HomeMy WebLinkAboutPC Reso 12-16 Silvera Ph4 SDR/VTmapRESOLUTION NO. 12-16
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE
PARCEL MAP 10053 FOR A RESIDENTIAL SUBDIVISION OF
4SINGLE-FAMILY DETACHED UNITS ON
A 0.95-ACRE SITE WITHIN SILVERA RANCH PHASE 4 (BELLA MONTE}
(Portion of APN 985-0055-003-04)
(PLPA-2010-00055}
WHEREAS, the Applicant, KB Home Northern California submitted applications for .95
acres ("Project Site") within the project known as Silvera Ranch Phase 4 (Bella Monte) within
the Eastern Dublin Specific Plan; and
WHEREAS, the applications include: 1 }General Plan and Eastern Dublin Specific Plan
amendments to change the land use from its current designation of Rural
Residential/Agriculture to Single-Family Residential, and 2) Planned Development zoning
amendments with related Stage 1 and Stage 2 Development Plan Amendments; and
WHEREAS, the applications also include: a} Site Development Review (SDR); and b)
Vesting Tentative Parcel Map 10053 dated received March 19, 2012 for 4single-family
detached residential units/lots within the .95-acre site; and
WHEREAS, the applications collectively define this "Project" and are available and on file
in the Community Development Department; and
WHEREAS, the Project site is located along the south side of Cydonia Court and
generally is vacant land; and
WHEREAS, the Eastern Dublin EIR and related CEQA addenda, and all Staff Reports
and Resolutions referenced above are incorporated herein by reference and available for
review at City Hall during normal business hours; and
WHEREAS, on September 23, 2003 the Planning Commission adopted Resolution No.
03-48 approving Vesting Tentative Tract Map 7441 within which the Project Site currently is
located; and
WHEREAS, on March 27, 2012, the Planning Commission held a public .hearing and
recommended that the City Council approve General Plan and Eastern Dublin Specific Plan
Amendments for the project as stated above from Rural Residential/Agriculture to Single-Family
Residential and find the Project within the scope of the Eastern Dublin EIR, and recommend
that the City Council adopt Planned Development (PD) zoning amendments and related Stage
1 and Stage 2 Development Plan Amendments to change the zoning from PD Rural
Residential/Agriculture to Single-Family Residential; and
WHEREAS, the 4 lots that comprise the Project Site are identified as Lots 1 through 4 of
Vesting Tentative Parcel Map 100053; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve the Site Development Review and Vesting Tentative Parcel Map 10053; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
March 27, 2012, far this project at which time all interested parties had the opportunity to be
heard; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered the certified Eastern Dublin EIR and related addenda, 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 4 lots of Vesting Tentative Parcel Map 10053 within Silvera Ranch
Phase 4:
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 as it will be
incorporated into the surrounding neighborhood approved previously; 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/Single-Family Residential; and 4) the project complies
with the development standards established in the Planned 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 layout and subdivision mapping and
blends well with the surrounding properties; and 2) the project complies with the
development regulations set forth in the Zoning Ordinance where applicable and as
adopted for PA 02-024 and PLPA-2010-00055.
C. The design of the project is appropriate to the City, the vicinity, surraunding
properties, and the lat in which the project is proposed because: 1) the project
augments available housing in the vicinity; 2) the size and mass of the proposed
houses are consistent with the lot sizes in the adjacent neighborhood; and 3) the
project will provide a more complete street scene.
D. The subject site is suitable for the type and intensity of the approved development
because: the proposed homes to be developed on the property meet all of the
development standards established to regulate development in the Bella Monte
neighborhood and Silvera Ranch area overall.
a
E. Impacts to existing slopes and topographic features are addressed because: 1) the
infrastructure is under construction including streets and utilities, 2) the project site
has been rough graded in accordance with the Final Tract Map for Silvera Ranch
Phase 4 (Tract 7540), and 3) 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 layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other
developments in the vicinity because: 1) the development will be incorporated into the
adjacent neighborhood approved previously and will be similar to homes already
being constructed in the general vicinity; 2) the proposed houses will utilize the three
(3} architectural style and standards approved. previously for Silvera Ranch Phase 4;
3) the materials referenced in the style guidelines will be consistent; and 4) the color
and materials proposed will match the colors and material 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 sideyard fencing is 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 allowing residents the safe and efficient use
of these facilities.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby make the following findings and determinations regarding Vesting Tentative Parcel Map
10053:
Vesting Tentative Parcel Map 10053
A. The proposed Vesting Tentative Tract Parcel Map 10053 is consistent with the intent of
applicable subdivision regulations and related ordinances for Silvera Ranch Phase 4
(Bella Monte).
