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HomeMy WebLinkAboutPC Reso 98-22 PA98-010 Park Sierra SDR RESOLUTION NO. 98-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR PA 98-010, PARK SIERRA PHASE II APARTMENT PROJECT, SHEA PROPERTIES WHEREAS, Shea Properties has requested approval of a Site Development Review consisting of'20o2 apartment units and related improvements on approximately 5.7 acres of land generally located on the west side of Dougherty Road north of the former Southern Pacific Railroad tracks (APNs 941-0007-001-02 & 941-0007-002-00); and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding that with the implementation of mitigation measures contained in the Initial Study, there will be no significant environmental impacts; and WHEREAS, the Planning Commission did hold a public hearing on said application on May 26, 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 Planned Development Rezone 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: 1. Approval of this application (PA 98-010) is consistent with the intent and purpose of applicable provisions of the Dublin Zoning Ordinance. 2. The approval of this application, as conditioned, will comply with the policies of the General Plan applicable to the Medium Density Residential land use category, since it will allow development within the density range allowed under the Medium Density Residential Land Use Designation of the General Plan. 3. The approval of this application, as conditioned, will comply with the proposed Planned Development Regulations for the project, which will allow for residential development at this location. 4. The approval of this application, as conditioned, is consistent with the design review requirements contained in the Dublin Zoning Ordinance. 5. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 6. The approval of this application, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and general as the development is consistent with all laws and ordinances of the City of Dublin and implements the General Plan, as proposed for amendment. 7. The proposed site development, including site layout, 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. 8. The subject site is physically suitable for the type and intensity of the approved development. Impacts to views are addressed, no view will be interrupted. 10. Impacts to existing slopes and topographic features are addressed as no slopes or topographic features exist on this site. 11. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings have been incorporated into the project and as Conditions of Approval in order to ensure compatibility of this development with the development's design concept and character of surrounding uses. 12. Landscape considerations, including the location, type, size and coverage of plant materials and similar elements have been considered to ensure visual relief and screening of potentially negative elements. 2 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 A, stamped "approved" and on file in the Dublin Planning Department, which includes a Site Plan and Elevations prepared by Thomas P. Cox, Architect, dated Received April 14, 1998, and a Conceptual Landscape Plan prepared by Don Rose and Associates dated received April 14, 1998, and a Preliminary Grading and Utility Plan, prepared by Ruggeri-Jensen and Associates, dated received April 14, 1998, for PA 98-010, Park Sierra Apartments, which constitute regulations for the use and improvements of an 8.9 acre parcel generally described as APN 941-0007-001-02 & 941-0007-002-00. The following conditions of approval are attached to this approval: CONDITIONS OF APPROVAL Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any building and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with 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] Fire, [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood Control and water Conservation District Zone 7. The following abbreviations apply in the "When Required" column: BP/Building Permit; IMPROV/Engineering Improvement plans; On-going/Throughout project; GR/Grading Permit; CON/Construction, OCC/Occupancy General Conditions 1 Approval of the Site Development Review is valid for one PL On-going (1) year, until May 26, 1999. If construction has not commenced by that time, this approval shall be null and void.-The approval period may be extended for six (6) additional months by submitting a written request for extension prior to the expiration date to the Community Development Director. Any extension will be based on a determination that the conditions of approval remain adequate to assure that the stated findings of approval will continue to be met. 2 The Developer shall comply with all applicable City of PL On-going Dublin Development Site Review Standard Conditions and City of Dublin Residential Security requirements. 