HomeMy WebLinkAboutPCReso 95-29 PA95-016 HansenRch SDRRESOLUTION NO. 95-029
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 95-016 HANSEN HILLS SITE DEVELOPMENT REVIEW
REQUEST FOR THE FIRST PHASE (UNITS 1 - 72)
FOR THE HANSEN HILLS PROJECT
WHEREAS, California Pacific Homes requests approval of a Site Development Review to
conform to Phase I of Tentative Map 5766 Hansen Hills as amended. A Conditional Use
Permit approval is also requested to modify General Provision Nos. 1, 3.8, and 24 of city
Council Resolution No. 129-89 which established General Provisions for PA 89-062, Hansen
Hills Planned Development Prezoning and to supersede the modification to that condition made
by Condition No. I of Planning Commission Resolution No. 92-013. The proposed
modifications would: 1) permit the replacement of landscape plans to allow landscaping
modifications conforming to changes in the site plans and the requirements of the City dated
August 9, 1989 prepared by David L. Gates and Associates with plans dated June 26, 1995
prepared by the same firm; 2) permit the replacement of building plans to allow the up-sizing of
single-family units within the project and depicting single-family units dated May 22, 1989,
prepared by Bassenian Lagoni Architects with plans dated May 9, 1995, prepared by the same
firm; 3) to delete specific references to dwelling units in Condition 3.B. relating to Rear Yard
setbacks; and 4) change the expiration date in Condition 24 to reflect the Initial Term of the
Development Agreement (March 26, 2000); and
WHEREAS, the Planning Commission held a public hearing on said application on August
21, 1995; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA): A Negative Declaration was prepared pursuant to
the State CEQA Guidelines, and the City of Dublin Environmental Guidelines for PA 91-096
which had a project description and impacts identical to those of this proposal, PA 95-016.
The City finds that there have not been any identified changes in the Hansen Hills Project or in
the circumstances under which the Hansen Hills Project is to be undertaken. The City also
finds that there is no new information which requires revisions to the Negative Declaration
adopted for PA 91-096. A Notice of Determination will be filed stating that the project will not
have a significant effect on the environment; and
WHEREAS, the staff report was submitted recommending the Planning Commission
approve the Site Development Review subject to Conditions of Approval prepared by Staff; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
The provisions of Section 8-95.0 through 8-95.100, Site Development Review, of the
Zoning Ordinance are complied with.
Consistent with Section 8-95.0, this application, as modified by the Conditions of
Approval, will promote orderly, attractive and harmonious development, recognize
environmental limitations on development; stabilize land values and investments; and
promote the general welfare by preventing establishment of uses or erection of
structures having qualities which would not meet the specific intent clauses or
performance standards set forth in the Zoning Ordinance and which are not consistent
with their environmental setting.
The use will not be contrary to the specific intent clauses or performance standards
established for the district in which it is to be located.
General site considerations, including site layout, orientation, and the location of
buildings, vehicular access, circulation and parking, setbacks, height, public safety and
similar elements have been designed to provide a desirable environment for the
development.
General architectural considerations, as modified by the Conditions of Approval, including
the character, scale and quality of the design, the architectural relationship with the site
and other buildings, building materials and colors, site and other buildings, building
materials and colors, screening of exterior appurtenances, exterior lighting, and similar
elements have been incorporated into the project in order to ensure compatibility of this
development with its design concept and the character of adjacent buildings and uses.
The site is physically suitable for the proposed development in that the site is indicated
to be geologically satisfactory for the type of development proposed in locations as
shown and the site is in a good location regarding public services and facilities.
