HomeMy WebLinkAboutPC Reso06-21 Appv Lowe's SDR PA05-030
RESOLUTION NO. 06-21
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR LOWE'S HOME IMPROVEMENT
WAREHOUSE LOCATED AT THE SOUTHWEST CORNER OF DUBLIN BOULEVARD AND
GRAFTON STREET AND BORDERED BY DUBLIN BOULEVARD AND NORTHSIDE DRIVE
IN AREA H OF DUBLIN RANCH (APN 985-0036-009)
P A 05-030
WHEREAS, the Applicant, Charter Properties, has requested approval of a Site Development
Review for the construction of a Lowe's Home Improvement Warehouse with 138,135 square feet of
retail with a 31,369 square foot garden center and related improvements on approximately :!:12.24 acres of
land, located in a portion of Area H of Dublin Ranch, within the Eastern Dublin Specific Plan, at the
southwest corner of Dublin Boulevard and Grafton Street and bordered by Dublin Boulevard and
Northside Drive; and
WHEREAS, the Applicant has submitted a complete application for Site Development Review
for the construction of a 138,135 square foot building with a 31,659 square foot garden center and related
improvements located at the southwest corner of Dublin Boulevard and Grafton Street and bordered by
Dublin Boulevard and Northside Drive; and
WHEREAS, the Applicant has submitted project plans for the requested entitlement prepared by
SSOE, Inc. and MacKay and Somps received by the Planning Division on July 17, 2006; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impacts
and that environmental documents be prepared; and
WHEREAS, pursuant to the CEQA, Staff has recommended that and Addendum be prepared to
the Eastern Dublin Specific Plan area Program Environmental Impact Report (the "Eastern Dublin ElR"),
which was certified by the City Council by Resolution No. 51-93; and
WHEREAS, the City Council previously approved a Mitigated Negative Declaration by
Resolution No. 34-00 (entitled and hereinafter referred to as the "1999 Mitigated Negative Declaration");
and
WHEREAS, the decision making authority for Site Development Review applications typically
lies with the Planning Commission; and
WHEREAS, the Planning Commission did hold a public hearing on said application; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, on August 15, 2006 the City Council waived the reading and introduced an
Ordinance adopting a Stage 2 Planned Development Zoning applicable to the proposed Site Development
Review; and
WHEREAS, a Staff Report was submitted to the City Council on August 15,2006 recommending
approval of said application; and
WHEREAS, the City Council did hold a public hearing on said application; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission ofthe City of Dublin
does hereby make the following findings and determinations regarding the proposed Site Development
Review:
A. The proposed Project, as conditioned, is consistent with the purpose and intent of Chapter 8.104
Site Development Review of the Zoning Ordinance because: I) the proposed proiect will be
compatible with the surrounding area because the development is designed with respect to the
adiacent properties which are designated for commercial and office uses as well as the residential
development and neighborhood commercial center located across Dublin Boulevard as required bv
Section 8.104.020.A of the Dublin Zoning Ordinance: 2) the proposed proiect will conform to the
density. design, and allowable uses as stated in the Stage 1 Development Plan for Area H in
Dublin Ranch as required bv Section 8.l04.020.B of the Dublin Zoning Ordinance: and 3) the
proiect will be an attractive addition to the City and therefore will meet the requirements of
Sections 8.104.020.D and E.
B. The proposed Project, as conditioned, will be compatible with the surrounding area and complies
with the policies of the General Plan and the Eastern Dublin Specific Plan, the zoning
requirements of the Stage I Development Plan for Area H of Dublin Ranch in which the project is
located because 1) the proposed Lowe's building with related uses is a home improvement store
which sells retail goods and retail uses are compatible with the approved uses for the site and Area
H: 2) the overall design of the proiect is consistent with the design requirements discussed in the
Stage 2 Planned Development design guidelines: 3) the proposed proiect is consistent with the
Eastern Dublin Specific Plan because the Plan states that commercial development located in the
Tassajara Gatewav subarea should have regional serving commercial uses in order to take
advantage of the site's proximity to Tassajara Road and the 1-580 freeway and the Lowe's store is
intended to serve the community as well as the region: 4) the overall proiect. including future
development in accordance with the Stage 2 Development Plan. will be consistent with the Floor
Area Ratio (FAR) (.25) and total development potential for the site as stated in the amended Stage
1 Development Plan: 5) the proposed development is compatible with the General Plan Land Use
designation of General Commercial and General Commercial/Office which allows for a
combination of retail and office uses which the proposed proiect will achieve: 6) the proposed
proiect is consistent with the overall design requirements of the Stage I Development Plan which
calls for an attractive design and encourages a connection between the design in Area H and Area
G and the proposed design compliments the main street design theme for Area G which
incorporating some architectural design changes to show that the project site is a separate area in
Eastern Dublin in order to promote the importance of Area G which is intended to be a
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neighborhood commercial center: 7) the proposed project meets the intent of the Dublin General
Plan which discourageS proiects which do not relate well to the surrounding developments and the
proposed project is compatible with the neighborhood which includes office. high density
residential and retail uses: and 8) the Stage I Development Plan calls for a more urban and
contemporary development for the project site than what is typical for Dublin Ranch and this site
accomplishes this by including a large scale regional serving retail building with a architectural
style that incorporates both modern design themes as well as elements which are typical of main
streets.
C. The proposed Project, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, nor be detrimental to the public health, safety and welfare
because: I) there will not be any significant environmental impacts associated with the proiect and
the project has been conditioned to comply with all mitigation measures adopted as part of the
Eastern Dublin Specific Plan ElR and the 1999 Mitigated Negative Declaration prepared for Area
H: 2) an addendum to the Eastern Dublin ElR has been prepared which demonstrates that the
proposed project will not adversely impact the environment beyond what was studied in the
Eastern Dublin ElR or the 1999 Mitigated Negative Declaration: 3) the site layout and design of
the proposed building (project site) is compatible with the site layout and design of buildings
shown in the Stage 2 Planned Development Rezone: and 4) as conditioned. the building will be
operated in such a manner as to reduce impacts on the surrounding neighborhood.
D. The proposed Project will not be injurious to property or improvements in the neighborhood
because: 1) the project has been conditioned to comply with all Building Division. Fire
Department. Public Works Department. Planning Division and Dublin San Ramon Services
District requirements: and 2) as conditioned, the building. site and related retail use will be
operated in such a manner as to reduce impacts on the surrounding neighborhood, streets and
pedestrian areas.
