HomeMy WebLinkAboutPC Reso 09-16 Appv SDR Arroyo Vista Project PA07-028RESOLUTION NO. 09 -16
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR THE AF:ROYO VISTA PROJECT WITH
378 RESIDENTIAL DWELLINGS, COMMUNITY BUILDING AND DAYCARE
LOCATED AT 6700 DOUGHERTY ROAD
(APN 941-0007-001-07)
PA 07-028
WHEREAS, the Applicants, Eden Housing and Citation Homes Central, have requested approval
of a Site Development Review for the construction of a residential development with up to 378 dwelling
units, a community building and a daycare facility, located at 6700 Dougherty Road, referred to as Arroyo
Vista; and
WHEREAS, the Project consists of a total of 378 dwelling units which will include 50 rental
apartments for seniors, 130 rental apartments for families, 141 attached for-sale dwelling units and
57detached for-sale dwelling units, community building, daycare building with playground, parking lot,
landscaping and related site improvements; and
WHEREAS, the Applicants have submitted a complete appl [cation for Site Development Review
for the construction of the Arroyo Vista project; and
WHEREAS, the Applicants have submitted project plans for the requested entitlement prepared
by BAR Architects, Danielian Associates, Keller Mitchell and Co. Landscape Architects, and CBG Inc.
received by the Planning Division on April 10, 2009; 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, Staff has recommended that
the Planning Commission recommend that the City Council adopt the Arroyo Vista Environmental Impact
Report (SCH 2007122066); and
WHEREAS, a Staff Report was submitted to the Planning Commission on April 28, 2009
recommending approval of said application; and
WHEREAS, the Planning Commission did hold a public healing on said application; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby make the following findings and determinations regarding the proposed Site Development
Review:
A. The proposed Arroyo Vista Project is consistent with the purposes of Chapter 8.104, Site
Development Review, of the Zoning Ordinance, with the General Plan and with any applicable
Specific Plans and design guidelines because: 1) the project will result in the demolition of the
existing residential development and the construction of a n.-w, modern residential development;
2) the project will include a mixture of affordable and market-rate housing consistent with Policy
2.1.1.A of the General Plan; 3) the site will include apartments, attached houses and detached
houses which is consistent with Policy 2.1.2.C of the General Plan; 4) as amended by the City
Council, the Project is consistent with the General Plan larLd use designation of Medium/High-
Density Residential which allows attached and detached housing and Public/Semi-Public which
allows daycare; 5) the Arroyo Vista project will meet the City's need for affordable housing by
replacing the existing affordable housing units on the site and increasing the total number of
affordable housing units; 6) the site has been well designed to provide an attractive environment
for the residents of the development; 7) the redevelopment of this site will enhance existing views
of the site; and 8) the site will include a daycare facility which will have a land use designation of
Public/Semi-Public which will further the City's goal to provide semi-public services to residents
of the City.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the Eden
portion of the site including the daycare and community building will provide 299 off-street
parking spaces (for the rental apartments, community building and daycare) which is adequate to
serve the development based on the Zoning Ordinance requirements and due to the fact that the
site is located in close proximity to services and a bus stop will be located within the development;
2) the attached and detached houses will provide 2 covered spaces in a garage per unit; 3) the site
will be adequately landscaped; and 4) the architecture of the project is well designed and is
compatible with the surrounding neighborhood.
C. The design of the Project is appropriate to the City, the vicinity, surrounding properties and the
lot in which the Project is proposed because: 1) the Project will be required to comply with all
mitigation measures in the Environmental Assessment and in the Environmental Impact Report; 2)
the project will be well designed and will complement the surrounding residential developments;
and 3) the affordable and market-rate dwellings will be mixed on the site.
D. The subject site is physically suitable for the type and intensity of the approved development
because: 1) as amended, the site will have a General Plan land use designation of Medium/High-
Density Residential which allows 14.1 to 25.0 dwelling units per acre and the project will have
15.9 units per acre; 2) the site will include a daycare facility which will have a General Plan land
use designation of Public/Semi-Public and a Floor Area Ratio of 0.23 which is consistent with the
General Plan maximum Floor Area Ratio of 0.50; 3) the site is an existing developed site and the
redevelopment of the site with a residential development is compatible with the existing use; 4) the
site is surrounded by existing residential developments; anJ 5) the affordable and market-rate
homes will be located throughout the site and therefore will not segregate income categories.
E. Impacts to existing slopes and topographic features are addressed because: the Project site is
relatively flat.
F. Architectural considerations including the character, scale and quality of the design, site layout,
the architectural relationship with the Site and other buii'dings, screening of unsightly uses,
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lighting, building materials and colors and similar elements -esult in a project that is harmonious
with its surroundings and compatible with other development in the vicinity because: 1) the
Project has been well designed to complement the surrounding neighborhood; 2) the scale of the
buildings have been designed to be similar to the surrounding buildings; 3) the Eden and Citation
portions of the project have been designed to complement the design of each of the distinctive
housing types; 4) the project will feature four different apartment building designs and each design
will be distributed throughout the site to promote interest and reduce monotony in design; 5) the
apartment buildings are well designed and include a mixture of materials including horizontal
siding, board and batten siding, wood accents and metal sun shades; 6) the apartment homes have
varying roof heights and articulated forms to break up the massing of the buildings and promote
architectural interest; 7) the senior apartments have been desi,ped to be compatible with the "farm
house" architectural theme of the Eden apartments for continuity in architectural design on the
site; 8) the senior apartments will include a variety of materials including board and batten siding,
wood siding, wood accents, wood trellis and louvered metal sun shades; 9) the massing of the
senior apartments has been broken up by varying roof heights and forms, projections from the face
of the wall and articulated forms; 10) the community building and daycare building have been
designed to replicate the "farm house" design theme, are well designed, include high quality
materials and provide an attractive addition to the site; 11) there will be three different
architectural designs of the detached housing units (Craftsman, Contemporary American West and
Cape Cod) and each design will have three different elevations which will be distributed
throughout the site to promote interest and reduce monotony in architectural design; 12) the
detached housing units have been attractively designed and Exe compatible with the design of the
apartment buildings; 14) the detached houses will have a variety of materials including shingle
siding, horizontal siding, stucco siding, stone accents and wood accents to provide a variety of
materials throughout the project; 15) there will be two architectural designs (Craftsman and
Contemporary American West) for the attached housing project and the design of these buildings
will vary based on the number of attached units in each building which will vary throughout the
site; 16) the attached houses are well designed and include a variety of materials which are
compatible with the remainder of the site; 17) the massing of the attached houses is broken up by
varying roof heights, projections, articulated forms and architectural accents; 18) all of the
buildings and houses have been designed with high quality materials and are designed to
complement the design of each of the product types in order to create an attractive development
which provides unique housing designs that are harmonious with one another; and 19) as
conditioned, all unsightly uses including conduits, fire sprinklers and trash bins will be screened
from view.
G. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, and similar elements have been incorporated into the project to ensure visual relief,
adequate screening and an attractive environment for the public because: 1) new landscaping will
be installed along the Project's Dougherty Road frontage which will comply with the City's
Streetscape Master Plan; 2) the existing sound wall on Dougherty Road will be refaced so that it
will have a more modern and attractive appearance; 3) shrubs and other plant materials will be
planted along Dougherty Road and at the project entrances to provide an entry feature into the site;
4) the site will have a wide variety of trees, shrubs and groundcover to promote an attractive
landscape environment; 5) the site will include opportunities for public art; 6) landscaped play
areas will be distributed throughout the site; 7) the project wil l retain the existing stand of redwood
trees located near the loop road; 8) one heritage tree on the site will be removed which is allowed
pursuant to the City's Heritage Tree Ordinance. As required by mitigation measures in the
Environmental Impact Report, this tree will be replaced with three 36" box redwood trees on the
site; 9) new plant materials including trees, shrubs and groundcover will be planted adjacent to the
existing trail to provide an attractive environment for pecestrians; and 10) the site has been
designed to provide attractive landscaping, hardscape and recreation areas to ensure a successful
and visually pleasing site for the residents of Arroyo Vista.
H. The Site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and
automobiles because: 1) the site has been designed to ensure; adequate circulation throughout the
site; 2) bicycle racks will be installed throughout the Eden po:-tion of the site and at the community
building to encourage the use of bicycles; 3) sidewalks will be installed throughout the site with
connections to the sidewalk on Dougherty Road; 4) adequate pedestrian access to the bus stop will
be provided; and 5) the new traffic signal on Dougherty Road will ensure that motorists are able to
safely enter and exit the site.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, Site Development Review, for the Arroyo Vista Project located at 6700 Dougherty Road, as
generally depicted in the written statement and project plans prepared by BAR Architects, Danielian
Associates, Keller Mitchell and Co. Landscape Architects and CBG Inc. received by the Planning
Division on April 28, 2009 labeled as Exhibit A to this Resolution, stamped approved, and on file with the
Community Development Department, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police, [PW] Public Works,
[ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, [F] Alameda
County Fire Department, [DSR] Dublin San Ramon Services District.. [LDD], Livermore Dublin Disposal,
[CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control
and Water Conservation District, Zone 7, [LAVTA], Livermore Amador Valley Transit Authority, [CHS],
California Department of Health Services.
F__ ?ONDITION TEXT RESPON.
AGENCY WHEN REQ'D
Prior to. SOURCE
GENERAL - SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review approval PL Chi-going Planning
for the Arroyo Vista development, PA 07-057
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 BAR Architects and
Danielian Associates received April 10, 2009, on file
in the Community Development Department, and other
plans, text, and diagrams relating to this Site
Development Review, unless modified b the
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Conditions of Approval contained herein.
2. Permit Expiration. Construction of the Arroyo Vista PL On-going DDA
Development shall begin in accordance with the
Disposition and Development Agreement for the
Redevelopment of Arroyo Vista.
3. Permit Validity. This Site Development Review PL On-going DMC
approval shall be valid for the remaining life of the 8.96.020.F
approved structure so long as the operators of the
subject property comply with the project's conditions
of approval.
4. Revocation of Permit. The Site Development Review PL On-going DMC
approval shall be revocable for cause in accordance 8.96.020.1
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.
5. Requirements and Standard Conditions. The Varicus Building Permit Standard
Applicants/Developers shall comply with applicable Issuance
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.
6. Required Permits. Developer shall obtain all permits Various Building Permit Standard
required by other agencies including, but not limited to Issuance
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.
7. Fees. Applicants/Developers shall pay all applicable Various Building Permit Various
fees in effect at the time of building permit issuance, Issuance
including, but not limited to, Planning fees, Building
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees,
Fire Facilities Impact fees, Alameda Count Flood and
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Water Conservation District (Zone 7) Drainage and
Water Connection fees; or any other fee that may be
adopted and applicable.
8. Clarifications and Changes to the Conditions. In the PL, PW Approval of Various
event that there needs to be clarification to these Improvement
Conditions of Approval, the Directors of Community Plans
Development and Public Works have the authority to
clarify the intent of these Conditions of Approval to
the Applicants/Developers by a written document
signed by the Directors of Community Development
and Public Works and placed in the project file. The
Directors also have the authority to make minor
modifications to these conditions without going to a
public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
impacts of this project.
9. Indemnification. The Developer shall defend, ADD4 On-going Administrati
indemnify, and hold harmless the City of Dublin and on/City
its agents, officers, and employees from any claim, Attorney
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 related to this project
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 in the
defense of such actions or proceedings.
10. Conditions of Approval. A copy of the Conditions of B,P`V Submittal of Public
Approval which has been annotated how each Improvement Works
condition is satisfied shall be included with the Plans and
submittals to the Public Works Department for the Building Permit
review of the Final Map and improvements plans and Plans
to the Building Division with the Building Permit
plans. The notations shall clearly indicate how all
Conditions of Approval will be complied with, and
where they are located on the plans. Submittals will
not be accepted without the annotated conditions.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
11. Clean-up. The Applicants/Developers shall be PL On-going Planning
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 PL On-going DMC
Development Review approval may be considered by 8.104.100
the Community Development Director if the
modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
13. Controlling Activities. The Applicants/Developers PL On-going Planning
shall control all activities on the project site so as not
to create a nuisance to the existing or surrounding
residences.
14. Soft Building Materials. Soft Foam or efis type PL Building Permit Planning
material may not be installed within 6 feet from the Issuance/
earth or paved areas. On-going
15. Graffiti. The Applicants/Developers and/or future PO, F-W On-going Various
owners shall keep the site clear of graffiti vandalism on
a regular and continuous basis. Graffiti resistant paint
for the structures and film for windows or glass shall
be used whenever possible.
16. Accessory/Temporary Structures. The use of any PL On-going DMC
accessory or temporary structures, such as storage 8.108
sheds or trailer/ container units used for storage or for
any other purposes, shall be subject to review and
approval b the Community Development Director.
17. Trash and Waste Accumulation. The Applicants or PL On-going Planning
any future owner(s) shall provide and conduct regular
maintenance of the site several times a week, in order
to eliminate and control the accumulation of trash,
excess waste materials and debris.
PROJ ECT SPECIFIC
18. Mitigation Monitoring Program. The Applicants/ PL On-going EIR
Developers shall comply with the Arroyo Vista EIR And
and the Arroyo Vista Environmental Assessment EA
including all mitigation measures, action programs,
and implementation measures on file with the
Community Development Department.
19. Daycare Parking. Signage shall be installed in front PL Occupancy Planning
of the daycare parking spaces which state that the
parking spaces are to be used by patrons of the daycare
during business hours.
20. Equipment Screening. All electrical and/or PL Building Permit Planning
mechanical equipment and fire risers shall be screened Issuance
from public view. The Building Permit plans shall
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGE1NVY Prior to
show the location of all equipment and screening for Through
review and approval by the Director of Community Completion/ On-
Development. Units shall be permanently installed on going
concrete pads or other non-moveable materials as
approved by the Building Official and Community
Development Director. Air conditioning units shall be
located such that each dwelling unit has one side yard
with an unobstructed width of not less than 36 inches.
21. Fire Sprinklers. All fire sprinkler risers shall be PL Building Permit Planning
completely screened from view. Issuance
22. Colors. The exterior paint colors of the buildings are PL Occupancy Planning
subject to City review and approval. The Applicants
shall paint a portion of the building the proposed
colors for review and approval by the Director of
Community Development prior to painting the
buildings.
23. Roof Materials. All composition roof materials shall PL Building Permit Planning
have a thickness that is equal to the thickness of typical Issuance
50 year composition roof materials.
