HomeMy WebLinkAbout8.1 Att 8 Exh A CC reso SDR Hotel RESOLUTION NO. XX-16
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT
FOR A 127-ROOM, FOUR-STORY HOTEL ON A TWO (2.00) ACRE SITE
FOR THE GRAFTON PLAZA MIXED USE PROJECT
PLPA 2015-00015
WHEREAS, Zenique Hotels, represented by Rupesh Patel, has requested approval
of a Site Development Review Permit for a 127-room, four-story hotel on a two-acre site
consistent with a proposed Planned Development rezoning and related Stage 2 Development
Plan for the Grafton Plaza mixed use project; and
WHEREAS, the Grafton Plaza project site is 12 23 acres located at the southeast
corner of Dublin Boulevard and Grafton Street in the Eastern Dublin Specific Plan area (APN
985-0061-010); and
WHEREAS, in addition to the requested Site Development Review Permit, the Grafton
Plaza mixed use project also includes applications for 1) Planned Development rezoning
and related Stage 2 Development Plan; 2) Site Development Review (PLPA 2013-00057)
and Vesting Tentative Map 8293 for 115 residential townhouse condominium units, and 3)
Vesting Tentative Parcel Map 10365 which subdivides the 12.23 acre site into three parcels
The proposed development and applications are collectively known as Grafton Plaza (the
"Project"); and
WHEREAS, the project site currently is vacant land; and
WHEREAS, the General Plan land use designation of the project site is Mixed Use
2/Campus Office; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
CEQA Guidelines and City Environmental Regulations require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, a Mitigated Negative Declaration (MND) was previously prepared in 2010
which addressed the currently proposed mixed use project, including the hotel component
The MND was prepared in accordance with the California Environmental Quality Act based
upon previous CEQA reviews. The previous CEQA reviews include the Eastern Dublin EIR
(SCH 91103064) and the Area H Mitigated Negative Declaration (SCH 99112042) The 2010
Mitigated Negative Declaration and previous CEQA documents are available for review at
City Hall during normal business hours; and
WHEREAS, Staff reviewed the current project against the prior CEQA reviews and
related approvals to determine if any further analysis is required. The project is consistent
with the 2010 approvals and the development assumed in the prior EIR and MNDs, and is
subject to all previously adopted mitigation measures, as applicable. Based on Staff's
review, the City has determined that no further environmental review would be required since.
a) no new significant impacts were identified beyond those in the prior CEQA reviews; b) the
EXHIBIT A TO
ATTACHMENT 8
proposed hotel project would not cause the original project to exceed the thresholds identified
in previous environmental analyses for this development site; and c) the environmental
impacts of this hotel project were fully addressed and within the scope of the previous
environmental documentation and analyses, including the EIR and two MNDs, and
WHEREAS, on February 9, 2016, the Planning Commission adopted Resolution 16-XX
recommending that the City Council approve a Site Development Review Permit for a 127-
room, four story hotel based on the findings and Conditions of Approval contained herein, which
resolution is incorporated herein by reference; and
WHEREAS, on , 2016, the City Council held a properly noticed public hearing
on the Project, including the proposed Site Development Review Permit for the 127-room 4-
story hotel development, Planned Development rezoning with related Stage 2 Development
Plan, Site Development Review Permit and Vesting Tentative Map 8293 for 115 residential
townhouse condominium units, and Vesting Tentative Parcel Map 10365, at which time all
interested parties had the opportunity to be heard; and
WHEREAS, on , 2016, the City Council adopted Ordinance XX-16 approving a
Planned Development rezoning with related Stage 2 Development Plan; and
WHEREAS, a Staff Report for the City Council, dated , 2016 and incorporated
herein by reference, described and analyzed the Project, including the Site Development
Review permit for the 127-room, four-story, commercial class hotel; and
WHEREAS, the City Council did hear and consider all said reports, recommendations
and testimony herein above set forth and used its independent judgment to evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and
correct and made a part of this resolution.
BE IT FURTHER RESOLVED THAT that the City Council of the City of Dublin hereby
makes the following findings and determinations regarding the proposed Site Development
Review Permit for the 127-room, 4-story hotel for the Grafton Plaza mixed use project.
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning
Ordinance, with the General Plan and any applicable Specific Plans and design
guidelines because: Development of the hotel under the Planned Development zoning
and the related Stage 2 Development Plan will be harmonious and compatible with
existing and future development in the surrounding area in that the hotel development
will 1.) help integrate 3 uses on-site complying with the Mixed Use/Campus Office
Land Use designation in the General Plan and Eastern Dublin Specific Plan; 2.) at
the same time provide pedestrian and circulation linkages from adjacent commercial
and residential areas; and 3.) encourage common gathering places, plaza areas and
opportunities to access open space, complying with the development standards
established in the Planned Development Ordinance for the mixed use Project.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) the project contributes to orderly, attractive, and harmonious site and structural
development compatible with the intended use, proposed subdivision, and the
surrounding properties; and 2) the project complies with the development regulations
set forth in the Zoning Ordinance where applicable and as adopted for PD Ordinance
2
10-10 and Planned Development rezoning and related Stage 2 Development Plan
PLPA 2015-00048.
C. The design of the project is appropriate to the City, the vicinity, surrounding
properties, and the lot in which the project is proposed because: 1) the size and mass
of the proposed hotel is consistent with other existing and approved commercial
development in the surrounding area; 2) the project will contribute to the diversity of a
mixed use project; and 3)the project will serve the market segment anticipated for this
area.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the hotel development envelope is part of a mixed use project and
conforms to an integrated site design; 2) the hotel will implement all applicable prior
adopted mitigation measures, and 3) the project site is fully served by public services
and existing roadways.
E. Impacts to existing slopes and topographic features are addressed because: 1) the
hotel Project is required to comply with all previously adopted mitigation measures
affecting grading and site stability; 2) grading on the site will ensure that the site
drains away from any structures and complies with the Regional Water Quality
Control Board requirements; and 3) grade differentials between building envelopes
and setback or rights-of-way have proper separation.
F. Architectural considerations including the character, scale and quality of the design,
site layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) the hotel Project provides a high degree of
design and landscaping to complement existing uses in the area; 2) the structures
reflect the architectural styles and properties developed in the Eastern Dublin Specific
Planning Area; 3) the materials proposed will be consistent with other commercial and
residential projects in the Eastern Dublin Specific Plan Area; and 4) the color and
materials proposed for the hotel will be coordinated among the other structures on
site.
