HomeMy WebLinkAboutPC Reso 11-27 BJ's Restaurant and Brewhouse SDRRESOLUTION NO. 11-27
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW
FOR FALCON GATEWAY TO CONSTRUCT A 8,376 SQUARE FOOT FREE-STANDING
FULL-SERVICE RESTAURANT AND BREWHOUSE BUILDING LOCATED ON A SITE
FORMERLY IDENTIFIED AS SHOPS 8 AND 9 NEAR THE SOUTHEAST CORNER OF THE
SITE AT FALCON ROAD AND THE ON-RAMP TO INTERSTATE HIGHWAY 580
PLPA 2011-00031
(PORTION OF APN 9$5-0027-009-03j
WHEREAS, BJ's Restaurants, Inc. and Stanforth Holdings LLC, developer of Fallon
Gateway, has requested an application for a Conditional Use Permit to .amend the Planned
Development Zoning to combine Shop Sites 8 and 9 into one site for development of an 8,376
square foot building, and Site Development Review (SDR) to construct a 8,376 square foot,
free-standing, full-service restaurant and brewhouse building on a site formerly identified as
Shops 8 and 9 of the Fallon Gateway project; and
WHEREAS, Fallon Gateway is 33.91-acre a commercial center located at the southwest
corner of Dublin Boulevard and Fallon Road in the Eastern Dublin Specific Plan Area; and
WHEREAS, Planned Development (PD) zoning PA 08-034 was approved for the project
site on June 16, 2009 by Ordinance 09-09; and
WHEREAS, on September 27, 2011, the Planning Commission adopted Resolution No.
11-XX approving a Conditional Use Permit (CUP) for a minor amendment to the Planned
Development Zoning to allow the combination of Shop sites 8 and 9 to create a site for the
proposed restaurant; and
WHEREAS, Pursuant to the California Environmental Quality Act (CEQA), the proposed
project is within the scope of the Final Environmental Impact Report for the Eastern Dublin
General Plan Amendment and Specific Plan, which was certified by the City Council by
Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22, 1994 (the "FEIR");
and
WHEREAS, in 1997, a Negative Declaration was approved by the City Council in
Resolution No. 140-97 for the Planned Development Rezoning of Dublin. Ranch Areas B-E,
which includes the Fallon Gateway site. After completing an Initial Study, it was determined that
the Planned Development rezoning would not have any significant environmental impacts which
were not already adequately described and analyzed in the Program EIR. The project as
proposed does not exceed the thresholds identified in the Negative Declaration, and no further
environmental document is needed.
WHEREAS, a complete application was submitted and is availab{e and on file in the
Community Development Department; and
WHEREAS, the Applicant has submitted project plans, including floor plans, site plans,
landscape plans and elevations, dated received September 12, 2011, for a Site Development
Review relating to Fallon Gateway; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
September 27, 2011, for this project; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted` recommending that the Planning Commission
approve the Site Development Review amendment; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed
Site Development Review amendment for Fallon Gateway to allow the construction of a 8,376
square foot free-standing, full-service restaurant and brewhouse:
Site Development Review:
A. The proposal is consistent with fhe purposes of Chapfer 8.104 of the Zoning
Ordinance, with the General Plan and any applicable Specific Plans and design
guidelines because: 1) the project will not undermine the architectural character and
scale of development in which the proposed project is to be located; 2) the project will
provide a unique, varied, and distinct commercial structure that is compatible with the
other structures on-site as included with prior SDR approvals; 3) the project is
consistent with the General Plan and Eastern Dublin Specific Plan Land Use
designation of General Commercial; and 4) the project complies with the development
regulations established in the Stage 1 and 2 Planned Development.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:
1) the project contributes to orderly, attractive and harmonious site and structural
development compatible with the existing site plan and relationship to freeway
visibility; and 2) the project complies with the development regulations set forth in the
Zoning Ordinance where applicable.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties
and the lot in which the project is proposed because: 1) the proposed building is
suitable for the proposed use; 2) the proposed project is architecturally compatible
with the proposed buildings on site. identified by the PD Guidelines and the SDR
approved in August 2010; and 3) the size and mass of the proposed structure is
compatible with community commercial centers and other buildings proposed for the
site.
D. The subject site is suitable for the type and intensity of the approved .development
because: 1) the site is zoned and designed for General Commercial use with regional
access and visibility from I-580; and 2) the site has been designed with adequate
access and parking to accommodate the anticipated customer traffic in Fallon
Gateway.
E. Impacts to existing slopes and topographic features are addressed because: the site
is relatively flat but already has been rough graded in accordance with the approved
Parcel Map for Fallon Gateway.
F. Architectural considerations incfuding the character, scale and quality of the design,
site lay out, the architectural relationship with the site and other buildings, screening
of unsightly uses, lighting, building materials and colors and similar elements result in
a project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: exterior design of the proposed restaurant and
brewhouse is consistent with architectural style elements and proposed materials
previously approved for Fallon Gateway.
