HomeMy WebLinkAboutPC Reso07-04 Gil Auto Body PA06-043 SDR/VAR
RESOLUTION NO. 07 - 04
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW AND VARIANCE FOR A NEW 7, 386
SQUARE FOOT DEVELOPMENT LOCATED AT 6392 SCARLETT COURT (GIL AUTO
BODY) (APN 941-0550-012-08)
P A 06-043
WHEREAS, the Applicant, Ralph Gil, has requested the approval of a Site Development Review
and Variance to construct two new buildings located at 6380-6392 Scarlett Court; and
WHEREAS, the proposal includes two new industrial buildings which will be a total of 7,386
square feet in size; and
WHEREAS, the new buildings will replace the approved 12,480 square foot industrial building
which was recently demolished; and
WHEREAS, the County of Alameda Zoning Administrator adopted a Resolution approving a
variance for the existing industrial building to reduce the required rear yard set back due to the irregular
lot configuration (Resolution Z-1772) and a Conditional Use Permit to allow AutomobileN ehicles
Repairs and Service uses to operate in the building; and
WHEREAS, the Applicant has applied for a Variance in order to reduce the require rear yard
setback from 20 feet to 1 foot, the front yard setback from 10 feet to 7 feet 8 inches and the required lot
depth from 100 feet to and average of 59 feet; and
WHEREAS, the Applicant has also applied for a Conditional Use Permit to use the buildings for
AutomobileN ehicle Repairs and Service uses which is also being reviewed by the Planning Commission
during this Public Hearing; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, the Applicant has submitted project plans dated received January 23,2007; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines
and City environmental regulations, require that certain projects be reviewed for environmental impact and
that environmental documents be prepared; and
WHEREAS, the application has been reviewed in accordance with the prOVISIOns of the
California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section
15302, Replacement or Reconstruction, as the proposed buildings will replace the existing building and are
smaller in size than the existing building; and
WHEREAS, a Staff Report was submitted recommending that the application for a Site
Development Review and Variance be conditionally approved; and
WHEREAS, the Planning Commission held a public hearing on said application on February 13,
2007; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered
all said reports, recommendations, and testimony herein above set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the planning Commission of the
City of Dublin does hereby make the following findings and determinations regarding said 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: 1) the proposed project will be
compatible with the surrounding area because the development is designed with respect to the
properties in the vicinity which are designated for industrial and auto related uses as required by
Section 8.104.020.A of the Dublin Zoning Ordinance; 2) the proposed project will conform to the
density, and height requirements for the M-l Zoning District as stated in Chapter 8.36 of the
Dublin Zoning Ordinance; 3) the proposed project is designed to facilitate the widening and
improvement of the Dougherty Road/Dublin Boulevard intersection, thereby reducing traffic
impacts; and 4) the project will be an attractive addition to the City and therefore will advance the
intent ofthe chapter as set forth in Sections 8.104.020.D and E.
B. The proposed Project, as conditioned, will be compatible with the policies of the General Plan
and M-1 (Light Industrial) Zoning District in which the project is located and all other
requirements of the Zoning Ordinance because: 1) the proposed project is designed for a mixture
of automobile service and repair uses which are consistent with the Zoning District in which it is
located and the intent of the Business Park/Industrial and Outdoor Storage General Plan Land Use
Designation with the approval of the Conditional Use Permit; 2) the overall design of the project is
compatible with the surrounding development; 3) the overall project, will be consistent with the
Floor Area Ratio (FAR) of .25 - .40 and total development potential for the site as stated in the
Dublin General Plan because the project, once complete, will have an FAR of .32; 4) the proposed
development is compatible with the General Plan Land Use designation of Business
Park/Industrial and Outdoor Storage, which allows a combination of industrial related uses, and
the zoning district allows automobile service and repair uses as a Conditional Use, which the
proposed project will achieve with approval of the requested Conditional Use Permit; and 5) the
proposed project meets the intent of the Dublin General Plan, which discourages projects which do
not relate well to the surrounding developments, since the proposed automobile service and repair
uses are compatible with the neighborhood, which includes industrial, automobile sales and
automobile repair and services.
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: 1) there will not be any significant environmental impacts associated with the project
because the new buildings will replace the approved 12,480 square foot building and the new
buildings will be 5,094 square feet smaller in size than the existing building; 2) the site layout and
design of the proposed project has been reviewed with respect to safety and the site layout will not
result in any safety hazards with respect to pedestrians or motorists; 3) as conditioned, the
development will be operated in such a manner as to reduce impacts on the surrounding
neighborhood; 4) the project has been conditioned to comply with all Building Division, Fire
Department, Public Works Department, Planning Division and Dublin San Ramon Services
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District requirements; and 5) as conditioned, the building and site will be operated in such a
manner as to reduce impacts on the surrounding neighborhood, streets and pedestrian areas.
D. The site development for the proposed Project including site layout, structures, vehicular access,
circulation and parking, setbacks, height, walls, public safety and similar elements, has been
designed to provide a desirable environment for the Project and surrounding areas because: 1) as
designed, the architecture of the building including roof forms, colors and materials that are
compatible with the surrounding buildings; 2) as shown on the Landscape Plans, the conceptual
Landscape Plan will be modified prior to approval of the Landscape Plan to comply with the
Scarlett Court design guidelines, once the guidelines have been approved by the City Council to
ensure compatibility with future projects in the Scarlett Court Specific Plan area; 3) the design of
the buildings include a variety of roof forms including gable, flat and shed roofs to promote visual
interest; 4) the two buildings share the same design for architectural consistency along Scarlett
Court and Dougherty Road; 5) the project has been designed to screen all service and loading
areas which are located at the sides of the buildings and screened from the public view by the
buildings and associated walls; 6) all mechanical equipment including HV AC units and trash
compactors are located behind screens; and 7) the buildings feature a variety of materials
including a stucco and concrete masonry.
E. The subject site is physically suitable for the type, density, and intensity of the proposed Project
and related structures because: 1) the new development will have automobile repair and service
uses which are consistent with the previous automobile repair and service use of the property and
the uses permitted and conditionally permitted in the M-l (Light Industrial) Zoning District; 2) the
proposed FAR of .32 is consistent with the Dublin General Plan which requires an FAR of .25-.40
for properties with a land use designation of Business Park/Industrial and Outdoor Storage; and 3)
the Applicant has requested approval of a Variance to reduce the required front and rear yard
setbacks.