The approval of the Site Development Review will be consistent with the Dublin General
Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission
does hereby conditionally approve PA 95-016 Hansen Hills Site Development Review
application as generally depicted by materials labeled Exhibit A, consisting of 1) a Site Plan for
Phase I consisting of 2 sheets prepared by Adams Streeter dated received June 28, 1995; 2)
Landscape Plans for Phase I consisting of sheets L-1 through L-6 dated received June 26,
1995; 3) plans prepared by Bassenian Lagoni Architects consisting of floor plans and elevation
plans on 12 sheets dated received May 9, 1995; 4) Grading Plans for Phase 1 prepared by
Adams Streeter on 15 sheets dated received June 28, 1995 (in Planning Department files); and
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5) the Open Space/Landscape Management Specifications for Hansen Hills prepared by David
L. Gates and Associates dated received June 29, 1990, (in Planning Department files) stamped
approved and on file with the Dublin Planning Department, subject to the approval of the
related Conditional Use Permit and to the following Conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to issuance of
building permits or establishment of use, and shall be subiect to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL] Planning. lB| Building, [PO] Police.
|PW| Public Works, |ADM| Administration/City Attorney, [FIN| Finance. IF1 Doughertv Reaional
Fire Authority. [DSR! Dublin San Ramon Services District, Alameda County [CO]. Alameda
County Flood Control & Water Conservation District [Zone 7].
GENERAL
This approval is for PA 95-016 Site Development Review to conform to Phase I (units I -
72 of 180 units) of Tentative Map 5766 Hansen Hills as shown on Exhibit A. Except as
specifically modified elsewhere in these Conditions, development shall generally be
consistent with Exhibit A· [PW, PL].
Except as specifically modified in these Conditions, development shall conform to the
Conditions of Approval established by: City Council Resolution Nos. 20-89 and 21-89,
approved on February 27, 1989, pertaining to PA 87-045 Hansen Hills General Plan
Amendment and Mitigation Monitoring Program for the EIR; City Council Resolution Nos.
128-89, 129-89, and 130-89, approved by the City Council on November 27, 1989,
pertaining to PA 89-062 Hansen Hills Tentative Map, Prezoning, Annexation and
Mitigation Monitoring Program for the Mitigated Negative Declaration; Ordinances 5-92
and 4-95 approved by the City Council on February 24, 1992, and March 13, 1995
pertaining to the Development Agreement for Hansen Hills; and City Council Resolution
23-95 adopted by the City Council on February 27, 1995 pertaining to PA 94-054
Tentative Map Amendment to Tentative Map 5766, Phase I; and Ordinance 4-95
amending the Hansen Hills Development Agreement adopted by the City Council on
March 13, 1995. PA 92-014 is hereby superseded. [PL]
This Site Development Review approval PA 95-016 Hansen Hills is valid until March 26,
2000, unless said term is otherwise terminated, modified or extended by circumstances
set forth in the Development Agreement for Hansen Hills in which case said termination,
modification or extension shall apply to PA 95-016. Failure to exercise the approval or
to make substantial construction progress in accord with an approved building permit for
the project will cause the permit to become null and void· [PL]
Documents establishing the project Homeowner's Association or other vehicle acceptable
to the City shall be filed in final form to the City for review and approval by the City
Attorney and the Planning Director a minimum of 30 days prior to the request for
occupancy of any units in this project. [ADM, PL]
Except as may be specifically provided for within the General Provisions for PA 89-062,
development shall comply with the City of Dublin Residential Security requirements
(Attachment 4) and with the City of Dublin Site Development Review Standard
Conditions (Attachment 5). [PO, PL, BI
The Applicant/Developer shall comply with the "Typical Public Works Conditions of
Approval for Subdivisions" (Attachment 6). [PW]
The Applicant/Developer shall comply with applicable Dougherty Regional Fire Authority,
Public Works Department, Dublin Police Service, Alameda County Flood control District
Zone 7 and Dublin San Ramon Services District requirements. Prior to issuance of
building permits or the installation of any improvements related to this project, the
Applicant/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. [F, PW, PO, Z7, DSR, PL]
PHASED OCCUPANCY PLAN
If occupancy is requested to occur in phases, then all physical improvements within each
phase shall be required to be completed prior to occupancy of units within that phase
except for items specifically excluded in an approved Phased Occupancy Plan, or minor
hand work items, approved by the Planning Department. The Phased Occupancy Plan
shall be submitted for Planning Director review and approval a minimum of 45 days prior
to the request for occupancy of any unit covered by said Phased Occupancy Plan. No
individual unit shall be occupied until the adjoining area is finished, safe, accessible,
provided with all reasonable expected services and amenities, and completely separated
from remaining additional construction activity. [PL, B]
If a Phased Occupancy Plan is proposed for this project, it shall include provisions for,
and indicate timing of the phased development of the Fire Buffer Zone, eight foot wide
Hiking Trail, 12 foot wide Access Road on the North side of Martin Canyon Creek, Fire
Accesses, Open Space Access Drives, and the installation of street trees along
Inspiration Drive, subject to review and approval of the Planning Director, Public Works
Director and the Dougherty Regional Fire Authority. [PL, PW, F]
10.
