HomeMy WebLinkAboutPC Reso 22-16 PLPA-2022-00033 H Mart SDR PermitReso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 1 of 37
RESOLUTION NO. 22-16
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR
H MART GROCERY STORE
PLPA 2022-00033
(APNS 941-1500-044-02 AND 941-1500-045-02)
WHEREAS, the Applicant, H Mart, submitted an application to construct an 8,552
square foot addition, 3,187 square foot outdoor seating area with play area, façade
modifications, new trash enclosure and related site improvements at 7884 Dublin
Boulevard, and repaint the warehouse building at 6600 Golden Gate Drive. Requested
approvals include a Site Development Review Permit. The proposed improvements are
collectively known as the “Project”; and
WHEREAS, the Project site is located within the Dublin Retail Center south of
Dublin Boulevard between Regional Street and Golden Gate Drive (APNs 941-1500-044-
02 and 941-1500-045-02); and
WHEREAS, the Project site has a General Plan land use designation of Downtown
Dublin – Transit-Oriented District and is located in the Downtown Dublin Zoning District
(DDZD); and
WHEREAS, the California Environmental Quality Act (CEQA), together with the
State Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain
projects be reviewed for environmental impacts and that environmental documents be
prepared; and
WHEREAS, the proposed project is exempt from the requirements of CEQA
pursuant to CEQA Guidelines Section 15301 (Existing Facilities), as the Project proposes
an addition that will not result in an increase of more than 10,000 square feet ; and
WHEREAS, a Staff Report, dated December 13, 2022, described and analyzed
the Project, including the CEQA exemption; and
WHEREAS, the Planning Commission held a properly noticed public hearing on
the Project on December 13, 2022, at which time all interested parties had the opportunity
to be heard; and
WHEREAS, the Planning Commission did hear and use independent judgment
and considered all said reports, recommendations, and testimony hereinabove set forth.
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 2 of 37
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning
Commission does hereby make the fo llowing findings and determinations regarding the
Site Development Review Permit:
A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development
Review) of the Zoning Ordinance, with the General Plan, and any applicable
Specific Plans and design guidelines because: 1) the Project complies with the
development regulations, Downtown Dublin Specific Plan, and General Plan land
use designation as H Mart is primarily a retail use that proposes to occupy an
existing tenant space within the Dublin Retail Center; 2) the proposed building
expansion as an eating and drinking establishment and new outdoor seating area
are permitted uses that have been well designed in relation to the existing tenant
space; and 3) the Project would be an anchor to the shopping center by further
strengthening its economic competitiveness and expanding services to the City.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance
because: 1) the Project is attractive and harmonious to the architectural
development of the shopping center; 2) all required parking will be provided on the
Project site; and 3) the project complies with the applicable development standards
of the Downtown Dublin Zoning District for remodeled buildings, as outlined in the
Downtown Dublin Specific Plan.
C. The design of the Project is appropriate to the City, the vicinity, surrounding
properties, and the lot(s) in which the Project is proposed because: 1) the Project
is located on a parcel that is developed with an existing sh opping center and the
size and mass of the proposed building expansion is consistent with the adjacent
in-line tenants and is in compliance with the minimum and maximum development
density/intensity permitted and the façade design compliments that of the other
tenant spaces within the shopping center; 2) the Project would reactivate the
existing tenant space with a retail related use which is consistent with the adjacent
in-line tenants; and 3) the Project site is accessible from existing and proposed
driveways, which are served from Dublin Boulevard and Regional Street, the
shared driveway with the adjacent shopping center to the east , and the proposed
extension of St. Patrick Way.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the Project proposes to renovate and expand an existing tenant space
which will support a variety of commercial uses that are allowed uses in the Transit-
Oriented District and will help to support the viability of the shopping center; 2) the
Project is consistent with the Downtown Dublin Zoning District in which it is located;
3) the Project site will be fully served by a network of existing and planned
infrastructure of public roadways and facilities; and 4) the proposed Project meets
all of the development standards established to regulate development in the
Downtown Dublin Specific Plan Transit-Oriented District and are consistent and
compatible with other commercial development in the immediate vicinity.
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 3 of 37
E. Impacts to existing slopes and topographic features are addressed because : the
project site is relatively flat and the proposed Project will no t impact any slopes or
other topographic features.
F. Architectural considerations including the character, scale and quality of the
design, site layout, the architectural relationship with the site and other buildings,
screening of unsightly uses, lighting, building materials and colors and similar
elements result in a project that is harmonious with its surroundings and
compatible with other developments in the vicinity because: 1) the Project
proposes changes to the exterior façade of the tenant space that improves the
architectural design of the shopping center, while maintaining a cohesive design
with the adjacent in-line tenants by proposing the same materials and colors to the
façade by utilizing a plaster finish with neutral colors, providing rounded cornice
trims, and retaining the main entry height of 32 feet to provide massing that is
proportional for the entire building; 2) the outdoor seating area is well incorporated
into the design of the building addition and provides for a pleasant environment for
customers with tables, chairs, umbrellas, play area, string lights for visibility and
lush landscaping that helps soften the appearance of this area; and 3) the
installation of the new trash enclosure and façade enhancements to the proposed
cold storage building at 6600 Golden Gate Drive provide for a design that is
consistent with the colors and materials of the tenant space and addition.
G. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment
for the public because: 1) the preliminary landscaping plan includes new
landscaping adjacent to the newly constructed code compliant ADA parking
spaces at the front of the proposed supermarket and around the perimeter of the
new outdoor seating area which will provide privacy screening from the adjacent
drive aisle and parking lot; 2) the proposed tree spacing along the perimeter of the
outdoor seating area will align with the posts used for the decorative lighting,
creating a safe and attractive environment for customers; and 3) the selected plant
species will be drought tolerant and complement the existing vegetation of the
shopping center.
H. The site has been adequately designed to ensure the proper circulation for
bicyclist, pedestrians, and automobiles because: 1) access to the site is currently
provided from driveways off Dublin Boulevard and Regional Street, a shared
driveway with the adjacent shopping center to the east, and a new driveway
connecting to the St. Patrick Way extension; 2) pedestrians may access the site
from existing sidewalks along Regional Street and Dublin Boulevard, with
enhancements to improve the existing crosswalk visibility at the Dublin Boulevard
and the shopping center entrance; 3) pedestrians will be able to access the site
from the new sidewalk on St. Patrick Way, with enhanced connectivity provided
from a striped path-of-travel linking the outdoor seating area to the new right -of-
way; 3) all infrastructure including, pathways, sidewalks, and lighting have been
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 4 of 37
reviewed for conformance with City policies, regulations and best practices; and 3)
the Project has been reviewed by the Public Works Department and Fire
Department and adequate access and circulation has been provided on-site.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does
hereby approve the Site Development Review Permit for H Mart subject to the conditions
included below, and other plans, and text relating to this Site Development Review Permit.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use, and shall be subject to Planning
Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of
approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks &
Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda
County Department of Environmental Health, [Z7] Zone 7 .
CONDITION TEXT RESPON.
AGENCY
WHEN
REQUIRED
Prior to:
PLANNING – GENERAL
1. Approval. This Site Development Review (SDR)
Permit is for the H Mart Project (PLPA-2022-00033).
This approval shall be as generally depicted and
indicated on the Project Plans prepared by Little
Diversified Architectural Consulting, dated
September 16, 2022, attached as Exhibit A and
other plans, text, and diagrams relating to this
project, and as specified as the following Conditions
of Approval for this project.
PL On-going
2. Effective Date. This SDR Permit approval
becomes effective 10 days after action by the
Planning Commission, unless otherwise appealed
to the City Council.
PL On-going
3. Permit Expiration. Construction or use shall
commence within one (1) year of Permit approval or
the SDR Permit shall lapse and become null and
void. If there is a dispute as to whether the SDR
Permit has expired, the City may hold a noticed
public hearing to determine the matter. Such a
determination may be processed concurrently with
revocation proceedings in appropriate
circumstances. If the SDR Permit expires, a new
PL One Year
After
Effective
Date
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 5 of 37
application must be made and processed according
to the requirements of the Zoning Ordinance.
