HomeMy WebLinkAboutPC Reso04-59 PA 03-057 Houston Place CUP
RESOLUTION NO. 04-59
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
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APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW TO AMEND
THE PD, PLANNED DEVELOPMENT ZONING DISTRICT ALSO KNOWN AS THE 1411 Z.U. AND TO
EXPAND AN EXISTING WAREHOUSE BUILDING LOCATED AT 6310 HOUSTON PLACE
(APN 941-0550-067) PA 03-057
WHEREAS, the Applicant, Cary Grayson, an agent of G&G International Holding Group, Inc, is
requesting approval of a Conditional Use Permit to amend the PO, Planned Development Zoning regulations for
the 1411 Z.U. as it pertains to permitted uses of land and off-street parking requirements for the property located at
6310 Houston Place; and
WHEREAS, the Applicant, Cary Grayson, is also requesting approval of Site Development Review for the
expansion of an existing warehouse building from 4,620 square feet to a maximum of 11,917 square feet; and
WHEREAS, there are no known tenants for the proposed warehouse building in order to determine
whether the proposed on-site parking is adequate to serve future land uses; and
WHEREAS, the Zoning Ordinance provides a mechanism for determining what the appropriate parking
requirement should be for a new building or development project without known tenants by taking the minimum
number of parking spaces required by Section 8.76.080 for a mix of use types typical of comparable buildings or
development projects within the same zoning district; and
WHEREAS, a review of the PO, Planned Development Zoning District (1411 Z.U.) revealed that use
types for comparable bui!dings and development projects include, automotive repair/service; light industrial; and,
warehousing and distribution; and
WHEREAS, the minimum parking requirement for this mix of use types, applied to the proposed 11,917
square foot building, ranges from 12 parking stalls to more than 30 parking stalls; and
WHEREAS, the project proposes the following 3 options in order to provide adequate off-street parking
for the expanded warehouse building: 1) providing 29 off-street parking stalls for an ±I1 ,917 square foot building;
2) providing 33 parking stalls for a ±11,017 square foot building; or, 3) providing 39 parking stalls for an ±10,137
square foot building; and
WHEREAS, in order to make the required findings for the Site Development Review request to expand
the existing warehouse building at 6310 Houston Place, an amendment to the PO, Planned Development Zoning
regulations is required to ensure that adequate off-street parking will be provided for the future unknown tenants of
the proposed building; and
WHEREAS, the Zoning Ordinance allows the Planning Commission by means of a Conditional Use
Permit to approve minor amendments to an adopted Development Plan upon a finding that the amendment
substantially complies with and does not materially change the provisions or intent of the adopted Planned
Development Zoning District Ordinance for the site; and
WHEREAS, when a Site Development Review is required for a project which is also subject to a
Conditional Use Permit, the Site Development Review shall be approved, conditionally approved or denied by the
same decision maker or body for the Conditional Use Permit; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City
environmental regulations require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, the project has been found to be Categorically Exempt from CEQA according to CEQA
Guidelines Section I5301(e)(2); and
WHEREAS, the Planning Commission did hold a public hearing on said project application on September
28, 2004; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval of said
application; 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 Planning Commission of the City of Dublin
hereby finds that the following provisions shall apply in amending the PO, Planned Development Zoning District
Ordinance for the 1411 Z.U., Alameda County Board of Supervisors Ordinance 79-82:
Section 1.
This amendment to the PO, Planned Development Zoning District for the 1411 Z.U. shall apply only to the
property located at 6310 Houston Place also identified by Assessor Parcel Number 941-0550-067 and as
shown below:
6310 Houston Place
APN 941-0550-064
Section 2.
All use types permitted in the C-2, General Commercial and M-I, Light Industrial zoning districts shall
also be permitted uses in the PO, Planned Development Zoning District (in accordance with Ord. 79-82)
except for the following which are hereby removed as part of this amendment:
1. Bank
2. Eating & Drinking Establishment
3. Health Services
4. School- Commercial
Section 3.
Except as modified herein, all requirements and regulations of Chapter 8.76, Off-Street Parking and
Loading Regulations ofthe Dublin Zoning Ordinance shall apply:
Full-size parking spaces may be reduced from the Zoning Ordinance standard of 9-feet in width
and 20-feet in length to 9-feet in width and l8-feet in length.
2
Section 4,
Prior to the establishment of any use, issuance of any building permit, or approval of any business license,
the prospective tenant and/or property owner shall first obtain zoning approval by the Community
Development Director demonstrating that adequate on-site parking is available to serve the use and all
other uses occupying the site.
Section 5.
Permitted use types that cannot meet the minimum parking requirements shall not occupy the site unless a
parking exception is granted. Minimum parking requirements by use type are set forth in Section 8.76.080
of the Dublin Zoning Ordinance.
Section 6.
Parking exceptions may be granted in accordance with Chapter 8.76, Off-Street Parking and Loading
Regulations of the Dublin Zoning Ordinance.
Section 7.
