Loading...
HomeMy WebLinkAbout99-029 HomeDptEXPO 05-23-2000AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: May 23, 2000 SUBJECT: PA 99-029 Home Depot EXPO Design Center Site Development Review Prepared by Dennis Carrington, Senior Planner/Zoning Administrator ATTACHMENTS: 1. Project plans 2. Photomontages 3. Resolution recommending City Council adopt Resolution approving the Mitigated Negative Declaration; and 4. Resolution recommending City Council Approve the Site Development Review. (The City Council Resolution of approval and Standard Public Works Conditions of Approval are exhibits to Attachment 4). BACKGROUND ATTACHMENTS (by Reference): 1. Dublin General Plan 2. Draft Mitigated Negative Declaration, Initial Study and Mitigation Monitoring program RECOMMENDATON: 1. Open public hearing and hear Staff presentation. 2. Take testimony from the Applicant and the public. 3. Question Staff, Applicant and the public. 4. Close public hearing and deliberate. 5 Adopt Resolutions (Attachments 3 and 4). PROJECT DESCRIPTION: The proposed project consists of a 93,130 square foot Home Depot EXPO Design Center, the upgrading of its associated parking lot, landscaping and off-site improvements. The Home EXPO Design Center is afull-service interior design center with eight designer showrooms under one roof. Three hundred and eighty surface pazking spaces and eight disabled parking spaces are proposed on the property. Two hundred thirty-three parking spaces are required. BACKGROUND: The project site area is located in the commercial core of the City of Dublin (APN 941-305-40). Specifically, it is located in the Dublin Place Shopping Center, West of Amador Plaza Road, South of Amador Valley Boulevard and North of Dublin Boulevard, between the Montgomery Ward and Tazget Item No. Copies To: Applicant/ Property Owner PA File General File Senior Planner stores. The property has been in use as a shopping center since 1979. Approximately 40,000 square feet of retail buildings between the Montgomery Ward and Target stores was demolished in 1998. Planning Staff referred this project to the Planning Commission pursuant to Section 8.96.020.C.2 because of the importance of the project. The City Council indicated its concern about the design and vitality of development in the Downtown area of Dublin during its discussion of the proposed Downtown Specific Plan. At that time they requested that they have approval authority over this project. Section 8.96.020.C.3, Referral to City Council, states that "At any point in the project review process the Planning Commission may transfer original hearing jurisdiction to the City Council at its discretion because of policy implications, unique or unusual circumstances, or the magnitude of the project". Staff requests that the Planning Commission transfer original hearing jurisdiction on this project to the City Council due to City Council concerns about the magnitude of this project and its importance to the overall development of the Downtown area of the City of Dublin. The resolutions regarding the Mitigated Negative Declaration and the Site Development Review are set up to recommend that the City Council approve the Mitigated Negative Declaration and the Site Development Review. ANALYSIS: Consistency with the Downtown Specific Plan, General Plan and Zoning The project lies within and is consistent with Development Zone 7 of the Downtown Specific Plan, which allows retail uses. The project is also compatible with the Retail/Office designation of the General Plan and the C-1 (Retail Commercial) Zoning District of the Zoning Ordinance. Parking As stated above, the parcel on which the project is located has 380 parking spaces (after 184 spaces are eliminated by this project) and 233 parking spaces are required. One hundred of the 1841ost spaces are in the parking field on the West Side of the structure in an area where automobiles are rarely parked. The traffic analysis and further analysis by Staff indicate that the parking demand For the shopping center is 1,865 spaces. After construction of this project the center will have 1,912 parking spaces for a surplus of 47 parking spaces. The Home Depot EXPO Design Center and the Dublin General Cinemas are located on the same parcel. The EXPO project requires 233 parking spaces and the Cinema requires 400 parking spaces for a total of 633 parking spaces. It is anticipated that the peak parking demand for the project will be weekends during the day. Parking demand for the theater is typically not great during weekend daytime matinees and should not impact this project. Joint parking agreements between the owners of the shopping center properties will assure that sufficient parking is available for this project. Circulation/S-Curve The main roadway entrance to the shopping center is from Dublin Boulevard. A driver enters the driveway from Dublin Boulevard and drives north to a stop sign and must turn either left or right. The driver must then drive a short distance and turn either right or left again to go north into the shopping center. These turning motions slow traffic movement and inhibit the flow of vehicles into the parking lot of the shopping center. A mitigation measure of the Mitigated Negative Declaration requires that the internal drive aisle be improved to replace the "T" intersection with a smooth "S" curve. Any new planter pockets created by the realignment must be landscaped. The developer must notify and gain approval from the neighboring property owner before initiating any changes to the existing parking fields and must coordinate all improvements so that convenient and safe access to existing buildings is maintained during construction. A continuous 6-foot wide sidewalk must be provided from Montgomery Ward to Tazget to ensure pedestrian safety. Archaeology The site contains no archaeological or historic artifacts on the surface after its use since 1979 as a shopping center and the demolition of the former retail buildings on the site. There is the possibility that cultural resources could be buried under the fill that was imported to develop the site. If any prehistoric or historic artifacts are exposed during excavation and construction a mitigation measure requires that that the Department of Community Development be notified and that work cease immediately until an azchaeologist is consulted to evaluate the significance of the find. Standardized procedures would be followed to protect any resources as required by State law. Contaminated soil A Phase One and Two Environmental Site Assessment was prepared for this project. It determined that the only potential hazard due to hazardous materials is a low concentration of tricloroethene (TCE) and tetracloroethene (PCE) which were chemicals used by the dry cleaner that occupied one of the spaces that was demolished on this site. Prior to the issuance of a grading permit for the project a mitigation measure requires that the developer notify the contractors building the project to be alert to the potential of encountering contaminated soil during grading operations. If any suspect material is found, the contractor must notify the firm that prepared the Environmental Site Assessment. Walkway to north of project Police Services is concerned that the walkway between the proposed project, Target and the Lighthouse Bookstore could become a security problem because it is not easily surveilled by the police and security patrols. A mitigation measure is proposed that would require that gates with panic hazdware be installed to prevent access to this walkway. Pedestrian access will be provided by a wide landscaped walkway between the project and Montgomery Ward. Landscaping East of main drive aisle. The preliminary landscape plan shows new trees and tree wells in the parking field east of the main drive aisle. The developer is requesting authorization to install the landscaping improvements at a later time when the parking field for the entire shopping center is upgraded. This would simplify construction, avoid the destruction of newly installed improvements and ensure that the trees would be of the same size and species after the improvements are complete. A condition of approval allows improvements east of the main drive aisle to be deferred if the Applicant/Developer enters into a Deferred Improvement Agreement with the City. The agreement would guarantee that the Applicant/Developer would work in cooperation with the neighboring property owners to install the hardscape, irrigation and landscaping improvements for this area at the time the remainder of the shopping center parking field is improved. All improvements would be to the satisfaction of the Director of Public Works. The agreement would have a term often years. 3 West of main drive aisle. The landscaping and irrigation west of the main drive aisle including all trees, shrubs, arbors and planting for the arbors must be installed prior to occupancy or use of the building. Design The proposed Home Depot EXPO Design Center is a 93,130 square foot structure. The tower element of the building will be 45 feet tall and the parapet of the main building will be 32 feet tall. The accompanying photomontages (Attachment 2) shows how the new structure would look adjacent the existing Montgomery Ward and Target stores. The Montgomery Ward and Target stores are between 28 and 30 feet tall so the proposed structure will be similar in height and bulk to the existing structures. The proposed structure would be a tilt-up concrete building with cornices, accent scoring, file medallions, covered arcades, and landscaped arbors. The building would have a dramatic entrance feature with four columns a tower element and the EXPO corporate signage. Larry Cannon, the City's architectural consultant, has reviewed and approved the design of the structure. The covered arcades, trees, columns, tower element, medallions and accent scoring will soften the visual impacts of the large commercial building. Any structure built at this site will most likely be similaz in size and bulk to the proposed structure due to the high ground rents. Staff feels that the building is attractive fora "Big Box" structure and is similar aesthetically to "Big Box" structures in the Hacienda Crossings shopping center. ENVIRONMENTAL ANALYSIS A Mitigated Negative Declaration is proposed for this project pursuant to the California Environmental Quality Act. Although the project could have a significant effect on the environment, there will not be a significant impact in this case because revisions in the project have been made or agreed to by the project proponent and because a Mitigated Negative Declaration will be adopted that mitigates any impacts of the project to a level of insignificance through the adoption of mitigation measures and a Mitigation Monitoring Program. CONCLUSION The applicable City Departments and agencies have reviewed this application, and their comments have been incorporated into the Conditions of Approval. The proposed project is consistent with the Downtown Specific plan, the General Plan and the C-1 zoning district. Parking for the project is consistent with Zoning Ordinance requirements. The building is well designed and will be an attractive addition to the Dublin Place Shopping Center. RECOMMENDATION Staff recommends the Planning Commission take testimony from the Applicant and the public; question Staff, Applicant and the public; close the public hearing and deliberate and: 1. Adopt a resolution recommending that the City Council adopt a resolution approving the Mitigated Negative Declaration (Attachment 3) and 2. Adopt a resolution recommending that the City council approve the Site Development Review for this project. (g:pa99029\PCSR.doc) W W U A 0 w U Cam, °~CZ _ O ~;~ m ~ _ x '` > .n QS ~°~ -~cWi "57E ' ~a ~ ~6~~~aa o _ ~ 4 5~>>~,.