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HomeMy WebLinkAbout6.1 Corrie Cntr PD Rezone CITY CLERK File # 0450-30 AGENDA STATEMENT CITY COUNCIL MEETING DATE: June 20, 2000 SUBJECT: PUBLIC HEARING PA 99-010 Corrie Center Phase II Office Development, Planned Development Rezone / Development Plan (Report Prepared by: Anne Kinney, Associate Planner) ATTACHMENTS: 1. City Council Ordinance adopting a Planned Development (PD) Rezone/Development Plan Stage I & 2 (with Development Plan attached as Exhibits A-1 and A-2) 2. City Council Staff Report dated June 6 and March 7, 2000 and Planning Commission Staff Report dated February 22, 2000, incorporated herein by reference* * Not att.ached, but available at the Planning Department, City Hall RECOMMENDATION: 2. 3. 4. 5. 6. 7. Hear Staff Presentation Open Public Hearing Hear Applicant's Presentation Question Staff, Applicant and the Public Close Public Hearing Deliberate Waive reading and adopt Ordinance Attachment 1 amending the Dublin Zoning Ordnance to approve a Planned Development (PD) Rezone/Development Plan Stage I & 2 for the Corrie Center Project (PA 99-010) (with Development Plan attached as Exhibits A-1 and A-2) PROJECT DESCRIPTION: This application includes a Planned Development (PD) Rezone / Development Plan for a new 46, 110 square foot office building with a sub-grade parking level and a two-level (one-sub-grade) parking structure at 7950 Dublin Boulevard. The application also includes a General Plan Amendment, Site Development Review and Conditional Use Permit. Additional descriptions of the proposed development concept are contained in the proposed Development Plan included as Exhibits A-1 and A-2 to this report. BACKGROUND City Council Action: At a public hearing held on June 6, the City Council approved an amendment to the Dublin General Plan to increase the maximum floor area ratio for the Retail/Office land use category from .50 to .60. At a public hearing held on March 7, the City Council introduced the Ordinance adopting the Planned G:\pa99010\ccsr2.doc COPIES TO: The Applicant/Property Owner PA File ITEM NO. Development Rezoning and Development Plan for this Project. After the public hearing, the Ordinance was scheduled for a second reading at the June 20, 2000 City Council meeting. As required by the Dublin Municipal Code, a second reading is necessary prior to final adoption of the rezoning ordinance, which will classify the site as a PD (Planned Development) District, with a Development Plan establishing regulations for the use, development, improvement and maintenance of the property. The proposed PD zoning would be consistent with the Downtown Dublin Specific Plan, and the General Plan land use designations and policies for this site. Planning Commission Action: The Corrie Center Phase II Office project also includes applications for a Conditional Use Permit, and Site Development Review. The Staff Report to the Planning Commission recommended approval of the project subject to conditions. The Planning Commission at a public hearing on February 22, 2000, adopted a Resolution approving the Conditional Use Permit and Site Development Review (subject to City Council approval of the General Plan Amendment and Planned Development). RECOMMENDATION Staff recommends that the City Council conduct a public hearing, deliberate, waive the second reading and adopt an Ordinance establishing a Planned Development Zoning District for the site. ORDINANCE NO. - 00 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED AT THE SOUTHEAST QUADRANT OF SAN RAMON ROAD AND DUBLIN BOULEVARD (APN 941-1500-037-00) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR PA 99-010 WHEREAS, Sid Corrie of the corrie Development Corporation (Applicant/Property Owner) has requested approval of a General Plan Amendment to allow an increase in the maximum Floor Area Ratio from .5 to .6 for the 'Retail/Office' land use category, a Planned Development Rezone / Development Plan and Site Development Review to allow the construction of a 46,110 square foot, four-story, 53 foot high office building, with sub-grade parking and a two level (one sub-grade) parking structure and retailed improvements and Conditional Use Permit to allow a portion &the required parking for the office project to be located on the adjacent property; on 4.5 acres of land currently developed with a three-story office building, surface parking and landscaped areas at the southeast quadrant of Dublin Boulevard and San Ramon Road, 7950 Dublin Boulevard (APN 941-15004)37-00) within the Downtown Dublin Specific Plan; and WHEREAS, the Applicant has submitted a complete application for a Planned Development Rezone, including a Development Plan as required by Chapter 8.32 of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter; and WHEREAS, the site will be rezoned from "Retail Commercial" to "Planned Development"; and WHEREAS, pursuant tothe California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Negative Declaration has been prepared and is on file with the Dublin Planning Department. The project as proposed will not have a significant effect on the environment; and WHEREAS, the Downtown Dublin Specific Plan which was adopted in 1987 designates the property within Zone 2: General Commercial, which states that this area is constrained from substantial development intensification due to the traffic capacity of the San Ramon Road and Dublin Boulevard Intersection which at that time operated at a level-of-service E; and WHEREAS, since the adoption of the Downtown Dublin Specific Plan in 1987, both Dublin Boulevard and San Ramon Road have been widened to six-lane roadways to improve downtown circulation and the traffic study prepared to evaluate the projects' impact on the circulation pattern of the city determined that the project would not have a significant impact on the traffic capacity of San Ramon Road and Dublin Boulevard intersection which would continue to operate at a level-of-service C or better; and WHEREAS, the project will generate additional vehicular trips which will impact city roadways, the applicant has agreed to contribute traffic mitigation funds to offset the costs of roadway maintenance and improvement; and ATTACHMENT 1 WHEREAS, the Planning Commission did hold a properly noticed public hearing on said applications on February 22, 2000, and did adopt a Resolution recommending that the City Council approve the Planned Development Rezoning and Development Plan for PA 99-010; and WHEREAS, a properly noticed public hearing was held by the City Council on March 7, 2000; and June 20, 2000; and WHEREAS, a StaffReport was submitted recommending that the City Council approve the application; and WHEREAS, on March 7, 2000 the City Council adopted a Negative Declaration and on June 6, 2000 the City Council approved a General Plan Amendment for the project; and WltEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City Council makes the following findings: The Planned Development Rezone Stage 1 & 2 are consistent with the general provisions, intent, and purpose of the General Plan (as amended) and the Downtown Dublin Specific Plan, in that the project would result in development with the land uses allowed by said designation, and will contribute towards implementation of said Plan; and The Planned Development rezone Stage 1 & 2, are consistent with the general provisions, intent and purpose of the PD Zoning District of the Zoning Ordinance. The Planned Development Rezone will be appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and Development Standards, which will be compatible with existing retail commercial and recreational uses in the immediate vicinity; and The Planned Development rezone Stage 1 & 2, are consistent with the general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and The Planned Development Rezone Stage 1 & 2, will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement, as all applicable regulations will be met; and The Planned Development Rezone Stage 1 & 2, will not overburden public services or facilities as ali agencies must commit to the availability of Public Services prior to the issuance of any building permits as required by City laws and regulations; and The Planned Development Rezone Stage 1 & 2, will be consistent with the policies of the Dublin General Plan and the Downtown Dublin Specific Plan; and The Planned Development rezone Stage 1 & 2, will create an attractive, efficient and safe environment though development standards contained in the Development Plan; and 2 o The Planned Development Rezone Stage 1 & 2, will benefit the public necessity, convenience and general welfare; and The Planned Development Rezone Stage 1 & 2, will be compatible with and enhance the general development of the area because it will be developed pursuant to a comprehensive Development Plan. WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, TItEREFORE, the Dublin City Council does ordain as follows: Section 1: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the following property ("the Property") to a Planned Development Zoning District: Approximately 4.5 acres of land generally located at the southeast quadrant of San Ramon Road and Dublin Boulevard; 7950 Dublin Boulevard, more specifically described as Assessor's Parcel Numbers: 941-1500-037-00. A map of the rezoning area is shown below: SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Stage 1 and 2 Development Plans (Exhibits A-1 & A-2, hereto) which are hereby approved. Any amendments to the Stage 1 and 2 Development Plans shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. Except as provided in the Stage 1 and 2 Development Plans, the use, development, improvement and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance. SECTION 4. This Ordinance shall take effect and be enforced thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State ef California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 20th day of June, 2000, by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor City Clerk K2/G/6-20-00/ord-corrie.doc (Item 6.1) g:kPA99-010kreord, doc 4 BASIS OF .......... ="Y ......................... BOWLING ALLEY R£SJAURANT lilt A-2, DEVELOPMENT PLAN "~TTACH.ME.N..TS: .. :. 1.. :' Draft R'esoluii0n re~0.m, mehdi~g'City'.'C0uncil ad°pt'a Negative' · .' ' . .::".' "' .Declaration and aPProve a General Plan Amendment ?... 2.' ': Draft Resolu~ioii~'ecommending City CoUncil approve a planned . "DeveloPment (PD) Rezone/Development P1an (with Development · · ' ':' ... ~. : Draft. Resolution approving the Site Development Rewew and '.. ~. "... '. :: : · i , approve a Plarmed DeYeloPineht (pD) Re~.6he/D6;Celopm~nt Plan ' .. .. .... .. (with Development Plan attached as Exhibits A-l'and A'2), and,.,.' " ..... :' .~ .. 9 Adop Resolution (Attachme includes an amendment to the General Plan, a Planned Development (eD) Rezone/'.. A model of the proposed development,, material and color boards will be presented at the Planning ect site is located within Dublin's downtown area at the southeast intersection of Dublin .... and San Ramon Road. The site area consists of approximately 4.5 acres and is'currently with a three-story L-shaped'office building (70,790 square feet), surface par-king and ~:.' areas. The proposed f0~r'~t0¥bffi~:e.build~:i(46, 110 square feet) and parking s,t~,cmre .i:i..'~i.i~''~ " to the rear ofthe ~g ....... ~d'w~Uld to it via a one-stor~ glassiii.(!:~ The existing General Plan land use designation for the project, site is "Retail/Office". The project site is . located within"Zone 2: General Commercial'' of the DoWntown Dublin Specific Plan and the proposed .-.-project c°mplies With this designati0n] ~The curre~f Z%lng'f°r the'site is C-1 Retail Commercial Zoning District ........ : ': '," :':-:.:-~":i..::.:i::; ~ · ' ' ~ ': "' ' 1) an amendment-to, the- General planto all0W'hn ihc?aSe in the maximUm Flo0:i) ~ea Ratio ~:~' .:.~. ,. a COnditional Use Permit to allOW ~' 'on' an adjacent parcbl; and~ ~:~; ,':i>:'~::"!': ~::-:: The property is surrounded by Monarch Hotel to the south and the 1-580 Off:imp to the west e 2 Dev~10Pmeni:Pim 461i 10 SqUare"f0°~OffiC~' building,' two:leVel landscaping and ' General' Plan 'Amendment: · ..' . . '. .~: i':'!i:':(~.::::.'::.::.' .,.:.....- ~proj ect ~eets the intent' of the R~tai~Q~.e.:O~g~g~..~o0n!i6£~e .~e.' 'ne~Plan which ' bminess ~d office m~s. However, ~e project e~fifl~'~ic~ M~'~em~m' floor ~ea rmio reqffirement of ~e Gener~ PI~ n~cme'~sit~ ~e Gener~ Pl~ ~en~ent proposes to ~cre~e. ~e:m~mm 'l~d use to .6. Ret~VOffice designated ~"~' · e west side of S~ Rmon Road. ' ' ~ htensification of ~e do--tom ~e~:~0hgh .. .......... development. . It is ci, policy to req~re ~1 de~el0p~s,to ~ce ~e ~gstbf: circulmion impacts of a proposed project. ~i~ll ~e' .bY a proj, ~" will be adequately identified and miff i ' Development Review' process will ensure [ '.' - is consistent with :':' 7' .' ,ffice Uses..This area as city policy proposed · .i~ ChaPter 8.32 0fthe Dublin Z..o,.ning'Ord'm, ance establishes the~int~nt, purpose and requirements Of the ': ':':' ~.l~med '.,D.~.10i~ht"ir~ii~ .triVia' :"...?h¢'ihfe'nt of the planned De~el0pment Zoning District is"t'o'create a "...?rn6re"desirabl'~'U~e'0f lhiid,':"a'i~6~e eOhefeht ~d coordinated deVeloPment and a better physical' :~'~"' "' '..'. envir6nfi/e~t th~ ¢)0Uld"6~herwi~e' be 150~sible under a ·single ·ZOning district or combination' of zoning districts. Th'e'z0n~g 0rdin~6e' requires'that a DeveloPmenf' Pian shall-be adopted to' establish':i ...... regulations for, the use; de .~elopm~nt, improvement, and maintenance of the property within the requested Planned Devel6P~ent Zoning District. The Zoning Ordinance further requires the adoption of both a stage l:'and Stage 2 DevelOpment Plan with the' reclassification of the property in question to the Planned Deve.i'opment Zoning District. The applicant is applying for a Stage 1 and 2 Development Plan for the subject site.·. .. ~ Development' Plan h~ 'beth prepared for the C0rrie Center, depicting development coneept'hnd ...a~ddressing .t.h.e.requirern~nts. 9f the' zoning Ordinance.' The proposed Development Plan is attached and .. ' consists of:' ESd'dbit. A-"l; the Plarmed Div~10Pm~nt. Provisions (including permitted and conditional uses " .-'afia'd 9o!8 mer/t'reguiaii i ) ani:l'F, hibit"Xr2;'ihe'applicants proposed site, architectural, landscape and "' other plan~i:::'..i..;.'.'..:'..-"....::'.,~.:~. :: ...i...:: :'!'.i.[il..:: ... i.:I ....'. .... :', '.;. "The Development plan.~ pr. oposed would allow a maximum building height of 53' 3" in this district, : which·is/approxirnately' 8 f~et highe.i'.'..tha, t that allowable in the C-1 Retail Commercial Zoning District. ' T!fi..'S increase is.consistent..'.wi~'po!!.~ie.'s'of the' D~>wntown Dublin Specific Plan which encouragfi the : C0nsidemtion'of bui!ding height increases through a Planned Development Rezone·/Development Plan :...:appli~ati~,n."}:.:...~...~. i.S..i,n.cr~.~..e. !.n,..b.,U~.!ding'he!ght i.s' appropriate as .the project is located within an'urbanized "--' ' '.':' ar~a~, there', ar~ fi0'iadjfib~h{??i'delf~s':~at'~buld:lSb 'affected and quality views of Dublin wohld fidt be. · . ' ." ...;,~,,.,', .:,.'("'.'~: .'. 4.~. ". ~ .',[ :.:;.i'.:.".o~'?'C~ "". · ~'" '."-: ." '..' ' ' '.. ..' .' . · . .: ':;. Site D~,'elbpnii~iit R~vi~,~,::!?i.?:.':i.:!?¢'!::.'?".5:;i' .".." ' :':: "-'!. ~ '. .. ' . ' '": .:i":. '"..Site D~)&16~iit' RS-ci~'~"i~":~~.'fOf'thi proposed 46, 110 squ~e foot office building. The purpose ":' ':0f the si)~e D~,elopiis~'hi i~vifiw'pr;c~ss is tO prOmOte orderly, attractive, and harmonious'site and '. · · structural deV~lbi~.rhe.n.t.!i.:g addr,..~s'se~ building location, architectural and landscape design and theme, ." vehicul~, and pedestriafi"aC~s~i"0n:gite'eirculation, Parking, and traffic impacts. A project site plan, '....':..:::', flooi~ plan; l~hsd~ap~ iSlm~i~:~'d'l~iiii~iing'ele~vltions m-e located in Exhibit A-2. ' · ' '" ". : · .';.'""" '.. ';' .: '", .'"J::' '.'"!'? .". , · .:" "q.' ". ':: . {2 "'" ~ ":"' 'i"' 'i ''~ '' '~'~'~"~'"~ .... :' '' ' ' :.'.$itePltm: .:~:...~.!~".-~.....'..'.*....':,.::,'.'"'.:..~..'~' .'..' "'..:" ~:.' ~'.."- ,':. " ' .. The site'.i§'ii3-~gular'in'stiap~ 'and consists 'of appi'oximately 4.5 acres of relatively flat land. The' propert3: "is ~urrently·developed win'an', existing L-shaped three-sto~, office building, located in the northern · portion.of, the si.t,e/The'remainder'of the site is developed with parking and landscaped areas. There are · ' no proposed ichanges to the"~xisting Vehicular access to the site. The site is accessed off of Dublin ·" Boulevacd'afid Re~6iihl Street via't;&°' 2-1an'e 40-f0ot wide access driveways. i" '::-':i' ;:.~.'i::.:,~.;~i'..':':':.'.'~..':..':,:'.i;.:::i.:~"."i':.':':.i;".~.!,'!:.:,~::.:".'~. ..' ""~.:" :""' .' " · The PropOsed four-story office b~iidirig wouid be located to the rear of the existing_ building and would · ".'..,' be c0nne~(ed tis' it. Via:~i 0ne'.Lsto~:.'~l~sS enclosed foyer. The new building would i~clude a sub-_~rade ': .. ': parkin~'le~!?'A.'!'~'.-.!~e!' (~', .'"~.'~...U~'-~ l;~el)'Parking structure would be constructed to the south of · . ,:..'..,'...:...::..the'propOsed J~u.il~,ng;,..T..,h'.ei.'.offi~'.~ b.. ldhg" iid parking structure would be connected via a vehicular of the arkmr, and bmld~n structures '~.'.. "'.:ii.~i; drive~v~iy";~d''a:secona level"'~d~'ti-i~,p'ath~a~/:i:::The. foundation p ' ~ ' ' g " .':. Wbiild'be:-i~t~.'~i~'~l~i~oxim~i'el~::'l i feet bel0w the ~,round surface. A geotechnical report prepared for ~ai'~r"b~iweei~ 26 and 3 ~' feet below o_ronnd level. The new structures ' ."'"' ': ':i:' Would ~r~f0'i'~:'n~i 'impadt.~ound Water'in the area. . :? .. incorPorate neutral colors '~f creamy beige~ and light' gray coneasted bY blue/gr, ayWin'~ ~dows set in black · ", 'albUm framesl The one-StOry g!ass',~n~10sed ?°yer.~hich ~%rmeCts'~e' tW~ bUii~ngs wiil serve as.. the priinary building entrance... and decorative paving. the'sites nm:them boundary and~..the the aesthetic.appearance · ..The subject proje~:t is located wi~in a half mile of, the proposei. Gate Drive. A'plarmed r0adwa'y' St. Patrick:Wa~, When compieied.Would connect Regional Street..The property owner has agreed to"constmct a Pedestrian pathway from the .. · project through'the adjacent parcel to Regional Street, tO provide futUre office. employees a ~l{~ci :. pedestrian link to the future West Dublin BART. Station. A conditiOn'of project approval will that this Pedestrian pathway be constructed prior tb 2006. " . Traffi¢ Issues;. ' . The Downtown Dublin Specific Plan wa~ adopted in 1985. The SPecific Plan states that the'3r°ject are~'~: i is constrained from substantial development intensification due the traffic capacity of the Road and Dublin Boulevard interseCtion which at :· :! s~Cet987;i:: ;: both Dublin. Bouleyard and San Ramon Road hav~ be downtown circulation.. - A traffic study has been prepared.by Omni 'Means to'evaluate the projects' of the city. The study determined that.the project would not ne lan Ramon Road and Dublin Boulevard intersection which would C or better. ' · · However:, the Proi~os~d" :' "' . : .: . pr~ject'will'ge.fierate additiOnal vehicular irips in the area ...... 'roadways. The.applicant has a~eed to'contrib.ute traffic funds.which.will ass[, · :. ;.Public.roadway maintenance.and planned roadway improvements in the area, :..' ·" ::' ParMng Issues: . · ' "' The site plan provides adequate' Par'king ..... ,ecs ':: '~ Wo~d be 16~lit~d "haS been·p'r~iSared'because the p;~ject will not haVe a significant effect °n comment leitei~s:.;were reCeiwd 0n.the~' P[Ojeet~'~'copy of the i" '"': ~''at/~hed a~'~ttaChment 5. t0.~'S"staff report. "". ...( :~.'i:OTIt~ER-'.