HomeMy WebLinkAbout02-025 SecondDwelling7/9/02 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: July 9, 2002
SUBJECT:
ATTACHMENT
PA 02-025, Second Dwelling Unit - Conditional Use Permit
Report Prepared by: Pierce Macdonald, Associate Planner
2.
3.
4.
Revision to Original Main Floor Plan
Architectural Plans
Resolution Approving Second Dwelling Unit
City of Dublin Residential Security Ordinance
RECOMMENDATION:
2.
3.
4.
5.
Open Public Hearing
Receive Staff presentation and applicant testimony
Question Staff and the Public
Close Public Hearing and deliberate
Adopt resolution approving Second Dwelling Unit
FINANCIAL STATEMENT: None at this time.
DESCRIPTION:
The applicant, Mr. John Markey, proposes to construct an 820-square-foot, Second Dwelling Unit in the
yard behind his home. The proposed unit is an independent apartment that is located behind the existing
home and, if built, it would not be visible from the public right-of-way. The new unit would be the home
of his mother-in-law.
BACKGROUND:
The location of the project is Via Zapata near Harland Road. The site is an 11,645-square-foot lot with an
existing 3,075-square-foot home. The proposed apartment will replace an existing gazebo and hot tub in
the rear yard. The applicant has a 60-foot tall radio antenna in the rear yard that shall remain. The
northwest comer of the property is adjacent to a Wildfire Management Area.
The proposed apartment has an "L" shaped floor plan. There is one bedroom. The architectural design is
Mediterranean with cream-colored stucco walls, an asphalt shingle roof, and tall divided light windows
and door that are painted green-gray. The unit would have aisle widths to accommodate wheelchairs, and
the shower in the bathroom has been designed to convert to a disabled shower easily.
Pursuant to the Zoning Ordinance Chapter 8.80, a Second Dwelling Unit is allowed in R-1 Districts with a
Conditional Use Permit subject to Findings under Section 8.80.020.
COPIES TO: Applicants
In-House Distribution
iTEM No.
Zoning Statistics and Standards:
The chart below describes the existing residence, the proposed project and the Zoning Ordinance
requirements.
Number of Units 1 2 2
Number of Parking Spaces 3 3 3
Front Yard Setback 44' n/a 20'
Side Yard Setback, West 22.5' 8' 8'
Side Yard Setback, East 10' 10' 8'
Rear Yard Setback 59' 10' 10'
Building Separation n/a 11' 9" 10'
Building Height 28' 16' 6" 25'
Lot Coverage 16% 23% 60%
Floor Area 3075 3,075 + 820 3,075 + 1,000
Conditions of Approval:
Listed below is a summary of the conditions of approval requested by City Departments in order to
maintain minimum health and safety standards.
Fire Department has requested that the new residential unit shall have fire sprinklers installed
pursuant to the Wildfire Management Plan. The fire sprinkler system shall be calculated at four
heads and shall have attic protection. A UL listed central station shall monitor the system.
Personnel access shall be provided on both sides of the property. Gates shall be a minimum of 3'0"
wide. If access is to be secured, a Fire Department key box shall be installed.
· Building and Safety Division has determined that the new residential unit will be in the Wildfire
Management Area. Dwelling shall meet the Wildfire Management Plan including but not limited
to 1 .) Fire Sprinklers required, 2.) Building Overhang Eaves to be enclosed and 3.) the wall facing
the Wildfire Area shall be constructed to 1-hour standards with openings. Building shall conform
to 1998 California Building Code Cycle with City of Dublin amendments and to AB 970 Title 24
Energy Requirements.
· Police Department has requested that the applicant comply with all applicable City of Dublin
Residential Security Ordinance requirements (Attachment 4). The address of the dwelling must be
posted at the street and must be clearly visible from the middle of the street.
· Dublin San Romon Services District has requested that the project be subject to the standard
Conditions of Approval requiring the applicant to pay connection fees.
Planning Division has requested that the site plan be revised to show a path leading from the
public right-of-way to the new residential unit. Site plan shall also show an 8-foot side yard
setback on the west side of the new unit, per the attached revision to original main floor plan
submitted by the applicant.
Noticing:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice
was also published in the Valley Times and posted at several locations throughout the City. To date, the
City has received no contact or objections from surrounding property owners or tenants regarding the
current proposal.
Use Permit Findings:
Consistent with the standards and intent of the Second Dwelling Unit Regulations, the Purposes of the R-1
District, and the requirements of Conditional Use Permits, the proposed Second Dwelling Unit is
compatible with other land uses, transportation and service facilities in the vicinity; 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 welfare; will not be injurious to property or improvements in the neighborhood; will
have adequate provisions for public access, water, sanitation, and public utilities and services to ensure
that it would not be detrimental to the public health, safety and welfare; and the site is physically suitable
for the type, density and intensity of the use and related structures being proposed because, as conditioned,
the Second Dwelling Unit shall allow for more efficient use of the City's existing housing stock by
allowing a resident to care for his parent in an independent unit on his property, and the following reasons:
1. The proposed apartment complies with all requirements for Second Dwelling Units
pursuant to Chapter 8.80 of the Dublin Zoning Ordinance.