~~ .,a s..~ae _~,nanm ~m ___ ® ~; © V• © ~• ~~ x e ~~ £ ~ aE '~'~ ~ ~. ?3a . x i a i ~~;fl9 ~ Si~..y ~-• ii ; ~ Y 3RS Z xl~ ~. Y~ ~~ 9a . ~ t~ SLLI Y~ 5. ..-.r, . ..._- ~~ „y I ~. ..a~_^ . ~ ~:.~ . ~ y ~ ~ 8 ~ P ~ I r ~' 4 n7 Lli _ W - " o ~~' ~ i 4' - _'-~1= ~ 31e - 5~ aM asp ~ ~ o ,,, ~ ~ ~u - 3' - 60' L ?~ ~ ~ , ff=y iz o ~"', Z i.LJ ~{Zq 6J ~'~e W T~ ye Q~ is IQ, Y y Vj ~8 d a ~ q I 4 b$~ ~c~`y s Y A R R A N~~~ ~n~s ~ :: ~ ~ Yg '~~" aC 3 fi ~, WI= ss • tl _° i ~ 9 ' 63 i ~ ~ 9 ~ ax gg 3g a ~3R ~=~3 f a ~ ;. '~ .~ ~~ „~ =s ~ , ,: 1E .k ~ ~ gtY ~ ~~~y av ®-: g _A ~:J a a~ ~4 ~$ s~ t;-' V 3 ~ a ~~~ 1 d a ~,~~ ~ NI ;J ~V 4~ My Wa n E p~t i~ 3 C VINY03RVJ NRHOH 33H0 H tl; l- ~j i O T^.i..~.v ^_ ~ N 3HIl.I~312RJilY YOjHY3 OY3 s ~~ aY •YI1eY db ~L OdX3 3XOH 0 IOItlM >• tl31M ` f I ~ 4 J NV'Id 3`JVA[IYiIQ ~V 'JNIQtl]i i I ~ e O. u a a p p Y~NHOdI'IYO NRHR4 ~ 9 g ~ 7 E p p m ~~~ HYd OH2HN39H0 3H[11J32IHJdtl Y p - € p ^r p Diu fn~xiK.~m.un ~ F u a. od%3 3TOH 3 ~i i• p LHMNM i Y31N p p ~ ' 9 cc p v f.IVTd 3'JVNItltIQ ~e 'JISI¢tl2I'J ~ a 1 1 e ~ _~ 'S ~, a ~ I m .~1 V Ya Na€ "' s{ ~ _~ '~ ,'~ t ;G a I 3 ' aaaAa n ° ~ ~11~aag A~~I§-Ias aaaaa'•~I. a~~ag ~~ ~'a a ~I a~ ~~~~~~ © =I ; R €§~~€a~5~€€9aaa~~aa€pgi9•ag8~i~,~€,E~€€~€9a~a€ a~€~~~~~;€_ 4 z a ~ ~ ~ O {i I I.II~ 1~1f I ii• ~orseeee5wae'an.~ne.ocel338ea~~l G d s i ,b ~ VINtlOd NR¢f~¢ TJ ~ ~ ~ u 3Y(LLJ3S[HJtlY Y¢O¢tl%Yd ¢n39N33N¢ b a~ ~~ dl[3 3NOH O 1XOXIM i tl31M 3] ' p Ntl'Id 3'JtlAIM1Q +P •JNIQtltI9 j Y { I f r -~` I o ., al n .. k- E ~ t G-. 1~ o L t < ~ T i ~ ~ U~ { ~~ ~.,~¢ qg L'I ~ i ` _ ~~ °a - r m a " ~ 4 a~~-. ~ i -1~. ~~~ 1 ,1 ~ ~ ~. C 4~ ~~ 1 ~~ ° ~ _. ~ ~~ d 'e ~ d ~ A 'd L a 1 ~ "# ~1~ `~ A o _ i ~€ ~ ~ ~~ ~ ~ ~ ~I t V v ~' ~a a i' ~'A a r ' i d j ~~2 ~ ' i€ ~~i- ~~ ~~ ~ a :,t it ~\ ~~ ~~ ~ i~ p~s 3 f1 y ` \ 4\ ? ~,~~ _- 1 -- - ~i ~~ ~~ `~6_~ ~ ~,~ -~- s -- 9I~ d z © a $A ~ Ya f a tl ,a °u ; s v~aaoarno unxna ~ p ~ ? ~ _ aanvassaoav aoxava oaaeNaaao g 5 = ~ ~ ~~6 ~ e f m IIIOILLY~ a a3iH Daz anoa ' e NYld .LLITIS(1 f i i a v F y 9 d f ~ - .__. tl.. -~-- -f- r ~ ~ i ''. 3a aT' - _____._.r. .~_ f ._.~~-~ ~_-~-. v f ~ ~ x e t~ i '.. I .g c b ~ ~ -. ~ X11- i ~ ~- ~ ~ t , i '. t ~ ~ ~ ~ I G' '~ ~ .f.T- ~l ~ r ~ ~ ~ ~ i. 1 ~ 81 , i ism ~_j• '~ C~~ <u, ~' ~ r ' ~ ~ , ~ ~: x r a 'iS ''~ =~ ~-', u ~~ '~ r ~ o o ~;. ~i L; ~ ~~ I ~1 t '~ rY /Y sq 'c ~~ ~ a [~ e ~ ~ ~ t vN ~ ~ ~P . ~ yn.r ye r 4 i , ~~ { 1 _ ~ /i ~/ ~ ~~ , ~ ~ ~ 1 ~ ~~~ \ \ _ , ~ v~,« . :. ~p ~ e L ~~~= L ~ I ~ ~ ~ o t ~ ~ I ~ n' _` ° _ ~ ' s ~ ~ 1 _; ~-._ _ +~ti "mot 3 - ~ I- ` _ i. ~..~ F r ~ ~ 1 ~ ~ ~RIIt i AA ~ ~ J •~ 1 ~ • 1. ~ ~_ h,.A ~ \ p9 i ~l d ~ ~ ~ ~ ~ i \ ` ~ ~ ~ 7 5 ~ ~ \ / am EI L Oar\„ Icy DI ,' } 1 1.. I ~ r `~ ~ ~ ~ ~ 1 ~ J~ ~ LM j1 ` l TTT Ju ~~ f /!. ~ i t ~ E I +\ ~A \ ~ Vf 9 ~ ~l ~ ~ Y T pp {~ ~~- y ~ ~ N~ ~ ~ a 7 "+~SJ.-f ,. B ' 1 ~ 5 1 ~ ~ ~ ~ €o ~ © ~ ~ ~T §§ ~~~a ~ V ~~~ _ o nNaoanvo xnena [§ ~ (-i 0 ^^ _m+vn _ 3a(LLJ31[NJYtl eaoaave eaaeHasao 4 v i E 4 v aw 5~~~[ a ~ o S ~ 5 1HOItlM i tl31N oas e o noH a a ~ O Ntl'Id .LLIIISR e~ ~ 99 a ~~ .M a a l i a f 1 ~_ ~ I - ~r - l:r Z' y.j: ~_ I~ 11 J X -L. .. --- ~°Y '~ C n C ~~ 3: § ~ ! e ,, ~~. ~~~33! ~ a @€ 3 § 9 :9ap~pg8p 1 66§q ~' §§p.~~q .¢pS @~"`.i~3g93e' ~e§'ip[ ~S§aa§55°pd~ p1 a :g[g .- ~§ z i 'z ~§3~~8~93~Mi~i§~~Fl~S3~[B~~$d~8@3iaYS~l€a~Eil~@3!'3§2:~~3E2333~3€E ~S~9g35~3~e ! °' g~lia~l ~ St I ~ Np JJ}}}}Ji[ Jy} J 1 l~~~t~~~~l~~~~~IUl~l ~l~l l~~~lL prl ~I~~lFneelli31![§¢e•ee]?9~ua[. aE: d~aae{f~ - _ 1 g i A °~ °aa Wt Ai tV tl :! e; M. 41 u :" qC =~i 0 t ee a. 4~ t ek' A I~' ~r, ~~ a: i, 0 w o W91 -°; W~ ~S pi fix. 3S W3 4 m ~ WO S ~~: e a e e S BH~'~ r ~ j. A~ S- ?. ~, +4 0 0 I \ , T-- __._ __. c `~ 5 .. ~ , i ~ p __ O f 6 ~._ C~'-' -- - -- - _ __ . 3 ?~ i! e _ .~. O ~- - .. - - _ ~ -- -- -- a i e ~? -.._..~--_ -~----- -.. _. _. i i. _ ---- F „ `~~ t ; ~-~ .-- ~- r~s' i m o~; Z 4~ C~ 0~ V~ iZ W~ ~~ ~_ 3 :~ ~I ® ' I u I ~ ~ JI ~, ~ n i ~ ~ II U i o-~----- -- '- - - - - -' ~. 5: 4Q p p - _ ---- ~i ~ ~ ~~ _-_- J - - - -_ - p: 3 ; WO o-l'-'~ ------ -- - C ~ ~~ ---- __ o-I, ~, i ', C'I C'~~ C I'~ 0 0 o o_ c o o o ±_ E Y A ~ S R A b C C 8~ A 9 ~ 9 ~~'~ C` ~~ `y a" A R gg~~ i ~ _~ 3S ~e. 8 X33,. #~. ~ . u u $5 ~~ ~ ¥~ ~ ~ ~ ~ ~ ~~ ~ i W: 8Y 3 ~ u70 ~ 5 9 ~u ~ S a e ~~~ ~ a• o ¢ ` ~app. g a ~ gg 3 p p pp ;° azge za' e. Eg ~R ~ '= 6 8~,~. y~4 -9 EE $ 9 ~ N ~~3a m =3 '[ y e ~~ ~ ~~'^ ~ ~" -a ~ & sw g -a ~ 3~ 8ovg B ;~~ ~~ ~ 3 s E t p @~b~ g e a _o ==g ~~ ~~ 1 s ` ~~~~ 0 ~ y~! ~== W ~` r m~~ ~~, ::, ~'', a 4 ~' S a - ~ R a 3 tl _ - c~ a H 3 '' 3 :~-~~ ti a : ® ,a3 ~~ ~.~Z ~~Rg.E3233 b= '~ ~ 6~ eA 'i ~ G:e &ni'se '..~ YS•~~I 3 '~ ~ 33~erabR ~', '~' ~$~p,~y'z ~,~ B ge.j~ g~~.34 ~ ~ ~s~a~ ~B .~~' ~ ~ E' 9 ~, a ; I ~, '~ 1 uti'~ e` ~ ce Y ~ ~ ~ ~ ~ e 7 ~a s ~ *~ ~, a~ s ;~~ - byq , 'J 2E §_e9 C I '~ .~&~OpR ~ ~ ~k ~ ~ y ¢. £riTj 5~ die` ~, ~ oe3i ~ °' II ° Fg 3 r.P [~2€~ .. _. - - - ~~ ~a ~e ~~ 0: 2~ N~ k~ W \s w ~l~ i ~' v Q 3 0 C z 20 LL a~0 J w O V Z W W C f7 ~' ®` Z W Z O W W O V a al a y O k W l ~ Z W U Q' W U Q 3 2~ ~ ~ ?~ mJ W pU i i l^ 2 W Z O W W O ~, U a W a a 0 x W RESOLUTION NO. 00-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR PA 99-029, HOME DEPOT EXPO DESIGN CENTER SITE DEVELOPMENT REVIEW WHEREAS, Kirk Bezanson, on behalf of Home Depot U.S.A., Inc. has requested approval of a Site Development Review to allow a 93,130 square foot Home Depot EXPO Design Center on a cleared lot in the Dublin Place Shopping Center located between the Montgomery Ward and Target stores; and WHEREAS, the Home Depot EXPO Design Center project is located in and consistent with Development Zone 7 of the Downtown Specific Plan, the Retail/Office designation of the Dublin General Plan and the C-I (Retail Commercial) Zoning District of the Zoning Ordinance; and WHEREAS, the City prepared an Initial Study to evaluate site-specific impacts of the project. Based on the Initial Study, the City prepazed a Mitigated Negative Declaration and Mitigation Monitoring Program for the project with the finding that although the project could have a significant effect on the environment, there will not be a significant impact in this case because revisions in the project have been made or agreed to by the project proponent and because a Mitigated Negative Declazation will be adopted that mitigates any impacts of the project to a level of insignificance through the adoption of mitigation measures and a Mitigation Monitoring Program; and WHEREAS, a complete application for the project is available and on file in the Planning Department; and WHEREAS, a 20 day public review period was held for the Mitigated Negative Declaration, from May 4, 2000 to May 23, 2000; and WHEREAS, no letters of comment on the Mitigated Negative Declaration were received during the public review period; and WHEREAS, the Planning Commission did hold a properly noticed public hearing on the project on May 23, 2000 at which time they reviewed and considered the Mitigated Negative Declazation and all reports, recommendations and testimony before them; and WHEREAS, the Planning Commission has transferred original hearing jurisdiction for this project to the City Council pursuant to Section 8.96.020.C.3 of the Zoning Ordinance. NOW, THEREFORE, BE IT RESOLVED that the above recitals are incorporated in this resolution. ATTACHMENT3 BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby find that: A. Although the project could have a significant effect on the environment, there will not be a significant impact in this case because revisions in the project have been made or agreed to by the project proponent and because a Mitigated Negative Declaration will be adopted that mitigates any impacts of the project to a level of insignificance through the adoption of mitigation measures and a Mitigation Monitoring Program. B. The mitigation measures identified in the Mitigated Negative Declaration are reflected in related Site Development Review conditions of approval. C. The Mitigated Negative Declaration has been prepared in accordance with State and local environmental laws and guidelines. D. The Mitigated Negative Declaration is complete and adequate and reflects the City's independent judgment and analysis as to the environmental effects of the proposed project. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby recommend City Council adoption of the Mitigated Negative Declaration for PA 99-029, Home Depot EXPO Design Center project, including the Initial Study and Mitigation Monitoring Program which are incorporated herein by reference. PASSED, APPROVED and ADOPTED this 23rd day of May, 2000. AYES: NOES: ABSENT: ATTEST: Community Development Director Planning Commission Chairperson G:pa99029/pcndres RESOLUTION NO.00-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE A SITE DEVELOPMENT REVIEW FOR PA 99-029, THE HOME DEPOT EXPO DESIGN CENTER WHEREAS, Kirk Bezanson, on behalf of Home Depot U.S.A., Inc. has requested approval of a Site Development Review to allow a 93,130 square foot Home Depot EXPO Design Center on a cleared lot in the Dublin Place Shopping Center located between the Montgomery Ward and Target stores; and WHEREAS, Applicant/Developer has submitted a complete application for a Site Development Review which is available and on file in the Planning Department; and WHEREAS, Applicant/Developer has submitted project plans for a Site Development Review for the Home Depot EXPO Design Center dated received November 15, 1999, and a colors and materials board dated received November 15, 1999, and WHEREAS, the City prepared an Initial Study to evaluate site-specific impacts of the project. Based on the Initial Study, the City prepared a Mitigated Negative Declaration and Mitigation Monitoring Program for the project with the finding that although the project could have a significant effect on the environment, there will not be a significant impact in this case because revisions in the project have been made or agreed to by the project proponent and because a Mitigated Negative Declaration will be adopted that mitigates any impacts of the project to a level of insignificance through the adoption of mitigation measures and a Mitigation Monitoring Program; and WHEREAS, the Planning Commission held a public hearing on said applications on May 23, 2000: and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval of the Site Development Review for PA 99-029; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; and WHEREAS, the Planning Commission has transferred original hearing jurisdiction for this project to the City Council pursuant to Section 8.96.020.C.3 of the Zoning Ordinance. WHEREAS, the Planning Commission recommended City Council approval of the Mitigated Negative Declaration and Mitigation Monitoring Program for this project on May 23, 2000; and ATTACHMENT 4 NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: A. Approval of this application is consistent with the purpose and intent of this Chapter because a Bathroom and Kitchen equipment display and sales facility is a retail use permitted within the C-1 (Retail Commercial) Zoning District. B. The project is consistent with Development Zone 7 of the Downtown Specific Plan which allows retail uses, and is within and consistent with the Retail/Office designation of the General Plan and the C-1 (Retail Commercial) Zoning District which allow retail uses. C. The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because a Mitigated Negative Declazation and associated Mitigation Monitoring Program have been prepared by the City which reduce any project-related impacts which may impact the public health, safety and general welfaze to a level of less than significant. D. The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a desirable environment for the development. E. The subject site is physically suitable for the type and intensity of the approved development because it is graded flat, has vehicular access and access to all public services. F. Impacts to views are addressed because the project does not interrupt any views from I-580 and I- 680. G. Impacts to existing slopes and topographic features aze addressed because the site is graded flat. There are no topographic features on the project site. H. 