Prior to the sale of any unit within a phase, the Applicant/Developer shall obtain a
written acknowledgment (secured from the individual property owner) acknowledging the
continuance of construction activity within the unoccupied phases of the project. The
written acknowledgment shall include a statement that the property owner has reviewed
and understands the phasing plan and the associated Conditions of Approval. Said
acknowledgment is subject to City Attorney review and approval. The
Applicant/Developer shall keep a copy of said written acknowledgment on file and shall
submit the original signed and notarized acknowledgment to the Planning Department
within three (3) days upon request of the Planning Director. If the Applicant/Developer
fails to comply, the Planning Director may require the submittal of the written
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acknowledgment prior to release of occupancy of any future units and/or future phases.
[PL, ADM, BI
11. At the time of occupancy, access roads must comply with the following: [F]
a. 1-25 units occupied - one public access road is required.
b. 26-74 units occupied - one public access road and one emergency access road
are required.
FENCIN6
12.
Prior to occupancy the Applicant/Developer shall install fencing as shown on the
Landscape Plan. Construction/installation of common/shared fences, with a standard
height of six (6) feet (except in those locations where Section 8-60.55 of the Zoning
Ordinance requires lower fence heights) for all side and rear yards shall be the
responsibility of the Applicant/Developer. Fencing installed by the Applicant/Developer
at the bottom or top of slopes higher than ten (10) feet, and/or fences of rear yards with
high visibility from adjoining down slope areas, may be designed with an open mesh
material (as shown on the Landscape Plan) or other appropriate view fencing, subject to
review and approval by the Planning Director. [PW, PL]
13.
Applicant/Developer shall be responsible for installing temporary fencing around areas
undergoing construction, subject to review and approval of the Public Works Director
and Planning Director. [PW, PL]
14.
Fencing placed at the top of banks/slopes shall be provided with a minimum one foot
level area on both sides, in order to facilitate maintenance by the property owners. [PW,
PL]
OPEN SPACE/LANDSCAPING
15.
The Applicant/Developer shall, prior to occupancy or according to the requirements of
the Phased Occupancy Plan, whichever is first, submit for Planning Director and
Dougherty Regional Fire Authority review and approval a Final Landscape and Irrigation
Plan, with general conformance to the Landscape Plan (Exhibit A) prepared by David L.
