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HomeMy WebLinkAbout8.1 Attch 4- Reso Appv SDR to Construct 108 Unit Multi-Fam Res Proj RESOLUTION NO. 08 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW TO CONSTRUCT A 108-UNIT MULTI- FAMILY RESIDENTIAL PROJECT ON THE 7-ACRE RESIDENTIAL PORTION OF THE ANDERSON PROPERTY LOCATED AT 3457 CROAK ROAD (APN 905-0001-006-03) PA 07-037 WHEREAS, the Applicant, Braddock & Logan Services has requested approval of a Site Development Review to construct a 108-unit multi-family resiCential development on the 7-acre residential portion of the Anderson property; Related applications request approval of a General Plan Amendment, Eastern Dublin Specific Plan Amendment, PD-Planned Development Rezone with Amended Stage 1 Development Plan, and Stage 2 Development Plan. These applications are collectively referred to as the project or proposed project; and WHEREAS, the proposed 108-unit rental project includes 8~: affordable units to satisfy a portion of the Inclusionary Zoning requirement for the Positano development, 10 affordable units to satisfy the Inclusionary Zoning requirements for the Anderson property, 19 market rate units, 1 manager's unit, and related site improvements; and WHEREAS, the Applicant has submitted a complete application, which is on file and available for review in the Community Development Department, for a Site Development Review for the above described project; 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, pursuant to the California Environmental Quality Act (CEQA), the City Council adopted Resolution No. 222-05 certifying a Supplemental Enviromnental Impact Report (SEIR) (SCH #2005062010) to the Eastern Dublin EIR, a program EIR, initially certified by the City of Dublin in 1993 (SCH#91103064) and the East Dublin Property Owners SEIR (SCH # 2001052114) certified in 2002 by Resolution 40-02 for the Fallon Village project. The prior EIRs are available for review in the Community Development Department; and WHEREAS, the proposed 108 unit project exceeds the amcunt of development assumed in the prior EIRs and established in prior approvals. Pursuant to CEQA Guidelines section 15162, an Initial Study was prepared by the City to determine whether there could be significant environmental impacts occurring as a result of this changed project beyond or different from those already addressed in the prior EIRs. Based on the Initial Study, the City prepared an Addendum to the prior EIRs. The Planning Commission reviewed the Addendum before taking action on the project and adopted Resolution _ dated February 12, 2008 and incorporated herein by reference recommending that the City Council adopt the CEQA Addendum; and Attachment 4 WHEREAS, by Resolutions 08-_ and 08-_, dated February 12,2008 and incorporated herein by reference, the Planning Commission recommended approval of the requested land use changes and PD rezoning; and WHEREAS, a Staff Report dated February 12, 2008 and incorporated herein by reference was submitted recommending that the Planning Commission approve a Site Development Review for a 108- unit multi-family residential development and associated site improvements, and WHEREAS, the Planning Commission held a public hearing on said application on February 12, 2008; and WHEREAS, proper notice of said hearing was given in all reEpects as required by law; and WHEREAS, the Planning Commission did hear and considl:r all said reports, recommendations and testimony herein above set forth, including the Addendum and prior EIRs, and used its independent judgment to evaluate the project; and NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations for the Site Dt:velopment Review: A. The proposed Project, as conditioned, is consistent with the purpose and intent of Chapter 8.104 Site Development Review of the Zoning Ordinance becaus?: 1) the proposed Project will be compatible with the surrounding area because the d~veloprrent is designed with respect to the adjacent properties which are designated for Residential, Commercial and Office uses as well as the future Fallon Village Center which is located to the west of the project site; 2) the proposed Project will conform to the density, design, and allowable lses as stated in the Eastern Dublin Specific Plan; and 3) the Project will be an attractive addition to the City and therefore will meet the requirements of Sections 8.1 04.020.D and E. B. The proposed Project, as conditioned, will be compatible wit/" the surrounding area and complies with the policies of the General Plan and the Eastern Dublin Specific Plan, the zoning requirements of the Stage 1 Development and the Stage 2 De'Jelopment Plan in which the Project is located because: 1) the proposed 108-unit development is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Medium-High Density Residential which allows 14.1-25 dwelling units per acre; 2) the proposed Project is consistent with the development potential for the site as stated in the amended Stage 1 Development Plan, and Stage 2 Development Plan; 3) the proposed Project is consistent with the concepts of the Foothill Residential planning subarea of the Eastern Dublin Specific Plan and will preserve ridgelands and open space areas; 4) the proposed Project is located adjacen: to and compatible with the Fallon Village Center planning subarea which encourages dense r;::sidential development; and 5) the Project will have a pedestrian friendly design with attractive landscaping. C. The proposed Project, as conditioned, will not adversely aj/ect the health or safety of persons residing or working in the vicinity, nor be detrimental to the public health, safety and welfare because: 1) there will not be any significant environmental impacts associated with the Project beyond those identified in pJior EIRs and the Project has b;::en conditioned to comply with all mitigation measures adopted as part of the 1993 Eastern Dublin Environmental Impact Report 2 (EIR) (SCH #91103064), the 2002 East Dublin Property Owners Supplemental Environmental Impact Report (SEIR) (SCH # 2001052114), and the 2005 Fallon Village SEIR (SCH #2005062010); 2) an Initial Study was prepared for the Pro~ ect which indicates that the Project will not result in substantial changes or additional impacts b{yond those impacts identified in the previous EIRs and therefore, a CEQA Addendum was prepared for the project; 3) the site layout and design of the proposed development is compatible with the future of surrounding properties and includes access to properties to the east via an extension of the future Monterosso Avenue; and 4) as conditioned, the buildings will be operated in such a manner as to reduce impacts on the surrounding neighborhood. D. The site development for the proposed Project has beer, designed to provide a desirable environment for the Project and surrounding areas because: ]) as designed, the architecture ofthe building, including roof fonus, colors and materials is compatible with the design of approved projects in the Fallon Village area; 2) frontage landscaping, including trees and shrubs, will be planted along Croak Road and Monterosso Avenue to enhance the built environment; 3) the overall design of the Project is consistent with the intent c f the Eastern Dublin Specific Plan Foothill Residential planning subarea; 4) the design of the buildings include varying heights and roof forms to create interest; 5) a variety of building materials and colors will be provided to promote interest on the building; and 6) the buildings will have four sided architecture. E. The subject site is physically suitable for the type, density, a.'ld intensity of the proposed Project and related structures because: 1) the amended General Plan and Eastern Dublin Specific Plan land use designation for the site is Medium-High Density Residential which permits a density of 14.1-25 dwelling units per acre; 2) the proposed density cf ]5.42 dwelling units per acre is consistent with the General Plan/Eastern Dublin Specific Plan land use designation; 3) the Eastern Dublin Specific Plan Foothill Residential planning subarea envisions residential uses that preserve surrounding ridgelands and open space as proposed by the proj ect. F. The proposed Project will not be injurious to property or improvements in the neighborhood because: 1) the proposed Project will not negatively impact vkws because; 2) the Project conforms to the Eastern Dublin Scenic Corridor Policies and Standards; 3) the residential project is nestled behind the foreground hill; and 4) grading is proposed and conditioned to conform to the existing topography and to be consistent with all Dublin policies and mitigation measures. G. Impacts to existing slopes and topographic features are addressed because: 1) the residential development is nestled behind a foreground knoll; 2) the proposed grading will conform to existing slopes and provide smooth transitions to the natural topography; 3) graded areas will be hydroseeded with native grasses; 3) as proposed and conditioned, the grading will comply with all City of Dublin policies and the mitigation measures contained in the 1993 Eastern Dublin EIR, the 2002 East Dublin Property Owners SEIR, and the 2005 Fallon Village SEIR. 