Loading...
HomeMy WebLinkAboutPCReso00-34 PA00-003 Emerald Glen SDR/VTmap/MSP RESOLUTION NO. 00-34 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW, A TENTATIVE PARCEL MAP (No. 7589), AND MASTER SIGN PROGRAM SITE DEVELOPMENT REVIEW FOR PA 00-003, EMERALD GLEN VILLAGE CENTER WHEREAS, the applicant, Shea Properties has requested approval of a Site Development Review for a new 134,025 square foot neighborhood shopping center, 390 multi-family apartment units, surface and structured parking, landscaping and related improvements, a three-parcel Tentative Map and Master Sign Program for Emerald Glen Village Center on approximately 19 acres of land located west of Tassajara Road and north of Dublin Boulevard, within the Eastern Dublin Specific Plan area (APN: 986-0005-028 (a portion), 986-0005- 005); 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, 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 July 11, 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, Tentative Parcel Map and Master Sign Program Site Development Review subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following finding regarding said proposed Tentative Map, Site Development Review and Master Sign Program Site Development Review: 1. The proposed project is consistent with the goals, policies, and implementation measures of the Eastern Dublin Specific Plan, and with the Dublin Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Tentative Map: A. The Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. B. The design and improvements of the Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a mixed-use project involving residential and retail commercial uses in an area designated for this type of development. A traffic study has been completed for the project which concludes that with the recommended conditions of approval and project improvements, the project does not result in any levels of service impacts beyond that acceptable levels according to City Standards, the General Plan and the Eastern Dublin Specific Plan/EIR. C. The Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. D. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. E. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, the standards in the Development Plan, and Conditions of Approval, the design of the subdivision ~vill not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. F. 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 map and title report and has not found any conflicting easements of this nature. G. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD, as required by the Eastern Dublin Specific Plan/EIR. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: A. The approval of this application (PA 00-003), as conditioned, is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance and the design review requiremems of the Eastern Dublin Specific Plan. B. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and with the proposed Planned Development Rezone Provisions and Development Plan for the project which will allow a mixed-use development at this location. C. The approval of this application, as conditioned, is consistent with the requirements of the City of Dublin Zoning Ordinance, including the findings contained in Section 8.104.070.c. D. The approval of this application, as conditioned, is in the best interests of the public health, safety, and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. E. The proposed site development, including the intensity of development, site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development. F. The project has beeh designed with architectural considerations including the character, scale, design quality, the relationship among buildings, building materials and colors, screening of exterior appurtenances and similar elements, have been incorporated into the project and as conditions of approval, to ensure compatibility of this development with the development's design concept and the character of surrounding development. G. Landscape considerations including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elemems combined with conditions of approval have been established to ensure visual relief and an attractive public environment. 2 NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Master Sign Program Site Development Review: A. The approval of this application (PA 00-003) is consistent with the intent/purpose of Section 8- 104 and 8.84.130 (Site Development Review and Master Sign Program) of the Zoning Ordinance. B. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and with the proposed Planned Development Rezone Provisions and Development Plan for Emerald Glen Village Center C. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and the City of Dublin Zoning Ordinance and its provisions regarding Master Sign Programs. E. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and the Eastern Dublin Specific Plan. F. The Master Sign Program (MSP) for Emerald Glen Village Center contributes to an effective and attractive identification of the shopping center, its future tenants and the apartment complex by providing clear, legible and succinct signage that will identify and direct automobile and pedestrian traffic to the site. G. The design quality of the site, improved with this MSP, and the surrounding area will be superior to the quality that would result under the regulations and standards of Section 8.84.110 "Regulations for Wall Signs and Projecting Signs"; and 8.84.120, "Freestanding Sign General Regulations". All existing and proposed signage will conform to the overall design and layout of the shopping center. All signage will correspond well with the building elevations and have been designed to clearly identify the businesses within the shopping center and the apartments. The signs reflect the overall design theme of the site. H. All of the existing and proposed signs have been designed to be compatible with the style and character of the existing improvements on the site and they are well related to each other. I. All existing and proposed signage is visible, legible, does not cause glare or disrupt the flow to pedestrian or vehicular traffic and conforms with the Design Criteria in Section 8.84.060, of the Zoning Ordinance. J. The proposed MSP considered site layout, vehicular access, circulation, parking, setbacks, height, walls, public safety and similar elements to ensure that the MSP design assists in the provision of a desirable environment for the shopping center and residential development. K. 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 MSP, where appropriate, in order to insure the compatibility of the wall signs and freestanding signs with the design concept of Emerald Glen Village Center and the character of adjacent buildings and uses. NOW, THEREFORE BE IT FURTHER RESOLVED THAT the Dublin Planning Commission hereby conditionally approved the Site Development Review PA 00-003, to develop a new 134, 025 square foot neighborhood shopping center, 390 multi-family apartment units, surface and structured parking, landscaping and related improvements as generally depicted by materials labeled Exhibit A-2, as well as color elevations and color and materials board stamped "approved" and on file with in the Dublin Planning Department. This approval shall conform generally to the Site Development Plan prepared by SGPA Architects, Architects Orange and David Gates & Associates dated received by the City of Dublin Planning Department on June 13, 2000, labeled Exhibit A-2, unless otherwise modified by the Conditions of Approval, below. Further the Dublin Planning Commission approves the Tentative Parcel Map 7589, PA 00-003, to subdivide approximately 19 acres of land into three smaller parcels of approximately .97 acres, 9.5 acres and 8.2 acres respectively, and street dedication of 1.2 acres. This approval shall conform generally to the Tentative Parcel Map prepared by 3 Brian Kangas Foulk received by the Planning Department on May 31, 2000, consisting of three sheets labeled Attachment 4 stamped "approved" and on file with the City of Dublin Planning Department, unless modified by the following Conditions of Approval. Further the Planning Commission approves the Master Sign Program Site Development Review for Emerald Glen Village Center, as generally depicted by materials labeled Attachment 6 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 any building and shall be subiect to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Planning, {PO1 Police, ([PW] Public Works, [ADM] administration, [FIN] Finance, [PCS] Parks and Community Services. IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda Count'/Flood Control and Water Conservation District Zone 7. The following abbreviations apply in the "When Req 'd" column: BLDG/Prior to issuance ora building permit; IMP~prior to approval of engineering improvement plans: AIMP/prior to acceptance of improvements;Ongoing/throughout project; GRAD/prior to issuance of grading permit; OCCTprior to occupancy of any building; FM/prior to Final Map; Various/Various times, but no later than Issuance of Building Permits'. TENTATIVE MAP GENE~ CONDITIONS 1. Standard Conditions of ApProval. The PW, PL, BLDG Standard Developer/Applicant shall comply with all PO applicable City of Dublin Site Development Review Standard Conditions, City of Dublin Public Works Standard Public Works Conditions (Attachment A to this document) and the City of Dublin Non-Residential and Residential Security Requirements. In the event of conflict between any of these conditions and the attached Conditions, these Conditions shall prevail. 