3 The Developer shall sign and submit a copy of the City of PL OCC Dublin Standard Plan, Material and Maintenance Agreement prior to the occupancy of any unit. 4 All transformers, irrigation control boxes, backflow PL BP devices, valves, and similar appurtenances shall be enclosed in vaults, fencing and/or painted out or landscaped, as determined acceptable by the Community Development Director. The location of these items shall be indicated on the final landscape plans 5 The Developer shall comply with all mitigation measures PL On-going adopted as part of the Mitigated Negative Declaration for this project as well as the Mitigation Monitoring and Reporting Plan. 6 The Developer shall comply with all applicable Fire PL On-going Department, Public Works Department, Police Service, Alameda County Flood Control District 7 and Dublin San Ramon Services District requirements. Prior to the 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 or will be met. 7 The developer shall defend, indemnify and hold harmless PL On-going the City of Dublin and its agents, officers and employees from any claim, action, or proceeding to attack, set aside, void, 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 concerning the proposed development; provided, however, that the developer's duty to defend, indemnify, hold harmless shall be subject to the City's promptly notifying the permittee of any claim, action or proceeding and the City's full action or proceedings. 8 This permit shall be revocable for cause in accordance PL On-going with applicable sections of the Dublin Zoning Ordinance. Any violation of the term or conditions of this Site Development Review may be subject to the issuance of a citation. 9 The developer shall provide all units with cable TV and PL BP telephone connections. 10 To apply for building permits, the Developer shall submit B BP six (6) 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 or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. The Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 11 If occupancy is requested to occur in phases, then all PL BP physical improvements within each phase shall be required to be completed prior to the occupancy of units within that phase, except for items specifically excluded in an approved Phased Occupancy Plan, or minor hand work items, approved by the Planning Department. A Phased Occupancy Plan shall be submitted for Community Development Director review and approval a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all buildings in each phase and shall substantially conform with intent and approval of the Site Development Review approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities and separated from remaining construction activity. Subject to the approval of the Community Development Director, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 12 The Developer shall have a special rental/lease disclosure PL BP with the wording approved by the Planning Department. The disclosure form will be used as a required disclosure for future tenants indicating the presence of possible hazards. The disclosure statement shall describe: A. The presence of a high pressure underground petroleum pipeline north of the site; B. Phased development with continued construction activity until project completion may cause noise and dust. 13 A final lighting plan shall be submitted to the City for PL, PO, PW BP approval, demonstrating that the entire area will be adequately illuminated. Photometrics and lighting plans for the site shall be submitted to the Planning and Police Departments for review and approval prior to issuance of building permits, I 14 I All wall and fence heights shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works PW BP Prior to the final occupancy of any unit, the unit shall meet minimum health, design and safety standards, including but not limited to the following: A. The project entrance and all interior roadways and driveways shall be complete to allow for safe traffic movement to and from residential units. B. All traffic signing and striping shall be in place. C. All street lights and interior access and parking area lighting shall be energized and functioning. [PW] D. All repairs to street, curb, gutter and sidewalk which may create a hazard shall be required or any non-hazard repair shall be complete or bonded for. [PW] E. Back-lit illuminated house address numbers shall be provided. [PL, F] F. Final site grading shall be approved by the Department of Public Works. [B] G. All sewer clean-outs, water meter boxes and other utility boxes shall be set to grade, to the approval of the Director of Public Works. [PW] H. Dwellings shall have received all necessary inspections and have final approval by the Building Department to allow occupancy. [B] I. All fire hydrants in streets providing access to the homes shall be operable to Public Works and Fire Department satisfaction. [PW, FI J. All mail-box units shall be located at back of curb. K. Exterior lighting shall be provided for stairwells and dwelling entrances and shall be of a type and placement so as not to cause glare on to adjoining properties or the Iron Horse Trail. [B, PL] L. Lighting used after daylight hours shall be adequate to provide for security needs. PW PW PW PW PL, B B, PW PW, B B,F PW, F B, PL B, PL B, PL, P OCC OCC OCC OCC OCC OCC OCC OCC OCC OCC OCC OCC 16 The provisions of the City's Inclusionary House PL BP Ordinance shall be satisfied through approval of an Inclusionary Housing Agreement per applicable provisions of the Dublin Zoning Ordinance prior to issuance of building permits. If fees are to be paid, they shall be paid prior to issuance of building permits. 