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HomeMy WebLinkAboutPC Reso 90-050 PA 90-021 Mc Donalds to expand restaurant by 900 sq ft - two wall signs and one logo sign RESOLUTION NO. 90 - 050 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 90-021 MCDONALD'S SITE DEVELOPMENT REVIEW APPLICATION TO EXPAND THE EXISTING MCDONALDS RESTAURANT BY APPROXIMATELY 900 SQUARE FEET AND TO PERMIT TWO WALL SIGNS AND ONE LOGO SIGN AT 7145 DUBLIN BOULEVARD WHEREAS, Howard Goldblatt, on behalf of McDonald's Corporation, filed a Conditional Use Permit and Site Development Review application requesting approval to expand the existing McDonald's building by approximately 900 square feet to provide outdoor seating area; to construct a new outdoor playland facility and new interior improvements; to permit two wall signs and one logo sign; and to permit a drive through at 7145 Dublin Boulevard; and WHEREAS, the Planning Commission did hold two public hearings on said application on August 6, and September 4, 1990; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be categorically exempt under Section 15301, Class 1 (a)(e) of the State CEQA Guidelines in that the project will consist of minor interior alterations and a minor addition to an existing private structure involving negligible expansion of the existing use; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: A. All provisions of Section 8-95.0 through 8-95.8, Site Development Review, of the Zoning Ordinance are complied with. B. Consistent with Section 8-95.0, this application, as modified by the Conditions of Approval, will promote orderly, attractive and harmonious development, recognize environmental limitations on development; stabilize land values and investments; and promote the general welfare by preventing establishment of uses or erection of structures having qualities which would not meet the specific intent clauses or performance standards set forth in the Zoning Ordinance and which are not consistent with their environmental setting. - 1 - C. The approval of the application as conditioned is in the best interests of the public health, safety and general welfare. • D. General site considerations, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements have been designed to provide a desirable environment for the development. E. General architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project in order to insure compatibility of this development with its design concept and the character of adjacent buildings and uses. F. General landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment for the public. C. The project is consistent with the policies of the General Plan and Downtown Specific Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 90-021 Site Development Review as shown on Exhibit A and subject to the approval of the related Conditional Use Permit and to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building and grading permits and establishment of use, and shall be subject to Planning Department review and approval. 1. The 900+ square foot expansion of the McDonald's indoor seating area, signage and drive through, and the construction of interior, exterior and on- site improvements, and playland facility shall generally conform to the site plan, floor plan and elevations as prepared by Cabak Randall Jasper Griffiths Associates, and landscape plans as prepared by McDonald's Corporation, dated received by the Dublin Planning Department July 3, 1990 (Exhibit A), as modified by the following Conditions of Approval and those requirements of affected agencies, and associated Conditional Use Permit. Building permits for the proposed improvements shall be secured and construction commenced within six (6) months after approval of this application or said approval shall be void. 2. All existing signage at the McDonald's site shall be retained. Any signage that is affected by the construction of the addition shall be removed and replaced in the same location (see Exhibit A). The signs approved under this Site Development Review may be renovated without altering their -2- dimensions. However, prior to their installation, the Applicant shall submit final sign plans to the Planning Director for final review and approval and obtain all necessary building permits. This Site Development Review approval is for the following signs: Location Type Dimensions A. East Elevation Wall Sign Height - 2 feet Individual Letters Length - 17 feet Illuminated B. East Elevation Logo Sign Height - 3 feet Length - 4 feet C. South Elevation Wall Sign Height - 2 feet Individual Letters Length - 17 feet Illuminated 3. Prior to the issuance of building permits and construction of the playland facility, final design drawings of the facility shall be submitted to the Planning Director for final review and approval. 4. The Applicant shall comply with all applicable Site Development Review Standard Conditions (attached). 5. As required by the Dublin Police Department, all security hardware for the existing building, as well as the building addition, must comply with the City of Dublin Non-Residential Security Requirements (City Ordinance No. 21-89; attached). Security hardware must be provided for doors, windows, roof vents, skylights and roof ladders. 