G. Landscape considerations, including the location, type, size, .color, texture and
coverage of plant materials, and similar elements have been incorporated into the
project to ensure visual relief, adequate screening and an attractive environment for
the public because: all perimeter landscaping, walls, fences, and hardscape are
proposed for construction in accordance with the master landscape plan.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians and automobiles because: 1) all infrastructure necessary to support
development of this site including streets, parkways, pathways, sidewalks, and street-
lighting already has been constructed; and 2) on-site improvements, planned but not
yet constructed for the project site, will allow customers of this project the safe and
efficient use of these facilities.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Dublin does hereby approve the Site Development Review for the proposed project
known as BJ's Restaurant and Brewhouse at Fallon Gateway shown on plans prepared by WD
Partners dated received September 12, 2011 subject to the conditions included below.
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use, and shall be subiect to Planninq_
Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of
approval. fPL.I Planninq, fBl Building, (POI Police, fPWI Public Works fADMI
Administration/City Attorney, fFINI Finance, fFi Alameda County Fire Department, fDSRI
Dublin San Ramon Services District, fCO1 Alameda County Department of Environmental
Health, fZ71 Zone 7.
NO CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
GENERAL CONDITIONS I
1. Approval. This Site Development Review approval PL Ongoing
is for the construction of an 8,376 square foot
restaurant known as BJ's Restaurant and Brewhouse
NO CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
(PLPA-2011-00031) within the Fallon Gateway
Center. This approval shall be as generally depicted
and indicated on the plans prepared by WD Partners
dated September 12, 2011 on file in the Community
Development Department, and as specified by the
followin Conditions of Approval for this project.
2. Effective Date. This Site Development Review PL Ongoing
approval becomes effective 10 days after action by
the Plannin Commission.
3. Compliance with Conditional Use Permit. This PL Ongoing
Site Development Review is subject to the approval
of the companion Conditional Use Permit to amend
the Planned Development Zoning to combine Shop
Sites 8 and 9.
4. Permit Expiration. Construction or use shall PL Ongoing
commence within 1 (one) year of Site Deve{opment
Review (SDR) approval or as modified by the
Development Agreement or the SDR shall lapse and
become null and void. Commencement of
construction or use means the actual construction or
use pursuant to the permit approval or, demonstrating
substantial progress toward commencing such
construction or use. If there is a dispute as to
whether the SDR has expired, the City may hold a
noticed public hearing to determine the matter. Such
a determination may be processed concurrently with
revocation proceedings in appropriate circumstances.
If a Permit expires, a new application must be made
and processed according to the requirements of this
Ordinance.
5. Time Extension. The original approving decision- PL Ongoing
maker may, upon the Applicant's written request for
an extension of SDR approval prior to expiration, and
upon the determination that any Conditions of
Approval remain adequate to assure that applicable
findings of approval will continue to be met, grant a
time extension of approval for a period not to exceed
6 months, or as modified by the Development
Agreement. All time extension requests shall be
noticed and a public hearing or public meeting shall
be held as re uired b the articular Permit.
6. Revocation of permit. The permit shall be revocable PL Ongoing
for cause in accordance with Chapter 8.96 of the
Dublin Zoning Ordinance. Any violation of the terms
or conditions of this permit shall be subject to citation.
NO CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
7. Clean up. The Applicant/Developer shall be PL Ongoing
responsible for clean-up and disposal of project
related trash and for maintaining a clean, litter-free
site.
8. Controlling Activities. The Applicant /Developer PO, PL Ongoing
shall control all activities on the project site so as not
to create a nuisance to the surrounding businesses
and residences.
9. Noise/Nuisances. Loudspeakers or amplified music PO, PL Ongoing
that is placed or projects outside of the building shall
be in accordance with the City of Dublin's Noise
Ordinance.
10. Accessory Structures. The use of any accessory PL, B, F Ongoing
structures, such as storage sheds or trailer/container
units used for storage or for any other purpose, shall
not be allowed on the site at any time unless a
Temporary Use Permit is applied for and approved.
11. Requirements and Standard Conditions.. The Various Issuance of
Applicant/Developer shall comply with applicable Building
Alameda County Fire,, Dublin Public Works Permits
Department, Dublin Building Department, Dublin
Police Services, Alameda County Flood Control
District Zone 7, Livermore Amador Valley Transit
Authority, Alameda County Public and Environmental
Health, Dublin San Ramon Services District and the
California Department of Health Services
requirements and standard conditions. Prior to
issuance of building permits or the installation of any
improvements related to this project, the Developer
shall supply written statements from each such
agency or department to the Planning Department,
indicating that all applicable conditions required have
been or will be met.
12. Occupancy Permit Requirements. Prior to B Issuance of
issuance of an Occupancy Permit, the physical Occupancy
condition of the project site for that phase shall meet
minimum health and safety standards and City
requirements including, but not limited to the
following:
a. The streets driveways and walkways providing
access to each building shall be complete, as
determined by the City Engineer/Public Works
Director, to allow for safe, unobstructed
pedestrian and vehicle access to and from the
site.