17 Final building plans shall include details of proposed PL GR trash enclosures in terms of design, materials and colors. These items shall be approved by the Planning Department. 18 The project shall comply with all parking provisions of PL BP the Dublin Zoning Ordinance, including providing a 25 ft. back up space has been provided behind garages underneath residences 19 Automatic garage door openers shall be provided for all PL, B OCC garage units and shall be of a "roll up" type. Garage doors shall not intrude into public rights-of-way or parking areas. 20 A final landscape plan shall be approved by the City's PL BP Landscape Architect, including planting and irrigation components. The developer shall pay a deposit to the Planning Department to have landscape plans checked. Fees 21 Prior to the issuance of building permits, the Developer PL, B, PW BP shall comply with and/or pay all applicable connection fees and development fees (plus annual increases) in effect at the time of building permit issuance. This includes but is not limited to traffic impact fees, regional traffic impact fees, inclusionary housing requirements and building permit fees. The traffic fee for the project is, based on the project traffic study. 22 To implement the General Plan Implementing Policy PCS BP 2.1.3 (c), he developer shall fund a study to update the "Public Facilities fee Justification Study" (Study), prepared by Recht Hausrauth & Associated dated March 7, 1996, to include the project within the development projections used in the Study and to recalculate the amount of the City's adopted Public Facilities Fee (Citywide) to include the project. The developer shall pay the Public Facilities Fee in the amounts and times set forth in City of Dublin resolution No. 32-96, or in the amounts and at the times set forth in any resolution revising the amount of Public facilities fee. 22a The project developer shall pay an in lieu fee for B FM neighborhood parks in accordance, pursuant to and at the times specified in the City's Quimby Act Ordinance, Chapter 9.28 of the Dublin Municipal Code. 23 Prior to issuance of building permits, the Developer shall B BP pay fees as required in the agreement between the Shea Properties and Dublin Unified School District to mitigate all impacts to the District as a result of this project. 24 Prior to the issuance by the City of any building permit, DSR BP all utility connection fees, plan checking fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accord with the rates and schedules established in the DSRSD Code. No sewer line or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items referenced in this condition have been satisfied. Public Works: Engineering improvements noted below shall be constructed prior to occupancy of any unit, unless an exception is granted by the City Engineer 25 The developer shall construct the face of curb of all PW BP parking spaces a minimum of 3' from the proposed fence line or retaining wall to provide sufficient room for the required 2' vehicle overhang in a parking stall. 26 The developer shall construct a fire access gate PW, F OCC sufficiently large to accommodate a fire truck turning north or south onto the existing fire access road along Alamo Creek. 27 The developer shall comply with current ADA and Title PW, B OCC 24 requirements by installing 5 additional handicap parking spaces, with one space being van accessible. 28 Project construction drawings and documents, including PW OCC the site plan, grading and utility plan, the locations of transformers and the site joint trench that will service the site with electricity, telephone and CATV. All new utilities, connections and vaults shall be undergrounded. All above ground boxes, transformers and water backflow preventers shall be screened. 