Gates and Associates, dated received June 26, 1995, consisting of sheets L-1 through L-
6. Plans shall indicate the general plant palette proposed including the number of plants,
a description of the type of plants, their rate of growth, size in 3-5 years, mature size,
container size at time of planting, both common and botanical names, and indicate
planting and staking details (all trees shall be double staked). The Final Landscape and
Irrigation Plan shall also include, but not be limited to, the following items:
a. The Fire Buffer Zone and Open Space Access Drives shall be clearly identified
around the perimeter of the residential development situated adjacent to undeveloped
open space land. Said zone and access drives shall be installed prior to occupancy of
any adjacent residential units (if a Phased Occupancy Plan is approved, installation shall
occur prior to release of occupancy of units within the phase), and shall be maintained
by the Homeowner's Association or other vehicle acceptable to the City of this project,
to the satisfaction of the Dougherty Regional Fire Authority. [F, PL]
b. Street tree varieties of a minimum 15 gallon size shall be planted along all street
frontages as shown on the Landscaping Plan and shall be placed at least five feet from
the back of the sidewalk. Exact tree locations and varieties shall be reviewed and
approved by the Planning Director. Trees planted within, or adjacent to, sidewalks or
curbs shall be submitted to the Planning Department for review and approval by the
Planning Director and the Public Works Director. [PL, PW]
c. Landscaping at street intersections shall be such that sight distance is not
obstructed. Except for trees, landscaping shall not be higher than 30 inches above the
curb in these areas. [PW, PL]
d. Land designated as Open Space (non-residential) on the Landscape Plan shall be
clearly identified. This Open Space area shall be permanently restricted to Open Space
use by recorded deed restriction, subject to review and approval of the City Attorney and
the Planning Director. [ADM, PL]
e. In riparian corridor areas impacted by residential development, three new trees of
at least 15 gallon size shall be provided to mitigate the loss of each existing tree over 10
inches in diameter. If coast live oaks and big leaf maple plantings are utilized, then the
minimum size may be reduced to 5 gallons. Said trees may be distributed as generally
depicted on the Landscape Plan. Only those trees over 10 inches in diameter removed
during construction of the access road on the north side of Martin Canyon Creek may be
replaced with seedling revegetation. All plans for additional tree planting in the riparian
corridor areas shall be subject to review and approval by Alameda County Flood Control
District Zone 7. [PL, Z7]
f. Identified slope areas with a gradient steeper than three-foot horizontal to
one-foot vertical created in conjunction with this project with the resultant slope height
in excess of seven feet shall be planted with 15-gallon sized Open Space trees. Plantin§
ratio to be observed shall be a minimum of one tree per one thousand square feet of
slope area (this is not in addition to the trees supplied by the 3:1 mitigation).
Said Open Space Trees shall be planted as generally depicted on the
Landscape Plan (Exhibit A) and shall be planted prior to release of occupancy of any
units within that phase. The Applicant/Developer shall work with the adjacent property
owners (behind lots 30-35) to ensure that existing views are maintained to the fullest
extent possible. The final location of the Open Space Trees shall be subject to review
and approval of the Public Works Director and the Planning Director.
Open Space Trees on slope areas within the common open areas shall be
irrigated and maintained by the Applicant/Developer until the ownership/maintenance of
the common open areas is assumed by the Homeowner's Association or other vehicle
acceptable to the City. Irrigation of trees within individual lots shall be by separate
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irrigation systems, the maintenance of which shall be the responsibility of the future
individual property owners. [PL, PW]
g. The ~Open Space/Landscape Management Specifications for Hansen Hill" prepared
by David L. Gates and Associates, dated received June 29, 1990 (Exhibit A) shall be
revised to reflect this site plan in substantial conformity with TM 5766 as revised in all
maps mentioned in the document, and to delete references to annual plants. [PL]
h. Use fire-resistant or drought tolerant plant varieties in the plant palette. [F]
16.
Prior to release of occupancy, a Screening Plan shall be developed to provide separation
between the rear-yard patio and window areas of Lots 1-4 and the adjacent deck areas
to the north (existing Kaufman and Broad homes) and shall be subject to Planning
Director review and approval. [PL]
17.
Open Space and Landscape Management and Maintenance programs for Open Space
areas established through the subdivision and Planned Development District shall
generally conform to the 'Open Space/Landscape Management Specifications for Hansen
Hill" prepared by David L. Gates and Associates, dated received June 29, 1990 as
revised (Exhibit A). [PW, PL]
18.
