllllg plans for review/approval, the
Apphcanl/Devdoper shall also fill-out and submit a Ci(v of
Dublin Improvement Plan Review Checklist (three R-1Il" "
I I" pages). Said checklist includes necessary design
criteria and other p~Ttlllcnt informatlOn tu aSsur" that plans
are suhmitted III accordance with "stabhsh"d Citv
CONDITION TEXT
RESPON.
AGENCY
74.
PW
75.
PW
76.
77.
PW
78.
14
WHEN
REQ'D
PRIOR TO
Improvement
Plans
Improvement
Plans
Issuance of
Grading!
Sitework
Permit
Issuance uf
Grading!
Sitework
Permit
73 of 51
SOURCE
Public
Works
Pubhe
Wurks
Public
Works
Public
Works
-"
CONDITION TEXT
standards. Thc plans shall also referenc" the current Ci(v '1
Duhlin Standard Plans (hooklet), and shall include
applicable Ci(v of Duhlin Improvement Plan General Notes
(thre" 8-1/2" x II" pages). For on-site improvements, the
Apphcant/Developer shall adhere to the City's On-site
rhecklist (eight 8-1/2" X II" pages). All of these referencc
documents are availahle frum the Public Works Departm"nt
(call telephone <J25-833-6n30 for more information).
The Grading Plan shall he ll1 cunfommnce with the
recommendations of the Geotechmcal Report, the approved
SDR, and the City design standards & ordinances. Tn cas"
of conflict between the soil engineer's reeommendatiuns
and City ordinances, th" City Engineer shall del<:rmine
which shall apply
~""-"""
79.
A ddailed Erosion Contrul Plan shall be included with the
Grading Plan. The plan shall include detailed design,
location, and maintenance critena uf all eroslOn and
sedimentatiun control measures. Detailed Engineer's
Estimate uf improvement costs shall be submitted with the
plans.
GradinglSitework Permit. All improvement work must
be performcd p~'f a Grading/Sitework Permit issued by the
Puhlie Works Department. Said permIt will be based on
the final sel of civil plans to he approwd unce all of the
plan check comm~'l1ts have been resolved. Please refer to
the handout titled Grading/Site Improvement Permit
Application I/I.'truclions and attached application (three g-
1/2" x 11" pages) for more informahon. The
ApplicantlDevelop~'f must fill in and return the applicant
information contained un pages 2 and 3 The curr"nt cost
uf the permit is $1000 duc at the time of permit issuance,
althuugh the App1ieantIDevcluper will he responsible for
an~ adopted i~!:,reases to the fee amount. ,,~
Erosion Control during Constrnctlon.
ApplicantlDevcluper shall include an Erosion and
Sediment Cuntrol Plan with the Grading and Improvement
plans for review and approval by the City Engineer and/ur
Pubhc Works Director Said plan shall be desib'11cd,
implemented, and continually maintained pursuant tu the
City'S NPDES permit hctwecn October 1"<< and April 15th or
beyund these datcs If dietated by rainy weath"r, or as
otherwise directed bv the City Engineer and/or Public
Works Director
80.
All grading, construction, and development activities
within the City of Dubhn must comply with the pruvlsiuns
uf the Clean Water Act. Proper .,ro~ion control measures
15
RESPON.
AGENCY
PW
PW
WHEN
REQ'D
PRIOR TO
Issuance of
Grading/
Sltework
Permit
Issuance of
Grading/
Sitework
Permit
Jq of 5/
SOURCE
Puhlic
Works
Public
Works
CONDITION
mus! be insta
during constn
Manag"mcnt P
81. Water QuaIit
the Alamcda
Elimination P
California R
(RWQCB), Ih
III a manner
publication, a
to minimize st
compactors wh
contaminants
A Il storm draJ
filled with FI
other eontaml
stenciled "No
approved sten
Clean Water P
82. Storm Drain
construct all
accordance w
analysis and/o
Plans submill
include full dr
83. Storm Wat
Agreement.
agreement wi
properly owner
storm water tr
project. Said
C.3.e.ll ofRW
of the Alamcd
permit. Sai
veritication an
,!operlyopera
84. Zone 7 Drain
pay Zone 7' s S
new hardsca e
85. Roof Drainaj\
swales or into
system. The la
blO-swale and
quality treatm
roof leaders
prevent adequa
nuisance or str
not be allowed
,,(1) of 5'1
TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
---,~
lied at development sites within th" City
Iction, and all activities shall adhere to B"st
ractices.
_._,.."..~..,.,- ..-
ylBest Management I'raetiees. Pursuant to PW Issuance of Public
Countywide National Pollution Discharges Grading/ Works
~nnit (NPDES) No. CASOO29R31 with the Sitework
egional Water Quality Control Hoard Permit
" applicant shall design and operate the site
consistent with the Start at the Source
nd according to Best Management Practices
orm water pollutIOn. All trash dumpsters and
ich arc not sealed shall have roofs to prevent
from washing into the storm drain systcm.
n inlets serving vehicle parking areas shall be
-Ikr Devices to remove Hydrocarbons and
nants, and all stonn drain inlets shall be
Dumping - Drains to Hay" uSing an
cil available from the Alameda Countywide
rogram .,
Improvements. Applicant/Developer shall PW Issuance of Puhlic
required storm dram Improvements III Grading/ Works
ith a site-specific hydrology/hydraulic Sitework
r as specified by the Public Works Director Permit
ed for the StOlli1 drain improvements shall
ainaQe nattern tor the enhrc Darkin" lot.
