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HomeMy WebLinkAboutPCReso 98-51 PA98-047 Koll Ctr Tmap/SDR RESOLUTION NO. 98-51 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE TENTATIVE PARCEL MAP AND SITE DEVELOPMENT REVIEW FOR PA 98-047 THE KOLL DUBLIN CORPORATE CENTER (Tract No. ) WHEREAS, Jonathon Winslow, for the Koll Development Company, LLC, has requested approval of a PD Rezone, Vesting Tentative Map, and Site Development Review to design a corporate center including four office buildings (596,704 square feet total), and future hotel (85,000 square feet) and retail (14,000 square feet) components; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the proposed project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addendum dated August 22, 1994 (the "EIR"), and that no additional significant impacts are expected and no new mitigation measures are needed; and WHEREAS, the Planning Commission did hold a public hearing on said application on November 10, 1998; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Tentative Map and Site Development Review, subject to conditions, and recommend City Council approval of the Planned Development Rezone; and WHEREAS, a Development Agreement will be approved prior to recordation of Final Map for the project as required by the conditions of approval of the Eastern Dublin Specific Plan; 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 and 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: ordinances. The Tentative Map is consistent with the intent of applicable subdivision regulations and related EXHIBIT B 2. 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 commercial/office project in an area designated for Campus Office/General Commercial (GC/CO). 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. 3. 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. 4. 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. 5. 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 will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. 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. 7. 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: 1. The approval of this application (PA 98-047), as conditioned, is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. 2. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and the Planned Development Rezone Provisions and Development Plan for the project which allow for office, hotel, and retail development at this location. 3. 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. 4. 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. 5. The proposed Site development, including 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. The project has been designed with architectural considerations (including the character, scale, 2 design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure compatibility among building designs, the character of adjacent uses, and the requirements of public service agencies. 7. Landscape elements (including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elements) combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map and Site Development Review for PA 98-047, Koll Dublin Corporate Center, subject to the following Conditions of Approval and subject to City Council approval of the proposed Planned Development Rezone/Development Plan, and Development Agreement. This approval shall conform generally to the Development Plan, Tentative Map, and Site Development Review plans dated October 30, 1998, and attached as Exhibit A-1 to the Planned Development Resolution, including the Vesting Tentative Map Tract No. 7064, except as modified by the Conditions of Approval contained below. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning (Community Development Department), [BI Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [F1N] Finance, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. TENTATIVE MAP NO, CONDITION TEXT RESPON, ~N SOURCE AGENCY ~Q~D Prior to: ONS l. 1 Standard Conditions of Approval. Applicant/Developer PW Approval of Standard shall comply with all applicable City of Dublin Standard Improvement Public Works Criteria (Attachment A). In the event of a Plans through conflict between the Standard Public Works Criteria completion conditions and these Conditions, these conditions shall prevail. 1.2 Development Agreement/Expiration. Approval of this PW, PL On-going Standard/ Tentative Map shall be predicated upon and pursuant to the Municipal terms set forth in the Development Agreement to be Code approved by the City of Dublin. The Map shall expire at the standard time of two and one half (2 ½) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 1.3 Building Codes and Ordinances. All project construction B Through Standard shall conform to ali building codes and ordinances in effect Completion at the time of building permit. NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 1.4 Action Programs/Mitigation Measures. PL Approval of Standard Applicant/Developer shall comply with all applicable action Improvement programs and mitigation measures of the Final Eastern Plans through Dublin Specific Plan Environmental Impact Report (EIR) completion that have not been made specific Conditions of Approval. 1.5 Ordinances/General Plan/Policies. The Developer shall PW, PL Issuance of Standard/ comply with all of the requirements of the Subdivision Map Building PW Act, City of Dublin Subdivision Ordinance, City of Dublin Permits Zoning Ordinance adopted September 1997, the City of Dublin General Plan, the Eastern Dublin Specific Plan, Public Works Policies and City grading ordinance. Applicant/Developer shall meet or perform all of the requirements of the approved Tentative Map for the project prior to City Council acceptance of offers of dedication 1.7 Infrastructure. The location and siting of project specific PL, PW Approval of 39, 40 wastewater, storm drain, recycled water, and potable water Improvement MM system infrastructure shall be consistent with the resource Plans Matrix management policies of the Eastern Dublin Specific Plan. 1.8 Title Reports/Deeds. A current title report and copies of PW Approval of Standard the recorded deed of all parties having any recorded title Final Map interest in the property to be divided, copies of the deeds, and the Final Maps for adjoining properties and easements shall be submitted as deemed necessary by the Director of Public Works. 1.9 Document Preparation. The improvement plans for this PW Approval of Standard Tentative Map (including Improvement Plans, Grading Improvement Plans, and subdivision maps) shall be prepared, designed, Plans and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats. Minimum lettering size on all plans submitted shall be. 10 inch minimum. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 2.1 Grading Plans. Grading plan designs must be based on PW Issuance of Standard approved soils reports, soils engineers recommendations and Grading recommendations by the Director of Public Works. In Permit addition to the civil engineer, a soil engineer must sign the grading plans. The soil engineer or his technical representative must be present at all times during grading. 2.2 Eastern Dublin Santa Rita Drainage Master Study. PW Submitted prior Standard Applicant/Developer shall comply with drainage flows and to issuance of Grading Permit; areas of the Updated Santa Rita Drainage Master Plan Study approval prior to (prepared by Brian Kangas Foulk, October 1998). occupancy NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY ~Q'D Prior to: 2.3 Drainage Analysis. Applicant/Developer submit to the PW Issuance of Standard Director of Public Works for review and approval a drainage Grading Permit analysis of the project site and the Caltrans drainage ditch located downstream for both the 15-year and 100-year storm events. The detailed drainage study shall consist of final storm water design calculations of all proposed storm drain improvements giving drainage flows, pipe sizes, slopes, depths, and pipe cover and shall be prepared by a licensed professional engineer in California 2.4 Site Drainage. All Drainage shall be in accordance with the PW Issuance of Standard criteria established in the Standard Public Works Criteria Grading attached hereto as Attachment "A". All grading and Permit drainage improvement plans shall be reviewed and approved by the Director of Public Works prior to start of any grading. 2.5 Finished Floor Elevation. The finished floor elevation of PW Issuance of Standard the lowest building pad must be one foot above 100-year Grading flood levels. Permit 2.6 Retaining Walls. Where finish grade of this property is in PW Issuance of Standard excess of twenty-four (24) inches higher or lower than the Building abutting property or adjacent lots within the subdivision, a Permit concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and shall be measured from the top of grade on the higher side of the retaining wall or slope. Landscaping shall be installed around all retaining walls in order to soften grade transitions to the satisfaction of the Directors of Public Works and Community Development Departments. 2.7 Required Drainage Permits. If offsite drainage PW, CO, Issuance of Standard improvements are required the Applicant/Developer shall Zone 7 Grading obtain the required permits from Alameda County, Zone 7, Permit and Caltrans to construct needed drainage improvements. 2.8 Geotechnical Investigation Report. Applicant/Developer PW Issuance of Standard shall prepare a Geotechnical Investigation Report covering Grading the project site for review by the City, and (as a minimum) Permit 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. 