HomeMy WebLinkAboutPCReso00-23 PA99-062 SybaseHQ SDR RESOLUTION NO. 00 - 23
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW AND
A TENTATIVE PARCEL MAP FOR PA 99-062, SYBASE
CORPORATE HEADQUARTERS FACILITY
WHEREAS, Wilcox Development Services Inc, has requested approval of a Site Development
Review consisting of two separate buildings, parking, landscaping and related improvements and a two-
parcel Tentative Parcel Map on 26 acres of land at the northwest comer of Dublin Boulevard and
Hacienda Drive, APN 98-0014-006; and
WHEREAS, a completed application for each of the requested actions is available and on file in the
Dublin Planning Department; and
WHEREAS, a Program Environmental Impact Report was prepared for the Eastern Dublin Specific
Plan/General Plan (SCH 911036040 and certified by the City Council on May 10, 1993, by Resolution
No. 51-93, and two Addenda dated May 4, 1993 and August 22, 1994 have been prepared and adopted by
the City Council and are hereby incorporated by reference; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing
Guidelines, an Initial Study has been prepared to assess the impacts of the proposed project. Based on the
Initial Study, a Mitigated Negative Declaration has been prepared and recommended for adoption to the
City Council. The Mitigated Negative Declaration is herein incorporated by reference. The Initial Study
is on file in the Dublin Planning Department. The project, with mitigation measures incorporated into the
project, will not have a significant effect on the environment; and
WHEREAS, a Development Plan has been submitted to the City as required by section 8.32 of the
Dublin Zoning Ordinance, and
WHEREAS, the Planning Commission did hold a public hearing on said applications on May 9,
2000; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval of
the Site Development Review and Tentative Parcel Map subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission did hear and use their independent judgment and considered
alt said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find make the following findings and determinations regarding said proposed Site Development
Review:
The approval of this application (PA 99-062) is consistent with the intent and purpose of
Section 8.104 (Site Development Review) of the Zoning Ordinance and design review
requirements of the Eastern Dublin Specific Plan.
The approval of this application, as conditioned, complies with the policies of the Eastern
Dublin Specific/General Plan and with proposed Planned Development Regulations for the
site, which will allow an office complex at this location.
C. The approval of this application, as conditioned, is in conformance with regional transportation
growth management plans.
The approval of this application, as conditioned, is in the best interest of the public health,
safety and welfare, as the development is consistent with all laws and ordinances and
implements the Eastern Dublin Specific Plan/General Plan (as amended).
The proposed physical site development, including the intensity of development, site layout,
grading, utility connections, vehicular access circulation and parking, setbacks, height, public
safety and similar elements, as conditioned, has been designed to provide a desirable
environment for the development.
Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting and similar elements, have been
incorporated into the project and as conditions of project approval to ensure compatibility of
this development with the development's design concept and the character of surrounding
development.
Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, inclusion of plazas, and provision for similar elements have been considered to
ensure visual relief and an attractive environment for the public.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT the Dublin Planning Commission
does hereby find that:
A. The Sybase Tentative Parcel Map 7580 is consistent with the intent of applicable subdivision
regulations and related ordinances.
The design and improvements of the Sybase Tentative Parcel Map 7580 is consistent with the
Eastern Dublin Specific Plan/General Plan polices as they relate to the subject property in that
it is a subdivision for implementation of an office project in an area designated for this type of
development.
The Sybase Tentative Parcel Map 7580 is consistent with the Planned Development approved
as PA 99-062 for this project and is therefore consistent with the City of Dublin Zoning
Ordinance.
The project site is located adjacent to major roads, including Dublin Boulevard, Central
Parkway and Hacienda Drive, on approximately 14.5 acres of land with relatively flat
topography and is therefore physically suitable for the type and intensity of office development
proposed.
With the incorporation of environmental mitigation measures from the Eastern Dublin EIR and
Mitigated Negative Declaration prepared for the Sybase project, the design of the parcel map
will not cause environmental damage or substantially injure fish or wildlife of their habitat or
cause public health concerns.
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The design of the subdivision will not conflict with easements, acquired by the public at large,
or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the Tentative Parcel Map and has not found any conflicting easements of this nature.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT the Dublin Planning Commission
hereby conditionally approved the Site Development Review PA 99-062, to develop two six-story
buildings on APN 986-0014-006, as generally depicted by materials labeled Exhibit 1, stamped
"approved" and on file with in the Dublin Planning Department. This approval shall conform generally
to the Site Development Plan prepared by RWM Architects dated March 15, 2000 and received by the
City of Dublin Planning Department on May 2, 2000, unless otherwise modified by the Conditions of
Approval, below. Further the Dublin Planning Commission approves the Sybase Tentative Parcel Map
7580, PA 99-062, to subdivide 26 acres of land into two smaller parcels of 11.535 acres and 14.49 acres,
respectively. This approval shall conform generally to the Tentative Parcel Map prepared by Kier and
Wright received by the Planning Department on May 2, 2000, consisting of one sheet labeled Exhibit 2
stamped "approved" and on file with the City of Dublin Planning Department, unless modified by the
following Conditions of Approval
CONDITIONS OF APPROVAL
Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of an,/
building and shall be subject to Planning Department review and approval. The following codes represent
those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PLI
Planning, {PO] Police, ([PW] Public Works, [ADM] administration, [FIN] Finance, [PCS] Parks and
Communit,/Services. [Fl Alameda County Fire Department, [DSR] Dublin San Ramon Services District,
[CO] Alameda Count,/Flood Control and Water Conservation District Zone 7.
CONDITIONS OF APPROVAL
1. Parcel Map 7233 Conditions of Approval. PL Approval of Standard
Applicant/Developer shall comply with the Conditions of Improvement
Approval for the Tentative Parcel Map No. 7233 (PA-98-008). Plans through
In the event of conflict between the Tentative Parcel Map completion
Conditions of Approval and these Conditions, these conditions
shall prevail.
2. 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
(Attachment A). In the event ora conflict between the completion
Standard Public Works Conditions of Approval and these
Conditions, these Conditions shall prevail.
3. Development Agreement/Expiration. The approval of this PL Issuance of Eastern
office complex shall be predicated upon and pursuant to the Building Dublin
terms set forth in the Development Agreement to be approved Permits Specific
, by the City of Dublin. In the event of conflict between the Plan
terms of the Development Agreement and the Conditions of
Approval contained herein, the terms of the Development
Agreement shall prevail. The Development Agreement must be
effective prior to issuance of building permits.
4. EIR. Applicant/Developer shall comply with all applicable PL Approval of Eastern
action programs and mitigation measures of the Eastern Dublin improvement Dublin
General Plan/Specific Plan, the Companion Final Plans through Specific
Environmental Impact Report (EIR) that have not been made completion Plan
specific conditions of approval and project specific mitigation
measures contained in the Mitigated Negative Declaration for
the Sybase project.
5. Fees. Applicant/Developer shall pay all applicable fees in Various Various times, Standard
effect at the time of building permit issuance, including, but but no later
not limited to, Planning fees, Building fees, Dublin San Ramon than Issuance
Services District Fees, Public Facilities Fees, Dublin Unified of Building
School District School Impact fees, City Traffic Impact fees, Permits
City Fire Impact fees; Noise Mitigation fees, lnclusionary
Housing In-Lieu fees; Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees; and any other fees as noted in the
Development Agreement. Unissued building permits
subsequent to new or revised fees shall be subject to
recalculation and assessment of the fair share of the new or
revised fees.
6. Required Permits. Applicant/Developer shall comply with the Various Various times, Standard,
City of Dublin Zoning Ordinance and obtain all necessary but no later PW
permits required by other agencies (Alameda County Flood than lssuance
Control District Zone 7, California Department of Fish and of Building
Game, Army Corps of Engineers, Regional Water Quality Permits
Control Board, State Water Quality Control Board, Etc.) and
shall submit copies of the permits to the Department of Public
Works.
7. Building Codes and Ordinances. All project construction B Through Standard
shall conform to all building codes and ordinances in effect at Completion
the time of building permit.
8. Ordinances/General Plan. Applicant/Developer shall comply PL Issuance of Standard,
with the City of Dublin Zoning Ordinance, the City of Dublin Building PW
General Plan and all applicable Specific Plans. Permits and
On-going
9. Action Programs/Mitigation Measures. Applicant/Developer PL Approval of Eastern
shall comply with all applicable action programs and improvement Dublin
mitigation measures of the Eastern Dublin Specific Plan Final Plans through Specific
Environmental Impact Report (EIR) and addendum's that have completion Plan
not been made specific Conditions of Approval.
10. Improvement Agreement/Plans. Applicant/Developer shall PW Approval of Standard/
enter into an Improvement Agreement with the City for all Improvement PW
subdivision improvements prior to issuance of improvement Plans
permit. Complete improvement plans, specifications, and
calculations shall be submitted to, and approved by, the
Director of Public Works/City Engineer and other affected
agencies having .jurisdiction over public improvements prior to
execution of the Improvement Agreement. Improvement plans
shall show the existing on-site and off-site subdivision
improvements and proposed improvements along the adjacent
public street and property that relate to the proposed
improvements.
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11. Conditions of Approval. In submitting subsequent plans for PW, PL, B Issuance of Standard,
review and approval, each set of plans shall have attached an Building PW
annotated copy of these Conditions of Approval and the Permits
Standard Public Works Conditions of Approval. The 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 the annotated conditions and standards attached to
each set of plans. Applicant/Developer will be responsible for
obtaining the approvals of all participating non-City agencies.
12. Infrastructure. The location and siting of project specific PL, PW Approval of 39, 40 MM
wastewater, storm drain, recycled water, and potable water Improvement Matrix
system infrastructure shall be consistent with the resource Plans
management policies of the Eastern Dublin Specific Plan.
