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HomeMy WebLinkAboutPC Reso 98-04 PA97-018 Jefferson SDRRESOLUTION NO. 98-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR PA 97-018, JEFFERSON AT DUBLIN MULTI-FAMILY PROJECT WHEREAS, JPI Westcoast, L.P., has requested approval of a Site Development Review consisting of 368 apartment units and related improvements on approximately 16.17 acres of land in the Eastern Dublin Specific Plan area generally located on north side of Central Parkway, east of Hacienda Drive (APN 986-0001-0001-10 (per)); and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) the City has found, pursuant to CEQA Guidelines Section 15182, that the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 10, 1998; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site Development Review subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: A. The approval of this application (PA 97-018) is consistent with the intentJpurpose of Section 8.104 (Site Development Review) of the Zoning Ordinance and design review requirements of the Eastern Dublin Specific Plan. B. The approval of this application, as conditioned, complies with the policies of the General Plan, with the Eastern Dublin Specific Plan and with proposed Planned Development Regulations for the site which would allow a multi-family project at this location. C. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. D. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances and implements the Eastern Dublin Specific Plan. E. The proposed physical site development, including the intensity of development, site layout, grading, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to provide a desirable environment for the development. F. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, signs, building materials and colors, screening of exterior appurtenances, exterior lighting and similar elements have been incorporated into the project and as conditions of approval in order to insure compatibility of this development with the development's design concept or theme and the character of surrounding development. G. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby conditionally approves a Site Development Review application as generally depicted by materials labeled Exhibit 1, stamped "approved" and on file in the Dublin Planning Department, which includes a Site Plan, elevations and landscape plans, dated Received February 3, 1998, prepared by Kaufman Meeks Partners and Gates and Associates, for the 16.17 acre parcel generally described as APN 986-0001-0001-10(por) subject to compliance with the following conditions of approval: CONDITIONS OFAPPROVAL Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any buildin.q and shall be subiect to Plannin.q Department review and approval. The followin.q codes represent those departments/a.qencies responsible for monitorin.q compliance with the Conditions of Approval: [PL1 Plannin.q, [BI Buildin.q, [PO] Police, [PVV] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, IF] Alameda County Fire Dept., [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood Control and water Conservation District Zone 7. 2 The following abbreviations apply in the "When Req." column: BP/Building Permit;Improv/Engineering Improvement plans; On-going/throughout project; GP/Grading Permit; CON/Construction, OCC/Occupancy, FM/P~or to Final Map,/P/Prior to Approval of Improvement P/ans. CONDITION TEXT RESP WHEN MATRIX O AGENCY I REQ. INDEX GENERAL CONDITIONS Except as specifically modified elsewhere, PA 97-018 PL Ongoing The Jefferson at Dublin Site Development Review is approved for the construction of a 368 unit apartment project. This Site Development Review shall not be effective PL, CA Ongoing until the proposed Planned Development Rezone is approved by the City Council. Except as specifically modified elsewhere, this project PL, B, Ongoing shall comply with the policies and mitigation measures PO, PW of the Eastern Dublin Specific Plan and associated environmental documents. If the development agreement approved for this project PL, PW Ongoing conflicts with any of these conditions, the development agreement shall prevail. The Applicant shall comply with all applicable B Ongoing regulations and requirements of the Uniform Building Code and the State of California, Title 24 provisions. The Applicant shall comply with all applicable City of PL, B, B Dublin Site Development Review Standard Conditions, PW Residential Security Requirements, and City of Dublin Disabled Access Checklist for residential multi-family (when completed), and Public Works Standard Conditions of Approval (Exhibit 6) to the Staff Report. Approval of this Site Development Review Application Ongoing does not include approval of signs for the project. Prior to the installation of any signs, applicant should check with the Planning and Building Departments regarding requirements. Approval of this Site Development Review shall be PL Ongoing valid for one year, until February 10, 1999. If construction has not commenced by that time, this approval