.,.... ..
er Treatment Measures Maintenance PW Occupancy Puhlic
Applicant/Developer shall entcr into an Works
th the City of Dublin that guarantees thc
's perpetual maintenance ohligation for all
eatment measures installed as part of the
agreement is required pursuant to ProviSIOn
QCB Order R2-2003-0021 tor the r"issuance
a Countywide NPDES municipal stOlm water
d permit req Ulres the City to provide
d assurance that all treatment devices will he
ted and maintained.
...~-
age Fee. Thc applicant will be required to PW Issuance of Public
DA 7..1 Impervious Surface Area fees for all Building Works
, areas. Pennits
,...
e. Roof drainage shall dram across bio- PW Improvement Puhlic
bio-filter's prior to "ntcnng the stoml drain Plans Works
ndscaping and drainage improvements in the
hio-filters shall be appropriate for water
ent. Thc City Engineer may exempt specific
from thiS r"<jlurement if space limitations
Ie water treatment without creating hazards,
uctural concerns_ Concentrated fluws will
to drain across ouhlic sid"walks.
-- ....
16
CONDITION TEXT
86.
Geotechnical Report and Recommendations. The
Applicant/Developer shall incorporate the
recommendations of the project Geotechnical
Investigations report or as may be amended hy subseq U~'l1t
report, and additional mitigation mcasures rcqUlred by the
City Enginc"r, mto the project design_ The Oeoteehnical
Enginc~T shall certify that the project design conforms to
the rcport recommendations pnor to ISsuance of a
GradinglSitcwork Pcrmit. All report recommendations
shall be followed during the course of grading and
construction.
Parking I"ot Lights. The ApplicantJDevelop~T shall
provide photometric calculation for the cXlsting parking lot
and around the building that demonstrates a minimum foot-
eandlc lighting level of not less than I 0 at the ground
surface for the adjacent parking area, if this cannot he
verified provide additional lighting w!:!!!.~,D!:.~essary
Disabled Parklng. All disabled parking stalls shall meet
State Title 24 requlrcmcnts, ineluding providing curb ramps
at each loading :zone. Curh ramps cannol encroach within
the loading/unloading areas_ Disabled stalls shall be
conveniently located and grouped near the pnmary
entrances to each huilcling. Van accessible stalls shall also
be provided and shall m"et Stale Tille 24 rcquirements.
Disahled Access Ramps. The ApplicantJDcvcloper shall
install disabled access ramps, and where nec"ssary replacc
all existing bandicapped ramps at driveway intersections to
meet current State Title 24requirements_
Vehicle Parklng. Applicant shall repair any distressed
areas of pavcm"nt within the existing parking field of tbe
project sit" and thc north/south drive-aisle immediately
north of the project site, then seal and re-stripe the entire
parking field within tbe project site_ All parking spaces
shall be double striped usmg 4 inch wbite lines set
approximately 2 feet apart according to Figure 76-3 and
*R_7b.070 (A) 17 of thc Dublin Municipal Code. All
compact-sized parking spaces shall have the word
"COMPACT" stcneiled on thc pavemenl wilhin each space.
12 inch-wide concrete step-out curbs shall be constructed at
each parking spacc where one or both sides abut a
landscaped area or planter Wheel stops as necessary shall
herrovided at the parkin A stalls.
Bicycle Racks. Bicycle racks shall b" mstallcd near the
entrances to retail buildings at a ralw of 1 rack per 40
vehicle parking spaces. Bicycle racks shall bc designed to
accommodate a minimum of four bicycles per rack, and so
that each bicycle can be sccured to the rack. The location
of th" bl"yelc racks shall not encroach into any
adiacenlla,hoinn1l! sidewalks in a manner that would reduce
'"....-....".--.."'..,..,. .. -----
87.
1111.
89.
90.
---.
91.
17
RESPON.
AGENCY
PW
PW
PW
PW
l'W
PW,PL
WHEN
REQ'D
PRIOR TO
Issuance of
Grading!
Sitework
permit and
during
construction
Occupancy
Issuance of
Building
Permits and
Occupancy
Occupancy
Occupancy
Issuance of
Building
Permit Plans
and
Occupancy
;6 of 5/
",~~,..,~""',,,-,.,.,.,,,,,.,"',,,--
SOURCE
Public
Works
, --
Public
Works
Public
Works
,,- ---- -----------
Public
Works
Public
Works
Public
Works
CONDITION TEXT
92.
the unencumbered width of the sidewalk to less than 4 feel.
Bicyclc racks shall be placed in locations where they will
have adequate lighting and can be surveilled by the
building occupants. The Site Plan shall show the location
of the proposed bicycle racks. .,_.__..,._,__'"_"_~____
Sidewalk. The Applicant/Developer shall repair any
damaged sidewalk along the site frontage on Amador Pla~a
Road. Pedestrian walkway connecting the back door
exits/entrances to the puhlie sidewalk shall also be
installed. Per Section 1114B 1.2 of the California Building
Code, an accessible and direct ronte travel shall he
provided between the building and the public sidewalk on
Amador Plaza Road.
~~,.~~""_.~ ,'~","'"
Pedestrian Crossing Signs and Striping. The
Applicant/Developer shall install crosswalks, pedestrian
crossing warning signs, and pedestrian crossing pavement
legends per Caltrans and City standards at the proposed
crosswalk locations.
-----,.,_.,
Signs and Pavement Markings. The Applicant/Developer
shall be responsible for the following on-site traffic signs
and pavcm"nt markings;
1. A stop eOl1lrol (Illcluding Caltrans Rl "Stop" sign,
stop pavement leg"nd, 12 inch-wide white stop bar
stripe) shall bc installcd at the dnvcway exit.