29 In addition to these Conditions of Approval, the PW GR, BP, developer shall conform with the City of Dublin Standard OCC Conditions of Approval, revised March, 1998. l0 30 The developer shall maintain City-required bonds for all PW OCC proposed improvements specified in the site conditions during and for one year following completion of construction. The Labor and Materials Bond shall be released after the City's acceptance of improvements. The Performance Bond shall be released one year after the acceptance of improvements and after all defects have been repaired. The developer, with the approval of the Director of Public Works, has the option of providing a Maintenance Bond in the amount of 25% of improvement costs. This will serve instead of the Faithful Performance Bond. Prior to release of the Faithful Performance Bond or the Maintenance Bond, all improvements and landscaping shall be installed and established per approved plans, and a declaration by the project civil engineer shall be submitted that the finished graded building pads are within 0.1 (plus/minus) feet in elevation of those shown on approved plans. 31 The developer shall remove any easements now on the PW GR site, and not to be part of the proposed utility and street improvements, shall be abandoned and removed prior to approval of the Final Parcel Map. 32 Layout and design of the parking lot striping, drive aisles PW BP and sidewalks shall be configured to maximize safety, circulation, convenience and site design per City of Dublin Parking Standards. Detailed dimensioned plans shall be approved by the Director of Public Works prior to issuance of building permits. Mapping/Dedications 33 The Developer shall prepare a Parcel Map dividing the proposed project from the Dublin Housing Authority parcel for approval by the City and recordation in Alameda County. 34 The developer shall stripe the centerline of the access PW OCC road from the Phase I project driveway entrance to the project gate to the satisfaction of the Director of Public Works. 35 The Developer shall dedicate on a Parcel Map to the City PW FPM of Dublin a minimum 20' maintenance/emergency vehicle access easement (EVAE) from the existing EVAE located next to the east top of bank of Alamo Creek drainage channel to the existing EVAE located in the entrance driveway and Dougherty Road per City of Dublin and Alameda County Fire Department requirements.. 36 If necessary, the developer shall dedicate a drainage PW OCC easement to the adjacent northerly parcel (Dublin Housing Authority) for the collection and transport of surface drainage to the creek. The project drainage system shall be designed and constructed to accommodate the existing water surface flows from the northerly property that naturally drain into the project property. 37 The developer shall comply with all applicable City of PW GR, BP, Dublin Standard Public Works Conditions of Approval OCC for Subdivision, In the event of a conflict between the Public Works Typical Conditions for Subdivisions and these Conditions, these Conditions shall prevail. 38 The subdivision shall meet or perform all of the PW OCC requirements of the Subdivision Map Act, the City of Dublin Subdivision Ordinance and Conditions of Approval of the Phase I project not fully constructed. Drainage 39 The developer shall show on the construction documents PW OCC that the lowest pad elevations are a minimum of one (1) foot above the 100-year flood plain. 40 Overall drainage patterns shall not be changed by PW OCC construction of the project. Final pipe sizes, slopes, depths and similar specifications shall be based on final design calculations and are subject to the approval of the Director of Public Works. 41 The Developer's project engineer shall submit for City PW GR review a drainage study to determine that existing drainage facilities and the new storm drain system can adequately accommodate storm water runoff from the project. The Developer shall comply with all mitigation measures as required by the Director of Public Works to correct any deficiencies in the existing storm drain line and outfall. 12 42 The Developer may be required to remove the existing PW GR storm drain outfall located in Alamo Creek and fill in with soil and rip-rap to the satisfaction of the Director of Public Works and shall obtain, if necessary, permits from Alameda County, Zone 7, and the California Department of Fish and Game. In lieu of the above, incorporate the outfall into proposed site storm drain system 43 The Developer shall prepare improvement plans in accord with the latest City of Dublin Improvement Plan Checklist prepared and filed with the City of Dublin Public Works Department. Utilities 44 The Developer shall construct all utilities to the project, PW GR including, but not limited to domestic fresh water, sanitary sewer, electricity, telephone, cable television and other such required utility services as may be deemed necessary by the Director of Public Works to provide for development of the subject site, to the requirements and specifications of the agency having jurisdiction. 45 The Developer shall underground all utilities to the PW BP project unless specifically exempted by the Director of Public Works. The developer shall remove all existing overhead utilities within the project and construct them underground. 