shall be null and void. The approval period for the Site Development Review may be extended six (6) additional months (Applicant must submit a written request for the extension prior to the expiration date of the permit) by the Community Development Director upon the determination that the conditions of approval remain adequate to assure that the above stated findings of approval will continue to be met. The permit shall be revocable for cause in accordance PL Ongoing 3 CONDITION TEXT RESP. WHEN MATRIX AGENCY REQ. INDEX with Section 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this Site Development Review approval may be subject to the issuance of a citation. The Developer shall comply with Alameda County Fire F, PW, Ongoing 8, 18, Department, Public Works Department, Dublin Police PO, Z7, 20, 120, Service, Alameda County Flood Control District Zone 7 DSR, PL 122, and Dublin San Ramon Services District requirements. 138, 155 Prior to the issuance of building permits applicant shall provide documentation that all such requirements have been met. To apply for building permits, the Applicant shall B, PL B submit nine (9) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will 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 obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. FEES Prior to the issuance of building permit all applicable B, PL, B 45-59, fees shall be paid. These fees shall include, but not be ADM 119, limited to, those fees required by City Ordinances 286, 165 such as Traffic Impact Fees, Traffic impact fees to reimburse Pleasanton for freeway interchanges, Noise Fees, Public Facilities Fees, School impact fees, Fire impact fees, Affordable housing in-lieu fees, Specific plan implementation fees, or any other that may be adopted. The Tri-Valley Transportation Council is presently studying the development of a Regional Transportation Impact Fee. If this fee is adopted by the City of Dublin, or incorporated into Dublin's Eastern Dublin Traffic Impact Fee prior to building permits being issued, then the unissued building permits shall be subject to the new or revised fee. The TIF will be calculated at the time of Finaling of any Building permit. In addition, all fees required by DSRSD and ACF shall be paid in accordance with those Agencies' ordinances and regulations. If a development agreement is approved for the project and it conflicts with this condition, the development agreement shall prevail. N CONDITION TEXT RESP, WHEN MATRIX O AGENCy REQ. INDEX PARCEL ~IAP AND PUBLIC IMPROVEMENTS 13. Parcel Map. Applicant/Developer shall submit (or PW FM agree to the submission of) a final Parcel Map creating the parcels of proposed sites 1 la, 11 b and proposed school site parcels shown on the Vesting Tentative Map 6976. This map shall dedicate to the City of Dublin a 104-foot right-of-way for Gleason Drive with a 10-foot public Services Easement (PSE) on the north side of Gleason Drive from Hacienda Drive to Tassajara Creek including transitions acceptable to the Director of Public Works. This map shall also dedicate a 60-foot right-of-way for Hibernia Drive from Central Parkway north to proposed Street S shown on the Vesting Tentative Map 6976 prepared by Brian Kangas Foulk, dated November 14, 1997. This map shall also dedicate a 106' right of way for Central Parkway from Hacienda Drive to Hibernia Drive. Additional right of way shall be dedicated as needed to accommodate the right-turn lanes on northbound Hacienda Drive and westbound Central Parkway. 14. Public Services Easement. Unless otherwise specified PW IP in these conditions, the Developer shall dedicate to the City of Dublin a five (5) foot wide Public Services Easement behind all street rights-of-way on both sides of the proposed streets for installation of underground utilities to the satisfaction of the Director of Public Works. 15. Title Reports/Deeds. A current title report and copies PW FM of the recorded deed indicating all parties having any recorded title interest in the property to be divided, copies of the deeds, and the Final Maps for adjoining properties and easements shall be submitted or any other necessary document to the Director of Public Works for review with the above mentioned parcel map. 16. Abandonment of Easements. Applicant/Developer or PW Occ (of current landowner shall obtain an abandonment from affected all applicable abandoned water lines (per 2439 or 213 units) and 2439 or 222) that encumber the proposed project site. Applicant shall obtain an abandonment from all applicable public agencies of existing 60-foot nonexclusive access easements (per 2439 or 213 and 2439 or 222) that encumber the proposed project site. 17. Improvements Constructed Prior to Occupancy. All PW Occ (of f improvements within the public right-of-way (including first curb, gutter, sidewalks, driveways, paving, landscaping building) N CONDITION :TEXT RESP. WHEN MATRIX O AGENCY REQ, INDEX and utilities) must be constructed prior to occupancy of the first building in accordance with approved City standards and to the satisfaction of the Director of Public Works. 