4. Time Extension. The Director of Community
Development may, upon the Applicant’s written
request for an extension of approval prior to
expiration, and upon the determination that any
Conditions of Approval remain adequate to assure
that applicable findings of approval will continue to
be met, grant a time extension of approval for a
period not to exceed 12 months. The Director of
Community Development may grant a maximum of
two extensions of approval, and additiona l
extensions may be granted by the original decision
maker.
PL Prior to
Expiration
Date
5. Compliance. The Applicant/Property Owner shall
operate this use in compliance with the Conditions
of Approval of this SDR Permit, the approved plans
and the regulations established in the Zoning
Ordinance, City of Dublin Title 7 Public Works
Ordinance, which includes the Grading Ordinance,
the City of Dublin Public Works Standards and
Policies, the most current requirements of the State
Code Title 24 and the Americans with Disabilities
Act with regard to accessibility, and all building and
fire codes and ordinances in effect at the time of
building permit. Any violation of the terms or
conditions specified may be subject to enforcement
action. Any violation of the terms or conditions
specified may be subject to enforcement action.
PL On-going
6. Modifications. Modifications or changes to this
SDR Permit approval may be considered by the
Community Development Director if the
modifications or changes proposed comply with
Dublin Municipal Code (DMC) Section 8.104.100.
PL On-going
7. Revocation of Permit. The SDR Permit approval
shall be revocable for cause in accordance with
DMC Section 8.96.020.I. Any violation of the terms
or conditions of this permit shall be subject to
citation.
PL On-going
8. Requirements and Standard Conditions. The
Applicant/Developer shall comply with applicable
City of Dublin Fire Prevention Bureau, Dublin Public
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Various Building
Permit
Issuance
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 6 of 37
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions.
Prior to issuance of building permits or the
installation of any improvements related to this
project, the Applicant/Developer shall supply written
statements from each such agency or department
to the Planning Department, indicating that all
applicable conditions required have been or will be
met.
9. Required Permits. The Applicant/Developer shall
obtain all permits required by other agencies
including, but not limited to Alameda County Flood
Control and Water Conservation District Zone 7,
California Department of Fish and Wildlife, Army
Corps of Engineers, Regional W ater Quality Control
Board, Caltrans and provide copies of the permits
to the Public Works Department.
PW Building
Permit
Issuance and
Grading
Permit
Issuance
10. Fees. The Applicant/Developer shall pay all
applicable fees in effect at the time of building
permit issuance, including, but not limited to,
Planning fees, Building fees, Traffic Impact Fees,
TVTC fees, Dublin San Ramon Services District
fees, Public Facilities fees, Dublin Unified School
District School Impact fees, Fire Facilities Impact
fees, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees; or any other fee that may be
adopted and applicable.
Various Building
Permit
Issuance
11. Indemnification. The Applicant/Developer shall
defend, indemnify, and hold harmless the City of
Dublin and its agents, officers, and employees from
any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any
other department, committee, or agency of the City
to the extent such actions are brought within the
time period required by Government Code Section
66499.37 or other applicable law; provided,
however, that the Applicant’s/Developer's duty to so
defend, indemnify, and hold harmless shall be
subject to the City's promptly notifying the
Applicant/Developer of any said claim, action, or
ADM On-going
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 7 of 37
proceeding and the City's full cooperation in the
defense of such actions or proceedings.
12. Clarification of Conditions. In the event that there
needs to be clarification to the Conditions of
Approval, the Director of Community Development
and the City Engineer have the authority to clarify
the intent of these Conditions of Approval to the
Applicant/Developer without going to a public
hearing. The Director of Community Development
and the City Engineer also have the authority to
make minor modifications to these conditions
without going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements
or mitigations resulting from impacts to this project.
PL, PW On-going
13. Clean-up. The Applicant/Developer shall be
responsible for clean-up and disposal of project
related trash to maintain a safe, clean and litter-free
site.
PL On-going
14. Controlling Activities. The Applicant/Property
Owner shall control all activities on the project site
so as not to create a nuisance to the existing or
surrounding businesses and residences.
PL On-going
15. Construction Trailer. The Applicant/Developer
shall obtain a Temporary Use Permit prior to the
establishment of any construction trailer, storage
shed, or container units on the Project site.
PL Establishme
nt of the
Temporary
Use
16. Equipment Screening. All electrical equipment,
fire risers, and/or mechanical equipment shall be
screened from public view by landscaping and/or
architectural features and that electrical
transformers are either underground or
architecturally screened.
Any roof-mounted equipment shall be completely
screened from adjacent street view by materials
architecturally compatible with the building and to
the satisfaction of the Community Development
Director. The Building Permit plans shall show the
location of all equipment and screening for review
and approval by the Community Development
Director.
PL Building
Permit
Issuance
PLANNING – PROJECT SPECIFIC CONDITIONS
17. Final Landscape and Irrigation Plan. Plans shall
comply with DMC Chapter 8.72 and be generally
consistent with the project plans attached to this
Resolution as Exhibit A Final Landscape and
PL Building
Permit
Issuance
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 8 of 37
Irrigation Plan prepared and stamped by a State
licensed landscape architect or registered engineer
shall be submitted for review and approval by the
Community Development Director.
18. Water Efficient Landscaping Regulations. The
Applicant/Developer shall meet all requirements of
the City of Dublin's Water-Efficient Landscaping
Regulations contained in DMC Chapter 8.88 and
submit written documentation to the Public Works
Department (in the form of a Landscape
Documentation Package and other required
documents) that the development conforms to the
City’s Water Efficient Landscaping Ordinance.
PL Building
Permit
Issuance
19. Landscape Edges. Concrete curbs or bands shall
be used at the edges of all planters and paving
surfaces, unless otherwise defined differently. The
design width and depth of the concrete edge shall
be to the satisfaction of the Community
Development Director and City Engineer.
PL Building
Permit
Issuance
20. Maintenance of Landscape. All landscape areas
on the site shall be enhanced and properly
maintained at all times. Any proposed or modified
landscaping to the site, including the removal or
replacement of trees, shall require prior review and
written approval from the Community Development
Director.
PL On-going
21. Project Signage. Signage is not part of this
approval and the applicant shall work with the City
to design project signage that is consistent with
Master Sign Program for the shopping center. Prior
to occupancy, a building permit for signage shall be
applied for with the Building and Safety Division.
PL Prior to
Occupancy
BUILDING AND SAFETY
22. Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
B Through
Completion
23. Racking and other furniture items. Racks,
refrigerators, freezers, cooler cases and other non-
moveable items require building permits. If the
scoping of the drawings includes the above items,
sufficient information shall be included in the
drawings for permitting and inspection. Otherwise
separate building permits will be required.
B Through
Completion
24. Construction Drawings. Construction plans shall
be fully dimensioned (including building elevations)
accurately drawn (depicting all existing and
B Issuance of
Building
Permits
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 9 of 37
proposed conditions on site), and prepared and
signed by a California licensed Architect or
Engineer. All structural calculations shall be
prepared and signed by a California licensed
Architect or Engineer. The site plan, landscape plan
and details shall be consistent with each other.
25. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic
drawings for plan check. An annotated copy of the
Conditions of Approval shall be included with the
submittal. The notations shall clearly indicate how
all Conditions of Approval will or have been
complied with. Construction plans will not be
accepted without the annotated resolutions
attached to each set of plans. Applicant/Developer
will be responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance
of building permits.
B Issuance of
Building
Permits
26. As -Built Drawings. All revisions made to the
building plans during the project shall be
incorporated into an “As Built” electronic file and
submitted prior to the issuance of the final
occupancy.
B Occupancy
27.
Addressing
a) Address signage shall be provided as per the
Dublin Commercial Security Code.
b) Address will be required on all doors leading
to the exterior of the building. Addresses
shall be illuminated and be able to be seen
from the street, 4 inches in height minimum.
Applicant shall file for a change of address for the
warehouse currently addressed as 6600 Golden
Gate Drive
B
Prior to
Permitting
Prior to
Occupancy
Prior to
Permitting
28. Engineer Observation. The Engineer of record
shall be retained to provide observation services for
all components of the lateral and vertical design of
the building, including nailing, hold-downs, straps,
shear, roof diaphragm and structural frame of
building. A written report shall be submitted to the
City Inspector prior to scheduling the final frame
inspection.