F. Impacts to views are addressed because: the proposed building will replace an industrial building
which was previously located on the site.
G. There are no impacts to slopes or topographic features because: 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: 1) as previously discussed, the FAR of the site is within the FAR range
permitted by the Dublin General Plan; 2) the proposed color palette and materials which include a
smooth finish and stone are compatible with colors and materials found in the vicinity; 3) the
proposed building has a high level of architectural detail which is consistent with new and existing
industrial buildings in the vicinity; 4) the construction type of the building including the proposed
materials, low screen walls and roll up doors are consistent with typical industrial buildings in the
vicinity; 5) the overall layout of the site is compatible with properties in the vicinity; and 6) the
blank appearance in the rear wall of the building is consistent with typical rear wall designs on
industrial buildings and due to the nature of the uses inside the building, these activities should be
screened from view.
I. Parking on-site will conform to the requirements of Chapter 8.76, Off-Street Parking and Loading
Regulations, of the Dublin Zoning Ordinance, because: 1) a total of 23 parking stalls will be
constructed in conjunction with this project; 2) Section 8.76.080.D of the Dublin Zoning
Ordinance requires that the project provide one parking stall per every 400 square feet of floor
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area plus one parking stall per service bay; 3) the development will have 7,786 square feet of floor
area and four service bays; 4) based on the requirements of the Dublin Zoning Ordinance, the
development will require a total of 24 parking stalls; 5) a total of 23 parking stalls will be located
on the site; 6) the Applicant has requested approval of an 8% parking reduction, as permitted by
Section 8.76.070.D of the Zoning Ordinance; 7) a parking reduction of 8 % is appropriate for this
site because vehicles can be parked inside of the service bays during the day and overnight and
due to the unique configuration of the property; 8) the proposed parking stall sizes for standard
and compact stalls meet the sizing requirements in Section 8.76.070.A.7.a of the Dublin Zoning
Ordinance; and 9) a total of 17% of the parking stalls will be compact sized parking stalls which is
less than the 35% maximum as required by Section 8.75.050.A of the Dublin Zoning Ordinance.
J. The landscaping will provide an attractive feature, will be compatible with the surrounding area
and will conform to the Dublin Zoning Ordinance because: 1) the development will have both
perimeter and interior landscaping; 2) as conditioned, the plant species on the final Landscape
Plan shall conform to the Scarlett Court Design Guidelines, once the Guidelines are approved by
the City Council; and 3) a total of 9 trees will be planted on the site, which exceeds the minimum
requirement set forth in Section 8.76.070.A.12.d of 1 tree for every 4 parking spaces by 3 parking
spaces.
K. The approval of the Site Development Review is consistent with the Dublin General Plan and with
any applicable Specific plans because: 1) the use of the property complies with the General Plan
Land Use Designation of Business Park/Industrial and Outdoor Storage; and 2) the FAR of the
site, once the project is constructed, will be .32 which complies with the FAR permitted by the
General Plan.
L. Approval of this amendment complies with Chapter 8.58 relating to the Public Art Contribution
because: the proposed Project is a reconstruction of an existing building and therefore is not
subject to the Public Art Contribution as stated in Section 8.58.040.D of the Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Dublin does hereby make the following findings and determinations regarding said proposed
Variance:
A. There are special circumstances applicable to the property including size, shape, topography,
location or surroundings; such that the strict application of the requirements of the Zoning
Ordinance deprives the property of privileges enjoyed by other property in the vicinity and under
identical zoning classification, in that: 1) the property is an irregularly shaped lot; 2) the property
has an average depth of 59 feet which is less than the depth of 100 feet which is required by
Section 8.36.030.A of the Zoning Ordinance; 3) a Variance was approved by the County of
Alameda for the building which was recently demolished to reduce the required rear yard setback
due to the shallow depth of the site; 4) due to the City's right-of-way take along Dougherty Road,
the depth of the lot has been reduced by an average of 50' which has resulted in a shallow parcel
with a depth of 59 feet and an irregular lot line; and 5) due to the depth of the lot, the required
setbacks of 20 feet in the rear and 10' in the front would result in a development envelope which
will not be adequate in size to allow for the construction of a new building.
B. The granting of the Variance is subject to such conditions that will assure that the adjustment
shall not constitute a grant of special privileges inconsistent with the limitations upon other
properties in the vicinity and under the identical zoning classification, in that: 1) the lot is an
irregular shaped lot; 2) the lot has an unusual configuration due to the irregular shape which has
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resulted in a shallow depth of the parcel; and 3) due to the City's intersection improvements and
right-of-way take the lot has an average depth of 59 feet, which is less than the 100-foot minimum
depth for a parcel in the M-l Zoning District as required by Section 8.36.060.A of the Zoning
Ordinance.
C. The granting of the Variance will not be detrimental to persons in the vicinity or to the public
health, safety and welfare, in that: 1) the property is located in the M-l (Light Industrial Zone)
and is surrounded by other industrial and automobile repair and service uses; 2) the site is a unique
site due to is irregular lot shape and shallow depth; 3) a Variance was previously approved by the
County of Alameda for the previous industrial building which was recently demolished on the
site; and 4) by granting the approval of the Variance, the Planning Commission will permit
businesses to operate which are similar in nature to the uses that were previously found on the site.
D. The granting of the Variance is consistent with the purpose and intent of the applicable zoning
district in that: 1) by allowing the building to be replaced on the site, the site will accommodate
the automobile repairs and services businesses which have been temporarily relocated and will
provide additional land which can accommodate these uses consistent with Section 8.28.010.A of
the Zoning Ordinance; 2) adequate parking will be provided on the site; 3) the low screen walls at
Scarlett Court and the taller screen walls along Dougherty Road will adequately screen the cars
and work conducted inside the building to reduce visual impacts to motorists and businesses in the
vicinity as required by Section 8.28.01O.D and therefore the reduced setbacks along both the front
and rear property lines will not result in visual impacts due to the provision of these screen walls;
and 4) the Applicant has requested approval of a Conditional Use Permit to permit
AutomobileNehicle Repair and Service uses which are conditionally permitted in the M-l, Light
Industrial, Zoning District.