2.9 Drainage Fees. This project is subject to the payment of PW, Zone Issuance of Standard drainage fees through the City of Dublin to Alameda County 7 Grading Flood Control District, Zone 7. Permit 2.10 Overland Drainage. The site drainage and grading shall be PW Issuance of Standard designed to provide an overland drainage release route from Grading all site inlets to Tassajara Road to the satisfaction of the Permit Director of Public Works. 3.1 Dedication of Streets. If not dedicated by another PW Approval of PW applicant, Applicant/Developer shall dedicate to the City of Final Map Dublin for public street uses the following proposed streets: Dublin Blvd., North south court located to the west project that ends to a cul-de-sac ,Tassajara Road as shown on the approved Tentative Map 7250 and "Precise Plans of Eastern Dublin Santa Rita Area" prepared by Brian Kangas Foulk dated July 30, 1998. 3.2 INS Property ROW Dedications. Applicant / Developer PW Prior to Site shall obtain by purchase or agreement from the Federal Acceptance Review Government the INS property ( 5132or 1 AB 63698) located of Street directly north of the project as shown approved tentative improvement map 7250 the needed right of way dedications for the s widening of Dublin Blvd. (81 ') and Tassajara Road (104') as shown on the said "Precise plans of Eastern Dublin Santa Rita Area" prepared by Brain Kangas Foulk. In the event the right of way dedication can not be obtained when the improvements need to constructed, the Applicant / Developer shall agree to pay for the City's Costs for acquiring the right of way through condemnation. 3.3 Easement dedications. The applicant / Developer shall PW Final Map Standard dedicate on Final Map 7064 all needed emergency vehicle access easements (EVAE) on lots 1-8 from each adjacent public streets to all fire access roads surrounding the site buildings as defined by Alameda County Fire Department and the Director of Public Works. The applicant/developer shall also dedicate reciprocal access, parking, common driveway, drainage, ingress and egress and other needed utility easements on lots 1-8 as defined and approved by the Director of Public Works and DSRSD. 3.4 Drainage Easements. The Applicant/Developer shall PW Final Map Standard dedicate any needed public drainage easements over public storm drain lines and structures located on private property in order to connect proposed street drainage system into the existing storm drainage system located in Tassajara Road. 3.5 Dedication of Park & Ride Lot, The Applicant / Developer PW Final Map Standard shall dedicate Lot 8 to the City of Dublin for the use as a Park & Ride lot as shown on the approved site plan and Tentative Map 7064. The Applicant / Developer shall grant to the City of Dublin public access, drainage, egress and ingress from Dublin Blvd, Tassajara Road and the north- south court to the PrOPosed Park & Ride lot as defined by the Director of Public Works. 3.6 Dedication of Creek Parcel. The Developer / Applicant PW Prior to Final Standard shall dedicate to Zone 7 parcel C on Final Tract Map 7233 Map (Creek parcel from 1-580 to Dublin Blvd.). The Developer / Applicant shall also dedicate and improve a 20' wide Emergency Vehicle Access easement to the City of Dublin along the access road on both sides of Tassajara Creek to the satisfaction of ACFD and the Director of Public Works. 3.7 Dedication of PSE. If not previously dedicated, The PW Prior to Standard Developer / Applicant shall dedicate a 10' public utility recordation of service easement (PSE) behind the right of way on south Final Map. side of the Dublin Blvd and a 8' PSE shall be dedicated on the north side of Dublin Blvd. A 10 PSE shall be dedicated on both sides of North South court and the east side of Tassajara Road along the project frontage. 3.8 Abandonment of existing non-use easements. The PW Prior to Standard Applicant/Developer shall obtain the abandonment of all recordation of applicable existing easements that are not currently being Final Map. used on the proposed site to the satisfaction of the Director of Public Works. 4i0 vmROV 4.1 Detailed Improvement Plans. All detailed site and off-site PW Issuance of Standard improvement plans and construction documents specified in Building this project conditions of approval shall be prepared by a Permit registered engineer in California and will be will be reviewed and approved by the Director of Public Works prior to construction. 4.2 Final Layout and Design of Streets. Final layout and PW Issuance of Standard design of the site including location and configuration of Grading and parking, striping, curbs, sidewalks, drive aisles, driveway Building entrances, park in ride lot and fire access shall be in Permits. conformance to the approved project site plan completed by Hoover Associates dated 8/26/98 or as defined by the ACFD and Director of Public Works. 4.3 Improvement Agreement/Plans. Applicant/Developer PW Approval of Standard/ shall enter into an Tract Improvement Agreement and bond Improvement for all offsite and site improvements prior to construction in Plans accordance with City guidelines. Complete improvement plans, specifications, and design calculations shall be submitted to and approved by the Director of Public Works and other affected agencies having jurisdiction over such public improvements prior to execution of the Tract Improvement Agreement. 4.4 Front Sidewalks and Landscape strip. The Applicant PW Occupancy of Standard /Developer shall construct all sidewalks and landscape strips Any Building along the project frontage from the face of curb to the right of way as shown on the site plan, landscape plan and East Dublin Specific Plan to the satisfaction of the Directors of the Public Works & Community Development Departments. Perimeter landscaping for the entire site, consisting of trees and turf/groundcover at a minimum, shall be installed with the first phase of construction. Construction of frontage landscaping and sidewalks in public right of way of adjacent developments shall be the responsibility of that adjacent developer. 4.5 Location of Improvements/Configuration of right-of- PW Occupancy of Standard way. All public sidewalks, handicap ramps, or other street Any Building improvements in the curb return area shall be located within the public right-of-way. Applicant/Developer shall show on the Final Map that the right-of-way at all public street curb returns is a straight line starting from the beginning of the curb return extending to the end of the curb return. The location of improvements and configuration of right-of-way shall be approved by the Director of Public Works prior to construction. 4.6 Handicap Ramps. All handicap ramps shall comply with PW Completion of Standard all current Federal and State ADA requirements be Improvements constructed in accordance to City of Dublin Standard plans or as defined by the Director of Public Works. 4.7 Improvements Constructed Prior to Occupancy. All PW Occupancy of Standard improvements within the public right-of-way (including First Building curb, gutter, sidewalks, driveways, paving, landscaping and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works and only after the Subdivision Development Agreement has been approved and required bonds and fees have been delivered to the City. 4.8 Removal of Obstructions. The Applicant/Developer shall PW Issuance of Standard remove all trees including major root systems and other Certificate of obstructions from building sites that are necessary for public Occupancy improvements or for public safety as directed soils engineer and by the Director of Public Works. 4.9 East Entrance. The Developer / Applicant shall construct PW Occupancy of Standard the east entrance from Tassajara Road with a minimum of First Building two 12' westbound and one 12' eastbound lanes shown on the approved site plan prepared by Hoover Associates dated 8/26/98. The transitions from the entrance lanes to a two way entrance main drive aisle shall be constructed in accordance to Caltrans design standards for 25 miles per hour and to the satisfaction of the Director of Public works. 4.10 Park & Ride Lot. The Developer / Applicant shall dedicate PW Occupancy of Standard and construct a 190 parking stall "Park &Ride" lot to the first Building satisfaction of the Director of Public Works as shown approved site plan completed by Hoover Associate dated 8/26/98. Included in the construction of the Park & Ride lot is the installation of a minimum 60' long LAVTA bus stop. The Developer / Applicant shall differentiate the park & ride parking and bus stop from the rest of the site parking by the placement of directional and identification signs. This Park & Ride lot is included the East Dublin traffic impact fee list of improvements the Developer / Applicant will receive credit towards the project traffic impact fees for construction. 4.11 Park & Ride Signage. The Developer / Applicant shall PW Occupancy of Standard provide signing for directing patrons into the Park & Ride First Building lot from the 1-580 offramps, Tassajara Road, Dublin Blvd. as well as inside the site parking lot. The Park & Ride lot area shall also be signed at each access point informing motorists of the restriction on the number of available stalls. The limit of the of the Park & Ride parking area shall be adequately signed to the satisfaction of the Director of Public Works. 4.12 Phasing Plan. If the project is to be phased, the Developer / PW Occupancy of Standard Applicant shall submit a phasing plan to the Director of First Building Public works for review and approval showing that each building being constructed has adequate parking, access, traffic circulation, fire access, drainage per the City Zoning and grading ordinance. The unimproved portions of the site shall be hydoseeded and graded to drain in appropriate drainage structures with adequate erosion control protection and to be maintained by the Developer until such time that the improvements are constructed. 