HomeMy WebLinkAbout8.2 Attch 1 Reso Appr'vg SDR&CUP RESOLUTION NO. 13 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW AND
CONDITIONAL USE PERMIT FOR VERONA ESTATES AT POSITANO
FOR 30 SINGLE-FAMILY DETACHED RESIDENTIAL UNITS
ON APPROXIMATELY 5.1 ACRES WITHIN TRACT 8051 (LOTS 1 THROUGH 23)
AND A PORTION OF TRACT 7854 (LOTS 114 AND 126 THROUGH 130)
PLPA 2012-00059
WHEREAS, the Applicant, K. Hovnanian Homes, has submitted applications for approval
of a Site Development Review and Conditional Use Permit, PLPA 2012-00059, for 30 single-
family detached residences within a portion of the Positano Planned Development known as
known as Verona Estates at Positano; and
WHEREAS, Verona Estates at Positano is approximately 5.1 acres located in the
westerly portion of the Positano planned community generally along Avellina Drive, Ravello
Way, Forino Court, and Pallatino Court; and
WHEREAS, Verona Estates at Positano is comprised of Lots 1 through 23 of Tract 8051
and Lots 114 and 126 through 130 within a portion of Tract 7854; and
WHEREAS, on December 13, 2005, the City Council adopted Ordinance No. 32-05
approving Planned Development (PD) Zoning - Stage 1 Development Plan for the entire 1,134-
acre Fallon Village (PA 04-040) and Ordinance 33-05 approving the Stage 2 Development Plan
for the 488-acre Braddock & Logan properties now known as Positano; and
WHEREAS, on December 6, 2005, the City Council adopted Resolution No. 222-05
certifying a Supplemental Environmental Impact Report (SEIR) (SCH #2005062010) to the
Eastern Dublin EIR, a program EIR, initially certified by the City of Dublin in 1993
(SCH#91103064) and the Supplemental EIR for the Eastern Dublin Property Owners (EDPO)
(SCH # 2001052114) certified in 2002 by Resolution 40-02; and
WHEREAS, no further environmental review is required. There are no new impacts
identified with this proposed project that are beyond those impacts studied in the Supplemental
Environmental Impact Report; and
WHEREAS, the Applicant has submitted project plans, including floor plans and
elevations, dated February 20, 2013, for a Site Development Review and Conditional use
Permit relating to Verona Estates at Positano on file in the Community Development
Department; and
WHEREAS, a complete application was submitted and is available and on file in the
Community Development Department; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
February 26, 2013, for this project; and
ATTACHMENT 1
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 Conditional Use Permit subject to required findings
and Condition of Approval; and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
WHEREAS, in accordance with Chapter 8.32.080 of the Zoning Ordinance, the Planning
Commission may approve a Conditional Use Permit as a means for minor amendments upon a
finding that the amendment substantially complies with and does not materially change the
provisions or intent of the adopted Planned Development Zoning Ordinance for the site; and
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
Conditional Use Permit:
Conditional Use Permit:
A. The proposed use and related structures are compatible with other land uses,
transportation and service facilities in the vicinity because: the use remains as
intended for low density/single family residential of a high quality. The availability of
options will visually enhance the architecture, add diversity among the dwellings,
provide an alternative product design, and generally improve the residential quality of
neighborhood.
B. The requested Conditional Use Permit to exceed 45% coverage on as many as six
lots will not adversely affect the health or safety of persons residing or working in the
vicinity, or be detrimental to the public health, safety and welfare because: the
excess coverage is minor and the project generally complies with all other
Development Regulations for the Positano planned community over all.
C. The requested Conditional Use Permit to exceed 45% coverage on as many as six
lots will not be injurious to property or improvements in the neighborhood because:
the minor exceptions substantially comply with and do not materially change the
provisions or intent of the adopted Planned Development Zoning Ordinance 33-05
(PA 05-038) in that it would allow the accommodation of an optional ground floor
(covered) loggia and upper level veranda in the rear yard of the lot.
D. There are adequate provisions for public access, water, sanitation, and public utilities
and services to ensure that the proposed use and related structures would not be
detrimental to the public health, safety, and welfare because: 1) the proposed project
site is already subdivided and conforms to the required lot size; 2) the infrastructure,
including streets and utilities, is complete; and 3) the project complies with the
approved grading plan.
2
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed because: it allows for compliance with adopted
development regulations including private usable open space and adequate rear yard
setbacks.
F. The requested Conditional Use Permit to exceed 45% coverage on as many as six
lots will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located
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 Plan for this area; and 2) the proposed homes to be developed on the
property meet all of the Development Regulations established to regulate
development in the Positano planned community and Fallon Village over all.
G. The requested Conditional Use Permit to exceed 45% coverage on as many as six
lots is consistent with the Dublin General Plan and with any applicable Specific Plans
because: the use remains as intended for low density/single family residential.