G. Landscape considerations, including the location, type, size, color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment for
the public because: 1) generous landscaping is proposed to provide an attractive view
of both the hotel site and the surrounding project elements, and; 2) landscaping in
common areas is integrated among uses within the Grafton Plaza project, including
the hotel; and 3) the project will conform to the requirements of the Stage 2
Development Plan and the Water Efficient Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the hotel project site provides opportunities
for pedestrian and bicycle circulation; and 2) the hotel project site will be integrated
with the commercial and residential elements and with the adjacent Water Quality
Basin which has a pedestrian circulation system and serves as open space partially
accessible to the public.
3
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves
the Site Development Review Permit for a 127-room, four-story hotel as shown on plans
prepared by Urban Studio William Hezmalhalch Architects, Inc., Gates + Associates Landscape
Architecture, and Hawkins & Associates Engineering, Inc. dated received January 21, 2016
subject to the following Conditions of Approval.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to
approval of final map, and shall be subject to Planning Division review and approval.
The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW]
Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and
Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services
District; [LOO] Livermore Dublin Disposal; [CO] Alameda County Department of
Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation
District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and CHS
California Department of Health Services.
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
PLANNING
1. Approval. This Site Development Review PL On-going Planning
approval is for the Grafton Plaza hotel (PLPA-
2013-00035) and is subject to the approval of
the Planned Development rezoning with related
Stage 2 Development Plan. This approval shall
be as generally depicted and indicated on the
project plans prepared by MacKay and Somps,
KTGY Group Architecture + Planning, and R3
Studios dated received January 21, 2016, on file
in the Community Development Department,
and other plans, text, and diagrams relating to
this Site Development Review, and as specified
as the following Conditions of Approval for this
project.
2. Permit Expiration. Construction or use shall PL One Year After DMC
commence within one (1) year of Permit Effective Date 8.96.020.
approval or the Permit shall lapse and become D
null and void. If there is a dispute as to whether
the Permit has expired, the City may hold a
noticed public hearing to determine the matter.
Such a determination may be processed
concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires,
a new application must be made and processed
4
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
according to the requirements of this Ordinance.
3. Time Extension. The original approving PL Prior to DMC
decision-maker may, upon the Applicant's Expiration Date 8.96.020.
written request for an extension of approval prior E
to expiration, upon the determination that all
Conditions of Approval remain adequate and all
applicable findings of approval will continue to
be met, grant an extension of the approval for a
period not to exceed six (6) months. All time
extension requests shall be noticed and a public
hearing shall be held before the original hearing
body.
4. Compliance. The Applicant/Property Owner PL On-going DMC
shall operate this use in compliance with the 8.96.020.
Conditions of Approval of this Site Development F
Review Permit, the approved plans and the
regulations established in the Zoning Ordinance
Any violation of the terms or conditions specified
may be subject to enforcement action.
5. Revocation of Permit. The Site Development PL On-going DMC
Review approval shall be revocable for cause in 8.96.020.
accordance with Section 8.96.020.1 of the Dublin 1
Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to
citation.
6. Requirements and Standard Conditions. The Various Building Permit Standard
Applicant/ Developer shall comply with Issuance
applicable City of Dublin Fire Prevention Bureau,
Dublin Public Works Department, Dublin
Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority,
Alameda County Public and Environmental
Health, Dublin San Ramon Services District and
the California Department of Health Services
requirements and standard conditions. Prior to
issuance of building permits or the installation of
any improvements related to this project, the
Developer shall supply written statements from
each such agency or department to the Planning
Department, indicating that all applicable
conditions required have been or will be met.
7. Required Permits. Developer shall obtain all PW Building Permit Standard
permits required by other agencies including, but Issuance
not limited to Alameda County Flood Control and
Water Conservation District Zone 7, California
5
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the
permits to the Public Works Department.
8. Fees. Applicant/Developer shall pay all Various Building Permit Various
applicable fees in effect at the time of building Issuance
permit issuance, including, but not limited to,
Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services
District fees, Public Facilities fees, Dublin Unified
School District School Impact fees, Fire Facilities
Impact fees, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and
Water Connection fees; or any other fee that
may be adopted and applicable.
9 Indemnification. The Developer shall defend, ADM On-going Administr
indemnify, and hold harmless the City of Dublin ation/City
and its agents, officers, and employees from any Attorney
claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal
board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator, or any other department,
committee, or agency of the City to the extent
such actions are brought within the time period
required by Government Code Section 66499 37
or other applicable law; provided, however, that
the Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying the Developer of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
10. Clarification of Conditions. In the event that PW On-going Public
there needs to be clarification to the Conditions Works
of Approval, the Director of Community
Development and the City Engineer have the
authority to clarify the intent of these Conditions
of Approval to the Developer without going to a
public hearing. The Director of Community
Development and the City Engineer also have
the authority to make minor modifications to
these conditions without going to a public
hearing in order for the Developer to fulfill
6
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
needed improvements or mitigations resulting
from impacts to this project.
11 Clean-up. The Applicant/Developer shall be PL On-going Planning
responsible for clean-up & disposal of project
related trash to maintain a safe, clean and litter-
free site. _
12. Modifications. Modifications or changes to this PL On-going DMC
Site Development Review approval may be 8.104.10
considered by the Community Development 0
Director if the modifications or changes
proposed comply with Section 8 104.100 of the
Zoning Ordinance.
13. Lighting. Lighting is required over exterior PL, PW Building Permit Municipal
entrances/doors Exterior lighting used after Issuance Code
daylight hours shall be adequate to provide for
security needs.
14. Public Art Compliance — The proposed project PL Development Planning
is subject to compliance with the City's Public Art
Ordinance. The Ordinance requires the
Applicant's contribution to be .5% of the
aggregate value of the hotel construction to be
determined and calculated by the City's Building
Official. This calculation would be made and
compliance exhibits developed at a later time in
conjunction with the Site Development Review.
BUILDING
15. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes Completion Condition
and ordinances in effect at the time of building
permit.
16. Retaining Walls. All retaining walls over 30 B Through Standard
inches in height and in a walkway shall be Completion Condition
provided with guardrails. All retaining walls over
24 inches with a surcharge or 36 inches without
a surcharge shall obtain permits and inspections
from the Building & Safety Division
17. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit five (5) sets of Building Permits Condition
construction plans to the Building & Safety
Division for plan check Each set of plans shall
have attached an annotated copy of these
Conditions of Approval. 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
7
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
resolutions attached to each set of plans.
Applicant/Developer will be responsible for
obtaining the approvals of all participation non-
City agencies prior to the issuance of building
permits.
18. Construction Drawings. Construction plans B Issuance of Standard
shall be fully dimensioned (including building building permits Condition
elevations) accurately drawn (depicting all
existing and proposed conditions on site), and
prepared and signed by a California licensed
Architect or Engineer. All structural calculations
shall be prepared and signed by a California
licensed Architect or Engineer. The site plan,
landscape plan and details shall be consistent
with each other.