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, .2nd 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 the,ne, and the character of adjacent buildings, neighborhoods, and uses because: 1) the proposed Project includes a residential 3 community which is compatible with the anticipated future development of the surrounding properties; 2) the Project is situated behind the foreground knoll and preserves this knoll and the hillside slopes above the Project; 3) the Project includes a rural agrarian theme consistent with the nature of the surrounding properties and Fallon Village ~)tage 1 Design Guidelines; 4) the perceived massing of the site has been reduced by attractiveandscaping, window forms, varying roof forms, and building wall setbacks; 5) the design of the buildings include architectural elements which are consistent with the Fallon Village Design Guidelines, and approved residential projects within Fallon Village; and 6) the proposed color palette is compatible with colors found in the vicinity. I. The landscaping will provide an attractive feature, will be compatible with the surrounding area and will conform to the Stage 1 Planned Development Zoning and Stage 2 Planned Development Rezone because: 1) landscaping along Croak Road will reflect the Design Guidelines included in the Fallon Village Stage 1 Development Plan with a double row of street trees; 2) ornamental trees and stone monuments will provide focal point at the comer of Croak Road and Monterosso Avenue; 3) frontage landscaping will provide a lush canOJY of shade to promote pedestrian activity and buffer the buildings from the street; 4) native oak clusters and grasses will enhance the open space character of th(: Project site; and 5) a mix of attractive plantings are provided throughout the site. J. The approval of the Site Development Review is consistent wiih the Dublin General Plan and with the Eastern Dublin Specific Plan because: 1) the amendec General Plan and Eastern Dublin Specific Plan land use designation for the site is Medium-High Density Residential which permits a density of 14.1-25 dwelling units per acre; 2) the proposed density of 15.42 dwelling units per acre is consistent with the General Plan/Eastern Dublin Specilc Plan land use designation; and 3) the residential project preserves ridgelands and open space consistent with the intent of the Eastern Dublin Specific Plan Foothill Residential planning subarea. K. Approval of this amendment complies with Chapter 8.58 relating to the Public Art Contribution because: 1) the proposed Project has been conditioned to require the Project to comply with Chapter 8.58, Public Art Contribution, of the Dublin Zoning Ordinance and the Applicant will install public art on the site. BE IT FURTHER RESOLVED that the Planning Commission do.es hereby approve said application, Site Development Review, for a 108-unit residential project, as generally depicted in the written statement and project plans prepared by the KTGY Group, MacKay and Somps, and Gates and Associates received by the Planning Division on January 23,2008 labeled Exhibit A, stamped approved, and on file with the Community Development Department, subject to the CONDITIONS OF APPROV AL listed below: BE IT FURTHER RESOLVED that this approval of the Sit( Development Review shall not take effect until the associated General Plan Amendment/Eastern Dublin Specific Plan Amendment, PD- Rezone with Stage I Development Plan amendment, and Stage :~ Planned Development have been adopted by the City Council. 4 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, [Zom 7] Alameda County Flood Control and Water Conservation District, Zone 7, [LA VTA], Livermore Amador Valley Transit Authority, [CHS], California Department of Health Services. CONDITION TEXT GENERAL - SITE DEVELOPMENT REVIEW 1. Approval. This Site Development Review approval for the Anderson residential development, P A 07 -037 establishes the detailed design concepts and regulations for the Project. Development pursuant to this Site Development Review generally shall conform to the project plans submitted by Braddock & Logan received January 23,2008 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 Approval contained herein. 2. 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. 3. 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 5 ~SPON. AGENCY WHEN REQ'D Prior to: SOURCE PL On-going Planning PL One year from Permit approval DMC 8.96.020.D PL One year from permit approval DMC 8.96.020.E CONDITION TEXT 4. 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 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 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 subject to citation. Requirements and Standard Conditions. The Applicant/Developer shall comply with applicable City of Dublin Fire Prevention Bureau, 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. Required Permits. Developer shall obtain all permits required by other agencies including, but not limited to Alameda County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. Fees. Applicant!Developer shall pay all applicable fees m 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, Noise Mitigation fees, Inclusionary Housing In-Lieu Fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and 6 5. 6. 7. 8. RESPON. AGENCY PL PL Various PW V mous WHEN REQ'D Prior to: On-going On-going Building Permit Issuance Building Permit Issuance Building Permit Issuance SOURCE DMC 8.96.020.F DMC 8.96.020.1 Standard Standard Various CONDITION TEXT Water Connection fees; or any other fee that may be adopted and applicable including as noted m the Development Agreement. 9. Indemnification. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, 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's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation m the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make mmor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean-up. The Applicant/Developer shall be responsible for clean-up and disposal of project related trash to maintain a safe, clean, and litter-free site. 12. Modifications. Modifications or changes to this 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. 13. Controlling Activities. The Applicant/Developer shall control all activities on the project site so as not to create a nuisance to the existing or surrounding businesses and residences. 7 RE,sPON. ACENCY ADM PW PL PL PL WHEN REQ'D Prior to: On-going On-going On-going On-going On-going SOURCE Administrat ion/City Attorney Public Works Planning DMC 8.104.100 Planning CONDITION TEXT 14. Soft Building Materials. Soft Foam or EFIS type material may be installed no closer then 6 feet from the earth or paved areas. 15. Accessory/Temporary Structures. The use of any accessory or temporary structures, such as storage sheds or trailer/ container units used for storage or for any other purposes, shall be subject to review and approval by the Community Development Director. 16. Lighting. Final building and site development plans shall insure that exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. PROJECT SPECIFIC 17. Fire Station 18: The developer shall pay a fair share portion of costs advanced by the Developer of Dublin Ranch Area A for Fire Station 18. The payment shall be made prior to the City's approval of the Improvement Plans for the Project or prior to issuance of a grading permit, whichever is earlier. The developer's fair share has been determined to be $58,752. Fire Facilities Fee credits will be provided for this payment. 18. Inclusionary Zoning: Prior to issuance of the first building permit for construction of the apartment project, the owner of the 7-acre residential portion of the property shall enter into an Affordable Housing Agreement with the City, which agreement shall be recorded against the property. Such agreement shall include but is not limited to providing detail regarding the number of affordable units required, specify the schedule of construction of affordable units, set forth the developer's manner of compli,mce with City of Dublin lnclusionary Zoning Regulations and impose appropriate resale controls and/or rental restrictions on the affordable units. 19. Mitigation Monitoring Program. The Applicant/ Developer shall comply with all applicable mitigation measures included in the 1994 Eastern Dublin Specific Plan Environmental Impact Report (EIR), the 2002 East Dublin Property Owners Annexation Area Supplemental EIR, and the 2005 Fallon SEIR. 20. Stone Veneer. The stone veneer at the base of the buildings shall be included on the base of the utility closets and meter closets. 8 ro:SPON. AGENCY PL PL PL PW/PL PL PL PL WHEN REQ'D Prior to: Building Permit Issuance On-going Building Permit Issuance Prior to approval of Improvement Plans or prior to issuance of a Grading Permit, whichever is earlier Building Permit Issuance On-going Building Permit Issuance SOURCE Planning DMC 8.108 Planning PW Planning Adopted Environme ntal Documents Planning CONDITION TEXT 21. All vents, gutters, downspouts, flashings, etc., shall be painted to match the color of adjacent surface. 22. Colors. The exterior paint colors of the buildings are subject to City review and approval. The Applicant shall paint a portion of the building the proposed colors, for review and approval for consistency with the approved colors, by the Director of Community Development prior to painting the buildings, whose approval shall not be unreasonably withheld. 23. Trash and Waste Accumulation. The Applicant or any future owner shall provide and conduct regular maintenance of the site at least once daily, in order to eliminate and control the accumulation of trash, excess waste materials and debris. Trash enclosures shall be kept clear of litter and graffiti, and shall have a light source to enhance nighttime safety. 