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HomeMy WebLinkAbout8.1 Attch 2 Reso Approving SDRRESOLUTION NO. 11 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW FOR 98 SINGLE-FAMILY DETACHED HOMES WITHIN AN EXISTING PD-PLANNED DEVELOPMENT DISTRICT KNOWN AS "CHATEAU AT FALCON CROSSING" AT THE NORTHEAST INTERSECTION OF TASSAJARA ROAD AND FALCON ROAD PA 04-016, APN 985-0002-001 WHEREAS, the Applicant, Standard Pacific Corporation, submitted an application for an area of approximately 67.8 acres known as "Chateau at Fallon Crossing" located at the northeast intersection of Tassajara Road and Fallon Road in the Eastern Dublin Specific Plan Area; and WHEREAS, the Applicant requests Site Development Review for 98 low density, single- family detached residential units and excludes eight (8) duet units, common area landscaping, fences, walls, and neighborhood entries that are to remain as approved previously with the 106- unit subdivision known as Fallon Crossing; and WHEREAS, this approval supersedes the existing Site Development Review as to the 98 single family detached units, and WHEREAS, the Project site generally is located at the northeast intersection of Tassajara Road and Fallon Road; and WHEREAS, on May 10, 1993, the City Council certified an Environmental Impact Report ("EIR") for the Eastern Dublin GPA/SP Project and an addendum to update plans to provide sewer service. The May 10, 1993 EIR, the May 4, 1993 addendum and the August 22, 1994 addendum are collectively referred to as the Eastern Dublin EIR; and WHEREAS, on May 16, 2006, the City Council approved a Mitigated Negative Declaration by Resolution 71-06, for prezonings, an annexation application (including the Fredrich property) Stage 1 Planned Development zoning, and a preannexation agreement for Fallon Crossing PA 04-016; and WHEREAS, on May 16, 2006, the City Council approved the prezonings and a Stage 1 Development Plan by Ordinance 07-06 for Fallon Crossing PA 04-016; and WHEREAS, as of July 1, 2007, the project site was annexed to the City of Dublin; and WHEREAS, on November 13, 2007 the Planning Commission adopted Resolution 07-58 recommending City Council approval of the Fallon Crossing PA 04-016 Stage 2 Planned Development Zoning, and Resolution 07-59 approving Site Development Review in accordance with Zoning Ordinance Chapter 8.104 for 106 units on 67.8 acres, and Tentative Map 7617; and WHEREAS, on November, 18 2008, the City Council approved a Development Agreement with the Applicant/Property Owner by adopting Ordinance 39-08; and Page 1 of 21 ATTACHMENT 2 WHEREAS, a Staff Report dated November 8, 2011, incorporated herein by reference, describes and analyzes the current application; and WHEREAS, the Planning Commission reviewed the Staff Report at a duly noticed public hearing held on November 8, 2011 at which time all interested parties had the opportunity to be heard; 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 said proposed Site Development Review for 98 lots of the 106 tots within Tract 7617 known as Chateau at Fallon Crossing: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied and distinct housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Low Density Residential; and 4) the project complies with the development standards established in the Planned Development Zoning Stage 2 Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive and harmonious site and structural development compatible with the existing site lay out and subdivision mapping and blends well with the surrounding properties; and 2) complies with the development regulations set forth in the Zoning Ordinance where applicable. C. The design of the project is appropriate to the City, the vicinity, surrounding properties and the lot in which the project is proposed because: 1) The proposed project augments the architectural style offerings in the vicinity; 2) The size and mass of the proposed houses are consistent with the lot sizes and other residential developments in the surrounding area; 3) the proposed project will supply unique and varied floor plan options allowing for enhanced elevations on the corner lots; and 4) the proposed project will provide design offerings contributing to a "custom" look of the Fallon Crossing development. D. The subject site is suitable for the type and intensity of the approved development because: 1) the lots have already been subdivided to conform with the General Plan, Eastern Dublin Specific Plan and the Planned Development Zoning Stage 1 and 2 Development Plans for this area; and 2) the proposed homes to be developed on the property meet all of the development standards established to regulate development within Fallon Crossing. E. Impacts to existing slopes and topographic features are addressed because: 1) the proposed project site is already subdivided, 2) the infrastructure is under construction Page 2 of 21 including streets and utilities, 3) all grading is near completion, and 4) retaining walls will be constructed to establish the required lot size and building envelope. F. Architectural considerations including the character, scale and quality of the design, site lay out, 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 that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the proposed houses will utilize the five architectural style standards approved and established in the Stage 2 Planned Development Zoning; 2) the materials referenced in the style guidelines will be utilized; 3) the homes when constructed will blend with and be similar to homes already being constructed in the general vicinity; and 4) the color and materials proposed are similar and complementary to colors and materials being utilized on homes currently being constructed in the vicinity. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project fo ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the master plan; and 2) the project front yard landscaping and side yard fencing will be consistent with other developments currently under construction in the vicinity and conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians and automobiles because: 1) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the master plan; and 2) development of this project will conform to the major improvements already installed in the vicinity allowing residents the safe and efficient use of these facilities. NOW, THERFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the Site Development Review for the proposed project known as Chateau at Fallon Crossing (98 of 106 units), as shown on plans prepared by Ruggeri, Jensen, Azar & Associates; the Dahlin Group; and Ralph J. Alexander & Associates dated received October 20, 2011 and attached to the Planning Commission Staff Report of November 8, 2011 as Attachment 2 subject to the Conditions of Approval included below. 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 shalt be subiect to Planning Department review and approval The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval fPL 1 Planning, [Bl Building, [POl Police, [PWl Public Works [P&CSl Parks & Community Services, [ADMI Administration/City Attorney, fFINI Finance, [Fl Alameda County Fire Department, [DSRI Dublin San Ramon Services District, [COl Alameda County Department of Environmental Health, (Z71 Zone 7. Page 3 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: PLA NNING DIVISION 1. Approval. This Site Development Review PL On going Standard approval is for the construction of 98 single-family detached units within Tract 7617. This approval shall be as generally depicted and indicated on the plans prepared by Dahlin Group and Standard Pacific Homes dated October 20, 2011 on file in the Community Development Department, and as specified by the following Conditions of Approval for this roject. 2. Time Extension. The original approving decision- PL One year Standard maker may, upon the Applicant's written request following for an extension of approval prior to expiration, and approval upon the determination that any Conditions of date Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the particular Permit. 3. Effective Date. This Site Development Review PL On going Standard approval becomes effective 10 days after action by the Plannin Commission. 4. Permit Expiration. Construction or use shall PL One year Standard commence within one (1) year of Site Development following Review (SDR) approval, or the SDR shall lapse approval and become null and void. Commencement of date construction or use means the actual construction or use pursuant to the approval, or demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the SDR 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 SDR expires, a new application must be made and processed according to the requirements of the Dublin Zoning Ordinance. 5. Revocation of permit. The permit shall be PL On going Standard revocable for cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. Page 4 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 6. Required Permits. Applicant/Developer shall PL, PW Issuance of Standard comply with the City of Dublin Zoning Ordinance Building and obtain all necessary permits required by other Permits agencies (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board) and shall submit copies of the permits to the Public Works Department. 7. Requirements and Standard Conditions. The Various Issuance of Standard Applicant/Developer shall comply with applicable Building Alameda County Fire, Dublin Public Works Permits Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 8. Modifications. The Community Development PL On going Standard Director may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Section 8.104.100 of the Zonin Ordinance. 9. Satellite Dishes. The Developer's Architect shall PL Issuance of Project prepare a plan for review and approval by the Building Specific Director of Community Development and. the Permit Building Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run on the interior of the unit to the satellite location on,the exterior of the home to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irre ular placement. Page 5 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 10. Indemnification. The Developer shall defend, PL, B On going Standard indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any 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 subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedin s. 11. Clean up. The Applicant/Developer shall be PL On going Standard responsible for clean-up and disposal of project related trash and for maintaining a clean, litter-free site. 12. Controlling Activities. The Applicant /Developer PL, PO On going Standard shall control all activities on the project site so as not to create a nuisance to the surrounding residences. 13. Noise/Nuisances. No loudspeakers or amplified PL, PO On going Standard music shall be permitted to project or be placed outside of the residential buildings during construction. 14. Accessory Structures. The use of any accessory PL, B, F On going Standard structures, such as storage sheds or trailer/container units used for storage or for any other purpose during construction, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and approved. 