B Prior to
Scheduling
the Final
Frame
Inspection
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 10 of 37
29. 60-Foot No Build Covenant. Pursuant to Dublin
Municipal Code Section 7.32.130, the owner shall
file with the Building Official a modification to the
Covenant and Agreement Regarding Maintenance
of Yards for an Oversized Building binding such
owner, his heirs, and assignees, to set aside a 60 -
foot required yard as unobstructed space having no
improvements. (Outdoor seating area is allowed in
the no build area, provided all material used in this
area is non-combustible.) After execution by the
owner and Building Official, such covenant shall be
recorded in the Alameda County Recorder’s Office,
and shall continue in effect so long as an oversized
building remains or unless otherwise released by
authority of the Chief Building Official.
B Prior to
Permitting
30. 60-Foot No Build Covenant – Existing. Existing
(latest version) and Proposed location of the No
Build Covenant areas shall be shown on the plans.
B Prior to
Permitting
31. Trash Enclosure. The location of the trash
enclosure in within an existing 60-foot No Build
Easement. Easement shall be modified to permit
the enclosure.
B Prior to
Permitting
32. Foundation. Geotechnical Engineer for the soils
report shall review and approve the foundation
design. A letter shall be submitted to the Building
Division on the approval.
B Prior to
Permit
Issuance
33. Air Conditioning Units. Air conditioning units and
ventilation ducts shall be screened from public view
with materials compatible to the main building.
B Occupancy
of Building
34. Plumbing Fixture Count. The plumbing fixture
count (e.g., water closets, lavatories, urinals,
drinking fountains) shall meet the minimum
requirements for the use as regulated by the CA
Plumbing Code.
B Prior to
Permitting
35. Solar Zone – CA Energy Code. Show the location
of the Solar Zone on the site plan. Detail the
orientation of the Solar Zone. This condition of
approval will be waived if the project meets the
exceptions provided in the CA Energy Code.
B Through
Completion
36. Accessible Parking. The required number of
parking stalls, the design and location of the
accessible parking stalls shall be as required by the
CA Building Code, Chapter 11-B.
B Through
Completion
37. Green Parking. The design and number of clean
air/ EV ready stalls shall be as required by the CA
Green Building Standards Code.
B Through
Completion
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 11 of 37
38. Retaining Walls. All retaining walls over 30 inches
in height and adjacent to a walkway shall be
provided with guardrails. Retaining walls with a
surcharge and retaining walls over 36 inches in
height shall obtain permits and inspections from the
Building & Safety Division.
B Through
Completion
39. Accessory Structures. Building permits are
required for all trash enclosures and associated
amenities / structures and are required to meet the
accessibility and building codes.
B Through
Completion
40. Temporary Fencing. Temporary construction
fencing shall be installed along perimeter of all
exterior work under construction and exterior
storage of construction material.
B Through
Completion
41. Copies of Approved Plans. Applicant shall
provide City with one reduced (1/2 size) copy of the
City of Dublin stamped approved plan.
B 30 Days
After Permit
and Each
Revision
Issuance
FIRE PREVENTION
42. No fire service lines shall pass beneath buildings. F Approval of
Improvement
Plans
43. Fire Apparatus Access Road
Fire department access requirements are to be met.
All fire apparatus access road shall be with an
approved all-weathered surface and capable of
supporting imposed load of 75,000 lbs.
F Approval of
Improvement
Plans
44. Fire Hydrants
All existing and proposed fire hydrants shall comply
with the requirements in CFC 507.5.
F Approval of
Improvement
Plans
45. New Fire Sprinkler System & Monitoring
Requirements
In accordance with The Dublin Fire Code, fire
sprinklers shall be installed in the building. The
system shall be in accordance with the NFPA 13,
the CA Fire Code and CA Building Code. Plans and
specifications showing detailed mechanical design,
cut sheets, listing sheets and hydraulic calculations
shall be submitted to the Fire Department for
approval and permit prior to installation. This may
be a deferred submittal.
a) Sprinkler Plans. (Deferred Submittal
Item). Submit detailed mechanical
drawings of all sprinkler modifications,
including cut sheets, listing sheets and
F Occupancy
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 12 of 37
calculations to the Fire Department for
approval and permit prior to installation.
b) All sprinkler system components shall
remain in compliance with the applicable
N.F.P.A. 13 Standard, the CA Fire Code
and the CA Building Code.
c) Underground Plans. (Deferred
Submittal Item). Submit detailed shop
drawings for the fire water supply system,
including cut sheets, listing sheets and
calculations to the Fire Department for
approval and permit prior to installation.
All underground and fire water supply
system components shall be in
compliance with the applicable N.F.P.A.
13, 24, 20, 22 Standards, the CA Fire
Code and the CA Building Code. The
system shall be hydrostatically tested and
inspected prior to being covered. Prior to
the system being connected to any fire
protection system, a system flush shall be
witnessed by the Fire Department.
d) Central Station Monitoring. Automatic
fire extinguishing systems installed within
buildings shall have all control valves and
flow devices electrically supervised and
maintained by an approved central alarm
station. Zoning and annunciation of
central station alarm signals shall be
submitted to the Fire Department for
approval.
Fire Protection Equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.
46. Fire Access During Construction.
a) Fire Access. Access roads, turnaround,
pullouts, and fire operation areas are fire
lanes and shall be maintained clear and free
of obstructions, including the parking of
vehicles.
b) Entrances. Entrances to job sites shall not
be blocked, including after hours, other than
by approved gates/barriers that provide for
emergency access.
c) Site Utilities. Site utilities that would require
the access road to be dug up or made
F During
Construction
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 13 of 37
impassible shall be installed prior to
construction commencing.
d) Entrance flare, angle of departure, width,
turning radii, grades, turnaround, vertical
clearances, road surface, bridges/crossings,
gates/key-switch, within a 150-foot distance
to Fire Lane shall be maintained.
e) Personnel Access. Route width, slope,
surface, and obstructions must be
considered for the approved route to
furthermost portion of the exterior wall.
All-weather access. Fire access is required to be
all-weather access. Show on the plans the location
of the all-weather access and a description of the
construction. Access roads must be designed to
support the imposed loads of fire apparatus.
47. Fire Alarm System Required
A Fire Alarm System in conformance with the Dublin
Fire Code is required shall be installed throughout
the building so as to provide full property protection,
including combustible concealed spaces, as
required by NFPA 72. The system shall be installed
in accordance with NFPA 72, CA Fire, Building,
Electrical, and Mechanical Codes.
If the system is intended to serve as an evacuation
system, compliance with the horn/strobe
requirements for the entire building must also be
met. All automatic fire extinguishing systems shall
be interconnected to the fire alarm system so as to
activate an alarm if activated and to monitor control
valves. Delayed egress locks shall meet
requirements of C.F.C.
a) Fire Alarm Plans. (Deferred Submittal
Item). Submit detailed drawings of the fire
alarm system, including floor plan showing
all rooms, device locations, ceiling height
and construction, cut sheets, listing sheets
and battery and voltage drop calculations to
the Fire Department for review and permit
prior to the installation. Where employee
work areas have audible alarm coverage,
circuits shall be initially designed with a
minimum 20 percent spare capacity for
F Occupancy
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 14 of 37
adding appliances to accommodate hearing
impaired employees.
b) Central Station Monitored Account.
Automatic fire alarm systems shall be
monitored by an approved central alarm
station. Zoning and annunciation of central
station alarm signals shall be approved by
the Fire Department.
c) Qualified Personnel. The system shall be
installed, inspected, tested, and maintained
in accordance with the provisions of NFPA
72. Only qualified and experienced persons
shall perform this work. Examples of
qualified individuals are those who have
been factory trained and certified or are
NICET Fire Alarm Certified.
Inspection & Testing Documentation.
Performance testing of all initiating & notification
devices in the presence of the Fire Inspector shall
occur prior to final of the system. Upon this
inspection, proof that the specific account is UL
Certificated must be provided to the Fire Inspector.
48. Fire Extinguishers.
Extinguishers shall be visible and unobstructed.
Signage shall be provided to indicate fire
extinguisher locations. The number and location of
extinguishers shall be shown on the plans.
Additional fire extinguishers maybe required by the
fire inspector.
Fire extinguisher shall meet a minimum
classification of 2A 10BC. Extinguishers weighing
40 pounds or less shall be mounted no higher than
five feet above the floor measured to the top of the
extinguisher. Extinguishers shall be inspected
monthly and serviced by a licensed concern
annually.