Alternative parking arrangements, i.e. automobile lifts, may be considered by the Community
Development Director upon application for Site Development Review and in accordance with Chapter
8.104 of the Dublin Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the City
of Dublin does hereby make the following findings and determinations regarding said Conditional Use Permit/Site
Development Review:
I. The amendments set forth above to the PO, Planned Development Zoning District also known as the 1411
Z.U. substantially comply with and do not materially change the provisions or intent of the adopted
Planned Development Zoning District Ordinance for the site (Alameda County Board of Supervisors
Ordinance 79-82) in that, the intent of the 1411 Z.U. was to allow for a wider variety of use types within
the zoning district by allowing both C-2, General Commercial and M-l, Light Industrial uses and the
proposed amendment will further this intent while ensuring that adequate on-site parking can be provided
to serve the uses contained thereon.
2. The proposed project, as conditioned, is consistent with the purpose and intent of Chapter 8.104, Site
Development Review in that, the project will contribute to attractive and harmonious site development
compatible with the surrounding properties within the same zoning district.
3. The proposed project, as conditioned, complies with the policies of the General Plan, the development
regulations and performance standards established for the PO, Planned Development Zoning District and
the C-2, General Commercial and M-l, Light Industrial zoning districts, and with all other requirements of
the Zoning Ordinance in that, it is compatible with the General Plan land use designation of Business
Park/Industrial: Outdoor Storage; conforms with the setback and height limitations; and, will not be
contrary to the performance standards set forth in Section 8.28.030 & 8.28.040 ofthe Zoning Ordinance.
4. The proposed project, 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 in that,
conditions of approval have been placed on the project to ensure that the site development will be
compatible with surrounding properties and will not result in undue noise, vibration, air pollution, glare,
heat, odor, or dust.
5. The proposed site development, including site layout, structures, vehicular access, circulation and parking,
setbacks, height, walls, public safety and similar elements, have been designed to provide a desirable
environment for the development in that, building size, orientation, and landscaping has been reviewed for
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maximum functionality and restnctlOns have been incorporated through a Conditional Use Permit to
amend the PO Zoning District to ensure the provision of adequate off-street parking for future uses.
6. The subject site is physically suitable for the type and intensity of the proposed development in that, it is a
developed site with all necessary improvements either existing or included as conditions of approval for
access, water and utilities which will support the expanded building.
7. Impacts to views have been addressed in that, the height of the building will not exceed the maximum
height restriction of 35-feet for the PO Zoning District in which it is located and the project is not located
within an established view corridor.
8. There are no impacts to existing slopes and topographic features because the project will be located on an
already developed site that is generally flat.
9. Architectural considerations, including the quality of the design, architectural relationship with the site and
other buildings, building materials and colors, exterior lighting and similar elements have been
incorporated into the project and as conditions of approval to ensure compatibility of this development
with the development's design concept and the character of adjacent buildings and uses.
10. Landscape considerations, including location, type, size and coverage of plant materials have been
considered and incorporated into the project to ensure visual relief along Houston Place and an attractive
environment for the public, the adjacent apartment community, and surrounding businesses.
11. The proposed project, as conditioned, is consistent with the Dublin General Plan in that, it is for the
expansion of an existing warehouse building for commercial/industrial uses which is consistent with the
General Plan land use designation of Business Park/Industrial: Outdoor Storage.
BE IT FURTHER RESOLVED THAT the Planning Commission does hereby approve said application
PA 03-057, Grayson Industrial Building Conditional Use Permit/Site Development Review to amend the PO,
Planned Development Zoning regulations for the 1411 Z.U. as it pertains to permitted uses of land and off-street
parking requirements for the property located at 6310 Houston Place and for the expansion of an existing
warehouse building from 4,620 square feet to a maximum of 11,917 square feet, at 6310 Houston Place, within a
PO, Planned Development Z0ning District, as depicted ill the attached Project Plans labeled Exhibit A. subject to
the following conditions:
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:
[PL] Planning, [B) Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN]
Finance, [PCS] Parks and Community Services, [F) Alameda County Fire Department, [DSR] Dublin San Ramon
Services District, [LDD] Livermore Dublin Disposal, [CO] Alameda County Department of Environmental Health,
[Zone 7] Alameda County Flood Control and Water Conservation District, [LA VT A] Livermore Amador Valley
Transit Authority, and [CHS] California Department of Health Services.
NO.
CONDITIONS OF APPROVAL
Agency
Source
GENEIDR
1. Approval. This Conditional Use Permit/Site Development
Review approval is to amend the PD, Planned Development
Zoning regulations for the 1411 Z. U. as it pertains to
permitted uses of land and off-street parking requirements
for the property located at 6310 Houston Place and for the
ex ansion of an existin warehouse buildin from 4,620
PL
On-going
Standard
4
2.
square feet to a maximum of 11,917 square feet also at
6310 Houston Place. This approval shall be as generally
depicted and indicated on the plans prepared by National
Computerized Designs (consisting of 8 sheets) dated
received May 13, 2004, stamped approved and on file in
the Community Development Department, and as specified
by the following conditions of aooroval for this project.
Permit Expiration. Construction or use shall commence
within one (1) year of Permit approval or the Permit 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 Permit 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.
Time Extension. The original approving decision-maker
may, upon the Applicant's written request for an extension
of 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 six (6) months. All time extension requests shall be
noticed and a public hearing or public meeting shall be held
as required by the particular Permit.