4.13 Decorative Paving. Applicant/Developer shall not PW Occupancy of PW construct decorative pavement within City right-of-way First Building unless otherwise approved by the Director of Public Works. The type of site entrance decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances shall be constructed to the satisfaction of the Director of Public Works but shall be maintained by current landowner. 4.14 Relocation of Improvements. Any relocation of existing PW Completion of Standard improvements or public facilities shall be accomplished at Improvements no expense to the City. 4.15 Transitioning Improvements. Applicant/Developer shall PW Approval of Site be responsible for adequately transitioning all improvements Improvement Review or improvements required as Conditions of Approval for Plans Tentative Map 7250 ~vith existing improvements as required as by the Director of Public Works. This includes the removal of existing median pavement transitions on Dublin Blvd west of the Tassajara creek and the installation of median irrigation and landscaping improvements per the City of Dublin Street Landscaping master plan prepared by David Gates and Associates and to the satisfaction of the Director of Public Works. 5.1 Street Improvements. If not constructed by previous PW Occupancy of Standard developer, the Applicant/Developer shall bond and first Building construct all offsite street improvements including Dublin Blvd from Tassajara Creek to Tassajara Road, Tassajara Road from Dublin Blvd to 1-580 and North South court from right curb to left curb as required by Tentative Parcel 7250 in accordance with the Precise Plans of Eastern Dublin Santa Rita Area by Brian Kangas Foulk, dated July 30, 1998. If all the above improvements that are not fully complete by occupancy of the first building, the Director of Public Works may grant temporary occupancy until such time that all improvements are complete and approved by the City. Project frontage landscape and sidewalk improvements in public right of way to the back of curbs along each development shall be constructed and maintained by the fronting development. 5.2 Line and Striping Plan. If not completed by another PW Issuance of Standard developer, Applicant/Developer shall submit a preliminary Building curb Line and Striping Plan for Dublin Boulevard from Permits Tassajara Road to Tassajara Creek, the North-south cul-de- sac (formerly Brea Court) and Tassajara Road from Dublin Blvd to 1-580 to Director of Public Works for review and approval. The Plan shall show interim and ultimate lane configurations and transitions, pavement widening, curb alignment, lane dimensions, lane striping, site distance and right and left-turn lanes as defined by the project traffic report and shown on the precise plans for Eastern Dublin Santa Rita Area prepared by Brian Kangas Foulk dated July 30,1996. This plan shall be then be incorporated into the final improvement plans. 5.3 Traffic Impact Fees. Applicant/Developer shall be PW Issuance of Standard responsible for payment of traffic impact fees (TIF) adopted Building by the City Council ~t the time of issuance of building Permits permits including, but not limited to, the Eastern Dublin TIF, Freeway Interchange TIF, and Regional (Tri-Valley) TIF. 10 5.4 Layout and Design of Interim improvements. Layout and PW Prior to Standard design of all interim and ultimate onsite and offsite issuance of improvements shall be configured to maximize safety, Site circulation, convenience, and sight distance per the Caltrans Development Design Manual, City of Dublin zoning ordinance, standard Permit plans and details, and current policies and to the satisfaction of the Director of Public Works. 6o ST 6.1 North-South Court Intersection. If not constructed by PW Occupancy of Traffic previous developer, the Developer shall construct Traffic First Building Report Signal, a 8' sidewalk, a 180' single 12' wide right turn lane with a 60' transition to the proposed intersection of north south cul-de-sac (formerly "Miller Court".) Also included on westbound Dublin Blvd. at the proposed intersection of North-south cul-de-sac, the developer shall construct a 160' left turn lane with a 90' transition. All work shall be completed to the configuration and grade approved by the Director of Public Works. The traffic signal is not TIF credit reimbursable. 6.2 Koll Center Entrance Intersection. If not constructed by PW Occupancy of Traffic previous development, the Applicant/Developer shall First Building Report construct ali street improvements from the curb along the south side of Dublin Blvd. fronting Parcel four of Tentative Map 7250 prior to occupancy of any building. The Developer shall also construct a dedicated 180' long right turn pocket with 60' transition on east bound Dublin Boulevard to the Koll Center main driveway entrance and 320' double (24' wide) dedicated right turn lanes at the intersection of Tassajara Road. The Developer shall also construct a 215' (24' wide) double left-turn pocket with 120' transition on westbound Dublin Blvd. at the intersection of the Koll Center Entrance. The Developer shall also construct 300' and 250' long double 12' wide left- turn lanes with 120' transitions on eastbound Dublin Blvd. at its intersection with Tassajara Road and with Park Drive opposite the Koll site main entrance. 6.3 Tassajara Road Improvements. If not constructed by a PW When Traffic previous development, Applicant/Developer shall widen determined Report Tassajara Road from 1-580 to a transition north of Dublin necessary by Boulevard. Improvements shall consist of two 12' the Public southbound through lanes, two 12' northbound through Works Director lanes, three northbound 300' left-turn pockets with 90' transitions, and two 8' paved shoulders. Work shall also include relocation and/or modification of existing traffic signals at the intersection as needed for the widening. 11 6.5 Dublin Blvd. Improvements. If not constructed by a PW When Traffic previous development, Applicant/Developer shall widen determined Report Dublin Boulevard to four lanes from the Dougherty Road to necessary by the former Southern Pacific Right of Way as shown on the the Public Works Director "Precise Plan for Eastern Dublin Santa Rita Area prepared by Brian Kangas Foulk, dated July 30,1998. Improvements shall consist of four 12' travel lanes, two 8' shoulders, and an interim 5' sidewalk on the both sides of the street. 6.6 Dougherty Road Improvements. If not constructed by a PW When Traffic City of Dublin, Applicant/Developer shall widen the determined Report Dougherty Road/Dublin Boulevard intersection to provide a necessary by second eastbound through lane and a second southbound the Public Works Director left-turn lane. The south bound right-turn lane on Dougherty Road shall be restriped as a through plus a right-turn lane. The City shall obtain needed right-of-way by condemnation. 6.7 Hacienda Drive / Entrance to Hacienda Crossings. If not PW When Traffic constructed by a previous development, the east bound determined Report approach to Hacienda Drive needs to be restriped to provide necessary by an additional exclusive left-tern lane. the Public Works Director 6.8 Hacienda Drive / 1-580 Eastbound Ramps: If not PW When Traffic constructed by a previous development, 1-580 east bound determined Report approach to Hacienda Drive shall be widened to provide two necessary by exclusive left-turn lanes on to northbound Hacienda Drive. the Public Works Director 6.9 TIF Improvements. The Developer / Applicant shall PW When Occupanc receive credits towards City traffic Impact Fees (TIF) for all determined y of Any TIF improvements installed in their ultimate configuration in necessary by Building accordance to the City TIF credit policies, the Public Works Director 6.10 Bridge Improvements. If not constructed by another PW When Traffic developer, Applicant/Developer shall construct a new 55 determined Report wide bridge on the north side of Dublin Boulevard in necessary by the Public accordance with the approved street geometrics defined by Works Director the Director of Public Works. 6.12 Traffic Signal Modification - Dublin Boulevard ~ PW Occupancy of Traffic Tassajara Road. The Applicant/Developer shall modify the First Building Report existing traffic signal at the intersection of Dublin Boulevard and Tassajara Road to the satisfaction of the Director of Public Works. The traffic signal shall be designed to conform to the ultimate geometrics of the intersection as shown on the Precise plans for Eastern Dublin Santa Rita Area prepared by Brian Kangas Foulk, dated July 30, 1998. The cost of installation of this signal is TIF reimbursable. 12 6.12 Traffic Signal - Dublin Boulevard ~ Koll entrance. The PW Occupancy of Traffic Applicant/Developer shall install a traffic signal at thc First Building Signal intersection of Dublin Boulevard and entrance to Koll Site to the satisfaction of the Director of Public Works. The traffic signal shall be designed to conform to the ultimate geometrics of the intersection as shown on the Precise plans for Eastern Dublin Santa Rita Area prepared by Brian Kangas Foulk, dated July 30, 1998. The cost of installation of this signal is not TIF reimbursable. 