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Home My WebLink AboutPC Reso 10-37 SDR Dublin Transit Station RESOLUTION NO. 10-37 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 STATION) 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 Plan, 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 June 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 Applicant/Developer 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 California 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 Council 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 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 with the purposes of this Chapter, with the General 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 2 amended) as required by Section 8.104.020.B of the Dublin Zoning Ordinance; and 3) the project will be an attractive addition to the City and the Dublin 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 sca/e and quality of the design site layout the architectural relationship with the site and other buildings screening of unsightly uses lighting building materials and colors and similar elements result in a project fhat 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 3 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 public 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 Dublin 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 4 statement and project plans prepared by KTGY Architects and Planners and the Landscape Plans prepared by the Ripley Design Group, received by the Planning 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 5 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 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 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 ApplicanUProperty 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 subject 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 6 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: 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. 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 Control 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 7 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 Pubiic 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 roject. 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 8 CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: materials architecturally compatible 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, retail 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 ApplicanUDeveloper PL 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 9 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 Director 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 StreeUDrive 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 ApplicanbDeveloper 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 10 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. I1 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 shall 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 12 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 ApplicanUDeveloper 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. ApplicanUDeveloper 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 applicanUdeveloper 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 applicanUdeveloper 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 applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The applicanUdeveloper shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the a IicanUdevelo er's ex ense. F1RE - 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 ApplicanUDeveloper 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 returns 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 public 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 installed 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 W.astewater 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 shall 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 alignment 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. MISCELLANEOUS 100. Trash Collection. The garage area of Floor PL Building PC Plans 4 and 5 shall be reconfigured to Permit accommodate space for two garbage/recycling Issuance containers. PASSED, APPROVED, AND ADOPTED this 24th day of August, 2010 by the following vote: AYES: King, Brown, Schaub, Swalwell, Wehrenberg NOES: ABSENT: ABSTAIN: ; Plann' g C mmission air ATTEST: C ~ Plannin Ma ger G:\PA#\2009\PA 09-002 Site E-1\PC 08 24 2010\PC Att 4- PC approve SDR.DOC 23 N ~ ~ z Qw ~x ~a H W~ , _ _ _ _ _ , , C ~ cu ~ O ~ ~ Z E c 70 cn~.C/) ~ m ~ w ~ ~ M ~ a) a) -p Q)- a- !n Q) 0) a) ..,m ~ 0- C ~ rn C (0 0) ~ ~c~ o o° J w w~ ~ z z C) c u o~~-' ~ (6 d ~ N ~ -2 Co n Q Q `o 0 D 0) (0 ~ C X ~ N a ~ ~ C U U U - }^+i a ~.C 0 V.O W ~ tD tn cn W c~ m C = • - ~C ~ ~ 10 L ~ U CJ D (n ~ W LL a- J J J ~ yZ5 o m U N d L 'O N E C ^ O t V (ON U ~ N M"t LO CD u~ m° oTi O O ~ O O O O ~ N M~ ~ Q cj O~n ~e U U U U U U U ~ ~ J J cn 7 Q E ~ O (0 ~ ~ o U cn (n cn o c.i a C C C ln cn U) nj C cQ (II c0 ~ N t0 U N ~ a- d d d c d d d c ~ ~ O C O ~ O p ~ C p ~ O ~ O O O ~ ~ ~ c0 ~ J ~ 2 pcz D~ pcu 0~ om~ c~0 c0 c0 co00 ~ 0- 0tS ~ 0t3 a 03 0 0 0 0 c o a ~i c, cu a ots otS ~S a ~ O O > O O > O O M U L ~ X -Fu(0 C N O O a) O O N O O ~ O O N O ~ O (!j ~ ~ ~ d = U W l.L LL W LL LL W LL LL ta ~ ~ s L o- x x x x x x x x x wLL U- W L- W LL -0 (n U) ~ c c +r w m m m 0 0 0 0 0 x x X X x x X N c'7 lzt ln m C (D c~o L) ` ~E E d d d d~ a~ a N 0 ~ N a) 0 N c c c c c ~ o c~ O c6 V V V N N N ~ ~ c~ d~ d d~ N(0 fD f0 t0 7 O 4-1 V J V ~ ~ U d c G~ I~- Il_ I` ~Nt M M Q. ~~(L n- m U O Q ~ N O ~ N M~f ~ CD f- 00 ~ O = N M~ ~ CO L--' ~ N ' ' M Cfl ti 00 M N N N N N N O Cn ~ aQ cc~n a QaQ QaQ a¢a a¢a Qa aQ QaaQa aa . 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