HomeMy WebLinkAboutPCReso02-01 PA01-025 TargetSDR RESOLUTION NO. 02-01
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE SITE DEVELOPMENT
REVIEW AND SPECIFIC PLAN AMENDMENT FOR THE TARGET STORE EXPANSION
PA 01-025
WHEREAS, SLS Associates, on behalf of the Target Corporation has requested approval of a Site
Development Review and amendment of the Downtown Core Specific Plan to allow an approximately
15,000 square foot expansion and renovation of the Target Store in the Dublin Place Shopping Center, with
associated improvements, located at 7200 Amador Plaza Road; and
WHEREAS, a complete application for the above noted entitlement request is available and on file
in the Department of Community Development; and
WHEREAS, Applicant/Developer has submitted project elevations/renderings dated received October
24, 2001, and project plans dated received on December 20, 2001, for a Site Development Review for the
expansion of the Target Store by approximately 15,000 square feet (enclosed building area); and
WHEREAS, the Project is Categorically Exempt from the provisions of the California Environmental
Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines, under Section
15301(e)(1), Class 1, as the project is an addition to an existing facility where the net increase in area is less
than 10,000 square feet and all services are available; and
WHEREAS, the City adopted the Downtown Core Specific Plan on December 19, 2000 which was
prepared pursuant to Government Code Sec. 65450 et seq.; and,
WHEREAS, the Specific Plan include permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin
General Plan; and,
WHEREAS, the Planning Commission does find it appropriate to amend the Land Use Plan, Exhibit 9, of
the Downtown Core Specific Plan to reflect the new location of the drive aisle accessway for consistency with
the project plans, and to modify the text of the Specific Plan to accordingly; and,
WHEREAS, the Planning Commission did hold a public hearing on said project application on
November 13, 2001 and recommended approval of the Site Development Review and amendment of the
Downtown Core Specific Plan for this project to the City Council; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission transferred original hearing jurisdiction for this project to the
City Council pursuant to Section 8.96.020.C.3 of the Zoning Ordinance.
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the
City of Dublin does hereby recommend to the City Council the following findings and determinations
regarding said proposed Site Development Review:
Approval of this application is consistent with the purpose and intent of this Chapter because a general
merchandise retail store is a use permitted within the C-1 (Retail Commercial) Zoning District.
The project is consistent with the Downtown Core Specific Plan, which allows retail uses, and is within
and consistent with the Retail/Office designation of the General Plan and the C-1 (Retail Commercial)
Zoning District which allow retail uses.
The approval will not adversely affect the health or safety of persons residing or working in the vicinity,
or be detrimental to the public health, safety and general welfare because it is expansion and
improvement of an existing use and features and physical improvements have been incorporated into the
design of the project which reduce any potential project-related impacts which may impact the public
health, safety and general welfare to a level of less-than- significant.
The approved site development, including site layout, structures, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a
desirable environment for the development.
The subject site is physically suitable for the type and intensity of the approved development because it
is graded flat, has vehicular access and access to all public services.
F. Impacts to views are addressed because the project does not interrupt any views from 1-580 and 1-680.
Impacts to existing slopes and topographic features are addressed as the site is graded flat and presently
paved in the areas to be developed.
Architectural considerations, including the character, scale and quality of the design, the architectural
relationship with the site and other buildings in the shopping center, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into
the project and as conditions of approval in order to insure compatibility of this development with the
development's design concept or theme and the character of adjacent buildings, neighborhoods, and
uses.
Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, provisions and similar elements have been considered to ensure visual relief and an attractive
environment for the public that is compatible with other planned landscaping improvements for the
shopping center.
BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does
hereby recommend the Site Development Review and the amendment of the Downtown Core Specific Plan for
PA 01-025, the Target Store expansion and renovation, to the City Council, subject to the following Conditions
of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subject to Department of Community Development review and
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approval. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: [ADM] Administration/City Attorney, [Bl Building division of the
Community Development Departrnent, [DSR] Dublin San Ramon Services District, IF] Alameda County
Fire Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division of the
Community Development Department, [PO] Police, [PW] Public Works Department.
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GENERAL CONDITIONS
1 Approval. This Site Development Review approval for PL On-going Standard
the expansion and renovation of the Target Store
establishes the detailed design concepts and regulations
for the project. Development pursuant to this Site
Development Review generally shall conform the project
elevations/renderings submitted by MBH Architects dated
received October 24, 2001 and the colors and materials
shown on the plan, and to the Site Plan and Landscaping
Plan submitted by SLS Associates, Inc. dated received
December 20, 200 I, on file in the Planning Department,
and other plans, text, and diagrams relating to this Site
Development Review, unless modified by the Conditions
of Approval contained herein.
2. Term. Approval of the Site Development Review shall PL Approval of Standard
be valid for one year from approval by the Planning Improvement
Commission. If construction has not comanenced by that Plans
time, this approval shall be null and void. The approval
period for Site Development Review may be extended six
(6) additional months by the Director of Community
Development upon determination that the Conditions of
Approval remain adequate to assure that the above stated
findings of approval will continue to be met.
(Applicant/Developer must submit a written request for
the extension prior to the expiration date of the Site
Development Review.)
3. Revocation. The SDR will be revocable for cause in PL On-going Municipal
accordance with Section 8.96.020.I of the Dublin Zoning Code
Ordinance. Any violation of the terms or conditions of
this approval shall be subject to citation.
4. Ordinances/General Plan/Policies. The Developer shall PW, PL Issuance of Standard
comply with, meet, and/or perform all requirements of the Building Permits
Subdivision Map Act, City of Dublin Subdivision
Ordinance, City of Dublin Zoning Ordinance, the City of
Dublin General Plan, the Downtown Core Specific Plan,
City of Dublin Standard Conditions of Approval, Public
Works Policies and City grading ordinance unless certain
Public Works requirements are modified by the Director
of Public Works.
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~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
5. Hold Harmless. The Applicant/Developer shall defend~ PL, PW Ongoing Standard
indemnify, and hold *-he C'2y harmless the City of Dublin
...~_.~_; ...... ~ ~--'vj and its agents, officers~ and employees from
any claim, action, or proceeding against the City er held to
agents, officers, or employees to attack, set aside, or annul
an approval of the City of Dublin or its advisory agency,
Planning Commission, City Council, Director of
Community Development, Zoning Administrator, or any
other department, committee, or agency of the City of the
site development review; provided, however, that the
Applicant/Developer's duty to defend, indemnify, and
hold harmless under this provision shall be subiect to the
City's promptly notifying the Applicant/Developer of any
said claim, action, or
proceeding and the City's cooperation in the defense of
such actions or proceedings.
[ 6. Disabled Access Requirements/Ramps. All ramps and PW Completion of Standard
accessible routes shall comply with current State Improvements
requirements and City of Dublin Standards for disabled
access.
7. Water Efficient Landscape Regulations. DSR, PW Approval of Standard
Applicant/Developer shall comply with all Improvement
implementation measures of the "Water Efficient Plans
Landscape" Regulations of the Zoning Ordinance.
8. Standard Public Works Conditions of Approval. Pw Approval of Standard
Applicant/Developer shall comply with all applicable City Improvement
of Dublin Standard Public Works Conditions of Approval Plans through
completion
(Attachment A to this Resolution). In the event of a
conflict between the Standard Public Works Conditions of
Approval and these Conditions, these conditions shall
prevail.
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~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
9. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, Standard
but no later than
effect at time of building permit issuance. Said fees shall, Issuance of
include, but may not limited to, Planning fees, Building Building Permits
fees, Dublin San Ramon Services District fees, Public
Facilities fees, Fire Facility Impact fees, Dublin Unified
School District School Impact fees, Alameda County Fire
Services fees, Traffic Impact fees, Traffic Mitigation
Contribution fees, Noise Mitigation fees, Alameda County
Flood and Water Conservation District (Zone 7) Drainage
and Water Connection fees, and Park In-Lieu fees. Fees
are subject to change without notice. Unissued building
permits subsequent to new or revised fees shall be subject
to recalculation and assessment of the share of the new or
revised fees.
10. Required Permits. Applicant/Developer shall obtain all various various times, Standard
but no later than
necessary permits required by other agencies (i.e., Issuance of
Alameda County Flood Control District Zone 7, Building Permits
California Department offish and Game, Army Corps of
Engineers, State Water Quality Control Board, Etc.), and
shall submit copies of said permits to the Public Works
Department prior to issuance of Building Permits.
11. Building Codes and Ordinances. All project B Through Standard
:onstmction shall conform to the building codes and Completion
)rdinances in effect at the time of building permit
ISSUance.
12. Non-Buildable Easement. Prior to any expansion of the B Issuance of Standard
existing building, the applicant is required to address the Building Permits
~ssue of the "non-buildable easement" between the Target
building and the adjacent properties to the satisfaction of
the Building Department. Easements and/or agreements
must be obtained from surrounding property owners if
required by the Chief Building Official.