B. The design and improvements of the proposed Vesting Tentative Tract Parcel Map
10053 are consistent with the General Plan and the Eastern Dublin Specific. Plan, as
amended, as they relate to the subject property in that it is a subdivision for
implementation of a portion of Silvera Ranch designated for this type of development.
C. The proposed Vesting Tentative Parcel Map 10053 is consistent with the Planned
Development zoning approved for Silvera Ranch Phase 4 (Bella Monte) and therefore
consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Parcel Map 10053 will have
adequate access to major constructed or planned improvements as part of Silvera Ranch
and the Eastern Dublin Specific Plan.
E. Project design, architecture, and concept have been integrated with topography of the
project site created by the proposed Vesting Tentative Parcel Map 10053 to minimize
overgrading and extensive use of retaining walls. Therefore, the proposed subdivisions
are physically suitable for the type and intensity of development proposed.
F. All Mitigation Measures and the Mitigation Monitoring program adopted with the Eastern
Dublin EIR for the Eastern Dublin Specific Plan Area would be applicable as appropriate
for development of the Project and Project site.
G. The proposed Vesting Tentative Parcel Map 10053 will not result in environmental
damage or substantially injure fish or wildlife or their habitat or cause public health
concerns.
H. The design of the subdivision will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City
Engineer has reviewed the map and title report and has not found any conflicting
easements of this nature.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby approve the Site Development Review for the proposed project of 4 detached Single-
Family residential units within the project known as Silvera Ranch Phase 4 (Bella Monte), as
shown on plans prepared by SDG Architecture + Engineering (03-16-12 Rev) dated received
March 19, 2012 subject to the conditions included below.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby approve Vesting Tentative Parcel Map 10053 for 4 single family detached residential
lots within the project known as Silvera Ranch Phase 4 (Bella Monte), prepared by SDG
Architecture + Engineering (03-16-12 Rev) dated received March 19, 2012 subject to the
conditions 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 shall be subject to Planning Department review
and approval. The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. fPL.I Planning, (Bl Building, fPO1 Police,
fPWI Public Works fP&CSl Parks & Community Services, (ADMI Administration/City Attorney,
[FINI Finance, fFl Alameda County Fire Department, fDSRI Dublin San Ramon Services District,
[COl Alameda County Department of Environmental Health, fZ71 Zone 7.
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NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
PLANNING DEPARTMENT
1. Approval. This Site Development Review approval is for PL Ongoing Planning
the construction of 4single-family detached residential
units on approximately 0.95-acres within Parcel Map
10053. This approval shall be as generally depicted and
indicated on the plans prepared by SDG Architecture +
Engineering (03-16-12 Rev) dated received March 19,
2012 on file in the Community Development Department,
and as specified by the following Conditions of Approval
for this ro}ect.
2. Time Extension. The original approving decision-maker PL One year Standard
may, upon the Applicant's written request for an extension following
of approval prior to expiration, and upon the determination approval
that any Conditions of Approval remain adequate to date
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 re wired b the particular Permit.
3. Effective Date. This Site Development Review approval PL Ongoing Standard
becomes effective 10 days after action by the Planning
Commission.
4. Permit Expiration: Construction or use shall commence PL One Year Standard
within one year of approval of this us or the SDR shall from
lapse and become null and void. Commencement of Approval
construction means the actual construction or use date
pursuant to the permit approval, or demonstrating
substantial progress toward commencing such
construction or 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 permit
expires, a new application must be made and processed
according to the requirements of .the Dublin Zoning
Ordinance.
5. Compliance with previous approvals: The Applicant PL Ongoing Standard
shall comply with all Conditions of Approval for Vesting
Tentative Tract 7441 as approved by the Planning
Commission, Resolution No. 03-48 on September 23,
2003.
6. Required Permits. Applicant/Developer shall comply PL, PW Issuance of Standard
with the City of Dublin Zoning Ordinance and obtain all Building
Permits
necessary permits required by other 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 De artment.
7. Requirements and Standard Conditions. The Various Issuance of Standard
Applicant/Developer shall comply with applicable Building
Alameda County Fire, Dublin Public Works Department, Permits
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 re uired have been or will be met.
8. Modifications: The Community Development Director PL Ongoing Standard
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 Director of building Specific
Community Development and the Chief Building Official permit
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 lacement.
10. Indemnification: The Developer shall defend, indemnify, PL, B In Standard
and hold harmless the City of Dublin and its agents, accordance condition
officers, and employees from any claim, action, or w/govt code s (SC)
proceeding against the City of Dublin or its agents, Section
officers, or employees to attack, set aside, void, or annul 66499.37
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 brou ht 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 roceedin s.