Permit Validity. This Conditional Use Permit/Site
Development Review approval shall be valid for the
remaining life of the approved structure so long as the
operators of the subject property comply with the project's
conditions of approval.
Revocation of permit. The Conditional Use Permit/Site
Development Review approval shall be revocable for cause
in accordance with Section 8.96.020.1 of the Dublin Zoning
Ordinance. Any violation of the terms or conditions of this
permit shall be subiect to citation.
Clean-up. The Applicant/Developer shall be responsible
for clean-up and disposal of project related trash and to
maintain a safe, clean, and litter-free site.
Modifications. Modifications or changes to this
Conditional Use Permit/Site Development Review approval
may be considered by the Community Development
Director if the modifications or changes proposed comply
with Section 8.104.100 of the Zoning Ordinance.
Controlling Activities. The Applicant/Developer shall
control all activities on the project site so as not to create a
nuisance to the surrounding businesses and residences.
Accessory/Temporary Structures. The use of any
accessory or temporarv structures, including but not limited
3.
4.
5.
6.
7.
8.
9.
5
PL
PL
PL
PL
PL
PL
PL
PL
Prior to 8.96.020.0
September 28,
2005
Prior to 8.96.020.E
September 28,
2005
On-going 8.96.020.F
On-going 8.96.020.1
On-going Standard
On-going 8.104.100
On-going Standard
On-going 8.108.020
to, storage sheds, construction trailers, or storage container
units, shall be subject to review and approval by the
Community Development Director.
10. Fees. Applicant/Developer shall pay all applicable fees in Various
effect at the time of building permit issuance, including, but
not limited to, Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District
School Impact fees, City of Dublin Fire Services fees,
Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees; or any other
fee that may be adopted and applicable.
11. Voluntary Traffic Mitigation Contribution. The
Applicant/Developer shall pay V oluntary Traffic
Mitigation Contributions based on the number of daily
vehicle trips generated by the project. Alternatively, the
Applicant/Developer shall pay the Traffic Impact Fee in
effect at the time building permits are issued for the
project, assuming City adoption of a Downtown Traffic
Impact Fee Program. The contribution or fee shall be
collected for each new use based on the number of daily
vehicle trips generated by said use.
12. Requirements and Standard Conditions. The Applicant/ Various
Developer shall comply with applicable Alameda County
Fire, Dublin Public Works 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.
13. Building Permits, Codes and Ordinances. The B
Applicant/Developer shall obtain all necessary permits
from the Dublin Building Department. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permits.
14. Fire Codes and Ordinances. All project construction shall F
conform to all fire codes and ordinances in effect at the
time of building permits.
15. Reproduce Conditions on Construction Plans. These PL
conditions of approval shall be reproduced on page one (1)
of the construction plans submitted for a building permit
for this project.
16. Site Development Review Standard Conditions. The PL
Applicant/Developer shall comply with the City of Dublin
Site Development Review Standard Conditions attached as
Exhibit B.
6
Issuance of
Building
Permit
Issuance of
Building
Permit
Issuance of
Building
Permit
On-going
On-going
Plan Check
Submittal
Issuance of
Building
Permit
Standard
Standard
Standard
Building
Fire
Planning
Planning
17. Hold Harmless/Indemnification. Applicant shall defend, PL, PW
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, Planning Manager, 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 Applicant's duty to so defend, indemnify,
and hold harmless shall be subject to the City's promptly
notifying the Applicant of any said claim, action, or
proceeding and the City's full cooperation in the defense of
such actions or roceedin s.
18. Solid Waste/Recycling. Applicant shall comply with the ADM
City's solid waste management and recycling requirements
per Ordinance No. 5-00 adopted 2/15/00 by the City
Council. If required per the ordinance, Applicant shall
develop and submit a Waste Reduction Plan and other
required documentation, accompanied by appropriate
security, to assure that the required 50% waste diversion
oals are achieved.
19. Mechanical Equipment. All ducts, meters, back-flow PL, B
prevention devices, blow-off valves, pad-mounted utility
devices, air conditioning equipment and other mechanical
equipment (As determined by the Planning Manager) that is
on-site or roof mounted shall be screened from view of all
public rights of way. The location of such equipment shall
be subject to review and approval by the Planning
Manager. A screening plan shall be submitted for review
and approval by the Planning Manager and Building
Official pnor to approval of Building Permit. Said
screening plan shall show that all visible mechanical and
utility equipment shall be effectively screened from view
with materials architecturally compatible with the materials
of the structure. or with a roved landsca ed features.
20. Final Landscape and Irrigation Plan. A Final PL
Landscaping and Irrigation Plan shall be prepared and
submitted for approval by the Director of Community
Development and shall conform to the general standards in
Dublin Zonin Ordinance section 8.72.030.A.
On-going
On-going
Issuance of
Building
Penn its
Issuance of
Building or
Grading
Permits
Standard
Standard
Standard
8.72.030.A
21.
Planning
22.
Lighting Details. The plans show the installation of wall PL
mounted lighting on all four sides of the building; however
no specific light fixture design has been approved as part
of this Site Development Review. Before the installation
of any wall mounted lights, the design shall be submitted
for review and a roval b the Plannin Mana er.
Window Si na e. Si ns, advertisements, and other PL
7
Installation
On-going
8.84.050.W
23.
displays shall not cover or obscure more than 25% of
window area.