13. Solid Waste/Recycling. Applicant/Developer shall comply ADM On-going 103, 104,
with the City's solid waste management and recycling 105,279
requirements. MM Matrix
14. Refuse Collection. The refuse collection service provider shall PL Occupancy of 279 MM
be consulted to ensure that adequate space is provided to Any Building Matrix
accommodate collection and sorting of petrucible solid waste
as well as source-separated recyclable materials generated by
the residents within this project.
15. Waiver of Right to Protest. Applicant/Developer waives any PL, ADM Occupancy of 17 MM
right to protest the inclusion of the property or any portion of it Any Building Matrix
in a Landscape and Lighting Assessment District or similar
assessment district, and further waives any right to protest the
annual assessment for that District.
16. Water Quality Requirements. All development shall meet PW, PL Issuance of ESDP EIR
the water quality requirements of the City of Dublin's NPDES Grading MM
permit and the Alameda County Urban Runoff Clean Water Permit 3.5/54.0 &
Program. 55.0
17. NPDES Permit. Pursuant to requirements of federal law, a PW Finaling 172
NPDES permit shall be obtained from the RWQCB, and any Building MM Matrix
terms of the permit shall be implemented, if applicable. Permits
18. Phase I and Phase 2 Environmental Assessment Studies. PL, PW Issuance of 289
Applicant/Developer shall supply the Director of Community Grading MM Matrix
Development and Public Works Department with a copy of the Permit
Developer's Phase 1 and Phase 2 (only as required by Phase 1)
environmental assessment studies. All remediation required by
those studies shall be implemented to the satisfaction of the
Director of Public Works prior to Improvement Plan approval.
19. Removal of Obstructions. The Applicant/Developer shall PW Issuance of Standard
remove all trees, including major root systems, and other Grading
utility obstructions from building sites that are necessary for Permit
public improvements or for public safety as directed by the
Director of Public Works.
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20. Rodenticides and Herbicides. The use of rodenticides and PL Issuance of 221
herbicides within the project area shall be performed in Grading MM Matrix
cooperation with and under the supervision of the Alameda Permit
County Department of Agriculture and will be restricted, to the
satisfaction of the Director of Community Development, to
reduce potential impacts to wildlife.
21. Kit Foxes. Should any Kit Foxes be discovered on the site, PL, PW Issuance of 219
either during the Preconstmction Survey or during project Grading MM
construction, the Applicant/Developer shall be responsible for Permit Matrix
complying with the Kit Fox Protection Plan.
~SCELLA~EOUS
22. Dust Control/Cleanup. Applicant/Developer shall ensure that PW Ongoing 267
areas undergoing grading and all other construction activity are MM Matrix
watered or other dust control measures are used to prevent dust
problems as conditions warrant or as directed by the Director
of Public Works. Furthermore, Applicant/Developer shall keep
adjoining public streets and driveways free and clean of project
dirt, mud, materials and debris, and clean-up shall be made
during the construction period as determined by the Director of
Public Works. In the event that the Applicant/Developer does
not complete the clean-up within 48 hours of City's direction,
] the City has the option of performing the clean-up and
I charging the costs of such clean-up to Applicant/Developer.
23. Housing and Employment Monitoring System. Prior to FIN OCC 3
opening for business, each business shall provide a list to the MM
City of the number, type and salary level of employees for the Matrix
business in order for the City to implement the required
housing and employment monitoring system required by the
Easter Dublin Specific Plan.
24. Preconstruction Survey. Applicant/Developer shall comply PL, PW Issuance of 217
with all Eastern Dublin Specific Plan EIR mitigation measures Grading MM Matrix
for mitigating potentially significant plant and animal species Permit
impacts. Within 60 days prior to any habitat modification,
Applicant/Developer shall submit a preconstruction survey,
prepared by a biologist (to be approved and hired by the City
prior to commencement of the survey.) Said survey shall
examine whether any sensitive species exist on or adjacent to
the site and, if any exist, shall include recommended protection
plans, including any modifications to site design, for those
sensitive species that may be discovered as a result of the
survey. Applicant/Developer shall be responsible for the cost
of the survey and staff review of the survey. The significance
of any discoveries and adequacy of recommended protection
measures shall be subject to the discretion of the Director of
Community Development. Said protection plans and measures
shall occur at least 21 days prior to anticipated habitat
modification. Any updated surveys and/or studies that may be
completed subsequently shall be submitted to the Department
i of Community Development.
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25. Public Street Lights. The Developer shall construct public PW ! Occupancy of Standard
streettights and joint trench in accordance with Pacific Gas and first building
Electric and City of Dublin Standard plans and specifications
in the extension of Dublin Boulevard, Hacienda Drive, Central
Parkway and Arnold Road. The construction documents shall
be reviewed and approved prior to construction to the
satisfaction of the Director of Public Works.
26. Hold Harmless/Indemnification - ApplicanffDeveloper shall PL, ADM Through Standard
defend, indemnify, and hold harmless the City of Dublin and completion of
its agents, officers, and employees from any claim, action, or Improvements
proceeding against the City of Dublin or its agents, officers, or and
employees to attack, set aside, void, or annul an approval of Occupancy of
the City of Dublin or its advisory agency, appeal board, the Last
Planning Commission, City Council, Director of Community Building
Development, Zoning Administrator, or any other department,
committee, or agency of the City the Tentative Parcel Map or
Site Development Review to the extent such actions are
brought within the time period required by Government Code
Section 66499.37 or other applicable law; provided, however,
that the 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 cooperation in the defense of
such actions or proceedings.
27. Public Art. Any public art placed in the project shall conform PL On-going Standard
with the requirements of the City of Dublin Public Art Policy.
DEDICATIONS AND IMPROVEMENTS
28. Storm Drain Easement, Water Easement, Sewer Easement, PW Recordation of Standard
Common Area Easement, Ingress/Egress and Access Final Map
Easement, Parking Easement, Emergency Vehicle Access
Easement, Pedestrian Access Easement and Public Service
Easement Dedications. Applicant/Developer shall dedicate
reciprocal Storm Drain Easements, Water Easements, Sewer
Easements, Common Area Easements, Ingress/Egress and
Access Easements, Parking Easements, Emergency Vehicle
Access Easements, Pedestrian Access Easements and Public
Service Easements over each parcel in favor of the other
parcels located within this project as shown on the approved
Tentative Parcel Map 7580 prepared by Kier and Wright, Civil
Engineers, dated December 1999, and as deemed necessary by
the Director of Public Works. The CC&R's shall also be
amended to reflect these easements and shall be reviewed and
approved by the Director of Public Works.
29. Public Utility Easements. Applicant/Developer shall provide PW Recordation of Standard
Public Utility Easements per requirements of the Director of Final Map
Public Works and/or public utility companies as necessary to
serve this project with utility services and allow for vehicular
and utility service access. Applicant/Developer shall dedicate a
minimum 1 O-foot wide Public Service Easement (PSE) over
joint utility trench lines to the satisfaction of the Director of
Public Works.
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30. Abandonment of Easements and Right of Ways. PW Recordation of PW
Applicant/Developer or current landowner shall obtain an Final Map
abandonment from all applicable public agencies of existing
easements and right-of-ways not to be continued in use.
31. Survey Monumentation. The boundary of the two parcels of PW Occupancy of PW
Parcel Map No. 7580 shall be survey monumented at the any Building
completion of construction of any and all public streets
specified by these conditions in accordance with City
specifications. The monument line of the streets fronting the
project shall be survey monumented and constructed in
accordance with the City of Dublin Standard Plans to the
satisfaction of the Director of Public Works
32. Improvements along Dublin Boulevard, Hacienda Drive, PW i Occupancy of PW
and Central Parkway. If not previously constructed by Any Building
another development, Applicant/Developer shall construct
street frontage improvements, including all curb, gutter, center
median, median landscaping, and street lighting along Central
Parkway, Dublin Boulevard, Hacienda Drive and where
development fronts these streets, in conformance with the
plans approved for the Site Development Review and to the
satisfaction of the Director of Public Works.
33. Decorative Paving. Applicant/Developer shall not construct PW Occupancy of PW
decorative pavement within City right-of-way unless otherwise Any Building
approved by the Director of Public Works. The type of
decorative pavers and pavement section shall be subject to
review and approval by the Director of Public Works.
Decorative pavement across entrances to all private drives
shall be constructed to the satisfaction of the Director of Pubtic
Works.
34. Decorative Paving Plan. Where decorative paving is installed, PW, ADM Approval of 17
a Decorative Paving Detail shall be prepared to the satisfaction Improvement MM Matrix
of the Director of Public Works. Pre-formed traffic signal Plans
loops shall be used under the decorative paving. Where
possible, irrigation laterals shall not be placed under the
decorative paving. Maintenance costs of the decorative paving
shall be included in a landscape and lighting maintenance
assessment district or other funding mechanism acceptable to
the Director of Community Development.
35. Fire/Emergency Access. Applicant/Developer shall provide PW, F Issuance of Standard
adequate access for fire and other emergency vehicles per Grading
Alameda County Fire Department (ACFD) standard Permit and
requirements. Drive aisles shall be designed for fire and other Building
emergency vehicles to conveniently pass through (20-foot Permit
minimum lane width) and have access to all buildings. The
Developer shall provide adequate access for fire and other
emergency vehicles per Alameda County Fire Department
(ACFD) standard requirements. Driveways and drive aisles
shall be designed for fire trucks and other emergency vehicles
to conveniently pass through the site and have access to all
buildings. Detailed final layout and design of site entrance,
exits and internal drive aisles must be approved by the ACFD
and City Director of Public Works prior to issuance of grading
and building permit.
36. Pedestrian Path. If not previously constructed by another PL, PW Occupancy of Standard
development, Applicant/Developer shall be responsible for the first building
construction of an internal site pedestrian path, 5' in width,
along the main driveway entrance from Central Parkway and
Dublin Boulevard to the closest building, to the satisfaction of
the Director of Public Works.