11. Directional pav"ment arrows III the drive aisles.
Ill. R26F "No Stopping - Fire Lane" signs shall be posted
on-site along all curbs that are longer than 20 feet and
that parallcl the drive aisles as required by the Fire
Marshall.
IV R100B (disabled parking regulations sign) shall bc
installed at each of tbe driveway entrance to the site
with amended text to read" _may he reclaimed at
DUBLIN POLICE or by telephoning R33-6n70"
v Handicapped parking signs and legends per State Title
24 reqnirements_
v\. The word "Compact" shall be stenciled on the
pavement surface within each compact parking space_
Vll. "No Dumping - Drains to Bay" stenciled 1I1
thermoplastic at storm drain inlets.
Vlll. Any other Signs and markings deemed reasonahly
necessary by the City Engineer and/or Public Works
,__",,___ Director during tlnal design and/or construction.
Landscape and Irrigation Plans. Thc
Apphcant/Dcvcloper shall submit Landscape and Irrigation
Plans for review and approval by Planning and Puhlie
Works Departments_ These plans shall be coordinated with
on~site civil, streetlights, and utility improvement plans_
The final plans shall be signed Community Development
Director and the City!O~gineer
93.
-._--
94.
I---~
95.
IS
:J7(}f5!
~-~-~-~ ~-
RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
PW
PW
PW
PW
Occupancy
Occupancy
Occupancy
Issuance of
Improvement
Plans and
Building
Pemlits
Public
Works
Public
Works
Puhlie
Works
Public
Works
Landscaping at Intersections. Landscaping at
intersections shall be such that sIght distance IS not
obstructed tor drivers. Except for tr""s, landscaping shall
not b~..1,igher than 30 inches above th" curb m these arcas.
Rclocation of Existing Improvementsl Utilities. Any
necessary re1l1eahon of cXlstmg improvements or
utilities shall be accomphshcd at no expense to the City
Temporary Fencing. Temporary Construction fencing
shall be installed along pcrimeter of all work under
constmchon tu separate the construction operation from the
public. All eunstructiun activities shall be confined to
within the fenced area. Cunstruction materials and/or
equipment shall nut be operakd ur stored uutside uf the
fenced area or withm the public right-of-way unless
approved in advance bv the Public Works Director __._., ._. ._".___~-__
Construction Hours. Cunstructiun and grading operations PW During
shall be limited lu weckdays IMunday through Friday) and Cunstructiun
non-City holidays bctwc"n the huurs of7.30 a.m. and 5:30
p.m. The ApplicantJDevcluper may request permission to
work on Saturdays and/or hulidays between the hours of
8.30 am and 5'00 pm by submitting a r"qucst furm to thc
City Engineer no later than 5'00 pm the prillr W"dnesday
Overtime inspection rates will apply for all Saturday and/or
hulidav work
...
Construction Noise Management Program/
Construction Impact Reduction Plan.
ApplicanllD"vcloper shall cunform to the following
Construchun Nuise Management Program/Construction
Impact Reduction Plan. The fullowing measures shall be
taken to reduce eonstruchon Impacts:
a, Off-site truck traffic shall be routed as directly as
practical tu and from the freeway (1-580) to the job
sitc. An Oversized Luad Permit shall be obtained
rrom the City prior to hauling uf any oversized loads
on City streets.
b. The cunstruction site shaft he watered at regular
intervals during all grading activities. The frequency
uf watering should increase if wind speeds exceed 15
miles per hour Watering should include all excavated
and graded areas and material to he transported on~
site. Use recycled or other non-potable wakr
resources where feasible.
c. Cunstruchon equipment shall not be left idling while
not in lIse.
d. Construction eqUipment shall be filled with noise
muffling devices.
e. Mud and dust carried unto str"ct surfac"s by
construction vehicles shall be cleaned-up un a daily
basis.
CONDITION TEXT
96.
97.
98.
99.
100.
19
RESPON.
AGENCY
WHEN
REQ'D
PRIOR TO
Occ UpanC}
PW
PW
Occupancy
PW
During
Cunstructiun
Occupancy
PW
During
Construction
f{( (J I 5'/
SOURCE
Public
Works
Pubhc
Works
Public
Works
Public
Works
Puhlie
Works
CONDITION TEXT
f. Excavation haul tru"ks shall use tarpaulins or other
effective covers.
g. Upun completion of construction, measures shall be
takcn tu reduce wind erOSIOn. Replanting and
n''Paving should be completed as soon as possible.
h. After grading is completed, fugitive dust un exposed
soil surfaces shall be cuntrullcd using the following
methods: following mcthuds:
1. Inactivc purtions of the construction site shall be
seeded and watered until grass growth is evident.
2 The construction site shall be seedcd and wak'rcd
until grass growth is evident.
3 All portions of thc site shall be sufficiently
watered to prevent dust.
4 On-sile vehicle speed shall be limited to IS mph.
5 Use of petroleum-hased palliatives shall meet the
road oil requirements of thc Air Qualily District.
Nun-petroleum hased taekitiers may be rcqUlrcd
by the City Engineer
i. The Department of Public Works shall handle all dust
complaints_ The City Engineer may reqUIre the
services of an air quality consuilanttu advisc the City
un the severity of the dnst prohlem and additional ways
tu mitigate impact on residents, including temporarily
halting project construction. Dust eonecrns 111
adjuining communities as well as the City of Dubhn
shall be addressed. Control measures shall be related
tu wind cunditiuns. Air quality monitoring of PM
levels shall be provided as required hy the City
Enb'lnccr
j. Cunstmction interference with regional nun-project
traffic shall be minimized hy'
1 Scheduling receipt of construction materials tu
nun-peak travel periods.