18. Document Preparation. The improvement plans for PW IP this Project (including Improvement Plans, Grading Plans, and dedications of easements) shall be prepared, designed, and signed by a Registered Civil Engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block and formats. Minimum lettering size on all plans submitted shall be 1/8 inch. After approval, original mylars or photo mylars with four sets of blue prints must be submitted to the City. 19. Sidewalks. Applicant/Developer shall construct a PW IP minimum 5-foot wide sidewalk unless otherwise approved by the Director of Public Works on project side of all surrounding public streets, to the satisfaction of the Director of Public Works. The project sidewalk system shall lead into and connect to existing sidewalks located in Hacienda Drive and Central Parkway. 20. Decorative Paving. Applicant/Developer shall not PW IP construct decorative pavement within City right-of-way unless otherwise approved by the Director of Public Works. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. 21. Decorative Paving Plan. Where decorative paving is PW, IP 17 installed in public streets, a Decorative Paving Plan ADM MM shall be prepared to the satisfaction of the Director of Matrix Public Works. Where possible, irrigation laterals and utilities shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the Director of Public Works and Director of Community Development. 22. The Developer shall improve Central Parkway to arterial street standards from Hacienda Drive to Hibernia Drive. Improvement in the 106' (53' on the north side) right of way shall include curb and gutter, a 5' sidewalk, landscaping and streetlights on the north side of the street, pavement on the north side of the N CONDITION TEXT RESPi WHEN MATRIX O AGENCY REQ, INDEX street to provide 28' from the curb face to the center median curb (or 43' from the street centerline), a 30' center median with concrete curbs, 20' of pavement on the south side of the street, and an interim drainage ditch on the south side of Central Parkway. The developer will receive TIF credits for any permanent improvements on the south side of the street. In the event that the California Creekside project on the south side of the street precedes this project, this project will only be responsible for constructing improvements on the north side of Central Parkway. The street width on Central Parkway shall be widened from 35' (as shown on the approved site plan) to 43' to accommodate a parking lane. 23. A westbound right-turn lane shall be provided on PW Occ Central Parkway at Hacienda Drive. Parking shall be restricted and the street widened by 4' on the north side of the street from Hacienda Drive 150' to the east with a 90' transition to accommodate right-turn movements. 24. The Central parkway entrance shall be limited to right PW Occ turns in and out. 25. Hacienda Drive shall be improved to provide a 5' PW Occ sidewalk and landscaping from Central Parkway to the north end of the project frontage 26. The Developer shall construct with the neighboring PW Occ developer of Tentative Tract Map 6976, Street "S" to be improved to collector street standards from Hacienda Drive to Hibernia Drive. Improvements shall include a pavement width of 40' from curb to curb, curb and gutter on both sides of the street, and a 5' sidewalk and landscaping on the south side of the street 27. The Developer shall be responsible for the installation PW Occ of a traffic signal at the Tassajara Road / Gleason Drive intersection unless constructed by others. 28. The Developer is responsible for payment of 25% of PW Occ the cost of installing a traffic signal at the intersection of Hacienda Drive and Street "S". 29. The Developer along with other developers shall be PW Ongoing responsible for the following improvements: The Public Works Director shall determine when the eastbound off-ramp from 1-580 at the Santa N CONDITION TEXT RESP, WHEN MATRIX O AGENCY REQ. INDEX Rita/Tassajara Road exit shall be widened or restriped to provide one exclusive through lane and two left-turn lanes (with the existing free right-turn lane remaining). In conjunction with this improvement, the traffic signal shall be modified to provide protected left-turn phasing on the east and west legs (removing the existing split phasing). The Public Works Director shall also determine when the westbound approach on Pimlico Drive will need to provide a second left turn lane. Within one year of notification by the Public Works Director and consent from CALTRANS and the City of Pleasanton, if necessary, has been obtained, Developer shall design and construct these improvements to the satisfaction of the Public Works Director with input from the City of Pleasanton where applicable. To the extent practical, the notice shall be timed so that the work shall be completed immediately prior to the point where Level of Service E occurs. 