Loading...
HomeMy WebLinkAboutAttachmt 1 Reso Approving SDR RESOLUTION NO. 06- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH AREA F NORTH, NEIGHBORHOOD F-l ('SONATA') FOR 119 MEDIUM DENSITY SINGLE FAMILY DETACHED HOMES BY STANDARD PACIFIC HOMES LOCATED NORTH OF GLEASON DRIVE BETWEEN BRANNIGAN STREET AND GRAFTON STREET (TRACT MAP 7282, COMMONLY KNOWN AS PARCEL 3 OF TRACT MAP 7281) PA 05-015 WHEREAS, the Applicant, Standard Pacific Homes has requested approval of a Site Development Review to develop 119 medium-density single family detached homes within Neighborhood F-1 (Tract No. 7282) of Dublin Ranch Area F North on:H6 acres generally located north of Gleason Drive between Brannigan Street and Grafton Street within the Eastern Dublin Specific Plan area and Planned Development Zoning District, PA 01-037; and WHEREAS, a complete application was submitted and is available and on file in the Community Development Department; and WHEREAS, the Applicant has submitted project plans and exterior elevations dated received on August 3, 2006, for a Site Development Review for the 119 medium-density single family detached homes; and WHEREAS, on March 16, 2004, the City Council adopted Ordinance No. 12-04 approving a Planned Development (PD) Rezoning and Stage 1 Development Plan for the entire :i:285.4-acre Dublin Ranch Area F North project area and a Stage 2 Development Plan for the :i:88.5-acre development area north of Gleason Drive, including Neighborhoods F-I & F-2; and WHEREAS, on February 24, 2004 the Planning Commission adopted Resolution No. 04-16 approving Vesting Tentative Tract Map 7282; and WHEREAS, on March 16, 2004, the City Council adopted Resolution No. 43-04 regarding P A 01-037, certifying an Addendum to the Eastern Dublin EIR, a program EIR, initially certified by the City of Dublin in 1993 (SCH#91 103064); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the proposed project has been found to be within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program EIR was certified (SCH 91103064). That EIR, along with subsequent related environmental reviews adequately addresses project impacts for the purposes of CEQA. Related subsequent environmental reviews include: I) a Negative Declaration adopted on November 18, 1997 by Resolution 140-97 which evaluated a :i:453 acre area consisting of Dublin Ranch Areas B through E which proposed a variety of residential and non-residential uses, as well as an :i:42 acre community park (subsequently increased to :i:65 acres by PA 01-037); and, 2) for the portions ofthe project within Area F, the City Council adopted a Mitigated Negative Declaration on February 15, 2000 by Resolution 34-00; and WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a public hearing on said application on August 8, 2006; and ATTACHMENT J 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 conditionally approve the Site Development Review; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of. Dublin does hereby make the following findings and determinations regarding said Site Development Review: A. Approval of the site layout, architectural design, landscaping, and public improvements is consistent with the purpose and intent of Chapter 8.104, Site Development Review of the Dublin Zoning Ordinance. B. The proposed medium-density residential project, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan and the Planned Development Regulations for P A 01-037 and with all other requirements ofthe Dublin Zoning Ordinance. C. The 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. D. The approved site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, has been designed to provide a desirable environment for the development. E. The subject site is physically suitable for the type and intensity of the proposed residential development because site dimensions will accommodate the proposed structures and uses. F. The project will not impact views because the proposed project conforms to the Eastern Dublin Scenic Corridor Policies and Standards. G. Impacts to existing slopes and topographic features are addressed because the property is subject to the conditions of approval for Tract No. 7282 addressing grading and slopes. H. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similar elements have been incorporated into the project, and as conditions of approval, in order to insure compatibility of this development with the development's design concept or theme and the character of adjacent buildings within Neighborhood F-l. I. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment. J. The approval of the Site Development Review for 119 medium-density single family detached homes is consistent with the Dublin General Plan and with the Eastern Dublin Specific Plan. 2 NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve Site Development Review for Neighborhood F-I, as shown on plans prepared by Mackay & Somps and JZMK Partners dated received August 3, 2006 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 Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: rPLl Planning, rBl Building, rpOl Police, rpWl Public Works. rADMl Administration/Citv Attornev. rFINl Finance. rFl Citv of Dublin Fire. rDSRSDl Dublin San Ramon Services District, rCOl Alameda County Department of Environmental Health. RESPON. WHEN NO. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: GENERAL 1. Approval. This Site Development Review approval for Dublin PL Planning Ranch Area F-l, Standard Pacific 'Sonata', PA 05-015 establishes the detailed design concepts and regulations for the project. Development pursuant to this Site Development Review shall generally conform to the project plans submitted by JZMK dated August 3, 2006, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of Aooroval contained herein. 2. Permit Expiration. Construction pursuant to this Site PL DMC Development Review approval shall commence within one (I) 8.96.020.D year of the Site Development Review ("Permit") approval, or the Permit shalllaose and become null and void. 3. Time Extension. A six (6) month time extension may be PL DMC granted by the original approving decision maker upon written 8.96.020.E request by the Applicant orior to Permit exoiration. 4. Revocation. The Site Development Review approval shall be PL DMC revocable for cause in accordance with Chapter 8.96 of the 8.96.020.1 Dublin Zoning Ordinance. Any violation of the terms or conditions of this Permit shall be subject to citation. 5. Amendments. The process for amending a Site Development PL DMC Review shall be the same as the process for approving a Site 8.104.090 Development Review except that the decision maker for such amendment shall be the same decision maker that ultimately approved the Site Development Review including approval on aooeal. 6. Waivers. The Community Development Director may allow a PL DMC minor physical change to an approved Site Development 8.104.1 00 Review as a Waiver in accordance with Section 8.104.100 of the Dublin Zoning Ordinance. 7. Requirements and Standard Conditions. The PL Various Applicant/Developer shall comply with all applicable City of Dublin Building Division, Public Works Department, Dublin Fire Prevention, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit 3 RESPON. WHEN NO. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: Authority, and Dublin San Ramon Services District requirements and standard conditions. 8. Fees. The Applicant/Developer shall pay all applicable fees in B 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. 9. Required Permits. The Applicant/Developer shall obtain all PL,PW Planning necessary permits required by other agencies (e.g., Alameda and Public County Flood Control District Zone 7, Alameda County Health Works Agency (if necessary), State Water Quality Control Board, etc.) and shall submit copies of the permits to the Public Works Department. 10. Clean up. The Applicant/Developer shall be responsible for PL Planning clean up and disposal of project related trash and for maintaining a clean, litter-free site during proiect construction. 11. Coutrolling Activities. The Applicant/Developer shall control PL Planning all activities on the project site so as not to create a nuisance to surrounding properties. PLANNING - PROJECT SPECIFIC 12. Disclosures to Homebuyers. Homebuyers shall be notified in a PL Building Planning disclosure document of possible restrictions on accessory Permit structures and the location of pools and spas. A copy of the Issuance disclosure shall be provided to the Community Development Department prior to issuance of Building Permits. 13. Accessory Structures. Per Planning Commission Resolution PL On-going Planning 04-43, one (I) accessory structure up to 120 square feet in size is exempt from lot coverage restrictions. 14. Utilities. All utilities shall be painted to match the nearest PL Occupancy of Planning adjacent wall surface. Unit 15. Air Conditioning Units. Air conditioning units and ventilation PL,B Occupancy of Planning ducts shall be screened from public VIew with materials Unit and compatible to the main building and shall not be roof mounted. Building Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Community Development Director. Per Ordinance 12-04, air conditioning units placed in the side or rear yard may encroach 2-feet into the required setback provided that a minimum of 36 inches flat and level is maintained for access around the house. LANDSCAPING AND FENCING 16. Final Landscape and Irrigatiou Plans. The Applicant! PL Issuance of Planning Developer shall submit Final Landscape and Irrigation Plans Building prepared and stamped by a State licensed landscape architect or Permits registered engineer, generally consistent with the Preliminary Landscape Plan prepared bv Ralph J. Alexander & Associates, 4 RESPON. WHEN NO. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: dated August 3, 2006, except as modified by the Conditions below, along with a cost estimate of the work and materials proposed, for revIew and approval by the Community Development Director. 