37. Sidewalks. Applicant/Developer shall construct a minimum PW Occupancy of PW
six-foot wide sidewalk along the project frontage along Any Building
Hacienda Drive and Central Parkway to match Santa Rita
streetscape plans standard sections of improved said streets
and layout approved by the Director of Public Works. A 12'
wide sidewalk/trail shall be installed on Dublin Boulevard
along project frontage in accordance with City road street
landscape standard sections.
38. ADA Requirements/Handicap Ramps. All handicap ramps PW Approval of PW
shall comply with all current State ADA requirements and City Improvements
of Dublin Standards.
39. Site Drainage and Erosion Control Plan. The project site PW Approval of PW
shall drain in accordance with City of Dublin Grading Improvement
Ordinance and State Regional Water Quality Control standards. Plans
A Site Drainage and Erosion Control Plan and "Best
Management Practices" erosion control measures must be
reviewed and approved by the Public Works Department prior
to approval of improvement plans.
40. Site Drainage. The Developer shall provide reciprocal site PW Occupancy PW
drainage access, and parking ingress and egress easements for of 1st
parcels one and two as shown on said Parcel Map 7580. The building
Developer shall grade the project in accordance with the City
of Dublin Grading Ordinance and State Regional Water
Quality Control standards and details. Each lot shall drain in
accordance with the City of Dublin Grading Ordinance and
State Regional Water Quality Control Board requirements, and
approved by the Director of Public Works.
41. Eastern Dublin Drainage Master Plan Study. If needed by PW Occupancy of PW
this project, Applicant/Developer shall update the master storm Any Building
drain analysis of the Eastern Dublin Santa Rita Property to the
satisfaction of the Director of Public Works and as originally
addressed in the Eastern Dublin Drainage Master Plan Study
prepared by Brian Kangas Foulk, dated October 1998.
42. Lot Drainage. Drainage shall be ~n accordance with the PW Issuance of PW
criteria established in the Standard Public Works Criteria Grading
attached hereto as Attachment "A". The Developer shall Permit
demonstrate to the Director of Public Works that the elevations
of proposed building finished floors on this project are a
minimum of one foot above the 100-year storm event. All
grading improvement plans shall be reviewed and approved by
the Director of Public Works prior to start of any grading.
43. Mitigation Measures/Drainage Impacts. PW Occupancy of PW
Applicant/Developer shall demonstrate to the satisfaction of any Building
the Director of Public Works that all mitigation measures that
need to be improved as a result of drainage impacts of this
project will be constructed prior to occupancy of any building.
All drainage improvements shall be constructed to the
satisfaction to of the Director of Public Works.
44. Retaining Walls. Where finish grade of this property is in PW Issuance of Standard/
excess of twenty-four (24) inches higher or lower than the Building PW
abutting property or adjacent lots, a concrete or masonry block Permit
retaining wall or other suitable solution acceptable to the
Director of Public Works shall be required.
45. Joint Utility Trenches/Undergrounding/Utility Plans. PW, PL Occupancy of PW
Applicant/Developer shall construct all joint utility trenches Affected UtiLities
(such as electric, telephone, cable TV, and gas) in accordance Buildings
with the appropriate utility jurisdiction. All communication
vaults, electric transformers, and cable TV boxes shall be
underground in designated landscape areas between the
proposed sidewalk and back of curb. Utility plans showing the
location of all proposed utilities (including electrical vaults and
underground transformers) shall be reviewed and approved by
the Director of Public Works and Director of Community
Development. Location of surface or aboveground items shall
be shown on the Final Landscaping and Irrigation Plan and
screened from view.
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46. Covenants, Conditions and Restrictions (CC&Rs). If PL Occupancy of 17
determined necessary by the Director of Public Works a any building MM Matrix
Covenants, Conditions and Restrictions (CC&Rs) shall be
established for this development. The CC&Rs shall be
approved by the Director of Public Works to assure that:
a. An Association is established for this development
complete with Bylaws.
b. There is adequate provision for at least the maintenance, in
good repair, of alt commonly owned facilities, property
and landscaping, including but not limited to open space
areas, lighting, recreation facilities, landscape and
irrigation facilities, fencing, and drainage and erosion
control improvements.
c. The parking of recreational vehicles and company owned
vehicles with corporate identity (trucks with signs)
between a building and a public street and along a public
street shall not occur. Recreational Vehicles are defined as
a motorhome, travel trailer, utility trailer, boat on a trailer,
horse trailer, camper where the living area overhangs the
cab, camping trailer, or tent trailer, with or without motive
power.
d. The landscaping and irrigation on individual parcels shall
be maintained and kept in good order by the owner of each
parcel.
PHASED OCC~CY PL~
47. Phased Occupancy Plan. If occupancy of each building is PL, B Prior to
requested to occur in phases, then all physical improvements Occupancy for
within each phase shall be required to be completed prior to any affected
occupancy of buildings within that phase except for items building
specifically excluded in an approved Phased Occupancy Plan,
or minor hand work items, approved by the Department of
Community Development. The Phased Occupancy Plan shall
be submitted to the Director of Community Development, and
Public Works for review and approval a minimum of 45 days
prior to the request for occupancy of any building covered by
said Phased Occupancy Plan. Any phasing shall provide for
adequate vehicular access to all parcels in each phase, and shall
substantially conform to the intent and purpose of the
subdivision approval. No individual building shall be occupied
until the adjoining area is finished, safe, accessible, provided
with all reasonably expected services and amenities, and
separated from remaining additional construction activity.
Subject to approval of the Director of Community
Development, the completion of landscaping may be deferred
due to inclement weather with the posting of a bond for the
value of the deferred landscaping and associated
improvements.
PARKS
48. Public Facilities Fee. Applicant/Developer shall pay a Public PCS As indicated in PCS
Facilities Fee in the amounts and at the times set forth in City Condition of
of Dublin Resolution No. 195-99, or in the amounts and at the Approval
times set forth in any resolution revising the amount of the
Public Facilities Fee.
LANDSCAPING
49. Landscaping. Applicant/Developer shall construct all PL Occupancy o£ PW
landscaping within the site and along the project frontage from Any Building
the face of curb to the site right-of-way to thc design and
specifications of the Eastern Dublin Specific Plan, the "Santa
Rita Streetscape Plans" and City of Dublin specifications, and
to the satisfaction of the Director of Public Works. Street tree
varieties of a minimum 15-gallon size from the approved street
list and shall be planted along all street frontages and shall be
shown on the Landscaping plans. Exact tree locations and
varieties shall be reviewed and approved by the Director of
Public Works. All landscaping materials within the public
right-of-way shall be maintained for 90 days and on-site
landscaping shall be maintained in accordance with the "City
of Dublin Standards Plant Material, Irrigation System and
Maintenance Agreement" by the Developer after City-
approved installation. This maintenance shall include weeding,
the application of pre-emergent chemical applications, and the
replacement of materials that die. Landscaping at aisle
intersections shall be such that sight distance is not obstructed.
Except for trees, landscaping shall not be higher than 30 inches
above the curb in these areas.
50. Landscaping at Intersections. Applicant/Developer shall PW, PL Occupancy of Standard
construct landscaping at intersections where sight distance is first building
not obstructed in accordance with the City of Dublin Zoning
Ordinance. Except for trees, landscaping shall not be higher
than 30 inches above the curb in these areas.
5 I. Landscape and Irrigation Plans. The Applicant/Developer PW, PL Occupancy of Standard
shall prepare Landscaping and Irrigation Plans for review and first building
approval by the Director of Public Works and the Director of
Community Development. The proposed design shall be in
accordance with the Eastern Dublin Specific Plan and to the
satisfaction of the Director of Public Works.
52. Final Landscape Plan. Applicant/Developer shall submit final PL, PW Issuance of PL
landscape plans, which shall be subject to review and approval Building
by the Director of Community Development and the Director Permits
of Public Works.
53. Lighting and Landscape Maintenance. Applicant/Developer PL Approval of PL
is responsible for lighting and landscape maintenance in the Improvement
public right-of-way until such time the City accepts Plans
maintenance through the Lighting and Landscaping
Maintenance Assessment Districts or any other method of
maintaining the lighting and landscaping approved as part of
this project.
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TRAFFIC AND CIRCULATION
54. Developer shall comply with Section 7.5 (Circulation System) PW Approval of
of the final "Eastern Dublin Specific Plan" dated January 7, Improvement
1994, and project site traffic studies, prepared by TJKM Plans
Traffic Consultant for street improvements and lane
configurations, unless specified otherwise in these conditions
of approval or the project's development agreement.
55. Erosion Control. Applicant/Developer shall install erosion PW During site
control devices in adjacent parcels in accordance with the grading
Regional Water Quality Control Act.
56. Transitioning Existing Improvements. Applicant/Developer PW Approval of
shall be responsible for transitioning proposed improvements Improvement
to match existing improvements, to the satisfaction of the Plans
Director of Public Works.
57. 1-580 Eastbound Off-ramp at Santa Rita/Tassajara Road PW As specified PW
Exit. The Director of Public Works shall determine when the by the Director
eastbound off-ramp from 1-580 at the Santa Rita/Tassajara of Public
Road exit shall be widened to provide one exclusive through Works
lane and two left-turn lanes (with the existing free right-turn
remaining). In conjunction with this improvement, the traffic
signal shall be modified to provide protected left-turn phasing
on the east and west legs (removing the existing split phasing).
Within one year of notification by the Director of Public
Works, and consent has been obtained from Caltrans and the
City of Pleasanton, if necessary, Developer shall design and
construct these improvements to the satisfaction of the Director
of Public Works with input from the City of Pleasanton, where
applicable. To the extent practical, the notice shall be timed so
that the work shall be completed immediately prior to the point
where the Level of Service E occurs. The Director of Public
Works may determine that these improvements are not needed
in conjunction with this project.