11. Final building and site development plans shall be PL Issuance of Project
reviewed and approved by the Gommunity Development building. Specific
Department staff prior to the issuance of a building permit
permit. Alf such plans shall insure:
a. That standard residential security requirements as
established by the Dublin Police. Department are
provided.
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
buildin and site fans and that com liance is
obtained with at least their minimum Code
requirements.
12. Final landscape plans, irrigation system plans, tree PL Issuance of Standard
preservation techniques, and guarantees, shall be building
reviewed and approved by the Dublin Planning permit
Department 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 compaction
or 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
landsca in will be re uired from the owner insurin
regular irrigation, fertilization and weed abatement, if
applicable.
13. Plotting: The approved Site Development Review would PL Issuance of Project
allow any of the three approved floor plans to be building Specific
constructed on any of the lots within Monte Bella at permits
Silvers Ranch, subject to limitations as follows:
^ Any single floor plan may not exceed 40% of the
subdivision.
^ Individual floor plans may be placed next to each
other. However, only two of the. same individual floor
plans may be plotted next to each other without being
interrupted by a different floor plan.
^ If two of the same individual floor plans are plotted
next to each other, the same individual floor plan may
not be plotted across the street from the two.
^ In no case will the same architectural elevation or
color scheme be allowed next to or across the street
from each other, unless they are a different individual
floor plan.
14. Revocation of permit. The permit shall be revocable for PL Ongoing Standard
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.
BUILDING DEPARTMENT
15. 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.
16. Retaining Walls: All retaining walls over 30 inches in B Through Standard
height and in a walkway area shall be provided with completion
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
Buildin Division.
17. Phased Occupancy Plan: If occupancy is requested to B Occupancy Standard
occur in phases, then all physical improvements within of any
each phase shall be required to be completed prior to affected
occupancy of any buildings within that phase except for building
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
substantial) conform to the intent and ur ose of the
subdivision approval. No individual building shall be
occupied until the adjoining area is finished, safe,
accessible, and provided with atl 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 the deferred
landscapin and associated im rovements.
18. Building Permits: To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit eight (8) sets of building
construction plans to the Building Division for plan check. permit
Each set of plans shall have attached an annotated copy
of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or have
been complied with. Construction plans will not be
accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be
responsible for obtaining the approvals of all participation
non-City agencies prior to the issuance of building
permits.
19. Construction Drawings: Construction plans shall be B Issuance of Standard
fully dimensioned (including building elevations) building
accurately drawn (depicting all existing and proposed permit
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.
20. Air Conditioning Units: Air conditioning units and B Occupancy Standard
ventilation ducts shall be screened from public view with of unit
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 shaft 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.
21. Temporary Fencing: Temporary Construction fencing B Through Standard
shall be installed along the perimeter of all work under completion
construction.
22. Addressing: B Issuance of Standard
a. Provide a site plan with the City of Dublin's address building
grid overlaid on the plans (1 to 30 scale). Highlight all permit and
exterior door openings on plans (front, rear, garage, throu h
io
etc.). (Prior to release of addresses) completion
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.
23. Engineer Observation: The Engineer of record shall be B Scheduling Standard
retained to provide observation services for all the final
components of the lateral and vertical design of the frame
building, including nailing, hold downs, straps, shear, roof inspection
diaphragm and structural frame of building. A written
report shall be submitted to the City Inspector prior to
schedulin the final frame inspection.
24. Foundation: Geotechnical Engineer for the soils report B Through Standard
shall review and approve the foundation design. A letter completion
shall be submitted to the Building Division on the
a proval.
25. Green Building: Green Building measures as detailed B Through Standard
may be adjusted prior to master plan check application completion
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 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)
Landscape plans shall be submitted to the Green Building
Official for review. Prior to approval of the landscape
plans by the City of Dublin.
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.
26. Electronic File: The Applicant/Developer shall submit all B Issuance of .Standard
building drawings and specifications for this project in an building
electronic format to the satisfaction of the Building Official permit
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 occupant .
27. Clean up. The Applicant/Developer shall be responsible PL Ongoing Standard
for clean-up and disposal of project related trash and for
maintainin a clean, litter-free site.
28. Controlling Activities. The Applicant /Developer shall PO, PL Ongoing Standard
control all activities on the project site so as not to create
a nuisance to the surroundin residences.
29. Noise/Nuisances. No loudspeakers or amplified music PO, PL Ongoing Standard
shall be permitted to project or be placed outside of the
residential buildin s durin construction.