46 The Developer shall comply with all Alameda County PW BP Flood Control and water Conservation District-Zone 7 Flood Control requirements and applicable fees. 47 The type, location and brightness of street lights shall be PW On-going reviewed and approved prior to construction by the Director of Public Works,. 48 The developer shall grade the project in accordance with PW GR the City of Dublin Grading Ordinance and State and Regional Water Control Boards standards. 49 All fire hydrants shall be constructed to City and Alameda PW, F BP County Fire Department standards. The developer shall comply with applicable Alameda County Fire Department, City of Dublin Public Works department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin-San Ramon Services District requirements. 13 50 The Developer shall receive proper clearances from the PW GR pipeline owner to construct proposed sewer and water lines which would cross the high pressure gas line. The project engineer shall verify that the sewer line can cross under or over the high pressure gas line. 51 Pedestrian and bicycle access shall be provided from the PW OCC apartment complex to Dougherty Road. This access shall comply with ADA standards. The access may be provided along the adjacent Iron Horse Trail which will require a pathway connection from the complex to the trail. 52 Lighting shall be provided along the entrance road. PW OCC 53 The connection of Road "A" to the trail on the east bank PW OCC of Alamo Creek shall be revised to prevent non- emergency vehicle entry from Road "A" onto the trail. Reflectors shall be installed on the gates of the fence to prevent vehicles on Road "A" from driving over the path and into the creek. Pedestrian and bicycle access to the trail shall be provided separate from the EVAE access gate. 54 The Alamo Creek path shall be extended southerly from PW OCC Road "A" to connect with the portion of the trail being installed by Park Sierra apartments phase I. Adequate right-of-way of the path shall be dedicated to the City. 55 Landscaping shall be installed along the north side of the PW, PL OCC Iron Horse Trail from Alamo Creek to Dougherty Road. The final design of plantings and irrigation shall be approved by the Community Development Director and Director of Public Works. 56 The final design of the intersection of the entrance road PW OCC with the Park Sierra Apartments Phase I entrance and the Iron Horse Trail shall include speed bumps and be approved by the Director of Public Works. 57 Condition 57 deleted 58 The abandoned railroad bridge over Alamo Creek shall be PW OCC reconditioned per Park Sierra Phase I. These improvements, if not completed as part of Phase I, shall be completed prior to issuance of a certificate of occupancy for Phase II. 14 59 Dougherty Road and access improvements required as PW OCC part of Phase I, shall be completed by Phase II, is not complete under Phase I prior to issuance of occupancy permits for Phase II. Improvements include, but are not limited to construction of southbound right turn lane, a pedestrian refuge island and connecting Iron Horse Trail improvements, construction of Scarlett Drive entrance (entrance road for Phase I), restriping the pavement to provide a northbound left turn lane and installation of a traffic signal. In addition, right-of-way shall be dedicated to the City of Dublin over the Scarlett Drive extension to provide access to the Phase II entrance road from Dougherty Road. The developer shall post a bond covering all improvements prior to the issuance of building permits. 60 Adequate parking shall be provided at the gated entry to PW, P OCC the apartments to allow vehicles not entering the site to avoid blocking the driveway. 61 The developer is responsible for the payment of Traffic PW, F BP Impact Fees prior to issuance of building permits, Fire Department 62 DSRSD standard steamer (1-4-1/2" and 1-2-1/2" outlet) F BP fire hydrants are required. Fire hydrant locations shall be marked in the filed by installing "blue dot" markers adjacent to the hydrant, 6" off-center from the middle of the street. 63 Fire apparatus roadways shall extend within 150-ft. of the F On-going most remote exterior wall of any building. 64 Fire apparatus roadways must have a minimum F OCC unobstructed width of 20 feet and an unobstructed vertical clearance of at least 13 feet, 6 inches. Roadways under 36 feet in width shall be posted with signs and shall have red curbs painted with labels on one side; roadways under 28 feet in width shall be posted with signs and shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE-CVC 22500.1." 65 Fire apparatus roadways shall be capable of supporting F BP the imposed weight of fire apparatus and must be provided with an all weather driving surface. Only paved surfaces are considered all weather driving surfaces. 66 Maximum grade for fire apparatus roadway is 20%. F BP Grooved concrete or rough asphalt shall be provided for grades over 15%. 