LAND SCAPING
24. Final Landscape and Irrigation Plans. Final PL, P W Building Permit DMC
Landscape and Irrigation Plans, prepared and stamped Issuance 8.72.030
by a State licensed landscape architect or registered
engineer, shall be submitted for review and approval
by the City Engineer and the Community Development
Director. Plans shall be generally consistent with the
landscape plans prepared by Keller Mitchell and Co.
and received by the Planning Division on April 10,
2009, except as modified by the Conditions listed
below and as required by the Community Development
Director. These plans shall be coordinated with on/off
site civil, streetlights and utility plans. The final plans
shall be signed by the Community Development
Director and City Engineer.
25. Plant Species. Plant species shall be selected PL Building Permit Planning
according to use, sun/shade location and space Issuance
available. The landscape plan should include plant
species that are not salt sensitive. Street trees shall be
high branching and produce minimal litter.
26. Slopes. The landscape plan shall address slopes within PL Building Permit Planning
the property, including erosion, maintenance and Issuance
irrigation issues. All slopes shall have a one-foot level
area at top and bottom of the slope for maintenance.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior tot'
27. Landscaping at Street/Drive Aisle Intersections. PW,':'L Building Permit Planning
Landscaping shall not obstruct the sight distance of Issuance
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 ca abilities of the area.
28. Lighting. The Applicants/Developers shall prepare a PL, PW, PO Building Permit Planning
photometric plan to the satisfaction of the City Issuance
Engineer, Director of Community Development, the
City's Consulting Landscape Architect and Dublin
Police Services. Exterior lighting shall be provided
within the parking lot and on the building, and shall be
of a design and placement so as not to cause glare onto
adjoining properties, businesses or to vehicular traffic.
Lighting used after daylight hours shall be adequate to
provide for security needs. The plan shall show
measurements for connecting paths, sidewalks and
outdoor parking area.
29. Street Lights and Trees. Maintain approximately 15' PL, F'O Building Permit Planning
clearance between streetlights and street trees. Where Issuance
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.
30. Standard Plant Material, Irrigation and PL Building Permit DMC
Maintenance Agreement. The Issuance 8.72.050.13
Applicants/Developers shall complete and submit to
the Dublin Planning Department the Standard Plant
Material, Irrigation and Maintenance Agreement.
31. Landscaping. Applicants/Developers shall construct PL, P W Building Permit Planning/
all landscaping within the site and along the project Issuance Public
frontage. The on site landscaping shall be to the Works
satisfaction of the Director of Community
Development. The street trees on the frontage
landscaping shall be a minimum 24" box, their exact
tree locations and varieties shall approved by the
Community Development Director and the City
Engineer.
32. Plant Standards. All trees shall be 24" box PL Occupancy Planning
minimum, with at least 30% at 36" box or greater; all
shrubs shall be 5 gallon minimum.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
33. Maintenance of Landscaping. All landscaping PL On-going City of
materials shall be maintained in accordance with the Dublin
"City of Dublin Standards Plant Material, Irrigation Standards
System and Maintenance Agreement" by the Plant
Developer after City-approved installation. This Material,
maintenance shall include weeding, the application of Irrigation
pre-emergent chemical applications, and the System and
replacement of materials that die. Any proposed Maintenance
modifications to the landscaping on the site, including Agreement
the removal or replacement of trees or shrubs, shall
require prior review and written approval from the
Community Development Director.
34. Backflow Prevention Devices. The Landscape Plan PL, PVJ, F Building Permit Planning
shall show the location of all backflow prevention Issuance
devises. The location and screening of the backflow
prevention devices shall be reviewed and approved by
City staff.
35. Root Barriers and Tree Staking. The landscape plans PL, P W Building Permit Planning
shall provide details showing root barriers and tree Issuance
staking will be installed which meet current City
specifications.
36. Water Efficient Landscaping Ordinance. The PL, P W Building Permit DMC 8.88
Applicants/Developers shall submit written Issuance
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.
37. Shrubs. All shrubs shall be continuously maintained PL On-going Planning
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 satisfaction of the Community Development
Director.
38. Trees. The property owner shall continually maintain PL On-going Planning
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 substantial growth to
the satisfaction of the Community Development
Director. If the trees have not shown substantial
growth, the property owner shall replace the trees to
the satisfaction of the -Community Development
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
Director.
39. Landscape/Parking Curbs. All landscape areas along PW, PL Approval of Planning
the side of a parking stall shall have a 12-inch wide Improvement
concrete curb (Zoning Ordinance 8.76.070 A 19). All Plans
other landscaped areas shall be bordered by a concrete
curb that is at least 6-inches high and 6-inches wide.
All landscape planters within the parking area shall
maintain 5-foot radius, or be 2-feet shorter than
adjacent parking spaces to facilitate vehicular
maneuvering.
BUIL DING - GENERAL _
40. Building Codes and Ordinances. All project B Through Building
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit.
41. Universal Design. All single-family, duplex and B Issuance of Building
triplex units shall meet or exceed the City's Universal Building Permits
Design Ordinance for accessibility
42. Retaining Walls. All retaining walls over 30 inches in PL Through Building
height and in a walkway shall be provided with Completion
guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain
permits and inspections from the Building Division.
43. Phased Occupancy Plan. If occupancy is requested to B Prior to Building
occur in phases, then all physical improvements within Occupancy of any
each phase shall be required to be completed prior to Affected Building
occupancy of any buildings within that phase except
for items specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items, approved
by the Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public
Works for review and approval 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 from remaining additional
construction activity. Subject to approval of the
Director of Community Development, the completion
of landscaping may be deferred due to inclement
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
weather with the posting of a bond for the value of the
deferred landscaping and associated improvements.
44. Building Permits. To apply for building permits, B Issuance of Building
Applicants/Developers shall submit eight (8) sets of Building Permits
construction plans to the Building Division for plan
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how the applicants have
or will comply with the Conditions of Approval.
Construction plans will not be accepted without the
annotated resolutions attached to each set of plans.
The submittal shall include a minimum of three (3)
sets of required reports, such as but not limited to:
structural calculations, soils report, letter from the soils
engineer that the foundation plans meet or exceed the
soils report recommendation and Title 24 Energy
Reports. Applicants/Developers will be responsible for
obtaining the approvals of all participation non-City
agencies prior to the issuance of building permits.
45. Construction Drawings. Construction plans shall be B Issuance of Building
fully dimensioned (including building elevations) Building Permits
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.
46. Plumbing Fixture Count. The plumbing fixture count B Issuance of Building
shall meet the requirements of the California Plumbing Building Permits
Code.
47. Addressing. Provide proposal for display of addresses. B Occupancy Building
Address will be required on front of building and rear
for dwellings for the single family cluster homes.
Town homes will require that address ranges be posted
on street side of building.
48. Addressing of Non-Residential Buildings. Address B Occupancy Building
will be required on all doors leading to the exterior of
the building. Addresses shall be illuminated and be
able to be seen from the street, 5 inches in height
minimum.
49. Addressing. B At Various Times Building
i. Provide a site plan with the City of Dublin's
address grid overlaid on the plans (I to 30
scale). Highlight all exterior door openings on
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior for
plans (front, rear, garage, etc.) (Prior to release
of addresses).
i. Provide plan for display of addresses. The
Building Official and Director of Community
Development shall approve plan prior to
issuance of the first. building permit (prior to
permitting)
i. Addresses will be required on the front of the
dwellings. Addresses are also required near the
garage door opening if the opening is not on the
same side of the dwelling as the front door (prior
to permitting).
Town homes/Condos are required to have
address ranges posted on street side of the
buildings (occupancy of any unit).