13. Refuse Collectionfrrash Enclosure/Compactor- The PL, PW Occupancy of Standard
refuse collection service provider shall be consulted to Any Building
ensure adequate space is provided to accommodate
collection and sorting of petrucible solid waste as well as
source-separated recyclable materials generated by the
business.
In addition, an enclosure for the trash compactor and
dumpster shall be provided at the rear of the building.
Said enclosure(s) shall have a roof to prevent rainwater
from washing contaminants into the storm drain system.
If the dumpster or compactor will accept wet trash or
discarded food products, the enclosure shall have a floor
drain connected to the sanitary sewer system together with
a hose bib for periodic wash-down. If a new sealed trash
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collection/compaction system is proposed that confines
the refuse inside the unit without leaking or allowing
rainwater infiltration, then the roofed enclosure is not
required.
14. Conditions of Approval. In submitting subsequent plans PW Issuance of Standard
for review and approval, Applicant/Developer shall Building Permits
submit six (6) sets of plans to the Public Works
Department for plan check. Each set of plans shall have a
copy of these Conditions of Approval attached with
responses to each condition indicating where on the plans
and/or how the condition is satisfied. A copy of the
Standard Public Works Conditions of Approval shall also
be submitted which has been marked-up to indicate where
on the plans and/or how the condition is satisfied.
Notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Conditions of
Approval will be complied with. Improvement plans will
not be accepted without annotated conditions and
standards attached to each set of plans.
Applicant/Developer will be responsible for obtaining
approvals of all participating non-City agencies.
15. Clarifications and Changes to Conditions. In the event PW On-going PW
that clarifications and/or changes to these conditions of
approval are required, the Director of Public Works shall
have the authority to clarify the intent of the conditions
without going to a public hearing. The Director of Public
Works also has the authority to make minor modifications
to these conditions without going to a public hearing in
order for the Applicant/Developer to fulfill needed
improvements or mitigations resulting from impacts from
this project.
16. Final Geotechnical Report. Applicant/Developer shall PW Prior to issuancePW
retain a licensed Geotechnical Engineer to prepare a of Grading
Geotechnical Investigation for the site. The design of the Permit
underground utilities, grading, paving, retaining walls, and
foundations shall be based on recommendations outlined
in said Report. The Geotechnical Engineer shall certify
that the design conforms to the recommendations before
the City issues a Grading/Site Development Permit.
DEDICATIONS AND IMPROVEMENTS
17. Disabled Access Ramps. Disabled access ramps shall be pw Completion of Standard
provided at all intersection curb returns. All disabled Improvements
access ramps shall comply with current California
~ Building Code requirements and City of Dublin
Standards.
~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
18. Delivery Truck Access. Any changes to the parking and
drive aisle configuration must accommodate the turning
radii required for tractor trailer trucks to maneuver
through the parking lot and around thc building to access
the existing loading docks in the back. Larger diameter
curb radii along the truck route(s) shall be provided as
needed.
19. Storm Drain Improvements. PW Approvalof PW
Improvement
In no event shall storm water (sheet flow or pipe flow) Plans
flow across the property lines onto a neighbor's property
unless allowed by the property's Conditions, Covenants
and Conditions, by a Private Storm Drain Easement, or by
a Drainage Release is granted by the neighbor.
Any existing storm drain pipes to be abandoned shall have
both pipe ends securely closed with a tight-fitting plug or
wall of minor concrete in accordance with the State of
California Standard Specifications Section 15-2.05A.
Any new storm drain facilities shall be designed per City
standards.
20. Site Clean-Up. The site shall be cleaned of all dirt, trash, pw Completion of PW
leaves, weeds, and other debris. The Applicant shall also Improvements
clean all on-site storm drain inlets and pipes to prevent
debris from discharging into the public storm drain
system.
21. Repair and Resurfacing of Parking Lot. The PW Completion of PW
Applicant/Developer shall repair all damaged parking lot Improvements
pavement and hardsurfacing to the satisfaction of the
?ublic Works Director. The asphalt concrete surfacing
within the parking field must be evaluated, and any
distressed areas repaired by patching or resurfacing. Upon
completion of all repairs, the parking lot pavement on the
project property shown on the project plans shall be sealed
using an approved asphalt concrete sealant.
22. Replacement of Damaged Public Improvements. The PW Completion of PW
Applicant/Developer shall replace all damaged Improvements
~mprovements along the property frontage, within the
public right-of-way, including the curb, gutter, sidewalk,
driveway, paving (to street centerline), and utilities as
required by the Public Works Director. All work shall be
performed in accordance with the City's standards, and
may only be performed after the City issues an
, Encroachment Permit.
~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
23. Water Quality Requirements. All development shall Pw Prior to Issuance PW
meet the water quality requirements of the City of or'the Grading
Dublin's NPDES permit and the Alameda County Urban Permit
Runoff Clean Water Program. The plans must include a
separate Erosion and Sediment Control plan to be
implemented during the rainy season (October 1 st to April
15u'). Said plan shall conform to the latest standards of
the Regional Water Quality Control Board. The site
design shall also include some type of permanent filtration
system for all storm drain inlets within the paved areas to
prevent hydrocarbons and other petroleum-based
contaminants from entering the public storm drain system.
Installation details shall be included on the plans. In
addition, all storm water inlets shall be stenciled "No
Dumping - Flows to Bay" using a standard stencil
available from the Alameda County Urban Runoff Clean
Water Program, located at 951 Turner Court, Hayward,
Califomia.
24. Rainwater Leaders. Rainwater leaders for the roof PW Approval of PW
drains shall be piped directly to the on-site storm drain Improvement
system, i Plans
25. Underground Utilities. All utilities for the expanded PW, PL Approval of PW, PL
building (i.e. electrical, telecommunications, cable Improvement
television, gas, etc.) shall be installed underground, unless Plans
approval is granted by the Director of Community
Development and the Public Works Director.
26. Improvements within Existing Easements. The PW Approval of PW
Improvement
Developer/Applicant shall investigate any existing Plans
easements that may exist across the site. A Preliminary
Title Report shall be submitted to indicate the locations of
any recorded easements affecting the property, along with
any record information required during plan-check.
Before the Public Works Director approves plans for
! improvements within any existing easements, the
Developer/Applicant shall obtain a quit claim or written
! permission from said easement owner and shall submit
smd documentation to the Pubhc Works Department.
~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
TRAFFIC AND CIRCULATION
27. Overall Site Parking. Applicant/Developer shall provide PW Approval of PW
parking and all improvements in a manner consistent with Improvement
the approved project Site Plan, Exhibit A. All parking Plans
spaces shall be striped with 4-inch wide stripes and shall
be dimensioned per the requirements of the Zoning
Ordinance. Handicapped and compact parking spaces
shall be appropriately identified on the pavement. The
developer shall provide a minimum 1-foot wide step-out
curb or equivalent on landscape fingers and islands
adjacent to parking stalls. All landscape planters within
the parking area shall maintain a twenty (20) foot curb
radius for major aisle intersections and ten (10) foot curb
radius for minor aisle intersections, unless otherwise
allowed by the Public Works Director.
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~ CONDITION TEXT RESPON. WHEN HOW lS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
28. Vehicle and Pedestrian Access Improvements from PW Approval of PW,PL
Amador Plaza Road. The driveway providing access Improvement
from Amador Plaza Road to the Target Store shall be Plans and
improved and aligned as shown on the approved project During
Site Plan, Exhibit A. The improvements shall include a~_ Construction
approximately 9-foot wide pedestrian walkway that is
accessible to the disabled through the parking area as
shown on Exhibit A, with a minimum of six tree wells
with enhanced landscaping. The selected trees shall be
mature trees with a minimum size of 25-gallons.
Pedestrian crosswalks within the project shall be
accentuated with paving or hardscape materials. Said
improvements shall be generally consistent with the
recommendations contained in the final Downtown Core
Specific Plan dated December, 2000, and shall be subject
to review and approval of the City's Landscape Architect.
The curb radii for all new planter islands shall
accommodate the turning movements of standard design
vehicles as determined by the City, and shall be completed
to the satisfaction of the Director of Public Works.
Any new planter pockets, medians islands, and walkways
created by the realignment shall be landscaped to the
satisfaction of the Public Works Director, the Community
Development Director, and the City's Landscape
Architect, and be generally consistent with the character
of the landscaping installed by the neighboring Home
Depot Expo Center.
The Applicant/Developer shall notify and gain approval
from the neighboring property owners before initiating
any changes to the existing parking fields, and shall
coordinate all improvements such that convenient and safe
access to the existing buildings is maintained during
construction of the parking lot improvements. At a
minimum, a protected pedestrian walkway shall be
maintained between the existing Target building, and the
buildings occupied by the Home Depot Expo Design
Center, Burlington Coat Factory, and Toys R Us.