2. Ruuting construction traffic through areas of least
impael sensitivity
3 Routing cunstru"tiun traffic to mlll,mlze
eonstrucl1un interference with regional non-project
traffic movement.
4 Limiting lane closures and detours to off-peak
travel periods.
5 Providing ride-share incentives for "untraelur and
suhcontractor personnel.
k. EmISSIons euntrol of un-site equipment shall be
minimized thruugh a routine mandatory program of
10w-cmisslUns tune-uns.
101. DamagelRepairs. The Applicant/Developer shall be
respunsible for the repair of any damag"d pavcment, curb
& utter, sidewalk, or other nublic strcel facilitv rcsultinll
20
RESP()N.
AGENCY
PW
WHEN
REQ'D
PRIOR TO
Occupan"y
;'CJofs/
SOURCE
Public
Works
..-.----
---
CONDITION TEXT
from construction activities assuciated wIth thc
developmel1t"oft~e project.
102. Fire Hydrants. The Applicant/Developer shall construct
all new fire hydrants in accordance with the ACFD and
City of Duhlin requirements. Final lucatiun uf fir" hydrants
shall be approved by the ACFD in accordance with current
standards. Raised blue rdlcelurized traffic markers shall be
epoxied to the C~'lltcr uf th" street upposite each hvdrant.
103. Graffiti. Th" Applicant/Developer and/or building
tenant(s) shall kecp thc sitc clear of graffiti vandalism on a
regular and continuous baSIS. Graffiti resistant paint for the
structures and film for windows or glass shall be used
whenever possihle.
104. Occupancy Permit Reqnlrements. Prior to issuance of an
Occupancy P"rmit, thc phySical cundition of the project site
shall meet minimum h"alth and safcty standards including,
hut not limited to Ih" fulluwing:
a. Thc walkways providing access to the huilding shall he
cumplete, as deternlined by the City Engineer, to allow
lor safc, unubstructed pedestrian and vehicle access to
and from the sil<:o
b. All tl1lffic control devices providing access to the site
shall be in place and fully functional.
c. All address numhers for streets providing access to the
buildings shall he in place and visihle_
d. Lighting for the site shall be adcquatc fur safely and
security Exterior lighting shall bc provided for
building entrances/exits and ped"strian walkways.
Security lighting shall he provided as required hy
Dublin Police.
e. All construction equipment, materials, or onguing work
shall be separated from th" public by uSe uf fencing,
harricadcs, caution ribbun, or uther means approved by
the City Enginecr
f. All fire hydl1lnts shall be operable and easily accessihle
to City and ACFD personnel.
g. All site features designed to serve the disahled (i_e_ H/C
parking stalls, accessible walkways, sigIlage) shall be
11lstallcd and fllllyflll1ctional...________
105. Trash Enclosure/Carhage Area. The doors must he
designed with se1t~closing gates that can be lucked c10scd
and can also he held upen with pm lucks dunng luading.
All trash bins used for thIS site shall bc mamtamcd within
the trash bin enelusur" at all limcs. An arca dl1lin shall be
installcd wlthm the trash bin area with a connection to the
samtary sewer system. In addition, a hose bib shall he
pruvlded for convenient wash-down of the trash enclosure_
21
RESI'ON. WHEN
AGENCY REQ'D
.___ _rRIOR TO
PW
Occupancy
PW
Ongoing
PW
Occupancy
I'W
Issuance of
Building
Permit
30 o? 5/
SOURCE
Puhlic
Works
Public
Works
Public
Works
Puhlic
Works
..?/ flF 51
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
PRIOR TO
106. Refuse Collection. The Applicant/ Developer shall provide PW Issuanc" uf Public
designakd rcfus" cullectiun areas fur the project, subject to Building Works
appruval by the appropnak sulid waste collection cumpany Permits
prIor to approval of improv"mcnt plans. All rcfusc
collection arcas shall bc scrcened frum public view and
shall have roofs to protect against rainwater intrusion and
lluor drains connected to the sanitary sewer system to
collect runoff from periodic wash down.
The refuse collection service provider shall he consulted to
ensure that adequate space is provided to accommodate
collection and sorting of putrescible solid waste as well as
source-separated recyclable materials generated by this
project. .w..~"_",.'.,,~,_"_~"~_
107. Geographic Information System. The PW Occupancy Public
Applicant/Developer shall provide a digital vectorized file Works
of the "master" files on floppy or CD of tbe Improvement
Plans to the Public Works Department and DSRSD
Digital raster cOpIes are not aceeptahle. The digital
vectorized files shall be in AutoCAD 14 or higher drawing
[unnat or ESRI Shapefile formal. Drawing units shall be
decimal WIth th" prccision of 0.00. All objects and entities
in layers shall be colored by layer and named in English,
although abbr"vmtions are acceptable. All submitted
drawings shall uSc the Global Coordinate System of USA,
California, NAD 83 California Stak Plan", Zon" TlJ, and
U.S. foot. Said submIttal shall be acceptabk to the City's
GIS Courdinatur
1011. Puhlic Improvements. All pubhc Improvements PW Occupancy Puhlic
constructed hy Developer and to he dedicated to the City Works
are herehy identified as "public works" under Lahor Code
section 1771 unless the Puhlic Works Director specifIcally
determines otherwise in writing. Accordingly, Developer,
in constructing such improvements, shall comply with the
Prevailing Wage Law (Lahor Code. Sects. 1720 and
following).
109 The Applicant/Developer shall comply with Pubhc Works PW Improvement Public
Standard Conditions of Approval included as Attachment Plans Works
A.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSDl
110. Prior to Issuance of any building permit, complete DSRSD Issuance of DSRSD
improvement plans shall he submitted to DSRSD that Building
conform to the rcqoirem~nls of the Dublm San Ramon Pcrmits
S"rvlces District Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and Installation of
Water and Wastewakr Facilitics", all applicable DSRSD
.-~_. Master Plans and all DSRSD policies.