Address signage shall be provided as per the
Dublin Residential Security Code (occupancy of
any unit).
i. Provide a site plan with the approved addresses
in a 1 to 400 scale prior to approval or release of
the project addresses (prior to permitting).
i. 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).
i. An approved apartment unit-numbering plan
shall be incorporated into the construction
drawings (prior to permit issuance).
50. Engineer Observation. The Engineer of record shall B Prior to Frame Building
be retained to provide observation services for all Inspection
components of the lateral and vertical design of the
building, including nailing, hold-downs, straps, shear,
roof diaphragm and structural frame of building. A
written report shall be submitted to the City Inspector
prior to scheduling the final frame inspection.
51. Foundation. The Geotechnical Engineer for the soils B Permit Issuance Building
report shall review and approve the foundation design.
A letter shall be submitted to the Building Division on
the approval.
52. Green Building Guidelines. To the extent practical, B Through Building
the applicants shall incorporate Green Building Completion
Measures. Green Building plan shall be submitted to
the Building Official for review. All dwellings shall
follow the Building It Green program with the goal of
obtaining 50 points.
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
53. Cool Roofs. Flat roof areas shall have their roofing B Through Building
material coated with light colored gravel or painted Completion
with light colored or reflective material designed for
Cool Roofs.
54. Electronic File. The applicants/developers shall B Issuance of Building
submit all building drawings and specifications for this Building Permits
project in an electronic format to the satisfaction of the And Final
Building Official prior to the issuance of building Inspection
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.
55. Construction Trailer. Due to size and nature of the B Through Building
development, the applicants/developers in conjunction Completion
with the applicants/developers of the adjacent project
on Site B, shall provide a construction trailer will all
hook ups for use by City Inspection personnel during
the time of construction as determined necessary by the
Building Official. In the event that the City has their
own construction trailer, the applicants/developers
shall provide a site with appropriate hook ups in close
proximity to the project site to accommodate this
trailer. The applicants/developers shall cause the
trailer to be moved from its current location at the time
necessary as determined by the Building Official at the
applicants'/developers' expense
FIRE - GENERAL CONDITIONS
56. Building and Fire Codes. The project shall comply F Issuance of Fire
with the applicable Building and Fire Codes. Site and Building Permits
Building plans shall be provided for review and
approval b the Fire Department.
57. Detached Housing Fire Sprinklers. Three story F Issuance of DMC
detached housing shall have residential fire sprinklers :Building Permits 903.2.10.3
based on 2002 NFPA 13D.
58. Attached Housing Fire Sprinklers. All attached F Issuance of DMC
residential units shall install fire sprinklers to 2002 Building Permits 903.2.7
NFPA 13 R or NFPA 13 based on Building Code
requirements.
POLI CE - PROJECT SPECIFIC
59. Security Requirements. The Applicants/Developers PO Issuance of DMC
shall comply with all applicable City of Dublin Building Permits 7.32.300 and
Residential and Non-Residential Security 7.32.310
requirements, which incorporates the 1997 Uniform On-going
Building Code sections related to security.
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
60. Addressing. Addressing and building numbers shall PC, Occupancy Police
be visible from the approaches to the building.
PUBLIC WORKS - STANDARD CONDITIONS
61. Standard Public Works Conditions of Approval. PIA, Approval of Public
Applicants/Developers shall comply with all applicable Improvement Works
City of Dublin Public Works Standard Conditions of Plans
Approval. In the event of a conflict between the Public
Works Standard Conditions of Approval and these
Conditions, these Conditions shall prevail.
62. Conditions of Approval. A copy of the Conditions of PAI Submittal of Public
Approval which has been annotated how each Improvement Works
condition is satisfied shall be included with the Plans
submittals to the Public Works Department for the
review of the Final Map and improvements plans. The
notations shall clearly indicate how all Conditions of
Approval will be complied with, and where they are
located on the plans. Submittals will not be accepted
without the annotated conditions.
63. Improvements within Existing Easements. The PA Approval of Public
Applicants/Developers shall obtain written permission Improvement Works
from the beneficiaries of all existing easements Plans
encumbering the site before constructing
improvements within the easement areas if the
proposed improvements are inconsistent with purpose
for which the easement was created. Said permission
shall be forwarded to the City as evidence of the
Applicants'/Developers' right to construct said
improvements. The Applicants/Developers shall not
construct buildings, walls or any other permanent
structure over these existing or proposed easements
without written permission from the beneficiaries.
64. Survey Control. Survey monuments shall be set in PW Acceptance of Public
finished public/private streets and at designated Improvements by Works
property corners or other control points in accordance City Council
with the final maps recorded for this project, and as
required by the City Engineer. Said street monuments
shall be set within a tolerance of twenty (20) seconds
for any angle and 1 in 10,000 feet for distances
between monuments as required by Municipal Code
§9.20.040. Pursuant to Subdivision Map Act §66497,
the surveyor of record shall, within five days after the
final setting of all monuments, give written notice to
the City Engineer that the final monuments have been
set. The A licants/Develo ers shall then resent
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
_
evidence to the City Engineer of the payment and
receipt of payment by the surveyor of record for the
monument setting.
65. Improvement Agreement and Security. Pursuant to PVC' Approval of Final Public
§7.16.620 of the Municipal Code and Subdivision Map Map/ Works
Act §66499, the Applicants/Developers may be Improvement
required to enter into an Improvement Agreement with Plans
the City concurrent with final Final Subdivision Map
7943 approval to guarantee the required improvements.
Improvement Security must be posted to guarantee the
faithful performance of the required improvements and
the payment for labor and materials. Such Security
shall be in the form of cash, a certified or cashier's
check, a letter of credit, or surety bonds executed by
the Applicants/Developers and by a corporate surety
authorized to do business in California. The amount of
the Security guaranteeing faithful performance shall be
100% of the estimated cost of the work per the new
street configuration. The amount of the Security
guaranteeing the payment for labor and materials shall
be 100% of the estimated cost of the work per the new
street configuration. The Applicants/Developers shall
provide an estimate of these costs for approval by the
City Engineer with the first submittal of the final map
and improvement plans for checking.
66. Release of Security. When all improvements governed PW Acceptance of Public
by the Improvement Agreement are complete to the Improvements by Works
satisfaction of the City Engineer, the City Council will City Council
consider accepting the improvements and releasing the
Security. Prior to the Council's acceptance, the
Applicants/Developers shall furnish the following to
the City:
1. A Maintenance Bond or other replacement
security in an amount equal to 25% of the
estimated cost of the work to guarantee against
defects for a one-year period.
2. As-Built or Record Drawings printed on the
original approved mylar of all Improvement
Plans (civil, landscape, joint trench, street lights,
traffic signals) and maps associated with the
project.
3. Digital computer files of the plans in a format
compatible with the City's GIS system.
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CONDITION TEXT RESPON.
AGENCY WHEN REQ'D
Prior to: SOURCE
4. A recorded copy of the Covenants, Conditions,
and Restrictions that govern the project.
5. A Declaration or Report by the project
Geotechnical Engineer confirming that all
geotechnical and grading work associated with
the project has been performed in accordance
with the Engineer's recommendations.
6. Payment of any outstanding City fees or other
debts.
7. Evidence to the City Engineer of the payment
and receipt of payment by the surveyor of record
for the monument setting.
8. Any other information deemed necessary by the
City Engineer.