19. Air Conditioning Units Air conditioning units B Occupancy of Standard
and ventilation ducts shall be screened from Unit Condition
public view with materials compatible to the main
building and shall not be roof mounted. Units
shall be permanently installed on concrete pads
or other non-movable materials approved by the
Chief Building Official and Director of
Community Development. Air conditioning units
shall be located such that each dwelling unit has
one side yard with an unobstructed width of not
less than 36 inches. Air conditioning units shall
be located in accordance with the PD text.
20 Temporary Fencing. Temporary Construction B Through Standard
fencing shall be installed along the perimeter of Completion Condition
all work under construction.
21. Addressing B Standard
a) Provide a site plan with the City of Prior to release Condition
Dublin's address grid overlaid on the of addresses
plans (1 to 30 scale) Highlight all exterior
door openings on plans (front, rear,
garage, etc.). The site plan shall include
a single large format page showing the
entire project and individual sheets for
each neighborhood 3 copies on full size
sheets and 5 copies reduced sheets.
b) Provide plan for display of addresses. Pnorto
The Building Official shall approve plan permitting
prior to issuance of the first building
permit. (Prior to permitting)
22. Engineer Observation. The Engineer of record B Scheduling the Standard
8
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
shall be retained to provide observation services final frame Condition
for all components of the lateral and vertical inspection
design of the building, including nailing, hold-
downs, straps, shear, roof diaphragm and
structural frame of building. A written report
shall be submitted to the City Inspector prior to
scheduling the final frame inspection.
23. Foundation. Geotechnical Engineer for the B Permit issuance Standard
soils report shall review and approve the Condition
foundation design. A letter shall be submitted to
the Building Division on the approval.
24. Copies of Approved Plans. Applicant shall B 30 days after Standard
provide City with 2 reduced (1/2 size) copies of permit and each Condition
the City of Dublin stamped approved plan. revision
issuance
25. Cool Roofs. Flat roof areas shall have their B Through Standard
roofing material coated with light colored gravel Completion Condition
or painted with light colored or reflective material
designed for Cool Roofs.
26. Solar Zone —CA Energy Code B Through Standard
Show the location of the Solar Zone on the site Completion Condition
plan. Detail the orientation of the Solar Zone.
This information shall be shown in the master
plan check on the overall site plan, the individual
roof plans and the plot plans. This condition of
approval will be waived if the project meets the
exceptions provided in the CA Energy Code.
27. Accessible Parking. The required number of B Through CA
parking stalls, the design and location of the Completion Building
accessible parking stalls shall be as required by Code
the CA Building Code.
28. Accessory Structures. Building permits are B Through CA
required for all trash enclosures and associated Completion Building
amenities/structures and are required to meet Code
the accessibility and building codes.
29 No Build Covenant. Pursuant to Dublin B Prior to
Municipal Code Section 7 32.130, frontage open Permitting
area used for frontage increase shall not be
allowed unless or until the owner of the required
yard shall file an agreement binding such owner,
his heirs, and assignees, to set aside the
required yard as unobstructed space having no
improvements. After execution by the owner
and Building Official, such covenant shall be
recorded in the Alameda County Recorder's
Office, and shall continue in effect so long as an
9
NO. i Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
oversized building remains or unless otherwise
released by authority of the Building Official.
30. CASp Services. The owner or applicant for the B Prior to
project shall retain the services of a private Permitting
Certified Access Specialist (CASi). The CASi Prior to
shall review the project plans prior to submission Occupancy
to the City and inspect the building and site prior
to occupancy. Prior to issuance of permits the
CASi shall submit a letter to the City that they
have reviewed the plans for compliance. Prior to
any occupancy of the building the CASi shall
submit a letter to the City that they have
inspected the building.
LANDSCAPING
31. Final landscape plans, irrigation system P Issuance of the Standard
plans. building permit
Tree preservation techniques, and guarantees,
shall be reviewed and approved by the Dublin
Planning Division prior to the issuance of the
building permit. All such submittals shall insure:
a. That plant material utilized will be capable
of healthy growth within the given range
of soil and climate.
b. That proposed landscape screening is of
a height and density so that it provides a
positive visual impact within three years
from the time of planting.
c. That unless unusual circumstances
prevail, at least 75% of the proposed
trees on the site are a minimum of 15
gallons in size, and at least 50% of the
proposed shrubs on the site are minimum
of 5 gallons in size.
d. That a plan for an automatic irrigation
system be provided which assures that all
plants get adequate water.
e. That concrete curbing is to be used at the
edges of all planters and paving surfaces
where applicable.
f. That all cut and fill slopes conform to the
master vesting tentative map and
conditions detailed in the Site
Development Review packet.
g. That all cut and fill slopes graded and not
constructed by September 1, of any given
year, are hydroseeded with perennial or
10
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
native grasses and flowers, and that
stockpiles of loose soil existing on that
date are hydroseeded in a similar
manner.
h. Cut and/or fill slopes exceeding a 3:1
grade shall be stabilized with jute netting
or approved equal to control erosion.
Trees planted on slopes that exceed a 3:1
grade shall be installed with approved
rock slope protection above and below
the tree pit to catch grade.
i. That the area under the drip line of all
existing oaks, walnuts, etc., which are to
be saved are fenced during construction
and grading operations and no activity is
permitted under them that will cause
soil compaction or damage to the tree, if
applicable.
j. That a warranty from the owners or
contractors shall be required to warranty
all shrubs and ground cover, all trees, and
the irrigation system for one year.
That a permanent maintenance agreement on all
landscaping will be required from the owner
insuring regular irngation, fertilization and weed
abatement, if applicable.
32. Water Efficient Landscaping Regulations. P Issuance of the Standard
The Applicant shall meet all requirements of the building permit
City of Dublin's Water-Efficient Landscaping
Regulations, Section 8.88 of the Dublin
Municipal Code.
33. Open Space Areas. Open space areas shall be P Issuance of the Standard
planted and irrigated to create landscape that is building permit
attractive, conserves water, and requires
minimal maintenance.
34. Plant Clearances. All trees planted shall meet P Issuance of any Standard
the following clearances: building permit
a. 6' from the face of building walls or roof
eaves
b. 7' from fire hydrants, storm drains,
sanitary sewers and/or gas lines
c. 5' from top of wing of driveways,
mailboxes, water, telephone and/or
electrical mains
d. 15' from stop signs, street or curb sign
returns
e. 20' from either side of a streetlight
11
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
35. Irrigation System Warranty. The applicant P Issuance of any Standard
shall warranty the irrigation system and planting building permit
for a period of one year from the date of
installation. The applicant shall submit for
the Dublin Community Development Department
approval a landscape maintenance plan for the
Common Area landscape including a reasonable
estimate of expenses for the first five years
36. Walls, Fences and Mailboxes. Applicant shall P Issuance of any Standard
work with staff to prepare a final wall, fencing building permit
and mailbox plan that is consistent with Dublin
Municipal Code and adjacent subdivisions.
