HomeMy WebLinkAbout8.3 Attch 2 ResoApproving SDR
RESOLUTION NO. 10-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR DUBLIN TRANSIT CENTER SITE E-1
(ESPRIT AT DUBLIN S7ATION) LOCATED AT THE SOUTHEAST CORNER OF DUBLIN
BOULEVARD AND IRON HORSE PARKWAY (APN 986-0034-011-00)
PA 09-002
WHEREAS, the Applicant, D.R. Horton, Inc., has requested approval of Site
Development Review for PA 09-002, Dublin Transit Center Site E-1, for the construction of a
105-unit townhouse community on approximately +4.13 acres of land, located on a portion of
Site E of the Dublin Transit Center, within the Eastern Dublin Specific Plan, at the southeast
corner of Dublin Boulevard and Iron Horse Parkway; and
WHEREAS, the project includes applications for a Planned Development Rezone with a
related Stage 1 Development Plan Amendment and Stage 2 Development Pian, Site
Development Review, and a Vesting Tentative Tract Map. The applications are collectively
known as the "ProjecY"; and
WHEREAS, the Site Development Review application contains information relating to the
construction of a 105-unit townhouse community, parking, common areas and related
improvements, which is available and on file in the Planning Division; and
WHEREAS, the Applicant has submitted project plans for the requested entitlement
prepared by KTGY Architecture and Planning, received by the Planning Division on Jtane 28,
2010; and
WHEREAS, a Master Development Agreement for the Dublin Transit Center project was
adopted by Ordinance 5-03 and amended by Ordinance 25-05; and
WHEREAS, the amended Master Development Agreement requires that the
ApplicanUDeveloper pay an affordable housing in-lieu fee of 15% of the total constructed units
(105); and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
guidelines and City environmental regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, Pursuant to the Galifornia Environmental Quality Act, Staff has
recommended that the project be found exempt from CEQA pursuant to Government Code
section 65457 for residential projects that are consistent with a specific plan. The Project is
within the scope of the Final Environmental Impact Report (EIR) for the Dublin Transit Center
General Plan Amendment, Eastern Dublin Specific Plan Amendment, Stage 1 Planned
Development Zoning, Tentative Parcel Map, and Development Agreement (SCH 2001120395)
which was certified by City Cour.cil Resolution No. 215-02 dated November 19, 2002. This
recommendation is based on a determination that there are no supplemental impacts that
would require preparation of a Supplemental EIR; and
Attachment 2
WHEREAS, the Planning Commission did hold a Public Hearing on said project
application on August 24, 2010; and
WHEREAS, proper notice of said Public Hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending
project approval; 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 Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding the proposed Site
Development Review:
A. The Proposed Project, as conditioned, is consistent wifh the purposes of this Chapter,
with the Genera/ Plan and with any applicable Specific Plans and design guidelines, and
the zoning requirements of the Stage 1 Development Plan for the Dublin Transit Center
in which the project is located because: 1) the proposed 105 townhouse units are
compatible with the approved uses for the site; 2) the overall design of the project is
consistent with the design requirements discussed in the Dublin Transit Center Plan; 3)
the proposed project is consistent with the Eastern Dublin Specific Plan because the
Plan states that the Transit Center area should have a mix of uses and should have a
pedestrian friendly environment that the proposed project achieves by providing a
different housing type than currently exists in the Transit Center and through the design
of the building, site layout and landscaping which together promote the use of the street
and create a more pedestrian friendly environment; 4) the proposed development is
compatible with the General Plan Land Use designation of Campus Office which allows
for high density residential in the Transit Center; 5) the proposed project is compatible
with the General Plan Implementing Policy 2.1.1.6 which encourages high density
residential projects where higher density is compatible with the surrounding uses and the
density of the project is compatible with surrounding developments and a higher density
in this case is warranted due to the location of the BART station which is less than one
quarter of a mile from the property; and 6) the proposed project meets the intent of the
Dublin General Plan which discourages projects which do not relate well to the
surrounding developments and the proposed project is compatible with the neighborhood
which includes office, high density residential and retail uses including mixed-use
developments which are located across the street from and adjacent to (future) the
property.
8. The Proposed Project, as conditioned, is consistent with the purpose and intent of the
Zoning Ordinance because: 1) the proposed project will be compatible with the
surrounding area because the development is designed to take advantage of the close
proximity to the Dublin/Pleasanton BART Station and because the project has been
designed to be compatible with the surrounding approved and existing developments and
to create a pedestrian friendly environment as required by Section 8.104.020.A of the
Dublin Zoning Ordinance; 2) the proposed project will conform to the height, density,
design, and landscape requirements of the Stage 1 Planned Development Zoning (as
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amended) as required by Section 8.104.020.6 of the Dublin Zoning Ordinance; and 3)
the project will be an attractive addition to the City and the Dubiin Transit Center and
therefore will meet the requirements of Sections 8.104.020.D and E.