15. Final building and site development plans shall PL Issuance of Project be reviewed and approved by the Community building Specific Development Department staff prior to the permit issuance of a building permit. All such plans shall insure: a. That standard residential security requirements as established by the Dublin Police Department are provided. Page 6 of 21 NO. CONDITIONS OF APPROVAL Agency When Required, Prior to: Source b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code re uirements. 16. Fees. The Developer shall pay all applicable fees PL,PW Zone 7 and Standard in effect at the time of building permit issuance Parkland In- including, but not limited to, Planning fees, Building Lieu Fees fees, Dublin San Ramon Services District fees, Due Prior to Public Facilities fees, Dublin Unified School District Filing Each School Impact fees, Public Works Traffic Impact Final Map; Page 7 of 21 NO. CONDITIONS OF APPROVAL Agency When Required, Prior to: Source fees, City of Dublin Fire Services fees, Noise Other Fees Mitigation fees, Inclusionary Housing In-Lieu fees, Required Alameda County Flood and Water Conservation with District (Zone 7) Drainage and Water Connection Issuance of fees, and any other fees either in effect at the time Building and/or as noted in the Develo ment A reement. Permits 17. Final landscape plans, irrigation system plans, PL Issuance of Standard tree preservation techniques, and guarantees, building shall be reviewed and approved by the Dublin permit Planning Division prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil com action or Page 8 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: damage to the tree, if applicable. i. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if a plicable. 18. Water Efficient Landscaping Regulations. The PL On going Standard Applicant shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Munici al Code. 19. Sustainable Landscape Practices. The PL On going Standard landscape design shall demonstrate compliance with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay- Friendly scorecard and specifying that 75% of the non-turf planting only requires occasional, little or no shearin or summer water once established. 20. Public Art Project. If the project is required to P&CS Issuance of Project comply with Sections 8.58.05A and 8.58.05D of building Specific Chapter 8.58 (Public Art Program) of the Dublin permits Zoning Municipal Code then the Applicant/Developer has Ord Chp elected to provide the public art in accordance with 8.58 Chapter 8.58 of the Dublin Municipal Code and shall comply with the Public Art Compliance Report submitted by Applicant/Developer, dated September 9, 2011 and on file with the Planning Department. The value of the public art project is required to equal or exceed 0.5% of the building valuation (exclusive of land) for the project. The Building Official has determined that the total building valuation of the project (exclusive of land) is $41,856,327.00. Therefore, Applicant/ Developer will provide public art valued at a minimum amount of $209,281.64. Based on the current temporary suspension of Sections 8.58.050.A and 8.58.050.D established by Ordinance No. 06-09, if the project receives occupancy permits on or before May 21, 2012, the requirement of this condition shall be extin uished. 21. Public Art Easement and Access Easement. PL Issuance of Project The Applicant/Developer shall reserve a site and building Specific provide a public art easement and an access permit.ln Zoning easement to the Cit within the development conjunction Ord Chp Page 9 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: project for a future public art project in accordance w/final map 8.58 with Dublin Municipal Code Section 8.58.050. encom- passing area art to be located or by separate instrument 22. Final inspection or occupancy permits will not PL Construction Standard be granted until all construction and landscaping is and complete in accordance with approved plans and landscaping the conditions required b the Cit is complete 23. Inclusionary Zoning: The owner or owners of all PL Approval of Project the property subject to Vesting Tentative Map 7617 first Building Specific shall enter into an Affordable Housing Agreement Permit with the City for the entire Vesting Tentative Map area, which agreement shall be recorded against such area and against any other property where Developer proposes to construct on-site affordable units and pay appropriate fees. Such agreement shall include but is not limited to providing detail regarding the number of affordable units required, specify the schedule of construction of affordable units, set forth the developer's manner of compliance with City of Dublin Inclusionary Zoning Regulations, and impose appropriate resale controls and/or rental restrictions on the affordable units. PUB LIC WORKS 24. General Public Works Conditions of Approval. PW On going Standard Developer shall comply with the City of Dublin General Public Works Conditions of Approval for Tract 7617 contained below unless specifically modified b these Conditions of Approval. 25. Clarification. In the event that there needs to be PW, PL On going Standard clarification to these Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. Page 10 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 26. Developer shall obtain an Encroachment Permit PW Construction Standard from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 27. Developer shall obtain a Grading / Sitework PW Construction Standard Permit from the Public Works Department for all private grading and site improvements. This will include any community walls or soundwalls installed as part of the project. Wall construction will be subject to plan review by the Public Works Department and the Building Division, and will be subject to s ecial ins ections duain construction. 