Wall and Freestanding Signage. No signage is approved PL, PW
as part of this application. All signage proposed for the
building shall be submitted separately as a Master Sign
Program application. Design of any monument signs shall
be approved both by the Planning Manager to assure
compatibility with design elements of the project, and by
the Director of Public Works to assure unobstructed traffic
visibili . No si ns shall be built in an easement.
Building Color and Materials. Prior to painting the PL
whole building, the Applicant shall apply the color on
either a portion of the building or a large sample that is
similar in material, with the proposed color, subject to
review and a roval b the Plannin Mana er.
Trash enclosure. Trash enclosures shall be designed to be PW, PL
architecturally compatible with the proposed building and
shall include self-closing gates. Final design and elevations
of the trash enclosure shall be reviewed and approved by
the Planning Manager.
24.
25.
The refuse collection service provider shall be consulted to
ensure that adequate space is provided to accommodate
collection and sorting of solid waste as well as source-
separated recyclable materials generated by this project. A
trash bin enclosure shall be 10 feet by 12 feet in size for a
single bin. Bins shall not be larger than 4 yards in
capacity.
The enclosure shall have a roof constructed of materials
that are architecturally compatible with the proposed
building.
A concrete apron extending 10-feet from the face of the
enclosure shall be installed in front of the entire width of
the enclosure. The enclosure shall have a 6-inch by 6-inch
curb on the inside of the enclosure wall to protect the walls
of the enclosure from the bins. The enclosure shall be built
of concrete block or equivalent and shall have solid metal
doors. Chain link doors are not permitted. The doors must
be designed so that they can be locked closed and can also
be held open with pin locks during loading. Trash bin
enclosures shall be finished so that they are architecturally
compatible with the related main structure. Trash bin
enclosures shall be properly maintained and free of graffiti.
All trash bins used for this site shall be maintained within
the trash bin enclosure(s) at all times.
Surface drainage shall be directed away from the trash
area.
Installation
Application of
materials and
colors
Approval of
Improvement
Plans
8.84.110 &
8.84.120
Planning
Standard
26. Building Permits. To apply for building permits,
A licant/Develo' er shall submit ei ht (8) sets
8
construction plans to the Building Division for plan check. Permits
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. The Applicant/Developer will be responsible for
obtaining the approvals of all participating non-City
agencies prior to the issuance of building permits.
27. Construction Drawings. Construction plans shall be fully B Issuance of Building
dimensioned (including building elevations) accurately Building
drawn (depicting all existing and proposed conditions on Permits
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.
28. Addressing. Addresses will be required on all doors B Occupancy Building
leading to the exterior of the building. Addresses shall be
illuminated, 5-inches in height minimum, and be able to be
seen from the street
29. Automatic Fire Extinguishing Systems. An automatic B DMC
sprinkler system shall be installed in Group M and S where 904.2.8
the floor area exceeds 3,000 square feet III type V
construction. Whenever an addition is made to an existing
building an automatic fire-extinguishing system shall be
installed if the existing building plans plus the addition
exceeds the area or height limitations.
30. Signage. Building/wall slgnage and/or freestanding B,PL Building/
signage shall be reviewed and approved under separate Planning
permits.
31. Non-Residential Security Requirements. The Applicant B,PO DMC
shall comply with the Non-Residential Building Security 7.32.230
Requirements.
32. One-Hour Construction. Walls less than 20-feet from a B Building
property line shall be of one-hour construction.
33. Tenant Improvements. Any tenant improvements shall be B Building
reviewed and approved under separate permits. With the
proposed areas, the restrooms mayor may not be within the
allowable numbers. If the units are divided they may need
additional restrooms. An alternative means and methods
form may be required or a letter stating the number of
employees in each soace.
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34. Title Sheet. The Building permit plans shall reference the F Building Fire
current edition of the applicable codes. The cover sheet Permits
shall state that the entire building (existing and new) shall
be provided with an automatic sprinkler system.
35. Tank Removal. Permits shall be obtained from the Fire F Removal of Fire
Department and County Environmental Health prior to tank
removal of the tank.
36. Citv of Dublin Fire Rules, Re!!ulations, and Standards. F Through Fire
9
The Applicant/Developer shall comply with all City of
Dublin Fire rules, regulations, and standards, including
minImum standards for emergency access roads and
payment of applicable fees including City of Dublin Fire
facility fees.
a) Emergency Vehicle Access. In accordance with
the City of Dublin Fire Code requirements, the
Applicant/Developer shall provide emergency
vehicle access routes into the project so that all
portions of the exterior walls of the building are
within 150-feet of an approved emergency vehicle
access road. Applicant/Developer shall
demonstrate how emergency access requirements
shall be achieved on the improvement plans to the
satisfaction of the City Engineer and the City of
Dublin Fire Marshal. All emergency vehicle
access roads (first lift of asphalt) and the public
water supply including all hydrants shall be in
place prior to vertical construction or combustible
storage on site. Fire apparatus roadways 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 signs or
shall have red curbs painted with labels on both
sides of the street as follows: "NO STOPPING
FIRE LAND - CVC 22500.1".
b) Fire Hydrants. The Applicant/Developer shall
construct all new fire hydrants in accordance with
the City of Dublin Fire Code requirements. Final
locations of fire hydrants shall be approved by the
City of Dublin Fire Marshal in accordance with
current standards. The minimum fire flow design
shall be 1500 gallon per minute at 20 psi residual
(flowing from a single hydrant). The required fire
flow design for the site shall be 2000 gallons per
minute at 20 pSI residual. Raised blue
reflectorized traffic markers shall be expoied to
the center of the street opposite each hydrant.