F Occupancy
49. FD Building Key Box. Building Access. A Fire
Department Key Box shall be installed at the main
entrance to the Building. Note these locations on the
plans. The key box should be installed
approximately 5 1/2 feet above grade. The box shall
be sized to hold the master key to the facility as well
as keys for rooms not accessible by the master key.
Specialty keys, such as the fire alarm control box
F Occupancy
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 15 of 37
key and elevator control keys shall also be installed
in the box.
The key box door and necessary keys are to be
provided to the fire inspector upon the final
inspection. The inspector will then lock the keys into
the box.
50. Means of Egress.
Exit signs shall be visible and illuminated with
emergency lighting when building is occupied.
F Occupancy
51. Maximum Occupant Load. Posting of room
capacity is required for any occupant load of 50 or
more persons. Submittal of a seating plan on 8.5” x
11” paper is required prior to final occupancy.
F Occupancy
52. Interior Finish. Wall and ceiling interior finish
material shall meet the requirements of Chapter 8
of the California Fire Code. Interior finishes will be
field verified upon final inspection. If the product is
not field marked and the marking visible for
inspection, maintain the products cut-sheets and
packaging that show proof of the products
flammability and flame-spread ratings. Decorative
materials shall be fire retardant.
F Occupancy
53. General Inspection. Upon inspection of the work
for which this submittal was provided, a general
inspection of the business and site will be
conducted.
F Occupancy
54. Addressing. Addressing shall be illuminated or in
an illuminated area. The address characters shall
be contrasting to their background. If address is
placed on glass, the numbers shall be on the
exterior of the glass and a contrasting background
placed behind the numbers.
Building Address. The building shall be provided
with all addresses or the assigned address range so
as to be clearly visible from either direction of travel
on the street the address references. The address
characters shall not be less than five inches in
height by one-inch stroke. Larger sizes may be
necessary depending on the setbacks and visibility.
Multi-Tenants. Where a building has multiple
tenants, address shall also be provided near the
main entrance door of each tenant space. The
address shall be high enough on the building to be
clearly visible from the driveway, street, or parking
F Occupancy
of any
building
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 16 of 37
area it faces even when vehicles are parked in front
of the tenant space. The address shall not be less
than five inches in height with a ½-inch stroke.
55. Main Entrance Hardware Exception.
It is recommended that all doors be provided with
exit hardware that allows exiting from the egress
side even when the door is in the locked condition.
However, an exception for A-3, B, F, M, S
occupancies and all churches does allow key-
locking hardware (no thumb-turns) on the main exit
when the main exit consists of a single door or pair
of doors. When unlocked the single door or both
leaves of a pair of doors must be free to swing
without operation of any latching device. A readily
visible, durable sign on or just above the door
stating “This door to remain unlocked whenever
the building is occupied” shall be provided. The
sign shall be in letters not less than 1 inch high on a
contrasting background. This use of this exception
may be revoked for cause.
F Occupancy
56. Automatic Shutoffs for Ducts
Air moving systems supplying air in excess of 2,000
cubic feet per minute to enclosed spaces within
buildings shall be equipped with an automatic
shutoff. Automatic shutoff shall be accomplished by
interrupting the power source of the air moving
equipment upon detection of smoke in the main
supply air duct served by such equipment. Smoke
detectors shall be labeled by an approved agency
approved and listed by California State Fire Marshal
for air duct installation and shall be installed in
accordance with the manufacturer’s approved
installation instructions.
Duct detectors shall be accessible for cleaning by
providing access doors.
Duct detector location shall be permanently and
clearly identified.
F Occupancy
57. Hood & Duct Fire Extinguishing System & K Fire
Extinguisher.
In accordance with the Fire Code, a ventilating hood
and duct system shall be provided in accordance
with the Mechanical Code for commercial-type food
heat-processing equipment that produces grease -
laden vapors. An automatic fire extinguishing
F Occupancy
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 17 of 37
system shall protect the hood and duct system and
the cooking appliances below. Plans and
specifications showing detailed mechanical design
of fire protection system shall be submitted to the
Fire Department for review and permit.
a) Installation and maintenance of such
systems shall comply with the Fire Code
manufacture’s instructions, and the
applicable NFPA. Standard.
b) A fire extinguisher with a minimum “K”
rating is required to be located within 30’
of equipment or next to the manual pull-
station for the extinguishing system. The
location of such shall be approved and in
the direction of egress. (NOTE – more
than four fryers requires additional “K”
rated extinguisher
c) Automatic fire extinguishing systems
shall be interconnected to fuel or current
supply for the cooking operation and
arranged to shut off all equipment under
the hood when the system is activated.
d) In buildings protected by a fire alarm or
monitoring system, the activation of the
fire system shall activate an alarm. The
central station monitoring service shall be
either certificated or placarded as defined
in N.F.P.A. 72.
e) Unless a steel or tempered glass baffle
plate at least 8-inches high is provided
between appliances, deep fat fryers shall
be installed at least 16-inces from the
surface flames of adjacent equipment.
Permanent and durable markings shall be provided
on adjacent walls and/or floors to clearly indicate the
proper position of cooking equipment protected by
automatic fire extinguishing systems. The
misalignment of cooking equipment can cause the
system nozzles to miss the cooking surface.
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 18 of 37
58. Quantities exceeding the maximum allowable
quantity per control area
Hazardous Materials
Provide an inventory statement (HMIS) for any / all
hazardous materials for approval of process /
storage / handling requirements. Project shall meet
the requirements of the Alameda County
Department of Environmental Health as Certified
Unified Program Agency (CUPA). Provide to CUPA
the Material Safety Data Sheets, Hazardous
Materials Business Plan and all required
documentation for permitting process. Contact
Alameda County Health services at (510) 567-6780
Hazardous Materials Management Plan
Provide facility site plan showing storage and use
areas, maximum amount of material stored or used
in each area, container sizes, storage arrangement
including the location and dimensions of aisles.
Hazardous Materials Inventory Statement
Provide permit application with Chemical name,
trade names, hazardous ingredients, hazard
classification, MSDS, U.N. and C.A.S. number,
maximum quantity on-site at one time, storage
conditions related to the storage type, temperature
and pressure.
The storage, use and handling of hazardous
materials in quantities not exceeding the maximum
allowable quantity per control shall be in
accordance with CFC.
F Building
Permit
Issuance
59. Fire Safety During Construction and Demolition
A. Clearance to combustibles from temporary
heating devices shall be maintained. Devices
shall be fixed in place and protected from
damage, dislodgement, or overturning in
accordance with the manufacturer’s
instructions.
B. Smoking shall be prohibited except in
approved areas. Signs shall be posted “NO
SMOKING” in a conspicuous location in each
structure or location in which smoking is
prohibited.
F Ongoing
during
construction
and
demolition
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 19 of 37
C. Combustible debris, rubbish and waste
material shall be removed from buildings at
the end of each shift of work.
Flammable and combustible liquid storage areas
shall be maintained clear of combustible vegetation
and waste materials.
PUBLIC WORKS – GENERAL CONDITIONS
60. Conditions of Approval. Applicant/Developer
shall comply with the City of Dublin Public Works
Standard Conditions of Approval contained below
(“Standard Condition”) unless specifically modified
by Project Specific Conditions of Approval below.
PW On-going
61. Compliance. Applicant/Developer shall comply
with the City of Dublin Zoning Ordinances, City of
Dublin Title 7 Public Works Ordinance, which
includes the Grading Ordinance, the City of Dublin
Public Works Standards and Policies, the most
current requirements of the State Code Title 24 and
the Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit.
All public improvements constructed by
Applicant/Developer and to be dedicated to the City
are hereby identified as “public works” under Labor
Code section 1771. Accordingly,
Applicant/Developer, in constructing such
improvements, shall comply with the Prevailing
Wage Law (Labor Code. Sects. 1720 and
following).
PW On-going
62. Clarifications and Changes to the Conditions. In
the event that there needs to be clarification to these
Conditions of Approval, the City Engineer has the
authority to clarify the intent of these Conditions of
Approval to the Applicant/Developer without going
to a public hearing. The City Engineer also has the
authority to make minor modifications to these
conditions without going to a public hearing in order
for the Applicant/Developer to fulfill needed
improvements or mitigations resulting from impacts
of this project.