28. Plot plans shall be submitted for review and PW Building Standard approval by the Public Works Department and the Permits Community Development Department prior to a proval of buildin ermits. 29. Roof drainage shall be connected to a closed PW Tract Standard conduit, discharging to a curb drain or connected improvement to the storm drain system. Concentrated flows will agreement not be allowed to drain across ublic sidewalks 30. SWPPP. The Developer is responsible for PW During Standard ensuring that all contractors implement all storm construction water pollution prevention measures in the SWPPP. 31. Removal of Obstructions. Applicant/Developer PW Issuance of Standard shall remove all trees including major root systems Occupancy and other obstructions from building sites that are Permits necessary for public improvements or for public safety as directed by the soils engineer and Public Works Director. 32. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance of Standard provide a final Utility Siting Plan showing that Grading transformers and service boxes are placed outside Permits of public view where possible and/or screened to the satisfaction of the Community Development Director and Public Works Director. Applicant/Developer shall place all utility infrastructures underground including electric, telecommunications, cable TV, and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed Page 11 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: and approved by the City Engineer/Public Works Director rior to installation. 33. Ownership and Maintenance of Improvements. PW Final Map Standard Ownership, dedications on final map, and and on going maintenance of street right-of-ways, common area parcels, and open space areas shall be by the City of Dublin, the Homeowner's Association, and a Geologic Hazard Abatement District, as shown on the Open Space Maintenance Responsibilities Exhibit, Tract 7617, Fallon Crossings, prepared by Ruggeri-Jensen-Azar Associates, dated October 2007. 34. Landscape Features within Public Right of PW Final Map Standard Way. The Developer shall enter into an "Agreement for Long Term Encroachments" with the City to allow the HOA to maintain the landscape and decorative features within public Right of Way including frontage & median landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown on Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utilit repairs. 35. Covenants, Conditions and Restrictions PW Final Map Standard (CC&Rs). A Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of the landscape features within the public right of way contained in the Agreement for Long Term Encroachments and the frontage landscaping along Tassajara Road and interior streets. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other related improvements. The CC&Rs shall also contain all other items required by these conditions. The Developer shall submit a copy of the CC&R document to the Cit for review and approval. Page 12 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 36. Public Street. Developer shall construct street PW Final Map Standard improvements and offer for dedication to the City of Dublin the rights of way for Tassajara Road and interior streets as shown on the Tentative Map, to the satisfaction of the Cit En ineer. 37. Acoustic Study.The acoustical recommendations PW Final Map Standard referenced in the Charles M. Salter, Inc. Acoustic Report dated September 18, 2007 shall be incor orated into this roject. BUILDING DIVISION 38. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and completion ordinances in effect at the time of buildin permit. 39. Retaining Walls. All retaining walls over 30 B Through Standard inches in height and in a walkway area shall be completion provided with guardrails. All retaining walls located on private property, over 24 inches, with a surcharge, or 36 inches without a surcharge, shall obtain permits and inspections from the Building Division. 40. Phased Occupancy Plan: If occupancy is B Occupancy Standard requested to occur in phases, then all physical of any improvements within each phase shall be required affected to be completed prior to occupancy of any building buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Community Development Department. 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. Any phasing shall provide for adequate 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, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Community Development Director, the completion of landscaping may be deferred due to inclement weather with the postin of a bond for the value of Page 13 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: the deferred landscaping and associated improvements. 41. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit seven (7) sets of building construction plans to the Building Division for plan permit 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 buildin ermits. 42. Construction Drawings. Construction plans shall B Issuance of Standard be fully dimensioned (including building elevations) building accurately drawn (depicting all existing and permit 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. 43. Air Conditioning Units. Air conditioning units and B Occupancy Standard ventilation ducts shall be screened from public of unit view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Building Official and Community Development Director. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 44. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of all completion work under construction. 