6.13 Tassajara Road / East Entrance Improvements. The PW Certificate of Traffic Applicant/Developer shall install a Traffic Signal and a Occupancy Report northbound 250' long double 24 wide double left turn pocket to the eastern entrance to the site in accordance with Caltrans standard plans, procedures and specifications. The configuration of the left turn pocket shall be accordance with the Caltrans approved PEER report dated August 1998 submitted by High Quality Engineering. These improvements shall also be in conformance to the "Precise Plans for Eastern Dublin Santa Rita Area completed by Brian Kangas Foulk, dated July 30,1998 or as modified by the City of Dublin Director of Public Works. The cost of the traffic signal is not TIF credit reimbursable. 6.14 Offramp Improvements. If not constructed or secured by PW When Traffic another development, The Director of Public Works shall determined Report determine when the eastbound offramp improvements from necessary by 1-580 at the Santa Rita/Tassajara Road exit shall be widened the Public Works Director or restriped to provide one exclusive through lane and two left-mm lanes (with the exiting free right-turn lane remaining). In conjunction with this improvement, the traffic signal shall be modified to provide left-turn phasing on the east and west legs (removing the existing split phasing). The Director of Public Works shall also determine when the westbound approach on Pimlico Drive will need to be widened to provide a second left-turn lane. The Developer/Applicant shall cooperate with the City and pay it's fair share preparing the Project Study Reports and other necessary documents to receive approval from Caltrans. Within one year of notification by the Director of Public Works, and provided consent has been obtained as needed from the City of Pleasanton and Caltrans, the City shall design and construct these improvements with input from the City of Pleasanton where applicable. The Developer/ Applicant shall contribute their fair share of cost of improvements. To the extent practical, the notice shall be timed so that the work shall be completed immediately prior to the point where Level of Service E begins. These ramp modifications are a Capital improvement project of the City. 13 6.15 Phasing of offsite improvements. In the event that Parcel 4 (Koll) develops before any of the smaller parcels (one, two, and/or three) of Parcel Map 7250, the offsite improvements required by the Conditions of Approval for Tentative Map 7250 and these conditions may be phased to the satisfaction of the Director of Public Works. The following improvements shall be completed as Phase I prior to occupancy of any building on Koll site and on smaller said parcels 1,2,3 of the GM project. Improvement plans and bonds shall be prepared for the listed below Off-site improvements and shall be reviewed and approved by the Director of Public Works. A. Curb to curb construction of North South Court. B. Curb to curb Improvements of Dublin Blvd (i.e. pavement, curb, gutter, street lights, sidewalk and median landscaping) from Tassajara Creek to Tassajara Road including construction of North side bridge. C. Construct all underground utilities in North South Court including the proposed 48" main storm drain line. From Park Drive, along Dublin Blvd. to Tassajara Creek shall be installed. D. Installation of all Traffic Signals along Dublin Blvd at North South Court, Koll Site Entrance and Tassajara Road E. Tassajara Road shall be widening to 6 lanes from 1- 580 to Dublin Blvd. including the left turn pocket at the east entrance to the Koll Site. F. Dublin Blvd. landscape median Improvements west of Tassajara Creek The following improvements shall be completed as before Phase II as described on these conditions of approval of tract map 7250 to the satisfaction of the director of Public Works. A. Dublin Blvd. shall be widened 4 lanes from Dougherty Road to Southern Pacific Right of way. B. Dougherty Road / Dublin Boulevard Intersection Improvements. C. Santa/Rita Road/1-580 Eastbound Ramps/ Pimlico Drive improvements. These improvements may be deferred/secured subject to the approval of the Director of Public Works. PW ~rhen determined necessary by the Public Works Director Traffic Report 14 7.1 Traffic Signage/Red Curbing. Applicant/Developer shall PW, PO Approval of Standard provide Traffic safety signs and "red-curbing" in Improvement accordance with the standards of the City of Dublin subject Plans to plan approval by the Director of Public Works. 7.2 Street Sign/Naming Plan. Applicant/Developer shall PL Approval of Standard submit street sign/naming plan for proposed north-south cul- Improvement de-sac and shall be subject to approval of the Community Plans Development Director. 7.3 Street Name Sign Content. Street name signs shall display PW Issuance of Standard the name of the street together with a City standard Grading shamrock logo. Posts shall be galvanized steel pipes. Permit 7.4 Traffic Control. Two- way traffic is to be maintained PW Prior to PW along Dublin Blvd. and Tassajara Road during construction, approval of Applicant/Developer shall submit a traffic control plan improvement showing detouring, temporary striping for all interim or plans phased improvements in the public street right of way for Director of Public Works for review and approval.. s 8.1 Utility Providers. Applicant/Developer shall provide PL Approval of Standard documentation from utility providers that electric, gas, and Final Map telephone service can be provided to thc site. 8.2 Public Utility Easements. Applicant/Developer shall PW Approval of Standard dedicate Public Service Easements or other utility easements Final Map per requirements of the public utility companies as necessary to serve this site with utility services and allow for vehicular and utility maintenance access. 8.3 NorthSouth Court Storm Drain Line. The Developer/ PW Approval of PW Applicant shall construct main storm drain line from Park Improvements Utilities Drive to Tassajara Creek as shown on the East Dublin Master Storm Drain Plan prepared by Brain Kangas Foulk dated October 1996, to the satisfaction of the Director of Public Works. 8.4 Tassajara Road Storm Drain Line. The Developer/ PW Approval of PW Applicant shall construct main storm drain line from Dublin Improvements Utilities Boulevard to existing Tassajara Road box culvert as shown on the East Dublin Master Storm Drain Plan prepared by Brain Kangas Foulk dated October 1996, to the satisfaction of the Director of Public Works. 8.5 Construction of Utilities. The Developer shall construct all PW Occupancy of PW utilities as may be deemed necessary to provide for the Any Building Utilities proper, clean, and safe functioning of utility services for each proposed residence within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility. 15 8.6 Utility Undergrounding. All Utilities shall be installed in PW, PL Occupancy of 108, 109, accordance with the criteria established in the Standard First Building 228 Public Works Criteria attached hereto as Attachment "A". MM All utilities within the project and to each lot shall be Matrix underground in accordance with the City policies and PW existing ordinances unless otherwise approved by the Standard Community Development Director. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. The existing overhead electrical line along the south side of the property shall be placed underground. 8.7 Access to PG&E vault. The Developer/Applicant shall PW Completion of 109 prove access 12 wide driveway to the large PG&E vault Improvements MM located on the south west comer of parcel 4 of Tract Map Matrix 7250 in accordance to PG& E specifications and standards. In the event that the drive way needs to cross Parcel 3 of Tract 7250 the Developer/Applicant shall negotiate a settlement with the adjacent property owner for the easement. At all times during construction access the vault shall be protected from construction traffic unless otherwise approved by the PG&E. 8.8 Joint Utility Trenches/Undergrounding/Utility Plans. PW/PL Occupancy of PW Applicant/Developer shall construct all joint utility trenches First Building Utilities (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication and electrical vaults, and cable TV boxes shall be underground in designated landscape areas unless otherwise approved by the Community Development Director. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the Director of Public Works prior to installation. Screening of transformers shall be shown on the Final Landscaping and Irrigation Plan and approved by the Community Development Director. 8.9 Recycled Water. The Applicant/Developer shall construct PL, DSR Occupancy of PW an onsite recycled water line and contract with the Dublin First Building Utilities San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common areas. The plans for these facilities shall be reviewed and approved by DSRSD. 8.10 Recycled Water Laterals. The landscaped common areas PW Occupancy of See of the project shall have laterals installed to the satisfaction First Building DSRSD of the Director of Public Works to enable future recycled conditions water connection in addition to potable water connection. , below Recycled water lines shall be installed to serve all landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 16 8.11 Utility Installation Prior To Installation of Paving, Curb, PW Approval of PW Gutter or Sidewalks/Utility Stub Connections. All water, Improvement gas, sewer, underground electric power, cable television or Plans telephone lines, and storm drain facilities shall be installed before any paving, curb, gutter, or sidewalks are installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived by the Director of Public Works in writing. 8.12 Lighting and Landscape Maintenance. PL Recordation PW Applicant/Developer is responsible for lighting and of Final Map. landscape maintenance through Lighting and Landscaping Maintenance Assessment Districts or any other method of maintaining the lighting and landscaping approved as part of this project. 