C. The design of the Proposed Project is appropriate to the City, the vicinity, surrounding
properties, and the lot in which the Project is proposed because: 1) as designed, the
architecture of the building including roof forms, colors and materials is compatible with
the roof forms, colors and materials of the existing and approved buildings in the vicinity;
2) as shown on the Landscape Plans, the proposed landscaping is compatible with the
existing and approved landscaping in the area including landscaping along Dublin
Boulevard and street trees which conform to the requirements of the Dublin Transit
Center Plan; 3) the overall design of the project is consistent with the design
requirements discussed in the Dublin Transit Center Plan; 4) the design of the building
which includes Mediterranean and modern design features will be compatible with
developments in the neighborhood which have a Mediterranean or modern design or a
mix of the two elements; 5) the architecture of the building includes tower elements,
stucco and stone materials, earth tone colors, window design, and roof pitch that are
compatible with common architectural elements found in the area; and 6) the project
includes many pedestrian friendly elements which include attractive paving, wide
sidewalks, street trees, awnings and units with street access which is compatible with the
proposed design of the area, as discussed in the Dublin Transit Center Plan, and is
compatible with the design of the approved developments in the area.
D. The subject site is physically suitable for the type, density, and intensity of the Proposed
Project because: 1) the Stage 1 Planned Development Zoning identified this property as
having the potential to be developed with office, housing and/or retail and the proposed
project will have residential units which will conform to the approved land use for the
property; 2) the proposed development will result in a density of 25.4 dwelling units per
acre which is compatible with the High Density Residential land use category and the
land use designations of the surrounding neighborhood; and 3) the proposed density and
height of the buildings (three stories) will be compatible with the height of buildings in the
surrounding area and will be compatible with the site which is located near the
Dublin/Pleasanton BART station and a higher density is warranted to encourage use of
the station and to take advantage of the close proximity to the public transit center.
E. There are no impacts to slopes or topographic features because the existing site is
relatively flat.
F. Architectural considerations including the character scale and quality of the design site
layout the architectural relationship with the site and other buildings screening of
unsightly uses lighting building materials and co/ors and similar elements result in a
project that is harmonious with its surroundings and compatible with other development
in the vicinity because: 1) the proposed project contains residential units in a density that
is compatible with developments in the area; 2) the proposed density of 25.4 units per
acre is compatible with the density of approved developments in the area and the overall
anticipated density of the Dublin Transit Center once all of the properties identified in the
Dublin Transit Center Plan have been developed; 3) the perceived massing and overall
density of the site is reduced by pedestrian elements, attractive landscaping, tower
elements, windows, varying roof forms and varying building wall set backs to the ground
floor; 4) the proposed design of the building includes architectural elements which are
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commonly found on Mediterranean and modern style buildings which are prevalent in the
City of Dublin and in the vicinity; 5) the project will include balconies, porches, stoops,
on-street parking, and architectural features to make the area a more pedestrian friendly
neighborhood and to encourage the use of the sidewalk and surrounding streets; 6) the
design of the buildings are well designed in and of itself and provide an attractive
addition to the neighborhood; 7) the proposed buildings include architectural features
which are common in the area and include materials, colors, window design, roof pitch,
roof design and massing that are compatible with the surroundings; 8) the proposed
earth tone color palette is compatible with colors found in the neighborhood; and 9) the
proposed building has a mix of stone and stucco materials which relate well to the design
of the building and are compatible with the building materials commonly found in the City
as well as in the Transit Center and surrounding area.
G. Landscape considerations including the location type size color texture and coverage of
plant materials and similar elements have been incorporated into the project to ensure
visual relief adequate screening and an attractive environment for the pu,blic because: 1)
a double row of street trees will be provided on all four streets which surround the subject
property as required by the Dublin Transit Center Plan; 2) the street tree species will
conform to the approved species as stated in the Dublin Transit Center Plan; 3) an
opportunity for public art has been provided at the corner of Dubtin Boulevard and Iron
Horse Parkway to provide an attractive pedestrian element and an attractive focal point
from the street; 4) a mix of attractive plantings is located throughout the site including the
interior paseos to reduce the amount of paving on-site; 5) a good mix of tall trees, tall
shrubs, groundcover and colorful plants has been provided along Dublin Boulevard to
provide an attractive view for motorists and pedestrians in the area.
H. The site has been adequately designed to ensure proper circulation for bicyclists
pedestrians and automobiles because: 1) the project has been conditioned to comply
with all Building Division, Fire Department, Public Works Department, Planning Division
and Dublin San Ramon Services District requirements; and 2) as conditioned, the
residential uses will be operated in such a manner as to reduce impacts on the
surrounding neighborhood, streets and pedestrian areas.
