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HomeMy WebLinkAboutPCReso03-24 PA03-003 Eden Sr Hsg SDRRESOLUTION NO. 03- 24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 03-003, EDEN HOUSING, INC. FOR A SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT UP TO 54 SENIOR APARTMENT DWELLINGS AND RELATED SITE IMPROVEMENTS AT 7606 AMADOR VALLEY BOULEVARD WHEREAS, the Applicant, Eden Housing Inc, has requested approval of a General Plan Amendment, an Amendment to the Downtown Core Specific Plan, PD-Planned Development Rezoning, Tentative Parcel Map, and Site Development Review to construct up to 54 multi-family senior apartment units with ground floor parking and related site improvements on the subject property. Occupancy of the project would be limited to qualified low and very-low income households with the exception of an on- site manager; and WHEREAS, the proposed project area is located within downtown Dublin and contains approximately 0.58 acres of land, located at the rear of the former Dublin Branch Library, 7606 Amador Valley Boulevard; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, Applicant/Developer has submitted project plans and exterior elevations dated received on April 30, 2003, for a General Plan Amendment, Specific Plan Amendment, Planned Development Rezoning, Site Development Review and Tentative Subdivision Map to construct up to 54 low and very low income senior apartment units (including one on-site manager unit) along with ground floor parking and related site improvements; and WHEREAS, the proposed senior apartment units would be constructed within an urban area, within downtown Dublin and would be occupancy restricted to low and very low income senior households for a period of at least 55 years; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Mitigated Negative Declaration has been prepared in accordance with the provisions of CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, and all potential significant impacts will be mitigated through design of the project and Conditions of Approval. Therefore, there is no potential for significant environmental effects to occur as a result of the project; and WHEREAS, proper notice of said public hearing was given in all respects as required bylaw. Additionally, notices were sent to all property owners and tenants in the neighboring subdivisions and other interested parties; and WHEREAS, a properly noticed public hearing was held by the Planning Commission on May 13, 2003; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending that it approve the application; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby find that: A. The proposed project is consistent with purpose and intent of Sections 8.104.010 and 8.104.020 since it will promote the orderly development of the southerly portion of the City of Dublin Senior Center by providing a compatible land use, providing pedestrian links with adjacent land uses, providing adequate vehicular circulations shared with surrounding land uses, and by providing a complementary exterior building design and color palette with the Senior Center. The PD-Planned Development rezoning provides adequate standards, including but not limited to building heights, setbacks, parking, landscaping and others to ensure protection of the general health, safety and welfare. B. With the approval of the requested amendments to the General Plan and Downtown Core Specific Plan, the proposed project would be consistent with the goals, polices and applicable programs of the General Plan and Downtown Core Specific Plan. Since the applicant has requested approval of a PD-Planned Development Stage 1 & Stage 2 Development Plan, the project would be consistent with development regulations for this district. C. The proposed project would not adversely affect the health, safety or welfare of nearby workers or residents since conditions of approval have been recommended to ensure compliance with the Uniform Building and Fire Codes and all other applicable codes adopted to protect public health, safety and welfare. D. The proposed development will provide a desirable environment for senior living due to proposed site amenities, linkages to surrounding land uses, provision of adequate on-site parking, provision of on-site management and security systems and site landscaping. E. The proposed project is physically suitable for the type and density of proposed site improvements, since the site is generally flat and contains no site constraints. The site can adequately accommodate the proposed building and adequate setbacks on all four sides of the proposed building. F. The Initial Study prepared for this project, which is the basis of the Mitigated Negative Declaration pursuant to CEQA, indicates that implementation of the proposed project would be a less than significant impact. Although the building would be relatively tall and may partially block southerly views from residential projects north of the site, there are no scenic vistas to the south. Approval of the proposed project would also have ales-than-significant impact regarding degradation of on-site views, since the project site and all surrounding areas are urbanized. G. The site is relatively flat and will require minimal grading to accommodate the proposed use. Impacts to slopes and existing topographic