24. Lighting: The Applicant shall prepare a photometric plan to the satisfaction of the Community Development Director, City Engineer, and Dublin Police Services. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties, businesses or to vehicular traffic. The source of the light shall be shielded from view and the fixture shall be equipped with shields and translucent lenses so that the lighting is evenly dispersed. Lighting used after daylight hours shall be adequate to provide for security needs. Lighting and street tree placement shall be coordinated to insure that lights do not shine into the canopies ofthe trees. 25. Master Sign Program. Prior to Occupancy, the Applicant or Developer shall apply for and receive approval of a Master Sign Program for all signage associated with this project. 26. Airport Influence Area. The Applicant/Developer shall provide full disclosure to all residents the presence of flyovers from the Livermore Municipal Airport as required by AB 2776. 27. Window Glazing. Double glazed windows with a minimum Sound Transmission Class (STC) of 24 shall be provided for all windows that face Croak Road. 28. Ventilation. All units adjacent to Croak Road shall have mechanical ventilation to allow windows to remain closed for noise control, if desired. 9 RESPON. AC;ENCY PL PL PL,PO PL, PW, PO PL PL PL PL WHEN REQ'D Prior to: Building Permit Issuance Occupancy On-going Building Permit Issuance Occupancy On-going Building Permit Issuance/ On-going Building Permit Issuance/ SOURCE Planning Planning Planning Planning Planning Planning Planning Planning CONDITION TEXT 29. Balcony Railings. All balcony balusters/railings facing Croak Road shall be constructed of solid material (as opposed to an open rail design) to provide sound attenuation at the balconies. 30. Hazardous Materials. The Applicant/Developer shall consult with a certified profession, obtain permits from the regulatory agencies, and remediate any lead based paint and asbestos prior to demolition of any existing structures on the project site. 31. Heritage Trees. An ISA certified arborist shall complete a tree survey of the entire Anderson property prior to grading. The Applicant/Developer shall provide on-site mitigation on a 3: 1 basis for the loss of any heritage trees. The ApplicantlDeveloper shall provide the arborist report and tree mitigation plan for review and approval by the Community Development Director. 32. Public Art Project. The Applicant/Developer has elected to and shall acquire and install a public art project in accordance with Chapter 8.58 of the Dublin Municipal Code and shall comply with the Public Art Compliance Report submitted by ApplicantlDeveloper, and on file with the Planning Department. The value of the public art project is required to equal or exceed 0.5% of the building valuation (exclusive of land) for the project. The Building Official has determined that the total building valuation of the project (exclusive ofland) is $18.499.348. Therefore, Applicant / Developer is required to acquire and install a public art project valued at a minimum amount of $92.496.74. The location of the public art project site is shown on the Project Plans. Prior to first occupancy ApplicantlDeveloper shall (a) secure completion of the public art project, in a manner deemed satisfactory to the City Manager; and (b) execute an agreement between the City and ApplicantlDeveloper that sets forth the ownership, maintenance responsibilities, and insurance coverage for the public art project. The public art project is subject to the approval of the City Council upon recommendation by the Heritage and Cultural Arts Commission. 33. Public Art Easement and Access Easement. The Applicant/Developer shall reserve a site and provide a public art easement and an access easement to the City within the development project for a future public art 10 RE:SPON. AGENCY PL :>L/B PL PI" PCD Pi, PCD WHEN REQ'D Prior to: On-going Building Permit Issuance Building Permit Issuance Improvement Plans/ Building Permit Issuance Occupancy In conjunction w/final map encompassmg area art to be SOURCE Planning Planning Planning Public Art Policy Public Art Policy CONDITION TEXT project III accordance with Dublin Municipal Code Section 8.58.050. LANDSCAPING 34. Landscape Design Development Submittal: Developer shall submit design development landscape plans, for all landscaping improvements showing details, sections and supplemental information as necessary for design coordination of the various design features and elements including utility location to the satisfaction of the Community Development Director. The design development landscape plans shall be submitted for review prior to the issuance of an Early Grading/Site Work Permit. 35. Final Landscape Plans and Irrigation Plans: Final Landscape Plans, prepared and stamped by a State licensed landscape architect, generally consistent with the preliminary landscape plan prepared by Gates + Associates dated January 2008 except as modified by the following Conditions below and as required by the Community Development Director, along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Community Development Director and the City Engineer. The final Landscape Plans shall include the following: a. Landscape grading plan with spot elevations. Grading information shall extend a minimum of 10' beyond the property line. b. Location and identification of all above grade and below grade utilities shown on all sheets. c. Planting plan. d. Irrigation plan. e. Layout plan of any special paving areas such as walkways or driveways, and any proposed walls. f. Details and specifications for design elements, such as special paving finish and color, drain inlets, fencing, walls, entrance features, comer monuments, pilasters, pots, urns and mailbox stations including irrigation and drainage for pots and urns, and secure mounting, anti-vandalism measures. g. Design details for all entry features and monuments at a scale no less than 1" = 1 0' . Information shall 11 RESPON. AGENCY PL PL WHEN SOURCE REQ'D Prior to: located or by separate instrument prior to issuance of building permit Grading Permit Planning or Building Permit Issuance Building Planning Permit Issuance CONDITION TEXT RESPON. AC;ENCY show location, spot elevations, top and bottom of walls, colors, finishes and all materials. 36. Coordination of Plans: Civil, Joint Trench, Street PL Lighting, and Landscape Plans shall be submitted together to be considered a complete submittal for City review. Plans shall be coordinated between disciplines and plotted at the same scale and with the same orientation for ease of reVIew. Minimum scale for all plans shall be 1"=20'. Landscape plans shall show and label both the wet and dry utilities (screened back) on all landscape sheets. 37. Irrigation System: Irrigation systems shall be designed to PL current industry standards. No fixed risers are allowed. Spay heads shall have matched precipitation rates and check valves on slopes. Pressure regulating devices may be required to prevent nozzle fogging. Irrigation shall provide for 100% head-to-head coverage of all planting areas, with no over spray onto pavement, walls, fencing or buildings. 38. Plant Species: Developer shall submit a revised plant list, PL which has been reviewed by a qualified arborist or horticulturist. The plant list shall reflect considerations such as heavy clay soil, strong prevailing wind, climate, disease resistance, drought tolerance, the relationship of plant size to intended space, and the character of the Tuscan village concept. Street trees shall be high branching, produce minimal litter and not have seriously aggressive roots. Following grading, soil samples throughout the Project shall be tested by an approved soils testing laboratory. The final plant list and soil amendment amounts shall be adjusted per the recommendations of an approved soils testing laboratory. Final plant choices shall be submitted for review and approval by the Director of Community Development. 39. Landscaping at Street Intersections: Landscape PL structures and planting shall not obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees, landscaping (and/or landscape structures such as walls) at 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 capabilities of the area. 40. Street Tree Criteria: Trees planted adjacent to streets PL PW, F and sidewalks shall meet the following mInImUm setback/clearance guidelines: o 7' from fire hydrants, storm drains, sanitary sewers 12 WHEN REQ'D Prior to: SOURCE Building Permit Issuance Planning Building Permit Issuance Planning Building Permit Issuance Planning Building Permit Issuance Planning Building Permit Issuance Planning CONDITION TEXT and/or gas lines. o 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains o 5' from utility boxes o 20' from stop signs, street or curb sign returns o 20' from either side of streetlights Trees planted within the project shall meet the following criteria: o Small trees shall be planted a minimum of 6' from building walls or overhangs. o Medium to large sized trees shall be planted a minimum of 10' from building walls or overhangs. o Trees shall be planted a minimum of 3 feet from dry utilities and 4 feet clear from storm drain piping or structures. o Trees require adequate soil volume to thrive. Provide a minimum unencumbered area of 48 square feet for each tree. Where this criteria cannot be met, alternative approaches such as structural soil or Silva cells shall be employed. 