HomeMy WebLinkAboutPC Reso 11-32 Chateau @ Fallon Crossing SDRRESOLUTION NO. 11 - 32
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 Gity 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 Gity 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 Comnnission 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 Ordiinance 39-08; and
Page 1 of 21
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 elf 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 lots 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 architecture{ style offerings in the vicinity; 2) The size and mass of the
proposed houses are consistent with the lot sizes anal 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
Page2of21
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 genera! 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 to 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 sife 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 Deve+opment 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 bekow.
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
~proval. (PL.1 Planning,. (B1 Building, (P01 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. fZ71 Zone 7.
Page 3 of 21
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
:Prior to:
PLA NNING DIVISfON
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 project.
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 Qate. 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 nuN 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
sub'ect 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 Gity 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. (t 'rs
preferred that where chimneys exist, the mounting
of the dish be incorporated into the chimney. fn
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. NoisefNuisances. 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, fleshings,
etc., are painted to match the color of adjacent
surface.
g. That all materia{s 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 requirements.
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 Development Agreement. 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 an 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 alf 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 alt 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 sail compaction 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, fertilisation and
weed abatement, if applicable.
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 Municipal Cade.
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 shalt be
extin wished.
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 City within the develo ment con'unction 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 by the City. 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 by 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. Watl construction
will be subject to plan review by the Public Works
Department and the Building Division, and will be
subject to special inspections durin 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
approval of building permits.
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 public sidewalks
30. SWPPP. The Developer is responsible for PW During Standard
ensuring that all contractors implement al[ 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 Warks 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 prior 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 utility 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 GC&R
document to the City 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 City 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
incorporated into this project.
UILDING DIVISION
38. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and completion
ord'mances 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, aver 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 al[ 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 posting 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 haw 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 ail
participation non-City agencies prior to the
issuance of building permits.
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 shah 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 inspection.
47. Foundation. Geotechnical Engineer for the soils B Through Standard
report shall review and approve the foundafron 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 shalt 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 Bui{ding 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 /neighborhood.
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 occupancy.
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 forms} 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 applicant/developer's expense.
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
light sources for parks and footpaths.
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 wilt 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 fight
source.
e} Must abide by Security Ordinance's
addressing requirements (lighting,
diagrammatic maps .
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 light.
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 present.
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 envy 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
responsible for the construction site.
62. Good security practices shall be followed with PO During Standard
respect to storage of building materials and construction
storage of tools at the construction site.
63. Lighting levels during darkness shall be sufficient PO During Standard
to prevent or reduce theft or burglar . 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 Applicant/Developer 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 {NSPECTION
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 0# 21
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
openings not to exceed '/4 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
Management 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 shaft have their limbs pruned
6 to 10 feet from rode. The distances increase for
Page 20 of 21
NO. Agency .When.. Source
CONDITIONS OF APPROVAL Required,
Prior to:
areas with slopes over 34%. See the Wildfire
Management 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 Qn going Standard
sleeping roam 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 by the City of Dublin.
PASSED, APPROVED, AND ADOPTED this 8th day of November 2011 by the fallowing vote:
AYES: Brown, Wehrenberg, Schaub, O'Keefe
NOES:
ABSf NT: Bhuthimethee
ABSTAIN: / 4,/ I
Plar~'ning Commission Chair
ATTEST:
Planning Mana
G:IPA#12004104-016 Mission Peak -Standard PacificlPC 1 ?.08.11 ChateaulPC Resa SDR. docx
Page 21 of 21