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 and as conditions of approval in order to insure compatibility of this development with the development's design concept or theme and the character of adjacent buildings, neighborhoods, and uses. L Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council approve a Site Development Review for PA 99-029, Home Depot EXPO Design Center. PASSED, APPROVED AND ADOPTED this 23rd day of May, 2000. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director g:\98062\PCSDRRES RESOLUTION NO. 00-xx A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW FOR THE HOME DEPOT EXPO DESIGN CENTER DEVELOPMENT PA 99-029 WHEREAS, Kirk Bezanson, on behalf of Home Depot U.S.A., Inc. has requested approval of a Site Development Review to allow a 93,130 square foot Home Depot EXPO Design Center on a cleared lot in the Dublin Place Shopping Center located between the Montgomery Ward and Target stores; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, ApplicantrDeveloper has submitted project plans for a Site Development Review for the Home Depot EXPO Design Center dated received November 15, 1999, and a colors and materials board dated received November 15, 1999, and WHEREAS, the City prepared an Initial Study to evaluate site-specific impacts of the project. Based on the Initial Study, the City prepared a Mitigated Negative Declaration and Mitigation Monitoring Program for the project with the finding that although the project could have a significant effect on the environment, there will not be a significant impact in this case because revisions in the project have been made or agreed to by the project proponent and because a Mitigated Negative Declaration will be adopted that mitigates any impacts of the project to a level of insignificance through the adoption of mitigation measures and a Mitigation Monitoring Program; and WHEREAS, the Planning Commission has reviewed the initial study recommended that the City Council adopt the Mitigated Negative Declaration for site-specific impacts from this project; and WHEREAS, the Planning Commission did hold a public hearing on said application on May 23, 2000 and recommended that the City Council approve the Site Development Review for this project; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the City Council did hold a public hearing on said application on June 6, 2000 for this project; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the Site Development Review, subject to conditions; and EXHIBIT 1 TO ATTACHMENT 4 WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE City Council of the City of Dublin does hereby make the following findings and determinations regarding said proposed Site Development Review: A. Approval of this application is consistent with the purpose and intent of this Chapter because a Bathroom and Kitchen equipment display and sales facility is a retail use permitted within the C-1 (Retail Commercial) Zoning District. B. The project is consistent with Development Zone 7 of the Downtown Specific Plan, which allows retail, uses, and is within and consistent with the Retail/Office designation of the Oeneral Plan and the C-1 (Retail Commercial) Zoning District which allow retail uses. C. The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because a Mitigated Negative Declaration and associated Mitigation Monitoring Program have been prepared by the City which reduce any project-related impacts which may impact the public health, safety and general welfare to a level of less than significant. D. The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a desirable environment for the development. E. The subject site is physically suitable for the type and intensity of the approved development because it is graded flat, has vehicular access and access to all public services. Impacts to views are addressed because the project does not interrupt any views from I-580 and I-680. G. Impacts to existing slopes and topographic features are addressed site is graded flat and. H. 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 and as conditions of approval in order to insure compatibility of this development with the development's design concept or theme and the character of adjacent buildings, neighborhoods, and uses. L Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE City Council of the City of Dublin does hereby approve the Site Development Review for PA 99-029, Home Depot EXPO Design Center, subject to the following Conditions of Approval and subject to the approval of the Mitigated Negative Declaration and Mitigation Monitoring Program: 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 Department of Community Development review and approval The following_codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval• IADMI Admmistration/City Attorney fBl Building division of the Community Development Department IDSRI Dubhn San Ramon Services District IFl Alameda County Fire DepartmenUCity of Dublin Fire Prevention IFIN} Finance Department IPLI Planning division of the Community Development Department, [POl Police IPWI Public Works Department. CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? GEN ERAL CONDITIONS 1 Approval. This Site Development Review approval PL On-going Standard for Home Depot EXPO Design Center, PA 99-029 establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform the project plans submitted by Greenberg Farrow Architects dated received November I5, 1999 and to the colors and materials board received on November 15, 1999, on file in the Planning Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of Approval contained herein. 2 House Numbers List. ApplicanUDeveloper shall PL Issuance of COA submit a house numbers list corresponding lots shown Building on the Tentative Map. Said list is subject to approval Permits of the Director of Community Development. 3 Term. Approval of the Site Development Review PL Approval of Standazd shall be valid for one year from approval by the Improvement Planning Commission. If construction has not Plans commenced by that time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (ApplicanUDeveloper must submit a written request for the extension prior to the expiration date of the Site Development Review.) 4 Revocation. The SDR will be revocable for cause in PL On-going Municipal Code accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? 5 Ordinances/General Plan/Policies. The Developer PW, PL Issuance of Standard shall comply with, meet, and/or perform all Building requirements of the Subdivision Map Act, City of Permits Dublin Subdivision Ordinance, City of Dublin Zoning Ordinance, the City of Dublin General Plan, the Eastern Dublin Specific Plan, City of Dublin Standard Conditions of Approval, Public Works Policies and City grading ordinance unless certain Public Works requirements are modified by the Director of Public Works. 6 Hold Harmless. The Applicant/Developer shall hold PL, PW Ongoing Standard the City harmless for all costs and expenses, including attorney's fees, incurred by the City or held to be the liability of the City in connection with the City's defense of its actions in any proceeding brought in any State or Federa] court challenging the City's actions with respect to the Applicant/Developer'spmject. 7 ADA Requirements/Handicap Ramps. All PW Completion of Standard handicap ramps shall comply with all current State Improvements ADA requirements and City of Dublin Standards. 8. Water Efficient Landscape Regulations. DSR, PW Approval of Standazd Applicant/Developer shall comply with all Improvement implementation of the "Water Efficient Landscape Plans Regulations of the Zoning Ordinance. 9. Standard Public Works Conditions of Approval. PW Approval of Standazd Applicant/Developer shall comply with all applicable Improvement City of Dublin Standard Public Works Conditions of Plans through Approval (Attachment A to this Resolution). In the completion event of a conflict between the Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. 10. Fees. Applicant/Developer shall pay all applicable Vazious Vazious times, Standazd fees in effect at time of building permit issuance. Said but no later fees shall, include, but may not limited to, Planning than Issuance fees, Building fees, Dublin San Ramon Services of Building District fees, Public Facilities fees, Dublin Unified Permits School District School Impact fees, Alameda County Fire Services fees; Traffic Mitigation fees, Noise Mitigation fees, Inclusionazy Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and Park In-Lieu fees. Fees are subject to change without notice. Unissued building permits subsequent to new or revised fees shall be subject to recalculation and assessment of the share of the new or revised fees. CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? 11. Required Permits. Applicant/Developer shall obtain Various Various times, Standard all necessary permits required by other agencies but no later (Alameda County Flood Control District Zone 7, than Issuance California Department of Fish and Game, Army Corps of Building of Engineers, State Water Quality Control Board, Permits Etc.), and shall submit copies of said permits to the Public Works Department. 12. Building Codes and Ordinances. All project B Through Standard construction shall conform to the building codes and Completion ordinances in effect at the time of building permit issuance. 13. Refuse Collection. The refuse collection service PL, PW Occupancy of Standard provider shall be consulted to ensure adequate space is Any Building provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the business. 14. Conditions of Approval. In submitting subsequent PW Issuance of Standard plans for review and approval, Applicant/Developer Building shall submit six (6) sets of plans to the Public Works Permits Department for plancheck. Each set of plans shall have a copy of these Conditions of Approval attached with responses to each condition indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked-up to indicate where on the plans and/or how the condition is satisfied. Notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining approvals of all participating non-City agencies. DED ICATIONS AND IMPROVEMENTS 15. Disabled Access Ramps. Disabled access ramps PW Completion of Standard shall be provided at all intersection curb returns. All Improvements disabled access ramps shall comply with current California Building Code requirements and City of Dublin Standards. 