E. The granting of the Variance is consistent with the Dublin General Plan and with any applicable
Specific Plan in that: 1) the proposed buildings will not alter the primary use of the property; 2)
approval of the Variance will allow the construction of two buildings which will provide needed
services to residents; and 3) the new buildings will provide economic viability of the property.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said application
(PA 06-043) Gil Auto Body Variance and Site Development Review to reduce the required lot coverage
from 100 feet to 59 feet, to reduce the required rear yard setback from 20 feet to 1 foot, and to reduce the
required front yard set back from 10 feet to 7 feet 8 inches at 6380-6392 Scarlett Court (APN 941-0550-
012-08).
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 review and approval by the City of
Dublin. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [DSR] Dublin San
Ramon Services District and [F] Alameda County Fire Department.
CONDITION TEXT
RESPON.
AGENCY
WHEN REQ'D
Prior to:
SOURCE
GENERAL - SITE DEVELOPMENT REVIEW
1. A roval. This Site Development Review a roval for the
PL
On-going
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CONDITION TEXT
Gil Auto Body, PA 06-043 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 Peter Shutts
Architecture received January 23, 2007 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. Permit Expiration. Construction or use shall commence
within one (1) year of Permit approval or the Permit shall
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 requirements of this
Ordinance.
3. Time Extension. The original approving decision-maker
may, upon the Applicant's written request for an extension
of approval prior to expiration, and upon the determination
that any Conditions of Approval remain adequate to assure
that applicable findings of approval will continue to be met,
grant a time extension of approval for a period not to exceed
six (6) months. All time extension requests shall be noticed
and a public hearing or public meeting shall be held as
required bv the particular Permit.
4. Permit Validity. This Site Development Review approval
shall be valid for the remaining life of the approved
structure so long as the operators of the subject property
comply with the project's conditions of approval.
5. Revocation of permit. The Site Development Review
approval shall be revocable for cause in accordance with
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.
6. Requirements and Standard Conditions. The Applicant!
Developer shall comply with applicable City of Dublin Fire
Prevention Bureau, Dublin Public Works Department,
Dublin Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7, Livermore
Amador Valley Transit Authority, Alameda County Public
and 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
6
RESPON.
AGENCY
PL
PL
PL
PL
Various
WHEN REQ'D
Prior to:
One year from
permit approval
One year from
permit approval
On-going
On-going
Building Permit
Issuance
SOURCE
DMC
8.96.020.D
DMC
8.96.020.E
DMC
8.96.020.F
DMC
8.96.020.1
Standard
CONDITION TEXT
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 permits
required by other agencies including, but not limited to
Alameda County Flood Control and Water Conservation
District Zone 7, California Department of Fish and Game,
Army Corps of Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the permits to the
Public Works Department.
8. Compliance. The Developer shall comply with the
Subdivision Map Act, the City of Dublin Subdivision,
Zoning, and Grading Ordinances, the City of Dublin Public
Works Standards and Policies, and all building and fire
codes and ordinances in effect at the time of building
permit.
9. Clarification to the Conditions of Approval. In the event
that there needs to be clarification to the Conditions of
Approval, the Director of Community Development and the
City Engineer have the authority to clarifY the intent of these
Conditions of Approval to the 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 III order for the Developer to fulfill needed
improvements or mitigations resulting from impacts to this
proj ect.
10. Non-City Agency Review. The Developer will be
responsible for submittals and reVIews to obtain the
approvals of all participating non-City agencies. The
Alameda County Fire Department and the Dublin San
Ramon Services District shall approve and Sign the
Improvement Plans.
11. 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.
12. 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
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RESPON.
AGENCY
Various
Various
Various
PW
Various
Various
WHEN REQ'D
Prior to:
Building Permit
Issuance
Issuance of
Building Permits
On-going
Issuance of
Building Permits
Building Permit
Issuance
On-going
SOURCE
Standard
Standard
Standard
Public
Works
Various
Administrat
ion/City
Attorney
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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.
13. Clean-up. The Applicant/Developer shall be responsible Various On-going Planning
for clean-up and disposal of project related trash to maintain
a safe, clean, and litter-free site.
14. Modifications. Modifications or changes to this Site PL On-going DMC
Development Review approval may be considered by the 8.104.100
Community Development Director if the modifications or
changes proposed comply with Section 8.104.100 of the
Zoning Ordinance.
15. 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.
16. 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
17. Temporary Construction Fencing. Temporary B,PW Start of and During Public
Construction fencing shall be installed along the perimeter Construction Works
of all work under construction to separate the 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.
18. Accessory/Temporary Structures. 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
19. Equipment 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 building Through
and to the satisfaction of the Community Development Completion/ On-
Director. The Building Permit plans shall show the location gOlllg
of all equipment and screening for review and approval by
the Director of Community Development.
20. 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 painting the buildings.
21. Conditional Use Permit. The property owner and all PL On-going Planning
tenants shall comply with the Conditions of Approval for
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
the Conditional Use Permit for the property at all times.
22. Screens. The screen walls shown on the site plan shall be PL On-going Planning
maintained at all times. Any damage to the walls shall be
repaired in a timely manner.
23. Low Screen Wall. A 30" screen wall to match the screen ? ? ?
walls parallel to Scarlett Court shall be installed between
parking stalls 20-23 and the landscape area on the north side
of the property. The screen wall shall line up and be
integrated into the screen wall which is between parallel to
parking stall 23.
24. Trash Enclosure. All bins and trash cans shall be kept ? ? ?
inside of the trash enclosure at all times. These bins or cans
may be removed for a short period of time to allow for
garbage pick-up but shall be immediately moved into the
enclosure once the trash has been picked-up.
25. Clean-up. The site and parking area shall at all times be PL On-going Planning
kept free of storage materials, pallets, trashcans, bins, boxes,
trash bags, and other materials. These areas of the site shall
be policed as often as necessary in order to keep the site neat
and clean.
26. Prior to issuance of the Building Permit, the Applicant PL Building Permit Planning
shall submit drawings to the Planning Division for Issuance
review and approval by the Community Development
Director to show that the base of the building will have
an enhanced material of slate, stone, brick or similar
material and on the Dougherty Road elevation, the CMU
block is removed and replaced with a more enhanced
material such as tile, slate, stone or similar material. The
low screen walls on Scarlett Court and the screen wall on
Dougherty Road will be replaced with a stone material
with an attractive cap on top
27. Prior to the issuance of the Building Permit, the PL Building Permit Planning
Applicant shall submit drawings to the Planning Issuance
Division for review and approval by the Community
Development Director to add decorative tile or accent
pieces close to the top of the parapet on Doul!:herty Road
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
Borrecco/Kilian and Associates Inc. received by the
Planning Division on January 23, 2007 except as modified
by the Conditions listed below and as required 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.