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]~ CONDITION TEXT RESPON. WHEN HOW lS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
29. Pedestrian Access from Amador Valley Boulevard. PW Approval of PW
Improvement
The site design shall include a disabled/pedestrian Plans
walkway from the building's front or primary entrance to
the public sidewalk on Amador Valley Boulevard in
conformance with the accessible route requirements of the
California Building Code and the approved project Site
Plan in Exhibit A. Said route shall be separate from, and
protected from vehicle traffic in the parking lot, and be
landscaped with trees and vegetation. In no case shall the
walkway be less than 5 feet wide.
30. Speed Table at Entrance. A "speed table" shall be PW Approval of PW
constructed across the main drive aisle in front of the Improvement
Plans
building entrance to discourage speeding and to provide
safe pedestrian access to the entrance of the store from the
~arking lot.
31. Provision of Access to Adjacent Library Property. Pw Approval of PW
Improvement
Property owner shall enter into an agreement with the City Plans
of Dublin to provide for a public vehicle accessway
between the existing Dublin Library site and the adjacent
northeast parking area of the Target Store site. The
agreement shall allow the City to reconfigure and/or
improve parking stalls and the associated landscaped
islands in that portion of the parking area at the City's cost
as part of a future conversion of the Library to another
. site. The access right would be granted in the form of an
easement with the understanding that no payment for said
easement shall be requested by the property owner.
The applicant shall improve the pedestrian access between
the properties by improving the existing accessway at the
southeast comer of the Library site where it bounds on the
Target property to create a safe walkway. This accessway
may be replaced by the City in the future with a walkway
that parallels the new vehicle accessway to the satisfaction
of the Public Works Department.
32. Signing and Striping Plan. A signage and striping plan PW Approval of PW
for the parking lot shall be submitted to the Public Works Improvement
Plans
Department for review and approval. Said plan shall
include dimensions of all drive aisles and parking stalls,
along with detailed descriptions of all signs and pavement
markings to be installed. All striping shall be accordance
with the approved Site Plan at the time of occupancy.
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~ CONDITION TEXT RESPON. WHEN HOW IS
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ALAMEDA COUNTY - ZONE 7
33. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard
comply with all Alameda County Flood Control and Building Permits
Water Conservation District-Zone 7 Flood Control
requirements and applicable fees.
34. Wells. Any water wells, cathodic protection wells or Zone 7, PW Issuance of Standard
exploratory borings shown on the site plan that are known Grading Permits
to exist, are proposed, or are located during field
operations without a documented intent of future use filed
with Zone 7, are to be closed prior to any demolition or
construction activity. Said closures shall be in accordance
with a well destruction permit obtained from Zone 7 and
the Alameda County Department of Environmental
Services. Wells scheduled to remain shall be maintained
in aceordance with applicable groundwater protection
ordinances.
35. Storm drain easement. Any existing Zone 7 storm drain Zone 7. PW Issuance of Standard
easements shall be drawn and clearly labeled on a revised Grading Permits
Site Plan. This Site Plan shall also label the existing and
proposed facilities, proposed landscaping, manholes, and
all other relevant items that may fall within/near any
easement.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
36. General Conditions
a. Complete improvement plans shall be submitted to DSRSD that Issuance o£ DSRSD
conform to the requirements of the DSRSD Code, the DSRSD Building Permits 8/15/2001
"Standard Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities," all
applicable DSRSD Master Plans and policies, and all Recycled
Water Design and Construction Standards.
b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD
accommodate future flow demands in addition to each Building Permits 8/15/2001
development project's demand. Layout and sizing of mains shall
be in conformance with DSRSD utility master planning.
c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of DSRSD
existing sanitary sewer system. Pumping of sewage is Improvement 8/15/2001
Plans
discouraged and may only be allowed under exIreme
circumstances following a case by case review with DSRSD
staff. Any pumping station will require specific review and
approval by DSRSD of preliminary design reports, design
criteria, and final plans and specifications. The DSRSD reserves
the right to require payment of present value 20-year
maintenance costs as well as other conditions within a separate
agreement with Applicant/Developer for any project that requires
a pumping station.
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~ CONDITION TEXT RESPON. WHEN HOW IS
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d. Domestic and fire protection waterline systems for the Approval of DSRSD
Improvement 8/15/2001
commercial development shall be designed to be looped or Plans
interconnected to avoid dead-end sections in accordance with
requirements of the DSRSD Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be Approval of DSRSD
located in public streets rather than in off-street locations to the Improvement 8/15/2001
Plans
fullest extent possible. If unavoidable, public sewer or water
easements must be established over the alignment of each public
sewer or water line in an off-street or private street location to
provide access for future maintenance and/or replacement.
f. The locations and widths of all proposed easement dedications Issuance of DSRSD
for water and sewer lines shall be submitted to and approved by Grading Permit 8/15/2001
DSRSD.
g. All easement dedications for DSRSD facilities shall be by Approval of DSRSD
separate instrument irrevocably offered to DSRSD or by offer of Final Map 8/15/2001
dedication on the Final Map.
h. All utility connection fees, plan-checking fees, inspection fees, Issuance of DSRSD
permit fees, and fees associated with a wastewater discharge Building Permits 8/15/2001
permit shall be paid to DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
i. All improvement plans for DSRSD facilities shall be signed by lssuance of DSRSD
the District Engineer. Each drawing of improvement plans shall Building Permits 8/15/2001
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, Applicant/Developer shall pay
all required DSRSD fees, and provide an engineer's estimate of
construction costs for the sewer and water systems, a
performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts
and forms that are acceptable to DSRSD. Applicant/Developer
shall allow at least 15 working days for final improvement
drawing review by DSRSD before signature by the District
Engineer.
j. No sewer line or water line construction shall be permitted unless Issuance of DSRSD
the proper utility construction permit has been issued by DSRSD. Building Permits 8/15/2001
A construction permit will only be issued after all of the DSRSD and all DSRSD
requirements
conditions herein have been satisfied.
k. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD
Directors, commissions, employees, and agents of DSRSD 8/15/2001
harmless and indemnify the same from any litigation, claims, or
fines resulting from completion of the project.
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~ CONDITION TEXT RESPON. WHEN HOW IS
AGENCY REQ'D CONDITION
Prior to: SATISFIED?
1. The project is located within the District Recycled Water Use Completion of DSRSD
Zone (Ord. 280), which calls for installation of recycled water Improvements 8/15/2001
irrigation systems to allow for thc future use of recycled water
for approved landscape irrigation demands. Recycled water will
be available in the future. Unless specifically exempted by the
District Engineer, compliance with Ordinance 280, as may be
amended or superseded, is required. All irrigation facilities shall
be subject to review for compliance with District and Department
of Health Services Requirements for recycled water irrigation
design.
EMERGENCY SERVICES
ALAMEDA COUNTY FIRE DEPARTMENT (ACFD)
37. Emergency Access and Water Supply. Emergency F Prior to CFC 1998, Sec
Access and water supply shall be installed prior to combustible 1001.4
combustible storage on site or vertical construction. A storage or
vertical
permit for High Piled Storage shall be required if construction
combustible storage is above 12 feet in height. Access
shall be maintained during construction. Acceptance is
based on access plan approval by Fire Prevention and field
acceptance by the Department of Public Works. Signage is
required for Fire Sprinkler Riser, Fire Alarm Room/Panel.
Electric Room/Panel, Roof Access and any location that
may require access during an emergency.
38. Fire hydrants and fire flow. Fire hydrants and fire flow F Building permit CFC 1998,
shall be sufficient to meet the minimum requirements for sec. 901.4.3
this project. Fire hydrant locations shall be identified by
reflective "blue dot" markers adjacent to the hydrant 6
inches off center from the middle of the street. Bollards
shall be installed to protect hydrants where subject to
vehicle damage. If any hydrants are to be removed with
the development, permits must be received from DSRSD
and the Fire Prevention Division.
39. Fire apparatus roadways. Fire apparatus roadways must F Building permit CFC 1998, Sec
have a minimum unobstructed width of 20 feet and an 1998
unobstructed vertical clearance of not less than 13 feet 6
inches. Roadways under 36 feet wide shall be posted with
signs and shall have red curbs painted with labels on one
side; roadways under 28 feet wide shall be posted with
signs and shall have red curbs painted with labels on both
sides of the street as follows: "NO STOPPING FIRE
LANE - CVC 22500.1". The fire lane shall be recorded
as an Emergency Vehicular Access Easement.
40. Sprinkler system. Alterations to the existing fire F Building Permit CFC 1998, Sec
sprinkler and/or fire alarms must be submitted for review 1001.4
and approval to the Alameda County Fire Department,
City of Dublin, Fire Prevention Division, prior to
installation. Submittal ora separate plan review fee shall
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~ CONDITION TEXT RESPON. WHEN HOW IS
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be required.