2. Parcel Map 7355 Conditions of Approval. PL, PW Ongoing PL, PW Applicant/Developer shall comply with the Conditions of Approval for the Tentative Parcel Map No. 7355 (PA-98-061). In the event of conflict between the Tentative Parcel Map Conditions of Approval and these Conditions, these conditions shall prevail. 3. Development Agreement/Expiration. The PL BLDG EDSP approval of this mixed-use development shall be predicated upon and pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. The Development Agreement must be effective prior to issuance of building permits. 4. Action Programs/Mitigation Measures. The PL Ongoing EDSP Developer/Applicant shall comply with all applicable action programs/mitigation measures of the Eastern Dublin Specific Plan and General Plan Amendment Mitigation Monitoring Plan approved by the City Council on May 3, 1993, relating to the improvements of the project site and site-specific Mitigation Measures identified in the Mitigated Negative Declaration prepared for the project. 5. Fees. Applicant/Developer shall pay all Various Various Standard applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, Traffic Impact fees, Fire Impact fees; Noise Mitigation fees, Inclusionary 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 Various Various Standard comply with the City of Dublin Zoning Ordinance and obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality 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 B Ongoing Standard construction shall conform to all building codes and ordinances in effect at the time of building permit. 8. Ordinances/GeneralPlan/Policies. The PW, PL, B Ongoing Standard Developer/Applicant shall comply with, meet, and/or perform all requirements of the City of Dublin Zoning Ordinance, City of Dublin Municipal Code, the City of Dublin General Plan, the Eastern Dublin Specific Plan, City of Dublin Standard Conditions of Approval, Building Code and Ordinances, Public Works Policies and City grading ordinance unless certain Public Works requirements are modified by the Director of Public Works. 5 9. Improvement Agreement/Plans. PW IMP Standard Applicant/Developer shall enter into an Improvement Agreement with the City for all public improvements prior to issuance of Grading/Site Improvement 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 improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. Installation of required public improvements shall be guaranteed by security bonds or other approved security in a form acceptable to the City. 10. Conditions of Approval. In submitting PW GRAD Standard subsequent plans for review and approval, Developer/Applicant shall submit six (6) sets of plans to the Public Works Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. 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. 11. Phase 1 and Phase 2 Environmental PL, PW GRAD EDSP Assessment Studies. Applicant/Developer shall Matrix supply the Director of Community Development 289 and Public Works Department with a copy of the 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. 12. Preconstruction Survey. Applicant/Developer PL, PW GRAD EDSP shall comply with all Eastern Dublin Specific Matrix: Plan EIR mitigation measures for mitigating 217, 222, potentially significant plant and animal species 223,224, impacts. Within 60 days prior to any habitat 225,226, modification, Applicant/Developer shall submit 229, 230 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 of Community Development. 13. Archaeology- Should any prehistoric or historic PW, PL, B GRAD, EDSP artifacts be exposed during excavation and BLDG matrix: construction operations, the Department of 248,249, Community Development shall be notified and 251,252, work shall cease immediately until an 253 archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 14. Rodenticides and Herbicides. The use of PL GRAD EDSP rodenticides and herbicides within the project Matrix: area shall be performed in cooperation with and 221 under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. DEDICATIONS AND IMPROVEMENTS 15. Public Utility Easements. PW FM Standard Applicant/Developer shall dedicate Public Utility Easements per requirements of the Director of 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 10-foot wide Public Service Easement (PSE) along the Tassajara Road and Dublin Boulevard frontages where no P.S.E. currently exists, to the satisfaction of the Director of Public Works. Applicant/Developer shall also dedicate traffic signal detector loop easements for any loops outside of the public right-of-way. 16. Abandonment of Easements and Right of PW FM PW Ways. ApplicanffDeveloper or current landowner shall obtain an abandonment from all applicable public agencies of existing easements and right-of-ways not to be continued in use. 17. Storm Drain Easement, Water Easement, PW FM PW Sewer Easement, Common Area Easement, Ingress/Egress and 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, Pedestrian Access Easements and Public Service Easements over each parcel in favor of the other parcels located within this project as deemed necessary by the Director of Public Works. The project final map or the project CC&R's shall reflect these easements and shall be reviewed and approved by the Director of Public Works prior to recording. 18. 1-580 Eastbound Off-ramp at Santa PW When PW Rita/Tassajara Road Exit. If not secured by a determined freeway interchange improvement agreement by the Director of between contributing developers and the City, Public The Director of Public Works shall determine Works when the eastbound off-ramp from 1-580 at the Santa Rita/Tassajara Road exit shall be widened to provide one exclusive through lane and two left-turn lanes (with the existing free right-turn remaining). [n 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. 19. Decorative Paving. Applicant/Developer shall PW OCC PW not construct decorative pavement within City right-of-way unless otherwise approved by the Director of Public Works. The type of decorative pavers and pavement across entrances to all private drives shall be constructed to the satisfaction of the Director of Public Works. 20. Decorative Paving Plan. Where decorative paving is installed, a Decorative Paving Detail shall be prepared to the satisfaction of the Director of Public Works. Pre-formed traffic signal loops shall be used under the decorative paving. Where possible, irrigation laterals shall no be placed under the decorative paving. Maintenance costs of all decorative paving shall be included in a landscape and maintenance of the shopping Center by the current landowner of the shopping Center project. Additional Left-Turn Lane and Right-Turn Lane at Westbound Approach on Pimlico Drive. If not secured by a freeway interchange improvement agreement between other developers and the City, The Director of Public Works shall determine when the westbound approach on Pimlico Drive will need to provide a second left-turn lane and a second right-turn lane. 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 shall be completed immediately point where the Level of Service E ,f Public Works may these improvements are not needed in conjunction with this project. PW When determined by the Director of Public Works PW l0 22. Dublin Boulevard/Dougherty Road PW When PW Intersection Improvement. The determined Applicant/Developer shall be responsible for by the the project fair share contribution towards the Director of Public City Capital improvements project for the Works following improvements to the Dublin Blvd. and Dougherty Road intersection: a. Eastbound Dublin Boulevard, a second exclusive right-turn lane to Southbound Dougherty Road. b. Northbound Dougherty Road, a third through lane and an 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. Southbound Dougherty Road, exclusive right-turn to west bound Dublin Boulevard. e. 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. 23. Site Plan. Applicant / Developer shall install PW OCC PW all site improvements in the location and geometrics shown in the approved site plan prepared by SGPA Architects and Architects Orange dated received on June 13, 2000 by the Planning Department and Tentative Parcel Map 7589 prepared by Brian Kangas Foulk. 