1. Pursuant to the California Environmental Quality Act, the Planning Commission finds that
the Project is exempt from CEQA pursuant to Government Code section 65457 because
it is a residential project that is consistent with a specific plan for which an EIR has been
certified. The Project is within the scope of the Final Environmental Impact Report (EIR)
for the Dublin Transit Center General Plan Amendment, Eastern Dublin Specific Plan
Amendment, Stage 1 Planned Development Zoning, Tentative Parcel Map, and
Development Agreement (SCH 2001120395) which was certified by City Council
Resolution No. 215-02 dated November 19, 2002. The Planning Commission finds that
no further environmental review under CEQA is required for the proposed Project
because there is no substantial evidence in the record as a whole that any of the
standards under CEQA section 21166 or CEQA Guidelines sections 15162 and 15163
for the preparation of a subsequent or supplemental EIR are met
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve said
application, PA 09-002, Dublin Transit Center Site E-1 (Esprit at Dublin Station) Site
Development Review to construct a 105-unit townhouse community located at the southeast
corner of Dublin Boulevard and Iron Horse Parkway, as generally depicted in the written
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statement and project plans prepared by KTGY Architects and Planners and the Landscape
Plans prepared by the Ripley Design Group, received by the Pianning Division on June 28,
2010, labeled Exhibit A and attached to this Resolution, stamped approved, and on file with the
Community Development Department, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval: [PL] Planning, [B] Building, [PO] Police,
[PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and
Community Services, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services
District, [LDD], Livermore Dublin Disposal, [CO] Alameda County Department of Environmental
Health, [Zone 7], Alameda County Flood Control and Water Conservation District, Zone 7,
[LAVTA], Livermore Amador Valley Transit Authority, [CHS], California Department of Health
Services.
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
GENERAL - SITE DEVELOPMENT REVIEW
1. Approval. This Site Development Review PL On-going Planning
approval for the Esprit residential development,
PA 09-002 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 KTGY Group Inc. received
June 28, 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.
years from the effective date and for any Effective D
extension of the term for this approval Date
established in the Development Agreement for
the Project. This approval shall be null and void
in the event the approved use fails to be
established within two (2) years or before the
expiration of any extension of the term for this
approval established in the Development
Agreement for the Project whichever is later.
Commencement of the use means the
establishment of use pursuant to the Permit
approval or, demonstrating substantial progress
toward commencin such use. If there is a
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
dispute as to whether the Permit has expired, the
City may hbld 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 ApplicanYs written Following 8.96.020.
request for an extension of approval prior to Expiration E
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 Applicant/Property Owner shall PL On-going DMC
operate this use in compliance with the 8.96.020.
Conditions of Approval of this Site Development F
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. Effective Date. This approval shall not become PL City Council Planning
effective until the Planned Development Rezone,
related Stage 1 Development Plan Amendment,
Stage 2 Development Plan and Amended
Development Agreement are approved by the
City Council. If the above approvals are not
granted, this Site Development Review approval
shall become null and void.
6. Revocation of Permit. The Site Development PL On- DMC
Review approval shall be revocable for cause in going 8.96.020.
accordance with Section 8.96.020.1 of the Dublin I
Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to
citation.
7. 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
Count Flood Control District Zone 7, Livermore
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Amador Valley Transit Authority, Alameda County
Public and Environmental Health, Dubiin 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 ali applicable conditions required
have been or will be met.
8. 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 Controi Board,
Caltrans and provide copies of the permits to the
Public Works De artment.
9. Fees. Applicant/Developer 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.
10. Indemnification. The Developer shall defend, ADM On- Administr
indemnify, and hold harmless the City of Dublin going ation/City
and its agents, officers, and employees from any Attorney
claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal
board, Planning Commission, City Council,
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 sub'ect to the Cit 's
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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.
11. Clarification of Conditions. In the event 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.
12. Clean-up. The Applicant/Developer shall be PL On- Planning
responsible for clean-up and disposal of project going
related trash to maintain a safe, clean, and litter-
free site.
13. Modifications. Modifications or changes to this PL On- DMC
Site Development Review approval may be going 8.104.10
considered by the Community Development 0
Director if the modifications or changes proposed
comply with Section 8.104.100 of the Zoning
Ordinance.
14. Lighting. Lighting is required over exterior PL, PW Building Municipal
entrances/doors including the service areas. Permit Code
Exterior lighting used after daylight hours shall be Issuance
adequate to provide for security needs, A lighting
plan shall be submitted for approval. The lighting
plan shall provide a photometric readout with
foot-candles plotted on the site. Pedestrian
pathways, including the first floor portals shall
maintain a minimum lighting level of 0.6 foot
candles.
15. Soft Building Materials. Soft Foam or efis type PL Building Planning
material may be installed no closer then 6 feet Permit
from the earth or paved areas. Issuance/
On- oin
PROJECT SPECIFIC
16. Equipment Screening. All electrical, fire risers PL Building Planning
and/or mechanical equipment shall be screened Permit
from public view. Any roof-mounted equipment Issuance
shall be com letel screened from view b
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
materials architecturally compatibie with the Through
building and to the satisfaction of the Community Completion/
Development Director. The Building Permit plans On-going
shall show the location of all equipment and
screening for review and approval by the Director
of Communit Develo ment.