E. The site development for the proposed Project has been designed to provide a desirable
environment for the Project and surrounding areas because: 1) as designed. the architecture of the
building including roof forms. colors and materials js compatible with the roof forms, colors and
materials in the design guidelines for the Grafton Station shopping center: 2) as shown on the
Landscape Plans. the proposed landscaping is compatible with the existing and approved
landscaping in the area including landscaping along Dublin Boulevard and landscaping which is
proposed for the overall site: 3) the overall design of the project is consistent with the design
requirements discussed in the Stage 2 design guidelines: 4) the Lowe's building has been designed
with several segments with different architectural design themes to replicate the various storefronts
which are typical of a main street and consistent with the overall design theme and requirements of
the Stage 2 design guidelines: 5) the architecture of the building includes light fixtures. varying
roof designs and heights. and awnings and therefore is consistent with the design guidelines which
encourage the use of these elements: 6) the rooflines of the building on the front elevation have
varying heights and design to reduce the appeared massing of the building consistent with the
design guidelines: 7) the project has been designed to screen all service and loading areas
consistent with the design guidelines which require these areas to be screened from view: 8) all
mechanical equipment including HV AC units and trash compactors are located behind screens as
required by the design guidelines: 9) the building is broken into nine distinctive forms to reduce
the massing of the building and in order to be compatible with the main street design theme and
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therefore is compatible with the design guidelines which require big box development in the
shopping center to have a minimum of three primary forms: 10) the design of the building includes
windows along the front of the building which are fixed obscured glass windows which give the
appearance of a storefront and meets the requirements of the design guidelines which requires
storefront windows on the front of the building: 11) the building materials on the front elevation
are varied throughout the front. in coni unction with the nine forms to promote the main street
design theme as required by the design guidelines: and 12) the parking lot includes a large number
of evergreen trees which will provide a canopy in the parking lot year round and therefore will
limit the expanse of parking lot and will provide an attractive element to the parking lot consistent
with the requirements ofthe design guidelines with respect to landscaping in the parking lot.
F. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: 1) the Stage 1 Planned Development Zoning identified this property
as having the potential to be developed with retail uses including regional scale and community
serving scale retail uses: 2) the entire shopping center. including the Lowe's development. once
complete will have an overall FAR of .25 which is consistent with the Stage 1 Development Plan
which limits the FAR of the site to .25: 3) the proposed density of the site is consistent with the
Eastern Dublin Specific Plan and future commercial development in the area which requires
general commercial development in the Tassajara Gateway subarea to have aFAR of .25 or less:
and 4) the garden center has not been included in the overall FAR of the site because the garden
center is not included in the square footage of the main building and does not have a roof over the
center and three of the walls of the garden center are designed to be open air walls.
G. There are no impacts to slopes or topographic features because: I) the existing site is relatively
flat.
H. The character, scale and quality and design of the project is compatible with the proposed
development, existing and approved projects in the area and with anticipated future development
in the area because: I) the proposed project includes a regional serving retail building which is
compatible with the future anticipated development of the shopping center and the adjacent
property as discussed in the Eastern Dublin Specific Plan: 2) the proposed building is situated on
the site in order to reduce view impacts from the 1-580 freeway and to center the entrance of the
building into the parking lot to create a cohesive shopping center: 3) the perceived massing and
overall density of the site is reduced by pedestrian elements. attractive landscaping, tower
elements. window forms. varying roof forms and varying building wall set backs: 4) the proposed
design of the building includes architectural elements which are consistent with the design theme
for the shopping center, as established by the design guidelines. which is a main street design
theme 5) the design of the buildings are well designed in and of itself and provide an attractive
addition to the vicinity: and 6) the proposed earth tone color palette is compatible with colors
found in the vicinity.
I. Parking on-site will conform to the requirements of the Dublin Zoning Ordinance, Stage 1 Planned
Development Zoning and as amended by the Stage 2 Development Plan because: 1) a total of 544
parking stalls will be constructed during this phase of the project; 2) Section 8.76.080.C of the
Dublin Zoning Ordinance requires that the project have one parking stall per everv 300 square feet
of floor area for service retail establishments and therefore a total of 460 parking stalls are required
to support the retail building: 3) Section 8.76.080.C of the Dublin Zoning Ordinance establishes
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the parking requirements for outdoor storage which are one parking stall for every 1.000 square
feet of area: 4) the garden center is not considered to be floor area because the center does not have
a roof and the walls are design to be open air walls and are not solid and therefore the area is
considered to be outdoor storage which requires a total of 31 parking stalls for the 31.659 square
foot garden center: 5) based on the size of the garden center and the store. a total of 491 parking
stalls are required to support the project: 6) a total of 544 parking stalls will be constructed on the
site during this phase which will result in a surplus of 53 parking stalls.
J. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Stage 1 Planning Development Zoning and Stage 2 Planned Development
Rezone because: 1) the parking lot tree species will conform to the approved species as stated in
the Stage 2 Rezone: 2) an opportunity for public art has been provided at the terminus of Grafton
Street: 3) a mix of attractive plantings is located throughout the site including in the parking lot.
along the extension of Brannigan Street and adiacent to Northside Drive: and 4) evergreen trees
have been provided in the parking lot to create a canopy year round to break UP the expanse of
parking in the shopping center.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, Site Development Review for Lowe's Home Improvement Warehouse, to construct a 138,135
square foot building with a 31,659 square foot garden center and related improvements located at the
southwest corner of Dublin Boulevard and Grafton Street and bordered by Dublin Boulevard and
Northside Drive, as generally depicted in the written statement and project plans prepared by SSOE, Inc.
and to the Landscape Plans prepared by the GLS Architecture/Landscape received by the Planning
Division on July 17, 2006, labeled Attachment 11 of the July 25, 2006 Planning Commission Agenda
Statement, stamped approved, and on file with the Community Development Department, subject to the
following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal,
[CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control
and Water Conservation District, Zone 7, [LA VTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services.
CONDmONTEXT
SOURCE
GENERAL~. SITE DEVELOPMEN'fQEVlEW
1. Approval. This Site Development Review approval for the
Lowe's Home Improvement store, PA 05-030 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
MacKa and Som sand SSOE, Inc. received Jul 17,2006
5
PL
On-going
Planning
CONDITION TEXT RESPON, WHEN REQ'D SOURCE
AGENCY Prior to: .
on file in the Community Development Department, and
other plans, text, and diagrams relating to this Site
Development Review, unless modified by the Conditions of
Approval contained herein.
2. Effective Date. This Site Development Review approval PL Approval of the DMC
is contingent upon the approval of the related Stage 2 Stage 2 8.32.030.B
Planned Development Rezoning. If the Stage 2 Planned
Development Rezoning is not approved this Site
Development Review approval shall become null and void.
3. Permit Expiration. Construction or use shall commence PL One year from DMC
within one (1) year of Permit approval or the Permit shall permit approval 8.96.020.D
lapse and become null and void. Commencement of
construction or use means the actual construction or use
pursuant to the Permit approval or demonstrating
substantial progress toward commencing such construction
or use. 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 according to the
reauirements of this Ordinance.
4. Time Extension. The original approving decision-maker PL One year from DMC
may, upon the Applicant's written request for an extension permit approval 8.96.020.E
of approval prior to expiration, and upon the determination
that any Conditions of Approval remain adequate to assure
that applicable findings of approval will continue to be met,
grant a time extension of approval for a period not to
exceed six (6) months. All time extension requests shall be
noticed and a public hearing or public meeting shall be held
as reauired by the particular Permit.