features would be minimal. Page 2 H. The proposed Eden Housing project has been specifically designed to be highly compatible with the design and exterior color palette of the adjacent Dublin Senior Center. A condition of approval will require the housing project's colors to be compatible that of the Senior Center. All exterior equipment and appurtenances will be fully screened form public view. I. The proposed conceptual landscape plan for the proposed project will generally conform to the landscaping for the Senior Center. Proposed trellised vine plantings on the building will provide for visual relief. The proposed community garden feature will provide for active recreation on the site. J. With the approval of amendments to the General Plan and Downtown Core Specific Plan, the proposed project would be consistent with the goals. Polices and applicable programs of the .General Plan and Downtown Core Specific Plan.. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby approves PA 03-003, Site Development Review for up to 54 multi-family apartment units and related site improvements at 7606 Amador Valley Boulevard as generally depicted by the project plans, labeled Exhibit A, Attachment 5 and Exhibit A-3 of the Planned Development Stage 1 & 2 Rezoning, consisting of 8 sheets prepared by Chris Lamen & Associates, Architects, dated received by the Planning Department on May 2, 2003, subject to compliance with the following conditions: CONDITIONS OF APPROVAL: Eden Housing, Inc. Site Development Review 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 Department of Community Development review and approval The following_codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval• LLl Planning [B] Building_[POl Police, fPWI Public Works jADMl Administration/City Attorney, [P/CS] Parks and Community Services, fFINI Finance [Fl Alameda Count~Fire Department [DSRLDublin San Ramon Services District, 1C01 Alameda County Department of Environmental Health. __ -.;~ ~ EN %f~~.:- GENERAL CONDITIONS 1. This Site Development Review Approval shall not become PL Effective effective until the General Plan Amendment, Specific Plan Date of SDR Amendment and PD Rezone are approved by the City Council and come into effect. Also, a Final Parcel Map shall be recorded to create a legal building site. 2. The subject Site Development Review includes approval of up to PL Occupancy 54 senior apartment units in a single building with an overall height not to exceed 50 feet and ground floor parking for 30 spaces. Page 3 •s` ~ gar ~~t3 1~i~lr. s YE l~~ .~x~ - 1-4:t:- 3. This approval shall be as generally depicted on the project plans PL Prior to labeled Exhibit A-3 of the Planned Development Stage 1 and 2 Permit Rezoning, dated received May 1, 2003, and prepared by Chris Issuance Lamen & Associates, consisting of 8 sheets. ' 4. Prior to the issuance of a building permit, all applicable fees shall B, PL, Prior to be paid. These fees shall include, but not be limited to, those fees ADM Permit required by City Ordinances such as Public Facilities Fees, School Issuance Impact fees, Fire Impact fees, or any other that maybe adopted. In addition, all fees required by DSRSD, ACF, Zone 7, shall be paid in accordance with those Agencies' ordinances and regulations. This shall include the City of Dublin Public Facilities Fee, as required by City of Dublin Council Resolution No. 214-02, or as maybe revised as implemented by the City's Administrative Guidelines. 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. 5. The Developer shall comply with applicable Alameda County Fire, F, PW, PO, Through Dublin Public Works Department, Dublin Building Division, Z7, DSR, completion Dublin Police Service, Alameda County Flood Control District PL, Zone 7, Alameda County Public Health, and Dublin San Ramon B Services District requirements. 6. Modifications or changes to this Site Development Review PL Ongoing approval maybe approved by the Community Development Director, if the modifications or changes proposed comply with Section 8.104.100, of the Zoning Ordinance. 7. The Applicant/Property Owner shall comply with all applicable B Through regulations and requirements of the Uniform Building Code and the completion Building Inspection Section. 8. Building Code and Ordinances. All project construction shall B Through conform to all building codes and ordinances in effect at the time of completion building permit. 9. Temporary Fencing. Temporary construction fencing shall be B Through installed along the perimeter of all work under construction. All completion fencing shall comply with the building code. Page 4 .,_ ~. - F,~~Pr WHEN: ~: _ `~~ F '. ~ =-~G1~NC`Y Q 10. To apply for building permits, the Applicant shall submit PL, B At Permit construction plans to the Building Division eight (8) sets for plan Application check. Each set of plans shall have attached a copy of these Conditions of Approval with Responses to Conditions filled in (see this chart) indicating where (on the plans) or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of Ulans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 11. Construction plans shall be fully dimensioned (including building B At Permit elevations) accurately drawn (depicting all existing and proposed Application conditions on site), and prepared and signed by a licensed civil engineer, architect or landscape architect. The site plan, landscape plan and details shall be consistent with each other. Apartment unit numbering shall be incorporated into construction drawings. 