111. Domestic and fire protection waterline systems for Tracts DSRSD Improvement DSRSD
or Commercial Development~.._~~aIL!J.e_A,,-~i@!,,-~t.!.,,-.,~"-". Plans
---,
22
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
-- -~--- PRIOR TO
loop"d or intcrconnected to avoid dead end sections in
accordance wIth requirements of thc DSRSD Standard
Specitieations and sound engineennl( praclicc.
112. DSRSD policy requires puhlic water and sewer lines to he DSRSD Improvement DSRSD
located in puhl ie streets rather than in on~street locations to Plans
the fullest extent possible. If unavoidable, then public
sewer water easements must be established over the
alignment of "ach pubhc scwcr or water line in an off-street
or privalc strcct location to provide access for future
mainlcnancc and/or rcplacement.
113. Prior to issuance hy the City of any Building Permit or nSRsn Issuance of nSRSn
Construction Permit hy the Duhlin San Ramon Services Improvement
District, whichever comes first, all utility connection fees Permits
including DSRSD and Zone 7, plan checking fees,
inspection fees, connection fees, and tees associated with a
wastewater discharge permit shall be paid to DSRSD in
accordance with the rates and schedules established in the
DSRsn Code.
..
114. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD
Construction P~TInit by thc Dublin San Ramon Services Improvement
District, whichever comcs first, all Improvcm~'l1t plans for Plans
DSRSD facilities shall be signed by the District Engineer
Each drawing of improvement plans shall contain a
signature hloek for the District Engin"er mdicaling
approval of the sanitary sewer or watcr facilities shown.
Prior to approval hy the District Engineer, the applicant
shall pay all required DSRSD fees, and provid" an
engineer's estimate of construction costs for the sweer and
water systemsl a performance hond, a one-year
maintenance bond, and a comprehensive general liahility
Immrance policy m the amounts and torms that are
acceptable to DSRSD The applicant shall allow at least 15
workmg days for final improvement drawing review by
DSRSD before signature by the Disn:ict E,!&i'!~,~r._.__.__,,_ --,-.,_.._.~~ ~,-,~~-~
115. No sewer line or waterline construction shall be pennilted DSRSD Improvement DSRSD
unkss th" propcr utility construction permit has been Plans
issued hy DSRSD A construction p~'TIIlit will only be
issued atter all ofthe items in Condition No. 113 have beCll
satisfied_
-".~-
116. The applicant shall hold DSRSD, its Board of Directors, DSRSD Issuance of DSRSD
commissions, employees, and agents of DSRSD harmless Building
and indemnity and defend the same from any litigahon, Pcrmits
claims, or tlncs rcsullmg from the construction and
completion of the project.
-----
117. No pennanent structures are permitted over the 15' wide Zone 7 Ongoing Zone 7
stoml drain casement.
'.',.,.~.".- ._'~.,-~."'....'" .,~~~,.~ ~~..._,."'-~'---- --".~ .----.
118. The ApplicanVPropcrty Owncr shall provide a slructural Zone 7 Issuancc of Zon,,7
-- and geotechnical analySIS of possibk Impacts to thc Flood Building
'2'" 1-5/
:J# f)
23
CONDITION TEXT
~_.-...-
119
Contrul facilities locakd wlthm the 15' wide storm drain
easement rcsulting [rum any foundatiun ur tr~'Ilching wurk
in the vicinity of this easement ncc"ssary tu cunstruct thc
,PT.oposed building, foundation, or related improvements.
The Applicant/Property Owner sball provide a structural
and geotechnical analysis of possible impacts to the
foundation of the proposed building that may result from
any trenching or other maintenance/repairs performed on
the Flood Control facilities located within the within thc
15' wide storm drain casement.
The Applicant/Property Owner shall survey and stake the
15' wide storm drain easement and proposed building
fuundation for review by Lone 7 The proposed foundation
and building shall not encroach within this storm drain
easement. "lne survey shall be performed by a licensed
survevor
120.
RESPON.
AGENCY
Zone 7
Zone 7
WHEN
REQ'D
PRIOR TO
Permits
Issuance of
Building
Permits
Issuance of
Building
Permits
330f 5/
SOURCE
--
Zone 7
Zone 7
PASSED, APPROVED AND ADOPTED this 1 nth day of May, 200n, hy the following vote:
AYES:
NOES:
ABSENT;
ABSTAIN:
Janet Lockhart, Mayor
ATTEST:
Fawn Holman, City Clerk
G:\f' AIt\20uS\05~u35 Mi:lyfidtl Gt:T1trv I{eallv AuviSUTii\CC\CC I{eso SI)R.l)OC
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APR - 6 zooo
[)UBlJN PLANNING
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,. ,l,~ 'tllm~SED MlEAS O. P,l.'lEWEtff AND ALL DAlllol.<iECo SID~ALt::S:
W;1li,J.; ThE UlIIITS 0'" WOAIo: SHAll. e:~ REPAIRED.
2. EtfilFi:E "'ARKING AIlEJ. SIiIlLL BE RESiA1.ED "'ND 'fIE.-STRlPED WlTH
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CONfOIi),li TO -:::r'" Of OU&-Jii IIIUNICIPAL CODE.
3. PU :,l,TCH BASINS SHAll BE EOUIPPED WITH fiLTRATION DE."ICES
SUITUlLE TO THE cm CF :::UBUN.
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24i!E.CUIR[IIIE1lTS.