41. Root Barriers: A 24" Deep Root Barrier shall be installed at each tree that is closer than 5' from existing or future curb, sidewalk or wall. Length of barrier shall be 12' and shall be centered on tree trunk. Include standard detail on the construction documents. 42. Plant Standards: All trees shall be 15 gallon minimum except frontage landscaping as noted in these conditions; all shrubs shall be 5 gallon minimum and all ground cover shall be 1 gallon minimum. 43. Mulch: Install 2" shredded (Walk-on) bark mulch in all planting areas not shown to receive turf or hydro seed. Use of "gorilla hair" (or "angel hair") is prohibited. 44. Landscape Borders: Any curbs adjacent to parking spaces must be 12 inches wide to facilitate pedestrian access. All landscaped areas shall be a minimum of 5 feet in width (inside curb to inside curb). All landscape planters within parking areas shall maintain a minimum 5-foot radius, or be 2 feet shorter than adjacent parking spaces to facilitate vehicular maneuvering. 45. Standard Plant Material, Irrigation and Maintenance Agreement: Developer shall complete and submit to the Dublin Planning Department a Plant Material, Irrigation and Maintenance Agreement. 13 Rl:SPON. AGENCY P:"',PW PL PL PL,PW PL,PW WHEN REQ'D Prior to: SOURCE Building Permit Issuance Planning Building Permit Issuance Planning Building Permit Issuance Building Permit Issuance Planning Planning Building Permit Issuance Planning CONDITION TEXT 46. Wildfire Management: Provide a 30-foot wide spray irrigated or paved protection zone between structure and open space. Minimum planting is low growing fire- resistant grOlmdcover or grass. High canopy trees may not be closer than 10 feet to any other mature canopy or structure. Large understory shrubs and auxiliary structures are not allowed. Landscaping of the open space is subject to the review and approval of the Fire Department. 47. Public Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and structures as approved with the Site Development Review within the public right of way shall be completed prior to acceptance of Tract improvements. 48. Slopes. The landscape plan shall address slopes within the property, including erOSIon, maintenance and irrigation issues. All slopes shall have a one-foot level area at top and bottom of the slope for maintenance. 49. Retaining Walls: All retaining walls within the Public Right-of-Way or Public Utility Easement shall be masonry or concrete with a masonry or concrete cap. All onsite retaining walls outside the Public Right-of-Way or Public Utility Easement and over 24 inches (or 12 inches if within 5 feet of a building) shall be masonry or concrete with a masonry or concrete cap. All retaining walls over 30 inches in height and adjacent to a walkway shall be provided with a guardrail. All retaining walls over 24 inches with a surcharge or over 36 inches without a surcharge shall obtain permits and inspections from the Building Division. 50. Maintenance of Landscaping. All landscaping materials within the public right-of-way shall be maintained for 90 days and on..site landscaping shall be maintained in accordance with the "City of Dublin Standards Plant Material, Irrigation System and Maintenance Agreement" by the Developer after City- approved installation. This maintenance shall include weeding, the application of pre-emergent chemical applications, and the replacement of materials that die. Any proposed modifications to the landscaping on the site, including the removal or replacement of trees (unless such removal or replacement are with the same tree), shall require prior review and written approval from the Community Development Director. 51. Utility Screening: Place all gas meters within cabinets 14 RESPON. AGENCY PL, F P:~,PW PL PL PW, B PL,PW PL WHEN REQ'D Prior to: Building Permit Issuance Acceptance of tract improvements Building Permit Issuance Building Permit Issuance Ongoing Building SOURCE Planning Planning DMC 8.72.030 Planning Planning! Public Works Planning CONDITION TEXT with doors and architectural detailing consistent with the building architecture. Air conditioning condensers shall be screened from view with either planting or other structural methods including walls or fences. All above ground piping including pool equipment piping, not required to be visible by the Fire Department shall be placed within building walls and or at locations of reduced visual importance. The Applicant shall submit plans and details of each utility area to illustrate proposed screerung measures. 52. Walls and Monument Features: Walls and project monument features shall be constructed of concrete, CMU or other non-wood material aooroved by the City Engineer. 53. Street Lights and Trees. Maintain approximately 15' clearance between streetlights and street trees. Where such clearance is not practical for design considerations, the spacing between the trees shall be increased and the size of the trees shall be increased to 36" box minimum to reduce the conflict between the lighting and foliage. 54. Landscaping. Applicant/Developer shall construct all landscaping within the site and along the project frontage. The on site landscaping shall be per the approved plans. The street trees on the frontage landscaping shall be a minimum 24" box, their exact tree locations and varieties shall be approved by the Community Development Director and the City Engineer. 55. Backflow Prevention Devices. The Landscape Plan shall show the location of all backflow prevention devises. The location and screening of the backflow prevention devices shall be reviewed and approved by City staff. 56. Water Efficient Landscaping Ordinance. The Applicant/Developer shall submit written documentation to the Public Works Department (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landscaping Ordinance. 57. Shrubs. All shrubs shall be continuously maintained including pruning and regular watering. If at any time the shrubs in the parking lot or throughout the project site are damaged, missing, dead or dying, these shrubs shall be immediately replaced with the same species to the reasonable satisfaction of the Community 15 RE:SPON. AGENCY PL. PW, B PL PL,PW PL. PW, F PL PW, F PL,PW WHEN REQ'D Prior to: Permit Issuance Building Permit Issuance Building Permit Issuance Building Permit Issuance Occupancy Building Permit Issuance Building Permit Issuance SOURCE Planning Planning DMC 8.72.050.B Planning Planning Planning CONDITION TEXT Development Director. 58. Trees. The property owner shall continually maintain all trees shown on the approved Landscape Plans including replacing dead or dying trees with the same species, pruning and regular watering of the trees. Within five years and every five years thereafter, all trees which are to be installed in conjunction with this phase of the project shall show normal growth to the reasonable satisfaction of the Community Development Director. If the trees have not shown nonnal growth, the property owner shall replace the trees to the reasonable satisfaction ofthe Community Development Director. BUILDING - GENERAL 59. Building Codes and Ordinances. All Project construction shall conform to all building codes and ordinances in effect at the time of building permit. 60. 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 III an approved Phased Occupancy Plan, or minor handwork items approved by the Community Development Department. The Phased Occupancy Plan shall be submitted to the Community Development Director and Public Works Director for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. 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/protected from remaining additional construction activity. Subject to reasonable approval of the Community Development Director, the completion of landscaping may be differed due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 61. 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 16 RESPON. ACENCY PL PL B B WHEN REQ'D Prior to: SOURCE Building Permit Issuance DMC 8.88 On-going Building Through Completion Building Issuance of Building Permits Building CONDITION TEXT annotated copy of these Conditions of Approval. The notations shall clearly indicate how the Applicant has or will comply with the Conditions of Approval. 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 pernlits. 62. 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. 63. Mechanical Equipment. Air conditioning units, ventilation ducts, vents and all other mechanical equipment shall be screened from public view with materials compatible to and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Community Development Director. Air conditioning units shall be located in accordance with the SDR. 64. Engineer Observation. The Engineer of record shall be retained to provide observation servIces for all components of the lateral and vertical design of the building, including nailing, hold-downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector ~rior to scheduling the final frame inspection. 65. Foundation. The Geotechnical Engineer for the soils report shall review and approve the foundation design. A letter shall be submitted to the Building Division from the Geotechnical Engineer stating that the Engineer has approved the foundation design. 66. Temporary Fencing. Temporary construction fencing shall be installed along perimeter of all work under construction and shall remain locked when workers are not present. 