45. Addressing. B Issuance of Standard a) Provide a site plan with the City of Dublin's building address grid overlaid on the plans (1 to 30 permit and scale). Highlight all exterior door openings on through plans (front, rear, garage, etc.). (Prior to completion release of addresses Page 14 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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) Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of any Unit). e) Provide a site plan with the approved addresses in 1 to 400 scale prior to approval or release of the project addresses. (Prior to permitting) f) Exterior address numbers shall be backlight and be posted in such a way that they can be seen from the street. 46. Engineer Observation. The Engineer of record B Scheduling Standard shall be retained to provide observation services the final for all components of the lateral and vertical design frame of the building, including nailing, hold downs, inspection straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame ins ection. 47. Foundation. Geotechnical Engineer for the soils B Through Standard report shall review and approve the foundation completion design. A letter shall be submitted to the Building Division on the approval. 48. Green Building. Green Building measures as B Through Standard detailed may be adjusted prior to master plan completion check application submittal with prior approval from the City's Green Building Official. Provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in the master plans. The checklist shall detail what Green Points are being obtained and where the Page 15 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual - if Applicant takes advantage of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Through Completion) Developer may choose self-certification or certification by a third party as permitted by the Dublin Municipal Code. Applicant shall inform the Green Building Official of method of certification prior to release of the first permit in each subdivision / nei hborhood. 49. Electronic File. The Applicant/Developer shall B Issuance of Standard submit all building drawings and specifications for building this project in an electronic format to the permit 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 Built" electronic file and submitted prior to the issuance of the final occu anc . 50. Universal Design. The dwellings shall conform to B Final Standard the universal design standards in the Dublin inspection of Municipal Code Chapter 7.90. The applicant shall each provide the following information or reports: dwelling a) Provide options with master plans detailing design methods for proper compliance with Universal Design. The information shall be included in the master plans used for permitting. (Prior to issuance of 1st permit) b) Provide check list(s) for each model type, indicating mandatory options and voluntary options and cut off dates for selection for review and approval of the City. (Prior to issuance of 1st permit) c) Provide form(s) detailing the selected items to the Cit . Page 16 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 51. Construction Trailer. Due to size and nature of B Issuance of Standard the development, the Applicant/Developer, shall Building provide a construction trailer with all hook ups for Permits 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 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 ap licant/develo er's ex ense. 52. Copies of Approved Plans: Applicant shall B 30 days after Standard provide City with 4 reduced (1/2 size) copies of the permit and approved plan. each revision issuance SEC URITY AND POLICE 53. Applicant must comply with Dublin Municipal Code PO, B, During Standard Section 7.32.220, Residential Security Ordinance, PW construction which covers lighting, landscaping, locks, gates and doors. 54. Developers must ensure that police radios function PO, PL On going Standard in the area prior to starting the project. An appointment may be made with Dublin Police Services Crime Prevention Unit, 925 833-6677. 55. Applicant must indicate the location of available PO On going Standard li ht sources for arks and foot aths. 56. Applicant must indicate how they will address the PO On going Standard residences. Where will address numbers be positioned on each residential design? Dublin Police Services has the following conditions of approval regarding addressing: a) Address numbers shall be displayed on all buildings, on the facade closest to the street. Addressing may be placed on another facade facing the street (e.g., the garage) if it is not setback more than 25 feet away from the street. It does not appear that addressing on the garage will be acceptable on Plan 3 (refer to page A3.1). b) Residences that share a common driveway shall incor orate monument si ns with the Page 17 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: address range, visible from Main Street. [Monument] signs shall be made visible during hours of darkness by a light source. c) Address numbers shall be unobstructed by architectural/design features (trims or accents) or landscaping. d) Address numbers shall be in a color that contrasts with the background color and shall be made visible at night by a light source. e) Must abide by Security Ordinance's addressing requirements (lighting, dia rammatic ma s . 57. Postal Service "gang boxes" (group postal boxes) PO On going Standard shall be illuminated with a uniformly maintained minimum level of one foot candle of li ht. 58. During the Construction phase of this project, the PO During Standard developer shall ensure that construction crews will construction not block ingress/egress into or out of Parcel M of Tract 7540, to the detriment of existing neighbors as well as a potential threat to emergency vehicle access. 59. During the construction phase, the site shall be PO During Standard fenced, and locked at all times when workers are construction not resent. 