37. Addressing. Approved numbers or addresses shall be
placed on all new and existing buildings. The address shall
be positioned as to be plainly visible and legible from the
street or road fronting the property. Said numbers shall
contrast with their background.
38. Fire Extinguishers. Provide 2A 1 OBC fire extinguishers
within 75-feet travel distance of portions of the building.
An approved sign in accordance with the Uniform Fire
Code shall be conspicuously posted above the extinguisher.
39. Knox Box. Provide Knox key boxes at the main entrance
to the buildings and at the gate for access to the fire
hydrant. The Knox box shall contain a key that provides
10
Completion
Combustible
Construction or
Combustible
Storage On
Site.
Combustible
Construction or
Combustible
Storage On Site
F
Occupancy
F
Occupancy
F
Occupancy
CFC
901.4.4
CFC
1002
Fire
40.
access to the building or gate. Gates or barriers shall meet
the re uirements ofthe Cit of Dublin Fire Code.
Automatic Sprinklers. Automatic sprinklers shall be
provided throughout the new and existing portions of the
building as required by the Dublin Fire Code. If there are
over 100 sprinklers, the system shall be monitored by a UL
listed central station.
The project shall comply with Uniform Building and Fire
Codes as ado ted b the Cit of Dublin.
41.
42. Summary Vacation 2' of Existing Public Utility
Easements (PUE). A quit claim deed shall be recorded by
the Applicant/Developer for the portion of the existing
P.S.E. summarily vacated by the city Council VIa
Resolution 053-03.
43. Standard Public Works Conditions of Approval.
Applicant/Developer shall comply with all applicable City
of Dublin Public Works Standard Conditions of Approval
attached as Exhibit C. In the event of a conflict between
the Public Works Standard Conditions of Approval and
these Conditions, these Conditions shall revail.
44. Improvement and Grading Plans. All improvement and
grading plans submitted to the Public Works Department
for review/approval shall be prepared in accordance with
the Conditions of Approval, and the City of Dublin
Municipal Code including Chapter 7.16 (Grading
Ordinance). When submitting plans for review/approval,
the Applicant/Developer shall also fill-out and submit a
City of Dublin Improvement Plan Review Checklist (three
8-1/2" x 11" pages). Said checklist includes necessary
design criteria and other pertinent information to assure
that plans are submitted in accordance with established
City standards. The plans shall also reference the current
City of Dublin Standard Plans (booklet), and shall include
applicable City of Dublin Improvement Plan General Notes
(three 8-1/2" x 11" pages). For on-site improvements, the
Applicant/Developer shall adhere to the City's On-site
Checklist (eight 8-1/2" x 11" pages). All of these reference
documents are available from the Public Works
Department (call telephone 925-833-6630 for more
information).
45. Public Improvements. Applicant/Developer shall
construct the public sidewalk, curb & gutter and driveways
along the Houston Place property frontage accordance with
Cit of Dublin standard detail SO 306.
46. Grading/Sitework Permit. All site improvement work
and public right-of-way work must be performed per a
Grading/Sitework Permit issued by the Public Works
Department. Said permit will be based on the final set of
improvement plans to be approved once all of the plan
check comments have been resolved. Please refer to the
handout titled Gradin ¡Site 1m rovement Permit
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Occupancy
Fire
Fire
Issuance of
Building
Permits
Acceptance of
Improvements
by the City
Council
Issuance of
Grading/Site
Work Permit
Acceptance of
Improvements
by the City
Council
Issuance of
Grading/Site
Work Permit
Application Instructions and attached application (three 8-
1/2" x 11 " pages) for more information. The
Applicant/Developer must fill in and return the applicant
information contained on pages 2 and 3. The current cost
of the permit is $10.00 due at the time of permit issuance,
although the Applicant/Developer will be responsible for
any adopted increases to the fee amount
47. Erosion Control during Construction. Applicant/
Developer shall include an Erosion and Sediment Control
Plan with the Grading and Improvement plans for review
and approval by the City Engineer/Public Works Director.
Said plan shall be designed, implemented, and continually
maintained pursuant to the City's NPDES permit between
October 1 sl and Apri I 15th or beyond these dates if dictated
by rainy weather, or as otherwise directed by the City
Engineer/Public Works Director.
48. Water Quality/Best Management Practices. Pursuant to
the Alameda Countywide National Pollution Discharges
Elimination Permit (NPDES) No. CAS0029831 with the
California Regional Water Quality Control Board
(RWQCB), the Applicant/Developer shall design and
operate the site in a manner consistent with the Start at the
Source publication, and according to Best Management
Practices to minimize storm water pollution. All trash
dumpsters and recycling area enclosures that are not
located inside the building shall have roofs to prevent
contaminants from washing into the storm drain system.