NO CONDITLON TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
b. All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
c. All address numbers shall be in place and visible.
d. Lighting for the drives and site shall be adequate
for safety and security. All streetlights on drives
providing access to the buildings shall be
energized and functioning. Exterior lighting shall
be provided for building entrances/exits and
pedestrian walkways. Security lighting shall be
.provided as required by Dublin Police.
e. All construction equipment, materials, or on-going
work shall be separated from the public by use of
fencing, barricades, caution ribbon, or other
means approved by the City Engineer/Public
Works Director.
f. All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
g. All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) shall be installed and fully functional.
h. A Declaration or Report from the Geotechnical
Engineer of Record confirming that all grading
work associated with the project had been
performed in accordance with the Engineer's
recommendations.
13. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance of
provide a final Utility Siting Plan showing that Grading
transformers and service boxes are placed outside of Permits
public view where possible and/or screened to the
satisfaction of the Community Development Director
and City Engineer. Applicant/Developer shall place all
utility infrastructures underground including electric,
telecommunications, cable TV, and gas in
accordance with standards enforced by the
appropriate utility agency. Utility plans showing the
location of all proposed utilities shall be reviewed and
approved b the Cit En ineer prior to installation.
14. Public Art In-Lieu Contribution. In lieu of acquiring PL the Issuance
and installing a public art project, the Applicant has of Building
elected to and shall make a public art in-lieu Permits
contribution payment in accordance with Chapter
8.58 of the Dublin Municipal Code and shall com ly
NO CQNDtTION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
with the Public Art Compliance Report submitted by
the Applicant, dated April 28, 2009, and on file with
the Planning Department. The public art in-lieu
contribution payment shall be made prior to the
issuance of the first building permit for the project in
the amount specified in Dublin Municipal Code
section 8.58.050.B (non-residential building more
than 50,000 sq. ft.). To the extent feasible, and
pursuant to the provisions of the Development
Agreement between the City of Dublin and the
Applicant, the City of Dublin shall reserve funds equal
to the amount of said in-lieu contribution payments for
use in paying for public art to be located at the project
site.
15. Prevailing Wages. All public improvements PW On-going
constructed by Developer and to be dedicated to the
City are hereby identified as "public works" under
Labor Code section 1771. Accordingly, Developer, in
constructing such improvements, shat{ comply with
the Prevailing Wage Law (Labor Code, sects. 1720
and followin
16. Emergency Vehicle Access Easement Dedications. PW, F In Conjunction
Applicant/Developer shall dedicate all needed with the Final
emergency vehicle access easements -from each Map or by
adjacent public street to all fire access roads Separate
surrounding the site and buildings as defined by Instrument
Alameda County Fire Department and to the Prior to
satisfaction of the Ci Engineer. Occupancy
17. signage on Graphic Panels. No signage, including PL On-going
logos, shall be permitted on the Graphic Panels that
are located on the rear of the building facing the
center. Details on the graphic panels shall be in
accordance with the approved: Site Development
Review.
18. Outdoor Events. Any outdoor activity shall be PL On-going
subject to review and approval of a Temporary Use
Permit er the City of Dublin Zonin Ordinance
19. Temporary Promotional Banners and Balloons. PL On-going
Temporary Promotional Banner Signs and Balloons
shall only be permitted after first securing an
approved Temporary Promotional Sign Permit. Al(
temporary on-site signage shall be subject to the sign
regulations contained in the City of Dublin Zoning
Ordinance.
20. A-Frame Signs. The use of any A-Frame, portable, PL On-going
sandwich-board, pennants, or human-held signs on
NO CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
the premises is strictly prohibited. Said signs and any
form of off-site advertising signs shall also be
prohibited upon any public property, including City
streets and sidewalks.
21. Bicycle Racks. Prior to the issuance of building PL Issuance of
permits, the Applicant/Developer shall work with Staff Building
to provide sufficient bicycle racks at various locations Permits
throughout the project site. The bicycle racks shall be
unobtrusive and out of the path of travel.
22. Action Programs/Mitigation Measures. PL Issuance of
Applicant/Developer shall comply with all .applicable Improvement
action programs and mitigation measures of the Plans
Eastern Dublin Specific Plan Final Environmental
Impact Report (EIR} and addendum's that have not
been made specific Conditions of Approval, which are
in effect at the time of issuance of Improvement
Plans.
23. Fees. The Applicant shall pay all applicable fees in F Issuance of
effect at the time of building permit issuance, Building
including, but not limited to, Planning Fees, Building Permits
Fees, Dublin San Ramon Service District fees, Public
Facilities fees, Tri Valley Transportation fees, East
Dublin Traffic Impact Fee, Dublin Unified School
District impact fees, City of Dublin Fire Bureau fees,
Noise Mitigation fees; Inclusionary Housing in lieu
fees, Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water connection
fees. When and if applicable and customary, credits
shall be a plied for existin improvements.
24. Hold Harmless/Indemnification. The Developer Various On-going
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, Community Development
Director, Zoning Administrator, or .any other
department, committee, or agency of the City to the
extent such actions are brought within the time period
required by Government Code Section 66499.37 or
other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City promptly
notif in The Develo er of an said claim, action, or
NO CONDITION TEXT RESPON. WHEN
AGENCY/ 'REQUIRED
DEPART. PRIOR TO
proceeding and the City's full cooperation in the
defense of such actions or proceedin s.