30. Accessory Structures. The use of any accessory PL, B, Ongoing Standard
structures, such as storage sheds or trailer/container units F
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
a roved.
31. Removal of Obstructions. Applicant/Developer shall PW Issuance of Standard
remove all trees including major root systems and other Occupancy
obstructions from building sites that are necessary for Permits
public improvements or for public safety as directed by
the soils en ineer 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 transformers Grading
and service boxes are placed outside of public view where Permits
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 as in accordance
12
with standards enforced by the appropriate utility agency.
Utility plans showing the location of all proposed utilities
shall be reviewed and approved by the City
Engineer/Public Works Director prior to installation.
S ECURITY AND POLICE
33. Security During Construction. PO, B, During Standard
a. Fencing -The perimeter of the construction site shall PW construction
be fenced and locked at all times when workers are
not present. All construction activities shall be
confined to within the fenced area. Construction
materials and/ar 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.
34. Graffiti. The Applicant/Developer shall keep the site clear PO, PL Ongoing Standard
of graffiti on a regular and continuous basis and at all
times. Graffiti resistant materials should be used.
F EES
35. Fees. The Developer shall pay all applicable fees in PW Zone 7 and Standard
effect at the time of building permit issuance including, Parkland In-
but not limited to, Planning fees, Building fees, Dublin Lieu Fees
San Ramon Services District fees, Public Facilities fees, Due Prior to
Dublin Unified School District School Impact fees, Public Filing Each
Works Traffic Impact fees, City of Dublin Fire Services Final Map;
fees, Noise Mitigation fees, Inclusionary Housing In-Lieu Other Fees
fees, Alameda County Flood and Water Conservation Required
District (Zone 7) Drainage and Water Connection fees, with
and any other fees either in effect at the time and/or as Issuance of
noted in the Development Agreement. Building
Permits
13
PUB LIC WORKS
36. Clarification. In the event that there needs to be PW, PL Ongoing 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 gaing 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
im acts of this project.
37. General Public Works Conditions of Approval: PW Ongoing Standard
Developer shall comply with the City of Dublin General C of A
Public Works Conditions of Approval subject to approval
of the CEQA Addendum for Parcel Map 10053 contained
below unless specifically modified by these Conditions of
A royal.
38. Street Lighting Maintenance Assessment District: The PW Final Map Standard
Developer shall request the area to be annexed into a C of A
subzone of the Citywide Street Lighting Maintenance
Assessment District and shall provide any exhibits
required for the annexation. In addition Developer shall
pay all administrative costs associated with processing
the annexation.
39. Ownership and Maintenance of Improvements: PW Final Map Project
Ownership, dedications on final map, and maintenance of and Specific
street right-of-ways, common area parcels, and open Ongoing
space areas shall be by the City of Dublin and the
Homeowner's Association, as shown on the Ownership
and Maintenance Responsibility Exhibit, Tract 7441,
Silvera Ranch, prepared by Ruggeri-Jensen-Azar
Associates, dated February 20, 2003, amended to reflect
the addition of the four lots.
40. Parcel Map: The Parcel Map shall include Lots 1-4 and PW Final Map Standard
shall also show Parcel "Kn of Tract 7540 as a common C of A
parcel.
41. Covenants, Conditions and Restrictions (CC&Rs). PW Final Map Standard
The four new parcels shall be annexed to the existing C of A
Silvera Ranch Homeowner Association
42. Public Streets: Developer shall construct street PW Final Map Standard
improvements and offer for dedication to the City of C of A
Dublin the right of way for Cydonia Court as shown on the
Tentative Ma , to the satisfaction of the City Engineer.
14
43. GRAD Maintenance Easement: The parcel map shall PW Final Map Project
include the offer of dedication of a 15' maintenance Specific
easement over the bench and drainage along the
northwesterly boundary of Parcel "K" of Tract 7540. The
offer shall be in favor of the Fallon Crossings Geologic
Hazard Abatement District.
44. Joint Trench: The developer shall complete the PW Final Map Project
installation of the joint trench along the southwesterly side Specific
of Fallon Road, from the existing terminus at Cydonia
Court to a connection with the existing joint trench at the
Dublin Ranch bounds
45. Fallon Road Median Break: The developer shall PW Final Map
construction a raised median and landscaping at the
existing median break in Fallon Road just north of Signal
Hill Drive so that the median is permanently closed. The
developer will be reimbursed for this work in the amount
of $20,000 previously provided by the Lin Family for this
work. The developer will be eligible for Eastern Dublin
Traffic Impact fee credits for costs exceedin this amount.