24. Tassajara Road Widening. The west side of PW IMP and PW Tassajara Road along the project frontage shall Construct be widened by the Developer/Applicant to prior to create an additional 18' outside travel lane, Occupancy and 13' streetscape from face of curb to property line per geometry shown on the Tassajara Precise Alignment plans prepared by MacKay and Somps dated: Sept. 30 1999. The Developer's/Applicant's work will include construction of the project frontage curb to the ultimate curb configuration and grade, including a 100' southbound right-turn lane with a 90' approach taper at the intersection with "The Avenue," modified pavement markings and signs as required, and all streetscape frontage improvements. The pavement structural section for the widened street shall be based on a T.I. of 10, and an R- value determined from a geotechnical analysis of the underlying soils. 25. Fire/Emergency Access. Applicant/Developer PW, F GRAD & Standard shall provide adequate access for fire and other BLDG emergency vehicles per Alameda County Fire Department (ACFD) standard requirements. Drive aisles shall be designed for fire and other emergency vehicles to conveniently pass through (20-foot minimum lane width) 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. 26. Sidewalks. Applicant/Developer shall PW OCC PW construct a minimum 5-foot wide sidewalk monolithic with the existing curb and gutter for Glynnis Rose Drive (Park Drive) along the project frontage. The applicant/developer shall construct a 6-foot wide separated sidewalk with an 7-foot wide planter strip measured from face of curb along the Tassajara Road frontage. The applicant/developer shall construct an 8-foot wide separated sidewalk with a 6-foot wide planter strip measured from face of curb along the Dublin Boulevard frontage. The applicant/developer shall construct a 5-foot wide separated sidewalk with an 8-foot wide planter strip measured from face of curb along the Central Parkway frontage. If portions of the sidewalks encroach onto the private parcel, then public access easements shall be dedicated across the encroachment area. 12 27. Improvements along Project Street PW IMP PW Frontage. If not previously constructed by another development, Applicant / Developer shall construct all street frontage improvements, including all pavement, curb, gutter, sidewalk, storm drainage, center median, median landscaping, parkway landscaping (from curb to Right of way), fire hydrants, street signage and striping, street lighting along Central Parkway, Dublin Blvd., Glynnis Rose Drive (Park Drive) and Tassajara Road from existing improvement where the development fronts these streets to right of way in conformance with the referenced Site Development Review Documents and to the satisfaction of the Director of Public Works. Applicant / Developer shall be responsible for transitioning proposed improvements to match existing improvements in accordance to City of Dublin Standard Plans, specifications, and guidelines to the satisfaction of the Director of Public Works. 28. Disabled Access Requirements. An PW IMP PW accessible pedestrian route shall be provided between each primary building entrance and the public sidewalk, and between each primary building entrance and the disabled parking stalls designated to serve that building. The accessible route and all ramps shall comply with all current State disabled access requirements and City of Dublin Standards. DRAINAGE/GRADING 29. Eastern Dublin Drainage Master Plan. The PW GRAD PW on-site storm drainage shall comply with the Eastern Dublin Santa Rita Property Drainage Master Plan Study prepared by Brian Kangas Foulk, dated October 1998. 30. Drainage. Drainage shall be designed in PW GRAD PW accordance with the criteria established in the Standard Public Works Criteria attached hereto as Attachment "A". The Developer shall 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 and that 1.25' minimum of freeboard is provided at each storm water inlet as measured from top of curb to hydraulic grade line. All grading improvement plans shall be reviewed and approved by the Director of Public Works prior to start of any grading. Refer to the Hydrology and Hydraulics Criteria Summary published by Alameda County for all related design criteria. 13 31. Mitigation Measures/Drainage Impacts. PW BLDG PW ApplicanffDeveloper shall demonstrate to the satisfaction of 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. STORM WATER/POLLUTION 32. Water Quality Requirements. All development PW OCC EDS? shall meet the water quality requirements of the City of Dublin's National Pollution Discharge Elimination System (NPDES) permit and the Alameda County Urban Runoff Clean Water Program. The site design shall include some type of permanent filtration system for all storm drain inlets within the paved areas to prevent hydrocarbons and other petroleum-based contaminants from entering the public storm drain system. Installation details shall be included on the plans. In addition, all storm water inlets shall be stenciled "No Dumping- Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 951 Turner Court, Hay~vard, California. 33. Erosion Control Measures. The PW GRAD EDSP Developer/Applicant shall install erosion control measures in all areas of the site during construction between October 1 and April 15 to the satisfaction of the Director of Public Works. A plan for erosion control shall be prepared and submitted for approval by the Public Works Director. All erosion control measures shall be in accordance with the latest standards of the Regional Water Quality Control Board Manual of Sediment Control. 34. Best Management Practices. PW GRAD EDSP Developer/Applicant shall demonstrate to the Director of Public Works that the project development meets the requirements of the City of Dublin's "Best Management Practices" to mitigate storm water pollution. The applicant shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and shall obtain a notice of intent (NOI) from the State Water Resources Control Board. UTILITIES 14 35. Joint Utility Tenches/Undergrounding/Utility PW, PL IMP, STD Plans. Applicant/Developer shall construct all OCC, joint utility trenches (such as electric, telephone, BLDG cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be underground in designated landscape areas within the public right-of-way or public service easements unless otherwise approved by the Directors of Community Development and Public Works. Utility plans showing the location of all proposed utilities (including vaults, transformers, raceways, and other appurtenances) shall be reviewed and approved by the Director of Public Works and Director of Community Development. Location of surface or aboveground utility features shall be shown on the Final Landscaping and Irrigation Plan and screened from view. Applicant/Developer shall install 2-3 inch conduits and related pull boxes (spaced 500'max.) for specific City purposes in all joint trenches along the project frontages of Central Parkway and Tassajara Road. 36. Utility Installation. All water, gas, sewer, PW OCC Standard underground electric power, cable television or telephone lines, and storm drain facilities shall be installed before any paving, curb, gutter or sidewalk is installed, or as approved by the Director of Public Works. Utility stub connections to building pads shall be required unless waived by the Director of Public/City Engineer in writing. 37. Underground utilities. The PW, PL IMP Standard Developer/Applicant shall construct all underground utilities to the project buildings in accordance with the governing utility agency and the Director of Public Works. 38. Screening above-ground utilities. The PL, PW BLDG Standard Developer/Applicant shall screen any aboveground utilities that can not be underground, such as the back flow prevention devices to the satisfaction of the Director of Public Works and the Community Development Director. SOLID WASTE/RECYCLING 39. Solid Waste/Recycling. Applicant/Developer ADM On-going EDSP shall comply with the City's solid waste Matrix, management and recycling requirements. 103, 104, 105,279 40. Refuse Collection. The refuse collection areas PL OCC EDSP within the project shall be reviewed by the refuse Matrix collection service provider to ensure that 279 adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents and tenants within this project. All collection areas should be screened from public view. COVEN~S~ CONDITIONS & RESTRICTIONS 41. Covenants, Conditions and Restrictions PL, PW FM PL, PW (CC&Rs). If determined necessary by the Directors of Community Development and Public Works a Covenants, Conditions and Restrictions (CC&Rs) shall be established for this development. The CC&Rs shall be approved by the Directors of Community Development and 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 all 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 OCCUPANCY PLAN 42. Phased Occupancy Plan. If occupancy of each PL, B BLDG Standard building is requested to occur in phases, then all physical improvements within each phase shall be required to be completed prior to occupancy of buildings within that phase except for items 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 ora bond for the value of the deferred landscaping and associated improvements. PARKS 43. Public Facilities Fee. Applicant/Developer shall PCS BLDG Standard pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 60-99, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. 