67. Addressing. The following must be provided: 1. Provide a site plan with the City of Dublin's address grid overlaid on the plans (1 to 30 scale). Highlight 17 RESPON. AGENCY B B B B B,F B WHEN REQ'D Prior to: Prior to issuance of building permits Issuance of Building Permits Issuance of Building Permits and through completion Prior to Frame Inspection Through completion Occupancy SOURCE Building Building Building Building Building Building CONDITION TEXT IU:SPON. AGENCY all exterior door openings on plans (front, rear, garage, etc.). (Prior to release of addresses). 11. Provide plan for display of addresses. The Building Official and Community Development Director shall approve plan prior to issuance of the first building permit (Prior to permitting) iii. Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of any unit) IV. Provide a site plan with the approved addresses in 1 to 400 scale prior to approval or release of the project addresses. (Prior to permitting) v. Exterior address numbers shall be backlight and be posted in such a way that they may be seen from the street. (Prior to permit Issuance, and through completion) 68. Green Building Guidelines. To the extent practical, the B Applicant shall incorporate Green Building Measures. A Green Building plan shall be submitted to the Building Official for review. 69. Cool Roofs. Flat roof areas shall have their roofing B material coated with light colored gravel or painted with light colored or reflective material designed for Cool Roofs. 70. Electronic File: The Applicant/Developer shall submit B all building drawings and specifications for this Project in an electronic format to the satisfaction of 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 occupancy. 71. Construction Trailer: Due to size and nature of the B development, the Applicant/Developer, shall provide room or space within a construction trailer with all hook ups for use by City Inspection personnel during the time of construction as determined necessary by the Building Official. The space shall be large enough for plan review and general paperwork and the size shall be approved by the Building Official. The Applicant/Developer shall cause the trailer to be moved fi'om its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. FIRE - GENERAL CONDITIONS 72. Where multiple buildings exist on the same site, all C F 18 WHEN REQ'D Prior to: SOURCE Through Building completion Issuance of Building Building Permits Through Building Completion Through Building Completion I Occupancy -I Fire CONDITION TEXT buildings shall be distinctly identified and posted with minimum 6-inch high letters so as to be visible from the main driveways. 73. Provide on the Title or Cover Sheet under the heading Deferred Submittals all of the deferred submittal items. 74. Fire Sprinklers. In accordance with The Dublin Fire Code, fire sprinklers shall be installed in the building. The system shall be in accordance with the NFP A 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. 75. Underground Plans: Submit detailed shop drawings for the fire water supply system, including cut sheets, listing sheets and calculations to the Fire Department for approval and permit pnor 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. 76. Central Station Monitoring: Automatic fire extinguishing systems installed within buildings shall have all control valves and tlow devices electrically supervised and maintained by an approved central alarm station. Zoning and annunciation of central station alarm signals shall be submitted to the Fire Department for approval. The central station monitoring service shall be either certificated or placarded as defined in N.F.P.A. Standard No. 72. Assure the specific account is UL Certificated or Placarded and not just the monitoring station. 77. The Fire Alarm System: Shall be modified as necessary to provide protection for all tenant improvements as required by NFP A 72 for full property protection coverage, including combustible concealed spaces. If the system also serves as an evacuation system, compliance with the horn-strobe requirements throughout the space will be necessary. 78. Building Access: A Fire Department Key Box shall be 19 IU:SPON. AGENCY F F F F F F WHEN REQ'D Prior to: SOURCE Building Permit Issuance Building Permit Issuance Fire Fire Building Permit Issuance Fire Ongoing Fire Ongoing Fire Building Fire CONDITION TEXT installed at the main entrance to the building. Note these locations on the plans. The key box should be installed approximately 5 1/2 feet above grade. The box shall be sized to hold the master key to the facility as well as keys for rooms not accessible by the master key. Specialty keys, such as the fire alarm control box key and elevator control keys shall also be installed in the box. CFC 902.5 79. Manual Gates: Each manually operated gate that serves as a means of fire access shall have installed a Knox Key Box accessible from the entrance side of the gate. Where the locking method of the gate is by a chain a Knox padlock shall be installed on the chain. The key box door and necessary keys are to be provided to the fire inspector upon the final inspection. The inspector will then lock the keys into the box. CFC 902.2.4 Automatic Gates: All electrically controlled gates shall be provided with an emergency gate over-ride key switch for fire department access. Key Box/Switch Order Information. Key boxes and switches may be ordered directly from the Knox Company at www.knoxbox.com 80. Fencing and Gates: Fencing and gates that cross pedestrian access and exit paths as well as vehicle entrance and exit roads 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 902.2.4.2 81. Article 87 of the Fire Code concerning Fire Safety Prior to and During Construction shall be abided by. See Vegetation Management and Fire Safety During Construction handout General Comments. 82. Compliance with applicable State and Local regulations pertaining to wildland fire safety and defensible space is required. The City of Dublin Wildfire Management Plan addresses these requirements. Some key elements of the provision are as follows: Weeds, grasses, and dead and dying vegetation shall be 20 m:SPON. AGENCY F F F F WHEN REQ'D Prior to: Permit Issuance and Ongoing SOURCE Ongoing Fire Building Permit Issuance Fire Ongoing Fire Ongoing Fire CONDITION TEXT RE:SPON. WHEN SOURCE AGENCY REQ'D Prior to: cut and removed from the lot. Live vegetation remaining on the lot shall be properly managed and trimmed to reduce the fire risk. Trees, branches, and combustible vegetation shall be maintained a mInImUm of 10 feet from chimney opemngs. Roofs shall be kept free of leaves, needles, or other dead vegetation, and trees overhanging or adjacent to a structure shall be maintained free of deadwood. 83. Chimneys: Chimneys attached to any appliance or F Building Fire fireplace that bums solid fuel shall be equipped with a Permit spark arrester. Chimneys attached to appliances, Issuance fireplaces and barbecues that bum liquid fuel shall be provided with a spark arrester when located within 200 feet of lands covered with flammable material or when located on roofs with less than a Class C Fire Rating. The spark arrester shall have heat and corrOSIon resistance equivalent to 12-gage WIre, 19 gage galvanized wire or 24-gage stainless steel. Openings shall not permit the passage of spheres having a diameter larger than Yz inch and shall not block the passage of spheres having a diameter of less than 3/8 inch. See 3102.3.8 and .8a ofthe Building Code. POLICE - PROJECT SPECIFIC 84. Radio Frequency. The Developer shall ensure that F Building Police police radios function in the project area prior to start of Permit construction. An appointment may be made with Dublin Issuance Police Services Crime Prevention Unit (925-833-6670). 85. Emergency Vehicle Access. Construction shall not F Building Police begin until emergency vehicle road access is provided to Permit proiect site. Issuance 86. Security Requirements. The Applicant/Developer F Building Police must comply with the Dublin Municipal Code Security Permit Ordinance Section 7.32.220 (Residential Security) and Issuance 7.32.230 (Non-Residential Security). 87. Convex Mirrors. Shatter-proof convex mirrors shall be PO Occupancy Police provided at each stair landing to improve visibility. 88. Lighting. Nighttime lighting for the project including PO Occupancy Police the mailbox location area shall be lit to the satisfaction of the Police Department to prevent or reduce the threat of burglary. 89. Maps. Diagrammatic maps shall be included in the PO On-going Police 21 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: Master Sign Program for the project. The maps shall be illuminated during hours of darkness and shall be located at each vehicular entry to the project. 90. Emergency Access to Community Building. Police PO On-going Police shall be provided with 24-hour access to the Community Building. 91. Temporary Address. A temporary address sign at least PO On-going Police 36"x36" with a white background and stenciled black numbers and letters that can be seen during nighttime hours with existing street lighting or additional lighting is to be posted on all approaches to the site. 92. Construction Security. Good security practices shall PO Through Police be followed with respect to storage of building materials completion and storage of tools at the construction site. 93. Emergency Contact. The Applicant/Developer shall PO On-going Police file a Dublin Police Emergency Contact Business Card prior to any phase of construction. The emergency card will provide 24 hour phone contact numbers of persons responsible for the construction site. 94. Theft Prevention. The Applicant shall work the Dublin PO Occupancy Police Police Department on an ongoing basis to establish an effective theft prevention and security program. 