PW On-going
63. Hold Harmless/Indemnification. The
Applicant/Developer shall defend, indemnify, and
hold harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or
proceeding against the City of Dublin or its advisory
agency, appeal board, Planning Commission, City
PW On-going
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 20 of 37
Council, Community Development Director, Zoning
Administrator, or any other department, committee,
or agency of the City to the extent such actions are
brought within the time period required by
Government Code Section 66499.37 or other
applicable law: provided, however, that the
Applicant/Developer’s duty to so defend, indemnify,
and hold harmless shall be submitted to the City
promptly notifying or proceeding and the City’s full
cooperation in the defense of such actions or
proceedings.
64. Fees. The Applicant/Developer shall pay all
applicable fees in effect at the time of building
permit issuance, including, but not limited to:
Planning fees; Building fees; Dublin San Ramon
Services District fees; Public Facilities fees;
Transportation Impact Fees; City of Dublin Fire
fees; Noise Mitigation fees; Inclusionary House In-
Lieu fees; Alameda County Flood Control and
Water Conservation District fees.
Various
Depts
Grading
Permit or
Building
Permit
Issuance
65. Zone 7 Impervious Surface Fees. The
Applicant/Developer shall complete a “Zone 7
Impervious Surface Fee Application” and submit an
accompanying exhibit for review by the Public
Works Department. Fees generated by this
application will be due at issuance of Building
Permit.
PW
Grading
Permit or
Building
Permit
Issuance
66. The Applicant shall work with Staff to provide an
Axis Pan Tilt Zoom (PTZ) CCTV camera or
equivalent, if feasible, or suitable alternative as
determined by the Public Works Director to monitor
traffic at the intersection of Dublin Boulevard and
Regional Street.
PW
Building
Permit
Issuance
PUBLIC WORKS – AGREEMENTS
67. Stormwater Management Maintenance
Agreement. Property Owner shall enter into an
Agreement with the City of Dublin that guarantees
the property owner’s perpetual maintenance
obligation for all stormwater management
measures installed as part of the project, including
those on-site and within the public Rights of Way. In
addition to stormwater management measures,
drainage v-ditches, mitigation areas, and existing
wetlands shall be included for reference, as
applicable. Said Agreement is required pursuant to
Provision C.3 of the Municipal Regional Stormwater
PW
Approval of
Sitework
Permit
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 21 of 37
NPDES Permit, Order No. R2-2022-0018 Said
permit requires the City to provide verification and
assurance that all treatment devices will be properly
operated and maintained. The Agreement shall be
recorded against the property and shall run with the
land.
PUBLIC WORKS – PERMITS AND BONDS
68. Encroachment Permit. Applicant/Developer shall
obtain an Encroachment Permit from the Public
Works Department for all construction activity within
the public right-of-way. At the discretion of the City
Engineer an encroachment permit for work
specifically included in an Improvement Agreement
may not be required.
PW Permit
Issuance
69. Grading Permit. Applicant/Developer shall obtain
a Grading Permit from the Public Works Department
for all grading.
PW Permit
Issuance
70. Security. Applicant/Developer shall provide faithful
performance security to guarantee the
improvements, as well as payment security, as
determined by the City Engineer. The performance
security shall remain in effect until one year after
final inspection.
PW Permit
Issuance
71. Permits from Other Agencies.
Applicant/Developer shall obtain all permits and/or
approvals required by other agencies including, but
not limited to:
Army Corps of Engineers
US Fish and Wildlife
Regional Water Quality Control Board
Federal Emergency Management Agency
California Department of Fish and Wildlife
California Dept. of Transportation (Caltrans)
Bay Area Rapid Transit (BART)
Livermore-Amador Valley Transit Authority
(LAVTA)
Tri-Valley-San Joaquin Valley Regional Rail
Authority
Dublin San Ramon Services District
(DSRSD)
Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Permit
Issuance
PUBLIC WORKS - SUBMITTALS
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 22 of 37
72. Improvement Plan Submittal Requirements. All
submittals of plans shall comply with the
requirements of the “City of Dublin Public Works
Department Improvement Plan Submittal
Requirements”, the “City of Dublin Improvement
Plan Review Check List,” and current Public Works
and industry standards. A complete submittal of
improvement plans shall include all civil
improvements, joint trench, street lighting and on -
site safety lighting, landscape plans, and all
associated documents as required.
Applicant/Developer shall not piecemeal the
submittal by submitting various components
separately.
PW
Grading
Permit
Issuance
73. Improvement Plan Requirements from Other
Agencies. Applicant/Developer will be responsible
for submittals and reviews to obtain the approvals
of all participating non-City agencies, including but
not limited to: the Alameda County Fire Department
and the Dublin San Ramon Services District.
PW
Grading
Permit
Issuance
74. Composite Exhibit. Construction plan set shall
include a Composite Exhibit showing all site
improvements, utilities, landscaping improvements
and trees, etc. to be constructed to ensure that there
are no conflicts among the proposed and existing
improvements.
PW
Grading
Permit
Issuance
75. Geotechnical Report. Applicant/Developer shall
submit a Design Level Geotechnical Report, which
includes street pavement sections, grading and
additional information and/or clarifications as
determined by the City Engineer.
PW
Grading
Permit
Issuance
76. Ownership and Maintenance of Improvements.
Applicant/Developer shall submit an Ownership and
Maintenance Exhibit for review and approval by
Planning Division and Public Works Department.
Terms of maintenance are subject to review and
approval by the City Engineer.
PL, PW
Grading
Permit
Issuance
77. Building Pads, Slopes and Walls.
Applicant/Developer shall provide the Public Works
Department with a letter from a registered civil
engineer or surveyor stating that the building pads
have been graded to within 0.1 feet of the grades
shown on the approved Grading Plans, and that the
top & toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
PW
Acceptance
of
Improvement
s
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 23 of 37
78. Approved Plan Files. Applicant/Developer shall
provide the Public Works Department a PDF format
file of approved site plans, including grading,
improvement, landscaping & irrigation, joint trench
and lighting.
PW
Grading
Permit
Issuance
79. Master Files. Applicant/Developer shall provide
the Public Works Department a digital vectorized file
of the “master” files for the project, in a format
acceptable to the City Engineer. Digital raster
copies are not acceptable. The digital vectorized
files shall be in AutoCAD 14 or higher drawing
format. All objects and entities in layers shall be
colored by layer and named in English. All
submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
PW
Acceptance
of
Improvement
s
80. Environmental Services Files.
Applicant/Developer shall provide to the Public
Works Department GIS shape files, provided in a
format acceptable to the City, all MRP Provision C.3
stormwater features, trash capture devices,
mitigation measures, wetlands, v-ditches and public
waste containers.
PW/ESD
Acceptance
of
Improvement
s
81. SB 1383 Compliance Reporting. To comply with
SB 1383, applicant shall provide to the Public Works
Department records indicating where SB 1383
compliant mulch or compost was applied in the
project, the source and type of product, quantity of
each product, and invoices demonstrating
procurement.
PW/ESD
Acceptance
of
Improvement
s / Certificate
of
Occupancy
PUBLIC WORKS – EASEMENTS AND ACCESS RIGHTS
82. Dedications. The Applicant shall be responsible
for dedication of all rights-of-way and easements
required by these conditions or determined
necessary by the City Engineer.
PW
Building
Permit
Issuance
83. Emergency Vehicle Access Easements. The
Applicant/Developer shall dedicate Emergency
Vehicle Access Easements (EVAE) over the clear
pavement width of all drive aisles as required by the
Alameda County Fire Department and City
Engineer.
PW
Building
Permit
Issuance
84. Abandonment of Easements.
Applicant/Developer shall obtain abandonment
from all applicable public agencies of existing
easements and rights-of-way within the project site
that will no longer be used. Prior to completion of
PW
Building
Permit
Issuance
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 24 of 37
abandonment, the improvement plans may be
approved if the Applicant/Developer can
demonstrate to the satisfaction of the City Engineer
that the abandonment process has been initiated.
85. Acquisition of Easements. Applicant/Developer
shall be responsible for obtaining all onsite and
offsite easements, and/or obtain rights-of-entry from
the adjacent property owners for any improvements
not located on their property. The
Applicant/Developer shall prepare all required
documentation for dedication of all easements on-
site and off-site. The easements and/or rights-of-
entry shall be in writing and copies furnished to the
Public Works Department.