16. Drainage Study. Applicant/Developer shall prepare a PW Prior to PW Drainage Study of the watershed area that is affected Issuance of by this project to assure that the proposed drainage the Grading improvements satisfy the design criteria published by Permit Alameda County Public Works Agency. The drainage study shall include a map showing tributary areas CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? (hydrology map), and hydraulic calculations indicating quantity of flow and water surface elevation at each node. All pipes shall flow at 2feet-per-second minimum velocity when the pipe is '/2 full, and all inlets shall maintain 1.25' freeboard as measured from the top of curb to the hydraulic grade line for the 15- year storm event. In addition, the building pad shall be elevated at least 1.00' above the 100-year storm event water surface elevation. 17. Storm Drain Improvements. All on-site storm PW Approval of PW drainage improvements and flood mitigation measures Improvement identified in the Drainage Study and/or required by the Plans Public Works Director shall become requirements of this project. In no event shall storm water (sheet flow or pipe flow) flow across the property lines onto a neighbor's property unless allowed by the property's Conditions, Covenants and Conditions, by a Private Storm Drain Easement, or by a Drainage Release is granted by the neighbor. The site design shall also incorporate an Emergency Drainage Release to allow storm water to escape from the site without flooding the buildings in the event the storm pipes become plugged. Any existing storm drain pipes to be abandoned shall have both pipe ends securely closed with atight-fitting plug or wall of minor concrete in accordance with the State of California Standard Specifications Section 15-2.OSA. 18. Site Clean up. The site shall be cleaned of all dirt, PW Completion of PW trash, leaves, weeds, and other debris. The Applicant Improvements shall also clean all on-site storm drain inlets and pipes to prevent debris from dischazging into the public storm drain system. 19. Repair and Resurfacing of Parking Lot. The PW Completion of PW Applicant/Developer shall repair all damaged parking Improvements lot pavement and hazdsurfacing to the satisfaction of the Public Works Director. Upon completion of all repairs, the entire parking lot pavement shall be sealed using an asphaltic emulsion (fog seal) or other approved asphalt concrete sealant. 20. Replacement of Damaged Public Improvements. PW Completion of PW The Applicant/Developer shall replace all damaged Improvements improvements along the property frontage, within the CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? public right-of--way, including the curb, gutter, sidewalk, driveway, paving (to street centerline), and utilities as required by the Public Works Director. All work shall be performed in accordance with the City's standards, and may only be performed after the City issues an Encroachment Permit. 21. Water Quality Requirements. All development PW Prior to PW shall meet the water quality requirements of the City Issuance of of Dublin's NPDES permit and the Alameda County the Grading Urban Runoff Clean Water Program. The plans must Permit include a separate Erosion and Sediment Control plan to be implemented during the rainy season (October 1st to April 15`s). Said plan shall conform to the latest standards of the Regional Water Quality Control Board. The site design shall also include some type of permanent filtration system for all storm drain inlets within the paved areas to prevent hydrocarbons and other petroleum-based contaminants from entering the public storm drain system. Installation details shall be included on the plans. In addition, all storm water inlets shall be stenciled "No Dumping -Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 951 Turner Court, Hayward, California. 22. Rainwater Leaders. Rainwater leaders for the roof PW Approval of PW drains shall be piped directly to the on-site storm drain Improvement system. Plans 23. Underground Utilities. All utilities for the new PW, PL Approval of PW, PL building (i.e. electrical, telecommunications, cable Improvement television, gas, etc.) shall be installed underground, Plans unless approval is granted by the Director of Community Development and the Public Works Director. 24. Improvements within Existing Easements. The PW Approval of PW Developer/Applicant shall investigate any existing Improvement easements that may exist across the site. A Plans Preliminary Title Report shall be submitted to indicate the locations of any recorded easements affecting the property, along with any record information required during plan-check. Before the Public Works Director approves plans for improvements within any existing easements, the Developer/Applicant shall obtain a quit CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? claim or written permission from said easement owner, and shall submit said documentation to the Public Works Department. TRA FFIC AND CIRCULATION 25. Traffic Mitigation Improvement Cost Contribution Issuance of The Developer/Applicant shall contribute to the City's Building Traffic Mitigation Improvement program in an Permit amount equal to the number of anticipated weekday trips generated by the project multiplied by a cost per trip as determined by the Public Works Director. The contribution amount equals $620,160. 26. Internal Drive Aisle Improvements. The internal PW Approval of Mitigation drive aisle that extends from the Dublin Boulevard / Improvement Measure No. 4 Golden Gate Drive intersection north to the proposed Plans and Expo Center building, shall be improved to replace the During "T" intersections with a smooth "S" curve. Said Construction improvements shall be consistent with the recommendations contained in the Consultant's Report on the Transportation Impacts for the Proposed Home Depot Expo Center dated September, 1999, prepared by Omni-Means Engineers and the Director of Public Works. Any new planter pockets and medians islands created by the realignment shall be landscaped to the satisfaction of the Public Works Director, the Community Development Director, and the neighboring property owner. The Applicant/Developer shall notify and gain approval from the neighboring property owner before initiating any changes to the existing parking fields, and shall coordinate all improvements such that convenient and safe access to the existing buildings is maintained during construction of the parking lot improvements. At a minimum, a protected 6'-wide pedestrian walkway shall be maintained between the public sidewalk on Dublin Boulevard and the existing building occupied by Toys R Us and Montgomery Wards, and between the aforementioned building and the building occupied by the Lighthouse Bookstore, Pretty N Plump, and Target. CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? 27. Disabled Access. The site design shall include a PW Approval of PW pedestrian walkway from the building's front or Improvement primary entrance to the public sidewalk on Dublin Plans Boulevazd in conformance with the accessible route requirements of the California Building Code. Said route shall be separate from, and protected from vehicle traffic in the parking lot. 28. Signing and Striping Plan. A signage and striping PW Approval of PW plan for the parking lot shall be submitted to the Improvement Public Works Department for review and approval. Plans Said plan shall include dimensions of all drive aisles and parking stalls, along with detailed descriptions of all signs to be installed. All striping shall be new at the time of occupancy. ALA MEDA COUNTY -ZONE 7 29. Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard comply with all Alameda County Flood Control and PW Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. 30. Wells. Any water wells, cathodic protection wells or Zone 7, Issuance of Standard exploratory borings shown on the site plan that aze PW Grading known to exist, aze proposed, or are located during Permits field operations without a documented intent of future use filed with Zone 7, are to be closed prior to any demolition or construction activity. Said closures shall be in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services. Wells scheduled to remain shall be maintained in accordance with applicable groundwater protection ordinances. 31. Line J-2. Zone 7 owns and maintains Line J-2 that is Zone 7, Issuance of Zone 7 letter a 66-inch to 84-inch diameter buried RCP pipe. Zone PW Grading dated 7/16/99 7 has a 15-foot wide storm drain easement for this Permits pipe, which runs along the south property line of this project. Any work within this easement azea including hardscape/landscape improvements and/or connections to the existing pipe must be performed in accordance with an Encroachment Permit issued by Alameda County. A licensed Professional Engineer shall evaluate the capacity of the pipes to withstand the expected loading. The evaluation shall discuss the proximity of the proposed structures, minimum distances allowed to the proposed structures, live loads, and earth and pavement surcharge loads. The building's foundation shall be cazefully designed to avoid exerting forces that may over-stress the CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? structural integrity of the existing pipe. 32. Storm drain easement. The existing Zone 7 15-foot Zone 7, Issuance of Zone 7 letter wide storm drain easement shall be drawn and clearly PW Grading dated 7/16/99 labeled on a revised Site Plan. This Site Plan shall Permits also label the existing and proposed facilities, proposed landscaping, manholes, and all other relevant items that may fall within/near this easement. DUB LIN SAN RAMON SERVICES DISTRICT (DSRSD) 33. General Conditions a. Complete improvement plans shall be submitted to DSRSD Issuance of DSRSD that conform to the requirements of the DSRSD Code, the Building 5/10/2000 DSRSD "Standard Procedures, Specifications and Drawings Permits for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and policies, and all Recycled Water Design and Construction Standards. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each Building 5/10/2000 development project's demand. Layout and sizing of mains Permits shall be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to Approval of DSRSD DSRSD's existing sanitary sewer system. Pumping of Improvement 5/10/2000 sewage is discouraged and may only be allowed under Plans 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 value 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for Approval of DSRSD residential tracts or commercial developments shall be Improvement 5/10/2000 designed to be looped or interconnected to avoid dead-end Plans sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be Approval of DSRSD located in public streets rather than in off-street locations to Improvement 5/10/2000 the fullest extent possible. If unavoidable, public sewer or Plans water easements must be established over the alignment of each public sewer or water line in anoff-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement Issuance of DSRSD dedications for water and sewer lines shall be submitted to Grading 5/10/2000 and approved by DSRSD. Permit l0 CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD separate instrument irrevocably offered to DSRSD or by Final Map 5/10/2000 offer of dedication on the Final Map. h. All utility connection fees, plan-checking fees, inspection Issuance of DSRSD fees, permit fees, and fees associated with a wastewater Building 5/10/2000 discharge permit shall be paid to DSRSD in accordance with Permits the rates and schedules established in the DSRSD Code. i. All improvement plans for DSRSD facilities shall be signed Issuance of DSRSD by the District Engineer. Each drawing of improvement Building 5/10/2000 plans shall contain a signature block for the District Engineer Permits indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, aone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. j. No sewer line or water line construction shall be permitted Issuance of DSRSD unless the proper utility construction permit has been issued Building 5/10/2000 by DSRSD. A construction permit will only be issued after Permits and all of the DSRSD conditions herein have been satisfied. all DSRSD requirements k. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD 5/10/2000 harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. 1. The project is located within the District Recycled Water Completion of DSRSD Use Zone (Ord. 280), which calls for installation of recycled Improvements 5/10/2000 water irrigation systems to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available in the future. Unless specifically exempted by the District Engineer, compliance with Ordinance 280, as may be amended or superseded, is required. All irrigation facilities shall be subject to review for compliance with District and Department of Health Services Requirements for recycled water irrigation design. EMERGENCY SERVICES ALA MEDA COUNTY FIRE DEPARTMENT (ACFD) 34. Emergency Access and Water Supply. Emergency F Prior to UFC 1994, Sec Access and water supply shall be installed prior to combustible 1001.4 combustible storage on site or vertical construction. storage or Access shall be maintained during construction. vertical Acceptance is based on access plan approval by Fire construction CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? Prevention and field acceptance by the Department of Public Works. 35. Fire hydrants and Sre flow. Fire hydrants and fire F Building flow shall be sufficient to meet the minimum permit requirements for this project. 36. Fire apparatus roadways. Fire apparatus roadways F Building UFC 1994, Sec must have a minimum unobstructed width of 20 Feet permit 902.2.2.1 and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs and shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs and shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE-CVC 22500.1 ". The fire lane shall be recorded as an Emergency Vehicular Access Easement. 37. Sprinkler system. An approved automatic fire F Building sprinkler system shall be installed throughout. Permit 38. Sprinkler system monitoring. Sprinkler systems F. Building UFC 1994, Sec serving more than 100 heads shall be monitored by an Permit 1003.3 approved central station, U.L. listed and certificated for fire alarm monitoring. A copy of the U.L. listing must be provided to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, prior to scheduling the final test system. 39. Fire Extinguishers. Provide at least one 2A l OBC F Building UFC 1994, Sec portable fire extinguisher for each 6000 square feet of Permit 1002.1 floor area. Travel distance to an extinguisher shall not exceed 75 feet of travel distance and shall not be between floors. 40. Addresses. Approved numbers or addresses shall be F Occupancy UFC 1994, Sec placed on all new and existing buildings. The address 901.4.4 shall be positioned as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. 41. Furniture/Equipment Layout. Submit F Building UFC 1994, Sec furniture/equipment layout showing adequate aisles to Permit 1204.2.1 exit. 42. Knox Box. A Knox Box key lock system is required F Occupancy UFC 1994, Sec for the building. 10.203 POL ICE 43. Non-residential Security. The project shall comply PL, B, P Occupancy of Standard with the City of Dublin Non-residential Security Units Requirements. 12 CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? 44. Security view ports. All man doors shall be provided PL, P Occupancy of Standard with security view ports to prevent unauthorized entry. Units 45. Addressing and building numbers. Addressing and PL, B, P Occupancy of Standard building numbers shall be visible from the approaches Units to the building. Rear exist doors shall display the business name and address in three inch high lettering. 46. Final Lighting Plan. The applicant shall submit a PL, B, P Occupancy of Standard Final Lighting Plan for approval by the Dublin Police Units and the Director of Public Works. Exterior lighting shall be provided within the parking lot, around the entire perimeter of the building, and over exterior doors, and shall be of a design and placement so as not to cause glare onto adjoining properties, businesses or to vehicular traffic. Lighting used afrer daylight hours shall be adequate to provide for security needs (One foot candle). Wall lighting around the perimeters of the building should be supplied to provide "wash" security lighting as appropriate. 47. Exterior landscaping. Exterior landscaping shall be PL, P Occupancy of Standard kept at a minimal height and fullness giving patrol Units officers and the general public surveillance capabilities of the area. 48. Theft prevention and security program. The PL, P Ongoing Standard applicant shall work with the Dublin Police on an ongoing basis to establish an effective theft prevention and security system. 49. Graffiti. The Developer shall keep the site clear of PL, P Ongoing Standard graffiti vandalism on a regular and continuous basis at all times. Graffiti-resistant materials and foliage should be used. 50. Gates on walkway on north side of building: The PL, P Prior to Mitigation Applicant shall install gates, designed and occupancy or Measure No. 3 constructed to the satisfaction of the Dublin Police use of the Services, preventing access into the gap between the project project and the Target store to the north. The gates shall have panic hardware installed on the inside that cannot be accessed from the outside to facilitate emergency escape from the area between the project and the Target store. HAZARDOUS MATERIALS 51. Contaminated soil warning: Prior to issuance of a PL, PW Prior to Environmental grading permit for the project the applicant shall Grading Site Assessment notify contractors building the proposed Home Depot Permit and Mitigation EXPO Design Center to be alert to the potential of azea Measure No. 2 encountering contaminated soil during grading 13 CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? operations and to notify SGI if any suspect material is found. Tras h Enclosures 52. Trash Bin Enclosures. All trash bin enclosures shall PL, PW, Building Standard be 10 feet by 12 feet in size for a single bin and 10 by LDD Permit 18 feet in size for two bins. Bins shall not be larger than 4 yards in capacity. A 10-foot deep concrete apron shall be installed in front of the entire width of the enclosure. The enclosure shall have a 6-inch by 6- inch curb on the inside of the enclosure wall to protect the walls of the enclosure from the bins. The enclosure shall be built of concrete block or equivalent and shall have metal doors. Chain link doors are not permitted. The doors must be designed so that they can be locked closed and can also be held open with pin locks during loading. Trash bin enclosures shall be finished so that they are architecturally compatible with the related main structure. Trash bin enclosures shall be properly maintained and free of graffiti. All trash bins used for this site shall be located within the trash bin enclosure(s) at all times unless being emptied. The container shall be covered and shall meet the requirements of the County Health Code, the Dublin San Ramon Services District and the National Pollution Discharge Elimination System. The final location of trash enclosures shall be determined prior to submittal of building plans to the review and approval of the City Planning Department, Public Works Department and the Livermore Dublin Disposal Service. 53. Trash enclosures for adjacent land uses. The PL Building Standard Developer shall work with the appropriate Dublin Permit Place Shopping Center management authority to ensure that trash enclosures are provided for the Lighthouse Bookstore and other tenants of the structure between the project and the Target store. ARCHAEOLOGY 54. Archaeology -Should any prehistoric or historic PL, PW, B Final Mitigation artifacts be exposed during excavation and Inspection of Measure No. 1 construction operations, the Department of Grading Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of 14 CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standazdized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. ARCHITECTURE 55. The structure shall comply with the azchitectural PL Occupancy Standard drawings submitted by Greenberg Farrow Architecture dated received November 15, 1999, and shall generally conform to the colors and materials book dated received November 15, 1999, on file in the City of Dublin Department of Community Development tiiSi PS~ iF ~Ji• i"4i('~ iii!! 5' NF y+~i' iR.~S t~ ~ +~ iii ~I~'leIiSES h~!{~~1 i q: l;! ' i i!t! ~{: ~~ IE l,Sr~5k ~~~i~ i~ ~t i~~~tE~:!t. i l:I,i iR! ~~S tr.''.~i +~ ~'~S'~Q m ~:: , . 56. .:! .. +.+ .u Final Landscaping and Irrigation Plan. PL, PW Issuance of COA Applicant/Developer shall submit a Final Landscaping Building and Irrigation Plan, conforming to the requirements of Permits Section 8.72.030 of the Zoning Ordinance (unless otherwise modified by Conditions of this Resolution), stamped and approved by the Director of Public Works and the Director of Community Development. Alameda County Fire Department approval is also required where this project is adjacent to wildfire areas. That plan should generally conform to the Preliminary Landscape Plans dated received November 15, 1999. 57. Final Landscape Plan Review. The plant palette PL Issuance of COA varieties shall be shall be subject to review and Building approval of the Director of Community Development Permits and reviewed by the City's Landscape Architect to determine compatibility with reclaimed water use, where appropriate. An irrigation plan shall be submitted with Final Landscape Plans indicating that the system is designed for reclaimed water, where required by DSRSD. 58. Conflicts with Proposed Landscape Features. The PL, PW Approval of Standard final landscape and irrigation plans shall show Imp. Plans/ locations of all pedestrian lighting, utilities, drainage Issuance of ditches, and underdrains at bottom of slopes. Plans Building shall address tree planting within public service Permits easements to avoid conflicts with utilities and streetlights. 15 CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? 59. Standard Plant Material, Irrigation and PL, PW Issuance of Standard Maintenance Agreement. The Applicant/Developer Building shall complete and submit to the Dublin Planning Permits Department the Standard Plant Material, Irrigation and Maintenance Agreement. 60. Backllow Devises. Backflow devises shall be hidden PL Issuance of Standard from view by means of fencing, enclosures, Grading landscaping and/or berms. Permits 61. Water Efficient Landscape Regulations. PL, PW, Approval of Standard Applicant/Developer shall ensure that the Final DSR Final Landscaping and Irrigation Plan conforms to the City's Landscape Water Efficient Landscape Regulations, including Plans dual piping to facilitate future recycled water. 