95. Signs. All entrances to the parking areas shall have PO Issuance of Police signage posted in accordance with Section 22658(AO of Building the Califomia Vehicle Code and City of Dublin Permits Ordinance 55-87, Section 20 and shall list the Dublin Police Department Dispatch Phone number, 925-462- 1212, to assist in removing vehicle at the property owner' s/manager' s reauest. PUBLIC WORKS 96. General Public Works Conditions of Approval: PW Ongoing Public Developer shall comply with the City of Dublin General Works Public Works Conditions of Approval contained below unless specifically modified by these Conditions of Approval. 97. Development Agreement: A Development Agreement PW Issuance of Public between the City of Dublin and the Developer shall be Grading or Works recorded. Building Permits 98. Street Lighting Maintenance Assessment District: PW Issuance of Public The Developer shall request the area to be annexed into Grading or Works a sub zone of the Dublin Ranch Street Lighting Building Maintenance Assessment District and shall provide any Permits exhibits required for the annexation. 22 CONDITION TEXT 99. Ownership and Maintenance of Improvements: Ownership, dedications on final map, and maintenance of street right-of-ways, common area parcels, and open space areas shall be by the City of Dublin, the Property Owner, and the Fallon Village Geologic Hazard Abatement District, as shown on the Ownership and Maintenance Plan, prepared by MacKay and Somps, dated January 2008. 100. Landscape Features within Public Right of Way. The Developer shall enter into an "Agreement for Long Term Encroachments" with the City to allow the property owner to maintain the landscape and decorative features within public right of way including frontage & median landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown on Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The property owner will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. 101. Public Streets: Developer shall construct street improvements for Croak Road and Monterosso Avenue as shown on the Preliminary Croak Road Improvement Plans, to the satisfaction of the City Engineer. The final design shall confirm that Monterosso Avenue intersects Croak Road with an acceptable vertical curve. Improvement of Croak Road south of Monterosso Avenue may be deferred at the discretion of the City Engineer in order to better coordinate the improvements with the improvement of Dublin Boulevard and development on adjoining properties, in which case the interim Croak Road improvements will be required on this portion of the road. 102. Overhead Utility Line: The existing overhead utility line on the east side of Croak Road shall be removed and placed underground from the north end of the Anderson property south to Dublin Boulevard. 103. Traffic Signal, Croak Road/ Monterosso Avenue: A traffic signal shall be installed at the intersection of Croak Road and Monterosso Avenue. Installation may be deferred at the discretion of the Public Works Director provided that a suitable bond is in place guaranteeing future installation. In this case, conduit 23 RI:SPON. A(;ENCY PW PW PW PW )W WHEN REQ'D Prior to: Ongoing Issuance of Grading or Building Permits Occupancy Occupancy Occupancy SOURCE Public Works Public Works Public Works Public Works Public Works CONDITION TEXT shall be provided with the street improvements for future traffic signal installation. 104. Croak Road/ Dublin Boulevard Intersection Alignment and Grading: The intersection of Croak Road and Dublin Boulevard shall be reconfigured so that Croak Road intersects the future Dublin Boulevard extension at a right angle. In addition, the profile of Croak Road between Monterosso A venue and Dublin Boulevard shall be adjusted as needed to conform to the final design grade of Dublin Boulevard. Final vertical alignment for Croak Road and the final vertical and horizontal alignments for Dublin Boulevard may be adjusted by the Public Works Director in consultation with the Community Development Director to ensure the final alignments adhere to planning and engineering guidelines. In addition, the Dublin Boulevard profile shall be designed to minimize impacts to the open space areas north of Dublin Boulevard on the Anderson property and the adjoining Chen property as required by the Eastern Dublin Specific Plan, the EDSP Environmental Impact Report, the Fallon Village Supplemental EIR, and the associated mitigation measures. The Grading Plan included in the SDR shall be modified as needed to reflect this condition. 105. Traffic Signal Easement: A traffic signal easement shall be provided over the Croak Road driveway, to accommodate a future signal in the event that the Central Parkway extension to Croak aligns opposite the driveway. 106. ADA Parking: The site layout shall be revised to provide a total of 3 covered (tenant) and 5 uncovered (guest) ADA-compliant parking spaces. Tenant parking spaces, if assigned, may be left unmarked for ADA use. The Project shall conform to the Federal and State ADA requirements in effect at the time the improvement plans are approved, if those requirements are in conflict with the above condition. 107. Parking: The parking layout shall be revised to provide a 5' offset from the rear corners of Spaces 9110 and 45/46. 108. ADA Accessible Routes: The cross-slope of ADA accessible pathways shall not exceed 2%. The sidewalk grade on Monterosso Avenue shall be reduced to 5% to 24 RI:SPON. AGENCY PW PW PW PW PW WHEN REQ'D Prior to: Approval of Grading or Improvement Plans Issuance of Grading or Building Permits Approval of Grading or Improvement Plans Approval of Grading or Improvement Plans Approval of Grading or Improvement SOURCE Public Works Public Works Public Works Public Works Public Works CONDITION TEXT the extent possible, and/or a meandering sidewalk shall be added to provide an accessible route to Croak Road. As an alternate, an ADA accessible route shall be provided directly to Croak Road from the west side of the site. 109. Hydromodification: Hydromodification shall be provided in conformance with the requirements of the San Francisco Bay Regional Water Quality Control Board. 110. Offsite Storm Drain and Utility Improvements: The project will be responsible for construction of the offsite storm drain and utility improvements shown on the interim infrastructure plan. In addition, the Project will be responsible for construction of the 96" storm drain in Fallon Road connecting the G-3 culvert to the Croak Road interim storm drain. 111. East Side Storm Drain Benefit District Benefit Charge. The property is within the East Side Storm Drain Benefit District created by Ordinance No. 06-7. Pursuant to the District, the City IS obligated to condition approval of the project to require Developer to pay the applicable benefit charges for Parcel 8 as depicted in the Engineer's Report for the East Side Storm Drain Benefit District ("Parcel 8"). In furtherance of this requirement, Developer shall, at the time the City approves the Improvement Plans or at the time the City issues a building permit on that property, whichever is earlier, pay the then-current benefit charges for Parcel 8. 112. Trash Enclosures: Each trash enclosure shall be covered with a hose bib for cleanup and a covered drain connected to the sanitary sewer. 113. Fallon Road/I-580 Interchange Improvement Contribution: The developer shall pay a fair share portion of costs advanced by the Lin Family for improvements to the Fallon Road/ 1-580 Interchange. The payment shall be made prior to the City's approval of the Improvement Plans for the Project or prior to issuance of a Grading Permit, whichever is earlier. The developer's fair share has been determined to be 0.2644% of the total funds advanced by the Lin Family. Section 2 EDTIF credits will be provided for this payment. 114. Dublin Boulevard/Dougherty Road Intersection Contribution: The Developer shall pay a fair share 25 RE.sPON. AGENCY PW PW PW PW PW PW WHEN REQ'D Prior to: Plans Approval of Grading or Improvement Plans Occupancy Prior to approval of Improvement Plans or prior to issuance of a Grading Permit, whichever is earlier Occupancy Prior to approval of Improvement Plans or prior to issuance of a Grading Permit, whichever is earlier Issuance of Building SOURCE Public Works Public Works PW Public Works PW Public Works CONDITION TEXT portion of the funding deficiency between the cost of the DublinIDougherty Intersection Improvements and available funding. The payment shall be due prior to the issuance of the first building permit. The amount of the deficiency, if any, shall be the amount of the deficiency as determined or estimated by the Director of Public Works at the time the permit is issued. The fair share portion has been determined to be 0.1865%. In the event that the deficit is estimated, the City will refund any excess to the Developer when the actual amount of the deficit is known. Section 2 EDTIF credits will be provided for this payment. 115. Santa Rita Road/ 1-580 Interchange 5th Eastbound Offramp Lane: The Developer shall be responsible for payment of a fair share portion of the costs associated with adding a 5th eastbound offramp lane at the Santa Rita Road/ 1-580 Interchange, as required in the Fallon Village' Traffic Study/ DEIR, The payment will be payable prior to issuance of the first building permit. The fair share has been determined to be 0.1865%. In the event that the EDTIF has been updated to include this improvement at time of building permit issuance, the payment will not be required if the Developer agrees in writing prior to the issuance of permits to pay the updated EDT IF . 