67. Improvement and Grading Plans. All improvement PW Issuance of Public
and grading plans submitted to the Public Works Grading/ Works
Department for review/approval shall be prepared in Sitework Permit
accordance with the approved Vesting Tentative Map,
these Conditions of Approval, and the City of Dublin
Municipal Code including Chapter 7.16 (Grading
Ordinance). All printing and lettering shall be 1/8"
minimum height and such shape and weight as to be
readily legible on prints and microfilm reproductions.
When submitting plans for review/approval, the
Applicants/Developers shall also fill-out and submit a
City of Dublin Improvement Plan Review Checklist
(three 8-1/2" x 11" pages). Said checklist includes
necessary design criteria and other pertinent
information to assure that plans are submitted in
accordance with established City standards. The plans
shall also reference the current City of Dublin Standard
Plans (booklet), and shall include applicable City of
Dublin Improvement Plan General Notes (three 8-1/2"
x 11" pages). For on-site improvements, the
Applicants/Developers shall adhere to the City's On-
site Checklist (eight 8-1/2" x 11" pages). All of these
reference documents are available from the Public
Works Department (telephone 925-833-6630 for more
information).
The Grading Plan shall be in conformance with the
recommendations of the Geotechnical Report, the
approved Vesting Tentative Map, and the City design
standards & ordinances. In case of conflict between the
soil engineer's recommendations and City ordinances,
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CONDITION TEXT RESPON.
AGENCY WHEN REQ'D
Prior to: SOURCE
the City Engineer shall determine which shall apply.
A detailed Erosion Control Plan shall be included with
the Grading Plan. The plan shall include detailed
design, location, and maintenance criteria of all erosion
and sedimentation control measures. Detailed
Engineer's Estimate of improvement costs shall be
submitted with the plans.
68. Submittal Requirements. The improvement plans PA, During Plan Public
shall be stand alone plans - all details shall be shown Review Works
on the plans, and references such as "see other plans"
shall be omitted. A complete submittal of improvement
plans to the Public Works Department includes copies
of the following:
0 6 Improvement Plans at 1"=40' engineering
scale (including topographic map, grading,
drainage, erosion/sediment control, horizontal
control, details, utility, joint trench, signing,
striping, photometric, lighting, traffic signal, and
landscape/irrigation plan (prepared by landscape
architect)) prepared under the direction of a
Registered Civil Engineer. All printing and
lettering shall be 1/8" minimum height and
such shape and weight as to be readily legible on
prints and microfilm reproductions.
0 2 Hydrology maps
0 2 Hydraulic and hydrology calculations
justifying the proposed drainage system
(stamped and signed by a Registered Civil
Engineer)
0 2 Preliminary engineer's cost estimate (separate
estimate for DSRSD water and sewer portion)
0 1 Completed improvement plan review on-site
checklist signed by the engineer
0 1 Soils report
0 1 Vesting tentative map
0 1 Parcel or Final Map and closure calculations
0 1 Title Reports with all exceptions and reference
data
0 1 Annotated copies of final Conditions of
Approval
0 1 copy of Notice of Intent (NOI)
0 2 sets of SWPPP plans and report if project site
is 5 acres or more.
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CONDITION TEXT RESPON. WHEN REQ`'D SOURCE
AGENCY. Prior to:
69. Design Changes. During the plan review process the PVC' Approval of Public
City may make additions, changes and deletions to Improvement Works
parking, curbs, radii, islands, pavement, storm drain, Plans
and miscellaneous design dimensions and details as
determined by the Public Works Director/City
Engineer.
70. Plan Consistency. The Applicants/Developers shall PIN, During Plan Public
submit plans that are internally consistent with site, Review and Prior Works
civil, architectural and landscape improvement plans. to Issuance of
Proposed placement of street lights, lighting within the Grading/
interior of the site, on/offsite civil improvements, Sitework Permit
utility improvements, landscaping, specialized
pavement surfaces, transformers, backflow prevention
devices, fire hydrants, walkways, driveways, bicycle
racks, traffic signals, signings, striping, etc. shall be
shown consistently on all sheets and all sets of
submittals, including landscaping and architectural
drawings.
71. Phased Improvement Plans. If phased development PA Issuance of Public
is required, the Applicants/Developers shall submit Grading/ Sitework Works
grading and drainage, erosion control, utility plans, and Permit
improvement plans for each phase of the development
for review and approval by the City Engineer and/or
Public Works Director. Any phasing shall provide for
adequate vehicular and pedestrian access to the parcel
for each phase, and shall substantially conform to the
intent and purpose of the parcel approval. No
individual building shall be occupied until the
adjoining area is finished, safe, accessible, and
provided with all reasonable amenities and separated
from additional construction activities.
72. Grading/Sitework Permit. All improvement work PW Issuance of Public
must be performed per a Grading/Sitework Permit Grading/ Sitework Works
issued by the Public Works Department. Said permit Permit
will be based on the final set of civil plans to be
approved once all of the plan check comments have
been resolved. Please refer to the handout titled
Grading/Site Improvement Permit Application
Instructions and attached application (three 8-1/2" x
11" pages) for more information. The
Applicants/Developers must fill in and return the
applicants information contained on pages 2 and 3. The
current cost of the permit is $10.00 due at the time of
permit issuance, although the Applicants/Developers
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
will be responsible for any adopted increases to the fee
amount.
73. Storm Drainage Analysis. Applicants/Developers PIN, Approval of Public
shall prepare a Storm Drainage Study for the properties Improvement Works
and roads to be developed/constructed with the project. Plans
The Study, including a hydrology map and hydraulic
calculations, shall include an analysis of all existing
and proposed pipes within the watershed. This
property drains to existing outfalls within Alamo
Creek, a Zone 7 facility. The Study must demonstrate
that design flows do not adversely impact existing
hydraulics downstream of the project, or that
downstream impacts will be mitigated with
improvements to Zone 7's channel network. All storm
drain improvements and mitigation measures identified
in the Study and/or specified by the City
Engineer/Public Works Director shall become
requirements of this project. The Study is subject to
review and approval by both the City of Dublin and
Zone 7.
74. Storm Drain Improvements. Prior to issuance of the PW Occupancy Public
first Certificate of Occupancy for any building which is Works
part of the Project, the storm drainage systems off-site
as well as on-site serving the areas to be occupied shall
be improved to the satisfaction and requirements of the
Dublin Public Works Department applying City's and
Zone 7 Water Agencies standards and policies. If not
shown on the Vesting Tentative Map, an inlet or
manhole shall be provided at the right-of-way line to
delineate the boundary between City and private
maintenance of the pipes. The Applicants shall acquire
a storm drain easement and/or obtain a right-of-entry
from Zone 7 for storm drain improvements proposed to
be constructed on their property. The easements and/or
rights-of-entry shall be in writing and copies furnished
to the City Engineer.
75. Water Quality/Best Management Practices. PW Issuance of Public
Pursuant to the Alameda Countywide National Grading/ Sitework Works
Pollution Discharges Elimination Permit (NPDES) No. Permit
CAS0029831 with the California Regional Water
Quality Control Board (RWQCB), the applicants shall
design, construct and operate the site in a manner
consistent with Best Management Practices to
minimize storm water pollution. All trash dum sters
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
and compactors shall have roofs to prevent
contaminants from washing into the storm drain
system and shall be connected to the sanitary sewer
system. All storm drain inlets shall have drain markers
"No Dumping - Drains to Creek" using an approved
marker available from the Alameda Countywide Clean
Water Program.