Mailbox locations shall be integrated within the
landscape and shall comply with USPS
requirements.
37. Sustainable Landscape Practices. The P Issuance of any Standard
landscape design shall demonstrate compliance building permit
with sustainable landscape practices as detailed
in the Bay-Friendly Landscape Guidelines by
earning a minimum of 60 points or more on the
Bay-Friendly scorecard, meeting 9 of the 9
required practices and specifying that 75% of the
non-turf planting only requires occasional, little
or no shearing or summer water once
established. Final selection and placement of
trees, shrubs and ground cover plants shall
ensure compliance with this requirement.
Herbaceous plants shall be used along walks to
reduce maintenance and the visibility of the
sheared branches of woody ground cover plants.
Planters for medium sized trees shall be a
minimum of six feet wide. Small trees or shrubs
shall be selected for planting areas less than six
feet wide.
38. Copies of Approved Plans. The Applicant P Issuance of any Standard
shall provide the City with one full size copy, one building permit
reduced (1/2 sized) copy and one electronic
copy of the approved landscape plans prior to
construction.
CIVIL CONDITIONS
39. Plans Coordination: Civil Improvement P Issuance of the Standard
Plans, Joint Trench Plans, Street Lighting Plans building permit
and Landscape Improvement Plans shall be
submitted on the same size sheet and plotted at
the same drawing scale for consistency,
improved legibility and interdisciplinary
coordination.
40. Utility Placement and Coordination: Utilities P Issuance of the Standard
12
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
shall be coordinated with proposed tree building permit
locations to eliminate conflicts between trees
and utilities. Submit typical utility plans for each
house type to serve as a guide during the
preparation of final grading, planting and utility
plans. Utilities may have to be relocated in
order to provide the required separation between
the trees and utilities. Submit a tree/utility
coordination plan for City review and approval at
a maximum scale of 1"=20' with each submittal
of the construction documents until the
construction documents are approved.
41. Enhanced/Embellished Paving: Embellished P Issuance of the Standard
paving areas in roadways shall be 80 mm unit building permit
pavers over a concrete base for durability.
42. Parking Lot Islands: Parking lot islands shall P Issuance of the Standard
be a minimum of eight feet wide to provide for building permit
the minimum of six feet for the planting of trees
with a 12" wide step-out band.
43. Utility Screening: Screen Air Conditioner P Issuance of the Standard
condensers and backflow prevention units building permit
greater than 3" in diameter with walls to match
the building architecture and to provide both
sound deadening and visual screening of the
utilities.
44. Tree Preservation. Tree preservation P Issuance of the Standard
techniques, and guarantees, shall be reviewed building permit
and approved by the Dublin Planning Division
prior to the issuance of the building permit.
45. Planting and Irrigation. P Issuance of the Standard
building permit
a. Planting area for trees shall be a minimum
of five feet clear of utilities or pavement.
b. The design shall utilize plant material will
be capable of healthy growth within the
given range of soil and climate.
c. Provide landscape screening that is of a
height and density provide a positive visual
impact within three years from the time of
planting.
d. Provide that 75% of the proposed trees on
the site are a minimum of 24" box in size,
and at least 50% of the proposed shrubs
on the site are minimum of 5 gallons in
size.
e. Provide concrete curbing at the edges of
13
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
all planters and paving surfaces where
applicable.
f. That all cut and fill slopes conform to the
master vesting tentative map and
conditions detailed in the Site
Development Review packet.
g. Specify that the area under the drip line of
all existing oaks, walnuts, etc., which are
to be saved are fenced during construction
and grading operations and no activity is
permitted under them that will cause
soil compaction or damage to the tree, if
applicable.
h. Include a warranty from the owners and/or
contractors to warrant all trees, shrubs and
ground cover and the irrigation system for
one year from the date of project
acceptance by the City.
46. Irrigation System Warranty. The applicant P Issuance of the Standard
shall warranty the irrigation system and planting building permit
for a period of one year from the date of
installation. The applicant shall submit for
the Dublin Community Development
Department approval a landscape maintenance
plan for the Common Area landscape including a
reasonable estimate of expenses for the first five
years.
PUBLIC WORKS—PROJECT SPECIFIC CONDITIONS
47. Off-Site Improvements: The following off-site PW Improvement Project
improvements shall be constructed in Plans Specific
conjunction with the Hotel development and in
conformance with the Overall Phasing Plan,
Hotel Phase, Sheet PD2.05.3, in the Stage 2
Planned Development binder dated
January 15, 2016 (unless already constructed by
a preceding phase of the overall Grafton Plaza
development):
a) Surface frontage improvements along
Grafton Street and Street 'B'.
b) Surface and underground improvements
for Street 'B', to the west boundary of the
Residential parcel.
c) Underground improvements within Street
'A', to the south end of Street 'A' and as
otherwise necessary to provide service to
the Hotel development.
14
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
48. Pedestrian walkways along Grafton Street PW Improvement Public
and Street 'B'. The proposed pedestrian Plans Works
walkway along the Grafton Street and Street 'B'
frontages of the site shall meet the current
ADA/Title 24 standards and shall have a
contrasting decorative finish that is similar to the
existing sidewalks along Grafton Street.
49. Public Improvements. All public improvements PW Improvement Public
shall conform to the City of Dublin Standard Plans Works
Plans and design requirements and as approved
by the City Engineer.
50. Grading Plan. The Grading Plan shall be in PW Improvement Public
conformance with the recommendations of the Plans Works
Geotechnical Report and the City design
standards & ordinances. In case of conflict
between the soil engineer's recommendations
and City ordinances, the City Engineer shall
determine which shall apply.
51. Site Plan. On-site improvements shall be PW Improvement Public
designed in accordance with the approved Plans Works
project plans, specifically Civil Sheets C-1 and
C-2, and the Architectural Site Plan, Sheet Al 0,
in the Site Development Review booklet dated
January 18, 2016. If there are conflicts between
the Civil Site Plan and the Architectural Site
Plan, the Community Development Director shall
determine which plan shall be followed.
52. Accessible Path of Travel. All walkways from PW Improvement Public
the public and private sidewalks to the site shall Plans and Works
be as shown on the approved plans, and shall Through
be in conformance with current California Completion of
Building Code and ADA requirements for Improvements
accessibility.
53. Site Accessibility Requirements/Driveways. PW Improvement Public
All parking spaces for the disabled, and other Plans and Works
physical site improvements, including the Through
proposed driveways shall comply with current Completion of
California Building Code and ADA requirements Improvements
for accessibility.