6. The Applicant must submit construction plans to the Dublin San Ramon Services District for review of water and service facilities and related fees. 7. The Applicant shall complete and submit to the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement (attached). Architectural 8. Exterior colors and materials for the exterior building modifications shall be subject to final review and approval by the Planning Director, and shall be consistent with those of the existing structure. All ducts, meters, air conditioning equipment and other mechanical equipment on the structure shall be effectively screened from view with materials architecturally compatible with the materials of the existing structure. The proposed enclosures for trash containers shall be screened with materials architecturally compatible with the materials of the existing structure. A colors and materials sample board shall be submitted prior to issuance of building permits. -3- es e Debris/Dust/Construction Activity • 9. Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. The Developer shall keep adjoining public streets free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. Provision of temporary construction fencing shall be made subject to review and approval of the City Engineer and the Building Official. Fire Protection 10. All improvements, especially improvements to the existing kitchen facility, shall comply with the Dougherty Regional Fire Authority requirements. Any alterations to the existing automatic fire extinguishing system must be approved by the Dougherty Regional Fire Authority prior to issuance of building permits. 11. Fire impact fees, in the amount of $600.00, and plan review fees, in the amount of $30.00, must be paid to the Dougherty Regional Fire Authority prior to the issuance of building permits. Lighting 12. Exterior lighting shall be provided and shall be of a design and placement so as not to cause glare onto adjoining properties or onto Dublin Boulevard, Village Parkway or I-680. Lighting used after daylight hours shall be adequate to provide for security needs (1.5 foot candles). Wall lighting around the entire perimeter of the building shall be supplied to provide "wash" security lighting. The Applicant shall provide photometrics and cut sheets subject to the review and approval of the Planning Director. Landscaping and Irrigation Plans 13. A final detailed Landscape and Irrigation Plan (at 1 inch = 20 feet or larger), along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Planning Director. Landscape and Irrigation Plans shall be signed by a licensed landscape architect. Final landscape plans shall indicate general plant pallet with common and botanical names and container size and growth rate. 14. The final landscape plan shall be generally consistent with preliminary landscape plans prepared by the Applicant dated received by the Planning Department, July 3, 1990. 15. Landscaping shall not obstruct the site distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at drive aisle intersections shall not be higher than 30" above the curb. 16. The existing and proposed landscaping along the drive through aisle and window shall be maintained in a viable and well kept manner at all times. Any proposed changes in the landscape layout, design or plant type shall be subject to review and approval by the Planning Director. -4- n Parking 17. The Applicant shall submit a parking striping plan subject to review and approval by the Planning Director. All parking spaces shall be double- striped (four inch stripes set two feet apart). Handicapped, customer, employee and compact parking spaces shall be appropriately identified on the pavement and designated on the parking plan. The location of the handicapped parking spaces will be subject to review and approval by the Planning Director. Traffic Impact Fee 18. Prior to issuance of building permits, development of the proposed project addition at 7145 Dublin Boulevard shall be subject to a traffic impact fee not to exceed $11,987.00. The Applicant shall deposit a traffic impact fee of $11,987.00 in the form of a Certificate of Deposit made to the City of Dublin with interest accruing to the purchaser, which is acceptable to both the Applicant and the City. The ultimate traffic impact fee to be imposed on the project shall be determined once a new traffic study, which depicts daily traffic counts to be taken prior to construction of the addition and no sooner than three months after occupancy of the new addition, is complete. 19. The new traffic study, depicting daily traffic counts on Dublin Boulevard between Donlon Way and Village Parkway taken prior to construction of the addition, and at least three to six months after occupancy of the addition, shall be performed by TJKM. The percentage increase in traffic shall be deemed to be due to the addition and that percentage shall be used to calculate the final amount of the traffic impact fee, based on the formula for calculating the fee set forth in the memorandum from TJKM to the City of Dublin, dated August 28, 1990. If the final amount of the fee is less than the amount deposited, the difference shall be returned to the Developer. If the final amount of the fee is greater than the amount deposited, the City will retain the full amount deposited and the Applicant shall not be required to pay an additional fee amount. Grading and Drainage 20. A grading and drainage plan shall be submitted for review and approval by the City Engineer. 