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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
bottorn of the slope for maintenance.
31. Landscaping at Street/Drive 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
above the curb. Landscaping shall be kept at a minimum
height and fullness giving patrol officers and the general
public surveillance capabilities ofthe area.
32. Lighting. The Applicant/Developer 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. Lighting levels
shall maintain a minimum level of 1.0 foot-candle at ground
level in parking lot areas between sunset and sunrise. .
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 Applicant/Developer shall complete and Issuance 8.72.050.B
submit to the Dublin Planning Department the Standard
Plant Material, Irrigation and Maintenance Agreement.
35. Landscaping. Applicant/Developer shall construct all PL,PW Building Permit Planning!
landscaping within the site and along the project frontage Issuance Public
(on Scarlett Court) in accordance with Condition No. 43. Works
The on site landscaping shall be to the satisfaction of the
Director of Community Development. The street trees on
the frontage landscaping shall be a minimurn 24" box, their
exact tree locations and varieties shall approved by the
Community Development Director and the City Engineer.
36. Plant Standards. All trees shall be 24" box minimum, with PL Occupancy Planning
at least 30% at 36" box or greater; all shrubs shall be 5
gallon minimum.
37. 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 III Standards
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
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
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.
38. Maintenance Along Street Frontage. Applicant/Developer PL,PW On-going Public
shall install and perpetually maintain all street trees and Works
other plant materials installed along the property street
frontages. The irrigation system(s) to serve these
landscaped areas shall be connected to the
Applicant/Developer's private on-site irrigation system. A
separate water service and irrigation system shall be
installed to serve these landscape areas.
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. Utility Structures. To the maximum extent practicable, all PL,PW Issuance of Public
utility vaults, boxes and structures shall be underground and Building Permits Works
placed in landscape areas and screened frorn 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.
41. Root Barriers and Tree Staking. The landscape plans shall PL,PW Building Permit Planning
provide details showing root barriers and tree staking will be Issuance
installed which meet current City specifications.
42. Water Efficient Landscaping Ordinance. The Applicant! PL Building Permit DMC 8.88
Developer shall submit written docurnentation 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.
43. Landscape Screening. At no tirne 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.
44. 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.
45. Scarlett Court Specific Plan. Prior to issuance of a PL Issuance of Planning
Building Permit, the preliminary Landscape Plan shall be Building Permits
modified so that the plant species are compatible with the
species included in the Scarlett Court Specific Plan. Occupancy
II
CONDITION TEXT
BUILDING - GENERAL
46. Building Codes and Ordinances. All project construction
shall conform to all building codes and ordinances in effect
at the time of building permit.
47. Building Permits. To apply for building permits,
Applicant/Developer shall submit five (5) sets of
construction plans to the Building 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 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.
48. 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.
49. 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.
50. 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.
51. 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
12
RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
B Through Building
Completion
B Issuance of Building
Building Permits
B
Issuance of
Building Permits
B,PL,P
Occupancy
B
Prior to Frame
Inspection
B
Prior to Occupancy
of any affected
building
Building
Building
Building
Building
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
approval of the Director of Community Development, the
completion of landscaping may be deferred due to inclement
weather with the posting of a bond for the value of the
deferred landscaping and associated improvements.
52. Green Building Guidelines. To the extent practical the B Through Building
applicant shall incorporate Green Building Measures. Green Completion
Building plan shall be submitted to the Building Official for
review.
53. Cool Roofs. Flat roof areas shall have their roofing material B Through Building
coated with light colored gravel or painted with light Completion
colored or reflective material designed for Cool Roofs, as
required under CA title 24 energy requirements.
54. Electronic File. The applicant!developer shall submit all B Prior to First and Building
building drawings and specifications for this project in an Final inspection)
electronic format to the satisfaction of the Building Official
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 occupancy.
FIRE - GENERAL CONDITIONS
55. Building and Fire Codes. The project shall be III F Issuance of Fire
compliance with Building and Fire Codes unless specifically Building Permits
addressed by an alternate materials or methods application.
56. Knox Boxes. Knox boxes are required at the entrances to the F Occupancy Fire
buildings.
57. Address Numbers. Approved address numbers shall be F Occupancy Fire
placed on the buildings in such a position as to be plainly
visible and legible from the street or road fronting the
property . Said numbers shall be placed on a contrasting
background
58. Automatic Sprinklers Automatic sprinklers shall be F Occupancy Fire
provided throughout the building as required by the Dublin
Fire Code. Ifthe building has over 100 sprinklers the system
shall be monitored by UL listed central station.
POLICE - PROJECT SPECIFIC
59. Security Requirements. The Applicant/Developer shall PO Issuance of Police
comply with all applicable City of Dublin Non-Residential Building Permits
Security requirements.
On-going
60. Lighting. Exterior lighting is required over all doors. PO Issuance of Police
Security lighting shall be provided in all parking areas. A Building Permits
lighting plan shall be submitted for approval by the Dublin
Police prior to issuance of a Building Permit. All light
fixtures shall be of a vandal resistant type.
61. Parking Lot Signage. All entrances to the parking lot shall PO Issuance of Section
be posted with appropriate signs as described in Section Building Permits 6.04.200 of
6.04.200 of the City of Dublin Municipal Code to assist in the Dublin
remOVIng vehicles at the property owner' s/manager' s On-going Municipal
request. Code
62. Graffiti. The Applicant/Developer shall keep the site clear PO,PW On-going Police
of graffiti vandalism on a continuous basis at all times. If
available, graffiti resistant materials should be used.
13
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
63. 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..
64. Tenants. Tenants shall complete a "Business Site PO Occupancy Police
Emergency Response Card" and deliver it to the police prior
to occupancy. On-going
65. 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 Permits
there is not a burglary resistant window pane in the door
from which to scan the exterior.
66. 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 w "Business Site
Emergency Response Card" with the Dublin Police
Department prior 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 - STANDARD CONDITIONS
67. Standard Public Works Conditions of Approval. PW Occupancy Public
Applicant/Developer shall comply with all applicable City Works
of Dublin Public Works Standard Conditions of Approval.
In the event of a conflict between the Public Works
Standard Conditions of Approval and these Conditions,
these Conditions shall prevail.