46. Plot plans shall be submitted for review and approval by PW Building Standard
the Public Warks Department and the Community Permits
Development Department prior to approval of building
ermits.
47. Roof drainage shall be connected to a closed conduit, PW Tract impmt Standard
discharging to a curb drain or connected to the storm agreement
drain system. Concentrated flows will not be allowed to
drain across ublic sidewalks
48. Storm Runoff Treatment Measures: Storm runoff PW Final Map
treatment measures shall be as shown on the Stormwater
Management Plan attached to the Tentative Parcel Map,
or as may be modified by the City with the concurrence of
the Developer. The stormwater treatment measures shall
also include a Low Impact Development (LID) component
for new impervious surface areas, in conformance with
Section C.3 of the Municipal Regional Permit for
Stormwater. Treatment measures shall also conform with
Section C.10 of the MRP with regards to trash capture.
The Developer shall be responsible for maintenance of
the measures until they are accepted by the City, and
shall turn over the measures to the City in a clean
condition.
15
49. Fallon Road/ t-580 Interchange Improvement PW Final Map Project
Contribution: The developer shall pay a fair share Specific
portion of costs advanced by the Lin Family for
improvements to the Fallon Road/ I-580 Interchange. The
advance will be payable at the time of filing of the first
final map. The amount shall be calculated against the
then-outstanding balance as of the first final map.
City will provide a credit to developers in the amount of
developer's advance to be used by developer against
payment of Section 2 obligations of the Eastern Dublin
Traffic Impact Fee ("TIF"). In accordance with the City's
TIF Guidelines (Reso. 20-07), establishment of the credit
shall require the payment of an administrative fee. The
use of credits (including limitations on the use of credits)
and manner of conversion of the credit to a right of
reimbursement will be as set forth in the City's TIF
Guidelines, subject to the following provisions: (a) the
credit shall be granted at the time Developer makes the
advance required by this condition; and (b) the credit may
be used onl to satisf Section 2 TIF obli ations.
50. Traffic Impact Fees: The developer shall be responsible PW Issuance of Standard
for payment of the Eastern Dublin Traffic Impact Fee Building C of A
(Sections 1 and 2), the Eastern Dublin I-580 Interchange Permits
Fee, and the Tri-Valley Transportation Development Fee.
Fees will be a able at issuance of buildin permits.
51. Eastern Dublin Traffic Impact Fee Minimum Payment: PW Issuance of Standard
The developer shall be responsible for payment of a Building C of A
minimum portion of the Eastern Dublin Traffic Impact Fee Permits
in cash (11 % Category 1 and 25% of Category 2), as
specified in the resolution establishing the Eastern Dublin
Traffic Impact Fee. These minimum cash payment shall
be in addition to any other payment noted in these
conditions and may not be offset by fee credits.
PUB LIC WORKS GENERAL CONDITIONS OF APPROVAL. FOR PARCEL MAP 10053
52. The Developer shall comply with the Subdivision Map PW Ongoing Standard
Act, the City of Dublin Subdivision, and Grading C of A
Ordinances, the City of Dublin Public Works Standards
and Policies, the most current requirements of the State
Code Title 24 and the Americans with Disabilities Act with
regard to accessibility, and all building and fire codes and
ordinances in effect at the time of building permit. All
public improvements constructed by Developer and to be
dedicated to the City are hereby identified as "public
works" under Labor Code section 1771. Accordingly,
Developer, in constructing such improvements, shall
comply with the Prevailing Wage Law (Labor Code.
Sects. 1720 and followin
16
53. The Developer shall defend, indemnify, and hold PW Ongoing Standard
harmless the City of Dublin and its agents, officers, and C of A
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 related to this project
(Tract 8024) 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 roceedin s.
54. In the event that there needs to be clarification to these PW Ongoing Standard
Conditions of Approval, the Director of Community C of A
Development and the City Engineer have the authority to
clarify the intent of these Conditions of Approval to the
Developer without going to a public hearing. The Director
of Community Development and the City Engineer also
have the authority to make minor modifications to these
conditions without going to a public hearing in order for
the Developer to fulfill needed improvements or
miti ations resultin from im acts of this ro'ect.
AGR EEMENTS AND BONDS
55. The Developer shall enter into a Tract Improvement PW First Final Standard
Agreement with the City for all public improvements Map and C of A
including any required offsite storm drainage or roadway Successive
improvements that are needed to serve the Tract that Maps
have not been bonded with another Tract Improvement
A reement.