44. Dedication. The amount of the "Community PCS FM EDSP Parks, Land and "Neighborhood Parks, Land" dedication for the project is 3.90 acres. The Developer shall satisfy the dedication obligation as follows: County shall convey to City in fee simple 3.90 acres of land for the City Park located east of Tassajara Creek (Emerald Glen Park). The exact location of the land to be conveyed shall be determined by the City. The conveyance of 3.90 acres by the County shall satisfy the developers obligation under the Dublin Municipal Code Chapter 9.28 (City's Quimby Act Ordinance) for community park land and neighborhood park land and shall be a credit against the portion of the Public Facilities Fee for the Project for "Community Parks, Land" and "Neighborhood Parks, Land" 17 LANDSCAPING 45. Landscape and Irrigation Plans (for Public PW, PL IMP Standard Right-of-Way). The Applicant/Developer shall prepare Landscaping and Irrigation Plans for review and 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 Directors of Public Works and Community Development. The landscape improvements within the public right of way along the Tassajara Road, Central Parkway, and Dublin Boulevard frontages will be maintained by the City of Dublin via Assessment District 97-1. Unless approved by the Director of Public Works, the three areas of future landscape maintenance responsibilities shall be separately water metered. a. Island medians on Central Parkway, Tassajara Road and Dublin Boulevard. b. Frontage landscaping on Tassajara Road, Central Parkway, and Dublin Boulevard with in the maintenance District boundary. c. All privately maintained frontage along Glynnis Rose Drive (Park Drive). 46. Landscaping. Applicant/Developer shall PW, PL OCC Standard construct all landscaping within the site and along the project frontage from the face of curb to the site right-of-way to the design and specifications of the Eastern Dublin Specific Plan, the City of Dublin Streetscape compatible Master Plans and City of Dublin specifications, and to the satisfaction of the Director of Public Works. Street tree varieties of a minimum 24" box 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 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. 47. Annexation to Assessment District. PL IMP PL The parcel known as the I.N.S. Site (5132 O.R. 1, AB 656698) shall be annexed into Assessment District 97-1 to provide for maintenance of the public right of way landscaping along the I.N.S. site frontages to the satisfaction of the Director of Public Works. LIGHTING 48. Streetlights and Yard lights. Streetlights on PW IMP Standard arterial streets adjacent to the project shall be the City Standard cobra head luminars with galvanized poles. Standard City cobra head luminars may be used with in this development. Private yard lights shall be of the type so as not to directly shine into adjacent resident windows both in and out side this project. TRAFFIC AND CIRCULATION 49. Developer shall comply with Section 7.5 PW IMP EDSP (Circulation System) of the final "Eastern Dublin Specific Plan" dated January 7, 1994, and project site traffic studies, prepared by TJKM Transportation Consultants for traffic related street improvements and lane configurations, unless specified other~visc in these conditions of approval or the project's development agreement. 50. Traffic Signals At Tassajara Road and The PW OCC Traffic Avenue Intersection. ApplicanffDeveloper shall Study be responsible for installation of traffic signals at the intersections of Tassajara Road and the main driveway into the site known as "The Avenue" to the satisfaction of the Director of Public Works. An opening in the existing median island on Tassajara Road shall be created with a 200' left turn lane plus 90' approach taper for access to The Avenue. The design of the signal, median opening, and left turn lane shall be consistent with the recommendations of A Traffic Study for the Proposed Emerald Glen Village Apartments Development prepared by TJKM dated March 20, 2000, and as required by the Public Works Director. Said traffic signal shall temporarily serve the three-legged intersection, but shall be designed to accommodate a fourth leg and future signal phases to serve a future driveway entrance into the Dublin Land Company parcel on the east side of Tassajara Road. All traffic signal poles and other signal features shall be placed in their ultimate location for a future right-of-way width of 166' on Tassajara Road. The design of the signal shall also allow interconnection for coordinated phasing with all existing and proposed signals along Tassajara Road. Special design and fabrication of the signal pole mast arms will be required because of the long lengths required to span Tassajara Road. The work associated with the intersection improvements shall also include all signs and pavement markings necessary to create a functional intersection 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 Tassajara Road to the satisfaction of the Director of Public Works. Applicant/Developer may be reimbursed for not more than 50% of the cost of installation of the traffic signal from developer of the Dublin Land Company parcel when he develops his parcel and constructs the fourth leg of the intersection.. 51. Traffic Signal at Arnold Road and Central PW ! OCC Traffic Parkway. If not previously constructed or Study bonded by another development, Applicant / Developer shall be responsible for installation of traffic signal at the intersection of Arnold Road and Central Parkway. 20 52. Modification of Existing Traffic Signal at PW ©CC PW Dublin Boulevard and Tassajara Road Intersection. If not previously constructed by another development, Applicant/Developer shall modify the existing traffic signal at the intersection of' Dublin Boulevard and Tassajara Road to accommodate the intersection widening of both Dublin Boulevard and Tassajara Road. The new signal shall be designed to I accommodate future widening of Tassajara Road I to six lanes and three northbound left turn lanes and double southbound left and right turn lanes. The signal shall accommodate an easterly six lane extension of Dublin Boulevard including eastbound double left and double right turn lanes. 53. Traffic Signal at Central Parkway and PW At Final PW Glynnis Rose Drive Intersection. Parcel Map Applicant/Developer shall install the traffic signal at the intersection of Central Parkway and Glynnis Rose Drive (Park Drive) as approved by the Director of Public Works. In the event that the parcel one of map 7355 develops or a city park is constructed, the Applicant/Developer shall receive TIF credits for 50% of the cost of traffic signal by the proposed development or City. 54. Traffic Signal at Tassajara Road and Central PW OCC PW Parkway Intersection (Per PM 7355). If not constructed by or bonded for a another developer, the Applicant/Developer shall be responsible for installation of a traffic signal at the intersection of Tassajara Road and Central Parkway. The signal shall be designed to accommodate future six lane widening of Tassajara Road and an easterly four lane extension of Central Parkway, as defined by the Director of Public Works. Said traffic signal shall temporarily serve the three-legged intersection, but shall be designed to accommodate a fourth leg and future signal phases to serve the future extension of Central Parkway, east of Tassajara Road. All traffic signal poles and other signal features shall be placed in their ultimate Iocation for a future Tassajara Road right-of-way width of 166'. The design of the signal shall also allow interconnection for coordinated phasing with all existing and proposed signals along Tassajara Road and Central Parkway. Special design and fabrication of the signal pole mast arms will be required because of the long lengths required to span Tassajara Road. The work associated with the intersection improvements shall also include all signs and pavement markings necessary to create a functional intersection. 21 55. Traffic Signal at Hibernia Drive and Central PW OCC PW Parkway. If not constructed by another development, Applicant/Developer shall be responsible for installation of a traffic signal at the intersection of Hibernia Drive and Central Parkway. 56. ~outhern Driveway Entrance on Tassalara PW OCC PW Road. The driveway access from Tassajara Road immediately south of Building "R4" shall be designated as an entrance only; no vehicle exiting at this driveway will be allowed. Appropriate signs and pavement markings shall be provided to the satisfaction of the Director of Public Works. 57. Right-Turn Lane on Dublin Boulevard. The PW IMP PW Applicant/Developer shall construct a 12' wide by a 100' long westbound right-turn lane with a 90' approach taper on Dublin Boulevard at the driveway entrance to the site to the satisfaction of the Director of Public Works. 