17. Colors. The exterior paint colors of the buildings PL Occupancy Planning
are subject to City review and approval. The
Applicant shall paint a portion of the building the
proposed colors for review and approval by the
Director of Community Development prior to
painting the buildings, whose approval shall not
be unreasonabl withheld.
18. Master Sign Program. A Master Sign Program PL Installation of Planning
shall be applied for and approved for all Project Signs
related signage including, but not limited to,
community identification signage, address
signage, directional signage, parking signage,
speed limit signage, retaii tenant signage, and
other si na e deemed necessa b the Cit .
19. Development Agreement. The Developer shall PL Building Planning
meet all applicable sections of the Master Permit
Development Agreement for the Dublin Transit Issuance
Center adopted as Ordinance No. 5-03 unless
directed otherwise by a subsequent Development
A reement s ecific to this ro'ect.
20. Sound Attenuation. The Applicant/Developer F'L Building Planning
shall submit a site specific acoustic report to be Permit
prepared by qualified acoustical consultants. The Issuance
acoustic report shall include detailed identification
of noise exposure levels on the individual project
site and a listing of specific measures to reduce
both interior and exterior noise levels to normally
acceptable levels including but not limited to
glazing and ventilation systems, construction of
noise barriers and use of buildings to shield
noise.
21. Mitigation Monitoring Program. The ApplicanU PL On-going Planning
Developer shall comply with the Dublin Transit
Center EIR Mitigation Monitoring Program
including all mitigation measures, action
programs, and implementation measures on file
with the Communit Develo ment De artment.
LANDSCAPING
22. Final Landscape and Irrigation Plans. Final PL Building DMC
Landsca e and Irri ation Plans, re ared and Permit 8.72.030
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
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 Preliminary
Landscape Plans prepared by Ripley Design
Group received by the Planning Division on June
28, 2010, except as modified by the Conditions
listed below or as required by the Community
Development Direc#or and the Transit Center
Stage 1 Planned Development Plan to address
s ecific site constraints or conditions.
23. Plant Species. Plant species shall be selected PL Building Planning
according to use, sun/shade location and space Permit
available. The landscape plan should include Issuance
plant species that are not salt sensitive. Street
trees shall be high branching and produce .
minimal litter.
24. Slopes. The landscape plan shall address PL Building Planning
slopes within the property, including erosion, Permit
maintenance and irrigation issues. All slopes Issuance
shall have a one-foot level area at top and bottom
of the slo e for maintenance.
25. Landscaping at Street/Drive Aisle PL Building Planning
Intersections. Landscaping shall not obstruct Permit
the sight distance of motorists, pedestrians or Issuance
bicyclists. Except for trees, landscaping (and/or
landscape structures such as walls) at drive aisle
intersections shall not be taller than 30 inches
above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers
and the general public surveillance capabilities of
the area.
26. Lighting. The Applicant/Developer shall prepare PL, PW, PO Building Planning
a photometric plan to the reasonable satisfaction Permit
of the City Engineer, Director of Community Issuance
Development, the City's Consulting Landscape
Architect and Dublin Police Services. The
photometric plan shall show lighting levels which
takes into consideration poles, low walls and
other obstructions. Exterior lighting shall be
provided within the parking lot and on the
building, and shall be of a design and placement
so as not to cause glare onto adjoining
properties, businesses or to vehicular traffic.
Li htin used after da li ht hours shall be
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
adequate to provide for security needs. The plan
shall shows measurements for the parking
structure, connecting paths, outdoor parking area
and outside of residential areas. Lighting inside of
the parking structure shall be of a level which is
high enough to promote safety within the
structure, at no point should the lighting level be
below 1 foot candle. The parking lot lights shall
also be designed to eliminate any pockets of high
and low illuminated areas. Prior to Occupancy,
the Applicant shall request an inspection of the
lighting levels in the structure to determine if
lighting is sufficient. If additional lights are
required to be installed to meet the 1.5 foot-
candle requirement, the Applicant shall do so
rior to Occu anc .
27. Standard Plant Material, Irrigation and PL Building DMC
Maintenance Agreement. The Permit 8.72.050.
Applicant/Developer shall complete and submit to Issuance B
the Dublin Planning Department the Standard
Plant Material, Irrigation and Maintenance
A reement.
28. Landscaping. ApplicanUDeveloper shall PL, PW Building Planning/
construct all landscaping within the site and along Permit Public
the project frontage. Issuance Works
29. Plant Standards. All trees that are on the PL Occupancy Planning
exterior building perimeter shall be 24" box
minimum, with at least 30% at 36" box or greater.
All shrubs shall be 5 allon minimum.
30. 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.
31. 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.
32. Water Efficient Landscaping Ordinance. The PL Building DMC
ApplicanU Developer shall submit written Permit 8.88
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.