76. Hydro-modification Management. PVb Issuance of Public
Applicants/Developers shall meet the Hydro- Grading/ Sitework Works
modification Management Standard of Provision Permit
C3.f.ii of the California Regional Water Quality
Control Board (RWQCB) NPDES Municipal Regional
Storm Water Permit. Applicants/Developers shall
provide hydro-modification analysis for review and
approval b the City Engineer.
77. Geotechnical Report and Recommendations. The PW Issuance of Public
Applicants/Developers shall have a registered Grading/ Sitework Works
Geotechnical Engineer perform an investigation and Permit and During
prepare a geotechnical report for the site and shall Construction
incorporate the recommendations into the project
design. The Geotechnical Engineer shall certify that
the project design conforms to the report
recommendations prior to issuance of a
Grading/Sitework Permit or Building Permit. All
report recommendations shall be followed during the
course of grading and construction.
78. Traffic Mitigation Measures and Required PW Occupancy Public
Roadway Improvements. The Applicants/Developers Works
shall construct all necessary on-site and off-site traffic
mitigation/roadway improvements as identified in the
Arroyo Vista Draft Environmental Impact Report.
Modifications to these requirements are subject to the
approval of the Traffic Engineer /City Engineer.
79. Dougherty Road/Public Street B Intersection. PW Occupancy Public
Applicants/Developers shall design and construct a full Works
traffic signal and appurtenant improvements at the
intersection of Dougherty Road and Public Street B.
All traffic poles, street lights and circuitry, street signs,
and other public infrastructure shall be located in the
public right-of-way or within easement areas dedicated
to the public. Complete design plans shall be submitted
concurrently with the improvement plans for review
and approval.
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
80. Dougherty Road/Public Street C Intersection. The PVC' Occupancy Public
intersection of Dougherty Road and Public Street C Works
shall be limited to right-in / right-out / left-in access
only. Left-out turn access will be prohibited. The
design and construction of the intersection shall utilize
appropriate channelizing improvements that include,
but are not limited to, concrete median curb, pavement
delineators, signing, and striping.
81. Dougherty Road/Public Street A Intersection. The PA, Occupancy Public
intersection of Dougherty Road and Public Street A Works
shall be limited to right-in / right-out access only. The
design and construction of the intersection shall utilize
appropriate channelizing improvements that may
include, but are not limited to, concrete median curb,
pavement delineators, signing, and striping.
82. Livermore Amador Valley Transit Authority PW Occupancy Public
(LAVTA). The Applicants/Developers shall Works
coordinate with LAVTA regarding bus routes to and
from the project and shall construct on-site and/or off-
site bus stops and amenities, including but not limited
to shelters, at the locations designated and approved by
LAVTA and the Traffic Engineer/City Engineer. If bus
stops are required on Dougherty Road, the roadway
and on-site improvements shall be modified to
accommodate bus turnouts in the northbound and/or
southbound directions. The Dougherty Road/Public
Street B intersection and traffic signal shall be
modified as needed to provide an accessible path of
travel from the proposed bus stops into the project.
Concrete bus pads, bus stop amenities, shelters,
signing and striping shall conform to standards
specified by LAVTA and the City of Dublin
Streetscape Master Plan. The Applicants/Developers
shall pay the cost of procuring and installing these
improvements.
83. Vehicle Parking. All parking spaces shall be double PW Occupancy Public
striped using 4-inch white lines set approximately 2- Works
feet apart according to Figure 76-3 and §8.76.070 (A)
17 of the Dublin Municipal Code. All compact-sized
parking spaces shall have the word "COMPACT" (12-
inch high letters) stenciled on the pavement within
each space. Compact stalls shall be located and
grouped near towards the far end of the parking field,
away from the entrances to each building. Parallel
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to.
_
parking shall be 8-feet in width and 22-feet in length
with the end stall being 23-feet in length. Parking T's
shall be installed to separate parallel parking spaces.
Corner parking spaces shall have a minimum width of
14-feet for vehicle maneuvering.
84. Disabled Parking. All disabled parking stalls shall PW" Occupancy Public
meet State Title 24 requirements, including providing Works
curb ramps at each loading zone. Curb ramps cannot
encroach within the loading/unloading areas. Disabled
stalls shall be conveniently located and grouped near
the primary entrances to each building. Van accessible
stalls shall also be provided and shall meet State Title
24 requirements.
85. Parking Prohibitions/Restrictions. Vehicle parking PW On-going Public
shall be prohibited/restricted in the following Works
locations:
o Parking in the Loop section of Public Street B
shall be prohibited.
o Parking on Public Street A, between Dougherty
Road and Public Street A, shall be prohibited.
o Parking on Public Street B, between Dougherty
Road and Public Street A, shall be prohibited.
o Parking on Public Street C, between Dougherty
Road and Public Street B, shall be prohibited.
o Parking in the roadway bulb areas shall be
prohibited.
o Street parking in front of the Childcare Center
shall be restricted during designated drop off /
pick up hours.
o Other locations deemed reasonably necessary by
the Traffic Engineer/City Engineer during final
design and/or construction.
86. Site Accessibility Requirements. All disabled access PW Approval of Public
ramps, parking spaces for the disabled, accessible Improvement Works
routes of travel, and other physical site improvements Plans
shall comply with current UBC Title 24 requirements
and City of Dublin Standards for accessibility.
87. Interior Sidewalks. The Applicants/Developers shall PW Occupancy Public
construct 6-feet wide concrete sidewalks to provide for Works
minimum unobstructed width of 4-feet where
sidewalks are adjacent to head-in parking. All
sidewalks shall meet current ADA/Title 24
requirements.
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CONDITION TEXT RESPON. WHEN RIEQ'D SOURCE
AGENCY Prior to:
88. Parking Lot Lights. The Applicants/Developers shall PVA' Issuance of Public
provide a lighting plan and photometric calculation for Grading/ Sitework Works
the parking lot lights and around buildings that Permit
demonstrates a minimum foot-candle lighting level of
not less than 1.0 at the ground surface for the adjacent
parking area; if this cannot be verified provide
additional lighting where necessary. Lighting plan and
photometric calculations which demonstrates
compliance with this condition shall be submitted and
shall be subject to review and approval by the City
Engineer. All decorative or non-decorative on-site
streetlights within the project site shall be maintained
by an Owner's Association.
89. Streetlights. Streetlights for City streets constructed by PNIV Occupancy Public
the project shall be the City Standard cobra head Works
fixtures with galvanized poles located in the public
right-of-way at a fixture spacing of not more than 180',
or as otherwise required by the City Engineer/Public
Works Director. All street lights shall be connected to
an un-metered secondary service established by PG&E.
All publicly-maintained street lights shall be annexed
into the Citywide Street Light Maintenance
Assessment District 1983-1. A street lighting plan
which demonstrates compliance with City standards
shall be submitted prior to recordation of the Final
Map and shall be subject to review and approval by the
City Engineer/Public Works Director prior to
installation.
90. Trash Enclosure/Garbage Area. The proposed trash PW Issuance of Public
enclosures shall be architecturally designed to be Building Permits Works
compatible with the building. The enclosure shall have
a roof constructed of materials that are architecturally
compatible with the building. The doors must be
designed with self-closing gates that can be locked
closed and can also be held open with pin locks during
loading. Concrete apron (10'x12' minimum) shall be
installed outside the doors to accommodate heavy
garbage vehicles. All trash bins used for this site shall
be maintained within the trash bin enclosure(s) at all
times. Oil/sand interceptor as required by DSRSD shall
be installed. An area drain shall be installed within the
trash enclosure with a connection to the sanitary sewer
system. In addition, a hose bib shall be provided for
convenient wash-down of the trash enclosure.