56. The Developer shall provide performance (100%), and PW First Final Standard
labor & material (100%) securities to guarantee the tract Map and C of A
improvements, approved by the City Engineer, prior to Successive
execution of the Tract Improvement Agreement and Maps
approval of the Final Map. (Note: Upon acceptance of the
improvements, the performance security may be replaced
with a maintenance bond that is 25% of the value of the
performance security.)
FEES
57. The Developer shall pay all applicable fees in effect at the PW Zone 7 and Standard
time of building permit issuance including, but not limited Parkland in- C of A
to, Planning fees, Building fees, Dublin San Ramon lieu fees
Services District fees, Public Facilities fees, Dublin due prior to
Unified School District School Impact fees, Public Works filing each
Traffic Impact fees, Alameda County Fire Services fees; Final Map;
Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Other fees
Alameda County Flood and Water Conservation District required
(Zone 7) Drainage and Water Connection fees; and any with
other fees either in effect at the time and/or as noted in issuance of
the Development Agreement. Building
Permits
58. The Developer shall dedicate parkland or pay in-lieu fees PW Each Final Standard
in the amounts and at the times set forth in City of Dublin Map. C of A
Resolution No. 214-02, or in any resolution revising these
amounts.- and as implemented by the Administrative
Guidelines adopted b Resolution 195-99.
PER MITS
59. Developer shall obtain an Encroachment Permit from the PW Start of Standard
Public Works Department for all construction activity Work C of A
within the public right-of-way of any street where the City
has accepted the improvements. The encroachment
permit may require surety for slurry seal and restriping.
At the discretion of the City Engineer an encroachment
for work specifically included in an Improvement
A reement ma not be re uired.
60. Developer shall obtain aGrading / Sitework Permit from PW Start of Standard
the Public Works Department for all grading and private Work C of A
site improvements that serves more that one. lot or
residential condominium unit.
61. Developer shall obtain all permits required by other PW Start of Standard
agencies including, but not limited to Alameda County Work C of A
Flood Control and Water Conservation District Zone 7,
California Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the Public
Works Department.
SUB MITTALS
62. All submittals of plans and Final Maps shall comply with PW Approval of Standard
the requirements of the "City of Dublin Public Works improvement C of A
Department Improvement Plan Submittal Requirements", plans or Final
and the "City of Dublin Improvement Plan Review Check Map
List".
is
63. The Developer will be responsible for submittals and PW Approval of Standard
reviews to obtain the approvals of all participating non- improvement C of A
Gity agencies. The Alameda County Fire Department and plans or Final
the Dublin San Ramon Services District shall approve Map
and sign the Improvement Plans.
64. Developer shall submit a Geotechnical Report, which PW Approval of Standard
includes street pavement sections and grading improvement C of A
recommendations. plans, grading
plans, or Final
Ma
65. Developer shall provide the Public Works Department a PW cceptance o Standard
digital vectorized file of the "master" files for the project improvements C of A
when the Final Map has been approved. Digital raster nd release o
copies are not acceptable. The digital vectorized files bonds
shall be in AutoCAD 14 or higher drawing format. Drawing
units shall be decimal with the precision of the Final Map.
All objects and entities in layers shall be colored by layer
and named in English. All submitted drawings shall use
the Global Coordinate System of USA, California, NAD 83
California State Plane, Zone III, and U.S. foot.
FfP1AL MAP
66. The Final Map shall be substantially in accordance with PW Approval of Standard
the Tentative Map approved with this application, unless Final Map C of A
otherwise modified by these conditions.. Multiple final
maps may be filed in phases, provided that each phase is
consistent with the tentative map, that phasing
progresses in an orderly and logical manner, and
adequate infrastructure is installed with each phase to
serve that phase as a stand-alone project that is not
dependent upon future phasin for infrastructure.
67. All rights-of-way and easement dedications required by PW Approval of Standard
the Tentative Map including the Public Service Easement Final Map C of A
shall be shown on the Final Map.
68. Street names shall be assigned to each public/private PW Approval of Standard
street pursuant to Municipal Code Chapter 7.08. The Final Map C of A
approved street names shall be indicated on the Final
Ma .