30. The Developer, along with other developers shall be PW Ccc responsible for the construction of the widening of Tassajara Road from 1-580 to a transition north of Dublin Boulevard. Improvements shall consist of two 12' southbound through-lanes, two 12' northbound through-lanes, and two 8' paved shoulders. Work shall also include relocation and/or modification of existing traffic signals at the Tassajara Road / Dublin Boulevard intersection as needed for the Tassajarra Road widening. 31. The Developer, along with other developers shall be PW Ccc responsible for the following improvement: Prior to the issuance of a Certificate of Occupancy the Developer shall extend the new alignment for Dublin Boulevard from the BART westerly access road to Hacienda Drive (at Dublin Boulevard adjacent to the Hacienda Crossings project) to four lanes. Developer shall construct a minimum of 5 foot wide bicycle and pedestrian path on the north side of Dublin Boulevard from Hacienda Drive to the Southern Pacific right of way. 32. The Developer shall construct the gate at the Central PW Ccc parkway entrance for residents only, to provide a minimum of 66' storage in the driveway between the gate and the street. Guest parking and a turnaround shall be provided outside of the gate. The design is 8 N CONDITION TEXT RESP, WHEN MATRIX O AGENCY REQ, INDEX subject to review and approval by the Director of Public Works. 33. LAVTA. Applicant/Developer shall consult with the PW I P Livermore-Amador Valley Transit Authority (LAVTA) on the bus route, location, and size of proposed bus stops within and on the periphery of the proposed project. The location and configuration of the all bus stops and shelters shall be constructed under direction of the City's Director of Public Works. NOISE 34. This project is located on the edge of the 60 - 70 db B, PL B noise contour. Therefore, noise insulation features may be required to bring the interior of units to under 45db. Certification of attainment of 45db interior noise level by an acoustical consultant will be required prior to building permit issuance. DESIGN 35. Roof materials for the site shall be as noted on the B, PL B color and material board, however, the dwelling units, clubhouse, laundry room and maintenance building shall have thirty year high definition asphalt shingles and the accessory buildings shall have forty year high definition asphalt shingles (accessory buildings include carports and all other non-residential buildings). 36 All ducts, meters, utility boxes and any other PL, PW, GRAD & mechanical equipment that is on-site or roof mounted B B shall be screened from view of all public rights of way (and sensitively screened on site). A screening plan shall be submitted for review and approval by the Community Development Director, Public Works Director and Building Official prior to approval of Building Permit. Said screening plan shall show that all ducts, meters, utility boxes, and other mechanical equipment shall be effectively screened from view with materials architecturally compatible with the materials of the structure, or if ground mounted, by landscaping. 37 Any roof ducts exceeding 2 feet in height shall be PL B encased in a sleeve covered with materials and paint to match building. 38 All meters mounted on buildings shall be screened PL B from view with either a trellis structure or some other method to be approved by the Planning Department. 39 All accessory structures shall be painted to match the PL, B B color schemes of the buildings. 9 N ~ CONDITION;TEXT RESP, WHEN MATRIX O AGENCY REQ, INDEX WATER AND SEWER 40 The location and siting of project specific wastewater, PW, PL PM 18, 19, storm drain and potable water and recycled water 20, 39, system infrastructure shall be consistent with the 40, 42, resource management policies of the Eastern Dublin 118, 138 Specific Plan and with DSRSD's major infrastructure policies. 41 All water mains shall be sized to provide sufficient DSR, PW PM 157 capacity to accommodate future flow demands in the Eastern Dublin Specific Plan and General Plan areas in addition to the project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 42 Sewers shall be designed to operate by gravity flow to PW, DSR PM 118 DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the Applicant for any project that requires a pumping station. 43 Domestic and fire protection waterline systems for DSR PM 148 Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 44 DSRSD policy requires public water and sewer lines to DSR PM 118 be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 45 Prior to approval by the City of a Grading Permit, the DSR GRAD locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to DSRSD. 46 All easement dedications for DSRSD facilities shall be DSR PM 10 N CONDITION TEXT RESP, WHEN MATRIX O AGENCY REQ: INDEX by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Parcel Map. 47 Prior to approval by the City for recordation, any Parcel DSR PM Map shall be submitted to DSRSD for easement locations, widths, and restrictions. 48 No sewerline or water line construction shall be DSR Ongoing 155 permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition No. 12 have been satisfied. 