13
Central Parkway shall be dedicated and improved between
Hacienda Drive and Arnold Road.
a. The ApplicanffDeveloper shall dedicate an additional 10-
feet of right-of-way on the Final Map with a I0' Public
Service Easement behind the proposed right-of-way on the
south side of Central Parkway from Arnold Road to
Hacienda Drive as shown on the precise alignment plan
prepared by Brian Kangas Foulk Engineers, dated August 5,
1998, and as shown on Tentative Map 7580 to the
satisfaction of the Director of Public Works.
b. With this map, the Developer/Applicant shall dedicate and
construct on eastbound Central Parkway dedicated right-
turn lane 12-foot wide by 200-foot long with a 90-foot
transition into the main northerly driveway to Parcel Two as
shown on the said precise plans prepared by Brian Kangas
Foulk Engineers, dated August 5, 1998. The
Developer/Applicant shall also construct southbound
Hacienda Drive a dedicated right-turn lane 12-feet wide and
200-feet long with a 60-foot transition into the easterly
driveway to Parcel Two as shown on Tentative Map 7580
prepared by Kier and Wright dated December 1999.
c. Applicant / Developer shall revise the previously prepared
improvement plans of Central Parkway and construct the
north and south curbs Central Parkway from Arnold Road to
Hacienda Drive to their ultimate location as shown on the
said precise plans prepared by Brian Kangas Foulk
Engineers, dated August 5, 1998. The Central Parkway
eastbound lanes shall be 14 foot wide through lane with an
8-foot bike lane to a temporary median curb. Landscaping in
the median shall also be improved similar to previously
approved two-lane sections of Central Parkway per the City
of Dublin landscape streetscape standards or as approved by
the Director of Public Works.
d. Prior to the approval of the revised improvement plans and
Final Map, the developer shall submit for review and
approval a revised interim (two-lane) improvements to
Central Parkway from Arnold Road to Hacienda Drive. The
plan line shall demonstrate conformance with the above
conditions, and shall include all pavement, sidewalk
improvements and channelization for the entire Central
Parkway.
PW
With the Final
Map
PW
~4
59. Additional Left-Turn Lane at Westbound Approach on PW As specified PW
Pimlico Drive. The Director of Public Works shall determine by the Director
when the westbound approach on Pimlico Drive will need to of Public
provide a second left-turn lane. Within one year of notification Works
by thc Director of Public Works and consent has been obtained
from Caltrans and the City of PIcasanton, if necessary,
Developer shall design and construct these improvements to
the satisfaction of the Director of Public Works with input
from the City of Pleasanton, where applicable. To the extent
practical, the notice shall be timed so that the work shall be
completed immediately prior to the point where the Level of
Service E occurs. The Director of Public Works may determine
that these improvements are not needed in conjunction with
this project.
60. Traffic Signals. Applicant/Developer shall be responsible for PW Occupancy Traffic
installation of traffic signals at the intersections of Arnold of first report
Road and Central Parkway, Hacienda Drive and Gleason building
Drive, and Hibernia Drive and Central Parkway.
61. North Entrance Traffic Signal. Applicant/Developer shall be PW Occupancy Traffic
responsible for the design and 50% payment for the installation of first Report
of traffic signal at entrance to the Central Parkway/North main building
entry, to the satisfaction of the Director of Public Works.
Applicant / Developer shall install all underground conduit
needed for the ultimate signal installation prior to final paving
of Centrat Parkway to the satisfaction of the Director of Public
Works.
62. Arnold Road. Applicant/Developer shall revise the striping on PW Occupancy East
Arnold Road from Dublin Blvd. to Central Parkway to create of first Dublin
two northbound lanes as shown on the said precise plans building. Specific
prepared by Brian Kangas Foulk Engineers, dated August 5, Plan
1998.
63. South Entrance Traffic Signal. Applicant/Developer shall be PW Occupancy Traffic
responsible for the ultimate and interim design ora traffic of first Study
signal at the intersection of Dublin Boulevard and the south building
main entry to the satisfaction of the Director of Public Works.
Applicant / Developer shall install all underground conduit
needed for the ultimate signal installation prior to final paving
of Dublin Blvd. to the satisfaction of the Director of Public
Works. The lnterim traffic signal is to accommodate only left
turns and right turns from east bound Dublin Blvd. to the
southerly driveway entrance into the site. The
Applicant/Developer shall install signs prohibiting left turn
movement to eastbound Dublin Boulevard. Applicant /
Developer shall install the interim traffic signal to the
satisfaction of the Director of Public Works.
64. North Entrance Single Left turn lane. Applicant / Developer PW Occupancy Traffic
shall install one single 10 foot wide by 200 long left turn lane of first Study
with a 90 foot transition from westbound Central Parkway into building
north entrance to the site to the satisfaction of the Director of
Public Works.
65 South Entrance. Applicant / Developer shall widen the south PW Occupancy Traffic
entrance to Dublin Blvd. to 40 feet wide by 150 long creating of first Study
14foot north bound lane, 12 foot wide south bound future left building
lane and 14 foot wide right turn lane to the satisfaction of the
Director of Public Works.
66. Dublin Boulevard/Dougherty Road Intersection PW When PW
Improvement. The Applicant/Developer shall be responsible determined
for the project fair share contribution towards the City Capital by Director
improvements project for the following improvements to the of PW
Dublin Blvd. and Dougherty Road intersection:
a. Eastbound Dublin Boulevard, exclusive right-turn lane to
Southbound Dougherty Road.
b. Northbound Dougherty Road, exclusive right-turn lane to
eastbound Dublin Boulevard.
c. Westbound Dublin Boulevard, restriped to provide an
additional left turn lane to southbound Dougherty Road.
d. Modifications to the Traffic Signal.
This is a category 2 TIF improvement. In the event that the
City has a shortfall of category 2 funds available to complete
the above list of improvements, the Developer shall contribute
the remaining balance of the funds needed to complete the
specified improvements to the satisfaction of the Director of
Public Works. To the extent practical, the notice shall be timed
so that the work shall be completed immediately prior to the
point where the Level of Service E occurs. The Director of
Public Works may determine that these improvements are not
needed in conjunction with this project.
67. Hacienda Drive and Dublin Blvd. Right Turns. The PW Occupancy Traffic
Applicant/Developer shall be responsible for the dedication of first Study
and installation of an exclusive dedicated right-turn lane 12 building
feet wide by 200 feet long with a 90 foot transition on
southbound Hacienda Drive to Westbound Dublin Boulevard
and on Westbound Dublin Boulevard and the south main
entrance.
68. On-site 4-Way Stop. The ApplicanffDeveloper shall install an PW Occupancy Traffic
on-site 4-way stop at the intersection of the two main drives of first Study
from each of the project entrances into the site. building
69. Dublin Blvd. Left turn. The Applicant/Developer shall install PW IMP Traffic
an eastbound Dublin Blvd. left turn lane 12 feet wide by 200 Study
feet long to the south main entrance of the site to the
satisfaction of the Director of Public Works. The curb lines of
the intersection shall be configured to not allow left turns from
the southbound main entrance to eastbound Dublin Boulevard.
70. Site Plan. Applicant / Developer shall install all site PW Occupancy Standard
improvements in the location and geometrics shown in the of first
Tentative map 7580 prepared by Kier and Wright Civil building
Engineers and Surveyors, Inc. dated December 1999, except
those parking stalls that provide for a vehicle to back out into
the main drive aisles shall be eliminated to the satisfaction of
the Director of Public Works.
73. Easements. Any easements now existing on Parcels One and PW Prior to Standard
Two, and not to be part of the proposed utility and street Recordation
improvements, shall be abandoned and removed prior to or of Final Map
concurrently with the approval of the Parcel Map or in the
absence of map, a Site Development Review application.
74. Utility Installation. All water, gas, sewer, underground PW Occupancy Standard
electric power, cable television or telephone lines, and storm of first
drain facilities shall be installed before any paving, curb, gutter building
or sidewalk is installed, or as approved by the Director of
Public Works. Utility stub connections to property boundaries
shall be required unless waived by the Director of Public/City
Engineer in writing.
75. Damage/Repairs. The Developer shall repair all damaged PW Occupancy of Standard
existing street, curb, gutter and sidewalk along Dublin first building
Boulevard, Hacienda Drive, Central Parkway and Arnold Road
as a result of construction activities to the satisfaction of the
Director of Public Works.
76. Joint Access with Neighboring Site. The joint access between PW Occupancy PW
this site and the neighboring site to the west shall be in of Any
conformance with Tentative Parcel Map 7580 prepared by Kier Building
and Wright dated December 1999.
EMERGENCY SERVICES
77. ACFD Rules, Regulations and Standards. F Issuance of 74
Applicant/Developer shall comply with all Alameda County Building MM
Fire Services (ACFD) rules, regulations and standards, Permits Matrix
including minimum standards for emergency access roads and
payment of applicable fees, including City of Dublin Fire
Impact Fees.
78. Fire Hydrants. The Developer shall construct all new fire PW Occupancy PW
hydrants in streets to City and Alameda County Fire of adjacent
Department standards. The Developer shall comply with building
applicable Alameda County fire Department, Public Works
Department, Dublin Police Service, Alameda County Flood
Control District Zone 7 and Dublin San Ramon Services
District requirements.
79. Fire Conditions. Developer shall comply with all conditions F Issuance of Standard
of the Alameda County Fire Department (ACFD), including: Building
Perm its
a. Final location of fire hydrants shall be approved by the Alameda County Fire
Department in accordance with current standards. Minimum fire flow design shall be
for 1500 gallons per minute with 20-psi residual flowing from a single hydrant.
Raised blue reflectorized traffic markers shall be epoxied to the center of the paved
street opposite each hydrant. A drawing of the approved locations shall be submitted
for future reference.
b. Fire lanes shall be identified in the plan and approved by the ACFD prior to
installation.
c. Emergency Vehicle Access roadways shall be designed and installed to support the
imposed loads of fire equipment. The minimum standard shall be H20 design. Design
shall be approved by ACFD prior to installation.
d. Gates or barricades designed for emergency vehicle access shall meet the standards of
the ACFD and the City of Dublin.
17
e. Prior to the delivery of any combustible material storage on the site, fire hydrants,
water supply, and roadways shall be installed and sufficient water storage and
pressure shall be available to the site. Approved roadway shall be first lift of asphalt.
f. Plans may be subject to revision following review.