5. Permit Validity. This Site Development Review approval PL On-going DMC
shall be valid for the remaInIng life of the approved 8.96.020.F
structure so long as the operators of the subject property
comply with the project's conditions of approval.
6. Revocation of permit. The Site Development Review PL On-going DMC
approval shall be revocable for cause in accordance with 8.96.020.1
Section 8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit shall be
subject to citation.
7. Development Agreement. The Developer shall meet all ADM On-going Administra
applicable sections of the Development Agreement for tion/
Area H and the Development Agreement for the Lowe's City
Home Improvement store. Attorney
8. Requirements and Standard Conditions. The Applicant! Various Building Permit Standard
Developer shall comply with applicable City of Dublin Fire Issuance
Prevention Bureau, Dublin Public Works Department,
Dublin Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7, Livermore
6
CONDITION TEXT
9.
.
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.
Required Permits. Developer shall obtain all permits
required by other agencies including, but not limited to
Alameda County Flood Control and Water Conservation
District Zone 7, Califomia 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.
Fees. Applicant/Developer shall pay all applicable fees in
effect at the time of building permit issuance, including, but
not limited to, Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District
School Impact fees, Fire Facilities Impact fees, Alameda
County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; or any other fee that
may be adopted and applicable.
Indemnification. The Developer shall defend, indemnifY,
and hold harmless the City of Dublin and its agents,
officers, and employees from any claim, action, or
proceeding against the City of Dublin or its agents, officers,
or employees to attack, set aside, void, or annul an approval
of the City of Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or any other
department, committee, or agency of the City related to this
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 cooperation in the defense of such actions or
proceedings.
Clean-up. The Applicant/Developer shall be responsible
for clean-up and disposal of project related trash to
maintain a safe, clean, and litter-free site.
Modifications. Modifications or changes to this Site
Development Review approval may be considered by the
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
10.
11.
12.
13.
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RESPON.
AGENCY
PW
Various
ADM
PL
PL
WHIi:NREQ'D
Prior to:
Building Permit
Issuance
Building Permit
Issuance
On-going
On-going
On-going
SOURCE
Standard
Various
Administra
tion/City
Attorney
Planning
DMC
8.104.1 00
CONDITION TEXT RESPON. WHENREQ'I) SOURCE
AGENCY Prior to:
Zoning Ordinance.
14. Controlling Activities. The Applicant/Developer shall PL On-going Planning
control all activities on the project site so as not to create a
nuisance to the existing or surrounding businesses and
residences.
15. Soft Foam Building Materials. Soft Foam (ie efis type PL Building Permit Planning
material) may be installed no closer then 6 feet from the Issuance/
earth or paved areas. On-going
16. Accessory/Temporary Strnctnres. The use of any PL On-going DMC
accessory or temporary structures, such as storage sheds or 8.108
trailer/ container units used for storage or for any other
purposes, shall be subject to review and approval by the
Community Development Director.
PROJECT SPECIFIC
17. Mitigation Monitoring Program. The Applicant! PL On-going Eastern
Developer shall comply with the Eastern Dublin EIR Dublin EIR
Mitigation Monitoring Program and the 1999 Mitigated
Negative Declaration for Planning Area H including all 1999
mitigation measures, action programs, and implementation Mitigated
measures on file with the Community Development Negative
Department. Declaration
18. Eqnipment Screening. All electrical and/or mechanical PL Building Permit Planning
equipment shall be screened from public view. Any roof- Issuance
mounted equipment shall be completely screened from
VIew by materials architecturally compatible with the Through
building and to the satisfaction of the Community Completion/ On-
Development Director. The Building Permit plans shall gOIng
show the location of all equipment and screening for review
and approval by the Director of Community Development.
19. Colors. The exterior paint colors of the buildings are PL Occupancy Planning
subject to City review and approval. The Applicant shall
paint a portion of the building the proposed colors for
reVIew and approval by the Director of Community
Development prior to paintinl!: the buildinl!:s.
20. Retail Spaces. The store and parking area shall at all times PL On-going Planning
be kept free of storage materials, pallets, trashcans, bins,
boxes, trash bags, and other materials. These areas of the
store and site shall be policed as often as necessary in order
to keep the site neat and clean.
21. Trash Compactor. At no time shall boxes, pallets or any PL On-going Planning
other item be stored outside of the trash compactor area or
the staging area or in any location where these items may
be visible.
22. Stacked Items. At no time shall any material or item be PL On-going Planning
stacked so that it is taller than the wall of the Garden Center
or the Staging Area. All items shall be located below the
height of the wall and shall be screened frOIn view to the
extent possible.
23. Parkin!!: Lot Sales. Any outside events, including PL On-going Planning
8
CONDITION TEXT RESPON. :WHENREQ'D SOURCE
AGENCY Prior to:
promotional sales and Christmas tree sales, shall be subject
to the Temporary Use Permit requirements contained in the
City of Dublin Municipal Code, specifically Section
8.108.020.
24. Trash and Waste Accnmulation. The Applicant or any PL On-going Planning
future owner shall provide and conduct regular
maintenance of the site at least once daily, in order to
eliminate and control the accumulation of trash, excess
waste materials and debris.
25. Front Elevation. The Applicant/Developer shall modifY PL Building Permit Planning
the flush front face of the three entrances by indenting the Issuance
areas with the signs and add exposed beams on the entry to
provide additional detailing on the front elevation to the
satisfaction of the Community Development Director.
26. Landscape and Property Maintenance. In the event that PL On-going Planning
the Developer ceases or reduces operations on the Property,
the Developer and/or property owner shall continue to
comply with Conditions No. 29 through No. 42 related to
Landscaping, and Condition No. 24 related to Trash and
Waste Accumulation.
27. Brick Falfade. The elevations as shown on Sheet A-4 shall PL Building Permit Planning
be modified to include a brick fa9ade on the building Issuance
facades and arches shown with the C-2 material (shown on
Sheet A-5), subject to reVIew and approval by the
Community Development Director.
LANDSCAPING
28. Final Landscape and Irrigation Plans. Final Landscape PL Building Permit DMC
and Irrigation Plans, prepared and stamped by a State Issuance 8.72.030
licensed landscape architect or registered engineer, shall be
submitted for review and approval by the City Engineer and
the Community Development Director. Plans shall be
generally consistent with the landscape plans prepared by
GLS, received by the Planning Division on July 17, 2006,
except as modified by the Conditions listed below and as
reauired by the Community Development Director.
29. Plant Species. Plant species shall be selected according to PL Building Permit Planning
use, sun/shade location and space available. The landscape Issuance
plan should include plant species that are not salt sensitive.
Street trees shall be high branching and produce minimal
litter.