12. If occupancy of buildings is requested to occur in phases, all B Prior to physical improvements within each phase is required to be Occupancy completed prior to the occupancy of any buildings within that of affected phase, except for items specifically excluded in an approved Phased building Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Community Development Director and the Public Works Director for review and approval a minimum of 45 work days prior to the request for occupancy of any building covered by the 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 project 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 the approval of the Community Development Director, the completion of landscaping maybe deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 13. Air conditioning units and ventilation ducts shall be screened from B Occupancy public view with materials compatible with the main building. of Unit Units shall be permanently installed on concrete pads or other non- movable materials approved by the Building Official or Community Develo ment Director 14. Apartment unit numbering plan shall be incorporated into the construction drawin s. Page 5 _, _ _ _, -- --.~ ~ 7 I ~R 1~11} ~'~~ ~ i~ V~ 4 N 1 y y~ n -~~I1Y1.1Q 15. The Applicant/Property Owner shall develop this project and B, PL Ongoing operate all uses in compliance with the Conditions of Approval of this Site Development Review and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified maybe subject to enforcement action. 16. The permit shall be revocable for cause in accordance with Section PL Ongoing 8.132 of the Dublin Zoning Ordinance. 17. A Final Lighting and Sign Plan shall be approved by the PO, PL Prior to Community Development Director prior to issuance of building Permit permits. The Lighting Plan shall also be approved by the Dublin Issuance Police Services Department. Building plans shall include specifications requiring that all exterior light fixtures be equipped with cut-off lenses to minimize spill-over of light and glare onto adjacent properties. 18 A Final Landscape and Irrigation Plan shall be approved by the PL, P/CS Prior to Community Development Director and Director of Parks and Permit Community Services. Final plans shall be consistent with the Issuance Conceptual Plan as approved as part of the SDR process and shall also comply with City of Dublin (Chapter 8.88 of the Dublin Zoning Ordinance) and DSRSD requirements for water conservation. All exterior infrastructure installation, including but not limited to backflow preventers, shall be either screened or landscaped. In addition. if directed by the Public Works Director, the final landscape plan shall include construction of a bioswale. 19. A final color palette shall be approved by the Community PL Development Director, consistent and complementary with exterior colors chosen for the Dublin Senior Center. 20. Prior to issuance of a grading permit, the project applicant shall PL have a Phase I Environmental Site Assessment performed on the project site to ensure this is no history of previous uses on or adjacent to the site that could involve potentially hazardous material. If potentially hazardous materials are believed to exist on or adjacent to the site, a Soil and Water (as appropriate) Management Plan shall be prepared to safely remediate hazardous conditions to ales-than-significant level Worker safety plans shall also be included in the Management Plan. Permits shall be obtained from appropriate regulatory agencies. (Mitigated Negative Declaration Mitigation Measure). Page 6 .._ _ :, ~ _ ~~ _ _ 21. Prior to issuance of a building permit, the project applicant shall PL Prior to submit an acoustic report to the City of Dublin prepared by a Permit qualified acoustic consultant, identifying existing and future noise Issuance levels on the site and specific design and construction methods that are to be taken to ensure that applicable interior and exterior noise levels are met. The report shall be reviewed and approved by the Dublin Community Development Department. Recommendations included in the acoustic report shall be incorporated into the final site plan and building plans for the project. (Mitigated Negative Declaration Mitigation Measure). 22. Applicant/Developer, and any parties or individuals granted rights- P, ADM Ongoing of-entry by Applicant/Developer, shall defend, 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 (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the project; 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 ofany said claim, action, or proceeding and the City's full actions or proceedings. PUBLIC SAFETY 23. The Applicant shall comply with all applicable regulations and F Through requirements of the City of Dublin Fire Department (ACFD), Construction including payment of all appropriate fees. 24. Fire extinguishers and alarms are required in all buildings and in F Through accordance with the regulations and requirements of the Alameda Construction County Fire Department (ACFD), including payment of all appropriate fees. Page 7 .r:- ~ a~ td ~ YC i3.ii11: : ~ ~~ ~. 