2. The proposed unit does not negatively impact the family character of the neighborhood
because the new unit is designed to complement the existing single-family home and the
family's household.
3. The unit would not negatively impact the traffic in the neighborhood because of its small
size and because the project meets the required parking for Second Units.
4. If approved, the project would be subject to a Building Permit issued by the Building and
Safety Division and would meet all utility service requirements.
5. The proposed apartment is designed to accommodate a wheelchair and the shower can
convert to a disabled shower easily.
6. The Second Dwelling Unit is consistent with the Dublin General Plan because it will create
housing of varied types, sizes and prices to meet current and future needs of all Dublin
residents.
ENVIRONMENTAL REVIEW:
This project has been found to be Categorically Exempt from CEQA under Section 15303, Class 3a of the
California Environmental Quality Act Guidelines because the project consists of a second dwelling unit in
a residential zone.
RECOMMENDATION:
Staff recommends that the Planning Commission open the Public Hearing; receive Staff's and the
applicant's presentations; take public testimony; question Staff and the applicant; and adopt a Resolution
approving the request for a Conditional Use Permit to construct a second dwelling unit at 8176 Via
Zapata, subject to the attached Findings and Conditions.
G:\PA#~2002\02-025h°Cstaffreport7-9.DOC
General Information:
PROJECT:
PROJECT DESCRIPTION:
LOCATION:
PA 02-025 Second Dwelling Unit - Conditional Use Permit
The applicant is applying for a Conditional Use Permit, which would
allow the establishment of an 820-square-foot second dwelling unit
at 8176 Via Zapata (APN 941-2752-034-00) in the R-1 District,
pursuant to Chapter 8.80 of the Zoning Ordinance.
8176 Via Zapata, Dublin, CA 94568
APN: 941-2752-034-00
ENVIRONMENTAL REVIEW:
APPLICANT &
PROPERTY OWNER:
This project has been found to be Categorically Exempt from CEQA
under Section 15303, Class 3a of the California Environmental
Quality Act Guidelines because the project consists of a second
dwelling unit in a residemial zone.
John Markey
8176 Via Zapata
Dublin, CA 94568
DINING
LIVING
MBRM
14'-9"
ENTRY
EXISTING WOOD DECK
FLOOR AREA: 817. SF
REVISED PROPOSED
8176 VIA ZAPATA
MAIN FLOOR PLAN
ATTACHMENT
VICINITY MAP
PROJECT DATA
GENERAL NOTES & LEGEND
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FLOOR AREA: ~ SF
PROPO~¢ MA~N FLO0~ PLAN
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WEST ELEVACION
NORCH ELEVATION SOU%H ELEVATION
RESOLUTION NO. 02 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 02-025 SECOND DWELLING UNIT CONDITIONAL USE PERMIT LOCATED
AT 8176 VIA ZAPATA, APN 941-2752-034-00
WHEREAS, the applicant John Markey has requested a Conditional Use Permit to establish a
Second Dwelling Unit located on APN 941-2752-034-00; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said application on
July 9, 2002; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impact and
that environmental documents be prepared; and
WHEREAS, the project has been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to Section 15303(a), Class 3; 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 make a decision; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does find that
consistent with the standards and intent of the Second Dwelling Unit Regulations, the Purposes of the R-1
District, and the requirements of Conditional Use Permits, the proposed Second Dwelling Unit is compatible
with other land uses, transportation and service facilities in the vicinity; 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
welfare; will not be injurious to property or improvements in the neighborhood; will have adequate
provisions for public access, water, sanitation, and public utilities and services to ensure that it would not be
detrimental to the public health, safety and welfare; and the site is physically suitable for the type, density and
intensity of the use and related structures being proposed because, as conditioned, the Second Dwelling Unit
shall allow for more efficient use of the City's existing housing stock by allowing a resident to care for his
parent in an independent unit on his property, and the following reasons:
1. The proposed apartment complies with all requirements for Second Dwelling Units pursuant
to Chapter 8.80 of the Dublin Zoning Ordinance.
2. The proposed unit does not negatively impact the family character of the neighborhood
because the new unit is designed to complement the existing single-family home and the
family's household.
3. The unit would not negatively impact the traffic in the neighborhood because of its small size
and because the project meets the required parking for Second Units.
4. If approved, the project would be subject to a Building Permit issued by the Building and
Safety Division and would meet all utility service requirements.
ATTACHMENT 3
5. The proposed apartment is designed to accommodate a wheelchair and the shower can convert
to a disabled shower easily.