~GENCY/DEPARTMENT REVIEW. ": ' ,.:::' 'i Chaptei' 8.76.050"C:of the' pari{ing' ;&gUlations of the Dublin Zoning Ordinance states where "' parl~ir~g' foi ~'~ise type Cannot be feasibly provided on the same site as an appr0Yed use;the .. parking may be allowed on an adjacent parcel pursuant to a Conditional Use peet; , :; · Seventeen of the required parking ~paces for the development are lOCated within a north, south utility 'and'access easement along the site's eastern boundary. The location of this off-site parking is appropriate as it is adjacent to the office'use, it would not impede Vehicular °r ~edestrim access t~ the: property or surrOunding. properties: 'A condition of proj ect'approval would require that the existingi' · easement be mended ti> state"tliat se~,enteen parking spaceswithin this easemen~ will beattributed to "the requi~;ed parking for the bffie'e building: The/-eby, prese~ in l .". the devel}SPi~nent." ' :' . . -..! ".i'i..' '. '"' :..' '. i:'. i ::': : ·" ' ........"...,...~.~i~;!~:: :.. :~:,~..~ .¢~2...:..i::5i'i...:' ::... "....:.~.i..':,/"i: .. :..'.~:~.::':'~'¢~.~: :'~; . ".. ~:..,...-". · :~ ,:; :i · .', ,..'.":. ::'5- .:. ' ::'-"...' ' . ;: · A Negati{,e'Decl arati0n haS:B~6ii'p~:e'pared for th~ project purSUant t° the California Envir0mental Quality ACt (CEQA); State CEQA Guidelines'and the City °fDUblin Envir0~ental 20-day revi~ period began' 0ii February 1; 2000 and i... ::"["i-i .": for'tl~s'Pr0j~ct tO en~ure that (?. C!iy.'~t~tndards are maintained; (2) p0~ciesand .stan. dards~by certain i. ...... :'. i.: "' 0Uiside a.genoies are met;' and (~) Sire'sPecific compatibility and desi~ issues are addressedl: .-, :,- '.' ' '.. '"Zoning or~inan~..'The"i~roposed office:deTeloPment has adequate access, Parking and is ComPatible with other lahd Uses'(retail commemial 'and recreational), transportation and service facilities in the · ... vicinity..:: '.:'.':/.':? ;.. :')' '.'..'.' ...:.. ';':.4 :.:i.:i.::" '". '"' RECOMMENDATION:......'......... . ' ":. staff recom~e'/ids 'the plarmin~, CommiSsion open 'the Public Hearing, deliberate and adopt.the '.'.~: '.:;. '." follo..'~n~"'~es'0ifiii0ns~ :... '.:. ""..' i!::i;' .."." :'.."' ' '. ". i:}~..;.'..'.". (Att~c~'~t '1 )' re'commending City c'°until ad;Pta NegatiVe DeClmtio~ .' .:i. ?.':-...':!:? ai~l~¢~'::a:'O~ii~i~al Pl~'~i~dm~nt .. '"'..' '. ";_~: '"":"::'"' ':"'~"' <'""','.,.'"2"..' "'-"~' "..:':" '.' '~. :: · "" ' '. ' ' ':"" . ' 2. Adopt Resolution ~ ,) approve a Planned Development (PD) Rezone/Devel opment ..--. Plan -:.attached asExhibi'ts~ ~1 '~d. A-2)i and ReVieW and COnditi, Retail/Office :~: ~?; 5::DOWNTOWN DUBLIN 1 ~.:'~,. ih acc6r~Ce ~ Smtefli~?~ publicnofice:w~ mailed to ~l property omers m'd 6'e~hp~ts ~5~n ~' :: :::~. :~: ::'-: ~'.... 300 feet of~e proposed prbje~ to adveffise ~e project ~d ~e upcoming public he~ing. A public RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPT A NEGATIVE DECLARATION AND APPROVE A GENERAL PLAN AMENDMENT FOR PA 99-010, CORRIE CENTER PHASE II OFFICE DEVELOPMENT WHEREAS, Sid COrfie of the Corrie Development Corporation (Applicant/Property Owner) has requested approval of a General Plan Amendment to allow an increase in the maximum Floor Area Ratio from .5 to .6 for the 'Retail/Office' land use category; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Negative Declaration has been prepared and is on file with the Dublin Planning Department. The project as proposed will not have a significant impact on the environment; and WH]gREAS, a completed application for each of the requested actions is available and on file in the Dublin Planning Department; and WHEREAS, a 20 day public review period was held for the Negative Declaration from February 1 through February 2 I, 2000; and WI:RC~REAS, no letters commenting on the Negative Declaration was received during the comment period; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 22, 2000; and WHEREAS, proper notice of said heating was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planing Commission recommending approval of the proposed project subject to conditions of approval; 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 findings and determinations regarding said Negative Declaration: l. The Corrie Center Phase H Office project application will not have a si~maificant effect on the envirOnment based on a review of the Initial Study and public testimony. ATTACHMENT 1 2. The Negative Declaration has been prepared in accordance with State and local environmental laws and guideline regulations. 3. The Negative Declaration is complete and adequate. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations with regard to the proposed General Plan Amendment: The proposed Amendment is in the public interest and is consistent with the goals, policies, general provisions and purpose of the Dublin General Plan which contains policies which encourage the intensification of the downtown area through the development of mixed-use pedestrian-orientated development. The proposed Amendment is appropriate for the 'Retail/Office' land use category because city policies require that a traffic study be prepared for all new development projects to evaluate the project's impact on city roadways and recommends mitigation measures to reduce any potential impacts to a level of insignificance; the city Site Development Review process will ensure that the proposed project has adequate parking, access, and will be compatible with surrounding land uses, thereby ensuring that the density of future development will not overburden public services and would complement surrounding development. 3. The Amendment will not have a substantial adverse effect on public health or safety, or be substantially detrimental to the public welfare, to be injurious to property or public improvements. BE IT FURTHER RESOLVED THAT THE Dublin Planing Commission does hereby recommend City Council adopt a Negative Declaration attached as Attachment 5 to the Staff Report for PA 99-010 and approve an Amendment to the Dublin General Plan, increasing the floor area ratio to .6 for 'Retail/Office' land use category for PA 99-010, Corrie Center Phase II Office Project. PASSED, APPROVED AND ADOPTED this 22nd day of February, 2000_ AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:X99-010kPCRESOGP RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT (PD) REZONE STAGE 1 & 2 / DEVELOPMENT PLAN FOR PA 99-010, CORRIE CENTER PHASE II OFFICE PROJECT WHEREAS, Sid Corrie of the Corrie Development Corporation (Applicant/Property Owner) has requested approval ora General Plan Amendment to allow an increase in the maximum Floor Area Ratio from .5 to .6 for the 'Retail/Office' land use category, a Planned Development Rezone Stage 1 & 2 / Development Plan and Site Development Review to allow the construction of a 46,110 square foot, four- story, 53 foot high office building, with sub-~ade parking and a two level (one sub-grade) paring structure and retailed improvements and Conditional Use permit to allow a portion of the required parking for the office project to be located on the adjacent property; on 4.5 acres of land currently developed with a three- story office building, surface parking and landscaped areas at the southeast quadrant of Dublin Boulevard and San Ramon Road, 7950 Dublin Boulevard (APN 941-1500-037-00) within the Downtown Dublin Specific Plan; and WHEREAS, a completed application for each of the requested actions is available and on file in the Dublin Planning Department; and WHEREAS, pursuant to the California Environmental Qnality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Negative Declaration has been prepared and is on file with the Dublin Planning Department. The project as proposed will not have a significant effect on the environment; and WHEREAS, the Downtown Dublin Specific Plan which was adopted in 1987 designates the property within Zone 2: General Commercial, which states that this area is constrained from substantial development intensification due to the traffic capacity of the San Ramon Road and Dublin Boulevard Intersection which at that time operated at a level-of-service E; and WHEREAS, since the adoption of the Downtown Dublin Specific Plan in 1987, both Dublin Boulevard and San Ramon Road have been widened to six-lane roadways to improve downtown circulation and the traffic study prepared to evaluate the projects' impact on the circulation pattern of the cky determined that the project would not have a significant impact on the traffic capacity of San Ramon Road and Dublin Boulevard intersection which would continue to operate at a level-of-service C or better; and WHEREAS, the project will generate additional vehicular k,-ips which will impact city roadways, the applicant will be contributing traffic funds to offset the costs of roadway maintenance and improvement; and ATTACHMENT 2 WHEREAS, a Development Plan' have 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 application on February 22, 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 Planing Commission recommending approval of the proposed Planned Development Rezone Stage 1 & 2 / Development Plan for PA 99-010, Corrie Center Phase II Office project; 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 FURTHER RESOLVED THAT the Dublin Planning Commission does hereby make the following fmdings and determinations regarding said proposed Planned Development Rezone: The Planned Development Rezone Stage 1 & 2 are consistent with the general provisions, intent, and purpose of the General Plan (as amended) and the Downtown Dublin Specific Plan, in that the project would result in development with the land uses allowed by said designation, and will contribute towards implementation Of said Plan; and The Planned Development rezone Stage 1 & 2, are consistent with the general provisions, intent and purpose of the PD Zoning District of the Zoning Ordinance. The Planned Development Rezone will be appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of.permitted and conditionally permitted uses and Development Standards, which will be compatible with existing retail commercial and recreational uses in the immediate vicinity; and The Planned Development rezone Stage 1 & 2, are consistent with the general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and o The Planned Development Rezone Stage 1 & 2, will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement, as all applicable regulations will be met; and The Planned Development Rezone Stage 1 & 2, will not overburden public services or facilities as all agencies must commit to the availability of Public Services prior to the issuance of any building permits as required by City laws and regulations; and The Planned Development Rezone Stage 1 & 2, will be consistent with the policies of the Dublin General Plan and the Downtown Dublin Specific Plan; and 2 The Planned Development rezone Stage 1 & 2, will create an attractive, efficient and safe environment though development standards contained in the Development Plan; and o The Planned Development Rezone Stage 1 & 2, will benefit the public necessity, convenience and general welfare; and The Planned Development Rezone Stage 1 & 2, will be compatible with and enhance the general development of the area because it will be developed pursuant to a comprehensive Development Plan. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council approve a Planned Development Rezone Stage 1 & 2 / Development Plan for PA 99-010, Corrie Center Phase II Office Project (Exhibits A-1 and A-2) which constitute regulations for the use, improvement, and maintenance of the property. Except as specifically identified otherwise in the approved Development Plan, development and operation of land use activities w/thin these PD Rezone Districts shall be subject to the current City of Dublin Zoning Code. PASSED, APPROVED AND ADOPTED this 22nd day of February, 2000. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:\99010\pcres-pd. DEVELOPMENT PLAN This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Corrie Center Phase H Office project, located on the southeast quadrant of Dublin Boulevard and San Ramon Road; 7950 Dublin Boulevard (APN 941-1500-037-00). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. This Development Plan is also represented by the, Site, Landscape and Architectural (floor and elevations) Plans, sheets dated received December 28, 1999 labeled Exhibit A-2 to the Resolution approving this Development Plan (City Council Resolution No. 98- ), and on ~'de in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Downtown Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. Permitted Uses: All permitted uses in the Dublin Zoning Ordinance for the C-1 Retail Commercial Zoning District are permitted uses in this PD / C-1 (Planned Development Retail Commercial) Zoning District. Conditional Uses: All conditional uses in the Dublin Zoning Ordinance for the C-1 Retail Commercial Zoning District are Conditional uses in this PD / C-1 (Planned Development Retail Commercial) Zoning District. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this PD District Rezone/Development Plan, ail applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone. Site Plan & Architecture: See attached site and elevation plans contained in Exhibit A- 2, Development Plan. This Development Plan applies to approximately 4.5 acre site shown on this plan on the southeast quadrant of San Ramon Road and Dublin Boulevard; 7950 Dublin Boulevard. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. Density: The maximum square footage of the proposed development under this Development Plan (as shown on the site plan) is as follows: 4.5 acres, 116, 900 square feet total building area in two buildings of 70, 790 square feet (existing) and 46, 110 square feet (proposed)~ EXHIBIT A-1 G:\pa99010\devplan 1 e ge Phasing Plan. The project will be constructed in one phase. Landscaping Plan. Refer to attached landscaping plan included in Exhibit A-2, Development Plan, . Sheet 7. Development Standards Lot Dimensions: See the C-I, Retail Commercial Zoning District development regulations, Chapter 8.36.030 of the Zoning Ordinance. Lot Size: See the C-l, Retail Commercial Zoning District development regulations, Chapter 8.36.030 of the Zoning Ordinance. Front, Rear, and Side Yard Setbacks: See the C-I, Retail Commercial Zoning District setback regulations, Chapter 8.36.030 of the Zoning Ordinance. Building Height: 53' 3" maximum Floor Area Ratio: The FAR within this district shall not exceed .59 Parkin~Garages: Parking shall be provided as shown on the site plan in Exhibit A-2, Development Plan, Sheet 2, as approved through the related Site Development Review and Conditional Use Permit for PA 99-010. Compliance with related Planning Approvals: The Applicant/Developer shall comply with all the related Site Development Review and Conditional Use Permit conditions of approval for PA 99-010. G:\pa99010\devplan 2 RESOLUTION NO. 2000 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 99-010 CORRIE CENTER PHASE II OFFICE PROJECT, CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR A NEW 46,110 SQ. FT. FOUR-STORY OFFICE BUILDING WITH SUB-GRADE PARKING AND A TWO LEVEL (ONE SUB-GRADE) PARKING STRUCTURE, RELATED IMPROVEMENTS AND TO ALLOW A PORTION OF THE REQUIRED PARKING FOR THE OFFICE PROJECT TO BE LOCATED ON THE ADJACENT PARCEL ON A 4.5 ACRE PARCEL LOCATED AT THE SOUTHEAST QUADK&NT OF DUBLIN BLVD AND SAN RAMON ROAD. WHEREAS, Sid Corrie of the Corrie Development Corporation (Applicant/Property Owner) has requested approval of a Conditional Use Permit and Site Development Review to allow the construction of a 46,110 square foot, four-story, with sub-grade parking and a two level (one sub-grade) par'king structure and retailed improvements on a 4.5 acre parcel currently developed with a three-story office building, surface parking and landscaped areas and to allow a portion of the required parking for the office project to be located on the adjacent parcel, located at the southeast quadrant of Dublin Boulevard and San Ramon Road, 7950 Dublin Boulevard (APN 941-1500-037-00) within a proposed "PD Planned Development Zoning District"; and WHEREAS, a completed application is available and on file in the Dublin Planning Department; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Negative Declaration has been prepared and is on file with the Dublin Planning Department. The project as prOPosed will not have a significant effect on the environment; and · WI-IEREAS the Planning Commission held a properly noticed public hearing on said application February 22ha, 2000; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission approve the Conditional Use Permit and Site Development Review, subject to conditions; and .WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth and used their independent judgment to make a decision; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. ATTACHMENT 3 NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Conditional Use Permit: The proposal to allow a portion of the required parking for the development on the adjacent parcel is compatible with other land uses, transportation and service facilities in the vicinity because the parking area would be located within a north-south access and utility easement along the site's eastern boundary in an area designated for commercial development and the parking area would not impede access to the property or surrounding properties. Bo The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all City and Alameda County regulations and conditions will be met. The use will not be injurious to property or improvements in the neighborhood because the parking area would not impede access to the property or surrounding properties in the vicinity. Do There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed parking area would not be detrimental to the public health, safety, and welfare. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed. The proposed use is not contrary to the specific intent clauses, development regulations, and performance standards established for the zoning district in which it is located. Go The proposed use is consistent with the Retail/Office designation of the Dublin General Plan and the "Zone 2" designation of the Downtown Dublin Specific Plan. H. The parking spaces are located within 400 feet of the proposed office development. Jo The parking spaces are located within a north-south access and utility easement along the site's eastern boundary, a condition of project approval will require that this agreement be amended to state that seventeen of the parking stalls within this easement will be attributed to the required parking for the Corrie Center. The parking area location has been reviewed by the Director of Public Works and has determined that the location of parking stalls within the north-south access and utility easement will not impede safe access to the property or adjacent parcels. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: The approval of this Site Development Review application is consistent with the intent and purpose of Dublin Zoning Ordinance Section 8.104, SITE DEVELOPMENT REVIEW, because the project it is compatible with the site and surrounding properties. 2 g~ The approval of this application, as conditioned, complies with the 'Retail/Office' designation of the General Plan and the General Plan, "Zone 2" designation of the Downtown Dublin Specific Plan, the proposed "PD" Planned Development Zoning District as well as with all other requirements of the Zoning Ordinance because an office use is a permitted use in such designation and zone. The approval of the Site Development Review application, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because the proposed development is consistent with all City and Alameda County regulations and conditions. Do The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements has been designed to provide a desirable environment for the development. Eo The subject site is physically suitable for the type and intensity of the proposed development because the majority of the site is level with area and dimensions that will accommodate the new office building and parking structure. Fo Impacts to views are addressed because the majority of the site is level and no views could be interrupted. G~ Impact to existing slopes and topographic features are addressed because the site is level and there are no topographic features. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project and as conditions of approval in order to insure the compatibility of the development with the development's design concept or theme and the character of adjacent buildings, neighborhoods and uses. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Conditional Use Permit and Site Development Review for PA 99-010 Corrie Center Phase II Office Project, subject to the following Conditions of Approval. This approval shall be generally depicted on the plans with notations, labeled Exhibit A-2, consisting of sixteen (16) sheets, dated received December 28, 1999 prepared by Dennis Kobza & Associates, Architect, and a material and color board stamped approved and on file with the Dublin Planning Department, subject to compliance with the following conditions of approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [FL] Planning, [BI Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PR] Parks & Recreation, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County. .' ~;.~¢~';,'.:%'~,' ~-~:.~ 2~ [~..~:~.- ~' ~ ',.~'x'~;~v:~':':i~~' '" ~.~:~:~ ~:r ..~',-'~-~,~..~ ~:~r~r:.~'e. :~,,~:~,'~:~ '~: :.',.~.... I. Approval: Except ~ specially modified PL Ongoing St~d~d elsewhere PA 99-010 Corrie Center Phase II Office Project Conditional Use Permit and Site Development Review is approved for the construction of a 46,110 square foot, four-story office building, with sub-grade parking and a two-level parking structure and a portion of the required parking for the development located on the adjacent parcel. This approval shall generally conform to the plans labeled Exhibit A-2, consisting of sixteen (16) sheets and a material and color board, prepared by Dennis Kobza & Associates, Architect, dated received by the Planning Department on December 28, 1999, as modified by the replacement of the bronze frames by black frames, stamped approved and on file with the Planning Department. Standard Conditions of Approval. The Developer/Applicant shall comply with all applicable City of Dublin Site Development Review Standard Conditions, City of Dublin Public Works Standard Public Works Conditions (Attachment 3 a to this document) and the City of Dublin Non-residential Security Requirements. In the event of conflict between any of these conditions and the attached Conditions, these Conditions shall prevail. Conditions/regulations. The Developer/Applicant shall comply with all applicable regulations and requirements of the Uniform Building Code and State of California Title 24 provisions, Alameda County Fire PW, PL, PO BLDG Standard F, PW, PO, Z7, DSR, PL, B Ongoing Standard Dep~men~ Public Works Dep~ent st~d~d conditions, Dublin Police Semites, and the Dublin S~ Rmon Se~ices Dis~ict regulations and requirement. Prior to issu~ce of grading or building pe~ks or the installation of ~y improvements related to this projec~ the Developer shall supply wri~en documentation from each such agency or depment to ~e Communi~ Development Depmen~ indicating ~at all applicable condkions required have been or will be met. 4. Conditio~ of Approval. In submi~ing PW G~D St~dard subsequent plans for review and approval, Developer/Applicant shall submit six (6) sets of plus to ~e Public Works Depment for pl~ check. Each set of plans shall have a~ched a copy of~ese Conditions of Approval wi~ responses to conditions filled in indicating where on ~e plans ~or how the condition is satisfied. A copy of the St~dard Public Works Conditio~ of Approval shall also be submi~ed which h~ been m~ked up to indicate'where on the pl~s ~or how the condition is satisfied. ~e notations shall cle~ly indicate how all Conditions of Approval and Smd~d Public Works Conditions of Approval will be complied with. Improvement pl~s will not be ' accepted without the ~otated conditions and st~dards amched to each set of plus. Applican~eveloper will be responsible for obtaining ~e approvals of all p~icipating non- Ci~ agencies. 5. Fees. ~e Developer/Applic~t shall pay all B, PL, BLDG Standard applicable fees in effect at ~e time of building ~M pemk iss~nce, including, but not be limited to, Planing fees, Building fees, Dublin S~ Rmon Sen'ices Dis~ict fees, Public Facilkies fees, Dubt~ Unified School Dis~ct School Impact fees, Fire Impact fees, Almeda Coun~ Flood ~d Water Conse~ation Disffict (Zone 7) Drainage ~d Water Co~ection fees; ~d any other fees applicable to ~e project. Fees ~e subject to ch~ge wi~out notice. ~e Ci~ fees will be calculated at ~e time oflssu~ce of~y Build~g pemit. 6. Ordinances/General Plan/Policies. The PW, PL, Ongoing Standard Developer/Applicant shall comply with, meet, B, and/or perform all requirements of the City of Dublin Zoning Ordinance adopted September 1997, the City of Dublin General Plan, the Downtown 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. 7. Modifications. Modifications or changes to PL Ongoing Standard 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. 8. Approval of this Site Development Review PL Ongoing Standard Approval of this Site Development Review shall be valid for-one year, until February.22, 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 DeveIopment 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. 9. Building Permits. To apply for building PL, B, PW BLDG Standard permits, the Developer/Applicant shall submit twelve (12) sets of construction and improvement plans together with final site plan and' landscape plans to the Building Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with Responses to Conditions filled in (see this chart) indicating where (on the plans) or how the condition is satisfied. The notations shall clearly indicate how all Conditions of ,~,~ L~ ..~,.,,,,'~ ~..' .......................... Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Developer will be responsible for obtaining the approvals of all participating non-City agencies. 10. Plans. All plans shall be fully dimensioned B, PL, PW IMP, Standard (including building elevations) accurately BLDG drawn (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. 11. Required Permits. Developer/Applicant shall Various Various Standard obtain all necessary permits required by other times, agencies (Alameda County Flood Control but no District Zone 7, California Department offish later than and Game, Army Corps of Engineers, State Issuance Water Quality Control Board, Etc...) and shall of submit copies of the permits to the Department Building of Public Works. Permits 12. Encroachment Permit. The PW Ongoing Standard Developer/Applicant shall obtain an Encroachment Permit for any work that is performed in the City's right-of-way. 13. Permit revocable. The permit shall be PL Ongoing Standard revocable for cause in accordance with Section 8.132 of the Dublin Zoning Ordinance. The Developer/Applicant shall develop this project and operate all uses in compliance with the Conditions of Approval of this Site Development Review and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action 14. Noise/nuisances. The Developer/Applicant PL, PO Ongoing Standard shall control all activities on the site so as not to create a nuisance to the existing or surrounding buslnesses or residents. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. 15. 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~e business generated trash ~d li~er on-site ~d off, site in the neighborhood. 16. Interior Noise Levels. Interior noise levels PL, B BLDG PL, B shall comply wi~ ciW ~d state requirements to ensure ~at audibili~ of~affic noise levels shall be minimized. 17. Accesso~ structures. ~e use of any detached PL, B, F Ongoing Standard accesso~ structures, such as storage sheds or ~ailer/conminer units, used for storage or for any o~er pu~ose, sh~l not be allowed on ~e site at ~y time. Outdoor vehicle pinking anWor storage, including the storage of materials or equipment of any kind are prohibited. ~ .:.~:~,~ ~::~.' '::: ~:~.~.~ :..: ~s.,,~ ...... ': ,,.'.~,:, ,~...'. '. :.':: '~,,:?'.::¢?~.:;::,.':". ". ' 18. Pedestrian Pathway (on-site). ~e Applic~t PL ~eveloper shall install a pedesffi~ pa~way ~om ~e building en~ce d~mds m the prope~ line to ~e satisfaction of the Directors of Communi~ Development ~d Public Works. 19. Pedestrian Pathway (off-sitO. ~e Applic~t PL Prior m PL ~eveloper shall prior to 2006 e~end ~e 2006 pedes~i~ pa~way (identified in No. 18 above) ~om the subject prope~ t~ough ~e adjacent prope~ to Regional S~eet to provide furore office employees a direct pedes~i~ link to the ~t~e West Dubl~ B~T station to the satisfaction of the Directors of CommuniW Development ~d Public Works. 20. On-site Improvements: ~e ve~ical PW I~ PW aligment of~e improvements shorn on the plus shall be based on a field su~ey of the sim to ~sure ~at the proposed improvements fit ~e existing topo~aphy. Existing conto~ lines, spot elevations, l~dscaping, h~dsuffacing, utilities, fences/walls, and o~er topo~aphy shall be shorn on ~e pl~ using screened or d~hed lines, ~d the proposed improvements shall be superimposed on mp of the existing topo~aphy to show ~e relationship be~een existing ~d new. Veffical consol of~e new improvements shall be properly identified by showing top of c~b (TC), mp of pavement (~), finish ~de (FG), and finish floor ~F) [ elevations, as well ~ new contour lines, cut ~d } fill slopes, ~d ~e limit of ~ading. Ve~ical ] c0n~ol shall be based on ~e elevation of an [ established Ci~ of Dublin benchm~k. ' I Dedication and Improvement of PW, F IMP PW [ Fire~mergeney Access. Applic~eveloper ] shall provide convenient =d ~nctional access / ~d mm-~ound ~ea wi~in and through the site ] for fire and other emergency vehicles per [ Alameda Coun~ Fire Depment (ACFD) / standards. Said pccess =d turn-around area ~ shall provide 42 -minimum outside ~ming / radii ~d 25' inside turning radii. A [ combMation of painted red curbs and ~6F / ("No StopPing, Fire L~e) si~s shall be [ installed along desi~ated aisles to prohibit [ parked vehicles ~om obsmctMg access for [ emergency vehicles. Dead-end aisles shall not /exceed a len~h of 150' unless = acceptable [tum~ound ~ea is provided. Drive aisles shall }be designed to provide direct emergency [vehicle access to all building en~ces. Blue / way reflective pavement m~kers shall be [installed in ~e center of~e drive aisle adjacent }to each on-site fire hydr~t. [Repair and Resurfaeing of Paring Lot. The PW OCC PW [Applic~eveloper shall repair all dmaged } p~king lot pavement and hardsuffacing wi~in [~e ~eas of the p~king lot to be used by the /bUilding occup~ts. Upon completion of all ~ repairs, the p~kMg lot pavement shall be sealed ]using ~ asphaltic emulsion (fog seal) or o~er [approved asphalt concrete seal~t. ;3. Improvements ~thin E~sting Easements. PW IMP PW The Developer/Applic~t shall investigate ~y existing easements that may eM~ across ~e site. A Prel~in~ Title Repoa shall be submi~ed to indicate ~e locations of=y recbrded easemenm affecting ~e prope~. Before plus for improvements wi~in =y eMsting e~emen~ will be approved by ~e Public Works Director, ~e Developer/Applicant shall, obtain wdRen pemission ~om ~e e~ement owner, ~d shall submit said ~i~en pemission to ~e Public ~ W°r~ Dep~ent. , 24. Screening. Ail ducts, meters, air conditioning PL BLDG Standard equipment ~d other mech~ical equipment on- site, either ground or roo~mounted, shall be effectively screened or enclosed ~om public view wi~ materials architecturally compatible with ~e main s~cture. 25. Design. Building desi~ ~d architectural PL BLDG Stand~d ~ea~enB shall be ~ shown on ~e approved plus, E~ibit A-2. Exterior colors shall be consistent with ~e color samples submi~ed by De~is Kobza & Associates, dated December 20, 1999, ~ modified in item No. 1 above. 26. Trash Bins. All ~ash bin(s) used for ~is site B, PL BLDG Standard shall, at alt times, be maintained wi~in trash enclosure. A minimum 10' wide x 20' long concrete apron shall be installed in ~ont of the ~ash enclosure. ~e ~ash enclosure may need to be covered to meet ~e National Pollution Disch~ge Elimination System ~PDES) requiremenm. ~e desi~ ~d architecmraI ~ea~ent of~e enclosures shall match ~e building finish and color. Enclosure doors shall be ora solid (not see · rou~) material ~d painted to match the adjacent walls. Doors shall not encroach into drive aisles. 27. ~e Developer/Applicant shall submit a leuer PL, B BLDG Smd~d 5om ~e Livemore-Dublin Disposal Comply outlining ~eir comments at the time of submi~l of site plus for building dep~ent review. 28. Isocha~ ~e Developer/Applicant shall PL, B, PO BLDG Smd~d prep~e a Lighting Isoch~ to ~e smisfaction of the Director of Public Works ~d Director of Comm~iw Development. Emefior lighting shall be provided within ~e p~king lot and on · e build~g ~d shall be of a desi~ ~d placement so as not to cause gl~e onto adjoin~g prope~ies, businesses or to Vehicul~ ~affic. Li~ting used after daylight hours shall 10 "~' ' be adequate to provide for security needs (1.0 foot candles). Wall lighting around the perimeters of the building shall be supplied to provide "wash" security lighting. The Lighting Isochart shall be provided and subject to the review and approval of Dublin Police Services and the Community Development Department prior to the issuance o£a building permit. Will-Serve Letters. The Developer/Applicant shall provide documentation in the form of will- serve letters stating that water, sewer, electric, gas and telephone service will be provided to the office facility the appropriate utility companies to the satisfaction of the Director of Public Works. Underground utilities. All utilities for the new building (ie. Electrical, telecommunications, cable television, gas etc.) shall be installed under~ound, in accordance with the governing utility agency and the Directors of Public Works and CommUnity Development. Above-ground Utility Screening. All above- ground utilities that cannot be placed underground (i.e. backflow prevention devices) shall be screened using landscaping or an architectural feature acceptable to the Director of Community Development and Public Works Director. 32. Parking Stalls. The Applicant / Developer shall amend the '40 ft Access and Utility Easement' which exists along the eastern property line to state that seventeen of the twenty-nine parking spaces in this area shall be attributed to the required parking for the Corrie Center Office Development to the satisfaction of the Community Development Director and the Director of Public Works. Parking layout. All parking spaces for the site, shall be as shown on the approved plans, labeled Exhibit A-2 and shall conform to City of Dublin Zoning Standards. All spaces shall be double-striped with 4-inch wide stripes set PW IMP Standard PW, PL PL, PW IMP BLDG Standard Standard PL, PW PL, PW IMP PL, PW BLDG Standard 11 37. 39. approximately 2 feet apart as shown on the "Typical Parking Striping Detail" available at the Planning Department. Handicapped, visitor, employee and compact parking spaces shall be appropriately identified on the pavement and designated on the parking plan. All striping for parking stalls shall be new at the time of occupancy. "Stop" control si~ox~s and pavement markings shall be installed at aisle intersections as specified by the Public Works Director. Centertine striping shall be installed along the main aisle extending north to south from Dublin Boulevard. Bicycle Parking The Applicant/Developer shall install one bike rack designed to hold up to four bicycles for each 40 vehicle parking spaces. The rack shall be located near building entries where there is adequate lighting and can be surveyed by the occupants. ADA Requirements/l:Iandicapped ramps. Handicapped ramps and parking stalls shall be provided and maintained as required by the State of California Title 24 provisions. Ail required handicap sig-nage for'the parking stalls shall be installed. Vehicle Turnaround Area in Parking Garage. A hammerhead-shaped vehicle turnaround area shall be provided in the basement garage at the southwest end of the drive aisle that extends between column lines 2 and 3 and terminates at line K. 1. Vertical Clearance in Parking Garage. The vertical clearance at the entrances and inside the parking garage Shall not be less than 8'-2". Fire lanes. The Developer/Applicant shall have all curbs within the development which have been designated as fire lanes painted red with white three inch high lettering stating "NO STOPPING - FIRE LANE". PL, PW PL, PW, B PW PW, PL PO, F BLDG BLDG BLDG BLDG BLDG Standard Standard PW PW, PL Standard Final Landscaping and Irrigation Plan. A PL, PW BLDG Final Landscaping and Irrigation Plan, shall be submitted for review and approval by the Directors of Community Development and Standard 12 Publi~ Works. All lmdscaping shall be generally consistent with ~at sho~ on E~ibit A- 2, prepped by Ho~ ~ssociates. ~e Final L~dscape pl~s shall info.orate comments prepared by the Ci~ Landscape Architect on file at ~e Planning Dep~ent. 40. Additional Landscaping. Additional ~ees PL BLDG PL shall be plated along ~e no. em edge of~e prope~ within the existing l~dscape pl~ters ~d within l~dscaped planters ~ong the e~tem side of~e new building to shade ~e p~king lot. 41. Redwood and Eucal~tus Trees. A Tree PL G~D PL Protection Tree shall be prepared by a qualified ~borist to ensure that ~e Redwood ~d Eucal~ms Trees that e~st along ~e western prope~ line shalI not be impacted during cons~ction. 42. Slopes in Landscape and Hardscape Areas. PW I~ PW ~e applic~t shall assure that ~e ~des within · e t~dscaped ~eas slope away from the building foundation at a minimum of 5% slope. In additio~ all exterior h~d surfacing ~e~, including te~aces, shall be ins~lled wi~ a 1% minimum ~dien~ andshall drain away from the building. Please show su~cient spot elevations on ~e plus to assure th~ said ~adients will be provided. 43. Landscaping adjacent to Public ~ght-of- PL, PW OCC Stand~d Way. New ~ees plated within 5' of~e public Sidewalk shall have root shields installed at the back of sidewalk per the m~ufacmrer's recommendations to prevent potential root d~age from the tree ~o~h. ~. Obstruction. L~dseaping shall not obs~uct PL, PW Ongoing Standard the sight di~ce of motorists, pedes~i~s or bicyclists. Except for ~ees, l~dscap~g at drive aisle ~tersections shall not be ~ller ~ · i~ (30) ~ehes above ~e c~b. 45. Standard Plant ~tefial, Irrigation and PL BLDG St~dard Maintenance Agreement Form. ~e Developer/Applicant shall complete ~d submit · e Smd~d Pl~t Material, I~igation ~d .. Maintenance A~eement Fo~. 13 ' .. ~ ~:~ .:~. ~.~ ,..~ 46. Maintenance. All landscaping areas on site PL, PW OCC/ Standard shall be enhanced and properly maintained at Ongoing all times. Any proposed or modified landscaping to the site, including the removal or replacement of trees, shall require prior review and written approval from the Community Development Department. 47. Height. Landscaping shall be kept at a minimal PO Ongoing Standard height and fullness giving patrol officers and the general public surveillance capabilities of the area. 48. 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 IES standards for lighting in public areas. 49. Curb adjacent landscaping. All landscaping PL, PW BLDG Standard adjacent to parking stalls shall maintain a minimum t-foot wide raised curb or equivalent to facilitate Pedestrian access. All landscape planters within the parking area shall maintain a five (5) foot curb radius. 50. Fire-Resistant and/or Drought Tolerant PL, PW BLDG Standard Plant Varieties. Final landscaping and irrigation plans shall include fire-resistant and/or drought tolerant plant varieties in the plant palette. 51. Conflicts with Proposed Landscape Features. PL, PW BLDG Standard The final landscape and irrigation plans shall show locations of all pedestrian lighting, Utilities, drainage ditches, etc. Plans shall address tree planting within public service easements to avoid conflicts with utilities and streetlig~hts. 52. Landscaping of walls and trash enclosure. PL BLDG Standard Landscaping of walls and the trash enclosure with the use of vines is encouraged. 