67 Fire apparatus roadways in excess of 150 in length shall F BP make provision for approved apparatus turn around. 68 Fire apparatus roadways must be installed and fire F BP hydrants in service prior to the commencement of combustible framing. Prior to commencement of framing, the Fire Department shall be contacted to schedule an inspection of roadways and hydrants. 69 A weed abatement program shall be provided before, F On-going during and after construction for vegetation within 10 feet from combustible construction and 30 feet from street and property lines. 70 Prior to issuance of a building permit, a full set of F BP building plans must be submitted to the Fire Department, Fire Prevention Bureau, for review and approval. 71 All construction equipment, machinery and devices with F On-going internal combustion engines shall be equipped with approved spark arrestors while operating in the project area. This condition shall be added to construction specifications. 72 Approved building numbers and/or addresses shall be F OCC placed on new buildings. Addresses shall be plainly visible and legible from the street or fronting property. Said numbers shall contrast with their background. 73 Approved spark arrestors shall be installed on each F BP chimney, flue/vent used for fireplaces and heating appliances in which solid or liquid fuel is used. This condition shall be added to construction specifications. 74 Approved smoke detectors shall be installed per current F BP UBC standards. This condition shall be added to construction specifications. 75 Any and all gates to Fire Department accessways shall F OCC have a minimum of 12 foot clear, unobstructed linear width and a clear vertical height of 13 feet, 6 inches. All locking devices shall provide for Fire Department emergency access. Gate plans shall be approved by the Fire Prevention Division prior to construction. 76 For buildings 35 feet and over in height above natural F BP grade, the required access roadway shall be a minimum of 26 feet in width and shall be positioned parallel to at least one entire side of the building and shall be located with a minimum of 15 feet and a maximum of 25 feet from the building 77 Adjacent to fire hydrants, access roadways shall be a F BP minimum of 28 feet in width at least 20 feet in both directions from the fire hydrant. 78 An approved automatic fire sprinkler system shall be F BP installed throughout. Sprinkler systems serving more than 100 heads shall be monitored by an approved central station, U.L. listed and certified for fire alarms monitoring. A copy of the U.L. listing must be provided to the Fire Department. Sprinkler plans, specifications and calculations shall be submitted to the Fire Department prior to installation. A separate review fee will be collected for this purpose. 79 Prior to installation, plans and specifications for the F BP underground fire service line shall be submitted to the Fire Department for approval. Police Services 80 Signs at the joint project entry with the Phase I P, PW OCC development shall be approved by the Police Services Department to minimize vehicular conflicts 81 Speed humps or other speed control devices shall be P, PW OCC installed along the private drive to minimize excess speed. 82 The developer shall comply with applicable City P, B OCC residential security requirements. 83 If feasible, doors to storage areas and water heaters shall P, B OCC be secured with a 1-inch deadbolt lock and high security strike plate secured with minimum of 2 three inch screws. 84 Entry gates to the site shall be designed for emergency P OCC access per Police Services approval. 85 Gated pedestrian entries shall be self closing and self P OCC locking. 86 The perimeter security fence shall be a minimum of 6 feet P OCC in height above finished grade. 87 The Developer and/or property manager shall keep the P On-going site and all improvements clear of graffiti vandalism on a regular and continuous basis. Graffiti resistant paints and materials should be used. 88 An easy-to-read lighted directory and map shall be posted P OCC at all vehicle entrances. 89 Unit markers and addresses shall be lighted at night P OCC 90 Exterior lighting shall be provided around the perimeter P OCC of the buildings and within parking areas. A final lighting plan shall be approved by Dublin Police Services. 17 91 Open space parking on the north east side of the complex P BP may be vulnerable to anyone coming over the wall and barrier plants shall be selected to prevent access at this point. DSRSD 92 Prior to the issuance of building permits, complete DSR BP improvements shall be submitted to DSRSD confirming with the requirements of the DSRSD Code, "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and DSRSD policies. 93 All mains shall be sized to provide sufficient capacity to DSR BP accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in accord with DSRSD utility master planning. 