69. The Final Map shall include the street monuments to be PW Monuments Standard
set in all public streets. to be shown C of A
on final
map and
installed
prior to
acceptance
of
improveme
nts
19
EASEMENTS
70. The Developer shall obtain abandonment from all PW Approval of Standard
applicable public agencies of existing easements and improvement C of A
right of ways within the development that will no longer be plans or
used. appropriate
final ma
71. The Developer shall acquire easements, and/or obtain PW Approval of Standard
rights-of-entry from the adjacent property owners for any Improvement G of A
improvements on their property. The easements and/or Plans or
rights-of-entry shall be in writing and copies furnished to Appropriate
the Cit En ineer. Final Map
GRA DING
72. The Grading Plan shall be in conformance with the PW Approval of Standard
recommendations of the Geotechnical Report, the grading C of A
approved Tentative Map and/or Site Development plans or
Review, and the City design standards & ordinances. In issuance of
case of conflict between the soil engineer's grading
recommendations and City ordinances, the City Engineer permits,
shall determine which shall apply. and
on oin
73. A detailed Erosion Control Plan shall be included with the PW Approval of Standard
Grading Plan approval. The plan shall include detailed grading C of A
design, location, and maintenance criteria of all erosion plans or
and sedimentation control measures. issuance of
grading
permits,
and
on oin
74. Tiebacks or structural fabric for retaining walls shall not PW Approval of Standard
cross property lines, or shall be located a minimum of 2' grading C of A
below the finished grade of the upper tot. plans or
issuance of
grading
permits,
and
on oin
75. Bank slopes along public streets shall be no steeper than PW Approval of Standard
3:1 unless shown otherwise on the Tentative Map grading C of A
Grading Plan exhibits. The toe of any slope along public plans or
streets shall be one foot back of walkway. The top of any issuance of
slope along public streets shall be three feet back of grading
walkway. Minor exception may be made in the above permits,
slope design criteria to meet unforeseen design and
constraints subject to the approval of the City Engineer. ongoing
ao
IMPR OVEMENTS
76. The public improvements shall be constructed generally PW Approval of Standard
as shown on the Tentative Map and/or Site Development improvement C of A
Review. However, the approval of the Tentative Map plans or start
and/or Site Development Review is not an approval of the of
specific design of the drainage, sanitary sewer, water, construction,
and street im rovements. and on oin
77. All public improvements shall conform to the City of PW Approval of Standard
Dublin Standard Plans and design requirements and as improvement C of A
approved by the City Engineer. plans or start
of
construction,
and on oin
78. Public streets shall be at a minimum 1 % slope with PW Approval of Standard
minimum gutter flow of 0.7°f° around bumpouts. Private improvement C of A
streets and alleys shall be at minimum 0.5% slope. plans or start
of
construction,
and on oin
79. Curb Returns on arterial and collector streets shall be 40- PW Approval of Standard
foot radius, all internal public streets curb returns shall be improvement C of A
30-foot radius (36-foot with bump outs) and private plans or start
streets/alleys shall be a minimum 20-foot radius, or as of
approved by the City Engineer. Curb ramp locations and construction,
design shall conform to the most current Title 24 and and ongoing
Americans with Disabilities Act requirements and as
approved b the Cit Traffic En ineer.
80. The Developer shall install all traffic signs and pavement PW Occupancy of Standard
marking as required by the City Engineer. units or C of A
acceptance o
im rovements
81. Street light standards and luminaries shall be designed PW Occupancy of Standard
and installed per approval of the City Engineer. The units or C of A
maximum voltage drop for streetlights is 5%. acceptance o
im rovements
82. All new traffic signals shall be interconnected with other PW Occupancy of Standard
new signals within the development and to the existing units or C of A
City traffic signal system by hard wire. acceptance o
im rovements
83. The Developer shall construct bus stops and shelters at PW Occupancy of Standard
the locations designated and approved by the LAVTA and units or C of A
the City Engineer. The Developer shall pay the cost. of acceptance o
rocurin and installn these im rovements. im rovements
84. Developer shall construct all potable and recycled water PW Occupancy of Standard
and sanitary sewer facilities required to serve the project units or C of A
in accordance with DSRSD master plans, standards, acceptance o
s ecifications and re uirements. im rovements
21
85. Fire hydrant locations shall be approved by the Alameda PW Occupancy of Standard
County Fire Department. A raised reflector blue traffic units or C of A
marker shall be installed in the street opposite each acceptance o
h drant. im rovements
86. The Developer shall furnish and install street name signs PW Occupancy of Standard
for the project to the satisfaction of the City Engineer. units or C of A
acceptance o
improvements
87. Developer shall construct gas, electric, cable TV and PW Occupancy of Standard
communication. improvements within the fronting streets units or C of A
and as necessary to serve the project and the future acceptance o
adjacent parcels as approved by the City Engineer and improvements
the various Public Utilit a encies.
88. All electrical, gas, telephone, and Cable TV utilities, shall PW Occupancy of Standard
be underground in accordance with the City policies and units or C of A
ordinances. All utilities shall be located and provided acceptance o
within public utility easements and sized to meet utility improvements
com an standards.