17. Final Landscape Plan Approval Validity. Once front yard PL On-going Planning and common area landscaping has been installed and final ed, any modifications to the approved landscaping, including but not limited to the removal or relocation of trees, shall be subject to prior review and approval by the Community Development Department. 18. Traffic Visibility Area. No fence, wall, hedge, structure, PL On-going DMC shrubbery, mounds of earth or other visual obstruction over 30 8.72.030.A. inches in height (measured upwards from the nearest street curb 24& elevation) shall be erected, placed, planted, or allowed to grow 8.08.020 within a Traffic Visibility Area. A Traffic Visibility Area is an area on a comer lot measured 30 feet from the intersection of two lines located at the property line. Per Ordinance 12-04, where . . 5-foot wide a mInImum Homeowners Association (HOA) parcel lays between a lot and an adiacent street the adiacent lot is not considered a comer lot. 19. Trash Receptacle Storage/Side Yard Gates. Trash receptacle PL Occupancy of Planning storage will occur in the side yards due to insufficient room Each Unit within the garage. As such, all single family dwellings shall and On-going have gates on both side yards in order to provide at least one, unobstructed access wav to the rear yard area. 20. Side Yard Fencing - Corner Lots. On comer lots, the side PL Occupancy of Planning yard fence shall not exceed 75% of the dwelling except where Each Unit Issues of privacy warrant the fence covenng a greater and On-going percental!:e of the dwellinl!:. 21. Lighting. The Applicant/Developer shall prepare and submit a PL Issuance of Planning lighting isochart for review and approval by the Director of Building Public Works, Director of Community Development, the City's Permits Landscape Architect and Dublin Police Services. 22. Tree Criteria. Trees planted adjacent to streets and sidewalks PL Issuance of Planning shall meet the following minimum setback/clearance guidelines: Building a) 7' from fire hydrants, storm drains, sanitary sewers Permits and/or gas lines. b) 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains. c) 5' from utility boxes. d) 15' from stop signs, street or curb sign returns. e) 15' from either side of streetlights. f) A 24" Deep Root Barrier shall be installed at each tree that is closer than 5' from any existing or future curb, sidewalk or wall. The length of the barrier shall be 12' and shall be centered on the tree trunk. A standard detail shall be included on plans. 5 RESPON. WHEN NO. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: 23. Project Coordination. The Applicant/Developer shall PL Issuance of Planning coordinate the architectural, civil, joint trench and landscape Building plans. A composite plan may be required should the plans be Permits difficult to read. 24. Landscaping at StreetJDrive Aisle Intersections. PL On-going Planning Landscaping shall not obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at street/drive aisle intersections shall not be taller than 30 inches above the curb. Landscaping shall be kept at a minimum height and fullness giving patrol officers and the general public surveillance caoabilities of the area. 25. Additional Landscaping - Utilities. Applicant/Developer shall PL Issuance of Planning provide additional landscape screening to the satisfaction of the Building Community Development Director for all above ground utilities Permits including Backflow devices. 26. Standard Plant Material, Irrigation and Maintenance PL Issuance of Planning Agreement. The Applicant/Developer shall complete and Building submit to the Planning Division the Standard Plant Material, Permits Irrigation and Maintenance Agreement. 27. Plant Standards. All trees shall be 24" box minimum; all PL Issuance of Planning shrubs shall be 5 gallon minimum. Building Permits 28. Water Efficient Landscaping Ordinance. The Applicant/ PL Issuance of Planning Developer shall submit written documentation to the Public Building Works Department (in the form of a Landscape Documentation Permits Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. 29. Irrigation Plans. Irrigation systems shall be designed to PL Issuance of Planning current industry standards. No fixed risers are allowed. Spay Building heads shall have MPR and check valves on slopes. Pressure Permits regulating devices may be required to prevent nozzle fogging. Irrigation shall provide for 100% head-to-head coverage of all planting areas, with no overspray onto pavement, walls, fencing or buildings. 30. Grading, Retaining Walls, Community Walls and Fences. PL Issuance of Planning The Applicant/Developer shall submit for review and approval Building by the City Engineer, a Final Plan, clearly illustrating Permits coordination between the civil plans and the landscape plans, for all retaining walls, community walls, and fences. Retaining walls shall be provided in areas where the slope exceeds 2: 1 and where the one foot wide flat spot at the toe of slope cannot be installed. Product literature and color samples for all proposed retaining walls shall be submitted to the Community Development Deoartment for review and approval. BUILDING 31. Building Codes and Ordinances. All project construction B Through Building shall conform to all building codes and ordinances in effect at Completion the time of building permit. 