7~ ~~ V ~l~ d''~~ y- ~ - ~ 2101` ~Q 25. Final building plans shall indicate an exterior standpipe at the rear F ~ Prior to of the building, interior fire standpipes, and fire hydrant locations. Permit DSRSD standard steamer type hydrants (1-41 /2" and 1-2 1 /2") are Issuance required. Hydrant locations shall be identified with a reflective blue dot adjacent to the hydrant, located 6 inches off-center from the middle of the street or public right-of--way, as determined by the Fire Department. 26. Provide and maintain minimum unobstructed with of 20 feet and F Through unobstructed 13' 6" vertical clearance for fire apparatus. Roadways Construction less than 36' in width shall be posted with signs and/or have curbs painted red with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING, FIRE LANE-CVC 22500.1." 27. An approved automatic fire sprinkler system shall be installed F Prior to throughout. Plans, specifications, equipment lists and calculations Permit for the sprinkler system shall be submitted to the Alameda County Issuance Fire Department, Fire Prevention Division, for review and approval prior to installation. A separate fee is required for plan review. 28. Prior to installation, plans and specifications for the underground F Prior to fire service line shall be submitted to the Alameda County Fire Permit Department, City of Dublin, Fire Prevention Division for review Issuance and approval. 29. Sprinkler systems serving more than 100 heads shall be monitored F Prior to by an approved central station U.L. listed for fire alarm monitoring Permit or equivalent system as approved by the Dublin Fire Prevention Issuance Bureau. The account shall be certified with the U.L. listing and certificate provided to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, prior to scheduling the final test of the system. 30. An approved manual and automatic fire alarm system is required. F Prior to Plans, specifications and other information pertinent to the system Permit shall be submitted to the Fire Department for review and approval Issuancb prior to installation. A separate plan review fee shall be collected for plan review. 31. At least one 2A, l OBC portable fire extinguisher shall be provided F Occupancy for each 3,000 square feet of floor area. Travel distance to an extinguisher shall not exceed 75 linear feet and not be between floors. Page 8 -,^ ~HEI~ R1~QUIIt~1D =_ ~~ar to 32. Exit signs shall be installed as approved by the Alameda County F Occupancy Fire Department. 33. Approved numbers or addresses shall be placed on all new and F/PO Occupancy existing buildings. Addresses shall be positioned as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with backgrounds, Individual suite numbers shall be permanently posted on the main entrance doors. 34. Elevators shall conform to the provisions of Chapter 30 of the CBC F Occupancy 1998, including stretcher requirements. 35. Emergency Evacuation signs shall be posted consistent with Title F Occupancy 19, Section 3.09. 36. Signs are required for Fire Sprinkler riser(s), Fire Alarm F Occupancy Room/Panels, Electric Room/Panel, Roof Access and any other location that may require access during an emergency, as required by the Alameda County Fire Department. 37. A Knox key lock system is required. The applications shall be F Prior to completed and ordered prior to the permit being issued. The Knox Permit Box shall be installed prior to the final inspection for occupancy. Issuance 38. All security for the use must comply with the City of Dublin PO Occupancy Residential Security Requirements. 39. Vandal-resistant lighting shall be provided for all exterior areas of PO, PW Occupancy the site in accordance with Municipal Code §7.32.220(c). In general, all exterior areas that are readily accessible to residents and/or visitors shall be illuminated to a minimum 1.0 foot-candles measured at the ground surface as specified in the IES Lighting Handbook. 40. If feasible, doors to storage areas and water heaters shall be secured PO Occupancy with aone-inch residential dead bolt lock with high security strike plate secured with a minimum of tow 3-in screws. 41. Entry gates to the site shall be designed for emergency access, as PO Occupancy approved by the Dublin Police Services Department. Gated pedestrian entries shall be self-closing and self-locking. Page 9 ~~ESP:- WHO __ ' i 1 • REt~~IQ , ~ tV 42. Lobby entry doors shall be equipped with an electrically controlled PO Occupancy strike. There shall be a buzzer/intercom/directory system that allows residents to orally screen and admit visitors to the building. The outside directory should not list the resident's unit number adjacent to names. ~ 43. The perimeter security fence shall have a minimum height of six PO Occupancy feet. 44. The property manager/owner shall keep the site free of graffiti PO On-going vandalism on a regular and continuous basis. 45. The parking area entrance shall be posted with appropriate signs per PO Occupancy Sec. 22658 (a) of the CVC, to assist in removing vehicles at the property owner/manager's request. 46. Parking spaces shall be numbered and assigned on a tenant basis to PO Occupancy coincide with unit numbers. 47. 