94 Sewers shall be designed to operate by gravity flow to DSR BP DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may be allowed under extreme circumstances following a case-by-case review with DSRSD. Any pumping station shall 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 another conditions within a separate agreement with the applicant for any project that requires a pumping station. 95 Domestic and fire protection waterline systems shall be DSR BP designed to be looped or interconnected to avoid dead- end sections in accord with the requirements of the DSRSD Standard Specifications and sound engineering practices. 96 DSRSD policy requires public water and sewer lines to be DSR GR located in public streets to the fullest extent possible. If unavoidable, public water or sewer easements must be established to provide for future maintenance and/or replacement. 97 Prior to approval by the City of a grading permit or a site DSR GR development permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 98 All easement dedications for DSRSD facilities shall be by DSR GR separate instrument irrevocably offered to DSRSD or by offer of dedication on a Final Map. 99 Prior to issuance of a building permit, all utility DSR BP connection fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accord with the rates and scheduled established in the DSRSD Code. 100 Prior to issuance of a building permit, all improvement DSR BP plans of DSRSD facilities shall be signed by the District Engineer. Prior to DSRSD approval, the developer shall pay all DSRSD fees, and provide an estimate of construction costs for water and sewer systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms acceptable to DSRSD. Fifteen working days are required for DSRSD approval. 101 No sewer or water line construction shall be permitted DSR GR unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all other items have been satisfied. 102 The developer shall hold DSRSD, its Board of Directors, DSR On-going commissions, employees, and agents of DSRSD harmless and indemnify and defend same from any litigation, claims, or fines resulting from the construction and completion of the project. 103 The project is located within the Potable water Use area DSR GR of the District. The Board of Directors is considering enactment of a Recycled Water Use Zone Ordinance which may call for the installation of a recycled water irrigation systems to allow for the future use of recycled water for approved landscape irrigation demands for new development within the potable water service area of the District. Recycled water will be available in the future, s described in DERWA San Ramon Valley Recycled Water Facility Plan. Enactment of the proposed Use ordinance is anticipated prior to approval of this project by the City of Dublin. Upon its enactment, and unless specifically exempted by the District Engineer, compliance with the Recycled Water Use Ordinance, as may be amended or superseded, is required. An irrigation water service to connect to off-site recycled water mains shall be installed to the property line to allow for the connection when recycled water is available. This development shall be equipped to use recycled water for irrigation. The recycled water irrigation system shall be designed to conform with District standards and specifications as described in the Standard Specification Addendum. 104 The applicant an City's cooperation is requested to DSR, PL GR establish a recycled water easement within the project access road of Dougherty Road for future installation of recycled water pipeline improvements. Zone 7 105 The Developer shall relocate the Zone 7 24-inch ZONE 7 GR Dougherty Road water pipeline per Zone 7 standards. This shall include dedicating a 20-foot wide easement to the District for the construction, operation and maintenance of the relocated waterline. 106 Final construction plans shall indicate which existing ZONE 7 GR improvements shall remain 107 A minimum 20-foot setback shall be provided from top of ZONE 7 GR bank of Alamo Creek to the project property line. 2O 108 The proposed project storm drain system shall be ZONE 7 GR designed so as to avoid transfer of storm water runoff between drainage basins 109 An erosion control plan shall be prepared by the ZONE 7 GR developer to minimize further erosion near the existing outfall from the proposed 36-inch drainage pipe. All repairs and improvements to the outfall structure shall be approved by Zone 7. 110 The developer's engineer shall provide a section to the ZONE 7 GR District indicating slope, the access road, v-ditch, wall, property line and building(s) closest to Alamo Creek. 112 No over bank flow shall be permitted from the proposed ZONE 7 On-going development PASSED, APPROVED and ADOPTED this 26th day of May, 1998. AYES: NOES: ABSENT: Cm. Jennings, Johnson, Hughes, and Musser Cm. Oravetz 91 an~n-il~g-C o ~-mi-s~r~ Chhirper~n Community Development Director 2q