30. Slopes. The landscape plan shall address slopes within the PL Building Permit Planning
property, including erOSIOn, maintenance and irrigation Issuance
Issues. All slopes shall have a one-foot level area at top
and bottom of the slope for maintenance.
31. Landscaping at StreetJDrive Aisle Intersections. PL Building Permit Planning
Landscaping shall not obstruct the sight distance of Issuance
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls) at
drive aisle intersections shall not be taller than 30 inches
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CONDITION TEXT RESPON. W"il!;N'.REQ'D SOURCE
AGENCY Prior to:
above the curb. Landscaping shall be kept at a minimum
height and fullness giving patrol officers and the general
public surveillance capabilities of the area.
32. Lighting. The ApplicantJDeveloper shall prepare a PL, PW, PO Building Permit Planning
photometric plan to the satisfaction of the City Engineer, Issuance
Director of Community Development, the City's
Consulting Landscape Architect and Dublin Police
Services. Exterior lighting shall be provided within the
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 plan shall shows measurements for the
parking structure, connecting paths, outdoor parking area
and residential areas.
33. Street Lights and Trees. Maintain approximately 15' PL,PO Building Permit Planning
clearance between streetlights and street trees. Where such Issuance
clearance is not practical for design considerations, the
spacing between the trees shall be increased and the size of
the trees shall be increased to 36" box minimum to reduce
the conflict between the lighting and foliage.
34. Standard Plant Material, Irrigation and Maintenance PL Building Permit DMC
Agreement. The ApplicantJDeveloper shall complete and Issuance 8.72.050.B
submit to the Dublin Planning Department the Standard
Plant Material, Irrigation and Maintenance Agreement.
35. Landscape Borders. Where applicable, all landscaped PL Building Permit Planning
areas shall be bordered by a concrete curb that is at least 6 Issuance
inches high and 6 inches wide. Any curbs adjacent to
parking spaces must be 12 inches wide to facilitate
pedestrian access. All landscaped areas shall be a
minimum of 6 feet in width (curb to curb). All landscape
planters within the parking area shall maintain a minimum
5 foot radius, or be 2 feet shorter than adjacent parking
spaces to facilitate vehicular maneuvering. Concrete mow
strips at least 4 inches deep and 6 inches wide shall be
required to separate turf areas from shrub areas.
36. Landscaping. ApplicantJDeveloper shall construct all PL,PW Building Permit Planning!
landscaping within the site and along the project frontage. Issuance Public
The on site landscaping shall be to the satisfaction of the Works
Director of Community Development. The street trees on
the frontage landscaping shall be a minimum 24" box, their
exact tree locations and varieties shall approved by the
Community Development Director and the City Engineer.
37. Plant Standards. All trees shall be 24" box minimum, PL Occupancy Planning
with at least 30% at 36" box or greater; all shrubs shall be 5
gallon minimum.
38. Maintenance of Landscaping. All landscaping materials PL On-going City of
within the public right-of-way shall be maintained for 90 Dublin
days and on-site landscaping shall be maintained In Standards
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CONDITION TEXT RESPON. WHENREQ"I) SQURCE
AGENCY Prior to:
accordance with the "City of Dublin Standards Plant Plant
Material, Irrigation System and Maintenance Agreement" Material,
by the Developer after City-approved installation. This Irrigation
maintenance shall include weeding, the application of pre- System and
emergent chemical applications, and the replacement of Maintenanc
materials that die. Any proposed modifications to the e
landscaping on the site, including the removal or Agreement
replacement of trees, shall require prior review and written
approval from the Community Development Director.
39. Backflow Prevention Devices. The Landscape Plan shall PL, PW, F Building Permit Planning
show the location of all backflow prevention devises. The Issuance
location and screening of the backflow prevention devices
shall be reviewed and approved by City staff.
40. Root Barriers and Tree Staking. The landscape plans PL,PW Building Permit Planning
shall provide details showing root barriers and tree staking Issuance
will be installed which meet current City specifications.
41. Water Efficient Landscaping Ordinance. The Applicant! PL Building Permit DMC 8.88
Developer shall submit written documentation to the Public Issuance
Works Department (in the form of a Landscape
Documentation Package and other required documents) that
the development conforms to the City's Water Efficient
Landscaping Ordinance.
42. Landscape Screening. At no time shall any of the PL On-going Planning
landscaping around building including shrubs and trees be
removed. Removals may only occur if the species is to be
replaced with the same species.
43. Trees. The property owner shall continually maintain all PL On-going Planning
trees shown on the approved Landscape Plans including
replacing dead or dying trees with the same species,
pruning and regular watering of the trees. Within five years
and every five years thereafter, all trees which are to be
installed in conjunction with this phase of the project shall
show substantial growth to the satisfaction of the
Community Development Director. If the trees have not
shown substantial growth, the property owner shall replace
the trees to the satisfaction of the Community Development
Director.
44. Dnblin Boulevard. The landscape plans shall show that PL Issuance of Planning
trees will be planted along Dublin Boulevard. The trees Building
must be installed prior to occupancy of the building. Permits
Occupancv
BUILDING-GENERAL
45. Building Codes and Ordinances. All project construction B Through Building
shall conform to all building codes and ordinances in effect Completion
at the time of building permit.
46. Building Permits. To apply for building permits, B Issuance of Building
ApplicantJDeveloper shall submit eight (8) sets of Building
construction plans to the Building Division for plan check. Permits
11
CONDITlON TEXT
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 resolutions attached to each set of
plans. ApplicantJDeveloper will be responsible for
obtaining the approvals of all participation non-City
agencies prior to the issuance ofbuildilll! nermits.
47. Construction Drawings. Construction plans shall be fully
dimensioned (including building 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.
48. Addressing. Address will be required on all doors leading
to the exterior of the building. Addresses shall be
illuminated and be able to be seen from the street, 5 inches
in height minimum.
49. Engineer Observation. The Engineer of record shall be
retained to provide observation services for all components
of the lateral and vertical design of the building, including
nailing, hold downs, straps, shear, roof diaphragm and
structural frame of building. A written report shall be
submitted to the City Inspector prior to scheduling the final
frame inspection.
50. Phased Occupancy Plan. If occupancy is requested to
occur in phases, then all physical improvements within
each phase shall be required to be completed prior to
occupancy of any buildings within that phase except for
items specifically excluded In an approved Phased
Occupancy Plan, or minor handwork items, approved by the
Department of Community Development. The Phased
Occupancy Plan shall be submitted to the Directors of
Community Development and Public Works for review and
approval a minimum of 45 days prior to the request for
occupancy of any building covered by said Phased
Occupancy Plan. Any phasing shall provide for adequate
vehicular access to all parcels in each phase, and shall
substantially conform to the intent and purpose of the
subdivision approval. No individual building shall be
occupied until the adjoining area IS finished, safe,
accessible, and provided with all reasonable expected
services and amenities, and separated from remaining
additional construction activity. Subject to approval of the
Director of Community Development, the completion of
landscaping may be deferred due to inclement weather with
the postinl! of a bond for the value of the deferred
12
RESPON.