80. Projected Timeline. Applicant/Developer shall submit a PO lssuance of 66, 69, 70
projected timeline for project completion to the Dublin Police Building MM Matrix
Services Department, to allow estimation of staffing Permits
requirements and assignments.
81. Non-Residential Security. Applicant/Developer shall comply PO Occupancy of PO
with all applicable City of Dublin Non-Residential Security Any Building
Requirements.
a. Employee exit doors shall be equipped with 180-degree PO Occupancy of PO
viewers if there is not a burglary-resistant window panel in Any Building
the door from which to scan the exterior
b. The developer and/or property owner and/or tenant shall keep
the site clear of graffiti vandalism on a regular and continuous
basis. Graffiti resistant paint for the structures and film for
windows or glass should be used.
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7
82. Wells. Any water wells, cathodic protection wells or Zone 7 Issuance of Standard
exploratory borings shown on the map that are known to exist, Grading
are proposed or are located during field operations without a Permits
documented intent of future use, filed with Zone 7, are to be
destroyed prior to any demolition or construction activity in
accordance with a well destruction permit obtained from Zone
7 and the Alameda County Department of Environmental
Services or are to be maintained in accordance with applicable
groundwater protection ordinances. Other wells encountered
prior to or during construction are to be treated similarly.
83. Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141
applicable salt mitigation requirements of Zone 7. PW MM Matrix
84. Requirements and Fees. Applicant/Developer shall comply Zone 7, Issuance of Standard
with all Alameda County Flood Control and Water PW Building
Conservation District-Zone 7 Flood Control requirements and Permits
applicable fees.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD)
85. Construction by Applicant/Developer. All onsite potable and DSRSD Completion of Standard
recycled water and wastewater pipelines and facilities shall be Improvements
constructed by the Applicant/Developer in accordance with all
DSRSD master plans, standards, specifications and
requirements.
86. DSRSD Water Facilities. Water facilities must be connected DSRSD Acceptance of DSRSD
to the DSRSD or other approved water system, and must be Improvements
installed at the expense of Applicant/Developer in accordance
with District Standards and Specifications. All material and
workmanship for water mains and appurtenances thereto must
conform with all of the requirements of the officially adopted
Water Code of the District and shall be subject to field
inspection by the District. Applicant/Developer shall comply
with all conditions of Parcel Map No. 7233 - Resolution No.
02-98, including:
a. Prior to issuance of any building permit, complete improvement Issuance of DSRSD
plans shall be submitted to DSRSD that conform to the requirements Building
of the DSRSD Code, the DSRSD "Standard Procedures, Permits
Specifications and Drawings for Design and Installation of Water
and Wastewater Facilities." all applicable DSRSD Master Plans and
all DSRSD policies.
b. All mains shall be sized to provide sufficient capacity to each Approval of DSRSD
development project's demand. Layout and sizing of mains shall be Improvement
in conformance with DSRSD utility master planning. Plans
c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of DSRSD
existing sanitary sewer system. Pumping of sewage is discouraged Improvement
and may only be allowed under extreme circumstances following a Plans
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 specification.
DSRSD reserves the right to require payment of present worth 20-
year maintenance costs as well as other condition within a separate
agreement with the applicant for any project that requires a pumping
station.
d. Domestic and fire protection waterline systems for tracts or Approval of DSRSD
commercial developments shall be designed to be looped or Improvement
interconnected to avoid dead end sections in accordance with Plans
requirements of the DSRDS Standard Specifications and sound
engineering practices.
e. DSRSD policy requires public water and sewer lines to be located in Issuance of DSRSD
public streets rather than in off-street locations to the fullest extent Building
possible. If unavoidable, then public sewer or water easements must Permits and all
be established over the alignment of each public sewer or water line DSRSD
in an off-street or private street location to provide access for future requirements
maintenance and/or replacement.
fi Prior to the approval by the City of a grading permit or a site Prior to DSRSD
development permit, the locations and widths of all proposed issuance of
easement dedications for water and sewer lines shall be submitted to grading
and approved by DSRSD. permit/site
development
permit
g. All easement dedications for DSRSD facilities shall be by separate Prior to DSRSD
instrument irrevocably offered to DSRSD or by offer of dedication approval of
on the Final Map. Final Tract
Map
h. Prior to approval by the City for Recordation, the Final Map shall be Prior to Final DSRSD
submitted to and approved by DSRSD for easement locations, widths Map
and restrictions, recordation
i. Prior to issuance by the City of any building permit, all utility Prior to DSRSD
connections fees, plan check fees, inspection fees, permit fees and issuance of
fees associated with a wastewater discharge permit shall be paid to building
DSRSD in accordance with the rates and scheduled established in the permit
DSRSD Code.
j. Prior to issuance by the City of any building permit, all improvement Prior to DSRSD
plans for DSRSD facilities shall be signed by the District Engineer. issuance of
Each drawing of improvement plans shall contain a signature block building
for the District Engineer indicating approval of the sanitary sewer or permit
water facilities shown. Prior to the approval by the District Engineer,
the applicant shall pa all required DSRSD fees, provide an engineer's
estimate of construction costs for water and sewer systems, a
performance bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in the amounts and
forms that are acceptable to DSRSD. The applicant shall allow at
least 15 working days for final improvement drawing review by
DSRSD before signature by the District Engineer.
k. No sewer or waterline construction shall be permitted unless the Issuance of DSRSD
proper utility construction permit has been issued by DSRSD. A building
construction permit will only be issued after all of the items in permit and all
Condition 861 have been satisfied. DSRSD
requirements
1. The applicant shall hold DSRSD, its Board of Directors, On-going DSRSD
commissions, employees, and agents of DSRSD harmless and
indemnify and defend the same from any litigation, claims, -or fines
resulting from the construction and completion of the project.
m. The project is located within the District Recycled Water Use Zone Approval of DSRSD
(Ord. 280), which calls for installation of recycled water irrigation Improvement
systems to allow for future use of recycled water for approved Plans
landscaped irrigation demands. Recycled water will be available in
the future, as described in the DSRSD Eastern Dublin Facilities Plan
Update, June 1997. Compliance with Ord. 280, as may be amended
or superseded, is required, The District Engineer must approve any
exemption thereto, in conformance with Ordinance 280.
n. All irrigation facilities shall be subject to review by the District for Approval of DSRSD
compliance with District and Dept. of Health Services requirements Final
for recycled water irrigation design. Irrigation plans shall not be Landscape and
approved by the City until review and approval thereof by the City is Irrigation
confirmed. Plans
o. The applicant shall coordinate with the District and Alameda County Approval of DSRSD
Fire Department on required fire flows. The present interim water Improvement
system is capable if providing a maximum of 3,500 gallons per Plans
minute of fire flow to the site. A future reservoir will be constructed
which will allow for a flow of 4,500 gallons per minute. The
applicant shall hold the District harmless over the use of interim
water system for fire protection.
2O
SITE DEVELOPMENT REVIEW
This Site Development Review approval for PA-99-062 establishes the design concepts and regulations for the
project. Development pursuant to this Site Development Review generally shall conform to the approved plans and
documents available on file in the Department of Community Development. (Some of the times require revisions
as noted in other Conditions herein):
GENERAL CONDITIONS
1. Standard Conditions. The project shall comply with the City of PL, B Through Standard
Dublin Site Development Review (SDR) Standard Conditions Completion
(Attachment B).
2. Term. Approval of the Site Development Review shall be valid for PL On-going Standard
one year from approval by the Planning Commission. If
construction has not commenced by that time, this approval shall be
null and void. The approval period for Site Development Review
may be extended six (6) additional months by the Director of
Community Development upon determination that the Conditions of
Approval remain adequate to assure that the above stated findings of
approval will continue to be met. (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 accordance PL On-going Municipal
with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any Code
violation of the terms or conditions of this approval shall be subject
to citation.
4. Effective Date. SDR approvals shall not become effective until the PL Issuance of Municipal
accompanying Eastern Dublin Specific Plan/Gland Amendment and Grading Code
PD-Planned Development Rezone has become effective. Permits
5. Colors and Materials Board. Applicant shall submit a colors and PW, PL Issuance of Standard
materials board subject to approval of the Director of Community Building
Development to reflect any changes made during project review. Permits
6 Street Names. Street names shall not duplicate any names already PL, PO Approval of Standard
being used in other segments of the City. Street names shall be Improvement
subject to approval of the Director of Community Development and Plans
the Dublin Police Service.
7. i Building Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit twelve (12) sets of construction Building
plans to the Building Department for plan check. Each set of plans Permits
shall have attached an annotated copy of these Conditions of
Approval. The notations shall clearly indicate how alt Conditions of
Approval will or have been complied with. Construction plans will
not be accepted without annotated resolutions attached to each set of
plans. Applicant/Developer will be responsible for obtaining the
approvals of all participating non-City agencies prior to issuance of
building permits.
21
8. Mechanical Equipment. All ducts, meters, transformers, air PL, B Issuance of Standard
conditioning equipment and other mechanical equipment that is on- Building
site or roof mounted shall be screened from view of all public rights Permits
of way. A screening plan shall be submitted for review and approval
by the Community Development Director and Building Official
prior to approval of Building Permit. Said screening plan shall show
that all ducts, meters, air conditioning equipment and other
mechanical and utility equipment shall be effectively screened from
view with materials architecturally compatible with the materials of
the structure.
9. Refuse Collection Areas. The refuse collection areas within the PW, PL Approval of 279
project shall be reviewed by the refuse collection service provider to Improvement MM
ensure that adequate space is provided to accommodate collection Plans Matrix
of refuse from this facility. All trash enclosure areas shall be
constructed with roof coverage or concrete pads. A ten-foot
concrete pad shall be provided outside any trash enclosure area.