58. Parking Bays on Central Parkway. On-street PW IMP PW parking bays may occupy portions of the 8'-wide planter strip along the Central Parkway frontage between Glynnis Rose (Park) Drive and the driveway entrance into the residential parking structure. Said parking bays must provide parallel parking stalls that are 8'-wide by 22'- long minimum, with appropriate transition curbs to al low convenient access into and out of each stall. The design of said parking bays shall be consistent with the streetscape developed for the neighboring Dublin Greene (Toll Brothers) development immediately west of the project site and to the satisfaction of the Director of Public Works. 59. On-Street Parking. The exact number of on- PW IMP PW street parking spaces available on Glynnis Rose (Park) Drive and Central Parkway shall be determined by the Director of Public Works during review of the improvement plans 60. Right-turn in, Right-turn out Driveways. The PW IMP PW driveways into the residential parking structure on Central Parkway, into the Leasing/Recreation Building parking lot on Tassajara Road, into the parking field south of Building "RI" on Glynnis Rose (Park) Drive, and into the Moving Van aisle between Buildings "1" and "5" on Glynnis Rose (Park) Drive shall be designated right-turn in, right-turn out access only as shown on site plan prepared by SGPA Architects and Architects Orange dated received on June 13, 2000 by the Planning Department. Appropriate signs and pavement markings shall be provided to assure safe vehicle access at these driveway locations to the satisfaction of the Director of Public Works. 22 61. Glynnis Rose Drive. The street formerly as PW, PL IMP, BLDG PW, PL Park Drive has been named Glynnis Rose Drive per Resolution No. 86-00 adopted by the City Council on 6/06/00. Please assure that all documents submitted for this project accurately reflect the new street name. 62. Access and Circulation. The development PW BLDG PW should be designed to provide adequate sight distance within the development in accordance with City Ordinances and guidelines. The site should be designed to provide at least a clear distance of 30-feet between any City street intersection and internal intersections or parking stalls within the site. Stop signs should be installed at all non-signalized access points exiting the project to the satisfaction of the Director of Public Works. 63. Damage/Repairs. The Developer shall repair all PW OCC PW damaged existing street, curb, and gutter along project street frontages namely Dublin Boulevard, Central Parkway and Glynnis Rose Drive (Park Drive) as a result of construction activities to the satisfaction of the Director of Public Works. EMERGENCY SERVICES 64. ACFD Rules, Regulations and Standards. F BLDG EDSP Applicant/Developer shall comply with all Matrix 74 Alameda County Fire Services (ACFD) rules, regulations and standards, including minimum standards for emergency access roads and payment of applicable fees, including City of Dublin Fire Impact Fees. 65. Fire Hydrants. The Developer shall construct F, PW OCC Fire, PW all new fire hydrants to City and Alameda County Fire Department standards. Fire hydrants in commercial and residential apartment projects shall be spaced every 300 feet. Fire hydrants may be required to be placed at closer intervals to conform to street intersections or unusual street curvatures as defined by Alameda County Fire Department Fire Marshall. The Applicant/Developer shall install all fire hydrants required to be constructed along all project frontage in public right of ways surrounding the site. 66. Fire Conditions. Developer shalI comply with F GRAD/ Standard all conditions of the Alameda County Fire gLDG Department (ACFD), including: 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 and emergency vehicle access shall be identified in the plan and approved by the ACFD prior to installation. 23 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. e. Prior to the delivery of any combustible material storage on the site or vertical construction, water supply, and emergency vehicle access shall be installed and sufficient water storage and pressure shall be available at the site to the satisfaction of the ACFD. f. lmprovemenffBuilding Plans may be subject to revision following review. ALAMEDA CO~TY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 67. Wells. Any water wells, cathodic protection Zone 7 GRAD Standard wells or exploratory borings shown on the map that are known to exist, are proposed or are located during field operations without a 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. 68. Salt Mitigation. Recycled water projects must Zone 7, Ongoing EDSP meet any applicable salt mitigation requirements PW Matrix of Zone 7. 171 69. Requirements and Fees. Applicant/Developer Zone 7, BLDG Standard shall comply with all Alameda County Flood PW Control and Water Conservation District-Zone 7 Flood Control requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 70. Infrastructure. The location and siting of PL, PW IMP EDSP project specific wastewater, storm drain, Matrix, recycled water, and potable water system 39, 40 infrastructure shall be consistent with the resource management policies of the Eastern Dublin Specific Plan. 71. Construction by Applicant/Developer. All DSRSD AIMP Standard onsite potable and recycled water and wastewater pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 24 72. DSRSD Water Facilities. Water facilities must DSRSD AIMP DSRSD be connected to the DSRSD or other approved water system, and must be 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 BLDG DSRSD improvement plans shall be submitted to DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities." all applicable DSRSD Master Plans and all DSRSD policies. b. Ail mains shall be sized to provide sufficient capacity IMP DSRSD to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to IMP DSRSD DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case-by-case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria and final plans and 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 IMP DSRSD tracts or commercial developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRDS Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to BLDG DSRSD be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. fi Prior to the approval by the City of a grading permit or GRAD DSRSD a site development permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. g. All easement dedications for DSRSD facilities shall be FM DSRSD by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. 25 h. Prior to approval by the City for Recordation, the Final FM DSRSD Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions. i. Prior to issuance by the City of any building permit, all BLDG DSRSD utility connections fees, plan check fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and scheduled established in the DSRSD Code. j. Prior to issuance by the City of any building permit, all BLDG DSRSD improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to 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 BLDG DSRSD unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition i have been satisfied. 1. The applicant shall hold DSRSD, its Board of On-going DSRSD Directors, 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 IMP DSRSD Water Use Zone (Ord. 280), which calls for installation of recycled water irrigation systems to allow for future use of recycled water for approved 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 IMP DSRSD the District for compliance with District and Dept. of Health Services requirements for recycled water irrigation design. Irrigation plans shall not be approved by the City until review and approval thereof by the City is confirmed. 26 o. The applicant shall coordinate with the District and IMP DSRSD Alameda County Fire Department on required fire flows. The present interim water system is capable if providing a maximum of 3,500 gallons per 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. CONSTRUCTION ACTI¥ITITY 73. Construction Noise Management Program/ PL, PW GRAD EDSP Construction Impact Reduction Plan Matrix Developer/Applicant shall conform to the 263,264 following Construction Noise Management Program/Construction Impact Reduction Plan. Construction shall be conducted so as to minimize the impacts of the construction on the existing community. The following measures shall be taken to minimize construction impacts: 27 licant shall obtain permits for oversized and/or overweight construction loads coming to and leaving from the site. If soil is to be imported or exported from the site, a haul route plan shall be submitted to the City for review and approval. Off-site truck traffic shall be routed as directly as practical to and from the freeway (1-580) to the job Site. Construction traffic may be subject to specific routing, as determined by the Director of Public Works, in order to minimize construction interference with regional non-project traffic movement. Developer/Applicant shall ensure that areas undergoing grading and all other construction activity are watered at regular intervals, and/or other dust control measures are used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Recycled or other non-potable water resources shall be used where feasible. Construction equipment shall not be left idling while not in use. All construction equipment shall be fitted with noise muffling devises Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. Further, 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 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 charging the costs of such clean-up to Applicant/Developer. Excavation haul trucks shall use tarpaulins or other effective covers. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. Buildings shall be constructed in phases such that most of the construction traffic can be routed into the project without traveling in front of existing buildings that are occupied. During construction, pedestrian access shall be provided from public streets to building entrances as required by the Director of Public Works. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: Inactive portions of the construction site should be seeded and watered until grass growth is evident. Require that all portions of the site be sufficiently watered to prevent excessive amounts of dust. On-site vehicle speed shall be limited to 15 mph. 28 Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. Construction interference with regional non-project traffic shall be minimized by: Scheduling receipt of construction materials to non-peak travel periods. Routing construction traffic through areas of least impact sensitivity. Routing construction traffic to minimize construction interference with regional non-project traffic movement. Limiting lane closures and detours to off-peak travel periods. Providing ride-share incentives for contractor and subcontractor personnel. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low-emissions tune-ups. During 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. 74. Will-Serve Letter. The developer/applicant shall PW IMP Standard provide documentation in the form of will-serve letters stating that water, sewer, electric, gas, telephone and refuse collection service will be provided to Emerald Glen Village Center by the appropriate utility/service companies to the satisfaction of the Director of Public Works. 75. Temporary construction fencing. The use of B, PW, BLDG Standard any temporary construction fencing shall be PO subject to the review and approval of the Public Works Director, Dublin Police Services and the Building Official. Security lighting and patrols shall be employed as necessary. 76. Hours of operation. Construction and grading PW On-going Standard operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. MISCELLANEOI, JS 77. Waiver of Right to Protest. Applicant/Developer PL, ADM OCC EDSP waives any right to protest the inclusion of the Matrix 17 property or any portion of it in a Landscape and Lighting Assessment District or similar assessment district, and further waives any right to protest the annual assessment for that District. 29 78. Removal of Obstructions. The PW GRAD Standard Applicant/Developer shall remove ali trees, including major root systems, and other utility obstructions from building sites that are necessary for public improvements or for public safety as directed by the Director of Public Works. 79. Hold Harmless/Indemnification - PL, ADM Ongoing Standard Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning the Tentative Map or Site Development Review to the extent such actions are brought within the time period required in 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. 80. Inclusionary Housing. Applicant / Developer PL FM shall comply with the provisions of the City Inclusionary Zoning Regulations through the approval and execution of an Affordable Housing Agreement prior to Final Map approval. In accordance with the lnclusionary Zoning Regulations, the applicant/developer shall either provide 19 inclusionary housing units available to very low, Iow and moderate income households as part of the development or pay Inclusionary Housing In-Lieu Fee in the amount in effect at the time of building permit issuance or otherwise demonstrate to the City how alternate methods will meet the requirements of the Inclusionary Zoning Ordinance. 81. Final Geotechnical Report. Applicant/Developer PW Grading Standard shall prepare a Geotechnical Investigation Report Permit covering the project site for review by the City, and (as a minimum) shall design the grading plan based the recommendations outlined in said Report, on the plans and notes for the project, and as required by the City's Grading Ordinance. SITE DEVELOPMENT REVIEW This Site Development Review approval for PA-00-003 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 unless modified by the following conditions. 30 GENERAL CONDITIONS Approval. Except as specially modified elsewhere PA 00-003 Emerald Glen Village Center, Site Development Review is approved for the construction of 134,025 square foot commercial neighborhood shopping center, 390 unit apartment complex, surface and structured parking, landscaping and related improvements. This approval shall generally conform to the plans labeled Exhibit A-2 consisting of 45 sheets, prepared by SGPA Architects & Planners, Architects and Brian Kangas Foulk and David Gates & Associates, dated received by the Planning Department on June 13, 2000 as we}l as color elevations and color and materials board, stamped approved and on file with the Planning Department. Effective Date. The Site Development Review shall not become effective until the proposed Planned Development Rezone has become effective. Term. Approval of this Site Development Review shall be valid for one year, until July 11, 2001. If construction has not commenced by that time, this approval shall be null and void. The approval period for this Site Development Review may be extended six (6) additional months (Applicant must submit a written request for the extension prior to the expiration date of the permit) by the Community Development Director upon the determination that the conditions of approval remain adequate to assure that the above stated findings of approval will continue to be met. Modifications. Modifications or changes to this approval design, layout and colors of the building may be considered by the Community Development Director, if the modifications or changes proposed comply with Section 8.104.100 and 8.100.080, of the Zoning Ordinance. Revocation. The SDR will be revocable for cause in accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. PL PL PL PL ?L Ongoing Ongoing On-going Ongoing On-going Standard Standard Standard Municipal Code 6. Building Permits. To apply for building B BLDG Standard permits, Applicant/Developer shall submit twelve (12) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without 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. 7. Plans. All plans shall be fully dimensioned B, PL, PW IMP, Standard (including building elevations) accurately drawn BLDG (depicting all existing and proposed conditions on site), and prepared and signed by a licensed civil engineer, architect or landscape architect. The site plan, landscape plan and details shall be consistent with each other. 8. Permit Issuance. Permits for the primary PL BLDG commercial buildings (M1 and M2) shall be issued prior to the issuance of permits for the third residential building. 9. Public Art. Any public art placed in the project PL On-going Standard shall conform with the requirements of the City of Dublin Public Art Policy and shall be approved prior to completion of the shopping center. 10. Meters. All meters mounted on buildings shall PL BLDG be screened from view with either a trellis structure or some other method to be approved by the Planning Department. 1 l. Mechanical Equipment. All ducts, meters, PL, B BLDG Standard transformers, air conditioning equipment and other mechanical equipment that is on-site or roof mounted shall be screened from view of all public rights 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 buildings or if ground-mounted by landscaping. 12. Secondary Tower Element at Building M-1. PL BLDG PL The Secondary tower element at building M- 1 shall be constructed with 'Stained Wood Wall Brackets' (Exterior Material Legend, #8, sheet A2.0) to match proposed brackets on adjacent towers. 32 13. M-2 Building Faq:ade. The parapet of the PL BLDG PL northern most building facade of building M~2 shall be articulated to match all other parapet details. 'Accent tiles' (Exterior Material Legend, #7, sheet A2.0) shall be placed between the parapet and wall band to add architectural interest. 14. Masonry walls. All masonry walls, including PL BLDG PL screen walls shall have cap details compatible with the architectural details of the development subject to review and approval of the Director of Community Development. 15. Screen Wall. The screen wall at the rear of PL BLDG PL Building R-2 shall be constructed with 'Stained Wood Trellis (Exterior Material Legend, #9, sheet A2.0) to match proposed screen wall at rear of building M-2. 