32. Retaining Walls. All retaining walls over 30 inches in height B Through Building and in a walkway shall be provided with guardrails. All Completion retaining walls over 24 inches with a surcharge or 36 inches 6 NO. CONDITION TEXT without a surcharge shall obtain permits and inspections from the Building Division. 33. Phased Occupancy Plan. If occupancy is requested to occur in phases, then all physical improvements within each phase shall be required to be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval prior to issuance of buildinl! permits. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected servIces and amenities, and separated from remaining additional construction activity . Subject to the approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 34. Building Permits. To apply for building permits, Applicant/Developer shall submit eight (8) sets of construction plans to the Building Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without 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 building permits. Four (4) sets of reduced copies of the approved plans shall be submitted to the City. 35. Construction Drawings. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed 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. 36. Temporary Fencing. Temporary Construction fencing shall be installed along oerimeter of all work under construction. 37. Addressing. a) Provide plan for display of addresses. The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. 7 RESPON. AGENCY B B B B B WHEN REQ'D Prior to: SOURCE Issuance of Building Permits Building Issuance of Building Permits Building Issuance of Building Permits Building Through Completion Building Building Permitting RESPON. WHEN NO. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: b) Addresses will be required on the front of the Permitting dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. c) Address signage shall be provided as per the Dublin Occupancy of Residential Security Code. any Unit d) Exterior address numbers shall be backlight and be Permit posted in such a way that they may be seen from the street. Issuance & Through Completion 38. Engineer Observation. The Engineer of record shall be B Final Frame Building retained to provide observation services for all components of Inspection the lateral and vertical design of the building, including nailing, holddowns, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 39. Foundation. Geotechnical Engineer for the soils report shall B Permit Building review and approve the foundation design. A letter shall be Issuance submitted to the Building Division on the approval. 40. Green Building Guidelines. To the extent practical the B Through Building applicant shall incorporate Green Building Measures. Green Completion Building plan shall be submitted to the Building Official for reVIew. 41. Electronic File. The ApplicantlDeveloper shall submit all B Issuance of Building building drawings and specifications for this project in an Building electronic format to the satisfaction of the Building Official Permits prior to the issuance of building permits. Additionally, all revisions made to the building plans during the Final project shall be incorporated into an "As Built" electronic file Occupancy and submitted prior to the issuance of the final occupancy. 42. Construction trailer. Due to Size and nature of the B First Building development, the Applicant/Developer shall provide a Inspection construction trailer will all hook ups for use by City Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the Applicant/Developer shall provide a site with appropriate hook ups in close proximity to the proj ect site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the ApplicantlDeveloper's expense. 43. Exiting of third floor. The first of each plan constructed with B Through Building three floors shall be surveyed for actual square footage of the Completion third floor. Certification shall be provided to the Building and Prior to . Division prior to insulation of selected units. At the option of Insulation of the BUILDING OFFICIAL the City may select other units for Each review at time of third floor diaphragm inspection. If any unit is Affected Unit determined to be over 500 SQuare feet by the City, developer 8 RESPON. WHEN NO. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: shall have said unit surveyed. FIRE 44. Provide automatic sprinklers (NFPA 13D) m the three story F Issuance of Fire homes (Plan 3). Building Permits The fire sprinkler risers shall not be located on the exterior of the PL dwelling. If fire sprinkler risers are to be located within the garage they shall not encroach within the 20-foot by 20-foot area which is required for two, enclosed parking spaces. 