'The proposed parking shall not impede required exit paths or PW, B Occupancy encroach into pedestrian pathways. PUBLIC WORKS 48. The project sponsor shall submit a hydrology study for the proposed PW Prior to project, prepared by aCalifornia-registered civil engineer, Grading documenting the amount of stormwater runoff from the site, and the ability of downstream facilities to accommodate stormwater quantities within the proposed pipe and/or swale network. The study shall be consistent with City standards for freeboard and velocity as approved by the City of Dublin Public Works Department prior to issuance of a grading permit. 49. This project relies on site improvements to be constructed as part of PW Occupancy the City's proposed Senior Center (CIP 95930) for access and utilities. If the applicant's project precedes construction of the Senior Center, then the City of Dublin shall design and construct all access and utility infrastructure necessary to serve the new building. 50. Asite-specific geotechnical investigation shall be prepared by a PW Prior to California-registered geologist or California- registered engineering Grading geologist. The report(s) shall address design criteria for foundations, utilities, and site improvements to be implemented as part of the design and construction of the project. Page 10 §t J rior to 51. Pursuant to Alameda County's National Pollution Discharges PW Prior to Elimination Permit (NPDES) No. CAS0029831 with the California Grading Regional Water Quality Control Board, storm •water runoff from the site shall be filtered to remove hydrocarbons or other contaminants before the discharge enters the underground storm pipe network. One solution for this site is that the storm water from the exterior parking areas of the adjacent Senior Center and roof maybe directed to a biofiltration swale constructed across the north and east sides of the building or other approved filter media or device before discharging to the storm water inlet at the southeast corner of the site. The City Engineer may approve another solution if it meets the guidelines of the California Regional Water Quality Control Board. All storm water inlets shall have signs or stencils which read "No Dumping -Flows to Bay". 52. The Developer/Applicant shall install erosion control measures in PW Ongoing all areas of the site during construction between October 1 and April 15 to the satisfaction of the Director of Public Works. A plan for erosion control shall be prepared and submitted for approval by the Public Works Director as part of the Grading Permit. All erosion control measures shall be in accordance with the latest standards of the Regional Water Quality Control Board as int reted b the Cit . 53. If an archeological or Native American artifact is identified during PL Ongoing Sitework and preparation, grading, or construction, work on the project shall cease immediately until a resource protection plan conforming to CEQA Guideline Section 15064.5 (e) is prepared by a qualified archeologist and approved by the Dublin Community Development Director. Project work maybe resumed in compliance with such plan. If human remains are encountered, a native American descendant and the County Coroner shall be contacted immediately. (Mitigated Negative Declaration Mitigation) 54. An accessible walkway shall be constructed from the eastern PW Ongoing building entrance/exit to the walkway scheduled for construction on the adjacent PFRS property as part of the Target remodel. 55. The applicant shall obtain all necessary permits, pay all applicable PW Ongoing fees and post bonds as required. 56. The applicant shall use the Public Works Checklist to comply with PW Ongoing other Public Works Conditions for this project. Page 11 14 = ~ -+ ~tj ~ F - S 7 7 ~ V ~~ ~~~ F ~. ~. _ riur to 57. The applicant shall confirm with Livermore Dublin Disposal PW Ongoing Company (ph. 925-447-1300) that sufficient room exists outside of the Trash Room for convenient pick-up of the dumpster. 58. The developer shall comply with Standard City of Dublin Public PW As required Works Conditions of A royal as shown on Attachment B WATER/SEWER 59. Complete improvement plans shall be submitted to DSRSD that DSR Final Map conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and policies and all Recycled Water Design and Construction Standards. 60. All mains shall be sized to provide sufficient capacity to DSR Final Map accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 61. Sewers shall be designed to operate by gravity flow to DSRSD's DSR Final Map existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case-by-case review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specification. DSRSD reserves the right to require payment of present with 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 62. Should water lines be extended to serve the project, domestic and DSR Final Map fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 63. Should water/sewer lines be extended to serve the project, DSRSD DSR Final Map policy requires public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in anoff-street or private street location to provide access for future maintenance and/or replacement. Page 12 ~ ~~N ~~~€: L ~ ' ` riot to -~' 64. Should water/sewer lines need to be extended to serve the project, DSR Final Map the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to DSRSD. 