AGENCY
B
B,PL
B
B
WHEN REQ'D SOURCE
Prior to:
Issuance of
Building
Permits
Building
Occupancy
Building
Prior to Frame
Inspection
Building
Prior to
Occupancy of
any affected
building
Building
CONDITION TEXT RESPON. WH:"JNREQ'D SOURCE
AGENCY Prior to:
landscaoinl! and associated imorovements.
51. Air Conditioning Units. Air conditioning units and B Occupancy Building
ventilation ducts shall be screened from public view with
materials compatible to the main building. Units shall be
permanently installed on concrete pads or other non-
movable Inaterials, approved by the Building Official and
Director of Community Development.
52. Temporary Fencing. Temporary Construction fencing B Through Building
shall be installed along perimeter of all work under Completion
construction.
53. Green Building Gnidelines. To the extent practical the B Through Building
Applicant shall incorporate Green Building Measures. Completion
Green Building plan shall be submitted to the Building
Official for review.
54. Cool Roofs. Flat roof areas shall have their roofing B Through Building
material coated with light colored gravel or painted with Completion
light colored or reflective material designed for Cool Roofs,
as reauired under CA title 24 eneTl!V reauirements.
55. Electronic File: The Applicant/Developer shall submit all B Prior to First Building
building drawings and specifications for this project in an and Final
electronic format to the satisfaction of the Building Official inspection)
prior to the issuance of building permits. Additionally, all
revisions made to the building plans during the project shall
be incorporated into an "As Built" electronic file and
submitted prior to the issuance of the final occuoancv.
56. Constrnction Trailer: Due to size and nature ofthe B Through Building
development, the Applicant/Developer shall provide a Completion
construction trailer will all hook ups for use by City
Inspection personnel during the time of construction as
determined necessary by the Building Official. In the event
that the City has their own construction trailer, the
Applicant/Developer shall provide a site with appropriate
hook ups in close proximity to the project site to
accommodate this trailer. The Applicant/Developer shall
cause the trailer to be moved from its current location at the
time necessary as determined by the Building Official at the
Applicant/Developer's expense.
BUlLnING.-PROJECT SPECIFIC
57. 60 Foot No Build Easement. Pursuant to Dublin B Issuance of Building
Municipal Code Section 7.32.130, the owner shall file with Building
the Building Official a Covenant and Agreement Regarding Permits
Maintenance of Yards for an Oversized Building binding
such owner, his heirs, and assignees, to set aside a 60-foot
required yard as unobstructed space having no
improvements. After execution by the owner and Building
Official, such covenant shall be recorded in the Alameda
County Recorder's Office, and shall continue in effect so
long as an oversized building remains or unless otherwise
released bv authority of the Building Official.
13
CONDITION TEXT RESPON. Wtllf]N REQ.'D SOURCE
AGENCY Prior to:
58. Ontdoor Display. The outdoor display area at no time B On-going Building
should block or impede the ingress or egress or disabled
access areas. A clear space from the building fa.;:ade to the
parking area shall be maintained at all times. This clear
space is reauired for the width of the exiting system.
FIRE--GENERAL CONDITIONS
59. Building and Fire Codes. The proj ect shall be In F Issuance of Fire
compliance with Building and Fire Codes unless Building
specifically addressed by an alternate materials or methods Permits
application.
60. Knox Boxes. Knox boxes are required at the entrances to the F Occupancy Fire
buildings and at the exterior access doors to the room with
the fire alarm panel.
61. Fire Roadways. Fire apparatus roadways shall have a F Through Fire
minimum unobstructed width of 20 feet (14 feet for one Completion
way drive aisles) 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
62. EVA Roads. All emergency vehicle access roads (first lift F Prior to Vertical Fire
of asphalt) and the public water supply including all Construction or
hydrants shall be in place prior to vertical construction or Combustible
combustible storal!:e on site. Storage On Site
63. Corridors. Corridors shall not be interrupted by an F Issuance of Fire
intervening room as required by CBC 1004.3.4.4. Corridors Building
shall not have dead ends over 20 feet long. Permits
FIRE--GENERAL.CONDITIONS . ....
64. Hydrants. Provide a fire hydrant within 50 feet of the FDC F Issuance of Fire
for Lowe's. Show the location of the sprinkler system Building
detector check valves and FDCs for each building. The Permits
locations of the FDC's shall be approved by the Fire
Department.
65. Construction Type. The Building Permit plans must show F Issuance of Fire
the construction type and occupancy classifications for the Building
buildings. Provide allowable area calculations for the Permits
buildings. The allowable area shall comply with the CBC
chapter 5.
66. Fire Sprinklers. Automatic sprinklers shall be provided F Occupancy Fire
throughout the buildings as required by the Dublin Fire
Code. If there are over 100 sprinklers, the system shall be
monitored bv UL listed central station.
67. Storage. High piled storage shall comply with CFC article F Occupancy Fire
81.
68. Hazardous Materials. Hazardous materials shall comply F Occupancy Fire
with CFC articles 79 and 80.
POLICE ~ PROJECT SPECIFIC
14
CONDl'l'lON TEXT RESPON. WH..:lliREQ'D SOURCE
AGENCY PriOftO:
69. Secnrity Reqnirements. The Applicant/Developer shall PO Issuance of Police
comply with all applicable City of Dublin Non-Residential Building
Security requirements. Permits
On-going
70. Lighting. All commercial properties shall have light PO Issuance of Police
fixtures above each storefront. Parking lot lighting or Building
landscape lighting shall not be the only source of light to Permits
the storefront.
71. Parking Lot Signage. All entrances to the parking lot PO Issuance of Section
shall be posted with appropriate SignS as described In Building 6.04.200 of
Section 6.04.200 of the City of Dublin Municipal Code to Permits the Dublin
assist In removing vehicles at the property Municipal
owner's/manager's reauest. On-going Code
72. Graffiti. The Applicant/Developer shall keep the site clear PO On-going Police
of graffiti vandalism on a continuous basis at all times. If
available, graffiti resistant materials should be used.
73. Theft Prevention. The Applicant shall work the Dublin PO On-going Police
Police Department on an ongoIng basis to establish an
effective theft prevention and security program.
74. Tenants. Tenants shall complete a "Business Site PO Occupancy Police
Emergency Response Card" and deliver it to the police
prior to occupancy. On-going
75. Exit Doors. Employee exit doors and doors to the rear of PO Issuance of Police
tenant spaces shall be equipped with 180-degree viewers if Building
there is not a burglary resistant window pane in the door Permits
from which to scan the exterior.
76. Construction Security. During the construction phase the PO Through Police
site shall have security lighting and be fenced and locked Completion
when workers are not present. The site shall also have the
following:
. A temporary address Sign shall be posted of
sufficient size and color contrast to be seen from
the street during hours of darkness.