14 53. Secud~ Requirements. Developer/Applicant PL, PO BLDG Standard shall comply with all applicable Ci~ of Dublin Non-Residential Secufi~ Requirements (Municipal Code 7.32.230 Section 1020) 54. Secud~ program. Developer/Applic~t shall PL, PO Ongoing Stand~d work wis Dublin Police Semites on ~ ongoing b~is to establish an effective robbe~, burglar, the~ prevention and sec~i~ program for Se business. 55. Graffiti. Developer/Applicant shall, at all PL, PO Ongoing Stand~d times, keep the site and building cle~ of graffiti v~dalism on a regular ~d continuous basis. Graffiti resistant paints for the s~c~res ~d film for windows or glass should be used. 56. Addresses. Addressing and build~g numbers PL, PO, F BLDG St~d~d shall be visible ~d legible Sum s~eet or road Sonting Se prope~ and from all approaches to the building. Individual suim numbers shall be pendently posted on Se m~n en~ce doOrs or tenet spaces. 57. Lighting over exte~or doors. ~e PO BLDG Smnd~d Developer/Applic~t shall provide li~ting aro~d Se entire perimeter of the building, over e~erior doors ~d in the p~king lot areas. ' · Lighting fi~res shall be ufa v~dal resistant ~e. 58. Secud~ Gates. Secud~ gates sh~l be PO BLDG PO installed at Se enhances/exits to Se under~ound p~king areas ~d Se walkway be~een Se buildings. 59. Regulations. Developer/Applic~t shall comply F Ongoing Standard with all applicable re~lations ~d requirements of the Almeda Coun~ Fire Depament. 60. Fire Hydrants. Fire Hydrants in commercial F BLDG F ~eas sh~l be spaced eve~ 300 feet. Alameda Coun~ Fire Depa~ent may require Fire Hy&~ to be placed at closer bm~als to co,om to s~eet intersections or unusuM ~eet cu~a~res. 15 .. ~ ~' , ~ . ~:.~ 61. Emergency Access and Water Supply F G~ S~dard Emergency access and water supply shall be in place prior m COmbustible material storage on the site or ve~ical cons~ction. Access and water supply shall be ma~mined at all times during cons~ction. A pl~ shall be submi~ed to the Ci~ of Dublin indicating the location of access and water supply. Tempora~ access roads at cons~ction sites may be pe~iged in accord~ce wi~ ~icle 87, UFC 1994. A pe~it approved by ~e Fire Dep~ent is required for tempo~ access roads. 62. Fire Apparatus Roadways and Fire Lanes. F OCC Smdard Fire appmms roadways shall have a minimum unobs~ucted wid~ of 20 feet ~d an unobstructed ve~ical cle~ce of not less than 13 feet 6 inches. Fire lanes shall be identified in the pl~ ~d approved by the ACFD prior to installation. (refer to F 1994, Sec. 902.2.2.1) 63. Building height. ~ access roadway 0f26 feet F OCC F in wid~ (minimum) shall be required for . · buildings of 35 feet ~d over in height above natural ~ade. ~e access roadway shall be positioned p~allel to at le~t one entire side of · e building ~d shall be located within a minimum of 15 feet and a m~imum of 25 feet from the building ~C 1994, Sec 902.2.2.1 EXCEP~ON, p~a~aph 2). 64. Spfin~ers. A fire Sprinkler System shall be F OCC F installed. Plans ~d calculations shall be submi~ed to ~e fire dep~ent for review ~d approval prior to installation. A pemit for the system installation shall be applied for ~d fees paid prior to installation. Sprinkler systems sen, ing more than 100 heads shall be monitored by ~ approved cen~al station, U.L. listed ~d ce~ified for fire ala~ monkoring. A copy of · e U.L. liming shall be submiaed to ACFD pri6r m scheduling ~e final test system. (Refer m UFC, 1994, Sec. 1003.3 ~ mended). 65. Fire extinguishem. Potable fire extinguishers F OCC St~d~d sh~l be installed in accord~ce wi~ ~e Unifo~ Fke Code, ~or State Fire Code for · e specific occup~cy. (Refer m ~C, 1994, Sec. 1002.1) 16 · 66. ~OX Box. A ~OX box key lock ~ystem is F OCC St~d~d required for ~e building. 67. Emergency Signs. Signage is requ~ed for F OCC St~d~d Smi~ells, Elec~ical Rooms, Elevator Equipment rooms, Sprinkler Riser Rooms, roof access ~d other locations ~at would be accessed during ~ emergency. 68. Elevatom. Elevators must confo~ to ~e F BLDG F provisions of Chapter 30 of~e ~C 1994. The ACFD strongly recommends ~at at least one elevator be of a size ~at will accommodate one gumey ~d ~ree a~end~ts. ,.~.? ~ ~ 69. DSRSD Standard Conditions. ~e DSR Ongoing St~d~d Developer/Applic~t shall comply wi~ all applicable requirements and regulmions of~e Dublin S~ Ramon Se~ices Dis~ict including the following conditions: a Improvement Plans. Prior to ~e issuance DSR BLDG of a build~g pemit, complete improvement plus shall be submi~ed to DSRSD ~at confom to the requirements of the DSRSD Code, the DSRSD "Smd~d Procedures, Specifications ~d Drawings for Desi~ ~d Installation of Water and W~tewater Facilities", all applicable DSRSD Master Plans ~d all DSRSD policies. b Mains All Mains shall be sized to provide DSR sufficient capaciW to accommodate furore flow demands in addition to each developmem project's dem~d, Layout ~d sizing of mains shall be in confo~ance with DS~S utiliw master planing 17 · . ., ' ' .[~!.o..t,}~pp., ........ Sewers Sewers shall be designed to DSR IMP operate by gravity flow to 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 specifications. The DSRSD reserves the right to require payment of present,worth 20 year maintenance costs as well as other conditions within a separate agreement with the Developer for any project that requires a pumping station. Domestic and fire protection Domestic DSR IMP and fire protection waterline systems for Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice Public water and sewer lines DSRSD DSR IMP policy requires public water and sewer lines to 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. Easement Dedications Prior to approval DSR' BLDG of a grading permit or site development review permit, the locations and widths of all proposed easement dedications for water 'and sewer lines shall be submitted to and approved by DSRSD. Dedications by separate instrument All DSR IMP easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD. 18 h Fees. Prior to ~e issuance of a building DSR BLDG pemit, all utili~ connection fees, pl~ check fees, inspection fees, pemit fees and fees ~sociated with a wastewater discharge pe~it shall be paid to DSRSD in accordance wi~ the rates ~d schedules established in ~e DSRSD Code. i Improvement plans. Prior m ~e issuance DSR BLDG of a building pemi~ all improvement plans for DSRSD facilities shall be si~ed by ~e Disffict Engineer. Each drawing of improvement plus shall conm~ a si~amre block for ~e Dis~ict Engineer ~dicating approval of the s~it~ sewer or water facilities sho~. Prior m approval by the Disffict Engineer, the Developer shall pay all required DSRSD fees, ~d provide ~ engineer's estimate of consmction costs for the sewer and water systems, a perforate bond, a one-ye~ mainten~ce bond, ~d a comprehensive general liabiliw insur~ce policy in ~e moun~ ~d fores ~at ~e acceptable to DSRSD. ~e Developer shall allow m le~t 15 working days for final improvement drawing review by DSRSD before silage by ~e Dis~ict Engineer. j Utili~ Construction Permit No sewer DSR BLDG line or water line consmction shall be petalled unless the proper utiliW conmction pe~it h~ been issued by DSRSD. A cons~ction pemit will only be issued a~er all of the items in Condition ~C above have been satisfied. k Hold ~rmless. ~e Developer/Applicant DSR Ongoing shall hold DSRSD, its Bo~d of Dkectors, commissions, employees, ~d agems of DSRSD h~less ~d indemni~ and defend ~e sine ~om ~y lkigafion, claims, or fines resuking ~om ~e conmction ~d completion of the project. 19 70. G~ding Plan. Developer/Appl:~t shall grad~ PW IMP St~d~d the project in confo~e wi~ thc approved grading p]~ ~e State Regiona] Water Quali~ Con~o] Board and ali o~er related requirements ~d ~and~ds. 71. Water QualiW Requirement. All PW G~ PW dewIopment shall meet the water quali~ requiremems of ~e CiW of Dublin's National Pollution Disch~ge Elimination System ~DES) pe~it ~d the Al~eda Co~W Urb~ Runoff Clean Water Pro~. ~e site desi~ shall include some ~e fll~afion system for all sto~ drain inlets wi~in ~he paved ~eas to prevent hydros~bons o~er pewoleum-based ~on~in~ts ~om entering thc publi~ sto~ drain system. Installation derails sh~l be included on plus. In addition, all sto~ water inle~ shall _ _ be stenciled '~o Dumping - Flows :o Bay ..... using a ~ndard stench available ~om Alameda Coun~ Urb~ Runoff Cle~ Water Pro,am, located at 951 Turner Co~ Hazard, California. 72. Erosion control measures. ~e PW Ongoing S~d~d Dewloper/Applic~t shall install erosion consol measles in ~] ~eas of the site during cons~tion be~een October 1 ~d April 1: ~o · e satisficrion of the Director of Public Works. These measures shall be in accord~ce with lates~ s~d~ds of~e Regional Water QualiW Consol Board M~ual of Sedimen~ ConSol. 73. Storm Drainage. A sto~ driinage ~lan shall PW I~ PW be prepped ~d submi~ed. Said sto~ drainage plan shall bc accompanied by a hydroI°~ map ~d hydraulic calculations prepped, s~ped, and .si~ed by a licensed Califomia Civil Engineer which demons~ale ~at ~e ~eebo~d requiremen~ manda(ed by Al~eda CounW Public Works Agency have been met. Refer ~o thc ff~rolo~ ~d ff~dr~]ic~ Criteri~ S~mm~ published by Alameda CounW for all related desi~ criteria. 74. ~in-water Leade~. Raid-water leaders for PW j I~ PW 20 · *'*."' ?*? the roof drains shall be piped directly lo the on- I site store drain system. [ ' 75. Best Management Practices. I PW BLDG 171 ' Developer/Applic~t shall demons~ate to ~e~ Director of Public Works ~at ~e project ~ development meets ~e requirements of~e CiW [ of Dublin's "Best M~agement Practices" to ~ mitigate store water pollution., , ~ ~ ~ i · .'[-~;~ ,.. , e~*~' '.~*.)~¢ ..... q, ~,.~,x~:~'~,.. s,..,~, .,.~:.~:~:8~7~,.:': ~,::..,~,,..,<::~ ;:~: 4. , ...~ ~: :...' ~., '.,,~ ~ - ,. ,~E · .&~O~ ~ ~, ~.., . ~, ~ .., ~,. ~; ,.:, .,~ ~., ~,~.,~:.,.,~:,,:,~ ~,~,..~.,.,:., ,..x~ ,,. ,. ...... .. , ,., ....... .......... 76. Flood Avoidance. According to the Federal PW IMP PW Emergency M~agement Agency (FE~) Flood Insurance Rme Map, CommuniW Panel Number 060705 0001 B, ~e abuffing flood consol ch~nel sou~ of the site is wi~in ~ ~ea desi~ated Zone AE wi~ a B~e Flood Elevation of 360.00 for the 100-ye~ sto~ event. ~e store water is contained wi~in ~e ch~nel. Since mnoff~om ~is site drains to · e ch~el, ~d since the finish floor elevation of~e b~ement g~age will be lower ~ ~e base flood elevation, the b~ement shall be. se~iced by a sump and pump system to prop out ~y mom water ~at may collect in ~is 77. Site Clean-up. ~e site shall be clewed of all PW I~ PW di~ ~h, leaves, weeds, ~d o~er debris. ~e Applicant shall also cle~ all on-site store drain inlem ~d pipes to prevent debris ~om discharging into ~e public store &ain system. 78. ~A access. ~e project shall comply with the PW BLDG Standard provisions of the California Building Code and ~e State of California Title 24/~A requirements. 'i~~i~:'~: ~$~2';?,:~:;~,~I~¢?~..'~:/~,'x '.'i.:~: ,..¢':.':~t'2.7;q':;~?~%:v;.:'. "~::~::~:'.' ':./.{:}~' ~' ;'.'.: ~....~::::.':' .'' ~ ~ ,..~z~,~***~:~g~;~::~::~:~':'~'~;'~i2l~i~.~,,,r~.,,~.,:?, ~;.~:~ ,~ ~:~ t.**~ '~,~ ...... c~:~,',:~ .~ ,,?.,'-'.. .... x:~-;~' :.." .' · ........ '~'' ..... .:;."' ~.. ' ; .... ' I'. ........... ~ ................ - ~..~...,~ ......... . .~.,...., ..... ~'~i ...... .,:.,~,.~....:.,, ,, ~ .,, ......... , . ...... · 79. Monitoring Wells. The Developer/Applicant PW, Z7 G~4D Standard shall des~oy any existing monito~g wells on ske. prior to development in accor~nce with the requiremenm of Zone 7, Almeda CounW Heal~ Dep~ent ~d o~er applicable agencies. 21 . ,,,/~'~:~ ~'~ g0- Replacement of Damaged Public PW OCC Improvement. ~e Applican~eveloper shall replace all damaged improvements along the propo~ ~on~ge~ wi~in ~he public right-of- way, including the curb~ gu~er, sidewalk, driveway, paving (to s~eet centerIine), ~d utilities as required by ~ Public Works Director. All work shall be po~o~ed accord~ce wi~ ~e Ci~s s~and~ds~ ~d may only bo pe~o~ed ~or the Ci~ of Dublin issues an Encroachment Pe~it. ~ 1. Containment of Trash ~ Debris. Measures PL, PW Ongoing Stand~d shall be ~en to con,in all cons~ction-related ~h, debris~ ~d materials on-site until proper disposal can be ~ged. ~e Applican~evclopor shaH keep the adjoining public ~eets ~d sidewalk ~ea clc~ ~d of di~ debris~ ~d materials at all times during ~e cons~ction period. All costs ~sociated wi~ the CiW's effogs to mitigate a h~d as a result of~e Applic~t's~eveloper's failure to comply shall be borne by the Applic~eveloper. 82. Dust ~e~ undergo~g grading ~d o~er B, PW Ongoing Smnd~d cons~ction activities, shall be watered or other dust p~lative measures used to prevent dust as conditions w~t. 83. Tempora~ construction fencing. The use of B, PW BLDG Smnd~d any tempor~ cons~ction fencing shall be subject to ~e review ~d approval of the Public Works D~ector ~d ~e Building O~cial. 84. Houm of operation. Con~ction ~d ~ading PW On-going Smdgd operations shall be limited to weekdays, Monday ~ough Friday, ~d non-CiW holidays, be~een the hours of 7:30 a.m. and 5:00 p.m. ~e Director of Public Wor~ may approve work on Saturday ~d hours beyond ~e above mentioned days ~d ho~s with ~e undersmding ~at the developer is responsible for ~e additional cost of the Public Works inspectors' overtime. 22 Health, Design and Safety Standards. Prior to final approval allowing occupancy of the building, the physical condition of the site shall meet minimum health, design, and safety standards including, but not limited to the following: The drive aisles and parking stalls shall be complete and free of building materials, dirt, and/or debris to allow for safe traffic movements. All traffic striping and control signing in the parking lot shall be in place. All parking lot lights shall be energized and functional. Any required repairs to the street, curb, gutter, and/or sidewalk that may create a hazard shall be completed to the satisfaction of the Public Works Director. All sewer clean-outs, water meter boxes, and other utility boxes shall be set to grade, and appropriate covers shall be installed. f. The building shall have Building Department final approval for occupancy. 86. / Signage. All proposed silage for Co~ie ~1 Center shall comply wi~ ~e provisions of~e [ Dublin Zon~g Ordinate. 87. Energy Conservation. Building plans shall demonstrate the incorporation of energy conservation measures into the design, construction, and operation of the proposed development PL, PW PW PW PW PW PW PW, B OCC OCC OCC OCC OCC OCC OCC Standard Standard Standard Standard Standard Standard Standard PL, PW BLDG Standard Effectiveness of this Site Development Review and Conditional Else Permit. This Site Development Review and Conditional Use Permit shall become effective at the time the Planned Development Ordinance becomes effective, approximately thirty days after the second reading of the Ordinance by the Dublin 23 PASSED, APPROVED AND ADOPTED this 22nd day of February, 2000. AYES: NOES: ABSENT: ~TTEST: Planning Commission Chairperson Community Development Director 24 Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Public Works Conditions of Approval Printed 02/16~00 CITY OF DUBLIN STANDARD PUBLIC WORKS CONDITIONS OF APPROVAL Applicant/Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City of Dublin's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. GENERAL: Applicant/Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision Ordinance, the City of Dublin Public Works Policies, the City of Dublin Grading Ordinance and the approved Vesting Tentative Map. Applicant/Developer shall obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List". An encroachment permit shall be secured from the Director of Public Works for any work done within the public right-of-way, where the work is not covered under the public improvement plans. Applicant/Developer shall obtain Caltrans' approval and permit for any work performed within a Caltrans fight-of-way or that impacts their facilities. 3. Applicant/Developer is responsible for the construction site and construction safety at all times. Construction of the.project shall be conducted so as to minimize the effect of the consmaction on the existing community and on the occupants of any new homes as they are completed, as required by the Environmental Impact Report. Applicant/Developer shall submit a Construction Noise Management Program/Construction Impact Reduction Plan for review and approval by the Director of Public Works prior to issuance of grading permit. The following measures shall be taken to reduce construction impacts and shall be included in the Construction Noise Management Program/Construction Impact Reduction Plan: b) c) d) e) f) Offsite tmck traffic shall be routed as directly as practical between the freeway (I-580) and the job site, and as approved by the Director of Public Works. Applicant/Developer shall obtain an Oversized Load and/or Overweight Load Permit from the City as required by the Director of Public Works prior to hauling of any oversized and/or overweight loads on City streets. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering Should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported offsite. Recycled or other non-potable water resources shall be used where feasible. Construction equipment shall not be left idling while not in use. All construction equipment shall be fitted with noise muffling devises. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. Mud and dust that are carried onto street surfaces by construction vehicles shall be I. ATTACHMENT 3a Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Public Works Conditions of Approval o Printed 02/16100 cleaned up on a daily basis. h) Excavation haul macks shall use tarpaulins or other effective covers. i) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possib!e. j) Houses will be constructed in phases so that most of the construction traffic can be routed into the subdivision without traveling in fi:ont of existing homes that are occupied. k) During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works. 1) After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: 1. All inactive portions of the construction site shall be seeded and watered until grass growth is evident. 2. All portions of the site shall be sufficiently watered to prevent excessive mounts of dust. 3. Onsite vehicle speeds shall be limited to 15 mph. 4. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. 5. The Department of 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. m) Construction interference with regional non-project traffic shall be minimized by: 1. Scheduling receipt of construction materials to non-peak travel periods. 2. Routing construction traffic through areas of least impact sensitivity. 3. Limiting lane closures and detours to off-peak travel periods. 