68. Zone 7. Any water well, cathodic protection well, or PW During Public
exploratory boring on the project property must be properly Construction Works
abandoned, backfilled, or maintained in accordance with
applicable groundwater protection ordinances. For
additional information contact Alameda County Flood
Control, Zone 7.
69. Encroachment Permit. An encroachment permit from the PW On-going Public
Public Works Department may be required for any work Works
done within the public right-of-way even if covered under
an Improvement Agreement.
70. Public Improvements. Applicant/Developer shall PW Occupancy Public
construct the public sidewalk, curb & gutter and driveways Works
along the Scarlett Court property frontage up to Dublin
Boulevard accordance with City of Dublin standard detail.
71. Sidewalks. All public sidewalks must be within City right- PW Improvement Plans Public
of-way or in a pedestrian access easement unless approved Works
by the City Engineer.
72. Grading Plan. The Grading Plan shall be in conformance PW Issuance of Public
with the recommendations of the Geotechnical Report, the Building Permits or Works
14
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
approved Tentative Map, and the City design standards & Grading/Sitework
ordinances. In case of conflict between the soil engineer's Permits
recommendations and City ordinances, the City Engineer
shall determine which shall apply.
73. Fire Hydrant. Fire hydrant locations shall be approved by PW,F Issuance of Public
the Alameda County Fire Department. A raised reflector Building Permits Works
blue traffic marker shall be installed in the street opposite
each hydrant.
74. Street Lights. Street light standards and luminaries shall be PW Issuance of Public
designed and installed per approval of the City Engineer. Building Permits or Works
The maximum voltage drop for streetlights is 5%. Grading/Sitework
Permits
75. Roof Drainage. To the maximum extent possible, roof PW Issuance of Public
drainage shall drain across bio-swales or into bio-filters Building Permits Works
prior to entering the storm drain system. The landscaping
and drainage improvements in the bio-swale and bio-filters
shall be appropriate for water quality treatment. The City
Engineer may exempt specific roof leaders from this
requirement if space limitations prevent adequate water
treatment without creating hazards, nuisance or structural
concerns. Concentrated flows will not be allowed to drain
across public sidewalks.
76. Utilities. All electrical, gas, telephone, and Cable TV PW Issuance of Public
utilities, shall be underground in accordance with the City Building Permits Works
policies and ordinances. All utilities shall be located and
provided within public utility easements and sized to meet
utility company standards.
77. Archeological Materials. If archaeological materials are PW During Public
encountered during construction, construction within 100 Construction 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 (SOP A) has had an opportunity to evaluate the
significance of the find and suggest appropriate mitigation
measures.
78. Pest Control. The Developer shall be responsible for PW During Public
controlling any rodent, mosquito, or other pest problem due Construction Works
to construction activities.
79. Dust Control. The Developer shall be responsible for PW During Public
watering or other dust-palliative measures to control dust as Construction Works
conditions warrant or as directed by the City Engineer.
80. Title Report. A current preliminary title report together PW Issuance of Public
with copies of all recorded easements and other Grading/Sitework Works
encumbrances and copies of Final Maps for adjoining Permits
properties and off-site easements shall be submitted for
reference as reasonably deemed necessary by the City
Engineer/Public Works Director during review of the final
map.
81. Easement Dedications. Applicant/Developer shall dedicate PW Occupancy Public
easements on the final map or by separate instrument as Works
follows:
15
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
0 Public emergency vehicle access easement (20'-
minimum width) granted to the City of Dublin at
locations dictated by the Fire Marshal.
0 Provide a 6' Public Service Easement (PSE) along
the frontage on Scarlett Court.
0 Provide private utility easement for storm drain,
electrical, and any other common utilities being
shared by different parcels.
0 Any other easements deemed reasonably necessary
by the City Engineer/Public Works Director during
final design and/or construction.
82. Improvement and Grading Plans. All improvement and PW Issuance of Public
grading plans submitted to the Public Works Department for Grading/Sitework Works
review/approval shall be prepared in accordance with the Permits
approved Tentative Map, these Conditions of Approval, and
the City of Dublin Municipal Code including Chapter 7.16
(Grading Ordinance). When submitting plans for
review/approval, the Applicant/Developer shall also fill-out
and submit a City of Dublin Improvement Plan Review
Checklist (three 8-1/2" x II" pages). Said checklist includes
necessary design criteria and other pertinent information to
assure that plans are submitted in accordance with
established City standards. The plans shall also reference
the current City of Dublin Standard Plans (booklet), and
shall include applicable City of Dublin Improvement Plan
General Notes (three 8-1/2" x II" pages). For on-site
improvements, the Applicant/Developer shall adhere to the
City's On-site Checklist (eight 8-1/2" x II" pages). All of
these reference documents are available from the Public
Works Department (call telephone 925-833-6630 for more
information).
83. GradinglSitework Permit. All site improvement work and PW Issuance of Public
public right-of-way work must be performed per a Grading/Sitework Works
Grading/Sitework Permit issued by the Public Works Permits
Department. Said permit will be based on the final set of
improvement plans to be approved once all of the plan
check comments have been resolved. Please refer to the
handout titled Grading/Site Improvement Permit
Application Instructions and attached application (three 8-
1/2" x II" pages) for more information. The
Applicant/Developer must fill in and return the applicant
information contained on pages 2 and 3. The current cost of
the permit is $10.00 due at the time of permit issuance,
although the Applicant/Developer will be responsible for
any adopted increases to the fee amount.
84. Vehicle Code Enforcement on Private Property. The PW Occupancy Public
Applicant/Developer shall support the City in adopting an Works
Ordinance pursuant to California Vehicle Code (CVC)
S21107.6-8 for the enforcement of the CVC along the
private street main entrance (Parcel A) and parking drive
aisles. Upon the effective date of the Ordinance, all CVC
provisions will be enforceable on the private street including
16
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
speeds, traffic control devices, and other driving regulations.
Although the CVC does not allow general enforcement of
traffic regulations within the entire parking field, it does
specifically allow enforcement of sections pertaining to
unsafe speed, exhibitionist speed, reckless driving, and off-
road vehicles. Appropriate signs shall be posted within the
property that indicate the area is subject to public traffic
regulations and control.