. The Applicant shall file a "Business Site
Emergency Response Card" with the Dublin Police
Department pnor to any phase of construction
which will provide 24-hour telephone contact
numbers of persons responsible for the construction
site.
. Good security practices shall be followed with
respect to storage of building materials and storage
of tools at the construction site.
PUBLIC WORKS ~ STANDAiRDCONl)ITIONS
77. Non-City Agencies. The Developer will be responsible for PW Improvement Public
submittals and reviews to obtain the approvals of all Plans & Works
participating non-City agencies. The Alameda County Fire Agreement
Department and the Dublin San Ramon Services District
shall approve and sign the Improvement Plans.
15
CONDITION TEXT RESPON. 'WHI<:N:REQ'D SOURCE
AGENCY Prior to:
78. Geotechnical Report. The Developer shall submit a PW Improvement Public
Geotechnical Report, which includes street pavement Plans & Works
sections and grading recommendations. . Agreement
79. Electronic File. Developer shall provide the Public Works PW Improvement Public
Department a digital vectorized file of the "master" files for Plans & Works
the proj ect. The digital vectorized files shall be In Agreement
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.
83 California State Plane, Zone ill, and U.S. foot.
80. Water and Sanitary Facilities. Developer shall construct PW Improvement Public
all potable and recycled water and sanitary sewer facilities Plans & Works
required to serve the project in accordance with DSRSD Agreement
master plans, standards, specifications and requirements.
81. Fire Hydrants. Fire hydrant locations shall be approved by PW Improvement Public
the Alameda County Fire Department. A raised reflector Plans & Works
blue traffic marker shall be installed in the street opposite Agreement
each hydrant.
82. Street Trees. Street trees, of at least a 24" box size, shall PL,PW Improvement Public
be planted along the public street frontages. The varieties Plans & Works
and locations of the trees to be approved by the Community Agreement
Development Director and City Engineer.
83. Utilities. All electrical, gas, telephone, and Cable TV PW Improvement Public
utilities, shall be underground in accordance with the City Plans & Works
policies and ordinances. All utilities shall be located and Agreement
provided within public utility easements and sized to meet
utility company standards.
84. Utility Vaults. All utility vaults, boxes and structures, PL,PW Improvement Public
unless specifically approved otherwise by the City Plans & Works
Engineer, shall be underground and placed in landscape Agreement
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.
85. Grading. Prior to any clearing or grading, the Developer PW Issuance of Public
shall provide the City evidence that a Notice of Intent GradinglSitewor Works
(NOI) has been sent to the California State Water k Permits
Resources Control Board per the requirements of the
NPDES. A copy of the Storm Water Pollution Prevention
Plan (SWPPP) shall be provided to the Public Works
Deoartment and be kept at the construction site.
86. SWPP. The Storm Water Pollution Prevention Program PW Issuance of Public
(SWPPP) for the construction and maintenance of the GradinglSitewor Works
proiect. The Developer is responsible for ensuring that all k Permit
16
CONDITION TEXT RESPON. WHENREQ'D SOURCE
AGENCY Prior to:
contractors implement all storm water pollution prevention
measures in the SWPPP.
87. Maintenance Agreement. Developer shall enter into an PW Issuance of Public
agreement with the City of Dublin that guarantees the Building Works
perpetual maintenance obligation for all storm water Permits
treatment measures installed as part of the project. Said
agreement is required pursuant to Provision C.3.e.ii of
RWQCB Order R2-2003-0021 for the Issuance of the
Alameda Countywide NPDES municipal storm water
permit. Said permit reqUires the City to provide
verification and assurance that all treatment devices will be
properly operated and maintained.
88. Construction Honrs. Construction activities, including the PW Through Public
maintenance and warming of equipment, shall be limited to Completion Works
Monday through Friday, and non-City holidays, between
the hours of 7:30 a.m. and 5:30 p.m. except as otherwise
approved by the City Enl!ineer.
89. Erosion Control. The Erosion Control Plan shall be PW Issuance of Public
implemented between October 15th and April 15th unless Grading/Sitewor Works
otherwise allowed in writing bv the City Engineer. k Permits
90. Traffic Signs. The Developer shall install all traffic signs PW Issuance of Public
and pavement marking as required by the City Engineer. Building Works
Permits
91. Traffic Signals. All new traffic signals shall be PW Issuance of Public
interconnected with other new signals within the Building Works
development and to the existing City traffic signal system Permits
bv hard wire.
92. Construction Noise. Developer shall be responsible for PW Through Public
controlling construction noise. Specific noise management Completion Works
measures shall be included In the project plans and
specifications.
93. Constrnction Traffic. Developer shall prepare a plan for PW Issuance of Public
construction traffic interface with public traffic on any Grading/Sitewor Works
existing public street. Construction traffic and parking may k Permits
be subject to specific reauirements bv the City Engineer.
94. Pest Problems. The Developer shall be responsible for PW Through Public
controlling any rodent, mosquito, or other pest problem due Completion Works
to construction activities.
95. Dnst. The Developer shall be responsible for controlling PW Through Public
dust as conditions warrant or as directed by the City Completion Works
Engineer.
96. Archeological Materials. If archaeological materials are PW Through Public
encountered during construction, construction within 100 Completion Works
feet of these materials shall be halted until a professional
Archaeologist who is certified by the Society of California
Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate
the significance of the find and suggest appropriate
mitigation Ineasures.
17
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCV Prior to:
PUBLIC WORKS - PROJECT SPECIFIC
97. Parcel Map 9003. Parcel Map 9003 shall be recorded. PW Improvement Public
Plans & Works
Al!Teement
98. Improvement Agreement. The Developer shall enter into PW Start of Public
an Improvement Agreement with the City for all public Construction Works
improvements and all private improvements for common
access as determined by the City Engineer.
99. Security. The Developer shall provide performance PW Improvement Public
(100%), and labor & material (100%) securities to Plans & Works
guarantee the tract improvements, approved by the City Agreement
Engineer, pnor to execution of the Improvement
Al!Teement.
100. Improvements. The public and site improvements shall be PW Improvement Public
constructed generally as shown on the Stage 2 PD Rezone Plans & Works
and/or Site Development Review and as modified by these Agreement
conditions of approval. However, the approval of the Stage
2 PD Rezone and/or Site Development Review is not an
approval of the specific design of the drainage, sanitary
sewer, water, traffic circulation, and street improvements.
101. Clarification of Conditions. In the event that there needs PW Through Public
to be clarification to these Conditions of Approval, the Completion Works
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 needed
improvements or mitigations resulting from impacts of this
proiect.
102. Dublin Bonlevard Improvements. The Dublin Boulevard PW Occupancy Public
southern frontage improvements shall be completed across Works
the full frontage of Parcels 2 and 4 of Parcel Map 9003.
The improvements shall include grading and pavement for
the completion of the travel way, roadway storm drain
improvements, curb & gutter, traffic signing & striping, and
street trees as required by these conditions of approval to
the satisfaction of the City Engineer.