The applicant shall file a Notice oflntent with the R WQCB
and shall prepare and submit a Storm Water Pollution
Prevention Plan for the City Engineer/Public Works
Director's review/approval. The site design shall include
some type of permanent filtration system for all storm drain
inlets within the paved areas to prevent hydrocarbons and
other petroleum-based contaminants from entering the
public storm drain system. Finally, all storm drain inlets
servmg vehicle parking areas shall be stenciled "No
Dumping - Flows to Bay" using stencils available from the
Alameda Countywide Clean Water Program.
49. Storm Water Treatment Measures Maintenance
Agreement. Applicant/Developer shall enter into an
agreement with the City of Dublin that guarantees the
property owner's perpetual maintenance obligation for all
storm water treatment measures installed as part of the
project. Said agreement is required pursuant to Provision
C.3.e.ii of RWQCB Order R2-2003-0021 for the reissuance
of the Alameda Countywide NPDES municipal storm water
permit. Said permit reqUIres the City to provide
verification and assurance that all treatment devices will be
properly operated and maintained.
50. Construction Noise Management Program/
Construction Impact Reduction Plan. Applicant/
Developer shall conform to the following Construction
Noise Management Program/Construction Impact
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Issuance of
Grading/Site
Work Permit
and During
Construction
Issuance of
Grading/Site
Work Permit
Acceptance of
Improvements
by City
Council
.
Acceptance of
Improvements
by City
Council
Reduction Plan. The following measures shall be taken to
reduce construction impacts:
a. Off-site truck traffic shall be routed as directly as
practical to and from the freeway (1-580) to the job
site. Primary route shall be from 1-580 to Dougherty
Road. An Oversized Load Permit shall be obtained
from the City prior to hauling of any oversized loads
on City streets.
b. 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 off-site. Construction equipment
shall use recycled or other non-potable water
resources where feasible.
c. Construction equipment shall not be left idling
while not in use.
d. Construction equipment shall be fitted with noise
muffling devices.
e. Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a daily
basis.
f. Excavation haul trucks shall use tarpaulins or other
effective covers.
g. Upon completion of construction, measures shall be
taken to reduce wind erosion. Replanting and
repaving should be completcd as soon as possible.
h. After grading is completed, fugitive dust on exposed
soil surfaces shall be controlled using the following
methods:
1. 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 dust.
3. On-site vehicle speed 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 City Engineer/Public
Works Director.
\. The Department of Public Works shall handle all
dust complaints. The City Engineer/Public Works
Director 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
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levels shall be provided as required by the City
Engineer/Public Works Director.
J. 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. Routing construction traffic to minimize
construction interference with regional non-
project traffic movement.
4. Limiting lane closures and detours to off-peak
travel periods.
5. Providing ride-share incentives for contractor
and subcontractor personnel.
k. Emissions control of on-site equipment shall be
minimized through a routine mandatory program of
low-emissions tune-ups.
51. Geotechnical Report and Recommendations. The
Applicant/Developer shall provide a site specific
geotechnical report prepared by a reputable geotechnical
engmeer. The Geotechnical Engineer shall certify that the
project design conforms to the report recommendations
prior to issuance of a Grading/Sitework Permit or Building
Permit. All report recommendations shall be followed
during the course of grading and construction.
52. Vehicle Parking. Applicant/Developer shall construct on-
site paved parking areas and spaces for customer, and
employee parking according to the zoning requirements of
the use. Occupancy of each phase of development will be
dependent upon Applicant/Developer completing the
necessary parking areas to serve that phase. All parking
spaces shall be double striped usmg 4" white lines
according to Figure 76-3 of the Zoning Ordinance and
§8. 76.070.A.17. All compact-sized parking spaces shall
have the word "COMPACT" stenciled on the pavement
within each space. ] 2" -wide concrete step-out curbs shall
be constructed at each parking space where one or both
sides abuts a landscaped area or planter.
53. Parking Prohibitions/Restrictions. Vehicle parking shall
be prohibited/restricted in the following locations. This
parking prohibition shall be indicated with red-painted
curbs, and with R26F "No Stopping - Fire Lane" signs
installed at a spacing not to exceed 200'.
a. Prohibited along the south, east and west side of
the building where parking any may block Fire
Department access. This parking prohibition shall
be indicated with R26F "No Stopping, Fire Lane"
signs installed at a locations to be determined
during plan.
b. Prohibited or restricted at other locations deemed
reasonably necessary by the City Engineer/Public
Works Director during final design and/or
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Issuance of
Grading/Site
Work Permit or
Building
Permit and
During
Construction
Issuance of 8.76.070.A.
Occupancy 1 7
Permit(s)
On-going
construction
54. Landscaping. Landscaping shall not obstruct the sight
distance for drivers.
55. Address Numbering System. Before Building Permits are
issued, the Applicant/Developer shall propose address
numbers for each building/retail unit based on the address
grid utilized within Alameda County and available from the
Dublin Building Official. The addressing scheme IS
subject to review and approval by the City and other
interested outside agencies. Signs shall be prominently
displayed on Houston Place that identifies all addresses
within the development. Addresses are required on the
front of each building, or as otherwise required by the
Building Official and Fire Marshal.