54. Pavement Grades. Slopes at asphalt pavement PW Improvement Public
shall be a minimum of 1.0% for drainage and a Plans Works
maximum of 5% at parking areas (unless
otherwise required at parking spaces for the
disabled). Exceptions to this standard can be
considered by the City Engineer on a case-by-
case basis to account for unusual design
15
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
circumstances.
55. Vehicle Parking. All on-site and off-site vehicle PW Improvement Public
parking spaces shall conform to the following: Plans Works
a) All parking spaces shall be double striped
using 4" white lines set 2 feet apart in
accordance with City Standards and
§8.76 070 (A) 17 of the Dublin Municipal
Code.
b) 12"-wide concrete step-out curbs shall be
constructed at each parking space where
one or both sides abut a landscaped area
or planter.
c) Where wheel stops are shown, individual
6' long wheel stops shall be provided
within each parking space in accordance
with City Standards.
d) A minimum 2' radius shall be provided at
curb returns and curb intersections where
applicable.
Curbs at inside corners at the ends of parallel
parking bays shall be rounded to a minimum 20'
radius.
56. Bicycle Parking. Bicycle parking shall be PW Improvement Public
provided in accordance with California Green Plans Works
Building Standards Code Section 5.106.4.
Location of the bicycle parking shall be subject
to the review and approval of the City Engineer.
57. Striping Plan. A Striping Plan showing all PW Improvement Public
proposed striping within public and private Plans Works
streets shall be submitted for review and
approval by the City Engineer.
58. Street Signs. Applicant/Developer shall furnish PW Improvement Public
and install street name signs, traffic signs & Plans and Works
traffic pavement markings within adjacent streets Occupancy
as required by the City Engineer.
59. Signs and Pavement Markings. The PW Improvement Public
Applicant/Developer shall be responsible for the Plans and Works
following on-site traffic signs and pavement Occupancy
markings:
a) Accessible parking signs and legends per
current California Building Code and ADA
accessibility requirements.
b) The word "Compact" shall be stenciled on
the pavement surface within each
compact parking space.
c) "No Stopping/Fire Lane" as required by
the Alameda County Fire Department
16
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
d) No Dumping-Drains to Bay" storm drain
medallions per City Standard Detail CD-
704 shall be placed on all public and
private storm drain inlets.
60. Project signs. All proposed project monument PW Improvement Public
signs shall be placed on private property. The Plans Works
signs should ideally be located outside any
easement areas, but exceptions can be made by
the City Engineer. Any signage located in an
easement is subject to removal and replacement
at the expense of the Applicant/property owner if
needed by the easement holder.
61. Lighting. The Applicant/Developer shall PL, PW, Improvement Planning
prepare a photometric plan to the reasonable PO Plans
satisfaction of the City Engineer, Director of
Community Development, the City's Consulting
Landscape Architect and Dublin Police Services.
The photometric plan shall show lighting levels
which takes into consideration poles, low walls
and other obstructions. Exterior lighting shall be
provided within the surface parking lot and on
the building, and shall be of a design and
placement so as not to cause glare onto
adjoining properties, businesses or to vehicular
traffic. Lighting used after daylight hours shall
be adequate to provide for security needs The
parking lot lights shall be designed to eliminate
any pockets of high and low illuminated areas.
Prior to Occupancy, the Applicant shall request
an inspection of the lighting levels in the
structure to determine if lighting is sufficient. If
additional lights are required to be installed to
meet the 1.0 foot-candle requirement, the
Applicant shall do so prior to Occupancy.
62. Trash Enclosure. Applicant shall coordinate PW Improvement Public
the trash enclosure location and the size of the Plans Works
enclosure with AVI and the City to ensure
adequate capacity to serve the future restaurant
and retail tenants. Trash enclosure shall meet all
requirements set forth in the Dublin Municipal
Code (DMC), Chapter 7 98 and design details
shall be shown on the Site Improvement Plans.
63. Water and Sewer Facilities. PW Improvement Public
Applicant/Developer shall construct all potable Plans Works
and recycled water and sanitary sewer facilities
required to serve the project in accordance with
17
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
DSRSD master plans, standards, specifications
and requirements.
64. Fire Hydrants. Fire hydrant locations shall be PW Improvement Public
approved by the Alameda County Fire Plans Works
Department. A raised reflector blue traffic
marker shall be installed in the street opposite
each hydrant.
65. FDC connectors. All FDC connectors and PW Improvement Public
double detector-check valves shall be placed so Plans Works
as to be easily accessible for maintenance and
operations.
66. Underground Utilities. All public utilities shall PW Improvement Public
be located and provided within public utility Plans Works
easements and sized to meet utility company
standards.
67. Trench Cut Street Restoration. When one (1) PW Acceptance of Public
or more longitudinal or three (3) or more Improvements Works
transverse trench cuts are required in a public
street, the Developer shall perform a minimum
two inch (2") grind and asphalt concrete overlay
of the street to the satisfaction of the City
Engineer. Limits of the grind and overlay to be
performed will be determined by the City
Engineer based on the location and proximity of
the trench cuts.
68. Utility Vaults. To the maximum extent PL, PW Improvement Public
practicable, all utility vaults, boxes and Plans Works
structures shall be underground and placed in
landscape areas and screened from public view.
All utility vaults, boxes and structures shall be
shown on landscape plans and approved by the
City Engineer and Community Development
Director prior to construction.
69. Underground Obstructions. Prior to PW Grading/ Public
demolition, excavation and grading on any Sitework Permit Works
portion of the project site, all underground
obstructions (i.e. debris, septic tanks, fuel tanks,
barrels, chemical waste) shall be identified and
removed pursuant to Federal, State and local
regulations and subject to the review and
approval by the City. Excavations shall be
properly backfilled using structural fill, subject to
the review and approval of the City Engineer.
70. Trash Capture. The project shall incorporate full PW Improvement Public
trash capture measures such as inlet filters or Plans Works
hydrodynamic separators to address the
18
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
requirements of Provision C.10 of the current
Regional Water Quality Control Board (RWQCB)
Municipal Regional Permit (MRP) to the
satisfaction of the City Engineer.
71. Stormwater Treatment Measures PW Improvement Public
Maintenance Agreement. Applicant/Developer Plans Works
shall enter into an Agreement with the City of
Dublin that guarantees the property owners
perpetual maintenance obligation for all trash
capture measures installed as part of the project.
The Agreement shall be recorded against the
property and shall run with the land.
72. Hydrology and Hydraulic Calculations. PW Improvement Public
Hydrology and Hydraulic Calculations shall be Plans Works
provided for the design of the on-site and off-site
storm drain system.
