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HomeMy WebLinkAbout8.1 Attch 2 PC Reso SDR RESOLUTION NO. 10- XX ~ A RESOLUTION OF THE PLANNING COMMISSION ! OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW FOR THE VALLEY CHRISTIAN CENTER FOR A TEMPORARY MODULAR BUILDING LOCATED AT 7500 INSPIRATION DRNE (APN 941-0022-005) PLPA 2010-00009 WHEREAS, the Applicant, Valley Christian Center, has requested approval of a Site Development Review for the construction of a temporary modular classroom building and related improvements, located at 7500 Inspiration Drive; and WHEREAS, the Applicant has submitted project plans for the requested entitlement prepared by Milani and Associates, received by the Planning Division on May 23, 2010 labeled as Exhibit A and incorporated herein by reference; and WHEREAS, the modular building is temporary in nature and will be removed when the permanent facilities are constructed; 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, the City Council certified an Environmental Impact Report (EIR) by Resolution No. 92-03 pursuant to CEQA for the Valley Christian Center master plan in 2002 (State Clearinghouse Number 2002012070). The master plan project described and analyzed in the 2002 EIR included a sanctuary, school classrooms, administrative buildings and other related facilities and improvements. There are no substantial changes to the project or circumstances and no new information requiring subsequent or supplemental environmental review pursuant to CEQA section 21166. The certified EIR adequately covers the project and no additional review is required because the proposed project allows for the construction of a temporary building to support the school and does not allow for an expansion of the student body beyond what was studied in the EIR. The resolution and certified EIR are incorporated herein by reference and available for review at the Planning Division in the Dublin Civic Center during normal business hours; and WHEREAS, a Staff Report, incorporated herein by reference, was submitted to the Planning Commission on May 25, 2010 recommending approval of said application; and WHEREAS, the Planning Commission did hold a public hearing on said application; WHEREAS, proper notice of said hearing was given in all respects as required by law; and Attachment 2 WHEREAS, the Planning Commission did hear and consider the certified EIR, all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. , 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 modular c/assroom building is consistent with the purposes of Chapter 8.104, Site Development Review, of the Zoning Ordinance, with the General Plan and with any applicable Speci~c Plans and design guidelines because: 1) the proposed project will be compatible with the surrounding area because the development is designed with respect to the adjacent properties and the site on which it is located which is currently developed; 2) the Master Plan allows for the expansion of the existing school population; 3) the proposed modular building allows the school to accommodate additional students until the permanent facilities can be constructed; and 4) the proposed modular building is temporary and would not expand the existing school population beyond that anticipated in the Master Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the zoning for the site is PD (Planned Development) and the proposed modular classroom is consistent with the Master Plan for the site which envisioned an expansion of the school and allowed for additional school facilities; 2) the overall design of the Project is compatible with the neighborhood in which it is located and the existing site; 3) the proposed use will have adequate parking to support the facility as required by Chapter 8.76, Off-Street Parking Regulations, of the Zoning Orciinance; and 4) the proposed project is consistent with the existing use of the site which includes church and school activities. 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 proposed project site is located in an urbanized area that is currently developed with a variety of building types and uses; 2) adequate access to the site is provided from Inspiration Drive; 3) the design of the building is consistent with the existing buildings on the site; and 4) consistent with the approved Master Plan, the site is currently developed with a variety of church and school buildings and the construction of a modular classroom building is consistent with the existing and surrounding uses. D. The subject site is physically suitable for the type and intensity of the approved development because: 1) the General Plan designation for the site is Public/Semi-Public and the designation allows for community serving services such as a school; 2) the temporary modular building is consistent with the Master Plan; and 3) the modular building will be set back a significant distance from Inspiration Drive and will not be readily visible from the road. E. Impacts to existing s/opes and topographic features are addressed because: 1) the project site is a sloping site and the topography varies across the site; and 2) the area where the modular building will be located is relatively flat and contains other buildings; little grading will be necessary in order to accommodate the modular building. 