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
33. Shrubs. All shrubs shall be continuously PL On-going
maintained including pruning and regular
watering. If at any time the shrubs in the parking
lot or throughout the project site are damaged,
missing, dead or dying, these shrubs shall be
immediately replaced with the same species to
the reasonable satisfaction of the Community
Develo ment Director.
34. Trees. The property owner shall continually PL On-going Planning
maintain all trees shown on the approved
Landscape Plans including replacing dead or
dying trees with the same species, pruning and
regular watering of the trees. Within five years
and every five years thereafter, all trees which
are to be installed in conjunction with this phase
of the project shail show normal growth to the
reasonable satisfaction of the Community
Development Director. If the trees have not
shown normal growth, the property owner shall
replace the trees to the reasonable satisfaction of
the Communit Develo ment Director.
BUILDING - GENERAL CONDITIONS
35. 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
ermit.
36. Retaining Walls. All retaining walls over 30 B Through Building
inches in height and in a walkway shall be Completion
provided with guardrails. All retaining walls over
24 inches with a surcharge or 36 inches without a
surcharge shall obtain permits and inspections
from the Buildin Division.
37. Phased Occupancy Plan. If occupancy is B Occupancy of Building
requested to occur in phases, then all physical any Affected
improvements within each phase shall be Building
completed prior to occupancy of any buildings
within that phase except for items specifically
excluded in an approved Phased Occupancy
Plan, or minor handwork items, approved by the
Department of Community Development. The
Phased Occupancy Plan shall be submitted to
the Directors of Community Development and
Public Works for review and approval a minimum
of 45 days prior to the request for occupancy of
any building covered by said Phased Occupancy
Plan. An hasin shall rovide for ade uate
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CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
vehicular access to all parcels in each phase, and
shall substantially conform to the intent and
purpose of the subdivision approval. No
individual building shall be occupied until the
adjoining area is finished, safe, accessible,
provided with all reasonable expected services
and amenities, and separated from remaining
additional construction activity. Subject to
approval of the Director of Community
Development, the completion of landscaping may
be deferred due to inclement weather with the
posting of a bond for the value of the deferred
landsca in and associated im rovements.
38. Building Permits. To apply for building permits, B Issuance of Building
Applicant/Developer shall submit Seven (7) sets Building
of construction plans to the Building Division for Permits
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.
Applicant/Developer will be responsible for
obtaining the approvals of all participation non-
City agencies prior to the issuance of building
ermits.
39. 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.
40. Mechanical Equipment. Air conditioning units B, PL Occupancy Building
and ventilation ducts shall be screened from
public view with materials compatible to the main
building. Units shall be permanently installed on
concrete pads or other non-movable materials
approved by the Building Official and Director of
Community Development. Air conditioning units
shall be located in accordance with the PD text.
41. Addressin B Various Building
13
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
a) Provide a site plan with the City of Dublin's
address grid overlaid on the plans (1 to 30
scale). Highlight all exterior door openings on
plans (front, rear, garage, etc.). (Prior to
release of addresses)
b) Provide plan for display of addresses. The
Building Official and Director of Community
Development shall approve plan prior to
issuance of the first building permit. (Prior to
permitting)
c) Addresses will be required on the front of the
dwellings. Addresses are also required near
the garage door opening if the opening is not
on the same side of the dwelling as the front
door. (Prior to permitting)
d) Town homes / Condos are required to have
address ranges posted on street side of the
buildings. (Occupancy of any Unit)
e) Address signage shall be provided as per the
Dublin Residential Security Code.
(Occupancy of any Unit)
f) Exterior address numbers shall be backlight
and be posted in such a way that they may be
seen from the street. (Prior to permit
issuance, and through completion)
42. Engineer Observation. The Engineer of record B Prior to Building
shall be retained to provide observation services Frame
for all components of the lateral and vertical Inspection
design of the building, including nailing, hold-
downs, straps, shear, roof diaphragm and
structural frame of building. A written report shall
be submitted to the City Inspector prior to
schedulin the final frame ins ection.
43. Foundation. Geotechnical Engineer for the soils B Building Building
report shall review and approve the foundation Permit
design. A letter shall be submitted to the Building Issuance
Division on the a roval.
44. Green Building Guidelines. The Green Building B Through Building
checklist shall be included in the master plans. Completion
The checklist shall detail what Green Points are
being obtained and where the information is
found within the master plans. (Prior to first
permit). Prior to each unit final, the project shall
submit a completed checklist with appropriate
verification that all Green Points re uired b 7.94
14
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
of the Dublin Municipal Code have been
incor orated.
45. Cool Roofs. Flat roof areas shall have their B Through Building
roofing material coated with light colored gravel or Completion
painted with light colored or reflective material
desi ned for Cool Roofs.
46. Electronic File. The applicant/developer shall B Prior to First Building
submit all building drawings and specifications for and Final
this project in an electronic format to the Inspection
satisfaction of the Building Official prior to the
issuance of building permits. Additionally, all
revisions made to the building plans during the
project shall be incorporated into an "As BuilY"
electronic file and submitted prior to the issuance
of the final occu anc .