49 The Applicant shall hold DSRSD, its Board of DSR Ongoing Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. PUBLIC SAFETY 50 Traffic Signage/Red Curbing. Traffic safety signs and PW, PO IP "red-curbing" shall be provided in accordance with the standards of the Alameda County Fire Department and approval by the Director of Public Works. ' 51 The Developer shall provide a minimum of 100' of PW IP storage on the inside of the gates at the Hacienda Drive entrance, so that queued vehicles waiting to exit do not block parking spaces, unless gates will be provided with traffic-actuated loops or other similar device which automatically opens gates to exiting vehicles to prevent the formation of queues. 52 The site shall be designed to provide direct pedestrian PW IP access from the site to adjoining streets. Pedestrians shall be directed to a safe crossing of Hibernia Drive to facilitate access to the school, within 100' of intersections so as to prevent mid-block crossings. 53 Gates, both vehicle and pedestrian shall be equipped PO, F B with KNOX emergency access devices as approved by ACFD. Vehicle gates shall be equipped with Opticom KNOX system. 54 The buildings shall be protected by the installation of F, B 13 an automatic fire sprinkler system in accordance with the UFC and ACFD requirements. 55 If feasible, doors to storage areas and water heaters B, PO, B shall be secured with a 1 inch residential deadbolt lock PL and high security strikes secured with 3 inch screws. 56 Prior to delivery of combustible materials, sufficient F Ongoing water storage and pressure shall be available at the site to the satisfaction of the Alameda County Fire 11 N CONDITION TEXT RESP. WHEN MATRIX O AGENCY REQ. INDEX Department. 57 The Developer shall work with the Dublin Police PL, PO Ongoing Department on an ongoing basis to establish an effective theft prevention and security program. The Developer and/or Property Owner shall keep the site clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant paints for the structures and film for windows or glass should be used. 58 Exterior lighting shall be provided and shall be of a PO, PL B design and placement so as not to cause glare onto adjoining properties or onto adjacent roads. Lighting used after daylight hours shall be adequate to provide for security needs. Exterior lighting shall be provided around the entire perimeter of the buildings and in the parking areas. A final lighting plan shall be approved by the Dublin Police Department. 59 An easy to read lighted directory and map shall be PO, F, B posted at all vehicle entrances. Unit markers shall be PL lighted at night. 60 The developer shall either: (1) Post property in PO, F, B accordance with California Vehicle Code regulations; PW or (2) Traffic and towing must be covered by the management under a contractual agreement with the tenants. 61 Fire/Emergency Access. Applicant/Developer shall PW Occ provide adequate access and turnaround for fire and other emergency vehicles (42 ft. minimum radus) per Alameda County Fire Department (ACFD) standard requirements in all public streets. Internal private streets and drive aisles shall be designed for fire and other emergency vehicles to conveniently pass through (20-foot minimum lane width) and have access to all buildings. 62 For onsite parking and fire lanes the developer shall PO, F, B either: (1) Post property in accordance with California PW Vehicle Code regulations; or (2) Traffic and towing must be covered by the management under a contractual agreement with the tenants. 63 Internal street design shall provide fire and other PW, F, B emergency vehicles access to all buildings and to PL conveniently pass through the development and meet all Fire Department standards. Internal streets must be approved by the City Engineer. UTILITIES 12 N CONDITION TEXT RESP! WHEN MATRIX O AGENCY REQ, INDEX 64 The trash enclosure shall include recycling areas as ADM, PL Ongoing 103 well as trash containers. 65 Utility Providers. Applicant/Developer shall provide PW IP documentation from utility providers that electric, gas, and telephone service can be provided to the subdivision. 66 Public Utility Easements. Applicant/Developer shall PW IP provide Public Utility Easements per requirements of the Director of Public Works and/or public utility companies as necessary to serve this area with utility services and allow for vehicular and utility services access for maintenance. 67 Construction of Utilities. The Developer shall construct PW Occ all utilities as may be deemed necessary to provide for the proper, clean, and safe functioning of utility services for each proposed residence within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 68 Utility Undergrounding/PUE's. All utilities within the PW FM 108, project and to each building shall be underground in 109, 228 accordance with the City policies and existing ordinances. All public utilities adjacent to public streets shall be located and provided within public utility easements and sized to meet utility company standards. 