4. Providing ride-share incentives for contractor and subcontractor personnel. Emissions control of onsite equipment shall be minimized through a routine mandatory program of Iow-emissions me-ups. During construction, noise control and construction traffic mitigation measures within residential neighborhoods and on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by. Public Works officials. Applicant/Developer shall designate proposed haul routes, and shall repair damage to County roads used as haul routes, or damaged by construction activity. An agreement shall be made with the County, in the form of a letter, that is satisfactory to the County. A copy of the agreement shall be submitted to the City of Dublin. If determined to be necessary by the County, a permit shall be issued by the County which addresses the repair of any damaged portions of County roads, and/or contribution to future overlay projects. n) o Construction and grading operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Public Works Conditions of Approval inspectors' overtime. Printed 02/16~00 Should any prehistoric or historic artifacts be exposed during excavation and construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground-breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. o Applicant/ Developer shall ensure that stationary source emissions associated with project development are minimized and shall meet the following requirements: a) The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. · b) The project will utilize curbside recycling, which will reduce the amount of solid wastes from the project which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. c) During rough grading the constm6tion site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby rnlnlmi~ing the amount of air pollution caused by airborne dust from the site. Applicant/Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. The use ofrodenticides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 10. Within sixty (60) days prior to habitat modification, ApplicantfDeveloper shall submit a biological survey of the project site (Preconstmction Survey). The Preconstmcfion Survey shall be prepared by a biologist that is approved and hired by the City prior to commencement of work. The survey shall examine whether any sensitive species exist on or adjacent to the site and if they exist, shall include protection plans for the species. Applicant/Developer shall be responsible for the cost of the survey and for City Staff review of the survey. Applicant/Developer shall submit the survey a minimum of twenty-one (21) days prior to the anticipated habitat modification date so that the City will have adequate time for review of the survey. Applicant/Developer shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design to protect sensitive species as a result of the survey. Determination of the significance of the discovery shall be determined by the Director of Community Development. Should any Kit Foxes be discovered on the site either during the Preconstmction Survey or during project consmaction, Applicant/Developer shall be responsible for complying with the Kit Fox Protection Plan. BONDS, SECURITIES & AGREEMENTS: Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Public Works Conditions of Approval Printed 02/16~00 11. Developer shall provide Faithful Performance (100% of improvement costs), Labor and Material (50% of improvement costs) securities and a cash m0numentation bond to guarantee the in~qtallation of project improvements, including streets, drainage, monumentation, grading, utilities and landscaping subject to approval by the Director of Public Works prior to approval of the Final or Parcel Map and prior to issuance of any grading and/or improvement permits. The approval of the 'Vesting Tentative Map shall be predicated upon and pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin. The Development Agreement shall include an infrastructure sequencing program and shall be recorded. The Vesting Tentative Map shall expire at the standard time of two and one half (2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act unless the Development Agreement is terminated at an earlier date. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. 13. Applicant/Developer shall enter into an Improvement Agreement with the City for all project improvements prior to issuance of improvement permits. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing onsite and offsite project improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. 14. If grading is commenced prior to filing the' Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the Director of Public Works as necessary to insure restoration of the site to a stable and erosion- resistant state if the project is terminated prematurely. 15. Prior to acceptance of the project as complete and release of the Faithful Performance Bond or securities by the City: a) All improvements and landscaping shall be installed as per the approved Improvement Plans and Specifications. 'b) An as-built landscaping plan prepared by the Project Landscape Architect shall be submitted and a declaration by the Project Landscape Architect that all work was done under his/her supervision and in accordance with the recommendations contained in the landscape and soil' erosion and sedimentation control plans shall be submitted to the Director of Public Works. c) Photo mylars and, if available, AutoCAD (or approved equal) electronic copies of the Improvement, Grading. and Storm Drain plans along with the Final or Parcel and Annexation Maps, i~. any, which are fled to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer shall be submitted to the City. d) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests shall be submitted to the City. e) A declaration by the Project Civil Engineer and Project Geologist/Soils Engineer that all work was done under their supervision and in accordance with the recommendations Corrie Center, 7950 DUblin Blvd., F.C. No. 481~' Printed 02/16/00 Public Works Conditions of Approval cOntained in the soil and geologic investigation reports and the approved plans and specifications and that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans shall be submitted to the City. f) Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the project shall be submitted at 1" = 400' scale, and 1" = 200' scale shall be submitted to the City for City mapping purposes. 16. Upon acceptance of the improvements and receipt of required submittals, the Faithful Performance bond or security may be replaced w/th a Maintenance bond that is equal to 25% of the value of the Performance security. The Maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 17. The Labor and Materials bond or security is released in accordance w/th the City's Subdivision Ordinance and the Subdivision Map Act and after acceptance of the improvements. 18. Applicant/Developer, and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be Subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. IMPROVEMENTS AND DEDICATIONS: 19. The Improvement Plans for this Vesting Tentative Map (including Improvement Plans, Grading Plans, and subdivision Final/Parcel Maps) shall be prepared, designed, and signed by a registered civil engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats prior to issuance of building permits and prior to filing the Final Map/Parcel Map. Minlmurn lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with three sets of blue prints must'be submitted to the city. 20. A current title report and copies of the recorded deeds of all parties having any recorded title interest in the project property and copies of the deeds and the Final Maps or Parcel Maps for adjoining properties and easements which are no more than 6 months old as of the date of submittal shall be submitted as deemed necessary by the Director of Public Works. 21. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right of ways. 22. Layout and design of the project parking, striping, drive aisles, and sidewalks within the project shall be configured to maximize safety, circulation, convenience, and sight distance per the Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Public Works Conditions of Approval Printed 02/16/00 City of'Dublin zoning orcl~ance, standard plans and details, and current policies as approved by the Director of Public Works. Final detailed layout and design of internal private and public streets and drive aisles must be approved by the ACFD and Director of Public Works. 23. All improvements along streets within the subdivision and as required offsite (including curb, gutter, sidewalks, driveways, paving, drainage, landscaping and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works and only after the Subdivision Improvement Agreement has been approved and required bonds and fees have been delivered to the City. 24.' The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 25. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 26. All public sidewalks must be within City right of way or in a pedestrian easement except as specifically approved by the Director of Public Works. 27. Any relocation of improvements or public facilities shall be accomplished at no expense to the City. 28. Applicant/Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements (including grading, stockpiling and storing of equipment or material) required outside of the project. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works prior to issuance of any grading permits. 29. The boundary of parcels and the exterior boundary of the project shall be survey monumented at completion of construction of project improvements. The centerline of City and private streets and new boundaries shall be survey monumented and set in accordance with the City of Dublin Standard Plans and to the satisfaction of the Director of Public Works. At least three (3) permanent benchmarks shall be established as shown on the applicable Specific Plan. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works. 30. 31. 32. Applicant/Developer shall be responsible for transitiouing existing improvements_ to match proposed improvements required as Conditions of Approval for this Vesting Tentative Map. Applicant/Developer shall install all water, gas, sewer, underground electric power, cable television or telephone lines and storm drain facilities before any paving, curb, gutter or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived in writing by the Director of Public Works. Applicant/Developer shall show in the project construction documents the locations of all transformers, vaults and electrical boxes, double detector check valves, and joint trenches that will service the site with electricity, fire protection water system, telephone and CATV to the Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Printed 02/16/00 Public Works Conditions of Approval buildings to the satisfaction of the Director of Public Works. All new utilities and utility vaults shall be underground. All above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and the Director of Public Works. 33. Applicant/Developer shall construct a site lighting system in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Director of Public Works. The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, type and location of street and yard lights that shall be reviewed and approved to the satisfaction of the Director of Public Works prior to construction. 34. Applicant/Developer shall construct all new fire hydrants in streets to City and Alameda.County Fire Department standards. Applicant/Developer shall comply with applicable Alameda County Fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Roman Services District requirements. 35. 36. Applicant/Developer shall submit a utilities service report and plan (including a composite base map showing the location, phasing and construction of all existing and proposed utilities) prior to issuance of grading permits and to the satisfaction of the Public Works Director and Community Development Director along with documentation that domestic fresh water, sanitary sewer, electricity, gas, telephone, and cable television service can be provided to each residence and building within the project by the applicable utility companies and shall indicate when such service w/Il be available.. AppliCant/Developer shall construct all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence/building within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 37. All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. Ail utilities shall be located and provided within public street right of ways and/or public service easements as directed by the Director of Public Works and shall be sized to meet utility company standards. 38. All transmission lines shall be constructed away from sensitive areas unless otherwise approved by the Director of Public Works. 39. Existing and proposed access and public utility easements shall be submitted for review and approval by the'Director of Public Works prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 40. A-10 foot public utility easement shall be shown to be dedicated on the Final/Parcel Map along all street frontages unless otherwise determined by the Director of Public Works, in addition to all other easements required by the utility companies or governmental agencies. 41. Applicant/Developer shall construct a recycled water line and contract with the Dublin San Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including ali landscaped common areas prior to occupancy of affected units. The plans for these facilities shall be reviewed and approved by 7. Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Public Works Conditions of Approval DSRSD and the City of Dublin Public Works Department. Printed 02/16/00 42. The landscaped common areas of the project shall have laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable water connection prior to occupancy of any building. Recycled water lines shall be installed to serve landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 43. Applicant/Developer shall prepare a detailed drainage study of all proposed storm drain improvements of the project for review and approval by the Director of Public Works prior to issuance of grading permit. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. For all storm drains located outside of the public right of way, a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the Final Map, to the satisfaction of the Director of Public Works. 45. Applicant/Developer shall provide an access road and mm-around and maintenance easement for access to ail storm drainage detention facilities and trash racks. 46. Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that are necessary as a result of drainage impacts of this project will be constructed to the satisfaction to of the Director of Public Works prior to occupancy of any building. 47. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 48. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 49. 50. 51. 52. Storm drainage facilities for a drainage area less than 1 square mile shall be designed to meet the capacity of a 15 year storm; storm drainage facilities for a drainage area of between 1 square mile and 5 square miles shall be designed to meet the capacity of a 25 year storm; and storm drainage facilities for a drainage area greater than 5 square miles shall be designed to meet the capacity of a 100 year storm. All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area~ In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. No buildings or other structures shall be constructed within a storm drain easement. All concentrated storm drain flow shall be carded in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto slopes. Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Public Works Conditions of Approval Printed 02/16~00 53. Applicant/Developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works shall determine which requirements shall apply. 54. A detailed fencing/wall plan shall be submitted with the improvement plans for the first phase of development. The design, height, and location of the fences/walls shall be subject to approval of the Community Development Director and Director of Public Works. Wall sections shall not be butted together but separated by pilasters unless otherwise approved by the Director of Public Works. 55. Where finish grade of this property is in excess of twenty-four (24) inches higher or lower than the abutting property or adjacent lots within the subdivision, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be. required and any fence or wall height shall be measured from the top of grade on the higher side of the retaining wall or slope. 56. All wall or fence heights shall be a minimum 6 feet Wgh (except in those locations where Section 8.72.080 of the Zoning Ordinance requires lower fence heights or where an 8-foot sound attenuation wail is required). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. 57. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the Applicant/Developer or by the homeowners association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right of way. 58. Fencing placed at the top of banks/slopes shall be provided with a minimum one-foot level area on both sides in order to facilitate maintenance by the property owners. GRADING AND DRAINAGE: 59. The grading plan designs for this Vesting Tentative map shall be designed in conformance with 'the approved Vesting Tentative Map and shall be based on an approved soils reports. The soils report for the project shall include recommendations 1) for foundations, decks and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. Both the project civil engineer and the project soils engineer must sign the grading plans. In case of conflict between the soil engineer's recommendations and City ordinances, the Director of Public Works shall determine which shall apply. 60. The soils engineer or his technical representative must be present at the project site at all times during grading operations. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted and approved by the Director of Public Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Printed 02/16/00 Public Works Conditions of Approval 7~~ Works. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, Settlement, and seismic activity. 61. 62. 63. 65. 66. 67. Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site for revieW and approval by the City prior to issuance of grading permit, and (as a minimum) shall design the grading plan based on the recommendations outlined in said report, and as required by the Cityfs Grading Ordinance. 68. Prior to any grading of the site and filing of the Final/Parcel Map, a detailed construction grading/erosion control plan (including phasing) and a drainage, water quality, and erosion and sedimentation control plan for the post-construction period shall be prepared by the Project Civil Engineer and/or Engineering Geologist and shall be approved by the Director of Public Works. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post- construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented and in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the Director of Public Works. It shall be the Applicant/Developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, Applicant/Developer shall submit details as to how it will be done and routes of travel for the Director of Public Work's approval. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofmg, or have their fmished elevation above the 100-year flood level. Applicant/Developer shall prove to the City that the proposed building pads are a minimum of 1 foot above a 100-year storm event prior to issuance of grading permits. Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, Applicant/Developer shall construct retaining walls along the rear yard lot lines and/or side yard lot lines so that each lot will drain directly to its respective front street. All grading plans shall be reviewed and approved by the Director of Public Works prior to issuance of grading permits. Applicant/Developer shall not change the overall drainage patterns of the existing topography by the grading construction of this project. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system or adjacent landowner shall grant a drainage easement. Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Public Works Conditions of Approval Printed 02/16/00 69. No cut and fill slopes shall exceed 2:1 unless recommended by the project Soils Engineer and approved by the Director of Public Works. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. TRAFFIC A.ND CIRCULATION: 70. Applicant/Developer shall submit a Line and Striping Plan to the Director of Public Works for review and approval prior to issuance of building permits. The plan shall show include interim lane and access configurations and transitions, as approved by the Director of Public Works. 71. Applicant/Developer shall consult with the Livermore-Amador Valley Transit Authority (LAVTA) on the bus route and location and size of proposed bus stops and shelters within and on the periphery of the proposed project. The location and configuration of all bus stops and shelters shall be constructed by Applicant/Developer under the direction of the City's Director of Public Works prior to occupancy of any building. 72. Applicant/Developer shall be responsible for payment of traffic impact fees (TIFs) adopted by the City Council at the time of issuance of building permits including, but not limited to, the Eastern Dublin TIF, Interchange TIF (reimbursements to the City of Pleasanton for freeway interchanges), and Regional. (Tri-Valley) TIF. Applicant/Developer shall receive TIF credit for constructing any other Eastern Dublin Traffic Impact Improvements in their ultimate locations. 