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 30 lots (Lots 1 through 23 of Tract 8051, and Lots 114 and 126
through 130 within a portion of Tract 7854) known as Verona Estates at Positano:
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) the project 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 project
augments the architectural style offerings in the vicinity; 2) the size and mass of the
proposed houses are consistent with the lot sizes and other residential developments
in the surrounding area; 3) the project will supply unique and varied floor plan options
and enhanced elevations on the corner lots; and 4) the project will provide more
design offerings contributing to a more "custom" look of the Positano planned
community.
3
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 Plan for this area; and 2) the proposed homes to be developed on the
property meet all of the Development Regulations established to regulate
development in the Positano planned community and Fallon Village over all.
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
including streets and utilities; 3) the project complies with the approved grading plan
and conforms to 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 four (4) of
the approved architectural style standards established in the Fallon Village Planned
Development Plan; 2) the materials referenced in the style guidelines will be utilized;
3) the homes when constructed will blend with and be similar to homes already being
constructed in the general vicinity; and 4) the color and materials proposed are similar
and complementary to colors and 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.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of
the City of Dublin does hereby approve a Conditional Use Permit to exceed lot coverage on 6
lots and Site Development Review for the proposed project known in Verona Estates at
Positano, as shown on plans prepared by Edinger Architects, MTWgroup, and Mackay &
Somps dated February 20, 2013 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
4
and approval The following codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. [PL.1 Planning [131 Building, [POJ Police,
[PW1 Public Works [P&CS1 Parks & Community Services [ADM1 Administration/City Attorney,
[FIN1 Finance [Fl Alameda County Fire Department [DSRI Dublin San Ramon Services District,
[CO1 Alameda County Department of Environmental Health, [Z71 Zone 7.
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
PLANNING DIVISION
1. Approval. This Site Development Review approval is for PL Ongoing Standard
the construction of 30 single-family detached residential
units on approximately 5.1 acres within Tract 8051 (Lots 1
through 23) and a portion of Tract 7854 (Lots 114 and
126 through 130). This approval shall be as generally
depicted and indicated on the plans prepared by Edinger
Architects, MTWgroup, and Mackay & Somps dated
February 20, 2013 on file in the Community Development
Department, and as specified by the following Conditions
of Approval for this project.
2. Permit Expiration: Construction or use shall commence PL One year Standard
within one (1) year of Site Development Review (SDR) from
approval, or the SDR shall lapse and become null and approval
void. Commencement of 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.
3. Time Extension. The original approving decision-maker PL One year Standard
may, upon the Applicant's written request for an following
extension of approval prior to expiration, and upon the approval
determination that any Conditions of Approval remain date
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
articular Permit.
4. Effective Date. This Site Development Review approval PL On going Standard
becomes effective 10 days after action by the Planning
Commission.
5. Compliance with previous approvals: The Applicant PL On going Standard
shall comply with all Conditions of Approval for Vesting
Tentative Tract 7586 as approved by the Planning
5
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
Commission, Resolution No. 05-61 on November 8,
2005.
6. 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.
7. Required Permits. Applicant/Developer shall comply with PL, PW Issuance of Standard
the City of Dublin Zoning Ordinance and obtain all Building
necessary permits required by other agencies (Alameda Permits
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.
8. Requirements and Standard Conditions. The Various Issuance of Standard
App Iicant/Deve lope r 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 required have been or will be met.
9. Modifications: The Community Development Director PL On going 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
Zoning Ordinance.
10. Satellite Dishes: The App Iicant/Deve lope r's Architect PL Issuance of Project
shall prepare a plan for review and approval by the building Specific
Director of Community Development and the Building permit
Official that provides a consistent and unobtrusive
location for the placement of individual satellite dishes.
Individual conduit will be run on the interior of the unit to
the satellite location on the exterior of the home to limit
the amount of exposed cable required to activate any
satellite dish. It is preferred that where chimneys exist,
the mounting of the dish be incorporated into the
chimney. In instances where chimneys do not exist, then
the plan shall show a common and consistent location for
satellite dish placement to eliminate the over proliferation,
6
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
ha hazard and irregular placement.
11. Indemnification: The Applicant/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
Applicant/Developer's duty to so defend, indemnify, and
hold harmless shall be subject to the City's promptly
notifying The Applicant/Developer of any said claim,
action, or proceeding and the City's full cooperation in the
defense of such actions or proceedings.
12. Retaining Walls: The Applicant/Developer shall indicate PL Issuance of Project
on the plot plans, with dimensions, the precise location of building Specific
the point on the side yard retaining walls where the wall permit
material will change from precision block (able to be
stuccoed) to split face block. The intent of this condition
is to assure that the entire portion of the wall visible to the
street (from the perpendicular side-yard fence to the end
of the wall closest to the street) is able to be enhanced
with stucco material as required in the Planned
Development Plan. Also, it is intended that the
perpendicular side yard fence should be located at the
transition point of the two block materials. No stucco wall
face should occur behind the perpendicular side yard
fence. Potential issues may arise in the field conditions
which will be addressed on a case-by-case basis as
directed by the Stage 1 and Stage 2 Planned
Development Plan.
13. Clean up. The Applicant/Developer shall be responsible PL On going Standard
for clean-up and disposal of project related trash and for
maintaining a clean, litter-free site.