47. Copies of Approved Plans. Applicant shall B 30 days After Building '
provide City with 4 reduced (1/2 size) copies of Permit and
the approved plan. Each
Revision
Issuance
48. Construction Trailer. Due to size and nature of B When Building
the development, the applicant/developer in Needed
conjunction with the applicant/developer of the
adjacent project on Site B, shall provide a
construction trailer will all hook ups for use by City
Inspection personnel during the time of
construction as determined necessary by the
Building Official. In the event that the City has
their own construction trailer, the
applicanUdeveloper shall provide a site with
appropriate hook ups in close proximity to the
project site to accommodate this trailer. The
applicant/developer shall cause the trailer to be
moved from its current location at the time
necessary as determined by the Building Official
at the a licant/develo er's ex ense.
FIRE - GENERAL CONDITIONS
49. Fire Code. The Developer shall comply with all F During Fire
applicable Fire and Building Codes. Construction
POLICE - GENERAL CONDITIONS
50. Security Requirements. The PO Issuance of Police
Applicant/Developer shall comply with all Building
applicable City of Dublin Residential Security Permits
requirements.
On- oin
15
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
PUBLIC WORKS - PROJECT SPECIFIC
51. Tentative Map Conditions of Approval: All PW On-going Public
applicable Conditions of Approval for Tentative Works
Map for Tract 7667 shall apply to this Site
Develo ment Review.
52. Grading / Sitework Permit: Developer shall PW Through Public
obtain a Grading / Sitework Permit from the Completion Works
Public Works Department for all grading and
private site improvements. The Developer shall
provide security to guarantee drainage and
private street improvements in an amount
a roved b the Cit En ineer.
53. Onsite Parking Spaces: All 20 of the on site PW On-going Public
parking spaces shown on the Tentative Map and Works
SDR exhibits shall be available for guest and
resident parking; none of these parking spaces
shall be assi ned for residents onl .
54. Curb Returns: The curb retarns at the Esprit PW Issuance of Public
Way intersections with the private streets shall Grading/ Works
have a 15-foot radius and the curb returns for the Sitework
east-west streets shall have a minimum 7-foot Permit
radius.
55. Crosswalks: One crosswalk with ramps shall be PW Issuance of Public
added across Esprit Way at each of the Grading/ Works
intersections with the private north-south streets. Sitework
Permit
56. Decorative Pavements: The decorative PW Issuance of Public
pavements in the private streets shall be paver Grading/ Works
blocks or stamped concrete; stamped asphalt Sitework
avement will not be allowed. Permit
57. Street Names. The two north-south private PW Issuance of Public
streets cannot have the same street name. Grading/ Works
Sitework
Permit
58. Grading Plan. The Grading Plan shall be in PW Issuance of Public
conformance with the recommendations of the Grading/ Works
Geotechnical Report, the approved Tentative Sitework
Map and Site Development Review, and the City Permit
desi n standards & ordinances.
59. Erosion Control Plan. A detailed Erosion PW Issuance of Public
Control Plan shall be included with the Grading Grading/ Works
Plan approval. The plan shall include detailed Sitework
design, location, and maintenance criteria of all Permit
erosion and sedimentation control measures.
60. Tiebacks or Structural Fabric. Tiebacks or PW Issuance of Public
16
CONDITION TEXT RESPON. WHEN . SOURCE
AGENCY REQ'D
Prior to:
structural fabric for retaining walls shall not cross Grading/ Works
property lines unless specifically approved by the Sitework
Cit En ineer. Permit
61. Improvements. The public improvements shall PW During Public
be constructed generally as shown on the Construction Works
Tentative Map and/or Site Development Review.
However, the approval of the Tentative Map and
Site Development Review is not an approval of
the specific design of the drainage, sanitary
sewer, water, traffic circulation, and street
im rovements.
62. Standard Plans. All public improvements shall PW During Public
conform to the City of Dublin Standard Plans and Construction Works
design requirements and as approved by the City
En ineer.
63. Traffic Signs. The Developer shall install all PW Occupancy Public
traffic signs and pavement marking as required Works
b the Cit En ineer.
64. Light Standards. Street light standards and PW Occupancy Public
luminaries shall be designed and installed per Works
a roval of the Cit En ineer.
65. Bus Stops and Shelters. The Developer shall PW Occupancy Public
construct bus stops and shelters at the locations Works
designated and approved by the LAVTA and the
City Engineer. The Developer shall pay the cost
of rocurin and installin these im rovements.
66. Water and Sewer Facilities. Developer shall PW Occupancy Public
construct all potable and recycled water and Works
sanitary sewer facilities required to serve the
project in accordance with DSRSD master plans,
standards, s ecifications and re uirements.