73. Geotechnical Report and Recommendations: PW Improvement Public
The Applicant/Developer shall provide a site Plans Works
specific geotechnical report prepared by a
geotechnical engineer. The geotechnical
engineer shall certify that the project design
conforms to the report recommendations prior to
the approval of the Improvement Plans. All
report recommendations shall be followed during
the course of grading and construction.
74. Erosion Control During Construction. PW Improvement Public
Applicant/Developer shall include an Erosion Plans and Works
and Sediment Control Plan with the Grading and Through
Improvement plans for review and approval by Completion of
the City Engineer/Public Works Director. Said Improvements
plan shall be designed, implemented, and
continually maintained pursuant to the City's
NPDES permit between October 1st and April
15th or beyond these dates if dictated by rainy
weather, or as otherwise directed by the City
Engineer/Public Works Director.
75. Construction Noise Management Plan. PW During Public
Applicant/Developer shall prepare a Construction Works
Construction Noise Management Plan, to be and Grading
approved by the City Engineer and Community Activities
Development Director, which identifies
measures to be taken to minimize construction
noise on surrounding developed properties. The
Plan shall include hours of construction
operation, use of mufflers on construction
equipment, speed limit for construction traffic,
19
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
haul routes and identify a noise monitor. Specific
noise management measures shall be included
in the project plans and specifications.
76. Construction Hours. Construction and grading PW During Public
operations shall be limited to weekdays (Monday Construction Works
through Friday) and non-City holidays between
the hours of 7:30 a.m and 5:30 p.m. The
Applicant/Developer may request permission to
work on Saturdays and/or holidays between the
hours of 8:30 am and 5:00 pm by submitting a
request form to the City Engineer no later than
5:00 pm the prior Wednesday. Overtime
inspection rates will apply for all Saturday and/or
holiday work.
77. Temporary Fencing. Temporary Construction PW Through Public
fencing shall be installed along perimeter of all Completion of Works
work under construction to separate the Improvements
construction operation from the public. All
construction activities shall be confined to within
the fenced area. Construction materials and/or
equipment shall not be operated or stored
outside of the fenced area or within the public
right-of-way unless approved in advance by the
City Engineer/Public Works Director.
78. Graffiti. The Applicant/Developer and/or PW Ongoing Public
building tenant(s) shall keep the site clear of Works
graffiti vandalism on a regular and continuous
basis. The Applicant/Developer is encouraged to
use graffiti-resistant paint for the structures and
film for windows or glass whenever possible.
79. Damage/Repairs. The Applicant/Developer PW Occupancy Public
shall be responsible for the repair of any Works
damaged pavement, curb & gutter, sidewalk, or
other public street facility resulting from
construction activities associated with the
development of the project.
80. Landscaping. Applicant/Developer shall PL, PW Approval of Planning/
construct all landscaping within the site and Landscape Plan Public
along the project frontage to the street curb and Works
gutter.
81. Backflow Prevention Devices. The Landscape PL, PW, Approval of Planning
Plan shall show the location of all backflow F Landscape Plan
prevention devises. The location and screening
of the backflow prevention devices shall be
reviewed and approved by City staff.
82. Root Barriers and Tree Staking. The PL, PW Approval of Planning
20
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
landscape plans shall provide details showing Landscape Plan
root barriers and tree staking meeting current
City specifications.
83. Ownership and Maintenance of PW Ongoing Public
Improvements. Ownership and maintenance of Works
roadway, parking lot, landscaping and common
area improvements shall be by the Hotel
Property Owner's Association as shown on the
Overall Maintenance Plan, Sheet PD2.04, in the
Stage 2 Planned Development binder dated
January 15, 2016.
84. Easements. The Applicant/Developer shall PW Grading/ Public
acquire easements, and/or obtain rights-of-entry Sitework Permit Works
from the adjacent property owners for any
improvements on their property. The easements
and/or rights-of-entry shall be in writing and
copies shall be furnished to the City Engineer.
Ingress and egress easements, emergency
vehicle access easements, storm drain
easements, water line easements, sanitary
sewer easements and joint use parking
easements will be required as and to the extent
needed, between parcels. The easements shall
be subject to the approval of the City Engineer.
85. Zone 7 Impervious Surface Fees. Applicant PW Building Permit Public
shall complete a "Zone 7 Impervious Surface Works
Fee Application" and submit an accompanying
exhibit for review by the Public Works
Department. Fees generated by this application
will be due at issuance of the Building Permit.
86. Grading/Sitework Permit. The applicant shall PW Start of Public
apply for and obtain a Grading/Sitework Permit Construction Works
from the Public Works Department for all site
improvements and grading work. The
Grading/Sitework Permit will be based on the
final set of civil plans and will not be issued until
all of plan check comments have been resolved.
87. Construction Permit. Applicant shall obtain PW Grading/ Public
necessary permits or permission from the Sitework Permit Works
applicable property owners to construct
improvements within adjacent off-site properties.
88. Occupancy Permit Requirements. Prior to PW Occupancy Public
issuance of an Occupancy Permit, the physical Works
condition of the project site shall meet minimum
health and safety standards including, but not
limited to the following:
21
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
a) Lighting for the building and parking lot
shall be adequate for safety and security.
Exterior lighting shall be provided for
building entrances/exits and pedestrian
walkways. Security lighting shall be
provided as required by Dublin Police.
b) All construction equipment, materials, or
on-going work shall be separated from the
public by use of fencing, barricades,
caution ribbon, or other means reasonably
approved by the City Engineer/Public
Works Director.
c) All fire hydrants for the building shall be
operable and easily accessible to City and
ACFD personnel.
All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) for the building shall be installed and
fully functional.
PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL
89 Developer shall comply with the City of Dublin PW Ongoing Standard
Public Works Standard Conditions of Approval Condition
contained below ("Standard Condition") unless
specifically modified by Project Specific
Conditions of Approval above.
90. The Developer shall comply with the Subdivision PW Ongoing Standard
Map Act and the City of Dublin Subdivision Condition
Ordinance in effect at the time of the filing of the
Final Parcel Map
91. The Developer shall defend, indemnify, and hold PW Ongoing Standard
harmless the City of Dublin and its agents, Condition
officers, and employees from any claim, action,
or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set
aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or
any other department, committee, or agency of
the City related to the project to the extent such
actions are brought within the time period
required by Government Code Section 66499.37
or other applicable law; provided, however, that
the Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying the Developer of any said
claim, action, or proceeding and the City's full
22
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
cooperation in the defense of such actions or
proceedings.
92. In the event that there needs to be clarification to PW Ongoing Standard
these Conditions of Approval, the Director of Condition
Community Development and the City Engineer
have the authority to clarify the intent of these
Conditions of Approval to the Developer without
going to a public hearing. The Director of
Community Development and the City Engineer
also have the authority to make minor
modifications to these conditions without going
to a public hearing in order for the Developer to
fulfill needed improvements or mitigations
resulting from impacts of this project.