21. The area outside the building shall drain outward at a 2% minimum slope for unpaved areas and a 1% minimum in paved area (with a maximum gradient of 5%). 22. Roof drains shall empty into approved dissipating devices. Roof water, or other concentrated drainage, shall not be directed onto adjacent properties, sidewalks or driveways. No drainage shall flow across property lines. Downspouts shall drain through the curb of the concrete walks around the building. 23. Where storm water flows against a curb, a curb with gutter shall be used. The flow line of all asphalt paved areas carrying water shall be slurry sealed at least three feet on either side of the center of the swale. -5- r"'s 24. All catch basins within paved areas not against curb and gutter shall have a 3 foot concrete apron around all sides of the inlet per City of • Dublin Standard Plans. Public Improvements 25. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving and utilities, must be constructed in accordance with approved standards and/or plans and may be constructed only after an encroachment permit has been issued. 26. The Developer shall be responsible for correcting deficiencies in the existing frontage improvements to the satisfaction of the City Engineer. 27. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 28. An encroachment permit shall be secured from the City Engineer for any work done within the public right-of-way. 29. The Applicant shall record an approximate 5 foot wide bus stop easement along their Dublin Boulevard frontage from approximately their western property line to 20 feet to the east. The City shall construct a bus bench and cover within this easement area. The easement shall be granted to the Livermore/Amador Valley Transit Authority. 30. All driveways shall have 5 foot flat flares. Miscellaneous 31. The detailed design and location of the trash enclosure area shall be subject to review and approval by the City Engineer and Planning Director. The design of the trash enclosures shall reflect dimensional criteria deemed acceptable by the Livermore Dublin Disposal Service, and shall incorporate use of a 10 x 10 foot concrete apron in front of the enclosure to facilitate the Service's mechanical pick up service. If wooden doors are utilized, the doors shall be trimmed with a heavy metal lip. Raised concrete curbing shall be provided inside the trash enclosure area to serve as wheel stops for metal trash bins to protect the interior walls of the enclosures. 32. All damaged on-site existing pavement sections shall be repaired or replaced as directed by the City Engineer. 33. The Applicant shall conform to the "Typical Public Works Conditions of Approval for Commercial/Industrial Site Development Review," in particular, condition numbers 1, 6, 7, 24, 32, 34 and 39 (attached). 34. Prior to issuance of building permits, the Applicant shall submit for review and approval a final site plan (1" — 20') in conformance with the Conditions of Approval. Said plans shall be fully dimensioned, accurately drawn, and prepared and signed by a licensed civil engineer, architect or landscape architect. -6- • 35. Prior to issuance of building permits, the Applicant shall provide written documentation that the requirements of the Dublin San Ramon Services District and Dougherty Regional Fire Authority have been met. 36. The permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms of conditions of this permit shall be subject to citation. 37. To apply for building permits, the Applicant shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of this Resolution of Approval, as well as the applicable Conditional Use Permit resolution. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. PASSED, APPROVED AND ADOPTED this 4th day of September, 1990. AYES: Commissioners Barnes, Burnham and Springer NOES: Commissioners Okun and Zika ABSENT: None i/Cfil/ Planning Commissi Cha' person ATTEST: detWr491/‘44T( Si Planning Director -7- CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be - resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 2. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. „ ,1\` _ez‘A,6kx: CITY OF DUBLIN _ --- ---- - ------ - - � , / PO. Box 2340, Dublin, California 94568 • City Offices, 100 Civic Plaza, Dublin, California 94568 CITY OF DUBLIN NON-RESIDENTIAL SECURITY REQUIREMENTS City Ordinance No. 21-89 1988 Building Code Section 4101 1. Doors. Exterior doors which are located at the rear, or side, or away from the primary entrance shall be solid doors with no glazing and shall be installed in metal frames. Exterior wood doors shall be solid wood construction 1 3/4” thick or hollow metal doors. 