41. Sprinkler system monitoring. Sprinkler systems serving . F. Building Permit CFC 1998, Sec
more than 100 heads shall be monitored by an approved 1003.3, as
amended
central station, U.L. listed and certificated for fire alarm
monitoring. A copy of the U.L. listing must be provided
to the Alameda County Fire Department, City of Dublin,
Fire Prevention Division, prior to scheduling the final test
system. The account shall be Certificated.
42. Fire Extinguishers. Provide at least one 2A 10BC F Building Permit CFC 1998, Sec
portable fire extinguisher for each 3000 square feet of 1002.1 &
floor area. Travel distance to an extinguisher shall not 1006.2.7
exceed 75 feet of travel distance and shall not be between
floors. Additionally, one portable fire extinguisher with a
minimum classification of 40BC shall be provided in the
kitchen area near cooking equipment.
43. Automatic Extinguishing System. All comanercial-type F Building CFC 1998, Sec
cooking equipment must be protected by an approved fire Permit 1001.4 &
extinguishing system (hood and duct). Plans for the 1006.2
extinguishing system shall be submitted to the Fire
Prevention Division for review and approval prior to
installation. Submittal of a separate plan review fee shall
be required.
44. Addresses. Approved numbers or addresses shall be F Occupancy CFC 1998, Sec
placed on all new and existing buildings. The address 901.4.4
shall be positioned as to be plainly visible and legible
from the street or road fronting the property. Said
numbers shall contrast with their background. If rear
doors to tenant spaces are installed, they shall include the
numerical address corresponding to the address on the
front of the building.
45. Exit Signage. Additional directional exit signs may be F Occupancy CFC 1998, Sec
required to clearly indicate the direction of egress and 1212.2
shall be field verified.
46. Furniture/Equipment Layout. Submit F Building Pelmit CFC 1998, Sec
furniture/equipment layout showing adequate aisles to 1204.2.1
exit.
47. Knox Box. A Knox Box key lock system is required for F Occupancy CFC 1998, Sec
the building. 10.203
POLICE
48. Non-residential Security. The project shall comply with PL, B, P Occupancy Standard
all City of Dublin Non-Residential Security Requirements.
49. Security view ports. All man doors shall be provided PL, P Occupancy Standard
with security view ports to prevent unauthorized entry.
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50. Final Lighting Plan. The applicant shall submit a PL, B, P Occupancy Standard
Final Lighting Plan for approval by the Dublin Police and
the Director of Public Works. Exterior lighting shall be
provided within the parking lot, around the entire
perimeter of the building, and over exterior doors, and
shall be of a design and placement so as not to cause glare
onto adjoining properties, businesses or to vehicular
traffic. Lighting used after daylight hours shall be
adequate to provide for security needs (One foot candle).
Wall lighting around the perimeters of the building should
be supplied to provide "wash" security lighting as
appropriate. The site plan shall be amended to show all
existing and proposed light fixtures. The fixture locations
shall be superimposed on the landscaping plan to establish
whether conflicts between trees and lights will exist.
51. Exterior landscaping. Exterior landscaping shall be kept PL, P Ongoing Standard
at a minimal height and fullness giving patrol officers and
thc general public surveillance capabilities of the area.
52. Theft prevention and security program. The applicant PL, P Ongoing Standard
shall work with the Dublin Police on an ongoing basis to
establish an effective theft prevention and security
program for the business.
53. Graffiti. The Developer shall keep the site clear of PL, P Ongoing Standard
graffiti vandalism on a regular and continuous basis at all
times. Graffiti-resistant materials and foliage should be
used.
HAZARDOUS MATERIALS
54. Contaminatedsoilwarning: Prior to issuance of a PL, PW Prior to Grading Standard
grading permit for the project the applicant shall notify permit
contractors constructing the proposed addition in the
Garden Center area to be alert to the potential of
encountering contaminated soil during grading operations
and to notify Alameda County Department of
Environmental Health if any suspect material is found.
ARCHAEOLOGY
55. Archaeology - Should any prehistoric or historic artifacts PL, PW, B Final Inspection Standard
be exposed during excavation and construction operations, of Grading
the Department of Community Development shall be
notified and work shall cease immediately until an
archaeologist, who is certified by the Society of California
Archaeology (SCA) or thc Society of Professional
Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate mitigation
measures, if deemed necessary, prior to resuming ground
breaking construction activities. Standardized procedures
for evaluating accidental finds and discovery of human
remains shall be followed as prescribed in Sections
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~ CONDITION TEXT RESPON. WHEN HOW IS
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Prior to: SATISFIED?
15064.5 and 15126.4 of thc California Environmental
Quality Act Guidelines.
ARCHITECTURE
6. Architectural Design. The structure shall comply with PL Occupancy Standard
the architectural drawings submitted by MBH Architects
dated received October 24, 2001, and shall generally
conform to the colors and materials shown on the colored
elevation dated received October 24, 2001, on file in the
City of Dublin Department of Community Development.
SIGNAGE
57. Proposed Signage. All signage for the modified building PL Occupancy Standard
and site, including any proposed monument signs, shall be
subject to the requirements of the Sign Regulations,
Chapter 8.84 of the Zoning Ordinance.
LANDSCAPING
58. Final Landscaping and Irrigation Plan. PL, PW Issuance of COA
Applicant/Developer shall submit a Final Landscaping Building Permits
and Irrigation Plan, conforming to the requirements of
Section 8.72.030 of the Zoning Ordinance (unless
otherwise modified by Conditions of this Resolution),
stamped and approved by the Director of Public Works
and the Director of Community Development. That plan
should generally conform to the Preliminary Landscape
Plans dated received November --, 2001.
59. Final Landscape Plan Review. The plant palette PL Issuance of COA
varieties shall be shall be subject to review and approval Building Permits
of the Director of Community Development and reviewed
by the City's Landscape Architect to determine
compatibility with reclaimed water use, where
appropriate. An irrigation plan shall be submitted with
Final Landscape Plans indicating that the system is
designed for reclaimed water, where required by DSRSD.
60. Conflicts with Proposed Landscape Features. The final PL, PW Approval of Imp. Standard
landscape and irrigation plans shall show locations of all Plans/Issuance
of Building
pedestrian lighting, utilities, drainage ditches, and Permits
underdrains at bottom of slopes. Plans shall address tree
planting within public service easements to avoid conflicts
with utilities and streetlights.
61. Standard Plant Material, Irrigation and Maintenance PL, PW Issuance of Standard
Agreement. The Applicant/Developer shall complete and Building Permits
submit to the Dublin Planning Department the Standard
Plant Material, Irrigation and Maintenance Agreement.
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~ CONDITION TEXT RESPON. WHEN HOW IS
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62. Backflow Devises. Baekflow devises shall be hidden PL Issuance of Standard
from view by means of fencing, enclosures, landscaping Grading Permits
and/or berms.
63. Water Efficient Landscape Regulations. PL, PW, Approval of Standard
Applicant/Developer shall ensure that the Final : DSR Final Landscape
Landscaping and Irrigation Plan conforms to the City's Plans
Water Efficient Landscape Regulations, including dual
piping to facilitate future recycled water.
64. Lighting. Lighting in landscaped and hardscaped areas PL, PW Approval of Imp. Standard
throughout the site shall be subject to the review and Plans/Issuance
of Building
approval of City's Landscape Architect, Planning, and Permits
Public Works Departments, in consideration of IES
standards for lighting in public/community areas. A
photometric plot shall be prepared to show the lighting
intensity at all exterior areas of the site. Additional
lighting shall be installed if the light levels at the ground
surface fail to meet the standards set forth in the City's
Security Ordinance.
65. Fire-Resistant and/or Drought Tolerant Plant PL, PW Approval of Imp. Standard
Varieties. Final landscaping and irrigation plans shall Plans/Issuance
of Building
include fire-resistant and/or drought tolerant plant Permits
varieties in the plant palette.
66. Bicycle Parking. The Applicant/Developer shall install PL, PW Completion of Standard
one bike rack designed to hold up to six bicycles. The Improvements
location of the bike rack shall not encroach into any
walkway area in a manner that would reduce the useable
width of the walkway to less than 4'. The rack shall be
located in a place with good visibility from both inside
and outside of the building, and in an area which will be
well-lighted to discourage theft.
67. Landscaping. All landscaping including all trees, shrubs PL Occupancy Standard
and planting for the arbors and hardscape shall be installed
prior to the occupancy or use of the expanded portion of
the building. All improvements shall be to the satisfaction
of the Director of Public Works.
68. Slopes in Landscaping Areas. The slope within
landscaping areas shall not exceed 4 horizontal to 1
vertical (4:1).