93. If there are conflicts between the Tentative Map PW Ongoing Standard
approval and the SDR approval pertaining to Condition
mapping or public improvements the Tentative
Map shall take precedent.
PERMITS
94. Developer shall obtain an Encroachment Permit PW Prior to Start of Standard
from the Public Works Department for all Work Within Condition
construction activity within the public right-of-way Public Right of
of any street where the City has accepted the Way
improvements. The encroachment permit may
require surety for slurry seal and restriping At
the discretion of the City Engineer an
encroachment for work specifically included in
an Improvement Agreement may not be
required.
95. Developer shall obtain all permits required by PW Prior to Start of Standard
other agencies including, but not limited to Work Condition
Alameda County Flood Control and Water
Conservation District Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the
permits to the Public Works Department.
SUBMITTALS
96. The Developer will be responsible for submittals PW Approval of Standard
and reviews to obtain the approvals of all Final Parcel Condition
participating non-City agencies. Map
97. Developer shall provide the Public Works PW Approval of Standard
Department a digital vectorized file of the Final Parcel Condition
"master" files for the project when the Final Map Map
has been approved. Digital raster copies are not
acceptable. The digital vectorized files shall be
?3
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
in AutoCAD 14 or higher drawing format.
Drawing units shall be decimal with the precision
of the Final Map. All objects and entities in
layers shall be colored by layer and named in
English. All submitted drawings shall use the
Global Coordinate System of USA, California,
NAD 83 California State Plane, Zone Ill, and
U.S. foot.
FINAL MAP
98. The Final Map shall be substantially in PW Approval of Standard
accordance with the Tentative Map approved Final Parcel Condition
with this application, unless otherwise modified Map
by these conditions. Multiple final maps may be
filed in phases, provided that each phase is
consistent with the tentative map, that phasing
progresses in an orderly and logical manner and
adequate infrastructure is installed with each
phase to serve that phase as a stand-alone
project that is not dependent upon future
phasing for infrastructure.
99. All rights-of-way and easement dedications PW Approval of Standard
required by the Tentative Map shall be shown on Final Parcel Condition
the Final Parcel Map. Map
100. Any phasing of the final mapping or PW Prior to Standard
improvements of a Tentative Map is subject to Approval of Condition
the approval and conditions of the City Engineer. Final Parcel
Map
EASEMENTS
101. The Developer shall obtain abandonment from PW Approval of Standard
all applicable public agencies of existing Final Parcel Condition
easements and right-of-ways that will no longer Map
be used, if any.
FIRE
102 Site Plan. F On going Standard
The site plan shall show sufficient detail to
reflect an accurate and detailed layout of the site
for review and record purposes. The site plan
shall show a scale that will allow sufficient
details for review purposes and include, but not
be limited to the following:
• The site parking and circulation layout
including fences, gates, fire lane locations
and turnarounds.
• Location of all fire appliances including
24
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
fire hydrants, fire connections, fire
sprinkler risers, and fire control valves.
• The location of all building openings
including the exit discharge pathway for
building exits. Note the location of exit
lighting for these pathways as well.
• The location of any overhead obstructions
and their clearances
• The location of property lines and
assumed property lines between buildings
on the same property as well as any
easements.
103. Fire Access. Fire access is required to be F On going Standard
approved all-weather access. Show on the plans
the location of the all-weather access and a
description of the construction Access road
must be designed to support the imposed loads
of fire apparatus.
104. Hydrants & Fire Flows. Show the location of F On going Standard
any on-site fire hydrants and any fire hydrants
that are along the property frontage as well as
the closest hydrants to each side of the property
that are located along the access roads that
serves this property. Provide a letter from the
water company indicating what the available fire
flow is to this property.
105. New Fire Sprinkler System & Monitoring F On going Standard
Requirements
In accordance with The Dublin Fire Code, fire
sprinklers shall be installed in the building. The
system shall be in accordance with the NFPA
13, the CA Fire Code and CA Building Code.
Plans and specifications showing detailed
mechanical design, cut sheets, listing sheets
and hydraulic calculations shall be submitted to
the Fire Department for approval and permit
prior to installation.
106. Fire Alarm (detection) System Required F On going Standard
A Fire Alarm-Detection System shall be installed
throughout the building so as to provide full
property protection, including combustible
concealed spaces, as required by NFPA 72. The
system shall be installed in accordance with
NFPA 72, CA Fire, Building, Electrical, and
Mechanical Codes.
25
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
If the system is intended to serve as an
evacuation system, compliance with the
horn/strobe requirements for the entire building
must also be met. All automatic fire
extinguishing systems shall be interconnected to
the fire alarm system so as to activate an alarm
if activated and to monitor control valves.
Delayed egress locks shall meet requirements of
C.F.C.
107. Fire apparatus roadways shall have a F On going Standard
minimum unobstructed width of 20 feet and an
unobstructed vertical clearance of not less
than 13 feet 6 inches. Roadways under 36
feet wide shall be posted with signs or shall
have red curbs painted with labels on one side;
roadways under 28 feet wide shall be posted
with signs or shall have red curbs painted with
labels on both sides of the street as follows:
"NO STOPPING FIRE LANE - CVC 22500.1".
1. Fire apparatus roadways must extend to
within 150 ft. of the most remote first
floor exterior wall of any building.
2. The maximum grade for a fire apparatus
roadway is 12%.
3. Fire apparatus roadways in excess of
150 feet in length must make provisions
for aooroveq apparatus turnarounds.
108 Gates Approvals. Fencing and gates that cross F On going Standard
pedestrian access and exit paths as well as
vehicle entrance and exit roads need to be
approved for Fire Department access and egress
as well as exiting provisions where such is
applicable. Plans need to be submitted that
clearly show the fencing and gates and details of
such. This should be clearly incorporated as part
of the site plan with details provided as
necessary.
109. Hydrants & Fire Flows. Show the location of F On going Standard
any on-site hydrants and any fire hydrants that
are along the property frontage as well as the
closest hydrants to each side of the property that
are located along the access roads that serves
this property. Provide a letter from the
D.S.R.S.D. indicating what the available fire flow
is to this property. Hydrant spacing shall meet
D.S.R.S.D. standard as to type and distance
26
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
between hydrants
110. Addressing. F On going Standard
Addressing shall be illuminated or in an
illuminated area The address characters shall
be contrasting to their background.
Building Address. The building shall be
provided with all addresses or the assigned
address range so as to be clearly visible
from either direction of travel on the street
or alley the address references. Lighted
addresses shall be placed over the garage
doors. The address characters shall not be
less than 5 inches in height by 1-inch stroke.