2. Locking devices. Exterior swinging doors which are exit doors as setforth in Chapter 33 shall have cylinder dead-bolt locks which shall be openable without the use of key, special effort, or knowledge. In Group B occupancies, a double cylinder dead-bolt lock may be used on the main exit door if there is a readily visible, durable sign on, or adjacent, to the door stating, "this door to remain unlocked during business hours. " The sign shall be in letters not less than 1 inch high on contrasting background. When unlocked the single door and both leaves of a pair of doors shall be free to swing without operation of any latching device. Doors which are not exit doors shall have the inactive leaf secured with flush-bolts at the top and bottoms. The bolts shall be hardened steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum depth of 3/8 inch. The dead bolts shall be hardened steel and shall have a minimum of a one inch throw. If the cylinder of the lock protrudes from the face of the door it shall be fitted with a cylinder ring geared so that it cannot be griped with pliers or other wrenching devices. Vehicle door, overhead doors, and sliding doors shall be secured with metal to metal locking devices which prevent the door from opening. 3. Strike plates. Strike plates for wood jambs shall be the high security type and shall be secured with a minimum of two wood screws 3" long which shall engage the door studs. 4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs on the strike side shall have solid shims above and below the strike plates and the opposite jamb shall have solid shims at the level of the strike plate. Both door studs shall be reinforced with horizontal solid blocking at the approximate height of strike. 5. Hinges. Exterior doors shall have non-removable hinge pins. 6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54. Sliding glass doors shall be fitted with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin, lock, or similar device of not less than 1/4" diameter. The pin shall be of hardened Administration (415) 833-6650 • City Council (415) 833-6605 • Finance (415) 833-6640 • Building Inspection (415) 833-6620 Code Enforcement (415) 833-6620 • Engineering (415) 833-6630 • Planning (415) 833-6610 Police (415) 833-6670 • Public Works (415) 833-6630 • Recreation (415) 833-6645 r material and engage the metal portion of the sliding door. The primary locking device shall be operable by a keyed or code lock inside. Doors with 2 sliding panels shall be locked at the meeting rails and shall have an auxiliary locking device as described above. 8. Windows. All accessible windows which are not located at the front or main entrance side of a non-residential building shall be made secure as follows: a) Sliding glass windows shall be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. b) Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. c) Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. d) Windows shall not be located within 40 inches of the locking device of any door not located on the main entrance side of the non-residential building unless the windows are glazed with 1/4" tempered glass. 9. Openable transoms. All exterior openable transoms exceeding 8 x 12 which are not located on the front or main entrance side of a non-residential building shall be protected with a steel grill and 1/4" minimum bars not more than 2" on center or by a screen with 1/8" diameter wire mesh not more than 2" on center mounted on the inside. 9. Roof openings. All skylights on the roof of a non-residential building shall be protected by: a) Iron bars 1/2 inch minimum diameter not more than 8" on center or; b) A screen with 1/8" diameter wire mesh not more than 2" on center. All roof access hatches of non-residential building shall be protected as follows: a) If the hatchway is of wooden material, it shall be covered on the inside with at least 16 gauge sheet steel or its equivalent attached with screws at 6" o.c.; b) The hatchway shall be secured from the inside with a slide bar or slide bolts; c) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building or premise used for business purposes shall be secured by covering the same with eitherof the following: a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no more than 8" o.c. apart and securely fastened. 10. Exterior ladders. Exterior ladders to the roof are not permitted. 1/90 THE CITY OF DUBLIN P.O. Box 2340 Dublin, CA 94568 (415) 829-4600 STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE AGREEMENT I (property owner) do hereby agree that all plants (trees, shrubs and ground cover) will be installed in accordance with the City of Dublin' s approved landscape plan for (name of project) located at (address ) . All plants will be replaced in kind as per the approved plan at such time as they are found to be missing, diseased, damaged, or dead, for at least one (1) year from the date of their installation. I further agree that all plants will henceforth be irrigated, fertilized, weeded and tended on a regular basis such that they will maintain a healthy and weedfree appearance. I further agree that the irrigation system will be installed • according to the irrigation plans as approved by the City of Dublin, and that said system will be kept in good working order for at least one ( 1) year from the date of the landscaping installation . This agreement is binding against this and all property owners of record. Signed: • Date: Form 83-05 1/83 v6 tiC Pok KS 0 ,JD/T/o/J s of 4-ptRo vg CITY OF DUBLIN • 6500 Dublin Blvd. Suite D (415) 829-4927 Dublin CA 94568 In order to assist applicants in the development of commercial/industrial property, the City of Dublin Public Works Department has prepared the following list of Conditions of Approval that have typically been used. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures . TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR COMMERCIAL/INDUSTRIAL SITE DEVELOPMENT REVIEW OR CONDITIONAL USE PERMIT DEVELOPMENT ARCHAEOLOGY: 1. If, during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the City Planning Department notified. If, in the opinion of the archaeologist, the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. CREEK: 2. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two- horizontal'to-one-vertical slope begun at the toe of the slope in the Creek (whichever is more restrictive. ) DRAINAGE: 3. Roof drains shall empty onto paved areas, concrete swales, or other approved dissipating devices. Concentrated flows will not be allowed to flow over walkways . 4. A minimum of 12" diameter pipe shall be used for all public storm drains to ease maintenance and reduce potential blockage. 5. Under-sidewalk drains shall be provided to allow on-site drainage to be tied in, should the need arise. - 1 - Rev: 5/17/89 • DEBRIS: 6 . Measures shall be taken to contain all trash, construction debris, and materials on-site until disposal off-site can be arranged. Developer shall be responsible for corrective measures at no expense to City of Dublin. DUST: 7 . Areas undergoing grading, and all other construction activities, shall be watered, or other dust-pallative measures may be used, to prevent dust, as conditions warrant or as directed by the Public Works Official. 8. Dust control measures , as approved by the Public Works Director/City Engineer shall be followed at all times during grading and construction operations. EASEMENTS: 9. The developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the development site. Copies of the easements and/or rights-of-entry shall be in written form and be furnished to the Public Works Director/City Engineer. 10. Existing and proposed access and utility easements shall be submitted for review and approval by the Public Works Director/City Engineer prior to acceptance of the development. These easements shall allow for practical vehicular and utility service access for all lots. EROSION: 11. Prior to any grading of the site, and in any case prior to issuance of a grading permit, a detailed construction grading/erosion control plan (including phasing) ; and a drainage, water quality, and erosion and sedimentation control plan for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist, shall be approved by the Public Works Director/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The post-construction plan shall attempt to insure that no increase in sediment or pollutants from the site will occur. The plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Public Works Director/City Engineer. It shall be the developer' s responsibility to maintain the erosion and sediment control measures for the year following acceptance of the development by the Public Works Director/City Engineer. FEES AND/OR DEPOSITS 12. Fees and/or deposits will be required per the City of Dublin Public Works Fee and Deposit schedules. - 2 - Rev: 5/17/89 FIRE: 13. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 14. All materials and workmanship for fire hydrants, gated connections , and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director/City Engineer and Dublin San Ramon Services District. 15 . The development plans must be approved by the Dougherty Regional Fire Authority as evidenced by their signature on the Title sheet. FLOOD CONTROL: 16. Comply with Alameda County Flood Control District requirements. 17 . In the 100-year Flood Hazard Zone, commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. FRONTAGE IMPROVEMENTS: 18 . Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 19. The design and improvements of the development shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations , grades , alignments , and widths , the design and storm drainage facilities inside and outside the development property, grading of lots, the boundaries of the development property, and shall show compliance with City standards for roadways. GRADING: 20. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall have a minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or fill slopes shall exceed 2: 1, unless approved by the project's Soils Engineer and reviewed and approved by the Public Works Director/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation, where visible from public areas, in order to create or maintain a natural appearance. - 3 - Rev: 5/17/89 21. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out • behind the sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines , shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. 22. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. 23 . Any grading on adjacent properties will require written approval of those property owners affected. 24. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials , and debris during the construction period, as is found necessary by the Public Works Official. 25. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approval by the Public Works Director/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. HANDICAPPED ACCESS: 26. Handicapped ramps and parking shall be provided as required by State of California Title 24. IMPROVEMENTS: 27. An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Public Works Director/City Engineer. 28 . Grading of the subject property must conform with the approved grading plan and recommendations of the soils engineer to the satisfaction of the Public Works Director/City Engineer. 29. The following shall have been submitted to the Public Works Director/City Engineer : a. An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations , lot drainage, and locations of all surface and subsurface drainage facilities. - 4 - Rev: 5/17/89 /N b. A complete record, including location and elevation of all field density tests , and a summary of all field and laboratory tests . c. A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 30. Prior to issuance of the encroachment permit, a cash bond or surety bond shall be provided and approved by the Public Works Director/City Engineer to guarantee the proper installation of public improvements. 31. Prior to release of the bond posted on encroachment permit: a. All improvements shall be installed as per the approved plans. b. All required landscaping shall be installed and established. SITE PLANS AND GRADING PLANS: 32. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List. " 33. All improvements within the public right-of-way, including curb gutter, sidewalks, driveways, paving, and utilities , must be constructed in accordance with approved standards and/or plans and may be constructed only after an encroachment permit has been issued. 34. Complete site plans and grading plans shall be submitted to, and be approved by, the Public Works Director/City Engineer and other affected agencies having jurisdiction over public improvements , prior to issuance of the grading or encroachment permit. Plans shall show the existing and proposed improvements, both on-site and along adjacent public street(s) , and property that relate to the proposed improvements. MAINTENANCE OF COMMON AREA: 35. Maintenance of common areas, including ornamental landscaping, graded slopes , erosion control plantings and drainage, erosion and sediment control improvements , shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted) . Thereafter, maintenance shall be the responsibility of a property owners' association or individual property owners, depending upon how maintenance is to be handled. MISCELLANEOUS: 36. Copies of the plans indicating all public improvements shall be submitted at 1"= 400-ft. scale, and 1"= 200-ft. scale for City mapping purposes. 37 . The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities . - 5 - Rev: 5/17/89 NOISE: 38. Construction and grading operations shall be limited to weekdays (Monday through Friday) and the hours from 7:30 a.m. to 5:30 p.m. , except as approved in writing by the Public Works Director/City Engineer. PERMITS: 39. Commercial/industrial property within the City of Dublin generally requires a grading and/or encroachment permit. A grading permit is required to review and inspect onsite improvements, typically involving but not limited to grading, drainage, and public access. An encroachment permit is required for all work done in the public right-of-way. PUBLIC IMPROVEMENTS: 40. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. STREETS: 41. The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project' s Soils Engineer' s structural pavement design. The subdivider shall, at his sole expense, make tests of the soil over which the surfacing and base is to be constructed and furnish the test reports to the Public Works Director/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. 42. An encroachment permit shall be secured from the Public Works Director/City Engineer for any work done within the public right-of-way. STREET LIGHTS: 43. Install street light standards and luminaries of the design, spacing, and locations, approved by the Public Works Director/City Engineer and P.G.& E. STREET TREES: 44. Street trees, of at least a 15-gallon size, shall be planted along the street frontages . Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Public Works Director/City Engineer. Trees planted within, or adjacent to, sidewalks shall be provided with root shields. WATER: 45. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. - 6 - Rev: 5/17/89 7 46. Any water well, cathodic protection well, or exploratory boring shown on the ' map, that is known to exist, is proposed, or is located during the course of field • operations, must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for additional information. ZONING: 47 . Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. - 7 - Rev: 5/17/89