69 Joint Utility Trenches/Undergrounding/Utility Plans. PW Occ (of Applicant/Developer shall construct all joint utility affected trenches (such as electric, telephone, cable TV, and units) gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be underground in designated landscape areas between the proposed sidewalk and back of curb. 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. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. 70 Recycled Water. The Applicant/Developer shall PL, DSR Occ. (of construct a recycled water meter and contract with the affected Dublin San Ramon Services District (DSRSD) to units) provide water, wastewater, and recycled water service 13 N CONDITION TEXT RESP, WHEN MATRIX O AGENCY REQ~ INDEX connection points to the project, including all landscaped common areas. The plans for these facilities shall be reviewed and approved by DSRSD. 71 Building plans shall include water efficient fixtures to B B 125 City standards. GRADING AND DRAINAGE 72 Grading Plans. Grading plan designs must be based PW GP on approved soils reports. In addition to the civil engineer, a soil engineer must sign the grading plans. The soil engineer or his technical representative must be present at all times during grading. 73 Protection from 100 -year storm event. PW GP ApplicantJDeveloper shall show the Director of Public works that all building finish floor elevations are 1' above the 100-year storm event water surface elevation for the area. 74 Drainage study. Applicant/Developer shall prepare GP and submit to the Director of Public Works for review a detailed drainage study of all proposed storm drain improvements of the project. Final pipe sizes, slopes, depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 75 Mitigation Measures/Drainage Impacts. PW Occ Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that need to be improved as a result of drainage impacts of this project will be constructed prior to occupancy of any building. All drainage improvements shall be constructed to the satisfaction to of the Director of Public Works. 76 Geotechnical Investigation Report. PW GP Applicant/Developer shall prepare a Geotechnical Investigation Report covering the project site for review by the City, and (as a minimum) shall design the grading plan based the recommendations outlined in said Report, on the plans and notes for the project, and as required by the City's Grading Ordinance. 77 All drainage between two fronting garage openings PW GP shall drain away from both buildings at a minimum of 1 percent grade for at least 5 ' from the building towards the middle of the drive aisle per the Uniform Building Code or as approved by the Director of Public Works. 78 The Developer shall not construct any parallel PW GP underground storm drain lines or any other utilities 14 N CONDITION TEXT RESP; WHEN MATRIX O AGENCY REQ: INDEX parallel to the building footings less then 5' away from the face of building or within the influence of building footings as defined by the project soils engineer unless approved by the Director of Public Works. 79 The Developer shall connect all building roof drains PW GP directly into the project storm drain system. The Developer shall drain all landscape areas surrounding buildings per the current Uniform Building Code away from the buildings to storm water inlets to the satisfaction of the Director of Public Works. PARKING AND CIRCULATION 80 All parking shall conform to the plans shown on Exhibit PL, PW B 1. Parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail" available in the Planning Department. Handicapped and compact parking spaces shall be appropriately identified on the pavement and designated on the parking plan. The Developer shall provide a minimum one foot wide raised curb or equivalent on landscape fingers and islands adjacent to parking stalls. All landscape planters within the parking area shall maintain a three foot curb radius to facilitate vehicular maneuvering. 81. Handicap Ramps. All handicap ramps shall comply PW Comple- with all current Federal and State ADA requirements, tion of Improve merits 82. Final Layout and Design of Interior Streets. Final PW GP, B detailed layout and design of internal private streets and drive aisles must be approved by the ACFD and Director of Public Works. 83. The Developer shall construct all curbs at the end of PW B each drive aisle 5' minimum distance from the closest parking stall to the satisfaction of the Director of Public Works. 84. The Developer shall designate that three parking stalls PW Occ closest to the mail boxes shall be labeled on the curb "10 min. only" unless waived by the Director of Public Works. 85. Bicycle parking shall be provided near all building PW, PL B entries. The Applicant/Developer shall provide the occupants of apartments with a secure storage location for bicycles at ground level. MISCELLANEOUS 86 The Developer/Property Ownershall be responsible for PL Ongoing 15 N CONDITION TEXT RESP, WHEN MATRIX O AGENCY REQi INDEX clean-up and disposal of project related trash to maintain a clean, litter-free site. 87 Construction of the buildings shall be conducted in PL, PO Ongoing such a manner as to prevent potential conflicts with pedestrian and vehicular traffic, as well as minimizing disruption to the surrounding businesses. 