5. IN ,l.<:!E,lS WHERE THE E~ISTlNG PU.NTING IS.......NDS ...Ai: -;::EIoICWED.
REP"AVE WITIl .3 INCH~ Of ,lSPHA_- CONCRETE ON 9 l~CHES- C"" ,l.I3GF.E.:;.,l,TE.
BAst (1"- ODIIIP6CTE'D SUECfI,l,-ot.
G. 1N ARD;S WHERf: ~E\Y P;.ANTIN.;l ISL/lN'JS AR~ INS-AlliO, ~EIiIC"'E
...Ll EKIS"1N~ l'ORTLA->.;j CE-IoIE-'{'; CCNCRETE CUR9S, AS"'H,l.LT coo;CREIT
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APR - 6 2006
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DENOl[S NEW rml:SH~ ~R,l,J~
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ATTACHMENT 1-
4(,,0151
DRAFT
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE
DECLARATION FOR THE FALLON CROSSING PROJECT
P A 04-016
~-C'>C<T~
RESOLUTION NO. 06-12
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE
A PLANNED DEVELOPMENT PREZONE WITH STAGE 1
DEVELOPMENT PLAN FOR FALLON CROSSING
PA 04-016
_~e<><::J~
RESOLUTION NO. 06-13
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL DIRECT STAFF
TO FILE AN APPLICATION WITH THE ALAMEDA COUNTY
LOCAL AGENCY FORMATION COMMiSSION (LAFCo) TO ANNEX THE MiSSiON
PEAKjFALLON CROSSINGS AND FREDRiCH PROPERTIES TOTALING
APPROXIMATELY 73.97 ACRES TO THE CITY OF DUBLIN AND THE DUBLIN SAN
RAMON SERVICES DISTRICT (DSRSD)
PA 04-016
------------------,,~-------
Chair Schaub requested a five minute recess at 7:55 p m.
Chair Schaub called the meeting back in tiession.
8.3 P A 05-035 Dublin Place Commercial Building - Planned Development Rezone
with Stage 2 Development Plan and Site Development Review for a 17,500
square foot commercial building.
Chair Schaub asked for the staff report.
Mr Jeff Baker, Associate Planner, presented the tipecilics uf the pruject as uutlined in the staff
repurt. He stated that the Applicant was not present tor the hearing
Chair Schaub asked it the plaza area would I", availabl~, tu the public ur H,staurant patrons only
Mr Baker stated that the plaza would be availablc to both thc public and restaurant patrons.
/Ion:..,.;' .:I,',"H:Ii.\',:h"""
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45
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ATTACHMENTS
#7 (J fs-/
DRAFT
Vice Chair Wehrenberg asked it the pbntf'rs would provide seating Mr Baker st"ted th"t the
planters would be low and would have benches alongside them tor seating.
Cm. King stated that he thought the orientation ot the project was perfectly aligned with the
Downtown Specific Plan. He asked why the staH report seemed to have an almost apologetic
tone for having the front of the building tace the inside instead ot fronting the street. Mr Baker
stated that the interpretation of the design guidelines of the Downtown Specific Plan is to
encourage the kn.mt's entries along the sidewalk to promote activitv Cm. F"sulkey stated that
he agreed with that interpretation. He further stated that he did not undl"st.11ld how the
Covenants, Conditions, and RestrictIOns (CC&Rs) on the property could restrict constructing
the building in accordance with the design guidelines of the Downtown Specific Plan.
Chair Schaub asked for an explanation of the CC&Rs tor this project. Mr John Bakker,
Assistant City Attorney, stated that the CC&Rs do not supersede the City's policies in any way;
however, they are a development constraint tor the Applicant. He stated that the Applicant
would have difficulty negotiating changes in the CC&Rs. This would leave Staft in a position
with kw design and development options for the project. He stated that the City could strictly
implement the Downtown Specific Plan and deny th" project.
Mr Chris Foss, Acting Planning Manager, stated that when the Downtown Specific Plan was
adopted in 2000, notices were sent to the property owner's in the area. The property owner's
representative at that time dId not makl' it cJ""r th<lt thf.'r" Wl'r" CC&Rs on the property that
would not allow the Downtown Specitic Plan to take shape as the City had envisioned it.
Cm. Biddle stated that although the Applicant created a decent project, more could have been
done if the restrictions wer" not pres"nt. H" askl,d what the Planning Commission's options
were. Mr Bakker stated that it the Planning Commission wanted to implement the Downtown
Specific Plan, the options would be to make changes in the project or deny the project.
Chair Schaub stated that h" telt it probkmatic to continue the h"aring without being able to
question the Applicant directly
Cm. Fasulkey asked it th" doors that tal''' the street could b" required to remain open tor
business during normal business hours.
Chair Schaub stated that there are two issues that should be pointed out: 1) The City does not
have a Design Element, and 2) The City has not combined the three Specific Plans into one
Specific Plan. Mr Foss pointed out, for the record, that the City Council has not formally
adopted the Design EI.ernent goal tor the 2006-7 budget.
Chair Schaub stated that this project is too important to discuss without having the Applicant
present.
Cm. J<..ing asked about the desired location of a "Dublin Green" area as described in the
Downtown ~pecific Plan. Mr Foss st"tf.'d th"t wh'm the Downtown Specific Plan was originally
ilciopted, the plaza was generally located in the middle of the Target parking lot; however,
ill 1W,I~i .\Ii'~:~II.':.~.il,"i1 4h illjfli J .;. 11\
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41, or 51
DRAFT
Target decided not to d<,v<,Jop a plaza. Staff has attempted to address the issue of a "Dublin
Green" plaza area by incorporatmg it into this proj<'ct.