Prior to the issuance of building and/or grading permit, significant, visually important
trees and tree clusters shall be tagged in the field for protection, subject to Public Works
Director and Planning Director approval. A cyclone, or other appropriate fence shall be
erected around the dripline of these marked trees to ensure their protection throughout
the grading and construction activity, subject to review and approval of the Public Works
Director and the Planning Director. [PW, PL]
19.
Prior to the issuance of building permits, the Applicant/Developer shall submit a certified
arborist report for the pruning of any trees. A certified arborist shall perform the pruning
of trees and shall clean up the ground of all deadwood and debris, to keep this material
from getting into the watercourse, subject to the review and approval of the Public
Works Director. [PW, PL]
20.
Transformers, irrigation control boxes, backflow devices, valves, and the like shall be
enclosed in vaults, fencing and/or painted out and landscaped, as determined acceptable
to the Planning Director. Location of these items shall be indicated on the Final
Landscape Plans. [PL]
21.
The Applicant/Developer shall sign and submit a copy of the City of Dublin Standard
Plant, Material, Irrigation System and Maintenance Agreement (Attachment 7) prior to
the occupancy of any units. [PL]
22.
The Applicant/Developer shall ensure that the Final Landscaping and Irrigation Plan
conforms to the City's Water Efficient Landscape Ordinance. [PL]
23.
A monitoring program shall be developed requiring the Homeowners' Association or
other vehicle acceptable to the City to continually evaluate the success of the planting
and implement additional planting measures or replant when necessary if planting fails.
[PW, PL]
24.
Maintenance of common areas including ornamental landscaping, graded slopes, erosion
control plantings and drainage, erosion and sediment control improvements, retaining
walls, and landslide repair improvements shall be to the satisfaction of the Director of
Public Works and be the responsibility of the Applicant/Developer during construction
stages, and until final improvements are accepted by the City, and the performance
guarantee required is released; thereafter, maintenance shall be to the satisfaction of the
Director of Public Works and be the responsibility of a Homeowner's Association or other
vehicle acceptable to the City, which automatically collects maintenance assessments
from each owner and makes the assessments a personal obligation of each owner and a
lien against the assessed property. [PW]
FIRE DISTRICT
25.
Any locks which are placed on the gates or removable posts into the Fire Buffer Zone,
Open Space Access Drives, the 8 foot wide Trail, and the 12 foot wide Access Road on
the north side of Martin Canyon Creek must incorporate a ~Knox Lock", keyed to the
Dougherty Regional Fire Authority's code, which allows the removal of any lock to allow
access. IF]
26.
All Fire Accesses shall have an unobstructed width of twenty feet, all-weather surfaces,
and a 13' 6" vertical clearance. Twenty foot wide Fire Accesses shall be shown on the
Final Landscaping and Irrigation Plan. IF]
27.
The Applicant/Developer shall provide weed abatement before, during and after
construction with the following guidelines: [F]
a. Clear all weeds within 100 feet of combustible structures on uphill slopes.
b. Clear all weeds within 30 feet of combustible structures downhill slopes.
28.
The Homeowner's Association or other vehicle acceptable to the City shall be
responsible for weed abatement within the above areas after occupancy of the last unit.
IF]
29.
Provide a landscape plan for wildland open space areas on the Final Landscaping and
Irrigation Plan prior to issuance of building permits. Supply vegetation and fuel
modifications, and/or buffer zones, and possible use of fire resistive or drought-tolerant
varieties of plant life. IF]
30.
Fire hydrants shall be installed at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. Raised
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blue reflectorized traffic markers shall be epoxied to the center of the paved street
opposite each hydrant. [F]
31.
Improvement plans must be approved by the Dougherty Regional Fire Authority for their
facilities as indicated by their signature on the title sheet. [F]
32.
All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by the
Applicant/Developer and conform to all requirements of the applicable provisions
specified by the Dougherty Regional Fire Authority (DRFA). All such work will be subject
to the joint field inspection of the Public Works Director and DRFA. [F]
LIGHT AND GLARE
33.