6. The Second Dwelling Unit is consistent with the Dublin General Plan because it will create
housing of varied types, sizes and prices to meet current and futura needs of all Dublin
residents.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve
PA 02-025 Conditional Use Permit to allow a Second Dwelling Unit to be located on APN 941-2752-034-00,
as depicted on Exhibits A and B, stamped approved and on file. The project approval shall be subject to
compliance with the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building
permits or establishment of use, and shall be subiect 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 Attomey, [FiN] Finance, IF] Alameda County Fire Department, [DSR] Dublin San
Ramon Services District, [CO] Alameda County Department of Environmental Health.
GENERAL CONDITIONS
Standard Conditions of Approval. Applicant/Developer shall comply with all applicable City of Dublin
Standard Public Works Criteria. In the event of a conflict between the Public Works Criteria and these
Conditions, these Conditions shall prevail.
Responsible Agency: PL
When Required: Approval of Improvement Plans through completion
Modifications or changes. Modifications or changes to this Conditional Use Permit 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.
Responsible Agency: PL
Required By:: Approval of Improvement Plans through completion
Term. Approval of the Conditional Use Permit shall be valid for one year from approval by the
Planning Commission. If construction has not commenced by that time, this approval shall be null
and void. The approval period for Conditional Use Permit may be extended six (6) additional months
by the Director of Community Development upon determination that the Conditions of Approval
remain adequate to assure that the above stated findings of approval will continue to be met.
(Applicant/Developer must submit a written request for the extension prior to the expiration date of
the Conditional Use Permit.)
Responsible Agency: PL
Required By: On-going
Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit
issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services
District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, City Fire
Impact fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and
2
Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as
required by the City according to Ordinance. Unissued building permits subsequent to new or revised
fees shall be subject to recalculation and assessment of the fair share of the new or revised fees.
Responsible Agency: Various
When Required: Various times, but no later than Issuance of Building Permits
Revocation. The CUP will be revocable for cause in accordance with Section 8.96.020.I of the
Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to
citation.
Responsible Agency: PL
Required By: On-going
6. Required Permits. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance and
obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone
7, California Department offish and Game, Army Corps of Engineers, Regional Water Quality
Control Board, State Water Quality Control Board, Etc.) and shall submit copies of the permits to the
Department of Public Works.
Responsible Agency: Various
When Required: Various times, but no later than Issuance of Building Permits
7. Building Codes and Ordinances. All project construction shall conform to all building codes and
ordinances in effect at the time of building permit.
Responsible Agency: Bldg.
When Required: Through Completion
Building permits. To apply for building permits, the Applicant shall submit thirteen (13) sets of full
construction plans for plan check. Each set of plans shall have attached an annotated copy of
these Conditions of Approval, including any attached Special Conditions. The notations shall
clearly indicate how all Conditions of Approval will be complied with. Construction plans will not
be accepted without the annotated conditions attached to each set of plans. The Applicant will be
responsible for compliance with all Conditions of Approval specified and obtaining the approvals of
all participating non-City agencies prior to the issuance of building or grading permits. Responsible
Agency: B, PL, PW
Required By: Prior to issuance of building permits
Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid waste management
and recycling requirements.
Responsible Agency: ADM,
When Required: On-going
10. Refuse Collection. The refuse collection service provider shall be consulted to ensure that adequate
space is provided to accommodate collection and sorting of petrucible solid waste as well as soume-
separated recyclable materials generated by the residents within this project.
Responsible Agency: PL
When Required: Occupancy of Any Building
11. Water Quality Requirements. All development shall meet the water quality requirements of the
City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program.
3
Responsible Agency:
Required By:
PW, PL
Issuance of Grading Permit
12. NPDES Permit. Pursuant to requirements of federal law, a NPDES permit shall be obtained from the
RWQCB, and any terms of the permit shall be implemented, if applicable.
Responsible Agency: PW
Required By: Finaling Building Permits
13. Rodenticides and Herbicides. The use ofrodenticides and herbicides within the project area shall be
performed in cooperation with and under the supervision of the Alameda County Department of
Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to
reduce potential impacts to wildlife.
Responsible Agency: PL
Required By: Issuance of Grading Permit
14. Dust Control/Cleanup. Applicant/Developer shall ensure that areas undergoing grading and all other
construction activity are watered or other dust control measures are used to prevent dust problems as
conditions warrant or as directed by the Director of Public Works. Furthermore, Applicant/Developer
shall keep adjoining public streets, sidewalks and driveways free and clean of project dirt, mud,
materials and debris, and clean-up shall be made during the construction period as determined by the
Director of Public Works. In the event that the Applicant/Developer does not complete the clean-up
within 48 hours of City's direction, the City has the option of performing the clean-up and charging
the costs of such clean-up to Applicant/Developer. The use of any temporary construction fencing
shall be subject to the review and approval of the Public Works Director and the Building Official.