Larger sizes may be necessary depending on
the setbacks and visibility.
Multi-Tenants. Where a building has multiple
tenants, address shall also be provided near
the main entrance door of each tenant space.
The address shall be high enough on the
building to be clearly visible from the driveway,
street or parking area it faces even when
vehicles are parked.
111. FIRE ACCESS DURING CONSTRUCTION F On going Standard
Fire Access. Access roads, turnarounds,
pullouts, and fire operation areas are Fire
Lanes and shall be maintained clear and free of
obstructions, including the parking of vehicles.
Entrances. Entrances to job sites shall not be
blocked, including after hours, other than by
approved gates/barriers that provide for
emergency access.
Site Utilities.
Site utilities that would require the access road
to be dug up or made impassible shall be
installed prior to combustible construction
commencing.
Entrance flare, angle of departure, width, turning
radii, grades, turnaround, vertical clearances,
road surface, bndges/crossings, gates/key-switch,
'7
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
& within required 150-ft. distance to Fire Lane
Fire access is required to be approved all-
weather access. Show on the plans the location
of the all-weather access and a description of
the construction. Access road must be
desianed to support the imposed loads of
fire apparatus.
USE OF 1.5-2" ROCK OF MINIMUM 4"
DEPTH ALLOWED DURING LIMITED PERIOD
PRIOR TO FIRST LIFT OF ASPHALT AS
REQUIRED IN PLAN REVIEW.
DSRSD
112. Complete improvement plans shall be submitted DSRSD Issuance of any Standard
to DSRSD that conform to the requirements of the building permit
Dublin San Ramon Services District Code, the
DSRSD "Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies
113. All mains shall be sized to provide sufficient DSRSD Issuance of any Standard
capacity to accommodate future flow demands building permit
in addition to each development project's
demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master
planning.
114. Sewers shall be designed to operate by gravity DSRSD Issuance of any Standard
flow to DSRSD's existing sanitary sewer system. building permit
Pumping of sewage is discouraged and may
only be allowed under extreme circumstances
following a case by case review with DSRSD
staff. Any pumping station will require specific
review and approval by DSRSD of preliminary
design reports, design criteria, and final plans
and specifications. The DSRSD reserves the
right to require payment of present worth 20 year
maintenance costs as well as other conditions
within a separate agreement with the applicant
for any project that requires a pumping station.
115. Domestic and fire protection waterline systems DSRSD Issuance of any Standard
for Tracts or Commercial Developments shall be building permit
designed to be looped or interconnected to avoid
dead end sections in accordance with
requirements of the DSRSD Standard
Specifications and sound engineering practice.
28
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
116 DSRSD policy requires public water and sewer DSRSD Issuance of any Standard
lines to be located in public streets rather than in building permit
off-street locations to the fullest extent possible.
If unavoidable, then public sewer or water
easements must be established over the
alignment of each public sewer or water line in
an off-street or private street location to provide
access for future maintenance and/or
replacement
117. Prior to approval by the City of a grading permit DSRSD Issuance of any Standard
or a site development permit, the locations and building permit
widths of all proposed easement dedications for
water and sewer lines shall be submitted to and
approved by DSRSD
118. All easement dedications for DSRSD facilities DSRSD Issuance of any Standard
shall be by separate instrument irrevocably building permit
offered to DSRSD or by offer of dedication on
the Final Map.
119. Prior to approval by the City for Recordation, the DSRSD Issuance of any Standard
Final Map shall be submitted to and approved by building permit
DSRSD for easement locations, widths, and
restrictions.
120. Prior to issuance by the City of any Building DSRSD Issuance of any Standard
Permit or Construction Permit by the Dublin San building permit
Ramon Services District, whichever comes first,
all utility connection fees including DSRSD and
Zone 7, plan checking fees, inspection fees,
connection fees, and fees associated with a
wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
121 Prior to issuance by the City of any Building DSRSD Issuance of any Standard
Permit or Construction Permit by the Dublin San building permit
Ramon Services District, whichever comes first,
all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each
drawing of improvement plans shall contain a
signature block for the District Engineer
indicating approval of the sanitary sewer or
water facilities shown Prior to approval by the
District Engineer, the applicant shall pay all
required DSRSD fees, and provide an
engineer's estimate of construction costs for the
sewer and water systems, a performance bond,
a one-year maintenance bond, and a
comprehensive general liability insurance policy
29
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
in the amounts and forms that are acceptable to
DSRSD. The applicant shall allow at least 15
working days for final improvement drawing
review by DSRSD before signature by the
District Engineer.
122. No sewer line or waterline construction shall be DSRSD Issuance of any Standard
permitted unless the proper utility construction building permit
permit has been issued by DSRSD. A
construction permit will only be issued after all of
the items in Condition No. 9 have been satisfied.
123. The applicant shall hold DSRSD, its Board of DSRSD Issuance of any Standard
Directors, commissions, employees, and agents building permit
of DSRSD harmless and indemnify and defend
the same from any litigation, claims, or fines
resulting from the construction and completion of
the project.
124. Improvement plans shall include recycled water DSRSD Issuance of any Standard
improvements as required by DSRSD. Services building permit
for landscape irrigation shall connect to recycled
water mains. Applicant must obtain a copy of
the DSRSD Recycled Water Use Guidelines and
conform to the requirements therein.
125. DSRSD has communicated these Conditions of DSRSD Issuance of any Standard
Approval for the project verbally in previous building permit
meetings on this project.
126. The project is located within the District DSRSD Issuance of any Project
Recycled Water Use Zone (Ord. 3on which calls building permit Specific
for installation of recycled water irrigation
systems to allow for the future use of recycled
water for approved landscape irrigation
demands. Recycled water will be available as
described in the DSRSD Water Master Plan
Update, December 2005. Unless specifically
exempted by the District Engineer, compliance
with Ordinance 301, as may be amended or
superseded, is required. Applicant must submit
landscape irrigation plans to DSRSD. All
irngation facilities shall be in compliance with
District's "Recycled Water Use Guidelines" and
Dept. of Health Services requirements for
recycled water irrigation design
127. The applicant shall coordinate with the District DSRSD Issuance of any Project
and Alameda County Fire Department on building permit Specific
required fire flows. The present interim water
system is capable of providing a maximum of
3,500 gallons per minute of fire flow to the site. A
30
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
future reservoir is anticipated to be constructed
which will allow for a fire flow of 4,500 gallons
per minute. The applicant shall hold the District
harmless over the use of an interim water
system for fire protection.
PASSED, APPROVED, AND ADOPTED this_day of , 2015 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G IPAI2015PLPA-2015-00048 Grafton PlazaPC Mfg 2916 PD Rez Tmap SDRIREVISED DOCSIcc reso approving grafton plaza hotel
sdr docx
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