10. Streetlights. Streetlights on arterial streets adjacent to the project PW Approval of Standard
shall be the City Standard cobra head luminaires with galvanized Improvement
poles. Standard City cobra head luminaires may be used in this Plans
development. Lights shall be designed so as not to shine into
adjacent windows. A street lighting plan demonstrating compliance
with this condition shall be submitted prior to recordation of the
Final Map and shall be subject to review and approval by the
Director of Public Works.
11. Parking. Applicant/Developer shall provide parking and all PL Completion of Standard
improvements as shown on the Site Plan and Preliminary Landscape Improvements
Plan prepared by RMW Architects and SWA Group, respectively,
dated December 1999, and received by the Dublin Department of
Community Development on March 17, 2000. All parking spaces
shall be double-striped with 4-inch wide stripes set approximately 2
feet apart as shown on the "Typical Parking Striping Detail".
Handicapped, visitor, employee, and compact parking spaces shall
be appropriately identified on the pavement.
12. Bicycle Parking. Bicycle parking shall be provided near the PL, PW Occupancy of Standard
building entries in accordance with the City of Dublin Zoning Any Building
Ordinance and to the satisfaction of the Director of Public Works
LANDSCAPING
13. Final Landscaping and Irrigation Plan. Applicant/Developer PL, PW lssuance of Standard
shall submit a Final Landscaping and Irrigation Plan, conforming to Building
the requirements of Section 8.72.030 of the Zoning Ordinance Permits
(unless otherwise required by this Resolution), stamped and
approved by the Director of Public Works and the Director of
Community Development. The plan should generally conform to the
landscaping plan and must reflect any revised project design shown
on the Site Development Review with a later date.
22
14. Street Trees. Street tree varieties ora minimum 15-gallon size shall PL, PW Plans PW
be planted along all street frontages as shown on the Landscape Approved prior Standard
Plan. Exact tree locations and varieties shall be reviewed and to Issuance of
approved by the Director of Public Works. Trees planted within, or Building
adjacent to, sidewalks or curbs shall be shown on the Landscape Permits/
Plan and submitted to the Public Works Department for review and Installed prior
approval by the Director of Public Works. to Occupancy
of Any
Building
15. Project Signs. The Sybase project shall apply for and receive PL Prior to Standard
approval of a Master Sign Program in accordance with Section Issuance of
8.84.130 of the City of Dublin Zoning Ordinance. Sign Permit
16. Monument Signs. Design of monument signs shall be approved by PL, PW Completion of Standard
the Director of Community Development to assure compatibility Improvements
with design elements of the project and by the Director of Public
Works to assure unobstructed traffic visibility.
17. Backflow Devices. Backflow devices shall be screened from view PL Issuance of Standard
by means of fencing, enclosures, landscaping and/or berms. Building
Permits
18. Standard Plant Material, Irrigation System and Maintenance PL Occupancy of Standard
Agreement. Applicant/Developer shall sign and submit a signed Any Unit
copy of the City of Dublin Standard Plant Material, Irrigation
System and Maintenance Agreement prior to the occupancy of any
units.
STANDARDS
19. Health, Design and Safety Standards. Prior to final approval PW, PL Occupancy o£ Standard
allowing occupancy of any new building, the physical condition of Any Building
the building shall meet minimum health, design, and safety
standards including, but not limited to the following:
a. The streets providing access to the site shall be complete to PL Occupancy of Standard
allow for safe traffic movements to and from the site. Any Building
b. All traffic striping and control signing on streets providing PW Occupancy o£ Standard
access to the site shall be in place. Any Building
c. All street name signs on streets providing access to the homes PL Occupancy of Standard
shall be in place. Any Building
d. Exterior lighting shall be provided for building entrances and PW Occupancy of Standard
shall be of a design and placement so as not to cause glare Affected
onto adjoining properties. Building
e. All repairs to the street, curb, gutter, and sidewalk which may PW Occupancy of Standard
create a hazard shall be completed to the satisfaction of the Any Building
Director of Public Works and any non-hazardous repairs shall
be complete and/or bonded for.
f. Alt buildings shall have an illuminated address number that is PL, PO Occupancy of Standard
clearly visible from the middle of the street. Any Building
23
g. Applicant/Developer shall submit a final lighting plan PL,PO, Plans Approved Standard
(including photometrics) to the Department of Community B, PW prior to
Development and the Dublin Police Services for review and Issuance of
approval. At a minimum, the plan shall include 0.50 candle Building
lighting levels at all doors, 1.0 candle lights at ground level in Permits/
parking lot areas, and lighting fixtures that are a vandal- Lighting
resistant type. Installed prior
to Occupancy
of Any
Building
h. All sewer clean-outs, water meter boxes, and other utility PW Occupancy of Standard
boxes shall be set to grade to the approval of the Director of Any Building
Public Works.
i. The buildings shall have received all necessary inspections B Occupancy of Standard
and have final approval by the Building Department to allow Any Building
occupancy.
j. All fire hydrants in streets providing access to the site shall be F Occupancy of Standard
operable to City and ACFD standards. Any Building
k. All streets providing access to the site shall be improved to an PW, F Occupancy of Standard
adequate width and manner to allow for fire engine Any Building
circulation to the approval of the Director of Public Works
and ACFD.
1. Exterior landscaping shall be kept at a minimal height and PO On-going PO
fullness giving patrol officers and the general public
surveillance capabilities of the area.
m. Applicant/Developer shall provide each entrance of the PO Occupancy of PO
complex with a graphic unit locator director, visible from Any Building
within a vehicle as it enters the complex.
n. Applicant/Developer shall keep the site clear of graffiti PO On-going PO
vandalism on a regular and continuous basis at all times.
Graffiti resistant materials should be used, including
appropriate paints and film for windows and appropriate
glass.
o. Applicant/Developer shall work with the Dublin Police on an PO Plan submitted PO
ongoing basis to establish an effective theft prevention and ~rior to
security program. Applicant/Developer shall submit a security Occupancy of
plan for the site for review and approval by the Dublin Police. Any Building
p. Employee exit doors shall be equipped with 180-degree PO Plan submined PO
viewers if there is not a burglary resistant window panel in he xior to
front door from which to scan the exterior. Occupancy of
Any Building
q. The applicant/developer shall submit a security plan for the PO Prior to PO
site. The plan shall include information regarding: alarm Issuance of
systems (type and location), inventory control measures, key Building Permit
control measures, employee safety and security training
programs
r. Building tenants shall complete a "Business Site Emergency PO Plan submitted PO
Response Card" and deliver to the Police Department. ~rior to
Occupancy of
Any Building
24
ENVIRONMENTAL REVIEW
20. Energy Conservation. Building plans shall demonstrate the PL, PW Issuance of ESDP
incorporation of energy conservation measures into the design, Building E1R MM
construction, and operation of proposed development. Permits 3.4/46.0
21. Conditions, Covenants and Restrictions (CC&R's). Applicant/ PW, PL Approval of Standard
Developer shall update the project Conditions, Covenants and Final Map
Restrictions documents (CC&R's) as necessary to reflect the further
subdivision of parcel 2 of Parcel Map 7580. Applicant/Developer
shall submit the revised project CC&Rs for review and approval by
the Director of Public Works and the Director of Community
Development.
22. Utilities Phasing. Construction of the utilities shall conform to the PW, PL Occupancy of Standard
phasing of construction and access shown on the Master Utility Map Any Building
and Phasing Plan or as directed by the Director of Public Works.
23. Site Plan. Approval of the Tentative Parcel Map is not an approval PL, Ongoing, SDR Standard
of the specific proposed site plan and lot improvements, lot traffic PW, B
circulation system or parking plan, street improvement fronting
each proposed lot. Specific parking layout and site frontage
improvements will be addressed and reviewed as part of the
improvement plan review process for each lot.
24. Utilities. All water, gas, sewer, underground electric power, cable PW Grading Standard
television or telephone lines and storm drain facilities shall be Permit
installed before any paving, curb, gutter or sidewalk is installed or
as approved by the Director of Public Works/City Engineer. Utility
stub connections to property boundaries shall be required unless
: waived by the Director of Public Works/City Engineer in writing.
25. Improvement Plans. The Developer shall prepare Improvement PW Grading Standard
Plans in accordance with the latest City of Dublin Improvement Permit
Plan Review Checklist prepared and filed with the City of Dublin
Public Works Department.
26. Geotechnical Report. Prior to approval of the street improvement PW Grading Standard
plans. Developer shall prepare a Geotechnical Report Permit
recommending necessary street pavement sections, grading
recommendations and compaction requirements for the extension of
Dublin Boulevard, Central Avenue and Arnold Road for review as
required by the City's Grading Ordinance (as a minimum).
27. Landscaping at street intersections shall be such that sight distance PW, Grading Standard
is not obstructed. Except for trees, landscaping shall not be higher PL Permit
than 30 inches above the curb in these areas.
28. The Applicant/Developer shall prepare Landscaping and Irrigation PW, Grading Standard
site plans in accordance with the submitted preliminary plans for PL Permit
review and approval by the Director of Public Works and the
Community Development Director. The proposed design shall be
in accordance with the Eastern Dublin Specific Plan and to the
satisfaction of the Director of Public Works.
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PASSED, APPROVED and ADOPTED this 9th day of May, 2000.
AYES:
NOES:
ABSENT:
ABSTAIN:
Cm. Hughes, Oravetz, Jennings, Johnson, and Musser
Planning Commission Chairperson
ATTEST:
Community Development Director
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ATTACHMENT "A"
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
The following Conditions of Approval (as referenced in the preceding resolution) are standard
Conditions of Approval applicable as required by the Public Works Department for all
development projects within the City of Dublin. Unless modified by referenced conditions in the
preceding resolution, these conditions are assumed to be complied with prior to issuance of
Grading Permit or approval of Improvement Plans.
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100
feet of these materials, shall be halted until a professional Archaeologist who is certified
by the Society of California Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and
suggest appropriate mitigation measures, if they are deemed necessary.