Cm. Pasulkey stated that the Downtown Sp<,cific Plan is v<erv sp<,cific about having buildings
front th<, street for the purpose of attracting pedestrians Mr Foss stated that he beli"v,.,s th"
Downtown Sp<,cific Plan allows for that condition "where feasible." He stated that the property
owner could claim inf<,asihilitv bas<,d on the developmental restrictions of the property
Cm. Fasulkey asked if th<, Planning Commission could overlook the CC&Rs, and Mr Bakker
said yes. Cm. Fasullwy stolkd that feasibility should be based upon the stores being unable to
sustain business. Mr Foss stated that claims tor tinancial infeasibility could probably be
supported by om unviable layout of the project and the CC&Rs.
Chair Schaub stated that he would like the Planning Commission to deter making a decision on
this project. Mr Baker stated that th" Applicant indicat<,d a preferenc<, tor a denial ot th<,
project rather than a continuance.
Mr. Baker stolkJ that the Planning Conunission had four decision-making options for this
project: 1) approve the project, 2) deny the project, 3) continu<, th" h<,aring, or 4) Nkr d"cision
making authority to the City Council.
Chair Schaub requested a five minute recess at 8.34 p.m.
Chair Schaub called the meeting back in session.
Chair Schaub stakd that he would like to place a priority on combining the three Specific Plans
and ensure that the issue ot CC&Rs is discuss"d. Chair Schaub propos"d that th<, Planning
Commission reter this project to the City Council atter each PI,mning Commissioner opin"s on
what the City Council should consider in making a decision on the project. Mr Bakker stated
that the Planning Commission would b<, rd<'rring jurisdiction OV<'f th<, proj"ct from th<,
Planning Commission to the City Council. He stated that the Planning Commissioners should
make sure their comments are in the record before making the decision to reter jurisdiction.
Chair Schaub opened the public hearing
Mr. Charles Leony, Archit"ct, spok<, on b<,half of the Applicant. He discuss<,d, in detail, the
architectural plans for the project.
Cm. Fasulkey olsh,d if would b<, difticult to find restaurant tenants. Mr Leony said no, and
furth"r stakd that it is anticipated that the project would be 60 percent restaurant space.
Cm. Fasulkey asked what was being done to make the south wall interesting Mr Leony stated
that th<,y would be treating the wall as a tully visible wall and would be similar to the other
walls ot th" bu.ilding. Chair Schaub asked if PetSmart's loading dock area would be shared
with the project, and Mr Leony solid y<'s.
'1/71~:'I!;I!; ~1,1H:II,.',,:' if
'Rf,::j(!tdJ" H",,",ITna
47
J.!"'"d
006
410rtn
DRAFT
Cm. Fasulkey asked about the easement between the two buildings. Mr Leony stated that it is
an existing sewer line that can not lw built over He turther stated that the intention is to create
a landscaped walkway on the easement.
Cm. Biddle stated that he visited tll!' sit.>. He asked about the width ot the easement and Mr
Leony stated that the easement is 15 ted wide and is shared between the property owner and
PdSmart.
Cm. Fasulkey asked if the Applicant would solely improve both sides ot the eas~'ment or shar~'
the improvements with PetSmart. Mr Leony stated that at this time, it is not part ot the
agreement to landscape both sides of the easement.
Cm. Fasulkey stated that the discussion with Mr Leony was helptul. Vice Chair Wehrenberg
stated that Mr Leony gave a very good overvkw of the project.
Hearing no further comments, Ch,lir Schaub closed the public hearing.
Chair Schaub stated that the architecture and design ot this building, while compatible with
some of the surrounding buildings, is not consistent with the intent of the Downtown Specific
Plan or our future Downtown Dublin. Using PetSmart, Anderson's, and such buildings as the
set ot common design elements for the our Downtown Core is not the d~,sign direction he
believes that is calkd for in the Overall Design Guidelines section ot the Downtown Specific
Plan. Chair Schaub referred to diagrams and verbiage in the Downtown Specific Plan (pg. 38-
45) as his vision for a downtown center and how a pedestrian court area could, if not should,
look. Specifically, Chair Schaub stated that split dnderblock is the building material used for
his home ret,lining wall and the snack shack at the Plcasanton's Sports. In his opinion, this is
nothing close to "premium building material." Chair Schaub stated that covering architectural
shortcomings with" gn'en walls" that are watered with potable water is not ecological sound
policy He stated that upon visiting the site, he found that none of the green walls in this area
have been maintained, including those at Target that appear to be abandoned as nothing is
growing on some ot them. He stated that he could find no examples around town that
demonstrate that these metal grids with proposed vines will ever come close to looking like the
architectural drawings that come betore the Planning Corrunission. lIe stated that he is
speaking only of the archit~'cture, structure, and visual appearance of the project and does not
have a problem with the proposed circulation, satdy, or land use of the project. In summary,
Chair Schaub dec1<lred that he could not make the required tindings tor (1) structures consistent
with zoning district intent and Specific Plan, (2) views, architectural and landscape
considerations, and (3) conservation ot water
Cm. King stated that he may have misunderstood what the drafters ot the Downtown Specific
Plan had in mind. lIe st<lted that when he initially looked at the Downtown Specific Plan, he
approved of it and thought it to be an ambitious vision. He stated that the overall project area
does not depict the vision ot th~, Downtown Specific Plan. He stated that he does not
understand why the front of the project considered fronting the sb'ed. Am"Jor Plaza Road
should not compete with ViIlag!> Parkway, which is supposed to be a pedestrian friendly area.