PW
Building
Permit
Issuance
86. Approval by Others. The Applicant/Developer will
be responsible for submittals and reviews to obtain
the approvals of all applicable non-City agencies.
PW
Building
Permit
Issuance
PUBLIC WORKS - GRADING
87. Grading Plan. The Grading Plan shall be in
conformance with the recommendation of the
Geotechnical Report, the approved Site
Development Review, and the City design
standards & ordinances. In case of conflict between
the soil engineer’s recommendation and the City
ordinances, the City Engineer shall determine which
shall apply.
PW
Grading
Permit
Issuance
88. Geotechnical Engineer Review and Approval.
The Project Geotechnical Engineer shall be
retained to review all final grading plans and
specifications. The Project Geotechnical Engineer
shall approve all grading plans prior to
City approval.
PW
Grading
Permit
Issuance/
Sitework
Permit
89. Grading Off-Haul. The disposal site and haul truck
route for any off -haul dirt materials shall be subject
to the review and approval by the City Engineer
prior to the issuance of a Grading Permit. If the
Applicant/Developer does not own the parcel on
which the proposed disposal site is located, the
Applicant/Developer shall provide the City with a
Letter of Consent signed by the current owner,
approving the placement of off-haul material on
their parcel. A Grading Plan may be required for the
placement of the off-haul material.
A Transportation Permit or Encroachment Permit
may be required for the haul route, as determined
PW
Grading
Permit
Issuance/
Sitework
Permit
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 25 of 37
by the City Engineer, which shall include a pre- and
post-hauling survey of the pavement condition.
Applicant/Developer shall be responsible for
repairing damaged pavement due to hauling
operations, as determined by the City Engineer.
90. Erosion Control Plan. A detailed Erosion and
Sediment Control Plan shall be included with the
Grading Plan submittal. The plan shall include
detailed design, location, and maintenance criteria
of all erosion and sedimentation control measures.
The plan shall also address site housekeeping best
management practices.
PW
Grading
Permit
Issuance
91. Demolition Plan. The Applicant/Developer’s Civil
Engineer shall prepare a demolition plan for the
project, which shall be submitted concurrent with
the improvement plan package. The demolition
plan shall address the following:
Pavement demolition, including streetlights
and landscaped median islands.
Landscaping and irrigation
Fencing to be removed and fencing to remain
Any items to be saved in place and or protected,
such as trees, water meters, sewer cleanouts,
drainage inlets or backflow prevention devices.
PW
Grading
Permit
Issuance
PUBLIC WORKS – STORM DRAINAGE & OTHER UTILITIES
92. On-site Storm Drain System. Storm drainage for
the 10-year storm event shall be collected on -site
and conveyed through storm drains to the public
storm drain system. Show the size and location of
existing and proposed storm drains and catch
basins on the site plan. Show the size and location
of public storm drain lines and the points of
connection for the on-site storm drain system.
PW
Grading
Permit
Issuance
93. Overland Release. Grading and drainage shall be
designed so that surplus drainage (above and
beyond that of the 10-year storm event) not
collected in site catch basins, is directed overland
so as not to cause flooding of existing or proposed
buildings.
PW
Grading
Permit
Issuance
94. Storm Drain Inlet Markers. All public and private
storm drain inlets must be marked with storm drain
markers that read: “No dumping, drains to creek,”
and a note shall be shown on the improvement
plans. The markers may be purchased from the
Public Work Department.
PW
Acceptance
of
Improvement
s
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 26 of 37
95. Fire Hydrants. Fire hydrant locations shall be
approved by the Alameda County Fire Department.
A raised reflector blue traffic marker shall be
installed in the street opposite each hydrant, and
shown on the signing & striping plan.
PW
Acceptance
of
Improvement
s
96. Dry Utility Locations. All electric, telephone, cable
TV, and communications utilities, shall be placed
underground in accordance with the City policies
and ordinances. All utilities shall be located and
provided within public utility easements or public
services easements and sized to meet utility
company standards.
PW
Certificate of
Occupancy
or
Acceptance
of
Improvement
s
97. Utility Vaults and Boxes. All utility vaults, boxes,
and structures, unless specifically approved
otherwise by the City Engineer, shall be
underground and placed in landscaped areas and
screened from public view. Landscape drawings
shall be submitted to the City showing the locat ion
of all utility vaults, boxes, and structures and
adjacent landscape features and plantings. The
Joint Trench Plans shall be submitted along with the
grading and/or improvement plans.
PW
Certificate of
Occupancy
or
Acceptance
of
Improvement
s
PUBLIC WORKS- STREET IMPROVEMENTS
98. Public Improvements. The public improvements
shall be constructed generally as shown on the Site
Development Review. However, the approval of the
Site Development Review is not an approval of the
specific design of the drainage, traffic circulation,
parking, stormwater treatment, sidewalks and street
improvements.
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
99. Public Improvement Conformance. All public
improvements shall conform to the City of Dublin
Standard Plans, current practices, and design
requirements and as approved by the City
Engineer.
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
100. Public Street Slopes. Public streets shall be a
minimum 1% slope with minimum gutter flow of
0.7% around bulb outs. PW
Grading
Permit or
Encroachme
nt Permit
Issuance
101. Pavement Structural Sections. Asphalt concrete
pavement sections within the public right-of-way
shall be designed using the Caltrans method for
flexible pavement design (including the asphalt
factor of safety), an assumed R-Value of 5. Final
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 27 of 37
pavement sections shall be based on the actual R-
Value obtained from pavement subgrade.
102. Curb, Gutter & Sidewalk. Applicant/Developer
shall remove and replace damaged, hazardous, or
nonstandard curb, gutter and sidewalk along the
project frontage. Contact the Public Works
Department to mark the existing curb, gutter and
sidewalk that will need to be removed and replaced.
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
103. Curb Ramps. City standard curb ramps are
required at all intersections. All curb ramps shall
include truncated domes, and meet the most current
City and ADA design standards. Show curb ramp
locations on the plans. Please note that all curb
returns on public streets shall have directional or
dual ADA ramps – one for each crosswalk and
oriented to align parallel with the crosswalk.
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
104. Visibility Triangle. All improvements within the
sight visibility triangle at all intersections, including
but not limited to walls and landscaping, shall be a
maximum height of 30” from the roadway surface
elevation at the nearest lane.
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
105. Traffic Signing and Striping. Applicant/Developer
shall install all traffic signage, striping, and
pavement markings as required by the City
Engineer. Signing plans shall show street name
and stop signs and any other regulatory signage
appropriate for the project. Striping plans sh all
show stop bars, lane lines and channelization as
necessary. Striping plans shall distinguish between
existing striping to be removed and new striping to
be installed. All striping shall be thermoplastic.
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
PUBLIC WORKS - CONSTRUCTION
106. Erosion Control Implementation. The Erosion
and Sediment Control Plan shall be implemented
between October 1st and April 30th unless
otherwise allowed in writing by the City Engineer.
The Applicant/Developer will be responsible for
maintaining erosion and sediment control measures
for one year following the City’s acceptance of the
improvements.
PW
Start of
Construction
and On-
going
107. Archaeological Finds. If archaeological materials
are encountered during construction, construction
within 100 ft of these materials shall be halted until
a professional Archaeologist certified by the Society
of California Archaeology (SCA) or the Society of
Professional Archaeology (SOPA) has had an
PW
Start of
Construction
and On-
going
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 28 of 37
opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures.
108. Construction Activities. Construction activities,
including the idling, maintenance, and warming up
of equipment, shall be limited to Monday through
Friday, and non-City holidays, between the hours of
7:30 a.m. and 6:00 p.m. except as otherwise
approved by the City Engineer. Extended hours or
Saturday work will be considered by the City
Engineer on a case-by-case basis. Note that the
construction hours of operation within the public
right-of-way are more restrictive.
PW
Start of
Construction
and On-
going
109. Temporary Fencing. Temporary construction
fencing shall be installed along the construction
work perimeter to separate the construction area
from the public. All construction activities shall be
confined within the fenced area. Construction
materials and/or equipment shall not be
operated/stored outside of the fenced area or within
the public right-of-way unless approved in advance
by the City Engineer.