9.1 ACFD Rules, Regulations and Standards. F Issuance of 74 Applicant/Developer shall comply with all Alameda County Building MM Fire Services (ACFD) rules, regulations and standards, Permits Matrix including minimum standards for emergency access roads and payment of applicable fees, including a City of Dublin Fire Capital Impact Fee. 9.2 Fire/Emergency Access. Applicant/Developer shall PW Approval of PW provide adequate access and turnaround for fire and other Final Map emergency vehicles (52-foot minimum radii) per Alameda County Fire Department (ACFD) standard requirements in all public streets. Designated fire lanes in internal drive aisles shall be designed for fire and other emergency vehicle access to all buildings, as further defined below. No vehicle parking, loading, or servicing will be permitted in any drive aisle or fire lane. 9.3 Fire Conditions. Developer shall comply with all F Issuance of conditions of the Alameda County Fire Department (ACFD) Building (letters dated June 2, 1998; August 19, 1998; and August Permits 28, 1998 ) including: a. Automatic fire sprinkler systems shall be required for all buildings. Systems shall be August designed, installed, tested and maintained to NFPA 13 and 25 Standards. Permits 19, 1998 shall be acquired, fees paid, and plans submitted for review and approval, prior to letter installation. Plans shall be submitted for both overhead and underground installations. b. Fire apparatus access roads shall be installed and approved water supply in place August prior to the commencement of any combustible construction, and all permanent roads 19, 1998 shall be completed prior to occupancy, to the approval of the ACFD and Public letter Works Department. Fire apparatus access roads shall support the imposed loads of emergency equipment and be of an approved all weather surface (pavement). UFC Article 87. Fire Lanes shall be identified in the plan and approved by the ACFD prior to installation. 17 c. An approved water supply shall be installed, tested, and approved by ACFD and August 19 DSRSD prior to occupancy of any structures. Water supply shall meet the minimum & 28, requirements of the Alameda County Fire Department and Dublin San Ramon 1998 Services District. The minimum flow rate shall be 3500 gallons per minute with 20 letters psi residual. The flow shall be delivered by permanent fire service and hydrant location specified and approved by AFCD. d Fire Hydrants shall be placed on-site so spaced that fire flow is available from August 19 hydrants space no more than 350 feet on center. Final location of fire hydrants shall & 28, be free of obstructions and approved by the Alameda County Fire Department prior to 1998 location of underground utility connections, in accordance with current standards, letters 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. e. Fire apparatus roadways must have a minimum unobstructed width of 20 feet and an June 2, unobstructed vertical clearance of not less than 13 feet 6 inches (including building 1998 overhangs and attachments accessible to vehicles). Roadways under 36 feet wide letter shall be posted with signs and shall have red curbs painted with labels on one side, roadways under 28 feet wide shall be posted with signs and shall have red curbs painted with labels on both sides of the street, as follows: NO STOPPING FIRE LANE - CVC 22500.1". f. Fire department connections for the sprinkler and standpipe systems shall be August accessible and located within 50 feet of a fire hydrant or as approved by the Fire 28, 1998 Marshal. letter g. To provide access to the complex, all buildings and gates shall be equipped with August KNOX box emergency access system. Key boxes, electric override switches, and 19, 1998 paddle locks are acceptable. Gates or barricades designed for emergency vehicle letter access shall meet the standards of the ACFD and the City of Dublin. If electric gates are proposed, they shall be equipped with an Option sensor that will automatically activate the opening of the gates as emergency equipment arrives on the site. h. The building fire protection system shall also include a Class 1 standpipe system with August outlets located in each stairwell landing. Plans and calculations for this system shall 19, 1998 be submitted for review and approval prior to installation, letter i. A fire alarm system shall be required and installed throughout the structures. The August system shall be designed, installed and tested to State of California and/or NFPA 72 19, 1998 standards. Monitoring of the fire alarm system and sprinkler water flow shall be by a letter UL Certified account. A permit shall be acquired, fees paid, and plans for the system shall be submitted to the Fire Department for review and approval prior to installation. j. Plans may be subject to revision following review, and additional comments will be Standard provided for building construction plans. IOOEM 10.1 The applicant shall comply with all applicable City of Issuance of October Dublin Non-Residential Security Requirements, and the Building 14, 1998 following conditions: Permits letter a. Textured pedestrian walks shall be used in the central courtyard area wherever October feasible, including stairways and the fountain, to discourage skateboarding. Signs 14, 1998 shall also be utilized in problem areas to prohibit skateboarding and loitering. Patio letter furnishings should be removable, vandal resistant and be stored after hours. b. Addressing and building numbers shall be visible from the approaches to the October building. A graphic unit location directory shall be provided at the project entry, and 14, 1998 be visible from within a vehicle as it enters the complex, letter 18 c. The applicant shall submit a final lighting plan for approval by the Dublin Police. At October a minimum, the plan shall include: 1) .5 foot-candle lighting levels at all doors; 2) 14, 1998 1.0 foot-candle lighting at ground level in parking lot areas; and 3) lighting fixtures letter shall be of a vandal-resistant type. d. Exterior landscaping should be kept at a minimum height and fullness where needed October to give patrol officers and the general public surveillance capabilities of the area. 14, 1998 letter e. The applicant shall keep the site clear of graffiti vandalism on a regular and October continuous basis at all times. Graffiti resistant materials should be used. 14, 1998 letter f. The applicant shall work with the Dublin Police on an ongoing basis to establish an October effective theft prevention and security program. The applicant shall submit a security 14, 1998 plan for the site. letter 10.2 Projected Timeline.; Developer shall submit a projected PO Issuance of 66, 69, 70 timeline for project completion to the Dublin Police Services Building MM Department, to allow estimation of staffing requirements and Permits Matrix assignments. 1LOS WAXE~ ~OLL 11.1 Best Management Practices. Applicant/Developer shall PW Issuance of 171 demonstrate to the Director of Public Works that the project Building MM development meets the requirements of the City of Dublin's Permits Matrix "Best Management Practices" to mitigate storm water pollution. 11.2 NPDES Permit. Pursuant to requirements of federal law, a PW Finaling 172 NPDES permit shall be obtained from the RWQCB, and any Building MM terms of the permit shall be implemented, if applicable. Permits Matrix ~0 FLOOD ~ QEmm, CON~E ~IO~ RIC~ ~ 12.1 FEMA. The current FEMA Flood Insurance Rate Map Zone 7 Issuance of July 2, dated September 17, 1997 shows that the project lies within Grading 1998 the 100-year flood plain (therefore, improvements to the Permits letter/ drainage channels in the area will be required). Current proposed improvements to the channel should eliminate this problem. Applicant shall work with Zone 7 regarding the details of this analysis. Channel improvements must be done prior to completion of this development. 12.2 Drainage. This project shall adhere to the requirements of Zone 7/ Issuance of July 2, the Santa Rita Drainage Master Plan. The proposed project City of Grading 1998 shall drain east under Tassajara Road and into line G-3. Dublin Permits letter Public Works 12.3 Salt Mitigation. Recycled water projects must meet any Zone 7, On-going 141 applicable salt mitigation requirements of Zone 7. PW MM Matrix 12.4 Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard comply with all Alameda County Flood Control and Water PW Building Conservation District-Zone 7 Flood Control requirements Permits and applicable fees. sAN ON Tm 13.1 DSRSD Conditions. Applicant/Developer shall comply DSR with all conditions of the DSRSD including: 13.2 General Conditions 19 a. Complete improvement plans shall be submitted to DSRSD that Issuance of DSRSD conform to the requirements of the DSRSD Code, the DSRSD Building letter "Standard Procedures, Specifications and Drawings for Design and Permits dated Installation of Water and Wastewater Facilities," all applicable October DSRSD Master Plans and policies, and all Recycled Water Design 16, 1998 and Construction Standards. b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate future flow demands in addition to each development Building letter project's demand. Layout and sizing of mains shall be in Permits dated conformance with DSRSD utility master planning. October 16, 1998 c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of 118 existing sanitary sewer system. Pumping of sewage is discouraged Improvement MM and may only be allowed under extreme circumstances following a Plans Matrix case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present value 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for residential tracts Approval of Letter