Responsible Agency: PW
Required By: Ongoing
15. Hold Harmless/Indemnification. Applicant/Developer shall defend, indemnify, and hold harmless
the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding
against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an
approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City
Council, Director of Community Development, Zoning Administrator, or any other department,
committee, or agency of the City the Conditional Use Permit to the extent such actions are brought
within the time period required by Government Code Section 66499.37 or other applicable law;
provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless
shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or
proceeding and the City's full cooperation in the defense of such actions or proceedings.
Required By: Through completion of Improvements and Occupancy of the last
Building
DRAINAGE/GRADING
16. Grading, drainage and improvement plan. The Applicant/Property Owner shall submit a grading,
drainage and improvement plan for each residence subject to review and approval by the Public
Works Director.
Responsible Agency: PW
Required By: Grading Permit
4
17.
Compliance. The Applicant/Property Owner shall comply with the City of Dublin Public Works
Department grading permit process and Plan Check-List.
Responsible Agency: PW
Required By: Grading Permit
18. Undocumented fill. Any undocumented fill on the project site shall be removed during the grading
for this project.
Responsible Agency: PL
When Required: Prior to issuance of Building Permits.
19. Drainage. All rainwater leaders from roof gutters, balconies, and patios shall be connected to a pipe
network that discharges to the abutting public street via through-curb drains. Foundation or retaining
wall subdrains that must discharge towards the rear of the properties due to their lower elevation in
relationship to the street shall terminate with City-approved energy-dissipation devices or per a design
that prevents erosion of the natural downslopes. No water from subdrains or from earthen swales
shall discharge in a concentrated manner over and across the natural slopes below the proposed
building envelopes. No surface storm runoff shall be directed towards or across the neighboring
sideyard lot lines.
Responsible Agency: PW
When required: Prior to issuance of Building Permits.
DEDICATIONS AND IMPROVEMENTS
20. Site Drainage and Erosion Control Plan. The project site shall drain in accordance with City of
Dublin Grading Ordinance and State Regional Water Quality Control standards. A Site Drainage and
Erosion Control Plan and "Best Management Practices" erosion control measures must be reviewed
and approved by the Public Works Department prior to approval of improvement plans.
Responsible Agency: PW
Required By: Approval of Improvement Plans
21.
Joint Utility Trenches/Undergrounding/Utility Plans. Applicant/Developer shall construct all joint
utility trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate
utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be
underground in designated landscape areas. Utility plans showing the location of all proposed
utilities (including electrical vaults and underground transformers) shall be reviewed and approved by
the Director of Public Works and Director of Community Development. Location of surface or
aboveground items shall be shown on the Final Landscaping and Imgation Plan and screened from
view.
Responsible Agency: PW, PL
Required By: Occupancy of Affected Buildings
CONSTRUCTION NOISE MANAGEMENT PROGRAM/
CONSTRUCTION IMPACT REDUCTION PLAN
22. Construction Noise Management Program/Construction Impact Reduction Plan.
Applicant/Developer shall conform to the following Construction Noise Management
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Program/Construction Impact Reduction Plan. Construction shall be conducted so as to minimize the
impacts of the construction on the existing community and on the occupants of the new homes as they
are completed.
Responsible Agency: PL
Required By: During any construction
23. Construction Noise Management Program/Construction Impact Reduction Plan. The following
measures shall be taken to reduce construction impacts:
Responsible Agency: PL
Required By: During any construction
Off-site truck traffic shall be routed as directly as practical to and from the freeway (1-580) or
(I-680) to the job site. An Oversized Load Permit shall be obtained from the City prior to
hauling of any oversized loads on City streets.
The construction site shall be watered at regular intervals during all grading activities. The
frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering
should include all excavated and graded areas and material to be transported off-site. Use
recycled or other non-potable water resources where feasible.
c. Construction equipment shall not be left idling while not in use.
d. All construction equipment shall be fitted with noise muffling devises.
Erosion control measures shall be implemented during wet weather to assure that
sedimentation and erosion do not occur.
Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a
daily basis.
g. Excavation haul trucks shall use tarpaulins or other effective covers.
Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting
and repaving should be completed as soon as possible.
After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the
following methods:
Inactive portions of the construction site should be seeded and watered until grass growth is
evident.
Require that all portions of the site be sufficiently watered to prevent excessive amounts of
dust.
Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality
District. Non-petroleum based tackifiers may be required by the Director of Public Works.
The Department of Public Works shall handle all dust complaints. The Director of Public
Works may require the services of an air quality consultant to advise the City on the severity
of the dust problem and additional ways to mitigate impact on residents, including temporarily
halting project construction. Dust concerns in adjoining communities as well as the City of
Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality
monitoring of PM levels shall be provided as required by the Director of Public Works.
1. Construction interference with regional non-project traffic shall be minimized by:
Scheduling receipt of construction materials to non-peak travel periods.
Routing construction traffic through areas of least impact sensitivity.
Emissions control of on-site equipment shall be minimized through a routine mandatory
program of low-emissions tune-ups.
Radios and loudspeakers shall not be used outside of the residences during all phases of
construction.