65. Should water/sewer lines need to be extended to serve the project, DSR Final Map all easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Parcel Map. 66. Prior to approval by the City of Dublin for recordation, the Final DSR Final Map Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions 67. Should water or sewer facilities be extended for the project, no DSR Final Map sewerline or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of fees and permits have been obtained. 68. The Applicant shall hold DSRSD, its Board of Directors, DSR Final Map commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. 66. The property owner shall submit written notice to DSRSD DSR Final Map indicating any reallocation of existing sewer capacity rights to newly crated parcels or lots. 70. Off-site easements for connection to DSRSD water and sewer DSR Final Map facilities maybe required. If required, the applicant shall be responsible for acquiring all necessary off-site easements and constructing necessary off site water and sewer mains in conformance with District requirements. PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 13th day of May 2003, by the following votes: AYES: Cm. Fasulkey, Machtmes and King NOES: ABSENT: Cm. Jennings and Nassar ABSTAIN: Page 13 ATTEST: ~- Planni g Manager Page 14 Attachment B CITY OF DUBLIN PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL GENERAL: 1. The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. 2. The Developer shall defend, 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, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City the Site Development Review 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 proceedings. All improvements within the public right-of--way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy. 4. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda CountyFlood Control, Zone 7. 5. The Developer shall request all properties within the Final Map area be annexed into the Street Lighting Maintenance Assessment District. AGREEMENT AND BONDS: 6. The Developer shall enter into a Tract Improvement Agreement with the City for all improvements. 7. Improvement plans shall be approved by the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Tract Improvement Agreement and approval of the Final Map. 8. The Developer shall provide performance (100%), labor and material (100%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements subject to approval by the City Engineer prior to approval of the Final Map and execution of the Tract Improvement Agreement. 9. Prior to acceptance of the improvements and the release of securities by the City the following shall be submitted to the Public Works Department Page 15 a) Signed mylars of the "Record Drawings" of the civil plans, prepared by a registered Civil Engineer for the construction of the Improvements and Grading, b) A mylar copy of the recorded Final Map, c) Signed mylars of the "Record Drawings" of the landscape plans, prepared by project Landscape Architect, d) A declaration by the Project Landscape Architect that all work is completed and was done under his supervision and in accordance with the recommendations contained in the landscape plans, e) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications, f) A complete record of all field density tests, including location and elevation, and a summary of all field and laboratory tests. g) AutoCAD electronic drawing files, if available, tied to the City's mapping coordinates, h) Verification that there are no liens on file against the developer on this project 10. 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. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 11. If grading is commenced prior to filing the Final Map, a surety or guarantee shall be provided to the City of Dublin for the amount (approved by the City Engineer) to restore the site to a stable and erosion resistant state if the project is terminated prematurely. 12. Maintenance of common areas, including landscaping and erosion control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. FEES: 13. The Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In- Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. 14. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to approval of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. PERMITS: 15. An encroachment permit from the Public Works Department is required for any work done within the publicright-of--way that is not covered under an Improvement Agreement. Page 16 16. Developer shall obtain all necessary permits required by other agencies including, but not limited to Alameda County 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 shall submit copies of the permits to the Department of Public Works. SUBMITTALS 17. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 18. The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall review and approve the Improvement Plans and sign the title sheet. 19. A water quality investigation shall be submitted with each development application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and drainage facilities. FINAL MAP: 20. All dedications and easements required by the Tentative Map including the Public Service Easement and all easements required by the utility companies or governmental agencies shall be shown on the Final Map. 21. Street names shall be processed for approval through the Planning Department. The approved street names shall be indicated on the Final Map. 22. Prior to the filing of the Final Map, the developer shall furnish the City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map. EASEMENTS: 23. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private streets and driveways entrances that will be signalized. 24. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right of ways that will not be continued in use. 25. The Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of--entry shall be in writing and copies shall be furnished to the City Engineer. 26. All public sidewalks must be within City right-of--way or in a pedestrian easement except as specifically approved by the City Engineer. Page 17 GRADING PLANS: 27. The grading plan shall be in conformance with the recommendations of the soil report, the approved Tentative Map, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 28. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all drainage, water quality, erosion and sedimentation control measures. 29. The grading shall be designed for each lot to drain to an approved drainage system without draining onto adjoining properties. 30. All slopes 10 feet or higher shall have a concrete V-ditch installed at the toe of the slope. The slope on these ditches shall have a minimum grade of 5% and shall discharge into an approved drainage system. 31. A building permit is required for retaining walls over three feet in height (or over two feet in height with a surcharge). These walls shall be designed by a registered civil or structural engineer. 32. The Developer's soils engineer, based on the site soil conditions, shall prepare a preliminary structural design for the streets asphalt concrete pavement sections. After rough grading has been completed, the Developer's soils engineer shall performed R-value tests on the street subgrade and prepare the final design of the pavement section. The City Engineer shall review and approve the project's Soils Engineer's structural pavement design. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. IMPROVEMENTS 33. The public improvements shall be constructed as generally shown on the approved Vesting Tentative Map. However, the approval of the Vesting Tentative Map is not an approval of the specific design of drainage, sanitary sewer, water, traffic circulation, and street improvements as shown on the Vesting Tentative Map. 34. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 35. Fire hydrants shall be provided at the locations approved by the Alameda County Fire Department in accordance with the standards in effect at the time of development. A raised reflector blue traffic marker shall be epoxy to the center of the paved street opposite each hydrant. 36. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. The maximum voltage drop for streetlights is 5%. 37. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. Page 18 38. Two empty 3" conduits with pull ropes shall be installed along the project frontage on arterial streets to accommodate future extension of the traffic interconnect system and for School District web connections. The City Engineer shall determine the extent of this work. 39. The Developer shall construct bus stops and shelters at the locations designated and approved by the LAVTA and the City Engineer. The Developer shall pay the cost of procuring and installing these improvements. 40. The developer shall furnish and install street name signs, and traffic safety signs in accordance with the standards of the City of Dublin. 41. At least three permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the City Engineer. 42. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and City Engineer. 43. The installation of decorative pavement within City right-of--way requires approval of the City Engineer. The type of pavers and the pavement structural section is to be approved by the City Engineer. Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to accommodate future utilities shall put under the decorative pavement. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the City Engineer. 44. Where practicable, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 45. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 46. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 47. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 48. All utility vaults, boxes and structures shall be underground and placed in landscape areas embellished and camouflaged from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. 49. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. Page 19 DUBLIN SAN RAMON SERVICE DISTRICT: 50. All potable & recycled water and wastewater pipelines and facilities shall be designed and constructed by the Developer in accordance with all the Dublin San Ramon Service District (DSRSD) master plans, standards, specifications and requirements. 51. The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, -or fines resulting from the construction and completion of the project 52. Improvement plans for DSRSD facilities shall be submitted for review to DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities." all applicable DSRSD Master Plans and all DSRSD policies. 