85. Storm Drainage Study/Required Improvements. PW Issuance of a Public
Applicant/Developer shall prepare a Storm Drainage Study Grading/Sitework Works
for the properties and roads to be developed/constructed Permits
with the project. The Study shall include a hydrology map
and hydraulic calculations. Since the project will
substantially increase the imperviousness of the site, the
Study must demonstrate that design flows do not adversely
impact existing hydraulics downstream of the project. The
Study is therefore subject to review and approval by both
the City of Dublin and Zone 7.
All storm drain improvements and mitigation measures
identified in the Study and/or specified by the City Engineer
shall become requirements of this project
86. Overland Storm Drain Flow. To accommodate potential PL,PW Issuance of a Public
overland flow, the site grading and on-site storm drain Grading/Sitework Works
system shall be designed to convey storm water overland to Permits
Scarlett Drive without inundating the buildings in the event
the pipe network becomes plugged.
87. Erosion Control during Construction. PW Issuance of Public
Applicant/Developer shall include an Erosion and Sediment Grading/Sitework Works
Control Plan with the Grading and Improvement plans for Permits
review and approval by the City Engineer/Public Works
Director. Said plan shall be designed, implemented, and And
continually rnaintained pursuant to the City's NPDES
permit between October 1 sl and April 15th or beyond these During
dates if dictated by rainy weather, or as otherwise directed Construction
by the City Engineer/Public Works Director.
88. Water Quality/Best Management Practices. Pursuant to PW Issuance of Public
the Alameda Countywide National Pollution Discharges Grading/Sitework Works
Elimination Permit (NPDES) No. CAS002983I with the Permits
California Regional Water Quality Control Board
(RWQCB), the Applicant/Developer shall design and
operate the site in a manner consistent with fue Start at the
Source publication, and according to Best Management
Practices to minimize storm water pollution. All roof
downspouts shall be tied into the bio-filtration swales before
enter the public storm drain system. All trash dumpsters
and recycling area enclosures that are not located inside the
building shall have roofs to prevent contaminants from
washing into the storm drain system. The applicant shall
file a Notice of Intent with the RWQCB and shall prepare
and submit a Storm Water Pollution Prevention Plan for the
17
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
City Engineer/Public Works Director's review/approval.
Finally, all storm drain inlets serving vehicle parking areas
shall be stenciled "No Dumping - Flows to Bay" using
stencils available from the Alameda Countywide Clean
Water Program.
89. Trash Enclosure. All trash dumpsters and recycling area PW Issuance of Public
enclosures that are not located inside the building shall have Grading/Sitework Works
roofs to prevent contaminants from washing into the storm Permits
drain system. An area drain and a horse bib shall be
provided inside the trash enclosure for periodic wash down.
Said area drain shall be tied into a sanitary sewer system.
An oil/sand interceptor is required per DSRSD for every
trash enclosure.
90. Storm Water Treatment Measures Maintenance PW Occupancy Public
Agreement. Applicant/Developer shall enter into an Works
agreement with the City of Dublin that guarantees the
property owner's perpetual maintenance obligation for all
storm water treatment measures installed as part of the
project. Said agreement is required pursuant to Provision
C.3.e.ii ofRWQCB Order R2-2003-0021 for the reissuance
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.
91. Construction Noise Management Program/Construction PW During Public
Impact Reduction Plan. Applicant/Developer shall Construction Works
conform to the following Construction Noise Management
Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce construction
impacts:
0 Off-site truck traffic shall be routed as directly as
practical to and from the freeway (1-580) to the
job site. Primary route shall be from 1-580 to
Dougherty Road to Dublin Boulevard and onto
Scarlett Court. An Oversized Load Permit shall
be obtained from the City prior to hauling of any
oversized loads on City streets.
0 The construction site shall be watered at regular
intervals during all grading activities. The
frequency of watering should increase if wind
speeds exceed 15 miles per hour. Watering
should include all excavated and graded areas and
material to be transported off-site. Construction
equipment shall use recycled or other non-potable
water resources where feasible.
0 Construction equiprnent shall not be left idling
while not in use.
0 Construction equipment shall be fitted with noise
muffling devices.
0 Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
18
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
daily basis.
0 Excavation haul trucks shall use tarpaulins or
other effective covers.
0 Upon completion of construction, measures shall
be taken to reduce wind erosion. Replanting and
repaving should be completed as soon as possible.
0 After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using the
following methods:
1. Inactive portions of the construction
site shall be seeded and watered until
grass growth is evident.
11. All portions of the site shall be
sufficiently watered to prevent dust.
... On-site vehicle speed shall be limited to
111.
15 mph.
IV. Use of petroleum-based palliatives shall
meet the road oil requirements of the
Air Quality District. Non-petroleum
based tackifiers may be required by the
City Engineer/Public Works Director.
0 The Department of Public Works shall handle all
dust complaints. The City Engineer/Public
Works Director may require the services of an air
quality consultant to advise the City on the
severity of the dust problem and additional ways
to mitigate impact on residents, including
temporarily halting project construction. Dust
concerns in adjoining communities as well as the
City of Dublin shall be addressed. Control
measures shall be related to wind conditions. Air
quality monitoring of PM levels shall be provided
as required by the City Engineer/Public Works
Director.
0 Construction interference with regional non-
project traffic shall be minimized by:
1. Scheduling receipt of construction
materials to non-peak travel periods.
11. Routing construction traffic through
areas of least impact sensitivity.
... Routing construction traffic to
111.
minimize construction interference with
regional non-project traffic movement.
IV. Limiting lane closures and detours to
off-peak travel periods.
v. Providing ride-share incentives for
contractor and subcontractor personnel.
0 Emissions control of on-site equipment shall be
minimized through a routine mandatory program
of low-emissions tune-ups.
92. Geotechnical Report and Recommendations. The PW Issuance of Public
Applicant/Developer shall provide a site sDecific Building Permits or Works
19
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
geotechnical report prepared by a reputable geotechnical Grading/Sitework
engineer. The Geotechnical Engineer shall certifY that the Permits
project design conforms to the report recommendations
prior to issuance of a Grading/Sitework Permit or Building And
Permit. All report recommendations shall be followed
during the course of grading and construction. . During
Construction
93. Stop Controls. Stop control devices for vehicles, including PW Issuance of Public
an Rl STOP sign, STOP pavement legend, 12"-wide white Grading/Sitework Works
stop bar stripe, and appropriate delineation, shall be Permits
provided at the following location:
0 At the exit aisle approaches to Scarlett Court.
94. Parking Prohibitions/Restrictions. Vehicle parking shall PW On-going Public
be prohibited/restricted in the following locations. This Works
parking prohibition shall be indicated with red-painted
curbs, and with R26F "No Stopping - Fire Lane" signs
installed on both sides at a spacing not to exceed 200' .