ARCHITECTURE
24.
Exterior colors and materials. Exterior colors and materials for the structures shall be subject to
final review and approval by the Community Development Director and shall be shown on
construction plans.
Responsible Agency: PL
Required By: Prior to building permit
25.
Exterior lighting. Exterior lighting shall be of a design and placement so as not to cause glare onto
adjoining properties. Lighting used after daylight hours shall be minimized to provide for security
needs only.
Responsible Agency: PL
Required By: Ongoing
26.
Increase in height of second dwelling unit residence prohibited. The increase in height of the
second dwelling unit residence in this project beyond that originally approved by the City is
prohibited.
TRAFFIC AND CIRCULATION
27.
Damage/Repairs. The Developer shall repair all damaged existing street, curb, gutter and sidewalk
along Via Zapata and Peppertree Road lot frontages that exist now, or that result from construction
activities to the satisfaction of the Director of Public Works.
Responsible Agency: PW
Required By: Prior to Occupancy of first residence
POLICE SECURITY
28.
Residential Security Requirements. The development shall comply with the City of Dublin
Residential Security Requirements (attached). Security hardware must be provided for all doors,
windows, roof, vents, and skylights and any other areas per Dublin Police Services recommendations
and requirements.
Responsible Agency: B, PO
Required By: Prior to Occupancy of first residence
29.
New Address. The address of the dwelling must be posted at the street and must be clearly visible
from the middle of the street.
Responsible Agency: PO
Required By: Prior to Issuance of Building Permits
FIRE PROTECTION
30.
Applicable regulations and requirements. The Applicant/Property Owner shall comply with all
applicable regulations and requirements of the Alameda County Fire Department (ACFD), including
payment of all appropriate fees.
Responsible Agency: F
Required By: Ongoing
31.
Rear yard accessibility. The rear yard shall be accessible from both sides of the structure. Personnel
access shall be provided on both sides of the property. Gates shall be a minimum of 3'0" wide. If
access is to be secured, a Fire Department key box shall be installed.
Responsible Agency: F
Required By: Ongoing
32.
Roofing material. The roofing material shall conform to the City of Dublin Fire Area specifications
which require Class A or better.
Responsible Agency: F
Required By: Prior to issuance of Building Permits
33.
Wildfire Management Plan. Site development shall be in accordance with the City of Dublin
Wildfire Management Plan. Thc new residential unit shall have fire sprinklers installed. The fire
sprinkler system shall be calculated at four heads and shall have attic protection. A UL listed central
station shall monitor the system.
Responsible Agency: F
Required By: Prior to issuance of Building Permits
34.
Water supply. Water supply shall be adequate to support required fire flow.
Responsible Agency: F
Required By: Prior to issuance of Building Permits
DSRSD
35.
Requirements and regulations. The Applicant/Property Owner shall comply with all applicable
requirements and regulations of the Dublin San Ramon Services District.
Responsible Agency: DSRSD.
Required By: Ongoing
36.
Improvement plans. 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 Installation of
Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies.
Responsible Agency: DSRSD.
Required By: Prior to issuance of Building Permits
37.
Sewers. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer
system. Pumping of sewerage is discouraged and may only be allowed under extreme circumstances
following a case by case review with DSRSD staff.
Responsible Agency: DSRSD.
Required By: Ongoing
38.
Fees. Prior to the issuance of a building permit, all utility connection fees, plan check fees,
inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and schedules established in the DSRSD Code.
Responsible Agency: DSRSD.
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39.
40.
41.
42.
43.
44.
45.
Required By:
Prior to issuance of Building Permits
Signatures. Prior to the issuance ora building permit, all improvement plans for DSRSD facilities
shall be signed by the District Engineer. Each drawing of improvement plans shall contain a
signature block for the District Engineer indicating approval of the sanitary sewer or water facilities
shown. Prior to approval by thc District Engineer, the Applicant shall pay all required DSRSD fees,
and provide an engineer's estimate of construction costs for the sewer and water systems, a
performance bond, a one-year maintenance bond, and a comprehensive general liability insurance
policy in the amounts and forms that arc acceptable to DSRSD. Thc Applicant shall allow at least 15
working days for final improvement drawing review by DSRSD before signature by thc District
Engineer.
Responsible Agency: DSRSD.
Required By: Prior to issuance of Building Permits
Utility Construction Permit. No sewer line or water line construction shall be permitted unless the
proper utility construction permit has been issued by DSRSD. A construction permit will only be
issued after all of the items in the condition immediately before this one have been satisfied.
Responsible Agency: DSRSD.
Required By: Ongoing
Hold Harmless. The Applicant/Property Owner shall hold DSRSD, its Board of Directors,
commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from
any litigation, claims, or fines resulting from completion of the project.
Responsible Agency: DSRSD.
Required By: Ongoing
Limited construction permit. The Applicant/Property Owner shall obtain a limited construction
permit from the DSRSD prior to commencement of any work.