PUB LIC WORKS DEPARTMENT
25. Design of Site Improvements. The public and site PW Improvement
improvements shall be constructed generally as Plans
shown on the PD Amendment and/or Site
Development Review and as modified by these
Conditions of Approval. However, the approval of the
PD Amendment and/or Site Development Review is
not an approval of the specific design of the grading,
drainage and parking/driveway improvements.
Modifications to the design will be needed to meet the
following:
• Storm drain pipes to clear all tree locations
shown on the Landscape Plans by a minimum
of 3.5 feet;
• Minimum asphalt pavement slope to be 1 %;
• Drainage swales within the parking spaces and
inlets at the rear of the parking spaces shall
not be ermitted.
26. Parking Lot Islands. All major access driveways PW Improvement
shall provide a minimum 20-foot radius clear turning Plans
area measured from the inside edge of the required
travel ways. All other driveway aisles shall provide
clearance for minimum 10-foot turning radius
measured at the inside edge of the required travel
ways. The landscape islands at the end of the drive
aisles shall be the full depth of the adjacent parking
spaces.
27. Compact Parking Spaces. Compact parking spaces PW/PL Issuance of
are shown in very limited instances on the Site Building
Development Review exhibits, which is desirable for Permits
commercial centers. The addition. of any compact
parking spaces to meet dimensional constraints of
the site plan is subject to the approval of the City
En ineer and Communit Development Director.
28. Traffic and Parking Restriction Signs. All traffic and PW Improvement
parking restriction signs and pavement markings shall Plans
be shown on the civil site plans prepared by a Occupancy
registered civil engineer and approved by the City
Engineer and Fire Department. Where practical, No
Parkin si ns shall be used in-lieu of red curbs.
29. Crosswalks. All crosswalks shall meet the ADA Issuance of
requirements for delineation, smoothness, slopes and Building
widths. Permits
NQ CONDITION TEXT RESPON. WHEN
AGENCY/ 'REQUIRED
DEPART. PRIOR TO
30. Grading/Sitework Permit. Developer shall obtain a PW Grading
Grading/Sitework Permit from the Public Works
Department for all private grading and site
improvements. Retaining walls over 3-feet 'rn height
or 2-feet with load requires structural calculations.
31. Storm Drain Easement. Any structure (including PW Improvement
trash enclosures and signs) within a City Storm Drain Plans
Easement is subject to the approval of the City
Engineer. Building foundations shall be extended
into.' the ground so that the building is structurally
indepe,radent of the box culvert.
PUB LIC WORKS
32. Clarification. In the event that there needs to be PW [PL] On-going
clarification to these Conditions of Approval, the City
Engineer or Community Development Director has
the authority to clarify the intent of these Conditions
of Approval to the Developer without going to a public
hearing. The City Engineer or Community
Development Director also has the authority to make
minor modifications to these conditions without going
to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
miti ations resultin from impacts of this pro'ect.
33. Encroachment Permit. Applicant/Developer shall PW Working
obtain an Encroachment Permit from the Public Within the
Works Department for all construction activity within Public Right of
the public right-of-way of any street where the City Way
has accepted the improvements. At the discretion of
the City Engineer an encroachment permit for work
specifically included in an Improvement Agreement
ma not be re uired.
34. Public Improvements. All public improvements to be PW On-going
constructed to City standards and the satisfaction of
the Cit En ineer.
35. Improvement Agreement. The Developer shall enter PW Start of Public
into an Improvement Agreement with the City for all Improvements
public improvements and all private improvements for
common access as determined b the Cit En ineer.
36. Record Drawings. At the completion of construction, PW Release of
the Developer shall provide the Public Works Bonds
Department mylar copies of the civil, joint trench and
landscape plans indicating all changes that were
made durin construction.
37. Storm Water Pollution Prevention Plan. Prior to PW Issuance of
any clearing or grading, the Developer shall provide Grading
the Cit evidence that a Notice of Intent NOI has Permit
io
NO CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
been sent to the California State Water Resources
Control Board per the requirements of the NPDES. A
copy of the Storm Water Pollution Prevention Plan
(SWPPP) shall be provided. to the Public Works
Department and be kept at the construction site. The
Developer is responsible for ensuring that all
contractors implement al( storm water pollution
revention measures in the SWPPP.
38. Water Quality Treatment. Supportive data shall be PW Improvement
provided to show that the water quality treatment Plans
meets the RWQCB guidelines.
39. Non-City Agencies. The Applicant/Developer will be PW Improvement
responsible for submittals and reviews to obtain the Plans
approvals of all participating non-City agencies. The
Alameda County Fire Department and the Dublin San
Ramon Services District shall approve and sign the
Improvement Plans.
40. Hydrology and Hydraulic Calculations. Hydrology PW Improvement
and Hydraulic Calculations shall be provided for the Plans
design of the site storm drain s stem.
41. Trash Enclosure. The trash enclosure shat[ b~ PW Improvement
covered, with the', floor drainage, connected to the Plans
sanitar sewer.