PW
Start of
Construction
and On-
going
110. Construction Noise Management Plan.
Applicant/Developer shall prepare a construction
noise management plan that identifies measures to
minimize construction noise on surrounding
developed properties. The plan shall include hours
of construction operation, use of mufflers on
construction equipment, speed limit for construction
traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be
provided prior to project construction.
PW
Start of
Construction
Implementati
on, and On-
going as
needed
111. Traffic Control Plan. Closing of any existing
pedestrian pathway and/or sidewalk during
construction shall be implemented through a City-
approved Traffic Control Plan and shall be done
with the goal of minimizing the impact on pedestrian
circulation.
PW
Start of
Construction
and On-
going as
needed
112. Construction Traffic Interface Plan.
Applicant/Developer shall prepare a plan for
construction traffic interface with public traffic on
any existing public street. Construction traffic and
parking may be subject to specific requirements by
the City Engineer.
PW
Start of
Construction;
Implementati
on, and On-
going as
needed
113. Pest Control. Applicant/Developer shall be
responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
PW On-going
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 29 of 37
114. Dust Control Measures. Applicant/Developer
shall be responsible for watering or other dust-
palliative measures to control dust as conditions
warrant or as directed by the City Engineer.
PW
Start of
Construction;
Implementati
on On-going
as needed
115. Dust Control/Street Sweeping. The
Applicant/Developer shall provide adequate dust
control measures at all times during the grading and
hauling operations. All trucks hauling export and
import materials shall be provided with tarp cover at
all times. Spillage of haul materials and mud -
tracking on the haul routes shall be prevented at all
times. The Applicant/Developer shall be
responsible for sweeping of streets within,
surrounding and adjacent to the project, as well as
along the haul route, if it is determined that the
tracking or accumulation of material on the streets
is due to its construction activities.
PW
During
Grading and
Site Work
116. Construction Traffic and Parking. All
construction-related parking shall be off -street in an
area provided by the Applicant/Developer.
Construction traffic and parking shall be provided in
a manner approved by the City Engineer.
PW
Start of
Construction
and On-
going
PUBLIC WORKS – EROSION CONTROL & STORMWATER QUALITY
117. Stormwater Treatment. Consistent with Provision
C.3 of the Municipal Regional Stormwater NPDES
Permit (MRP) Order No. R2-2022-0018, the
Applicant/Developer shall submit documentation
including construction drawings demonstrating all
stormwater treatment measures and
hydromodification requirements as applicable are
met.
PW/ESD
Grading
Permit
Issuance
118. Stormwater Source Control. All applicable
structural and operational stormwater source
controls shall be implemented.
PW/ESD
Grading/Site
work Permit
Issuance
119. Maintenance Access. Applicant shall design and
construct maintenance access to all stormwater
management measures. Maintenance access for
equipment and personnel to overflow risers,
cleanouts and other structures is required. The final
number, location, width, and surfacing of
maintenance access points from public or private
streets is subject to the approval of the City
Engineer.
PW/ESD
Grading
Permit
Issuance
120. Stormwater Management Plan. A final
Stormwater Management Plan shall be submitted PW/ESD Building
Permit
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 30 of 37
for review and approval by the City Engineer.
Approval is subject to the Applicant/Developer
providing the necessary plans, details, and
calculations that demonstrate the plan complies
with the standards issued by the San Francisco Bay
Regional Water Quality Control Board and Alameda
Countywide Clean Water Program. Landscape
Based Stormwater Management Measures shall be
irrigated and meet WELO requirements.
Issuance and
Grading
Permit
Issuance
121. SB 1383 Compliance. To comply with SB 1383
procurement requirements, all mulch and compost
used in stormwater management measures and
general landscape areas shall meet SB 1383
procurement requirements. Specifically, compost
must be produced at a permitted composting facility;
digestate, biosolids, manure and mulch do not
qualify as compost. Eligible mulch must be derived
from organic materials and be produced at a
permitted transfer station, landfill, or composting
facility. Examples of allowed compost include arbor
mulch and composted mulch.
PW/ESD
Building
Permit
Issuance and
Grading
Permit
Issuance
122. Trash Capture. The project must either
demonstrate that on-site stormwater runoff flows to
a regional trash capture device or ensure MRP full
trash capture requirements are met though the
installation of approved full trash capture devices or
by entering into a trash maintenance agreement
with the City. Specific details on the trash capture
devices selected are required on the construction
plan set demonstrating how MRP Provision C.10
(trash capture) requirements are met. A list of
approved full trash capture devices may be found at
the California Stormwater Quality Association
website at the following link:
https://www.casqa.org/resources/trash/certified-
full-capture-system-trash-treatment-control-
devices. Please note that lead time for trash capture
device delivery can be substantial. The
applicant/contractor shall plan accordingly.
PW
Building
Permit
Issuance and
Grading
Permit
Issuance
PUBLIC WORKS – ONSITE IMPROVEMENTS
123. Drive Aisle Width. The parking lot aisles shall be
a minimum of 24 feet wide to allow for adequate
onsite vehicle circulation for cars, trucks, and
emergency vehicles.
PW
Grading
Permit
Issuance
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 31 of 37
124. Vehicle Parking. All on-site vehicle parking spaces
shall conform to the following:
a. All parking spaces shall be double striped
using 4” white lines set 2 feet apart in
accordance with City Standards and DMC
8.76.070.A.17.
b. 12”-wide concrete step-out curbs shall be
constructed at each parking space where
one or both sides abut a landscaped area or
planter.
c. Where wheel stops are shown, individual 6’
long wheel stops shall be provided within
each parking space in accordance with City
Standards.
d. A minimum 2’ radius shall be provided at
curb returns and curb intersections where
applicable.
e. Parking stalls next to walls, fences and
obstructions to vehicle door opening shall be
an additional 4’ in width per DMC
8.76.070.A.16.
Landscaped strips adjacent to parking stalls shall
be unobstructed in order to allow for a minimum 2-
foot vehicular overhang at front of vehicles.
PW
Grading
Permit
Issuance
125. Onsite Signing and Striping Plan. A Traffic
Signing and Striping Plan showing all proposed
signing and striping within on-site parking lots and
drive aisles, shall be submitted for review and
approval by the City Engineer.
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
126. Photometrics. The Applicant/Developer shall
provide a complete photometrics plan for both
onsite and frontage roadways. Include the
complete data on photometrics, including the High,
Average and Minimum values for illuminance and
uniformity ratio.
PW
Grading
Permit or
Encroachme
nt Permit
Issuance
127. Project signs. All proposed project monument
signs shall be placed on private property. Signs
should be located outside of any easement areas
unless specifically approved by the City Engineer.
Any signage allowed to be located in an easement
is subject to removal and replacement at the
expense of the Developer/property owner if
required by the easement holder.
PW
Grading
Permit
Issuance
128. Solid Waste Requirements. The Project must
comply with all requirements in Dublin Municipal PW/ESD
Building
Permit or
Site Work
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 32 of 37
Code Chapter 7.98, including the following
requirements:
Install trash, recycling and organics
collection containers in community
congregation areas (e.g. at the
entrances/exits of the store and other
locations, as appropriate).
Install trash, recycling and organics collection
containers along public and private sidewalks.
Permit
Issuance
129. Cigarette butt collection. Install and appropriately
site cigarette butt collection containers for employee
and public use. PW/ESD
Building
Permit or
Site Work
Permit
Issuance
130. Garbage truck access. The applicant shall provide
plans and details on anticipated garbage truck
access and routes, in addition to example set-out
diagrams for waste carts/bins placement on
garbage day demonstrating adequate space
available for carts/bins. Carts and bins shall not
block street or driveway access. On street parking
must be considered (e.g., if on street parking is
allowed, demonstrate that there is adequate space
for parked cars and three-stream carts).
PW/ESD
Building
Permit or
Site Work
Permit
Issuance
PUBLIC WORKS - SPECIAL CONDITIONS
131. Driveway at Dublin Boulevard. Construction
drawings for improvements of the eastern driveway
along Dublin Boulevard shall be submitted to the
City concurrently with the first submittal of the
building permit plans. Reconstruction of the eastern
driveway shall be completed prior to bu ilding
occupancy. Improvements shall include
construction of accessible ramps at the west and
east sides of the driveway connecting to the existing
sidewalk at Dublin Boulevard, and modification of
the driveway median to extend the median and
provide an accessible path of travel through the
median. The Applicant shall provide security to
guarantee the improvements. Improvements shall
be to the satisfaction of the City Engineer.