The back of this project is appropriately tacing Amador Plaza Road because Amador Plaza
RO,ld is not a_ p_Iaza, it is a street. I-Ie appreciatl:s that the back wall of the project is d.esigned t()
,:":,;:::m1i'!_! ,~;;r.::m:::,. 4R i'lpnl '1 '\,
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5?)~fS-1
DRAFT
look like the front. !-", stated that until he is clear on what the Downtown area is supposed to
look like, he is not sure he can vote for any projects in the Downt('wn area. He stated that this is
an important project in an important part of the City and the property owners should not be
allowed to dictate how the site is developed. He stated that he initially thought that the layout
of the project fit into the Downtown Specitic Plan, h(lwever, the architectural desif';n is bland
and boring. Cm. King stated that the City should consider eminent domain to develop the area
accord in!'; to the plan, however, he acknowledged that this might not be practical at the present
time. The prOject's architecture should be original or have some kind of identity, such as th,'
"mission" style, th~, "art-deco" style, "Irish-Urban," style or historical. It can be anything, but it
has to be distinctive and creativ~" not bland and ordinary He stated that before any other
projects are approved in the Downtown area, the Downtown Specific Plan should be claritied.
He mentioned Walnut Creek's design of a "public living room" as an example of an appropriate
downtown area.
Cm. Biddle expressed concerns about the CC&Rs and the land use. He stated that if CC&Rs are
allowed to remain so restrictiw, then the Downtown area is basically fixed forever He stated
that he encourages the City to look tor means to mitig.l[e the CC&Rs and eliminate similar types
of restrictions. These types of restrictions do not seem to benefit the City, Applicant, property
owner, or tenants. I-Ie stated that without the CC&Rs, there could have been many options for
the layout of the project to better repn,s~,nt the vision of the Downtown Specific Plan.
Vice Chair Wehn'l1berg stated that she likes the project, and it is consistent with other stores on
the site. She stated that over all, the layout of the project is good and fits well into the area.
She stated that she is concerned about the landscaping and would like to ensure that the plants
are maintained. She stated that she would lib, to see a larger plaza area. She mentioned the
plaza that is across the street from the Nordstrom in Walnut Creek as an example of .In
appropriate downtown plaza. She stated that eating establishments are needed in the
Downtown area. She stated that the Architect did a f';ood job with the design, however, the
Planminf'; Commission is not clear on the vision of the Downtown Specific Plan. Regarding
safctv, th~, Dublin Place site planning is good for public access. Vice Chair Wehrenbcr!'; is
concerned about duplicating the entrance to the Expo Design Center There are insufficient
crosswalks and sidewalks to acn'ss the Expo Design Center from the parking lot area. Patrons
walk through the landscaped area in front ot the Expo Design Center to get into the store.
Cm. Fasulkey complimented the Architect on the project's design. He stated that the CC&Rs
have put .111 artificial constraint upon the design flexibility of the project. He stated that he is
troubled about putting so much effort into creating the Downtown Specific Plan only to find out
that the most creative pieces of the project are constrained. He stated that it the City is stuck
with thl' layout of the project, then architectural detail needs to be added to the south wall. He
stated that the project should not aim to match the style of PetSmart because PetSmart may not
be there forever I k stated that there should be architectural cohesiveness in the area. He
stated that Staff is highly constnlinl.,d in terms of what they have been able to articulate to the
Applicant due to the ambiguity within the Downtown Specitic Plan. He stated that regardless
of where the project fronts, the Applic8nt should not be given an opportunity to seal off the
strl,d side of the project. There should be a condition that requires the street side of the project
to exhibit not only a blse front, but a working front; otherwise the Downtown Specific Plan
would be disregarded. Street facing doors should be required to be open during business
Iillli":I./"':'1 I n:'1i::"I,~: I( 49 .tpri.'I:~) 11t.f11
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5/015"1
DRAFT
hours, ,md inviting, pedestrian friendly landscaping and walkways should lead to the front of
thc building There should be a requircd l:oordin<1ted ,,>!fort between the Applicant and
PetSmart to improve the ,,'asement that is shared between them. He stated that thcre is ,m
opportunity to create a nice esplanade on the easement.
Chair Schaub pointed out the importance of having a forms-based code that would cont<1in
visualizations ot specific plans, rather than having to create a vision from sixty pages of written
description. Mr ['oss stated that those comments would be relevant to combining the three
Specific Plans that may be the focus of the 2006-07 Goals & Objectives.
Mr Foss sUt;gested sending each Planning Commissioncr their individual comments to ensure
that their comments on this it",m are captured appropriately Mr Bakker stated that this is tine
as lont; <1S each Commissioner does not rcplv-to-<1n with their comments, but replies directly to
staff.
Chair Schaub suggested that this item bc discussed in a study session. Mr Baker stated that at
this point, the Applicant prefers that the Plalming Commission make a formal decision on the
project tonight.
On a motion by Chair Schaub, seconded by Cm. Wehrenberg, and by a vote ot 5-0-0 the
Planning Commission unanimously decided to:
REFER DECISION-MAKING AUTHORITY ON THIS ITEM TO THE CITY COUNCIL
WITH THE COMMENTS OF EACH PLANNING COMMISSIONER AS CONTAINED IN
THESE MINUTES.
---------------~
NEW OR UNFINISHED BUSINESS - NONE
Mr Foss stated that the May 9, 20116 Planning Conunission meeting is tentatively canceled.
OTHER BUSINESS
10.1 Brief INFORMATION ONLY reports from the Planning Commission and/or
Staff, including Committee Reports and Reports by the Planning Commission
related to meetings attended at City Expense (AB 1234).
The Planning Corrunission did not have any items to report.
ADJOURNMENT - The meeting WaS ,ldjourned at 9:30 p.m.
Respectfully submitted,
Planning Commission Chair
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50
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