103. Brannigan Entrance. The entrance from Dublin PW Occupancy Public
Boulevard at Brannigan Street shall be improved with Works
interim improvements consisting of one entrance lane and
two exit lanes. The improvements shall include a new
permanent left turn lane from westbound Dublin Boulevard
with 250 feet of storage, and modifying the existing traffic
signal to accommodate the south leg of the intersection.
These improvements shall be done to the satisfaction of the
City Engineer. Traffic signal costs, including left turn lane,
to be 50% reimbursable from orooerties located to the west
18
CONDl'1'lON TEXT RESPON. W....~:NREQ'D SOURCE
AGENCY Prior to:
ofthe Proiect Site.
104. Grafton Entrance. The Grafton Street entrance from PW Occupancy Public
Dublin Boulevard to the first driveway shall be improved Works
curb-to-curb with the ultimate improvements including a
sidewalk on the west side. The exit lanes shall include two
left turn lanes each with 200 feet of storage, a thru lane, and
a right turn lane. All improvements shall be to the
satisfaction of the City Engineer. Note that this requirement
contains one additional lane to that shown on the SDR
exhibits.
105. Traffic Signal. A new traffic signal shall be installed at PW Occupancy Public
Dublin Boulevard and Grafton Street that is designed to Works
meet the ultimate configuration of the intersection, to the
satisfaction of the City Engineer.
106. Grafton Street. Grafton Street between the first driveway PW Occupancy Public
and the circle shall be constructed with a 26-foot width Works
between face-of-curbs. Temporary AC Dikes may be used
across the frontage of the future diagonal parking. All
improvements shall be to the satisfaction of the City
Enl!ineer.
107. Strom Drain. Storm Drain Line D of the Dublin Ranch PW Occupancy Public
West Side Storm Drain District shall be installed to the Works
western limit of Parcel I, PM 9003. If this storm drain line
is not within the existing Northside Drive right of way, a
Storm Drain Easement shall be dedicated to the City of
Dublin.
108. Northside Drive Utility Lines. The existing overhead PW Occupancy Public
utility lines along the Project Site frontage on Northside Works
Drive shall be placed underground. The City Engineer may
exclude any utility that IS being relocated to Dublin
Boulevard from this requirement.
109. Northside Drive. Northside Drive shall be improved with PW Occupancy Public
curb & gutter (north edge) and a 2" ac overlay along the Works
frontage of Parcels I and 3, PM 9003, to the satisfaction of
the City Engineer. The entrance to Grafton Station shall be
designed with maximum 30-foot curb returns.
110. Signage. Signs shall be provided advising motorist at the PW Occupancy Public
Northside Drive exit to use Dublin Boulevard for Works
convenient access to 1-580.
111. Grading. Within the Project Site the Developer shall grade PW Occupancy Public
the edge along the western property line in a manner that Works
will accommodate future grading for development on the
adjacent property without creating a low are between the
two properties. If the adjacent property owner grants
permission to grade their property within 30 days following
final approval of this Site Development Review, the
Developer shall place the slope on the adjacent property. If,
upon request by the City, the adjacent property owner does
not grant permission, the Develooer shall !!fade the site
19
CONDITION TEXT RESPON. WHiENREQ'J) SOURCE
AGENCY Prior to:
with either a retaining wall or toe of slope near the property
line and dedicate a grading easement to the City of Dublin.
The grading easement shall fill and re-landscape any low
area. This condition shall not exempt the Developer from
the requirements set forth in the Dublin Municipal Code
Section 7.16 relating to Grading Regulations.
112. RWCQCB. The development shall be designed to meet all PW Improvement Public
the applicable requirements of the RWCQCB Order No. Plans & Works
R2-2003-003l including the requirement that the Developer Agreement
provide water quality design Ineasures, source control and
treatment measures to the maximum intent practicable. The
Developer shall provide criteria and calculations that show
that this requirement has been met, to the satisfaction of the
City Engineer. The area under the bridge access to
Northside Drive shall not be considered in the area of the
bio-swale. If additional area is needed to meet water quality
criteria, landscape areas within the parking lot may be
desi~ed as bioswales or filters for water aualitv treatment.
113. Parking Stalls. The number of compact parking spaces PW Improvement Public
should be limited to the locations where needed to Plans & Works
accommodate landscaping. The number of compact parking Agreement
spaces shall not exceed 35% of the minimum number of
parking spaces required.
114. Driveways. All major access driveways shall provide a PW Improvement Public
minimum 20-foot radius clear turning area measured from Plans & Works
the inside edge of the required travel ways. All other Agreement
driveway aisles shall provide clearance for a minimum 10-
foot turning Tadius measured at the inside edge of the
reauired travel ways.
D'UBLINSt\.NRAMONS'E'RVlCES D1STRlCT"I'1)SftSJ))-,STANn.,CQNDmONS. .'
115. Prior to Issuance of any building permit, complete DSR Issuance of Dublin San
improvement plans shall be submitted to DSRSD that Building Ramon
conform to the requirements of the Dublin San Ramon Permits Services
Services District Code, the DSRSD "Standard Procedures, District
Specifications and Drawings for Design and Installation of
Water and Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies.
116. All mains shall be sized to provide sufficient capacity to DSR Improvement Dublin San
accommodate future flow demands In addition to each Plans Ramon
development project's demand. Layout and sizing of mains Services
shall be In conformance with DSRSD utility master District
planning.
117. Sewers shall be designed to operate by gravity flow to DSR Improvement Dublin San
DSRSD's existing sanitary sewer system. Pumping of Plans Ramon
sewage IS discouraged and may only be allowed under Services
extreme circumstances following a case by case review District
with DSRSD staff. Any pumpIng station will require
specific revIew and approval by DSRSD of preliminary
desi~ reports, desi~ criteria, and final nlans and
20
CONDmONTEXT RESPON. W",";N'.REQ'D SOURCE
AGENCY prior to:
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.
118. Domestic and fire protection waterline systems for Tracts DSR Improvement Dublin San
or Commercial Developments shall be designed to be Plans Ramon
looped or interconnected to avoid dead end sections in Services
accordance with requirements of the DSRSD Standard District
Specifications and sound enl!ineering practice.
119. DSRSD policy requires public water and sewer lines to be DSR Improvement Dublin San
located in public streets rather than in off-street locations to Plans Ramon
the fullest extent possible. If unavoidable, then public Services
sewer or water easements must be established over the District
alignment of each public sewer or water line in an off-street
or private street location to provide access for future
maintenance and/or reolacement.