BONDS:
The developed shall provide Performance (100%), labor and material (50%) securities
and a cash monumentation bond to guarantee the installation of subdivision
improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final or
Parcel Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b) All required landscaping shall be installed.
c) An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
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/City Engineer.
d) Photo mylar and , if available, AutoCAD 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.
e) A complete record, including location and elevation of all field density tests, and a
summary of all field and laboratory tests.
0 A declaration by the Project Civil Engineer and Project Geologist that all work was
done in accordance with the recommendations contained in the soil and geologic
investigation reports and the approved plans and specifications.
Upon acceptance of the improvements and receipt of required submittals, the
performance security may be replaced with a maintenance bond that is 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.
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The labor and materials security is released upon acceptance of the improvements,
provided no liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the
top of bank is either the existing break in topography, or a point at the existing ground line
which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the
toe of the slope in the Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to
being deposited to an approved drainage system.
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.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway
approaches.
11. Storm drainage detention facilities shall be designed to contain the 100- year storm
occurrence including 1 foot of freeboard.
12.
In case that the detention basin outlet fails and the basin cannot contain the 100-year
storm, streets must be designed so that the overflow release shall directed to the
subdivision streets and shall be contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area
Design Storm
less that I sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
Ail 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.
14. No buildings or other structures shall be constructed within a storm drain easement.
15.
Developer shall provide "trash racks" where storm drainage improvements intercept
natural drainage channels. An all-weather maintenance road shall be constructed to the
trash racks.
16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with
City Ord. 56-86. These V-ditches shall have a 5% minimum slope.
17.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope.
These ditches shall discharge into natural drainage channels or an adequate storm drain
system.
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18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an
approved drainage channel. The slope on these ditches shall not be less than 5%.
19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
20. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of
the subdrain. There shall be a clean-out at the upper end of all subdrains.
21.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of
Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain
overflow corridor to an approved drainage facilities. This corridor shall be design to
prevent flooding of building pads in case the street inlet is obstructed.
22. Streets designed with sump areas shall have a curb inlet at the Iow spot and two
additional inlets within 50 feet of the Iow area.
23. No drainage shall be directed over slopes.
24. The storm drainage system shall be designed and constructed to the standards and
policies of the City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete
valley gutters or storm drain pipe and shall discharged into an approved drainage facility,
not onto slopes.
26. All public streets shall drain into storm drain systems before being discharged into
established drainage channels.
27.
The 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/City Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other
dust-palliative measures may be used, to control dust, as conditions warrant or as
directed by the Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water
Pollution Prevention Plan (SWPPP) for review 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. The
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. For projects
disturbing less than five (5) acres an erosion control plan shall be submitted with the
grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a land
disturbance greater than five acres, the developer shall provide evidence that a Notice of
Intent (NOI) has been sent to the California State Water Resources Control Board. A
copy of the SWPPP shall be kept at the construction site at all times.
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31.
Between October 1 and April 15 unvegetated graded slopes which drain to desilting
basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes
not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100%
biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each
bench and along the toe of slope. The developer shall be responsible for providing any
addition slope protection which may be needed to prevent silting of natural water courses
and storm drainage facilities.
32. Construction access routes shall be limited to those approved by the Director of Public
Works/City Engineer/City Engineer and shall be shown on the approved grading plan.
33.
Gather all construction debris on daily and place them 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, use tarps on the
ground to collect fallen debris or splatters that could contribute to storm water pollution.
34.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining
the project site daily or as required by the City inspector. During wet weather, avoid
driving vehicles off paved areas.
35. 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.
36.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets
and existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) 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.
37.
Create 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 on the project
site that have the potential for being discharged to the storm drain system. Never clean
machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or
stream. See "Building Maintenance/Remodeling" flyer for more information.
38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39.
Minimize the removal of natural vegetation or ground cover 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 detailed erosion control plan reviewed by the
Director of Public Works/City Engineer/City Engineer and implemented by the contractor.
40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling
and maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Developments:
41.
The project plans shall include storm water pollution prevention measures for the
operation and maintenance of the project for the review and approval of the Director of
Public Works/City Engineer/City Engineer. The project plan shall identify Best
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42.
43.
44.
45.
46.
47.
48.
49.
50.
51.
Management Practices (BMPs) appropriate to the uses conducted on-site to effectively
prohibit the entry of pollutants into storm water runoff.
The project plan BMPs shall also include erosion control measures described in the latest
version of the ABAG Erosion and Sediment Control Handbook or State Construction Best
Management Practices Handbook, to prevent soil, dirt and debris from entering the storm
drain system.
The 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.
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
connections are subject to the review, approval, and conditions of the Dublin-San Ramon
Services District (DSRSD).
All loading dock areas must be designed to minimize "run-on" to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be
drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system.
BMPs should be implemented to prevent potential storm water pollution. Implement
appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control
and spill clean-up.
All metal roofs and roof mounted equipment (including galvanized), shall be coated with a
rust-inhibitive paint.
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 connections
are subject to the review, approval, and conditions of the DSRSD.
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/City Engineer/City
Engineer.
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.
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.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be
required to be installed, on site, 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/City Engineer/City Engineer for review and
approval prior to the issuance of a building permit.
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52.
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 be
conducted in this area. Sanitary connections are subject to the review, approval, and
conditions of the DSRSD.
53.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash
waters should discharge to the sanitary sewer. Sanitary connections are subject to the
review, approval, and conditions of the DSRSD.
54.
Vehicle/Equipment Washers: 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.
55.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from
the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island.
Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff
from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts
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.
56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an
approved methods.
57.
All on-site 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
by the Director of Public Works/City Engineer/City Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures (SWPPP) for
the operation and maintenance of the project subject to the review of the Director of
Public Works/City EngineedCity Engineer. The SWPPP shall identify Best Management
Practices (BMPs) appropriate to residential construction activities conducted on-site to
effectively prohibit the entry of pollutants into storm water runoff.
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from
entering the storm drain system, in accordance with the regulations outlined in the most
current version of the ABAG Erosion and Sediment Control Handbook or State
Construction Best Management Practices Handbook.
60.
The applicant is responsible for ensuring that all contractors, subcontractors, and
suppliers are aware of, and implement, all storm water quality measures and implement
such measures. Failure to comply with the approved construction BMPs will result in the
issuance of correction notices, citations and/or a project stop order.
61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an
approved methods.
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62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a
rust-inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other area
shall drain onto this area. Drains in any wash or recycling area shall not discharge to the
storm drain system. Drains should connect to the sanitary sewer. Sanitary connections
are subject to the review, approval and conditions of the DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the storm
drain system. The car wash area should drain to the sanitary sewer. The area must be
covered and designed to prevent excess rainwater from entering the sanitary sewer.
Contact the local permitting authority and POTW for specific connection and discharge
requirements. If no common car wash area exists, means should be taken to discourage
car washing, e.g., removing hose bibs and installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a
property owners association for the development. The CC&R's shall be subject to the
review and approval of the City Attorney. Where not covered by a landscape and lighting
district, the homeowner's association shall be responsible for implementing all storm
water measures and the maintenance of all private streets, private utilities, and other
common areas and facilities on the site, including all landscaping. Landscaping shall be
designed with efficient irrigation to reduce runoff and promote surface filtration and
minimize the use of fertilizers and pesticides which can contribute to urban runoff
pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67. The minimum width for the private roads with parking on one side shall be 33 feet or as
otherwise approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69. 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/City EngineedCity Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across
private streets where they intersect public streets. No special paving or concrete paving
will be allowed in public streets.
71.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must
be designed to the City of Dublin's standards plans and specifications, policies and
requirements using standard City title block and format. The grading plan design must
based on the approved soil reports. In addition to the civil engineer, a soils engineer must
sign the grading plans. The soils engineer or his technical representative must be present
at all times during grading. All engineering plans must be designed and signed by a
Registered Civil Engineer. Plans are subject to the review and approval of the Director of
Public Works, and after his approval, original mylars or photo mylars with three sets of
blue prints must be submitted to the City.
72.
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%.
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73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer
and approved by the Director of Public Works/City EngineedCity Engineer. 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.
74. All residential building pad elevations must be above the 100-year flood level.
75.
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 floor elevation above
the 100-year flood level.
76.
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 developer or homeowners' association for the periodic inspection and maintenance of
all retaining walls that could possibly affect the public right-of-way.
77. Minimum sight distance for public streets, including intersection sight distance, shall meet
the CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading,
drainage (including size, type and location of drainage facilities both on and off-site) and
erosion and sedimentation control shall be submitted and subject to the review and
approval of the Director of Public Works/City EngineedCity Engineer.
79.
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.
80. The Contractor shall be responsible for acquiring permits required by other agencies.
(Fish & Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor,
etc.) must meet and follow all of the City's requirements and policies, including the Urban
Runoff Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent
property owners for improvements required outside of the subdivision. The easements
and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of
Public Works/City Engineer/City Engineer.
EROSION:
83.
Prior to any grading of the site and filing of the Final Map or 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, both
prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved
by the Director of Public Works/City Engineer/City Engineer. 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
34
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
in place by October 15th and shall be maintained in place until April 15th unless otherwise
allowed in writing by the City Engineer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of
the subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities
both on- and off-site), and erosion and sedimentation control, shall be approved by the
Director of Public Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo mylars
of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin
Public Works Department. Upon completion of construction, the City's mylar shall be
modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A
declaration by a Civil Engineer and Soils Engineer that all work was done under his
supervision and in accordance with recommendations contained in the soils report shall
be submitted to the Public Works Department.
86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private
Storm Drain Easement" shall be dedicated on the final map.
87. Provide an access road and turn around and maintenance easement to storm drainage
detention facilities and trash racks.
88.
A current title report and copies of the recorded deed of all parties having any recorded
title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps
for adjoining properties and easements shall be submitted at the time of the submittal of
the final subdivision maps.
89.
Existing and proposed access and public utility easements shall be submitted for review
and approval by the Director of Public Works/City Engineer/City Engineer prior to
approval of the Final/Parcel Map. These easements shall allow for vehicular and utility
service access.