69. Landscaping at Aisle Intersections. Landscaping at PL, PW Completion of Standard
aisle intersections and at the driveway entrances shall be Improvements
such that vehicle sight distance as defined by the City of
Dublin standards is not obstructed. Except for canopy
trees, landscaping shall not grow to a height in excess of
30 inches above the curb in these areas.
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~ CONDITION TEXT RESPON. WHEN HOW IS
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STANDARDS
70. Health, Design and Safety Standards. Prior to final PL, PW Occupancy Standard
approval allowing occupancy of the building, the physical
condition of the site shall meet minimum health, design,
and safety standards including, but not limited to the
! following:
, a. The drive aisles and parking stalls shall be complete PL, PW Occupancy Standard
and free of building materials, dirt, and/or debris to
allow for safe traffic movements.
b. All traffic striping and control signing in the PW Occupancy Standard
parking lot shall be repaintcd or installed to the
satisfaction of the Public Works Director.
i c. All new and existing parking lot lights shall be PW Occupancy Standard
energized and functional.
: d. Any required repairs to the street, curb, gutter, PW Occupancy Standard
and/or sidewalk that may create a hazard shall be
completed to the satisfaction of the Public Works
Director.
e. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard
utility boxes shall be set to grade, and appropriate Unit
covers shall be installed.
f. The building shall have Building Department final pw, B Occupancy of Standard
approval for occupancy. Unit
MISCELLANEOUS CONDITIONS
71. Parkland Dedication - The developer shall be required to PL Building Permit Standard
pay a Public Facilities Fee in the amounts and at the times
set forth in City of Dublin Resolution No. 32-96, adopted
by the City Council on March 26, 1996, or in the amounts
and at the times set forth in any resolution revising the
amount of the Public Facilities Fee. This fee shall apply
to the proposed expanded enclosed area.
72. Compliance With Requirements. Applicant/Developer F, pw, po, Approval of Standard
shall comply with all applicable requirements of the zone 7, Improvement
Alameda County Fire Department, Public Works DSR, PL Plans
Department, Dublin Police Service, Alameda County
Flood Control District Zone 7, and Dublin San Ramon
Services District.
73. Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit thirteen (13) sets of Building Permits
construction plans to the Building Department for plan
check. Each set of plans shall have attached a copy of
these Conditions of Approval with the "How is Condition
Satisfied?" column filled out. The notations shall clearly
indicate how all Conditions of Approval will or have been
complied with. Construction plans will not be accepted
without the annotated resolutions attached to each set of
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~ CONDITION TEXT RESPON. WHEN HOW 1S
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plans. Applicant/Developer will be responsible for
obtaining the approvals of all participating non-City
agencies prior to issuance of building permits.
74. Containment of Trash & Debris. Measures shall be Pw During PW
taken to contain all construction-related trash, debris, and construction
materials on-site until proper disposal can be arranged.
The Applicant/Developer shall keep the adjoining public
streets and sidewalk area clean and free of dirt, debris, and
materials at all times during the construction period. All
costs associated with the City's efforts to mitigate a hazard
as a result of the Applicant's/Developer's failure to
comply shall be borne by the Applicant/Developer.
75. Temporary Construction Fencing. The use of PW, B During PW
temporary construction fencing shall be installed to Construction
i safeguard the public during construction of the new
' building and site improvements. Said fencing shall be
subject to the review and approval of the Public Works
Director and the Building Official.
76. Aboveground Utility Screening. All aboveground PL, PW Approval of Standard
utilities that cannot be placed underground (i.e. backflow Improvement
prevention devices, electrical transformers) shall be Plans
screened using landscaping or an architectural feature
acceptable to the Director of Community Development
and Public Works Director.
77. Best Management Practices. Developer/Applicant shall PW On-going PW
demonstrate to the Director of Public Works that the
project development meets the requirements of the City of
Dublin's "Best Management Practices" to mitigate storm
water pollution.
ENERGY CONSERVATION
78. Energy Conservation. Building plans shall demonstrate PL, PW Issuance of Standard
the incorporation of energy conservation measures into the Building Permits
design, construction, and operation of the proposed
development.
PASSED, APPROVED AND ADOPTED this 8th day of January, 2002.
AYES:
Cm. Jennings, Musser, Fasulkey & Johnson
NOES:
ABSENT: Cm. Nasssar
ATTEST:
Planni~jg~M~'ager
Plann'~ommission Chairperson
20
G:\PA\pa 01-025\PCSDRRESO.doc
ATTACHMENT B
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard conditions unless specifically
exempted by the Community Development Department.
1. Final building and site development plans shall be reviewed and approved by the Community
Development Department staff prior to the issuance ora building permit. All such plans shall insure:
a. That standard conm~ercial or residential security reqpirements as established by the Dublin Police
Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking stalls.
d. That exterior lighting of the building and site is not directed onto adjacent properties and the light
source is shielded from direct offsite viewing.
e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from
view, and that electrical transformers are either underground or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably masoray) and in harmony with the
architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface.
h. That all materials and colors are to be as approved by the Dublin Community Development
Department. Once constructed or installed, all improvements are to be maintained in accordance
with the approved plans. Any changes which affect the exterior character shall be resubmitted to the
Dublin Community Development Department for approval.
i. That each parking space designated for compact cars be identified with a pavement marking reading
"Small Car Only" or its equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not detailed on the plans be finished in
a style and in materials in harmony with the exterior of the building.
k. That all other public agencies that require review of the project be supplied with copies of the final
building and site plans and that compliance be obtained with at least their minimum Code
requirements.
Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be
reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit.
Ali such submittals shall insure:
a. That plant material is utilized which will be capable of healthy growth within the given range of soil
and climate.
b. That proposed landscape screening is of a height and density so that it provides a positive visual
impact within three years from the time of planting.
That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a
minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5
gallons in size.
That a plan for an automatic irrigation system be provided which assures that all plants get adequate
water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be
used.
e. That concrete curbing is to be used at the edges of all planters and paving surfaces.
f. That ail cut and fill slopes in excess of 5 feet in height are rounded both horizontally and vertically.
That all cut and fill slopes graded and not constructed on by September 1, of any given year, are
hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing
on that date are hydroseeded in a similar manner.
That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced
during construction and grading operations and no activity is permitted under them that will cause
soil compaction or damage to the tree.
I. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground
cover, all trees, and the irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be required from the owner
insuring regular irrigation, fertilization and week abatement.
Final inspection or occupancy permits will not be granted until all construction and landscaping is
complete in accordance with approved plans and the conditions required by the City.
g:forms/sdrcond
52
CITY OF DUBLIN
STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL
Attachment to Resolution (Attachment 3)
Applicant/Developer and its representatives (engineer, contractor, etc.) must meet and follow all the
City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient
Landscaped Ordinance.
GENERAL:
Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin
Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading
Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall obtain copies
of and comply with conditions as noted on "City of Dublin General Notes on Improvement
Plans" and "City of Dublin Improvement Plan Review Check List".
An encroachment permit shall be secured from the Director of Public Works for any work done
within the public right-of-way where the work is not covered under the public improvement
plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed
within a Caltrans right-of-way or that impacts their facilities.
3. Applicant/Developer is responsible for the construction site and construction safety at all times.
Construction of the project shall be conducted so as to minimize the effect of the construction
on the existing community and on the occupants of any new homes as they are completed, as
required by the Environmental Impact Report. Applicant/Developer shall submit a Construction
Noise Management Program/Construction Impact Reduction Plan for review and approval by
the Director of Public Works prior to issuance of grading permit. The following measures shall
be taken to reduce construction impacts and shall be included in the Construction Noise
Management Program/Construction Impact Reduction Plan:
a)
b)
c)
d)
e)
f)
g)
Offsite truck traffic shall be routed as directly as practical between the freeway (I-580)
and the job site, and as approved by the Director of Public Works.
Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit
from the City as required by the Director of Public Works prior to hauling of any
oversized and/or overweight loads on City streets.
The construction site shall be watered at regular intervals during all grading activities.
The frequency of watering should increase if wind speeds exceed 15 miles per hour.
Watering should include all excavated and graded areas and material to be transported
offsite. Recycled or other non-potable water resources shall be used where feasible.
Construction equipment shall not be left idling while not in use.
All construction equipment shall be fitted with noise muffling devises.
Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
Mud and dust that are carried onto street surfaces by construction vehicles shall be
cleaned up on a daily basis.
ATTACHMENT TO EXHIBIT A
ATTACHMENT 3
h) Excavation haul trucks shall use tarpaulins or other effective covers.
i) Upon completion of construction, measures shall be taken to reduce wind erosion.
Replanting and repaving should be completed as soon as possible.
j) Houses will be constructed in phases so that most of the construction traffic can be
routed into the subdivision without traveling in front of existing homes that are
occupied.
k) During construction, non-residential facilities shall provide pedestrian access from
public streets to building entrances as required by the Director of Public Works.