60. A temporary address sign, of at least 36 inches by PO During Standard 36 inches with a white background and stenciled construction black numbers and letters that can be seen during night time hours with existing street lighting or additional lighting is to be posted on all approaches to the site. Addressing is required to aid the response of emer enc services. 61. The developer/contractors will file a Dublin Police PO During Standard Emergency Contact Business Card prior to any construction phase of construction. The emergency card will provide 24 hour phone contact numbers of persons res onsible for the construction site. 62. Good security practices shall be followed with PO During Standard respect to storage of building materials and construction stora a of tools at the construction site. 63. Lighting levels during darkness shall be sufficient PO During Standard to revent or reduce theft or bur la construction 64. Security During Construction. PO, B, During Standard a. Fencing -The perimeter of the construction site PW construction shall be fenced and locked at all times when workers are not present. All construction Page 18 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 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 by the Public Works Director. b. Address Sign - A temporary address sign of sufficient size and color contrast to be seen during night time hours with existing street lighting is to be posted on the perimeter street adjacent to construction activities. c. Emergency Contact -Prior to any phase of construction, Applicant/Developer will file with the Dublin Police Department an Emergency Contact Business Card that will provide 24-hour phone contact numbers of persons responsible for the construction site. d. Materials & Tools -Good security practices shall be followed with respect to storage of building materials and tools at the construction site. e. Security lighting and patrols shall be employed as necessary. 65. Graffiti. The ApplicantlDeveloper shall keep the PO, PL On going Standard site clear of graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. `FIRE INSPECTION 66. The homes on lots 78 through 106 that are F On going Project adjacent to open space or undeveloped land shall specific comply with the Wildfire Management Plan as specifies in the conditions of approval: a) The homes shall be provided with an automatic sprinkler system. b) The roof covering shall be class A. c) The underside of the eaves shall be one hour rated. d) The exterior wall shall be one hour rated on the side facing the open space. e) The exterior doors shall be non-combustible or solid core 1 3/4 inch thick. f) Attic vents or other vent openings shall not exceed 144 sq. in. and covered with non- combustible corrosion resistant mesh with Page 19 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: openings not to exceed '/ inch. g) Fences constructed of combustible materials shall be separated from the perimeter of buildings containing habitable by connecting to buildings with a masonry pilaster as shown in the Wildfire Management Plan. Pilaster are not required if a noncombustible fence is provided on the sides} facing the open space and additional 10 feet towards the home. h Compl with the ve etation requirements. 67. If the Developer does not intend to install rear yard F On going Project landscaping on lots 78 through 106 adjacent to specific open space or undeveloped land, the Developer shall provide homeowner(s) with a disclosure stating that the rear yard landscaping the homeowner installs shall comply with the standards for vegetation establishment and maintenance as required in the Wildfire Management Plan: a) Plants within 3 feet of the homes shall be irrigated flowers only. The area within 3 feet shall have non-combustible materials only (no combustible mulch). b) Plants 3 to 15 feet from the home shall only be those listed for use in Areas A and B in the plant species table. c) Trees shall be a minimum of 4 feet from the homes. Trees between 4 ft and 30 feet of the homes shall have a minimum of 10 feet between crowns. The trees shall be limited to those types listed for use in Areas B through D in the plant species table. d) Plants 15 to 30 feet from the home shall only be those listed for use in Areas A through C in the plant species table. e) The distances increase for areas with slopes over 30%. See the Wildfire Mana ement Plan. 68. The landscape shall be maintained year round to F On going Standard comply with the Wildfire Management Plan. Trees between 4 and 15 feet from the homes shall have their limbs pruned 10 feet from grade or 1/3 of the total live crown height. Trees between 15 and 30 feet from the homes shall have their limbs pruned 6 to 10 feet from rade. The distances increase for Page 20 of 21 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: areas with slopes over 30%. See the Wildfire Mana ement Plan. 69. Grasses in the undeveloped land shall be kept F On going Standard mowed to a height of 4 inches in the Fire buffer zone. The fire buffer zone is defined as follows: a) 15 feet beyond the maintenance road. b) 45 feet beyond the fence lines where there is no maintenance road. c) 15 feet beyond the public roads. The buffer zone shall be defined by a non- combustible fence. 70. Provide escape or rescue window for every F On going Standard sleeping room below the fourth story in accordance with the UBC section 310.4. 71. The project shall comply with Building and Fire F On going Standard Codes as adopted b the Cit of Dublin. PASSED, APPROVED, AND ADOPTED this 8th day of November 2011 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#12004104-016 Mission Peak -Standard PacificlPC 11.08.11 ChateaulPC Reso SDR.docx Page 21 of 21