62. Lighting. Lighting in landscaped and hazdscaped PL, PW Approval of Standard azeas throughout the site shall be subject to the review Imp. Plans/ and approval of City's Landscape Architect, Planning, Issuance of and Public Works Departments, in consideration of Building IES standards for lighting in public/community areas. Permits A photometric plot shall be prepared to show the lighting intensity at all exterior areas of the site. Additional lighting shall be installed if the light levels at the ground surface fail to meet the standards set forth in the City's Security Ordinance. 63. Fire-Resistant and/or Drought Tolerant Plant PL, PW Approval of Standard Varieties. Final landscaping and irrigation plans shall Imp. Plans/ include fire-resistant and/or drought tolerant plant Issuance of varieties in the plant palette. Building Permits 64. Bicycle Parking. The Applicant/Developer shall PL, PW Completion of Standard install one bike rack designed to hold up to six Improvements bicycles. The location of the bike rack shall not encroach into any walkway area in a manner that would reduce the useable width of the walkway to less than 4'. The rack shall be located in a place with good visibility from both inside and outside of the building, and in an area which will be well lighted to discourage theft. 65. Landscaping west of the main drive aisle. The PL Occupancy Standard landscaping west of the main drive aisle including all trees, shrubs and planting for the arbors shall be installed prior to the occupancy or use of the building. 66. Landscaping east of the main drive aisle. The PW At the time PW landscaping east of the main drive aisle may be the parking deferred by means of a Deferred Improvement field is 16 CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? Agreement. The Agreement shall be entered into improved for between the Applicant/Developer and the City and the entire shall guarantee that the Applicant/Developer shall shopping work in cooperation with the neighboring property center owners to install the hazdscape, irrigation and landscaping improvements for this area at the time the remainder of the shopping center parking field is improved. All improvements shall be to the satisfaction of the Director of Public Works. The agreement shall have a term often yeazs. 67. Slopes in Landscaping Areas. The slope within landscaping areas shall not exceed 4 horizontal to 1 vertical (4:1). 68. Landscaping at Aisle Intersections. Landscaping at PL, PW Completion of Standazd aisle intersections and at the driveway entrances shall Improvements be such that vehicle sight distance as defined by the City of Dublin standards is not obstructed. Except For canopy trees, landscaping shall not grow to a height in excess of 30 inches above the curb in these areas. STANDARDS 69. Health, Design and Safety Standards. Prior to final PL, PW Occupancy of Standazd approval allowing occupancy of the building, the Unit physical condition of the site shall meet minimum health, design, and safety standazds including, but not limited to the following: a. The drive aisles and parking stalls shall be PL, PW Occupancy of Standard complete and free of building materials, dirt, Unit and/or debris to allow for safe traffic movements. b. All traffic striping and control signing in the PW Occupancy of Standard parking lot shall be repainted or installed to the Unit satisfaction of the Public Works Director. c. All new and existing pazking lot lights shall be PW Occupancy of Standard energized and functional. Unit d. Any required repairs to the street, curb, gutter, PW Occupancy of Standard and/or sidewalk that may create a hazard shall Unit be completed to the satisfaction of the Public Works Director. e. All sewer clean-outs, water meter boxes, and PW Occupancy of Standard other utility boxes shall be set to grade, and Unit appropriate covers shall be installed. f The building shall have Building Department PW, B Occupancy of Standard final approval for occupancy. Unit MISCELLANEOUS CONDITIONS 70. Parkland Dedication -The developer shall be PL Addressed in 13 required to pay a Public Facilities Fee in the amounts Development MM Matrix/ 17 CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? and at the times set forth in City of Dublin Resolution Agreement Parks letter No. 32-96, adopted by the City Council on Mazch 26, dated 2/26/98 1996, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. No credit against the dedication requirement shall be given for open space within this project. 71. Compliance With Requirements. F, PW, Approval of Standard Applicant/Developer shall comply with all applicable PO, Zone Improvement requirements of the Alameda County Fire Department, 7, DSR, Plans Public Works Department, Dublin Police Service, PL Alameda County Flood Control District Zone 7, and Dublin San Ramon Services District. 72. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit thirteen (13) sets of Building construction plans to the Building Department for plan Permits check. Each set of plans shall have attached a copy of these Conditions of Approval with the "How is Condition Satisfied?" column filled out. 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 participating non-City agencies prior to issuance of building permits. 73. Containment of Trash & Debris. Measures shall be PW During PW taken to contain all construction-related trash, debris, Construction and materials on-site until proper disposal can be arranged. The Applicant/Developer shall keep the adjoining public streets and sidewalk azea clean and free of dirt, debris, and materials at all times during the construction period. All costs associated with the City's efforts to mitigate a hazard as a result of the Applicant's/Developer's failure to comply shall be borne by the Applicant/Developer. 74. Temporary Construction Fencing. The use of PW, B During PW temporazy construction fencing shall be installed to Construction safeguard the public during construction of the new building and site improvements. Said fencing shall be subject to the review and approval of the Public Works Director and the Building Official. 75. Aboveground Utility Screening. All above-ground PL, PW Approval of Standard utilities that cannot be placed underground (i.e. Improvement backflow prevention devices, electrical transformers) Plans shall be screened using landscaping or an architectural is CONDITION TEXT RESPON. WHEN HOW IS AGENCY REQ'D CONDITION Prior to: SATISFIED? feature acceptable to the Director of Community Development and Public Works Director. ENE RGY CONSERVATION 76. Energy Conservation. Building plans shall PL, PW Issuance of Standard demonstrate the incorporation of energy conservation Building measures into the design, construction, and operation Permits of the proposed development. PASSED, APPROVED AND ADOPTED this 23rd day of May, 2000. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director g:99029\ccsdrreso 19 CITY OF DUBLIN STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL Attachment "A" Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. GENERAL: 1. Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List". 2. An encroachment permit shall be secured from the Director of Public Works for any work done within the public right-of--way where the work is not covered under the public improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed within a Caltrans right-of--way or that impacts their facilities. 3. Applicant/Developer is responsible for the construction site and construction safety at all times 4. Construction of the project shall be conducted so as to minimize the effect of the construction on the existing community and on the occupants of any new homes as they are completed, as required by the Environmental Impact Report. Applicant/Developer shall submit a Construction Noise Management Program/Construction Impact Reduction Plan for review and approval by the Director of Public Works prior to issuance of grading permit. The following measures shall be taken to reduce construction impacts and shall be included in the Construction Noise Management Program/Construction Impact Reduction Plan: a) Offsite truck traffic shall be routed as directly as practical between the freeway (I-580) and the job site, and as approved by the Director of Public Works. b) Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit from the City as required by the Director of Public Works prior to hauling of any oversized and/or overweight loads on City streets. c) The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported offsite. Recycled or other non-potable water resources shall be used where feasible. d) Construction equipment shall not be left idling while not in use. e) All construction equipment shall be fitted with noise muffling devises. f) Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. g) Mud and dust that are carried onto street surfaces by construction vehicles shall be cleaned up on a daily basis. h) Excavation haul trucks shall use tarpaulins or other effective covers. ATTACHMENT A TO EXHIBIT A TO ATTACHMENT 4 i) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. j) Houses will be constructed in phases so that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. k) During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works. 1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 1. All inactive portions of the construction site shall be seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent excessive amounts of dust. 3. Onsite vehicle speeds shall be limited to 15 mph. 4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. 5. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. m) Construction interference with regional non-project traffic shall be minimized by: 1. Scheduling receipt of construction materials to non-peak travel periods. 2. Routing construction traffic through areas of least impact sensitivity. 3. Limiting lane closures and detours to off-peak travel periods. 4. Providing ride-share incentives for contractor and subcontractor personnel. n) Emissions control of onsite equipment shall be minimized through a routine mandatory program oflow-emissions tune-ups. o) During construction, noise control and construction traffic mitigation measures within residential neighborhoods and on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. 5. Applicant/Developer shall designate proposed haul routes, and shall repair damage to County roads used as haul routes, or damaged by construction activity. An agreement shall be made with the County, in the form of a letter, that is satisfactory to the County. A copy of the agreement shall be submitted to the City of Dublin. If determined to be necessary by the County, a permit shall be issued by the County which addresses the repair of any damaged portions of County roads, and/or contribution to future overlay projects. 6. Construction and grading operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 2 G:\pa99029/standardconditions 7. Should any prehistoric or historic artifacts be exposed during excavation and construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground-breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 8. Applicant/ Developer shall ensure that stationary source emissions associated with project development are minimized and shall meet the following requirements: a) The houses shall be designed to meet or exceed the requirements of Title 24 of the Califomia Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. b) The project will utilize curbside recycling, which will reduce the amount of solid wastes from the project which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. c) During rough grading the construction site will be regularly watered to contain dust, and afrer construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. 