42. Accessible Path of Travel. An accessible. path of PW Improvement
travel shall be provided between the project and the Plans
existin Tar et store pedestrian system. ____
_
_
BUtLQING DEPARTMENT _ _ _
43. Roof Access. Plans shall show locations of roof B Issuance of
access for the equipment installed on the roof tops. Building
Permits
44. Building Codes and Ordinances. All project B Through
construction shall conform to all building codes and Completion of
ordinances in effect at the time of buildin permit. Construction
45. Building Permits. To apply for building permits, B Issuance of
Applicant/Developer shall submit seven (7) sets of Building
construction plans to the .Building Division for plan Permits
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
Applicant/Developer will be responsible for obtaining
the approvals of all participation non-City agencies
prior to the issuance of buildin permits.
ii
NO COND{TION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
46. Construction Drawings. Construction plans shall be B Issuance of
fully dimensioned (including building elevations) Building
accurately drawn (depicting all existing and proposed Permits
conditions on site), and prepared and signed by a
California licensed Architect or Engineer. All
structural calculations shall be prepared and signed
by a California licensed Architect or Engineer. The
site plan, landscape plan and details shall be
consistent with each other.
47. Addressing. Addressing shall conform with Building, B Occupancy
Fire and Police requirements and shall adhere to the
following:
• Addressing shall be required on all doors leading
to the exterior of the buildings, including all rear
doors;
• The address characters shall be a minimum of 5
inches in height by 1-inch stroke (larger sizes
may be necessary depending on the setbacks
and visibility) and shall be contrasting with their
backgrounds;
• Addresses shall be illuminated or in an
illuminated area and be able to be seen from the
street;
• If the address is placed on glass, the numbers
shall be on the exterior of the glass and a
contrasting background shall be placed behind
the numbers;
• Where a building has multiple tenants, address
shall be provided near the main entrance of each
tenant space. The address shall be high enough
on the building to be clearly visible from the
driveway, street or parking area it faces even
when vehicles are parked in front of the tenant
space;
• Where the addresses on the building will not be
clearly visible from either direction of travel along
the access road, address postings shalt also be
provided at the entrance of the property;
• Where multiple buildings exist on the same site,
all buildings shall be distinctly identified and
posted.
48. Engineer Observation. The Engineer of record shall B Frame
be retained to provide observation services for all Inspection
components of the lateral and vertical design of the
building, including nailing, hold-downs, straps, shear,
roof. dia hra m and structural frame of buildin A
12
NO CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
written report shall be submitted to the City Inspector
prior to schedulin the final frame inspection.
49. Air Conditioning Units. Air conditioning units and B Occupancy
ventilation ducts shall be screened from public view
with materials compatible to the main building. Units
shall be permanently installed on concrete pads or
other non-movable materials approved by the
Building Official and Director of Community
Development.
50. Temporary Fencing. Temporary Construction B Through
fencing shall be installed along the perimeter of all Completion of
work under construction. Construction
51. Green Building Standards Code. The Applicant B Through
shall incorporate Green Building Measures. Green Completion of
Building plan shall be submitted to the Building Construction
Official for review.
a. Provide Bicycle parking as required by section
5.106.4
b. Provided Designated parking for any
combination of low-emitting, fuel-efficient and
carpool vehicles as required by 5.106.5.2
c. Separate water meters may be required,
.please review section 5.303.1.2.
d. The building is within 1,000 feet of right of
ways of a freeway, therefore STC ratings for
the building shall be met as required by
5.507.4.1
e. Provide future access for solar systems,
install electrical conduit as required by Section
7.94.070 of the Dublin Municipal Code -
adding section 5.202.1 to the Green Building
Standards Code.
52. Cool Roofs. Flat roof areas shall have their roofing B Through
material coated with light colored gravel or painted Completion of
with light colored or reflective material designed for Construction
Cool Roofs.
53. Electronic File. The Applicant/Developer shall B Issuance of
submit all building drawings and specifications for this Building
project in an electronic format to the satisfaction of Permits
the Building Official prior to the issuance of building
permits. Additionally, all revisions made to the
building plans during the project shall be incorporated
into an "As Built" electronic file and submitted prior to
the issuance of the final occupanc .
54. Copies of Approved Plans. Applicant shall provide B 30 days after
Cit with 4 reduced (1/2 size) copies of the approved Permit and
13
NO CONDITION TEXT RESPON. WHEN
AGENCY/ REQUIRED
DEPART. PRIOR TO
plans Each Revision
Issuance
55. Accessible Parking. The number of accessible B Issuance of
parking spaces and their locations are preliminary Building
and are subject to change to meet the building code Permits
at the time of building permit.
DUB LIN SAN RAMON SERVICES DISTRICT`(DSRSD)
56. Improvement Plans. Prior to issuance of any DSRSD Issuance of
building permit, complete improvement plans shall be Building
submitted to DSRSD that conform to the Permits
requirements of the Dublin San Ramon Services
District Code, the DSRSD "Standard Procedures,
Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities," all
applicable DSRSD Master Plans and all DSRSD
olicies.
57. Sewers. Sewers shall be designed to operate by DSRSD Occupancy
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.
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
applicant for any project that requires a .pumping
station.
58. Waterline Systems. Domestic and fire protection DSRSD Occupancy
waterline systems for Tracts or 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.
59. Sewer Line Locations. DSRSD policy requires DSRSD Occupancy
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.