67. Fire Hydrants. Fire hydrant locations shall be PW Issuance of Public
approved by the Alameda County Fire Grading/ Works
Department. A raised reflector blue traffic marker Sitework
shall be installed in the street opposite each Permit
h drant.
68. Street Name Signs. The Developer shall furnish PW Occupancy Public
and install street name signs for the project to the Works
satisfaction of the Cit En ineer.
69. Utilities. Developer shall construct gas, electric, PW Issuance of Public
cable TV and communication improvements Grading/ Works
within the fronting streets and as necessary to Sitework
serve the project and the future adjacent parcels Permit
as approved by the City Engineer and the various
Public Utilit a encies.
70. Under round. All electrical, as, tele hone, and PL, PW Issuance of Public
17
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Cable TV utilities, shall be underground in Grading/ Works
accordance with the City policies and ordinances. Sitework
All utilities shall be located and provided within Permit
pubiic utility easements and sized to meet utility
com an standards.
71. Utility Vaults. All utility vaults, boxes and PL, PW Issuance of Public
structures, unless specifically approved otherwise Grading/ Works
by the City Engineer, shall be underground and Sitework
placed in landscape areas and screened from Permit
public view. Prior to Joint Trench Plan approval,
landscape drawings shall be submitted to the City
showing the location of all utility vaults, boxes and
structures and adjacent landscape features and
plantings. The Joint Trench Plans shall be signed
by the City Engineer prior to construction of the
'oint trench im rovements.
PUBLIC WORKS - STANDARD CONDITIONS
72. Notice of Intent. Prior to any clearing or grading, PW Issuance of Public
the Developer shall provide the City evidence that Grading/ Works
a Notice of Intent (NOI) has been sent to the Sitework
California State Water Resources Control Board Permit
per the requirements of the NPDES. A copy of
the Storm Water Pollution Prevention Plan
(SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
73. Maintenance. Developer shall enter into an PW Issuance of Public
agreement with the City of Dublin that guarantees Grading/ Works
the perpetual maintenance obligation for all Sitework
private storm water treatment measures instalted Permit
as part of the project. Said agreement is required
pursuant to Provision C.3.e.ii of RWQCB Order
R2-2003-0021 for the issuance of the Alameda
Countywide NPDES municipal storm water
permit. Said permit requires the City to provide
verification and assurance that all treatment
devices will be ro erl o erated and maintained.
CONSTRUCTION
74. 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 si nificance of the find and su est
18
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
a ro riate miti ation measures.
75. Construction Hours. Construction activities, PW During Public
including the maintenance and warming of Construction Works
equipment, shall be limited to Monday through and Grading
Friday, and non-City holidays, between the hours Activities
of 7:30 a.m. and 5:30 p.m. except as otherwise
a roved b the Cit En ineer.
76. Construction Noise Management Plan. PW During Public
Developer shall prepare a construction noise Construction Works
management plan that identifies measures to be and Grading
taken to minimize construction noise on Activities
surrounding developed properties. Specific noise
management measures shall be included in the
ro'ect lans and s ecifications.
77. Construction Traffic. Developer shall prepare a PW During Public
plan for construction traffic interface with public Construction Works
traffic on any existing public street. Construction and Grading
traffic and parking may be subject to specific Activities
re uirements b the Cit En ineer.
78. Pest Control. The Developer shall be PW During Public
responsible for controlling any rodent, mosquito, Construction Works
or other pest problem due to construction and Grading
activities. Activities
79. Dust Control. The Developer shall be PW During Public
responsible for measures to control dust as Construction Works
conditions warrant or as directed by the City and Grading
En ineer. Activities
80. Construction Security. During the construction PO During Public
phase the site shall the following: Construction Works
• The construction site shall be fenced and and Grading
locked at all times when workers are not Activities
present.
• A temporary address sign shall be posted,
and shall be of a sufficient size, a minimum of
at least 36" x 36" with a white background and
stenciled black numbers and letters so that
the sign can be seen during night time hours
with existing street lighting or additional
lighting as needed. The address sign shall be
posted on all approaches to the site.
• The developer shall file a Dublin Police
Emergency Contact Business Card prior to
any phase of construction that will provide 24
hour phone contact numbers of persons
responsible for the construction site.
• Good securit ractices shall be followed with
19
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
respect to storage of building materials and
the stora e of tools at the construction site.
81. SWPPP. The Storm Water Pollution Prevention PW During Public
Program (SWPPP) for the operation and Construction Works
maintenance of the project shall identify the Best and Grading
Management Practices (BMPs) appropriate to the Activities
project construction activities. The SWPPP shall
include the erosion control measures in
accordance with the regulations outlined in the
most current version of the ABAG Erosion and
Sediment Control Handbook or State
Construction Best Management Practices
Handbook.
82. Temporary Construction Fencing. Temporary Various During Public
Construction fencing shall be installed along the Construction Works
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.