90.
A 10-foot public service easement (6-foot on residential streets) shall be shown on the
Final/Parcel Map along all street frontages, in addition to all other easements required by
the utility companies or governmental agencies.
91. All street dedications shall include working easements for slope maintenance.
92.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the
centerline of the streets, shall be survey monumented. At least three (3) permanent
benchmarks shall be established. Plats and elevation data shall be provided to the City
in a form acceptable to the Director of Public Works/City EngineedCity Engineer.
FIRE:
93.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue
reflectorized traffic marker shall be epoxied to the center of the paved street opposite
each hydrant.
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94.
All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
developer and conform to all requirements of the applicable provisions of the Standard
Specifications of Dublin San Ramon Services District and Dougherty Regional Fire
Authority. All such work will be subject to the joint field inspection of the Director of
Public Works/City Engineer/City Engineer and Dublin San Ramon Services District.
95.
Fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire
Authority.
96.
The improvement plans must be approved by the Dougherty Regional Fire Authority, as
indicated by their signature on the title sheet.
FRONTAGE IMPROVEMENTS:
97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient
for the approved streets' right-of-way. Improvements shall be made, by the applicant,
along all streets within the development and as required off-site including curb, gutter,
sidewalk, paving, drainage, and work on the existing paving, if necessary, from a
structural or grade continuity standpoint.
FUTURECONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the design
and improvements indicated graphically, or as modified by the Conditions of Approval.
The improvements and design shall include street locations, grades, alignments, and
widths, the design of storm drainage facilities inside and outside the Subdivision, grading
of lots, the boundaries of the Tract, and shall show compliance with City standards for
roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading
plan shall incorporate the recommendations of the soil report. The grading plan shall
conform with the City specifications and ordinances, City policies and the Uniform
Building Code (UBC). In case of conflict between the soil engineer's recommendations
and City ordinances the City Engineer shall determine which shall apply.
100.
Prior to final preparation of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out to property
lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a
manner which will not disturb the street pavement, curb, gutter and sidewalk, when future
service connections or extensions are made. All public and private utilities shall be
undergrounded.
101.
Grading shall be done under the continuous inspection of the Project Soils Engineer.
Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon
its completion, submit a declaration to the Director of Public Works/City Engineer/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and specifications.
Inspections that will satisfy final subdivision map requirements shall be arranged with the
Director of Public Works/City Engineer/City Engineer.
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102.
103.
104.
105.
106.
107.
108.
109.
110.
111.
112.
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 City Director of Public Works/City EngineedCity Engineer as necessary
to insure restoration of the site to a stable and erosion resistant state if the project is
terminated prematurely.
Any grading, stockpiling, storing of equipment or material on adjacent properties will
require written approval of those property owners affected. Copies of the rights-of-entry
shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the
start of work.
Street grades shall be designed and built in accordance with the General Plan, unless
otherwise approved by the Director of Public Works/City Engineer/City Engineer.
The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris.
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 for approved by the Director of Public
Works/City Engineer/City Engineer. 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.
Landslide and erosive areas outlined in the geotechnical investigation report shall be
shown on the improvement/grading plans or plans which are part of
improvement/grading plans. The plans shall show the method for repair of these areas
as stated in the geotechnical investigation.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If
soil must be imported or off-hauled, the Applicant shall submit details as to how it will be
done and routes of travel for the Director of Public Works/City Engineer/City Engineer's
approval.
All unsuitable material found at the site shall be removed from the site or stockpiled for
later use in landscape areas.
Grading within a designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject
to review and approval of the Planning Director and Director of Public Works/City
Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing
the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation
techniques shall be employed to ensure the success of the revegetation. Examples of
enhancements to the revegetation plan include irrigating the young plants, placing top
soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow
root penetration, and planting at a density similar to the native woodlands in the riparian
corridors.
All landslides which effect any structures or roads or other improvements shall be
maintain by Geologic Hazards Abatement District (GHAD). The developer or
homeowners' association are responsible for financing the GHAD. The administration of
the GHAD is to be determined at the Final Map stage.
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113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed
at the bottom of slopes where open space abuts private property.
114. The project civil engineer shall certify that the finished graded building pads are within +
0.1 feet in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability
Act (ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116. 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."
117. All improvements within the public right-of-way, including, curb, gutter, sidewalks,
driveways, paving, and utilities, must be constructed prior to occupancy and in
accordance with approved City Standards and/or Plans.
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119. Complete improvement plans, specifications, and calculations shall be submitted to, and
be approved by, the Director of Public Works/City Engineer/City Engineer and other
affected agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement. Improvement plans shall show the existing and
proposed improvements along adjacent public street(s) and property that relate to the
proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the
City's existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of
Public Works/City EngineedCity Engineer and other affected agencies having jurisdiction
over public improvements prior to execution of the Improvement Agreement.
Improvement plans shall show the existing and proposed improvements along the
adjacent public street and property that relate to the proposed improvements.
122. All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of
the construction cost, shall be submitted to, and be approved by, the City and affected
agencies having jurisdiction over public improvements, prior to execution of the
Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion
control plantings and drainage, erosion and sediment control improvements, shall be the
responsibility of the developer during construction stages and until final improvements are
accepted by the City Council and the securities are released (one year after
improvements are accepted). Thereafter, maintenance shall be the responsibility of a
homeowners' association or individual property owners, in accordance with the project
CC&Rs.
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MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage
facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale
for City mapping purposes.
125. The developer shall be responsible for controlling any rodent, mosquito, or other pest
problem due to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined
by the Director of Public Works/City Engineer/City Engineer.
127.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees, from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an
approval of the City of Dublin or its advisory agency, appeal board, or legislative body
concerning a subdivision, which action is brought within the time period provided for in
Section 66499.37 of the Government Code of the State of California. The City of Dublin
shall promptly notify the developer of any claim, action, or proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall have
attached an annotated copy of the project's conditions of approval. The notations shall
clearly indicate how all conditions of approval will be complied with. Construction plans
will not be accepted without the annotated conditions attached to each set of plans. The
Applicant will be responsible for obtaining the approval of all participating non-City
agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within their
right-of-way or impacting their facilities.
130.
An encroachment permit shall be secured from the Director of Public Works/City
Engineer/City Engineer for any work done within the public right-of-way where this work is
not covered under the improvement plans.
131.
The developer and/or their representatives shall secure all necessary permits for work
including, but not limited to, grading, encroachment, Fish and Game Department, County
Flood Control District, Corps. of Engineers and State water quality permits and show
proof of it to the City of Dublin, Department of Public Works.
132.
Prior to issuance of the grading permit, visually important trees shall be tagged in the
field. After the staking of the daylight lines but prior to the start of grading, protective
fencing shall be installed around the trees, subject to approval of the Director of Public
Works/City Engineer/City Engineer.
NOISE:
133. Construction and grading operations, including the maintenance and warming of
equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve
days and hours beyond the above mentioned days and hours. The developer is
responsible for the additional cost of the Public Works inspectors' overtime.
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134. During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of
public streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be
provided prior to issuance of building permits or prior to recordation of the Final Map or
Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City
Engineer shall review the project's Soils Engineer's structural pavement design. The
developer shall, at his sole expense, make tests of the soil over which the surfacing and
base are to be constructed and furnish the test reports to the Director of Public Works/City
Engineer. The Developer's soils engineer shall determine a preliminary structural design
of the road bed. After rough grading has been completed, the developer shall have soil
tests performed to determine the final design of the road bed. In lieu of these soil tests,
the road may be designed and constructed based on an R-value of 5.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139. The developer shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and
shall be indicated on the Final Map.
141. The Developer shall furnish and install street name signs, in accordance with the
standards of the City of Dublin, bearing such names as are approved by the City. The
developer shall furnish and install traffic safety signs in accordance with the standards of
the City of Dublin.
STREET TREES:
142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages.
Trees shall be planted in accordance with a planting plan, including tree varieties and
locations, approved by the Planning Director and Director of Public Works. Trees planted
within, or adjacent to, sidewalks or curbs shall be provided with root shields.
TRAFFIC:
143. The City of Dublin is currently studying the adoption and implementation of a regional
traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will
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provide for Public Works projects to improve traffic circulation for accommodating new
development within the City. If a regional traffic impact fee ordinance is approved and
enacted prior to issuance of any building permits, the Applicant shall pay its fair share of
this regional traffic impact fee.
144. All new traffic signals shall be interconnected with other new signals within the
development and to the existing City traffic signal system by hard wire. In addition,
conduits with pull ropes shall be installed along the project frontage to accommodate
future extension of the interconnect system. The extent of this work shall be determined
by the Director of Public Works/City EngineedCity Engineer.
145. Multi-family and non-residential facilities shall provide bike racks. In addition commercial
and office centers shall provide car and van pool preferential parking spaces as required
by the Director of Public Works/City Engineer/City Engineer.
146. Non-residential facilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City EngineedCity Engineer.
UTILITIES:
147.
Electrical, gas, telephone, and Cable TV services, shall be provided underground to each
lot in accordance with the City policies and existing ordinances. All utilities shall be
located and provided within public utility easements and sized to meet utility company
standards. All utilities to and within the project shall be undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director
of Public Works/City Engineer with a letter from Dublin San Ramon Services District
(DSRSD) stating that the District has agreed to furnish water and sewer service to each of
the dwelling units and/or lot included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans
as evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the developer
and at no expense to the City.
WATER:
151. Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications. All
material and workmanship for water mains, and appurtenances thereto, must conform
with all of the requirements of the officially adopted Water Code of the District and will be
subject to field inspection by the District.
152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is
know to exist, is proposed, or is located during the course of field operations, must be
properly abandoned, backfilled, or maintained in accordance with applicable groundwater
protection ordinances. For additional information contact Flood Control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the
entire project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use for landscaping
in accordance with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and construct the water and sewer system in accordance with the
DSRSD requirements.
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ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of
Approval.
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