56. Site Accessibility Requirements. All disabled access
ramps, parking spaces for the disabled, and other physical
site improvements shall comply with current UBC Title 24/
ADA requirements and City of Dublin Standards for
accessibilitv.
57. Relocation of Existing Improvements/Utilities. Any
necessary relocation of existing improvements or utilities
shall be accomplished at no expense to the City.
58. Underground Utility Plans. Applicant/Developer shall
construct all underground utility trenches (including
electric, telecommunications, cable TV, and gas) In
accordance with standards enforced by the appropriate
utility agency. All vaults, electric transformers, cable TV
boxes, blow-off valves and other utility features shall be
placed underground and located behind the proposed
sidewalk within the public servIce easement, unless
otherwise approved by the City Engineer/Public Works
Director. Utility plans showing the location of all proposed
utilities shall be reviewed and approved by the City
Engineer/Public Works Director prior to installation.
59. Temporary Construction Fencing. Temporary
Construction fencing shall be installed along the perimeter
of all work under construction to separate the construction
operation from the public. All construction activities shall
be confined to within the fenced area. 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 City Engineer/Public
Works Director.
60. Construction Hours. Standard construction and grading
hours shall be limited to weekdays (Monday through
Friday) and non-City holidays between the hours of 7:30
a.m. and 6:00 p.m. The Applicant/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/Public
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On-going
Issuance of
Building
Permits
Issuance of
Occupancy
Permit
Building
Occupancy
Building
Occupancy
Building
Occupancy
Building
Occupancy
Works Director. For work on Saturdays, said request shall
be submitted no later than 5:00 p.m. the prior Wednesday.
Overtime inspection rates will apply for all after-hours,
Saturday, and/or holiday work.
61. Damage/Repairs. The Applicant/Developer shall be
responsible for the repair of any damaged pavement, curb
& gutter, sidewalk, or other public street facility resulting
from construction activities associated with the
development of the project, to the satisfaction of the City
Engineer/Public Works Director.
62. Occupancy Permit Requirements, Prior to issuance of an
Occupancy Permit, the physical condition of the project
site shall meet mInimUm health and safety standards
including, but not limited to the following:
a. The streets and walkways providing access to the
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.
b. All traffic control devices on streets providing access
to the site shall be in place and fully functional.
c. All street name signs and address numbers for streets
providing access to the buildings shall be in place and
visible.
d. Lighting for the streets and site shall be adequate for
safety and security. All streetlights on streets
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 CITY OF DUBLIN FIRE
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.
63. Release of Security. When all improvements governed by
the Grading Permit are complete to the satisfaction of the
City Engineer/Public Works Director, the City Engineer
will release the Security. Prior to the bond release the
Applicant/Developer shall furnish the following to the
City:
a. As-Built or Record Drawings printed on mylar of all
Improvement Plans and maps associated with the
project.
b. A Declaration or Report by the project Geotechnical
Engineer confirming that all geotechnical and grading
work associated with the project has been performed
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Building
Occupancy
Issuance of
Occupancy
Permits
Building
Occupancy
in accordance with the Engineer's recommendations.
c. Payment of any outstanding City fees or other debts.
d. Any other information deemed necessary by the City
Engineer/Public Works Director
64. Geographic Information System. Once the City PW
Engineer/Public Works Director approves the development
project, a digital vectorized file on floppy or CD of the
Improvement Plans shall be submitted to the City and
DSRSD. Digital raster copies are not acceptable. The
digital vectorized files shall be in AutoCAD 14 or higher
drawing format or ESRI Shapefile format. Drawing units
shall be decimal with the precision of 0.00. All objects and
entities m layers shall be colored by layer and named m
English, although abbreviations are acceptable. All
submitted drawings shall use the Global Coordinate System
of USA, California, NAD 83 California State Plane, Zone
III, and U.S. foot. Said submittal shall be acceptable to the
City's GIS Coordinator
65. Drainage study. Applicant/Developer shall prepare and PW
submit to the Director of Public Works for review a
detailed drainage study of all proposed storm drain
improvements of the project. Final ptpe Sizes, slopes,
depths, etc. shall be based upon final storm water design
calculations by a licensed professional engmeer m
California.
66. Drainage Impacts. Applicant/Developer shall demonstrate PW
to the satisfaction of the Director of Public Works that all
that need to be improved as a result of drainage impacts of
this project will be constructed prior to occupancy of the
building. All drainage improvements shall be constructed
to the satisfaction to ofthe Director of Public Works.
67. Drainage Fees. This project is subject to the payment of PW
drainage fees through the City of Dublin to Alameda
County Flood Control District, Zone 7.
68. Encroachment Permit - An encroachment permit shall be PW
secured from the Director of Public Works for any work
done within the public right-of-way where this work is not
covered under the public improvement plans.
STA_IRD:f.DIlBÈïÑ..S~N:RA:MONSERVIéES·DISTRI(1;œ(DSRSD):::::a.a...
69. Prior to Issuance of any building permit, complete DSR
improvement plans shall be submitted to DSRSD that
conform to the 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 policies.
70. Domestic and fire protection waterline systems for Tracts DSR
or Commercial Developments shall be designed to be
looped or interconnected to avoid dead end sections m
accordance with requirements of the DSRSD Standard
Specifications and sound engineering practice.