60. Easements. Prior to approval by the City of a grading DSRSD Issuance of
permit or a site development ermit, the locations and Gradin
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widths of all proposed easement dedications for Permits
water and sewer lines shall be submitted to and
approved b DSRSD.
61. Easement Dedications. All easement dedications for DSRSD Recordation of
DSRSD facilities shall be by separate instrument Final Map
irrevocably offered to DSRSD or by offer of dedication
on the Final Map.
62. Fees. Prior to issuance by the City of any Building DSRSD Issuance of
Permit or Construction Permit by the Dublin San Building
Ramon Services District, whichever comes first, all Permits
utility connection fees including DSRSD and Zone 7,
plan checking fees, inspection fees, connection fees,
and fees associated with a wastewater discharge
permit shall be paid to DSRSD in accordance with the
rates and schedules established in the DSRSD Code.
63. Improvement Plans. Prior to issuance by the City of DSRSD Issuance of
any Building Permit or Construction Permit by the Building
Dublin San Ramon Services District, whichever Permits
comes first, all improvement plans for DSRSD
facilities shall be signed by the District Engineer.
Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating
approval of the sanitary sewer or water facilities
shown. Prior to approval by the District Engineer, the
Applicant shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs
for the sewer and water systems, a performance
bond, a one-year maintenance bond, and a
comprehensive general liability insurance policy in
the amounts and forms that are acceptable to
DSRSD. The Applicant shall allow at least 15
working days for final improvement drawing review by
DSRSD before si nature b the District En ineer.
64. Construction Permit. No sewer line or waterline DSRSD Issuance of
construction shall be permitted unless the proper Building
utility construction permit has been issued by Permits
DSRSD.
65. Hold Harmless. The Applicant/Developer shall hold DSRSD On-going
DSRSD, its Board of Directors, commissions,
employees, and agents of DSRSD harmless and
indemnify and defend the same from any litigation,
claims, or fines resulting from the construction and
completion of the project.
66. Recycled Water Improvements. Improvement plans .DSRSD Issuance of
shall include recycled water improvements as Construction
required by DSRSD. Services for landscape irri ation Permits
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shall connect to recycled water mains. Applicant
must obtain a copy of the DSRSD Recycled Water
Use Guidelines and conform to the requirements
therein.
67. Backflow Prevention Device. A Backflow DSRD Occupancy
Prevention device to prevent back-siphoning of water
into the potable distribution main will be required on
each commercial account per the District's
specifications.
68. Construction by Applicant/Developer. All onsite DSRSD Occupancy
potable and recycled water and wastewater pipelines
and facilities shall be constructed by the
Applicant/Developer in accordance with all DSRSD
master plans, standards, specifications and
requirements.
69. DSRSD Water Facilities. Water facilities must be DSRSD- Occupancy
connected to the DSRSD or other approved water
system, and must be installed at the expense of
Applicant/Developer in accordance with District
Standards and Specifications. All material and
workmanship for water mains and appurtenances
thereto must conform with all of the requirements of
the officially adopted Water Code of the District and
shall be subject to field inspection by the District.
Applicant/Developer shall comply with all conditions
of the approved future Parcel Map.
70. On-Site Recycled Water System. Approval from the DSRSD Occupancy
Calif. Dept. of Health Services (DHS) is required for
connection. of the on-site recycled system.
Applicant/Developer must submit required
documentation, including Recycled Water Connection
Drawin s, to District to allow for approval b .DHS.
71. Recycled Water Pressure. Available recycled water DSRSD Occupancy
pressures must be verified by the Applicant.
ALA MEDA COUNTY FIRE DEPARTMENT
72. Building and Fire Codes. The project will need to F the Issuance
comply with the. applicable Building and Fire Codes. of Building
Site and Building plans shall be provided for review Permits
and a proval b the Fire Department.
73. Fire Apparatus Roadways. Fire apparatus roadways F Occupancy
shall have a minimum unobstructed width of 20 feet
and an unobstructed vertical clearance of not less
than 13 feet 6 inches. Roadways under 36 feet wide
shall be posted with signs or shall have red curbs
painted with labels on one side; roadways under 28
feet wide shall be posted with si ns or shall have red
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curbs painted with labels on both sides of the street
as follows: "NO STOPPING FIRE LANE - CVC
22500.1.."