9. ApplicanUDeveloper shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. The use of rodenticides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 10. Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a biological survey of the project site (Preconstruction Survey). The Preconstruction Survey shall be prepared by a biologist that is approved and hired by the City prior to commencement of work. The survey shall examine whether any sensitive species exist on or adjacent to the site and if they exist, shall include protection plans for the species. Applicant/Developer shall be responsible for the cost of the survey and for City Staff review of the survey. Applicant/Developer shall submit the survey a minimum of twenty-one (21) days prior to the anticipated habitat modification date so that the City will have adequate time for review of the survey. Applicant/Developer shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design to protect sensitive species as a result of the survey. Determination of the significance of the discovery shall be determined by the Director of Community Development. Should any Kit Foxes be discovered on the site either during the Preconstruction Survey or during project construction, Applicant/Developer shall be responsible for complying with the Kit Fox Protection Plan. BONDS SECURITIES & AGREEMENTS: 11. Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material (50% of improvement costs) securities and a cash monumentation bond to guarantee 3 G:\pa99029/standardcondi[ions the installation of project improvements, including streets, drainage, monumentation, grading, utilities and landscaping subject to approval by the Director of Public Works prior to approval of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits. 12. The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin. The Development Agreement shall include an infrastructure sequencing program and shall be recorded. The Vesting Tentative Map shall expire at the standard time of two and one half (2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 13. Applicant/Developer shall enter into an Improvement Agreement with the City for all project improvements prior to issuance of improvement permits. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing onsite and offsite project improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. 14. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the Director of Public Works as necessary to insure restoration of the site to a stable and erosion- resistant state if the project is terminated prematurely. 15. Prior to acceptance of the project as complete and release of the Faithful Performance Bond or securities by the City: a) All improvements and landscaping shall be installed as per the approved Improvement Plans and Specifications. b) An as-built landscaping plan prepared by the Project Landscape Architect shall be submitted and a declaration by the Project Landscape Architect that all work was done under his/her supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works. c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer shall be submitted to the City. d) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests shall be submitted to the City. e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work was done under their supervision and in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications and that the finished graded building pads are within t 0.1 feet in elevation of those shown on approved plans shall be submitted to the City. 4 G:\pa99029/standardcondi[ions f) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall be submitted to the City for City mapping purposes. 16. Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance bond or security may be replaced with a Maintenance bond that is equal to 25% of the value of the Performance security. The Maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 17. The Labor and Materials bond or security is released in accordance with the City's Subdivision Ordinance and the Subdivision Map Act and after acceptance of the improvements. 18. Applicant/Developer, and any parties or individuals granted rights-of--entry by 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, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. IMPROVEMENTS AND DEDICATIONS: 19. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats prior to issuance of building permits and prior to filing the Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 20. A current title report and copies of the recorded deeds of all parties having any recorded title interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for adjoining properties and easements which are no more than 6 months old as of the date of submittal shall be submitted as deemed necessary by the Director of Public Works. 21. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right of ways. 22. Layout and design of the project parking, striping, drive aisles, and sidewalks within the project shall be configured to maximize safety, circulation, convenience, and sight distance per the City of Dublin zoning ordinance, standard plans and details, and current policies as approved by the Director of Public Works. Final detailed layout and design of internal private and public streets and drive aisles must be approved by the ACFD and Director of Public Works. 5 G:\pa99029/s[andardconditions 23. All improvements along streets within the subdivision and as required offsite (including curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works and only after the Subdivision Improvement Agreement has been approved and required bonds and fees have been delivered to the City. 24. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1 % and a maximum gradient of 5%. 25. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 26. All public sidewalks must be within City right of way or in a pedestrian easement except as specifically approved by the Director of Public Works. 27. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 28. Applicant/Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements (including grading, stockpiling and storing of equipment or material) required outside of the project. The easements and/or rights-of--entry shall be in writing and copies shall be furnished to the Director of Public Works prior to issuance of any grading permits. 29. The boundary of parcels and the exterior boundary of the project shall be survey monumented at completion of construction of project improvements. The centerline of City and private streets and new boundaries shall be survey monumented and set in accordance with the City of Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3) permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works. 30. Applicant/Developer shall be responsible for transitioning existing improvements to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. 31. Applicant/Developer shall install all water, gas, sewer, underground electric power, cable television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived in writing by the Director of Public Works. 32. ApplicanUDeveloper shall show in the project construction documents the locations of all transformers, vaults and electrical boxes, double detector check valves, and joint trenches that will service the site with electricity, fire protection water system, telephone and CATV to the buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be underground. All above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and the Director of Public Works. 6 G:\pa99029/standardconditions 33. Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, Type and location of street and yazd lights that shall be reviewed and approved to the satisfaction of the Director of Public Works prior to construction. 34. Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County Fire Department standards. Applicant/Developer shall comply with applicable Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Roman Services District requirements. 35. Applicant/Developer shall submit a utilities service report and plan (including a composite base map showing the location, phasing and construction of all existing and proposed utilities) prior to issuance of grading permits and to the satisfaction of the Public Works Director and Community Development Director along with documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each residence and building within the project by the applicable utility companies and shall indicate when such service will be available. 36. Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence building within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 37. All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public street right of ways and/or public service easements as directed by the Director of Public Works and shall be sized to meet utility company standards. 38. All transmission lines shall be constructed away from sensitive areas unless otherwise approved by the Director of Public Works. 39. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 40. A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all street frontages unless otherwise determined by the Director of Public Works, in addition to all other easements required by the utility companies or governmental agencies. 41. Applicant/Developer shall construct a recycled water line and contract with the Dublin San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common areas prior to occupancy of affected units. The plans for these facilities shall be reviewed and approved by DSRSD and the City of Dublin Public Works Department. 42. The landscaped common areas of the project shall have laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable water connection prior to occupancy of any building. Recycled water lines shall be installed to 7 G:\pa99029/s[andardconditions serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 43. Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain improvements of the project for review and approval by the Director of Public Works prior to issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 44. For all storm drains located outside of the public right of way, a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the Director of Public Works. 45. Applicant/Developer shall provide an access road and turn-around and maintenance easement for access to all storm drainage detention facilities and trash racks. 46. ApplicanUDeveloper shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that are necessary as a result of drainage impacts of this project will be constructed to the satisfaction to of the Director of Public Works prior to occupancy of any building. 47. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 48. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public stone drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 49. Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1 square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a drainage area greater than 5 square miles shall be designed to meet the capacity of a 100 year storm. 