2 F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the Sife and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements resu/t in a project that is harmonious with its surroundings and compatible with other development in the vicinity because: 1) the scale of the building has been designed to be similar to the surrounding buildings and is within the height limits established by the Planned Development; 2) the temporary building has been located in such a manner as to limit views of the building from grade; and 3) landscaping will be provided around the temporary building to provide an adequate landscape buffer. G. Landscape considerations, including fhe 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) . the site is currently landscaped with a variety of trees and shrubs; and 2) new landscaping will be planted around the modular building which complements the site. H. The Site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles because: 1) access to the Site will be provided from an existing sidewalk and driveways on Inspiration Drive; and 2) the Project has been reviewed by the Public Works Department and the Fire Department and adequate access and circulation has been provided on-site. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said application, Site Development Review for the Valley Christian Center, to construct a temporary modular building and related improvements located at 7500 Inspiration Drive as generally depicted in the Project Plans prepared by Milani and Associates received by the Planning Division on May 14, 2010, labeled 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 Division 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. ~Ql~DlT1UN TEXT : RESF~UN; i WHEN ' S~}URGE A~EhIC~ : =RE~t}~'} : F~riar t~• G.ENE~L ~ SITE DE~IE~C~,PMENT REVIEW ~ . 1. Approval. This Site Development Review PL On-going Planning a roval for the Valle Christian Sanctua , PLPA 3 G(~~IC3ITIUN TEXT ~ESP+C~N. III~H~I~ SC}UF~CE A~ EN~C1F REQ't~ ' Prior #a- 2010-00009 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 Milani and Associates received May 14, 2010, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of A roval contained herein. 2. Permit Expiration. Approval of this Site PL Two years DMC Development Review shall be valid for two (2) After 8.96.020.D years from the effective date. This approval shall Effective be null and void in the event the approved use Date fails to be established within two (2) years. Commencement of the use means the establishment of use pursuant to the Permit approval or, demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving PL One Year DMC decision-maker may, upon the Applicant's written Following 8.96.020.E request for an extension of approval prior to Expiration expiration, upon the determination that all Date Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing bod . 4. Compliance. The ApplicanUProperty Owner shall PL On-going DMC operate this use in compliance with the 8.96.020.F Conditions of Approval of this Site Development Review, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be sub'ect to enforcement action. 5. Revocation of Permit. The Site Develo ment PL On-going DMC 4 ` Ct~~t~~Tl4N TEXT : RESP~N. WHEI~ Sf)U~t~E AGEN~II ' REl'~'p Pr~Qr tc~• Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Issuance 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. 7. Required Permits. Developer shall obtain all PW Building Standard permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance 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 De artment. 8. Fees. ApplicanUDeveloper shall pay all Various Building Various applicable fees in effect at the time of building Permit permit issuance, including, but not limited to, Issuance 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 County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be ado ted and a licable. 9. Indemnification. The Developer shall defend, ADM On-going Administrat indemnify, and hold harmless the City of Dublin ion/City and its agents, officers, and employees from any Attorney claim, action, or proceeding against the City of Dublin or its a ents, officers, or em lo ees to 5 ' Ct'~1d~1TlC}N TEXT RE~Pt~7'N. WHEN ~C)URGE A~~NCY REQ'D Rrivr to=' attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal ~ board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or roceedin s. 10. Clarification of Conditions. In the e~ent that PW On-going Public there needs to be clarification to the Conditions of Works Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from im acts to this ro'ect. 11. Clean-up. The Applicant/Developer 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 PL On-going DMC Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. F~ROJE~T ~PE~IFIC 13. Equipment Screening. All electrical, fire risers PL Building Planning and/or mechanical equipment shall be screened Permit from public view. The Building Permit plans shall Issuance show the location of all equipment and screening for review and approval by the Director of Through Community Development. Completion/ On- oin 6 ' eoNQ~Tr~r~ -r~~r RES~c~t~. : wH~r~ st~u~~~ ACEN~Y R~Q'~ Pr~ar tc~': ' LAND~~APtNG 14. Final Landscape and Irrigation Plans. Final PL Building DMC Landscape and Irrigation Plans, prepared and Permit 8.72.030 stamped by a State licensed landscape architect Issuance 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 fandscape plans prepared by DesignLab 252, received by the Planning Division on May 14, 2010, except as modified by the Conditions listed below and as required by the Community Development Director. 15. Standard Plant Material, Irrigation and PL Building DMC Maintenance Agreement. The Permit 8.72.050.B Applicant/Developer shall complete and submit to Issuance the Dublin Planning Department the Standard Plant Material, Irrigation and Maintenance A reement. 