120. Prior to approval by the City of a grading permit or a site DSR Improvement Dublin San
development permit, the locations and widths of all Plans Ramon
proposed easement dedications for water and sewer lines Services
shall be submitted to and approved by DSRSD. District
121. All easement dedications for DSRSD facilities shall be by DSR Improvement Dublin San
separate instrument irrevocably offered to DSRSD or by Plans Ramon
offer of dedication on the Final Map. Services
District
122. Prior to approval by the City for Recordation, the Final DSR Recordation of Dublin San
Map shall be submitted to and approved by DSRSD for Final Map Ramon
easement locations, widths, and restrictions. Services
District
123. Prior to issuance by the City of any Building Permit or DSR Issuance of Dublin San
Construction Permit by the Dublin San Ramon Services Building Ramon
District, whichever comes first, all utility connection fees Permits Services
including DSRSD and Zone 7, plan checking fees, District
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.
124. Prior to issuance by the City of any Building Permit or DSR Issuance of Dublin San
Construction Permit by the Dublin San Ramon Services Building Ramon
District, whichever comes first, all improvement plans for Permits Services
DSRSD facilities shall be signed by the District Engineer. District
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 comorehensive l!eneral liability
21
CONDmON TEXT RESPON. WR:Il~NcQEQ'D SOURCE
AGENCY prior to:
Insurance policy 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 silffiature bv the District Emrineer.
125. No sewer line or waterline construction shall be permitted DSR Improvement Dublin San
unless the proper utility construction permit has been issued Plans Ramon
by DSRSD. A construction permit will only be issued after Services
all of the items in Condition No.9 have been satisfied. District
126. The applicant shall hold DSRSD, its Board of Directors, DSR Issuance of Dublin San
commissions, employees, and agents of DSRSD harmless Building Ramon
and indemnify and defend the same from any litigation, Permits Services
claims, or fines resulting from the construction and District
completion of the proiect.
127. Improvement plans shall include recycled water DSR Improvement Dublin San
improvements as required by DSRSD. Services for Plans Ramon
landscape irrigation shall connect to recycled water mains. Services
Applicant must obtain a copy of the DSRSD Recycled District
Water Use Guidelines and conform to the requirements
therein.
SIGNS - PROJECT SPECIFIC
128. Temporary Promotional Banners and Balloons. PL On-going Chapter
Temporary Promotional Banner Signs and Balloons shall 8.884 of
only be permitted after first secunng an approved the Dublin
Temporary Promotional Sign Permit. Any signage on site Zoning
shall be subject to the sign requirements contained in the Ordinance
City of Dublin Municioal Code.
129. A-Frame Signs. The use of any A-Frame, portable, PL On-going Chapter
sandwich-board, pennants, or human-held SignS on the 8.884 of
premises is strictly prohibited. Said signs and any form of the Dublin
off-site advertising signs shall also be prohibited upon any Zoning
public property, includinl! City streets and sidewalks. Ordinance
130. Outdoor Events. Any outside events shall be subject to PL On-going Chapter
the Temporary Use Permit requirements contained in the 8.884 of
City of Dublin Municipal Code, specifically Section the Dublin
8.108.020. Zoning
Ordinance
P~& COMMUNITY SERVICES
131. Public Art Contribution. Pursuant to the Public Art PL, PCD Occupancy Public Art
Master Plan, the Applicant/owner shall install a public Policy
art piece on the property as shown on the project plans
or shall pay the Public Art in-lieu fee. If the
Applicant/owner elects to provide a Public Art piece
on-site, the Applicant/owner shall submit plans for
Public Art for review and approval by the City, in
accordance with the City's Public Art Master Plan,
prior to installation of the art and prior to occupancy of
the building. If the Applicant/owner elects to pay the
Public Art in-lieu fee, the Applicant/owner shall nay a
22
CONDmONTEXT RESPON. . WHENRE~']) SOURCE
AGENCY Prior-to:
fee equal to forty-five one-hundredths percent (0.45%)
of the Building Valuation (exclusive ofland) to
finance an art project. This money shall be used at the
City Council's discretion for Public Art at a location
identified by the City Council.
132. Public Art Access Easements. If the Applicant/owner PL, PCD Occupancy Public Art
elects to pay the Public Art in-lie fee, the Policy
Applicant/owner shall dedicate a public art easement to
the City of Dublin. This easement shall be at the
approximate location of the landscape area identified
on the Landscape Plan as a potential public art
location. In addition, the Applicant/owner shall
dedicate an access easement to the City of Dublin for
purposes of site preparation and public art installation
and maintenance, as required.
MASTERSJGNPROGRAM ,
133. Freeway Sign. The freeway sign shall be located as PL On-going Chapter
shown on the Master Sign Program project plans 8.84 of the
prepared by GNU received by the Planning Division Dublin
on July 17, 2006. The freeway sign shall be maintained Zoning
in good condition and repairs shall be made to the sign Ordinance
whenever necessary to adequately maintain the sign.
134. Freeway Sign Modifications. The Applicant shall PL Building Permit Planning
redesign the freeway sign to be consistent with the Issuance
Grafton Station (Stage 2 Planned Development
Rezone) design guideline, subject to reVIew and
approval by the Community development Director.
135. Modifications. Any modifications to the Building and PL On-going Chapter
Site Signage locations, "envelopes", and/or monument 8.84 of the
sign architecture shall be approved by the Community Dublin
Development Director as an amendment to the Master Zoning
Sign Program. Ordinance
136. Tenant's obligation. The tenant's obligation to PL On-going Chapter
conform to the approved Master Sign Program shall be 8.84 of the
incorporated into the individual tenant lease Dublin
agreements as a binding requirement. Zoning
Ordinance
137. CC&Rs. Adherence to the Master Sign Program shall PL On-going Planning
be required by the Covenants, Codes, and Restrictions
(CC&Rs) for the approved project.
138. Tenant signs. When tenant SIgnS change, all PL On-going Planning
mounting holes from previous tenant signs shall be
23
CONDITION TEXT RESPON. WHENREQ'D SOURCE
AGENCY Prior to:
repaired and walls repainted prior to mounting the new
SIgnS. If the use or tenant space ceases to operate for
(90) ninety days, the tenant signs shall be removed and
mounting holes and walls shall be repaired and
repainted to match the building.
139. Vehicle Signs. Any vehicles with signage shall be
parked as close as practical to the business it serves.
Vehicles with sIgnage shall be used in the normal
course of business and shall not be used as a sign
platform or for the sole purpose of attracting people to
a place of business.
140. Amendments to the Master Sign Program. A minor PL On-going Chapter
physical change to the approved Master Sign Program 8.84 of the
can be considered by the Community Development Dublin
Director. Any amendment to the approved plans Zoning
which not considered by the Community Ordinance
IS
Development Director to be a minor physical change
shall be reviewed per Section 8.104.090 (Amendment)
of the Dublin Municipal Code, which would include
full review and approval by the decision-making body
of the original application, III this case the City
Council.
PASSED, APPROVED AND ADOPTED this 25th day of July 2006 by the following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioner King
NOES: None
ABSENT: Commissioner Biddle
ABSTAIN: Commissioner Fasulkey
h/~~
Planning Commission Chair
ATTEST:
G:\PA#\2005\05-030 Lowe's\PC PHlSDR Reso.DOC
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