116. Central Parkway at Hacienda Drive, Second Westbound Left Turn Lane: The Developer shall be responsible for payment of a fair share portion of the costs associated with adding a 2nd westbound left turn lane on Central Parkway at Hacienda Drive. This improvement is included in the current EDTIF, and this obligation may be satisfied through the payment of EDTIF fees, provided the EDTIF has not been amended to eliminate this improvement at the time of payment. 117. Traffic Impact Fees: The Developer shall be responsible for payment of the Eastern Dublin Traffic Impact Fee (Sections 1 and 2), the Eastern Dublin 1-580 Interchange Fee, and the Tri-Valley Transportation Development Fee. Fees will be payable at issuance of building permits. 118. Eastern Dublin Traffic Impact Fee Minimum Payment: The Developer shall be responsible for payment of a minimum portion of the Eastern Dublin Traffic Impact Fee in cash. The cash payment shall be 26 RE.sPON. AGENCY PW PW PW WHEN REQ'D Prior to: Permits Issuance of Building Permits Issuance of Building Permits Issuance of Building Permits Issuance of Building Permits SOURCE Public Works Public Works Public Works Public Works CONDITION TEXT 11 % for Section 1 and 25% for Section 2, or as may have been modified by City Council action at the time of building permit issuance. These minimum cash payment shall be in addition to any other payment noted in these conditions and may not be offset by fee credits. 119. Transportation Demand Management Program: As required by the Fallon Village Draft Environmental Impact Report, the Developer shall develop, participate tn, or partially fund a Transportation Demand Management Program and other trip reduction measures of the Alameda County Congestion Management Agency Congestion Management Program. The measures shall be determined prior to filing the first final map and shall be subject to the approval of the Directors of Public Works and Community Development. 120. Master Drainage Plan: The Developer shall update the Dublin Ranch Master Drainage Plan for the proposed development within the Tract 7586 area. 121. Dublin Ranch Eastside Storm Drain Benefit-District (G-3 Culvert): The property shall be included in the Dublin Ranch Eastside Storm Drain Benefit District (G- 3 Culvert) and shall pay the fair share portion of the fees shown in the engineer's report for the district. Fees will be payable at the time of building permits. 122. Geologic Hazard Abatement District: Prior to the issuance of grading or building permits, the property shall be annexed into the Fallon Village Geologic Hazard Abatement District (GHAD). The Fallon Village GHAD shall be responsible for the ongoing maintenance of the water-quality feature and associated storm drainage improvements and slope areas, located to the south of Monterosso Avenue. The annual assessment shall include a reserve for unforeseen repair of future slope instability. Prior to issuance of grading or building permits, the Developer shall grant to the Fallon Village GHAD fee title and/or easements over the land containing the above improvements, providing the GHAD adequate legal and physical access to the improvements. The Developer shall be responsible for submitting all documents necessary for annexation to the GHAD, including a plan of control, which shall include an annual operating budget for buildout of the project, and the petition. Initial assessments against property owners shall not be lower than ultimate assessments at 27 RE:SPON. AGENCY PW PW PW PW WHEN REQ'D Prior to: Issuance of Building Permits Issuance of Building Permits Issuance of Building Permits Issuance of Grading or Building Permits SOURCE Public Works Public Works Public Works Public Works CONDITION TEXT 123. buildout. The Developer shall execute an agreement with the City, runmng with the property, that contains financial mechanisms, such as deed assessments, enforceable by the City that to ensure that the future property owners are obligated to pay the costs of maintenance in the event that the GRAD is dissolved or does not have sufficient resources to perform its obligations. The agreement shall also include provisions that require the property owners to pay the GRAD or City's attorneys' fees in the event that either enforces the property owners' obligation to fund maintenance of the open space areas and the water quality control pond. The agreement shall be reviewed and approved by the City Engineer and City Attomey to ensure compliance with this condition of approval. Remedial Grading Plan: The grading plan shall include a remedial grading plan prepared by the Project geotechnical consultant, outlining area of slide repair, benches, keyways, over excavation at cut-fill transitions, sub drains, and other recommendations of the consultant. The remedial grading plan will be subject to review and approval by the City's own geotechnical consultant. Resource Agency Permits: Prior to the filing of the 1 st final map, and prior to the start of any grading of the site as necessary, permits shall be obtained from the U.S. Army Corps of Engineers, the San Francisco Bay Regional Water Quality Control Board, the State of California Department of Fish and Game, and the U.S. Fish and Wildlife Service for the grading or alteration of wetland areas within the site. The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision and Grading Ordinances, General Plan, EDSP, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements 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, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). Aereements and Bonds The Developer shall enter into an Agreement with the City for all public 124. 125. 126. Improvement I improvements 28 RI:SPON. AGENCY PW PW PW PW WHEN REQ'D Prior to: Issuance of Grading or Building Permits Issuance of Grading Permit or Improvement Agreement Ongoing Issuance of Grading or SOURCE Public Works Public Works Public Works Public Works CONDITION TEXT RESPON. WHEN SOURCE ACENCY REQ'D Prior to: including any required offsite storm drainage or roadway Building improvements that are needed to serve the Project. Permits 127. The Developer shall provide performance (100%), and PW Issuance of Public labor & material (100%) securities to guarantee the tract Grading or Works improvements, approved by the City Engineer, prior to Building execution of the Improvement Agreement and issuance Permits of grading or building permits. (Note: Upon acceptance of the improvements, the per:f()rmance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) 128. The Developer shall dedicate parkland or pay in-lieu fees PW Issuance of Public in the amounts and at the times set forth in City of Building Works Dublin Resolution No. 60-99, or in any resolution Permits revising these amounts~ and as implemented by the Administrative Guidelines adopted by Resolution 195- 99. 129. The Developer shall dedicate parkland or pay in-lieu fees PW Issuance of Public in the amounts and at the times set forth in City of Building. Works Dublin Resolution No. 60-99, or in any resolution Permits revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution 195- 99. Permits 130. Developer shall obtain an Encroachment Permit from the PW Start of Work Public Public Works Department for all construction activity Works within the public right-of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included III an Improvement Agreement may not be required. 131. Developer shall obtain a Grading / Sitework Permit from PW Start of Work Public the Public Works Department for all grading and private Works site improvements that serves more that one lot or residential condominium unit. Submittals 132. All submittals of plans shall comply with the PW Approval of Public requirements of the "City of Dublin Public Works Improvement Works Department Improvement Plan Submittal Plans Requirements", and the "City of Dublin Improvement Plan Review Check List". 133. The Developer will be responsible for submittals and PW Approval of Public reviews to obtain the approvals of all participating non- Improvement Works City agencies. The Alameda County Fire Department Plans 29 CONDITION TEXT m:SPON. WHEN SOURCE A{:ENCY REQ'D Prior to: and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 134. Developer shall submit a Geotechnical Report, which PW Approval of Public includes street pavement sections and grading Improvement Works recommendations. Plans or Grading Plans 135. Developer shall provide the Public Works Department a PW Acceptance of Public digital vectorized file of the "master" files for the project Improvements Works when the Final Map has been approved. Digital raster and Release of copies are not acceptable. The digital vectorized files Bonds shall be in AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. Easements 136. The Developer shall obtain abandonment from all PW Approval of Public applicable public agencies of existing easements and Improvement Works right of ways within the development that will no longer Plans be used. 137. The Developer shall acquire easements, and/or obtain PW Approval of Public rights-of-entry from the adjacent property owners for any Improvement Works improvements on their property. The easements and/or Plans rights-of-entry shall be in writing and copies furnished to the City Engineer. Gradin2 138. The Grading Plan shall be in conformance with the PW Approval of Public recommendations of the Geotechnical Report, the Grading Plans Works approved Tentative Map and/or Site Development or Issuance of Review, and the City design standards & ordinances. In Grading case of conflict between the soil engineer's Permits, and recommendations and City ordinances, the City Engineer Ongoing shall determine which shall apply. 