16. Plant Standards. Plant Standards. All trees PL Occupancy Planning that are on the exterior building perimeter shall be 24" box minimum, with at least 30% at 36" box or reater; all shrubs shall be 5 allon minimum 17. Backflow Prevention Devices. The Landscape PL, PW, F Building Planning Plan shall show the location of all backflow Permit prevention devises. The location and screening of . Issuance the backflow prevention devices shall be reviewed and a roved b Cit staff. 18. Root Barriers and Tree Staking. The landscape PL, PW Building Planning plans shall provide details showing root barriers Permit and tree staking will be installed which meet Issuance current Cit s ecifications. 19. Water Efficient Landscaping Ordinance. The PL Building DMC 8.88 Applicant/ Developer shall submit written Permit documentation to the Public Works Department Issuance (in the form of a Landscape Documentation Package and other required documents) that the development conforms to the City's Water Efficient Landsca in Ordinance. ' L~~]Ii~{~[N~ - GENERAL 20. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes Completion and ordinances in effect at the time of building permit. ~ C~NQ~TI~N TEXT RE~P('}~1. WHEC~ . St~URCE A~ENC~ RE.t~'C3 Pr"ior :tc~~; 21. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit five (5) sets of Building construction plans to the Building Division for plan Permits 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. Applicant/Developer will be responsible for obtaining the approvals of all participation non- City agencies prior to the issuance of building ermits. 22. Construction Drawings. Construction plans B Issuance of Building shall be fully dimensioned (including building Building elevations) accurately drawn (depicting all Permits 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. 23. Building Access. Disabled access ramps / B Building Building pathways shall meet chapters 10 and 11 B of the Permit CA Buildin Code. Issuance FIt~E - ~ENER}~L C~NL~lTIC3NSi 24. Fire Code. The project shall comply with the F Building Fire applicable Building and Fire Codes. Site and Permit Building plans shall be provided for review and Issuance a roval b the Fire De artment. 25. Fire Alarm System. A Fire Alarm System is F Building Fire required for the classroom use. Permit Issuance ~ 26. Wildfire Management. The Applicant shall F Building Fire submit a detailed wildfire management diagram Permit showing the distance from the buildings, the Issuance slopes and the landscaping including the tree spacing and shall comply with the following: o Roof covering shall be Class A roof covering. o Eaves shall be protected on the exposed underside by materials approved for one- hour rated fire resistive construction. 8 C~N~tTiG1N TEX~T : RESPCIN. WHEC~ ~t}UI~~E ACENCY REt~'~ PriQr #o: Fascias are required and must be protected on the backside by materials approved for one-hour rated fire resistive construction or 2-inch (51 mrn) nominal dimensional lumber. o Gutters and downspouts shall be constructed of non-combustible material. o Exterior walls of buildings or structures shall be constructed with materials approved for one-hour rated construction on the exterior side or with non- combustible materials. Exception: Heavy timber construction. o Exterior windows, window walls and skylights shall be tempered glass or multilayered glazed panels. o Exterior doors, other than vehicular access doors to garages, shall be non- combustible or solid core not less than 1- 3/4" thick. When windows are within doors, they shall be of tempered glass or multila ered lazed anels. P~C}LICE -~~~~~~PROJECT ~'~SREGI~[~ ~ - : ' 27. Security Requirements. The PO Issuance of Police Applicant/Developer shall comply with all Building applicable City of Dublin Non-Residential Security Permits requirements. On- oin 28. Emergency Phone. Each classroom within the PO Occupancy Police modular building shall be equipped with its own emer enc tele hone. 29. Security Lighting. Security lighting shall be PO Occupancy Police installed within and without the classroom. RtTBL1C 1N~JJRKS - STANL)ARD'GONUITIqNS 30. Standard Public Works Conditions of PW Prior to Public Approval. Applicant/Developer shall comply Approval of Works with all applicable City of Dublin Public Works Improvement Standard Conditions of Approval. In the event of Plans a conflict between the Public Works Standard Conditions of Approval and these Conditions, these Conditions shall revail. 31. Grading/Sitework Permit. All improvement PW Issuance of Public work must be perFormed per a Grading/Sitework Grading/Site Works Permit issued by the Public Works Department. work Permit Said ermit will be based on the final set of civil 9 C~ND~TfC3N TEXT I~ESPC~~t. ' WHEN SQIJRCE AGENCY R~{~'I~' Pric~r to: 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 Applicant/Developer must fill in and return the applicant 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 Applicant/Developer will be responsible for any adopted increases to the fee amount. CfJNSTRIJCTION 32. Erosion Control During Construction. PW During Public Applicant/Developer shall include an Erosion and Construction Works Sediment Control Plan with the Grading and and Grading Improvement plans for review and approval by Activities the City Engineer/Public Works Director. Said plan shall be designed, implemented, and continually maintained pursuant to the City's NPDES permit between October 1St and April 15'n or beyond these dates if dictated by rainy weather, or as otherwise directed by the City En ineer/Public Works Director. 