Responsible Agency: DSRSD.
Required By: Prior to commencement of any work
Construction by Applicant/Developer. All onsite potable and recycled water and wastewater
pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all
DSRSD master plans, standards, specifications and requirements.
Responsible Agency: DSRSD.
Required By: Completion of Improvements
DSRSD Water Facilities. Water facilities must be cormected to the DSRSD or other approved water
system, and must be installed at the expense of Applicant/Developer in accordance with District
Standards and Specifications. All material and workmanship for water mains and appurtenances
thereto must conform with all of the requirements of the officially adopted Water Code of the District
and shall be subject to field inspection by the District.
Responsible Agency: DSRSD.
Required By: Completion of Improvements
Fire flows. The applicant shall coordinate with the District and Alameda County Fire Department on
required fire flows.
Responsible Agency: DSRSD.
Required By: Approval of Improvement Plans
9
MISCELLANEOUS
46.
Construction plans. Construction plans shall be fully dimensioned (including building elevations)
accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by
an appropriately design professional. The site plan, landscape plan and details shall be consistent
with each other.
Responsible Agency: B, PL, PW
Required By: Prior to issuance of building permits
47.
Hours of construction. All construction shall be limited to take place between the hours of 7:30
a.m. and 6:00 p.m., Monday through Friday, except as otherwise approved by the Director of Public
Works. No work shall be done on the weekends or holidays.
Responsible Agency: PW
Required By: Ongoing
48.
Compliance. The Applicant/Property Owner shall develop this project and operate all uses in
compliance with the Conditions of Approval of this Conditional Use Permit and the regulations
established in the Zoning Ordinance. Any violation of the terms or conditions specified may be
subject to enforcement action.
Responsible Agency: PL
Required By: Ongoing
49.
Postal authorities. The developer shall confer with the local postal authorities to determine the type
of mail receptacles necessary and provide a letter stating their satisfaction with the type of mail
service to be provided. Specific locations for such receptacles shall be to the satisfaction of the Postal
Service.
Responsible Agency: PL
When Required: Prior to issuance of Building Permit.
50.
Site Plans submitted with Building Permit application shall show an 8-foot side yard setback on the
west side of the new dwelling unit.
Responsible Agency: PL
When Required: Prior to issuance of Building Permit.
51.
Site plans submitted with Building Permit application shall clearly show a path from the public right-
of-way to the Second Dwelling Unit. The path shall meet Uniform Building Code standards.
Responsible Agency: PL
When Required: Prior to issuance of Building Permit.
52.
Deed Restriction. Applicant shall have the Alameda County Recorder's Office record a statement on
the subject property's deed which shall set forth the occupancy requirements, as follows: No more
than one dwelling unit on the parcel shall be rented or leased. The owner of the lot may occupy either
the principal residence or the second unit. Either of the units may remain vacant. No subdivision shall
be allowed unless the division meets the applicable requirements of Title 8 and Title 9 of the
Municipal Code.
Responsible Agency: PL
When Required: Prior to occupancy.
(Continued)
l0
PASSED, APPROVED and ADOPTED this 9th day of July 2002.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Commission Chairperson
Planning Manager
02\025\CLrP reso
CITY OF DUBLIN · BUILDING & SAFETY DIVISION
100 Civic Plaza, Dublin, California 94568
Website: htr p://www.ci.d ublin ,ca .us
Phone: (925) 833-6620
Fax: (925) 833-6628
RESIDENTIAl. BUILDING SECURITY
REQUIREMENTS
All residential buildings shall be in accordance with the currently adopted Uniform Building
Security Code and the following amendments pursuant to Chapter 7.32.220 of the Dublin
Municipal Code.
F:\Ci~ o£ Dublin~Bui]di,~g & Sa£¢ty Division~andouts\Resd B]dg S¢cufi~ Ord.doc ATTACHMENT /+
7.32.210
(3) No other number may be affixed
to a structure that might be mistaken for,
or confused with, the number assigned to
the structure.
732.220 Section 1010, Appendix
Chapter 10, Building
security--Alnended.
Section I010 is amended to read:
1010 Residential Security Require-
ments.
Residential building security shall be
in accordance with the Uniform Building
Security Code in addition to the follow-
ing:
(a) Addressing. All dwelling units
shall be addressed as follows:
(4) If the building is adjacent to an
alley, the number shall also be placed on
or adjacent to the rear gate accessing the
alley.
(5) For muitifamily buildings with
recessed entryway over 2 feet, an addi-
tional lighted address must be placed at
the entryway to the recessed area. If the
recessed area provides access to more
than one dwelling unit, the range of units
shall be displayed.
(6) Each principal building shall dis-
play the number or letter assigned to that
building on each comer of the building.
(1) Driveways servicing more than
20 individual dwelling units shall have
minimum of 4 inch high identification
numbers, noting the range of unit num-
bers placed at the entrance to each drive-
way at a height between 36 and 42 inch-
es above grade. The light source shall be
provided with an ,mlntemlptible AC
power source or controlled only by pho-
toelectric device.