16. Parking Structure Elevations. The PL BLDG PL applicant/developer shall submit an elevation detail of the parking structure visible between buildings 5 and 1. The parking structure shall complement the architectural design (colors and materials) of the project. 17. Trash/Transformer Enclosures. All trash PL BLDG Standard enclosure areas shall be constructed with roof coverage and concrete pads. A ten-foot by twenty-foot concrete pad shall be provided outside any trash enclosure area. The design and architectural treatment of the enclosures shall match the design theme of the project, building finish and color. Enclosure doors shall be solid (not see through) and painted to match the adjacent walls. 18. Overall Site Parking. Applicant/Developer PL, PW IMP, Standard shall provide parking and all improvements as BLDG shown on the Site Plans and Preliminary landscape Plans (Exhibit A-2) prepared by SGPA Architects and David Gates & Associates, dated received by the Dublin Planning Department on June 13, 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. The developer shall provide a minimum I-foot wide raised curb or equivalent on landscape fingers and islands adjacent to parking stalls to facilitate pedestrian access. All landscape planters within the parking area shall maintain a five (5) foot curb radius. The width of any parking stall within the parking structure adjacent to a wall shall be adequate to accommodate the swing of a car door. 19. Residential Parking. Applicant/Developer shall PL GRAD Municipal provide residential parking for the project in Code compliance with the City's Parking Regulations. 33 20. Bicycle Parking. Bicycle parking shall be PL, PW BLDG Municipal provided near the building entries where there is Code adequate lighting and can be surveilled by the occupants. One bicycle rack shall be provided for each 40 parking spaces in the commercial parking lot and one bicycle storage space per dwelling unit in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Directors of Public Works and Community Development. 21. Scored Concrete. Scored concrete shall be PL IMP, PL installed at the drive aisle intersection between BLDG buildings K1 and R-3 to emphasize the pedestrian crossing and slow internal traffic. 22. Noise. The building permit plans shall PL BLDG IS/MND incorporate the noise mitigation measures identified in the Mitigated Negative Declaration prepared for the project to bring interior noise levels to under 45dBA and exterior noise levels to 67dB at ground floor patios and 66dBA or lower at upper floor patios and to minimize noise impacts generated by mechanical equipment. The construction plans shall be signed by an acoustical consultant 23. Noise/nuisances. The Developer/Applicant shall PL, PO Ongoing IS/MND ensure that the mitigation measures identified in Standard the Mitigated Negative Declaration regarding hours of deliveries/loading operations and trash collection be enforced to minimize noise impacts affecting residents. In addition, The Developer/Applicant shall control all activities on the site so as not to create a nuisance to the existing or surrounding businesses or residents. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. 24. Maintenance. The Developer/Applicant shall PL Ongoing Standard be responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. The Applicant shall be responsible for cleaning up and disposing of tenant/occupant generated trash and litter on-site and off-site in the neighborhood. 25. Accessory structures. The use of any detached PL, B, F Ongoing Standard accessory structures, such as storage sheds or trailer/container units, used for storage or for any other purpose, shall not be allowed on the site at any time. Outdoor vehicle parking and/or storage, including the storage of materials or equipment of any kind are prohibited. 26. Fire Conditions. Developer shall comply with F BLDG Standard all conditions of the Alameda County Fire Department (ACFD), including: 34 a. A fire Sprinkler System shall be installed. Plans and BLGD calculations shall be submitted to the fire department for review and approval prior to installation. A permit for the system installation shall be applied for and fees paid prior to installation. Sprinkler systems serving more than 100 heads shall be monitored by an approved central station, U.L. listed and certified for fire alarm monitoring. A copy of the U.L. listing shall be submitted to ACFD prior to scheduling the final test system. (Refer to UFC, 1994, Sec. 1003.3 as amended). b. Portable fire extinguishers shall be installed in BLGD accordance with the Uniform Fire Code, and/or State Fire Code. Provide at least one 2A 10BC portable fire extinguisher for each 3000 square feet of floor area. Travel distance to an extinguisher shall not exceed 75 feet of travel distance and shall not be between floors. (Refer to UFC, 1994, Sec. 1002.1) c. Elevators must conform to the provisions of Chapter 30 BLGD of the CFC 1998. The Fire Department strongly recommends that at least one elevator be ora size that will accommodate one gurney and three attendants. d. Signage is required for Fire Sprinkler Riser, Fire Alarm BLGD Room/Panel, Electric Room/Panel, Roof Access and any location that may require access during an emergency. e. A Knox key lock system is required. Applications are BLGD available from ACFD, City Hall, Dublin. Please return the completed application with the building plans when you submit for a permit or prior to final inspection for occupancy. (CFC Section 902.4) f. Approved numbers or addresses shall be placed on afl OCC new buildings. The address shall be positioned as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Individual suite numbers shall be permanently posted on the main entrance doors or tenant spaces. (CFC, 1998, Sec. 901.4.4). If rear doors to tenant spaces are installed, they shall include the numerical address corresponding to the address on the front of the building. g. Separate plans and calculations shall be submitted for BLGD the Fire Sprinkler System and Standpipe, Fire Alarm, Fire Underground and Fire Hydrants both on and off site. 27. Police Security Conditions. Developer shall PO BLDG Standard comply with all conditions of the Dublin Police Services, including: a. Developer/Applicant shall comply with all applicable Ongoing City of Dublin Residential and Non-Residential Security Requirements (Municipal Code 7.32.230 Section 1020) b. Exterior landscaping shall be kept at a minimal height Ongoing and fullness giving patrol officers and the general public surveillance capabilities of the area. 35 c. Applicant/Developer shall provide each entrance of the BLGD residential complex and at the "Emergency/Garbage Access" on the west side of the project with an easy to read lighted directory and map, visible from within a vehicle as it enters the complex. d. Applicant/Developer shall keep the site clear of graffiti Ongoing 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. e. Applicant/Developer shall work with the Dublin Police Ongoing on an ongoing basis to establish an effective theft prevention and security program. Applicant/Developer shall submit a security plan for the site for review and approval by the Dublin Police. f. Addressing and building numbers shall be visible and OCC legible from street or road fronting the property and from all approaches to the building. g. All entrances to the parking areas shall be posted with OCC appropriate signs per Sec. 22658(a) of the California Vehicle Code, to assist in removing vehicles at the property owner's/manager's request. h. The parking structure shall be secure and controlled by BLDG electronically controlled gates and security screens over ventilation spaces to prohibit access by unauthorized persons. Access to interior areas of the complex and buildings shall be key or card key controlled. Any additional fences or areas, such as the swimming pool, shall be master keyed to only allow access by residents. i. Commercial tenants shall complete a "Business Site OCC Emergency Response Card" and deliver to the Police Department. 