139. A detailed Erosion Control Plan shall be included with PW Public the Grading Plan approval. The plan shall include Works detailed design, location, and maintenance criteria of all erosion and sedimentation control measures. 140. Tiebacks or structural fabric for retaining walls shall not PW Approval of Public cross property lines, or shall be located a minimum of 2' Grading Plans Works below the finished grade of the upper lot. or Issuance of Grading Permits, and 30 CONDITION TEXT 141. Bank slopes along public streets shall be no steeper than 3: I unless shown otherwise on the Grading and Utility Plan exhibit. The toe of any slope along public streets shall be one foot back of walkway. The top of any slope along public streets shall be three feet back of walkway. Minor exception may be made in the above slope design criteria to meet unforeseen design constraints subject to the approval of the City Engineer. Improvements 142. The public improvements shall be constructed generally as shown on the Site Development Review. However, the approval of the Site Development Review is not an approval of the specific design of the drainage, sanitary sewer, water, and street improvements. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 143. Public streets shall be at a minimum 1% slope with minimum gutter flow of 0.7% around bumpouts. Private streets and alleys shall be at minimum 0.5% slope. 144. Curb Returns on the Croak Road and Monterosso Avenue shall be 40-foot radius. 145. Any decorative pavers installed within City right-of-way shall be done to the satisfaction of the City Engineer. Where decorative pavmg IS installed at signalized intersections, pre-formed traffic signal loops shall put under the decorative pavement. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association 146. The Developer shall install all traffic signs and pavement marking as required by the City Engineer. 31 RESPON. AGENCY PW PW PW PW PW PW WHEN REQ'D Prior to: Ongoing Approval of Grading Plans or Issuance of Grading Permits, and Ongoing Approval of Improvement Plans or Start of Construction, and Ongoing Approval of Improvement Plans or Start of Construction, and Ongoing Approval of Improvement Plans or Start of Construction, and Ongoing Approval of Improvement Plans or Start of Construction, and Ongoing Occupancy of Units or Acceptance of Improvements SOURCE Public Works Public Works Public Works Public Works Public Works Public Works CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 147. Street light standards and luminaries shall be designed PW Occupancy of Public and installed per approval of the City Engineer. The Units or Works maximum voltage drop for streetlights is 5%. Acceptance of Improvements 148. All new traffic signals shall be interconnected with other PW Occupancy of Public new signals within the development and to the existing Units or Works City traffic signal system by hard wire. Acceptance of Improvements 149. The Developer shall construct bus stops and shelters at PW Occupancy of Public the locations designated and approved by the LA VT A Units or Works and the City Engineer. The Developer shall pay the cost Acceptance of of procuring and installing these improvements. Improvements 150. Developer shall construct all potable and recycled water PW Occupancy of Public and sanitary sewer facilities required to serve the project Units or Works in accordance with DSRSD master plans, standards, Acceptance of specifications and requirements. Improvements 151. Fire hydrant locations shall be approved by the Alameda PW Occupancy of Public County Fire Department. A raised reflector blue traffic Units or Works marker shall be installed in the street opposite each Acceptance of hydrant. Improvements 152. The Developer shall furnish and install street name signs PW Occupancy of Public for the project to the satisfaction of the City Engineer. Units or Works Acceptance of Improvements 153. Developer shall construct gas, electric, cable TV, and PW Occupancy of Public communication improvements within the fronting streets Units or Works and as necessary to serve the project and the future Acceptance of adjacent parcels as approved by the City Engineer and Improvements the various Public Utility agencies. 154. All electrical, gas, telephone, and Cable TV utilities, PW Occupancy of Public shall be underground in accordance with the City Units or Works policies and ordinances. All utilities shall be located and Acceptance of provided within public utility easements and sized to Improvements meet utility company standards. 155. All utility vaults, boxes and structures, unless PW Occupancy of Public specifically approved otherwise by the City Engineer, Units or Works shall be underground and placed in landscape areas and Acceptance of screened from public view. Prior to Joint Trench Plan Improvements approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer pnor to construction of the joint trench improvements. 32 CONDITION TEXT Construction 156. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 157. If archaeological materials are encountered during construction, construction within 100 feet of these materials shall be halted until a professional Archaeologist who IS certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOP A) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 158. Construction activities, including the maintenance and warming of equipment, shall be limited to Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. 159. Developer shall prepare a construction nOIse management plan that identifies measures to be taken to minimize construction noise on surrounding developed properties. The plan shall include hours of construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be included in the project plans and specifications. 160. Developer shall prepare a plan for construction traffic interface with public traffic on any existing public street. Construction traffic and parking may be subject to specific requirements by the City Engineer. 161. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 162. The Developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. 33 RE:SPON. AGENCY PW PW PW PW PW PW PW WHEN REQ'D Prior to: Ongoing as Needed Ongoing as Needed Ongoing as Needed Start of Construction; Implementatio n Ongoing as Needed Start of Construction; Implementatio n Ongoing as Needed Ongoing Start of Construction; Implementatio n Ongoing as Needed SOURCE Public Works Public Works Public Works Public Works Public Works Public Works Public Works CONDITION TEXT 163. The Developer shall provide the Public Works Department with a letter from a registered civil engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the locations shown on the approved Grading Plans. NPDES 164. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of Intent (NOI) has 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. 165. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices (BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABACi Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. The Developer is responsible for ensuring that all contractors implement all storm water pollution prevention measures in the SWPPP. 166. The property owner shall enter into an agreement with the City of Dublin that guarantees the 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 issuance 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. This condition shall not apply if the water quality treatment measures are maintained by a GHAD or other public entity. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 167. Prior to issuance of any building permit, complete 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 34 RESPON. AGENCY PW PW PW PW )SR WHEN REQ'D Prior to: Issuance of Building Permits or Acceptance of Improvements Start of Any Construction Activities SWPPP to be Prepared Prior to Approval of Improvement Plans: Implementatio n Prior to Start of Construction and Ongoing as Needed Issuance of Grading or Building Permits During Construction and Grading Activities SOURCE Public Works Public Works Public Works Public Works DSRSD CONDITION TEXT Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 168. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 169. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 170. Domestic and fire protection 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. 171. 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. 172. Prior to approval by the City of grading permit or a site development permit, the locations and widths of all proposed easements dedications for water and sewer lines shall be submitted to and approved by DSRSD. 173. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. 174. Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved by DSRSD for 35 IU:SPON. A(;ENCY DSR DSR DSR DSR DSR DSR DSR WHEN REQ'D Prior to: SOURCE Building Permit Issuance DSRSD Building Permit Issuance DSRSD Improvement Plans DSRSD Improvement Plans DSRSD Improvements Plans or Building Permit Issuance Improvement Plans DSRSD DSRSD Improvement Plans DSRSD