0 Prohibited or restricted at other locations deemed
reasonably necessary by the City Engineer/Public
Works Director during final design and/or
construction.
95. Address Numbering System. After the final Map records PW Issuance of Public
but before Building Permits are issued, the Building Permits Works
Applicant/Developer shall propose address numbers for
each buildinglhouse unit based on the address grid utilized
within Alameda County and available from the Dublin
Building Official. The addressing scheme is subject to
review and approval by the City and other interested outside
agencies. Signs shall be prominently displayed on Scarlett
Court that identifies all addresses within the development.
Addresses are required on the front and rear of each
building. Retail building requires address ranges to be
posted on the street side of each buildings, or as otherwise
required by the Building Official and Fire Marshal.
96. Site Accessibility Requirements. All disabled access PW Occupancy Public
ramps, parking spaces for the disabled, and other physical Works
site improvements shall comply with current UBC Title 24 /
ADA requirements and City of Dublin Standards for
accessibility.
97. Relocation of Existing Improvements/Utilities. Any PW Occupancy Public
necessary relocation of existing improvements or utilities Works
shall be accomplished at no expense to the City.
98. Joint Utility Trenches/UndergroundinglUtiIity Plans. PW Occupancy Public
Applicant/Developer shall construct all joint utility trenches Works
(including electric, telecommunications, cable TV, and gas)
in accordance with standards enforced by the appropriate
utility agency. All vaults, electric transformers, cable TV
boxes, blow-off valves and other utility features shall be
placed underground and located behind the proposed
20
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
sidewalk within the public service easement, unless
otherwise approved by the City Engineer/Public Works
Director. Conduit shall be under the public sidewalk within
the right of way to allow for street tree planting. Utility
plans showing the location of all proposed utilities shall be
reviewed and approved by the City Engineer/Public Works
Director prior to installation.
99. Construction Hours. Standard construction and grading PW During Public
hours shall be limited to weekdays (Monday through Friday) Construction Works
and non-City holidays between the hours of7:30 a.ill. and
6:00 p.m. The Applicant/Developer may request reasonable
modifications to such determined days and hours, taking
into account the seasons, impacts on neighboring properties,
and other appropriate factors, by submitting a request form
to the City Engineer/Public Works Director. For work on
Saturdays, said request shall be submitted no later than 5 :00
p.m. the prior Wednesday. Overtime inspection rates will
apply for all after-hours, Saturday, and/or holiday work.
10< Damage/Repairs. The Applicant/Developer shall be PW Final Inspection or Public
responsible for the repair of any damaged pavement, curb & Acceptance of Works
gutter, sidewalk, or other public street facility resulting from Improvements by
construction activities associated with the development of City Council
the project, to the satisfaction ofthe City Engineer/Public
Works Director.
101 Occupancy Permit Requirements. Prior to issuance of an PW Occupancy Public
Occupancy Permit, the physical condition of the project site Works
shall meet minimum health and safety standards including,
but not limited to the following:
0 The streets and walkways providing access to each
building shall be complete, as determined by the
City Engineer/Public Works Director, to allow for
safe, unobstructed pedestrian and vehicle access to
and from the site.
0 All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
0 All street name signs and address numbers for
streets providing access to the buildings shall be in
place and visible.
0 Lighting for the streets and site shall be adequate
for safety and security. All streetlights on streets
providing access to the buildings shall be energized
and functioning. Exterior lighting shall be provided
for building entrances/exits and pedestrian
walkways. Security lighting shall be provided as
required by Dublin Police.
0 All construction equipment, materials, or on-going
work shall be separated from the public by use of
fencing, barricades, caution ribbon, or other means
approved by the City Engineer/Public Works
Director.
21
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
0 All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
0 All site features designed to serve the disabled (i.e.
H/C parking stalls, accessible walkways, signage)
shall be installed and fullv functional.
1m Release of Security. When all improvements governed by PW Acceptance of Public
the Grading Permit are complete to the satisfaction of the Improvements by Works
City EngineerIPublic Works Director, the City Engineer will City Council
release the Security. Prior to the bond release the
Applicant/Developer shall furnish the following to the City:
1. As-Built or Record Drawings printed on mylar of
all Improvement Plans and maps associated with
the proj ect.
2. A recorded copy of the Covenants, Conditions, and
Restrictions that govern the project.
3. A Declaration or Report by the project
Geotechnical Engineer confirming that all
geotechnical and grading work associated with the
project has been performed in accordance with the
Engineer's recommendations.
4. Payment of any outstanding City fees or other
debts.
5. Any other information deemed necessary by the
City EngineerIPublic Works Director.
102 Geographic Information System. Once the City PW Acceptance of Public
EngineerIPublic Works Director approves the development Improvements by Works
project, a digital vectorized file on floppy or CD of the City Council
Improvement Plans shall be submitted to the City and
DSRSD. Digital raster copies are not acceptable. The
digital vectorized files shall be in AutoCAD 14 or higher
drawing format or ESRI Shapefile format. Drawing units
shall be decimal with the precision of 0.00. All objects and
entities in layers shall be colored by layer and named in
English, although abbreviations are acceptable. All
submitted drawings shall use the Global Coordinate System
of USA, California, NAD 83 California State Plane, Zone
III, and u.S. foot. Said submittal shall be acceptable to the
City's GIS Coordinator.
104 Traffic Mitigation Contribution or TIF. The PW Issuance of Public
developer/applicant shall pay Traffic Mitigation Building Permits Works
Contributions based on the number of daily vehicle trips
generated by the project or as determined by the Public
Works Director. Alternatively, the developer/applicant shall
pay the Traffic Impact Fee in effect at the time building
permits are issued for each phase of the proiect.
10: Notice of Intent. Prior to any clearing or grading, the PW Issuance of Public
Developer shall provide the City evidence that a Notice of Grading/Sitework Works
Intent (NO!) has been sent to the California State Water 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
22
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Department and be kept at the construction site.
10~ SWPP. The Storm Water Pollution Prevention Program PW Issuance of Public
(SWPPP) for the operation and maintenance of the project Grading/Sitework Works
shall identifY the Best Management Practices (BMPs) Permits
appropriate to the project construction activities. The
SWPPP shall include the erosion control measures III
accordance with the regulations outlined in the most current
verSIOn of the ABAG Erosion and Sediment Control
Handbook or State Construction Best Management Practices
Handbook.