or commercial developments shall be designed to be looped or Improvement dated interconnected to avoid dead-end sections in accordance with Plans October requirements of the DSRSD Standard Specifications and sound 16, 1998 engineering practices. e. DSRSD policy requires public water and sewer lines to be located in Approval of Letter public streets rather than in off-street locations to the fullest extent Improvement dated possible. If unavoidable, public sewer or water easements must be Plans October established over the alignment of each public sewer or water line in 16, 1998 an off-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement dedications for Issuance of Letter water and sewer lines shall be submitted to and approved by Grading dated DSRSD. Permit October 16, 1998 g. All easement dedications for DSRSD facilities shall be by separate Approval of Letter instrument irrevocably offered to DSRSD or by offer of dedication Final Map dated on the Final Map. October 16, 1998 h. The Final Map shall be submitted to and approved by DSRSD for Approval of Letter easement locations, widths, and restrictions. Final Map dated October 16, 1998 i. All utility connection fees, plan checking fees, inspection fees, Issuance of Letter permit fees, and fees associated with a wastewater discharge permit Building dated shall be paid to DSRSD in accordance with the rates and schedules Permits October established in the DSRSD Code. 16, 1998 20 j. All improvement plans for DSRSD facilities shall be signed by the Issuance of Letter District Engineer. Each drawing of improvement plans shall contain Building dated a signature block for the District Engineer indicating approval of the Permits October sanitary sewer or water facilities shown. Prior to approval by the 16, 1998 District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one- year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer line or water line construction shall be permitted unless the Issuance of Letter proper utility construction permit has been issued by DSRSD. A Building dated construction permit will only be issued after all of the DSRSD Permits and October conditions herein have been satisfied, all DSRSD 16, 1998 requirements 1. The Applicant/Developer shall hold DSRSD, its Board of Directors, On-going Letter commissions, employees, and agents of DSRSD harmless and dated indemnify the same from any litigation, claims, or fines resulting October from completion of the project. 16, 1998 13.3 Specific Conditions a. The Area Wide Facility Agreement between DSRSD and Alameda N/A Letter County Surplus Property Authority, executed December 20, 1994, dated regulates the allocation of wastewater service capacity to October developable properties owned by the Authority within the Santa Rita 16, 1998 area. This agreement allocates up to 300 dwelling unit equivalents (DUE) connections per year over a period of 5 years commencing January 1, 1996. A maximum of 150 DUE may be carried over to a subsequent year. On the date of this Conditions of Approval Memorandum, 365.05 DUEs remain of the sewer capacity allocated from the December 20, 1994 Agreement. b The Area Wide Facility Agreement between DSRSD and Alameda Issuance of Letter County Surplus Property Authority, executed December 20, 1994, Building dated requires that Alameda County allocated 454.54 DUEs capacity Permits October which was set aside by a 1981 agreement between DSRSD and 16, 1998 Alameda County, to industrial and non-retail commercial users first, before the County may allocate any of the aforementioned 300 DUEs to industrial and non-retail commercial users in the Alameda County Surplus Property. This development proposal includes or consists of non-retail commercial users, and therefore the developer must request service from the County; in turn, the County shall authorize the District to release connection capacity to the designated developer. On the date of this Conditions of Approval memorandum, 79.4 DUEs remain of the sewer capacity allocated to Alameda County under the 1981 agreement. 21 c. The project is located within the District Recycled Water Use Zone Completion of Letter # 1 (Ord. 276), which calls for installation of recycled water Improvements dated irrigation systems to allow for the future use of recycled water for October approved landscape irrigation demands. Recycled water will be 16, 1998 available in the future as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Unless specifically exempted by the District Engineer, compliance with Ordinance 280, as may be amended or superseded, is required. The recycled water irrigation system shall be designed to conform to District standards and specifications as described in the DSRSD Standard Specifications Addendum, dated September 30, 1997. An irrigation water service for this development shall connect to any off-site extension and stub out to the property line adjacent to the irrigation service tap, to allow for conversion when recycled water is available. Improvement plans shall include required recycled water improvements. d. Applicant/Developer shall coordinate with DSRSD and Alameda Approval of Letter County Fire Department on required fire flows. The present interim Improvement dated water system is capable of providing a maximum of 3,500 gallons Plans October per minute of fire flow to the site. A future reservoir is anticipated 16, 1998 to be constructed which will allow for a fire flow of 4,500 per minute. Applicant/Developer shall hold harmless DSRSD over the use of an interim water system for fire protection. e. A future potable water tie-in along Tassajara Road will be required Letter to provide optimum fireflow and connection to future transmission dated facilities to be located in Tassajara Road. To provide optimum October looping of the potable system on-site, a stub for tie-in at the North- 16, 1998 South cul-de-sac west of this property (formerly "Miller Court") shall be provided and a connection to the "Miller Court" water extension made when that line has been installed. fi The landscaping plant palette shows several species identified as Letter borderline sensitive to recycled (higher TDS) water. Therefore, any dated landscaping may require special management. 10/16/98 13.4 Construction by Applicant/Developer. All in-tract potable DSR Completion of Standard and recycled water and wastewater pipelines and facilities Improvements shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 13.5 Responsibilities for Subdivider. Applicant/Developer shall DSR, PW Approval of Standard comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities" and Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference. 14.1 Encroachment Permit - An encroachment permit shall be PW Issuance of Standard secured from the Director of Public Works for any work Grading done within the public right-of-way where this work is not Permits covered under the public improvement plans. 22 14.2 Development Agreement. Applicant/Developer shall enter PL Final Map Eastern into a Development Agreement as required by the Eastern approval Dublin Specific Dublin Specific Plan prior to approval of the Final Map. Plan 14.3 Infrastructure Sequencing Program. The Development PW, PL Recording of 29 Agreement shall include an infrastructure sequencing Final Map MM program and shall be reviewed and approved by the Director Matrix of Public Works. 14.4 Fees -Applicant/Developer shall be responsible for PW, PL Finaling 31-33, 47, payment of public facilities fees, noise mitigation fees, Building 266 school impact fees, fire impact fees, specific plan Permits MM implementation fees, regional transportation fees, and any Matrix other fees applicable to the project by ordinance or resolution. Unissued building permits subsequent to new or revised TIFs shall be subject to recalculation and assessment of the fair share of the new or revised fees. 1 $. 1 Bonds or securities. A Faithful Performance Bond or PW, Issuance of PW securities that are 100% of Improvement costs, and a Labor ADM Grading Standard and Materials Bond or securities that are $0% of Permits improvement costs, must be provided prior to issuing any grading and/or improvement permits. Improvement costs will include street, drainage, grading, back-fill of utilities, and landscaping costs to the satisfaction of the Director of Public Works. 15.2 Release of bonds. Bonds shall be in accordance with the PW, Completion of Standard criteria established in the Standard Public Works Criteria ADM Improvements attached hereto as Attachment "A". Labor and materials bond will be released after City's acceptance of improvements. The Maintenance bond will be released one year after acceptance of improvements and after all defects have been repaired. Applicant/Developer, with the approval of the Director of Public Works, has the option of providing a Maintenance Bond after acceptance of improvements by the City in the amount of 25% of Improvement costs. This bond will serve instead of the Faithful Performance Bond. Prior to release of the Faithful Performance Bond or the Maintenance Bond, ali improvements and landscaping shall be installed and established per approved plans and a declaration by the project civil engineer that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans. 23 15.3 Hold Harmless/Indemnification - Applicant/Developer, PL, ADM Through Standard and any parties or individuals granted rights-of-entry by completion of Applicant/Developer, shall defend, indemni~, and hold Improvements harmless the City of Dublin and its agents, officers, and & Occupancy employees from any claim, action, or proceeding against the of the Last City of Dublin or its agents, officers, or employees to attack, Building set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. 