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CONDITION TEXT RESPON.
AGENCY WHEN 'REQ'D
Prior to: SOURCE
91. Refuse Collection. The Applicants/Developers shall PA, Issuance of Public
provide designated refuse collection areas for the Building Permits Works
project, subject to approved by the appropriate solid
waste collection company prior to approval of
improvement plans. All refuse collection areas shall
be screened from public view and shall have roofs to
protect against rainwater intrusion and floor drains
connected to the sanitary sewer system to collect
runoff from periodic wash down.
The refuse collection service provider shall be
consulted to ensure that adequate space is provided to
accommodate collection and sorting of putrescible
solid waste as well as source-separated recyclable
materials generated by this project.
92. Covenants, Conditions and Restrictions (CC&Rs). PW Occupancy of Public
An Owners Association shall be formed by recordation First Building Works
of a declaration of Covenants, Conditions, and
Restrictions to govern use and maintenance of
common areas and facilities. Said declaration shall set
forth the name of the association, ownership of the
private parking lots, the restrictions on the use or
enjoyment of any portion of the private parking lots for
maintenance and/or access, and the bylaws, rules and
regulations of the Association. Prior to recordation,
said CC&R document shall be reviewed by the City for
compliance with this Condition.
The CC&Rs shall address the following
1. The CC&Rs shall ensure that there is adequate
provision for the maintenance, in good repair
and on a regular basis, of all commonly owned
facilities. In the event that any area falls into a
state of disrepair or fails to meet the
Performance Standards established by the
CC&R's, the City will have the right but not
the obligation to take corrective measures and
bill the Association for the cost of such repair
and corrective maintenance work plus City
overhead. The Declaration shall specify that,
as it pertains to the maintenance of the above-
listed items, it cannot be amended without the
consent of the City.
2. Private parking lots shall be posted in
accordance with California Vehicle Code
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
_
Section 22658, Sections 1 and 2.
The above requirements shall be included in the
project CC&Rs.
CONSTRUCTION PHASE
93. Temporary Fencing. Temporary Construction PO, P`V, B During Public
fencing shall be installed along perimeter of all work Construction and Works
under construction to separate the construction Prior to
operation from the public. All construction activities Occupancy
shall be confined to within the fenced area.
Construction materials and/or equipment shall not be
operated or stored outside of the fenced area or within
the public right-of-way unless approved in advance by
the City Engineer/Public Works Director.
94. Construction Hours. Construction and grading PW" During Public
operations shall be limited to weekdays (Monday Construction Works
through Friday) and non-City holidays between the
hours of 7:30 a.m. and 5:30 p.m. The
Applicants/Developers may request permission to
work on Saturdays and/or holidays between the hours
of 8:30 am and 5:00 pm by submitting a request form
to the City Engineer no later than 5:00 pm the prior
Wednesday. Overtime inspection rates will apply for
all Saturday and/or holiday work.
95. Construction Noise Management PW' During Public
Program/Construction Impact Reduction Plan. Construction Works
Applicants/Developers shall conform to the following
Construction Noise Management
Program/Construction Impact Reduction Plan. The
following measures shall be taken to reduce
construction impacts:
o Off-site truck traffic shall be routed as directly
as practical to and from the freeway (I-580) to
the job site. Primary route shall be to and from
the Dougherty Road exit. The Applicants shall
submit a construction staging, parking, and haul
route plan subject to the approval of the Traffic
Engineer/City Engineer. An Oversized Load
Permit shall be obtained from the City prior to
hauling of any oversized loads on City streets.
o The construction site shall be watered at regular
intervals during all grading activities. The
frequency of watering should increase if wind
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CONDITION TEXT RESPON.
AGENCY WHEN REQ'D
Prior to: SOURCE
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.
o Construction equipment shall not be left idling
while not in use.
o Construction equipment shall be fitted with
noise muffling devices.
o Mud and dust carried onto street surfaces by
construction vehicles shall be cleaned-up on a
daily basis.
o Excavation haul trucks shall use tarpaulins or
other effective covers.
o Upon completion of construction, measures
shall be taken to reduce wind erosion.
Replanting and repaving should be completed as
soon as possible.
o After grading is completed, fugitive dust on
exposed soil surfaces shall be controlled using
the following methods: following methods:
i. Inactive portions of the construction site
shall be seeded and watered until grass
growth is evident.
ii. of the construction site shall be seeded and
watered until grass growth is evident.
iii. All portions of the site shall be sufficiently
watered to prevent dust.
iv. On-site vehicle speed shall be limited to
15 mph.
V. Use of petroleum-based palliatives shall
meet the road oil requirements of the Air
Quality District. Non-petroleum based
tackifiers may be required by the City
Engineer.
o The Department of Public Works shall handle
all dust complaints. The City Engineer 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
27
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
PM levels shall be provided as required by the
City Engineer.
o Construction interference with regional non-
project traffic shall be minimized by:
i. Scheduling receipt of construction
materials to non-peak travel periods.
ii. Routing construction traffic through areas
of least impact sensitivity.
iii. Routing construction traffic to minimize
construction interference with regional
non-project traffic movement.
iv. Limiting lane closures and detours to off-
peak travel periods.
V. Providing ride-share incentives for
contractor and subcontractor personnel.
o Emissions control of on-site equipment shall be
minimized through a routine mandatory program
of low-emissions tune-ups.
96. Damage/Repairs. The Applicants/Developers shall be PW Acceptance of Public
responsible for the repair of any damaged pavement, Improvements by Works
curb & gutter, sidewalk, or other public street facility City Council
resulting from construction activities associated with
the development of the project.
97. Construction Phase. During the construction phase, PO During Public
the following shall be adhered to: Construction Works
o The site shall be fenced and locked at all times
when workers are not present.
o A temporary address sign, of at least 36 inches
by 36 inches with a white background and
stenciled black numbers and letters that can be
seen during night time hours with existing street
lighting or additional lighting is to be posted on
all approaches to the site. Addressing is required
to aid the response of emergency services.
o The developer/contractors shall file a Dublin
Police Emergency Contact Business Car prior to
any phase of construction. The emergency card
will provide 24 hour phone contact numbers of
persons responsible for the construction site.
o Good security practices shall be followed with
respect to storage of building materials and
storage of tools at the construction site.
o Lighting levels during darkness shall be
sufficient to prevent or reduce theft or burglary.
28
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
98. Occupancy Permit Requirements. Prior to issuance PIV During Public
of an Occupancy Permit, the physical condition of the Construction Works
project site shall meet minimum health and safety
standards including, but not limited to the following:
o The streets and walkways providing access to
each building shall be complete, as determined
by the City Engineer, to allow for safe,
unobstructed pedestrian and vehicle access to
and from the site.
o All traffic control devices on streets providing
access to the site shall be in place and fully
functional.
o All street name signs and address numbers for
streets providing access to the buildings shall
be in place and visible.
o Lighting for the streets and site shall be
adequate for safety and security. All
streetlights on streets providing access to the
buildings shall be energized and functioning.
Exterior lighting shall be provided for building
entrances/exits and pedestrian walkways.
Security lighting shall be provided as required
by Dublin Police.
o All construction equipment, materials, or on-
going work shall be separated from the public
by use of fencing, barricades, caution ribbon, or
other means approved by the City Engineer.
o All fire hydrants shall be operable and easily
accessible to City and ACFD personnel.
o All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
si a e shall be installed and full functional.
DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) - STANDARD CONDITIONS
99. Prior to issuance of any building permit, complete DSR Issuance of Dublin San
improvement plans shall be submitted to DSRSD that Building Permits Ramon
conform to the requirements of the Dublin San Ramon Services
Services District Code, the DSRSD "Standard District
Procedures, Specifications and Drawings for Design
and Installation of Water and Wastewater Facilities",
all applicable DSRSD Master Plans and all DSRSD
policies.
100. All mains shall be sized to provide sufficient capacity DSR Improvement Dublin San
to accommodate future flow demands in addition to Plans Ramon
29
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
each development project's demand. Layout and sizing Services
of mains shall be in conformance with DSRSD utility District
master planning.
101. Sewers shall be designed to operate by gravity flow to DSR Improvement Dublin San
DSRSD's existing sanitary sewer system. Pumping of Plans Ramon
sewage is discouraged and may only be allowed under Services
extreme circumstances following a case by case review District
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 applicants for any project that
requires a pumping station.
102. Domestic and fire protection waterline systems for DSR Improvement Dublin San
Tracts or Commercial Developments shall be designed Plans Ramon
to be looped or interconnected to avoid dead end Services
sections in accordance with requirements of the District
DSRSD Standard Specifications and sound
engineering practice.
103. DSRSD policy requires public water and sewer lines to DSR Improvement Dublin San
be located in public streets rather than in off-street Plans Ramon
locations to the fullest extent possible. If unavoidable, Services
then public sewer or water easements must be District
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.
104. Prior to approval by the City of a grading permit or a DSR Improvement Dublin San
site development permit, the locations and widths of Plans Ramon
all proposed easement dedications for water and sewer Services
lines shall be submitted to and approved b DSRSD. District
105. All easement dedications for DSRSD facilities shall be DSR Improvement Dublin San
by separate instrument irrevocably offered to DSRSD Plans Ramon
or by offer of dedication on the Final Map. Services
District
106. Prior to approval by the City for Recordation, the Final DSI: Recordation of Dublin San
Map shall be submitted to and approved by DSRSD for Final Map Ramon
easement locations, widths, and restrictions. Services
District
107. Prior to issuance by the City of any Building Permit or DSI: Issuance of Dublin San
Construction Permit by the Dublin San Ramon Building Permits Ramon
Services District, whichever comes first, all utility Services
connection fees including DSRSD and Zone 7, plan District
30
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGErrCY Prior. to
checking fees, inspection fees, connection fees, and
fees associated with a wastewater discharge permit
shall be paid to DSRSD in accordance with the rates
and schedules established in the DSRSD Code.
108. Prior to issuance by the City of any Building Permit or DSR Issuance of Dublin San
Construction Permit by the Dublin San Ramon Building Permits Ramon
Services District, whichever comes first, all Services
improvement plans for DSRSD facilities shall be District
signed by the District Engineer. Each drawing of
improvement plans shall contain a signature block for
the District Engineer indicating approval of the
sanitary sewer or water facilities shown. Prior to
approval by the District Engineer, the applicants shall
pay all required DSRSD fees, and provide an
engineer's estimate of construction costs for the sewer
and water systems, a performance bond, a one-year
maintenance bond, and a comprehensive general
liability insurance policy in the amounts and forms that
are acceptable to DSRSD. The applicants shall allow
at least 15 working days for final improvement
drawing review by DSRSD before signature by the
District Engineer.
109. No sewer line or waterline construction shall be DSR Improvement Dublin San
permitted unless the proper utility construction permit Plans Ramon
has been issued by DSRSD. A construction permit Services
will only be issued after all of the items in Condition District
No. 107 have been satisfied.
110. The applicants shall hold DSRSD, it's Board of DSI: Issuance of Dublin San
Directors, commissions, employees, and agents of Building Permits Ramon
DSRSD harmless and indemnify and defend the same Services
from any litigation, claims, or fines resulting from the District
construction and completion of the project.
111. Improvement plans shall include recycle water DSI: Improvement Dublin San
improvements for locations identified in the Technical Plans Ramon
Memorandum prepared by West Yost and Associates Services
for DSRSD dated 2/25/08. Services for landscape District
irrigation shall connect to recycled water mains.
Applicants must obtain a copy of the DSRSD Recycled
Water Use Guidelines and conform to the requirements
therein.
112. Water facility improvements for this project shall DSR Improvement Dublin San
conform to the Water Facilities design in the Public Plans Ramon
Facility Project Analysis (PFPA) for this project Services
prepared by West Yost and Associates dated February District
25, 2008.
31
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to: _
113. All utility easements shall be a minimum of 15' per DSR Improvement Dublin San
Section I-C6-1 of the DSRSD Standard Procedures Plans and Final Ramon
Specifications and Drawings and shall conform to all Map Services
the requirements of DSRSD Standard Procedures District
Specifications and drawings.
SIGNS - PROJECT SPECIFIC
114. Temporary Promotional Banners and Balloons. PL On-going Chapter
Temporary Promotional Banner Signs and Balloons 8.884 of the
shall only be permitted after first securing an approved Dublin
Temporary Promotional Sign Permit. Any signage on Zoning
site shall be subject to the sign requirements contained Ordinance
in the City of Dublin Municipal Code.
115. A-Frame Signs. The use of any A-Frame, portable, PL On-going Chapter
sandwich-board, pennants, or human-held signs on the 8.884 of the
premises is strictly prohibited. Said signs and any form Dublin
of off-site advertising signs shall also be prohibited Zoning
upon any public property, including City streets and Ordinance
sidewalks.
116. Outdoor Events. Any outside events shall be subject PL On-going Chapter
to the Temporary Use Permit requirements contained 8.884 of the
in the City of Dublin Municipal Code, specifically Dublin
Section 8.108.020. Zoning
Ordinance
PARKS & COMMUNITY SERVICES
117. Public Art Contribution. Pursuant to the Public Art PL, PCS Occupancy Public Art
Master Plan, the Applicants/owners shall install a Policy
public art on the property in one or more of the
locations shown on the Landscape Plans. The
Applicants/owners shall submit plans for Public Art
for review and approval by the City, in accordance
with the City's Public Art Master Plan, prior to
installation of the art and prior to occupancy. The
Applicants/owners shall obtain the total building
valuation of the project from the Building Official, and
the value of the applicants' required public art project
shall be determined by the Community Development
Director. Prior to occupancy of the first structure in
the project, the Developer shall (a) secure completion
of the public art project, in a manner deemed
satisfactory by the City Manager; and (b) execute an
agreement between the City and the Developer, prior to
occupancy of the first structure in the project, which
sets forth the ownership, maintenance responsibilities,
and insurance coverage for the public art project.
32
CONDITION TEXT RESPON.
AGENCY WHEN REQ'D
Prior to: SOURCE
OTHE R
118. Effective Date of Approval. I'he Site Development
Review shall not be effective unless the City Council
approves the companion general plan amendment and
PD rezoning and certifies the Environmental Impact
Report.
PASSED, APPROVED AND ADOPTED this 28th day of April 2009 by the following vote:
AYES: Wehrenberg, Schaub, Brown and Swalwell
NOES: King
ABSENT:
ABSTAIN:
ATTEST:
Planning Commission Ch
(:7)7-A
Planni a er
G: (Arroyo VlslaIPC PHISDR Reso.DOC
33