17
Building
Occupancy
Issuance of
Grading/Site
Work Permit or
Building
Permit
Issuance of
Grading/Site
Work Permit or
Building
Permit
Issuance of
Building
Permits
Issuance of
Grading/Site
Work Permit or
Building
Permit
, ,
Issuance of DSRSD
Building Standard
Permit
Issuance of
Grad ing/S ite
Work Permit or
Building
Permit
DSRSD
Standard
.I.
71.
DSRSD 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.
Prior to approval by the City of a grading permit or a site
development permit, the locations and widths of all
proposed easement dedications for water and sewer lines
shall be submitted to and approved by DSRSD.
72.
73.
All easement dedications for DSRSD facilities shall be by
separate instrument irrevocably offered to DSRSD or by
offer of dedication on the Final Map.
74.
Prior to approval by the City for Recordation, the Final
Map shall be submitted to and approved by DSRSD for
easement locations, widths, and restrictions.
Prior to issuance by the City of any Building Permit, all
utility connection fees, plan checking fees, inspection fees,
permit 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.
Prior to issuance by the City of any Building Permit, 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 signature by the District Engineer.
No sewer line or waterline construction shall be permitted
unless the proper utility construction permit has been
issued by DSRSD. A construction permit will only be
issued after all of the items in condition 72 have been
satisfied.
The applicant shall hold 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.
"ri'tiri1<
75.
76.
77.
78.
- ----
IVI' iN O.l.!..R. T ·If:o.¡
79.
Existing water facilities on the site must be properly
capped and abandoned to conformance with District
18
DSR
DSR
DSR
DSR
DSR
DSR
DSR
DSR
,.
DSR
Issuance of
Grading/Site
Work Permit or
Building
Permit
Issuance of
Grading/Site
Work Permit or
Building
Permit
Issuance of
Grading/Site
Work Permit or
Building
Permit
City Approval
for Recordation
Issuance of
Building
Permit
Issuance of
Building
Permit
Issuance of
Building
Permit
On-going
DSRSD
Standard
DSRSD
Standard
DSRSD
Standard
DSRSD
Standard
DSRSD
Standard
DSRSD
Standard
DSRSD
Standard
DSRSD
Standard
',' , ,,','
Issuance of DSRSD
Grading/Site
req uirements. Applicant shall submit plans for Work Permit or
abandonment along with water improvement plans. Building
Permit
80. If any trash enclosure or car wash areas are to be connected DSR Issuance of DSRSD
to the sanitary sewer, they must have a grease and sand trap Grading/Site
and the areas must be covered to prevent the entry of Work Permit or
rainwater. Building
Permit
81. Off site easements for connection to District water and DSR Issuance of DSRSD
sewer facilities may be required. The Þ,..pplicant shall be Grading/Site
responsible for acquiring all necessary off site easements Work Permit or
and constructing necessary off site water and sewer mains Building
in conformance with all District requirements. Permit
82. Existing and proposed site plans shall show existing water DSR Issuance of DSRSD
and sewer mains within Houston Place and shall also show Grading/Site
the location of the existing water service to be abandoned Work Permit or
and the new proposed water service location. Building
Permit
83. The water meter shall be located on the public right-of-way DSR Issuance of DSRSD
(i.e. sidewalk). Grading/Site
Work Permit or
Building
Permit
84. The new fire hydrant shall be a dedicated water service DSR Issuance of DSRSD
connected to the water main within Houston Place. Grading/Site
Work Permit or
Building
Permit
iIEN: ii: it .. riiGr. :. i.f... ......
:... : :
85. The Applicant shall comply with all applicable City of PO Occupancy and Police
Dublin Non Residential Security Ordinance requirements, On-going
including address numbers on back doors and illuminated
address numbers on front of buildings.
86. Addressing and building numbers shall be visible from the PO Occupancy and Police
approaches to the building. On-going
87. Employee exit doors shall be equipped with ISO-degree PO Occupancy and Police
viewer if there is not a burglary resistant window panel in On-going
the door from which to scan the exterior.
88. Exterior lighting is required over all doors. The Applicant PO Occupancy Police
shall submit a final lighting plan for approval by the Dublin
Police.
89. Security lighting shall be provided in parking lot areas. PO Occupancy and Police
. 1.0 candle lights at ground level in parking lot On-going
areas
. lighting fixtures shall be of a vandal resistant type
90. Exterior landscaping shall be kept at a minimal height and PO Occupancy and Police
fullness glvmg patro I officers and the general public On-going
surveillance capabilities of the area.
91. The Applicant/Developer and/or building tenant(s) shall PO On-going Police
keep the site clear of graffiti vandalism on a regular and
continuous basis. Graffiti resistant paint for the structures
and film for windows or glass shall be used whenever
19
possible.
92. The Applicant shall work with the Dublin Police on an on- PO On-going Police
going basis to establish an effective theft prevention and
security program.
93. The Applicant shall submit a point to point parking lot PO Issuance of Police
Photometric Plan. Building
Permits
PASSED, APPROVED AND ADOPTED this 28th day of September, 2004.
AYES:
Cm. Fasulkey, Nassar, and Machtmes
NOES:
Cm. Jennings, and King
ABSENT:
ABSTAIN:
ATTEST:
~
\ Planning Manage,
¡
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