14. Controlling Activities. The Applicant /Developer shall PO, PL On going Standard
control all activities on the project site so as not to create
a nuisance to the surrounding residences.
15. Noise/Nuisances. No loudspeakers or amplified music PO, PL On going Standard
shall be permitted to project or be placed outside of the
residential buildings during construction.
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
16. 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.
17. Final building and site development plans shall be PL Issuance of Project
reviewed and approved by the Community Development building Specific
Department staff prior to the issuance of a building permit
permit. All 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
8
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
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.
18. Fees. The Applicant/Developer shall pay all applicable PW Zone 7 and Standard
fees in effect at the time of building permit issuance Parkland In-
including, but not limited to, Planning fees, Building fees, Lieu Fees
Dublin San Ramon Services District fees, Public Facilities Due Prior to
fees, Dublin Unified School District School Impact fees, Filing Each
Public Works Traffic Impact fees, City of Dublin Fire Final Map;
Services fees, Noise Mitigation fees, Inclusionary Other Fees
Housing In-Lieu fees, Alameda County Flood and Water Required
Conservation District (Zone 7) Drainage and Water with
Connection fees, and any other fees either in effect at the Issuance of
time and/or as noted in the Development Agreement. Building
Permits
19. 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 Division permit
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
9
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
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
landscaping will be required from the owner insuring
regular irrigation, fertilization and weed abatement, if
applicable.
20. 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 Code.
21. Sustainable Landscape Practices: The landscape PL On going Standard
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 shearing or summer water once
established.
22. Plotting: The approved Site Development Review would PL Issuance of Project
allow any of the approved floor plans to be constructed building Specific
on any of the lots within Verona Estates at Positano permits
subject to the site plan and matrix/fit list on Sheets C1.0
and the following criteria and limitations:
• 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.
10
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
■ 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.
23. Public Art Project: If the project is required to comply P&CS Issuance of Project
with Sections 8.58.05A and 8.58.05D of Chapter 8.58 building Specific
(Public Art Program) of the Dublin Municipal Code then permits Zoning
the Applicant/Developer has elected to pay an in-lieu fee Ord Chp
in accordance with Chapter 8.58 of the Dublin Municipal 8.58
Code and shall comply with the Public Art Compliance
Report submitted by Applicant/Developer, dated February
20, 2013, 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 $16,719,330.00. Therefore, Applicant/Developer
will pay a public art fee valued at a minimum amount of
$83,596.65.
24. 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.
25. Applicant/Developer shall obtain an Encroachment PW Construction Standard
Permit 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.
26. Applicant/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 sound walls installed as part of the
project. Wall construction will be subject to plan review
by the Public Works Department and the Building
Division, and will be subject to special inspections during
11
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
construction.
27. Plot plans shall be submitted for review and approval by PW Building Standard
the Public Works Department and the Community Permits
Development Department prior to approval of building
permits.
28. 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 pu blic sidewalks
29. The Applicant/Developer is responsible for ensuring that PW During Standard
all contractors implement all storm water pollution construction
prevention measures in the SWPPP.
30. 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 engineer and Public Works Director.
31. 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 of Permits
public view where possible and/or screened to the
satisfaction of the Community Development Director and
Public Works Director. Applicant/Developer shall place all
utility infrastructures underground including electric,
telecommunications, cable TV, and gas in accordance
with standards enforced by the appropriate utility agency.
Utility plans showing the location of all proposed utilities
shall be reviewed and approved by the City
Engineer/Public Works Director prior to installation.
a
32. 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 building permit.
33. 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
Building Division.
34. 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
12
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
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 the deferred
landscaping and associated improvements.
35. 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 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.
36. 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
Ian and details shall be consistent with each other.
37. 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 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
13
NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
shall be located in accordance with the PD text.
38. Temporary Fencing: Temporary Construction fencing B Through Standard
shall be installed along the perimeter of all work under completion
construction.
39. 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, through
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.
40. 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
scheduling the final frame inspection.
41. 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
approval.
42. 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 Buildin
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NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
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/Developer 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)
Applicant/Developer may choose self-certification or
certification by a third party as permitted by the Dublin
Municipal Code. Applicant/Developer shall inform the
Green Building Official of method of certification prior to
release of the first permit in each subdivision /
neighborhood.
43. 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 occupancy.
44. Construction trailer: Due to size and nature of the B Issuance of Standard
development, the Applicant/Developer, shall provide a Building
construction trailer with all hook ups for use by City Permits
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 ex ense.
45. Co ies of Approved Plans: Applicant/Developer shall B 30 days Standard
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NO. Agency When Source
CONDITIONS OF APPROVAL Required,
Prior to:
provide City with 4 reduced (1/2 size) copies of the after permit
approved plan. and each
revision
issuance
46. 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/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.
47. 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.
PASSED, APPROVED AND ADOPTED this 26th day of February 2013 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commissioner Chair
ATTEST:
Community Development Director
GAPAM20121PLPA-2012-00059 Verona @ Positano(Lin 30)IPC Reso-SDR&CUP Verona 2.26.13.doc
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