(2) There shall be positioned at each
street entrance of a multiple family
dwelling complex having more than one
slr, acture, an ilh~minated diagraromatic
representation (map) of the complex that
shows the location of the viewer and the
unit designations within the complex.
(b) Lau&capi .
(1) Shrubs and ground cover shall
not directly cover windows and door-
ways.
(2) River rock used near parking lots
or buildings shall be l~smanently alTLXed.
(3) Backyard gates shall be the full
height of the wall and capable of being
locked.
(4) Open space and buildings shall be
arranged to afford visibility and opportu-
nity for surveillance by on-site users and
passers-by.
382
7.32.220
(5) Barriers, both mai and symbolic,
shall be designed to afford opponuuities
for surveillance through the barrier.
(6) For residential development,
walls shall be a minimum of 6 feet in
height when adjacent to any of the fol-
lowing:
Reverse frontage
Retention/detention areas
Parks
Commi.'Toial areas
Industrial areas
Bike paths
(c) Lighling, R-1 Occupancy. Light-
ing of Muififamily or Apaslment com-
plexes shall at a minimum be illuminated
as follows:
(1) A site plan shall be provided
showing buildings, parking areas,
walkways, detailed landscaping and a
point by point photometric calculation of
the required light levels.
(2) Ail exterior enlxunees shall be
ilh,minated with a uniformly .maintained
minimum level of one foot candies of
hght between ground level and 6 vertical
feet within a minimum radius of 15 feet
from the center of the entxance between
sunset and sumise.
(3) Postal Service "gang boxes"
(group postal boxes) shall be illuminated
with a nniformly maintained minimllm
level of one foot candle of light.
(4) Lighting of all exterior areas shall
be designed to maximize surveillance and
reduce conflicts with building design,
mature landscaping, and to minimize
glare.
(5) Open stainvays shall be illuminat-
ed with a minimum maintained five-
tenths (0.5) foot-candle of light in all
landings and stair treads during the hours
of darkness. Enclosed staixways and
enclosed common corridors shall be
illuminated at all times with a minimum
/nsintained one-foot candle of light on all
landings and stair treads.
(6) Private streets, alleys, and emer-
gency access roads shall be illuminated
using the same standards as established
for public thoroughfares.
(7) Aisles, passageways, pedestrian
waikways and recessed areas related to
and within a building, a building com-
plex, or providing ac~ss to a building or
building complex from a parking lot or
right of way shall be ill,mainated with a
minimulla uniformly maintained mini-
mum level of one foot candie of light
between ground level and six vertical
feet between sunset and sumise or oth~
approved methods approved by the
Building Official.
(8) Open parking lots, carports and
refuse areas shall be ilh,minated to a
medium level as specified in the
Lighting Handbook, 1987 application
volume, which is a minimum level of 1.0
foot-candle of light at ground level be-
tween sunset and sumSse.
All light sources required by this
section shall be: (a) controlled by a pho-
7.32.220
tocell device or a time clock that will
turn the lights on at dusk and off at dawn
and Co) protected by weather and vandal
resistant covers.
(d) Garage TyI~ (Vehicle) Doors.
Garage-type doors, which are eithe~
roiling overhead, solid overhead, swing-
ing, sliding, or accordion style doors
shall conform to the following standards;
(1) Wood doors shall have panels a
minimum of five-sixteenths (5/16) inch
in thickness with the lo~king hardware
being attached to the support framing.
(2) Aluminum doors shall be a mini-
mum thickness of .0215 inches and rivet-
ed together a minim~lm of 18 inches on
center along the outside seam~. There
shall be a full width horizontal beam
attached to the main door structure which
shall meet the pilot, or pedestrian access,
door framing within 3 inches of the
strike area of the pilot or pedes~an
access door.
(3) Fiberglass doors shall have panels
a minimum density of 6 ounces per
square foot from the bottom of the door
to a height of 7 feet. Panels above 7 feet
and panels in residential structures shall
have a density not less than 5 ounces per
square foot.
(4) Doors utilizing a cylinder lock
shall have a lock receiving point at each
outer edge of the door, or, if the door
does not exceed 19 feet, a single bolt
may be used if placed in the center of
the door with the locking point located
eithex at the floor or door frame header.
(5) Doors with slide bolt assemblies
shall have frames a minimum of .120
inches of thickness, with a minimum bolt
diameter of one half (1/2) inch and pro-
made at least one and one half (1 1/2)
inches into the receiving guide. A bolt
diameter of three-eighths (3/8) inch may
be used in a residential building. The
slide bolt shall be attached to the door
with non-removable bolts from the out-
side. Rivets shall not be used to attach
slide bolt assemblies.