PW
Building
Permit Plan
Submittal
and
Certificate of
Occupancy
132. Traffic Analysis. Applicant/Developer shall comply
with the findings of the Traffic Analysis prepared by
Kittleson & Associates including improving the drive
aisle that connects the project parking lot with St
Patrick Way along the east side of the building.
Improvements at a minimum should include
PW
Building
Permit or
Site Work
Permit
Issuance
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 33 of 37
centerline striping, ensuring proper sight distance at
intersections with parking aisles and St Patrick Way,
and pedestrian improvements to provide a safe
pedestrian connection between the project and
adjacent storage building.
133. Landscape Areas. Construction plan set shall
provide grading and drainage in all landscaped
areas. PW
Building
Permit or
Site Work
Permit
Issuance
134. Concrete Step-Out. Construct an additional 6”
step-out at landscaped areas adjacent to driver side
and passenger side of parking stalls. PW
Building
Permit or
Site Work
Permit
Issuance
135. Surface Slopes. Pavement surface slopes in
parking lot shall not exceed 5% in any direction.
PW
Building
Permit or
Site Work
Permit
Issuance
136. Construction/Access on Adjacent Properties.
The Applicant/Developer shall be responsible for
obtaining written authorization for right-of-entry and
construction of improvements on adjacent property
sites. The Developer shall submit a copy of the
written authorization to the City.
PW Prior to
construction
137. Street Restoration. A pavement treatment, such
as slurry seal or grind and overlay, will be required
within the public streets fronting the site as
determined by the Public Works Department. The
type and limits of the pavement treatment shall be
determined by the City Engineer based upon the
number and proximity of trench cuts, extent of
frontage and median improvements, extent of
pavement striping and restriping, excessive wear
and tear/damage due to construction traffic, etc.
PW
Certificate of
Occupancy
or
Acceptance
of
Improvement
s
138. Stormwater Treatment. All stormwater treatment
areas shall include an overflow inlet connected to
the underground storm drain system. PW
Building
Permit or
Site Work
Permit
Issuance
139. Waste Enclosure. The waste enclosure shall meet
all of the requirements set forth within the Dublin
Municipal Code Section 7.98, including but not
limited to providing sewer and water hook-ups. The
improvement plans and/or building permit plans
PW/ESD
Building
Permit
Issuance and
Sitework
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 34 of 37
shall show additional information demonstrating
these requirements are met. A standard plan for the
waste enclosure can be downloaded at
https://dublin.ca.gov/341/Standard-Plans in the
“Stormwater Measures” section. A pedestrian
accessible path of travel shall be provided for
employees from the building to the waste enclosure
in conformance with current accessibility
requirements.
Permit
Issuance
DUBLIN SAN RAMON SERVICES DISTRICT
140. The regulations that apply to development projects
are codified in: the Dublin San Ramon Services
District Code; the DSRSD “Standard Procedures,
Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities” as
amended from time to time; all applicable DSRSD
Master Plans and all DSRSD policies. Prior to
issuance of any building permit, complete
improvement plans shall be submitted to DSRSD
that conform to the pertinent documents.
DSRSD Building
Permit
Issuance
141. Planning and review fees, inspection fees, and fees
associated with a wastewater discharge permit shall
be paid to DSRSD in accordance with the rates and
schedules and at time of payment as established in
the DSRSD Code. Planning and review fees are
due after the 1st submittal of plans. Construction
Permit and Inspection Fees are due prior to the
issuance of a Construction Permit. Capacity
Reserve Fees are due before the water meter can
be set or the connection to the sewer system.
DSRSD Permit
Submittal
and
Construction
Permit
Issuance
142. Prior to issuance of any building permit by the City;
or any Building Permit or Construction Permit by the
Dublin San Ramon Services District, all
improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of
improvement plans for DSRSD facilities shall
contain a signature block for the District Engineer
indicating approval of the sanitary sewer and/or
water facilities shown. Prior to approval by the
District Engineer, the applicant shall pay all required
DSRSD fees, and provide an engineer’s estimate of
construction costs for the sewer and water systems,
a faithful performance bond, and a comprehensive
general liability insurance policy in the amounts and
forms that are acceptable to DSRSD. The applicant
shall allow at least 15 working days for final
DSRSD Building
Permit
Issuance or
Construction
Permit
Issuance
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 35 of 37
improvement drawing review by DSRSD before
signature by the District Engineer.
143. All easement dedications for DSRSD facilities shall
be by separate instrument irrevocably offered to
DSRSD or by offer of dedication on the Final Map
(if required). Prior to approval by the City for
Recordation, the Final Map shall be submitted to
and approved by DSRSD for easement location s,
widths, and restrictions.
DSRSD Building
Permit
Issuance or
Construction
Permit
Issuance
144. All mains shall be sized to provide sufficient
capacity to accommodate future flow demands in
addition to each development project's demand.
Layout and sizing of mains shall be in conformance
with DSRSD utility master planning.
DSRSD Approval of
Improvement
Plans
145. Prior to approval by the City of a grading permit or
a site development permit, the locations and widths
of all proposed easement dedications for water and
sewer lines shall be submitted to and approved by
DSRSD.
DSRSD Grading
Permit
Issuance
146. Water and sewer mains shall be located in public
streets rather than in off -street locations to the
fullest extent possible. If unavoidable, then sewer
or water easements must be established over the
alignment of each sewer or water main in an off -
street or private street location to provide access for
future maintenance and/or replacement.
DSRSD Approval of
Improvement
Plans
147. Domestic and fire protection waterline systems for
Tracts or Commercial Developments shall be
designed to be looped or interconnected to avoid
dead end sections in accordance with requirements
of the DSRSD Standard Specifications and sound
engineering practice.
DSRSD Approval of
Improvement
Plans
148. Sewers shall be designed to operate by gravity flow
to DSRSD’s existing sanitary sewer system.
Pumping of sewage is discouraged and may only be
allowed under extreme circumstances following a
case by case review with DSRSD staff. Any
pumping station will require specific review and
approval by DSRSD of preliminary design reports,
design criteria, and final plans and specifications.
The DSRSD reserves the right to require payment
of present worth 30 year operations and
maintenance costs as well as other conditions
within a separate agreement with the applicant for
any project that requires a pumping station.
DSRSD Approval of
Improvement
Plans
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 36 of 37
PASSED, APPROVED, AND ADOPTED this 13th day of December, 2022 by the
following vote:
AYES:
NOES:
ABSENT:
149. This project will be analyzed by DSRSD to
determine if it represents additional water and/or
sewer capacity demands on the District. Applicant
will be required to pay all incremental capacity
reserve fees for water and sewer services as
required by the project demands. All capacity
reserve fees must be paid prior to installation of a
water meter for water. If a water meter is not
required, the capacity reserve fee shall be paid prior
to issuance of a building permit. The District may
not approve the building permit until capacity
reserve fees are paid.
DSRSD Building
Permit
Issuance or
Construction
Permit
Issuance
150. No sewer line or waterline construction shall be
permitted unless the proper utility construction
permit has been issued by DSRSD. A construction
permit will only be issued after all of the items in
Condition No. 2 have been satisfied.
DSRSD Building
Permit
Issuance or
Construction
Permit
Issuance
151. Above ground backflow prevention devices/double
detector check valves shall be installed on fire
protection systems connected to the DSRSD water
main. The applicant shall collaborate with the Fire
Department and with DSRSD to size and configure
its fire system.
DSRSD Approval of
Improvement
Plans
152. Any proposed irrigation for this project shall be
designed for and connected to potable water.
Unless explicitly stated otherwise by DSRSD,
recycled water irrigation is unavailable for use for
this project per DERWA recycled water moratorium
Resolution No. 19-3 dated 3/24/2019.
DSRSD Approval of
Improvement
Plans
153. If trash enclosures are required to drain to the
sanitary sewer system, grease interceptors shall be
installed within the trash enclosure area. The trash
enclosure shall be roofed and graded to minimize
rainwater or stormwater from entering the trash
enclosure.
DSRSD Building
Permit
Issuance or
Construction
Permit
Issuance
Reso. No. 22-16, Item 6.1, Adopted 12/13/2022 Page 37 of 37
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
______________________________
Community Development Director
Attachment 2
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