1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled
using the following methods:
1. All inactive portions of the construction site shall be seeded and watered until
grass growth is evident.
2. All portions of the site shall be sufficiently watered to prevent excessive
amounts of dust.
3. Onsite vehicle speeds shall be limited to 15 mph.
4. Use of petroleum-based palliatives shall meet the road oil requirements of the
Air Quality District. Non-petroleum based tackifiers may be required by the
Director of Public Works.
5. The Department of PublicWorks shall handle all dust complaints. The Director
of Public Works may require the services of an air quality consultant to advise
the City on the severity of the dust problem and additional ways to mitigate
impact on residents, including temporarily halting project construction. Dust
concerns in adjoining communities as well as the City of Dublin shall be
addressed. Control measures shall be related to wind conditions. Air quality
monitoring of PM levels shall be provided as required by the Director of Public
Works.
m) Construction interference with regional non-project traffic shall be minimized by:
1. Scheduling receipt of construction materials to non-peak travel periods.
2. Routing construction traffic through areas of least impact sensitivity.
3. Limiting lane closures and detours to off-peak travel periods.
4. Providing ride-share incentives for contractor and subcontractor personnel.
n) Emissions control of onsite equipment shall be minimized through a routine mandatory
program of Iow-emissions tune-ups.
o) During construction, noise control and construction traffic mitigation measures within
residential neighborhoods and on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
Applicant/Developer shall designate proposed haul routes, and shall repair damage to County
roads used as haul routes, or damaged by construction activity. An agreement shall be made
with the County, in the form of a letter, that is satisfactory to thc County. A copy of the
agreement shall be submitted to the City of Dublin. If determined to be necessary by the
County, a permit shall be issued by the County which addresses the repair of any damaged
portions of County roads, and/or contribution to future overlay projects.
Construction and grading operations shall be limited to weekdays, Monday through Friday, and
non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works
may approve work on Saturday and hours beyond the above mentioned days and hours with the
understanding that the developer is responsible for the additional cost of the Public Works
inspectors' overtime.
G:\pa01-025/standardconditions
2
I0.
Should any prehistoric or historic artifacts be exposed during excavation and construction
operations, the Department of Community Development shall be notified and work shall cease
immediately until an archaeologist, who is certified by the Society of California Archaeology
(SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the
significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior
to resuming ground-breaking construction activities. Standardized procedures for evaluating
accidental finds and discovery of human remains shall be followed as prescribed in Sections
15064.5 and 15126.4 of the California Environmental Quality Act Guidelines.
Applicant/ Developer shall ensure that stationary source emissions associated with project
development are minimized and shall meet the following requirements:
a) The houses shall be designed to meet or exceed the requirements of Title 24 of the
California Code of Regulations (energy efficiency requirements). By meeting or exceeding
these requirements, the houses will require less energy to heat and cool, thereby reducing
the emissions created in the production of electric power and created by burning natural
gas.
b) The project will utilize curbside recycling, which will reduce the mo}m! o.f solid wastes
from the project which would be deposited at a landfill site, thereby m~mrmmng the amount
of nitrous oxide emissions from the landfill.
c) During rough grading the construction site will be regularly watered to contain dust, and
after construction the front yards and street landscaping will be installed, thereby
minimizing the amount of air pollution caused by airborne dust from the site.
Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities. The use of rodenticides and herbicides within the project
area shall be performed in cooperation with and under the supervision of the Alameda County
Department of Agriculture and will be restricted, to the satisfaction of the Director of
Community Development, to reduce potential impacts to wildlife.
Within sixty (60) days prior to habitat modification, Applicant/Developer shall submit a
biological survey of the project site (Preconstruction Survey). The Preconstruction Survey shall
be prepared by a biologist that is approved and hired by the City prior to commencement of
work. The survey shall examine whether any sensitive species exist on or adjacent to the site
and if they exist, shall include protection plans for the species. Applicant/Developer shall be
responsible for the cost of the survey and for City Staff review of the survey.
Applicant/Developer shall submit the survey a minimum of twenty-one (21) days prior to the
anticipated habitat modification date so that the City will have adequate time for review of the
survey. Applicant/Developer shall be responsible for implementing recommendations of the
Preconstruction Survey including any modifications to site design to protect sensitive species as
a result of the survey. Determination of the significance of the discovery shall be determined by
the Director of Community Development. Should any Kit Foxes be discovered on the site
either during the Preconstruction Survey or during project construction, Applicant/Developer
shall be responsible for complying with the Kit Fox Protection Plan.
BONDS~ SECURITIES & AGREEMENTS:
11. Developer shall provide Faithful Performance (100% of improvement costs), Labor and
Material (50% of improvement costs) securities and a cash monumentation bond to guarantee
G:\pa01-025/standardconditions
12.
13.
14.
15.
the installation of project improvements, including streets, drainage, monumentation, grading,
utilities and landscaping subject to approval by the Director of Public Works prior to approval
of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits.
The approval of the Vesting Tentative Map shall be predicated upon and pursuant to the terms
set forth in the Development Agreement to be approved by the City of Dublin. The
Development Agreement shall include an infrastructure sequencing program and shall be
recorded. The Vesting Tentative Map shall expire at the standard time of two and one half (2
1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6
of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date.
In the event of conflict between the terms of the Development Agreement and the Conditions
of Approval contained herein, the terms of the Development Agreement shall prevail.
Applicant/Developer shall enter into an Improvement Agreement with the City for all project
improvements prior to issuance of improvement permits. Complete improvement plans,
specifications, and calculations shall be submitted to, and approved by, the Director of Public
Works and other affected agencies having jurisdiction over public improvements prior to
execution of the Improvement Agreement. Improvement plans shall show the existing onsite
and offsite project improvements and proposed improvements along the adjacent public streets
and property that relate to the proposed improvements.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall
be filed with the City of Dublin. The surety shall be equal to the amount approved by the
Director of Public Works as necessary to insure restoration of the site to a stable and erosion-
resistant state if the project is terminated prematurely.
Prior to acceptance of the project as complete and release of the Faithful Performance Bond or
securities by the City:
a) All improvements and landscaping shall be installed as per the approved Improvement
Plans and Specifications.
b) An as-built landscaping plan prepared by the Project Landscape Architect shall be
submitted and a declaration by the Project Landscape Architect that all work was done
under his/her supervision and in accordance with the recommendations contained in the
landscape and soil erosion and sedimentation control plans shall be submitted to the
Director of Public Works.
c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final or Parcel and
Annexation Maps, if any, which are tied to the City's existing mapping coordinates
including all as-built plans prepared by a registered Civil Engineer shall be submitted to the
City.
d) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests shall be submitted to the City.
e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all
work was done under their supervision and in accordance with the recommendations
contained in the soil and geologic investigation reports and the approved plans and
specifications and that the finished graded building pads are within ± 0.1 feet in elevation of
those shown on approved plans shall be submitted to the City.
4
G:\pa01-025/standardconditions
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall
be submitted to the City for City mapping purposes.
16.
Upon acceptance of the improvements and receipt of required submittals, the Faithful
Performance bond or security may be replaced with a Maintenance bond that is equal to 25% of
the value of the Performance security. The Maintenance bond is released one year after
acceptance of the project and after the repair of deficiencies, if any, are completed.
17.
The Labor and Materials bond or security is released in accordance with the City's Subdivision
Ordinance and the Subdivision Map Act and after acceptance of the improvements.
18.
Applicant/Developer, and any parties or individuals granted rights-of-entry by
Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council,
Director of Community Development, Zoning Administrator, or any other department,
committee, or agency of the City concerning a subdivision or other development which actions
are brought within the time period provided for in Government Code Section 66499.37;
provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City*s promptly notifying the Applicant/Developer of any said
claim, action, or proceeding and the City's full actions or proceedings.
IMPROVEMENTS AND DEDICATIONS:
19.
The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading
Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a
registered civil engineer to the satisfaction of the Director of Public Works in accordance with
the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using
standard City title block and formats prior to issuance of building permits and prior to filing the
Final Map/Parcel Map. Minimum lettering size on all plans submitted shall be 1/8 inch. After
approval, original mytars or photo mylars with three sets of blue prints must be submitted to the
City.
20.
A current title report and copies of the recorded deeds of all parties having any recorded title
interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for
adjoining properties and easements which are no more than 6 months old as of the date of
submittal shall be submitted as deemed necessary by the Director of Public Works.
21.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for
the approved streets' right of ways.
22.
Layout and design of the project parking, striping, drive aisles, and sidewalks within the project
shall be configured to maximize safety, circulation, convenience, and sight distance per the
City of Dublin zoning ordinance, standard plans and details, and current policies as approved
by the Director of Public Works. Final detailed layout and design of internal private and public
streets and drive aisles must be approved by the ACFD and Director of Public Works.