Exterior lighting shall be provided for stairwells, dwelling entrances and for address
numbers, and shall be of a design and placement so as not to cause glare onto adjoining
properties. Lighting used after daylight hours shall be adequate to provide for security
needs. (Photometrics and lighting plans for the site shall be submitted to the Planning
Department and Dublin Police Services for review and approval prior to the issuance of
building permits). [PL, PO, B]
34.
The use of reflective finishes on building exteriors is prohibited. In order to control the
effects of glare within this subdivision, reflective glass shall not be used on all east
facing windows. [PL]
35.
A final color and materials palette prepared by the Applicant/Developer for review and
approval by the Planning Director shall be submitted prior to foundation inspections of
any of the units in this project. [PL, BI
ARCHAEOLOGY
36.
If, during construction, archaeological remains are encountered, construction in the
vicinity shall be halted, an archaeologist consulted, and the City Planning Department
notified. If, in the opinion of the archaeologist, the remains are significant, measures, as
may be required by the Planning Director, shall be taken to protect them. [PL]
TRASH/DEBRIS/DUST
37.
Measures which meet the City of Dublin Clean Water Program and State Clean Water
Permit shall be taken to contain all trash, construction debris, and materials on-site until
disposal off-site can be arranged. The Applicant/Developer shall be responsible for
corrective measures at no expense to the City of Dublin. [PW]
38.
The Applicant/Developer shall keep adjoining public streets and driveways free and clean
of project dirt, mud, materials and debris, and clean-up shall be made during the
construction period, as determined by the Public Works Director. [PW]
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GRADING AND DRAINAGE
39.
No blasting shall occur in conjunction with the grading performed for this project without
prior authorization being secured from the Public Works Director. [PW]
40.
Written permission shall be obtained from the owner of Valley Christian Church (VCC) for
grading on their site prior to approval of the grading plans by the City. Inspiration Drive
within VCC grant of easement must be dedicated to the City prior to or at the same time
as the final subdivision map is recorded. [PW]
41.
Long-term maintenance of landslide repairs and unrepaired landslides in the open space
shall be the responsibility of the Applicant/Developer or Homeowner's Association or
other vehicle acceptable to the City and incorporated in the CC&R's. [PW]
42.
No drainage shall be directed over a slope, except at the end of culs-de-sac where
~Overland Storm Drain Easements" have been provided for emergency release of storm
waters. [PW].
43.
All cut and fill slopes shall be contoured to appear natural and blend with the existing
natural contours to the satisfaction of the Public Works Director and Planning Director.
[PW, PL]
.4.!
The Applicant/Developer and/or his representatives shall secure all necessary permits for
work including, but not limited to, grading, encroachment, Fish and Game Department,
Corps. of Engineers and State water quality permits and show proof of it to the City of
Dublin, Department of Public Works. [PW]
45.
Grading within the designated open space area shall be limited to that grading which is
necessary for construction of the roadways traversing the open space and any approved
development, subject to review and approval of the Planning Director and Public Works
Director. [PL, PW]
IMPROVEMENTS
46.
The design, location and materials utilized for project retaining walls shall be included as
part of the Project improvement Plans, subject to review and approval by the Building
Official and the Planning Director. [B, PL]
47.
Inspiration Drive shall be renamed in order to avoid the confusion of having an
intersection of Inspiration Drive and Inspiration Drive. [PL]
48. All sidewalks must be within City right-of-way or in a pedestrian easement. [PW]
49.
Special paving or concrete paving in public streets may be allowed with the approval of
the Director of Public Works. [PW]
lO
50.
51.
52.
53.
54.
55.
56.
57.
58.
59.
60.