28. Lighting Plan/Isochart. The PL, B, PO BLDG Standard Developer/Applicant shall prepare a Lighting Isochart to the satisfaction of the Director of Public Works and Director of Community Development. Exterior lighting shall be provided within the parking lot and on the building and shall be ora design and placement (directed downwards) so as not to cause glare or unwanted overspill onto adjoining properties or adjacent roads. Lighting used after daylight hours shall be adequate to provide for security needs. Exterior lighting shall be provided around the perimeters of the buildings and in the parking areas. All lighting fixtures shall be ora vandal- resistant type. Lighting poles shall be of an appropriate height and scale subject to the approval by the Community Development Director. The Dublin Police Services and the Community Development Department prior to the issuance ora building permit shall approve a final lighting plan. 36 29. Final Landscaping and Irrigation Plan. PL, PW BLDG PL Applicant/Developer shall submit a Final detailed Landscaping and Irrigation Plan (at 1" = 20'), which shall be subject to review and approval by the Director of Community Development and the Director of Public Works prior to the issuance of any building permit. Landscaping shall be chosen for its compatibility with recycled water. The Final Landscape Plan shall be generally consistent with the submitted preliminary plans and shall show the following: a. Location, size and number of all proposed plants and trees. A combination of 15-gallon and 24" box trees shall be used to provide more immediate effect. b. Location of all utilities, monument signs, outdoor seating areas, light features, berms, paths, fencing, furniture details and any water features / fountains and items denoted as 'corner marker by architect' or 'sculpture/seating corner treatment' on submitted plans. c. Lighting plan including pedestrian level, security and parking lot lighting. d. Landscape plantings to adequately screen the view of the service area from Glynnis Rose (Park) Drive and Building 4 shall consist of dense, fast growing appropriately spaced vertical trees and groundcover. e. Landscape plantings of base of buildings and trellises for visual relief and to provide an attractive retail environment. f. Enhanced landscaping at building P-1 and R-4 adjacent to Tassajara Road and Dublin Boulevard to minimize hardscape and provide an attractive environment. g. All enclosures shall be designed with adjacent planter strips to allow for the landscaping of enclosure walls. 30. Additional Landscaping. Due to the lack of PL BLDG, PL specifics shown on the submitted landscape OCC plans, the Community Development Director may require additional landscaping to be shown on the final landscape plan prior to the issuance ora building permit or require the installation of additional landscaping prior to occupancy of any building to provide additional shade, visual relief and an attractive environment for the public. 31. Landscape Features. Any landscape features PL BLDG PL including water features/fountains and items denoted on the submitted plans as 'corner marker by architect' or 'sculpture/seating corner treatment' shall be shown on the Final Landscape Plan. The applicant/developer shall submit plans including elevation details, color & materials for approval by the Community Development Director prior to the issuance of ~ any building permit for the Emerald Glen Village Center. 37 32. Cart Corral Areas. Any proposed cart corral PL IMP, PL areas within the parking lot shall be shown on BLDG the improvement/building plans. Cart collection areas shall not displace any landscaped areas shown on the submitted plans. 33. Lighting. Lighting in landscaped areas PL, PW BLDG Standard throughout the project shall be subject to review and approval of the City's Landscape Architect, Planning and Public Works Departments, in consideration of lES standards for lighting in public areas. 34. Obstruction. Landscaping shall not obstruct the PL, PW Ongoing Standard sight distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at drive aisle intersections shall not be taller than thirty (30) inches above the curb. 35. Backflow Devices. Backflow devices shall be PL BLDG Standard Standard screened from view by means of fencing, enclosures, landscaping and/or berms. 36. Standard Plant Material, Irrigation System PL OCC Standard and Maintenance Agreement. Applicant/Developer shall sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. 37. Odors. To minimize the impact of objectionable PL BLDG Standard odors to residential occupants of the project, commercial tenants involving grocery, restaurant and other food uses shall install appropriate ventilation and/or scrubbers. 38. Housing and Employment Monitoring FIN OCC EDSP System. Prior to opening for business, each Matrix: 4K business shall provide a list to the City of the number, type and salary level of employees for the business in order for the City to implement the required housing and employment monitoring system required by the Easter Dublin Specific Plan. 39. LAVTA Developer/Applicant shall provide bus PW OCC EDSP passes for employees per LAVTA requirements. Matrix STANDARDS 40. Health, Design and Safety Standards. Prior to PW, PL OCC Standard final approval allowing occupancy o£ any new building, the physical condition of thc 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 PL be complete to allow for safe traffic movements to and from the site. b. All traffic striping and control signing on PW streets providing access to the site shall be in place. c. All street name signs on streets providing PL access to the homes shall be in place. 38 d. Exterior lighting shall be provided for PW building entrances and shall be ora design and placement so as not to cause glare onto adjoining properties. e. All repairs to the street, curb, gutter, and PW sidewalk which may create a hazard shall be completed to the satisfaction of the Director of Public Works and any non- hazardous repairs shall be complete and/or bonded for. h. All sewer clean-outs, water meter boxes, PW and other utility boxes shall be set to grade to the approval of the Director of Public Works. i. The buildings shall have received all B necessary inspections and have final approval by the Building Department to allow occupancy. j. All fire hydrants in streets providing access F to the site shall be operable to City and ACFD standards. k. All streets providing access to the site shall PW, F be improved to an adequate width and manner to allow for fire engine circulation to the approval of the Director of Public Works and ACFD. 41. Energy Conservation. Building plans shall PL, PW BLDG ESDP demonstrate the incorporation of energy Matrix conservation measures into the design, 3.4/46.0 construction, and operation of proposed development. 39 MASTER SIGN PROGRAM SITE DEVELOPMENT REVIEW This Master Sign Program Site Development Review approval for PA-00-003 establishes the design concepts and regulations for Signage for Emerald Glen Village Center. Development pursuant to this Site Development Review generally shall conform to the approved plans and docnments available on file in the Department of Comm unity Development unless modified by the following conditions : GENERAL CONDITIONS Approval. All signage shall comply with the provisions established in this Master Sign Program (Attachment 6 to the staff report) approval. Modifications to the adopted master Sign Program and/or to the specific conditions stated, may be considered by the Zoning Administrator upon application for a Sign Site Development Review pursuant to Section 8.84.130 "Site Development Review" Minor modifications to the Master Sign Program, may apply for a Site Development Review Waiver under the provisions of Section 8.104 of the Zoning Ordinance. PL Ongoing Standard Effective Date. The Site Development Review PL Ongoing Standard shall not become effective until the proposed Planned Development Rezone has become effective. PL On-going Standard PL Signs not included in Master Sign Program. All signs not specifically provided for or prohibited in Attachment 6 shall be governed by the provisions of the City's Zoning Ordinance. On-going Tenant's obligation.The tenant's obligation to conform to the approved Master Sign Program shall be incorporated into the individual tenant lease agreements as a binding requirement. Standard Building Codes. The Applicant shall comply B BLDG Standard with all applicable regulations and requirements of the Uniform Building Code and the State of California, Title 24 provisions. PL Ongoing Standard Tenant Signs. If tenants or tenant signs change, all mounting holes from previous tenant signs shall be repaired and walls repainted prior to mounting the new signs. If the use or tenant space ceases to operate for (90) ninety days, the tenant signs shall be removed and mounting holes and walls shall be repaired and repainted. Ongoing PL Signs. Any vehicles with signage shall be parked as close as practical to the business it serves. Said vehicles cannot be parked adjacent to the Dublin Boulevard, Tassajara Road, or Glynnis Rose (Park) Drive frontages or on the public street. Vehicles with signage shall be used in the normal course of business and shall not be used as a sign platform or for the sole purpose of attracting people to a place of business. Standard 4O 8. Maintenance. All signs shown in Attachment 6, PL Ongoing Standard shall be well-maintained in an attractive manner and in accordance with the approved plans. Any indirect light fixtures used to illuminate any signage shall be glare-shielded. 9. Violation. This approval shall be subject to PL Ongoing Standard Zoning Investigator review and determination as to compliance with the conditions of approval. Any violation of the terms or conditions of this permit may be subject to the issuance of a citation. 10. Revocation. This Master Sign Program/Sign Site PL Ongoing Standard Development Review approval shall be revocable for cause in accordance with Section 8-96.1 of the Dublin Zoning Ordinance PASSED, APPROVED and ADOPTED this 11 th day of July, 2000. AYES: NOES: ABSENT: ATTEST: Community Development Director 41