74. Pavers on Access Roads. Pavers used on Fire F Occupancy
Department access roads to support 40,000 pound
wei ht load. CFC 503.2.3 see 14
75. New Fire Sprinkler System & Monitoring F the Issuance
Requirements. In accordance with The Dublin Fire of Building
Code, fire sprinklers shall be installed in the building. Permits
The system shall be in accordance with the NFPA 13,
the CA Fire Code and CA Building Code. Plans and
specifications showing detailed mechanical design, cut
sheets, listing sheets and hydraulic calculations shall
be submitted to the Fire Department for approval and
permit prior to installation. This may be a deferred
submittal
76. Sprinkler Plans. Applicant/Developer shall submit F the Issuance
detailed mechanical drawings of all sprinkler of Building
modifications, including cut sheets, listing sheets and Permits
calculations to the Fire Department for approval and
permit prior to installation. All sprinkler system
components shall remain in compliance with the
applicable N.F.P.A. 13 Standard, the CA Fire Code
and the CA Building Code. (Deferred Submittal
Item)
77. Underground Plans. Applicant/Developer shall F Issuance of
submit detailed shop drawings for the fire water supply Building
system, including cut sheets, listing sheets and Permits
calculations to the Fire Department for approval and
permit prior to installation. All underground and fire
water supply system components shall be in
compliance with the applicable N.F.P.A. 13, 24, 20, 22
Standards, the Ca Fire Code and the CA Building
Code. The system shall be hydrostatically tested and
inspected prior to being covered. Prior to the system
being connected to any fire protection system, a
system flush shall be witnessed by the Fire
Department. Deferred Submittal Item
78. Central Station Monitoring. Automatic fire F Issuance of
extinguishing systems installed within buildings shall Building
have all control valves and flow devices electrically Permits and
supervised and maintained by an approved central Occupancy
alarm station. Zoning and annunciation of central
station alarm signals shall be submitted to the Fire
Department for approval. The central station
monitorin service shall be either certificated or
NO CONDITION TEXT RESPON. WHEN
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placarded as defined in N.F.P.A. Standard No. 72.
Assure the specific account is UL Certificated or
Placarded and not just the monitorin station.
79. Monitoring System Plans. If it is necessary to F Issuance of
install a fire alarm monitoring system or modify an Building
existing system in order to obtain a Certificated or Permits
Placarded account, plans and specifications shall. be
submitted to the fire department for review and
approval of the installation or modifications.
80. Audible Alarm. Fire sprinkler system shall have an F Occupancy
audible alarm in each suite served by the fire
sprinklers stem. 2002 NFPA 13 section 6.9.1.
81. Site Plan. The site plan needs to show sufficient F Issuance of
detail to reflect an accurate and detailed layout of the Building
site for review and record purposes. The site plan will Permits and
need a scale that will allow sufficient details for review Occupancy
purposes and include, but not be limited to the
following:
• The site parking and circulation. layout including
fences, gates, fire lane locations and turnarounds.
• Location of all fire appliances including fire
hydrants, fire connections, fire sprinkler risers, and
fire control valves.
• The location of all building openings including the
exit discharge pathway for building exits. Note the
location of exit lighting for these pathways as well.
• The location of any overhead obstructions and
their clearances.
• The location of property lines and assumed
property lines between buildings on the same
propert as well as any easements.
82. Fire Hydrants. The site plan also will need to note F Issuance of
the location and distance of fire hydrants that are Building
along the property frontage as well as the closest Permits and
hydrants to each side of the property that are located Occupancy
along the access roads that serves the property. In
addition, the improved face of curb to face of curb or
edge of pavement width of the access road that
serves the property will need to be noted. CFC
Appendix Chapter 1 section 105.4
83. Deferred Submittals. Provide on the Titie or Cover F Issuance of
Sheet under the heading Deferred Submittals all of Building
the deferred submittal items. 2007 CFC 901.2 Permits
• Fire sprinkler Installation
• Fire monitorin s stem install
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84. Fire Access. Access roads, turnarounds, pullouts, F On-going
and fire
operation areas are Fire Lanes and shall be
maintained clear and
free of obstructions, includin the parking of vehicles.
85. Entrances. Entrances to job sites shaft not be F On-going
blocked, including after hours, other than by
approved gates/barriers that provide for emergency
access.
86. Site Utilities. Site utilities that would require the On-going
access road to be dug up or made impassible shall
be installed prior to combustible construction
commencin .
87. Final Site Plan. Entrance flare, angle of departure, F Issuance of
width, turning radii, grades, turnaround, vertical Building
clearances, road surface, bridges/crossings, Permits
gates/key-switch, & within required 150-ft. distance to
Fire Lane shall be shown on final site plan.
88. Personnel Access. Approved route to furthermost F Issuance of
portion of exterior wall. Route width, slope, surface, Building
obstructions must be considered. Permits
89. All-weather Access. Fire access is required to be F Issuance of
approved all-weather access. Show on the plans the Building
location of the all-weather access and a description of Permits
the construction. Access road must be designed to
su ort the im osed loads of fire a aratus.
90. Gate Approvals. Fencing and gates that cross F Issuance of
pedestrian access and exit paths as well as vehicle Building
entrance and exit roads, if approved and installed, Permits
need to be approved for Fire Department access and
egress as well as exiting provisions where such is
applicable. Plans need to be submitted that clearly
show the fencing and gates and details of such. This
should be clearly incorporated as part of the site plan
with details provided as necessary. CFC 501.3
SEC URITY AND POLICE
91. Non-Residential Security Requirements. The PO, B On-going
Applicant/Developer shall comply with all applicable
City of Dublin Non-Residential Security Ordinance
re uirements.
92. Security During Construction. PO, B During
a. Fencing -The perimeter of the construction site Construction
shall be fenced and locked at all times when
workers are not present. All construction activities
shall be confined to within the fenced area.