73. All construction traffic and parking may be subject to specific requirements, as determined by the DirectOr of Public Works, in order to minlroi~e construction interference with regional non- project traffic movement. Construction traffic routing shall be approved by the Director of Public Works prior to issuance of grading permit. 74. Traffic safety signs and "red-curbing" shall be provided in accordance with the standards of the City of Dublin subject to plan approval by the Director of Public Works. 75. A street sign/naming plan for the intemal street system shall be submitted and shall be subject to approval of the Community Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change of street name for subsequent changes in direction. Street name signs shall display the name of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe. NPDES (GENERAL): 76. For projects disturbing five (5) acres or more, Applicant/Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. Applicant/Developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. A copy of the SWPPP shall be kept at II. Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Printed 02/16100 Public Works Conditions of Approval ~ ~~.~ the construction site at all times. Fueling and maintenance of vehicles shall be done offsite unless an approved fueling and maintenance area has been approved as part of the SWPPP. 77. For projects disturbing less than five (5) acres, an erosion control plan shall be submitted with the grading plan. 78. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. 79. Construction access routes shall be limited to those approved by the Director of Public Works and shall be shown on the approved grading plan. 80. Applicant/Developer shall gather all construction debris daily and place it in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, tarps shall be used on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 82. All debris from the sidewalk, street pavement and storm drain system adjoining the project site shall be removed by Applicant/Developer on a daily basis or as required by the City inspector. During wet weather, avoid driving vehicles offpaved areas. Applicant/Develop shall broom-sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked-on mud or dirt shall be scraped from these areas before sweeping. 83. Applicant/Developer shall install filter materials (e.g. gravel filters, filter fabric, etc.) at all onsite storm drain inlets and existing inlets in the vicinity of the project site prior to: 84. a) Start of the rainy season (October 15) b) Site de-watering activities, c) Street washing activities, d) Saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. Applicant/Developer shall maintain a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used at the project site that have the potential for being discharged to the storm drain system. Machinery, tools, brushes, containers, etc. shall not be cleaned and rinsed into a street, gutter, storm drain or stream. See the "Building Maintenance/Remodeling" flyer for more information. 85. Concrete/gunite supply tracks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drain.q. 86. Applicant/Developer shall minimize the removal of natural vegetation or groundcover from the Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Printed 02/16/00 Public Works Conditions of Approval ~ ~~_~ site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by the Direct°r of Public Works and implemented by the contractor. 87. The project improvement plans shall include storm water pollution prevention measures for the operation and maintenance of the project and shall be reviewed and approved by the Director of Public Works. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted onsite to effectively prohibit the entry of pollutants into storm water runoff. The project 'plan shall also .include erosion control measures to prevent soil, dirt and debris from entering the' storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks, State Construction Best Management Practices Handbook and Regional Water quality Control Board's Erosion and Sediment Control Field Manual. 88. Applicant/Developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 89. All landscaping shall be properly maintained and shall be desigued with efficient irrigation practices t° reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. Where feasible, landscaping should be designed and operated to treat stormwater runoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 90. Ail on-site storm drain inlets must be labeled "No DUmping-Drains to Bay" using a method approved by the Department of Public Works. 91. All onsite storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required as deemed necessary by the Director of Public Works. N'PDES (COMMERCIAL/INDUSTRLaj~ DEVELOPMENT): 92. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and the conditions of the Dublin-San Ramon Services District (DSRSD). 93. All loading dock areas must be designed to minimize "run-on" to or rtmoff from the area. AccUmulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. B/viPs should be implemented to prevent potential storm water pollution~ Applicant/Developer shall implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Printed 02/16/00 Public Works Conditions of Approval ~ ~~_~ 94. All meml roofs and roof-mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. 95. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 96. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works. 97. Sidewalks and parking lots must be swept weekly, at a mirimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and Collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 98. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, onsite, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works for review and approval prior to the issuance of any building pemaits. 99. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 100. Commercial car washes shall be designed so that no wash water shall discharge to the storm drain systems. Wash waters should discharge to the sanitary sewer. Sanitary sewer connections are subject to the review, approval, and conditions of the DSRSD. 101. Vehicle/equipment washers shall be designed so that no vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 102. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup Corrie Center, 7950 Dublin Blvd., F.C. No. 481 Printed 02/16/00 Public Works Conditions of Approval 7~ ~~--~ plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to or greater than the area within the grade break or fuel dispensing area, as de£med above. The cover must not drain onto the fuel dispensing area. 103. Fuel dispensing areas must be paved with portland cement concrete (or, equivalent smooth impervious surface), with a 2% to 4% slope to prevent ponding, and must be separated from the rest of the site by a grade break that prevents run-on of storm water to the ex"tent practicable. The fuel dispensing area is defined as .extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of 1 foot, whichever is less. 104. Most washing and/or steam cleaning must be done at an appropriately equipped facility that drain.q to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain. Sanitary sewer connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. These requirements shall be required for automotive related businesses. 105. All loading dock areas must be designed to minimize "run-on" or runoff from the area. Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system. The property owner shall ensure that BMPs are implemented to prevent potential stormwater pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill clean-up. 106. The design, location, maintenance requirements, and maintenance schedule for any stormwater quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. NPDES (RESIDENTIAL DEVELOPMENT/CONSTRUCTION): 107. A homeowners association shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining stormwater BMPs associated with improvements' and landscaping. CC&R's creating the homeowners association shall be reviewed and approved by the City or County Attorney prior to the recordation of the Final/Parcel Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stormwater B/V~s associated, with privately owned improvements and landscaping shall be maintained by the association. ORDINANCE NO. - 00 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED AT THE SOUTHEAST QUADRANT OF SAN RAMON ROAD AND DUBLIN BOULEVARD (APN 941-1500-037-00) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR PA 99-010 WHEREAS, Sid Corrie of the Corrie Development Corporation (Applicant/Property Owner) has requested approval of a General Plan Amendment to allow an increase in the maximum Floor Area Ratio fi:om .5 to .6 for the 'Retail/Office' land use category, a Planned Development Rezone / Development Plan and Site Development Review to allow the construction of a 46,110 square foot, four-story, 53 foot high office building, w/th sub-Fade parking and a two level (one sub-grade) parking structure and retailed improvements and Conditional Use Permit to allow a portion of the required parking for the office project to be located on the adjacent property; on 4.5 acres of land currently developed with a three-story office building, surface parking and landscaped areas at the southeast quadrant of Dublin Boulevard and San Ramon Road, 7950 Dublin Boulevard (APN 941-1500-037-00) within the Downtown Dublin Specific Plan; and WHEREAS, the Applicant has submitted a complete application for a Planned Development Rezone, including a Development Plan as required by Chapter 8.32 of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter; and WHEREAS, the site will be rezoned from "Retail Commercial" to "Planned Development"; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Negative Declaration has been prepared and is on file with the Dublin Planning Department. The project as proposed will not have a sigrfificant effect on the environment; and WHEREAS, the Planning Commission did hold a properly noticed public hearing on said applications on February 22, 2000, and did adopt a Resolution recommending that the City Council approve the Planned Development Rezoning and Development Plan for PA 99-010; and WHEREAS, a properly noticed public hearing was held by the City Council on ??, 2000; and ??, 2000; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the application; and ATTACHMENT 4 WHEREAS, on ??, 2000 the City Council approved a related General Plan Amendment and adopted a Negative Declaration for the project; and WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City Council makes the following findings: The Planned Development Rezone Stage 1 & 2 are consistent with the general provisions, intent, and purpose of the General Plan (as amended) and the Downtown Dublin Specific Plan, in that the project would result in development with the land uses allowed by said designation, and will contribute towards implementation of said Plan; and The Planned Development rezone Stage 1 & 2, are consistent with the general provisions, intent and purpose of the PD Zoning District of the Zoning Ordinance. The Planned Development Rezone will be appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and Development Standards, which will be compatible with existing retail commercial and recreational uses in the immediate vicinity; and o The Planned Development rezone Stage 1 & 2, are consistent with the general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and o The Planned Development Rezone Stage 1 & 2, will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement, as all applicable regulations will be met; and The Planned Development Rezone Stage 1 & 2, will not overburden public services or facilities as all agencies must commit to the availability of Pubtic Services prior to the issuance of any building permits as required by City laws and regulations; and The Planned Development Rezone Stage 1 & 2, will be Consistent with the policies of the Dublin General Plan and the Downtown Dublin Specific Plan; and o The Planned Development rezone Stage 1 & 2, will create an attractive, efficient and safe environment though development standards contained in the Development Plan; and o The Planned Development Rezone Stage 1 & 2, will benefit the public necessity, convenience and general welfare; and 2 The Planned Development Rezone Stage 1 & 2, will be compatible with and enhance the general development of the area because it will be developed pursuant to a comprehensive Develop.rnent Plan. WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, the Dublin City Council does ordain as follows: Section 1' Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the following property ("the Property") to a Planned Development Zoning District: Approximately 4.5 acres of land generally located at the southeast quadrant of San Ramon Road and Dublin Boulevard; 7950 Dublin Boulevard, more specifically described as Assessor's Parcel Numbers: 941-1500-037-00. A map of the rezoning area is shown below: SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Development (Exhibits A-1 & A-2. hereto) which are hereby approved. Any amendments to the Development Plans shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. Except as provided in the Development Plans, the use, development, improvement and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance. SECTION 4. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 5 This ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before the expiration of fifteen (15) days after its passage, it shall be published once, with the names of the Councilmembers voting for and against same, in local newspaper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this ,2000, by the following votes: th day of AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor City .Clerk g:kPA99-010kreord.doc 4 CORRIE CENTER PHASE II INITIAl. STUDY File No, PA 99-010 Lead Agency: City of Dublin Prepared: January 2000 ATTACHMENT 5 INTRODUCTION This initial study has been prepared by the City of Dublin to assess the potential environmental effects of the proposed General Plan Amendment, Planned Development (PD) District Rezone, Conditional Use Permit and Site Development Review for the Corrie Center Phase II project. The' analysis is intended to satisfy-the requirements of the California Environmental Quality Act (CEQA), and provide the City with adequate information for project review. This initial study includes a project description, environmental checklist and discussion focused upon issues identified in the checklist. In summary, this Initial Study concludes that the project will not pose any significant adverse environmental impacts. The Initial Study was prepared based upon the location of the project, staff office review, field review, comments from City, County and local agencies, use of City Planning Documents, the CEQA Law and Guidelines, and City of Dublin CEQA Guidelines. PROJECT DESCRIPTION The proposed project, located at the south-east comer of San Ramon Road and Dublin Boulevard, consists of constructing a new four-story office building (46, 110 square feet) with one sub-grade parking level and a two- level (one sub-grade level) parking structure. The site area totals approximately 4.5 acres and is currently developedwith a three-story (70,790 square feet) L-shaped office building, surface parking and landscaped areas. The Proposed four-story Office building would be located to the rear of the existing building and wdi~ be connected to it via a one-story glass enclosed foyer. The existing building fagade will be remodeled (new windows, parapet and paint) to complement the new buildings architecture. Refer to Vicinity Map and Project Plans attached as Figure 1 and Figure 2, respectively. The existing General Plan land use designation for the project site is Retail/Office. The project is located within "Zone 2: General Commercial" of the Downtown Dublin Specific Plan and the proposed project complies with this desiguation. The existing zoning is C-l, Retail Commercial Zoning District. The project requires the following planning permit approvals: 1) an amendment to the General Plan to allow an increase in the Floor Area Ratio for Retail/Office designated land from a range of.25 -.5 to .25 - .6; 2) a Planned Development (PD) District Rezone that includes a Stage 1 and Stage 2 Development Plan to allow an increase in building height orS' 3" from 45 feet (as allowed in the C-1 Zoning District regulations) to 53' 3"; 3) a Conditional Use Permit to allow a portion of the required parking to be located on the adjacent parcel and 4) a Site Development Review for the construction ora 46, 100 square foot office building, two-level par-king structure and installation of surface parking, landscaping and signage. i FIGURE 1 - Vicinity MaP 01. IMIIO:I IilMIll) l:131ttS VICIIIITY UAP PRELIMINARY GRADING AND FOR CORRIE CENTER C~E ~VEt. OF~EI, IT UTILITY PLAN NOTES TITLE KEI'ORT; 'BEIICIIHARX PARTIAL' BLDG- 2 I I 1 ! FIRST FLOOR PLAN SECOND FLOOR R.AN (EXISTI~) / I FLOOR PLAN (EXISTI'~) ROOF PLAN PARKING I PARKING l BASEMEN]' OARAO{~ FLOOB PLAN 1~IST FLC~tt P~^N i !:i:. ::...' ' )© F~ ~OLiRTH FLOOR TYP. GECGIqD & Till'iD FLOOR PLAN ~ --l IIll 0®. I, IC~'ITI- EAST ELEVATION T TTTTTTTTT B~ITtt- EABT ELEVATK)H NO~I'~WEBT ELEVATIOI'~ Itl] I-']/i 80UTlt ELEVATION T ~ T T T T T T T WEST ~A~ ,' I,EW 4 8T~Y ~ J I,4 ~4 EOIII'tTY~D ENMI'J[~/VIENT I i PLANTING DETAILS EXISlltIG 3 STORY Environmental Checklist Form Initial Study 1. Project title: PA 99-010, Corrie Center Phase II General Plan Amendment, Stage 1 and 2 Planned Development (PD) Rezoning, Conditional Use Permit and Site Development Review. 2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin CA 94568 3. Contact person and phone number: Anne Kinney, Assistant Planner (925) 833-6610 4. Project location: Southeast comer of Dublin Blvd and San Ramon Road (7950 Dublin Boulevard) 5. Assessors ParcelNumber(s): 941-1500-037-00 6. Project sponsor's name and address: Sid Corrie, Corrie Development Corporation, 7950 Dublin Blvd., Ste. 111, Dublin, CA 94568 7. General Plan designation: Retail/Office 8. Zoning: C-1 Retail Commercial Zoning District 9. Specific Plan designation: Zone 2: General Commercial 10. Description of project: (see previous page) 11. Surrounding land uses and setting: Briefly describe the project's surroundings: The property is located within Dublin's downtown area and is surrounded by commercial development. Surrounding land uses include Coco's restaurant built to the immediate north of the site. To the south and south east of the site lies the Monarch Hotel. Earl Anthony's Bowl has been built to the east of the project site. West of the property, San Ramon Road has been built. A gas station and other commercial development exists west of San Rarnon Road. 12. Other public agencies whose approval is required: (e.g., permits, financing approval, or participation agreement.) - Building permits (City of Dublin) - Utility connection and permits (Dublin San Ramon Services District) ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ~--~ Aesthetics ~ Agriculture Resources [--~ Air Quality ~-~ Biological Resources r-1 Cultural Resources ~-~ Geology/Soils ~--~ Hazards & Hazardous Materials ~-~ Hydrology / Water Quality [-~ Land Use / Planning . t Mineral Resources ~ Noise ~ Population / Housing ~-~ Public Services [--~ Utilities/Service Systems ~-~ Recreation ~-~ Transportationfrraffic ~ Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: ~ I fred that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ~-~ I find that although the proposed project could have a si~maificant effect on the environment, there w/Il not be a si~cmificant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. [-~ I find that the proposed project MAY have a significant effect on the environment, and an E~NWIRONMENTAL IMPACT REPORT is required. [~ I find that the proposed project MAY have a "potentially significant impact" or "potentially siguificant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, ecause all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and Co) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Sigaaature Date Printed name: Anne Kinney, Assistant Planner For: PA 99-010 Corrie Center Phase II project, GPA, PD Rezone, CUP & SDR EVALUATION OF ENVIRONMENTAL IMPACTS: 1) 2) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect fiom "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures fiom Section XVII, "Earlier Analyses," may be cross-referenced). 