50. All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 51. No buildings or other structures shall be constructed within a storm drain easement. 52. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto slopes. 53. Applicant/Developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works shall determine which requirements shall apply. 8 G:\pa99029/s[andardcondi[ions 54. A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of development. The design, height, and location of the fences/walls shall be subject to approval of the Community Development Director and Director of Public Works. Wall sections shall not be butted together but separated by pilasters unless otherwise approved by the Director of Public Works. 55. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the abutting property or adjacent lots within the subdivision, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and any fence or wall height shall be measured from the top of grade on the higher side of the retaining wall or slope. 56. All wall or fence heights shall be a minimum 6 feet high (except in those locations where Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound attenuation wall is required). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. 57. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the ApplicanUDeveloper or by the homeowners association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right of way. 58. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area on both sides in order to facilitate maintenance by the property owners. GRADING AND DRAINAGE: 59. The grading plan designs for this Vesting Tentative map shall be designed in conformance with the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils report for the project shall include recommendations 1) for foundations, decks and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. Both the project civil engineer and the project soils engineer must sign the grading plans. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. 60. The soils engineer or his technical representative must be present at the project site at all times during grading operations. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted and approved by the Director of Public Works. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 61. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site for review and approval by the City prior to issuance of grading permit, and (as a minimum) 9 G:\pa99029/standardcondi[ions shall design the grading plan based on the recommendations outlined in said report, and as required by the City's Grading Ordinance. 62. Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and sedimentation control plan for the post-construction period shall be prepared by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post- construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented and in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the ApplicanUDeveloper's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. 63. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, ApplicanUDeveloper shall submit details as to how it will be done and routes of travel for the Director of Public Work's approval. 64. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 65. In the 100-yeaz Flood Hazazd Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished elevation above the 100-year flood level. ApplicanUDeveloper shall prove to the City that the proposed building pads are a minimum of 1 foot above a 100-year storm event prior to issuance of grading permits. 66. ApplicanUDeveloper shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, ApplicanUDeveloper shall construct retaining walls along the rear yard lot lines and/or side yard lot lines so that each lot will drain directly to its respective front street. All grading plans shall be reviewed and approved by the Director of Public Works prior to issuance of grading permits. 67. ApplicanUDeveloper shall not change the overall drainage patterns of the existing topography by the grading construction of this project. 68. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system or adjacent landowner shall grant a drainage easement. 69. No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and approved by the Director of Public Works. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 10 G:\pa99029/s[andardcondi[ions TRAFFIC AND CIRCULATION: 70. ApplicanUDeveloper shall submit a Line and Striping Plan to the Director of Public Works for review and approval prior to issuance of building permits. The plan shall show include interim lane and access configurations and transitions, as approved by the Director of Public Works. 71. ApplicanUDeveloper shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on the bus route and location and size of proposed bus stops and shelters within and on the periphery of the proposed project. The location and configuration of all bus stops and shelters shall be constructed by Applicant/Developer under the direction of the City's Director of Public Works prior to occupancy of any building. 72. ApplicanUDeveloper shall be responsible for payment of traffic impact fees (TIFs) adopted by the City Council at the time of issuance of building permits including, but not limited to, the Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations. 73. All construction traffic and parking may be subject to specific requirements, as determined by the Director of Public Works, in order to minimize construction interference with regional non- project traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to issuance of grading permit. 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the City of Dublin subject to plan approval by the Director of Public Works. 75. A street sign naming plan for the internal street system shall be submitted and shall be subject to approval of the Community Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change of street name for subsequent changes in direction. Street name signs shall display the name of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe. NPDES(GENERALI: 76. For projects disturbing five (5) acres or more, ApplicanUDeveloper shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. Applicant/Developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at the construction site at all times. Fueling and maintenance of vehicles shall be done offsite unless an approved fueling and maintenance area has been approved as part of the SWPPP. 77. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the grading plan. II G:\pa99029/standardconditions 78. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. 79. Construction access routes shall be limited to those approved by the Director of Public Works and shall be shown on the approved grading plan. 80. Applicant/Developer shall gather all construction debris daily and place it in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, tarps shall be used on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 81. All debris from the sidewalk, street pavement and storm drain system adjoining the project site shall be removed by Applicant/Developer on a daily basis or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 82. Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas before sweeping. 83. Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm drain inlets and existing inlets in the vicinity of the project site prior to: a) Start of the rainy season (October 15) b) Site de-watering activities, c) Street washing activities, d) Saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 84. Applicant/Developer shall maintain a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the project site that have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling" flyer for more information. 85. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 86. Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by the Director of Public Works and implemented by the contractor. 87. The project improvement plans shall include storm water pollution prevention measures for the operation and maintenance of the project and shall be reviewed and approved by the Director of t2 G:\pa99029/s[andardconditions Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water runoff. The project plan shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handboo% California Storm Water Best Management Practice Handbooks, State Construction Best Management Practices Handbook and Regional Water quality Control Board's Erosion and Sediment Control Field Manual. 88. Applicant/Developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 89. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat stormwater runoff When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 90. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method approved by the Department of Public Works. 91. All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required as deemed necessary by the Director of Public Works. NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT): 92. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the stone drain system. BMPs should be implemented to prevent potential stone water pollution. Applicant/Developer shall implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 94. All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. 95. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 13 G:\pa99029/standardconditions 96. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works. 97. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 98. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works for review and approval prior to the issuance of any building permits. 99. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 100. Commercial car washes shall be designed so that no wash water shall discharge to the storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 101. Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 102. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to or greater than the area within the grade break or fuel dispensing area, as defined above. The cover must not drain onto the fuel dispensing area. 103. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the rest of the site by a grade break that prevents run-on of storm water to the extent practicable. 14 G: \pa99029/standardcondi[i ons The fuel dispensing azea is defined as extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of 1 foot, whiche`rer is less. 104. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary sewer connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the dischazge. These requirements shall be required for automotive related businesses. 105. All loading dock azeas must be designed to minimize "run-on" or runoff from the azea. Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill clean-up. 106. The design, location, maintenance requirements, and maintenance schedule for any stormwater quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION): 107. A homeowners association shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining stormwater BMPs associated with improvements and landscaping. CC&R's creating the homeowners association shall be reviewed and approved by the City or County Attorney prior to the recordation of the Final/Parcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stormwater BMPs associated with privately owned improvements and landscaping shall be maintained by the association. 15 G:\pa99029/standardcondi[ions