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Construction materials and/or equipment shall not
be operated or stored outside of the fenced area
or within the public right-of-way unless approved
in advance by the Public Works Director.
b. Address Sign - A temporary address sign of
sufficient size and color contrast to be seen
during night time hours with existing street
lighting is to be posted on the Dublin Boulevard
perimeter.
c. Emergency Contact -Prior to any phase of
construction, Applicant/Developer will file with the
Dublin Police Department an Emergency Contact
Business Card that will provide 24-hour phone
contact numbers of persons responsible for the
construction site.
d. Materials & Tools -Good security practices shall
be followed with respect to storage of building
materials and tools at the construction site.
e. Security lighting and patrols shall be employed as
necessary.
93. Lighting Plan. The Applicant shall submit a final PO Occupancy
lighting plan for approval by the Dublin Police. At a and On-going
minimum the plan should include:
• 1.0 foot-candle lighting at ground level in
parking lot areas.
• The fighting plan shall .provide a photometric
read-out with foot-candles plotted on the site.
• Lighting fixtures shall be of a vandal resistant
t pe.
94. Exterior Landscaping. Exterior landscaping shall be PO Occupancy
kept at a minimal height and fullness giving patrol and Ongoing
officers and general public surveillance capabilities of
the area.
95. Seat Walls. Seat wall areas shall be designed to PO Occupancy
minimize the potential for vandalism by skateboarders and Ongoing
and others.
96. Graffiti. The Applicant/Developer shall keep the site PO, PL Ongoing
clear of graffiti on a regular and continuous basis and
at all times. Graffiti resistant materials should be used.
DEB RIS/DUST/CONSTRUCTION ACTIVITY
97. Construction Hours. Standard construction and PW On-going
grading hours shall be limited to weekdays (Monday
through Friday) and non-City holida s between the
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DEPART. PRIOR TO
hours of 7:30 a.m. and 6:00 p.m. The Developer may
request reasonable modifications to such determined
days and hours, taking into account the seasons,
impacts on neighboring properties, and other
appropriate factors, by submitting a request form to
the City Engineer. For work on Saturdays, said
request shall be submitted no later than 5:00 p.m. the
prior Wednesday prior. Overtime inspection rates will
apply for all after-hours, Saturday, and/or holiday
work.
98. Construction Trash/Debris. Measures shall be PW, B, PL Construction
taken to contain al{ construction related trash, debris,
and materials on-site until disposal off-site can be
arranged. The Applicant/Developer shall keep the
adjoining public streets and properties free and clean
of project dirt, mud, and materials during the
construction period. The Developer .shall be
responsible for corrective measures at no expense to
the City of Dublin.
99. Construction Fencing. The use of any temporary PL, PW, B Issuance of
construction fencing shall be subject to the review Building
and approval of the City Engineer and the Building Permits
Official
100. Erosion Control during Construction. PW Issuance of
Applicant/Developer shall include an Erosion and Grading/Site
Sediment Control Plan with the Grading and Work Permit
Improvement plans for review and approval by the
City Engineer. Said plan shall be designed,
implemented, and continually maintained pursuant to
the City's NPDES permit between October 1St and
April 15th or beyond these dates if dictated by rainy
weather, or as otherwise directed by the City
En ineer.
LAN DSCAPING
101. Final Landscape and Irrigation Plan. A Final PL Issuance of
Landscape and Irrigation Plan prepared and stamped Building
by a State licensed landscape architect or registered Permits
engineer, along with a cost estimate of the work and
materials proposed, shall be submitted for review and
approval by the Community Development Director.
Landscape and irrigation plans shall provide for a
rec cled water system.
102. Completion of Landscaping (see Phased B Occupancy
Occupancy Plan). Subject to approval of the Director
of Community Development, the completion of
landscaping may be deferred due to inclement
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weather with the posting of a completion bond for the
value of the deferred landscaping and associated
improvements.
103. Standard Plant Material, Irrigation .and PL Issuance of
Maintenance Agreement. The Applicant/Developer Building
shall complete and submit to the Dublin Planning Permits
Department the Standard Plant Material, Irrigation
and Maintenance Agreement.
104. Landscape Borders. All landscaped areas shall be PL Ongoing
bordered by a concrete curb that is at least 6 inches
high and 6 inches wide. Curbs adjacent to parking
spaces must be 12 inches wide. All landscaped
areas shall be a minimum of 6 feet in width (face of
curb to face of curb) unless modified in this
application. Concrete mow strips at least 6 inches
deep and 4 inches wide shall be required to separate
turf areas from shrub areas.
105. Maintenance of Landscape. All landscape areas on PL On-going
the site shall be enhanced and properly maintained at
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 Director.
106. Water Efficient. Landscaping Ordinance. The PL Completion of
Applicant/Developer shall submit written Improvements
documentation to the Community Development
Director (in the form of a Landscape Documentation
Package and other required documents) that the
development conforms to the City's Water Efficient
Landscapin Ordinance.
PASSED, APPROVED AND ADOPTED this 27th day of September 2011 by the following vote:
AYES: Brown, Wehrenberg, Schaub, O'Keefe, Bhuthimethee
NOES:
ABSENT:
ABSTAIN:
Manning Commi~oner Chair
ATT
,-
Planning Ma ger
G:IPA#120111PLPA-2011-00031 BJs Brewery Fallon GatewaylPC Reso SDR BJs 9.27.11.docx
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