89. All utility vaults, boxes and structures, unless specifically PW Occupancy of Standard
approved otherwise by the City Engineer, shall be units or C of A
underground and placed in landscape areas and acceptance o
screened from public view. Prior to Joint Trench Plan improvements
approval, landscape drawings shall be submitted to the
City showing the location of all utility vaults, boxes and
structures and adjacent landscape features and
plantings. The Joint Trench Plans shall be signed by the
City Engineer prior to construction of the joint trench
improvements.
CONSTRUCTION
90. The Erosion Control Plan shall be implemented between PW Ongoing as Standard
October 15th and April 15th unless otherwise allowed in needed C of A
writing by the City Engineer. The Developer will be
responsible for maintaining erosion and sediment control
measures for one year following the City's acceptance of
the subdivision im rovements.
91. If archaeological materials are encountered during PW Ongoing as 1993
construction, construction within 30 feet of these needed EDEIR
materials shall be halted until a professional MM
Archaeologist who is certified by the Society of California
Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate
the significance of the find and suggest appropriate
miti ation measures.
za
92. Construction activities, including the maintenance and PW Ongoing as Standard
warming of equipment, shall be Limited to Monday through needed C of A
Friday, and non-City holidays, between the hours of 7:30
a.m. and 5:30 p.m. except as otherwise approved by the
City Engineer. Extended hours or Saturday work will be
considered by the City Engineer on acase-by-case basis.
93. Developer shall prepare a construction noise PW Start of Standard
management plan that identifies measures to be taken to construction C of A
minimize construction noise on surrounding developed Implementa
properties. The plan shall include hours of construction tion ongoing
operation, use of mufflers on construction equipment, as needed
speed limit for construction traffic, haul routes and identify
a noise monitor. Specific. noise management measures
shall be provided prior to project construction
94. Developer shall prepare a plan far construction traffic PW Start of Standard
interface with public traffic on any existing public street. construction; C of A
Construction traffic and parking may be subject to specific Implementati
requirements by the Gity Engineer. on ongoing
as needed
95. The Developer shall be responsible for controlling any PW Ongoing Standard
rodent, mosquito, or other pest problem due to C of A
construction activities.
96. The Developer shall be responsible for watering or other PW Start of Standard
dust-palliative measures to control dust as conditions construction; C of A
warrant or as directed by the City Engineer. Implementati
on ongoing
as needed
97. The Developer shall provide the Public Works PW Issuance of Standard
Department with a letter from a registered civil engineer building C of A
or surveyor stating that the building pads have been permits or
graded to within 0.1 feet of the grades shown on the acceptance o
approved Grading Plans,. and that the top & toe of banks improvement
and retaining walls are at the locations shown on the
ap roved Gradin Plans.
NPD ES
98. Prior to any clearing or grading, the Developer shall PW Start of any Standard
provide the City evidence that a Notice of Intent (NOI) has construction C of A
been sent to the California State Water Resources Control Activities
Board per the requirements of the NPDES. A copy of the
Storm Water Pollution Prevention Plan (SWPPP) shall be
provided to the Public Works Department and be kept at
the construction site.
23
99. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to Standard
shall identify the Best Management Practices (BMPs) be prepared C of A
appropriate to the project construction activities. The prior to
SWPPP shall include the erosion control measures in approval of
accordance with the regulations outlined in the most improveme
current version of the ABAG Erosion and Sediment nt plans:
Control Handbook or State Construction Best Implements
Management Practices Handbook. The Developer is tion prior to
responsible far ensuring that all contractors implement all start of
storm water pollution prevention measures in the SWPPP. construction
and
ongoing as
needed
100 The Homeowner's Association shall enter into an PW First final Standard
agreement with the City of Dublin that guarantees the map; modify C of A
perpetual maintenance obligation for all storm water as needed
treatment measures installed as part of the project. Said with
agreement is required pursuant to Provision C.3.h. of successive
RWQCB Order R2-2009-0074 for the issuance of the maps
Alameda Countywide NPDES municipal storm water
permit. Said permit requires the City to provide verification
and assurance that all treatment devices will be properly
operated and maintained. This condition shall not apply if
the water quality treatment measures are maintained by a
GRAD or other public entit .
PASSED, APPROVED AND ADOPTED this 27th day of March 2012 by the following vote:
AYES: Wehrenberg, Schaub, O'Keefe, Bhuthimethee
NOES:
ABSENT: Brown
ABSTAIN:
~ r
Planning Commis ' it
ATTEST:
.---
Planning M ger
G:IPA#120101PLPA-2010-00055 Silvers Ranch Phase 41PC Mtg 3.27.121pc reso approving vtpm and sdr for silvers kb home.doc
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