83. Fire Access. Access roads, turnarounds, Various During Public
pullouts, and fire operation areas are Fire Lanes Construction Works
and shall be maintained clear and free of and Grading
obstructions, includin the arkin of vehicles. Activities
84. Entrances. Entrances to job sites shall not be Various During Public
blocked, including after hours, other than by Construction Works
approved gates/barriers that provide for and Grading
emer enc access. Activities
85. Site Utilities. Site utilities that would require the Various During Public
access road to be dug up or made impassible Construction Works
shall be installed prior to combustible construction and Grading
commencing. Activities
Entrance flare, angle of departure, width, turning
radii, grades, turnaround, vertical clearances,
road surface, bridges/crossings, gates/key-switch,
& within re uired 150-ft. distance to Fire Lane
DUBLIN SAN RAMON SERVICES DISTRICT DSRSD - STANDARD CONDITIONS
86. Prior to issuance of any building permit, complete DSR Issuance of Dublin
improvement plans shall be submitted to DSRSD Building San
that conform to the requirements of the Dublin Permits Ramon
San Ramon Services District Code, the DSRSD Services
"Standard Procedures, S ecifications and District
20
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD olicies.
87. If Applicant is required to upsize any mains shall DSR Improvement Dublin
be sized to provide sufficient capacity to Plans San
accommodate the development projecYs Ramon
demand. Layout and sizing of mains shali be in Services
conformance with DSRSD utilit master lannin . District
88. Sewers shall be designed to operate by gravity DSR Improvement Dublin
flow to DSRSD's existing sanitary sewer system. Plans San
Pumping of sewage is discouraged and may only Ramon
be allowed under extreme circumstances Services
following a case by case review with DSRSD District
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.
89. Domestic and fire protection waterline systems DSR Improvement Dublin
for Tracts or Commercial Developments shall be Plans San
designed to be looped or interconnected to avoid Ramon
dead end sections in accordance with Services
requirements of the DSRSD Standard District
S ecifications and sound en ineerin ractice.
90. DSRSD policy requires public water and sewer DSR Improvement Dublin
lines to be located in public streets rather than in Plans San
off-street locations to the fullest extent possible. Ramon
If unavoidable, then public sewer or water Services
easements must be established over the District
al.ignment of each public sewer or water line in an
off-street or private street location to provide
access for future maintenance and/or
re lacement.
91. Prior to approval by the City of a grading permit DSR Improvement Dublin
or a site development permit, the locations and Plans San
widths of all proposed easement dedications for Ramon
water and sewer lines shall be submitted to and Services
a roved b DSRSD. District
92. All easement dedications for DSRSD facilities DSR Improvement Dublin
shall be by separate instrument irrevocably Plans San
offered to DSRSD or by offer of dedication on the Ramon
Final Map. Services
District
21
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
93. Prior to approval by the City for Recordation, the DSR Recordation Dublin
Final Map shall be submitted to and approved by of Final Map San
DSRSD for easement locations, widths, and Ramon
restrictions. Services
District
94. Prior to issuance by the City of any Building DSR Issuance of Dublin
Permit or Construction Permit by the Dublin San Building San
Ramon Services District, whichever comes first, Permits Ramon
all utility connection fees including DSRSD and Services
Zone 7, plan checking fees, inspection fees, District
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.
95. Prior to issuance by the City of any Building DSR Issuance of Dublin
Permit or Construction Permit by the Dublin San Building San
Ramon Services District, whichever comes first, Permits Ramon
all improvement plans for DSRSD facilities shall Services
be signed by the District Engineer. Each drawing District
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.
96. No sewer line or waterline construction shall be DSR Improvement Dublin
permitted unless the proper utility construction Plans San
permit has been issued by DSRSD. A Ramon
construction permit will only be issued after all of Services
the items in Condition No. 9 have been satisfied. District
97. The applicant shall hold DSRSD, its Board of DSR Issuance of Dublin
Directors, commissions, employees, and agents Building San
of DSRSD harmless and indemnify and defend Permits Ramon
the same from any litigation, claims, or fines Services
resulting from the construction and completion of District
the ro'ect.
98. Improvement plans shall include recycled water DSR Improvement Dublin
im rovements as re uired b DSRSD. Services Plans San
22
CONDITION TEXT RESPON. WHEN SOURCE
AGENCY REQ'D
Prior to:
for landscape irrigation shall connect to recycled Ramon
water mains. Applicant must obtain a copy of the Services
DSRSD Recycled Water Use Guidelines and District
conform to the re uirements therein.
PARKS & COMMUNITY SERVICES
99• Public Art Project. The developer shall comply PL, PCD Building DA
with the City's Public Art Ordinance/requirements Permit
in accordance with the terms of the Development Issuance
Agreement approved for the project.
PASSED, APPROVED, AND ADOPTED this 24ih day of August, 2010 by the following
vote:
AYES:
NOES:
ABSENT:
AB STAI N :
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2009\PA 09-002 Site E-1\PC 08 24 2010\PC Att 4- PC approve SDR.DOC
23 •