16.1 Construction Noise Management Program/ PL and/or Issuance of 263,264, Construction Impact Reduction Plan. Applicant/ PW Grading 268, 269, Developer shall conform to the following Construction Permit 270 Noise Management Program/Construction Impact Reduction MM Plan: Construction of the Subdivision shall be conducted so Matrix as to minimize the effect of the construction as required by the Environmental Impact Report on the existing community and on the occupants of the new homes as they are completed. The following measures shall be taken to reduce construction impacts: 1. Applicant/Developer shall obtain permits for Prior to oversized and/or overweight construction loads hauling of any coming to and leaving from the site. If soil is to be oversized imported or exported from the site, a haul route plan loads on City shall be submitted to the City for review and approval, streets Off-site truck traffic shall be routed as directly as practical to and from the freeway (I-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. 24 2. Applicant/Developer 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. 3. Construction equipment shall not be left idling while not in use. 4. All construction equipment shall be fired with noise muffling devises. 5. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. 6. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. Dust Control/Cleanup. 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. 7. Excavation haul trucks shall use tarpaulins or other effective covers. 8. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. 9. 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. 10 During construction, pedestrian access shall be provided from public streets to building entrances as required by the Director of Public Works. 11 Prior to the start of construction a fence shall be constructed along Tassajara Creek, if not previously installed by others, to assure that the creek wildlife habitat is not disturbed. 12 12. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: a. All inactive portions of the construction site should be seeded and watered until grass growth is evident. b. Require that all portions of the site be sufficiently watered to prevent excessive amounts of dust. 25 c. On-site vehicle speed shall be limited to 15 mph. d. Use of petroleum-based palliatives shall meet the road 6il requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. e. 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. 13. Construction interference with regional non-project traffic shall be minimized by: A. Scheduling receipt of construction materials to non-peak travel periods. B. Routing construction traffic through areas of least imPact sensitivity. C. Limiting lane closures and detours to off-peak travel periods. D. Providing ride-share incentives for contractor and subcontractor personnel. 14. Emissions control of on-site equipment shall be minimized through a routine mandatory program of Iow-emissions tune-ups. 15. 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. 16.2 Hours of operation. Construction and grading operations PL On-going PW shall be limited to weekdays, Monday through Friday, and Standard 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. 17.1 Stationary Source Emissions. Applicant/Developer shall PL Issuance of 269, 278 ensure that stationary source emissions associated with Grading MM project development are minimized. The requirements of Permit Matrix Mitigation Measure 3.11/12.0 of the Eastern Dublin EIR shall be accomplished. 26 17.2 Rodenticides and Herbicides. The use of rodenticides and PL Issuance of 221 herbicides within the project area shall be performed in Grading MM cooperation with and under the supervision of the Alameda Permit Matrix County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 17.3 Kit Foxes. Should any Kit Foxes be discovered on the site PL, PW Issuance of 219 either during the Preconstruction Survey or during project Grading MM construction, the Applicant/Developer shall be responsible Permit Matrix for complying with the Kit Fox Protection Plan. 17.4 Archaeology - Should any prehistoric or historic artifacts be PL, PW, Final PW exposed during excavation and construction operations, the B Inspection of Standard Department of Community Development shall be notified Grading and 251 - and work shall cease immediately until an archaeologist, 253 MM who is certified by the Society of California Archaeology Matrix (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. 18!0 ~i~e~0r~A~ad~r Valley ~anspo~a~i0n ~UthO~ 18.1 LAVTA. The Applicant/Developer shall provide a bus PL Issuance of Planning pullout on Dublin Boulevard near the northwest comer of Building Dept. this project site. The developer shall cooperate with LAVTA Permits to establish a flash pass program/contract for employees requiring local transit service from the East Dublin/Pleasanton BART station to this development. KOLL Development Company or its agent should establish a single association or contact to administer the program for all businesses/tenants in this project. 18.2 LAVTA. The Applicant/Developer shall cooperate with the PL Issuance of Planning LAVTA to provide convenient access to public transit, Building Dept. enhance local and regional mobility and integration of Permits LAVTA with other public transit systems, and locate bus alignments, turnouts, service stops, bus shelters, and other transit amenities. The cost of procuring and installing the above shall be paid by the project developer. Comply with all applicable requirements. 9!0 SCE L 0rs 19.1 Conditions of Approval. In submitting subsequent plans B Issuance of PW for review and approval, each set of plans shall have Building Standard attached an annotated copy of these Conditions of Approval. Permits. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. (move to "General Conditions ") 27 19.2 Landscaping Maintenance. Applicant/Developer shall PL, PW Completion Standard/ maintain site and offsite adjacent landscaping for not less of PW than 90 days after City-approved installation. This Improvement maintenance shall include weeding and the application of s pre-emergent chemicals. 19.3 Postal Service. Applicant/Developer shall confer with local PL Approval of Standard postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development. SITE DEVELOPMENT REVIEW This Site Development Review ("SDR") approval for PA 98-047, Koll Dublin Corporate Center, establishes the design concepts and regulations for the office building portion of the project. Development on Lots 1, 2, or 3 of Vesting Tentative Map Tract 7064 (Phase 3, future Hotel and Retail) is not a part of this approval and shall require a separate Site Development Review Approval. Development pursuant to this Site Development Review generally shall conform to the site, landscaping, and elevation plans contained in the Development Plan (Exhibit A-l) dated October 30, 1998. The Site Development Review shall also generally conform to the colors and materials reflected in the colored renderings and drawing submitted and on file in the Department of Community Development (some of the following items require revisions as noted in other Conditions herein):. NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: ~9!0 SD~ ~L CO~ITiONS 19.1 Standard Conditions. The project shall comply with the PL, B Through Standard City of Dublin Site Development Review Standard Completion Conditions (Attachment B). 19.2 Fees/Ordinances/Policies. The Developer shall comply ALL Through Standard with the City of Dublin Subdivision Ordinance, City of Completion Dublin Zoning Ordinance, the City of Dublin General Plan, the Eastern Dublin Specific Plan, Public Works Ordinances, Policies and fees, including but not limited to Traffic Impact Fees, in effect at the time of building permit issuance. 19.3 Signs. Design of any signs shall be subject to the PL, PW Issuance of City approval of a Master Sign Program, according to the Building/ Ordinance Dublin Zoning Ordinance, to assure compatibility with Sign Permits design elements of the project. 28 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 19.4 Term. Approval of the Site Development Review shall PL Approval of Standard be valid for one year from approval by the Planning Improvement Commission. If construction has not commenced by that Plans time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 19.5 Revocation. The SDR will be revocable for cause in PL On-going Municipal accordance with Section 8.96.020.I of the Dublin Zoning Code Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 20.1 Walls and Fences. All walls and fences shall conform to PL Occupancy Section 8.72.080 of the Zoning Ordinance unless of Unit otherwise required by this resolution. 20.2 Wall or Fence Heights. All perimeter walls or fences PW Approval of shall be a minimum 6 feet high (except in those locations Improvement where Section 8.72.080 of the Zoning Ordinance requires Plans lower fence heights). All walls and fences shall be designed to ensure clear vision at roadway intersections to the satisfaction of the Director of Public Works. No fences shall be installed on-site which result in preventing access between the office complex and the adjacent hotel/retail parcel. Fences shall be constructed of wrought iron or tubular steel (chain-link is not permitted). 20.3 Level area on both sides of fence. Fencing placed at the PW, PL Issuance of top of banks/slopes shall be provided with a minimum Grading one-foot level area on both sides in order to facilitate Permits maintenance by the property owners. 20.4 Streetlights - Streetlights on arterial streets adjacent to PW Recording of Standard the project shall be the City Standard cobra head Final Map luminaries with galvanized poles. 