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23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
All improvements along streets within the subdivision and as required offsite (including curb,
gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed
prior to occupancy of the first building in accordance with approved City standards and to the
satisfaction of the Director of Public Works and only after the Subdivision Improvement
Agreement has been approved and required bonds and fees have been delivered to the City.
The minimum uniform street gradient shall be 1%. The structure design of the road shall be
subject to approval of the Director of Public Works. Parking lots shall have a minimum
gradient of 1% and a maximum gradient of 5%.
Minimum sight distance for public streets, including intersection sight distance, shall meet the
CALTRANS Highway Design Manual.
All public sidewalks must be within City right of way or in a pedestrian easement except as
specifically approved by the Director of Public Works.
Any relocation of improvements or public facilities shall be accomplished at no expense to the
City.
Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements (including grading, stockpiling and storing of equipment or
material) required outside of the project. The easements and/or rights-of-entry shall be in
writing and copies shall be furnished to the Director of Public Works prior to issuance of any
grading permits.
The boundary of parcels and the exterior boundary of the project shall be survey monumented
at completion of construction of project improvements. The centerline of City and private
streets and new boundaries shall be survey monumented and set in accordance with the City of
Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3)
permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and
elevation data shall be provided to the City in a form acceptable to the Director of Public
Works.
Applicant/Developer shall be responsible for transitioning existing improvements to match
proposed improvements required as Conditions of Approval for this Vesting Tentative Map.
Applicant/Developer shall install all water, gas, sewer, underground electric power, cable
television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk
is installed or as approved by the Director of Public Works. Utility stub connections to property
boundaries shall be required unless waived in writing by the Director of Public Works.
ApplicanffDeveloper shall show in the project construction documents the locations of all
transformers, vaults and electrical boxes, double detector check valves, and joint trenches that
will service the site with electricity, fire protection water system, telephone and CATV to the
buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults
shall be underground. All above ground boxes and transformers shall be screened by landscaping
to the satisfaction of the Director of Community Development and the Director of Public Works.
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33.
Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin
Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall
submit a preliminary lighting plan showing the distribution of lights on the site, type and location
of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of
Public Works prior to construction.
34.
Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda County
Fire Department standards. Applicant/Developer shall comply with applicable Alameda County
Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood
Control District Zone 7 and Dublin San Roman Services District requirements.
35.
Applicant/Developer shall submit a utilities service report and plan (including a composite base
map showing the location, phasing and construction of all existing and proposed utilities) prior
to issuance of grading permits and to the satisfaction of the Public Works Director and
Community Development Director along with documentation that domestic fresh water,
sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each
residence and building within the project by the applicable utility companies and shall indicate
when such service will be available.
36.
Applicant/Developer shall construct all utilities as may be deemed necessary to provide for the
proper, clean, and safe functioning of utility services for each proposed residence/building
within the project. All utility construction is subject to the requirements and specifications of
the agency having jurisdiction over the respective utility facilities.
37.
All utilities within the project and to each lot shall be underground in accordance with the City
policies and existing ordinances. All utilities shall be located and provided within public street
fight of ways and/or public service easements as directed by the Director of Public Works and
shall be sized to meet utility company standards.
38.
All transmission lines shall be constructed away from sensitive areas unless otherwise approved
by the Director of Public Works.
39.
Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works prior to approval of the Final/Parcel Map. These
easements shall allow for vehicular and utility service access.
40.
A 10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along
all street frontages unless otherwise determined by the Director of Public Works, in addition to
all other easements required by the utility companies or governmental agencies.
41.
Applicant/Developer shall construct a recycled water line and contract with the Dublin San
Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water
service connection points to the project, including all landscaped common areas prior to
occupancy of affected units. The plans for these facilities shall be reviewed and approved by
DSRSD and the City of Dublin Public Works Department.
42.
The landscaped common areas of the project shall have laterals installed to the satisfaction of
the Director of Public Works to enable future recycled water connection in addition to potable
water connection prior to occupancy of any building. Recycled water lines shall be installed to
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43.
44.
45.
46.
47.
48.
49.
50.
51.
52.
53.
serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient
Landscape Regulations.
Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain
improvements of the project for review and approval by the Director of Public Works prior to
issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm
water design calculations by a licensed professional engineer in California.
For all storm drains located outside of the public right of way, a "Storm Drain Easement" or
"Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the
Director of Public Works.
Applicant/Developer shall provide an access road and turn-around and maintenance easement
for access to all storm drainage detention facilities and trash racks.
Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that
all mitigation measures that are necessary as a result of drainage impacts of this project will be
constructed to the satisfaction to of the Director of Public Works prior to occupancy of any
building.
Where possible, roof drains shall empty onto an approved dissipating device and then over
lawn or other planted areas to street or approved drainage facility. Concentrated flows will not
be allowed to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm
drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to
main drain line.
Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet
the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1
square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and
storm drainage facilities for a drainage area greater than 5 square miles shall be designed to
meet the capacity ora 100 year storm.
All streets shall be designed so that the 15-year storm is contained within the gutter and
shoulder area. In addition arterial streets shall have one lane of traffic in both directions of
travel above the 100-year storm level.
No buildings or other structures shall be constructed w/thin a storm drain easement.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto
slopes.
Applicant/Developer shall comply with Alameda County Flood Control District requirements.
If there is a conflict between City and County Flood Control requirements the Director of
Public Works shall determine which requirements shall apply.
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8
i
54.
A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase
of development. The design, height, and location of the fences/walls shall be subject to
approval of the Community Development Director and Director of Public Works. Wall
sections shall not be butted together but separated by pilasters unless otherwise approved by the
Director of Public Works.
55.
Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than
the abutting property or adjacent lots within the subdivision, a concrete or masonry block
retaining wall or other suitable solution acceptable to the Director of Public Works shall be
required and any fence or wall height shall be measured from the top of grade on the higher
side of the retaining wall or slope.
56.
All wall or fence heights shall be a minimum 6 feet high (except in those locations where
Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot
sound attenuation wall is required). All walls and fences shall be designed to ensure clear
vision at all street intersections to the satisfaction of the Director of Public Works.
57.
A registered civil or structural engineer shall design all retaining walls over three feet in height
(or over two feet in height with a surcharge) and a building permit shall be required for their
construction. A maintenance and inspection program shall be implemented by the
Applicant/Developer or by the homeowners association for the periodic inspection and
maintenance of all retaining walls that could possibly affect the public right of way.
58.
Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area
on both sides in order to facilitate maintenance by the property owners.
GRADING AND DRAINAGE:
59.
The grading plan designs for this Vesting Tentative map shall be designed in conformance with
the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils
report for the project shall include recommendations 1) for foundations, decks and other
miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures
from top and toes of slopes. Additionally, the soils report shall include a professional opinion
as to safety of the site from the hazards of land slippage, erosion, settlement and seismic
activity. Both the project civil engineer and the project soils engineer must sign the grading
plans. In case of conflict between the soil engineer's recommendations and City ordinanccs, the
Director of Public Works shall determine which shall apply.
60.
The soils engineer or his technical representative must be present at the project site at ail times
during grading operations. Where soil or geologic conditions encountered in grading operations
are different from that anticipated in the soil and geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil investigation,
a revised soil or geologic report shall be submitted and approved by the Director of Public
Works. It shall be accompanied by an engineering and geological opinion as to the safety of
the site from hazards of land slippage, erosion, settlement, and seismic activity.
61.
Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site
for review and approval by the City prior to issuance of grading permit, and (as a minimum)
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62.
63.
64.
65.
66.
67.
68.
69.
shall design the grading plan based on the recommendations outlined in said report, and as
required by the City's Grading Ordinance.
Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction
grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and
sedimentation control plan for the post-construction period shall be prepared by the Project
Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public
Works. Said plans shall include detailed design, location, and maintenance criteria, of all
erosion and sediment control measures. The plans shall provide, to the maximum extent
practicable, that no increase in sediment or pollutants from the site will occur. The post-
construction plan shall provide for long-term maintenance of all permanent erosion and
sediment control measures such as slope vegetation. The construction grading/erosion control
plan shall be implemented and in place by October 15th and shall be maintained in place until
April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the
Applicant/Developer's responsibility to maintain the erosion and sediment control measures for
the year following acceptance of the subdivision improvements by the City Council.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil
must be imported or off-hauled, Applicant/Developer shall submit details as to how it will be
done and routes of travel for the Director of Public Work's approval.
All unsuitable material found at the site shall be removed from the site or stockpiled for later
use in landscape areas.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation
a minimum of one foot (1 ') above the 100-year flood level. Commercial buildings shall either
provide flood-proofing, or have their finished elevation above the 100-year flood level.
Applicant/Developer shall prove to the City that the proposed building pads are a minimum of
1 foot above a 100-year storm event prior to issuance of grading permits.