(e) Emergency Access
(I) Private roads and parking m~as or
structures controlled by unmanned me-
chanical parking type gates shall provide
for police emargeney access as follows:
(A) An approved Knoxbox or Knox
type key switch is to he mounted on a
control pedestal consisting of a metal
post/pipe shall be installed at a height of
42 inches and a minimum of 15 feet (4.6
m) from the entry/exit gain. It shall be
located on the driver's side of the mad or
driveway and accessible in such a man-
ncr as to not require a person to exit
their vehicle to reach it, nor to require
any back-up movements in order to en-
ter/exit the gate.
(2) All lockable pedestrian gates to
residential recreation areas serving 6 or
more dwelling units, and gates or doors
to common walkways or hallways of
residential complexes where there are 4
or more dwelling units within the com-
plex, shall provide for police emergency
access utilizing an approved key switch
(z~ n-~) 384
7.32.220
device or approved Knoxbox winch shall
be installed as follows:
(a) Pedestrian gates/doors using an
electromagnetic type lock shall install a
key switch within a telephone/intercom
console or in a control housing.
(b) Pedestrian gate doors utilizing
mechanical locks shall install a Knoxbox
adjacent to each gate/door, securely at-
taeinng it to a fence or wall.
(f) Keying requirements
Upon occupancy by the owner or
proprietor, each single unit in a tract or
commercial development, constructed
under the same general plan, shall have
locks using comb'mafions that are inter-
change free from locks used in all other
separate dwellings, proprietorsinps, or
similar distinct occupancies.
(g) Lannflry rooms or areas:
Common area laundry rooms in garden
style multiple-family complexes shall be
designed and protected as follows:
(I) Entry doors shall have:
a. A minimum SiX hundred (600)
square inch clear vision panel in the
upper half of the door, consisting of 1/4#
tempered glass.
b. Automatic, hydraulic door clo-
c. Self-locking door locks equipped
with a dead4ocking latch allowing exit-
lng by a single motion and openable
from the inside without the use of a key
or any special knowledge or effort.
d. Non-removable hinge pins for out-
swinging doors to preclude removal of
the door from the exterior by removing
the hinge pins.
e. A latch protector consisting of
minimum 0.125-inch-thick steel attanhed
to the door's exterior by non-removable
bolts from the exterior. It shall be two
(2) inches wide and extend a minimum
of five inches above and below the strike
opening and extend a minimum of one
(1) inch beyond the edge of the door. It
shall have a metal anti-spread pin a mini-
mum of one-half (1/2) inch in length.
(2) The laundry room shall be illumi-
nated at all times with a minimum
maintained one-foot candle of light at
floor level, using a non-interruptible
power source. There shall be no light
switches inside the room that control
light fixtmes used to meet this lighting
requirement~
(3) Any portion of aa openable
window which is within eight (8) feet
vertically or six (6) feet horizontally
from any accessible surface or any ad-
joining roof, balcony, landing, stair tread,
platform, or similar surface, or any
climbable pole or tren, or any surface
providing a foothold, shall be secuzed as
required by section 1018 Uniform Build-
ing Security Code.
(4) The interior of laundry rooms
shall be visible from the ex~'ior along
common walking or driving surfaces.
385 a~bU~
7.32.220
Perimeter windows and interior mirrors
may be utili~,ed to meet this requirement.
Laundry rooms are to be located in high
activity areas with natural surveillance
opportunities and not in remote or isolat~
ed locations.
(la) Other requh'ements
(1) Storage Areas. Any exterior stor-
age area attached to a dwelling, apart-
ment or condominium and enclosed by a
door shall comply with this section or
have a minimum 3/8# diameter hardened
padlock hasp.
(2) Side Gates. Side gates shall be
secured with a slide bok mounted on the
inside of the gate. The slide bolt shall
have a bolt diameter of three-eighths
(3/8) inch and protrude at least one and
one-half (1 1/2) inches into the receiving
guide. The slide bolt shall be attached to
the gate with non-removable bolts. Rivets
shall not be used to attach slide bolt
assemblies. The slide bolt shall be
mounted at a height that is not accessible
by reaching over the gate.
(i) Elevators
Elevators shall be designed as fol-
lows:
Elevator cabs, the interiors of which
are not completely visible when the door
is open from a point centered on the 36
inches away form the door shall have
shatmr resistant mirrors or other equally
reflective material so placed as to make
visible the entire elevator cab from this
point. The elevator cab shall be illumi-
nat~l at all times with a minimum main-
rained 2 foot candles of light at floor
level.
(j) Stairways
Except for private stairways, Stair-
ways shall be designed as follows:
(a) Interior doors shall have glazing
panels a minimum of 5 inches wide and
20 inebes in height and meet require-
merits of the Uniform Building Code.
(b) Areas beneath stairways at or
below ground level shall be fully en-
closed or access to them restricted.
(c) Enclosed stairways shall have
shatter resistant mirrors or other equally
reflective material at each level and
landing and be designed or placed in
such manner as to provide visibility
around corners.
(Ord. 15-99(A) § 2 (pan))
386