107 Implementation. The Developer is responsible for ensuring PW During Public
that all contractors implement all storm water pollution Construction Works
prevention measures in the SWPPP.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) - STANDARD CONDITIONS
10~ Prior to issuance of any building permit, complete DSR Issuance of Dublin San
improvement plans shall be submitted to DSRSD that Building Permits Ramon
conform to the requirements of the Dublin San Ramon 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.
10~ 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 Permits Ramon
District, whichever comes first, all utility connection fees 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.
IH 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 Permits Ramon
District, whichever comes first, all improvement plans for 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
comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature
by the District Engineer.
11] No sewer line or waterline construction shall be permitted DSR Improvement Plans Dublin San
unless the proper utility construction permit has been issued Ramon
by DSRSD. A construction permit will only be issued after Services
all of the items in Condition No.9 have been satisfied. District
112 The applicant shall hold DSRSD, its Board of Directors, DSR Issuance of Dublin San
commissions, employees, and agents of DSRSD harmless Building Permits Ramon
and indemnifY and defend the same from any litigation, Services
23
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
claims, or fines resulting from the construction and District
completion of the proiect.
112 Improvement plans shall include recycled water DSR Improvement Plans Dublin San
improvements as required by DSRSD. Services for 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.
114 Above ground backflow prevention devices/double detector DSR Issuance of Dublin San
check valves shall be installed on fire protection systems . Building Permits Ramon
connected to the DSRSD water main. The applicant shall Services
collaborate with the Fire Department and with DSRSD to District
size and configure its fire system. The applicant shall
mInImIZe the number of backflow prevention
devices/double detector check valves installed on its fire
protection system. The applicant shall minimize the visual
impact of the backflow prevention devices/double detector
check valves through strategic placement and landscaping.
115 All existing potable water services that are to be abandoned DSR Improvement Plans Dublin San
shall be indicated on the Improvement Plans. Existing Ramon
service lines that are attached to an active water main shall Services
be abandoned by excavating the service connection at the District
main; removing the corporation stop and disconnecting the
service pipe at the main; and inserting a plug at the saddle.
SIGNS - PROJECT SPECIFIC
116 Temporary Promotional Banners and Balloons. PL On-going Chapter
Temporary Prornotional Banner Signs and Balloons shall 8.84 of the
only be permitted after first secUflng an approved Dublin
Temporary Promotional Sign Permit. Any signage on site Zoning
shall be subject to the sign requirements contained in the Ordinance
City of Dublin Municipal Code.
1l~ A-Frame Signs. The use of any A-Frame, portable, PL On-going Chapter 8.
sandwich-board, pennants, or human-held signs on the 84 of the
premises is strictly prohibited. Said signs and any form of Dublin
off-site advertising signs shall also be prohibited upon any Zoning
public property, including City streets and sidewalks. Ordinance
lU Master Sign Program. Prior to Occupancy, the Applicant PL Occupancy Chapter 8.
or Developer shall apply for and receive approval of a 84 ofthe
Master Sign Program for all signage associated with this Dublin
project. Zoning
Ordinance
PASSED, APPROVED AND ADOPTED this 13th day of February 2007 by the following vote:
AYES: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, King, Tomlinson
NOES: None
ABSENT: None
ABSTAIN: None
24
jzJ~
Planning Commission Chair
ATTEST:
G:IPA#\2006\06-043 Gil Auto BodylPC Resolution SDR and Variance revised.doc
25
PARKING SUMMARY
SITE AREA. 22,4Ct5 S.F.
BUILDIN6 A AREA= 3p<:ll'> S.F.
BUILDIN6 B AREA= 3bl'>l'>S.F.
BUILDIN6 AREA TOTAL= 1;3l'>6 S.F.
PARKIN6 REQUIRED; I:~ + I. BAY + I: EMPLOYEE
REQUIRED TOTAL PARKIN6= 26
LESS I~ ALLOIfED= -3
..-. NET REGlJIRED PARKIN6 23
.~ STANDARD SPAC,ES PRIY1DED= 11
" COMPAC,T SPAC,ES PROVIDED= 4
j .3 IlLQOO 1-"- IL 3 HANDIC.AP SPACES PROVIDED= 2
~ ~ TOTAL PARKIN6 PROVIDED= 23
, . ....... .
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ElUILDINC9 1 Tn: TYPE V-N
BUILDINe OGCUPANGY 6ROUP 6ReUJM 2 3 Z007
. B
ONE HOUR SEPARATION REGlUIRED BETWEEN H-4 . B
BUILDIN6S HILL BE R.LL Y SPRINKLERED ~~N PLANNIN(
BASIC- ALLOHA6L..E AREA
BASIC- BUILDINe HEISHT ALLOHABI...E
40'
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Scale
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~
NOTES,
TREE srAKE TO ee 1.OCA'TED ON FMvAILINCo
WIND 51DE u-IEN TREE IS IN LEAF.
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ALL LANDSCAPE AREAS S~ALL BE COYERED WIT~ A 2"
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;l
ALL TREES &!4ALL BE INSTALLED AT A MINIMUM OF 15 GAL SIZE.
ALL 5l-lRUBS 5l-lALL BE INSTAl-LED AT A 5 c:sAL. SIZE, EXCEFT
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TREE FLANTING AND STAKING DETAIL
CONTACT J. R FARTNERS . (Bee) 333-~ FOR. ~E srAKES
SI-IRU13 FLANTING DETAIL
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ECEIVED
N 2 3 2007
DUBLiN PLANNING
Photo Survey of the Previous Gil Auto Body Building
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The Gil Auto Body building was approved with a set back of 26 feet to the back of curb (where
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minimal landscaping adjacent to
A view looking south from the former Miracle Auto Body building at the Gil site.
Attachment 6
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The rear of the Oil Auto Body building was set back 6 feet from the property line (adjacent to
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View of the Oil Auto Body building from the 1-580 west off ramp. The approved building was
set back 3 feet from the side property line shown in this photo. The parking lot shown in this
picture is owned by Caltrans.
View of the front of the Oil Auto Body building taken from Scarlett Court. As shown in this
photo, the approved building had service bays which opened up onto Scarlett Court.
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Attachment 7
Monday, January 29,2007 11 :51 AM