88 Permits shall be required for oversized and/or PW, B Ongoing 268 overweight construction loads coming to and leaving the site. If soil is to be imported or exported from the site, a haul route plan shall be submitted to the City for review and approval. All construction traffic may be subject to specific routing as determined by the Public Works Director, in order to minimize construction interference with regional non-project traffic movement. 89 Any graffiti appearing on the site shall be removed PL, PO Ongoing within one week from notice by the City of the problem. 90 Measures shall be taken to contain all construction B, PVV Ongoing debris, trash and materials on-site until disposal off- site can be arranged. The Applicant shall keep adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Applicant shall be responsible for corrective measures at no expense to the City of Dublin. 91 Any request to phase construction of the site shall be PL, B, Ongoing approved by the City. Any phasing request shall PVV, F, include a plan that shows proposed fencing, PO circulation, landscaping, ingress and egress and adequate parking per phase. 92 Any request to phase the occupancy for the site shall PL, PW, B be submitted for approval to ensure public safety, F, PO, B fencing and circulation is addressed. BIOLOGY/ARCHEOLOGY 93 Within 60 days prior to habitat modification, Subdivider PL, PW GP 217, shall submit a biological survey of the project site 222, (Preconstruction Survey). Said Survey shall be 223, prepared by a biologist (to be approved and hired by 224, the City prior to commencement of work). Said Survey 225, shall examine whether any sensitive species exist on 226, or adjacent the site and if they exist shall include 229, 230 protection plans for the species. Subdivider shall be responsible for the cost of the Survey and Staff review of same. Subdivider shall submit the Survey at least 16 N CONDITION TEXT RESP, WHEN MATRIX O AGENCY REQi INDEX 21 days prior to the anticipated habitat modification date so that City will have adequate time to review it. 94 Subdivider shall be responsible for implementing PL, PW GP 217, recommendations of the Preconstruction Survey 223, 229 including any modifications to site design to plans to protect sensitive species that may be discovered as a result of the Survey. Determination of the significance of the discovery shall be determined by the Community Development Director. 95 Should any Kit Foxes be discovered on the site either PL, PW GP 219 during the Preconstruction Survey or during project construction, Subdivider shall be responsible for complying with the Kit Fox Protection Plan. 96 Should any prehistoric or historic artifacts be exposed PL, PW, GP, B 248, during excavation and construction operations the City B 249, Public Works and Planning Department shall be 251, notified immediately. Work within 100 feet of the 252, 253 discovery shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Appendix K of the California Environmental Quality Act Guidelines. 97 Prior to the issuance of building permits for site specific PL, PW, B 289 developments Phase I (and if necessary Phase II) B environmental site assessments shall be made , available to the Community Development Director, with appropriate documentation that all recommended remediation actions have been completed. 98 Use of Herbicides or rodenticides should only be used PVV, B Ongoing 221 in consultation with review by a biologist to ensure sensitive species are not at risk. LANDSCAPING 99. A final detailed Landscape and Irrigation Plan (at 1 PL B inch = 20 feet or larger) and materials proposed, shall be submitted for review and approval by the Planning Department. Landscape and Irrigation Plans shall be signed by a licensed landscape architect. Final landscape plans shall indicate the common and botanical names, container size, growth rate and number of each plant and all other requirements listed in the Planned Development Zoning District for the 17 N CONDITION TEXT RESP. WHEN MATRIX O AGENCY REQ; INDEX site. Landscaping shall be chosen for its compatibility with recycled water. Landscape and irrigation plans shall provide for a recycled water system. 100. The final landscape plan shall be generally consistent PL, PW B with the preliminary landscape plans prepared by (Exhibit 1). All street trees shall be approved by the Public Works Director. 101. The Applicant shall complete and submit to the Dublin PL B Planning Department the Standard Plant Material, Irrigation and Maintenance Agreement available. 102. The side elevations facing the public dght of way shall PL B be further enhanced by wrapping the ends with stone veneer, stucco or scodng. PASSED, APPROVED and ADOPTED this 10th day of February, 1998. AYES: NOES: ABSENT: A'I-i'EST: Community Development Director Cm. Jennings, Johnson, Hughes, Musser, and Oravetz ' Planning Commis~v.~n ChairperSon PA97-018\SDRres 18