33. Archeological Materials. If archaeological PL, PW During Public materials are encountered during construction, Construction Works construction within 100 feet of these materials and Grading shall be halted until a professional Archaeologist Activities 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 a ro riate miti ation measures. 34. Construction Hours. Construction and grading PW During Public operations shall be limited to weekdays (Monday Construction Works through Friday) and non-City holidays between and Grading the hours of 8:00 a.m. and 5:00 p.m. The Activities ApplicanUDeveloper may request permission to work on Saturdays and/or holidays between the hours of 8:30 a.m. and 5:00 p.m. by submitting a request form to the City Engineer no later than 5:00 p.m. the prior Wednesday. Overtime inspection rates will apply for all Saturday and/or holida work. 35. Temporary Construction Fencing. Temporary Various During Public Construction fencin shall be installed alon the Construction Works 10 CUNDITIGIN TEXT RESPC~N. 1MHEN 50UF~~CE AC'aENCY REC,~°D ` Pric~r t~?- perimeter of all work under construction to and Grading separate the construction operation from the Activities public. All construction activities 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 b the Cit En ineer/Public Works Director. L~CIBLIK{ SAN,RAMUI~E SEEt~/[GE~ DISTFtICT DSRS[) - STAN~ARD C~NI3[T~C}N,S 36. Prior to issuance of any building permit, complete DSR Issuance of Dublin San improvement plans shall be submitted to DSRSD Building Ramon that conform to the requirements of the Dublin Permits Services San Ramon Services District Code, the DSRSD District "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD olicies. 37. Sewers shall be designed to operate by gravity DSR Improvement Dublin San flow to DSRSD's existing sanitary sewer system. Plans Ramon Pumping of sewage is discouraged and may only Services be allowed under extreme circumstances District 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 an ro'ect that re uires a um in station. 38. Domestic and fire protection waterline systems DSR Improvement Dublin San for Tracts or Commercial Developments shall be Plans Ramon designed to be looped or interconnected to avoid Services dead end sections in accordance with District requirements of the DSRSD Standard S ecifications and sound en ineerin ractice. 39. Prior to approval by the City of a grading permit DSR Improvement Dublin San or a site development permit, the locations and Plans Ramon widths of all proposed easement dedications for Services water and sewer lines shall be submitted to and District a roved b DSRSD. 40. All easement dedications for DSRSD facilities DSR Improvement Dublin San shall be by separate instrument irrevocably Plans Ramon offered to DSRSD or by offer of dedication on the Services Final Ma . District 41. Prior to approval by the City for Recordation, the DSR Recordation Dublin San 11 ca~c~~Ttc~w ~~Exr ~E~p~~. wH~N sc~u~c~ : AGENCY FtE~'D' Pri;o~r t~- Final Map shall be submitted to and approved by of Final Map Ramon DSRSD for easement locations, widths, and Services restrictions. District 42. Prior to issuance by the City of any Building DSR Issuance of Dublin San Permit or Construction Permit by the Dublin San Building Ramon Ramon Services District, whichever comes first, Permits Services all utility connection fees including DSRSD and District Zone 7, plan 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. 43. Prior to issuance by the City of any Building DSR Issuance of Dublin San Permit or Construction Permit by the Dublin San Building Ramon Ramon Services District, whichever comes first, Permits Services all improvement plans for DSRSD facilities shall District be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a perFormance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before , si nature b the District En ineer. 44. No sewer line or waterline construction shall be DSR Improvement Dublin San permitted unless the proper utility construction Plans Ramon 'I permit has been issued by DSRSD. A Services ' construction permit will only be issued after all of District the items in Condition No. 9 have been satisfied. 45. The applicant shall hold DSRSD, its Board of DSR Issuance of Dublin San Directors, commissions, employees, and agents Building Ramon of DSRSD harmless and indemnify and defend Permits Services the same from any litigation, claims, or fines District resulting from the construction and completion of the ro'ect. 46. Improvement plans shall include recycled water DSR Improvement Dublin San improvements as required by DSRSD. Services Plans Ramon for landscape irrigation shall connect to recycled Services water mains. A licant must obtain a co of the District 12 CCiNL~iT14N TEXT ~ESP+Q'N. ; WHEN ~~URGE ~i~EN~~( RE{~'D Pric~~r tc~•: DSRSD Recycled Water Use Guidelines and conform to the re uirements therein. 47. A Backflow Prevention device to prevent back- DSR Issuance of Dublin San siphoning of water into the potable distribution Building Ramon main will be required on each commercial Permits Services account per the District's specifications. DSRSD District will calculate and require payment of demand fees from those projects that increase demands on water and/or sanitary sewer services prior to issuin a construction ermit. Effective date. The SDR approval is effective upon the effective date of the companion Conditional Use Permit approving a minor amendment to the PD zoning Development Plan. PASSED, APPROVED AND ADOPTED this 25th day of May 2010 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#120101PLPA-2010-000091SDR Reso.DOC 13