53. Prior to issuance of a City Grading/Sitework, or building permit, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Prior to the approval by the District Engineer, the applicant shall pay all required DSRSD fees, provide an engineer's estimate of construction costs for water and sewer systems, a performance bond, aone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 54. Prior to issuance of a City Grading/Sitework or building permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 55. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. The Final Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions prior to approval by the City. 56. A construction permit will be issued by DSRSD only if all of the above DSRSD items have been satisfied. 57. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 58. The project is located within the District Recycled Water Use Zone (Ord. 280), which calls for installation of recycled water irrigation systems to allow for future use of recycled water for approved landscaped irrigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280, as may be amended or superseded, is required; The District Engineer must approve any exemption thereto, in conformance with Ordinance 280. 59. All irrigation facilities shall be subject to review by the District for compliance with District and Dept. of Health Services requirements for recycled water irrigation design. The City will not approve irrigation plans until review and approval thereof by the DSRSD is confirmed. 60. The applicant shall coordinate with the District and Alameda County Fire Department on required fire flows. The present interim water system is capable if providing a maximum of 3,500 gallons per Page 20 minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim water system for fire protection. GRADING: 61. Prior to issuance of the grading permit, trees that are to be saved shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the City Engineer. 62. The Erosion Control Plan measures shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The developer will be responsible for maintaining erosion and sediment control measures for one year following the acceptance of the subdivision improvements by the City Council. 63. Grading shall be completed in compliance with the Grading Plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved Erosion Control Plan. Grading shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. 64. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 65. The project civil engineer shall verify that the finished graded building pads are within ~ 0.1 feet in elevation of those shown on approved plans. 66. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean out at the upper end of all subdrains. CONSTRUCTION: 67. If, during construction, archaeological materials are encountered, construction within 100 feet of these materials shall be halted until a professional 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 mitigation measures, if they are deemed necessary. 68. The developer is responsible for the construction site and construction safety. 69. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The City Engineer may approve days and hours beyond the above-mentioned days Page 21 and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 70. Developer shall submit a Construction Noise Management Plan that identifies measures to be taken to minimize construction noise on surrounding developed properties to the satisfaction of the City Engineer and Community Development Director. The Plan shall contain listing of hours of construction operation, use of mufflers on construction equipment, 15 mph speed limit for construction traffic, identification of haul routes and identification of noise monitor. Specific noise management measures shall be included in appropriate contractor specifications 71. Developer shall prepare atraffic-handling plan for construction traffic interface with public traffic on any existing public street. All construction traffic and parking may be subject to specific requirements, as determined by the City Engineer, in order to minimize construction interference with regional non-project traffic movement. 72. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 73. The developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the Director of Public Works. 74. The Developer shall repair all damaged existing street, curb, gutter and sidewalk as a result of construction activities to the satisfaction of the City Engineer. 75. Prior to final preparation of the subgrade and placement of base materials, all underground improvements shall be installed and service connections stubbed out to property lines. All underground improvements shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. NPDES: 76. Prior to the commencement of any clearing or grading, the developer shall provide the City evidence that required Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the City Public Works Department and a copy shall be kept at the construction site at all times. 77. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the construction activities to be conducted. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 78. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures in the SWPPP. Failure to comply will result in the issuance of correction notices, citations and/or a project stop order. Page 22