5) 6) 7) 8) 9) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to project's environmental effects in whatever format is selected. The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance Environmental Impacts. The source of determination is listed in parenthesis. See listing of sources used to determine each potential impact at the end of the checklist. A full discussion of each item is'~ found following the checklist I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? (Source:l, 2, 3 ) b) Substantially damage scenic resources, including, but no limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Source: 1, 2, 3 ) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Source: 1, 2, 3) d) Creme a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Source: 1, 2, 3, ) II. AGRICULTURE RESOURCES - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the Califomia Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Pro,am of the California Resources Agency, to non-agricultural use? (Source: 1, 2, 3, 4, 5 ) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Source:2, 4, 6 ) Potentially Less Than Less Than No Significant Sigaaificant Significant Impact Impact with Impact Mitigation Incorporation X X X X X X 7 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X x x x x .X c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (Source: 1, 2, 3 ) Ill. AIR QUALITY -- Where available, the significance Criteria established by the applicable air quality. Management or air pollution control district may be Relied upon to make the following determinations. Would The project: a) Conflict with or obstruct implementation of the applicable air quality plan?(Source: 1,2 ) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (Source: 1, 2 ) c)Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Source: 1, 2 ) d) Expose sensitive receptors to substantial pollutant concenla'afions?(Source:l, 2 ) e) Create objectionable odors affecting a substantial number ofpeople?(Source: 1, 2 ) IV. BIOLOGICAL RESOURCES -Would the project: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation x X X X X X x a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department ofFish and Game or U.S. Fish and Wildlife Service? (Source: 1, 2, 3) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Source: 1, 2, 3) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Source: 1, 2 ) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source: 1, 2) e) Conflict with any local policies or ordinances protecting biological resources, such as a 'a-ce preservation policy or ordinance? (Source: 1, 2 ) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional, or state habitat conservation plan? (Source: 1, 2 ) V. CULTURAL RESOURCES - Would the proj eot: a) Cause a substantial adverse change in the significance ora historical resource as defined in {}15064.5? (Source: 1, 2,) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation x x X x x x x x x b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? (Source: 1, 2) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Source:l, 2) d) Disturb any human remains, including those interred outside of formal cemeteries? (Source: 1, 2) VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent'Alquist-Priolo Earthquake Fault Zoning'Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source: 1,2,7 ) ii) Strong seismic ~ound shaking? (Source: 1, 2, 7 ) iii) Seismic-related ~ound failure, including liquefaction? (Source: 1, 2, 7 ) iv) Landslides? (Source: 1, 2, 7 ) b) Result in substantial soil erosion or the loss'of topsoil? (Source:l, 2, 7 ) c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? (Source:l, 2, 7 ) 3_0 d) Be located on expansive soil, as defined in Table 18-1-1 of the Uniform Building Code (1994), creating substantial risks to life or property? (Source: 1, 2, 7 ) e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (Source: 1, 2) VII. HAZARDS AND HAZARDOUS MATERIALS -- Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Source: 1, 2 ) b) Create a significant h~ard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Source: 1, 2 ) c) Emit hazardous emissions or handle hazardous or hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? (Source:l, 2 ) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and,. as a result, would it Create a significant hazard to the public or the environment? (Source: 1, 2 ) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X x x x x X e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles ora public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (Source: 1, 2 ) f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? (Source: 1, 2 ) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Source: 1, 2 ) h) Expose people or structures to a significant risk of loss, injury or death involving wildland fzres, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source: 1, 2 ) VIII. HYDROLOGY AND WATER QUALITY- Would the project: a) Violate any water quality standards or waste discharge requirements? (Source: 1, 2 ) b) Substantially deplete groundwater supplies or interfere substantially with groundWater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (Source: 1, 2 ) c) Substahtially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? (Source:l, 2 ) !2 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X x X x X x d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (Source: 1, 2 ) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted nmoff?. (Source: 1, 2 ) f) Otherwise substantially degrade water quality? (Source:l, 2 ) g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Bound. ary or Flood Potentially Less Than Less Than No Significant significant Significant Impact Impact with Impact Mitigation Incorporation X x x x X x x x ln.qurance Rate Map or other flood hazard delineation map? (Source:l, 2 ) h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? (Source:l, 2 i) Ex3ose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (Source:l, 2 ) j) Expose people or structures to a significant risk of loss, i involvhag inundation by seiche, tsunami, or mudflow? (Source:l, 2 ) IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? (Source:l, 2, 3 ) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1, 2, 4, 5, 6) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? (Source: 1, 2, 3 ) X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source: 1, 2) b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source: 1, 2, 4) XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Source: 1, 2, 4) b) Exposure of persons to or generation of excessive ~oundborne vibration or groundbome noise levels? (Source: 1, 2) c) A substantial permanent increase in ambient noise levels in flue project vicinity above levels existing without the project? (Source: 1, 2) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 1, 2) 3.4 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X X X X X X X e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles ora public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 2) f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 2, ) XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by propOsing new homes and businesses) or indirectly (for example, through extension of roads or other infi-astrucmre)? (Source: 1, 2, 3 ) ~ b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Source:l, 2,3 ) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Source: 1, 2, 3 ) XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: 3_5 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X x X X Fire Protection? (Source: 1, 2) Police Protection? (Source: 1, 2) Schools? (Source: 1, 2) Parks? (Source: 1, 2 ) Other Public Facilities? (Source: 1, 2 ) XIV. RECREATION- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source: 1, 2 ) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source: 1, 2) XV. TRANSPORTATION/TRAFFIC- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads,.or congestion at intersections)? (Source: 1, 2, 8) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Source:l, 2, 8 ) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation x' x X X X x x x X c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Source: 1, 2) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Source: 1, 2 ) e) Result in inadequate emergency access? (Source: 1, 2 ) f) Result in inadequate parking capacity? (Source: 1, 2 ) g) Conflicfwith adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source: 1, 2, ) XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Re~onal Water Quality Control Board? (Source:l, 2 ) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significarit environmental effects? (Source: 1, 2 ) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation x X x X X x x c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Source: 1, 2 ) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (Source: 1, 2 ) e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Source: 1, 2 ) f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (Source: 1, 2 ) g) Comply with federal, state, and local statutes and regulations related to solid waste? (Source: 1, 2 ) XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict rare or endangered plant or animal or eliminate important e major periods of California history or prehistory? (Source: 1 Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact X X X X X 3.8 b) Does the project have impacts that are individually limit but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects ora project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable projects)? (Source: 1, 2) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? (Source: 1, 2, ) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X x Sources used to determine potential environmental impacts: 2. 3. 4. 5. 6. 7. 8. Determination based on location of project. Determination based on staff office review. Determination based on field review. Determination based on the City ofDublin General Plan Determination based on the City of Dublin Downtown Dublin Specific Plan Determination based on the City of Dublin Zoning Ordinance. Geotechnical Exploration, Corrie Center Phase II, 7950 Dublin Blvd., ENGEO Inc., Dated 12/I3/99 Traffic Study, Corrie Center Phase II, Omni-Means, dated August, 1999 EVALUATION OF ENWIRONMENTAL IMPACTS 1. Aesthetics.. Environmental Setting: The proposed project is located within Dublin's downtown area. The property is currently developed with a three-story office building, surface parking and landscaped areas and is surrounded by commercial development. There are no features of aesthetic significance in the immediate vicinity of the site. The proposed project would be visible from 1-580, a designated scenic highway. Project Impacts: There are no impacts to Items 1 a through 1 d. This determination is based on the sources referenced in the Initial Study. The City's Zoning Ordinance requires that any new structure to go through the Site Development Review permit process. The project proponents are applying for a Site Development Review planning permit As part of that process, architectural compatibility and aesthetic elements are considered. The project proponents will be required to incorporate architectural design and elements that are compatible with the architecture of surrounding uses, and the project will be conditioned to screen all unattractive uses, such as roof-top air conditioning equipment, from public view. The project proponents are applying for a Planned Development Rezone to increase the allowable building height · limit for the property. An increase in the building height by 8' 3" from 45 feet (as allowed in the C-1 Zoning District regulations) to 53' 3" is appropriate as the project is located in an urbanized area, there are no adjacent residences that would be affected and quality views of Dublin will not be negatively impacted. The proposed project will not result in the obstruction of any scenic vista or view open to the public from 1-580 Freeway or other adjacent roadways. The project will not create a new source of substantial light or glare, as the project will be conditioned to meet all City building and planning standards. 2. Agricultural Resources Environmental Setting: The proposed project is located within Dublin's downtown area. The property is currently developed with a three-story office building, surface parking and landscaped areas. Proiect Impacts: There are no impacts to Items 2a through 2c. This determination is based on the sources referenced in the Initial Study. The property is currently developed with commercial uses, and there is no recent history of a~icuttural production on the site. The property is not designated as prime or unique farmland and is not under Williamson Act Contact. 2. Air Quality Environmental Setting; The project site is located within what the Bay Area Air Quality Management District defines as the Livermore-Diablo Valley, a sheltered inland area surrounded by hills to the west, south and east. Most 2O of the airflow into. the southern portions of the Valley is accomplished through only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Project Impacts: There are no significant impacts to Items 3a through 3e. This determination is based on the sources referenced in the Initial Study. Although the proposed project will generate additional new traffic (see Section 15 Transportation/Traffic), the increase in air emissions as a result of this new traffic is not substantial, or significant enough to result in the deterioration of ambient air quality. These additional vehicles will generate quantities of carbon monoXide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the location of the proposed project would be adjacent to on and offramps to the 1-580 Freeway and would be in close proximity to the proposed West Dublin BART station. The location of the project would limit the amount of travel to and from the highway and the proposed rapid transit station, thereby minimi~ng vehicle trips and associated air quality impacts in conformity with the Bay Area Air Quality Management District's Clean Air Plan. In addition, the proposed project will not expose sensitive receptors to substantial pollutants or create objectionable odors. Construction of the site may generate an increase in dust and particulate matter caused by'site excavation and grading activities. The City's standard grading ordinance requirements require measures to ensure that these types of short-term construction impacts are minimized. 4, Biological Resources Environmental Setting: The site is currently developed with a three-story office building, surface parking and landscaped areas. Dense vegetation occurs along the site's southern and southwestern boundary. A significant stand of Redwood and Eucalyptus Trees exists along the site's western property line. The site contains a mature Black Walnut Tree with a 52" tnmk diameter that would be removed as part of the development of the site. Project Impacts: There are no impacts to Items 4a through 4f. This determination is based on the sources referenced in the Initial Study. The project will be located on an already developed site. The project proposes to retain all vegetation along the site's southern and western perimeter. An aborists report has been prepared to evaluate the health of the Black Walnut Tree. This report, prepared by Robert B. Hoffmann, Certified Arborist, determined that the root and branch structure of the tree has been irreversible damaged by construction of the parking lot and by radical pruning. The tree is in poor health and the report recommends that the Walnut Tree be removed. The landscape plan for the project proposes the planting of several new trees on-site. The City of Dublin Heritage Tree Ordinance which becomes effective on January 21, 2000 does not protect non-native trees, such as Black Walnuts. Field visits to the site have not identified any endangered, threatened or rare species of animals. 5, 10 Cultural and Mineral Resources Environmental Setting: The 'site is currently developed with a three-story office building, surface parking and landscaped areas. The project site is located within an urbanized area. Project Impacts: There are no impacts to Items 5a through 5d and 10a through 10b. This determination is based on the sources referenced in the Initial Study. The project site is currently developed. There are no 'known cultural or mineral resources existing on the property. 6. Geology and Soils Environmental Setting: The general city of Dublin and the Tri-Valley area lie on the east side of the Calaveras Fault within the San Ramon Valley basin. According to the Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist (1982), the majority of the western portion of the site is located within a "Special Study Zone" for the Calaveras fault. The Calaveras fault zone is a seismically active member ora family of right-lateral strike-slip faults, including the San Andreas and Hayward faults. According to the Geotechnical Investigation prepared for the property by ENGEO, dated December 13, 1999, the active trace of the Calaveras fault lies approximately 300 feet west of the project site. There are no known active faults crossing the site. The project site consists of approximately 4.5 acres and is irregular in shape. The property is developed with an L-shaped office building and surface parking. The site is relatively flat, with elevations ranging between 360 and 365 feet. Subsurface soils on site have been characterized as deposits of clay, silt and sand. There are no unique or geologic or physical features on site. Project Impacts: There are no impacts to Items 6d and 6e and less than significant impacts to Items 6a, 6b and 6c. This determination is based on the sources referenced in the Initial Study. The Calaveras Fault is capable of generating a significant level of ground shaking in the event of a seismic occurrence. All structures shall be developed in compliance with the Uniform Building Code (UBC) requirements to reduce the impact of shaking on the project to less than significant. The probability of seismic related hazards, such as liquefaction, or landslides is considered low due to the composition of the soil and location of the site. On site soils consist of medium dense clayey sand which are not considered liquefiable. However, medium dense clay soils are relatively weak and potentially compressible. The site shall be developed in accord with the recommendations of the geotechnical report to reduce the impact of these soils on the project to less than significant. All earthwork shall be in accordance with the City of Dublin Grading Ordinance and to Public Works Department standards and regulations. The project site is currently developed and relatively level with no unique geologic or physical features. 22 7. Hazards and Hazardous Materials Environmental Setting: The site is currently developed with a three-story office building, surface parking and landscaped areas. The project proposes to develop a second office building and parking structure on site. Office uses generally do not create hazardous environments. Project Impacts: There are no impacts to Items 7a- 7h. This determination is based on the sources referenced in the Initial Stud3 The types of uses proposed and existing generally do not create hazardous environments. As part of the Site Development Review process, proposals for new construction will be conditioned, as necessary, by the Fire Police, and other agencies for emergency access requirements and other concerns. 