45. All emergency vehicle access roads (first lift of asphalt) and the F Vertical Fire public water supply including all hydrants shall be in place prior Construction to vertical construction or combustible storage on site. or Combustible Storage 00- site 46. Fire apparatus roadways must have a minimum unobstructed F Occupancy Fire 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 LANE - CVC 22500.1". (CFC 2001, Section 902.2.2.1). 47. Any access roadway in excess of 150 feet in length is required F Occupancy Fire to have an approved fire department turnaround. Bulbs used as a turnaround shall have an 80 feet minimum diameter without parkin!.!. 48. Approved address numbers shall be placed on the home in such F Occupancy Fire a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall be placed on a contrastin!.! backl!found. 49. Project shall comply with all Fire and Building Codes as F Issuance of Fire adopted by the City of Dublin. Building Permits PUBLIC WORKS 50. Tentative Map Conditions. All applicable Conditions of PW Issuance of Public Approval contained in Planning Commission Resolution 04-16 Building Works for Tract 7282 shall also apply to this Site Development Review Permits unless specificallv modified herein. 51. Retaining Wall Heights. In accordance with Condition of PW,PL Issuance of Public Approval No. 17 of Planning Commission Resolution 04-16 Building Works and approving Tentative Tract Map 7282, " ...Retaining walls will be Permits Planning reviewed and approved with the Site Development Review. Side yard retaining walls shall be a maximum height of two feet if on the property line. Side yard retaining walls over one foot in height shall be masonry. All other retaining walls shall be a maximum height of four feet and shall be a minimum three feet off the property line..." The following exceptions are permitted as part of this Site Development Review: Retaining walls on a propertY line in the rear vard of the 9 RESPON. WHEN NO. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: following lots may exceed two feet in height without having to be setback three feet from the property line: . Lot II, Wall Height: 2.3 feet maximum . Lot 17, Wall Height: 2.6 feet maximum Retaining walls on a property line in the side vard of the following lots may exceed two feet on the property line: . Lot 41, Wall Height: 2.2 feet maximum . Lot 53, Wall Height: 2.1 feet maximum . Lot 54, Wall Height: 2.1 feet maximum . Lot 61, Wall Height: 2.1 feet average . Lot 108, Wall Height: 3.4 feet maximum . Lot 109, Wall Height: 2.5 feet maximum All retaining walls shall be masonry. POLICE 52. Residential Security Ordinance. The Developer shall comply PO Issuance of Police with all applicable City of Dublin Residential Security Building Ordinance requirements and the Dublin Uniform Building and Permits and Security Codes. Requirements may include but are not limited Through to the following: Completion a) Pedestrian landscape fence on Kohnen Way. b) Illuminated addressing. c) The Developer and/or property owner shall keep the site clear of graffiti vandalism on a regular and continuous basis at all times. 53. Construction Phase. The construction site shall be fenced and PO Through Police locked at all times when workers are not present. Completion A temporary address sign of sufficient size and color contrast to Start of be seen during night time hours with existing street lighting is to Construction be posted on the Gleason Drive frontage. The Developer shall file a Dublin Police Emergency Contact Through Business Card prior to any phase of construction that will Completion provide 24-hour phone contact numbers of persons responsible for the construction site. Good security practices shall be followed with respect to storage Through of building materials and storage of tools at the construction Completion site. DUBLIN SAN RAMON SERVICES DISTRICT IDSRSm 54. I Standard Conditions. Applicant/Developer shall comply with DSR Issuance of DSRSD all applicable Standard Conditions as required by Dublin San Building Ramon Services District. Permits 55. Recycled Water Irrigation Systems. The project will be DSR Issuance of DSRSD located within the District Recycled Water Use Zone (Ord. 301), Building which calls for installation of recycled water irrigation svstems Permits 10 RESPON. WHEN NO. CONDITION TEXT AGENCY REQ'D SOURCE Prior to: to allow for the future use of recycled water for approved landscape irrigation demands. Recycled water will be available, as described III the DSRSD Water Master Plan Update, September 2000. Unless specifically exempted by the District Engineer, compliance with Ordinance 301, as may be amended or superseded, is required. Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in compliance with District's "Recycled Water use Guidelines" and the Department of Health Services requirements for recycled water irrigation design. 56. Water Main, Storm and Sanitary Sewer. Improvement plans DSR Issuance of DSRSD shall show all existing and proposed potable and recycled water Building mains, storm and sanitary sewers in the vicinity of the project Permits location. PASSED, APPROVED AND ADOPTED this 8th day of August 2006 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager 11