21.1 Parking. Applicant/Developer shall provide parking as PL Completion of Standard shown on the Site Plan and Preliminary Landscape Plans Improvements as referenced above. All parking spaces shall be striped according to the requirements of the City of Dublin Zoning Ordinance, except in certain areas of the site otherwise reflected on the site plans included with this approval. Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified on the pavement. 29 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 21.2 Parking Signage. Directional signage and labeling of CDD Completion of Standard designated loading, handicapped, visitor, and employee Improvements parking spaces shall be provided, and shall be subject to the approval of the Director of Community Development 21.3 Bicycle Parking. The applicant shall provide locations at PL Occupancy Project each office building for lockable bicycle parking, of Units Review 22.1 Architecture. The precise color of the office buildings is PL Issuance of Planning subject to the approval of the Community Development Building Dept. Director upon viewing ~of a sample/model in the field. Permits 22.2 Glare/Reflective Finishes - The use of reflective finishes PL Issuance of on building exteriors is prohibited. In order to control the Building effects of glare, reflective glass shall not be used on east- Permits facing windows. 22.3 Colors and Materials Board. Applicant shall submit a PW Issuance of colors and materials board subject to approval of the Building Director of Community Development to reflect any Permits changes made during project review. 23,0~ LA~SeAPIN.~ 23.1 Final Landscaping and Irrigation Plan. PL, PW Approval of Standard Applicant/Developer shall submit a Final Landscaping Improvement and Irrigation Plan, conforming to the requirements of Plans / Section 8.72.030 of the Zoning Ordinance (unless Issuance of otherwise required by this Resolution), for review and Building approval of all plant varieties and spacing, by the Director Permits of Public Works and the Director of Community Development. That plan should generally conform to the Site Plan and Landscape Plans included with the Development Plan, dated October, 1998. It must reflect any revised project design shown on the Tentative Map and Site Development Review Plans, and/or required by these conditions. 23.2 Perimeter Landscaping. Landscaping shall be provided PW, PL Approval of Project around the project perimeter as shown on the landscaping Improvement Review plans that are included in the Development Plan Plans referenced above. These landscaped areas generally reflect the following widths: A 30' landscape strip shall along the project frontages adjacent to Dublin Boulevard and Tassajara Road; a 20') landscape strip along the project frontages adjacent to the 1-580 freeway; and a 30' landscape strip along the project frontage adjacent to the north-south cul-de-sac (formerly "Miller Court"). 30 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 23.2 Perimeter Landscaping. Landscaped areas around the PW, PL Approval of Project project perimeter described above shall be installed with Improvement Review the first phase of the project, at the minimum width Plans shown on landscape plans, and incorporate trees and turf at a minimum, subject to the approval of the Community Development Director. These areas may include sidewalks or the jogging path, as required by the Public Works department,. 23.2 Perimeter Landscaped Berms. Landscaped areas PW, PL Approval of Project around the project perimeter described above shall Improvement Review incorporate berming as required by the Dublin Zoning Plans Ordinance to provide screening of parking areas when viewed from thc public right-of-way. Berms shall provide screening to a height of 36" (minimum), and this height shall bc increased wherever feasible. 23.3 Landscape Strip. A 20' (minimum) landscape strip shall PL Approval of Project be provided along either side of thc two main entry drives Improvement Review that provide site access from Dublin Boulevard and Plans Tassajara Road. This landscaped area shall extend for a length of 160 feet from the public street into thc project. Details of thc landscape design shall be subject to thc review of the Planning Department with the Final Landscaping and Irrigation Plan. 23.4 Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW gallon size shall be planted on thc project site and along Building Standard all street frontages as shown on the Landscape Plan. Permits Offsite tree locations and varieties shall be reviewed and approved by the Director of Public Works and Onsite tree locations and varieties shall be reviewed and approved by the Director of Community Development. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb for trees planted within, or adjacent to, sidewalks or curbs. 23.5 Utilities/Backflow Devises. All utilities shall be placed PL Issuance of Standard underground, unless otherwise approved by the Director Grading of Community Development. Backflow devises shall be Permits hidden from view by means of fencing, enclosures, landscaping and/or berms. 23.6 Standard Plant Material, Irrigation System and PL Occupancy Standard Maintenance Agreement. Applicant/Developer shall of Any Unit sign and submit a copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any buildings. 23.7 Water Efficient Landscape Regulations. PL, PW, Issuance of Standard Applicant/Developer shall ensure that the Final DSR Grading Landscaping and Irrigation Plan conforms to the City's Permits Water Efficient Landscape Regulations, including dual piping to facilitate future recycled water. 31 NO. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 2~i0 ~LTHi DESiG~ AND YS 24.1 Standards. Prior to final approval allowing occupancy, PW, PL Occupancy Standard the physical condition of the project shall meet minimum of project health, design, and safety standards including, but not limited to the following: a. The streets providing access shall be complete to PL Occupancy Standard allow for safe traffic movements, of project b. All traffic striping and control signing on streets PW Occupancy Standard providing access shall be in place, of project c. All street name signs on streets providing access PL Occupancy Standard shall be in place, of project d. Ali streetlights on streets providing access shall be PW Occupancy Standard energized and functioning, of project e. All repairs to the street, curb, gutter, and sidewalk, PW Occupancy Standard which may create a hazard, shall be required or any of project non-hazardous repairs shall be complete and bonded for. f. The project shall have illuminated building PL Occupancy Standard addresses, of project g. The lot shall be finish graded, and final grading B Occupancy Standard inspection shall have been approved by thc Building of project Department. h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard utility boxes shall be set below grade to the of project approval of the Director of Public Works. i. The project shall have received all necessary B Occupancy Standard inspections and have final approval by the Building of project Department to allow occupancy. j. All fire hydrants in streets providing access shall be F Occupancy Standard operable to City and ACFD standards, of project k. All streets providing access shall be improved to an PW, F Occupancy Standard adequate width and manner to allow for fire engine of project circulation to the approval of the Director of Public Works and ACFD. I. All landscaped areas shall have complete PL Occupancy Standard landscaping installed, including groundcover, of project subject to the approved phasing plan. m. Exterior lighting shall be provided for entrances and PL Occupancy Standard shall be ora design and placement so as not to of project cause glare onto adjoining properties. n. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy Standard to provide for security needs. (Photometrics and of project lighting plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval prior to the issuance of building permits). 32 25.1 Refuse Collection Areas. The refuse collection areas PL Approval of 279 within the project shall be reviewed by the service Improvement MM provider to ensure that adequate space is provided to Plans Matrix accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the project. All collection areas shall be screened from public view. Trash collection areas shall be enclosed, constructed of the same material as the office buildings, and doors shall be solid wood, metal, or material other than chain link fence. 25.2 Solid Waste/Recycling. Applicant/Developer shall ADM, PL On-going 103, 104, comply with the City's solid waste management and 105, 279 recycling requirements. The applicant/developer shall MM submit to the City of Dublin a proposed plan for Matrix complying with the City's solid waste reduction and recycling program, subject to the approval of the Community Development Department. 2s 0 mscEL 28.1 Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard shall comply with all applicable requirements of the Zone 7, Improvement Alameda County Fire Department, Public Works DSR, PL Plans Department, Dublin Police Service, Alameda County Flood Control District Zone 7, and DSRSD. 28.2 Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit six (6) sets of Building construction plans to the Building Department for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to issuance of building permits. PASSED, APPROVED AND ADOPTED this 10th day of November, 1998. AYES: NOES: ABSENT: ATTEST: Cm. Jennings, Johnson, Hughes, Musser, and Oravetz Community Development Director annln ommlsslon li'peFson g:\98047\RESO-TM. 33