Applicant/Developer shall grade all lots to drain to the front of the public streets or private
streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval.
If needed, Applicant/Developer shall construct retaining walls along the rear yard lot lines
and/or side yard lot lines so that each lot will drain directly to its respective front street. All
grading plans shall be reviewed and approved by the Director of Public Works prior to issuance
of grading permits.
Applicant/Developer shall not change the overall drainage patterns of the existing topography
by the grading construction of this project.
Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system or adjacent landowner shall grant a drainage
easement.
No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and
approved by the Director of Public Works. Slopes shall be graded so that there is both
horizontal and vertical slope variation where visible from public areas and the top and bottom
of slopes shall be rounded in order to create or maintain a natural appearance.
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TRAFFIC AND CIRCULATION:
70.
Applicant/Developer shall submit a Line and Striping Plan to the Director of Public Works for
review and approval prior to issuance of building permits. The plan shall show include interim
lane and access configurations and transitions, as approved by the Director of Public Works.
71.
Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority
(LAVTA) on the bus route and location and size of proposed bus stops and shelters within and
on the periphery of the proposed project. The location and configuration of all bus stops and
shelters shall be constructed by Applicant/Developer under the direction of the City's Director
of Public Works prior to occupancy of any building.
72.
Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by
the City Council at the time of issuance of building permits including, but not limited to, the
Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway
interchanges), and Regional (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for
constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations.
73.
All construction traffic and parking may be subject to specific requirements, as determined by
the Director of Public Works, in order to minimize construction interference with regional non-
project traffic movement. Construction traffic routing shall be approved by the Director of
Public Works prior to issuance of grading permit.
74.
Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the
City of Dublin subject to plan approval by the Director of Public Works.
75.
A street sign/naming plan for the internal street system shall be submitted and shall be subject
to approval of the Community Development Director. No single street may intersect any other
street more than once. No continuous street may change direction by 90 degrees more than
once without change of street name for subsequent changes in direction. Street name signs shall
display the name of the street together with a City standard shamrock logo. Posts shall be
galvanized steel pipe.
NPDES (GENERAL):
76.
For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of
any building or grading permits. The SWPPP shall be implemented by the general contractor
and all subcontractors and suppliers of material and equipment. Construction site cleanup and
control of construction debris shall also be addressed in the SWPPP. Applicant/Developer is
responsible for complying with the SWPPP. Failure to do so will result in the issuance of
correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at
the construction site at all times. Fueling and maintenance of vehicles shall be done offsite
unless an approved fueling and maintenance area has been approved as part of the SWPPP.
77.
For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with
the grading plan.
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11
78.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent
(NOD has been sent to the California State Water Resources Control Board.
79.
Construction access routes shall be limited to those approved by the Director of Public Works
and shall be shown on the approved grading plan.
80.
Applicant/Developer shall gather all construction debris daily and place it in a covered
dumpster or other container which is emptied or removed on a weekly basis. A secondary
containment berm shall be constructed around the dumpster. When appropriate, tarps shall be
used on the ground to collect fallen debris or splatters that could contribute to storm water
pollution.
81.
All debris from the sidewalk, street pavement and storm drain system adjoining the project site
shall be removed by Applicant/Developer on a daily basis or as required by the City inspector.
During wet weather, avoid driving vehicles off paved areas.
82.
Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining the
project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas before
sweeping.
83.
Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all
onsite storm drain inlets and existing inlets in the vicinity of the project site prior to:
a) Start of the rainy season (October 15)
b) Site de-watering activities,
c) Street washing activities,
d) Saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent
street flooding. Dispose of filter particles in an appropriate manner.
84.
Applicant/Developer shall maintain a contained and covered area on the site for the storage of
bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the
project site that have the potential for being discharged to the storm drain system. Machinery,
tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain
or stream. See the "Building Maintenance/Remodeling" flyer for more information.
85.
Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
86.
Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the
site in order to reduce the potential for erosion and sedimentation problems. All cut and fill
slopes shall be stabilized as soon as possible after completion of grading. No site grading shall
occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by
the Director of Public Works and implemented by the contractor.
87. The project improvement plans shall include storm water pollution prevention measures for the
operation and maintenance of the project and shall be reviewed and approved by the Director of
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Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate
to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water
runoff. The project plan shall also include erosion control measures to prevent soil, dirt and
debris from entering the storm drain system, in accordance with the practices outlined in the
ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management
Practice Handbooks, State Construction Best Management Practices Handbook and Regional
Water quality Control Board's Erosion and Sediment Control FieM Manual.
88.
Applicant/Developer is responsible for ensuring that all contractors are aware of, and
implement, all storm water pollution prevention measures. Failure to comply with the
approved construction BMPs will result in the issuance of correction notices, citations and/or a
project stop order.
89.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and
pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed
and operated to treat stormwater runoff. When and where possible, xeriscape and drought
tolerant plants shall be incorporated into new development plans.
90.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using a method
approved by the Department of Public Works.
91.
All onsite storm drains must be cleaned at least twice a year; once immediately prior to the
rainy season (October 15) and once in January. Additional cleaning may be required as
deemed necessary by the Director of Public Works.
NPDES (COMMERCIAL/INDUSTRIAL DEVELOPMENT):
92.
All washing and/or steam cleaning must be done at an appropriately equipped facility which
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in
such a way that there is no discharge of soaps or other pollutants to the storm drain system.
Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to
the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD).
93.
All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated wastewater that may contribute to thc pollution of storm water must be drained to
the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should
be implemented to prevent potential storm water pollution. Applicant/Developer shall
implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter
control and spill clean-up.
94.
All metal roofs and roof-mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
95.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or process area shall not discharge to the storm drain
system. Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to
the review, approval, and conditions of the DSRSD.
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96.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered
and contained as required by the Director of Public Works.
97.
Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation
of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to
the storm drain system. No cleaning agent may be discharged to the storm drain. If any
cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash
waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary
sewer are subject to the review, approval and conditions of the DSRSD.
98.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the
storm drain system. The design, location, and a maintenance schedule must be submitted to the
Director of Public Works for review and approval prior to the issuance of any building permits.
99.
Restaurants must be designed with contained areas for cleaning mats, equipment and
containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from,
the area. The area shall not discharge to the storm drains; wash waters should drain to the
sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be
instructed and signs posted indicating that all washing activities shall be conducted in this area.
Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD.
100.
Commercial car washes shall be designed so that no wash water shall discharge to the storm
drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer
connections are subject to the review, approval, and conditions of the DSRSD.
101.
Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity
associated with this facility shall discharge to the storm drain system. Wash areas should be
limited to areas that drain to the sanitary sewer collection system, or the wash water collected
for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to
prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated
wash area. Sanitary connections are subject to the review, approval and conditions of the
DSRSD.
102.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face
of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel
dispensing areas must be degraded and constructed to prevent "mn-on" to, or runoff from, the
area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to
prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup
plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be
inspected routinely for proper functioning and leak prevention. The fuel dispensing area must
be covered, and the cover's minimum dimensions must be equal to or greater than the area
within the grade break or fuel dispensing area, as defined above. The cover must not drain onto
the fuel dispensing area.
103.
Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth
impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the
rest of the site by a grade break that prevents run-on of storm water to the extent practicable.
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The fuel dispensing area is defined as extending a minimum of 6.5 feet from the comer of each
fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a
minimum of 1 foot, whichever is less.
104.
Most washing and/or steam cleaning must be done at an appropriately equipped facility that
drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in
such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary
sewer connections are subject to the review, approval, and conditions of the sanitary district
with jurisdiction for receiving the discharge. These requirements shall be required for
automotive related businesses.
105.
All loading dock areas must be designed to minimize "run-on" or runoff from the area.
Accumulated waste water that may contribute to the pollution of stormwater must be drained to
the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or
intercepted and pretreated prior to discharge to the storm drain system. The property owner
shall ensure that BMPs are implemented to prevent potential stormwater pollution. These
BMPs shall include, but are not limited to, a regular program of sweeping, litter control and
spill clean-up.
106.
The design, location, maintenance requirements, and maintenance schedule for any stormwater
quality treatment structural controls shall be submitted to the City or County Engineer for
review and approval prior to the issuance of a building permit.
NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION):
107.
A homeowners association shall be created and shall be responsible for maintaining all private
streets and private utilities and other privately owned common areas and facilities on the site
including landscaping. These maintenance responsibilities shall include implementing and
maintaining stormwater BMPs associated with improvements and landscaping. CC&R's
creating the homeowners association shall be reviewed and approved by the City or County'
Attorney prior to the recordation of the Final/Parcel Map and recorded prior to the sale of the
first residential unit. The CC&R's shall describe how the stormwater BMPs associated with
privately owned improvements and landscaping shall be maintained by the association.
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15