61,
Silvergate Drive shall be re-striped at the new entrance to the development for turn
lanes. [PW]
Prior to occupancy of the 26th unit, Inspiration Drive (through Valley Christian Center)
must be constructed and dedicated to the City of Dublin and connect via a constructed
public street to Silvergate Drive. [PW]
The fence along the north property line of the creek area must be replaced with a fence
at the north side of the access road from the west side of Martin Canyon road easterly to
the satisfaction of the Director of Public Works. [PW]
The fire access roads must be designed, constructed, and gated to the satisfaction of the
Director of Public Works. [PW]
The landscaped median area shown at the Silvergate Drive entrance shall be owned by
the City of Dublin, but maintained by the Applicant/Developer or the Homeowners
Association or other vehicle acceptable to the City within this development. This median
shall be installed to City of Dublin standards, including moisture barriers and subdrains.
[PW]
The Applicant/Developer shall submit to the City for filing three copies of the Amended
Tentative Map for Phase I of the Hansen Hills project site which shows the site
configuration and grading as shown on the Tentative Maps as approved by the City
Council on February 27, 1995 (for Phase I). Prior to stamping and filing these plans, the
Planning Director and the Director of Public Works shall determine whether these plans
substantially comply with the plans approved by the City Council. [PL, PW]
Manufactured slopes must be revegetated. [PW, PL]
Ten-foot Public Utility Easements must be dedicated along all public streets except for a
five foot Public Utility Easement on the west side of Inspiration Drive on the Valley
Christian Center property. [PW]
All building pad elevations must be above the lO0-year flood level. [PW]
Any relocation of improvements or public facilities shall be accomplished at no expense
to the City. [PW]
Street light standards and luminaires shall be designed and installed per approval of the
Director of Public Works. The maximum voltage drop for street lights is 3%. [PW]
A registered civil engineer shall design all retaining walls over three feet in height (or over
two feet in height with a surcharge) and a building permit shall be required for their
construction. A maintenance/inspection program shall be implemented by the
developer/homeowners' association or other vehicle acceptable to the City for the
periodic inspection and maintenance of all retaining walls that could possibly affect the
public right-of-way. [PW]
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62.
The Applicant/Developer shall furnish and install trail signs and street name signs, in
accordance with the standards of the City of Dublin, bearing such names as are
approved by the City. The subdivider shall furnish and install traffic safety signs in
accordance with the standards of the City of Dublin. [PW]
63. All street dedications shall include maintenance easements at slopes. [PW]
64.
All improvements within the Improvement Plans and Grading Plans, including curb,
gutter, sidewalks, driveways, paving and utilities, must be constructed prior to
occupancy in accordance with approved standards to the satisfaction of Public Works
Director. [PW]
MISCELLANEOUS
65.
The Applicant/Developer shall provide unit address information to the satisfaction of
DRFA, U.S. Postal Services, and City of Dublin Planning Department and Building
Department. [PW]
66.
Prior to final inspection of any unit, the Applicant/Developer shall submit a letter from the
U.S. Postal Service to the Planning Department stating their satisfaction with the type
and location of the mail receptacles to be provided. [PL]
67.
This approval shall be revocable for cause in accordance with Section 8-90.3 of the
Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall
be subject to citation. [PL]
68.
To apply for building permits, the Applicant/Developer shall submit six (6) sets of
construction plans and two (2) sets of Site Plans for Phase I to the Building Department
for plan check. The plans shall have attached two annotated copies of the Appealable
Action Letter. The notations shall clearly indicate how these Conditions of Approval will
be complied with. Construction plans will not be accepted without the annotated
Appealable Action Letter attached. The Applicant/Developer will be responsible for
obtaining approvals of all participating non-City agencies prior to the issuance of building
permits. [PL, BI
PASSED, APPROVED AND ADOPTED this 21st day of August, 1995.
AYES:
NOES:
ABSENT:
ATTEST:
Commissioners Geist, Jennings, Johnson, Lockhart and Zika
NONE
/51anning {~mmiss-i°~hairperson
Planning Directo~,~
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