8. Hydrology and Water Quality Environmental Setting: No surface water exists on site. An improved flood control facility is located adjacent to the southwestern comer of the property. The majority of the site is relatively level, surface runoff and storm water drains into several catch basins lOcated on the project site and surrounding roadways. The catch basins are drained by the Alameda County Zone 7 Water Agency Canal and eventually drain to the San Francisco Bay. Local waterways or tributaries in the area include Dublin Creek, the Alamo Creek and Canal, and the Martin Canal (or Martin Canyon Creek). , According to the-Geotechnical Investigation prepared for the property by ENGEO, dated December 13, 1999, groundwater was encountered in several of the on-site borings, ranging in depth from 26 to 31 feet. ' A portion of the project site is located within an area designated as Zone X on the FIRM (Flood Insurance Rate Map) Flood Map, which is an area of between the identified 100 year and 500 year base flood elevations. Proieet Impacts: There are no impacts to Items 8a through 8j. This determination is based on the sources referenCed in the Initial Study. The project is not located within a 100-year flood hazard area and will not expose people of property to flooding or other water-related hazards. The proposed building will have one-level of sub- grade basement parking and a two-level (one-level sub-grade) parking structure. The proposed parking structure will be founded approximately 11 feet below the ~ound surface, refer to Figure 2 Site Plans. According to the Geotechnical report, groundwater was detected between 26 and 31 feet below grade. The construction of the site including sub-level parking will not have a significant eft%ct on groundwater levels in the area. There are no water supply lines or wells on the proposed site. 23 Land Use and Planning Environmental Setting: The project site consists of 4.5 acres of developed land located in Dublin's downtown area. The property is located on the southeast quadrant of the intersection of Dublin Blvd and San Ramon Road. The site is located adjacent to the I-580 on/off-ramps and approximately .5 miles west of 1-680. The site is currently developed with an L-shaped three-story office building, surface parking and landscaped areas and is surrounded by commercial development. The General Plan designation for the site is Retail/Office and the zoning designation for the site is C-l, Retail Commercial Zoning District. The property is also located within Zone 2: General Commercial of the Downtown Dublin Specific Plan and the proposed project complies with this designation. The Downtown Dublin Specific Plan was adopted in 1987 for the purposes of enhancing the appearance and economical vitality of the downtown portion of Dublin. Project Impacts: There are no impacts to Items 9a, 9b and 9c. This determination is based on the sources referenced in the Initial Study. The project would not physically divide an established community. The project is located within the downtown area of Dublin, an area of commercial and retail development, bordered by 1-580 to the south, Amador Valley Blvd. to the north, SanRamon Road to the west and Village Parkway to the east. The proposed project would be compatible with the surrounding office uses and retail developments. The City of Dublin has no adopted habitat conservation plan or natural community conservation plan which would conflict with this application. The proposed project is consistent with the Zoning Ordinance designation of C~I Retail Commercial in which office and profeSSional uses are permitted. The project proponents are applying for a Planned Development Rezone to increase the allowable building height limit for the property. An increase in the building height by 8' 3" from 45 feet (as allowed in the C-1 Zoning District regulations) to 53' 3" is appropriate as the project is located in an urbanized area and there are no adjacent residences that would be affected. The proposed project meets the intent of the Retail/Office land use designation of the Dublin General Plan which allows business and professional office uses. However, the project currently conflicts with the floor area ratio requirement of the General Plan which ranges from .25 to .5. The project site plans indicate a site coverage of.59. The General Plan Amendment proposes to increase the floor area ratio for Retail/Office land use designations to allow a range of.25 to .6. Retail/Office designated property within the city exists within the downtown area and on the west side of San Ramon Road. The Dublin General Plan contains policies which encourage the intensification of the downtown area through the development of mixed use, pedestrian-orientated development.' It is city policy to require all developers to finance the cost of a traffic study to evaluate traffic, and circulation impacts of a proposed project. This will ensure that any traffic impacts generated by a project will be adequately identified and mitigated to eliminate impacts to city roadways. The City Site Development Review process will ensure that the site has adequate parking, landscaping and access to accommodate the proposed building floor area. The increase in allowable floor area ratio range for Retail/Office uses is appropriate, as it is consistent with General Plan policies which 24 /Office areas located on the edge of the downtown area as city policy requires projects to be reviewed on an individual basis to identify and reduce any potential traffic or other project impacts to a level of insignificance. This project level review will ensure that the density of the proposed development will be compatible with the site, traffic patterns and surrounding uses. The project proposes a new four-story building to be constructed to the rear of the existing building on site and would be connected to it via a single-story enclosed foyer. The project site is located within .5 miles of the proposed West Dublin BART Station at Golden Gate Drive adjacent to 1-580. Planned roadway improvements in the area (see Section 15 Transportation/Traffic) include the construction of a new roadway parallel to Dublin Boulevard connecting Amador Plaza Road through Golden Gate Drive to Regional Street. The property is separated from Regional Street by Earl Anthony's Bowl (this property is under the same ownership as the subject parcel). The property owner has agreed to construct a pedestrian pathway from the proposed project through the adjacent parcel to Regional Street, providing future office employees a direct pedestrian link to the furore West Dublin BART Station. A condition of project approval will require that this pedestrian pathway be constructed prior to 2006. The project as proposed is consistent with the Downtown Dublin Specific Plan which designates the property within Zone 2: General Commercial. The Specific Plan was adopted in 1987 and states that the project area is constrained from substantial development intensification due to the traffic capacity of the San Ramon Road and Dublin Boulevard intersection which at that time operated at a level-of-service E. Since 1987, both Dublin Boulevard and San Ramon Road have been widened to six-lane roadways to improve downtown circulation. A traffic study has been prepared by Omni Means to evaluate the projects' impact on the circulation pattern of the city. The study determined that the project would not have a significant impact on the traffic capacity of San Ramon Road and Dublin Boulevard intersection which would continue to operate at a level-of-service C or better. (Refer to Section 15 Transportation/Traffic). However, the proposed project will generate additional vehicular trips in the area which will impact city roadways. The applicant will be contributing u'affic funds which will assist in offsetting costs of public roadway maintenance and planned roadway improvements, thereby reducing impacts to no impact. The Site Development Review process has determined that the project site has adequate access and landscaping. Conditional Use Permit approval is required to allow a portion of the required parking (approximately 17 parking spaces) to be located "off-site" along the major north-south access easement to the east of the proposed building on the adjacent parcel2 Refer to Figure 2, Site Plans. In conclusion, the development of this project at a floor area ratio of .59 would not have a significant effect on' the environment. 25 11. Noise Environmental Setting: The project is located in Dublin's downtown area. The site is currently developed with office uses and is surrounded by commercial development. The site is adjacent to San Ramon Road (a six-lane arterial) to the west, Dublin Boulevard (a six-lane arterial) to the north and 1-580 off-ramps to the southwest. Project Impacts: There are no impacts to Items 1 la through 1 lf. This determination is based on the sources referenced in the Initial Study. The proposed office development will not result in the exposure of people to severe noise levels, groundbourne vibration and will not result in siguificant permanent or temporary increase in ambient noise levels. The project is not located within an airport land use plan or within the vicinity ora private airstrip. The project shall be conditioned to comply with Title 24 of the State Uniform Building Code, interior noise levels to ensure that office employees will not be adversely impacted by traffic noise. 12. Population and Housing Environmental Setting: The City of Dublin's population, as of January 1, 1998, was estimated by the State Department of Finance to be 27,750. Significant population growth is anticipated for the City based on planned residential growth in Eastern Dublin and Western Dublin (Schaefer Ranch). Project Impacts: There are no impacts to Items 12a. through 12c. This determination is based on the sources referenced in the Initial Study. Since the project involves the rezoning and construction of commercial property, the proposed project will not impact housing or population within the City or the Tri-Valley region. The project will result in increases in employment oppommities, but on a minor scale. As a resuk, the project will not induce substantial population growth in the area or displace existing housing or people. 13. Public Services Environmental Setting: The.project site is served by the following service providers: · Fire Protection. Fire protection is provided by the Alameda County Fire Department which provides structural fire suppression, rescue, hazardous materials contrOl and public education services. Police Protection. Police protection is provided by the Dublin Police Department which is headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers, performs a range of public safety services including patrol, investigation, traffic safety and public education. 2~ · Schools. Educational facilities are provided by the Dublin Unified School District which operates kindergarten through high school services within the community. · Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza. Other Governmental Services. Other governmental services are provided by the City of Dublin including community development and building services and related governmental services. Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. P. ro{ect Impacts: There are no impacts to Item 13a. This determination is based on the sources referenced in the Initial Study Fire Protection. According to representatives of the Alameda County Fire Department, the proposed project lies within a one-mile radius of a fire station located on Donahue Drive in Dublin. A typical response time of less than 5 minutes is anticipated. As part of the Site Development Review process, specific fire protection requirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. Police Protection. According to representatives of the Police Department, adequate resources presently - exist to serve the proposed development. Schools. This project is for office uses. SchoOl fees in accordance to State law would be charged at building permit issuance. Maintenance of public facilities including roads. The Project has access from two existing streets, Dublin Boulevard and Regional Street. Additionally, a new roadway' 'St. Patrick's Way' is planned south of Dublin Boulevard (see Transportation/Traffic section). The project applicants will be contributing a traffic improvement fund, which will assist in offsetting costs of public roadway maintenance. This fund will be collected at building permit issuance. Other governmental services. The City of Dublin charges a public facilities fee for all new development in the community for the purpose of financing new municipal public facilities needed by such development. The applicants will be required to pay a public facilities fee prior to issuance of' building permits. 13. Recreation Environmental Setting: The project is located within Dublin's downtown area. The project proposes the development of new office uses and is surrounded by commercial development. 27 Project Impacts: There are no impacts to Items 14a through 14b. This determination is based on the sources referenced in the Initial Study The City has in place a Public Facilities Fee which is charged to all developments in the City. The fee pays for improvements to and the provision of park facilities as Well as other public facilities in the City. 15. Transportation/Traffic Environmental Setting: The project is located on the southeast quadrant of the intersection of Dublin Boulevard and San Ramon Road. MajOr regional access.to the site is provided by 1-580 an east-west freeway directly to the south and 1-680 a north-south freeway, located approximately .5 miles to the east. Local access to the site is provided by San Ramon Road, a major north-south six-lane arterial street that lies immediately west of the site and Dublin Boulevard, a major east-west six-lane arterial located immediately north of the site. The project will have its primary access off of Dublin Boulevard via a two- lane 40' wide access driveway and off of Regional Street via a two-lane 40' wide access driveway. Regional Street is a two-lane north-south roadway providing connection to Dublin Boulevard east of the site. Planned circulation improvements in the area include new 1-680 southbound on/off ramps which are currently under construction. A new roadway 'St. Patrick's Way' parallel and south of Dublin Boulevard has been approved and partly constructed. This roadway will be a continuation of the 1-680 offramp and would travel west intersecting Amador Plaza Road, Golden Gate Drive and eventually ending at Regional Street. The section of roadway between Amador Plaza Roadand Golden Gate Drive has been completed. It is not know at this time when the roadway will be completed to Regional Street. Table 1 summarizes existing traffic conditions at key intersections near the proposed project site. This information is based on a Traffic Study prepared to analyze potential traffic and parking impacts associated with the project completed by Omni Means, dated August 1999. Table 1.: Existing Intersection Level-of Service (without project) [ Existing Intersection Control V/C I LOS Amador Valley Blvd./San Ramon Road Signal A.M .48 I A P.M. .67 I B San Ramon RoacVDublin Blvd. Signal A.M. .70 B P.M. .72 C Re~onal Street/Dublin Blvd. Signal A.M. .46 A P.M. .45 A 28 Existing conditions are expressed in terms of volume of capacity on adjacent roadways using the Level .... of-Service concept. LOS ratings are qualitative descriptions of intersection operations reported using an A through F ranking system to describe travel demand, delays and congestion. LOS A represents free- flow conditions with little or no delay at signalized intersections and LOS F indicates jammed conditions with excessive delay and long back-ups. The Dublin General Plan identifies LOS D (volume to capacity ratio of.90) as the minimum acceptable level-of-service in the community. Table 1 indicates that all intersections are functioning at LOS C or better during a.m. and p.m. peak hours. Protect Impacts: There are no impacts to Items 15a through 15g. This determination is based on the sources referenced in the Initial Study. The project would add additional vehicles to local and regional roadways. Table 2 summarizes furore traffic conditions of all three intersections including the proposed project and other approved projects in the area (Schaefer Ranch, residential development, Hansen Hill, residential project, Dublin Chrysler and Rite Aid/Kinder care, commercial projects, refer to Traffic Study for more details). Table 2.: Existing and Proposed Intersection Level-of Service (with project) 1 Existing & Proposed Intersection Control V/C LOS Amador Valley Blvd./San Ramon Road Signal A.M .53 A ........... '- P.M. ".72 ' C San Ramon Road/Dublin Blvd. Signal A.M. .77 C P.M. .79 C Regional Street/Dublin Blvd. ' Signal A.M. .49 A P.M. .49 A Based on a comparison of Table 1 and 2, the intersection of Amador Valley Blvd and San Ramon Road. will change from LOS 'B' to LOS 'C' during p.m. peak hours. The intersection of San Ramon Road and Dublin Blvd will change from LOS'B' to LOS 'C' during a~m. peak hours. The Regional Street and Dublin Blvd intersection will remain unchanged from existing conditions. Based on the above analysis, the construction of this proposed office project wo.uld not result in significant traffic impacts at major intersections near the project site. However, the proposed project will generate additional vehicular trips in the area which will impact city roadways. The applicant will be contributing traffic funds as part of their project. These funds will assist in offsetting costs ofpublic roadway maintenance and planned roadway improvements, thereby reducing impacts to no impact. The traffic study prepared by Omni-Means analyzed the Corrie Center office project in relation to cumulative traffic volumes identified in the Tri-Valley 2010 Model Update. It was determined that the ' _'~_:.:: project would not be eXpected to increase volumes beyond acceptable levels. Refer to Traffic Study for additional analysis. The Site Development Review process has determined that the project site has adequate parking and access. The majority of the site's parking would be located along the site's western and southern frontages. In addition to surface parking spaces, a below and above level parking structure would be built underneath the new office building and on its southern flank. Conditional Use Permit approval is required to allow a portion of the required parking (approximately 17 parking spaces) to be located "off- site" along the major north-south access easement to the east of the proposed building on the adjacent parcel. The project would not conflict with adopted policies supporting altemative transportation. The project will provide direct access to the public sidewalk on San Ramon Road and would be within walking distance to the furore West Dublin BART Station. Bike racks will be required as standard conditions of approval. Due to the design and location of the project, it would not result in a change in air traffic patterns, would not increase hazards due to a design feature and would not result in inadequate emergency access. 16. Utilities and Service Systems Environmental Setting: The project site is serviced by the following service providers: · Electrical and natural gas power: Pacific, Gas and Electric · Communications: Pacific Bell · Water supply and sewage treatment: Dublin San Ramon Services District (DSRSD) · Storm Drainage: Alameda County Flood Control District, Zone 7 (Zone 7) · Solid Waste Disposal: Dublin-Livermore Disposal Company Project Impacts: There are no impacts associated with Items 16a through 16g. This determination is based on the sources referenced in the Initial Study. Utility providers have reviewed the project and have determined that either the infrastructure exists or a method to fund the infrastructure has been provided for. DSRSD and Zone 7 will charge standard impact fees. 3O